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HomeMy WebLinkAbout3/4/2015 - STAFF REPORTS - 4.A. QPA.LM SA ;O 9� Z c .s °Q�.FORN%91 CITY COUNCIL STAFF REPORT Date: March 4, 2015 SUBJECT: PALM SPRINGS, LLC, REQUEST FOR FINAL PDD PLAN APPROVAL FOR PLANNED DEVELOPMENT DISTRICT 324 TO CONSTRUCT A MIXED-USE DEVELOPMENT CONSISTING OF A 150-ROOM HOTEL, COMMERCIAL SPACE AND PARKING STRUCTURES AT 400 NORTH PALM CANYON DRIVE, ZONE PD324, (CASE 5.1091 / PD-324). From: Department of Planning Services SUMMARY This is a request for City Council to review the revised Final PDD plans of a previously- approved Preliminary Planned Development District consisting of a 150-room hotel with ancillary retail, restaurant and parking facilities. The property is the vacant 4.1-acre site bounded by Alejo Road on the north, North Palm Canyon Drive on the west, North Indian Canyon Drive on the east, and commercial development on the south. RECOMMENDATION: 1. Review and consider the recommendations of the Planning Commission; and 2. Adopt Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, FINDING THE REVISED FINAL DEVELOPMENT PLAN FOR PLANNED DEVELOPMENT DISTRICT 324 IS IN CONFORMANCE WITH THE PRELIMINARY DEVELOPMENT PLAN FOR THE CONSTRUCTION OF A 150-ROOM HOTEL, ANCILLARY COMMERCIAL USES AND PARKING STRUCTURES LOCATED AT THE SOUTHEAST CORNER OF ALEJO ROAD AND NORTH PALM CANYON DRIVE AND FINDING THE PREVIOUSLY ADOPTED MITIGATED NEGATIVE DECLARATION NUMBER 2006109031 AS SUFFICIENT AND APPROPRIATE ENVIRONMENTAL DOCUMENTATION FOR THE FINAL DEVELOPMENT PLAN." ITEM NO. City Council Staff Report March 4,2015 5.1091-PD324—Final PDD Plans(Revised) Page 2 of 10 PRIOR ACTIONS /APPROVALS: Related eievant Ci Actions b Plan �tx :Fire 'Buildin , etc,:. 10/07/13 The AAC reviewed the proposed amendment to the project approved by the Council on September 7, 2011, and provided comments to the applicant 10/21/13 The AAC considered the project and by a unanimous vote recommended approval to the Planning Commission. 12/11/13 The Planning Commission approved the proposed amended project and recommended approval to the City Council with conditions. 04/02/14 The City Council approved the proposed amended project to develop the 150-room hotel, ancillary retail commercial and a parking structure. 08/25/14 The AAC reviewed the project and by a unanimous vote recommended approval to the Planning Commission with a condition of approval. 10/15/14 The City Council approved an appeal filed by the applicant and directed the applicant to make revisions and return to the Planning Commission and City Council. 02/11/15 The Planning Commission recommended approval of the revised Final PDD tans, subject to conditions. Background: Preliminary Planned Development 324 (PDD 324) established the development and design standards that were proposed by the applicants for a new 150-room hotel, ancillary retail and parking structure project. The preliminary approval called for a substantial conformance review prior to final approval by the Planning Commission. The Final PDD submittal was first reviewed by the Architectural Advisory Committee (AAC) prior to consideration by the Planning Commission. The following paragraphs summarize the actions taken by the AAC, Planning Commission, and City Council relative to the previous Final PDD submittal: AAC Review of Final PDD —August 25, 2014 The AAC reviewed the previous Final PDD submittal at their August 25th meeting and recommended approval with a condition that the panels separating the individual storefronts be no more than eight feet in length, and that the storefronts be subject to additional AAC review. In addition, it was requested that the final landscape plans be resubmitted to the AAC for review. Planninq Commission Review of Final PDD - September 2014: The Planning Commission reviewed the previous Final PDD submittal at their September 10, 2014 and September 24, 2014 meetings. At the second hearing held on September 24th, the Commission voted to continue the item to a date uncertain as they made a finding that the Final PDD submittal was not in substantial compliance with the Preliminary PDD. The applicant was directed to return with the following changes to the project: 02 City Council Staff Report March 4,2015 5.1091-PD324—Final PDD Plans(Revised) Page 3 of 10 1. The applicant to make some changes, especially from the second floor up; perhaps stepping it back or at least provide some materials options for texture. 2. Provide better shading along the Indian Canyon and Alejo Road frontages. 3. Screening of the parking areas (along the Indian Canyon and Alejo Road frontages) frontages need to be improved. 4. Provide better articulation especially of the guest rooms. 5. Revise the upper stories of the building to reduce the massing and incorporate more sculptural elements. 6. Remove the angled parking on Indian Canyon and replace with additional landscaping. The applicant appealed the findings of the Planning Commission to the City Council; the appeal was heard by the City Council on October 15, 2014. City Council Appeal Hearing — October 15, 2014 The City Council reviewed the appeal submitted by the applicant of the Planning Commission's findings at their October 15th meeting. The City Council found the project to be in substantial compliance with the Preliminary PDD application, but placed the following conditions upon the project: 1. Restudy all elevations, massing, and architectural character to reflect the previously approved PDD. 2. Restudy the corners at North Palm Canyon and Alejo Road, and Indian Canyon and Alejo Road to make them stronger in design and more open, and the massing at North Palm Canyon and Alejo Road needs to come down to the ground and not sit up on a podium. 3. Maintain the basic setbacks and the staggering of the units on the grade level and the second level of the original approved project. 4. Restudy both the public and private garage elevations on Indian Canyon and Alejo Road; 5. Provide complete design and detail on the public pedestrian access way from North Palm Canyon to the parking garage that was requested in the original approval; as the resubmitted, the plan lacks articulation. 6. Relocate the spa-pool to the original location. 7. Restudy materials and colors, submit better elevations that reflect the actual outline of the street frontage and create more of a contrast with colors and materials to help with the depth of the building. 8. Create interest and depth with the North Palm Canyon storefronts. 9. Submit detailed above ground landscape and hardscape plan. 10.Submit detailed ground-level landscape and hardscape plan for the entire site. 11.Provide and submit defining entrances and signage at all entry points to the public and private parking garages. 12.Establish a subcommittee consisting of the Planning Commission and the City Council to work with the Applicant and Designer to insure all conditions are implemented. 03 City Council Staff Report March 4,2015 5.1091-PD324—Final PDD Plans(Revised) Page 4 of 10 13.Project must be resubmitted to Planning Commission and the City Council at the completion of the design development drawings including all site plans, full floor plan with dimensions, all elevations with dimensions, roof plans showing any and all equipment, sections at the street, and final landscape, hardscape, lighting, and signage plans. 14.Submit an increased color and materials palette; restudy the trash enclosure on Indian Canyon. 15.Restudy the equipment area on the south side of the development near the adjacent neighbors. A detailed review of the resubmitted drawings relative to the conditions listed above is provided in the following section of this report. Planning Commission Review of Revised Final PDD — February 2015: The Planning Commission reviewed the revised Final PDD submittal at their February 11, 2015 meeting and recommended approval of the project subject to conditions. The Planning Commission found the revised submittal to be substantially conforming to the Preliminary PDD submittal and the subsequent conditions imposed by City Council. Commission members supported the proposed revisions, and recommended approval subject to the following: 1. Investigate the southern alleyway for pedestrian access from Indian Canyon to Palm Canyon. 2. Support encroachment for additional shade structures in the public right- of-way, subject to approval by the Public Works Department. 3. Shade devices should include misting devices. 