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6/15/2016 - STAFF REPORTS - 2.M.
A.��PALM SA ,y c V N Cy`°.oxerwpP q<I FOk CITY COUNCIL STAFF REPORT DATE: JUNE 15, 2016 CONSENT CALENDAR SUBJECT: APPROVE THE DREAM HOTEL AS THE DESIGNATED HOTEL FOR THE SELENE PROJECT AND AUTHORIZE EXTENSION OF THE CLOSE OF ESCROW ON THE SALE OF PROPERTY FROM THE CITY TO SELENE FROM: David H. Ready, City Manager BY: Community & Economic Development Department SUMMARY This action is to approve Dream Hotel as the designated hotel brand for Selene project as requested by Selene Palm Springs, LLC (the "Developer") and to authorize an extension of the closing date for the sale of the property from the City to the Developer for one month to July 31 , 2016. RECOMMENDATION: 1) Approve the designation of Dream Hotel as the designated hotel brand for the Selene project; 2) Authorize an extension of the closing date for the sale of the property from the City to Selene for one month to July 31 , 2016; and 3) Authorize the City Manager to execute all necessary documents. Analysis Pursuant to the terms of the current purchase and sale agreement, as amended, between the City and Selene Palm Springs LLC, the City agreed to sell a 7.8 +/- acre parcel at the northeast corner of Calle Alvarado and Amado Road to Selene Palm Springs LLC ("Selene") for the development of a luxury hotel on the site. The Dolce Hotel was identified as a Four+ star boutique hotel as the designated brand for the project. Dolce was chosen because the Developer believed that Dolce provided a good combination of corporate and transient services. ITEM NO. WiM City Council Agenda Amendment No. 4 to Purchase and Sale June 15, 2015 Page 2 In February 2015, Dolce was sold to Wydham Hotels, the majority of whose properties are in the limited service and mid-level categories. This change caused the Developer to question Dolce's ability to achieve its stated objectives for the hotel, in part because the Developer feared the change would adversely impact the economics of the development. In light of this change, and in consideration of the construction and rebranding of several other hotels in the Palm Springs market, the Developer believed it would be prudent to find a different brand that would give the Developer a "leg up" in establishing and maintaining a competitive position. In mid-2015, the Developer retained the assistance of a hospitality advisory firm to identify the appropriate brand that would allow them to compete in the marketplace, and to either maintain or improve the stated financial objectives in developing the hotel. The Developer reports that one of the key components used to evaluate the potential opportunities was the brand's proven ability to cater to both corporate and transient business, and also the local community. This requirement meant that the brand needed to have a very strong and recognized food and beverage (F&B) component, as well as a strong foothold in the corporate arena. Since there is a large residential component in the project, another key component for evaluation was the brand's ability to provide value to the condo residents and to attract the targeted buyer. The Developer evaluated several well-known brands and the Developer reports that they selected Dream Hotels for the following reasons: • The Dream brand comes with an outstanding reputation and proven success in the 4+ star boutique space; • Dream's reputation is established in both the corporate and leisure markets: the corporate clientele list includes Google, Facebook and other highly regarded tech companies; • Dream has proven success in F&B, as demonstrated by alliances with TAO, their food court at the Plaza Hotel in New York, and other well-known food and beverage establishments • An offering of a "Dream Residence" greatly enhances the value of the residential product. • DREAM is in global expansion mode, including opening of a new hotel with over 40,000 square feet of F&B in Hollywood later this summer, which will provide both synergy and support for the success of the Palm Springs location. Marketing information from the Dream Hotel brand describing the brand history is included in the agenda packet. 02 City Council Agenda Amendment No. 4 to Purchase and Sale June 15, 2015 Page 3 The interests of the City of Palm Springs are best served by offering a portfolio of hotels to visitors wherein: • Hotel properties in a variety of price ranges are available. • Hotels are operated and maintained in a manner that results in high occupancy rates, without simply reducing the occupancy rates at other Palm Springs hotels to do so. • Hotels that are oriented towards business and convention guests are situated near the convention center, and offer enough rooms to accommodate group travel that maximizes use of that facility. • Food and beverage outlets complement those offered elsewhere in the city, neither triggering guests to leave the city to dine, nor cannibalizing other Palm Springs restaurants by simply replicating more of the same offerings. • Brand offerings are diverse and not concentrated too heavily in any one sector, so as to withstand fluctuation in trends and travel patterns. Additionally, a hotel with a residential component will be most beneficial to the City when the residential units generate high property taxes and are operated in a manner that minimizes calls for service and the burden on public infrastructure. The Developer's request to change brands from Dolce to Dream Hotels should be evaluated not on the cache of the brand, but on the ability of the proposed brand (Dream) to match or exceed the performance of the approved brand (Dolce) according to the criteria of importance to the City. Based upon the preceding criteria, staff believes that the proposed change of brand from Dolce to Dream would serve the best interests of the City. The Dream Hotel brand represents a higher level of quality and service, driving a higher average daily room rate than the Dolce. It would be a direct competitor of fewer hotels (probably the Parker and the Andaz) than would the Dolce, which would compete with the Riviera, the Hyatt, the Renaissance, and the Hilton. Either brand would provide a supply of hotel rooms that are suitable for business travelers close to the convention center. However, the Dream brand would offer a better quality of rooms well-suited for executive level managers, which would fulfill a need long identified by SMG, the firm that operates the convention center on behalf of the City. The food and beverage operation associated with the proposed Dream brand has not been sufficiently defined by the developer so as to determine its role in, or impact on, the portfolio of restaurants currently offered in the City. 03 City Council Agenda Amendment No. 4 to Purchase and Sale June 15, 2015 Page 4 The offering of Dream branded residences is one area in which staff believes that the proposed change would clearly be superior to the approved Dolce brand. If the assumption is that the project will ultimately contain a certain number of residences regardless of whether the hotel is Dolce or Dream, then the simple fact that the Dream Hotel would brand the residences and market them as such will result in greater revenue to the City. A 2012 Knight Frank study found that luxury branded residences around the world command above a 30% price premium when compared with non- branded residences. For these reasons, staff recommends in favor of approving the change in hotel brand from Dolce to Dream Hotels, as has been requested by the Developer. Pursuant to the current terms of the Purchase and Sale Agreement, escrow is required to close on June 30, 2016. It is anticipated that the change in brand will require additional modifications to the Purchase and Sale Agreement prior to close of escrow. Thus, an extension of the escrow closing date to consider the manner in which potential modifications can be timely reviewed by the Council and incorporated into the project before closing is warranted. The Developer has made the required $500,000 deposit and will at the close of escrow pay the full purchase price of $2,000,000 for the property. No later than 9 months after close of escrow or January 15, 2017, whichever date is later, Selene is required to complete the Final Planned Development Permit and submit building permit applications to the City. Construction is to start within 15 months of the close of escrow of the sale of the property to the Developer (which would be no later than October 30, 2017) and the expected opening will be October 30, 2018 but no later than January 31, 2018. Lauri Aylaian, Director of Com unity David H. Ready, City r Development Attachments: Marketing information from Dream Hotel 04 Y 3 _.xi �13s5i`na. EYSiid,#1:.. NCSC42l HISTORICAL BACKGROUND Selene Palm Springs Selene Palm Springs, LLC (previously Praetor Investments) entered into a Hotel Management Agreement with Dolce Hotels and Resorts. Dolce was chosen as they provided a good combination of corporate and transient services. However, in February of 2015 Dolce was sold to Wydham Hotels which, for us, raised the question if we could maintain our focus for the hotel. Our team is very committed to maintaining and aligning with a 4+ star boutique experience and this new alliance, raised for us the question of our ability to achieve our stated objectives for the hotel. With Wydham our concerned was that majority of Wyndham properties are in the limited service and mid-level categories and we felt that the change would adversely impact the economics of our development for both us as the Developer and the City. Given our commitment to creating the "right" culture, combined with the construction of several new hotels and the repositioning of several existing hotels in the City, and the focus on maintaining the economics of the project, we felt it prudent to find a brand that would give us a "leg up" in maintaining a competitive position. In mid 2015 we sought out the assistance from a Hospitality advisory firm to help us find the appropriate brand that would not only allow us to compete in the marketplace, but would also maintain or even add value to our stated objectives in building the hotel. One of the key components used to evaluate the potential opportunities was the brands "proven" ability to cater to not only to corporate and transient business but also the local community. This requirement meant that the brand needed to have a very strong and recognized F&B component as well as a strong foothold in the corporate arena. Secondly, as we have a large residential component in our project, we wanted to ensure that the brand would provide value to the condo residents and attract the right buyer. We evaluated several well-known brands and decided to proceed with Dream Hotels for several reasons: The Dream brand comes with an outstanding reputation and proven success in the 4+ star boutique space; Dream has an outstanding reputation in both the corporate and leisure markets (The corporate clientele list includes Google, Facebook and other highly recognized technology companies); 05 HDCeL Dream has proven success in the F&B space given their alliances with TAO, their food court at the Plaza Hotel in New York and other well known F&B establishments An offering of a "Dream Residence" would greatly enhance the value of the residential product. Additionally, DREAM is in global expansion mode including opening of a new hotel with over 40,000 sft of F&B in Hollywood in late summer, which will provide both