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C'p41FORN`P City Council Staff Report
DATE: March 18, 2015 Public Hearing
SUBJECT: REQUEST BY SERGE DOROSHIN FOR A PLANNED DEVELOPMENT
DISTRICT APPLICATION (PDD 376); A TENTATIVE TRACT MAP (TTM
36815) FOR CONDOMINIUM PURPOSES, AND A MAJOR
ARCHITECTURAL APPROVAL TO CONSTRUCT A 32-UNIT
CONDOMINIUM COMPLEX AND TWO LIVE WORK UNITS LOCATED
AT 262 SOUTH INDIAN CANYON DRIVE, ZONE LSC/C-1AA & C-2,
SECTION 14 (CASE 5.1358-PDD 376 /TTM 36815 & 3.3788-MAJ) (ER).
FROM: Planning Services Department
SUMMARY
The City Council to consider a proposal consisting of a Planned Development District
application (PDD 376), a Tentative Tract Map application (TTM 36815) and a Major
Architectural approval. The proposal is for the construction of thirty-two (32)
condominium units and two (2) live-work units on a vacant lot located along South
Indian Canyon Drive and within the Section 14 Specific Plan area. The proposed
residences will be three stories high with attached one-car garages and carports. The
proposed housing types will consist of three-bedroom, three-bath units with pools in the
back yard.
RECOMMENDATION:
1. Open the public hearing and receive public testimony.
2. Adopt Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF PALM SPRINGS, CALIFORNIA, ADOPTING A MITIGATED
NEGATIVE DECLARATION (MND) AND APPROVING TENTATIVE TRACT
MAP 36815 (TTM 36815), FOR THE CREATION OF A CONDOMINIUM MAP
ON APPROXIMATELY 1.8-ACRE LAND, PRELIMINARY PLANNED
DEVELOPMENT DISTRICT 376 (PDD 376) AND A MAJOR ARCHITECTURAL
APPROVAL FOR THE CONSTRUCTION OF 32 CONDOMINIUM AND TWO
LIVE-WORK UNITS LOCATED AT 262 SOUTH INDIAN CANYON DRIVE,
WITHIN THE SECTION 14 SPECIFIC PLAN AREA, ZONE LSC, SECTION 14".
ITEM NO.
City Council Staff Report
March 18,2015--Page 2
Canyon Lofts—5.1358-PDO 3761 TTM 3681513.3788-MAJ
PRIOR ACTIONS
At its meeting of January 26, 2015, the Architectural Advisory Committee (AAC),
reviewed the project; and with a unanimous vote, recommended approval of the
proposed development to the Planning Commission. The AAC commented on the site
plan layout, landscaping and circulation within the proposed development. The applicant
has made revisions to the site and landscape plans in response to the AAC's comments
and recommendations.
On March 11, 2015, the Planning Commission considered the proposal at its public
hearing meeting. The Commission approved the project with a vote of 6-0-1 and
recommended approval of the tentative tract map to the City Council. With the approval,
the commission added these conditions:
• Pedestrian gates to remain unlocked at all times.
• Live-work spaces to be used as commercial spaces.
• Additional trees and shade structures depicted in the renderings to be
incorporated into project design.
• Staff to require additional engineering review for 0' setback pools.
• Enhance treatment around pedestrian gate; make it more pronounced.
• Enhance paving patterns including in carports areas.
• Provide landscape plan that addresses shading.
• Units to be pre-wired for solar installation.
• Provide shading of commercial spaces; encouraged to request for an
encroachment permit.
• HVAC and pool equipment to be placed on grade with shielding.
BACKGROUND:
The proposed project is by Serge Doroshin and it is for the development of a 32-unit
condominium and two live-work units on approximately 1.8 acres of land situated
between South Indian Canyon Drive on the west and South Calle Encilia to the east.
The rectangular site which is currently vacant is surrounded by a hotel use to the north
and a partially developed commercial use to the south and it is within the Section 14
Specific Plan Area. The applicant has submitted a Planned Development District
application (PDD 376) for review and approval. The proposed residential development
consists of thirty-two (32) units with an average lot size of 1,754 square feet, and two (2)
live-work units on each side of the site along South Indian Canyon Drive. The proposed
residential units are each approximately 2,224 square feet in size, three-stories and
31.6 feet high. The live-work units are approximately 3,142 square feet in size, three
stories and 34.6 feet in height. The Section 14 Master Plan allows up to 35 feet high
buildings.
02
City Council Staff Report
March 18,2015--Page 3
Canyon Lofts—5.1358-PDD 3761 TOM 36815 1 3.3788-MAJ
Analysis:
Table 1
General Plan
Land Use Designation Dens R uest Cotnoltance
Central Business District(CBD) 30 d.u./acre 34 units/18.9 du/acre Conforms
S ecific Plan
Section 14 Specific Plan 29 d.u./acre R-4 std. 34 units/18.9 du/acre Conforms
Zoning —Uses & Lot Standards
Section 14 S Mc Plan Proposed: PDD 376 CornpHance
Uses pennUted LSC IL Multi-Family Residential Conforms
Densifty Minimum 1,500 s . ft. 2,224 s . ft. Conforms
Lot Standards
Min. Lot Area 2 Acres 1.8 Acres With PD Approval
Min.Width Minimum: 130 ft. 165 ft. With PD Approval
Min. Depth Minimum: 155 ft. 478 ft. Conforms
Bldg. SepaFations Minimum: 15 ft. 8 ft. With PD Approval
Zoning—Building Development Standards
Section 14 SpecMc Plan Proposed: PD39J Compliance
Building Height Maximum 35' per Sec. 14 34.6 Feet. Conforms
Yard Setbacks R-4 Standards of PSZC applies
Front off Indian 5 feet Section 14 Std. 0 ft. With PD Approval
Front off Encilia 30 feet 37 ft. Conforms
Side North side 20 feet 15 ft. With PD Approval
Side South side 20 feet 15 ft. With PD Approval
Pools 5 Feet 0 ft. With PD Approval
BuRdi Envelope Up to 60' 3 stories Conforms
Lot Covera a 45% 41% Conforms
Space 45% 22% With PD Approval
Off-stred Parking 60 72 Conforms
Table 2: Surroun ing land uses, General Plan, Zonin
Existing Land Use General Plan Designation Zone
Site Vacant Central Business District LSC
North Hotel Central Business District PDD
East Vacant Central Business District HR
South Commercial Building Central Business District LSC
West Ci 's Parking Structure Central Business District Civic Use
Site Plan and Proiect Design:
The proposed site is an oblong shaped parcel stretching from South Indian Canyon
Drive to Calle Encilia on the east side of the location. The proposed residential units
commonly called the "Canyon Lofts' are duplexes on two sides of the property fronting
the proposed decorative interlocking pavers' street Lot "A". The project design features
modern architecture and will feature two main housing schemes; the main residential
units and the live work units fronting Indian Canyon Drive. The live-work units are free
standing on each side of the property while the condominiums are made up of eight
duplexes on each side of the site. The residential units including the live-work units will
be three-story buildings with attached car garages and carports. As proposed, each unit
03
City Council Staff Report
March 18,2016--Page 4
Canyon Lofts—5.1358-PDD 3761 TTM 36815/3.3788-MAJ
with the exception of the live-work units will have a small sized swimming pool (spools).
There is a gate leading into the main complex from Calle Encilia into the subdivision;
main ingress to the complex will be from Calle Encilia and its main egress will be from
Indian Canyon Drive.
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Propo add Site Plan
Planned Development District:
The proposed project includes components which vary from the development standards
of the R-4 Zoning Ordinance. As a result, a Planned Development District application
approved under Section 94.02.00.13 of the Palm Springs Zoning Code is required.
According to Section 94.03.00 of the Code, "The planned development district is
designed to provide various types of land use which can be combined in compatible
relationship with each other as part of a totally planned development. It is the intent of
this district to insure compliance with the general plan and good zoning practices while
allowing certain desirable departures from the strict provisions of specific zone
classifications".
In this case, the subject property is within the Section 14 Specific Plan Area; multi-family
residential development is allowed in the LSC (Local Serving Commercial) zone with the
R-4 development standards. However, this proposal does not meet certain setback
requirements of the R-4 zone, hence the necessity of a PDD application. Table 2,
above, describes the development standards applicable to the designation, and the
standards which the proposed project will implement. Findings in support of the
preliminary PDD application are provided in the required findings section of this staff
report.
Access:
The primary access into the residential complex will occur on South Calle Encillia and
the main point of egress will be through South Indian Canyon Drive. The primary access
for the Live-work unit component will be off of South Indian Canyon Drive. Pedestrian
access will be provided into the complex from the two sides of the complex.
04
City Council Staff Report
March 18,2015—Page 5
Canyon Lofts—5.1358-PDD 376 1 TTM 36815 13.3788-MAJ
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Parking:
The applicant has proposed to designate a total of 72 parking spaces for the residential
complex; 68 parking spaces are for the residents and guests and additional four parking
spaces for the two live-work units. The proposed parking spaces would consist of
attached one-car garages and one carport for each unit. The carports are designated as
guest parking spaces within the complex. Pursuant to Section 93.06.00.29b
(Condominium or Residences within a Planned Development District), one and one-half
parking spaces is required for each unit; in addition, one designated parking space per
each four (4) units shall be provided as guest parking spaces. With this requirement, the
total required parking spaces for this development will be 51 for the residents and 8.5
guest parking spaces for a total of 60 parking spaces. This calculation does not include
two additional parking spaces dedicated for the two live-work units. Finally, the Code
requires one (1) covered parking space to be provided for each unit; the project has met
this requirement with one carport for each unit.
AAC Review:
The Architectural Advisory Committee (AAC) reviewed the project and provided
comments on January 26, 2015. Overall, the AAC provided favorable comments on the
project design and recommended approval to the Planning Commission with
suggestions to the applicant. The applicant has incorporated the suggestions by the
AAC into the project. The AAC comments are the following:
• Rework proposed parking spaces at the live-work units to allow ease of vehicular
maneuvering.
• Enhance proposed landscaping along Indian Canyon Drive.
• Revisit the connection of retail to the street along Indian Canyon Drive.
05
City Council Staff Report
March 18,2015--Page 6
Canyon Lofts—5.1358-PDD 376/TTM 36815/3.3788-MAJ
In response to the AAC's comments and recommendations, the applicant has made the
following changes to the site plan:
• Redesigned the ADA parking spaces, thereby making them easier to access.
• The addition of a community bike rack (South of the ADA parking).
• Enhanced landscaping at the Indian Canyon entrance and along entries of the
homes. Pedestrian gates into the community.
• Shading screen and awnings for work spaces on Indian Canyon.
• More defined pavers for pedestrian feel on drive aisle.
• Potential sails for over drive aisle.
Tentative Tract Map:
The applicant has also submitted a Tentative Tract Map application (TTM 36815) for the
approximately 1.8-parcel. The tentative tract map is mainly for condominium purposes.
As proposed, the Tentative Tract Map is consistent with the proposed project, and will
create a single lot on which all units will be located, typical of a condominium map. The
Map has been conditioned to be consistent with the Subdivision Map Act. Staff has
reviewed the proposed Map in light of the required findings and prepared recommended
conditions contained in the attached draft resolution.
Landscape Plan:
Conceptual landscape plans covering the site area were submitted as part of the review
process. Proposed landscape design will include a mix of desert appropriate plant
selections and decorative interlocking pavers. A different mix of plants is proposed
along the project frontage and the entire site. Proposed plant selections for the project
include different selections of trees, palm trees and shrubs. The trees and palm trees
include the following: Willow Acacia, Palo Verde, Date Palm and Mexican Fan Palm.
The shrubs include Twin Flowering Agave, Pony Tail Palm, Dwarf Bottle Brush, Beauty
Natal Plum, Damianita, Anacahuitam, Sago Palm, Baby Bliss and Red Yucca. The
landscaping will also include the use of decorative interlocking pavers.
Public Benefit.-
As a Planned Development District proposal, the project is subject to the provision of a
"public benefit", as recognized by the Palm Springs General Plan. In this case, the
applicant has met the requirement of public benefit by providing items 5(a) and 5(c)
from the City Council Policy Statement of September 17, 2008.
The project as Public Benefit: The applicant has stated that consistent with item 5(a) of
the City Council's Policy Statement, the development of the project is a public benefit to
the City. The applicant stated that the project itself achieves public benefit by the
development of a vacant land with high quality architectural design, materials and
sustainable features within the downtown area of the City and that the live-work units
along South Indian Canyon Drive will enhance pedestrian and commercial activities in
that part of the downtown.
06
City Council Staff Report
March 18,2015--Page 7
Canyon Lofts—5.1358-PDD 376/TTM 36815/3.3788-MAJ
Sustainable Features: The applicant has also offered to achieve the objective of public
benefit through item 5(c) of the City Council Policy Statement by proposing sustainable
building development. The applicant has designed the Canyon lofts to be LEED
Certified and expect to obtain over 50 points on the project. The proposed sustainable
features include optimized energy performance through insulation, low a glazing,
overhangs and high efficiency appliances. In addition, recycled and reuse materials will
be used for siding, flooring and portions of the roofing materials as well as the use of
regional materials. Furthermore, the homes will be using high efficiency MEP/HVAC,
wired for solar panels and additional innovative technologies.
REQUIRED FINDINGS
Findings can be made in support of establishing the proposed Planned Development
District as follows:
a. The proposed planned development is consistent and in conformity with
the general plan pursuant to Sections 94.02.00 (A)(4) of the Palm Springs
Zoning Code.
The proposed planned development is consistent with the goals and objectives of
the General Plan and the Section 14 Specific Plan Area. The project will bring
revitalization to a parcel that has been undeveloped for decades. The quality of
the proposed residential development within that area of the Central Business
District section of the City will spur activities and bring life to the immediate
surrounding that has not experienced any new development as of late.
b. The subject property is suitable for the uses permitted in the proposed
planned development district, in terms of access, size of parcel,
relationship to similar or related uses, and other relevant considerations.
The project site is relatively flat and can accommodate building pads, internal
street, and drainage. Adequate access is proposed onto main the main streets;
South Indian Canyon Drive and South Calle Encilia. The size of the parcel is
approximately 1.8 acres; relative to similar developments within the City, the
location will accommodate the proposed planned residential development.
Sidewalks are provided along South Indian Canyon Drive and Calle Encilia.
C. The proposed establishment of the planned development district is
necessary and proper, and is not likely to be detrimental to adjacent
property or residents.
The proposed establishment of the planned development district is necessary to
provide an updated design concept befitting of an urbanized area and within the
downtown area of the City. The proposed district will not be detrimental to
adjacent properties or residents but will enhance the already established
development to the north of the site. Furthermore, the planned development
07
City Council Staff Report
March 18,2015--Page 8
Canyon Lofts—6.1358-PDD 376/TTM 36815/3.3788-MAJ
district will modify setback requirements in a manner that will not be detrimental
to the existing land uses in the immediate vicinity and the downtown area.
Additional findings are required for the proposed Tentative Map pursuant to Section
66474 of the Subdivision Map Act. These findings and discussions of the project as it
relate to these findings follow:
a. The proposed Tentative Tract Map is consistent with all applicable general
and specific plans.
The General Plan designation of the project site is Central Business District (CBD) and
is within the Section 14 Specific Plan Area. Multi-family residential development in this
designation is permitted; as proposed, the gross density is consistent with the General
Plan. The proposed project will comply with the General Plan, and the Section 14
Specific Plan covering the site.
b. The design and improvements of the proposed Tentative Tract Map are
consistent with the zone in which the property is located.
The project site is suitable for the development of multi-family homes. The proposed lot
sizes and dimensions are evaluated against the R-4 zoning district. The site slopes
gently to the east and can accommodate building pads and internal street, drainage,
and all utilities. Adequate access is proposed from Calle Encilia and South Indian
Canyon Drive. The proposed project is in keeping with the requirements of the Section
14 Specific Plan and the Palm Springs Zoning Code. The site will provide a desirable
environment for its occupants.
C. The site is physically suited for this type of development.
The site slopes gently to the east onto Calle Encilia. The property is approximately 1.8
acres in size, given the proposed density, project design, size and scope of the
development, the site is physically suited for a 32-unit condominium complex and two
live-work units.
d. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
There are no known fish, wildlife habitats or other endangered species on the subject
site. A biological assessment prepared for the site did not find any habitats on the site.
A Mitigated Negative Declaration (MND) contains mitigation measures designed to
eliminate or reduce all potential environmental impacts to a level less than significant.
e. The design of the subdivision or type of improvements is not likely to cause
serious public health problems.
Storm drainage, sanitary sewer, water, streets and all utilities are readily available to the
site and all have capacity to accommodate the project. The subdivision has been
I � , 08
City Council Staff Report
March 18,2015--Page 9
Canyon Lofts—5.1358-PDD 376/TTM 36815 1 3.3788-MAJ
designed so that the condominium map will have necessary infrastructure to adequately
serve the development and all proposed houses. Furthermore, as with all development
in the City, this project will be required to meet City of Palm Springs development
standards, therefore the project will not cause public health problems to the area or the
City as a whole.
f. The design of the subdivision or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of the
property within the proposed subdivision.
Currently, there are two easements in favor of the Southern California Edison (SCE)
and the Agua Caliente Electric line extension on the subject property. The applicant will
be working with the two agencies on the relocation of the easements.
ENVIRONMENTAL DETERMINATION:
The Planning Department has reviewed this project under the provisions of the
California Environmental Quality Act (CEQA), and determined that the project had the
potential for significant impacts, but that the impacts would not be significant in this case
because project modifications or mitigation measures incorporated into the Initial Study
will reduce impacts to less than significant levels. Pursuant to Section 15063 of the
California Environmental Quality Act (CEQA) Guidelines, a Notice of Intent (NOI) to
adopt a Mitigated Negative Declaration (MND) was prepared and circulated for a 20-day
public review and comments. The review and comments period commenced on
February 19, 2015, and closed on March 10, 2015. Staff has concluded that the MND
covered the issues the City would want to see addressed, including topics such as land
use policies, safety, aesthetics, biological resources, greenhouse gas, noise effects and
traffic impacts during construction of the project. In addition to the mitigation measures
included in the MND, staff has included conditions of approval in support of the
Mitigated Negative Declaration.
NOTIFICATION
A public hearing notice was advertised and was mailed to all property owners within 500
feet of the subject property/adjacent property owners. As of the writing of this report,
there have been no phone calls or letters received regarding this project.
CONCLUSION:
Pursuant to Section 94.03.00(E)(2) — Preliminary Development Plan, of the Palm
Springs Zoning Code states..."The applicant shall submit a preliminary development
plan package to the department of planning and building for a preliminary approval by
the planning commission and city council." This hearing involves the Preliminary PD
consisting of proposed standards, exhibits that site plans, floor plans, cross sections
and elevation plans; final development plans with any conditioned changes to the
project architecture and landscape plans will be take back to the Planning Commission
09
City Council Staff Report
March 18,2015--Page 10
Canyon Lofts—5.1358-PDD 376/TTM 368151 3.3788-MAJ
for final approval. The preliminary development plan requires approval by the Planning
Commission and City Council. Staff is recommending that the City Council adopt the
MND and approve Tentative Tract Map 36815 and Planned Development District 376
standards for the development of the proposed Canyon Lofts project.
