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HomeMy WebLinkAbout7/18/2007 - STAFF REPORTS - 1.D. Oasi Group presents Tine Mondrian Palm Springs Palm Springs City Council July 18,2007 The Mondrian Palm Springs The Oasi Group In Padnernhip with The John Haidy Group Oxford bodging Spanish Palms Morgans Holel Group -J rYyr 4id'i_j -r'Y:-t!W1!- The Mondrian Palm Springs The John Hardy Group •15 years experience in over 27 countries globally •Managed over 700 projects worth ovei$5 billion •98%on-time on-budget performance record The Mondrian Palm Springs Oxford Lodging Responsible for over$8 billion in lodging investments •Manages assets{or over 100 hotels •Over 1400 rooms in U S and Japan Lc�� rra jb124 j Oasi Group presents The Mondrian Palm Springs Palm Springs City Council Ally 18, 2007 z+6.ir The Mondnan Palm Springs Spanish Palms Over 80 years combined experience in entitlements government relations and business development Communry leader in the Coachella Valley fir LJ. ^� ':5.�'-'��l!� The Mondrian Palm Springs Morgans Hotel Group Known for luxury modern designs iconic facilities exclusAd and image •60%business clients-1/3 corporate in technology financial services advertising entertainment fashion and consumer goods ij The Mondrian Palm Springs Bringing Together A World Class Design Team Gensler(Design Marta Frye Landscape Design The Fnperhse of the Mondrian Design Team 2 Oasi Group presents The Mondrian Palm Springs Palm Springs City Council July 18,2007 The Mondrian Palm Spnngs Benefits to the Community First major new hotel protect in 25 years The City s only world-class caliper hotel Increase in aFlluent discerning conventioneers Proven driver of economic growth I I The Mondrian Palm Springs Morgans Group-A History of Economic Growth First high-caliper hotel in South Beach,olhers followed The Mondrian West Hollywood led the redevelopment of the Sunset Blvd.corridor Mondrian benefits from worldwide reputation for quality The Mondrian Palm Springs Approved by Architectural Review Board Planning Commission •Strong Community Support 3 On Group presents The Mondrian Palm Spring% Palm Springs City COUncil July 18,2007 _ The Mondrian Palm Springs History of Community outreach and Cooperation •Reduced height •Design input Green implementation .n 1.��'I. �''I_,�'�.Clii�:��Wf.iN:AI.J4,raw�!L-y.�--'riyy',• L Y The Mondrian Palm Springs Highest LIIDS Rating Green roofs$xerascaped grounds Environmentally safe budding products Environmentally safe construction methods The Mondrian Palm Springs Amemty-Rich Project Full-service spa and state-of-the-art fitness cenker Screening-room style theater •10,000 sgft of high-end meeting space Px 8,000 sglt outdoor event court 4 Oasi Group presents The Mondrian Palm Springs Palm.Springs Cily Council July 18,2007 kL The Mondrian Palm Springs is ready to move forward! Think nito in,Rim &''ip for the u::riani m.hn pa:en tion 5 �o pALMSA� r -ti a c U y 7 * ♦ L e zC °I°u16C Aea 9`'k°"NAP CITY COUNCIL STAFF REPORT m v DATE: July 18, 2007 PUBLIC HEARING SUBJECT: LOFT PARTNERS PALM SPRINGS LLC - CASE NO. 5.1132 PLANNED DEVELOPMENT DISTRICT 333, AND CASE NO. 3.3002, TENTATIVE TRACT MAP NO. 35236 FOR THE DEVELOPMENT OF 200 HOTEL m ROOMS AND UP TO 200 CONDOMINIUM UNITS ON APPROXIMATELY < 10.47 ACRES LOCATED AT THE NORTHWEST CORNER OF AMADO C>7 ROAD AND AVENIDA CABALLEROS r FROM: David H. Ready, City Manager O BY: Department of Planning Services m SUMMARY Z The City Council will consider a proposed 200 room hotel and up to 200 associated condominiums on approximately 10.47-acre parcel. A Mitigated Negative Declaration is proposed for the project. The project includes a Planned Development District to establish design standards for the construction of the project, and a Tentative Tract Map (TTM 35236) to result in 5 lots. �] RECOMMENDATION: N 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 5.1132, PLANNED DEVELOPMENT DISTRICT 333, AND TENTATIVE TRACT 0 MAP 35236, FOR LOFT PARTNERS PALM SPRINGS LLC, A PROPOSED 200 ROOM HOTEL AND UP TO 200 ASSOCIATED CONDOMINIUMS ON APPROXIMATELY 10.47 ACRES LOCATED AT THE NORTHWEST CORNER OF AMADO ROAD AND AVENIDA CABALLEROS' ITEPA City Council Staff Report July 18,2007 Case,6.1132—P4 333/7TM35236 Page 2 of 3 PRIOR ACTIONS: r The Architectural Advisory Committee (AAC) reviewed the project at its meetings of a November 6, and November 20, 2006, and recommended approval to the Planning Commission. ,Z The Planning Commission considered the proposed project at its meetings of May 23, Z June 13 and June 21, 2007, and recommended approval of the project to the City M Council (by a vote of 6-1-0, Commissioner Scott dissenting). The Planning Commission included two additions to the conditions of approval: condition #27, which establishes a target of approximately 28 condominiums to be made available for condo-hotel use; and condition #28, which encourages, but does not require the applicant to move condominium units from the Calle Alvarado side of the project to the corner of Amado and Avenida Caballeros, to alleviate concerns raised by the adjacent developer regarding building height. The conditions of approval provided with this staff report m reflect the Planning Commission's amendments. C STAFF ANALYSIS: m The project site is L-shaped, and is bounded on three sides by City streets: Avenida r Caballeros an the east, Amado Road on the south, and Calle Alvarado on the west. The 0 northern portion of the L-shape is bounded on the north by vacant land and on the east by existing condominiums and condominiums under construction. The developed two- thirds of the site is currently the Palm Springs Convention Center's north parking lot. The project consists of a 200 room hotel, to include a 153,695 square foot hotel on five M stories located on Amado Road; an 8,000 square foot ballroom, meeting rooms and Z associated facilities; a 10,780 square foot spa and fitness facility; pool, restaurant and 2,014 square foot gourmet market. Maximum building height for the hotel is proposed to be 64 feet. The project also proposes up to 200 condominiums, located on the north and east of the hotel, in buildings ranging from two to four stories. Parking for the condominiums is proposed under each condominium component. Parking for the hotel will be divided between the two parking garages, with 100 spaces _ to be provided under the condominiums at the corner of Amado and Avenida Caballeros, and 190 spaces to be provided under the condominiums off Calle Alvarado. Cn Parking for the hotel will be valet-only, while the condominiums will self-park. --I This project was modified by the applicant after the first Planning Commission meeting X on May 23, 2007, to address concerns raised by the residents and developer of condominiums to the east of the proposed project. The full analysis of the project n changes can be found in staffs Memorandum to the Planning Commission of June 13, 2007, attached to this staff report. 000902 City Council Staff Report July 18,2007 Case 51132—PD 333 n7M35236 Page 3 of 3 Since the Planning Commission's recommendation for approval, the applicant requested changes to the conditions of approval. These requested changes were MID reviewed and are recommended by staff. The conditions of approval attached to this r staff report reflect those changes. The changes were minor corrections to Public Works a conditions #54 and #96, and a simplification of several conditions from Fire Department. Z The City received a letter, dated June 12, 2007, from the Aqua Caliente Band of Z Cahuilla Indians, indicating that the Tribal Council had reviewed the project at its meeting of June 12, and recommended approval subject to three conditions of approval. m The conditions requested are already part of the Initial Study prepared for the project, and therefore will be made part of the requirements for the project. Environmental Review Pursuant to the California Environmental Quality Act, an Initial Study was conducted for 0 the proposed project. That study concluded that with the incorporation of proposed m mitigation measures, any potentially significant environmental impacts resulting from this project will be reduced to a level of insignificance, and that a Mitigated Negative C Declaration can be adopted for the project. M FISCAL IMPACT: r O No fiscal impact. '0 Ig ing P Thomas Wilson, ssistant City Manager m Direc of P nni g Services Z �i•� David H. Ready, Ci a O Attachments: 1. Vicinity Map N 2. Draft Resolutions and Conditions of Approval 3. Planning Commission Resolution No. 7016 dated 6/21/07 4. Planning Commission Minutes dated 5/23/07, 6/13/07 5. Planning Commission Staff report of May 23, and June 13, 2007 -- 6. Copy of Initial Study 7. Copy of Site Plans and Elevations (11x17) 8. Copy of Tentative Tract Map —I 000003 Department of Planning Services wE Y Vicinity Map 5 w rc VIA COLuSA g -' � N � - 0 I I µ � F C¢9 - 4 " Lfl11J� .f v w y 3 AMA�O Hu i Legend ® ProieoLSite 400' P.adius Surrounding Parcels CITY OF PALM SPRINGS CASE N0: 5.1132 PD-333, DESCRIPTION: To consider an 3.3002 MAJ, application by Loft Partners Palm Springs, TTM 35236 LLC to construct a 200-room hotel, 200 condominiums and a parking structure on APPLICANT: Loft Partners Palm Springs, LLC 10.45 acres located at the northwest corner of Amado Road and Avenida Caballeros, Zoned R4 & RGH, Section 14 (IL)- aaa � aY� RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING CASE NUMBER 5.1132, PLANNED DEVELOPMENT DISTRICT 333, TENTATIVE TRACT MAP 35236, FOR LOFT PARTNERS PALM SPRINGS LLC, A PROPOSED 200 ROOM HOTEL AND UP TO 200 ASSOCIATED CONDOMINIUM UNITS ON APPROXIMATELY 10.47 ACRES LOCATED AT THE NORTHWEST CORNER OF AMADO ROAD AND AVENIDA CABALLEROS WHEREAS, LOFT PARTNERS 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 333; and WHEREAS, the "Applicant' has filed an application with the City pursuant to Section 9.62.010 of the Palm Springs Municipal Code, for Tentative Tract Map 35236; and WHEREAS, notice of public hearing of the Planning Commission of the City of Palm Springs to consider Case Number 5.1132, consisting of Planned Development District 333, Tentative Tract Map 35236, and project architectural approval was given in accordance with applicable law; and WHEREAS, on June 18, 2007, 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 ("CEQK), 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 5.1132, consisting of Planned Development District 333, Tentative Tract Map 35236, and project architectural approval was given in accordance with applicable law; and Resolution No. Page 2 WHEREAS, on July 18, 2007, 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 Councils 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 policies specifically relating to the expansion of the City's tourism base. The project will bring 200 new hotel rooms and new residential opportunities to the community. 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 Section 14 Specific Plan, 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. 000aa6 Resolution No Page 3 The Planned Development District modifies setback and open space requirements in a manner which is conducive with the urban development sought for the area in the future. The project adds to the Section 14 Master Plan facilities which are complementary to the Convention Center and the nearby downtown area. Section 3: Pursuant to Section 66474 of the Subdivision Map Act, the City Council makes the following findings: a. The proposed Tentative Tract Map is consistent with all applicable general and specific plans. The Tentative Tract Map will facilitate the sale of condominium units within the project. The project is consistent with both the General Plan and the Section 14 Master Plan. b. The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. The design of the Tentative Tract Map is consistent with the allowable uses in the R-4 zone, and the project design meets the requirements of the zone, as conditioned. c. The site is physically suited for this type of development. The site is flat and surrounded by existing City streets. The construction of the proposed project on the site is appropriate at this location. d. The site is physically suited for the proposed density of development. The site can accommodate the hotel and residential units proposed. The overall density of the project is within the General Plan and Section 14 Master Plan density limits for the land use designation for the project site. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The Tentative Tract Map has 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. f The design of the subdivision or type of improvements is not likely to cause serious public health problems. 00000 7 Resolution No. Page 4 The subdivision is designed to meet or exceed City standards. All structures on the site 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. Reciprocal access easements will be a requirement of the map. Any utility easements can be accommodated within the project design. Section 4: The City Council adopts the Mitigated Negative Declaration for Case Number 5,1132 — PD-333, and Tentative Tract Map 35236, and directs staff to file the associated Notice of Determination. Section 5: The City Council approves Case Number 5.1132, Planned Development District 333 and Tentative Tract Map 35236, subject to the Conditions of Approval attached hereto as Exhibit A, and as shown on the Tentative Tract Map 35236 and Development Plans attached to the City Council Staff Report dated July 18, 2007 and included herein by reference. ADOPTED THIS 18th day of July 2007. David H. Ready, City Manager ATTEST: James Thompson, City Clerk QQQpQ3 Resolution No. Page 5 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 July 18, 2007, by the following vote: AYES: NOES: ABSENT: ABSTAIN: James Thompson, City Clerk City of Palm Springs, California 080909 EXHIBIT A Case No. 5.1132 — PD 333 & Case No. 3.3002, Tentative Tract Map 35236 Loft Partners Palm Springs LLC Northwest corner of Amado Road and Avenida Caballeros (Westin Hotel and Residences) CONDITIONS OF APPROVAL July 18, 2007 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 1. The Final Planned Development Plans for PDD 333 shall be approved by the City Council. 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 5.1132 and 3.3002, PD 333 and Tentative Tract Map 35019. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision Conditions of Approval Case No. 5.1132&3.3002 Page 2 July 18, 2007 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 $1,864.00 is required. This application shall not be final until such fee is paid and the Certificate of Fee Exemption is filed. Fee shall be in the form of a money order or cashier's check payable to Riverside County. 5. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding public art. The project shall either provide public art or payment of an in lieu fee. In the case of the in-lieu fee, the fee shall be based upon the total building permit valuation as calculated pursuant to the valuation table in the Uniform Building Code, the fee being 1/2% for commercial 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. 0000Zi Conditions of Approval Case No. 5.1132&3.3002 Page 3 July 18, 2007 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. 8. 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 $3,500, 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. 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. nnnni Conditions of Approval Case No. 5.1132&3.3002 Page 4 July 18, 2007 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 13. 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 8.60 of the Municipal Code for specific requirements. 14. 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. 15. 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. 16. 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. 17. All materials on the flat portions of the roofs shall be earth tone in color, unless landscaped. 18. 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. 19. 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. 20. Perimeter walls shall be designed, installed and maintained in compliance with the corner cutback requirements as required in Section 93.02.00.D. nnnnl Conditions of Approval Case No. 5.1132 &3.3002 Page 5 July 18, 2007 21. 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. 22. The street address numbering/lettering shall not exceed eight inches in height_ 23. 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 Safety. 24. 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 or located in the interior of the building. 25. Parking for the hotel shall be valet-only. Such a requirement shall be recorded concurrent with the recordation of the Final Map on lots 1 and 2 as depicted on Tentative Tract Map 35236. 26. Parking for condominium guests shall meet Zoning Ordinance requirements. The parking, if gated, shall include an intercom system to the units, and adequate turn-around area for guests unable to contact the resident they are seeking. 27. Approximately 28 of the condominium units shall be made available to condominium hotel use if feasible. 28. The applicant shall explore moving fourth story condominium units from the Calle Alvarado portion of the project to the Amado portion of the project, in order to improve visual corridors. Engineering Division STREETS 29. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. 30. 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. Conditions of Approval Case No. 5.1132&3.3002 Page 6 July 18, 2007 AVENIDA CABALLEROS 31. Remove the existing driveway approach and replace with new street improvements (curb and gutter, and sidewalk) to match existing street improvements, in accordance with applicable City standards. 32. Remove the existing street improvements as necessary to construct a minimum 24 feet wide driveway approach located approximately 300 feet north of the centerline of Amado Road. The driveway approach shall be constructed in accordance with City of Palm Springs Standard Drawing No. 205. 33. Construct a Type A curb ramp meeting current California State Accessibility standards on either side of the driveway in accordance with City of Palm Springs Standard Drawing No. 212. 34. Avenida Caballeros street improvements shall be installed consistent with the streetscape standards and guidelines in the Section 14 Master Development Plan/Specific Plan (November 2004), which includes a landscaped private setback of variable width and an 8 feet wide pedestrian sidewalk with double palm trees. 35. All broken or off grade street improvements shall be repaired or replaced. AMADO ROAD 3E. Dedicate additional right-of-way of 15 feet to provide the ultimate half street right- of-way width of 40 feet along the entire frontage, together with a property line - corner cut-back at the northwest corner of the intersection of Amado Road and Avenida Caballeros, and at the northeast corner of the intersection of Amado Road and Calle Alvarado, in accordance with City of Palm Springs Standard Drawing No. 105. 37. Dedicate additional right-of-way concentric with the back of the proposed vehicle turn-out bay, with the back of right-of-way located at the back of sidewalk. 33. Remove the existing driveway approach and replace with new street improvements (curb and gutter, and sidewalk) to match existing street improvements, in accordance with applicable City standards. 39. Remove the existing street improvements as necessary to construct minimum 14 feet wide ingress and egress driveway approaches to the hotel facilities, separated by a median, located approximately 200 feet east of the centerline of Calle Alvarado. The driveway approach shall be constructed in accordance with City of Palm Springs Standard Drawing No, 205. The median shall not extend into the right-of-way, and shall not restrict pedestrian access across the hotel entrance. nnnn3 Conditions of Approval Case No. 5.1132 &3,3002 Page 7 July 18, 2007 40. Remove the existing street improvements as necessary to construct the proposed vehicle turn-out bay. The turn-out bay shall be constructed with new curb, gutter, and sidewalk to match existing improvements, in accordance with applicable City standards. 41. Construct a Type A curb ramp meeting current California State Accessibility standards on each side of the driveway approaches, in accordance with City of Palm Springs Standard Drawing No. 212. 42. Amado Road street improvements shall be installed consistent with the streetscape standards and guidelines in the Section 14 Master Development Plan/Specific Plan (November 2004), which includes a 4 feet wide landscaped parkway that includes shade trees in an informal pattern and a 4 feet wide pedestrian sidewalk. 43. All broken or off grade street improvements shall be repaired or replaced. CALLS ALVARADO 44. Dedicate additional right-of-way concentric with the back of the existing vehicle turn-out bay, with the back of right-of-way located at the back of sidewalk. 45. Remove the existing driveway approach and replace with new street improvements (curb and gutter, and sidewalk) to match existing street improvements, in accordance with applicable City standards. 46. Remove the existing street improvements as necessary to construct minimum 24 feet wide driveway approaches. The driveway approaches shall be constructed in accordance with City of Palm Springs Standard Drawing No. 205. 47. Construct a Type A curb ramp meeting current California State Accessibility standards on each side of the driveway approaches in accordance with City of Palm Springs Standard Drawing No. 212. 48. Construct an 8 feet wide sidewalk behind the curb along the entire frontage (where not already existing) in accordance with City of Palm Springs Standard Drawing No. 210. 49. Calle Alvarado street improvements shall be installed consistent with the streetscape standards and guidelines in the Section 14 Master Development PlanlSpecific Plan (November 2004), which includes a 5 feet wide landscaped parkway and a 5 feet wide pedestrian sidewalk. 50. All broken or off grade street improvements shall be repaired or replaced. ���d26 Conditions of Approval Case No. 5.1132&3,3002 Page 8 July 18, 2007 ON-SITE 51. A reciprocal access easement shall be reserved on the Final Map or shall be done by separate instrument prepared in a form acceptable to the City Engineer providing unlimited and unrestricted access across all of the lots for access through the on-site private street. The reciprocal access easement shall be executed by the appropriate parties prior to issuance of a building permit, and shall be recorded, and copy of same provided to the City Engineer, prior to issuance of a certificate of occupancy. 52. The applicant shall provide a copy of an executed and recorded reciprocal parking agreement all lots, prior to approval of a grading plan. 53. The on-site private street 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 street, as necessary to accept and convey on-site stormwater runoff to the on-site drainage system, in accordance with applicable City standards. 54. The on-site private street shall have a minimum centerline radius of 50 feet. 55. The on-site Private Street and service loading dock intersection shall be subject to further evaluation by the City Engineer. The 90-degree intersection shall be enlarged to provide additional sight distance around the blind corner, or alternative acceptable to the City Engineer. Detailed analysis shall be provided in final design to demonstrate that sufficient maneuvering area is provided for delivery trucks accessing the loading dock. 56. All on-site two-way parking garage ramps and drive aisles shall be a minimum of 24 feet wide. 57. The minimum pavement section for all on-site pavement shall be 2'/x 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. 5& Parking shall be restricted along the two-way drive aisle as necessary to maintain a 24 feet wide clear two-way travel way. Regulatory Type R26 "No Parking" signs or red curb shall be installed along the drive aisle as necessary to enforce parking restrictions. A Home Owners Association shall be responsible for regulating and maintaining required no parking restriclions, which shall be included in Covenants, Conditions, and Restrictions required for the development. 000017 Conditions of Approval Case No. 5.1132&3.3002 Page 9 July 18, 2007 59. 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 60, 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. 61. 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 62. 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 contractors Fugitive Dust Control Plan shall be prepared by staff that has completed the South Coast Air Quality Management District (AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or its grading contractor shall provide the Engineering 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 (900) 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. 63. 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 00001.8 Conditions of Approval Case No. 5.1132&3.3002 Page 10 July 18, 2007 copy of current Title Report; a copy of Soils Report; a copy of the associated Hydrology Study/Report; and a copy of the Water Quality Management Plan. 64. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the public streets, roadways, or gutters. 65. A National Pollutant Discharge Elimination System (NPDES) stormwater permit, issued from the California Regional Water Quality Control Board (Phone No. 760- 34(3-7491) 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. 66. 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. 67. 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. 68. 