synergy and support for the success of the Palm Springs location. DREAM BACKGROUND Born in 2004, Dream is rooted in the innate human need to explore the other side of yourself, and we've created the perfect playground in which to do just that. As a hotel model, that translates into a multitude of experiential spaces. To be successful in the locales that Dream currently calls and will call home, we know we must offer up dining, nightlife and accessory outlets that not only compel travelers to stay with us, but also become part of the fabric of the community... and that will be no different in Palm Springs. Highly orchestrated programming, virtually every night of the calendar year, helps create the energy that has become a hallmark of the brand. Being a hotel for both 9 to 5 and 5 to 9 is our calling card. As a brand, we don't shy away from the paparazzi, we just protect our guests from them. When we launched the brand flagship Dream Downtown (NY) in 2011, we suspected a love affair with the press, but no one could have predicted that the smallest space in the hotel would be the biggest media vehicle for the brand. Our 1,250 square foot Electric Room, hosted in the underbelly of the hotel, quickly became the door du jour of almost mythical proportions and remains as such to date. With the opening of our much-anticipated Los Angeles location for Dream this fall, the perfect platform is created for a relevant, luxury lifestyle consumer to flow through to Palm Springs. The Dream brand carries with it a vibrancy and cache that translates into a high level of engagement with locals and guests seeking extraordinary experiences that they will pay for. Additionally, our roster of global corporate negotiated accounts provide a steady flow of dependable room and meetings revenue. The trend towards a more non-traditional base for both conferences and brand activation pop-ups is increasing in step with the appetite for the lifestyle segment in general and we are ready to put on the show. Our loft- style Gallery facilities provide a canvas for our meetings partners and our 06 M Ha ee creative meetings team present conventional and unconventional menus, audio- visual and decor concepts to make the space their own. We believe so strongly that the environment we will create will be a positive for the community and transient guests alike, that we have created Dream Residences, our model for longer term and permanent guests. Highly stylized and customizable, these living spaces will offer the benefits, services and cache of living in a setting most people only dream of. Our press efforts, brand extensions and partnerships in the entertainment and related creative industries create the audience for the sales, and that reach keeps extending. Dream has recently announced 6 new locations that will further its network of creative minds seeking creative surroundings that include Nashville, Dallas, two new New York City locations as well as its third international location in Doha, Qatar. 07 F = REAMHOTELGROUR . _ r i ���[rir I f llyy F I` 1 JI f/{�/ 11t ' f J µ _ _a - r _ IV v C to ct_I0 — O L i= � 3 F • W l O OI(D Table of Contents OURTEAM 4 5 WHO WEARE TIME HOTELS 6 9 DID Icon DAVAVID ROCKWELL DREAM T O HOTELS 1 16 Design Icon: MEYER DAVIS UNSCRIPTED T j� HOTELS 18 L r} 1 DREAM HOTEL GROUP' JAY STEIN Chief Executive Officer RABINDER PAL SINGH Executive Vice President&Chief Financial Officer BRENDAN MCNAMARA Executive Vice President,Marketing,Communications&Product Development RIYAZ AKHTAR Executive Vice President,Human Resources MANNY S.CHOHAN Executive Vice President,Revenue&Operations MICHAEL LINDENBAUM Executive Vice President,Hotel Development&Operations ASHOK ADVAN I Senior Vice President,Finance-Dining&Nightlife ASHISH VERMA Vice President,Luxury Division KATIE WINTHER Vice President,Revenue Management THOMAS TROUTVice President,Architecture&Design CHRISTOPHER MALLON Vice President,Operations 1 FOUNDERS SANT SINGH CHATWAL Founder&Chairman VIKRAM CHATWAL Founder,Lifestyle Division FOR DEVELOPMENT OPPORTUNITIES DAVID KUPERBURG Chief Development Officer 1(646)325-1016 ADAM CASSIDY Vice President,Development 1(212)474-9841 MIKE COWELL Vice President,Development 1(512)829-4141 BANI HADDAD Managing Director,Middle East Development 1(971)4420 7922 DREAMT HOTEL GROUP"PRODUCTION,2015 1200 W.SSTH ST,NEW YORK.NY 10019 1 212 474 9800 3 �, The lifestyle question... People often ask us what makes a lifestyle hotel. For us, it's quite simple. So many hotels claim to be "a home away from home." We believe a lodging experience should be anything but that.The hotels we are creating at Dream Hotel Group are designed to offer you something you likely don't, have at home...experimental design, progressive dining and the chance to step outside of yourself a bit while you stay with us. For us, that's what defines the lifestyle experience. So, live a little. Take the time to Dream. DREAMT HOTEL GROUP -- - M , THE CHATWAL Luxur destinations for the well-heeled � global nomad. 1 I I he definition of a luxury hotel is changing,for a myriad of reasons 1 but mainly because crickets i i shouldn't be the only available soundtrack at a property.What has not changed,or at least for us at The Chatwal,is that luxury is defined by quality - in every detail. r We see opportunity in the sea of stale options. It's not that the luxury chains are doing anything wrong really, it just seems that they've neglected ` to keep pace with the times. We prefer a little lifestyle in our luxury. Luggage suite in Ausgustus Red,custom-designed by Lauded Malletier T Anthony. Restaurant and Lounge Venues With a Healthy j Dose Of Personality. r We are, and always have been, interested in creating dining and lounge venues that garner a loyal, local audience. Nothing makes ' us happier than when we have guests of t ' other hotels confirm reservations at one of our establishments, because it means we've become part of the fabric of the locale. I As for the guest rooms at The Chatwal , Hotel, the feeling is decidedly custom but we have traded in the florals and gilding of traditional luxury for a more and interactive room controls make _ � I subtle approach; informed by subdued for a customized stay designed to I A�Nre� tones, contemporary shapes and layers exceed expectations at every turn. of tactile textures. Ok For the bath we have chosen There is a reserved opulence at play Asprey as our amenity partner. As =in The Chatwal guest room. Adaptable purveryors to the queen of England, 1 lighting set to your mood, best-in-class there are few who hold higher audio and visual entertainment systems, standards of quality. Oversized f i toilettries are standard fare because we i • i . believe part of The Chatwal experience is i i what you take away when you leave, both ' literally and figuratively. 'rhings"ro Consider Before I.eaving: Lauded malletier TAnthony has crafted a custom-designed luggage suite in The Chatwal red. 5 . re e -- r f 000000 The evening scene takes shc;.( virlicraftcocktV in.,jqprepa M ain Ingredient: (;Coffrey Zakanan r When creatingthemodelforournewlybornhybrid of luxury and lifestyle, we could think of'no one s,*. ' better suited than Iron Chef Geoffrey 7akarian to , set the stage.for the culinary product. His resume has defined the progressive luxury space in dining and he lives in the zeitgeist us an arbiter of style '` _ and good taste, quite literally. 8 i , i l �BY HOTELS GROUP , TIME WELL SPENT I Back in 1998, before the term "lifestyle hotels' had even been minted, we were busy reshaping the way travelers thought about their nightly stays and communities thought about the hotels they found in their midst. Now, over a decade and a half later, The Time hotel on west 49th Street in Manhattan is set to become the voice of Exclusive Moroso pieces accent the space. the elevated lifestyle hotel experience. With some help of our longtime friend David Rockwell, The Time is undergoing some deep cutting with a complete overhaul of all guest rooms and public spaces and anew lounge concept LeGrande to boot the hotel will stand as the first in a it new brand effort,Time Hotels. -l{ Never one to shy away from experi- mentation, the next generation explores Clean.bright,contemporary and comfortable / a non - contextual, contemporized viewpoint based on the gestalt effect. r s Unfolding and divulging tightly held secrets as the guest explores eachopw ry space, the new Time Hotels bears little f resemblance to its would-be marketplace competitors. Sophisticated and evolved, the model is built as respite from the High-end finishes with functionalro)es complete "of The Time. world outside of its four walls. 10 'I II I I 9 fv i 3k, S r4 e r I I II 9 1 Lighting is everything. I Rock well's progression I I from light to dark s leads to more mtirnate i e t experiences as guest move throughout their stay. Hidden moments lie behind gathered fabric walls Ihat create private spaces in public view. ��al ■■��{{``'' f y �� f f Design Icon: DAVID ROCKWELL Icon is seemingly too small a word to describe ask,"What if?"Transforming perceptions of space the force that David Rockwell has become by twisting scale, proportion and light, the term across multiple disciplines, but in the world of Rockwellian has now become part of the lexicon architecture and design, specifically as it relates of design when describing his immersive aesthetic. to hospitality, he is a demigod. David Rockwell's When Dream Hotel Group decided to reinvent its work is rooted in his sense of play and possibility— first boutique concept, The Time, and develop a an endless curiosity that continually drives him to brand around it,Rockwell was the first call made. Although some may call me a ruk taker, when redeveloping and repositioning a brand to guaranteed success I don't take chances... Igo with the proven forinula. For as that formula is Rockwell Jay Stein, ChiefRxecutive Officer, Dream Hotel Group r I 1 —1 ! 12 ? � � � e � nFl m HOTELS � I _ 4!. ttt Ui I 1 J- 1 r 1 r t� aximalist, That's the term that best describes Dream as a brand. Maximalist in every r regard... in decor, in experience, in dining and r nightlife,and in the people who choose to stay r r there. Born in 2004,Dream is rooted in the instatiable r r human need to explore the other side of yourself and we believe that we create the i perfect playground in which to do just that. As community.Highly orchestrated programming, Downtown in 2011, we suspected an upcoming a hotel model,that translates into a multitude of virtually every night of the calendar year, love affair with the press, but no one could have experiential spaces. helps to create the energy that has become a predicted that the smallest space in the hotel hallmark of the brand.Being a hotel for both 9 would be the biggest press vehicle for the brand. , To be successful in the locales that Dream both currently calls and will call home,we know that to 5 and 5 to 9 is our calling card. Our 1,250 square foot Electric Room, hosted in we must offer up dining,nightlife and accessory We don't shy away from the paparazzi, we the underbelly of the hotel, quickly became the outlets that not only compel travelers to stay just protect our guests from them. When door du jour of almost mythical proportions and with us,but to become part of the fabric of the we launched the brand flagship Dream remains as such to date. 14 ; 4 r /{ Fir i Noe ;f m low, Oe • r rs 4 LI 01 1 y � i A ROOM WITH A VIEW The only thing that is arguably predictable about a Dream property is that it will very likely have a rooftop lounge with views worth a selfle or two... reason alone to stay at one of our properties on your next excursion. BIG DREAMS A With our brand expansion underway,we hope to add to the culture of more and more cities.Over the next two years alone Dream will open in Loss .ar Angeles,Dallas.Houston and Chicago. Newyork City will also be home to an additional two Dream !