FISCAL IMPACT:
None to the City; however, upon the completion of the housing units at the site,
additional property taxes will be generated to the City's revenue.
(M)J
Jinn Fagg, AICP Marcus Fuller
Director of Planning Services Assistant City Manager
David H. Ready
City Manager
Attachments:
1. Vicinity Map
2. CC Draft Resolution
3. Conditions of Approval
4. Tentative Tract Map 36815
5. Copy of the Draft Focused EIR
6. 11"x17" Booklets of Site Plans, Floor Plans, Elevations and Landscape Plans
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CITY OF PALM SPRINGS
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RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, ADOPTING A MITIGATED
NEGATIVE DECLARATION (MND) AND APPROVING CASE
NUMBERS 5.1358-PDD-376 & 3.3788-MAJ; PLANNED
DEVELOPMENT DISTRICT 376, AND TENTATIVE TRACT
MAP 36815, A CONDOMINIUM MAP FOR THE
CONSTRUCTION OF A 32-UNIT CONDOMINIUM COMPLEX
AND 2 LIVE-WORK UNITS LOCATED AT 262 SOUTH INDIAN
CANYON DRIVE, ZONE LSC, SECTION 14.
WHEREAS, Serge Doroshin, (the "Applicant") has filed an application with the City
pursuant to Section 94.03.00 (E) of the Palm Springs Zoning Code, for the
establishment and development of Planned Development District 376; and
WHEREAS, Serge Doroshin (the "Applicant') has filed an application with the City
pursuant to Section 9.62.010 of the Palm Springs Municipal Code, for Tentative Tract
Map 36815 for condominium purposes; and
WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to
consider Case Number 5.1358, consisting of Planned Development District 376,
Tentative Tract Map 36815, and project architectural approval was given in accordance
with applicable law; and
WHEREAS, on March 11, 2015, a public hearing on the application for the project was
held by the Planning Commission in accordance with applicable law; and
WHEREAS, the proposed project is considered a "project' pursuant to the terms of the
California Environmental Quality Act ("CEQA"), and a Mitigated Negative Declaration
(MND) has been prepared for this project and has been distributed for public review and
comments in accordance with CEQA; and
WHEREAS, on March 18, 2015, a public hearing on the application for the project was
held by the City Council in accordance with applicable law; and
WHEREAS, pursuant to Section 66412.3 of the Subdivision Map Act, the City Council
has considered the effect of the proposed project on the housing needs of the region,
and has balanced these needs against the public service needs of residents and
available fiscal and environmental resources; and
WHEREAS, the City Council has carefully reviewed and considered all of the evidence
presented in connection with the meeting on the project, including but not limited to the
staff report, and all written and oral testimony presented.
12
City Council Resolution March 18,2015
5.1358-PDD 376/3.3788-MAJ/T7M 36815
Page 2 of 4
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE
AS FOLLOWS:
Section 1: A Mitigated Negative Declaration (MND) has been completed in
compliance the State CEQA Guidelines, and the City's CEQA Guidelines.
The City Council finds that with the incorporation of proposed mitigation
measures, potentially significant environmental impacts resulting from this
project will be reduced to a level of insignificance and therefore adopts the
MND. The City Council has independently reviewed and considered the
information contained in the MND prior to its review of this Project and the
MND reflects the City Council's independent judgment and analysis.
Section 2: Pursuant to Section 94.03.00 (E) of the Palm Springs Zoning Code, the
City Council makes the following findings:
a. The proposed planned development is consistent and in conformity with
the general plan pursuant to Sections 94.02.00 (A)(4) of the Palm Springs
Zoning Code.
The proposed planned development is consistent with the goals and objectives of
the General Plan and the Section 14 Specific Plan Area. The project will bring
revitalization to a parcel that has been undeveloped for decades. The quality of
the proposed residential development within that area of the Central Business
District section of the City will spur activities and bring life to the immediate
surrounding that has not experienced any new development as of late.
b. The subject property is suitable for the uses permitted in the proposed
planned development district, in terms of access, size of parcel,
relationship to similar or related uses, and other relevant considerations.
The project site is relatively flat and can accommodate building pads, internal
street, and drainage. Adequate access is proposed onto main the main streets;
South Indian Canyon Drive and South Calle Encilia. The size of the parcel is
approximately 1.8 acres; relative to similar developments within the City, the
location will accommodate the proposed planned residential development.
Sidewalks are provided along South Indian Canyon Drive and Calle Encilia.
C. The proposed establishment of the planned development district is
necessary and proper, and is not likely to be detrimental to adjacent
property or residents.
The proposed establishment of the planned development district is necessary to
provide an updated design concept befitting of an urbanized area and within the
downtown area of the City. The proposed district will not be detrimental to
adjacent properties or residents but will enhance the already established
development to the north of the site. Furthermore, the planned development
13
City Council Resolution March 18,2015
5.1358-PDD 376l3.378&MAJrrTM 36815
Page 3 of 4
district will modify setback requirements in a manner that will not be detrimental
to the existing land uses in the immediate vicinity and the downtown area.
Section 3: Pursuant to Section 66474 of the Subdivision Map Act, the City Council
makes the following findings:
a. The proposed Tentative Tract Map is consistent with all applicable general
and specific plans.
The General Plan designation of the project site is Central Business District (CBD) and
is within the Section 14 Specific Plan Area. Multi-family residential development in this
designation is permitted; as proposed, the gross density is consistent with the General
Plan. The proposed project will comply with the General Plan, and the Section 14
Specific Plan covering the site.
b. The design and improvements of the proposed Tentative Tract Map are
consistent with the zone in which the property is located.
The project site is suitable for the development of multi-family homes. The proposed lot
sizes and dimensions are evaluated against the R-4 zoning district. The site slopes
gently to the east and can accommodate building pads and internal street, drainage,
and all utilities. Adequate access is proposed from Calle Encilia and South Indian
Canyon Drive. The proposed project is in keeping with the requirements of the Section
14 Specific Plan and the Palm Springs Zoning Code. The site will provide a desirable
environment for its occupants.
C. The site is physically suited for this type of development.
The site slopes gently to the east onto Calle Encilia. The property is approximately 1.8
acres in size, given the proposed density, project design, size and scope of the
development, the site is physically suited for a 32-unit condominium complex and two
live-work units.
d. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
There are no known fish, wildlife habitats or other endangered species on the subject
site. A biological assessment prepared for the site did not find any habitats on the site.
A Mitigated Negative Declaration (MND) contains mitigation measures designed to
eliminate or reduce all potential environmental impacts to a level less than significant.
e. The design of the subdivision or type of improvements is not likely to cause
serious public health problems.
Storm drainage, sanitary sewer, water, streets and all utilities are readily available to the
site and all have capacity to accommodate the project. The subdivision has been
designed so that the condominium map will have necessary infrastructure to adequately
serve the development and all proposed houses. Furthermore, as with all development
Y4
City Council Resolution March 18,2015
5.1358-POD 37613.3788-MAJrrTM 36815
Page 4 of 4
in the City, this project will be required to meet City of Palm Springs development
standards, therefore the project will not cause public health problems to the area or the
City as a whole.
f. The design of the subdivision or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of the
property within the proposed subdivision.
Currently, there are two easements in favor of the Southern California Edison (SCE)
and the Agua Caliente Electric line extension on the subject property. The applicant will
be working with the two agencies on the relocation of the easements.
Section 4: The City Council herby adopts a Mitigated Negative Declaration (MND),
and directs staff to file the associated Notice of Determination (NOD).
Section 5: NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing,
the City Council hereby adopts a Mitigated Negative Declaration (MND);
approves Planned Development District 376 and Tentative Tract Map
36815 for condominium purposes for the development of a 32-unit
condominium complex and 2 live-work units subject to the attached
conditions of approval.
ADOPTED this 18th day of March, 2015.
David H. Ready, City Manager
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
James Thompson, City Clerk
15
RESOLUTION NO.
EXHIBIT A
CASE: 5.1358 PDD 376 / 3.3788-MAJ & TTM 36815— CANYON LOFTS
March 18, 2015
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the Director of
Building and Safety, the Chief of Police, the Fire Chief or their designee, depending on
which department recommended the condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
ADMINISTRATIVE CONDITIONS
ADM 1. Project Description. This approval is for the project described per Case
5.1358-PD 376/3.3788-MAJ & TTM 36815; except as modified with the
approved Mitigation Monitoring Program and the conditions below;
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, date stamped August 19, 2014,
including site plans, architectural elevations, exterior materials and colors,
landscaping, and grading on file in the Planning Division except as modified
by the approved Mitigation Measures and conditions below.
ADM 3. Conform to all Codes and Regulations. The project shall conform to the
conditions contained herein, all applicable regulations of the Palm Springs
Zoning Ordinance, Municipal Code, and any other City County, State and
Federal Codes, ordinances, resolutions and laws that may apply.
ADM 4. Minor Deviations. The Director of Planning or designee may approve minor
deviations to the project description and approved plans in accordance with
the provisions of the Palm Springs Zoning Code.
ADM 5. Tentative Map. This approval is for Tentative Tract Map 36815 located at 262
South Indian Canyon Drive date stamped December 11, 2014. This approval
is subject to all applicable regulations of the Subdivision Map Act, the Palm
Springs Municipal Code, and any other applicable City Codes, ordinances
and resolutions.
ADM 6. Indemnification. The owner shall defend, indemnify, and hold harmless the
City of Palm Springs, its agents, officers, and employees from any claim,
action, or proceeding against the City of Palm Springs or its agents, officers
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or employees to attach, set aside, void or annul, an approval of the City of
Palm Springs, its legislative body, advisory agencies, or administrative
officers concerning Case 5.1358-PDD-376/3.3788-MAJ & TTM 36815. The
City of Palm Springs will promptly notify the applicant of any such claim,
action, or proceeding against the City of Palm Springs and the applicant will
either undertake defense of the matter and pay the City's associated legal
costs or will advance funds to pay for defense of the matter by the City
Attorney. If the City of Palm Springs fails to promptly notify the applicant of
any such claim, action or proceeding or fails to cooperate fully in the defense,
the applicant shall not, thereafter, be responsible to defend, indemnify, or hold
harmless the City of Palm Springs. Notwithstanding the foregoing, the City
retains the right to settle or abandon the matter without the applicant's
consent but should it do so, the City shall waive the indemnification herein,
except, the City's decision to settle or abandon a matter following an adverse
judgment or failure to appeal, shall not cause a waiver of the indemnification
rights herein.
ADM 7. Maintenance and Repair. The property owner(s) and successors and
assignees in interest shall maintain and repair the improvements including
and without limitation all structures, sidewalks, bikeways, parking areas,
landscape, irrigation, lighting, signs, walls, and fences between the curb and
property line, including sidewalk or bikeway easement areas that extend onto
private property, in a first class condition, free from waste and debris, and in
accordance with all applicable law, rules, ordinances and regulations of all
federal, state, and local bodies and agencies having jurisdiction at the
property owner's sole expense. This condition shall be included in the
recorded covenant agreement for the property if required by the City.
ADM 8. Time Limit on Approval. Approval of the Planned Development District PDD
376 Tentative Tract Map 36815 and Major Architectural Applications 3.3788-
MAJ shall be valid for a period of two (2) years from the effective date of the
approval. Extensions of time may be granted by the Planning Commission
upon demonstration of good cause.
ADM 9. Ri-ght to Appeal. Decisions of an administrative officer or agency of the City
of Palm Springs may be appealed in accordance with Municipal Code
Chapter 2.05.00. Permits will not be issued until the appeal period has
concluded.
ADM 10. Public Art Fees. This project shall be subject to Chapters 2.24 and 3.37 of
the Municipal Code regarding public art. The project shall either provide
public art or payment of an in lieu fee. In the case of the in-lieu fee, the fee
shall be based upon the total building permit valuation as calculated pursuant
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to the valuation table in the Uniform Building Code, the fee being 1/2% for
commercial projects or 1/4% for residential projects with first $100,000 of total
building permit valuation for individual single-family units exempt. Should the
public art be located on the project site, said location shall be reviewed and
approved by the Director of Planning and Zoning and the Public Arts
Commission, and the property owner shall enter into a recorded agreement to
maintain the art work and protect the public rights of access and viewing.
ADM 11. Park Development Fees. The developer shall dedicate land or pay a fee in
lieu of a dedication, at the option of the City. The in-lieu fee shall be computed
pursuant to Ordinance No. 1632, Section IV, by multiplying the area of park to
be dedicated by the fair market value of the land being developed plus the
cost to acquire and improve the property plus the fair share contribution, less
any credit given by the City, as may be reasonably determined by the City
based upon the formula contained in Ordinance No. 1632. In accordance
with the Ordinance, the following areas or features shall not be eligible for
private park credit: golf courses, yards, court areas, setbacks, development
edges, slopes in hillside areas (unless the area includes a public trail)
landscaped development entries, meandering streams, land held as open
space for wildlife habitat, flood retention facilities and circulation
improvements such as bicycle, hiking and equestrian trails (unless such
systems are directly linked to the City's community-wide system and shown
on the City's master plan).
ADM 12. Tribal Fees Required. As the property is Indian reservation land, fees as
required by the Agua Caliente Band of Cahuilla Indians Tribal Council,
including any applicable habitat conservation plan fees shall be paid prior to
consideration of this project by the Planning Commission.
ADM 13. CC&R's. Prior to recordation of a Final Tentative Tract Map or issuance of
building permits, the applicant shall submit a draft declaration of covenants,
conditions and restrictions ("CC&R's") to the Director of Planning for approval
in a format to be approved by the City Attorney. The draft CC&R package
shall include:
a. The document to convey title
b. Deed restrictions, easements, of Covenant Conditions and Restrictions to
be recorded.
C. Provisions for joint access to the proposed parcels, and any open space
restrictions.
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d. A provision, which provides that the CC&R's may not be terminated or
substantially amended without the consent of the City and the developer's
successor-i n-i me rest.
Approved CC&R's are to be recorded following approval of the Final map.
The CC&R's may be enforceable by the City, shall not be amended without
City approval, and shall require maintenance of all property in a good
condition and in accordance with all ordinances,
ADM 14. CC&R's Deposits & Fees. The applicant shall submit to the City of Palm
Springs, a deposit in the amount of $3,500, for the review of the CC&R's by
the City Attorney. A $675 filing fee shall also be paid to the City Planning
Department for administrative review purposes.
ADM 15. CC&R's Noise Disclosure. The CC&R's shall have a disclosure statement
regarding the location of the project relative to roadway noise, City special
events, roadway closures for special events and other activities which may
occur in the Central Business District, Desert Museum and Desert Fashion
Plaza. Said disclosure shall inform perspective buyers about traffic, noise and
other activities which may occur in this area.
ADM 16. CFD. The Project will bring a significant number of additional residents to
the community. The City's existing public safety and recreation services,
including police protection, criminal justice, fire protection and suppression,
ambulance, paramedic, and other safety services and recreation, library,
cultural services are near capacity. Accordingly, the City may determine to
form a Community Facilities District (CFD) under the authority of Government
Code Section 53311 et seq, or other appropriate statutory or municipal
authority. Developer agrees to support the formation of such assessment
district and shall waive any right to protest, provided that the amount of such
assessment shall be established through appropriate study and shall not
exceed $500 annually per dwelling unit or dwelling unit equivalency unit,
subject to an annual consumer price index escalator. The district shall be
formed prior to sale of any lots or a covenant agreement shall be recorded
against each parcel, permitting incorporation of the parcel in the district.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. All the Mitigation Measures contained in the adopted Mitigated Negative
Declaration (MND) shall be part of the conditions of approval.
ENV 2. Coachella Valley Multiple-Species Habitat Conservation Plan (CVMSHCP)
Local Development Mitigation Fee (LDMF) required. All projects within the
City of Palm Springs, not within the Agua Caliente Band of Cahuilla Indians
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reservation are subject to payment of the CVMSHCP LDMF prior to the
issuance of certificate of occupancy.
ENV 3. California Fish & Game Fees Required. The project is required to pay a fish
and game impact fee as defined in Section 711.4 of the California Fish and
Game Code. This CFG impact fee plus an administrative fee for filing the
action with the County Recorder shall be submitted by the applicant to the
City in the form of a money order or a cashier's check payable to the
Riverside County Clerk prior to the final City action on the project (either
Planning Commission or City Council determination). This fee shall be
submitted by the City to the County Clerk with the Notice of Determination.
Action on this application shall not be final until such fee is paid. The project
may be eligible for exemption or refund of this fee by the California
Department of Fish & Game. Applicants may apply for a refund by the CFG
at www.dfg.ca.gov for more information.
ENV 4. Mitigation Monitoring. The mitigation measures of the environmental
assessment shall apply. The applicant shall submit a signed agreement that
the mitigation measures outlined as part of the MND will be included in the
plans prior to City Council consideration of the environmental assessment.
Mitigation measures are defined in the approved project description.
ENV 5. Cultural Resource Survey Required. Prior to any ground disturbing activity,
including clearing and grubbing, installation of utilities, and/or any
construction related excavation, an Archaeologist qualified according to the
Secretary of the Interior's Standards and Guidelines, shall be employed to
survey the area for the presence of cultural resources identifiable on the
ground surface.
ENV 6. Cultural Resource Site Monitoring. There is a possibility of buried cultural or
Native American tribal resources on the site. A Native American Monitor shall
be present during all ground-disturbing activities.
a). A Native American Monitor(s) shall be present during all ground disturbing
activities including clearing and grubbing, excavation, burial of utilities,
planting of rooted plants, etc. Contact the Agua Caliente Band of Cahuilla
Indian Cultural Office for additional information on the use and availability of
Cultural Resource Monitors. Should buried cultural deposits be encountered,
the Monitor shall contact the Director of Planning. After consultation the
Director shall have the authority to halt destructive construction and shall
notify a Qualified Archaeologist to further investigate the site. If necessary,
the Qualified Archaeologist shall prepare a treatment plan for submission to
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the State Historic Preservation Officer and Agua Caliente Cultural Resource
Coordinator for approval.
b). Two copies of any cultural resource documentation generated in
connection with this project, including reports of investigations, record
search results and site records/updates shall be forwarded to the Tribal
Planning, Building, and Engineering Department and one copy to the City
Planning Department prior to final inspection.
PLANNING DEPARTMENT CONDITIONS
PLN 1. Outdoor Lighting Conformance. Exterior lighting plans, including a
photometric site plan showing the project's conformance with Section
93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning ordinance,
shall be submitted for approval by the Department of Planning prior to
issuance of a building permit. Manufacturer's cut sheets of all exterior lighting
on the building and in the landscaping shall be included. If lights are proposed
to be mounted on buildings, down-lights shall be utilized. No lighting of
hillsides is permitted.
PLN 2. Water Efficient Landscaping Conformance. The project is subject to the
Water Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs
Municipal Code and all other water efficient landscape ordinances. The
applicant shall submit a landscape and irrigation plan to the Director of
Planning for review and approval prior to the issuance of a building permit.
Landscape plans shall be wet stamped and approved by the Riverside
County Agricultural Commissioner's Office prior to submittal. Prior to
submittal to the City, landscape plans shall also be certified by the local water
agency that they are in conformance with the water agency's and the State's
Water Efficient Landscape Ordinances.