4. Prefer barrel cactus is not used in grade-level planter areas; re-study plantings at Palm Canyon and Alejo Road intersection. ANALYSIS: The revised Final Development plans maintain the same mixed-use character as the Preliminary PDD application with a 150-hotel, retail/commercial space, bar and restaurant uses, and parking structures. The ground level will feature approximately 27,000 square feet of retail space, a restaurant, parking areas, and the hotel lobby. The proposed development still consists of a four-story building; the upper levels of the building are dedicated to the hotel guest rooms, pool decks, and spa facilities. The layout calls for the guest rooms to be distributed across the second-floor deck with private garden spaces around each room. The revised architectural design is contemporary and generally consistent with the Preliminary PDD. Basic building massing and heights remain consistent and within the guidelines of the approved planned development district, but have been refined as directed by the Planning Commission and City Council. The table below offers a comparison of the Preliminary PDD submittal with Final and Revised Final versions of the submittal: 04 City Council Staff Report March 4,2015 5.1091-PD324—Final PDD Plans(Revised) Page 5 or 10 Standard Preliminary PD-324 Final PD-324 Revised Final PD-324 (August 2014 (February 2015 Proposed Use Mixed-use; hotel & Mixed-use; hotel & Mixed-use; hotel & commercial commercial commercial FAR: Total Area 171,160 SF 171,160 SF 169,174 SF Building Coverage 57,969 SF 57,969 SF 59,297 SF GP &ZO Density- 37 hotel units/acre 37 hotel units/acre 37 hotel units/acre Approved PD-324 Building Coverage 34% 34% 34,65% Front Setbacks: N. Palm Canyon 9.1'-13' 9.V-13' 9.7'-17' Indian Canyon 12.5'-17.5' 12.5'-17.5' 10.7'-12'4' Side Setbacks: Ale'o Rd. 4.5'-13' 4.5'-13' 9.5'-12.3' Side Setback: South Property Line 11.7'-14.8' 11.7'-14.8' 11.7'-13.5' Stories 4 4 4 Height 54' 59.6' 58.6' Hotel Units 150 150 150 Commercial Space 32,705 SF 32,705 SF 26,604 SF Restaurant Space Yes Yes Yes Events aces Yes Yes Yes Swimming Pools 2 2 2 Parkin -Commercial Separate parking area Separate parking area Separate parking area Parking-Hotel Separate parking Separate parking Separate parking structure structure structure Total Parking Spaces Required: 226 226 202 Provided: 283 283 280 Common Open Space 17% 17% 18.6% While the square footage of the retail space has decreased, the number of hotel rooms remains the same, as do the ancillary hotel amenities. The height of the building has decreased one foot from the previous Final PDD submittal, and the overall floor area has also decreased slightly. The number of parking spaces has been reduced from 283 spaces to 280 spaces, but this does not impact compliance with parking requirements or the agreement with the City to provide public parking spaces. As noted by the table above, the revised Final PDD submittal is in substantial conformance to the Preliminary PDD submittal. As discussed previously, the City Council reviewed the project at their October 15, 2014 meeting and placed 15 conditions of approval on the project. The revised Final PDD application has been reviewed relative to the Council's conditions, and an analysis is provided as follows: 05 City Council Staff Report March 4, 2015 5.1091-PD324—Final PDD Plans(Revised) Page 6 of 10 1) Restudy all elevations, massing, and architectural character to reflect the previously approved PDD. The applicant has revised the elevations and massing in line with the comments received at the Planning Commission, City Council, and subcommittee meetings. While there are variations from the Preliminary PDD submittal, the overall changes are consistent with the recommendations made by Planning Commission and City Council. 2) Restudy the comers at North Palm Canyon and Alejo Road, and Indian Canyon and Alejo Road to make them stronger in design and more open, and the massing at North Palm Canyon and Alejo Road needs to come down to the ground and not sit up on a podium. The design of the building at the Indian Canyon and Alejo intersection has been notched to create a small shaded seating area protected by an overhanging canopy, with insets of decorative concrete block to provide variation in the wall texture at the corner. This is a substantial modification from the previous version of the plans, which featured only solid plastered walls and no pedestrian amenities at the corner. The corner of the building at the intersection of Palm Canyon and Alejo has also been modified per the recommendations of Planning Commission and City Council. While the upper floors of the building do not "come down to the ground" as suggested, there is a much stronger relationship between the form and materials of the ground floor and the upper floors, and the glazing and balcony areas on the upper levels have been increased at the corner to give the building greater prominence at this important intersection. 3) Maintain the basic setbacks and the staggering of the units on the grade level and the second level of the original approved project. The design of the units on the upper floors of the building is more closely in line with the Preliminary PDD submittal, and the units are staggered and recessed to give an even greater variation in the facades. 4) Restudy both the public and private garage elevations on Indian Canyon and Alejo Road; The garage elevations have been significantly modified as to form and materials, and provide greater visual interest than in the previous submittal. Decorative concrete unit blocks will provide screened openings into the garage, and these openings alternate with solid panels of pigmented plaster and chiseled limestone. Canopies and shade structures are also proposed along the Indian Canyon elevation, and the landscape plans show enhanced planter areas along the garage frontages. 06 City Council Staff Report March 4,2015 5.1091-PD324—Final PDD Plans(Revised) Page 7 of 10 5) Provide complete design and detail on the public pedestrian access way from North Palm Canyon to the parking garage that was requested in the original approval, as the resubmitted, the plan lacks articulation. Individual pedestrian entrances to the public parking garage have been provided at the Palm Canyon, Alejo, and Indian Canyon frontages. A separate, enclosed passage way to the garage has been provided from the Palm Canyon frontage; the entrances from Alejo and Indian Canyon open directly into the garage. 6) Relocate the spa-pool to the original location. The plans for the spa pool deck area have been revised so that the pool deck is open to the Indian Canyon frontage, as was originally proposed in the Preliminary PDD drawings. 7) Restudy materials and colors, submit better elevations that reflect the actual outline of the street frontage and create more of a contrast with colors and materials to help with the depth of the building. The material palette has been increased to include chiseled limestone, decorative concrete unit blocks, additional accent colors for the plaster surfaces, and additional accent colors for the storefront system and canopies. The increased material palette, along with the subtle changes in the form of the building, provides greater visual interest and depth to the facades. 8) Create interest and depth with the North Palm Canyon storefronts. Although less successful than the other changes to the elevations, the Palm Canyon storefronts have been revised to include columns faced with chiseled limestone veneer and the use of an accent color ("Melted Copper") on the continuous horizontal member of the storefront system above the retail entrance doors. The pedestrian entrance to the public parking garage along the Palm Canyon frontage has also been greatly enhanced, and becomes more prominent in the center of the retail storefronts. 9) Submit detailed above ground landscape and hardscape plan. A detailed landscape and hardscape plan has been submitted for the outdoor areas on the second floor of the building. The majority of the second-floor decking will be sand-finish concrete, with terrazzo used at the entrance patios to the individual units, and treated wood decking used to distinguish the shaded seating areas that are dispersed throughout the second floor. Most of the landscape materials will be in pots, with small planter areas featuring decorative cobble stones and accent plants. A "living wall' of plant material is proposed along the back wall of the lobby building and wall adjacent to the spa entrance; small wall fountains are also proposed at various locations on the second floor. 07 City Council Staff Report March 4,2015 5.1091-PD324—Final PDD Plans(Revised) Page 8 of 10 10) Submit detailed ground-level landscape and hardscape plan for the entire site. Revised ground-level landscape plans have been provided to address the minor changes to the foot print of the building and the enhanced canopies and seating areas provided adjacent to the public sidewalks. Due to the depth of the canopies proposed for the Palm Canyon frontage, only California fan palms will be used in the buffer area along the sidewalk. The palm trees continue around the Alejo frontage, with the addition of acacias along the front of the garage structure. A combination of palm and shade trees are used along the Indian Canyon frontage, with two shaded seating areas provided for pedestrians. 11) Provide and submit defining entrances and signage at a0 entry points to the public and private parking garages. The parking garage entrances on the Alejo and Indian Canyon street fronts have been revised to provide shade canopies and a distinctive material treatment at each entrance. Signage will be provided on the canopy above each entrance; please note that the final signage will be approved under a separate permit. 12) Establish a subcommittee consisting of the Planning Commission and the City Council to work with the Applicant and Designer to insure all conditions are implemented. The subcommittee was established and consisted of Councilmember Foat, Councilmember Mills, Commissioner Roberts, and Commissioner Weremiuk. The subcommittee met on November 10, 2014, and on January 14, 2015. Upon review of the revised project drawings at the January 14th meeting, the subcommittee determined that the project was substantially in conformance to the conditions placed upon the project by City Council, and recommended that the revised drawings be reviewed by the Planning Commission and City Council. 13) Project must be resubmitted to Planning Commission and the City Council at the completion of the design development drawings including all site plans, full floor plan with dimensions, all elevations with dimensions, roof plans showing any and all equipment, sections at the street and final landscape, hardscape, lighting, and signage plans. The applicant has submitted all drawings as required by City Council. Preliminary signage locations have been shown on the elevations; please note that the final signage for the project will be approved under a separate permit. 