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). DRAINAGE 69. All stormwater runoff passing through the site shall be accepted and conveyed across the property in a manner acceptable to the City Engineer. For all stormwater runoff falling on the site, on-site retention or other facilities approved by the City Engineer shall be required to contain the increased stormwater runoff generated by the development of the property. Provide a hydrology study to determine the volume of increased stormwater runoff due to development of the site, and to determine required stormwater runoff mitigation measures for the proposed development. Final retention basin sizing and other stormwater runoff mitigation measures shall be determined upon review and approval of the hydrology study by the City Engineer and may require redesign or changes to site configuration or layout consistent with the findings of the final hydrology study. No more than 40-50% of the street frontage parkway/setback areas should be 000019 Conditions of Approval Case No. 5.1132 &3.3002 Page 11 July 18, 2007 designed as retention basins. On-site open space, in conjunction with dry wells and other subsurface solutions should be considered as alternatives to using landscaped parkways for on-site retention. 70. 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 street. 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. 71. 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_ 72. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $9,212 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. 73. Construct storm drain improvements, including but not limited to catch basins, and storm drain lines, for drainage of on-site private street and underground parking garages into the on-site underground retention system, as described in the Preliminary Drainage Study for Tentative Tract Map No. 35236, prepared by Fomotor Engineering, dated December 2006. The hydrology study for Tentative Tract Map 35236 shall be amended to include catch basin sizing, storm drain pipe sizing, and underground retention system sizing calculations and other specifications for construction of required on-site storm drainage improvements. 74. All on-site storm drain systems shall be privately maintained by a Homeowners Association (HOA). Provisions for maintenance of the on-site storm drain systems acceptable to the City Engineer shall be included in Covenants, Conditions and Restrictions (CC&R's) required for this project. 000020 Conditions of Approval Case No. 5.1132 &3.3002 Page 12 July 18, 2007 GENERAL 75. 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. 76. All proposed utility lines shall be installed underground. 77. 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. 78. 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 (Auto CAD 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. 79. 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. 80. 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. 000021 Conditions of Approval Case No. 5.1132&3.3002 Page 13 July 18, 2007 81. 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, if necessary, installed per City of Palm Springs Standard Drawing No. 904. MAP 82. 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. 83, 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. 84. 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 (Auto CAD 2004 drawing file), DGN (Microstation drawing file), DXF (Auto CAD 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 85. As determined by the Westin Hotel and Residences Traffic Impact Study prepared by Endo Engineering (as revised March 5, 2007), the following mitigation measures will be required: 86. Pay a fair share contribution determined as 6.71% (or $11,742.50) for the future installation of a traffic signal, as well as the striping of a northbound, southbound, westbound, and eastbound left-turn lane at the intersection of Calle El Segundo and Amado Road. The applicant shall pay the fair share contribution prior to approval of a final map. 000022 Conditions of Approval Case No. 5.1132 &3.3002 Page 14 July 18, 2007 87. Pay a fair share contribution determined as 13.91% (or $20,865) for the future installation of a traffic signal at the intersection of Avenida Caballeros and Amado Road. The applicant shall pay the fair share contribution prior to approval of a final map. 88. 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. 89. A clear unobstructed sight distance shall be provided at all project access points; a clear sight triangle inside the property measuring 8 feet by 8 feet shall be provided at each access driveway, with screening fences or landscaping restricted to maintain the require sight distance. 90. The project access point on Amado Road, designated as an exit for the Hotel parking level of the parking structure, shall be restricted to right-turn egress only; traffic striping and signage improvements shall be installed to implement the access restriction as required by the City Engineer. 91. Submit traffic striping plans for Amado Road, prepared by a California registered civil engineer, for review and approval by the City Engineer. 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 Avenida Caballeros, Amado Road, and Calle Alvarado frontages of the subject property. 93. All damaged, destroyed, or modified pavement legends, traffic control devices, signing, striping, associated with the proposed development shall be replaced as required by the City Engineer prior to issuance of a Certificate of Occupancy. 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. 000023 Conditions of Approval Case No. 5.1132 & 3.3002 Page 15 July 18, 2007 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. 99. Fire 100. 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. 101. 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 lots or a covenant agreement shall be recorded against each parcel, permitting incorporation of the parcel in the district. 102. 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 000024 Conditions of Approval Case No. 5.1132 &3.3002 Page 16 July 18, 2007 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. 103. Radio Communications: Must install an in-building Public Safety Radio Communications Coverage System composed of a radiating cable system or an internal multiple antenna system with FCC-certified bi- directional 800 MHz and 150 MHz (as required to meet the two indicated 150 MHz frequencies) amplifier(s), distribution system, and subcomponents shall be required for all buildings in excess of three stories, or has subterranean floors, or subterranean parking. This system must meet the City of Palm Springs Public Safety Radio System Coverage Specifications. 104. Fire Alarm System: Fire Alarm System required. Installation shall comply with the requirements of NFPA 72. 105. Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System is required. 106. Audible water flow alarms: An approved audible sprinkler flow alarm shall be provided on the exterior of the building in an approved location. An approved audible sprinkler flow alarm to alert the occupants shall be provided in the interior of the building in a normally occupied location. (904.3.2 CBC) 107, Fire Hydrant & FDC Location: A public 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_\ 108. 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. 109. 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. The address of the building served shall be clearly indicated on the Fire Department Connection (FDC). A sign with this information shall be placed on or 000025 Conditions of Approval Case No. 5.1132&3.3002 Page 17 July 18, 2007 near the FDC. The sign shall be constructed of metal. The sign face, lettering, and attachment shall be made of weather and vandal resistant materials. Sign background will be bright red. Letters will be bright white. Sign format will be substantially as follows: F. D. C. SERVES 425 S. SUNRISE WAY ALL BLDGS. IN COMPLEX 110. 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 number of sprinklers is one hundred or more. (Twenty or more in Group I, Divisions 1.1 and 1.2 occupancies.) All control valves shall be locked in the open position. Valve and water-flow alarm and trouble signals shall be distinctly different and shall be automatically transmitted to an approved central station. (1003.3.1 CFC) 111. 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) 112, Class 1 Standpipe: A Class 1 Standpipe system is required and shall be installed in accordance with the 98 CFC, Art. 10, Sec. 1004, and 98 CBC, Ch. 9, Std_ 9-2 and Sec. 903. Standpipes will be required at every level in the stairwells. 113, Residential Smoke Detector Installation With Fire Sprinklers: Provide Residential Smoke Detectors (FIRER # 0498 accessory module connected to multi-station FIREX smoke detectors or equal per dwelling and fire sprinkler flow switch). 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, 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: 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 000026 Conditions of Approval Case No. 5.1132&3.3002 Page 18 July 18, 2007 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. 115. 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 feet from such roads. CFC 902.2.1 Applicant must add required access routes to the existing plans to meet code requirements and submit changes to the fire department for approval. 116. Road Design: 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_ (902.2.2.2 CFC) The minimum inside turning radius is 30 feet, with an outside radius of 45 feet. 117. Turn-Around Requirements: Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. (902.2.2.4 CFC) The City of Palm Springs has two approved turn around provisions. One is a cul-de-sac with an outside turning radius of 45 feet from centerline. The other is a hammerhead turnaround meeting the Palm Springs Public Works and Engineering Department standard dated 9-4-02, 118. Reduced Roadway Width: Areas with reduced roadway width (such as entry and exit gates, entry and exit approach roads, traffic calming areas) that are under 36 feet wide require red painted curb to maintain minimum 24 foot clear width. Red curb shall be stenciled "NO PARKING" and "FIRE LANE" with white paint. (901.4 CFC) 119. 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. 120. Vertical Fire Apparatus Clearances: Palm Springs fire apparatus require an unobstructed vertical clearance of not less than 13 feet 6 inches. (902.2.2.1 CFC) 121. Vertical Clearance for Underground Parking: Palm Springs fire apparatus require an unobstructed vertical clearance of not less than 8 feet 6 inches. (902.2.2.1 CFC) 122. Secondary Access: A secondary access shall be provided for all developments with 25 or more dwelling units. (Appendix III-D 2.1 CFC) 000027 Conditions of Approval Case No. 5.1132 &3.3002 Page 19 July 18, 2007 123. Mid Rise/High Rise: High-rise and mid-rise buildings shall be accessible on a minimum of two sides. Roadways shall not be less than 10 feet (3048 mm) or more than 35 feet (10 668 mm) from the building. Landscaping or other obstructions shall not be placed or maintained around structures in a manner so as to impair or impede accessibility for fire fighting and rescue operations. 124. 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 no more than 5 feet above floor level. Preferred location is in the path of exit travel near an exit door. 125. 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) 126. Water Systems and Hydrants: Underground water mains and fire hydrants shall be installed, completed, tested and in service prior to the time when combustible materials are delivered to the construction site. (903 CFC). Installation, testing, and inspection will meet the requirements of NFPA 24 1995 edition. Prior to final approval of the installation, contractor shall submit a completed Contractor's Material and Test Certificate to the Fire Department. (9-2.1 NFPA 24 1995 edition) 127. Rapid Entry System Approval: The Knox Fire/Police/Ambulance Rapid Entry System is the only Key Box, Lock Vault, Key Cabinet, Key Switch, Padlock, FDC Cap, or Decal approved for use by the City of Palm Springs Fire Department. 128. 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) 129. Underground Parking: A Class III Standpipe system is required and shall be installed in accordance with the 98 CFC, Ark. 10, Sec. 1004, and 98 CBC, Ch. 9, Std. 9-2 and Sec. 903. Hose will not be required. 130. Turn-Around Requirements for Subterranean/Ground Parking: Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. (902.2.2.4 CFC) 131. Elevator Stretcher Requirement: Elevator(s) 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 C00028 Conditions of Approval Case No. 5.1132 &3.3002 Page 20 July 18, 2007 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) 132. Commercial Cooking Hood & Duct Systems shall meet all CFC, NFPA and CIVIC requirements. 133. Hood & Duct Fire Protection System Plan Review Procedure: Plans must be submitted directly to a Fire Department approved engineer for review and recommendation of approval. 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. 134. Fire Suppression 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. Construction Requirements: 135. Access During Construction: Access for firefighting equipment shall be provided to the immediate job site at the start of construction and maintained until all construction is complete. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13'6". Fire Department access roads shall have an all weather driving surface and support a minimum weight of 73,000 lbs. (Sec. 902 CFC). 136. 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) Gates 137. Fire Apparatus Access Gates: Entrance gates shall have a clear width of at least 15 feet and be equipped with a frangible chain and padlock. (8.042(50 PSMC) 138. Access Gate Obstructions: Entrances to roads, trails or other access ways, which have been closed with gates and barriers, shall be maintained clear at all times. (902.2.4.1 CFC). END OF CONDITIONS 000029 RESOLUTION NO. 7016 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE CASE NUMBER 5.1132, PLANNED DEVELOPMENT DISTRICT 333, AND CASE NUMBER 3.3002 FOR TENTATIVE TRACT MAP 35236, AND ARCHITECTURAL DESIGN, FOR LOFT PARTNERS PALM SPRINGS, LLC, A PROPOSED 200 ROOM HOTEL AND 200 CONDOMINIUM UNITS AT THE NORTHWEST CORNER OF AMADO ROAD AND AVENIDA CABALLEROS, WHEREAS, Loft Partners 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 333 under the provisions of Section 94.02.00(B) of the Palm Springs Zoning Code; and WHEREAS, the "Applicant' has filed an application with the City pursuant to Section 9.62.010 of the Palm Springs Municipal Code, for a Tentative Tract Map No. 35236; and WHEREAS, notice of public hearing of the Planning Commission of the City of Palm Springs to consider Case Number 5,1132, consisting of Planned Development District 333, and Case Number 3.3002 consisting of Tentative Tract Map 35236, and project architectural approval was given in accordance with applicable law; and WHEREAS, on May 23, 2007, a public hearing on the application was held by the Planning Commission in accordance with applicable law; and WHEREAS, said Planning Commission hearing was continued to June 21, 2007; 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 meetings on the project, including but not limited to the staff report, and all written and oral testimony presented. 000030 THE PLANNING COMMISSION HEREBY FINDS 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 Planning Commission 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 Planning Commission independently reviewed and considered the information contained in the MND prior to its review of this Project and the MND reflects the Planning Commission'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 Planning Commission 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)(9) and 94.02.00 (A)(4) of the Palm Springs Zoning Code. The proposed planned development is consistent with the General Plan, which includes policies specifically relating to the expansion of the City's tourism base, The project will bring 200 new hotel rooms and new residential opportunities to the community. 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 Section 14 Specific Plan, 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 setback and open space requirements in a manner which is conducive with the urban development sought for the area in the future. The project adds to the Section 14 Master Plan facilities which are complementary to the Convention Center and the nearby downtown area. 00o03� Section 3: Pursuant to Section 66474 of the Subdivision Map Act, the Planning Commission makes the following findings: a. The proposed Tentative Tract Map is consistent with all applicable general and specific plans. The Tentative Tract Map will facilitate the sale of condominium units within the project. The project is consistent with both the General Plan and the Section 14 Master Plan. b. The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. The design of the Tentative Tract Map is consistent with the allowable uses in the R-4 zone, and the project design meets the requirements of the zone, as conditioned. c. The site is physically suited for this type of development. The site is flat and surrounded by existing City streets. The construction of the proposed project on the site is appropriate at this location. d. The site is physically suited for the proposed density of development. The site can accommodate the hotel and residential units proposed. The overall density of the project is within the General Plan and Section 14 Master Plan density limits for the land use designation for the project site. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The Tentative Tract Map has 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. 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. All structures on the site will be required to meet or exceed City building codes. The project will not cause public health problems. 000032 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. Reciprocal access easements will be a requirement of the map. Any utility easements can be accommodated within the project design. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning Commission approves and recommends that the City Council approve Case Number 5.1132, Planned Development District No. 333, and Case Number 3.3002, Tentative Tract Map 35236, and project architectural review, subject to the conditions contained in Exhibit A, which is attached hereto and made a part of this resolution. ADOPTED this 21 n day of June, 2007. AYES: 6, Hutcheson, Ringlein, Marantz, Hochanadel, Caffery, Cohen NOES: 1, Scott ABSENT: None ABSTAIN: None ATTEST: CITY OF PALM SPRINGS, CALIFORNIA wing, A Director of PI in Services 000033 City of Palm Springs Planning Commission Minutes of May 23, 2007 9. Case 5.1132 P_b` 333 / 3.3002 MAJ / TTM 35236 - An application by Loft Partners Palm Springs, LLC., to construct a 200 room hotel, 143 condominiums and a parking structure on 10.47 acres located at the northwest corner of Amado Road and Avenida Caballeros, Zone R4 & RGA- 8, Section 14 (IL), (Project Planner: Edward Robertson, Principal Planner) Craig A. Ewing, Director of Planning Services, provided background information as outlined in the staff report dated May 23, 2007- Mr. Ewing noted three letters of opposition were received. Chair Marantz opened the Public Hearing- -Laurie Kibbey, representing The Loft Partners, provided additional details using a Power Point presentation relating to community outreach, vision objectives, project description and amenities- -Ed Torres, president of Palm Springs Economic Development %orp-, stated the board of directors approved the project with 2 stipulations: a review,^4. e site lines affecting neighboring properties and consideration of neighborhood; commercial on Avenida Caballeros parking side- . .... -Candace Casey, California Development Enterprises spoke irilayor of the project and urged approval. ? k -Brian Harnik, on behalf of Alejo Caballeros LLC ,'9tated a discrepanektwith the review period for the environmental document; concerned with the impact::?<to tjie Alejo Caballeros project and requested a continuan`tier'lzr.,, t;: w.:;;;,ay: -John Weisner, Palm Springs, not opposed to the°§''rojectt bt`concerned with the height; requested story poles placed at the site. ^ ` „ -Wayne Cox, Palm Springs, voiced co,pcern with the height and requested story poles. -Haddun Libby, spoke in favor of the %o and encoured continual growth of the city. -Ryan Espinosa, palm Springs, spoke inrysUpporY°tirif4he projectyand urged the project to move forward- -Lea Goodsell, Palm S rings;-provided stati' cs of hotel'rooms in other cities and spoke in support of the proje� c•r.: -Wesley Cole, R;al'ri,-;;Springs,:Y` poke in faV,or of the project and commended the development team. -Phil Balen, Palm Springs 'sta(2'dz`1Y <is "pr ` 'tlevelopment however is concerned with the heights*';::;, .,.f ; -Dennis-Freeman, represents'q(No Caballeros II, voiced concern with the balcony views from ttji?`adjacent prop'srfy,and re`quesf"ed story poles. -Laurie",gb.by, applicant^.rebuttal; provided further details pertaining to setbacks, elevations��n`d the photos emulations of views from adjacent properties. 13, There being na thither connments, the Public Hearing was continued. M/5/C (Ringlein/Coh ; 7-0) To continue, to the meeting of June 13, 2007; and refer the applicant to provide story poles or balloons at the proposed site. 7 000034 City of Palm Springs Planning Commission Minutes of June 13,2007 pT., x r - Nb'%�, Staff reco�nend3 a continuance for Item 9 / Case 5.1132 PDiii�'�o a definite ate due to time restraints. 9. Case 5.11`3 's;r( D_ 3'3 / 3.3002 MAJ / TTM 35236 - An application by loft Partners Pad";,'i Springs, LLC., to construct a 200 room hotel, 143 condominiums and a parking structure on 10.47 acres located at the northwest corner of Amado Road and Avenida Caballeros, Zone R4 & RGA- 8, Section 14 (IL). (Project Planner: Edward Robertson, Principal Planner) (Continued from the May 23, 2007 Planning Commission meeting.) M/S/C (Cohen/Vice Chair Hochanadel, 6-0, 1 absent/Ringlein) To continue, to a definite date of June 21, 2007, at 2:00 p.m. 9 ���� . 1 r V AA M$p V m Z 4 Z*C �RoFiC••'• Planning Commission Staff Report m Date: May 23, 2007 Case No.: 5.1132, Planned Development 333; 3.3002, Tentative Tract Map 35236 m F Application Type: Planned Development District and Tentative Tract C Map m Location: Northwest corner of Amado Road and Avenida r Caballeros O Applicant: Loft Partners Palm Springs, LLC OU Zone: R-4, RGA-8 ic m General Plan: HR, Residential High, Section 14 Master Plan Z APNs: 508-034-011, -012, -013, & -014 -1 From: Craig Ewing, AICP, Director of Planning Services Project Planner: Edward O. Robertson, Principal Planner v Nicole Sauviat Criste, Consulting Planner _ PROJECT DESCRIPTION -I The project consists of two applications. The first is a request for approval of a Planned Development District (PD 333) to establish the standards and allow the construction of a 200 room hotel and 143 condominiums, as well as a parking structure, on a 10.47 acre C7 site at the northwest corner of Amado Road and Avenida Caballeros. The second application is for the subdivision of the site into 5 lots for the hotel and for condominium purposes. The project site is located within the boundaries of the Section 14 Master Plan. 000036 Planning Commission Staff Report May 23,2007 Case:5.1132—PO 333 and 3.3002-MAJ,TTM 35236 Page 2 of 12 RECOMMENDATION Ma 1. Approve the proposed application by Loft Partners Palm Springs, LLC to develop I— a 200 room hotel, 143 condominiums and a parking structure by: • Considering and recommend adoption of a Mitigated Negative Declaration for Z Case 5.1132 — PD 333 and 3.3002 -- TTM 35236; Z • Recommending to the City Council conditional approval of Planned M Development District 333; and 0 • Recommending to City Council conditional approval of a Tentative Tract Map 35326 to subdivide approximately 10.47 acres into 5 lots; • Approving the architectural and landscaping plans for Case 5.1132 m PRIOR ACTIONS C The Architectural Advisory Committee (AAC) first reviewed the project at its meeting of m November 6, 2006- At that time, the AAC requested restudy of the architectural L. detailing; the location of the loading dock, the entry area and the potential for congestion during large events; and the modification of the condominium architecture to 0 integrate with the hotel design. The AAC reviewed project revisions at its meeting of November 20, 2006, and recommended approval to the Planning Commission. BACKGROUND AND SETTING M The project site is L-shaped, and is bounded on three sides by City streets: Avenida Z Caballeros on the east, Amado Road on the south, and Calle Alvarado on the west. The northern portion of the L-shape is bounded on the north by vacant land and on the east by existing condominiums. The developed two-thirds of the site is currently the Palm Springs Convention Center's O north parking lot. Vacant land occurs to the north of that parking lot. As such, the site is partially developed with asphalt, curb and gutter, and planters with landscaping in its — southern two thirds. The northern third of the site, fronting on Calle Alvarado, is currently vacant but disturbed land, being used as a construction staging area for the neighboring condominium project under construction. All existing site improvements are proposed to be removed. The site is surrounded by existing or proposed development- To the west are existing condominiums; on the south is the Convention Center; to the east are currently vacant lands recently approved for condominium development (Privado), and a condominium '--I project under construction; and to the north are condominium units and vacant lands. The area is generally flat, with no significant physical features. - 000037 Planning Commission Staff Report May 23,2007 Case:5.1132—Po 333 and 3.3002-MAJ.TTM 35230 Page 3 of 12 ANALYSIS "0 Project Description r The project consists of three components: n Z a. A 200 room hotel, to include a 153,695 square foot hotel on five stories located Z on Amado Road; an 8,000 square foot ballroom, meeting rooms and associated facilities; an 10,780 square foot spa and fitness facility; pool, restaurant and 2,014 M square foot gourmet market. Parking is to be valet-only, and provided in the ❑ parking structure. Maximum building height for the hotel is proposed to be 64 feet. b. 143 condominium units on three, four and five stories, as well as a lounge, pool and central open space courtyard with water feature, located on Calle Alvarado. The condominiums will be "branded" with the hotel, and will have access to all ❑ hotel facilities, including maid and room service, spa and fitness center, and pools M and restaurants. Parking is to be provided below ground level within a 254 space C parking structure. Three story condos will be 42 feet high; 4 story condos will be 53 feet high; and 5 story condos will be 64 feet high. m c. A 511 space parking structure on 3 levels, one of which will be below ground, r„ located at the northwest corner of Amado and Avenida Caballeros. Parking for the hotel will be reserved on the lower floors (290 spaces), with the balance open Q to public parking (221 spaces). The parking structure will be 29 feet in height above grade, with 5 feet below grade. Access to the hotel will be on Amado Road, into a central courtyard entry. A service entry has been provided from Avenida Caballeros, via a perimeter road which will border m the site on its north and east boundaries. Access to the condominiums will be from Calle Z Alvarado and the perimeter road. Access to the parking structure is proposed on Amado Road for both the valet and open parking. The Planned Development District is proposed to address variations in the open space requirements for the project, as well as building setbacks. The Tentative Tract Map will divide the site into 5 lots, two of which will be condominium lots (lots 4 and 5); two of O which will be associated with the hotel (Lots 1 and 2) and one of which will be for the — parking structure (Lot 3). N General Plan and Zoning The project site is located in the Section 14 Master Plan, which acts as its General Plan. The land use designation for the site is Residential High (HR). The site is zoned R-4, with the exception of the northeast corner of Calle Alvarado and Amado Road, which is zoned RGA-8. The General Plan and Zoning designations for the project site and for —� surrounding properties are depicted in Table 1 below. 