PLN 3. Submittal of Final PDD. The Final Planned Development plans shall be
submitted in accordance with Section 94.03.00 (Planned Development
District) of the Zoning Ordinance. Final development plans shall include site
plans, building elevations, floor plans, roof plans, grading plans, landscape
plans, irrigation plans, exterior lighting plans, sign program, mitigation
monitoring program, site cross sections, property development standards and
other such documents as required by the Planning Commission and Planning
Department. Final Planned Development District applications must be
submitted within two (2) years of the City Council approval of the preliminary
planned development district.
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PLN 4. Sign Applications Required. No signs are approved by this action. Separate
approval and permits shall be required for all signs in accordance with Zoning
Ordinance Section 93.20.00.
PLN 5. Flat Roof Requirements. Roof materials on flat roofs (less than 2:12) must
conform to California Title 24 thermal standards for "Cool Roofs'. Such roofs
must have a minimum initial thermal emittance of 0.75 or a minimum SRI of
64 and a three-year aged solar reflectance of 0.55 or greater. Only matte
(non-specular) roofing is allowed in colors such as beige or tan.
PLN 6. Screen Roof-mounted Equipment. All roof mounted mechanical equipment
shall be screened per the requirements of Section 93.03.00 of the Zoning
Ordinance.
PLN 7. Surface Mounted Downspouts Prohibited. No exterior downspouts shall be
permitted on any facade on the proposed building(s) that are visible from
adjacent streets or residential and commercial areas.
PLN 8. Pool Enclosure Approval Required. Details of fencing or walls around pools
(material and color) and pool equipment areas shall be submitted for approval
by the Planning Department prior to issuance of Building Permits.
PLN 9. Prior to recordation of the final subdivision map, the developer shall submit for
review and approval the following documents to the Planning Department
which shall demonstrate that the project will be developed and maintained in
accordance with the intent and purpose of the approved tentative map:
a. The document to convey title.
b. Deed restrictions, easements, covenant conditions and restrictions that
are to be recorded.
c. The approved documents shall be recorded at the same time that the
subdivision map is recorded. The documents shall contain provisions for
joint access to the proposed parcels and open space restrictions. The
approved documents shall contain a provision which provides that they
may not be terminated or substantially amended without the consent of
the City and the developer's successor-in-interest.
PLN 10. Provide 'smart controllers' for all irrigation systems.
PLN 11. There shall be pedestrian access into the Canyon Lofts Development from
South Indian Canyon Drive and from Calle Encilia.
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FIRE DEPARTMENT CONDITIONS
These Fire Department conditions may not provide all requirements. Detailed plans are
still required for review.
FID 1 These conditions are subject to final plan check and review. Initial fire
department conditions have been determined on the site plan received and
dated October 27, 2014 & December 9, 2014. Additional requirements may be
required at that time based on revisions to site plans.
FID 2 Fire Department Conditions were based on the 2013 California Fire Code as
adopted by City of Palm Springs, Palm Springs Municipal Code and latest
adopted NFPA Standards. Four (4) complete sets of plans for private fire
service mains, fire alarm, or fire sprinkler systems must be submitted at time
of the building plan submittal.
FID 3 PLANS AND PERMITS
Complete plans for private fire service mains or fire sprinkler systems should
be submitted for approval well in advance of installation. Plan reviews can
take up to 20 working days. Submit a minimum of four (4) sets of drawings for
review. Upon approval, the Fire Prevention Bureau will retain one set.
Plans shall be submitted to:
City of Palm Springs
Building and Safety Department
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Counter Hours: 8:00 AM — 6:00 PM, Monday—Thursday
A deposit for Plan Check and Inspection Fees is required at the time of Plan
Submittal. Inspection fees are charged at the fully burdened hourly rate of the
fire inspector. These fees are established by Resolution of the Palm Springs
City Council.
Complete listings and manufacturer's technical data sheets for all system
materials shall be included with plan submittals. All system materials shall be
UL listed or FM approved for fire protection service and approved by the Fire
Prevention Bureau prior to installation.
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Plans shall indicate all necessary engineering features, including all hydraulic
reference nodes, pipe lengths and pipe diameters as required by the
appropriate codes and standards. Plans and supportive data (calculations and
manufacturer's technical data sheets) shall be submitted with each plan
submittal. Complete and accurate legends for all symbols and abbreviations
shall be provided on the plans.
FID 4 Street Widths (CFC Appendix L; PSMC § 8.04.500; Palm Springs 2007
General Plan): Private streets in any residential or mixed use land use
designation may be reduced to a minimum of 28 feet (curb face to curb face)
provided that (1) additional off street parking is provided as determined by the
City Engineer, the Fire Chief and Director of Planning, (2) rolled or wedge
curb is provided such that vehicles may park partially out of the traveled way,
and (3) pedestrian pathways or sidewalks, if located along the street,
separated from the curb by a minimum five-foot parkway are provided.
• Any street not designated by the fire department as a "fire lane" shall
comply with the above requirements
• Road width shown is not compliant with General Plan
FID 5 Fire Apparatus Access Roads (CFC 503.1.1): Approved fire apparatus
access roads shall be provided for every facility, building or portion of a
building hereafter constructed or moved into or within the jurisdiction. The fire
apparatus access road shall comply with the requirements of this section and
shall extend to within 150 feet of all portions of the facility and all portions of
the exterior walls of the first story of the building as measured by an approved
route around the exterior of the building or facility.
• Fire Apparatus Access Road (CFC 202 Definitions) — A road that
provides fire apparatus access from a fire station to a facility, building or
portion thereof. This is a general term inclusive of all other terms such as
fire lane, public street, private street, parking lot lane and access roadway.
• Dimensions (CFC 503.2.1): Fire apparatus access roads shall have an
unobstructed width of not less than 26 feet (for designated fire lanes)
except for approved security gates in accordance with Section 503.6 and
an unobstructed vertical clearance of not less than 13 feet 6 inches.
FID 6 Aerial Fire Access Roads (CFC Appendix D105.1): Buildings or portions of
buildings or facilities exceeding 30 feet in height above the lowest level of fire
department vehicle access shall be provided with approved fire apparatus
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access roads capable of accommodating fire department aerial apparatus.
Overhead utility and power lines shall not be located within the aerial fire
apparatus access roadway.
FID 7 Aerial Fire Access Road Width (CFC Appendix D105.2): Fire apparatus
access roads shall have a minimum unobstructed width of 26 feet, exclusive
of shoulders, in the immediate vicinity of any building or portion of building
more than 30 feet in height.
• Road width shown is not compliant with this code
FID 8 Aerial Access Proximity to Building (CFC Appendix D105.3): At least one
of the required access routes for buildings or facility exceeding 30 feet in
height above the lowest level of fire department vehicle access shall be
located within a minimum of 15 feet and a maximum of 30 feet from the
building and shall be positioned parallel to one entire side of the building.
FID 9 Fire Lanes (CFC 202 Definitions): A road or other passageway developed to
allow the passage of fire apparatus. A fire lane is not necessarily intended for
vehicular traffic other than fire apparatus. A "fire lane" is a component of a
"fire apparatus access road".
• Designation of Fire Lanes (CVC 22500.1): Only the fire department with
jurisdiction over the area in which the place is located can designate a fire
lane.
• Fire Lane Marking (CFC 503.3): Where required by the fire code official,
approved signs or other approved notices or markings that include the
words NO PARKING—FIRE LANE shall be provided for fire apparatus
access roads to identify such roads or prohibit the obstruction thereof. The
means by which fire lanes are designated shall be maintained in a clean
and legible condition at all times and be replaced or repaired when
necessary to provide adequate visibility.
FID 10 Surface (CFC 503.2.3): Fire apparatus access roads shall be designed and
maintained to support the imposed loads of fire apparatus (73,000 lbs. GVW)
and shall be surfaced so as to provide all-weather driving capabilities.
FID 11 Traffic Calming Devices (CFC 503.4.1): Traffic calming devices shall be
prohibited unless approved by the fire code official.
FID 12 Security Gates (CFC 503.6): The installation of security gates across a fire
apparatus access road shall be approved by the fire code official. Where
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security gates are installed, they shall have an approved means of emergency
operation. Secured automated vehicle gates or entries shall utilize a
combination of a Tomar StrobeswitchT", or approved equal, and an approved
Knox key electric switch. Electric gate operators, where provided, shall be
listed in accordance with UL 325. Gates intended for automatic operation shall
be designed, constructed and installed to comply with the requirements of
ASTM F 2200 and an approved Knox key electric switch. Secured non-
automated vehicle gates or entries shall utilize an approved padlock or chain
(maximum link or lock shackle size of '/< inch). Approved security gates shall
be a minimum of 14 feet in unobstructed drive width on each side with gate in
open position.
In the event of a power failure, the gates shall be defaulted or automatically
transferred to a fail safe mode allowing the gate to be pushed open without
the use of special knowledge or any equipment. If a two-gate system is used,
the override switch must open both gates.
If there is no sensing device that will automatically open the gates for exiting,
a fire department approved Knox electrical override switch shall be placed on
each side of the gate in an approved location.
A final field inspection by the fire code official or an authorized representative
is required before electronically controlled gates may become operative. Prior
to final inspection, electronic gates shall remain in a locked-open position.
FID 13 Operational Fire Hydrant(s) (CFC 508.1, 508.5.1 & 1412.1): Operational
fire hydrant(s) shall be installed within 250 feet of all combustible construction.
They shall be installed and made serviceable prior to and during construction.
No landscape planting, walls, or fencing is permitted within 3 feet of fire
hydrants, except ground cover plantings
FID 14 NFPA 13D Fire Sprinklers Required: An automatic fire sprinkler system is
required. Only a C-16 licensed fire sprinkler contractor shall perform system
design and installation. System to be designed and installed in accordance
with NFPA standard 131), 2013 Edition, as modified by local ordinance.
FID 15 Single- and Multiple-Station Smoke Alarms (CFC 907.2.11): Listed single-
and multiple-station smoke alarms complying with UL 217 shall be installed in
accordance with Sections 907.2.11.1 through 907.2.11.4 and NFPA 72.
• Exception: For Group R occupancies. A fire alarm system with smoke
detectors located in accordance with this section may be installed in lieu of
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smoke alarms. Upon actuation of the detector, only those notification
appliances in the dwelling unit or guest room where the detector is
actuated shall activate.
FID 16 Key Box Required (CFC 506.1): Where access to or within a structure or an
area is restricted because of secured openings or where immediate access is
necessary for life-saving or fire-fighting purposes, the fire code official is
authorized to require a key box to be installed in an approved location. The
key box shall be flush mount type and shall contain keys to gain necessary
access as required by the fire code official.
POLICE DEPARTMENT CONDITIONS
Developer shall comply with Section II of Chapter 8.04 "Building Security Codes" of the
Palm Springs Municipal Code.
ENGINEERING DEPARTMENT CONDITIONS
The Engineering Division recommends that if this application is approved, such
approval is subject to the following conditions being completed in compliance with City
standards and ordinances.
Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Engineer.
GENERAL
ENG 1. The applicant shall comply with all required Standard Conditions and
Mitigation Measures identified in the Mitigated Negative Declaration,
whether or not restated in these conditions of approval. All required plans
shall be prepared in conformance with all applicable Standard Conditions
and Mitigation Measures.
STREETS
ENG 2. Any improvements within the public right-of-way require a City of Palm
Springs Encroachment Permit.
ENG 3. Submit street improvement plans prepared by a registered California civil
engineer to the Engineering Division. The plan(s) shall be approved by the
City Engineer prior to issuance of any building permits.
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ENG 4. When public dedications of easements or rights-of-way over Tribal Allottee
land are required, the applicant shall be responsible for compliance with
all Bureau of Indian Affairs (B.I.A.) requirements, including payment of any
BIA fees, obtaining appraisals and payment of just compensation to the
underlying owner. It is the applicant's responsibility to determine what
additional costs or other requirements may be necessary to obtain any
required public dedications as identified by the City for this development.
Required public dedications for easements or rights-of-way are "without
limitation as to tenure'; easements granted with a defined term, or made in
connection with an underlying Indian Land Lease, shall not be accepted.
ENG 5. Upon completion of required improvements by the applicant, and as a
condition of acceptance by the City Engineer, the applicant shall prepare
for the City Engineer's approval, an Affidavit of Completion in accordance
with Section 169.16, Title 25, of the Code of Federal Regulations, for any
improvements constructed by the applicant for which an easement was
dedicated to the City through the Bureau of Indian Affairs. The Affidavit of
Completion shall be provided to and approved by the City Engineer prior
to final acceptance of the project, including issuance of a final certificate of
occupancy. The applicant shall be responsible for obtaining the
necessary form for the Affidavit of Completion from the Palm Springs
Agency of the Bureau of Indian Affairs, and for having it completed as
necessary by the applicant's Engineer of Record.
SOUTH INDIAN CANYON DRIVE
ENG 6. Construct a 24 feet wide driveway approach in accordance with City of
Palm Springs Standard Drawing No. 201. An on-site vehicular tumaround
(hammerhead or similar configuration) shall be constructed, in accordance
with Zoning Code 93.06.00 C (8).
ENG 7. An accessible pedestrian path of travel shall be provided throughout the
development, as may be required by applicable state and federal laws.
An accessible path of travel shall be constructed of Portland cement
concrete, unless alternative materials meeting state and federal
accessibility standards is approved by the City Engineer.
ENG 8. In accordance with the Final Section 14 Specific Plan (dated July 16,
2014), the applicant shall enhance existing pedestrian amenities
(landscaping, furniture and facades). The specific landscaping
improvements described in this condition may be modified by the
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applicant, in consultation with the City, provided that the intent of the
Section 14 Specific Plan guideline is maintained.
ENG 9. All broken or off grade street improvements along the project frontage
shall be repaired or replaced.
CALLE ENCILIA
ENG 10. Dedicate an additional 19 feet to provide the ultimate half street right-of-
way width of 44 feet along the entire frontage.
ENG 11. Construct a 6 inch curb and gutter, 32 feet west of centerline along the
entire frontage in accordance with City of Palm Springs Standard Drawing
No. 200.
ENG 12. Construct a 24 feet wide driveway approach in accordance with City of
Palm Springs Standard Drawing No. 201. An on-site vehicular turnaround
(hammerhead or similar configuration) shall be constructed, in accordance
with Zoning Code 93.06.00 C (8).
ENG 13. Construct a 8 feet wide sidewalk behind the curb along the entire frontage
in accordance with City of Palm Springs Standard Drawing No. 210.
ENG 14. An accessible pedestrian path of travel shall be provided throughout the
development, as may be required by applicable state and federal laws.
An accessible path of travel shall be constructed of Portland cement
concrete, unless alternative materials meeting state and federal
accessibility standards is approved by the City Engineer.
ENG 15. Construct pavement with a minimum pavement section of 3 inches asphalt
concrete pavement over 6 inches crushed miscellaneous base with a
minimum subgrade of 24 inches at 95% relative compaction, or equal,
from edge of proposed gutter to clean sawcut edge of pavement along the
entire Calle Encilia frontage in accordance with City of Palm Springs
Standard Drawing No. 110. (Additional pavement removal and
replacement may be required upon review of existing pavement cross-
sections, and to ensure grade breaks of the pavement cross-section do
not occur within a travel lane.) If an alternative pavement section is
proposed, the proposed pavement section shall be designed by a
California registered Geotechnical Engineer using "R" values from the
project site and submitted to the City Engineer for approval.
29
Conditions of Approval-5.1358 PDD 376/TTM 36815/3.3788-MAJ
Canyon Lofts Development
Page 15 of 24 - March 18,2015
ENG 16. In accordance with the Final Section 14 Specific Plan (dated July 16,
2014), the applicant shall install 20 feet wide angled parking along the
entire frontage of Calle Encilia and enhancements to the existing
bikeways. The specific improvements described in this condition may be
modified by the applicant, in consultation with the City, provided that the
intent of the Section 14 Specific Plan guideline is maintained
ENG 17. All broken or off grade street improvements along the project frontage
shall be repaired or replaced.
ON-SITE
ENG 18. The minimum pavement section for all on-site pavement drive aisles and
parking spaces shall be 2-1/2 inches asphalt concrete pavement over 4
inches crushed miscellaneous base with a minimum subgrade of 24
inches at 95% relative compaction, or equal. If an alternative pavement
section is proposed, the proposed pavement section shall be designed by
a California registered Geotechnical Engineer using "R" values from the
project site and submitted to the City Engineer for approval.
ENG 19. All on-site drive aisles shall be two-way with a minimum 24 feet wide
travelway (as measured from face of curb) where no on-street parking is
proposed.
SANITARY SEWER
ENG 20. All sanitary facilities shall be connected to the public sewer system (via
the proposed on-site private sewer system). New laterals shall not be
connected at manholes.
ENG 21. All on-site sewer systems shall be privately maintained by a Home
Owners Association (HOA). Provisions for maintenance of the on-site
sewer system acceptable to the City Engineer shall be included in the
Covenants, Conditions and Restrictions (CC&R's) required for this project.
GRADING
ENG 22. Submit a Precise Grading Plan prepared by a California registered Civil
engineer to the Engineering Division for review and approval. The Precise
Grading Plan shall be approved by the City Engineer prior to issuance of
grading permit.
30
Conditions of Approval-5.1358 PDD 376frTM 36815/3.3788-MAJ
Canyon Lofts Development
Page 16 of 24 March 18,2015
a. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its
grading contractor and submitted to the Engineering Division for review
and approval. The applicant and/or its grading contractor shall be required
to comply with Chapter 8.50 of the City of Palm Springs Municipal Code,
and shall be required to utilize one or more "Coachella Valley Best
Available Control Measures' as identified in the Coachella Valley Fugitive
Dust Control Handbook for each fugitive dust source such that the
applicable performance standards are met. The applicant's or its
contractor's Fugitive Dust Control Plan shall be prepared by staff that has
completed the South Coast Air Quality Management District (AQMD)
Coachella Valley Fugitive Dust Control Class. The applicant and/or its
grading contractor shall provide the Engineering Division with current and
valid Certificate(s) of Completion from AQMD for staff that have completed
the required training. For information on attending a Fugitive Dust Control
Class and information on the Coachella Valley Fugitive Dust Control
Handbook and related "PM10" Dust Control issues, please contact AQMD
at (909) 396-3752, or at http://www.AQMD.gov. A Fugitive Dust Control
Plan, in conformance with the Coachella Valley Fugitive Dust Control
Handbook, shall be submitted to and approved by the Engineering
Division prior to approval of the Grading plan.
b. The first submittal of the Grading Plan shall include the following information: a
copy of final approved conformed copy of Conditions of Approval; a copy
of a final approved conformed copy of the Site Plan; a copy of current Title
Report; a copy of Soils Report.
ENG 23. Prior to approval of a Grading Plan (or issuance of a Grading Permit), the
applicant shall obtain written approval to proceed with construction from
the Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation
Officer or Tribal Archaeologist. The applicant shall contact the Tribal
Historic Preservation Officer or the Tribal Archaeologist at ACBCI-
THPO Waauacaliente.net to determine their requirements, if any,
associated with grading or other construction. The applicant is advised to
contact the Tribal Historic Preservation Officer or Tribal Archaeologist as
early as possible. If required, it is the responsibility of the applicant to
coordinate scheduling of Tribal monitors during grading or other
construction, and to arrange payment of any required fees associated with
Tribal monitoring.