14) Submit an increased color and materials palette; restudy the trash enclosure on Indian Canyon. A revised material palette has been submitted as described in Condition #7 above. The trash enclosure locations along the Indian Canyon side of the project have been revised; an enclosed trash room is provided adjacent to the hotel 08 City Council Staff Report March 4,2015 5.1091-PD324—Final PDD Plans(Revised) Page 9 of 10 loading dock immediate south of the public parking garage entrance, and a second trash room area is provided in the hotel parking garage. Both trash locations will be serviced from Indian Canyon, but will be adequately screened from public view. 15) Restudy the equipment area on the south side of the development near the adjacent neighbors. The building will provide a setback that varies between 11 feet and 13 feet along the south property line, with a hedge of Shiny Xylosma providing a buffer between the abutting properties. No equipment will be located within the setback area, and will be housed within an enclosed equipment room. It is recommended that the area along the south property line be gated, as was required in previous reviews. REQUIRED FINDINGS: Although there are no specific findings for a final planned development review, Section 94.03.00(E)(4) of the Palm Springs Zoning Code requires that: "...the final plan shall be substantially in conformance with the approved preliminary plan and shall incorporate all modifications and conditions to the preliminary planned development plan made by the commission and city council, and shall be submitted with the final development plan checklist provided by the department of planning and building." Staff finds that the revised Final PDD application is substantially in conformance to the Preliminary PDD submittal, and is also in substantial conformance to the conditions placed upon the project by City Council at the meeting of October 15, 2014 as discussed above. The number of hotel room remains the same as in the original approval; the commercial square footage has been minimally reduced from the Preliminary PDD approval, and the parking has been reduced by three spaces in accordance with the reduction in square footage. Other hotel amenities remain the same as in the original approval, and the architecture is substantially compliant with the original submittal and the conditions that were subsequently placed on the project. Therefore, staff recommends approval of the project subject to the conditions listed in Exhibit A. E� Flinn Fagg, AICP Marcus L. Fuller, MPA, PE, PLS Director of Planning Services Assistant City Manager/City Engineer David H. Ready, Esq., City Manager City Council Staff Report March 4,2015 5,1091-PD324—Final PDD Plans(Revised) Page 10 of 10 Attachments: 1. Vicinity Map 2. Draft PDD Resolution with revised Conditions of Approval attached as "Exhibit A" 3. Planning Commission minutes of February 11, 2015 (Draft) 4. City Council minutes of October 15, 2014 5. Resolution #23680 6. Planning Commission minutes of September 24, 2014 7. Site plan, floor plans, landscape plans, and elevations 10 `O yAM dyl N Department of Planning Services w E •��f1i00.N' Vicinity Map S C1 CI PD � R1 B R3 0 PD c R3 i R1A R1A z 18 0o GRAWAVALMO E R1B z a a U 1B Q :1 a CHINO DR z R3 o RIB PD R1A CU CBD RIB a m r o HR MBR a CBD z w 1 J z R 6 U CU z C C O_ O CBD r CU V RA D 0 RE D n C CBD Legend Ste A W OO RD O500fl Site Radius Zoning CBD CBD Parcels CU RA RA CITY OF PALM SPRINGS CASE NO: 5.1091 Final PD 324 DESCRIPTION: The Planning Commission to consider an application by Palm Springs, LLC, for a Final Planned APPLICANT: Palm Springs, LLC Development District 324 consisting of a 150-room hotel and approximately 27,000 square feet of commercial development at 400 North Palm Canyon Drive. 11 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, FINDING THAT THE REVISED FINAL DEVELOPMENT PLANS FOR PDD 324 ARE IN SUBSTANTIAL CONFORMANCE WITH THE PREVIOUSLY APPROVED PRELIMINARY PLANNED DEVELOPMENT PLANS FOR THE DEVELOPMENT OF A 150-ROOM HOTEL, ANCILLARY RETAIL COMMERCIAL SPACE AND PARKING STRUCTURES LOCATED AT 400 NORTH PALM CANYON DRIVE, ZONE PD-324. WHEREAS, on December 11, 2013, the Planning Commission approved an amendment of a previously approved Planned Development District 324 for the development of a 150-room hotel, ancillary commercial retail space and a parking structure; and WHEREAS, on April 2, 2014, the City Council approved a proposed amended project to develop a 150-room hotel, ancillary retail commercial and a parking structure; and WHEREAS, on September 24, 2014, the Planning Commission held a public meeting to review the final development plans for the project; and WHEREAS, on October 15, 2014, the City Council found the Final Development Plans to be in substantial conformance with the Preliminary Plans and directed the applicant to make revisions to the plans subject to review by the Planning Commission and City Council; and WHEREAS, on February 11, 2015, the Planning Commission held a public meeting to review the revised project and recommended approval of the revisions subject to conditions; and WHEREAS, on March 4, 2015, the City Council conducted a public meeting in accordance with applicable law; and WHEREAS, a Mitigated Negative Declaration for the project was previously adopted by the City Council on, October 4, 2006, in conjunction with the approval of Preliminary Planned Development District (PD-324) and Tentative Tract Map (TTM 34190); 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 reports, all written and oral testimony submitted by the applicant, and all written and oral testimony presented. THE CITY COUNCIL HEREBY FINDS AS FOLLOWS: 12 CC Resolution No. March 4,2015 5.1091 PDD 324 Final PDD Plans(Revised) Page 2 of 2 Section 1: The amended project was reviewed under the provisions of the California Environmental Quality Act (CEQA) and determined that the proposal is a "project'. An updated traffic study and a subsequent environmental analysis was prepared under the provisions of the California Environmental Quality Act (CEQA); a determination was made that the amended project will not result in any new additional impacts beyond those that were previously identified and addressed and that adequate mitigation measures had already been incorporated into the project. In the new assessment, it was concluded that the MND and the subsequent environmental analysis covered the issues the City addressed, including topics such as land use policies, safety, aesthetics, biological resources, noise effects and traffic impacts during construction and operation of the project. Section 2: NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council finds that the final development plans for the proposed development of 150- room hotel and approximately 27,000 square feet of commercial retail space are in substantial conformance with the conditions imposed by the City Council for Planned Development District 324, Case 5.1091 PDD-324. ADOPTED this 4th day of March, 2015. AYES: NOES: ABSENT: ABSTAIN: David H. Ready, City Manager ATTEST: Jay Thompson, City Clerk 13 RESOLUTION NO. EXHIBIT A Case 5.1091 PDD 324 & TTM 34190 AMND Port Lawrence Southeast corner of Alejo Road and North Palm Canyon Drive CONDITIONS OF APPROVAL March 4, 2015 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 5.1091-PD324 / TTM34190 AMND; 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 February 23, 2015, including site plans, architectural elevations, exterior materials and colors, landscaping, and grading on file in the Planning Division except as modified by the approved 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. 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 or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case 5.1091-PDD 324 & TTM 34190 AMND. 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 14 undertake defense of the matter and pay the City's associated legal costs or Conditions of Approval Page 2 of 26 Case 5.1091-PD 324&TTM 34190 AMND March 4,2015 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 6. 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 7. Time Limit on Approval. Approval of the Planned Development District (PDD) 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 8. Right 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 9. 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 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 10. Cause No Disturbance. The owner shall monitor outdoor parking areas, walkways, and adjoining properties and shall take all necessary measures to ensure that customers do not loiter, create noise, litter, or cause any disturbances while on-site. The Police Chief, based upon complaints and/or other cause, may require on-site security officers to ensure compliance with all City, State, and Federal laws and conditions of approval. Failure to comply 15 Conditions of Approval Page 3 of 26 Case 5.1091-PD 324&TTM 34190 AMND March 4,2015 with these conditions may result in revocation of this permit, temporary business closure or criminal prosecution. ADM 11. Comply with City Noise Ordinance. This use shall comply with the provisions of Section 11.74 Noise Ordinance of the Palm Springs Municipal Code. Violations may result in revocation of this Conditional Use Permit. ADM 12. Conditional Use Permit/PDD Availability. The applicant shall provide a copy of this Conditional Use Permit/PDD to all buyers and potential buyers ENVIRONMENTAL ASSESSMENT CONDITIONS ENV 1. Coachella Valley Multiple-Species Habitat Conservation Plan (CVMSHCP) Local Development Mitigation Fee (LDMF) NOT required. This project is exempt of payment of the CVMSHCP LDMF pursuant the terms of that plan. ENV 2. Notice of Determination. The project is subject to the provisions of the California Environmental Quality Act (CEQA); therefore, an administrative fee of $50 shall be submitted by the applicant in the form of a money order or a cashier's check payable to the Riverside County Clerk within two business days of the Commission's final action on the project. This fee shall be submitted by the City to the County Clerk with the Notice of Determination. Action on this application shall not be considered final until such fee is paid. ENV 3. Mitigation Measures. All the Mitigation Measures contained in the Initial Study are hereby incorporated into these conditions of approval by reference. 