000038 Planning Commission Staff Report May 23,2007 Case.5.1132—PE)333 and 3.3002-MAJ,TTM 35236 Page 4 of 12 r Table 1: Project and Surrounding General Plan and Zoning Designations a Location General Plan Desi nation Zoning Designation z Project Site HR (Residential High, 43 units per R-4, 29 units per acre, 43 hotel z acre) rooms/acre; RGA-8, 8 units per acre West HR (Residential High, 43 units per R-4, 29 units per acre, 43 hotel m acre) rooms/acre South RA Resort Attraction PD 164, Convention Center East HR ((Residential High, 43 units R-4, 29 units per acre, 43 hotel per acre) rooms/acre North HR (Residential High, 43 units per RGA-8, 8 units per acre 0 acre m The proposed project will develop at an overall density of 33 units per acre. C Planned Development District m r The proposed project includes components which vary from the development standards O of the R-4 Zone and High-rise buildings (Section 93.04.00) provisions of the Zoning Ordinance. As a result, a Planned Development District approved under Section -0 94.02.00.13 is required. Table 2, below, describes the development standards applicable to the designation, and the standards which the proposed project will implement. m z v U) X n . 000a�s Planning Commission Staff Report May 23.2007 Case 5.1132—PC 333 and 3.3002-MAJ,lTM 35236 Page 5 of 12 Table 2: Comparison of Existing-Zoninq and Proposed PD-324 Standards Type of Standard Underlying R-4 Pro osed PO-333 r GP Density 43 d.u./acre 143 condo units/200 hotel a rooms; 33 units per acre ZO Density Hotel: 54 units/acre; 343 units Z residential: 29 d.u./acre, or Z 345 units Coverage 40% 48% m Front Setbacks 30 Feet, plus additional On Amado: 130 feet from the setbacks for high-rise opposing right of way line) buildings (On Amado: 192 feet from the -opposing right of way line) Side Setbacks 30 feet On Alvarado: 40 feet On Caballeros: 30 feet m Rear Setbacks 20 feet plus additional 25-55 feet C setbacks for high-rise -buildings M Bldg Separations 15 feet 15 feet i— Common Open 60% under high-rise 52% 0 Space provisions Height 100 feet under high-rise 42 to 64 feet provisions with PDD Parking 215 Residential 254 Residential 290 Hotel 290 Hotel M As shown in the Table, the Planned Development District is required in this case to Z address variations in common open space and front setbacks. All other development standards are met. Site Plan and Project Design The project components are proposed to be independent of each other, but integrated into one project through architecture (see below). The hotel is located at the center of the L-shaped lot, and provides up to five stories of rooms on its south, east and west; W two stories on its north, closest to the condominiums located to the east; and one story in the ballroom area. The hotel will have a central courtyard entry which will have rooms above (second and third floor) the entry drive. Access to the hotel will be provided from X Amado, via a driveway with water feature which will provide a strong statement for the hotel. Parking for the hotel is proposed to be valet-only, and a condition of approval to 0 that effect is included. All parking for the hotel will be provided in the adjacent parking structure. _ ' 000040 Planning Commission Staff Report May 23,2007 Case:5.1132—PID 333 and 3.3002-MAJ,TTM 35236 Page 6 of 12 The hotel proposes "back of house" facilities on its northern boundary, including a .0 loading dock. The loading dock is recessed 5 feet below surrounding grade, and enclosed so as to limit noise in this area. In addition, the environmental assessment r includes mitigation measures which limit delivery activities to 7 a.m. to 7 p.m., to ensure n limited conflicts with the residential condominiums to the north. Other back of house activities will be enclosed within the building, and will not include outdoor activities. This Z portion of the building is also limited to two stories in height (the ground floor back of Z house, with the spa and fitness center above), which will limit impacts to the condominiums as well. m The project condominiums are located entirely on the Calle Alvarado portion of the site, and include a sub-grade parking garage. The condominiums surround a central courtyard and pool area, and are stepped to include three, four and five stories, with the fifth story located in the center of the site. v The condominiums will have a direct relationship with the hotel, and owners will be able m to take advantage of room and maid service, and hotel amenities such as the pool, spa and fitness center. In addition, the central courtyard will include a pool for residents, and C an owners' lounge. Pedestrian access to the hotel will be provided through the pool m court. Each unit will have patios and balconies for private open space. r The parking structure will provide parking for the hotel, and replace a portion of the O Convention Center parking lot currently on the site. The parking lot contains approximately 400 spaces currently. The proposed parking structure will provide 290 spaces for the hotel, and 221 for public parking. The hotel parking is proposed to occur ' on the lower levels, and the public parking above. The bottom level of the structure will be 5 feet below grade. Also please see Access and Parking discussions, below. M Z As shown in Table 2, above, the proposed setbacks on Amado are less than those required for high rise buildings. However, the project proposes an urban environment, and a presence on the street necessary to make a statement with such a structure. Additionally, the fifth story is set back from the first four floors, and provides some relief to the mass of the structure. Staff believes that the reduction in setback, as requested, is appropriate in this case. Architecture N The proposed project consists of contemporary architecture, with significant variation in the building elevations, achieved through the use of varying setbacks, and multiple levels, particularly for the condominiums (please see the building elevations provided in the attached 11"x17" booklets). The architectural elements include bold horizontal and vertical lines, the ample use of overhangs and deck coverings, and the integration of indoor and outdoor living areas on the condominiums, as well as roof decks and --� gardens on the hotel building. The hotel architecture and the condominium architecture are complementary but not identical. The vertical element is more pronounced in the Planning Commission Staff Report May 23,2007 Case.5.1132—PD 333 and 3 3002-MAJ,TTM 35236 Page 7 of 12 hotel building, with the use of a dark, wood-like finish anchoring the east and west corners of the fagade. r As previously stated, the higher floors are set back from the street, to the greatest a extent on the condominiums, but also on the north side of the hotel, in order to lower the impacts to the adjacent existing condominiums. The hotel's public spaces — ballroom Z and meeting areas, are located on the ground floor, with an unobtrusive architectural Z style which will combine indoor and outdoor activity areas. m rinally, the parking structure mimics the hotel architecture, and includes large areas of "windows," or openings which lighten the mass of the structure. Architectural treatment is proposed to include the same dark wood-like finish on the ends as proposed for the hotel. Color palettes proposed are earth and water tones, and will blend well in the area's environment, including the color palette for the Convention Center, the recently m approved Privado project, and the existing condominiums to the north. C Open Space m Open space on the project site, as shown in Table 2 above, averages 49.6%, including r the parcel allocated for the parking structure. If the parking structure is omitted from the 0 calculation, the open space averages 55.75%. The Zoning Ordinance is unclear regarding the open space requirement for such a structure, but it can be assumed that as a non-residential use, common open space is not intended for that lot, and perimeter landscaping is sufficient. m The Zoning Ordinance requires 60% open space for high rise buildings. In this case, Z this would require 273,644 square feet of open space. The project proposes 231,450 square feet a deficit of 42,194 square feet. As previously stated, the project proposes an urban environment which lends itself to lower open space allocations. The provision of large patios, decks and balconies will offset the loss, particularly for the condominium portion of the site. In addition to the central courtyard, smaller courtyards are incorporated into each of the building pods, to assure that each unit will have access to O an open space area. The hotel open space includes a generous pool area and outdoor — event area, as well as "green roof' areas on the ballroom and next to the pool, providing additional outdoor space. These additions have been incorporated into the design of the site, and help to lower the intensity of the building masses. The reduction in open space appears in this case to be justified. X Access 0 Access to the hotel will be from a single access point on Amado Road. A service access —� is also proposed on the perimeter roadway which will border the project on its north and east sides. The hotel entry is set back approximately 200 feet from the street right of way, and includes a courtyard area. This area will allow for vehicle stacking for most QQQQZtz Planning Commission staff Report May 23,2007 Case:5 1132—PD 333 and 3.3002-MAJ,TTM 35236 Page a of 12 hotel activities. During special events, a drop-off area in front of the banquet room is 00 also provided. The traffic engineer for the project, and the City Engineer, have analyzed these areas, and found that they should provide sufficient space for cueing and drop off. r Furthermore, it can be expected that some special event guests will self-park in the parking structure, and that hotel parking demand will be somewhat reduced by the hotel's proximity to the convention center (a percentage of the hotel's convention Z patronage are unlikely to rent a car, and will utilize hotel shuttle or taxi service for Z access to and from the airport). m Access to the condominiums will be provided at two points on Calle Alvarado, and two 0 points on the perimeter driveway. These access points provide sufficient access for the proposed 143 residential units, and will allow residents and their guests access to Amado (via Calle Alvarado), and Avenida Caballeros (via the perimeter street). Access to the parking structure is proposed to be from two access points on Amado Road (one for valet parking, one for public parking). The traffic engineer for the m proposed project has analyzed the access points, and determined that in order to C provide safe maneuvers in the structure, the western egress should be limited to hotel valet only, and should be right-in-right-out only; the easterly access should be limited to m public parking only; and a secondary egress must be provided onto the access r driveway, on the northeastern corner of the parking structure. All these requirements have been incorporated as conditions of approval. 0 Parking Parking is proposed below the condominiums in an open parking structure (no gates are shown). A condition of approval requires that a minimum of 36 parking spaces within the M garage be reserved for guests, and that if the parking structure is to be gated, an Z intercom and turn around area be provided for guests who are turned away. Parking for the hotel will be provided in the parking structure. The lower levels of the parking structure will be reserved for hotel parking only. Valet parking is required for these areas. The lower level of the parking structure includes tandem spaces. However, since these spaces will be reserved for valet parking only, tandem parking will be an O operational issue, and can be handled by the valets as they park and remove vehicles. — No tandem parking is proposed for the upper levels. CA Landscaping: The proposed project includes a landscaping plan which incorporates the requirements of the Section 14 Master Plan for street trees and perimeter landscaping. Native and drought tolerant species have been incorporated into the plans. Extensive landscaping is provided on the interior of the condominium project, to provide shade and soften —� building masses. Rows of palm trees are provided throughout the project and constitute a running theme throughout. Overall, the landscaping plan has successfully softened the building mass, and helps to compensate for the density proposed within the project. Planning Commission Staff Report May 23.2007 Case.5.1132--Po 333 and 3.3002-MAJ.TTM 35236 Page 9 of 12 View Impacts: r The Initial Study included visual simulations of the buildings in this area. In addition, two a more simulations (See attachment 6). All the simulations were completed to assess the impacts to surrounding development. As they show, the impacts will vary from location Z to location. The most noticeable change will occur on the west side of the existing Z Center Court project, where the back of the hotel will be located. However, with the inclusion of project landscaping, it is believed that the surfaces of the building will be m softened at this location. In addition, it is important to note that the residential units in this area of Center Court have rear patios facing east, not west, and that therefore back yard views will not be affected. The developer of the Palomino project, located immediately north of the Center Court project, also expressed concerns about the loss of views from his project site. The ❑ simulations in the Initial Study, as well as those in Attachment 6, show that the impacts M associated with that project will vary considerably from location to location. The proposed project includes a number of view corridors which will allow residents of the Palomino project to see through the proposed project. In addition, the proposed project m has stepped back the height of the condominium buildings so that the four and five story units are located furthest from the Palomino project. Finally, it is important to note that any project on the proposed project site could construct structures of 30 feet in height Q by right of zone. At this height, as demonstrated in Exhibit 3 of Attachment 6, (which shows a building height of only 22 feet on the proposed project), views from the lots at the west end of the Palomino project at ground level would be lost. It is likely that views from the second floor of the Palomino project at this location would allow views of the mountains above the proposed project rooflines. M Z In conclusion, the proposed project has made an effort to lower its visual impact on surrounding properties by keeping building heights near adjacent property lines to lower levels, and providing breaks in the building mass which allow for view corridors through the site. Public Utilities and Services O All public utilities and services are available to the site. Tentative Tract Map: The proposed Tentative Tract Map divides the site into five lots: two lots for residential condominium purposes, two lots for the hotel and banquet areas, and one lot for the parking structure. A condition of approval is included which requires that reciprocal parking and access easements be provided on the map to allow access across all lots —� (for the perimeter driveway), and to allow parking of the hotel to occur within the parking structure. The Engineering Department has also provided conditions to assure that street improvements and drainage on the site are adequately provided. Staff has ©000 �x. I Planning Commission Staff Report May 23.2007 Case.5,1132—PD 333 and 3.3002-MAJ,TTM 35236 Page 10 of 12 reviewed the proposed Tract Map in light of the required findings and prepared .0 recommended conditions contained in the attached draft resolution. r REQUIRED FINDINGS Findings can be made in support of establishing the proposed Planned Development Z District as follows: Z a. The proposed planned development is consistent and in conformity with the Ill general plan pursuant to Sections 94.07.00 (A)(1) and 94.02.00 (A)(4) of the 0 Palm Springs Zoning Code. The proposed planned development is consistent with the General Plan, which includes policies specifically relating to the expansion of the City's tourism base. The project will bring 200 new hotel rooms and new residential opportunities to O the community. m b. The subject property is suitable for the uses permitted in the proposed planned C development district, in terms of access, size of parcel, relationship to similar or M related uses, and other relevant considerations. r`„ The project, as conditioned, is consistent with the Section 14 Specific Plan, and 0 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. m Z The Planned Development District modifies setback and open space requirements in a manner which is conducive with the urban development sought for the area in the future. The project adds to the Section 14 Master Plan facilities which are complementary to the Convention Center and the nearby downtown area. v 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 Tentative Tract Map is consistent with all applicable general and specific plans. _ The Tentative Tract Map will facilitate the sale of condominium units within the 0 project. The project is consistent with both the General Plan and the Section 14 Master Plan. Planning Commission Staff Report May 23,2007 Case 5.1132—PD 333 and 3.3002-MAJ,TTM 35236 Page 11 of 12 b. The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. Ir The design of the Tentative Tract Map is consistent with the allowable uses in the a R-4 zone, and the project design meets the requirements of the zone, as conditioned. Z C. The site is physically suited for this type of development. Z m The site is flat and surrounded by existing City streets. The construction of the O proposed project on the site is appropriate at this location. d. The site is physically suited for the proposed density of development. The site can accommodate the hotel and residential units proposed. The overall 0 density of the project is within the General Plan and Section 14 Master Plan density m limits for the land use designation for the project site. C e. The design of the subdivision is not likely to cause environmental damage or m substantially and avoidably injure fish, wildlife, or their habitats. r The Tentative Tract Map has been reviewed under the California Environmental 0 Quality Act, and a Mitigated Negative Declaration is proposed. Mitigation measures have been included which reduce potential impacts to less than significant levels. f. The design of the subdivision or type of improvements is not likely to cause serious public health problems. m Z The subdivision is designed to meet or exceed City standards. All structures on the site 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 0 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. Reciprocal access easements will be a requirement ;U of the map. Any utility easements can be accommodated within the project design. ENVIRONMENTAL ASSESSMENT 0 The Planning Department has reviewed this project under the provisions of the California Environmental Quality Act (CEQA), and determined that the project had the potential for significant impacts, but that the impacts would not be significant in this case 000046 Planning Commission Staff Report May 23,2007 Case 5 1132—PD 333 and 3 3002-MAJ,TTM 35236 Page 12 of 12 because project modifications or mitigation measures incorporated into the Initial Study MO reduce impacts to less than significant levels. A Mitigated Negative Declaration has been prepared, and attached to this staff report as Attachment 3. r NOTIFICATION n z A public hearing notice was advertised and was mailed to all property owners within 500 z feet of the subject property/adjacent property owners. As of the writing of this report, staff has not received any comment. M v d and be son a wing, Ate Pri cipal Planner Director of Pla ing Services v I'T'I C ATTACHMENTS: rn 1. Vicinity Map r 2. Draft Resolution / Conditions of Approval Q 3. Initial Study MO 4. Tentative Tract Map 35236 5. 11"x17" Booklet Containing Reduced Site Plans and Elevations 6. Additional Visual Simulations rn z v n 000047 a4ppLMSpQJ CITY OF PALM SPRINGS ti Z " DEPARTMENT OF PLANNING SERVICES o4<isoae+�P. MEMORANDUM Date: June 13, 2007 To: Planning Commission From: Craig A. Ewing, AICP, Director of Planning Sore Subject: Case No_ 5.1132 — Planned Development District PD 333 — Tentative Tract Map 35236 Applicant: Loft Partners Palm Springs, LLC On May 23, 2007, the Planning Commission continued the hearing on the above- referenced project. As stated in the Memorandum distributed to the Planning Commission with the packets last week, the applicant for the proposed project has proposed changes to the project which are designed to address the issues raised by both the Planning Commission and public speakers at the prior meeting. The proposed changes result in a reversion to the original submittal made to the Architectural Advisory Committee, and endorsed by them in October of 2006. No changes are proposed to the size or location of the hotel. The following changes are proposed to the condominium portion of the project: 1. Removal of parking structure and replacement with up to 60 condominium units. The applicant proposes that the parking structure at Alejo Road and Avenida Caballeros be removed, and that 60 condominium units be located on that parcel. The condominiums would be two, three and four stories in height, with a maximum structure height of 50 feet (please see the massing exhibit, attached to this memorandum as Exhibit 2. As shown in Exhibits 5 and 6, the three and four story components of the condominiums are located in the center of the site, at least 60 feet, and in most cases over 75 feet, from the adjacent condominiums to the north. This change results in a decrease in the mass of the structure proposed, insofar as the bulk created by the parking structure would be eliminated, and a varied architecture would be proposed, which includes view corridors through this portion of the site (please see Exhibit 8, which shows the elevation of this portion of the site). Parking at this corner would total approximately 200 spaces, to be located under the condominiums, in a garage which would include a semi-underground component, with 5 • 000048 Case No 5.1132, Planned Development District PD 333, Tentative Tract Map 35236 June 13, 2007 Page 2 of 3 feet above grade, and may include a second deck on the interior half of the site, depending on the ultimate layout of the parking spaces. Should the additional deck be required, the height of the structure will not change, and instead units would be removed from the plan. The parking spaces would be sufficient to accommodate the 93 parking spaces required for the condominiums, and 100 spaces for the hotel. All the hotel spaces will be valet-only, to assure efficient use of space. The traffic study prepared for the project included these proposed units, and therefore the impacts associated with traffic will not change as a result of the proposed addition of these units (please see the Initial Study, Traffic discussion, for further detail on traffic generation from the project). 