31
Conditions of Approval-5.1358 PDD 376T17M 3681513.3788-MAJ
Canyon Lofts Development
Page 17 of 24 March 18,2015
ENG 24. In accordance with an approved PM-10 Dust Control Plan, temporary dust
control perimeter fencing shall be installed. Fencing shall have screening
that is tan in color; green screening will not be allowed. Temporary dust
control perimeter fencing shall be installed after issuance of Grading
Permit, and immediately prior to commencement of grading operations.
ENG 25. Temporary dust control perimeter fence screening shall be appropriately
maintained, as required by the City Engineer. Cuts (vents) made into the
perimeter fence screening shall not be allowed. Perimeter fencing shall
be adequately anchored into the ground to resist wind loading.
ENG 26. Within 10 days of ceasing all construction activity and when construction
activities are not scheduled to occur for at least 30 days, the disturbed
areas on-site shall be permanently stabilized, in accordance with Palm
Springs Municipal Code Section 8.50.022. Following stabilization of all
disturbed areas, perimeter fencing shall be removed, as required by the
City Engineer.
ENG 27. Prior to issuance of grading permit, the applicant shall provide verification
to the City that the Tribal Habitat Conservation Plan (THCP) fee has been
paid to the Agua Caliente Band of Cahuilla Indians in accordance with the
THCP.
ENG 28. This project requires preparation and implementation of a stormwater
pollution prevention plan (SWPPP). As of September 4, 2012, all
SWPPPs shall include a post-construction management plan (including
Best Management Practices) in accordance with the current Construction
General Permit. Where applicable, the approved final project-specific
Water Quality Management Plan shall be incorporated by reference or
attached to the SWPPP as the Post-Construction Management Plan. A
copy of the up-to-date SWPPP shall be kept at the project site and be
available for review upon request.
ENG 29. In accordance with City of Palm Springs Municipal Code, Section 8.50.022
(h), the applicant shall post with the City a cash bond of two thousand
dollars ($2,000.00) per disturbed acre (if there is disturbance of 5,000
square feet or more) at the time of issuance of grading permit for
mitigation measures for erosion/blowsand relating to this property and
development.
32
Conditions of Approval-5.1358 PDD 376/TTM 36815/3.3788-MAJ
Canyon Lofts Development
Page 18 of 24 March 18,2015
ENG 30. A Geotechnical/Soils Report prepared by a California registered
Geotechnical Engineer shall be required for and incorporated as an
integral part of the grading plan for the proposed development. A copy of
the Geotechnical/Soils Report shall be submitted to the Engineering
Division with the first submittal of a grading plan
ENG 31. In cooperation with the Riverside County Agricultural Commissioner and
the California Department of Food and Agriculture Red Imported Fire Ant
Project, applicants for grading permits involving a grading plan and
involving the export of soil will be required to present a clearance
document from a Department of Food and Agriculture representative in
the form of an approved "Notification of Intent To Move Soil From or
Within Quarantined Areas of Orange, Riverside, and Los Angeles
Counties' (RIFA Form CA-1) prior to approval of the Grading Plan (if
required). The California Department of Food and Agriculture office is
located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-
8208).
WATER QUALITY MANAGEMENT PLAN
ENG 32. NPDES Permit issued for the Whitewater River Region from the Colorado
River Basin Regional Water Quality Control Board (RWQCB). The
applicant is advised that installation of BMP's, including mechanical or
other means for pre-treating contaminated stormwater and non-
stormwater runoff, shall be required by regulations imposed by the
RWQCB. It shall be the applicant's responsibility to design and install
appropriate BMP's, in accordance with the NPDES Permit, that effectively
intercept and pre-treat contaminated stormwater and non-stormwater
runoff from the project site, prior to release to the City's municipal
separate storm sewer system ("MS4"), to the satisfaction of the City
Engineer and the RWQCB. Such measures shall be designed and
installed on-site; and provisions for perpetual maintenance of the
measures shall be provided to the satisfaction of the City Engineer,
including provisions in Covenants, Conditions, and Restrictions (CC&R's)
required for the development (if any).This project shall be required to
install measures in accordance with applicable National Pollution
Discharge Elimination System (NPDES) Best Management Practices
(BMP's) included as part of the
33
Conditions of Approval-5.1358 PDD 376MM 36815/3.3788-MAJ
Canyon Lofts Development
Page 19 of 24 March 18,2015
ENG 33. A Final Project-Specific Water Quality Management Plan (WQMP) shall be
submitted to and approved by the City Engineer prior to issuance of a
grading or building permit. The WQMP shall address the implementation
of operational Best Management Practices (BMP's) necessary to
accommodate nuisance water and storm water runoff from within the
underground parking garage and the on-site private drive aisles. Direct
release of nuisance water to adjacent public streets is prohibited.
Construction of operational BMP's shall be incorporated into the Precise
Grading and Paving Plan.
a. Prior to issuance of any grading or building permits, the property owner
shall record a "Covenant and Agreement" with the County-Clerk Recorder
or other instrument on a standardized form to inform future property
owners of the requirement to implement the approved Final Project-
Specific Water Quality Management Plan (WQMP). Other alternative
instruments for requiring implementation of the approved Final Project-
Specific WQMP include: requiring the implementation of the Final Project-
Specific WQMP in Home Owners Association or Property Owner
Association Covenants, Conditions, and Restrictions (CC&Rs); formation
of Landscape, Lighting and Maintenance Districts, Assessment Districts or
Community Service Areas responsible for implementing the Final Project-
Specific WQMP; or equivalent. Alternative instruments must be approved
by the City Engineer prior to issuance of any grading or building permits.
b. Prior to issuance of certificate of occupancy or final City approvals (OR of
"final" approval by City), the applicant shall: (a) demonstrate that all
structural BMP's have been constructed and installed in conformance with
approved plans and specifications; (b) demonstrate that applicant is
prepared to implement all non-structural BMP's included in the approved
Final Project-Specific WQMP, conditions of approval, or grading/building
permit conditions; and (c) demonstrate that an adequate number of copies
of the approved Final Project-Specific WQMP are available for the future
owners.
C. Prior to issuance of certificate of occupancy or final City approvals (OR of
"final" approval by City), the applicant shall:
d. Demonstrate that all structural BMPs have been constructed and installed
in conformance with approved plans and specifications;
34
Conditions of Approval-5.1358 PDD 376rr7M 36815/3.3788-MAJ
Canyon Lofts Development
Page 20 of 24 March 18,2015
e. Demonstrate that applicant is prepared to implement all non-structural
BMPs included in the approved Final Project-Specific Water Quality
Management Plan (WQMP), conditions of approval, or grading/building
permit conditions; and
f. Demonstrate that an adequate number of copies of the approved Final
Project-Specific WQMP are available for the future owners.
g. For industrial facilities subject to the General Permit for Stormwater
Discharges Associated with Industrial Activity as defined by the Standard
Industrial Classification (SIC) code, prior to issuance of certificate of
occupancy (OR of"final" approval by City), the applicant shall demonstrate
that General Permit coverage has been obtained by providing a copy of
the Notice of Intent submitted to the SWRCB and a copy of the notification
of the issuance of a Waste Discharge Identification (WDID) Number or
other proof of filing.
DRAINAGE
ENG 34. The applicant shall accept and convey all stormwater runoff across the
property and conduct the runoff to an approved drainage system. On-site
retention may be allowed on that portion of the property where historically,
stormwater runoff is conveyed. The incremental increase of stormwater
runoff due to development of the property shall be retained on-site to the
satisfaction of the City Engineer.
ENG 35. Direct release of on-site nuisance water or stormwater runoff shall not be
permitted to Indian Canyon Drive and Calle Encilia. Provisions for the
interception of nuisance water from entering adjacent public streets from
the project site shall be provided through the use of a minor storm drain
system that collects and conveys nuisance water to landscape or parkway
areas, and in only a stormwater runoff condition, pass runoff directly to the
streets through parkway or under sidewalk drains.
ENG 36. This project shall be required to install measures in accordance with
applicable National Pollution Discharge Elimination System (NPDES) Best
Management Practices (BMP's) included as part of the NPDES Permit
issued for the Whitewater River Region from the Colorado River Basin
Regional Water Quality Control Board (RWQCB). The applicant is
advised that installation of BMPs, including mechanical or other means for
35
Conditions of Approval-5.1358 PDD 3761TTM 3681513.3788-MAJ
Canyon Lofts Development
Page 21 of 24 March 18,2015
pre-treating contaminated stormwater and non-stormwater runoff, shall be
required by regulations imposed by the RWQCB. It shall be the
applicant's responsibility to design and install appropriate BMP's, in
accordance with the NPDES Permit, that effectively intercept and pre-treat
contaminated stormwater and non-stormwater runoff from the project site,
prior to release to the City's municipal separate storm sewer system
("MS4"), to the satisfaction of the City Engineer and the RWQCB. Such
measures shall be designed and installed on-site; and provisions for
perpetual maintenance of the measures shall be provided to the
satisfaction of the City Engineer, including provisions in Covenants,
Conditions, and Restrictions (CC&R's) required for the development.
ENG 37. The project is subject to flood control and drainage implementation fees
pursuant to Resolution 14082. The acreage drainage fee at the present
time is $ 9212.00 per acre per Resolution No. 15189. Fees shall be paid
prior to issuance of a building permit.
GENERAL
ENG 38. Any utility trenches or other excavations within existing asphalt concrete
pavement of off-site streets required by the proposed development shall
be backfilled and repaired in accordance with City of Palm Springs
Standard Drawing No. 115. The developer shall be responsible for
removing, grinding, paving and/or overlaying existing asphalt concrete
pavement of off-site streets as required by and at the discretion of the City
Engineer, including additional pavement repairs to pavement repairs made
by utility companies for utilities installed for the benefit of the proposed
development (i.e. Desert Water Agency, Southern California Edison,
Southern California Gas Company, Time Warner, Verizon, Mission
Springs Water District, etc.). Multiple excavations, trenches, and other
street cuts within existing asphalt concrete pavement of off-site streets
required by the proposed development may require complete grinding and
asphalt concrete overlay of the affected off-site streets, at the discretion of
the City Engineer. The pavement condition of the existing off-site streets
shall be returned to a condition equal to or better than existed prior to
construction of the proposed development.
ENG 39. All proposed utility lines shall be installed underground.
36
Conditions of Approval-5.1358 PDD 376lFTM 36815 l3.3788-MAJ
Canyon Lofts Development
Page 22 of 24 March 18,2015
ENG 40. All proposed utility lines shall be installed underground. The applicant shall
coordinate with Southern California Edison to install underground conduit
for future underground service from the street, for use at such time as the
existing overhead utilities in the neighborhood are converted to an
underground system.
ENG 41. All existing utilities shall be shown on the improvement plans if required for
the project. The existing and proposed service laterals shall be shown
from the main line to the property line.
ENG 42. Upon approval of any improvement plan (if required) by the City Engineer,
the improvement plan shall be provided to the City in digital format,
consisting of a DWG (AutoCAD 2004 drawing file), DXF (AutoCAD ASCII
drawing exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats.
Variation of the type and format of the digital data to be submitted to the
City may be authorized, upon prior approval by the City Engineer.
ENG 43. The original improvement plans prepared for the proposed development
and approved by the City Engineer (if required) shall be documented with
record drawing "as-built' information and returned to the Engineering
Division prior to issuance of a final certificate of occupancy. Any
modifications or changes to approved improvement plans shall be
submitted to the City Engineer for approval prior to construction.
ENG 44. Nothing shall be constructed or planted in the corner cut-off area of any
driveway which does or will exceed the height required to maintain an
appropriate sight distance per City of Palm Springs Zoning Code Section
93,02.00, D.
ENG 45. All proposed trees within the public right-of-way and within 10 feet of the
public sidewalk and/or curb shall have City approved deep root barriers
installed in accordance with City of Palm Springs Standard Drawing No.
904.
MAP
ENG 46. The developer shall apply for an annexation to the City of Palm Springs
Community Facilities District established for public safety services and
submit required applications, waivers, and consent forms to the
37
Conditions of Approval-5.1358 POD 376rrTM 3681513.3788-MAJ
Canyon Lofts Development
Page 23 of 24 March 18,2015
annexation prior to approval of a final map. Payment of an annexation fee
of $2,500 shall be made at the time of the application.
ENG 47. A Final Map shall be prepared by a California registered Land Surveyor or
qualified Civil Engineer and submitted to the Engineering Division for
review and approval. A Title Report prepared for subdivision guarantee for
the subject property, the traverse closures for the existing parcel and all
lots created therefrom, and copies of record documents shall be submitted
with the Final Map to the Engineering Division as part of the review of the
Map. The Final Map shall be approved by the City Council prior to
issuance of building permits.
ENG 48. A copy of draft Covenants, Conditions and Restrictions (CC&R's) shall be
submitted to the City Attorney for review and approval for any restrictions
related to the Engineering Division's recommendations. The CC&R's shall
be approved by the City Attorney prior to approval of the Final Map by the
City Council, or in the absence of a Final Map, shall be submitted and
approved by the City Attorney prior to issuance of Certificate of
Occupancy.
38
ENG 49. Upon approval of a final (parcel) map, the final (parcel) map shall be
provided to the City in G.I.S. digital format, consistent with the
"Guidelines for G.I.S. Digital Submission" from the Riverside County
Transportation and Land Management Agency." G.I.S. digital
information shall consist of the following data: California Coordinate
System, CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing
exchange file); lot lines, rights-of-way, and centerlines shown as
continuous lines; full map annotation consistent with annotation shown
on the map; map number; and map file name. G.I.S. data format shall
be provided on a CDROM/DVD containing the following: ArcGIS
Geodatabase, ArcView Shapefile, Arclnfo Coverage or Exchange file,
DWG (AutoCAD 2004 drawing file), DGN (Microstation drawing file),
DXF (AutoCAD ASCII drawing exchange file), and PDF (Adobe
Acrobat 6.0 or greater) formats. Variations of the type and format of
G.I.S. digital data to be submitted to the City may be authorized, upon
prior approval of the City Engineer.
TRAFFIC
ENG 50. A minimum of 48 inches of clearance for accessibility shall be provided
on public sidewalks or pedestrian paths of travel within the
development.
ENG 51. All damaged, destroyed, or modified pavement legends, traffic control
devices, signing, striping, and street lights, associated with the
proposed development shall be replaced as required by the City
Engineer prior to issuance of a Certificate of Occupancy.
ENG 52. Construction signing, lighting and barricading shall be provided during
all phases of construction as required by City Standards or as directed
by the City Engineer. As a minimum, all construction signing, lighting
and barricading shall be in accordance with Part 6 `Temporary Traffic
Control' of the California Manual on Uniform Traffic Control Devices
(MUTCD), dated November 7, 2014, or subsequent editions in force at
the time of construction.
ENG 53. This property is subject to the Transportation Uniform Mitigation Fee
which shall be paid prior to issuance of building permit.
END OF CONDITIONS
39
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NOTICE OF INTENT
TO ADOPT A MITIGATED NEGATIVE DECLARATION
Canyon Lofts 32 Condominium Units and 2 Live-Work Units
Case Nos. 5.1358-PDD 37613.3788-MAJ & TTM 36815
LEAD AGENCY: City of Palm Springs
3200 East Tahquitz Canyon Way
Palm Springs, CA 92262
CONTACT PERSON: Edward 0. Robertson, Principal Planner (760) 323-8245
PROJECT TITLE: Canyon Lofts
PROJECT LOCATION: 262 South Indian Canyon Drive, Palm Springs
Assessor's Parcel No. 508-085-004
PROJECT DESCRIPTION: The proposed project consists of a Planned Development
District Application (PDD-376), a Tentative Condominium Map (TTM 36815) and a
Major Architectural Approval for the construction of a 32-unit condominium and two live-
work units on approximately 1.8 acres of land situated between South Indian Canyon
Drive on the west and South Calle Encilia to the east. The rectangular site which is
currently vacant is surrounded by a hotel use to the north and a partially developed
commercial use to the south and it is within the Section 14 Specific Plan Area. The
proposed residential development consisting of 32 units with an average lot size of
1,754 square feet, and 2 live-work units on each side of the site along South Indian
Canyon Drive. The proposed residential units are each approximately 2,224 square feet
in size, three-stories and 31.6 feet high. The live-work units are approximately 3,142
square feet in size, three stories and 34.6 feet in height. Section 14 Master Plan allows
up to 35 feet high buildings.
FINDINGS/DETERMINATION: The City has reviewed and considered the proposed
project and has determined that any potentially significant impacts can be mitigated to a
less than significant level. The City hereby prepares and proposes to adopt a Mitigated
Negative Declaration for this project.
PUBLIC REVIEW PERIOD: A 20-day public review period for the Draft Mitigated
Negative Declaration will commence at 8:00 a.m. on February 19, 2015, and end on
March 10, 2015 at 6:00 p.m. for interested individuals and public agencies to submit
written comments on the document. Any written comments on the Mitigated Negative
Declaration must be received at the above address within the public review period. In
addition, you may email comments to the following address:
Edward.Robe rtson(cDpaImspringsca.gov Copies of the Mitigated Negative Declaration
and Initial Study are available for review at the above address and at the City library.
PUBLIC MEETING: This matter has been set for the Planning Commission
consideration at its public hearing meeting in March 11, 2015.
41
OF PALM SA
ti� iC
U rr
INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
0
# ry b 4A
'ORATE*
C'9C I FO RN�P
Project Title: Canyon Lofts
Case No. 5.1358 PDD-376 TTM 36815
Assessor's Parcel No. 508-085-004
Lead Agency Name and City of Palm Springs
Address: 3200 E.Tahquitz Canyon Way
Palm Springs, California 92262
Project Location: 262 South Indian Canyon Drive
Palm Springs, California
Project Sponsor's Name and Desert Modern, LLC
Address: 420 W. Chino Drive
Serge Doroshin Palm Springs, California 92262
General Plan Designation(s): CBD, Central Business District
Zoning: 11/ LSC (Indian Land) / (Local Serving Commercial)
Contact Person: Edward O. Robertson, Principal Planner
Phone Number: (760)323-8245
Date Prepared January, 2015
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
Description of the Project
The proposed project consists of a Planned Development District Application (PDD-376), a
Tentative Condominium Map (TTM 36815) and a Major Architectural Approval for the
construction of a 32-unit condominium and two live-work units on approximately 1.8 acres of
land situated between South Indian Canyon Drive on the west and South Calle Encilia to the
east. The rectangular site which is currently vacant is surrounded by a hotel use to the north and
a partially developed commercial use to the south and it is within the Section 14 Specific Plan
Area. The proposed residential development consisting of 32 units with an average lot size of
1,754 square feet, and 2 live-work units on each side of the site along South Indian Canyon Drive.
The proposed residential units are each approximately 2,224 square feet in size, three-stories and
31.6 feet high. The live-work units are approximately 3,142 square feet in size, three stories and
34.6 feet in height. Section 14 Master Plan allows up to 35 feet high buildings.
The project proposes the following actions:
• Planned Development District 376 (PDD 376) in lieu of a zone change to allow residential
development at the location.
• Approval of a new Tentative Tract Map (TTM 36815) for a condominium map.