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. 16 Conditions of Approval Page 4 of 26 Case 5.1091-PD 324&TTM 34190 AMND March 4,2015 PLN 3. Restaurant Use. Restaurant use at the location shall not exceed 25% of the total floor area of development. 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 must conform to California Title 24 thermal standards for "Cool Roofs". Such roofs must have a minimum initial thermal emittance of 0.75 and minimum initial solar reflectance of 0.70. Only matte (non-specular) roofing is allowed in colors such as beige or tan. PLN 6. Maintenance of Awnings & Projections. All awnings shall be maintained and periodically cleaned. PLN 7. 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 8. 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 9. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of signalization will be permitted, except approved alarm systems. PLN 10. Outside Storage Prohibited. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. PLN 11. Bicycle Parking. The project shall be required to provide secure bicycle parking facilities on site for use by patrons and staff. Location and design shall be approved by the Director of Planning. PLN 12. Tree Planting Plan. Tree planting plan for the development shall be consistent with the requirements of the Downtown Urban Design Plan tree planting plan. PLN 13. Gates Required. Provide operable gates at the east and west end of the setback area at the south property line. PLN 14. South Alleyway. Investigate opening the alleyway along the south side of the building to the public. PLN 15. Shade structures. Allow the proposed shade structures to encroach into the public right-of-way, as approved through an encroachment license by the City Engineer. POLICE DEPARTMENT CONDITIONS POL 1. Developer shall comply with Section II of Chapter 8.04 "Building Security 17 Codes" of the Palm Springs Municipal Code. Conditions of Approval Page 5 of 26 Case 5.1091-PD 324&TTM 34190 AMND March 4,2015 BUILDING DEPARTMENT CONDITIONS BLD 1. Prior to any construction on-site, all appropriate permits must be secured. FIRE DEPARTMENT CONDITIONS FID 1 These conditions are subject to final plan check and review. Initial fire department conditions have been determined on the site plan dated September 5, 2013. Additional requirements may be required at that time based on revisions to site plans. FID 2 Fire Department Conditions were based on the 2010 California Fire Code. Four 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 Plot Plan: Prior to completion of the project, an 8.5"x11" plot plan or drawing, and an electronic version in an industry standard file format capable of being used in a geographical information system (GIs) preferably an ESRI shape file(s) shall be provided to the fire department. The GIs file shall be projected in the California State Plane Zone VI coordinate system and capable of being re-projected into the North American Datum 1983 coordinate system. PDF files by themselves will not meet this requirement. The GIs and ESRI shape file(s) shall clearly show all access points, fire hydrants, KNOXTm box locations, fire department connections, dwelling unit or suite identifiers, main electrical panel location(s), sprinkler riser and fire alarm locations. Industry standard symbols used in emergency management and pre-fire planning are encouraged. Large projects may require more than one page. AutoCAD files will be accepted but must be approved prior to acceptance. FID 4 PLANS AND PERMITS When there are significant changes in occupancy, water supply, storage heights, type, and quantity of storage, storage configurations, Tenant Improvements or any other changes which may affect the fire sprinkler system design, the owner, tenant or contractor shall submit plans and secure 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 two sets. Plans shall be submitted to: City of Palm Springs Building and Safety Department 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Counter Hours: M —TH, 8:00 AM — 11:00 AM and 2:00 PM —6:00 PM 18 Conditions of Approval Page 6 of 26 Case 5,1091-130 324&TTM 34190 AMND March 4,2015 A deposit for Plan Check and Inspection Fees is required at the time of Plan Submittal. The minimum fee is $ 208.00. 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. 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. Plot Plan: Prior to completion of the project, a 8.5"x11" plot plan and an electronic CAD version shall be provided to the fire department. This shall clearly show all access points, fire hydrants, knox box locations, fire department connections, unit identifiers, main electrical panel locations, sprinkler riser and fire alarm locations. Large projects may require more than one page. FID 5 Public Safety CFD: The Project will bring a significant number of additional residents to the community. The City's existing public safety and recreation services, including police protection, criminal justice, fire protection and suppression, ambulance, paramedic, and other safety services and recreation, library, cultural services are near capacity. Accordingly, the City may determine to form a Community Services District under the authority of Government Code Section 53311 et seq, or other appropriate statutory or municipal authority. Developer agrees to support the formation of such assessment district and shall waive any right to protest, provided that the amount of such assessment shall be established through appropriate study and shall not exceed $500 annually with a consumer price index escalator. The district shall be formed prior to sale of any lots or a covenant agreement shall be recorded against each parcel, permitting incorporation of the parcel in the district. FID 6 Radio Communications: Must install an in-building Public Safety Radio Communications Coverage System composed of a radiating cable system or an internal multiple antenna system with FCC-certified bi- directional 800 MHz and 150 MHz (as required to meet the two indicated 150 MHz frequencies) amplifier(s), distribution system, and subcomponents shall be required for all buildings in excess of three stories, or has subterranean floors, or subterranean parking. Any addition, alteration, or enlargement of twenty percent or more in total floor area of an existing building or structure, then such building or structure shall be retrofitted or otherwise modified to comply with these requirements. This system must meet the 19 Conditions of Approval Page 7 of 26 Case 5.1091-PD 324&TTM 34190 AMND March 4,2015 City of Palm Springs Public Safety Radio System Coverage Specifications as stated in the Palm Springs Municipal Code Chapter 11.03. FID 7 Photovoltaic System: Photovoltaic system design and installation must be approved by the fire department. Detailed plans need to be submitted for review and include allowable roof access to perform fire suppression and rescue operations. FID 8 Trash Dumpster (CFC 304.3.3) Dumpsters and containers with an individual capacity of 1.5 cubic yards [40.5 cubic feet (1.15 m3)] or more shall not be stored in buildings or placed within 5 feet (1524 mm) of combustible walls, openings or combustible roof eave lines. Exceptions: 1. Dumpsters or containers in areas protected by an approved automatic sprinkler system installed throughout in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3. 2. Storage in a structure shall not be prohibited where the structure is of Type I or IIA construction, located not less than 10 feet (3048 mm) from other buildings and used exclusively for dumpster or container storage. FID 9 Ceiling Clearance (CFC 315.2.1): Storage shall be maintained 2 feet or more below the ceiling in non-sprinklered areas of buildings or 18 inches or more below sprinkler head deflectors in sprinklered areas of buildings. Attention to this requirement during installation of storage shelving will reduce problems later. FID 10 Equipment Room Storage (315.2.3): Combustible material shall not be stored in boiler rooms, mechanical rooms or electrical equipment rooms. FID 11 Combustible Outside Storage (CFC 315.3): Outside storage of combustible materials shall not be located within 10 feet (3048 mm) of a property line. FID 12 Storage Beneath Overhead Projections From Buildings (CFC 315.3.1): Where buildings are protected by automatic sprinklers, the outdoor storage, display and handling of combustible materials under eaves, canopies or other projections or overhangs is prohibited except where automatic sprinklers are installed under such eaves, canopies or other projections or overhangs. FID 13 Fencing Requirements (8.04.260 PSMC): Construction site fencing with 20 foot wide access gates is required for all combustible construction over 5,000 square feet. Fencing shall remain intact until buildings are stuccoed or covered and secured with lockable doors and windows. FID 14 Access During Construction (CFC 503): Access for firefighting 2 O equipment shall be provided to the immediate job site at the start of Conditions of Approval Page 8 of 26 Case 5.1091-PD 324&TTM 34190 AMND March 4,2015 construction and maintained until all construction is complete. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13'6". Fire Department access roads shall have an all weather driving surface and support a minimum weight of 73,000 lbs. FID 15 Access Road Dimensions (CFC 503.2.1): Fire apparatus access roads shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13'6". Fire Department access roads shall have an all weather driving surface and support a minimum weight of 73,000 lbs. FID 16 Fire Apparatus Access Gates (8.04.260 PSMC): Entrance gates shall have a clear width of at least 15 feet and be equipped with a frangible chain and padlock. FID 17 Buildings and Facilities (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 (45 720 mm) 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. FID 18 Fire Department Access: Roads/driveways shall be provided so that no portion of the exterior wall of the first floor of any building will be more than 150 feet from such roads. FID 19 Fences (CFC 503.1.5): When fences are installed that cause the distance from an approved fire department access road to exceed the maximum distance allowed in Section 503 herein, a gate shall be provided in the fence to maintain the required fire department access. The gate shall be a minimum four (4) feet in width and be equipped with a key box and/or lock accessible from both sides in accordance with Section 506 herein. FID 20 Dimensions (CFC 503.2.1): Fire apparatus access roads shall have an unobstructed width of not less than 20 feet 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 21 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. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus (73,000 lbs. GVW) and shall be z I surfaced so as to provide all-weather driving capabilities. Decomposed Conditions of Approval Page 9 of 26 Case 5.1091-PD 324&TTM 34190 AMND March 4,2015 granite (DG), grass, dirt, sand and other materials that can wash away, develop ruts or be dug up shall not be used. Interlocking pavers, turf block or other similar materials may be allowed, subject to the provision of proper base material and compliance with City Engineering Department compaction requirements. Prior to permit sign-off, compaction test results shall be submitted to the City Engineering Department for approval. FID 22 Aerial Access Proximity to Building (CFC 503.2.8.2): 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 23 Plot Plan: Prior to completion of the project, a 8.5"xl 1" plot plan shall be provided to the fire department. This shall clearly show all access points & fire hydrants. FID 24 Premises Identification (CFC 505.1): New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches high for R-3 occupancies and 6" - 12" for all other occupancies depending on distance from street with a minimum stroke width of 0.5 inch. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. FID 25 Key Box Required to be Installed (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. Secured emergency access gates serving apartment, town home or condominium complex courtyards must provide a key box in addition to association or facility locks. The nominal height of Knox lock box installations shall be 5 feet above grade. Location and installation of Knox key boxes must be approved by the fire code official. FID 26 Key Box Contents (CFC 506.1): The Knox key box shall contain keys to all areas of ingress/egress, alarm rooms, fire sprinkler riser/equipment rooms, mechanical rooms, elevator rooms, elevator controls, plus a card containing the emergency contact people and phone numbers for the building/complex. 22 Conditions of Approval Page 10 of 26 Case 5.1091-PD 324&TTM 34190 AMND March 4,2015 FID 27 Fire Hydrant Flow and Number of Fire Hydrants (CFC 508.5): Fire hydrants shall be provided in accordance with CFC Appendix B, Fire Flow Requirements for Buildings, for the protection of buildings, or portions of buildings, hereafter constructed. The required fire hydrant flow for this project is 1,500 gallons per minute (CFC Appendix B) and one available fire hydrant must be within 250 feet from any point on your lot street frontage. (CFC Appendix C) FID 28 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 29 Water Plan (CFC 501.3 & 901.2): A water plan for on-site and off-site is required and shall include underground private fire main for fire sprinkler riser(s), public fire hydrant(s), Double Check Detector Assembly, Fire Department Connection and associated valves. FID 30 Water Systems and Hydrants (CFC 508.1, 508.2, 508.4, 901.5 & 1412.1): Underground private fire service mains and fire hydrants shall be installed, completed, tested and in service prior to the time when combustible materials are delivered to the construction site. (903 CFC) Installation, testing, and inspection will meet the requirements of NFPA 24, 2002 Edition. Prior to final approval of the installation, contractor shall submit a completed Contractors Material & Test Certificate for Underground Piping to the Fire Department. (10.10 NFPA 24, 2002 Edition). FID 31 Identification (CFC 510.1): Fire protection equipment shall be identified in an approved manner. Rooms containing controls for air-conditioning systems, sprinkler risers and valves, or other fire detection, suppression or control elements shall be identified for the use of the fire department. Approved signs required to identify fire protection equipment and equipment location, shall be constructed of durable materials, permanently installed and readily visible. FID 32 Elevator Recall Required (CFC 607.1): Existing elevators with a travel distance of 25 feet (7620 mm) or more above or below the main floor or other level of a building and intended to serve the needs of emergency personnel for fire-fighting or rescue purposes shall be provided with emergency operation in accordance with ASME A17.3. New elevators shall be provided with Phase I emergency recall operation and Phase II emergency in-car operation in accordance with ASME A17.1. FID 33 NFPA 13 Fire Sprinkler System is 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 23 Conditions of Approval Page 11 of 26 Case 5.1091-PD 324&TTM 34190 AMND March 4,2015 installed in accordance with NFPA 13, 2010 Edition and using Cp of 0.74 and I/r Ratio of 200, No portion of the fire sprinkler system shall be installed prior to plan approval. Prior to final approval of the installation, contractor shall submit a completed Contractors Material and Test Certificate for Aboveground Piping to the Fire Department. (NFPA 13: Figure 24.1) FID 34 Balconies and Decks (903.3.1.2.1). Sprinkler protection shall be provided for exterior balconies, decks and ground floor patios of dwelling units where the building is of Type V construction. Sidewall sprinklers that are used to protect such areas shall be permitted to be located such that their deflectors are within 1 inch (25 mm) to 6 inches (152 mm) below the structural members and a maximum distance of 14 inches (356 mm) below the deck of the exterior balconies and decks that are constructed of open wood joist construction. FID 35 Audible Water Flow Alarms (CFC 903.4.2): An approved audible sprinkler flow alarm (Wheelock horn/strobe # MT4-115-WH-VFR with WBB back box or equal) shall be provided on the exterior of the building in an approved location. An approved audible sprinkler flow alarm (Wheelock horn/strobe # MT4-115-WH-VFR with WBB back box or equal) to alert the occupants shall be provided in the interior of the building in a normally occupied location. FID 36 Valve and Water-Flow Monitoring (CFC 903.4): All valves controlling the fire sprinkler system water supply, and all water-flow switches, shall be electrically monitored. All control valves shall be locked in the open position. Valve and water-flow alarm and trouble signals shall be distinctly different and shall be automatically transmitted to an approved central station. FID 37 Residential Smoke and Carbon Monoxide Alarms Installation with Fire Sprinklers (CFC 907.2.10.1.2, 907.2.10.2 & 907.2.10.3; CRC R315): Provide and install Residential Smoke and Carbon Monoxide Alarms (Kidde SM120X Relay / Power Supply Module connected to multi-station Kidde smoke and carbon monoxide alarms or equal system and fire sprinkler flow switch). Alarms shall receive their primary power from the building wiring, and shall be equipped with a battery backup. In new construction, alarms shall be interconnected so that operation of any smoke alarm, carbon monoxide alarm or fire sprinkler flow switch causes all smoke and carbon monoxide alarms within the dwelling to sound and activate the exterior horn/strobe. The wiring of this system shall be in accordance with Kidde SM120X Relay / Power Supply Module manual. The 120 volt device wired to turn on when alarm sounds is the exterior horn / strobe. The pull for fire device is the fire sprinkler flow switch. 