2. Reduction in the intensity and height of condominiums, and increase in eastern setbacks for condominiums on Calle Alvarado. The applicant also proposes changes to the condominiums on Calle Alvarado. These changes include. a. Relocation of the entire project westerly by 15 feet. b. Reduction in total units to no more than 140. c. Reallocation of units to include only two, three and four stories. Fifth floor units have been eliminated. d. Changes to the parking deck to accommodate 408 parking spaces, including the 218 required for the condominiums, and 190 for the hotel. With the changes proposed, the closest units, which would be two stories in height (see Exhibit 4), would be 60 to 85 feet west of the property line. Three and four story units would be 95 to 105 feet from the property line. The maximum height of the structures is proposed to be 50 feet for the four story units. These changes will lower the impacts to the adjacent Palomino project by reducing the maximum height of the structures, and increasing the distance between the Palomino units and those of the proposed project. Although ground floor views will still be affected, the views from the second stories of the Palomino units will be improved through greater setbacks, and lower structure heights. This change will also result in the project being closer to Calle Alvarado by 15 feet. The previous project design included setbacks on Calle Alvarado ranging from approximately 35 feet to 47 feet. The proposed amendment will reduce these setbacks to 20 to 32 feet. The reduction in setbacks, however, will not significantly impact the views from the Deauville project, insofar as the units proposed adjacent to Calle Alvarado are two stories, the width of Calle Alvarado will still be 60 feet, and the units within the Deauville project are generally not oriented in such a manner as to have direct views into the project. Parking for the proposed condominiums along Calle Alvarado would still be located under these units. In addition, the applicant proposes to add 190 spaces for the hotel, 1 000049 Case No. 5,1132, Planned Development District PD 333, Tentative Tract Map 35236 June 13, 2007 Page 3 of 3 through redesign of the garage, use of tandem spaces for the hotel spaces (which will all be valet-only), and expansion of the footprint as necessary. The parking garage would still be semi-underground, and extend 5 feet above the grade of the site. 3. Relocation of hotel parking under condominium units. As discussed under items #1. and #2. above, the proposed changes will provide for hotel parking spaces under the two condominium areas. The parking for the hotel will continue to be required to be valet-only. The parking garages can be expanded within the project footprints in such a manner as to increase capacity, and providing the required spaces (100 spaces under the condominiums at Avenida Caballeros and Amado, and 190 spaces on Calle Alvarado). The proposed changes will eliminate the potential for public parking within the project, to accommodate the Convention Center parking currently on the site. However, as stated in the Initial Study, and discussed with the Planning Commission in the past presentation of the Convention Center Parking Study, the City is pursuing a number of alternatives for Convention Center parking, which will provide for the existing parking spaces, and additional parking spaces. The loss of Convention Center parking spaces, therefore, will be off-set by these other alternatives. 4. Installation of story poles on the eastern property line adlacent to the Palomino roiect. The Planning Commission requested the installation of story poles on the project site, to show the relationship of the structures to the adjacent project. As the Planning Commission is aware, these story poles were provided by the applicant for the Planning Commission's consideration. The locations show the ultimate height of the two; three and four story condominiums throughout this portion of the project (please see Exhibit 1). As discussed above, the four story units will be 95 to 105 feet from the eastern property line. Conclusion Based on staf 's analysis of the proposed amendments to the project, the amended project represents a reduction in the project's impacts in terms of mass and scale, and will not change impacts associated with circulation, since the 200 proposed residential units were analyzed in the traffic study. Staff therefore concludes that the recommendations for approval made in the May 23rd staff report, and the findings and conditions included in that staff report, are consistent with the amended proposal. 000050 L'J.MY ff IeYE STTiE P C1�4 ! TENTATIVE TRACT MAP NO. 35236 � ALEJO y_R_ff_AG ' h � , sae. .aaw I _ I� _ cvo. ae we..--�• -- ' I - _- - - - -- z,--------- -- ----- - _--- ___________ CEIVED I ! OCT 24 2006 T I Q O •, —t�� = 15136 NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS Cases: 5.1132, PD 333 and 3.3002-MAJ, TTM 35236 LOFT PARTNERS PALM SPRINGS LLC Northwest Corner of Amado Road and Avenida Caballeros NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a public hearing at its meeting of July 18, 2007. 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 Loft Partners Palm Springs LLC to construct a 200-room hotel and up to 200 condominiums on 10.45 acres located at the northwest corner of Amado Road and Avenida Caballeros. The site is bordered by Avenida Caballeros on the east, Amado Road on the south, Calle Alvarado on the west, and vacant lands on the north. 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 Planning Commission 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 Robertson, Planning Services Department at (760) 323-8245. Si necesita ayuda con esta Carta, porfavor flame a la Ciudad de Palm Springs y puede hablar con Nadine Fiegertelefono (760) 323-8245. Kathie Hart, CMG Chief Deputy City Clerk FOR: JAMES THOMPSON CITY CLERK 000052 t Department of Planning Services N Vicinity Map 5 E o F w T $ TIT1-I 1 Irk � W $ u7 a y --- --- mMpO Ro --— Legend Project Site Q 400' Radius i uSurrounding Parcels T -I CITY OF PALM SPRINGS CASE NO: 5.1132 PD-333, DESCRIPTION: To consider an 3.3002 MAJ, application by Loft Partners Palm Springs, TTM 35236 LLC to construct a 200-room hotel, 200 condominiums and a parking structure on APPLICANT: Lott Partners Palm Springs, LLC 10.45 acres located at the northwest corner of Amado Road and Avenida Caballeros, Zoned R4 & RGH, Section 14 (IL). 000053 of PALM Sp City ®f Palm Springs U v * [Office of the City Cleric * "ro °roi"re° 3200 E.Tahquia Canyon Wiy ° PaLu Sptmgs, CUII rOTli1 92262 1FpR�\P' lcl: (760) 3z3-57.04 • Dix (760) 322.8322 - Web! www.palmsprmgs-ca.gov 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 Loft Partners Palm Springs LLC to construct a 200-room hotel and up to 200 condominiums on 10.45 acres located at the northwest corner of Amado Road and Avenida Caballeros, was mailed to each and every person set forth on the attached list on or before the 6d' day of July, 2007, in a sealed envelope, with postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California. (118 notices mailed) I declare under penalty of perjury that the foregoing is true and correct. Dated at Palm Springs, California, this 11 th day of July 2007. MES THOMPSON City Clerk /kdh Affidavit Loft Partners-Mondrian Hotel 07.18.07.doc Post Office Box 2743 ° Palm Springs, California 92263-2743 000054 NEIGHBORHOOD COALITION REPS Case 6.1132 PD 333 MR PETE MORU=I Loft Partners Palm Springs, LLC MODCOM AND PALM SPRINGS MODERN COMMITTEE PHN for CC Meeting 07.18.07 HISTORIC SITE.REP 1 I I PO BOX 4738 PALM SPRINGS CA 92263-4738 CITY OF PALM SPRINGS CASE TTM 5.1132 PO 333 PLANNING SERVICES DEPARTMENT MRS.JOANNE BRUGGEMANS VERIFICATION NOTICE I I I ATTN SECRETARY 506 W. SANTA CATALINA ROAD PO BOX 2743 PALM SPRINGS, CA 92262 PALM SPRINGS, CA 92263-2743 AGUA CALIENTE BAND OF CAHUILLA MS MARGARET PARK INDIANS 1 1 I I I I AGUA CALIENTE BAND OF CAHUILLA INDIANS 5401 DINAH SHORE DRIVE PALM SPRINGS CA 922624 MRS LAURI KIBBY MR TOM ]TO LOFT PARTNERS PALM SPRINGS, LLC GENSLER �SPONSORSI _I1__________ _. _ _ _ c/o THE OASI GROUP 2500 BROADWAY, STE. 300 100 S.SUNRISE WAY, STE.498 SANTA MONICA, CA 90404 PALM SPRINGS, CA 92262 MR PHILIP FOMOTOR MR GEOFF DI GIROLAMO MR GREG BURNETT FOMOTOR ENGINEERING MARTA FRY LANDSCAPE ASSOC GENSLER 225 S. CIVIC DRIVE, SUITE 1-5 577 SECOND STREET, STE.204 2500 BROADWAY, STE 300 PALM SPRINGS, CA 92262 SAN FRANCISCO, CA 94107 SANTA MONICA, CA 90404 MR PETER SPETH MS. MAKI BARA MRS NICOLE CRISTE THE JOHN HARDY GROUP OXFORD LODGING TERRA NOVA THE CENTRE BUILDING 30525 CAMINO PORVENIR 400 SOUTH FARRELL DRIVE, B-205 5180 ROSWELL ROAD RANCHO PALOS VERDES, CA 90275 PALM SPRINGS, CA 92262 ATLANTA, GA 30342 MR DENNIS FREEMAN D.L. FREEMAN, INC. 72880 FRED WARING DRIVE, STE 013 INTERESTED PARTIES PALM DESERT, CA 92260 V� \C� 0\ i ,Jam and Smudge Free Printing �• �•. ,��� � www.avery.com c�C �, � AVERY© 596pTM Use Avery®TEMPLATE 596pTM [ .� 1.800-GO-GO ',ja� 7p7 �[, 5OS-036-002 508-036.047 -�A' 508-540-004 Relnldde Sacchette AlCxandr Gelikson �" ' Sidney S & Josephine Mlekelson 110 Hank Sc 31( 1080 iaCOnsln Ave NW 400 1655 ROXanna Rd NW New York, NY 10014-2164 hington, ❑C 20007-2937 Washington, DC 20012-1119 508-540-07 508-036-046 508-540-001 arowne • & Sharon Mascow Jeamel Prop Nick & Marion SfondQvzts 550 eaumon L' Dr 1513 Rivet Pines Dr 3531 La]]umum Ct wleys Islari, SC 29$85-5947 Green Bay, WI Sa311-5636 Northbrook, IL 60052-2206 508-540.019 508-S82-053 508-056-018 Ronald E9rher FraHklin Laura L Fisher Palm Springs Audio Visuals Inc 1123 bury Ave 9404 Monroe Ave 201 S Jefferson Ave Ev ston, TL 60202-1136 Brookfield, IL 60513-1971 Saint Louis, MO 63103-2511 508-582-041 508-S40-014 SOB-582-042 Angeles rr Sandra Truex Joel A Richardson PO B 20182 '�--' 1 1329 Hwy 395N 10-32 5235 Veronica St Ja cson, WY 03001 GardnervLlle, NV 89410 Los Angeles, CA 90008-11311 506-036-032 507-213-007 506-036-019 George & Gisela Pollak Victor R Rodriguez Pieter & Alida Meljers 865 Comstock Ave 18D 4875 Wiota St 9120 Tianna Rd Los Angeles, CA 90024-2S90 Los Angeles, CA 90041-2432 Los Angeles, CA 90046-1557 508,582-071 506-057-0 508-035-025 Rosa E Ehrlich Um to ondominlums Corp / Judith Mayet 3610 Meier St 21, Avenue Of 'the Stars 1800 562 31St St LGE Angelus, CA 90056-3612 O; Angeles, CA 90067-5O42 Manhattan Bea, Gl 90266-3404 508.036-034 508-S82-049 508-029-035 Donald & Jeanie Blum Darrell, A & Marie Adamson Rohezc Cravey 903 Via Coronel 28650 VJ.Sta Madera 1321 Prestwick Rd 147P Palos Verdes , CA 90374-1975 Rancho Palos , CA 90275-0874 Seal Beach, CA 90740-2$10 50a-582-047 508-036-037 508-036-033 Gerber Virginia Christopher Martin S & Ilona Moldavon 5850 Spinnaker Hay or 2517 Queensview Ln 23201 Park Corniche Long Beach, CA 90503-6816 La Crescents, CA 91214-3139 Calabasas, CA 91302-2820 508-036-00-1 508-036-COU 508-036-025 Marvin & Nancy Mandelbaum Delbert E & Nancy Peterson Robert Schwartz G600 Hes,pez'ia Ave 13001 Wheeler Ave 22295-1 Erwin St Rcscda, CA 91335-5630 Sylmar, CA 91342-4928 Woodland Hill, CA 91367-0967 508-582-054 508-540-005 508-540-0 Ronald & Pauline Carrillo Bctty M Free Ji11 lingsworth rfl 19291 Riviera Dr 2424 Hadajoz Pl A 23 caemont SC Walnut, CA 91,769-4209 Carlsbad, CA 92009-8046 a Jc11a, CA 92037-6030 a NV-C -onn-i - Jam and Smudge Free Printing www.avery.com © 60 �j Use Avery© AVERYO s9 TEMPLATE 59GOTm '� 1-800-GO-AVERY Tm 508-540-ClG 500-03G-020 Z'tanl- R John A & Mary Steiger Manlove Bishop KZI.S K3138 Skyline Dr 301 W G St 101 a nr Oceanside, CA 9205y-3125 San Diego, CA 92101-6053 , CA 92210-7501 SOB-036-027 SOB-035-073 SOB-036-049 Alexandra Meshkov Palm Springs Deauville Homeowner Palm Springs Deauville Homeowner PO Box 10192 74399 Highway Ill M 74399 Highway 111 M Palm Desert, CA 92255-0192 Palm Desert, CA 92290-a11G Palm Desert, CA 92250-41l6 506-03G-050 508-036-051 508-038-008 Palm Springs Deauville Homeowner Palm Springs Deauville Homeowner Caballeros Ale]o 74399 Highway 111, M 74399 Highway Ill M 72850 Fred Waring or Palm Duzcr L, CA 92260-4116 Palm Desert, CA 92260-4116 Palm Desert, CA 92260-9373 508-03B-015 306-036-001 500-036-006 Caballeros Alejo victoria I Castello Frank N & Patricia wainwright 77800 Fred Waring or 500 G Amado Rd 512 500 E Amado Rd 507 Palm Desert, CA 92260-9373 Palm Springs, CA 92262-6497 Palm Springs, CA 92262-6497 Z& F SOB-036.031 S08-036-036 e Carbone Paul Mart Leon M & Carol Kclber d SOG rASOD E Amado Rd 706 SOO E Amado Rd 701 CA 92262-6497 Palm Springs, CA 92262-0013 Palm Springs, CA 92262-0012 505-036-044 50B-036-0aB 505-592-0 William ❑ & Suzy Wallace Herman Wtitee7hofer Antbo E Klatt �M 500 E Amado Rd 717 500 E Amado Rd 713 30 Camino Sur Palm Springs, CA 92262-00/1'33 Palm Springs, CA 92262.0013 aim Springs, CA 92262-4304 Z508-O2,12-20" 111507-212-01A 507-212-024 Joan 0 Petruzzi Ronald E & Linda Holmes Canyon Dr 202 50D N Phillips Rd 501 N Phillips Rd s, CA 92262-6350 Palm Springs, CA 92262-GO14 Palm Springs, CA 92262-6014 507-213- 8 508-582-040 508-582-0 y� Edwar orales �' GSSCllC HYOWR ri Chrrl 'e J WaCC 50 Camino Real 1100 E Amado Rd 15A2 11 E Amado Rd BA1 alm Springs, CA 92262-6010 Palm Springs, CA 92262-0027 Alm 5pT"9" CA 92262-0029 508-582-052 SOB-O51-055 SOB-036-042 Brian D Sanders United Condominiums Corp Philip A11on 1150 C Amado Ad 1GC1 400 E Tahquitz Canyon Way 932 A1e3o Vis Palm Springs, CA 92262-003a Palm Springs, CA 92262-6605 Palm Springs, CA 92262-6169 508-036-010 508-540-021 SOB-Sd0 06 Jahn V Weisner Lucia Realty Co Inc xeri rrage 941 Ale3o Vis 1415 N 5usri3c Way 48 5 N Calls Rolph Palm Springs, CA 92262-9199 Palm Springs, CA 92262-5380 Palm Springs, CA 92262-0712 i---I 'V W-nn-00a-t ,�.,. --n Jam and Smudge Free Printing //11 WWW.avery.com ��11 Use Avery'TEMPLATE 5960*- U-¢�� `S-/!3� .�� 1-800-GO-AVERY a AVERY® 596v<) SOS-540-007 503-540-011 508-540-012 N & Bar ra Shapiro n Kevin Bas5inson Denise W Cartwright 355 Avenida Caballeros 7 355 N Avenida Caballeros 11 355 N Avenida Caballeros 12 P m Springs, CA 92262-0712 Palm Springs, CA 92262-6132 Palm Springs, CA 92262-6132 508-540-015 508-540-017 505-540-018 Robert & Lu Cil Li,p SCbUt2 Barbara o wasko Dolores Scott 355 N Avenida Caballeros 15 355 N Avenida Caballeros 17 355 N Avenida Caballeros 18 Palm Springs, CA 92262-0713 Palm Springs, CA 92262-0713 Palm Springs, p gs, CA 92262-0711 508-540-020 508-036-045 500-036-017 Gladys G Gray Simin D Bar3eeteh Maria Wilcosky 355 N Avenida Caballeros 20 500 E Amado Rd 716 SOO E Amado Rd 520 Palm Springs, CA 92262-0711 Palm Springs, CA 92262-6442 Palm Springs, CA 92292-7186 507-212-023 508-070-03e ZalmSpringq, n A!� Hunter L & Jennifer Johnson Thomas & Jacqueline me Suitt ccloud �f PO Box 2147 PO Box 2290 PC Palm Springs, CA P2263-2167 Palm Springs, CA 92263-2290 CA 9.Z63-5112 SOB-036-011 508-02G-039 505-582-075 Kathryn Webb Diane R 6oehor Roland P Hill PO Box 1082 7769 Corona Avc 208 Franklin Ave Cedar Clon, CA 92321-1062 Hesperia, CA 92345-7445 Redlands, CA 92373-6B54 508-036-040 508-036-0 SOB-036-029 Chcstcr V & Shirley Gilbert X92aamona ' Group ✓_ f�/� Christopher M & Katl;lee DISandro 5430 Via San Jacinto Expy 301 2OTh St Riverside, CA 92506-3647 into, CA 92582-2SO4 Huntington Be, CA 92648-3825 508-036-012 508-036-01S 508-582-044 Raymond G Durda Kevin Kennelly Vernon & Juanita Sellers 6661 Morning Tide Dr 47 Meadowbrook 27701 Via Rodrigo Huntington Bc, CA 92648-2906 Aliso Vic3o CA 92656-2619 Mission Vie3o, CA 02692-2023 508-S40-006 SOB-060-009 SOB-582-050 Patricia Love 0 & M Llc 0 & M Llc 21911 Southgate 1 Macarthur P1 100 1 Macarthur P1 200 Miseion Viejo, CA 92692-4600 Santa Ana, CA 02707-5942 Santa Ana, CA 92707-5942 SOB-036-041 507.212-008 SOB-039-043 John & Deborah Bonanno Matthew A Lewis Timothy & Mary Putt 1271,1 Newport Ave F 12647 Burbank Rd 1555 La Coronilla Dr TUStln, CA 92780-8005 Corona, CA 92890-3362 Santa Barbara, CA 93109.171E 509-036.018 506-582-046 508-036-038 Andrew V & Stella Zaninovi❑h JePPrey Lcwis Chris T Kanda PO Box 249 191 S Park St 3 2766 Courtland Dr Delano, CA 9321E-0249 San Francisco, CA 94107-380i Concord, CA 94520-4720 Jam and Smudge Free Printing �� S 2� vwwv.avery.com � Use Avery®TEMPLATE 59607m 1-800-GO-AVERY pV RY® 5960Tm ® C5*1 503-036-005 30B-540-003 5o8-5e2-043 Malespino Judy A James A & Delpha Crane kohert ervais y M 70S Glen Eagle Ct 20 Richelle Ct 257 uegrass or N Danville, CA 94526-6208 Lafayetre, CA 94549.4821 , nez, CA 94553-3391 S09-036-023 50B-036-021 508-540-007 �1 Robin Migdol James E & Karen Hoehner Chris er J & Sheryl Church 10285 SW Gull P1 2S41 Beacon Hill or 790 WebSL-er at 205 Beaverton, OR 97007.6188 Went Linn, OA 9706B-3689 rtland, OR 97202 S06-036-013 508-036-028 SOB-540-013 Allen M & Joanni Scott Gene & Janese White Brian J & Joyce Crann 25S20 223Rd Ct Se 13839 174Th P1 Ne 3274E 111Th P1 Se Maple Valley, WA 98030-6034 Redmond, WA 99052-2147 Auburn, WA 96092-4739 SOB-036-016 SOB-582-048 SOB-036-030 Edmond & Rebecca Green Emily C PernSL'elner Harry A & Marjorie Smyth 741E Corliss Ave N 2233 2Nd Ave W 10SS Monroe St Seattle, WA 98103-4933 Seattle, Wnl 98119-2624 Part Townsend, WA 9B368-4429 508-036-027 SOB-036- ..4 *** 104 Printed *** Timc,Lhy P & Suzan Brown L 5tr i 112 W llTh St 100 15 1 SE 3STh St Vancouver, WA 99660-3359 anccuvor, WA 99663-6497 508-540-019 508-582-045 •Returned Mail Ronald E&Esther Franklin Charlotte J Watt 1120 Asbury Avenue 17234 Rosy Sky Circle Evanston, IL 60202-1136 Riverside, CA 92503-0211 .�, r A, . -• -9r - - -11" - ~7 PROOF OF PUBLICATION This is spaced r County Clerk's Filing Stamp (2015.5.C.C.P) r-d ,++ r ? i; F NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS Cedes:5.1132, PD 33a and 3.3002-MAJ,TTM 36236 STATE OF CALIFORNIA LOFT PARTNERS PALM SPRINGS LLC - Northwest Corner of Arnaud Road County of Riverside and Avenida Caballeros NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs California will hold a ppublic heerng ai Ira pmpeeirng of Jul 18 2007,Thu _ Caun.,l Chamheret Glty, all 32 00East TehquItz Canyon Way, Palm springs The purpose of this hearing Is to consider an ap- I am a citizen of the United States and a resident of pllcatlon by Loh Partners Pelin Sprints I-LC tp eonotruck a 200-roam hotel and up to 200 condo- the County aforesaid;I am over the age of eighteen miniums on 10.45 acres located at the northwest corner of Amado Road and Avenida Caballeros. years,and not a party to or interested in the The site is bordered by Avenida Caballems on the above-entitled matter.I am the principal clerk of a on me west ono dvacant lahe nds ton that north redo printer of the,DESERT SUN PUBLISHING COMPANY a newspaper of general circulation, �r.,,,,,,,,,,ran,,,n�s.m.a printed and published in the city of Palm Springs, •^- County of Riverside,and which newspaper has been - -• =•II - I ; adjudged a newspaper of general circulation by the A— Superior Court of the County of Riverside,State of California under the date of March 24, 1988.Case •- ` -- -- Number 191236;that the notice,of which the ") - annexed 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: --- v July 7d' 2007 - ^^^"'•- ENVIRONMENTAL DETERMINATION: A Draft Mhlgared.Negative Declaration was pprepared Tor ----� this project under the guidellnus of thu California —"`------------� ""------ Environmental Ouallty Act(CEGA)and will be re- All in the year 2007 viewed bers of%hethe publlic maayview nclI this doat the cument at the Flamingp Services Department, Clry Hall, 3200 East Tehqultz Canyon Way, Palm Sprmg�, end I certify(or declare)under penalty of perjury that the sugmil wrltlen comments a,or prior to,the Plan- foregoing is true and correct. mng Commission hearing-CI rarort REVIEW d o PROJECT INFORMATION:The staff report and other supporting documents regerdlng Dated at Palm Springs,California this---Th,—day this p,OlIact are also availa10 for padli<review at City Hafl between the hours of 8-00 a.m,and 5.00 p.m., Manday thrauph Frldeyy. Please contact the Office of the Clllyy Clerk at {�60) 323-6204 If you of------ July — ----,2007 would IIKC [O:Cfleduie On 1ppOIntment to review these documents. COMMENT ON THIS made verbally Ace onso to this noticed may be made ore the at the Public / Hearing and/or m writing before the hearing.Wrh- ten comments may be made to City Council —,--�.=---� -- by teller for mail or hand delivery))to: Slgnatu're James Thompson Clly Clark l 3200 E Tahquitz Canyyon Way Y Palm Springs CA g2262 Any challenge of the proposed pra'ect in court may be limited to raising only those�esuas raised at the public hearing descrmed In this nolicu or In written correspondence delivered to the City Clerk at, or ppria6 to the ppublic hearing (Govern- ment Code Sactlon 69009[b][2]). An opportunity will be given at said hearing for all Interested persons to he heard Question,ruyyard- Y Ing Mis case may be directed to Edward Rabert- "'YYYY son, Planning Services Department at (760) 323-824S. SI necesim ayuda con eats carte porfavor Ilama a Is Cluded do Palm $prings y phedo hablar con Nadine Floger telefono (7�) 323-0245. Kathie HBn, CMC Chief Deputy City Clerk FOR. JAMES THOMPSON CITY CLERK Published:7f7/2007 of PALM SA U cn INITIAL STUDY/MITIGATED NEGATIVE DECLARATION * HCVRPVR�TEv Cq[t FO?, Project Title: Starwood Resort Hotel Case Nos. 5,1132, PD 333;3.3002-MAJ, Tentative Tract Map 35236, Development A reement Assessor's Parcel No. 508-034-011, -012, -013, & -014 Lead Agency Name and City of Palm Springs Address: 3200 E.Tahquitz Canyon Way Palm Siprings, California 92262 Project Location: Northwest corner of Amado Road and Avenida Cobolleres Project Sponsor's Nome and Loft Por1ners Palm Springs 100 S. Sunrise, Suite 498 Address: LLC Palm Springs, CA 92262 General Plan Desi nations : HR Residential High), Section 14 Master Plan Zoning: R-4, RGA-8 Contact Person: Edward C. Robertson, Principal Planner Phone Number: (760) 323-8245 Dote Prepared March 1, 2007 ',c QQQQJCJ INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Description of the Project The proposed project will result in the construction of a 200 room hotel and 145 condominium unils with a gross density of 33 units per acre. The project site is located in the High Density Residential land use designation under the Section 14 Master Plan. This designation allows development to a density of up to 43 units per acre. The proposed project occurs on lands totaling approximately 10.47 acres. The project consists of the following components: 1. 200 room hotel to include an 8,000 square foot ballroom, a restaurant (2,760 s.f.), bar (4,260 s.f.), 8,400 square foot spa, and gourmet market 2,035 s.f.); with primary access from Amado Road. The structure will be 5 stories in height. 2. 145 condominium units, on 3, 4 and 5 stories with underground parking, and primary access from Calle Alvarado. 3. A 511 space parking structure, with a maximum height of 29 feet above grade. Avenida Caballeros is currently built to its ultimate half width at the project site. Amodo Road will be widened to its ultimate half width (40 Feet) with development of the project site. Curb, gutter and sidewalk currently occur on both streets. Curb, gutter ❑nd sidewalk will be reconstructed on Amodo Road to build out standards. Calle Alvarado will be improved with ultimate improvements with development of the project site,including the construction of sidewalks. The Planned Development District application is required to consider modifications in the development code relating to setbacks for high rise buildings and open space. In addition to the Planned Development District application, a Tentative Tract Map (TTM 35236) has also been submitted, to divide the existing parcels into 5 lots. Finally, a Development Agreement is proposed between the project proponent and the City. The project site is located within the boundaries of the Section 14 Master Plan. Environmental Setting and Surrounding Land Uses The proposed project site is currently partially developed. The land fronting on Amado Road is currently developed as a parking lot serving the Palm Springs Convention Center to the south. The lands fronting on Alvarado are currently vacant. North:Vacant lands, existing condominiums. South: Amado Road, Palm Springs Convention Center. East: Avenida Caballeros, vacant land (recently approved Privado condominium project). West: Calle Alvarado, existing condominiums. Other public agencies whose approval is required Regional Water Quality Control Board City of Palm Springs Starwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 2 000055�! INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Environmental Factors Potentially Affected: The environmental factors checked below would be potentially affected by this project, as indicated by the checklist and corresponding discussion on the following pages. ❑ Aesthetics ❑ Agricultural Resources ® Air Quality ❑ Biological Resources ® Cultural Resources ❑ Geology/Soils Hazard-5 & Hazardous ❑ Materials ❑ Hydrology/Water Quality ❑ Land Use/Planning ❑ Mineral Resources ® Noise ❑ Population/Mousing ❑ Public Services ❑ Recreation ® Transportation/ Traffic ❑ Utilities/Service Systems ® Mandatory findings of Significance City of Palm Springs Starwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 3 C00058 w., ,i.J'I• !%- .� •�kY'�a- ,,,.