• Approval of a Major Architectural Application for the construction of 32 condominium
units and two live-work units.
Environmental Setting and Surrounding Land Uses
North: Hotel
South: Commercial
East: Vacant Land
West: Parking Structure
Other public agencies whose approval is required
None.
City of Palm Springs Canyon Lofts
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
Exhibit 1 -Project Vicinity Map
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Cify of Palm Springs Canyon Lofts
July 2014 3 Iniffal Study/Mitigated Negaffve Declaration 44
DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
Exhibit 2- Proposed Site Plan
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City of Palm Springs Canyon Lofts
July 2014 Initial Study/Mitigated Negafive Declaration
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
Environmental Factors Potentially Affected:
The environmental factors checked below would be potentially affected by this project, as
indicated by the checklist and corresponding discussion on the following pages.
❑ Aesthetics ❑ Agricultural Resources ❑ Air Quality
❑ Biological Resources ❑ Cultural Resources ❑ Geology/Soils
Hazards & Hazardous
❑ Materials ❑ Hydrology/Water Quality El Land Use/Planning
❑ Mineral Resources ❑ Noise ❑ Population/Housing
❑ Public Services El Recreation ❑ Transportation/Traffic
❑ Utilities/Service Systems ❑ Mandatory Findings of Significance
City of Palm Springs Canyon Lofts
July 2014 5 Initial Study/Mitigated Negative Declaration 46
DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
DETERMINATION: The City of Palm Springs Planning Department
On the basis of this initial evaluation:
❑ 1 find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared.
® I find that although the proposed project could have a significant effect on the
environment there will not be a significant effect in this case because revisions in the
project have been made by or agreed to by the project proponent. A MITIGATED
NEGATIVE DECLARATION will be prepared.
❑ I find that the proposed project MAY have a significant effect on the environment, and
an ENVIRONMENTAL IMPACT REPORT is required.
❑ I find that the proposed project MAY have a "potentially significant impact' or
"potentially significant unless mitigated" impact on the environment, but at least one
effect 1) has been adequately analyzed in an earlier document pursuant to applicable
legal standards, and 2) has been addressed by mitigation measures based on the earlier
analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is
required, but it must analyze only the effects that remain to be addressed.
❑ I find that although the proposed project could have a significant effect on the
environment, because all potentially significant effects (a) have been analyzed
adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable
standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or
NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed
upon the proposed project, nothing further is required.
b�4�— - 1 -'EA2 - � �
ward Robertson Date
Principal Planner
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July 2014 Initial Study/Mitigated Negatiye Declaration
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
PURPOSE OF THIS INITIAL STUDY
This Initial Study has been prepared consistent with CEQA Guidelines Section 15063, to determine
if the project, as proposed, may have a significant effect upon the environment. Based upon
the findings contained within this report, the Initial Study will be used in support of the
preparation of a Mitigated Negative Declaration.
EVALUATION OF ENVIRONMENTAL IMPACTS
1) A brief explanation is required for all answers except "No Impact' answers that are
adequately supported by the information sources a lead agency cites in the parentheses
following each question. A "No Impact' answer is adequately supported if the referenced
information sources show that the impact simply does not apply to projects like the one
involved (e.g., the project falls outside a fault rupture zone). A "No Impact' answer should
be explained where it is based on project-specific factors as well as general standards (e.g.,
the project will not expose sensitive receptors to pollutants, based on project-specific
screening analysis).
2) All answers must take into account the whole action involved, including offsite as well as
onsite, cumulative as well as project-level, indirect as well as direct, and construction as well
as operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur, then
the checklist answers must indicate whether the impact is potentially significant, less than
significant with mitigation, or less than significant. 'Potentially Significant Impact' is
appropriate if there is substantial evidence that an effect may be significant. If there are one
or more 'Potentially Significant Impact' entries when the determination is made, an EIR is
required.
4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from 'Potentially Significant
Impact' to a "Less Than Significant Impact." The lead agency must describe the mitigation
measures, and briefly explain how they reduce the effect to a less than significant level
mitigation measures from Section XVII, "Earlier Analyses,"may be cross-referenced).
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
process, an effect has been adequately analyzed in an earlier EIR or negative declaration.
Section 15063(c)(3)(D). In this case, a brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist
were within the scope of and adequately analyzed in an earlier document
pursuant to applicable legal standards, and state whether such effects were
addressed by mitigation measures based on the earlier analysis.
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation
Measures Incorporated," describe the mitigation measures, which were
incorporated or refined from the earlier document and the extent to which they
address site-specific conditions for the project.
City of Palm Springs Canyon Loft
July 2014 Inifial Study/MlHgated Negative Declaration
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
6) Lead agencies are encouraged to incorporate into the checklist references to information
sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a
previously prepared or outside document should, where appropriate, include a reference to
the page or pages where the statement is substantiated.
7) Supporting Information Sources: A source list should be attached, and other sources used or
individuals contacted should be cited in the discussion.
8) The explanation of each issue should identify:
a) The significance criteria or threshold, if any, used to evaluate each question; and
b) The mitigation measure identified, if any, to reduce the impacts to less than significance.
City of Palm Springs Canyon Loft
July 2014 Initial Study/Mitigated Negative Declaration 49
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
I. AESTHETICS Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Have a substantial adverse effect on a scenic ❑ El ® ❑
vista?
b) Substantially damage scenic resources,
including, but not limited to, trees, rock ❑ ❑ ❑
outcroppings, and historic buildings within a
state scenic highway?
c) Substantially degrade the existing visual
character or quality of the site and its ❑ ❑ ® ❑
surroundings?
d) Create a new source of substantial light or
glare,which would adversely affect day or ❑ ❑ ® ❑
nighttime views in the area?
Discussion of Impacts
a) Less Than Significant Impact. The San Jacinto Mountains is west of the subject property
and constitutes a scenic vista for regional and local residents. Street level views of the
mountains in the project vicinity have been disturbed and/or blocked by existing parking
structure across from the site. The project would result in less than significant impacts to a
scenic vista.
b) No Impact. The subject property is not located adjacent to a State Scenic Highway. The
site was previously disturbed but no development occurred at the site. It does not
contain valuable scenic resources, such as trees, rock outcroppings, or historic buildings.
No impacts will occur as a result of the proposed project.
c) Less Than Significant Impact. The subject property is located in an urban area and
surrounded on all sides by commercial uses, streets and urban infrastructure, including
above-ground parking structure, utility poles, lighting, and signage. The proposed project
will be built on an urban infill site, and proposed residential uses are appropriate at the
site.The size of the proposed project will not significantly degrade the quality of the site.
Preliminary architectural plans and renderings for the 34 proposed units have been
submitted to the City. The Architectural Advisory Committee (AAC) reviewed them and
recommended their approval to the Planning Commission on January 26, 2015. The
contemporary urban loft architectural style of the proposed units is an appropriate style
at the location which is in close proximity to the downtown area. The proposed density is
consistent with the R-4 zoning district; the development standards such as building
heights are consistent with the Section 14 height limits; setbacks requirements and open
space requirements will be achieved through PDD 376,
The proposed project will not significantly impact the visual character of the
neighborhood, which is a mix of commercial development, and small scale resort hotels.
The architectural style of the neighborhood is an eclectic mix that ranges from Spanish or
Mediterranean to mid-century modern styles, however, the Impacts to the visual
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July 2014 Initial Study/Mitigated Negative Declaration 50
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
character of the surrounding area and adjacent neighbors are expected to be less than
significant.
d) Less Than Significant Impact. Upon completion of the proposed project, it is likely to result
in lighting impacts typical of a multi-family residential community and similar to those
impacts anticipated multi-family project. Principal light sources will include interior and
exterior lights, landscape lighting, and lights from vehicles accessing the property. As with
other development in the surrounding area, the proposed units may create glare or
reflection at certain times of day. However, given the possibility that future owners of
proposed units may not be full time residents, impacts are not expected to be significant.
Lighting will be required to comply with the Section 93.21.00 of the City's Zoning Code, to
assure the light does not spill beyond the perimeters of the site and dark skies are
maintained.
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II. AGRICULTURAL RESOURCES
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance
(Farmland), as shown on the maps prepared
pursuant to the Farmland Mapping and
Monitoring Program of the California
Resources Agency, to non-agricultural use?
b) Conflict with existing zoning for agricultural
use, or a Williamson Act contract? El El El E
c) Involve other changes in the existing
environment which, due to their location or
nature, could result in conversion of Farmland, El El 11 M
to non-agricultural use?
Discussion of Impacts
a-c) No Impact The project site is not designated as important farmland and has never
been used for agricultural purposes. The parcel is located in the center of the City's
downtown, and has been planned for urban development for many years. It is zoned
for commercial uses and will not conflict with zoning for agricultural uses or a Williamson
Act contract. The currently proposed project involves development of 32 condominium
units and two live-work units on the property, and will not impact agricultural resources.
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July 2014 Initial Study/MlNgated Negative Declaration 52
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
Ill. AIR QUALITY
Potentially Less Than Less Than
Significant Significant With Significant No
Impact Mitigation Impact Impact
Would the project: Incorporated
a) Conflict with or obstruct implementation of ❑ El Elthe applicable air quality plan?
b) Violate any air quality standard or contribute
substantially to an existing or projected air ❑ ❑ ® ❑
quality violation?
c) Result in a cumulatively considerable net
increase of any criteria pollutant for which
the project region is non-attainment under
an applicable federal or state ambient air ❑ ❑ ® ❑
quality standard (including releasing
emissions which exceed quantitative
thresholds for ozone precursors)?
d) Result in significant construction-related air ❑ ❑ ® ❑
quality impacts?
e) Expose sensitive receptors to substantial ❑ ❑ ® ❑
pollutant concentrations?
f) Create objectionable odors affecting a El ❑ ® ❑
substantial number of people?
Discussion of Impacts
a) Less Than Significant Impact. The project would result in no impacts as the project is not
expected to conflict with any applicable plans. The South Coast Air Quality
Management District (SCAQMD) is responsible for establishing policies and monitoring
criteria air pollutant concentrations in the Salton Sea Air Basin (SSAB), of which the
Coachella Valley is a part. Development within the SSAB is subject to SCAQMD's 2012 Air
Quality Management Plan (AQMP) and the 2003 Coachella Valley PMio State
Implementation Plan.
The proposed Canyon Lofts project will be consistent with all applicable air quality
management plans. SCAQMD's AQMP is based in part on the land use plans of the
jurisdictions in the region, including the 2007 Palm Springs General Plan. The SCAQMD
undated its Manager Plan in 2012, subsequent to the update of the City's General Plan,
and included the General Plan's land use allocations in the update. The proposed
project is consistent with the Palm Springs General Plan's high-density residential use, and
therefore, is consistent with the intent of the AQMP. No significant impacts associated
with compliance with management plans are anticipated.
b,d) Less Than Signfficant Impact. The proposed project could result in a short-term air quality
impacts from construction and grading activities, however, improvements in emission
technologies, more stringent building codes, and changes in air quality modeling, it is not
City of Palm Springs Canyon Lofts
July 2014 Initial Study/Mitigated Negative Declaration
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
expected that a significant impact would during construction activities at the site. The
project-related impacts are expected to be within acceptable SCAQMD thresholds.
The California Emissions Estimator Model (CaIEEMod) was used to project air quality
emissions for the proposed Canyon Lofts project. Table 1 summarizes short-term
construction-related impacts, and Table 2 summarizes ongoing emissions during long-
term operation.
Construction Emissions
Construction emissions estimates account for all aspects of project development,
including site preparation, grading, hauling, paving, building construction, and the
application of architectural coatings. Cuts and fill at the Canyon Lofts site will be minimal
since the site does appear to have been previously disturbed. For analysis purposes, it is
assumed that the construction phase will extend over a 8-month period. A summary of
projected maximum daily construction emissions is provided in Table 1.
Table 1
Canyon Lofts
Maximum Daily Construction-Related Emissions Summary
(pounds per day)
CO NO, ROG S02 PM10 PM2.5
Unmitigated Emissions 17.69 26.92 3.81 0.02 7.31 4.31
SCAQMD Thresholds 550.00 100.00 75.00 150.00 150.00 55.00
Exceeds Threshold? No No No No No No
Source:Appendix A CaIEEMod Version 2013.2.2.Average summer and winter emisions unmitigated.
As shown in Table 1, construction related activities for the project are projected to
remain well below established daily thresholds for all criteria pollutants without the use of
mitigation or minimization measures. Implementation of the City's standard requirements
during construction will reduce emission levels further. Such measures may include, but
are not limited to, the implementation of dust control plans in conformance with
SCAQMD Rule 403.1 and Chapter 8.50 of the City Municipal Code.
Operational Emissions
Operational emissions are those that occur over the life of the project and include
ongoing emissions from energy demand (electric and natural gas) and mobile source
(vehicle) emissions. Projected operational emissions resulting from Canyon Lofts are
shown in Table 2 below.
Table 2
Canyon Lofts
Operation-Related Emissions Summary
(pounds per day)
CO NOx ROG sox PM10 PM2.5
Unmitigated Emissions 24.35 14.26 5.10 0.08 2.12 1.26
SCAQMD Thresholds 550.00 100.00 75.00 150.00 150.00 55.00
Exceeds Thresholds No No No No No No
Source:Appendix A:CaIEEMod Version 20132.2.Average summer and winter,unmitigated conditions.
City of Palm Springs Canyon Loffs
July 2014 Initial Study7Mitigated Negative Declaration
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
The data shown in Table 2 demonstrate that operational emissions for Canyon Lofts are
expected to be well below SCAQMD thresholds. The data reflect unmitigated operations
and, therefore, are conservative and represent the worst-case scenario. Implementation
of the City's standard requirements, such as the use of energy-efficient appliances and
low-VOC architectural paints and coatings, will further reduce pollutant emissions.
c) Less Than Significant Impact, The Coachella Valley is classified as a "non-attainment"
area for PMio and ozone and as a result, it is determined that the project would have no
impact on cumulative impacts in a region designated as non-attainment for an air
quality standard. Like many development projects in the region, the proposed project
site will contribute to cumulative impacts for ozone and PM10, but impacts are expected
to be less than significant, as shown in Table 1, given its limited size of 1.8 acres.
e) Less Than Significant Impact. The project would result in no impact to sensitive receptors
as no existing residences are in close proximity of the location. The potential impact to
sensitive receptors by the proposed project is considered less than significant. The
nearest sensitive receptors to the Canyon Lofts property are existing residences to the
east, and the hotel guests to the north. The nearest existing units are approximately half a
mile from the proposed project site.
f) Less Than Significant Impact. It is anticipated that short-term odors from heavy
equipment during the construction phase would result in less than significant impacts.
Odors from diesel exhaust and other construction-related sources may be detectable
from nearby development for short periods during the construction process; however,
over the long-term, the project is not expected to generate objectionable odors.
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July 2014 Initial Study/Mitigated Negative Declaration 5 5
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
IV. BIOLOGICAL RESOURCES Potentially Less Than Less Than
Significant Significant With Significant No
g
Mitigation Impact
Would the project: Impact Incorporated Impact
a) Have a substantial adverse effect, either
directly or through habitat modifications, on
any species identified as a candidate,
sensitive, or special status species in local or ❑ ❑ ❑
regional plans, policies, or regulations, or by
the California Department of Fish and Game
or U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional ❑ ❑ Elplans, policies, or regulations or by the
California Department of Fish and Game or
US Fish and Wildlife Service?
c) Have a substantial adverse effect on federally
protected wetlands as defined by Section 404
of the Clean Water Act (including, but not ❑ El
limited to, marsh, vernal pool, coastal, etc.)
through direct removal, filling, hydrological
interruption, or other means?
d) Interfere substantially with the movement of
any native resident or migratory fish or wildlife
species or with established native resident or ❑ ❑ ❑
migratory wildlife corridors, or impede the use
of native wildlife nursery sites?
e) Conflict with any local policies or ordinances
protecting biological resources, such as a ❑ ❑ ❑
tree preservation policy or ordinance?
f) Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural
Community Conservation Plan, or other ❑ ❑ ❑
approved local, regional, or state habitat
conservation plan?
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
Discussion of Impacts
a-e) No Impact. The proposed development would have no adverse impacts on biological
resources since there are none on the site. No biological impacts are anticipated from
the development of Canyon Lofts. The property is surrounded on all sides by urban
development, including hotels, commercial structures, streets, and utility infrastructure,
and the proposed project constitutes an urban infill project. The site contains sandy soils
and no significant vegetation. It is does not contain riparian habitat or protected
wetlands, and is not known to contain any special status plant or animal species.
f) No Impact. The Coachella Valley Multiple Species Habitat Conservation Plan / Natural
Community Conservation Plan (CVMSHCP) established a comprehensive approach to
conserving open space and sensitive species in the region. The City of Palm Springs is a
participant in the implementation of this plan. Therefore, it is subject to payment of the
Local Development Mitigation Fee, which mitigates potential impacts to covered
sensitive species resulting from the project. The project is not within or adjacent to a
designated Conservation Area. It will not conflict with the policies or intent of the Plan.
According to the conclusion of a Biological Assessment and Impact Analysis Report that
was conducted by Ecological Consultants, for the project in October 2014, there are no
federally listed plants or animal species found within or near the project site. No other
sensitive species or habitats were discovered or anticipated to be present.
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V. CULTURAL RESOURCES Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Cause a substantial adverse change in the
significance of a historical resource as defined ❑ ❑ ❑ ED
in 15064.5?
b) Cause a substantial adverse change in the
significance of an archaeological resource ❑ ® ❑ ❑
pursuant to 15064.5?
c) Directly or indirectly destroy a unique
paleontological resource or site or unique ❑ ❑ ❑
geologic feature?
d) Disturb any human remains, including those El El ® El
outside of formal cemeteries?
Discussion of Impacts
a) No Impact. The project would have no impact on a historical resource as there are no
historic resources on the site.
b) Less Than Significant Impact With Mitigation Incorporated. The potential remains for
cultural artifacts to be uncovered during earth-moving activities from the proposed
project, particularly given the property's location within Traditional Use Areas of the Agua
Caliente Band of Cahuilla Indians. Should sub-surface resources be uncovered during the
grading and excavation process, impacts to archaeological resources could be
significant if not mitigated. The following mitigation measures are therefore required for
the proposed project.
Mitigation Measures
Mli A Cultural Resources monitor, designated by the Agua Caliente Cultural Resource Office,
shall be present during all ground-disturbing activities.
MM-V-2 Should buried deposits be encountered, the Cultural Resources Monitor shall have the
authority to halt construction and notify a Qualified Archaeologist (Secretary of the
Interior's Standards and Guidelines) to prepare a mitigation plan for submission to the
City, State Historic Preservation Officer and the Agua Caliente Cultural Resource
coordinator for approval. Implementation of the mitigation plan shall meet City and Tribal
standards.
c) No Impact. There would be no impacts to paleontological resources as a result of the
proposed project. The project site is located on land that is highly unlikely to contain any
paleontological resources.
d) Less Than Significant Impact. The property is an Indian Land; the potential exists to
contain human remains given that this location is within a territory once utilized by the
Agua Caliente Band of Cahuilla Indians. State law provides clear requirements
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
associated with the identification of human remains on any property. Public Resources
Code 5097.94 requires that all activities cease, and that the Coroner be consulted. The
Coroner is further required to consult with Native American authorities if it is determined
that the remains may be Native American. Compliance with the law will reduce
potential adverse impacts to less than significant levels.