� hotels-in Times Square and Long Island City. a a ;.I h a d I " 1 �y WHAT DREAMS MAY COME .--_.- .. Phuket marks a new page in the development of "°`' ' the Dream brand in Asia. With more than a dozen new hotels planned I i throughout the region, the seismic shift of the lifestyle landscape has begun. a ; PARADISE,FOUND � i With lush landscaping and water as the focal Ail point of the property,this tropical island paradise I just got an upgrade. f t, 17 I ; . ,. ., �.• �ii r %� , I r t � d ` it IMNOW q. iA ytC �f y? t he dynamic duo otherwise 1 known as Meyer Davis have '1.. 1 gained a reputation as a sort of t 'sleeper'success of the design world.We think it's the steady and subtle application of good ' Y 1 taste, functionality and excellent listening skills that make this interior design firm one of the most sought after today. 1 With a handsome aesthetic that matches the two partners' unique southern savoir faire, ' Will Meyer and Gray Davis bring something different to the table that fits Dream Hotel , Group's significant growth trajectory. ■ 1 , Specifically tasked with creating the world that # _s.will soon become Dream Times Square, they blurthe lines between lifestyle and luxury,day and night,and reality versus the surreal. i 1 1 Hollywood Regency meets 1 midtown heights. Classic, yet thoroughly modern i in its perspective, Meyer Davis brings a level of 1 refinement to bombastic 1 Times Square. t 1 7 nI , s � wt a ~ E 1 L a v o • L p p O N N y N . ... _ a + u N vwr� v y O � d L a �J a y Y { C V D p e� • . N d v p ` a w a 1' t a o t� un ' / / ,HoTtL7'wi _ GROV " mething has been bothering us a cost perspective, as well as a guest stay and a done, we asked "why"? Essentially,we threw r at Dream Hotel Group for quite a development perspective. away the tired old script. i while now... Unscripted was created to be an engaging. Unscripted is alive,like you.It is contemporary, It seems quite unfair that only the folks with beautifully designed,accessibly-priced alternative but not trendy.It offers healthful environmpntr � deep pocketbooks get all the cool stuff. to a sea of homogenous product in the upscale and food choices without being clinical M its , hotelspace. approach, alongside destination lounges and Take lifestyle hotels for example...there are nightlife.It is your stay,unscripted. � plenty of companies making up what we Ifwecouldn't find the types of furnishings from the refer to as lifestyle hotels now, but they usual institutional vendors,we looked elsewhere., all seem to live at the upper echelons from If we were told something couldn't or shouldn't be " II .n4' 4{(} 1 1 Ni Sx � 1 e dd 1 4{ 5j V / r L • /1^� Ni M 11 ��.,, jftt� "Unscripted was created to be an engaging, beautifully designed, accessibly-priced alternative to a sea of omogenous product in the scale hotel space" t 1 y 1 1 _ a 1 L � 4 00, 1 Striking guest accommodations grounded in earth tones are accentuated with the brand blues,yello\vs and greens. Artistic flourishes take center stage as entire walls aj become a canvas. �i w- �: s i . F,) . <r i ��. ;;. ,t �'i a r. ,; eraY f ?'3 � 'E� f ,,.�:4. � f' €, �:SS�Y s . 1 a r j r , • 4 USES HER TINE WISEL f • Y • I l • Kk l a. - N IN c. � a EXPERIENCE THE APT OF LIVING LIKE YOU 'VE ONLY DREAMED Welcome to the GUESTHOUSE at Dream Downtown, our luxurious duplex penthouse. The striking two-story, 2,500 sq. ft. suite is perfect for dynamic gatherings and events, or for guests Looking to entertain. Featuring a spacious garden terrace, a gLass-bottom Jacuzzi and a Savant home automation system, as welt as a Sneaker StyList,Private Barista and PersonaL Security Guard(on calLfor an additional fee)-the Guest House is nothing short of a fantasy. GUESTHOUSE www.dreamhoteLs.com DReam HOTELS 26 WE DREAMHOTELGROUP" FOR DEVELOPMENT INQUIRIES DAVID KUPERBERG Chief Development Officer ADAM CASSIDY dkuperberg@hh-r.com MIKE COWELL Vice President of (646)325.1016 Vice President of Development Development Cassidy@hh-r.com mcowell@hh-r.com 12)474.9841 RANI HADDAD (512)829A141 Managing Director, Middle East Development bhaddad@hh-r.com (971)4.420.7922 r l W � y ■ O Q t Z w w a a YIL z w 0 v cn Z i o L � o 1 0 0 m v ' a n U Z F N N N f w a � 1 1 t t , DAVID KUPERBURG Operational Le • ' • Chief Development Officer David Kuperberg is the Chief Development Officer of Dream Hotel Group. Mr Kuperberg is rester- - sidle for the growth of a scccessful portfolio of lifestyle hotels which include the Dream.Time.and JAY STEIN Unscripted and brands Prior to Dream Hotel Group.Mr Kuperberg rvasnead of development for Chief Executive Officer Virgin-lotels. Jay Stein is Dream Hotel Group Chief Executive Officer overseeing the Company's evolution and Mr.Kuperberg started his hospitably career in 200,1 with Wyndham as Senior Director of Mergers expansion efforts. and Acquisitions. In this position.Mr.Kuperberg oversaw the acquisition of Ramada International from Marriott.The deaf resulted In the acquisition of over 200 international hotels and launched With over lh�ee rle<ades In the hospitably business and over 20 years with Dream Hotel Group's predecessor Hampshire Hotels Management M. r.Stern nos served in a variety of property and cor- Wyndham Inter"t anal hotel business PoIate roles with both large antl boutique hotel brands-ncluding Hilton Worldwide.Sb irwood Hotels In 200B Mr.Kuperberg was promoted to Vic a President of Development and Strategy.when,he and Reverts and Dorat Hotels- oversaw the acquisition of the fRVP brand from Sol Mc Pa representing gq hotels across Europe . Mr-Stein began his career n 1983 with Hilton Worldwide at the Vista International Hotel m the World and South America Mr Kuperberg also oversaw ajoint venture with the Malta-based Cormthra Group by acquiring an equity stake In their management company that resulted in the re-branding Trade Center in New Vork City.A veteran of food and beverage management.he turned his sights to general octal operations and eventually became the Managing Director for three Dural Hotels in of Corm ias hotels under the Wyndham flags. New York City.Ater laWng those proper lies through the transition to Starwood Hotels and Resorts. Prior to joining Wyndham.Mr.Kuperberg was an Associate at True North Capital.a private equity ne then Joined Dream Hotel Group as Executive Vice President of Operations. He was soon pro- group and merchant bank that provided financing solutions to companies rn the US and Europe moved to Chief Operating Officer,overseeing hotel operations an id playing a vital rote in the Hotel Mr.Kuperberg started his career as a Strategy Consultant at Computer Sciences CorpomLon m the Grou p's expansion efforts. Management Consulting dwision. He is a proud graduate of University of California at Berkeley where he majored In History and Yale University write Ile received his Masters degree. RABINDER PAL SINGH BRENDAN McNAMARA Chief Financial Officer Executive Vice President,Marketing,Communications&Product Development As the lead on Marketing.Communications.and Product Development For Dream Hotel Group. Wall versedin global business matters and with nearly 25 years of experience in asset Brendan McNamara oversees design direction and consumer-facing brand touch-paints globally management acquisitions financing.corporate planning,corporate restructuring and taxation and was a key player behind the formation and branding of Hampshlres boutique hotel collection. Rtander Pal Singh is Executive Vice President and Chief Financial Officer of Dream Hotel Group. Mr.McNamara joined Dream Hotel Group LLC In lggg.just poor to the opening of the Time. As a critical partner to trip other members of the executive team.Mr.Singh oLays a critical role in as Director of Sales and Marketing-Well versed on[he design and marketing aspects of the the group financial relationships and bridges the operational and development divisions on both burgeoning boutique hotel market.he moved into concept development shortly thereafter the US domestic and International front In his 25 years with the company.he served Dream Hotel Group in a variety of roles IncWdrng Vice President and Senior Vice President of Finance.before In 2004.Mr.McNamara.in concert with Vikram Chati concepted both Dream and Night[,,let,. be-rig promoted to Chief Financial Officer overseeing design,sales and marketing efforts for these brands tnat would eventually become tie Prior tojoining Dream Holet Group.Mr.Singh worked for PriceWaterhouse and Coopers&Lybrand focus of Hampshi rear expansion In the lifestyle space. Mc Singh.who holds a Bachebr of Commerce degree from Panlab University is a Chartered In 2013.Mc McNamara was honored with Hospitably Design Magazine Wave of the Future award m Accountant and a member of the American Institute of Certified Public Accountants. its inaugural year 13DREAMHOTELGROUP' P. 0 I 04 Operational Lea• - MICHAEL LINDENBAUM Executive Vice President,Hotel Development&Operations Michael Lindenbaum is Executive Vice Presdent Hotel Development and Operations overseeing the MANNY S CHOHAN onboarding of properties across all Dream Hotel Group brands He helpsdirect prograrnming across . Executive Vice President Revenue&Operations all hotels.working with owners.designers.architects arid many others across the Company to ensure , that hotel protects are operationally"on brand, In addition.Mr.Lindenbaum Is an integral part of the With the company for nearly 30 years,as one of its first employehs,Mr.Chohan began his career Company's development efforts,working to help conceptualize operational elements and programs ."1 o Reservations Manager.In iggi he created a CenthaL Reservations Office and•was promoted to that to showcase a hotels unique value,proposition. -� Director of Revenue ManagernenL.He expanded the Central Reservations Office and set no new Most recently Vice President of Operations he was resoonsibla for successfully leading the brands standards guidet ties and disciplines Mr Chohan was later promoted to Vice President and Senior operations lifecycle with a particular focus on the tleveloomen[,build out and launch of new hotel. Vice President of Rooms Divmon&Revenue,and svnce then,he has remained very active m new and he played an active role in defining and developing strategic partnerships and brand activations acquistons•+nth emohass on analyss forecasting and budgeting Today.Mr.Chohan remains nervily mcised on maximizing revenue and operational nihciency of the property Level With a career In the hospitality Industry that spans two and a half decades and significant experience in senior management positions for a variety of Lifestyle brands Includmg Gotham Hospitality. The Library Collection.Gansevoort Hotel Group and Richard Bum and Ira Drnckler Hotels Mr Lndenbaur is regarded as a top hotel management d oPessonol with a proven track record of shepherding hotels From the planning stage to units,alleled profitability. TOM TROUT Vice President.Architecture&Design ASHISH VERMA 1 Vice President, Luxury Division Thomas Trout vice president of ArOntoctuee and Design for Dream Hotel Group responsble for Mr.'Derma is a dynamic hoteLier with an accomplished background in luxury hospitality.He has