� -1 u; .y i -rr. : ._ I • \ = — A`•!):l' JL�NlE P,71P�x W,.,:'� � �'•I'�1_ fY:1r�a+-.. •-�-y,Y, � � r•6 I .li.l '.` :�.N � .�.... �� ��'C1CT"'AY."�[ ak ix7 roe '�r�l-tip � 5 -- •:g� i < ' 1 ...-: tiS',i .1 . 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R..i�ij7.r _ \ .l�v jl a,i� f I �`s. �i�' (r'Y�I"��4r.=-i Y.; G,d',i�V:i�i'u 7�er�'��-r.1-�.i :•- �' 1?'cti�+�ti�: •�� 'b g } S � IL!ii.s��1` `r'.'.�ti v3:�`.�,.7 �� .' • 'S,/be�:f{'},!;^�� / �. :1' i'f R i_..� ,27!� .ry`��--�,.��.....,,.::tn`_._.._..?"�" r . ,, �.�=• ->:.�• I � I II�W\ / � 1 ' �Gc:'i _.n - •��.-� r.--vim � e� r I_..,.."1'� Source: USA' Quad Map 7.5 Minute 3x 3o O • �•'•••` ••• a :a•id Palm Springs, California 1988 Mile r Star-wood Resort Hotel Exhibit L J TERRA NOVAO Vicinity Map 1 Planning S Rcscarch.Inc. Palm Springs, California 000057 I - � I I; Ii _ ----------- - T r i - � I - f� _j r I ' - -- - - - r - 1 � __ -=- _--_-_------------- -- ------ A--- --------------- ------------- ��--_- --- _ - - i_ - - -- - - --- - - ------- Sole 132-T-0Vw 31,2001 r [sxl2ihi[ Q f , Starwood Resort Motel o L J TERRA NOVA Site Plan CIl Plnnning& ILesenrch, In. Palm Springs, California 6J INITIAL STUDY/MITIGATED NEGATIVE DECLARATION DETERMINATION: The City of Palm Springs Planning Department On the basis of this initial evaluation: ❑ 1 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 have 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. ❑ I find that the proposed project MAY have o significant effect on the environment, and on ENVIRONMENTAL IMPACT REPORT is required. ❑ 1 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 adequotely 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 thoI 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. Nicole Sauvlot Crist Date Consulting PI nner E )ward ONRt&rfson Date Principal Planner City of Palm Springs Stanwood Resort Motel May 2001 Initial Study/Mitigated Negative Declaration 6 000059 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION PURPOSE OF THIS INITIAL STUDY This Initial Study has been prepared consistent with CEQA Guidelines Section 15063, to determine if the 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 information 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 on 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 (mitigation 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, on effect has been adequately analyzed in an earlier EIR or negative declaration, Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Eorlier 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 ore "Less than Significant with 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 Starwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 7 O(WS`t A INITIAL STUDY/MITIGATED 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 ony, to reduce the impacts to less than significance. City of Palm Springs Starwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 8 _. 000aoo INITIAL STUDY/MITIGATED NEGATIVE DECLARATION I. AESTHETICS Less Than Potentially significant Less Than No Significant with Significant Impact Impact Mitigation Impact Would the project: Incorporated a) Have a substantial adverse effect 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? a) 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 The city is framed by views of the San Jacinto Mountains to the south and west; by open desert and the City of Cathedral City to the east; and the Little San Bernardino Mountains to the north. These mountain ranges provide a dramatic backdrop that is visible from virtually any point in the City. From the project site, views are primarily to the west and south, looking toward the San Jacinto Mountains. Views to the northwest also include Mount San Gorgonio. Similarly, properties to the west, east and north of the site have views primarily to the west and south. Surrounding existing development consists of one and two story condominium projects to the west and north. The recently approved Privado condominium project to the east, although not yet constructed, consists primarily of three story structures. Discussion of Impacts a) Less Than Significant Impact. The proposed project will result in the construction of 3, 4 and 5 story condominiums on the western portion of the site, and a 5 story hotel and a parking structure on the southern portion of the site. These structures are higher than existing surrounding development. Visual impact analyses were conducted for the proposed project.The analyses consisted of the taking of photographs at several locations surrounding the proposed project, and the super-imposition of the corresponding portion of the proposed project. A photo location key map, and the "before" and "after" pictures, are provided in exhibits 3 through 10, below. As shown in the simulation, Location I was taken from the entry of the Deauville project, looking east. The current view of this location is of the existing Convention Center parking lot. No significant vistas occur beyond, as the Indio Hills and San Bernardino foothills are far distant. The construction of the proposed project will result in a change in this view to City of Palm Springs Starwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 9 pUUv�o�- INITIAL STUDY/MITIGATED NEGATIVE DECLARATION portions of the hotel facilities. The existing view, however, is of an urban parking lot, and the change to an architecturally designed building fapade will not be a significant degradation of the existing view. Furthermore, buildings within the Deauville project are not generally oriented in an east-west direction, but instead hove been placed at a 45 degree angle on the site. As a result, views for most units are to the northeast and southwest, and not directly io the proposed project. Impacts are expected to be less than significant. Locations 2a.1, 2a.2 and 2b (Exhibits 5, 6 and 7) occur in the center of the condominium project currently under construction on the west side of Avenida Caballeros. As shown in the "before" views, the current views to the west and southwest are of the San Jacinto Mountains and their foothills. Condominium structures will occur immediately west of these locations, ranging in height from two to five stories. In the southwestern view from the site, the hotel structure will be visible. Views of the San Jacinto mountains from this location will be eliminated from the ground level for units located in the center and northern portions of the project. As the units within this project are planned to be two stories in height, it is expected that views from the second stories of these units will allow partial views of the mountains, in areas where the proposed project is two and three stories, as shown at Location 2b. Units located in the southwestern portion of the project site will still have views of the mountains, both through and over the proposed buildings, and particularly from the second story due to the massing and separation of structures in this area of the proposed project. The General Plan land use designation For the condominium project and the proposed project site is HR, High Density Residential as established by the Section 14 Master Plan. The designation allows for multiple family dwellings and resort hotel projects up to 43 units per acre, to a height of 30 feet. The Zoning Ordinance further allows heights of up to 100 feet, as does the Section 14 Master Plan. Therefore, it could be expected that the proposed project would, by right of zone, build at a density of up to 43 units per acre, and a height of 30 feet. If this were to occur, the views from the adjacent condominiums of locations 2a and 2b would be blocked, since a three story structure, since, as con be shown in Exhibits 5 and 6, the three story portion of the proposed structures block the views of the mountains. The proposed project includes structures up to 62 feet in height at this photo location. The land use in this area of Section 14 is planned for urban development, and has been for some time. Such urban environments will result in view blockages and changes in the character of the surrounding vistas. The proposed project, therefore, will not cause impacts which would be any greater should a project be constructed at o height of 30 feet, and a density of 43 units per acre. In the case of the proposed project, the variations in building heights, from two to five stories, and the setbacks and massing of the buildings, will allow limited view corridors from the photo location, particularly from the second story of the condominiums now under construction. Therefore, although the views from the project site of the surrounding mountains will be largely eliminated at ground level, the impacts in an urban environment are not considered significant. As shown in Exhibits 8 and 9, views from the existing condominium project located immediately east of the proposed project (and south of the project currently under construction and discussed above), include the Son Jacinto mountains to the west, over the existing wall, and to the southwest, also over an existing wall. In the case of location 3a., the proposed project at this location will include a portion of the hotel's ballroom facilities, and a portion of the proposed garage, which ore planned for one and two stories, respectively. As shown in Exhibit 8, the views from the site are currently limited by City of Palm Springs Storwood Resort Hotel May 2007 Initiol Study/Mitigated Negative Declaration 10 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION the wall and surrounding landscaping.The construction of the proposed project will have a minimal impact on these views. Exhibit 9 shows the view from the existing condominium project to the west, where the San Jacinto mountains are clearly visible.The construction of the proposed project at this location will include the hotel's "back of house" facilities, located within a single story structure. However, due to the mass of the structure, the views from the existing condominiums of the western mountains will be largely eliminated at this location. The zoning designation allows for multiple family dwellings and resort hotel projects up to 43 units per acre, to a height of 30 feet by right of zone. Should a 30 foot high structure be constructed at this location, it would have a similar impact on the views to the west of the existing condominiums. The condominiums are oriented to the east at this location, however, with living areas and patios oriented to the east. Front doors are located facing the proposed project, with limited opportunity for views of the western mountains. As with the project located to the north, the land use designation for both the proposed project and the existing condominiums is HR, which allows densities of up to 43 units per acre, and building heights of up to 100 feet. In the overall, given the urban nature of the Section 14 Master Plan, the impacts on scenic vistas associated with the existing condominiums are expected to be less than significant. Exhibit 10 shows Location 4, or the view from the currently vacant residential property on the east side of Avenida Caballeros. This property was recently opproved for 3 story condominiums with west-facing views. As can be seen in the simulation, the parking garage will be clearly seen in the near-view from this site. However, the primary view of the San Jacinto mountains will still be visible through and over the parking structure, which will extend to a height of 29 feet. Impacts associated with the scenic vistas at this location ore expected to be less than significant. b) No Impact. There ore no significant trees, rock outcroppings, historic buildings or other significant aesthetic resources on the project site. Amado Road and Calle Alvarado are not designated scenic roodwoys. Avenida Caballeros is designated a local scenic roadway. The proposed project will be required to conform to the design guidelines and landscope requirements of the Section 14 Master Plan, and will include significant landscaping in the streetscape. No impacts are expected. c) Less Than Significant Impact. The proposed project will be located on a site which is currently partially developed for parking lot facilities. The development of condominiums and hotel focilities will change the visual character of the site. However, the site is located in the City's urban core, and is designated for the land uses proposed. The project site is adjacent to the existing Convention Center, which is of more significant mass than the structures proposed on the project site. The recently approved condominium project on the northeast corner of Amado and Avenida Coballeros is in the same density range and character as the condominiums proposed for the proposed project. Therefore, the development of the proposed project is expected to have less than significant impacts on the visual character of the area. d) Less Than Significant Impact. The proposed project site is currently used as a parking lot for the Convention Center. As the Convention Center currently operates into the evening hours, the site is subject to light and glare on on irregular basis. The proposed project will result in condominium units and hotel facilities, as well as a parking structure. These uses will generate ongoing and regular light from traffic at the site. However, the parking proposed for all uses will be either below ground (for the condominiums), or in the City of Palm Springs Stanwood Resort Hotel May 2007 initial Study/Mitigated Negative Declaration 11 coaXPIA INITIAL STUDY/MITIGATED NEGATIVE DECLARATION parking structure (for the hotel). These facilities will reduce the amount of light emitted from traffic on the site, insofar as the walls will shield car headlights, and limit light impacts to the already impacted street system. In addition, all lighting on the project site will be subject to the requirements and standards of the City's Municipol Code, which are designed to limit potential impacts on adjoining properties. As a result, light impacts associated with the proposed project will not be significant. City of Palm Springs Slarwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 12 000062 I I It y l�� +. . ' . • y ' t, 1i + r + ; �•�� 11a1 All H3149]50 L •+ Idid }. • n A~ i `4f Ih r N 33 41,722' L 1Y1i632.215 k7� SEmnd SlorY _ }�' l .y. 71 qli. ,I 77 a9.676• - �� � w�. II�� u ar — r i•1nc72.� r d� � f 1 4R 37u 5' 1rr � '• ' x .I 1 rN 3s49")'32.3A]' 4 •i.3a VV 116 , 1 `' 1 5 , , i i'111G32.17G' iJ -. (4f N33 :9 1111532.1']6•l .. •�1 I e AL NEI - �4r. 't " � I 5tarwood Resort Hotel Exhibit L JTERRA NOVA Photo Location Key Map Plalu3ing& Research.Inc. Palm Springs, California 3 0063 II t Existing I.=aa.. - :�. ic: . '!['i.TE,- :_ "� _.w .j - •S it>�v` �;�`_"�;;as� ', ' '`' '`�+ .'-- `_;' i -Y �G - `b •y I { I f r ' Proposed �Y =1,�'r- c' E — �"�'— i_•- - 1' '.% -'hMMM - f ' } At — }Nl Exhibit Stanvood Resort Hotel 1L .iTERRANOVA® Location I 4 Palm Springs, California ! Pianuing & ResearcEt, Inc. nnr,4 i - - __ ------ ,j l� s Existingj�, .zJiii 1 _ -- — j n ;_i, l Proposed y - Exhibit lip�� - ' .•� F' F - C "� Starwood Resort Hotel Location 2a.l. ri Palm springs, California 1 JTElt1Z�NOVX P�nnning�Rcs�arcl'.Ilic. ,- i ' c I Sit .1 ;1 I ' I Existing ' ' I s �1 ;I . �, _ I • � Proposed MUM a Exhibit r Starwood Resort Hotel J TERRA NOVA Location 2a,2. Planning& Research,hic. Palm Springs,California I, it I' Existing LL up- f j I _ l J [ � ,I � � •I Proposed ; - Exhibit Starwood Resort Hotel ® Location 2b. 7 JTERRA NOVA Palm Springs, California P[anniiig R Research, file. I v 1,I. r{Y'F x \v.!• _ T, •..yam`'' .. ' ` Ex15t1II , ni. 1G�1 't+ : . l ". . r s�' ilia-'r`! ,>I`•' ia. g Y. . f Proposed . r 1 r' N Exhibit r Starwood Resort Hotel L JTERRA NOVA® Location 3a. $ Palm Springs, California Planning& Resewch, Inc. 1:- - - 0068 s • fia • •Vs �. A 'av ter. :"ii T`� M � h'� r ■ 1 r�t 1 1 1 s• f t i Existing ' t, ,�_ _I�•� ;� �'� '•_- --�_ fir!-s_:.k , �.�� ii n ; ` � f 11 11 KIM!r. • �M ira�ir .i tif-1 sin.': 11 ors iC ■ � r � Proposed a 4 Id yS , •.�'�!i`E��- : � ' � I _ s � r , Exhibit Starwood Resort Hotel L J TERRA NOVA° Location 4. Palm Springs,California Plnnttitig& Research, Inc. 070 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION II. AGRICULTURAL RESOURCES In determining whether impacts to agricultural resources are significont environmental effects, lead agencies moy 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 agriculture and farmland. Less Than Potenlially SigniFcont Less Than No Significant With Significant Impact Impact Mitigation Impact Would the project: Incorporated a) Convert Prime Farmland, Unique Formland, 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 o Williamson Act contract? El Z c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, El El M to non-agricultural use? Setting Soils in the City are charocterized as sandy and rocky. Due to their low organic content and dry, granular nature, most soils in the City ore not well suited to support vegetation (Smith, Peroni and Fox, 1992). No agricultural activities occur in the City. The project site is located in the City's core, and is surrounded by development. Discussion of Impacts a) No Impact. The project site is not designated Prime Farmland, Unique Farmland, or Farmland of Statewide Importance under the Formland Mapping and Monitoring Program of the California Resources Agency. No impact to farmland would occur. b) No Impact. The project site is designated for high density residential development, and has been for a number of years. No agricultural designations occur within City limits. The project site is not covered by a Williamson Act contract. No Williamson Act Contracts occur in the vicinity 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 urban core, and no agricultural activities occur in the vicinity. The proposed project is surrounded by development, including residential uses and the Convention Center. No agriculturolly designated lands occur in the City. There will be no impact on the conversion of ogricultural lands as a result of the proposed project. City of Palm Springs Stanwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 21 000071 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION III. AIR QUALITY Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the Following determinations- Less Less Than Less Than Significant Significant With No Significant Impact coroolian Impact impact Would the project: Incur orated a) Conflict with or obstruct implementation of ❑ ❑ ❑ the applicable air quality plon? b) Violate any air quality standard or contribute substantially to an existing or projected air ❑ ❑ ® ❑ quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air ❑ ❑ ® ❑ quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Result in significani construction-related air ❑ ® ❑ ❑ quality impacts? e) Expose sensitive receptors to substantial ❑ ❑ pollutant concentrations? F) Create objectionable odors affecting a ❑ ❑ ® ❑ substantial 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 (CVPMIoSIP). The AQMP sets forth o 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 5 inches per year) and low humidity with temperatures ranging from 801 F to 108° F in July and 400 F to 579 F in January. The SCAQMD maintains two monitoring stations in the Coachella Valley. The stations monitor criteria pollutants ozone, nitrogen dioxide, carbon monoxide, particulate matter under 10 City of Palm Springs Starwood Resort Motel May 2007 Initial Study/Mitigated Negative Declaration 22 0 00 0 2 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION microns (PMIo) and fine particulate matter 2.5 microns in size (PM2.5). Criteria air pollutants ore contaminants for which the state and federal air quality standards have been established. They ore show in Table III-1 and described in detail below. The Coachella Valley is currently designated as a "severe-17" ozone non-attainment area. This designation indicates that the attainment dote 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 Sea Air Basin are in attainment for the federal and State standards for lead. TABLE III-1 FEDERAL AND STATE AMBIENT AIR QUALITY STANDARM 7 A Poll vl1aderol Primary Standard State Standard ­i:'irr- Ozone (02) 1-Hour 0.12 ppm 0.09 PPM 8-Hour 0.08 PPM Carbon Monoxide(CO) 8-Flour 9.0 ppm 9.0 ppm 1-Hour 35.0 Rpm 20.0 2pm Nitrogen Oxide(NO„) Annual 0-05 ppm 1-Hour -- 025 ppm Annual 0,03 ppm — Sulfur Dioxide(502) 24-Hour 0.14 ppm 0,04 ppm 1-Hour — 0,25 p m PM10 Annual 50 ug/m3 30 ug/m3 24-Hour 150 a /m3 50❑ /m3 PM zs Annual 15 Dg/ma — 24-Hour 65❑ /ma -- Lead 30-Day Avg, — 1.5Dg/m3 Month Avg. 1 5❑g/m3 - Seurce: Cehrprnla Air Resources eoord,"Ambient Air Quality Standcrps."July 9.2003 ppm=parts per million 09/m3=Mlcrogroms per Cubic Meter Ozone (03) 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 otmosphere 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 ore 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 ore contributors to other air pollution problems including: high levels of fine particulate matter, poor visibility and acid deposition. Sulfur Dioxide (502) results from the combustion of high sulfur content fuels. Fuel combustion is the major source Of S02, while chemical plonts, sulfur recovery plants, and metal processing are minor contributors. Sulfates result from a relation of sulfur dioxide and oxygen in the presence of City of Palm Springs Stanvood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 23 000073 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION 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(PM,o and PM.2.5) consists of particles in the atmosphere as a by-product of fuel combustion, through abrasion such as tire wear, and through soil erosion by wind. Particulates can also be formed through photochemical reactions in the atmosphere. PM,o refers to finely divided solids Or liquids such as soot, dust, and aerosols which ore 10 microns or less in diameter and can enter the lungs. Fine panicles are those less than 2.5 micrometers in diameter and are also referred to as PM25. Lead is found in old points 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 susceptible to the effects of lead. The South County Air Basin and Riverside County portion of the Salton Sea Air Basin are in attainment for the Federal and State standards For lead. The SCQAMD has daily significance thresholds for operational and construction-related emissions as shown in Table III-2. TABLE III-2 EMISSIONS SIGNIFICANCE THRESHOLD CRITERIA POUNDS/DAY :ilfffriI'"';I E50 O erational EmissionsPounds/Day 550 55 55 150Construction Emissions Pounds/Dp 550 75 100 150 Source: SCADNIa,CEDA A✓auellly Handbook,November 1993. Pmjc,;ls In the Ce9chellp Valley In p=k (high=1 delly7 9perallen+claled emissions Ihol exceed any 9f Ihdse Cmi:lens Ihreshelds should be consldcrcd slpnIFcanf a) No Impact. The proposed project is under the jurisdiction of the South Coast Air Quality 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 PM,o State Implementation Plan (CVPMIo SIP). The project is consistent with the General Plan 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 ValleyPMlo SIP and other applicable regional plans. No impacts associated with complionce with applicable management plans are expected. b-c) Less Than Significant Impact. Long term operation of the proposed project will result in air emissions from automobile, and limited emissions from stationary sources. The traffic study prepared for the proposed project estimates that the project, at build out, will generate approximately 2,580 trips per day'. Vehicle trips are the primary source of air pollutants in the City. The expected trips will generate the following daily emissions. "Westin Hotel and Residences Traffic Impact Study" prepared by Endo Engineering, December 2006. City of Palm Springs Starwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 24 000074 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Table III-3 Moving Exhaust Emission Projections at Project Buildout (pounds per day) Total No. Vehicle Trips/pay Ave. Trip Total Length (miles) miles/day 38,700 Pollutant CO NOX ROG SOX PM70 Pounds 496J 52.7 53.5 0.3 4.5 SCAQMD Thresholds 550.0 55.0 55.0 150.0 150.0 URBEBMIS Version 2.2 Scenario Year 2007 -- Model Years 1965 to 2007 Pollutant - Vehicle CO NOX ROG SOX PM10 d'�: .a i 1 q' .rF,,,k @ 1" iCC=f;�f NNrpl. f .. i,,.w• a f . {,:1�F .. . ..i. ;.0.012820 'c Q_00i1r36lil's; "'C: 0r00.11'383r;'iio,0,000a09,;;.?SL$ 0F000I'l5Y!a The project will also result in stationary source emissions associated with the production of natural gas and electricity. The emissions, as well as the pollutants generated by moving emissions, are summarized in Table III-3, below, to show the cumulative- operational impacts of the project at build out. Table I11-4 Anticipated Cumulative Daily Project-Related Emissions Associated with Build Out of the Proposed Project Stationary Total SCAQMD Source Emissions Moving Source Anticipated Threshold Power Natural Gas Emissions Emissions Criteria' Plants Consumption (Ibs./day) (Ibs./day) Carbon Monoxide 0,6 1.4 496.1 498.1 550.0 Nitrogen Oxides 3.5 8.3 52.7 64.5 55.0 Sulfur Oxides 0.4 0.0 53.5 53.9 150.0 Particulates 0.1 0.0 4.5 4.6 lso.0 Reactive Organic Gases 0.0 0.4 53.5 53.9 55.0 "Threshold criteria offered by the South Coast Air Quality Management District for assistance in determining the significance of air quality impacts. Source: "CEQA Air Quality Handbook," prepared by South Coast Air Quality Management District, April 1993, Revised January 2006. The Table illustrates that cumulative long term emissions will not exceed SCAQMD thresholds of significance. Impacts associated with the long term operation of the site are therefore expected to be less than significant. d) Less Than Significant