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
VI. GEOLOGY AND SOILS Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Expose people or structures to potential
substantial adverse effects, including the risk of
loss, injury, or death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent
Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area ❑ ❑ ❑
or based on other substantial evidence of
a known fault? Refer to Division of Mines
and Geology Special Publication 42.
ii) Strong seismic ground shaking? ❑ ❑ ® ❑
iii) Seismic-related ground failure, including El ❑ Elliquefaction?
iv) Landslides? ❑ ❑ ❑
b) Result in substantial soil erosion or the loss of El ❑ Eltopsoil?
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the project, and potentially result in ❑ ❑ ❑
on- or off-site landslide, lateral spreading,
subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in
Table 18-1-B of the Uniform Building Code El El ❑
(1994), creating substantial risks to life or
property?
e) Have soils incapable of adequately supporting
the use of septic tanks or alternative ❑ El ❑
wastewater disposal systems where sewers are
not available for the disposal of wastewater?
Discussion of Impacts
a.l) No Impact. The site is not located in an Alquist-Priolo Earthquake Fault Zone; and no
impacts associated with fault rupture will occur on the Canyon Lofts project site. The
nearest Alquist-Priolo Zone is located along the Banning Pass Fault, approximately 7 miles
north of the subject property. Another fault zone extends along the San Andreas Fault, 9
miles to the north.
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July 2014 Initial Study/Miligated Negative Declaration G
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
a.0) Less Than Significant Impact. The project area is located in a seismically active region,
and severe ground shaking can occur from earthquakes originating on local and
regional faults. At a minimum, buildings must be constructed in accordance with the
most recent editions of the California Building Code (CBC) to provide collapse-resistant
design. This standard City requirement is designed to reduce potential impacts
associated with seismic ground shaking to less than significant levels.
a.01) No Impact. No impact would occur from liquefaction or seismically-induced ground
failure. This continues to be the case, and the proposed Canyon Lofts project will not be
impacted by these potential hazards. The General Plan (Figure 6-1) shows that the
subject property has a low susceptibility for liquefaction due to groundwater depths
greater than SO feet.
o.iv) No Impact. The development of the proposed Canyon Lofts project will not be impacted
by landslide or rockfall. The site is generally flat, and the proposed project will not intrude
into slope or hillside areas. The General Plan (Figure 6-2) indicates that the site lies outside
the moderate hazard zone.
b) No Impact. No impacts associated with soil erosion or loss of topsoil is anticipated at the
subject site. The site was previously disturbed but remains vacant and is relatively flat.
Minimal grading will be required to facilitate development of the proposed housing units.
c) No Impact. No impacts are anticipated with the proposed project. The subject site is
largely flat and underlain by older alluvial gravel and sand (General Plan Figure 6-3). The
nature of the project, as a residential development on approximately 1.8 acres, is such
that no hazards associated with geologic instability are anticipated.
d) No Impact. No impact associated with expansive soils at the proposed project site.
Expansive soils typically contain large amounts of clay that are capable of absorbing
water and increasing in volume. The General Plan (Figure 6-3) shows that onsite soils
consist of older alluvial gravel and sand, and therefore, the potential for expansion is low.
e) No Impact. The proposed project plans to connect to the existing sewer system. No
septic tanks or alternative wastewater disposal systems are planned, and no adverse
impacts will occur.
City of Palm Springs Canyon Lofts
July 2014 Initial Study/Mitigated Negative Declaration 6 1
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DRAFT INITIAL STLIDY/MITIGATED NEGATIVE DECLARATION
VII. GREENHOUSE GAS EMISSIONS Potentially
Potentially Significant Less Than No
Significant Unless Significant Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Generate greenhouse gas emissions, either
directly or indirectly, that may have significant ❑ ❑ ® ❑
impact on the environment?
b) Conflict with an applicable plan, policy or
regulation adopted for the purpose of ❑ ❑ ® ❑
reducing the emissions of greenhouse gases?
a, b) Less Than Significant Impact. Greenhouse gas emissions can be generated during both
the construction and operational phases of a project. Construction-related emissions are
temporary and cease once a project has been built. They can be minimized by limiting
idling times for construction equipment, adequate maintenance of heavy machinery,
and efficient scheduling of construction activities. Long-term operation of a project
generates ongoing GHG emissions from the consumption of electricity and natural gas,
mobile sources, and the transport and pumping of water. The Canyon Lofts will generate
greenhouse gas (GHG) emissions during both construction and operation. CalEEMod
was used to quantify air quality emission projections, including greenhouse gas emissions.
Construction related greenhouse gas emissions will be temporary and will.end once the
project is completed. Operation of the proposed project will create on-going
greenhouse gases through the consumption of electricity and natural gas, moving
sources, the transport and pumping of water for on-site use, and the disposal of solid
waste. Table 3 below provides projected short-term and annual GHG generation
associated with the Canyon Lofts project.
Table 3
Canyon Lofts
Projected GHG Emissions Summary
(Metric Tons)
CO2
Construction Activities (8 Months) 179.43
Operational 2016 (Annually) 5,391.57
Source: CalEEMod Version 2013.2.2.
Currently, there are no thresholds for greenhouse gases. Statewide legislation, including
AB32, aims for the reduction of GHGs to 1990 levels by 2020. . The City has implemented
a number of measures to reduce greenhouse gas emissions, and is currently completing
a Climate Action plan. Statewide programs and standards, including new fuel-efficient
standards for cars and expanding the use of renewable energies, will help reduce GHG
emissions over the long-term.
The proposed project will be required to comply with Title 24 of the CBC, which in 2014
required a further 30% reduction in energy use for new construction. These and other
standards will reduce GHG emissions from the project once implemented.
City of Palm Springs Canyon Lofts
July 2014 Initial Study/Mitigated Negative Declaration
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
Overall, given the size of the proposed project; 1.8 acres, 34 residential units, project-
related GHG emissions are not expected to result in significant adverse impacts on the
environment or conflict with applicable GHG plans or policies.
City of Palm Springs Canyon Loffs
July 2014 Initial Study/Mltigated Negative Declaration 63
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
VII. HAZARDS AND HAZARDOUS MATERIALS Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Create a significant hazard to the public or the
environment through the routine transport, use, ❑ ❑ ® ❑
or disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable
upset and accident conditions involving the ❑ ❑ ® ❑
release of hazardous materials into the
environment?
c) Emit hazardous emissions or handle hazardous
or acutely hazardous materials, substances, or El ❑ ❑
waste within one-quarter mile of an existing or
proposed school?
d) Be located on a site which is included on a list
of hazardous materials sites compiled pursuant
to Government Code Section 65962.5 and, as ❑ ❑ ❑
a result, would it create a significant hazard to
the public or the environment?
e) For a project located within an airport land use
plan or, where such a plan has not been
adopted, within two miles of a public airport or El ❑ Elpublic use airport, would the project result in a
safety hazard for people residing or working in
the project area?
f) For a project within the vicinity of a private
airstrip, would the project result in a safety El El Elhazard for people residing or working in the
project area?
g) Impair implementation of or physically interfere
with an adopted emergency response plan or ❑ ❑ ❑ 10
emergency evacuation plan?
h) Expose people or structures to a significant risk
of loss, injury or death involving wildland fires,
including where wildlands are adjacent to ❑ ❑ ❑
urbanized areas or where residences are
intermixed with wildlands?
Discussion of Impacts
a-b) Less Than Significant Impact. Impacts associated with the transport and/or disposal of
hazardous materials would be less than significant. The Canyon Lofts project site has
City of Palm Springs Canyon Lofts
July 2014 Initial Study/Mitigated Negative Declaration 6 Q
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
been cleared and previously disturbed. No demolition is required, and associated
hazards will not occur. The project proposes 34 residences with swimming pools/spas.
Small quantities of chemicals routinely used for household and landscaping purposes will
be used onsite. However, quantities will be limited and are not expected to constitute a
threat to public safety. Overall, impacts are expected to be less than significant.
c) No Impact. No adverse impacts to schools will occur from development of the proposed
project as there are no schools in close proximity to the subject site.
d) No Impact. The subject property is not included on a list of sites containing hazardous
materials or identified as being a hazardous materials cleanup site or waste facility.
e,0 No Impact. No impacts; The subject property is located approximately 2.5 miles
southwest of the Palm Springs International Airport and lies outside the Riverside County
Airport Land Use Compatibility Plan for the airport. It is not in the vicinity of a private
airstrip. The project will not create a hazard for people working or residing in the project
area.
g) No Impact. The proposed project will not physically interfere with an emergency
evacuation or response plan. The proposed project will be accessed by the existing
street grid South Indian Canyon Drive on the west and Calle Encilia to the east od the
site. Project plans will be reviewed and approved by the Palm Springs Fire Department to
assure adequate turnaround space is provided on internal streets.
h) No Impact. The property is surrounded by urban development, and is removed from the
hillsides of the San Jacinto Mountains. No impacts are anticipated.
City of Palm Springs Canyon Loft
July 2014 Initial Study/Mitigated Negative Declaration 6 5
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
VIII. HYDROLOGY AND WATER QUALITY Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Violate any water quality standards or waste ❑ ❑ ❑
discharge requirements?
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater
recharge such that there would be a net
deficit in aquifer volume or a lowering of the
local groundwater table level (e.g., the ❑ ❑ ® ❑
production rate of pre-existing nearby wells
would drop to a level which would not
support existing land uses or planned uses for
which permits have been granted)?
c) Substantially alter the existing drainage
pattern of the site or area, including through
the alteration of the course of a stream or ❑ ❑ ® ❑
river, in a manner which would result in
substantial erosion or siltation on- or off-site?
d) Substantially alter the existing drainage
pattern of the site or area, including through
the alteration of the course of a stream or El El ® Elriver, or substantially increase the rate or
amount of surface runoff in a manner which
would result in flooding on- or off-site?
e) Create or contribute runoff water which
would exceed the capacity of existing or
planned stormwater drainage systems or ❑ ❑ ® ❑
provide substantial additional sources of
polluted runoff?
f) Otherwise substantially degrade water ❑ ❑ ❑
quality?
g) Place housing within a 100-year flood hazard
area as mapped on a federal Flood Hazard El ❑
Boundary or Flood Insurance Rate Map or 11
other flood hazard delineation map? (Source:
h) Place within a 100-year flood hazard area
structures which would impede or redirect ❑ ❑ ❑ ED
flood flows?
City of Palm Springs Canyon Lofts
July 2014 Initial Study/Mffigated Negative Declaration 66
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
Vill. HYDROLOGY AND WATER QUALITY Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the project: Incorporated
i) Expose people or structures to a significant risk
of loss, injury or death involving flooding, ❑ El ❑
including flooding as a result of the failure of a
levee or dam?
j) Inundation by seiche, tsunami, or mudflow? ❑ ❑ ❑
Discussion of Impacts
a) No Impact. The proposed project would not result in violation of water quality standards
or waste discharge requirements. The project proposes construction of 34 units and all
new development will be connected to existing sewer lines. Wastewater will be
transported to and processed at the City's Wastewater Treatment Plant. The City
contracts with Veolia Water North America to operate the plant. Veolia implements all
requirements of the Regional Water Quality Control Board pertaining to water quality
and wastewater discharge. The project will be required to comply with NPDES regulations
pertaining to surface water runoff and pollution control. These standard requirements will
assure that there will be no impacts associated with water quality standards.
b-e) Less Than Significant Impact. The project would have less than significant impacts on
groundwater supplies, existing drainage patterns, and stormwater drainage capacities.
As such, impacts associated with the proposed Canyon Lofts are expected to be less
than significant.
Groundwater
Desert Water Agency (DWA) maintains the water distribution system serving the subject
property. DWA's Urban Water Management Plan (2011 UWMP) plans for current and
future water demands and indicates it currently has, or will be capable of providing,
sufficient supplies to new development in the area. The Management Plan is based in
part on the General Plan land use allocations of the jurisdictions DWA serves. The
proposed project is consistent with the City's land use designation for the property, and
its build out has therefore been included in DWA's calculations. The proposed
development will connect to existing DWA water infrastructure and will be required to
comply with all DWA requirements, which may include but are not limited to upgrades,
modifications, replacements, and abandonment of existing facilities. Overall, impacts
associated with groundwater resources are expected to be less than significant.
Drainaae
The subject property is largely flat; no rivers or streams are located on, or adjacent to, the
site. Consistent with the City's Master Drainage Plan and City policy, any increased
stormwater generated by Canyon Lofts can be conveyed directly appropriate channel.
Daily nuisance water will be maintained onsite within landscaped areas.
Q No Impact. The proposed project is limited to residential uses and limited work areas;
discharge of pollutants that could significantly degrade water quality is not expected.
The project will be required to implement NPDES Best Management Practices for both
City of Palm Springs Canyon Loft
July 2014 Initial Study/MlNgated Negative Declaration 67
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
construction and operational activities on the site. These standard requirements are
designed to eliminate impacts to surface waters. No impact is expected.
g,h) No Impact. The project will n a t place housing within the 100-year fIoodplain.The project's
compliance with City requirements for flood control measures on and off the site,
including the availability of adequate drainage will mitigate potential flooding impacts.
Q) No Impact. Due to its substantial distance from the Pacific coast, the subject property is
not subject to tsunamis.
Sieche is the earthquake-generated "sloshing" of water in an enclosed body of water,
such as a lake or above-ground water reservoir, which can result in flooding of adjacent
or downstream properties. According to the General Plan (Figure 6-5), the subject
property lies just outside the Tachevah Creek Detention Reservoir Dam Failure Inundation
Pathway. No impacts are anticipated.
City of Palm Springs Canyon Lofts
July 2014 Initial Study/Mitigated Negative Declaration 68
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
IX. LAND USE AND PLANNING Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Physically divide an established community? ❑ ❑ ❑
b) Conflict with any applicable land use plan,
policy, or regulation of an agency with
jurisdiction over the project (including, but not
limited to the general plan, specific plan, local ❑ ® ❑ ❑
coastal program, or zoning ordinance)
adopted for the purpose of avoiding or
mitigating an environmental effect?
c) Conflict with any applicable habitat
conservation plan or natural community ❑ ❑ ❑
conservation plan?
Discussion of Impacts
a) No Impact. The proposed Canyon Lofts project is an infill development surrounded by
existing commercial and retail uses in the downtown area The Canyon Lofts site is
currently vacant and constitutes an urban infill project. It will not physically divide an
established community.
b) Less Than Significant Impact. The proposed Canyon Loft site is zoned LSC (Local Serving
Commercial) and is within the Section 14 Master Area. LSC zones allow multiple-family
residential development subject to the R-4 standards. A new Tentative Tract Map (TTM
36815) has been submitted. A planned Development District application (PDD)
proposing residential uses are consistent with the requirements of Section 14 Master Plan.
c) No Impact. No habitat conservation or natural community conservation plans applied to
the project. However, the subject property is located within the boundaries of the
CVMSHCP, and therefore will be required to pay the City's Local Development Mitigation
Fee.The project is not located within or adjacent to a designated Conservation Area. No
additional mitigation will be necessary, and no adverse impacts to the Plan will occur.
City of Palm Springs Canyon Lofts
July 2014 28 Initial Study/Mitigated Negative Declaration
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
X. MINERAL RESOURCES Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Result in the loss of availability of a known
mineral resource that would be of value to ❑ ❑ ❑
the region and the residents of the state?
b) Result in the loss of availability of a locally
important mineral resource recovery site El ❑ ❑
delineated on a local general plan, specific
plan or other land use plan?
Discussion of Impacts
a-b) No Impact. The subject property does not contain mineral resources, and the proposed
project will have no impact on mineral resources. The property is surrounded by urban
development on all sides. The parcel and surrounding properties have been designated
for urban development for many years. Located in the City's downtown, the project site
is not appropriate for mineral extraction or mining. No impacts are anticipated.
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July 2014 Initial Study/Mifigated Negative Declaration 70
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
XI. NOISE Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the project result in: Incorporated
a) Exposure of persons to or generation of noise
levels in excess of standards established in the ❑ ❑ ® ❑
local general plan or noise ordinance, or
applicable standards of other agencies?
b) Exposure of persons to or generation of
excessive groundborne vibration or ❑ ❑ ® ❑
groundborne noise levels?
c) A substantial permanent increase in ambient
noise levels in the project vicinity above levels ❑ ❑ ❑
existing without the project?
d) A substantial temporary or periodic increase
in ambient noise levels in the project vicinity ❑ ❑ ® ❑
above levels existing without the project?
e) For a project located within an airport land
use plan or, where such a plan has not been
adopted, within two miles of a public airport ❑ ❑ ❑
or public use airport, would the project
expose people residing or working in the
project area to excessive noise levels?
f) For a project within the vicinity of a private
airstrip, would the project expose people ❑ ❑
residing or working in the project area to
excessive noise levels?
Discussion of Impacts
a,b d) Less Than Significant Impact. The noise-related impacts would be associated with short-
term construction activities and would result in less than significant impacts. Hotel guests
in the immediate project vicinity will be exposed to temporary noise during the
construction phase, including that from trucks and heavy machinery and equipment. No
blasting or other sources of groundborne noise are anticipated. Construction activity will
be limited to those hours provided in the City's Noise Ordinance and will be required to
comply with standard noise reduction measures, such as the use of muffling devices.
c) No Impact. Upon completion, the proposed project is expected to have no impact on
long-term noise levels. According to the Noise Impact Analysis conducted by Urban
Crossroads in October 2014, noise sources will be those typically associated with
vehicular traffic from South Indian Canyon Drive, South Calle Encilia and the project's
internal road.The Noise Study concluded that "due to the distance, topography and low
traffic volume/speeds, traffic noise from these roads will not make a significant
contribution to the noise environment"
City of Palm Springs Canyon Lofts
July 2014 30 I Initial Study/Mitigated Negative Declaration 7 1
DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
e,Q No Impact. The project site is not located within two miles of an existing airport. The
nearest airport is the Palm Springs International Airport, which is located approximately
2.1 miles to the southwest of the site. The project site is not within the flight pattern of the
airport. The project will not expose people residing or working in the area to excessive
noise levels.
City of Palm Springs Canyon Lofts
July 2014 Initial Study/Mifigated Negative Declaration 7 2
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
XII. POPULATION AND HOUSING Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Induce substantial population growth in an
area, either directly (for example, by
proposing new homes and businesses) or ❑ ❑ ® ❑
indirectly (for example, through extension of
roads or other infrastructure)?
b) Displace substantial numbers of existing
housing, necessitating the construction of ❑ ❑ ❑
replacement housing elsewhere?
c) Displace substantial numbers of people,
necessitating the construction of ❑ ❑ ❑
replacement housing elsewhere?
Discussion of Impacts
a) Less Than Significant Impact. The project will have a less than significant impact on
population and housing. The Canyon Lofts project proposes the construction of 34 new
residential units. Based on the City's average household size of 1.93 persons (2010 U.S.
Census), the project will have a population of approximately 68 residents at buildout.
Given the seasonal nature of the local population, it is possible that population impacts
could be less. However, an increase in population of 68 residents will not induce growth.
Rather, it is likely that the 68 proposed units will be absorbed into the City's existing
growth patterns.