architecture.programming and design across the Company's portfolio of brands rnl,r sty held positions w4h The Lowell Hotel New York Orient-Express Hotels.Mittennmm Hotels Mr Trout has more than 3o years of experence in planning,budgeting design and construction in and Resorts.Hyatt inlernatlonat Corporation and Chard,Hotels is Resorts internationat in Asia the hosphafity .industry.serving as vice president of arch+lecture and design for Carlson Reader Europe,and North Antenca_Mr Verma was born In into Punjab.India and received a B A.with honors Hotels and Resorts.Pictures Hotel Corporation and Doubletree Helens. He also worked as a project in political science and economics from Punjab University.Chandigarh,India:a graduate degree director for Hyatt Hotel in Chicago.Ill.,and was principal of his own architectural firm For six years in Hospitality Administration from the Obei-oi School of Hotel Management New Deihl,India',and specializing In restaurant design. a Master of Bwiness Adrninistralion from IMHI G email-ESSEC m pans.r ranee.In add M1ion to his Mr.Trout graduated From the IOini Iiisbtute of Tochnology with 15 year Bachelor's degree in n merous orofessiorial successes.Mr.Verma has been committed to several social.educational and are,IT,Lectu to and is a registered architect In the states of Ohio.Anzona and Minnesota He also is environmental causes.He serves on boards of vancue noriprofil organizations.Mr.Verma's diverse registered with NCARB. interests include sports yoga.philosophy languages travel and the guitar EIOREAMHOTELGROUP' f� OperationaL Leadership MALLON BETH TUFECIC Vice President.Operations Vice President,Operations Chnstopher Mallon,a hospitality executive with over 15 years of management experience. s Beth Tufekcic s Vice Prosident Gperatinne for Time Hotels resphusible for the brands financial and vice presdent of Operations for Dream Hotel Group.During his career,he has specialized, operational initiatives. the renovation.repositioning and launch of lifestyle hotels,and he has extensive union labor «ianagernen[experience and is well versed in pre-luuncn/launch public elations.marketing She began her career in hospitality in 1995 and has significant experence In Operations and Sales. r and advertising. working with Hilton Marriott Starwood and Wyndham in a variety of gene rl management rotes. Currently Mr Mallon oversees the 208 room Night Times Square and 72-room Night Theater Ms.Tufekcic has been the recipient of numerous honors including awards oc.gnzing highest District.where he is responsible for the overall strategy,rngorgemput and growth of the hotels internal audit scores lop performing financial success and top sales performance awards.Sne r,as and brand He has also served as General Manager for him.of the Company's properties.Night also been recognized as General Manager of the year and awarded Hotel of the Year by Cendanl Times Square.The Time and Dream Midtown.He was a key player in the dpenogs of all three Corporation. hotels and looks forward to assisting Dream Hotel Group expansion in the lifestyle market. KATIE VVINTHER Vice President,Revenue Management Katie W nlher is Vice president of Revenue Management of Dream Hotel Group.Based in New York,she oversees revenue strategy and Optimization for the Company r portfolio of operating and pre-opening notes Ms.W other is focused on developpng innovative revenue strategies to hold drive performance for hotels and owners With more than 1O years of revenue management experience.Ms-Wmther has held positions at other boutique lifestyle hotels such as Dernhan Viceroy Thompson and Morgans. Ms.Wmther earned a B.S in Hospitality Administration from Cordell Ucwersity and is an active momher of HSMAI as well as the Cornell SHA alumni network. MOREAMHOTELGROUP' f� N DREAM •TEL GROUP PORTFOLIO Branded Management Property Location Rooms The Chatwal New York 76 Dream Downtown Newyork 315 Dream Midtown New York 221 Dream South Beach Florida 108 Dream Bangkok Thailand 195 Dream Phuket Thailand 174 Time New York Newyork 193 Time Nyack Nyack,NY 133 Night Times Square New York 208 Night Theater District New York 72 i 3rd Party Management(Other Brands/Independent} .t Properly Location Roans The Plaza Hotel* New York 282 Days Hotel New York 280 TRYPTimes Square New York 336 Heritage House Mendocino California 54 Hilton Garden Inn New York 368 1 Hampton Inn New York 300 In-Development Branded Management Property Location Rooms Dream Hollywood Los Angetes 178 Dream Time Square New York 237 Dream Long Istand City Newyork Igo Unscripted Durham Durham.NC 132 Dream Dallas Dallas 260 Dream Nashville Nashville 198 'DHG manages tine extensive Foorl a Bevereage offerings. 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IT. rr � I ♦ I �� Z���'t C r`�I Ztr{ _ � vrc. ��- - - � � � � � St i � :. � � � � � tt ,' ;, ♦ c^ t l °i P� fir. 1 .ice `G—� P� L.. s'{, 1� ® � � �.— ,a.. . r► � � s �r � '� � 1 � '� ,, � _ • 5 }, N OOS JNINOD 46 sv-1 -1 VG .dnoJS1711OHwd38a 3 , r f P Y w l i Jay Thompson From: denwcart@gmail.com Sent: Wednesday,June 15, 2016 4:04 PM To: Jay Thompson Subject: Dream Hotel Project Ref: Letter from Aamer Mumtaz, David Powell,John White, Anthony Tovar 111 to the Honorable Mayor and City Council dated June 13, 2016 Dear Mayor and Councilmembers: As a property owner and full time resident at Unit 12, Center Court Club, 355 N.Avenida Caballeros, Palm Springs, I wish to request that you postpone any and all further actions regarding the Dream Hotel Project. The reasons and rationale are more than adequately set forth in the referenced letter. My property is adjacent to the West Wall which separates it from the unpaved lot north of the paved parking lot operated by the Convention Center. A few weeks ago I was awakened at approximately 6:15 a.m. by earth movers operating West of the existing structures at the Palomino condo complex, also on Avenida Caballeros. Additional condo units were to be built. I subsequently learned that the City had given the builder permission to use the unpaved lot as a "staging area" during the construction of the new units. Neither I nor any of my neighbors were notified of this agreement. This is another example of the lack of communication between affected parties. Sincerely yours, Denise Cartwright A Concerned Property Owner Sent from my iPad Qd�� �iona,l DlQ -15- Z b ll� Jay Thompson From: lewis.baranello@gmail.com Sent: Tuesday,June 14, 2016 12:32 PM To: Jay Thompson Subject: Hotel Project Dear City Clerk Thompson, Honorable Mayor Moon and Members of the City Council and Planning Commission, We reside at#10, Center Court Club, 355 North Avenida Caballeros, Palm Springs. Our condo is a corner unit adjacent to the currently owned city property upon which a new multi-story hotel is being considered. We are most vehemently opposed to this project and urge all city officials to thoroughly explore all options and impacts before approving the commencement of this hotel. We have carefully read and reviewed the initial impact studies, dating back to 2007. There are glaring inconsistencies and errors in the information available. Before approval for the project, it would be prudent for the current city administration to carefully review and update the studies which were initially written many years ago. We are taxpayers and supporters of economic growth for our city. As everyone is well aware,there are currently several other major construction initiatives in progress in close proximity to the one proposed for the current parking lot and adjacent property. Another unknown is a future major hotel on the former site of the Spa Casino Hotel, also within walking distance to Center Court. At what point does the current city administration thoroughly analyze the need for additional major hotels in our city in addition projects currently being built and those hotels already operational? What benefit could possibly be gleaned from yet one more multi-story hotel? The proposed project would certainly negatively impact the life we enjoy at Center Court Club. In the impact study, reference is made to a 14 month construction period. Our property is directly behind the proposed project. The noise levels, construction vehicles, and traffic implications must be taken into account by 2016 standards and not 2007. Our scenic vistas will be obliterated not only from our western facing windows, but also for the complex in general. A multi-story building, which is planned for the eastern portion of the property will certainly create personal violations for the residents of Center Court Club as patrons of the hotel will have a direct view into our pool and common areas. The determination from the prior impact studies of"less than significant impacts" is absolutely erroneous. The natural environment we now enjoy, respect, and appreciate will be overwhelming destroyed by a multi-story structure mere feet from our property lines. One possible viable option for consideration if this project were to proceed would be to reposition the hotel to the western side of the property. If that were to occur, there would be little impact to both the residents of Center Court Club or the adjacent complex of Palimino. Such a repositioning would have little impact to the residents of the Deauville which is located across the street. Of interest is the notion that repositioning the hotel to the eastern portion of the property would negatively impact the proposed pool area. However, has any consideration been given to the impact of a multi-story structure on the pool at Center Court Club? It is my understanding that such a proposal was dismissed as it would not benefit the possible hotel and the position of its pool. A question that must be answered: does the Palm Springs City Administration represent the best interests of the taxpayers and residents of our city orthat of developers and their monetary advantage? �-Ewt 2 • M • t We would invite any and all members of the Palm Springs City Administration to personally visit our property and our particular unit. We are confident that if city officials viewed the area from our perspective, our concerns would become apparent. We are appreciative of your diligent efforts to thoroughly explore and hopefully oppose the construction of what appears to be one unnecessary hotel in our community. Very sincerely yours, Lewis A Baranello Richard M Rubin Sent from my Mad 2 June 15, 2016 Mayor and Council members: My name is David Powell and I live at Center Court Condos on Avenida Caballeros and Amado. Some of my neighbors and I return to you almost three years after we brought up concerns for this hotel project slated for the current Convention Center parking lot. We continue to have concerns about this project, and the lack of communication and cooperation from the developer since we raised the subject in 2013. Since there is another change as to the branding of the hotel, we presume that it may entail some additional changes to design or footprint as it has in the past. We ask that the city stop and look again at this project for the benefit of the local residents, and for the benefit of the city with its refreshed look at development projects being planned, similar to the downtown project being undertaken. There has been no movement for 10 years, so we presume that awhile longer should not have great impact. Of biggest concern to us are the environmental impacts this will have on the adjacent residents. In 2013, we raised the applicability of the Mitigated Negative Declaration, as well as the inconsistency with both the