Impact with Mitigation Incorporated, The proposed project will also generate emissions during the construction process. These emissions are associated with PM1n generation during the grading process, emissions from construction vehicles, and emissions associated with the applications of architectural finishes. For purposes of this City of Palm Springs Slarwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 25 O00075 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION anolysis, it is assumed that the entire site will be mass graded, and that the project will be built in two phases: the hotel and parking structure as one phase; and the residential units as the second phase, to demonstroie conservative projections. The potential emissions which could be generated by construction of the project are summarized below. Table III-5 Fugitive Dust Potential (pounds per day) _ Total Acres to be Factor Total Potential Dust Disturbed at Buildout' a (Ibs./day/acre) Generation (Ibs./day) 26.4 283.5 Source:Table A9-9,"CEQA Air Quolity Handbook,"prepared by South Coast Air Quality Management District, April 1993. Table III-6 Grading - Related Exhaust Emissions Summary (pounds per day)_ ROG CO NOx sox PM10 Equipment Emissions 14.68 120.00 98.20 10,34 4.21 Workers' Vehicle Emissions 10.44 1.12 0.01 0.09 Total Construction Emissions 14.68 130.44 99.31 10.35 4.30 SCAQMD Thresholds of Significance 75.00 550,00 100.00 150.00 150.00 Table 111-7 Aggregate Construction - Related Emissions* (pounds per day) ROG CO NOx Sox PM10 Equipment Emissions 10.12 84,03 62-73 13.22 2.09 Workers' Vehicle Emissions - 48,08 5.10 0.03 0.43 Asphalt Paving Emissions 0.33 - - - - Architectural Coatings Emissions 55.50 - - - - Total Construction Emissions 65.95 132.11 67.83 13,26 2.52 SCAQMD Thresholds of Significance 75.00 550-00 100.00 150.00 150.00 "Assumes 3,000 s.f.of❑rchitecturol coating per day. I acre of asphalt per day,and 125 worker trips per doy.Also assumes 1 crane, 2 excavators,one off-highway tractor,one paver,one trencher and one rough terrain forklift per day. Based on standard construction practices, it is expected that the emissions shown in Tables III-5 and III-6 will occur at the some time, while those in Table III-7 will occur separately, at the conclusion of grading aciiviiies. On this basis, the proposed project will not exceed SCAQMD thresholds during construction, but will exceed SCAQMD thresholds for PM10 during the grading process (chemical emissions associated with grading are expected to be below thresholds). The City requires that oil projects prepare PM10 management plans prior to the issuance of grading permits. These plans are required to City of Palm Springs Sfarwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 26 C©0076 INITIAL STUDYNITIGATED NEGATIVE DECLARATION be consistent with the SCAQMD PM10 Management Plan, and implement best management practices. including site watering, soil stabilization for inactive areas, and other measures to reduce PM10 emissions during grading. The project proponent will be required to submit, and the City Engineer will review and approve, PM10 Management Plans for the grading of the site. In addition, to assure that all feasible mitigation measures are employed to reduce PMIO emissions at the site, mitigation measures are provided below. Mitigation Measures In order to assure that impacts associated with PM10 are reduced to less than significant levels, the following mitigation measures shall be implemented as part of the proposed project's PM10 Management Plan. MM III-1. Apply non-toxic soil stabilizers according to manufacturers' specification to all inactive construction areas (previously graded areas inactive For ten days or more). MM III-2. Enclose, cover, water twice daily or apply non-toxic soils binders according to manufacturers' specifications, to exposed piles (i.e., gravel, sand, dirt) with 5% or greater silt content. MM III-3. Water active sites at least twice daily, MM III-4. Suspend all excavating and grading operations when wind speeds (as Instantaneous gusts) exceed 25 mph. MM III-5. Sweep streets at the end of the day if visible soil matedol is carried onto adjacent public paved roads (recommend water sweepers with reclaimed water). MM III-6. Replace ground cover in disturbed areas as quickly as possible_ Implementation of these mitigation measures would reduce construction-related emissions in accordance with the reduction efficiencies shown in Tables 11-3 and 11-4 of the SCAQMD CEQA Handbook. These measures ore considered adequate by the District to reduce emissions to less than significant levels. e) No Impact. As demonstrated in the Tables above, the proposed project will not result in violations of SCAQMD thresholds during its operation, and will result in less than significant Impacts, with the implementation of mitigation measures, during the construction phases. The proposed project will not result in significant traffic impacts (please see Traffic and Circulation, below) which might generate impacts associated with traffic congestion. Therefore, the proposed project is not expected to subject people to substantial pollutant concentrations. f) Less Than Significant Impact. The proposed project will result in hotel, residential and parking uses. The residential and hotel uses are expected to generate cooking odors consistent with these uses. These odors are not expected to be unduly unpleasant, and will be temporary and periodic. The parking structure will generate odors associated with vehicle exhaust. However, the parking structure (and residential garage) will be required City of Palm Springs Starwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 27 060077 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION to be vented, either mechanically or naturally, and will not result in concentrated odors at the site. Overall impacts associated with odor are expected to be less than significant. City of Palm Springs Starwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 28 000073 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION IV. BIOLOGICAL RESOURCES Potentially Less Than Less Than Significant Significant With No Significant p Impact Mitigation Impact Would the project: p Incorporated Impact 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 loco[ 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 California 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 Water Act (including, but not El ❑ Ellimited 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 native 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 an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other ❑ ❑ ❑ approved local, regional, or state habitat conservation plan? Setting The proposed project occurs within the boundaries of the Section 14 Master Plan. Undisturbed parcels in this area of the City consist of Sonoran creosote bush scrub2. The project site, however, consists of an existing parking lot, with only ornamental vegetation present in landscaping planters, and vacant londs which have been cleared and graded. Only the northernmost 0-75 acres of the project area remain in native Sonoran creosote bush scrub- 2 "Section 14 Master Development Plan EIS/EIR."July 2002 City of Palm Springs Starwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 29 000073 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Discussion of Impacts a-e) No Impact. Two-thirds of the site are developed and covered in asphalt. Approximately one third of the site is undeveloped. However, the majority of the undeveloped lands are significantly disturbed, having been cleared and graded. About one acre of native vegetation remains on the northern boundary of the site. This area is not identified as having potential habitat for any sensitive 5pecie53. No impacts ore expected to sensitive resources. There is no riparian habitat or other native community on the site. No wetlands occur on the property. The site is surrounded by roadways or other development, and has no potential as a migratory corridor. The proposed project will not interfere with any City policies regarding the preservation of plants or onimols. f) No Impact. The City Currently participates in the Coachello Valley Fringe-toed Lizard Habitat Conservation Plan. The project proponent will be required to pay the mitigation fee in place at the time of issuance of grading permits for this species. The site is within the traditional reservation of the Agua Caliente Band of Cahuilla Indians, and as a result is governed by the provisions of the Draft Tribal Multiple Species Habitat Conservation Pion. The project proponent will be required to comply with the provisions of that Plan at the time that building permits ore issued. Since the site is not potential habitat for covered species within that Pion, the payment of fees will be required. 3 Ibid. City of Palm Springs Starwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 30 000080 INITIAL STUDYNITIGATED NEGATIVE DECLARATION V. CULTURAL RESOURCES less Than Potentially Significonl Less Than No Significant With Significant Impact 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 ❑ ® ❑ ❑ 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 ❑ ® ❑ interred outside of formal cemeteries? Setting The City occurs in the traditional territory of the Desert Cahuilla, 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 4uinta and Indio. The canyons surrounding Palm Springs 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 es 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. 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) No Impact. The developed portion of the project site consists of a paved parking lot_ No structures occur on any portion of the site. No impacts to historic resources are expected to occur as a result of build out of the proposed project. b) Less Than Significant Impact with Mitigation Incorporated. The project site occurs within the boundaries of the Section 14 Master Plan. The EIR prepared for that project identified the potential for buried resources throughout the area, including the project site. This was Identified as o potentially significant impact which required mitigation. City of Palm Springs Stanwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 31 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Mitigation Measures In order to assure that impacts associated with cultural resources are mitigated to less than significant levels, the following mitigation measure shall be implemented. MIA V-1. As there is always a possibility of buried cultural and paleontological resources in a project area, a Native American Monitor(s) shall be present during all ground disturbing activities including clearing and grubbing, excavation, burial of utilities, planting of rooted plants, etc., The Aguo Caliente Band of Cahuilla Indian Cultural Office shall be contacted for additional information on the use and ovailability of Cultural Resource Monitors. Should buried cultural deposits be encountered, the Monitor shall contact the Director of Planning Services. Following consultation, the Director shall have the authority to halt destructive construction and shall notify a qualified archaeologist to investigate the find. If necessary, the qualified archaeologist shall prepare a treatment plan for submission to the State Historic Preservation Officer and Agua Caliente Cultural Resource Coordinator for approval. Human remoins discovered shall be handled Consistent with state law provisions. c) No Impact. The City and project site are outside the shoreline of ancient Lake Cahuilla. The site is underlain by alluvium which is post-Pleistocene, and not suitable for paleontological resources. Development of the project site will have no impact on paleontological resources. d) Less than Significant Impact. No known burial ground or cemetery occurs on the project site. The portion of the site which is currently occupied by the parking lot has been previously excavated for its construction, and no remains were identified at that time. However, should human remains be discovered during construction of the proposed project, the project contractor would be subject to State law regarding the discovery and disturbance of human remains. In that circumstance, the project contractor is required to immediately notify law enforcement, and allow the coroner to determine the nature of the remains (historic or pre-historic, human or not). The coroner is also responsible for the proper removal and potential re-burial of the remains, and consultation with Tribal officials, if the remains are determined to be Native American. As a result of these State requirements, impacts to human remains are expected to be less than significant. City of Palm Springs Stanwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 32 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION VI. GEOLOGY AND SOILS Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact Would the project: Incorporated 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-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area ❑ ❑ ❑ or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. it) Strong seismic ground shaking? ❑ ❑ ® ❑ fli) Seismic-related ground failure, including ❑ ❑ ❑ liquefaction? iv) Landslides? ❑ ❑ ❑ b) Result in substantial soil erosion or the loss of El El ® ❑ topsoil? 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? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code ❑ ❑ (1994), creating substantial risks to life or El property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative El ❑ ❑ wastewater disposal systems where sewers are not available for the disposal of wastewater? Setting The San Andreas Fault zone is the major fault in the Coachella Valley. Breaks associated with the Fault cover a generally northwest-soulheast trending zone approximately 10 miles wide, north and east of the project site (Smith, Peroni & Fox, 1992). This area of the City is not within or adjacent to any Alquist Prfolo Fault Zones. The nearest fault zone is located north of Interstate 10, over 5 miles from the project site. City of Palm Springs Stanwood Resort Hotel May 2007 Initial Study/Mitigated Negative declaration 33 CHOU INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Soils in the City consist of alluvial deposits which originated in the surrounding mountains. Soils on the site are typical of those found in Section 14, and include Carsitos fine sand, and Myoma fine sand. Discussion of Impacts a) i) No Impact. The San Andreas Fault system is located approximately five miles northeast of the project site. The San Jacinto Fault System is approximately five miles south of the project site. The project site is not located within an Alquist- Priolo Earthquake Fault Zone. Therefore, fault rupture is not expected to occur on the project site. ti) Less Than Significant impact. During a significant seismic event on either the San Andreas or the Son Jacinto faults, the project site, and the rest of the City, will be subject to significant ground acceleration. The City requires that all structures be constructed to Uniform Building Code (CBC) requirements for Seismic Zone 4. The standards included in the Code have been designed to assure that impacts associated with earthquakes are reduced to less than significant levels. The proposed project will be required to conform to these standards. Therefore, the impacts associated with seismic ground motion are expected to be less than significant. iii) No Impact. Liquefaction is caused by the loss of soil cohesion due to exposure to shallow groundwater in a seismic event. Liquefied soils cannot support structures, and can cause failure of these structures- The preliminary geotechnical analysis prepared for the project site identified no ground water to a depth of 51 .5 feet, and further estimated that depth to groundwater in the area is more than 225 feet+. The potential for liquefaction on the site is therefore negligible. No impacts associated with liquefaction are expected as a result of project implementation. iv) No Impact. The project site is flat, and is surrounded by lands which are equally flat.There is no potential for landslide hazards on the project site. b) Less than Significant Impact. The site will be subject to both water and wind soil erosion during grading and construction.The analysis and mitigation measures included in the Air Quality section of this Initial Study will reduce the impacts associated with erosion from wind to less than significant levels. For water erosion impacts, the City implements the requirements of the National Pollution Discharge Elimination System (NPDES), for all projects of more than one acre- 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. Through the preparation of a Storm Water Pollution Prevention Plan (SWPPP), the project proponent will implement these best management practices to meet the City's NPDES standards. These standards will assure that impacts associated with water erosion are reduced to less than significant levels. (Please also see Hydrology and Water Resources section below.) c) No Impact. The project site is flat and a majority of it has been previously graded to accommodate the construction of the parking lot. This grading was conducted on 4 "Preliminary Geotechnical Investigation for Due Diligence Purposes Proposed Westin Hotel and Residences." prepared by Leighlon Consulting, Inc., November 2006. City of Palm Springs Sforwood Resort Hotel May 2007 Initial Study/Mifigated Negative Declaration 34 MOM INITIAL STUDY/MITIGATED NEGATIVE DECLARATION behalf of the City, to City standards. The City will require geotechnical analysis and structural engineering specific to the proposed project, including analysis of additional soil excavation or compaction, if necessary of both the developed and undeveloped portions of the site. These standard requirements will assure that impacts associated with soil stability are less than significant. d) No Impact. The soils at the project site are not expansive. No import is expected. e) No Impact. The proposed project wiil be required to connect to the City's sanitary sewer system. No septic tanks will occur on the site. There will be no import to area soils associated with septic tonks. City of Palm Springs Stanwood Resod Hotel May 2007 Initial Study/Mitigated Negative Declaration 35 000085 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION VII. HAZARDS AND HAZARDOUS MATERIALS Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact Would the project: Incorporated a) Create 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 materials, substances, or ❑ ❑ Elwaste within one-quorter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites 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 wilhin on 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 result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a privote airstrip, would the project result in a safety ❑ ❑ 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 wildlond fires, including where wildlands ore adjacent to ❑ ❑ ❑ urbanized areas or where residences are intermixed with wildlands? City of Palm Springs Starwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 36 1 000086 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Setting The proposed project site is partially developed. Prior to the construction of the parking lot, the site was vacant. No chemical or hazardous waste disposal has been documented on the site_ There ore no known underground tanks or bused materials on the project site. Discussion of Impacts a)-b) Less Than Significant Impact. The proposed project will include the development of a 200 room hotel and residential land uses on approximately 10.47 acres of land. The 145 residential units are expected to store small quantities of household cleaners and chemicals, typical of any household. The City contracts with Palm Springs Disposal Services For the disposal of household hazardous waste. These programs include an ABOP (Acid, Batteries, Oil, Paint) facility, located on Alejo Road, approximately 1.5 miles from the project site. In addition, regional household hazardous waste programs are held throughout the year in the Coachella Volley. These existing programs will ensure that household hazardous waste is disposed of property, and that potential impacts associated with these materials are less than significant. The proposed hotel will store and utilize commercial cleansers and chemicals used in housekeeping and commercial cleoning activities. Although quantities are expected to be larger than for the condominium portion of the project, the hotel will be required to store these materials consistent with City and County requirements. In addition, the Fire Department will inspect the hotel for compliance with its standards. These requirements will assure that impacts associated with the storage of commercial grade cleansers and chemicals on the site are reduced to less than significant levels. The parking structures on the project site will have the potential to collect small amounts of oils and chemicals from leaking vehicles. The structures will be required, however, to meet City standards for such facilities, including the proper cleaning of impermeable surf ores, and the disposal of storm water within the structure. Any disposal facility will be required to separate the oils and chemicals which may accumulate on the concrete surfaces so that they are not allowed to enter surface or ground waters. These standards and requirements will assure that the impacts associated with hazardous materials in the parking structures are reduced to less than significant levels. c) No Impact. There are no schools located or planned within one quarter mile of the project site.There will be no impact to schools. d) No Impact. A Phase I Environmental Site Assessment (ESA) was prepared for the proposed projects. The ESA included research on State and federal databases, which determined that the project site is not listed as having been contaminated, or having underground storage tanks. No impacts associated with past hazardous materials contamination ore expected on the project site. e-f) No Impact. The Palm Springs International Airporl is located 1.5 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 onvote airstrips in Palm Springs. 