The project will be accessed from existing roads, including South Indian Canyon Road,
Calle Encilia and private internal roads, and connect to existing utilities. No major
infrastructure extensions will be required. The project will not substantially induce
population growth, either directly or indirectly. Project-related impacts to population and
housing will be less than significant.
b,c) No Impact. The subject property is vacant; there will be no demolition of structures at the
site. The proposed project will not displace existing housing or people and will not require
the construction of replacement housing elsewhere.
City of Palm Springs Canyon Lofts
July 2014 Initial Study/MlNgoted Negative Declaration 7 3
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
XIII. PUBLIC SERVICES Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the project result in: Incorporated
Substantial adverse physical impacts associated
with the provision of new or physically altered
governmental facilities, need for new or physically
altered governmental facilities, the construction
of which could cause significant environmental
impacts, in order to maintain acceptable service
ratios, response times or other performance
objectives for any of the public services:
a) Fire protection? ❑ ❑ ® ❑
b) Police protection? ❑ ❑ IN ❑
c) Schools? ❑ ❑ ® ❑
d) Parks? ❑ ❑ ® ❑
e) Other public facilities? ❑ ❑ ® ❑
Discussion of Impacts
a-e) Less Than Significant Impact. Impacts to public services would be less than significant. It is
expected that a majority of the approximately 68 residents will not be fulltime residents.
The project is in close proximity to emergency services. The Palm Springs Fire Department
is responsible for fire protection in the City. The nearest fire station is Station 1 located at
227 N. Indian Canyon, less than '/2 a mile northeast of the subject property. The Palm
Springs Police Department is located at 200 S. Civic Drive located 2.3 miles to the east.
The proposed project will be part of the CFD established in the City for public safety,
thereby offsetting its impacts on these services.
Public school services and facilities are provided by the Palm Springs Unified School
District. Given the limited population anticipated at project buildout (68 residents), the
number of students generated by the proposed project is expected to be minimal.
No new public roads or public transportation facilities will be required to serve the
project. The developer will be required to pay development impact fees to mitigate any
potential impacts.
City of Palm Springs Canyon Loffs
July 2014 Initial Study/Mitigated Negative Declaration 74
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
XIV. RECREATION Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Increase the use of existing neighborhood and
regional parks or other recreational facilities
such that substantial physical deterioration of
the facility would occur or be accelerated?
b) Does the project include recreational facilities
or require the construction or expansion of
recreational facilities, which might have an El El El M
adverse physical effect on the environment?
Discussion of Impacts
a) Less Than Significant Impact. The proposed project would result in a less than significant
increase in the use of existing parks and recreational facilities. Increased usage resulting
from the Canyon Lofts is also expected to result in less than significant impacts. A small
swimming pool is planned for each unit. Increased usage of local and regional parks will
be minimal due to the small population anticipated at buildout; moreover, the small
increase in population is not expected to contribute to accelerated deterioration of
facilities.
b) No Impact. The proposed project includes plans for small swimming pools for each unit.
The project includes no recreational facilities that would result in adverse environmental
impacts.
City of Palm Springs Canyon Lofts
July 2014 Initial Study/Mitigated Negative Declaration 75
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
XV. TRANSPORTATION/TRAFFIC Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Cause an increase in traffic which is substantial
in relation to the existing traffic load and
capacity of the street system (i.e., result in a ❑ ❑ ® ❑
substantial increase in either the number of
vehicle trips, the volume to capacity ratio on
roads, or congestion at intersections)?
b) Exceed, either individually or cumulatively, a
level of service standard established by the ❑ ❑ Elcounty congestion management agency for
designated roads or highways?
c) Result in a change in air traffic patterns,
including either an increase in traffic levels or a El El Elchange in location that results in substantial
safety risks?
d) Substantially increase hazards due to a design
feature (e.g., sharp curves or dangerous El ❑ ❑
intersections) or incompatible uses (e.g., farm
equipment)?
e) Result in inadequate emergency access? ❑ ❑ ❑ 19
f) Result in inadequate parking capacity? ❑ ❑ ® ❑
g) Conflict with adopted policies, plans, or
programs supporting alternative transportation ❑ ❑ ❑ ED
(e.g., bus turnouts, bicycle racks)?
Discussion of Impacts
a) Less Than Significant Impact. According to the conclusion of a Traffic Impact Assessment
prepared by Linscott Law & Greenspan Traffic Engineers, "based on the net traffic
generation potential of the proposed Canyon Lofts project, the proposed housing
development will not significantly impact the surrounding transportation system". The
conclusion was based in part on the trip generation potential for the proposed project
which was estimated using the ITE rates for Land Use Code 210. The assessment further
stated that "Using the "100 trip threshold" criteria for Traffic Impact Analysis Exemptions
and the "50 rip threshold" for study area as indicated in the Riverside County Traffic
Impact Analysis Preparation Guide (April 2008) as the basis for requiring the preparation
of a traffic impact analysis, the proposed project would not require the preparation of a
traffic analysis or a comprehensive traffic impact assessment."
b) No Impact. The proposed project will not result in significant impacts on local circulation
or contribute to exceedonces in levels of service. The current General Plan does not
identify deficiencies in level of service in this area of the City.
City of Palm Springs Canyon Lofts
July 2014 Initial Study/Mitigated Negative Declaration
35 76
DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
c) No Impact. The Canyon Lofts project is located more than 2.3 miles from the nearest
airport, and do not involve aircraft operations. The proposed project will not result in a
change in air traffic patterns or traffic-related safety risks.
d) No Impact. The proposed project will not increase traffic hazards due to a design feature
or incompatible use. The project will be accessed from existing public and private roads,
and it is compatible with the commercial and residential land uses in the vicinity.
e) No Impact. The project would have no significant adverse impacts on emergency
access. Emergency vehicles will use the existing road network to access the site. The
layout of the internal private street provides access to each lot.
f) Less Than Significant Impact. The project would result in less than significant impacts to
parking, adequate parking spaces consistent with required parking for this type of use by
the Zoning Ordinance are being provided. The proposed project provides 34 covered
(garage) parking spaces; and another 34 carports for the 34 proposed residential units. It
does not provide any guest parking spaces; however, guest parking can be provided on
the adjacent streets along Calle Encilia.
g) No Impact. The proposed project will not adversely affect alternative transportation
facilities or policies. No bus routes or stops are located adjacent to the subject property,
and none are proposed.
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July 2014 Initial Study/Mitigated Negative Declaration 77
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
XVI. UTILITIES AND SERVICE SYSTEMS Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Exceed wastewater treatment requirements of
the applicable Regional Water Quality Control ❑ ❑ ❑ ED
Board?
b) Require or result in the construction of new
water or wastewater treatment facilities or
expansion of existing facilities, the construction ❑ ❑ ® ❑
of which could cause significant
environmental effects?
c) Require or result in the construction of new
storm water drainage facilities or expansion of El El Elexisting facilities, the construction of which
could cause significant environmental effects?
d) Have sufficient water supplies available to
serve the project from existing entitlements El El Eland resources, or are new or expanded
entitlements needed?
e) Result in a determination by the wastewater
treatment provider which serves or may serve
the project that it has adequate capacity to ❑ El ❑
serve the project's projected demand in
ED
addition to the provider's existing
commitments?
f) Be served by a landfill with sufficient permitted
capacity to accommodate the project's solid ❑ ❑ ❑
waste disposal needs?
g) Comply with federal, state, and local statutes ❑ ❑ Eland regulations related to solid waste?
Discussion of Impacts
a) No Impact. The proposed project will not exceed any wastewater treatment
requirements. For the City of Palm Springs, such requirements are administered by the
Colorado River Basin Regional Water Quality Control Board. The City contracts with
Veolia Water North America to provide wastewater collection and treatment services,
and Veolia implements all the requirements relating to wastewater discharge and water
quality.
b) Less Than Significant Impact. Impacts to water and wastewater facilities resulting from
the project will be less than significant. Desert Water Agency (DWA) owns, operates, and
maintains domestic water infrastructure and services for the project area. The developer
will be required to connect to existing water lines and to comply with DWA's regulations
City of Palm Springs Canyon Lofts
July 2014 Initial Study/Mitigated Negative Declaration 78
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DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
and requirements, which may include upgrades, modifications, replacements, and
abandonment of existing facilities. No new water distribution facilities will be required to
serve the project.
Wastewater
The proposed project will be required to provide onsite connections to existing
wastewater infrastructure. No expansions will be necessary. Wastewater will be
conveyed to the Palm Springs Wastewater Treatment Plant, which has a capacity of 10.9
million gallons per day (mgd) and treats approximately 6 mgd. Therefore, it has available
capacity at the current treatment plant to serve new development, and no new facilities
will be required.
c-g) No Impact. The project would not result in adverse impacts to existing stormwater, water,
or wastewater infrastructure, and adequate landfill capacity is available to serve the
project.
Domestic Water
DWA's Urban Water Management Plan (UWMP) sets forth a long-range plan for the
provision of sufficient domestic water to serve existing and future development. The
UWMP indicates the DWA is currently, or will be, capable of serving additional
development in its coverage area. Since the UWMP was developed based in part on the
City's land use allocations, and the proposed project falls within the densities permitted
in the land use allocation, no impacts are expected.
Wastewater
The City contracts with Veolia Water North America for wastewater collection and
treatment services. Wastewater is conveyed to the Palm Springs Wastewater Treatment
Plant which has a capacity of 10.9 million gallons per day (mgd) and treats
approximately 6 mgd. Therefore, it has available capacity to serve new development,
and no new major infrastructure will be required.
Solid Waste
Palms Springs Disposal Services (PSDS) provides solid waste collection and disposal
services to the City. Waste is transported to the Edam Hill Transfer Station in northern
Cathedral City, which is operated by Burrtec. Burrtec distributes the waste to several
regional landfills that have adequate capacity remaining to serve new development.
Burrtec is required to meet all applicable solid waste standards.
City of Palm Springs Canyon Lofts
July 2014 Initial Study/Mitigated Negative Declaration 79
38
DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
XVII. MANDATORY FINDINGS OF SIGNIFICANCE
NOTE: If there are significant environmental impacts which cannot be mitigated and no feasible
project alternatives are available, then complete the mandatory findings of significance and
attach to this initial study as an appendix. This is the first step for starting the environmental
impact report (EIR) process.
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
Does the project: Incorporated
a) Have the potential to degrade the quality of
the environment, substantially reduce the
habitat of a fish or wildlife species, cause a
fish or wildlife population to drop below
self-sustaining levels, threaten to eliminate a ❑ ® El ❑
plant or animal community, reduce the
number or restrict the range of a rare or
endangered plant or animal or eliminate
important examples of the major periods of
California history or prehistory?
b) Have impacts that are individually limited, but
cumulatively considerable? ("Cumulatively
considerable" means that the incremental
effects of a project are considerable when ❑ ❑ ® ❑
viewed in connection with the effects of past
projects, the effects of other current projects,
and the effects of probable future projects)?
c) Have environmental effects which will cause
substantial adverse effects on human beings, ❑ ❑ ❑
either directly or indirectly?
a) Less Than Significant With Mitigation Incorporated.
Biological Resources
The proposed project will not degrade the quality of the environment or threaten any
plant or animal community or habitat. The site is entirely surrounded by urban
development, including commercial, hotel, residences and other structures, paved
roadways, and utility infrastructure. The Canyon Lofts land is currently vacant but was
previously disturbed, and constitutes an urban infill site. The property does not occur
within or adjacent to a conservation area, and is not known to contain any significant
wildlife species.
Cultural Resources
Given the location in an area once utilized by the Agua Caliente Band of Cahuilla
Indians, it is possible that archaeological artifacts may be uncovered during construction
of the proposed project. Should this occur, the mitigation measures identified in Section
V.b (Cultural Resources) of this analysis shall be employed to minimize potential impacts
to less than significant levels.
City of Palm Springs Canyon lofts
July 2014 Initial Study/Mitigated Negative Declaration 80
39
DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
b) Less Than Significant Impact. The proposed project site is located on an urban infill site
that is limited in size approximately 1.8 acres with 34 proposed residential units. Cultural
concerns regarding the potential for archaeological resources that could be uncovered
during construction will be mitigated by the presence of a qualified cultural resource
monitor during construction, as necessary. Incremental increases in environmental
impacts generated by the project will not be considerable, even when viewed in
connection with other past, present, or future projects.
c) No Impact. The proposed project will not cause substantial adverse impacts, either
directly or indirectly, on human beings. The project will occur on an infill site that is
surrounded by existing development. No hazards have been identified onsite or in the
vicinity that would pose a potential threat to human beings.
City of Palm Springs Canyon Loffs
July 2014 Initial Study/Mitigated Negative Declarotion
40 81
DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
REFERENCES
Section 14 Specific Plan adopted by the City Council of the City of Palm Springs on July 16, 2014
Biological Assessment and Impact Analysis by Ecological Consultants, October 22, 2014
Final Noise Impact Analysis, Urban Crossroads, October 30, 2014
Air Quality and Greenhouse Gas Report, Terra Nova Planning & Research, October, 2014
Historical/Archaeological Resource Survey Report, CRM Tech, November 3, 2014
Architectural Advisory Committee Staff Memorandum from Department of Planning Services,
City of Palm Springs, January 26, 2015.
City of Palm Springs General Plan, 2007.
City of Palm Springs Zoning Code, current through June 2013.
City of Palm Springs Historic Resources Survey, Final Draft Summary Report, June 2004.
City of Palm Springs Designated Historic Sites and Historic Districts, www.Dalmsorinas-ca.gov,
November 2013.
"CEQA Air Quality Handbook," South Coast Air Quality Management District, 1993.
"2012 Air Quality Management Plan," South Coast Air Quality Management District.
"2003 Coachella Valley PM10 State Implementation Plan," South Coast Air Quality Management
District.
Flood Insurance Rate Map, Map Number 06065C1558G, Federal Emergency Management
Agency, effective August 28, 2008.
"Special Report 159: Mineral Land Classification: Aggregate Materials in the Palm Springs
Production-Consumption Region," California Department of Conservation, Division of
Mines and Geology, 1988.
"Riverside County (West) Very High Fire Hazard Severity Zones in Local Responsibility Areas, as
Recommended by CAL FIRE," California Department of Forestry and Fire Protection,
December 24, 2009.
"2010 Urban Water Management Plan," Desert Water Agency, March 2011.
"Riverside County Airport Land Use Compatibility Plan, Volume 1, Policy Document," adopted by
Riverside County Airport Land Use Commission, October 14, 2004.
"Riverside County Important Farmland 2010 Map," sheet 2 of 3, California Department of
Conservation, published January 2012.
Envirostor Map Database, California Department of Toxic Substances Control,
www.envirostor.dtsc.ca.gov, accessed December 2, 2013.
2010 U.S. Census.
Traffic Impact Assessment, Linscott Law & Greespan Engineers, October 23, 2014
City of Palm Springs Canyon Loft
July 2014 Initial Study/Mitigated Negative Declaration 82
41
CITY OF PALM SPRINGS
PUBLIC HEARING NOTIFICATION
(a
Date: Planning Commission, March 11, 2015
City Council, March 18, 2015
Subject: Canyon Lofts, Case 5.1358 PDD 376
AFFIDAVIT OF PUBLICATION
I, Kathie Hart, MMC, Chief Deputy City Clerk, of the City of Palm Springs, California, do
hereby certify that a copy of the attached Notice of Public Hearing was published in the
Desert Sun on February 27, 2015.
1 IIdff 1eclllare��under penalty of perjury that the foregoing is true and correct.
lU-�
Kathie Hart, MMC
Chief Deputy City Clerk
AFFIDAVIT OF POSTING
I, Kathie Hart, MMC, Chief Deputy City Clerk, of the City of Palm Springs, California, do
hereby certify that a copy of the attached Notice of Public Hearing was posted at City Hall,
3200 E. Tahquitz Canyon Drive, on the exterior legal notice posting board, and in the Office
of the City Clerk on February 26, 2015.
1 declare under penalty of perjury that the foregoing is true and correct.
�Ll
Kathie Hart, MMC
Chief Deputy City Clerk
AFFIDAVIT OF MAILING
1, Kathie Hart, MMC, Chief Deputy City Clerk, of the City of Palm Springs, California, do
hereby certify that a copy of the attached Notice of Public Hearing was mailed to each and
every person on the attached list on February 26, 2015, in a sealed envelope, with postage
prepaid, and depositing same in the U.S. Mail at Palm Springs, California.
(36 notices)
I declare under penalty of perjury that the foregoing is true and correct.
L
Kathie Hart, MMC
Chief Deputy City Clerk
83
The Desert Sun Certificate of Publication
750 N Gene Autry Trail Nog27y
Palm Springs, CA 92262 NOTICE Of PUBLIC NEARNO
PLANNNG(:(NMIISSION ANOCITY COUNCIL
760-778-4578/Fax 760-778-4731 R E 0 E i V a J c11YTYY OF PALM SPRINGS
F PAL H S CASE PIDD yAJy
CANYON LOFTS-32 CONDO UNI M
NITS
2015 MAR -5 AM 8: 16 SOUTH
CANYON
282 SAND INdAN CANYON DRIVE
State Of California as: NOTICE is HEREBY GIVEN that the Plan-
ning Commission of the Cily of Palm Springs,Call.
County ofRiverside �`'' = l -: km.Iflql d aM�pub71c 20sa foaop m,,16ci in at
CITY C L F h Council C arrEer at Dryy Hall,320p East Te qutiz
Canyon Way,Palm Sprfige.
Additionally, the CRY Council Will hold a public
Advertiser: hearing for this at It meeengof
March 18,2015,a(6:00 p.m.in the Council Chain
bar at City Halt 3200 Beat Tahqultz CaIryM Way,
CITY OF PALM SPRINGS/LEGALS Palm Springs.
PO BOX 2743 The purpose of this hearing is to consider a pro-
poeel consisll of a Planned Development Dis•
PALM SPRINGS CA 922632 trrokrY�Apnpfi�I m(PVVDD-376),a Tentative Tract Map
Major AmhiNc UJWPMN [TTM 36815). and a
Approval for the construction
Of a 32-unk amtdominium and two live-work unite
on approxlmalaIv 1.8 acres of land situated Re-
haeen South Intl Can n Drive on the wart and
s�which)is cur�raMlythevacant Goal.ith In bpi
2000563113 11p4u�Specciiificc PPllrament isa�nn Area. The rreesidential develolpy-
2,22a square feet in si e,tthr d at art ee efor abe a kA sin dd approximate5.84
feet high. The live-work units are approslmak�Wry
3.142 square feet In size three glories,err 39.8
feel In height Section 14 Master Plan allows up to.
35 foot Mgh buildings.