Palm Springs General Plan and the Section 14 Specific Plan, it appeared that these issues were either not considered or not considered important. The NegDec is inaccurate in a number of ways, The city's planning commissioner in 2007 specifically said this NegDec is "smoke and mirrors with "numerous errors and false photo exhibits." However, the city continues to accept it as valid, and has not taken the appropriate steps to either update the NegDec, nor request a full EIR for this project. Questions like "Would the project have a substantial adverse effect on a scenic vista?, and the NegDec response is "Less than Significant Impact. This is not the case as Center Court will experience an almost entire loss of our scenic vista from the common area. The question: "Would the project substantially degrade the existing visual character or quality of the site and its surroundings?" Again, the response was a 1 "Less than significant impact." That is incorrect as this would be the tallest building within the area on four sides, with nothing built over roughly two stories in the adjacent area, not even the convention center. As for Noise levels, this project will potentially increase the ambient noise levels in the vicinity" which at the time were projected to already be above the 65dB standard. The information in the staff report also references this new Dream brand as having an emphasis on enhancing the "nightlife" of the area, and "having highly- orchestrated programming virtually every night of the year." Noise impacts will affect our quality of life, not only with this programming, but also with 24-hour hotel operations. Also, at that height, adjacent residential complexes, and specifically Center Court, will lose much privacy with guests in a five-story hotel looking into our pool area, and having the ability to view into our living and bedrooms. This is not appropriate and should not be forced upon us. Finally, this project has not been inline with the intent of the General Plan or the Section 14 Specific Plan, areas that are detailed in materials you have had on file since 2013, and that you also received this week. At least one councilmember has said that we should aim to be consistent and compliant with these. Again, prior to any further approvals of anything on this project, we request a full Environmental Impact Study to look at ALL impacts it will have on the area. This should have been a prerequisite of any developer building any project on this site. Thank you. David Powell 55 N Avenida Caballeros Palm Springs, CA 92262 2 June 13, 2016 RECEIYED CITY OF PALM SPRING 2616 JUN 14 PM 5: 15 HONORABLE MAYOR AND CITY COUNCIL J A M E S T H O HP S t> CITY OF PALM SPRINGS CITY CLERK Re: Dream Hotel Project—Council Agenda Item June 15, 2016 Dear Mayor and Councilmembers: On the June 15, 2016, City Council Agenda,there is a Consent Item regarding the Hotel Project slated for the lot across from the Palm Springs Convention Center. Once again, there is a delay being requested by the developer, and, again, it is up to the council to grant this delay. With recent events on other projects that were approved by prior city councils, I would like to request the council postpone this and any future approval until further investigation can be done to ensure the initial agreements between the city and the then developer were done objectively and appropriately, being inline with the General Plan and Section 14 Specific Plan Objectives and Directives, as well as being inline with the city's legal communication and notification process. In October 2013, the residents of Center Court Club at 355 N Avenida Caballeros brought up issues to the Planning Commission and City Council regarding the lack of communication and cooperation between the neighbors and the developer. Since 2013, there has been very little proactive communication from the developer regarding the status of the project, and responses when asked have been that everything is still on-track. However, for the past three years, there has been no formal movement and only requests to extend development agreements, which, by the way, were never communicated to the nearby property owners, not even as a courtesy by the city or the developer due to local concerns on this project. Now, as there is another change as to the branding of the hotel, we presume that it may entail some additional changes to design or footprint as it has in the past. We ask that the city stop and look again at this project for the benefit of the local residents, and for the benefit of the city and its refreshed look at development projects being planned. There has been no movement for 10 years, so we presume that awhile longer should not have great impact. This project has been and will be a challenge for residents living adjacent to the parcels to be developed. This is a Residential Neighborhood with Condos on three sides; only the convention center is commercial. Not only will this project increase traffic that is often congested,but the noise from the two year construction and ongoing operations of a 200 room hotel, meeting facility, and residential units will potentially have negative environmental and quality of life issues for nearby residents. Traffic along our property line to support backroom activities, as well as air handling and other equipment will be in operation most if not all hours of the day. In addition,residential complexes, and specifically Center Court,will lose much privacy with guests in a five-story hotel looking into our pool area, and having the ability to view into our living and bedrooms. This is not appropriate and should not be forced upon us. 1 More importantly, and with the turn of events on other projects that were approved by prior city councils, we would like to ask the city council to postpone any further action on this development until some items can be looked into further. These items include: Environmental Impact Report: We would like to request the developer perform a full Environmental Impact Study. As far as we can determine, there was no EIR prepared for this project. There was a Mitigated Negative Declaration prepared and approved in 2007 and is at least 9 years old-- and is inaccurate. Much has changed in this geographic area. The NegDec does not mention the addition of the Palomino or Morrison projects. Further, in the project description on page 2, our complex, Center Court built in 1978, is not mentioned either. There are also a number of questions in the NegDec that are answered incorrectly: "Would the project have a substantial adverse effect on a scenic vista?" The response is a"Less than significant impact." That is incorrect. "Would the project substantially degrade the existing visual character or quality of the site and its surroundings?"Again, the response was a"Less than significant impact." That is incorrect. As for Noise levels, it says there will be"a substantial permanent increase in ambient noise levels in the vicinity"that will have a"Less than significant impact with Mitigation Incorporated."Noise levels at the time were already above the 65dB standard,but the report primarily focused on noise levels impacting the site, and not on the surrounding area or existing neighbors. Further, at the time,the hotel was planned to be at the corner of Alvarado and Amado, further away from Caballeros and our complex. Noise impacts will affect neighboring residential units. This NegDec is seriously flawed. If you do not take my word for it, look at the email from a then- planning commissioner dated May 20, 2007,just three days prior to the meeting where the project was to be approved. The commissioner writes, "The Mitigated Neg Dec is "smoke and mirrors". There are numerous errors and false photo exhibits." The Commissioner also asks"How are 5 story high condos justifiable when all the surrounding residential properties are one or two stories? The top floor of the condos block the views of the existing residential to the East." Emphasis on Nightlife in a Residential Area: Another area of great concern is the proposal in the staff report by the developer to turn this project into a"nightlife"destination. (Staff Report p. 06). "To be successful...we know we must offer up dining, nightlife and accessory outlets that not only compel travelers to stay with us, but also become part of the fabric of the community...and that will be no different in Palm Springs. "Highly orchestrated programming,virtually every night of the calendar year, helps create the energy that ahs become a hallmark of the brand. Being a hotel for both 9 to 5 and 5 to 9 is our calling card." Inconsistencies of Project with Section 14 Specific Plan and PS General Plan: There are a number of areas where this project does not align with either the Section 14 Specific Plan,nor the Palm Springs General Plan The Section 14 plan has been specifically mentioned by the city as being something the city should follow. Our prior comments were submitted to the city on 10/23/13, and are again included here for your reference. 2 However, our areas of concern for this development, particularly one that is higher than any existing building in the immediate area, include: • Views of"Mountains and Hillsides"(General Plan,p. 2-35) • "Protect residential areas...from impacts generated by exposure to excessive noise" (General Plan Section 8, Goal NS1,p. 8-19) • Single-Family Residential Neighborhoods: "Where there are single-family residential neighborhoods with unique character, they should be preserved and strengthened when possible. Additions to existing buildings and new or infill development within existing neighborhoods should be consistent with the character of the area and should add to the overall charm and visual appeal of the neighborhood." (CD19.2, p. 9-40) • Views: "Alter existing building height restrictions and stepback requirements when necessary to adequately preserve view corridors."(Goal CD25; Action CD26.3, p. 9-58) • Stationary Noise Sources(Non-Transportation-Related Noise Sources) o Minimize, to the greatest extent possible,noise impacts on adjacent residential areas from...other noise associated with nearby commercial or restaurant uses. (Section NS3.4) o Restrict, where appropriate, the development of entertainment uses and other high-noise- generating uses adjacent to residential areas...(Section NS3.6) • Community Design Element—Ensure that development in the above nodes is appropriate to the character and identity of the area through the use of specialized architectural styles and treatments, landscaping, signage and other design elements at an appropriate scale and height. (Section 9, CD3.1,p. 9-15) We respectfully ask the Palm Springs City Council to not move forward on any further approvals until this project can be reviewed further to ensure it has complied with the appropriate steps to gain approval, and would comply with any future Sunshine Ordinance recommendations. Thank you. Aamer Mumtaz David Powell John White Anthony Tovar III 355 N Avenida Caballeros Palm Springs, CA 92262 Attachments: • Communications provided to Council on October 16, 2013 and October 23, 2013 • Email dated May 20, 1997 from Planning Commissioner to Planning Staff 3 Comments Regarding the Negative Mitigated Declaration and The Section 14 Specific Plan David Powell 10-23-13 There are multiple issues with the Mitigated Negative Declaration approved in 2007. This document has been referenced and used repeatedly since 2007 with no revisions or consideration of changes. 