5 "Phase One Environmental Site Assessment for Properly Located at Northeast Corner of Colle Alvarado and AMOdo Road."prepared by MSA Consulting,September 2006. City of Palm Springs Storwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 37 000087 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION g) No Impact. The proposed project occurs on established City streets, including Avenida Caballeros and Amado Road, both of which are General Plan Circulation Element streets.The project site is one half mile north of Tahquitz Canyon Road, a major east-west roadway through the City. The project does not propose alteration of this existing street system, and will therefore not have any impact on established evacuation routes or emergency responses. Circulation within the site has been reviewed by the Fire Department, to ensure that the internal drivewayss are adequate for emergency vehicles. There will be no impact associated with emergency response resulting from project build out. h) No Impact Lands surrounding the site are developed as either roadways or residential units. There are no wildlands in the vicinity of the project site. The slopes of the San Jacinto Mountains occur approximately 1.5 miles west of the project site, with intervening urban development occurring between them and the project site. Development of the proposed project will not expose people to injury or death from wild land fires. There will be no impact associated with wildland fires at the project sile. City of Palm Springs Storwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 38 000688 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION VIII. HYDROLOGY AND WATER QUALITY Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact Would the project: Incorporated a) Violote any water quality standards or waste ❑ ❑ ® ❑ discharge requirements? b) Substantially deplete groundwater supplies or interfere substontially 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 rate 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 manner which would result in substantial erosion or siltation on- or off-site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or ❑ ❑ ® Elriver, 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 water which would exceed the capacity of existing or planned stormwater drainage systems or ❑ ❑ ® ❑ provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water ❑ El ❑ quality? IR g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard ❑ El ElBoundary or Flood Insurance Rate Mop or 19 other flood hazard delineation map? (Source: h) Place within a 100-year flood hazard area structures which would impede or redirect ❑ ❑ ❑ flood flows? i) Expose people or structures to a significant risk of loss, injury or death involving flooding, ❑ ❑ ❑ including flooding as a resulf of the failure of a City of Palm Springs Stanwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 39 06008E INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Vill. HYDROLOGY AND WATER QUALITY Less Than Polentiolly Significant Less Than No Significant With Significant lmpoct Impact Mitigation Impact Would the project: Incorporated levee or dam? j) Inundation by seiche, tsunami, or mudflow? ❑ ❑ ❑ Setting The project site will be served by Desert Water Agency (DWA), which supplies domestic water to the City. The DWA pumps water from e number of wells throughout the area for domestic use. Groundwater has historically been the principal source of domestic water in the City. DWA also recharges groundwater through recharge basins located in the northwestern portion of the City. Sanitary sewer services to the site will be provided at the City's treatment plant. The project site is located in a FEMA Zone C, designating that the site is outside the 100 year flood boundary, and therefore not subject to flooding. The site, and surrounding area are generally Plot, with storm flows traveling through the site from north to south as sheet flows. The existing parking lot conveys storm flows to the south, into Amado Rood. Discussion of Impacts a) Less Than Significant Impact. The proposed hotel and condominium units will be required to connect to DWA water facilities, and City sanitary sewer facilities. Both agencies are regulated by State and federal agency standards which assure compliance with water quality and waste discharge requirements, respectively. During construction, storm flows through and around the site will be susceptible to pollution from construction activities, including siltation. The City will require compliance with NPDES regulations for all project construction activities, including the preparation of a 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. Overall impacts associated with water quality ore expected to be less than significant. b) Less than Significant Impact The project site currently uses domestic water in irrigating the parking lot on the southerly two thirds of the site. The development of 200 hotel rooms and 145 condominiums will result in an increase in domestic water usage. A consumption rate of 4,13 acre feet/ocre/yeor was estimated for the condominiums, and 5.69 acre feet/acre/year for the hotel focility6. Based on these consumption rates, the proposed project will result in a demand for domestic water of 13.3 acre feet for the condominiums, and 18.6 acre feet for the hotel, for a total usage of 31.9 acre feet per year at the site. The parking structure will result in a minor need for domestic water associated with the irrigation of perimeter landscaping, however this water usage is expected to be equivalent to, or less than that currently utilized by the parking lot landscaping, resulting in no net increase in water use. 6 Water consumption factors 2004,Coachella Valley Water District. City of Palm Springs Starwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 40 0Q0090 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION The Desert Water Agency (DWA), the water provider for the proposed project, uses surface water (streams in the San Jacinto Mountains), groundwater, State Water Project water, and recycled water to provide domestic water service to its customers. The reliability of DWA's water supply is excellent, since the Agency relies on local water sources and has imported and stored water within the Whitewater River Subbasin to meet expected demands. As a result, drought conditions In southern California have not impacted DWA's ability to meet its service demand. For future growth, DWA has also implemented water replenishment programs, for both the Whitewater River and Mission Creek Subbosfns, which optimize and protect the groundwater and provide sound management of water supplies. The Agency also is increasing its production of recycled water, from the Current 2,850 acre feet per year to 6,000 acre feet per year in 2010, and 8,000 acre feet per year in 2020, In 2005, DWA had 60,450 acre feet per year in water supply, including all sources of water, and non-consumptive return%. In that same year, DWA had a demand for groundwater of 45,400 acre feet per year. DWA's water supply is expected to increase to 65,600 acre feet per year, mostly due to increases in production of recycled water, which will rise from under 3,000 core feet per year in 2005, to 6,000 acre feet per year in 2010. The proposed project will increase this demand to 45,432 acre feet per year, resulting in a surplus of water of 15,018 acre feet per year. When other projects in the area are added (the proposed project, the One Palm Springs project, and the Privado project), the cumulative demand for water will increase by 98.26 acre feet per year, for a total demand of 45,498.26 acre feet per year, and a total surplus of 14,951,74 acre feet per year. The increase caused by the proposed project alone represents a 0.07% increase over existing demand, and will not significantly impact water supplies available to DWA. The increase caused by all three projects represents a 0.2% increase in total demand, and is also not significant. Impacts associated with water consumption for the proposed project are not expected to be significant. The Urban Water Management Plan demonstrates that during normal water years, and single dry years, the Agency will have a cumulative water surplus from existing water sources through 2030. During multiple dry year conditions, the amount of groundwater is storage will be reduced by less than 1%, depending on the amount of non-consumptive return during these time periods. The rate of non-consumptive return had previously been estimated at 35% of water production, but has recently been thought to be as high as 40-45% of production, and is currently being re-evaluated. During normal water years, the non-consumptive return would result in an increase in groundwater in storage of between 60,000 and 206,000 acre feet from 2005 and 2030, depending on the rate of return, after the Agency's demand is met. In single dry years, the increase in groundwater would range from 19,000 to 170,000 acre feet per year, depending on the rate of non-consumptive return_ In multiple dry years, the groundwater basin would decrease by 60,000 to 74,000 acre feet between 2005 and 2030, which represents a cumulative decrease of less than 1%, and is not a significant impact on the groundwater basin. The project site is designated for high density residential development, including resort hotel development. The proposed project is consistent with this designation. DWA has adopted an Urban water Management Plan which details the availability of water for its r "Desert Water Agency 2005 Urban Woler Management Plan."prepared by Krieger&Stewart,December 2005. City of Palm Springs Starwood Resort Hotel May 2007 Initial Study/Mitigated Negative bectaration 41 060091 INITIAL$TUDY/MITIGATED NEGATIVE DECLARATION service area through the year 2030. 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 assumptions for water use. DWA has sufficient supplies, or plans for additional supplies to provide domestic water to its service area through that period. DWA also recharges its groundwater basin at recharge basins located in the northern end of the City. In addition, the City requires the implementation of water conserving measures in all new development. These existing programs, 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 City requires that new development projects retain the increased storm water runoff resulting from site development on site and discharge storm Plows at a rate equal to or less than the pre-development conditions, in compliance with local and federal requirements. The project site is currently partially developed with a parking lot which drains to Amado Road. The northern one third of the site is vacant, and has been previously graded. A Preliminary Drainage Study was prepared for the proposed project8. The drainage study found that the site is generally flat, with only a 1.77o gradient to the south and west_ The site currently accepts flows from the properly to the north. The Study analyzed the storm flows resulting from the 100 year, 1 hour storm, and determined that runoff from the project site at build out will result in a need to retain 27,010 cubic feet of water on site. The Study further determined that underground retention facilities would be constructed for the proposed project, consisting of a 96 inch diameter corrugated metal pipe, 540 feet in length, will have sufficient capacity to retain the flows generated by the build out condition. The pipe is proposed to occur along the eastern property boundary, under a service road adjacent to the condominiums. Storm flows on the site will be directed to a series of inlets to be located behind the hotel portion of the site. The construction of this on site storm water system will assure that impacts associated with downstream properties ore reduced to less than significant levels. The project will also be required to comply with the City's standards associated with surface water management, including the submittal 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. The SWPPP must include best management practices for the control of silt and pollutants during construction on the site. These standard requirements will assure that impacts associated with pollution of the surface waters are reduced to less than significant levels. The City may also require, as a condition of approval, chat the project install measures in accordance with applicable 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 Regional Water Quality Control Board at the time that the project is constructed. e) Less Than Significant Impact, The proposed project's Preliminary Drainage Study resulted in the design of a surface water management system which will retain the incremental increase in storm water runoff resulting from development of the project on site. As a s "Preliminary Drainage Study for Tentative Tract Map No.35236."prepared by Fomotar Engineering.December 2006. City of Palm Springs Storwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 42 000092 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION result, the proposed project will not contribute runoff which would impact off-site drainage facilities. The Preliminary Drainage Study will be refined through the preparation of final plans for the site, to assure that the facilities proposed are consistent with the needs of the ultimate building envelopes on the site. The City will review the final hydrology study, SWPPP and NPDES best management practices, to assure that storm flows do not exceed current volumes, and are not polluted. These standard conditions of approval will assure that impocts associated with storm flows are reduced to less than significant levels. f) No Impact. All components of the proposed project will be required to comply with City standards for the preservation of groundwater quality. No other woter quality issues are expected to result from implementation of the proposed project. g-h) No Impact. The project site is located in Flood Zone C, indicating an area which is not subject to 100 year storm inundation. No impacts associated with flood zones are expected. 1)-j) No Impact. The project site is not in the vicinity of a levee or dam. 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 flat, and surrounded by urban development, and therefore not subject to mud flows. No impacts are expected. City of Palm Springs Sfarwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 43 000093 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION IX. LAND USE AND PLANNING Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact Would theproject: Incorporated a) Physically divide an established community? ❑ ❑ ❑ 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 fhe purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural community ❑ ❑ ❑ conservation plan? Setting The project site is governed by the policies and land use designations of the Section 14 Master Plan. The project site is designated Residential High in the Master Plan, and has a zoning designation of R-4 and RGA-8. The City currently implements the Coachella Volley Fringe-toed Lizard Habitat Conservation Plan. The site is also subject to the provisions of the Tribal Multiple Species Habitat Conservation Plan, as discussed above under Biological Resources. Discussion of Impacts a) No Impact. The proposed project site currently accommodates a parking lot, and is adjacent to existing self-contained condominium projects on its east and west. The development of the proposed project will not divide any of these communities. b) No Impact. The Section 14 Master Plan allows for the development of multiple family dwellings and resort hotels in the Residential High land use designation. The proposed project is therefore consistent with the Master Plan. The zoning designations of R-4 and RGA-8 also allow for the development of multi-family residential units and resort hotel development on the project site. There will be no impact to land use plans as a result of the proposed project. c) No Impact. The City will require the applicant to comply with the requirements of the Coachella Valley Fringe-toed Lizard Habitat Conservation Plan, and the Tribal Multiple Species Habitat Conservation Plan. No conflicts with these plans will occur as a result of project build out. City of Palm Springs Starwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 44 000094 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION X. MINERAL RESOURCES Less Than Potentially Significant Less Than No Significant with Significant impact Impoel Mitigation Impart 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 delineated on a local general plan, specific pion or other land use plan? Setting The California Division of Mines and Geology identifies portions of Palm Springs as a resource zone for aggregate/industrlol minerals. The mojorlty of the City is located in Mineral Resource Zone 3 MRZ-3 (an area containing mineral deposits the significance of which cannot be evaluated from available data). MRZ-2 areas are located in the northern portion of the City. MRZ-2 represents an area where adequate information has been established to indicate that significant mineral deposits are present, or where it has been judged that a high likelihood for such deposits exists. Minerals in the Palm Springs area are limited to sand and gravel for aggregate and/or decorative stone purposes and limestone (Smith, Peron! and Fox, 1992). Discussion of Impacts a-b) No Impact. The proposed project occurs in an urbanized area of the City.The project site is currently partially developed as a parking lot for the Convention Center. The site is designated for urban residential development, and does not contain significant mineral resources.There will be no impact to mineral resources. City of Palm Springs Starwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 45 060095 INITIAL STUDY/MITIGATED NEGATIyE DECLARATION XI. NOISE Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Wigotion Impact Would the project result in: Incorporated 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 El ❑ ❑ 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 The City of Palm Springs requires that the community noise equivalent level (CNEL) does not exceed 65 dB at the exterior living areas (rear yards) or 45 dB at the habitable interior living area for residential land uses. Existing noise levels in the area of the project site currently range from 65 dBA CNEL to 70 dBA CNEL at o distance of 50 feet from the centerline of the streets. These noise levels are primarily caused by automobile Traffic on surrounding streets. Discussion of Impacts a) Less Than Significant Impact with Mitigation Incorporated. The proposed project will result in the construction of a 200 room hotel, 145 condominium units and a parking structure on a 10.47 acre parcel. The development of the condominiums is consistent with residential development occurring in the project area, and their long term operation will not result in the City of Palm Springs Starwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 46 cc,oass INITIAL STUDY/MITIGATED NEGATIVE DECLARATION generation of noise levels in excess of those generally occurring in the area_ The condominiums are to be located adjacent to Calle Alvarado, a local street which does not generate substantial traffic, and is not expected in the future to generate substantial traffic, which will exceed City standards. Calle Alvarado currently experiences noise levels of 57.8 dBA CNEL at 50 feet from its centerline. Future noise levels )2020) are expected to rise to 58.0 dBA CNEL, still well below the City's standard of 65 dBA CNEL for residential development. Further, the condominiums to be located along Colle Alvarado will be set back at least 35 feet from the street right of way_ The condominiums proposed in the southern portion of the site will be located at least 325 feet from Amado Road, and will be screened from Amado by the hotel structures, which will effectively reduce noise at this location. Impacts associated with noise for the condominium portion of the project are expected to be less than significant. The hotel portion of the project will be located in the southwestern quadrant of the site, and will result in the location of hotel rooms on Amado Road. The majority of these hotel rooms will have operable windows on Amado, but will not have balconies or terraces facing this direction. Hotel room windows will occur of a distance of approximately 65 feet from the ultimate centerline of Amado Road. Existing noise levels are estimated to be 70.3 dBA CNEL at 50 feet of the existing centerline of Amado Road_ Future noise levels (year 2020) are expected to 70.7 dBA CNEL at 50 feet from centerline. Therefore, it can be expected that noise levels at the hotel rooms located on Amado Road will exceed the 65 dBA CNEL standard_ However, since no balconies are proposed for these rooms, the residents of these rooms will not be exposed to noise levels in excess of the City's standards. Standard construction practices generally reduce exterior noise levels by approximately 20 dBA?. Therefore, it would be expected that the interior noise levels at these hotel rooms would be 50 dBA CNEL. This noise level exceeds City standards of 45 dBA CNEL, and represents a potentially significant impact which requires mitigation. Effective mitigation can be provided by the installation of single-glozed windows, which would be expected to reduce noise levels by 25 dBAto, thereby reducing interior noise levels to 45 dBA. The proposed parking structure will expose persons to noise levels generated by trofFc on both Avenida Caballeros and Amodo Road. These noise levels are expected to be approximately 70 to 70.7 dBA CNEL at 50 feet from centerline. The construction of the structure will reduce the noise levels somewhat. Further, the parking structure, os a temporary and quasi-commercial use, is not considered a sensitive receptor in the General Plan, and is not required to experience noise levels of 65 dBA. Therefore, the impacts on site associated with the parking structure are expected to be less than Significant. Finally, the City will require the preparation of noise impact analysis relating to the building plans submitted for construction for both the hotel and condominium portions of the proposed project.This analysis is required to show that building construction will result in interior noise levels not exceeding 45 dBA CNEL. This City requirement will reduce potential impacts associated with on-site noise on sensitive receptors. 9 "Highway Traffic Noise Analysis and Abatement Policy and Guidance," prepared by the Federal Highway Administration,June 1995. 10 Ibid. City of Palm Springs Sfarwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 47 ®�h �aF9 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Mitigation Measures In order to assure that noise impacts are reduced to less than significant levels, the following mitigation measure shall be implemented. MM XI-1. All hotel rooms fronting on Amodo Road shall be constructed, at a minimum, with single-glazed windows. b) No Impact. Temporary and periodic ground borne vibration may occur during construction of the project, particularly as heavy equipment grades the site. These vibrations would not be expected to be sustained , and since grading equipment moves across a site, would be short term. No long term impacts associated with vibration are expected from the development of the proposed project. c) Less Than Significant Impact with Mitigation Incorporated, The proposed project's contribution to area noise levels will primarily be from vehicles on area roadways. As described above, noise levels in the area of the proposed project in the long term are expected to be about 70 d8A CNEL at 50 feet from centerline. Surrounding projects, including the existing condominiums in the area, have perimeter walls, which reduce noise levels to acceptable standards in the outdoor areas of these projects. The operation of the hotel will also generate noise associated with deliveries and "back of house" activities in areas located approximately 50 feet south and west of the residential condominiums which currently occur immediately north of the site. The noises will generally be temporary and periodic, but will include truck traffic, backing beepers, and catering activities. A b foot wall is proposed along the perimeter of the site, which will reduce these noise levels. In addition, the loading dock is proposed to be recessed and enclosed, which will contain noise levels. Finally, exterior access to the "back Of house" will be significantly limited, with only one doorway proposed, thereby limiting the potential for outdoor activities adjacent to the residential land uses. Nevertheless, commercial loading and unloading activities could represent a nuisance for adjacent residences, particularly during the quieter evening and night-time hours. This could be considered a significant impact, which requires mitigation. The operation of the parking structure will result in temporary and periodic noise associated with vehicle parking. The structure, however, is to be constructed of masonry, which will provide a significant reduction in noise by absorbing sound generated by vehicles. Car doors and engine noises will, however, have the potential to be a nuisance for the adjacent residents to the north. This could be considered a significant impact, which requires mitigation. Mitigation Measures In order to assure that noise impacts are reduced to less than significant levels, the following mitigation measure shall be implemented. MM XI-2. Deliveries and loading and unloading activities at the hotel loading dock shall be limited to the hours of 7 a.m. through 7 p.m. MM XI-3. The north wall of the parking structure shall be constructed with 05 few openings as possible, in order to control noise levels to the north. City of Palm Springs Stanwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 48 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION d) Less Than Significant Impact with Mitigation Incorporated. Construction of the proposed project will result in elevoted noise levels, particularly during the grading of the site. The peak noise level for most of the equipment that would be used during construction on the project site ranges from 70 to 95 d8A at a distance of 50 feet. The southern-most units of the existing condominiums north and east of the site can be expected to experience noise levels in this range for short periods of time. Construction noise is, however, temporary, and is regulated by the Municpal Code to occur during the noisier day time hours, which helps to lower the potential impacts. Should heavy equipment be stored or maintained adjacent to the existing condominiums, however, the noise levels could potentially be sustained, which would result in a potentially significant impact which requires mitigation. Mitigation Measures MM XI-4. Construction activities on-site shall occur only between 7:00 a.m. and 7:00 p.m., Monday-Friday, and 8:00 a.m. and 5:00 p.m. on Saturdays, as specified by the Palm Springs Municipal Code. MM XI-5. 