I am over the age of 18 years old, a citizen of the United
States and not a party to, or have interest in this matter. I oewmwmmPu,„„m s^"�
drip Yp
hereby certify that the attached advertisement appeared _
in said newspaper (set in type not smaller than non panel)
�e
in each and entire issue of said newspaper and not in any
supplement thereof on the following dates,to wit: --
Newspaper: .The Desert Sun e p
2/28/2015
PBRiessi
ENVIRONMENTAL DETERMINATION: A Mltigal-
ad Negative Declaration has been Vrepsired far
this project under the guidelines of th C rid f i r
I acknowledge that I am a principal clerk of the printer of Environments] pualhv Act(CEgA). Members iof
s
The Desert Sun, printed and published week) in the City the public may New this.document at the Plannln
Y IY Services Department, City Hell, 3200 Ea
of Palm Springs, County of Riverside, Slate of California. Tahquitz Canyon Way,Palm Springs,and submit
written comments at,w prior to,the City Council
The Desert Sun was adjudicated a newspaper of general hearing.
circulation on March 24, 1988 by the Superior Court of the REVIEW OF PROJECT INFORMATION:The staff
County of Riverside, Stale of California Case No. report and other suppomn9 documents regerdln
this p Orcl are also available for ubtic review at
191236. City HMII between thethe urrs of yi e in as and 6-00
tl1e blfico of th Cm/Clark at(7801 323-8204 If
I declare under penalty of perjury that the foregoing is true wav`t'e°essldeumenre dare an appo mmem to re-
and correct. Executed on this 28th day of February, 2015 COMMENT n�THIS APPLICATION: Rise rise
may be made verbaAy at the Public
Hearing and/or in wring before the hearing.Wm-
inPalmS ngs,Cal omia. ��mme�maybe made to the PlamingCom-
- �Ssiory)n Csy Caouuncil by letter(for mall or hand
�I�lvvee James Thompson.Clry perk
3200 E.Tahqukz Canyon Way
Palm Springs,CA 92262
Any challenge of the proposed pr Iact in court
me yy be limited to raising only Rosa(asuas raised
at me public huarig dascRoad In tlas notice,or in
sversd
wmlan MMce de to the Cly Clerk
eclarant's Signature hOr pcnorr, o the u�c hastng. (Goverment
on An opportunity wU be given at sald hearing for all
h •1 U •`� interested Persona to be hear.Cuestions repep
J ins this case may be directed to Edward Robean-
eon,Principal Planner,at(760)323-8245.
`c' SI necitsm aYuda con asta cans,podavor(lame a
la Ckrdad de Palm Springgss yy puede heblar con
Felipe Primary telefom t750�323A253.
PAL 21211M6 J9rnas Thq+pson,City Cleric
NOTICE OF PUBLIC HEARING
PLANNING COMMISSION AND CITY COUNCIL
CITY OF PALM SPRINGS
CASE 5.1358 PDD 376 / 3.3788-MAJ & TTM 36815
CANYON LOFTS - 32 CONDO UNITS AND 2 LIVE-WORK UNITS
262 SOUTH INDIAN CANYON DRIVE
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Palm Springs, California, will
hold a public hearing for this project at its meeting of March 11, 2015, at 1:30 p.m., in the Council
Chamber at City Hall, 3200 East Tahquitz Canyon Way, Palm Springs.
Additionally, the City Council will hold a public hearing for this project at its meeting of
March 18, 2015, at 6:00 p.m. in the Council Chamber at City Hall, 3200 East Tahquitz Canyon Way, Palm
Springs.
The purpose of this hearing is to consider a proposal consisting of a Planned Development District
Application (PDD-376), a Tentative Tract Map for condominium purposes (TTM 36815), and a Major
Architectural Approval for the construction of a 32-unit condominium and two live-work units on
approximately 1.8 acres of land situated between South Indian Canyon Drive on the west and South Calle
Encilia to the east. The rectangular site which is currently vacant is within the Section 14 Specific Plan
Area. The residential development is proposed at an average lot size of 1,754 square feet, and the unit
will be approximately 2,224 square feet in size, three-stories, and 31.6 feet high. The live-work units are
approximately 3,142 square feet in size, three stories, and 34.6 feet in height. Section 14 Master Plan
allows up to 35 foot high buildings.
ENVIRONMENTAL DETERMINATION: A Mitigated Negative Declaration has been prepared for this
project under the guidelines of the California Environmental Quality Act (CEQA). Members of the public
may view this document at the Planning Services Department, City Hall, 3200 East Tahquitz Canyon
Way, Palm Springs, and submit written comments at, or prior to, the City Council hearing.
REVIEW OF PROJECT INFORMATION: The staff report and other supporting documents regarding this
project are also available for public review at City Hall between the hours of 8:00 a.m. and 6:00 p.m.,
Monday through Thursday. Please contact the Office of the City Clerk at (760) 323-8204 if you would like
to schedule an appointment to review these documents.
COMMENT ON THIS APPLICATION: Response to this notice may be made verbally at the Public
Hearing and/or in writing before the hearing. Written comments may be made to the Planning Commission
and City Council by letter (for mail or hand delivery) to:
James Thompson, City Clerk
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Any challenge of the proposed project in court may be limited to raising only those issues raised at the
public hearing described in this notice, or in written correspondence delivered to the City Clerk at, or prior,
to the public hearing. (Government Code Section 65009[b][21).
An opportunity will be given at said hearing for all interested persons to be heard. Questions regarding
this case may be directed to Edward Robertson, Principal Planner, at (760) 323-8245.
Si necesita ayuda con esta carta, porfavor Ilame a la Ciudad de Palm Springs y puede hablar con
Felipe Primera telefono (760) 323-8253.
;m�esThom�pson, ty Clerk
84
N
n OFPPlM 8p44
Department of Planning Services W E
..,,.,P Vicinity Map �+�4<�roaa`P S
TAHQUITZ DR E TAHQUITZ CANYON WAY
rD
ARENAS RD
ARENASO
Z
W.asARENASRD
LU
w W.
__.. SATURNINO RD
SATURNINO RD
i
Ste
CITY OF PALM SPRINGS
S5
AGUA CALIENTE BAND OF CAHUILLA INDIANS
TRIBAL PLANNING & DEVELOPMENT
CITY MANAGER
1 2 21015
March 11, 2015 CITY OF PALM SPRINGS
HAND DELIVERED
Mayor Steve Pougnet and City Council
CITY OF PALM SPRINGS
3200 Tahquitz Canyon Way
Palm Springs, Califomia 92262
RE: Case No. 5.1358, PDD 376; TTM 36815 — Canyon Lofts Project
Dear Mayor and City Council,
The Tribal Council of the Agua Caliente Band of Cahuilla Indians reviewed the above
referenced project at its meeting of March 10, 2015, and recommends approval of the
project to the City Council subject to the Conditions of Approval provided as Attachment
A.
Please contact me should you have any questions at 760-883-1326.
Very truly yours,
pa"
Margaret E. Park, AICP o
Director of Planning & Natural Resources �..
AGUA CALIENTE BAND
OF CAHUILLA INDIANS _
n N rn
MP/dm m xa
cn t
C: Tribal Council
Tom Davis, Chief Planning & Development Officer
Flinn Fagg, Director of Planning Services, City of Palm Springs
540 9 Sa I NAH SHORE DRIVE. PALM SPRING S . CA 92264
T 7 B 0, F' 9,6 1 S S F 760,C99/t,959 W VV W.A G U A C A L I E N T E-N S N .G O V $�
ATTACHMENT A
Palm Springs Case No. 5.1358, PDD 376; TPM 36815— Canyon Lofts Project
CONDITIONS OF APPROVAL
March 10, 2015
1. Per the design standards of the Section 14 Specific Plan, the proposed use of
Washingtonia robusta (Mexican Fan Palms) in the Landscape Plan shall be replaced
with Washingtonia filifera (California Fan Palms). The use of native plants
elsewhere in the Landscape Plan is strongly encouraged to promote water
conservation and complement the natural desert environment.
2. Prior to issuance of any grading permit, the applicant shall pay the Valley Floor
Planning Area fee to the Tribe as required by the THCP.
3. A cultural resources inventory shall be conducted of the Project Site by a qualified
archaeologist prior to any ground disturbing activities.
4. The presence of an approved Native American Cultural Resource Monitor(s) shall be
present during any ground disturbing activities (including archaeological testing and
surveys). Please contact the Tribal Historic Preservation Office at 760-699-6800 for
details. Should buried cultural deposits be encountered, the Monitor may request
that destructive construction halt and the Monitor shall notify a Qualified
Archaeologist (Secretary of the Interior's Standards and Guidelines) to investigate
and, if necessary, prepare a mitigation plan for submission to the State Historic
Preservation Officer and the Agua Caliente Tribal Historic Preservation Office.
AQUA CALIENTE BAND OF CAHUILLA IND1W Q
WW W . AG U A GA L I ENT E - N SNGO V Q1
i i
CNAIS PAR00 OFSION,
9
15Seatt M1hA rxI IBG
17re1�1ma
it`bBP..Sg,.C o.a�A
Zook To Have 0.0"Set Back - +��++�='^u••m^
.... vane
- �e - � _ — .tea• � -- _- s � I
e
n b n : 4 4 e 4 n - b h e • • - p
F-1
a II a K 'i a a a a
F
- If7 1 � x
N, e s �: B e � Ili
I ClOy0f1 LOni
r I II
II
i � 9
to
I I II I'
CARPORT
9 CONCRETE PAVERS SHADING OVERHANG One Way I�
° + p -Fire Lane
One Way Fire Lane _
No Parltlrp .."Forking - One Way NFo Parking
Of MyBma at Anytime at Anytime
Bike - S t
Share 11_I I.I I. . I.
Proposed 44:44:44i - - -- -
Area
I III
L. U' V U.I. ll If' :4: ,J• , , :U: 0-I. - U' ll II L. I I I I t f� - 4 1 • ! E : 1 T L p
J
it e B B u B s f U: .�- ➢ H LU:
x
. e
e b s
Pools To Have D'{Y'Set Bock
Site Plan 1/161=11-0" k, a.. .°
j
i
$� ILSC:Local Amastenf tour-leOumtmHoaasltardoas wtne HR lam ue CO �SK� INN Garage UVING SQ.FT. TOTAL UNITS TOTAL BUILDING PLOT SIZES FOOTPRIM BHIGMG
A E ORS PARCEL NUMBER SECTION 14 PLAN SPECIFIC PLAN COMMERCIAL
q UNR TYPE SQ.FT. SQ.FT. $Q.FT.
A mment who the Warebmandiar 0 3,412 2 8.928 UVE/WORK 1834 34'- '
ZONING CLASSIFICATION Consizone In the RA.RED and LSC ow ere:one,. i�' q72 z.z24 32 79,872 UVE/WORK 2,049 3V-e
EX STING ZONING:I.L.IINDIAN UNDI _
C-IAA ILARGE-SCALE RETAIL COMMERCIAL ZONEI Max Height: Total Bul inn 78,914 SQ.FT. �e it
C-2[GENERAL COMMERCIAL) 35 Except For Canwlkiatlon Protects g (■L S e 1358
Total Foot Print 89,800 SQ.Fi.
Set From
RECEIVED 444 8
LEGAL DESCRIPTION 5'From Indian Canyon Parting Spaces 28,692 SOFT.BEI 8 e
LOT 45 F THE SOUTHIONWEST
EST QUARTER
UAR ER OF Sb SECTION 14.TOERNMENT 20 From Celle EndMa total Slreats and Drives B3 SO.fT.
SOUTH,R THE SOUTHWEST BERNAR IN BASE AND TERIDIA . 5'Fmm Sides
' SOUTH,RANGE 4EAST.$AN BERNARDINO BASE AND MERIDIAN. Open Space 12.092 SG.fT.
Landscape 8&4SO.FT. MAR 11 2015
FLOOD ZONE E
MAP NO.06065C 155BG Total Project 33,=SQ.FT.
ZONE%:AREAS OF 0.2%ANNUAL CHANCE FLOOD:AREAS OF I% pL pipauaS619ICES
ANNUAL CHANCE FLOODAGEAREA LESS
AVERAGE SQUARE
SMILE:OF AND HAN I
DEPARTMENT �- VICINITY A1 .00
OR WITH DRAINAGE AREAS I%THAN ONE SQUARE MILE;AND AREAS B NAP
PROTECTED BY LEEVE$FROM I%ANNUAL CHANCE FLOOD.
CHAIS PARDO DESIGN
'i IS'N 11NAw5u1eG
SmHB WP9BIT1
IPB]32P18q
155fi N.PaNn Curyon Ome
PaM$pings.CA
wwnmWa k �
Im M n
MR
Canyon Lune
fVm`Cnnps.G
Site Section A
Scale 1/16=1'-0"
�m
tt
R
I�
P �
I �
I I
i
Site Section B
Scale 1/16=1'-Cr
i
i
A1.01
MEF
2
i A3 G0
CHRIS PARGG DESIGN
2 ism iim hre9 ftG
f3.00 [xq S W P
Im67 s2a1ma
1556 NPm.PS t, Orrve
Roof Oe�b
za-o=n-s
Canyon Lofts
:r I
1 4 ��>
moo U
•
- o
Live Work First Floor Live Work Second Floor
Scale 1/4=1'-O" Scale 1/4=1'-0"
Area Summary
First Floor 980 Sq. Ft.
Second Floor 1,222 Sq. Ft.
Third Floor 1,210 Sq. Ft. n
Total 3,412 Sq. Ft. HZ.00
CHp15 PARDO OESI6X
x'uni ,. anu
szo v,n A.a.mc
SesNe WA�192
�mal azs-,GSJ
I..P..C.,,-D..
pwMso,g CA
1
Canyon Lofts
_ - Pam wnre�G,
>00
q
A3 A300
111 O
J
Zj E
I � 1
a300 �
Live Work Third Floor
Scale 1/4=1'-0" ',,
Area Summary
First Floor 980 Sq. Ft.
Second Floor 1,222 Sq. Ft.
Third Floor 1,210 Sq. Ft.
~2 O Total 3,412 Sq. Ft.
s"E�
Top Of Parapet @ 34'
..................... ................
CHRIS PARDO DESIGN
1s iftm s G
9ceXk WA
3M 1&l
Third Floor@ 22'-0'
....................................................................................... ---—----
17
•
L Second Floor @ 1 V-2ff
Canyon Loft
Gym 9prys.G
Live Work Side Elevation Live Work Side Elevation
3Scale 1/4=V-0" 2Scale 1/4=1'-0"
........... 67
............................................... pq ��t2 ......................................................................
Third Floor @ 22'-0-
milli........ ............................................................................................. .........................
.. ....Second-.Floor--e..I..I.'-.2..........
LE
Live Work Rear Elevation Live Work Front Elevation Facing Indian Canyon A3.00
4Scale 1/4=1'-0" 1 Scale 1/4=1'-0"
CNRIS PAROR DESIGN
ixr.i
mad:un wn9ubG
sa�nla wneeiaz
ICI�2s+�
a�fiN PWmC e
Pnlm 9qF¢.G
Canyon Loft
1 i
� Dw
r _ _
Live Work Roof Plan
Scale 1/4=P-0" --
R W Doi.
- Lopero Dran 1/<�2./.yn.
A2.02
CHRIS PARRR OESIGN
1 ar 111. 1111.1
Oeanewi.—
_3 IaI613znz�a
A3.30 M6N.Palm Gr nOde
Pa"Sp G
A3.10
23'-II' >-r'
r
I y.
I I
P r w z 6 z
Canyon Loos i
r I
KITCHENFTR-
-
I t3 2'xll'-6'
III Irk BRIG O 0.
1 ----- - - - - <2T
KITCHEN- 13 2'vll-6' n T77-1----_
t I
a I II
4 A3.10
Du IeX First Floor A3.1N 474Sq. Ft.p D u p I eX Second Floor 875 Sq. Ft. --
Scale 1/4=1'-0" Scale 1/4=1'-0" - -
Area Summary
First Floor 475 Sq. Ft.
Second Floor 875 Sq. Ft.
Third Floor 875 Sq. Ft.Total 2224Sq. Ft. A2'10
272 Sq. Ft.Garage
CHRIS PAR00 RESIGN
15Xnm Ave S ftG
3 sBBa�wneeln
A3.10 Imel azs,wa
1.04 Palm Caron Wve
m Sry .G
52-5'
1. _
14.-3.
r ....+..4r.r.i..a.»..
I I
I I
F I
I _ I
I
I I
I I
- Canyon Lofts
r -
--
<DIA
I I
L I I
I
I L
I
�
2
A1.
0
I I
I _ I
I
I I� da II
No. Ne I66uB
A3.10
DupleX Third Floor 875 Sq. Ft
Scale 1/4=1'-0"
Area Summary
First Floor 475 Sq. Ft.
Second Floor 875 Sq. Ft.
Third Floor 875 Sq. Ft. q
Total 2224 Sq. Ft. A2.11
272 Sq. Ft.Garage
SHEF
- - — - -
T:O.P @ 31'-6"
❑ CHRIS PARDO DESIGN
PAv1 uL u. -. t."W(
15M 11„ Ma SumG
S. WP5B,Yt
�2U8�329-16L
3rd Floor @ 201-4" - -- -- 1555 N.Pelm Gurva^Oiv.
............................
..........................
Patin SPu9a.Gh
❑
2nd Floor @ 10'-2"
, Canyon Lofts
ILL-
1 D u pleX Rear Elevation White Option Du pleX Right Side Elevation White Option
Scale 1/4=1'-0" 3 Scale 1/4=1'-0"
T.O.P @ 31'-6"
3rd Floor @ 20'-4"
......................................
- ❑ "o o"a aa�e ��
2nd Floor @ 10'-2"
2 Duplex Front Elevation White Option n D U p I eX Left Side Elevation White Option
Scale 1/4=1'-0" (,� Scalel/4=1'-0" A3. 10
sHPEr
ME 6NNW
�smua—!�i a —=_ Floor
ills
-
C— ■ ■
e
i
CHRIS PARGG DESIGN
15A1 5 IM
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AIMS CITY OF PALM SPRINGS
DEPARTMENT OF PLANNING SERVICES
°q<<FOR�'P MEMORANDUM
Date: 18 March 2015
To: Mayor Steve Pougnet
Mayor Pro Tern Paul Lewin
Councilmember Ginny Foat
Councilmember Rick Hutcheson
Councilmember Chris Mills
David Ready, City Manager
From: Flinn Fagg, AICP
Director of Planning Services
Subject: Agenda Item #1C - Planning Commission Conditions for the Canyon Lofts
Project
The Canyon Lofts project (Case 5.1358/PDD 376) was heard at the Planning Commission
meeting of March 10, 2015. As the staff report and backup documentation for the March 18th
City Council agenda was submitted prior to Planning Commission action on the project, there
are additional conditions of approval to be added to the project based on the Planning
Commission vote.
The Planning Commission voted 6-0 to recommend approval of the project, subject to the
following conditions:
1) The pedestrian gates shall remain unlocked at all times.
2) The ground floor of the live/work spaces shall be used for commercial uses only.
3) Additional trees and shade structures as depicted in the renderings shall be
incorporated into the final project design.
4) Staff shall require additional engineering review for the 0' setback of the pool
structures.
5) The applicant shall enhance the treatment around the pedestrian gates to make
them more pronounced.
6) The applicant shall enhance the paving treatment of the central driveway area,
including in the carport areas.
7) Provide a revised landscape plan that addresses shading.
8) Units shall be pre-wired for solar installation.
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9) Provide shading of the west fagade of the commercial spaces; applicant is
encouraged to request an encroachment permit.
10) HVAC and pool equipment shall be placed at grade and shielded.
Exhibit A ("Conditions of Approval') of the backup documentation would need to be amended
to include these conditions as proposed by the Planning Commission.
Page 2