1. Mitigated Neg. Dec. prepared in May 2007, prior to some existing projects, including Palomino, The Morrison and Sol developments. Traffic and other environmental impacts have not been studied since these developments have occurred. 2. Description of Project: MND (p. 2) provides a "Description of the Project" and p 1 includes an "Environmental Setting and Surrounding Land Uses." It states that on the East side of the property is "Avenida Caballeros vacant land (recently Y approved Privado Condominium project)." There is NO mention of the then- existing Center Court project that abuts the project site. Center Court was completed about 1978. Further, it only mentions "Privado" which is the current Sol project, and not the Pa!omino, w i oh v.,as apparuoitiy citj,;i plal 1i lbu, ul IlI- construction at the time. 3. Noise impacts: The MND (p. 46) Section Xl, (c) shows there will be "a substantial permanent increase in ambient noise levels" that will have a "Less than significant impact with Mitigation Incorporated." Noise levels are not to exceed 65 dB at the exterior, but long-term noise levels were identified at the time as being at about 70 dB. Mitigation efforts focused on operations of back of house, which is adjacent to Center Court. 4. Noise impacts during construction: The MND (p. 46) Section XI, (d) identifies that construction will result in elevated noise levels between 70 and 95 dB. Although noise impacts are identified as "temporary," this temporary is expected to last at least 14 months. 5. Traffic Impacts: Section XV (p. 54) states there will be "less than significant impact with mitigation incorporated." However, the traffic study at the time found the traffic was a Level of Service C at peak periods — prior to the building of other developments. Further analysis states that sionalization will be required to maintain a Level of Service "D" in the Iona-term This is a decrease in traffic LOS. 6. f raffic impacts at Hotel: Traffic impacts have potential for congestion, particularly during special events, which are regular at the Convention Center. The MND (p. 55) stated that there would be some self-parking at the structure, which is eliminated in the current plan. There is "significant impact" at the entry to the hotel. This is when the hotel was to provide 511 total spaces; current plan reduces this to 329 spaces. 10/23/13 15 7. Aesthetics: (p. 9) Section I (a) asks "Would the project have a substantial adverse effect on a scenic vista?' and the response shows a "Less Than Significant Impact."This project WILL HAVE a significant impact on views from multiple locations w hin Ccnter Court acid of the Palomino project. Section I (c) asks "Would the project substantially degrade the existing visual character or quality of the site and its surroundings?" and the response is, again, "Less Than Significant Impact." It states, "The project site is adjacent to the existing Convention Center, which is of more significant mass than the structures proposed on the project site."This is not the case, and particularly not the case with the current plan. Further, this project is out of character with the immediately surrounding area, which is predominantly multi-family residential, with exception of the Convention Center to the South, and Single-family residential to the North. There are no other buildings with the same height in the area. G. tJ iii9aiiuri ineaswes (p. 9)for Section I(a), states that proposed structures will eliminate the views from Center Court. It further states; 'The condominiums are oriented to the east at this location, however, with living areas and patios oriented to the east." This is only partially true. Only the four units on the west have their living rooms facing East. Their bedrooms and front doors face West. Four units have direct West views from their living room and patios, and six units have southwest views from their living room, bedrooms and patos. It states that all units have limited opportunity for views of the western mountains; this is not true. Further, the center common area and pool area have direct west views of the mountain. 9. Building Height: The MND (p. 10) says that the Zoning Ordinance allows for heights of up to 100 feet, as does the Section 14 Master Plan. Zoning Code 93.04.00 High-Rise Buildings, paragraph B.1., states: "Maximum height of high-rise buildings shall be sixty(60)feet", and paragraph B.2. states, "On Indian Land, the maximum height of high-rise buildings shall be one hundred (100)feet." l he three parcels for development are not on Indian Land, but on land owned by the City of Palm Springs. Thus, the maximum height is 60 feet. 10. High-Rise Building Setbacks: Zoning Code 93.04.00, paragraph C.1., "A high- rise building shall have a minimum setback of three (3) feet of horizontal setback for each one (1) foot of vertical rise of the building." This standard is not followed for this developmer•;. If so, the minirnurii seibeck fiom the properly line would be approximately 165 feet. 11. Planned Development District: It has been mentioned that as this is a PDD, setback rules do not apply. However, Zoning Code 94.03.00, paragraph C1 under Property Development Standards says, "Building heights shall conform to the requirements of the underlying zoning district. Strung oreq which exceed permitted heights shall be subject to the requirements of Sections 93.03.00 and 93.04.00." As these parcels are `fee" land owned by the City, Section 93.04.00 discusses allowable building heights from comment#9, and setbacks as outlined in the previous comment#10. 10/23/13 16 Contradictions with Section 14 Specific Plan: There are numerous items mentioned in the Section 14 Specific Plan that do not appear to align with the proposed project. These include: 1. View Corridors: Section 2.1.3 — Urban Fabric and Character: "View Corridors" states, 'The view of the majestic San Jacinto Mountains constitutes one of the most defining and striking features of Section 14." ... "Retaining these views of the mountains will help to enhance the quality of the environment and experience in Section 14." 2. Land Use Plans and Diagrams: On pages 4-2, 4-3 and 6-4, the land uses identified for the proposed development site is Zoning HR: Residential High. A Conditional Use Permit is needed for hotels, however I cannot locate the CUP at the time of the initial Planning Commission or Council approval. Further, Hotels are recommended for the eastern side of AveCaballeros, where multiple dwellings are already in-place or being developed, with multi-family residential as being the predominant use on the proposed site. High-Rise Building Setbacks Zoning Code Section 93.04.0 states that the maximum height of high-rise buildings shall be sixty (60)feet. On Indian Land, the maximum height of high-rise buildings shall be one hundred (100)feet. The front three parcels are not Indian land, but owned by the City of Palm Springs. ruiiher, for a building over 35 feet, the minimum setback of three (3)feet of horizontal setback for each one (1)foot of vertical rise of the building. This project does not meet this requirement. 10/23/13 17 AREAS OF PROPOSED PROJECT INCONSISTENCIES WITH THE PALM SPRINGS GENERAL PLAN David Powell Section 1. Administration 10-23-13 Promote development that enhances scenic views and provides both visual and physical access to the City's surrounding mountains, washes, open space, and other scenic and natural resources. Unparalleled natural resources can be found in and near Palm Springs. These resources add value to the City's quality of life and are an important contributor to the City's image as a destination resort. ( p. 1-13) Section 2. Land Use Element General Plan Land Use Designations Residential Land Uses High Density Residential (15.1-30 dwelling units per acre). Typical development in this category would include duplexes, townhomes, and apartments. Hotels and motels are also permitted up to 43 rooms per net acre (up to 86 rooms per net acre permitted on Indian Land) as long as they are consistent with the design and character of the surrounding neighborhoods and do not create significant design, parking, or traffic impacts to the surrounding residential neighborhood. (p. 2-5) New Housing Upportunities As housing demand increases and available land becomes more limited, it is anticipated that there will be an increasing trend toward higher-density residential development. Careful planning for the integration of these uses into the fabric of the City's existing neighborhoods or as infill along the City's existing commercial corridors will help to fulfill housing needs and maintain the eclectic urban village character found in Palm Springs. (p. 2-26) Mountains and Hillsides The remarkable landforms created by the San Jacinto and Santa Rosa Mountains are a defining characteristic for Palm Springs as well as one of the City's most coveted resources. Wrapping around the developed areas of City to the west and south, the steep topography of the mountains provides the City with a dramatic visual backdrop and scenic views that are unparalleled in the Coachella Valley. )(p. 2-35) The unique natural environment of Palm Springs with its rugged mountains and sweeping desert sands creates stunning vistas with a sense of space and distance and is Palm Springs' most important asset. (p. 2-35) All land uses must respect the scenic values of the desert and mountain terrain and protect this historical heritage. (p. 2-35) Section 4. Circulation The City has established that roadways and intersections shall operate at LOS D or better to maintain a successful circulation system and to be consistent with the Riverside County Congestion Management Program (CMP). (p. 4-11) Level of Service Definitions for Roadwa Segments . 4-11 Level of Service Volume-to-Capacity Ratio Definition 10/23/13 18 l Level of Service Volume-to-Capacity Ratio Definition A 0.00-0.60 EXCELLENT. Free flow, light volumes B 0.61-0.70 VERY GOOD. Free to stable flow, light to moderate volumes C 0.71-0.80 GOOD. Stable flow, moderate volumes, freedom to maneuver noticeably restricted D 0.81-0.90 FAIR. Approaches unstably flow, moderate to heavy volumes, limited freedom to maneuver E 0.91-0.99 POOR. Extremely unstable flow, heavy volumes, maneuverability and psychological comfort extremely poor F z_1.00 FAILURE. Forced or breakdown conditions, slow speeds, tremendous delays with continuously increasing queue lengths Source: Transportation Research Board, Highway Capacity Manual Special Report 209, 2000. Goal CR8: Develoo a system of parking facilities and operations that serve current and future commercial and residential uses and preserve the ouality of life in residential neighborhoods. CR8.1: Require sufficient parking to serve each use, including employee and visitor parking needs. Section 8. Noise Element in Residential land uses, hospitals, rest homes and convalescent hospitals, churches, schools, and other areas identified as noise sensitive must be protected from excessive noise. In Palm Springs, the transitions to residential land uses from commercial, airport, industrial and entertainment uses Downtown are particularly important in maintaining the City's quality of life. (p. 8-11) l he first issue, Land Use Planning and Design, involves the relationship between noise sources and the placement and design of various land uses. (p. 8-11) Goal NS1: Protect residential areas and other sensitive land uses from impacts generated by exposure to excessive noise NS1.1: Continue to enforce acceptable noise standards consistent with health