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-6. All construction equipment shall be in proper working order and maintained in a proper state of tune to reduce backfires. MM XI-7. Stockpiling and vehicle staging areas shall be located as for as practical from surrounding residential development. MM XI-8. Parking, refueling and servicing operations for all heavy equipment shall be located at the southeast corner of the site. MM XI-9. Stationary equipment shall be placed such that emitted noise is directed away from noise-sensitive receptors. e, Q No Impact, Palm Springs International Airport is located 1.5 miles east of the proposed project, and does not conduct flight operations over the proposed project. There ore no private airstrips in Palm Springs. No impacts associated with aircraft operational noise levels are expected. City of palm Springs Stanwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 49 ccaas9 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION XII. POPULATION AND HOUSING Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact Would theproject: Incorporated a) Induce substantial population growth in on 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 substontial 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. Discussion of Impacts a) No Impact. The development of 145 condominiums has the potential to increase the City's population by approximately 305 persons, which is not substantial, and will be absorbed by normal growth rates in the community. The hotel will generate a need for employees who will require housing. However, since the size of the hotel will be limited to 200 rooms, it can be expected that the additional employees required to operate it would be similar in number, and would also represent normal annual growth rates in the community. No impact is expected. b, c) No Impact. The project site consists of vacant land and an existing parking lot. No structures will be eliminated as a result of the project, and no persons will be displaced. City of Palm Springs Sfarwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 50 OU0�00 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION XIII. PUBLIC SERVICES Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact Would the project 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 accept oble 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 Deportment currently operates five fire stations located throughout the city. The station closest to the project site is station #442, located at 300 N. El Cielo, 1.5 miles from fhe project Site. The station houses one 85' aerial platform, one 1,800 gallon water tender, and one breathing support vehicle. The station is manned on a 24 hour basis with one Captain, one Engineer, and one Firefighfer. Also available to serve the project site are station #t441, located at 277 North Indian Canyon, about 2.5 miles from the project site, and station 0443, located at 590 E. Racquet Club, about two miles from the project site. The City has established maximum fire response time at five minutes. The Department receives funding for operational and capital improvements through the City's General Fund (Smith, Peroni & 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 o 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, Peron! & 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 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 53080 et. seq. and 65995 et seq. in the amount of $2.35 per square foot of residential development. City of Palm Springs Stanwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 51 C©o1a� INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Parks. The City of Palm Springs has seven parks located on approximately 140-acres within its boundaries. These include Desert Highland Park, Vittorio Park, Ruth Hardy Park, Sunrise Park, Boristo Park, Demuth Park and Palm Springs dog park. 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 from the City Fire Department, but is not expected to require additional services beyond those currently available. The project will generate property, sales and transient occupancy fox, which will offset the cost of providing these services. Further, 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 services are recovered. This condition will assure that impacts to fire services are reduced to less than significant levels. The Fire Department has reviewed, and will continue to review project plans to assure that project designs meet all requirements of the Fire Code. This standard practice will assure that impacts associated with fire services are less than significant. b) Less Than Significant Impact. The proposed project will generate additional need for police protection, but is not expected to require services beyond those currently available. 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 project will generate property, sales and transient occupancy tax, which will offset the cost of providing these services. Further, 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 police services are recovered. This standard requirement will assure that impacts to police services are reduced to less than significant levels. c) Less Than Significant Impact. 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 odditionol 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. e) Less Than Significant Impact. The addition of the proposed project will result in a minor impact on governmental services. The project will generate property, sales and transient occupancy tax, which will offset the cost of providing these services. City of Palm Springs Starwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 52 COO102 INITIAL STUDYNITIGATED NEGATIVE DECLARATION XIV. RECREATION Less Than Potentially Significant Less Than No Significant with Signifcant Impact Impact Mitigation Impact Would the project: Incorporated a) Increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities 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-acres of developed parkland and public and private golf courses which occur in the City, the City also includes the Whitewater 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 & Peroni, 1992). Discussion of Impacts a-b) Less Than Significant Impact. The condominium component of the proposed project will include a pool area and club room for residents, which will provide on-site recreational opportunities. In addition, the proposed project will participate in the City's parkland fee program, to offset impacts associated with parks generated by the new residents of the project. Impacts are expected to be less than significant. City of Palm Springs Stanwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 53 000103 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION XV. TRANSPORTATION/TRAFFIC Less Than Potentially Significant Less Than No significant with significant Impact Impact Mitigation Impact Would theproject: 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 cumulatively, a level of service standard established by the El ® ❑ El congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a El El ❑ 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 ® ❑ ❑ 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 ❑ ❑ ❑ [e.g., bus turnouts, bicycle rocks)? Setting The proposed project is located at the northwest corner of Amado Road and Avenida Caballeros. Avenida Caballeros is designated a Major Thoroughfare, with a 100 foot right of way. The Section 14 Master Plan calls for a 64 foot curb-to-curb street section for this area of Avenida Caballeros, with no parking and a Class I bikeway. Amado Road is designated a Secondary Thoroughfare, with an 80 foot right of way, and a 64 foot paved width, as delineated in the Master Plan. Discussion of Impacts a-b) Less than Significant Impact with Mitigation Measures Incorporated. A traffic impact analysis was prepared for the proposed project''. The analysis considered the potential impacts associated with 200 hotel rooms and 200 condominiums, and therefore considers more significant potential impacts than those which will result from the I I "Westin Hotel and Residences Traffic Impact Study,"prepared by Endo Engineering, December 2006. City of Palm Springs Stanwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 54 0001a� INITIAL STUDY/MITIGATED NEGATIVE DECLARATION development of 145 condominiums. The traffic study found that area intersections, both signalized and unsignalized, operate at Level of Service C (LOS C) or better during both the mid-day and evening peak hours. The study further found that the proposed project will generate approximately 2,580 average doily trips at build out. 193 of which will be at the mid-day peck hour, and 224 of which will be at the evening peak hour. The study found that although the proposed project will impact surrounding intersections to varying degrees, none of the intersections will operate at a deficient level of service, with implementation of the proposed project and surrounding proposed projects. Surrounding intersections will operate at level of service C or better of project build out (2009) for both signalized and unsignalized intersections. The traffic study also analyzed long term potential impacts to the area's circulation system_ All signalized intersections are expected to operate at level of service C or better in year 2030. The traffic study also analyzed volumes at area unsignalized intersections, to determine whether warrants are met for signolization by the year 2030. The analysis found that the intersection of Calle Encilia and Amodo Rood; Calle el Segundo and Amado Road; and Avenida Caballeros and Amado Road will require signolizotion to maintain level of service D in the long term. The project will contribute to this need for signalization. This represents a potentially significant impact which requires mitigation. Mitigation Measures In order to assure that traffic impacts are reduced to less than significant levels, the following mitigation measure shall be implemented. MIA XV-1. The project proponent shall contribute his/her fair share to the signalization of Calle Encilia and Amodo Road; Calle el Segundo and Amado Road; and Avenida Caballeros and Amado Road. c) No Impact. The proposed project will have no impact on air traffic patterns. d) Less than Significant Impact with Mitigation Incorporated. The traffic study analyzed the access to the hotel, particularly as it related to the stocking of vehicles, and the potential for vehicles cuing on Amado Road. The analysis found that there is a potential for congestion at this location, particularly during special events. Since the completion of the traffic analysis, plans for the project have changed, and self parking at the hotel will no longer be available, although self-parking at the parking structure will be available. The hotel will provide for valet parking only at the hotel entrance, which should help to reduce congestion at this location. However, until final plans are determined, there is a potential for significant impact on Amado Road associated with the design of the entry of the hotel. This requires mitigation to reduce the potential impact to less than significant levels. Mitigation Measures In order to assure that site design are reduced to less than significant levels, the following mitigation measure shall be implemented. City of Palm Springs Stanwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 55 GGOIa5 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION MIA XV-2. Adequate reservoir capacity shall be provided at the hotel access and the parking structure entrance to assure that cars waiting for entry do not obstruct adjacent Amado Road. e) Less than Significant Impact. The Fire Department has reviewed the project plans, including turning radii necessary to maneuver the lorgest of the City's trucks through the area. As plans are refined and finalized, the Fire Department will continue to review them, and will ultimotely be required to approve a design which meets standards and assures safe and efficient emergency access to the site. Impacts are expected to be less than significant. f) Less than Significant Impact. The proposed project will resull in the elimination of approximately 400 surface parking spaces currently utilized by the Convention Center at this time. The project, however, proposes the construction of a parking structure which will have a capacity of 511 vehicles. The hotel will require approximately 250 of these spaces for hotel use. Therefore, the parking structure will provide for the replacement of the surface parking lot spaces by providing 261 spaces not assigned to the hotel. Additional parking is being developed by the City at other locations to accommodate Convention Center activities. It is also likely that hotel guests will attend events at the Convention Center, and that the parking requirement for each use will be further reduced by the complementary use resulting from the location of the hotel across from the Convention Center. Overall impacts associated with parking requirements are expected to be less than significant. g) No Impact. The proposed project is in the vicinity of existing SunUne Transit routes, and residents and visitors will hove easy access to transit services. The proposed project is not expected to impact SunLine's capacity. No impacts are expected. City of Palm Springs Starwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 56 COO106 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION XVI. UTILITIES AND SERVICE SYSTEMS Less Than Potentially Signiflcanl Less Than No Significant With Significant Impact Impact Mitigation Impact Would the rdect: 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 Elfacilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements Eland resources, or are new or expanded entitlements needed? e) Result in a 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 El ® ❑ and regulations related to solid waste? Setting The City owns a wastewater treatment plant (WWTP) located at 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 groundwater. 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 Whitewater5ubbasin. Solid waste service is provided by Palm Springs Disposal Service. Solid waste generated in the City is sent to the Edom Hill transfer station located in the City of Cathedral City_ Permitted throughput of the facility is 2,600 tons per day. Solid waste from the transfer station is disposed of City of Palm Springs Starwood Resod Hotel May 2007 Initial Study/Mitigafed Negative Declaration 57 000107 INITIAL STUDY/MITIGATED 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 Sobrante Landfill (remaining capacity 184,930,000 cubic yards) (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 Whftewater Wash (Smith, Peroni, Fax, 1992)_ The project site is located in Flood Zone C, which designates areas that are not subject to 100 year flood. Discussion of Impacts a-b, e) Less Than Significant Impact. The proposed project will be required to connect to the City's sanitary sewer system. Wastewater will be conveyed to the Palm Springs Wastewater Treatment Plant. 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 day12. The project could generate a population of 305 residents, and up to 400 hotel guests on any one day (assuming full capacity at the hotel). This on-site population could generate 70,500 gallons per day, or 0.071 mgd. The plant has current capacity in excess of 2 mgd daily. The proposed project will be required to pay connection fees to hook into the existing lines. Impacts are expected to be less than significant. c) No Impact. The proposed project proposes to retain on-site storm water in an underground retention area. The City Engineer will require the preparation of a final hydrology study, when final plans for the project are submitted, to assure that the site's storm water retention system meets all City standards. No impact is expected. d) Less Than Significant Impact. The project proponent will be required to connect to existing DWA water infrastructure available adjacent to the site. Water service requirements may include, but are not limited to, upgrades, modifications, replacement, and abandonment of existing DWA facilities. These improvements may require construction within and adjacent to public rights-of-way and existing and/or proposed easements. Construction will occur in accordance with DWA and City requirements. Impacts are expected to be less than significant. 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 significant. 12 "Environmental Analysis Handbook,"John Rau and David Wooten, 1980. City of Palm Springs Starwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 58 060108 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION XVII. MANDATORY FINDINGS OF SIGNIFICANCE NOTE: 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 qualify 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 ❑ ® ❑ El 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)? e) Hove 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 have the potential to significantly degrade the quality of the environment, substantially reduce the habitat of o 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 has been significantly impacted and does not contain native habitats or species of concern. No historic or paleontological resources occur on the site. The project does have the potential to impact archaeological resources. However, mitigation provided in this Initial Study reduces potential impacts to less than significant levels. b) Less Than Significant Impact. The proposed project is consistent with the Section 14 Master Plan, and the General Plan, insofar as it proposes high density residential and hotel development, consistent with the land use designation for the site. The project also meets the policies relating to economic development in the General Plan, insofar as it will widen the City's sales and transient occupancy tax bases. Impacts are expected to be less than Significant. City of Palm Springs Storwood Resod Hotel May 2007 Initial Study/Mitigated Negative Declaration 59 000109 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION c) Potentially Significant Impact Unless Mitigation Incorporated. The proposed project has the potential to result in significant impacts related to air quality, noise cnd traffic without mitigation. All potential 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. City of Palm Springs Storwood Resort Hotel May 2007 Initial Study/Mitigated Negative Declaration 60 000110 INITIAL STUDY/MITIGATED NEGATIVE DECLARATION REFERENCES 2000 Census, California Department of Finance, www.dof.ca.00v, 2001. Ambient Air Quality Stondards, California Air Resources Board, July 2003, EMFAC 2002 Version 22 Emissions Tables. Scenario years 2006 and 2007, model years 1965-2007 California Air Resources Board, December 2002. Environmental Analysis Handbook, John Rau and David Wooten, 1980. South Coast Air Quality Management District, CEQA Air Quality Handbook, November 1993 Smith, Peron! & Fox. Palm Springs General Plan Update Draft Environmental Impact Report. December 1992. Soil Survey of Riverside County, California, Coachella Valley Area, US Department of Agriculture Soil Conservation Service, September 1980. URBEMIS2002 Version 8.7 Emissions Estimation for Land Use Development Projects, Appendix H, South Coast Air Quality Management District, April 2005. Section 14 Master Plan, November 2004 Section 14 Master Plan EIR/EIS, July 2002 Westin Hotel and Residences Traffic Impact Study, Endo Engineering, December 2006 Preliminary Drainage Study for Tentative Tract Mop No. 35236, Fomotcr Engineering, December 2006 Phase One Environmental Site Assessment, MSA Consulting, September 2006 Preliminary Geotechnical Investigation..., Leighton Consulting, November 2006 City of Palm Springs Storwood Resort Hotel May 2007 Initial Study/Mitigafed Negative Declaration 61 00011 1 VO �� �1'nI1�•e:.'w r'-e�.4t; r,�r.M.°;w J=,F.s_ -, nl., M,e,r,"Cvr'm.�ninw r.Fy'.>rw,r=m-r+r ' L { _ F r_i(]^p� I fFl p?[(1 f�' j[�i I r_ �.if� I -60 --- -- � ii , .. 7e - - J�Lo. __ -_•per- - - - - .ol 1_ '�_ _ ;• ' kYaw 0 t f LL a i -=...l EL I - _ I�'k:• - .mY]ire' � __ c .,.;.ri�r_d:.ei,w'�:I" �!,',„- T'....,_I-.,...�-,-rr�K�a+y.:=am_'_'lids.;:il• -1�il�r L �_ J' ^' �q� -yYYYM-'.sF' �I - - �. �?Fr :w••s~=� hlr±M,*'i=.d.:.• II L__.._ - , I „'•'a�':�f , y �� ,.t. may:'^ �W,A�l i � � ,. j. LILL 'j- Cc' C-. _-`„r�.1,yr�..ry=:-:ir-..._ _•_ ..-_:.-�`u.. u:::wi �=_:�:I ._�� �--- • ,...5•nrreii -,•f_ .�g'r'�-.��: -^- •e.Y�' -'r`..! = -- =-` r'�: `' r�. `y, �.: Ig °T -���i' - _. _ _ Tom.:. M•.• .d:L CT: t :��� -�Ali ivy ivy-�s�ss_�:�.;- _-=-�;X '?�?;d-ie'ai/�..J:..r:', -�-T"-1--- ---'"�' �-� y3��m:MT- - - - =�� - . Exhibit 1 i \ 4 lam_ \t� ••1{ v -_ . 1S7axHeigh`=50' EXISTING CONDOS ../"/':. \ �✓ l '�' �\�4;!'�,'� -1 � / /� - � ' �� gym`` C4 `._ Y 1 �J ♦ x / \ i t. , J� 4 KIWIS ?\�'ll;R� '4 :��`` �;. A. T'�, I I�I'I'\rLS4;, 3O C\`l)OS Max Height-50' \ / -COURT . ' Jr. �/rI} Efs r ;• \} i - = l " BEACH ao 4Y • ��.�;_ i T[IIJI's'I SPA[;L � � ;' - ;\ ` f i/ G \ �e POOL , =30' Height 30F ROPOF EVENT l31SCREENNTRYCOURt \� COURT 40 ' 60 HOTEL Max Height=62' v�. •� ,',, \\ \ -.', i ,- � �. B N UEf P9 ' ``3�° , ,( ij. DROP OFF v fi v fi � RI�L< 1 @S l . LLFI,L s vi / P.S.C.C. i'E: iofi. ✓'?Cf.ucjs a"1.ill :fli lCsoS # ° 'b F rii r c ..;, Exhibit 2 r Total Site Area Total Residence Units AVEIVIEO CABALLEROS 444r 583 SF 180r150 SF �f. .45 LL" L457. '4 -T _ _ _ _ - - - I BUILDING 146,500SF 33% LOFT LEGEND � DRIVEWAY/PARKING 49990SF 11% 6005FUNIT 31% 62 RESIDENCE I o r CGY5[FBCIIOrIPRrSE3 OPEN SPACE 248,103 SF 56% 9255FUNIT 4795 94 --- -- - - HOTELGUESTROOM _^r - - - - - S- - - - - _^ Lai; aCOPUGE (60%REQ.) 1,225SFUNIT 19% 37 COMMON SPACESPA Total: 100% 1,525SFUNIT 3% 7 - - . l . � F_ F€TNESS -M.F3a:7] 1 90M T e�fi'5 1COTotal; lOD% 200 FOOD/BEVERAGE A& BANQUE -- ----NG SPACE LL 1 LOEI CONDO-E Legal Description Total Hotel COMMERCIAL/RETAIL Total 6 0Units Block 103,105& 105 in section 14,Town sh!p 4 south. GUESTROOM 200 —__=- HOTEL B.O.H. i i = 1 1 I N ff UBIr n Range 4 east,San Bernard1nohleddlan, City of Palm SUPPORTFUNCTION a. .e p-0GROUNR I 96 ff ul,li r POOL/WATER FEATURE ' tauM •A59 F, - 1X5 T CNr B SPringsr County of Rivarside,State ofc CA LOGGIA l I IGLNcL�B I I s s L i : l �` I Total AREA: 47,450 SF ROOF/DECK I ` 14.05 S LorrCo ■Da-] LOF CONDO Ulu eas - ate 3 TotaC 36 Units TOtaI: 29 UntS AVNG 6X ST LP4r ) 6'0 7 INr BErr . f 9Ei ff 04r A SUC URr I C.7:arRBCVOr1 PMJ•SEL 1. .+Cs'Nr sl ,.}!5 sF Lnli x V - +[4'E �`T °JP, 36, 1,569va. 2 CVNSrBUCR@I PPUE2 CONSr'iU0C•TFM5E1 I,SeS ffVai f D-u s 1,4555F I LOT S6 Wr.NGE L012 BIit C94E GE LOT I-Sore CGYERA€- S t6ae = - ' ells F� I1 a✓ o6 VAN P s: Total AREA: 34,025 SF Total AREA: 25,425 SF y F 4rf?;yar, xc'3 s a 3!J:5•.4 513 5 ;;Si 31C1: i6,193 S X' i _ g _ ___ ____ ❑ !9✓'LE 41.[03 s i•^ L'(11 ,3P`A ff BTT6AIaA5KFG U,+L:5 jr, 3J5£p'AT/F.:?:LYL d.le6 E£ Y LEu11 AF;s I T I• (458 RN L-'!12 ,OR11 S fF'a 5',h 6.00 5 r 5'_: tr=N 5P!!{ II,6X 5' Y: LLl4 Y l,f5)Sr I ' - } I I O L.1 3 5�SiS 5[`REP tPi:BEO L<tit' 3 iza ff - - s LRa 4 5�'KS iOr,L It6,:A� INJS Nill ,"c]B3 IpY] L4C a eve G' i j 3 1 i PFU COURT II I_ I W Jy�i/�1 �r •45i' II — Ll M1'11<I IJGI - - - - — - - - - — -- —- - y— —i - - — [W JR l i 30'-0^351 IIS`-0 Total AREAL 22,007 SF ELY. -359'Ai-3- G 4B3-9 1 -f 1— '.9 .5' - - - - — _ — - - _.i - T9�pCulU-9 �2 ` 1W,�IE[MGEiI RLZ'G_ I ' p fld a O I a I 1A 'PAR,YIN __-_ lF¢5Fl --Tj OFF I LOFCONDO-C � L LS ; ll I li �i I �L I • 1 2 I r I t�_ _ - � -EP Lsn- mvj Total: 42 Units Id L: I i i? } r-. a Nma l� � Lw+ cla+ 6:C 5F LNr �[] 1 S,VxOSF SPJO r '�P.ESiRL�J'.Yr j 1 9v SF LNi e0 )_ ' iL_J 117 �P` gOS LIAO1WJG T a s LN. 1s 5 tba6 I -I I oBefa 1,5u S LUT xTotal AREA: 42,300 SF ;a_ ; 1 L',11 ,3rt5r" __ I I`- - i - - _ I i'-o� PAR r-�I- _ _I 1 L.a2 11,1755 i i [ C]Y00=' � - I --Ll i _ -{pyf�-, 1 a py°wp HOTEL ILla5 Ig10AS r' 1 Lu't�y •-E_' CJapGCdpV.'!Il PMfJNGlE4EL ,4 IJpS'POpl I 11 1" 4 I i- 'j---- , I I I PA4P7NGlE,'1 _ _ 1Lic 2EV. -a65', REV. =C5o' _ _ _ _. �e I e x{s Ina s r,o s 1 EIE4i ,e - -r — -_ -I -- - - - - - -w4•_p (�[ �L)AT Ldalg1'. (Ir"Y NT�ZY Glt1R•io � - �_ --,� 1 aEv. �asx a Total AREAL 147,703 SF N'- f f - c:. I •r - - ` I--¢ I C1 x 3236 F ¢ 5 r "Me vr's aLO CONDO —D [OYYB STQ 556°1 S Total: 34 Units j P1C-FONMON ! GOUVIF I Era sr Lnr, e - _���� I -� r-' r - - - - -- ;I Pnul '. _ {-PROPOSED P.L. 1UT Is 2x5 5 L'N7. 7 I m ;=1L= i - t: N Lf I ` I EXISIiNG P.L. f.W5 s 141 o I i ` 1. I i 1151WFL=_ pM.UTIR1 l'---.J - 1ns6F S�iVo10 1 CO 4 SIIGfIUN PACE f Total AREA: 30,950SF I i - u" znv PmESTPR - y�e `aEcmEaeE lFf.11 iL75F -' - - �FBQM�' c SFkME 'f t B.'MvA f",,hr LY1i BCRS I' 1 I - - - - - - - -2V- iIt - - + r--- - - nq — ._.��- - _ - - .�1 - --L - - - -,-� Hpr¢BUS S6,111 ll,14 a575ff i "i 1 - - RNPIp{II�� YD'I 1i3'-i• f ` 1.� =t. -4B?SI— — — — — PNiMJN of PO 1G.F! CALLE ALVA— _ _ _ — — — — _ — — — — — — — — — - p ,I i i I F, r 1c';t]it[�G]t11iCt I FA]JII.r.['fl[e°t n`— -r � (t _ _-.. -� - -- -• Exhibit LEGEND • RESIDENCE �- - - - -- - - - - - - - -- - - - HOTELGUESTROOM i 111 t I - COMMON SPACE = _-- • SPA I ` - FITNESS - FOOD/BEVERAGE �1 f i - BANQUET/MEETING SPACE i r' - COMMERCIAL/RETAIL I 1 1 -_--__- _ HOTELB,D.H. i t - SUPPORTFUNCTION POOL/WAIERFEATURE LOGGIA 1 ROOF/DECK [� ` , r , I I 1 I 1 GR-i MF I I I I I I 14 I � 1 I , � II _ r fH-M/E�AdcERO R ! L� SS _ a=_cx I I 1 I I = 9FCK I � SPA IT 57A PROPOSED P.L. I = ; EXISTING P.L. _ r i `r - . I i._ _ _ _, �[ �,f'$C 101•�1'uf[s1�I51'31k t1$�iiRF'E r � - Exhibit 4 LEGEND _ _ - - RESIDENCE - -- - HOTEL GUESTROOM - COMMON SPACE ---- - SPA ' 1 - FITNESS —_ - - FOOD/BEVERAGE l 1 - BANQUET/MEE ING SPACE —_- - COMMERCIAL/RETAIL + --- - HOTELB.O•H. - SUPPORT FUNCTION - POOL/WA7ERFEATURE II - LOGGIA ROOF/DECK ! I II iRcA`CfPWL 1 J F-li IL II P I I ' I I ' I I � I 1 I SPA P.L4,YOECk — -1���-^.-�--•-�--�-J �-- r I I sm DEm L 1 SPAIR 1 r i lBMW — I � rLE:rwoi - L� gi!-I PROPOSE[)P.L. E1(f5T1PlG P.L. I I I Exhibit 5 I y LEGEND RESIDENCE r- - - ---- - - -- - - - - � - HDTELGUESTROOM � I COMMON SPACE - SPA FITNESS , ---- -- - FOODIBEVERAGE - BANQUET/MEETING SPACE • COMMERCIAL/RETAIL I - HOTEL B.D.H. SUPPORTFUNCE I • PDDL/WATfRFEATUATllRE I LOGGIA , - ROOF/DECK f I j I 4 � I I f I f , I � I I , I I , I I 1 1 I I --�a � P-�--- PROPOSED F.L. MSTING P.L. k I� GRQI ROOF 1 ROW I I f I I I �- - - - - - -- -- -- -- -- - - - - - - - - -- - - - - =- - - - - - - - - - - - - - - - - - - -- I0 G €'z:Ik Il:JPIFI sc � Exhibit 6 i LEGEND -- - RESIDENCE - HOTEL GUESTROOM JJII i COMMON SPACE - SPA - FITNESS _ - FOODIBEVERAGE - _ - BANQUET/MEETING SPACE - � - COMMERCIAL/RETAIL - _ - HOTELB.O.H. Jk I 3 SUPPORTFUNCTION - P00L/WATER FEATURE LOGGIA - ROOF/DECK i i ❑ � � l I II I I ` I I , I I I � I � I 1 rITI ❑ �_I I I 0 � o � ❑uu u _��� o PROPOSED P.L. , � � ❑� � `��, �-- I � v EX€STING P.L u I - - _ _ - _- - - _ _ --- - - _ I , _ - re.icft Parir€rc l'c!�ri�p.li�e -- Exhibit 7 i m - '-'"",f'!T u'. IT . • i4;: 'I.I IT _ 41•�A 1 er'q,l'1 I I. ' '��h'„D; -;1!,�„4;;;•.:-'' ..I'n , l r:el" '•'r,'r ,1.�;,u:�l;;'mq'rdr, `�::�(',', fi:r;,-,•J�i ,IiJ,I.;IT I ' i^,� �li'SL,• .II, I," , 'f .r lq,p;,TF�'ril'' Irl r;yii{i'.,"r4LI',k�.ol ; ,�., ,•� {;', lds I�?' �j,l, � . -,I� � :,'�,ilr� , .f .a.�'.`la i'''�'I;i'''�I� •rX—,.r ti'"fr„y`G,j+.•d'"'�,._r �e, 'riv'PrI ,o L, PI arjl>�Sly.', '�.!i',.i . af+rl ;,aY,l;.,,l,',;' „" 14 yy,.lri 4n r-, .11- ,j III 1 a . y , .�, �7IT n.,,,rlCl,ll 1",i lJ�li _ n, .r'�i �.'',�+_-_. . ' r ..,�I `` l �,.I+!,I Il,pilli,` �i,•.`I+"' ylIr "I I, `I411,h lijI,`:�, �n5'• '.'�e.¢sx.rrw:ro.rJ:,- I,rn.+:- . 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