and quality of life goals established by the City and employ noise abatement measures, including the noise ordinance, applicable building codes, and subdivision and zoning regulations. (p/ 8-19) 10/23/13 19 NS1.3: Utilize maximum anticipated, or"worst case," noise conditions as the basis for land use decisions and design controls as a means of preventing future incompatibilities. (p. 8-20) NS1.4: Evaluate the compatibility of proposed land uses with the existing noise environment when preparing, revising, or reviewing development proposals. (p. 8-20) NS1.7: Allow new developments in areas exposed to noise levels greater than 60 dB CNEL only if appropriate mitigation measures are included such that applicable noise standards are met. (p.8-20) NS1.10: Minimize noise spillover from commercial uses into adjacent residential neighborhoods. (p.8-20) Action NS1.2: Incorporate into the Zoning Ordinance and Municipal Code standards and requirements that: • Protect residential units from impacts of exterior noise; • Prevent the transference of interior noise to the outside; Prevent transference of noise between residential units and individual businesses in multitenant buildings; and • Prevent transference of noise between commercial and residential uses in mixed-use structures. (p.8-20) Action NS1.5: Require that noise analyses for future developments be prepared by a qualified acoustical consultant. Studies must indicate how proposed developments are in compliance with the City noise ordinance. Studies will be reviewed by the appropriate decision-making body prior to the issuance of permits. (p.8-21) Goal N82. Minimize, to the greatest extent possible, the impact of transportation related noise on residential areas and other sensitive land uses. (p.8-27) NS2.1: Require noise-attenuating project design or sound barriers to reduce the level of traffic-generated noise on residential and other noise-sensitive land uses to acceptable levels. (p.8-27) NS2.4: Require that new development minimize the noise impacts of trips it generates on residential neighborhoods by locating driveways and parking away from the habitable portions of dwellings to the greatest extent possible. (p.8-27) Action NS2.3: Conduct traffic studies as a part of the development review procedure for projects requiring General Plan Amendments or specific plans to evaluate the impacts of traffic and noise through residential neighborhoods. Require mitigation if ambient noise levels are adversely affected. (p.8-27) N62.4: Evaluate the noise impacts of truck deliveries on adjacent residential properties as a part of the development review procedure for all commercial and manufacturing uses. Where significant impacts are identified, require the inclusion of noise-mitigation techniques such as the use of a sound wall or enclosure of delivery areas. (p.8-27) NS2.5: Require that development generating increased traffic and subsequent increases in the ambient noise levels adjacent to noisesensitive land uses provide appropriate mitigation to reduce the impact of noise. (p.8-27) 10/23/13 20 Non-Transportation-Related Noise Sources Stationary Noise Sources A diversity of land uses occur throughout the City, each with its own potential for emitting excessive levels of noise. Industrial facilities generate noise through various activities using heavy equipment and machinery. Commercial uses, such as restaurants, bars, and entertainment establishments, may emit sound during nighttime operating hours. Residential areas also host stationary noise sources, such as pool and spa equipment or heating, ventilating and air conditioning (HVAC) units. (p.8-30) Goal NS3. Minimize, to the greatest extent possible, the impact of nontransportation- related stationary and temporary noise on residential areas and other sensitive land uses. (p.8-31) NS3.1: Require that automobile and truck access to commercial properties—including loading and trash areas—located adjacent to residential parcels be located at the maximum practical distance from the residential parcel. (p. 8-31) NS3.3: Require that parking lots and structures be designed to minimize noise impacts on-site and on adjacent uses, including the use of materials that mitigate sound transmissions and configuration of interior spaces to minimize sound amplification and transmission. NS3.4: Minimize, to the greatest extent possible, noise impacts on adjacent residential areas from live entertainment, amplified music, or other noise associated with nearby commercial or restaurant uses. NS3.6: Restrict, where appropriate, the development of entertainment uses and other high-noise-generating uses adjacent to residential areas, senior citizen housing, schools, health care facilities, and other noise-sensitive uses. Action NS3.1: Incorporate standards in the Zoning Ordinance that address the siting of nightclubs, discotheques, and other similar uses that generate high noise levels due to their on-site operation and customer access. Standards shall: • Restrict the development of nightclubs, discotheques, and other similar uses adjacent to residential areas, unless measures are implemented that sufficiently protect the residences from noise from on-site activities and customer access. (p. 8-33 and 8-34) Section 9. Community Design Element Goal CD3: Establish strong and clearly defined nodes that add to the visual quality of the City and provide activity areas/gathering places for the City's residents and visitors. p. 9-15) CO3. 1 Ensure that development in the above nodes is appropriate to the character and identity of the area through the use of specialized architectural styles and treatments, landscaping, signage, and other design elements at an appropriate scale and height. (P. 9-15) Goal CD19: Mixed-use and Multi-use areas 10/23/13 21 I CD19.2 Ensure that new mixed-/multi-use developments are compatible with adjacent neighborhoods through project design, scale, and appropriate buffers and transitions between uses. In general, taller projects should step down their heights as they approach adjacent development. ( p. 0 40) Single-Farniiy Residential Neighborhoods ( p. 9-44) Where there are single-family residential neighborhoods with unique character, they should be preserved and strengthened when possible. Additions to existing buildings and new or infill development within existing neighborhoods should be consistent with the character of the area and should add to the overall charm and visual appeal of the neighborhood. (p. 9-44) The unique location of many single-family residential neighborhoods near and at the base of the San Jacinto Mountains creates opportunities for unparalleled views and mountain access. However, to preserve this asset for all residents of Palm Springs, care must be taken to ensure that development near and within hillside areas respects and enhances the surrounding topography and environment as much as possible and provide for adequate access to the natural areas. Hillside development should take the form of br profile ho,ncc that fit rots thv it,-''ail alld auuenivate tire surrounding natural environment. This type of development should be strictly regulated through development standards that ensure the protection of view corridors, prominent natural features, and public access to local and regional trails. (p. 9-44/9-45) Goal Cu2z: Lreate and maintain safe, attractive, visually interesting, identifiable, and well-connected single-family neighborhoods. (p.9-45) CD22.1: Require new and infill development to be of compatible scale, materials, and massing as existing development. Also ensure that the design character of the new development is appropriate to the area. (p. 9-45) CD22.4: Ensure that new residential development does not overwhelm natural features, especially washes and views of the mountains. (p. 9-45) CD22.5: Actively enforce development standards, design guidelines, and policies to preserve and enhance the character of neighborhoods in Palm Springs. (p. 9-45) Action for CD22.3: Update the existing single-family residential zoning ordinance to require that new development be appropriate to and compatible with the scale and character of the surrounding neighborhood. (p. 9-46) Goal CD24: Ensure safe and attractive multiple-family housing developments that complement the surrounding neighborhood. ( P. 9-52) Scenic Resources and Corridors ( p. 9-53) One of Palm Springs' most cherished assets is its spectacular mountain views. Bounded by the San Jacinto Mountains on the west, the Santa Rosa Mountains to the south, and more distantly, the Little San Bernardino Mountains to the north, Palm Springs is located in a stunning natural setting. The National Monument and San Jacinto State Park are recognized as outstanding and unique scenic resources in Palm Springs. ( p. 9-53) From the valley floor, the San Jacinto and Santa Rosa Mountains provide a stunning backdrop. The Indian, Chino, Palm, Andreas, and other canyons that wind through the 10/23/13 22 mountains display exquisite rock formations, varied topography, and diverse flora. Hillsides rising gently from the valley floor provide visual relief. These scenic resources define the character of Palm Springs. Goal CD25: Recognize, preserve, and enhance the aesthetic value of the City's hillsides, mountains, canyons, and natural terrain. Goal CD26: Preserve and enhance view corridors. CD26.1 Protect and enhance view corridors by undergrounding and screening utility lines and facilities. ( P. 9-57) CD26.2 Create/enhance building height and massing restrictions to ensure the preservation of existing public view corridors. ( P. 9-57) Action CD26.3 Alter existing building height restrictions and stepback requirements when necessary to adequately preserve view corridors. ( P. 9-58) Section 14 Plan Efforts should be made to ensure design continuity between Section 14 and surrounding areas while allowing Section 14 to retain a distinctive visual identity. Such efforts will help create a stronger Citywide identity while allowing for unique neighborhoods and areas within the City. ( P. 9-66) Goal CD31: Reinforce visual continuity between Section 14 and areas directly adjacent. CD31.1 Ensure the implementation of the design guidelines and landscaping plan sections of the Section 14 Specific Plan. CD31.3 Encourage future projects to be sensitive to the need for visual as well as physical continuity(pedestrian, vehicular, etc.) between Section 14 and the surrounding areas. Actions CD31.1: Continue to work with the Agua Caliente Band of Cahuilla Indians to visually integrate new development into the surrounding areas through the use of appropriate scale, height, building orientation, and landscaping. Appendix E: Bridge Policies High Density Residential (p. E-4) 3.8.1: Require that the design of new residential and hotel development include the following: a. a minimum of 45% of the lot area shall be maintained as onsite open space/recreational area. b. incorporation of a minimum area of the required common open space at grade or the level of the first habitable floor; c. design of common open space so that it is easily accessible and of sufficient size to be usable by all residents; d. incorporation of architectural design details and elements which provide visual character and interest, avoiding flat planar walls and "box-like" appearances; and e. protection of privacy and view for adjacent single-family structures with increased setbacks to the second-story max. (p. E-4) 10/23/13 23 3.8.2: Allow the consolidation of abutting residential and commercial parcels into unified mixed-use development projects containing an aggregate site area of at least two (2) acres, provided that: a. the total yield of development does not exceed that permitted by the underlying land use classifications; (p. E-4) e. a planned development is prepared and approved that demonstrates that the project: 1. is compatible with and complements adjacent uses; 2. maintains or increases the existing number of residential units and those for low- and moderate income households or seniors; and 3. adequately mitigates traffic, noise, light and glare and other environmental impacts; 10/23/13 24 June 13, 2016 HONORABLE MAYOR AND CITY COUNCIL CITY OF PALM SPRINGS Re: Dream Hotel Project—Council Agenda Item June I5, 2016 Dear Mayor and Councilmembers: On the June 15, 2016, City Council Agenda, there is a Consent Item regarding the Hotel Project slated for the lot across from the Palm Springs Convention Center. Once again, there is a delay being requested by the developer, and, again, it is up to the council to grant this delay. With recent events on other projects that were approved by prior city councils, I would like to request the council postpone this and any future approval until further investigation can be done to ensure the initial agreements between the city and the then developer were done objectively and appropriately, being inline with the General Plan and Section 14 Specific Plan Objectives and Directives, as well as being inline with the city's legal communication and notification process. In October 2013, the residents of Center Court Club at 355 N Avenida Caballeros brought up issues to the Planning Commission and City Council regarding the lack of communication and cooperation between the neighbors and the developer. Since 2013, there has been very little proactive communication from the developer regarding the status of the project, and responses when asked have been that everything is still on-track.However, for the past three years, there has been no forrnal movenrerrt and only requests to extend development agreements, which,by the way, were never communicated to the nearby property owners,not even as a courtesy by the city or the developer due to local concerns on this project. Now, as there is another change as to the branding of the hotel, we presume that it may entail some additional cuaages to design or footprint as it has in Lire past. We ask that the city stop and look again at this project for the benefit of the local residents, and for the benefit of the city and its refreshed look at development projects being planned. There has been no movement for 10 years, so we presume that awhile longer should not have great impact. This project has been and will be a challenge for residents living adjacent to the parcels to be developed. 'this is a Residential Neighhorhood with Condos on three sides; only the convention center is commercial. Not only will this project increase traffic that is often congested, but the noise from the two year construction and ongoing operations of a 200 room hotel,meeting facility, and residential units will potentially have negative environmental and quality of life issues for nearby residents. Traffic along our property line to support backroom activities, as well as air handling and other equipment will be in operation most if not all hours of the day. In addition,residential complexes, and specifically Center Court, will lose much privacy with guests in a five-story hotel looking into our pool area, and having the ability to view into our living and bedrooms. This is not appropriate and should not be forced upon us. 1 More importantly, and with the turn of events on other projects that were approved by prior city councils, we would like to ask the city council to postpone any further action on this development until some items can be looked into further. These items include: Environmental Impact Report: We would like to request the developer perform a full Environmental Impact Study. As far as we can determine, there was no EIR prepared for this project. There was a Mitigated Negative Declaration prepared and approved in 2007 and is at least 9 years old-- and is inaccurate. Much has changed in this geographic area. The NegDec does not mention the addition of the Palomino or Morrison projects. Further, in the project description on page 2, our complex, Center Court built in 1978, is not mentioned either. There are also a number of questions in the NegDec that are answered incorrectly: "Would the project have a substantial adverse effect on a scenic vista?" The response is a"Less than significant impact." That is incorrect. "Would the project substantially degrade the existing visual character or quality of the site and its surroundings?"Again, the response was a"Less than significant impact." That is incorrect. As for Noise levels, it says there will be "a substantial permanent increase in ambient noise levels in the vicinity" that will have a "Less than significant impact with Mitigation Incorporated."Noise levels at the time were already above the 65dB standard, but the report primarily focused on noise levels impacting the site, and not on the surrounding area or existing neighbors. Further, at the time, the hotel was planned to be at the corner of Alvarado and Amado, further away from Caballeros and our complex. Noise impacts will affect neighboring residential units. This NegDec is seriously tlawed. Ifyou do not take my word for it, look at the email from a then- planning commissioner dated May 20,2007,just three days prior to the meeting where the project was to be approved. The commissioner writes, "The Mitigated Neg Dec is "smoke and mirrors". There are numerous errors and false photo exhibits." The Commissioner also asks "How are 5 story high condos justifiable when all the surrounding residential properties are one or two stories?'fhe top floor of the condos block the views of the existing residential to the East." Emphasis on Nightlife in a Residential Area: Another area of great concern is the proposal in the staff report by the developer to turn this project into a"nightlife" destination. (Staff Report p. 06). "To be successful—we know we must offer up dining, nightlife and accessory outlets that not only compel travelers to stay with us, but also become part of the fabric of the community...and that will be no different in Palm Springs. j "Highly orchestrated programming,virtually every night of the calendar year, helps create the energy that ahs become a hallmark of the brand. Being a hotel for both 9 to 5 and 5 to 9 is our calling card." Inconsistencies of Project with Section 14 Specific Plan and PS General Plan: There are a number of areas where this project does not align with either the Section 14 Specific Plan, nor the Palm Springs General Plan The Section 14 plan has been specifically mentioned by the city as being something the city should follow. Our prior comments were submitted to the city on 10/23/13, and are again included here for your reference. 2 however, our areas of concern for this development,particularly one that is higher than any existing building in the immediate area, include: • Views of"Mountains and Hillsides" (General Plan,p. 2-35) • "Protect residential areas...from impacts generated by exposure to excessive noise" (General Plan Section 8, Goal iNS1, p. 8-19) • Single-Family Residential Neighborhoods: "Where there are single-family residential neighborhoods with unique character, they should be preserved and strengthened when possible. Additions to existing buildings and new or infill development within existing neighborhoods should be consistent with the character of the area and should add to the overall charm and visual appeal of the neighborhood." (CD19.2,p. 9-40) • Views: "Alter existing building height restrictions and stepback requirements when necessary to adequately preserve view corridors." (Goal CD25; Action CD26.3,p. 9-58) • Stationary Noise Sources (Non-Transportation-Related Noise Sources) o Minimize, to the greatest extent possible,noise impacts on adjacent residential areas from...other noise associated with nearby commercial or restaurant uses. (Section NS3.4) o Restrict,where appropriate,the development of entertainment uses and other high-noise- generating uses adjacent to residential areas...(Section NS3.6) • Community Design Element—Ensure that development in the above nodes is appropriate to the character and identity of the area through the use of specialized architectural styles and treatments, landscaping, signage and other design elements at an appropriate scale and height. (Section 9, CD3.1, p. 9-15) We respectfully ask the Palm Springs City Council to not move forward on any further approvals until this project can be reviewed further to ensure it has complied with the appropriate steps to gain approval, and would comply with any future Sunshine Ordinance recommendations. Thank you. Aamer Mumtaz David Powell John White Anthony Tovar III 355 N Avenida Caballeros Palm Springs, CA 92262 Attachments: • Communications provided to Council on October 16, 2013 and October 23, 2013 • Email dated May 20, 1997 from Planning Commissioner to Planning Staff 3 Pao: I +d l Itdvlard Robertson �/� so v' From a( OrTiN05it i+int++ �/` La+l sent' ;Unday N1,y To C'intj e lGdd t - ``,.prim\(N afryt'i;r 70� Cc: tA+ WIT, Sub)act K?IIJ Cr7,9 and 1'dward o e. read more f iho docun olital+`+s VW",v ?e ,pnl�ndarnh(0 wahoul Cluing Ilm p+dt tile I have Gixr quihty and accuracy It sooms that the city is pu h+nO"the g 9 studies What it the agreement hotween oasi and the City some of illy iSSUG'. 28' has not been reviewed by the AAC 1 l he subrnitted application, dated February roved by the AAC Please have at our meeting the drawings t tal wore t 0 2. The aAAlicauen 000s nut eg+c5r:"vrair the s!•arf report e p the 21?.8 application calls for a 5 level garage with 654 spaces Thu stall report calls lots "J level goragh wait v1 t spaces t how you can gel 511 spaces on 3 levels,with the haters 290 spaces an the hattom level is beyond me) 3. The garage entries and exits as shown on the drawings do not work,they are only 30 it . Also for 511 (or 054)there needs to be a minimum Of long and the rise or drop is 5leet one entrylexil per 200 cars.The public part of the garage will have a crush of arrivals and depanurOs when the Center has sogii lit events This neM+G to a eructed 4 There is no roof plan showing building height$and the"open spaces and gardens that ern referred to in the 60%Open space reclulroments. 5 How era 5 story high condos jualifwble when all the surrounding residential WWI" are Ono of two stories?The top floor of the condos are oriented northfsouth,thus bbiocckrng the views of the existing rresid ntial to the East ere are Homer errors an t lee 6. The fditg'rk'rl Neg Dec.is"sin photo exhi no For example:Exhibit 7 appear to line been from 10 n`atsove t ground,Exhfbd 10 forgets to show the hotel,which will biook the rtlountain vfow: The devebpment-wtli Neva a significant atfiec on views front that surrounding prOpert(es: A 31 t (or 854?garage will pave a significant doirintenubt on the surrounding milideli ft A 511 neighborhood.The Nag:Dec.does not consider the affect of pollutwn from the oat, waiting to enter(or exit)the garai t can review the test with you tatty, Bairn Springs needs thkr hotel,but the too hlgh<torhdat and m�eive i�aray�err. l w4td4 titigQadcthat [tent teflfaved from ttte.+agender aml Itself 0adt ' tlhe Me her thole f>w10w, . F _ { F 1 $�Wepfsrre$lt�IQi J , i' S