24 Conditions of Approval Page 12 of 26 Case 5.1091-PD 324&TTM 34190 AMND March 4,2015 FID 38 Penetrations of Fire Rated Assemblies (CBC 712): Penetrations of fire sprinkler piping shall maintain fire-resistive assemblies integrity with fire rated caulking or other approved methods compatible with piping materials. FID 39 Central Station Protective Signaling Service (CFC 903.4.1): A UL listed and certified Protective Signaling Service (Central Station Service) is required. Provide the Fire Department with proof of listing and current certificate. The Fire Department shall be notified immediately of change in service. FID 40 Fire Hydrant & FDC Location (CFC 912.2): A public commercial fire hydrant is required within 30 feet of the Fire Department Connection (FDC). Fire Hose must be protected from vehicular traffic and shall not cross roadways, streets, railroad tracks or driveways or areas subject to flooding or hazardous material or liquid releases. FID 41 Fire Department Connections (CFC 912.2.1 & 912.3): Fire Department connections shall be visible and accessible, have two 2.5 inch NST female inlets, and have an approved check valve located as close to the FDC as possible. All FDC's shall have KNOX locking protective caps. Contact the fire prevention secretary at 760-323-8186 for a KNOX application form. FID 42 Ventilating Hood & Duct System (CFC 904.11 & CMC 507.1): A Type I ventilating hood and duct system shall be provided for commercial-type food heat-processing equipment that produces smoke or grease-laden vapors. FID 43 Termination of Exhaust System (NFPA 96: 7.8): Rooftop termination shall be arranged or provided with the following: (a) A minimum of 10 ft of horizontal clearance from the outlet to adjacent buildings, property lines, and air intakes. (b) A minimum of 5 ft of horizontal clearance from the outlet (fan housing) to any combustible structure. (c) A vertical separation of 3 ft below any exhaust outlets for air intakes within 10 ft of the exhaust outlet. (d) Listed grease collection system. FID 44 Fire Extinguishing System Required (CFC 904.11): Approved UL 300 automatic fire-extinguishing systems shall be provided for the protection of commercial type-cooking equipment. FID 45 Automatic Power and Fuel Shutoffs (CFC 904,11.2 & CMC 513.4.1): The automatic fire extinguishing system shall be interconnected to the fuel or current supply for cooking equipment. The interconnection shall shut off all cooking equipment and electrical receptacles which are located under the hood when the system is actuated. Shutoff valves or switches shall be of a type that requires manual operation to reset. 25 Conditions of Approval Page 13 of 26 Case 5.1091-PD 324&TTM 34190 AMND March 4,2015 FID 46 Fire Extinguishing System Annunciation (CMC 513.6.2): Where a fire alarm signaling system is serving the occupancy where the extinguishing system is located, the activation of the automatic fire-extinguishing system shall activate the fire alarm signaling system. FID 47 Portable Fire Extinguishers for Food Processing Equipment (CFC 906.1 & 4): In addition to the fixed system, a fire extinguisher listed and labeled for Class K fires shall be installed within 30 feet of commercial food heat processing equipment, as measured along an unobstructed path of travel. The preferred location is near the exit from the cooking equipment area. FID 48 Standpipe Systems Required (CFC 905.3): Class 1 Standpipe system is required in addition to the automatic sprinkler system. FID 49 Fire Alarm System: Fire alarm system is required and installation shall comply with the requirements of NFPA 72, 2007 Edition. FID 50 HVAC Duct Smoke Detection/Shut Down with a Fire Sprinkler Supervision & Alarm System or Fire Alarm System (CFC 907.4.1, CMC 609.0 & NFPA 72): All HVAC systems supplying greater than 2,000 CFM shall require a duct detector and HVAC shut down when smoke is detected. HVAC shut down shall be on an individual basis, not global. These systems shall supervise the Duct Detectors and activate the notification appliances. An accessory module shall be installed for each unit, including alarm LED, pilot LED and key-operated test/reset switch. FID 51 Fire Extinguisher Requirements (CFC 906): Provide one 2-A:10-B:C portable fire extinguisher for every 75 feet of floor or grade travel distance for normal hazards. Show proposed extinguisher locations on the plans. Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet above floor level. Preferred location is in the path of exit travel or near an exit door. FID 52 Portable Fire Extinguishers for Food Processing Equipment (CFC 906.1 & 4): In addition to the fixed system, a fire extinguisher listed and labeled for Class K fires shall be installed within 30 feet of commercial food heat processing equipment, as measured along an unobstructed path of travel. The preferred location is near the exit from the cooking equipment area. FID 53 Posting of Occupant Load (CFC 1004.3): Every room or space that is an assembly occupancy shall have the occupant load of the room or space posted in a conspicuous place, near the main exit or exit access doorway from the room or space. Posted signs shall be of an approved legible permanent design and shall be maintained by the owner or authorized agent. 26 Conditions of Approval Page 14 of 26 Case 5.1091-PD 324&TTM 34190 AMND March 4,2015 FID 54 Means of Egress Illumination (CFC 1006.1 & 2): Any time a building is occupied, the means of egress shall be illuminated at an intensity of not less than 1 foot-candle at the floor level. FID 55 Means of Egress Illumination Power Supply (CFC 1006.3): The power supply for means of egress illumination shall normally be provided by the premises' electrical supply. In the event of power supply failure, an emergency electrical system shall automatically illuminate in defined areas listed in the CFC. FID 56 Required Exit Signs (CFC 1011.1): Exits & exit access doors shall be marked by an approved exit sign readily visible from any direction of egress travel. Access to exits shall be marked by readily visible exit signs in cases where the exit or path is not immediately visible to occupants. No point in the corridor shall be more than 100 feet or the listed viewing distance for the sign, which ever is less, from the nearest visible sign. FID 57 Exit Sign Illumination (CFC 1011.2, 4 & 5): Exit signs shall be internally or externally illuminated. When the face of an exit sign is illuminated from an external source, it shall have an intensity of not less than 5 foot- candles from either of two electric lamps. Internally illuminated signs shall provide equivalent luminance and be listed for the purpose. FID 58 Exit or exit access doorways required. (CFC 1015.1) Two exits or exit access doorways from any space shall be provided. Occupant load noted in the Conditional use permit is greater than 49 and thus requires two exits. FID 59 Two exits or exit access doorways. (CFC 1015.2.1) Where two exits or exit access doorways are required from any portion of the exit access, the exit doors or exit access doorways shall be placed a distance apart equal to not less than one-half of the length of the maximum overall diagonal dimension of the building or area to be served measured in a straight line between exit doors or exit access doorways. FID 60 Fire Dampers (CMC 606.2): They shall be provided where air ducts penetrate fire-rated walls or ceilings. FID 61 Elevator Stretcher Requirement (CBC 3002.4): Elevator shall be designed to accommodate medical emergency service in buildings four or more stories above grade plane or four or more stories below grade plane, at least one elevator shall be provided for fire department emergency access to all floors. The elevator(s) so designed shall accommodate the loading and transport of an ambulance gurney or stretcher 24 inches by 84 inches. ENGINEERING DEPARTMENT CONDITIONS: 27 Conditions of Approval Page 15 of 26 Case 5.1091-PD 324&TTM 34190 AMND March 4, 2015 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. STREETS ENG 1. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. ENG 2. Submit street improvement plans prepared by a California Registered Civil Engineer to the Engineering Division. The plans shall be approved by the City Engineer prior to issuance of any building permits. PALM CANYON DRIVE ENG 3. All existing decorative street improvements, landscaping, and lighting improvements shall be protected in place, except removals approved by the City Engineer. The applicant shall be responsible for the repair, removal and replacement of existing improvements damaged as a result of the construction of this project, as directed by the City Engineer. ENG 4. Remove the existing driveway approaches and replace with new street improvements (curb and gutter, and sidewalk) to match existing street improvements, in accordance with applicable City standards. Existing decorative concrete pavers shall be removed and salvaged to the City Corporation Yard, or reused in replaced street improvements. New sidewalk shall be constructed of decorative concrete pavers to match existing. ENG 5. Construct a Type A curb ramp meeting current California State Accessibility standards on either side of the proposed private street intersection in accordance with City of Palm Springs Standard Drawing No. 212. The curb ramps shall be constructed of colored Portland cement concrete to match existing decorative street improvements. ENG 6. Construct a new decorative landscape planter to match existing planters along Palm Canyon Drive, on either side of the new private street intersection. The applicant shall furnish and install new Washingtonia filifera palm trees within each new decorative landscape planter. The palm trees shall have a trunk height and diameter equal to other palm trees along the project frontage, as approved by the City Engineer. Irrigation, electrical and lighting improvements for the new palm trees shall be connected to the existing systems, as required by the City Engineer. ENG 7. New palm trees shall be subject to a one-year plant establishment period. The applicant shall ensure that adequate irrigation of new palm trees is provided during the plant establishment period, until such time as the existing irrigation system is Z $ Conditions of Approval Page 16 of 26 Case 5.1091-PD 324&TTM 34190 AMND March 4,2015 sufficient to irrigate the palm trees. Any palm trees that fail during the one-year plant establishment period shall be replaced with a new palm tree of similar trunk height and diameter to the satisfaction of the City Engineer, and shall be subject to a subsequent one-year plant establishment period. ENG 8. The applicant shall obtain specific approvals for alternative decorative streetscape improvements along Palm Canyon Drive, including but not limited to: alternative decorative pavers in a pattern inconsistent with the established pattern along Palm Canyon Drive; circular tree wells in lieu of octagonal tree wells; lighting and electrical system; and landscape palette along the Palm Canyon Drive frontage. The applicant shall clearly specify the requested alternative streetscape design as part of the Final Development Plan approval by the Planning Commission. The applicant shall be required to enter into an Encroachment Agreement for all alternative decorative streetscape improvements, which shall be privately maintained. ENG 9. All broken or off grade street improvements along the project frontage shall be repaired or replaced. INDIAN CANYON DRIVE ENG 10. Dedicate additional right-of-way to provide the ultimate half street right-of-way width of 50 feet along the entire frontage. ENG 11. All existing street improvements and palm trees shall be protected in place, except as otherwise required by the City Engineer. The applicant shall be responsible for the repair, removal and replacement of existing improvements damaged as a result of the construction of this project, as directed by the City Engineer. ENG 12. Remove the existing driveway approaches and replace with new street improvements (curb and gutter, and sidewalk) to match existing street improvements, in accordance with applicable City standards. ENG 13. The proposed diagonal street parking as shown on the Site Plan for the Palm Springs Hotel is not approved, due to ongoing discussions by City Council on an Indian Canyon Drive Two-Way Study. ENG 14. Remove the existing street improvements as necessary to construct a 20 feet wide and a 26 feet wide driveway approach for the northerly access points with the centerline of the driveway approaches located approximately 265 feet south and 320 feet south of the centerline of Alejo Road, respectively. The driveway approaches shall be constructed in accordance with City of Palm Springs Standard Drawing No. 205. Any removal or relocation of existing landscaping and irrigation improvements shall be coordinated with the City Engineer prior to removal or relocation. Access shall be limited to left-turn ingress and egress only for both driveway approaches. ENG 15. Remove the existing street improvements as necessary to construct a 24 feet wide driveway approach for the southerly access point with the centerline of the new" 29 Conditions of Approval Page 17 of 26 Case 5.1091-PD 324&TTM 34190 AMND March 4,2015 driveway approach located approximately 80 feet north of the south property line. The new driveway approach shall be constructed in accordance with City of Palm Springs Standard Drawing No. 205. Any removal or relocation of existing landscaping and irrigation improvements shall be coordinated with the City Engineer prior to removal or relocation. Access shall be limited to left-turn ingress and egress only. ENG 16. Construct a Type A curb ramp meeting current California State Accessibility standards on each side of the three proposed driveway approaches on Indian Canyon Drive, in accordance with City of Palm Springs Standard Drawing No. 212. The applicant shall ensure that an appropriate path of travel, meeting ADA guidelines, is provided across the driveways, and shall adjust the location of the access ramps, if necessary, to meet ADA guidelines, subject to the approval of the City Engineer. If necessary, additional pedestrian and sidewalk easements shall be provided on-site to construct a path of travel meeting ADA guidelines. ENG 17. Remove and reconstruct the decorative pedestrian crosswalk across Indian Canyon Drive at Alejo Road, as necessary to align with the new proposed curb ramp to be located at the southwest corner of the intersection of Indian Canyon Drive and Alejo Road. ENG 18. All broken or off grade street improvements along the project frontage shall be repaired or replaced. ALEJO ROAD ENG 19. Dedicate additional right-of-way to provide the ultimate half street right-of-way width of 50 feet along the frontage (where required). ENG 20. Remove the existing curb and gutter located 32 feet south of centerline, and construct an 8 inch curb and gutter located 38 feet south of centerline along the frontage (where required), with a 25 feet radius curb return and spandrel at the southwest corner of the intersection of Alejo Road and Indian Canyon Drive, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. ENG 21. Remove the existing catch basin and reconstruct a new catch basin and extend the existing storm drain connector pipe in accordance with Riverside County Flood Control and Water Conservation District standards and requirements, as necessary to relocate the existing curb and gutter along Alejo Road. ENG 22. Remove the existing driveway approaches and replace with new street improvements (curb and gutter, and sidewalk) to match existing street improvements, in accordance with applicable City standards. ENG 23. Remove the existing street improvements as necessary to construct a minimum 20 feet wide driveway approach for the access point into the parking level area, with the centerline of the driveway approach located approximately 155 feet east of the centerline of Palm Canyon Drive. The driveway approach shall be constructed in 30 Conditions of Approval Page 18 of 26 Case 5.1091-PD 324&7rM 34190 AMND March 4,2015 accordance with City of Palm Springs Standard Drawing No. 205. Access shall be limited to right-turn ingress and egress only. ENG 24. Construct a Type A curb ramp meeting current California State Accessibility standards on each side of the proposed driveway approach in accordance with City of Palm Springs Standard Drawing No. 212. The applicant shall ensure that an appropriate path of travel, meeting ADA guidelines, is provided across the proposed driveway, and shall adjust the location of the access ramps, if necessary, to meet ADA guidelines, subject to the approval of the City Engineer. If necessary, additional pedestrian and sidewalk easements shall be provided on-site to construct a path of travel meeting ADA guidelines. ENG 25. Construct a sidewalk from back of curb to property line along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. ENG 26. Remove the existing curb ramp and construct a new Type A curb ramp meeting current California State Accessibility standards at the southwest corner of the intersection of Alejo Road and Indian Canyon Drive, in accordance with City of Palm Springs Standard Drawing No. 212. ENG 27. Construct a 4 feet wide raised, decorative median island from Palm Canyon Drive to Indian Canyon Drive. The raised, decorative median shall follow the general alignment of the existing centerline striping. The interior of the median shall be constructed with decorative stamped concrete. ENG 28. Construct pavement with a minimum pavement section of 5 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to clean sawcut edge of pavement along the frontage (where required) in accordance with City of Palm Springs Standard Drawing No. 110 and 340. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. ENG 29. All broken or off grade street improvements along the project frontage shall be repaired or replaced. ON-SITE ENG 30. All on-site two-way parking area drive aisles shall be a minimum of 24 feet wide and shall be privately maintained. ENG 31. The minimum pavement section for all on-site pavement shall be 2'/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. 31 Conditions of Approval Page 19 of 26 Case 5.1091-PD 324&TTM 34190 AMND March 4,2015 ENG 32. Parking shall be restricted along the drive aisles as necessary to maintain a 24 feet wide clear two-way travel way, except for designated parking spaces and parking bays. Regulatory Type R26 "No Parking" signs or red curb shall be installed along the drive aisles as necessary to enforce parking restrictions. The regulation and maintenance of required no parking restrictions, shall be included in Covenants, Conditions, and Restrictions required for the development. ENG 33. An accessible pedestrian path of travel shall be provided throughout the development, as may be required by applicable state and federal laws. An accessible path of travel shall be constructed of Portland cement concrete, unless alternative materials meeting state and federal accessibility standards is approved by the City Engineer. SANITARY SEWER ENG 34. All sanitary facilities shall be connected to the public sewer system. Existing sewer service laterals to the property may be used for new sanitary facilities. New laterals shall not be connected at manholes. ENG 35. 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 36. Submit a Precise Grading and Paving Plan prepared by a California registered civil engineer to the Engineering Division for review and approval. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading contractor and submitted to the Engineering Division for review and approval. The applicant and/or its grading contractor shall be required to comply with Chapter 8.50 of the City of Palm Springs Municipal Code, and shall be required to utilize one or more "Coachella Valley Best Available Control Measures" as identified in the Coachella Valley Fugitive Dust Control Handbook for each fugitive dust source such that the applicable performance standards are met. The applicant's or its contractor's Fugitive Dust Control Plan shall be prepared by staff that has completed the South Coast Air Quality Management District (AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or its grading contractor shall provide the Engineering Division with current and valid Certificate(s) of Completion from AQMD for staff that have completed the required training. For information on attending a Fugitive Dust Control Class and information on the Coachella Valley Fugitive Dust Control Handbook and related "PM10" Dust Control issues, please contact AQMD at (909) 396-3752, or at www.AQMD.gov. A Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and approved by the Engineering Division prior to approval of the Grading plan. The Precise Grading and Paving Plan shall be approved by the City Engineer prior to issuance of grading permit. a) The first submittal of the Precise Grading and Paving Plan shall include the following information: a copy of final approved conformed copy of Conditions of 2 Conditions of Approval Page 20 of 26 Case 5.1091-PD 324&TTM 34190 AMND March 4,2015 Approval; a copy of a final approved conformed copy of the Tentative Tract Map; a copy of current Title Report; a copy of Soils Report; and a copy of the Final Project-Specific Water Quality Management Plan. ENG 37. 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 (760) 699-6800, 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. ENG 38. 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 39. 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 40. 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 41. Contact Desert Water Agency at (760) 323-4971 Ext. 146 to determine impacts to any existing Whitewater Mutual Water Company water lines and other facilities that may be located within the property if any. Make appropriate arrangements to protect in place or relocate any facilities that are impacted by the development. A letter of approval for relocated or adjusted facilities from Desert Water Agency shall be submitted to the Engineering Division prior to approval of the Grading Plan. ENG 42. A Notice of Intent (NOI) to comply with the California General Construction Stormwater Permit (Water Quality Order 2009-0009-DWQ as modified September 2, 2009) is required for the proposed development via the California Regional Water Quality Control Board online SMARTS system. A copy of the executed letter issuing a Waste Discharge Identification (WDID) number shall be provided to the City Engineer prior to issuance of a grading or building permit. ENG 43. 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 3 3 Conditions of Approval Page 21 of 26 Case 5.1091-PD 324&TTM 34190 AMND March 4, 2015 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 44. 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 at the time of issuance of grading permit for mitigation measures for erosion/blowsand relating to this property and development. ENG 45. 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 46. The applicant shall provide all necessary geotechnical/soils inspections and testing in accordance with the Geotechnical/Soils Report prepared for the project. All backfill, compaction, and other earthwork shown on the approved grading plan shall be certified by a California registered geotechnical or civil engineer, certifying that all grading was performed in accordance with the Geotechnical/Soils Report prepared for the project. Documentation of all compaction and other soils testing are to be provided. No certificate of occupancy will be issued until the required certification is provided to the City Engineer. ENG 47. The applicant shall provide pad elevation certifications for all building pads in conformance with the approved grading plan, to the Engineering Division prior to construction of any building foundation. ENG 48. 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 Precise Grading and Paving Plan. 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 49. 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 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 34 accordance with the NPDES Permit, that effectively intercept and pre-treat Conditions of Approval Page 22 of 26 Case 5.1091-PD 324&TTM 34190 AMND March 4,2015 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). ENG 50. 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 the site. Direct release of nuisance water to the adjacent property (or public streets) is prohibited. Construction of operational BMP's shall be incorporated into the Precise Grading and Paving Plan. ENG 51. 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. ENG 52. Prior to issuance of certificate of occupany or final City approval (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 Water Quality Management Plan (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 (where applicable). DRAINAGE ENG 53. Direct release of on-site nuisance water or stormwater runoff shall not be permitted to Palm Canyon Drive, Indian Canyon Drive, or Alejo Road. 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 3 5 Conditions of Approval Page 23 of 26 Case 5.1091-PD 324&TTM 34190 AMND March 4,2015 stormwater runoff condition, pass runoff directly to the streets through parkway or under sidewalk drains. ENG 54. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $9,212.00 per acre in accordance with Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. GENERAL ENG 55. Any utility trenches or other excavations within existing asphalt concrete pavement of off-site streets required by the proposed development shall be backfilled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. The developer shall be responsible for removing, grinding, paving and/or overlaying existing asphalt concrete pavement of off-site streets as required by and at the discretion of the City Engineer, including additional pavement repairs to pavement repairs made by utility companies for utilities installed for the benefit of the proposed development (i.e. Desert Water Agency, Southern California Edison, Southern California Gas Company, Time Warner, Verizon, etc.). Multiple excavations, trenches, and other street cuts within existing asphalt concrete pavement of off-site streets required by the proposed development may require complete grinding and asphalt concrete overlay of the affected off-site streets, at the discretion of the City Engineer. The pavement condition of the existing off-site streets shall be returned to a condition equal to or better than existed prior to construction of the proposed development. ENG 56. All proposed utility lines shall be installed underground. ENG 57. All existing utilities shall be shown on the improvement plans required for the project. The existing and proposed service laterals shall be shown from the main line to the property line. ENG 58. Upon approval of any improvement plan by the City Engineer, the improvement plan shall be provided to the City in digital format, consisting of a DWG (AutoCAD 2004 drawing file), DXF (AutoCAD ASCII drawing exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats. Variation of the type and format of the digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. ENG 59. The original improvement plans prepared for the proposed development and approved by the City Engineer shall be documented with record drawing "as-built' information and returned to the Engineering Division prior to issuance of a final certificate of occupancy. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. ENG 60. Nothing shall be constructed or planted in the corner cut-off area of any intersection or driveway which does or will exceed the height required to maintain 36 Conditions of Approval Page 24 of 26 Case 5.1091-PD 324&TTM 34190 AMND March 4,2015 an appropriate sight distance per City of Palm Springs Zoning Code Section 93.02.00, D. ENG 61. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk and/or curb shall have City approved deep root barriers installed per City of Palm Springs Standard Drawing No. 904. MAP ENG 62. A Final Map shall be prepared by a California registered Land Surveyor or qualified Civil Engineer and submitted to the Engineering Division for review and approval. A Title Report prepared for subdivision guarantee for the subject property, the traverse closures for the existing parcels and all lots created therefrom, and copies of record documents shall be submitted with the Final Map to the Engineering Division as part of the review of the Map. The Final Map shall be approved by the City Council prior to issuance of building permits. ENG 63. 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. ENG 64. In accordance with Section 66434 (g) of the Government Code, the easterly 10 feet of public right-of-way for Palm Canyon Drive adjacent to a portion of the parcel currently identified by Assessor's Parcel Number (APN) 513-081-006, generally described as the westerly 10 feet of the northerly 100 feet of Lot 4, Block 24, of Palm Springs Townsite, as shown on map filed in Book 9, Page 432 (records of San Diego County), may be abandoned upon the filing of a Final Map identifying the abandonment of the right-of-way granted to the City of Palm Springs. Prior to approval of a Final Map, the applicant shall coordinate with each public utility company and determine specific requirements as to the abandonment and/or relocation of existing underground utilities that may exist within that portion of the public right-of-way to be abandoned. Prior to approval of a Final Map, the applicant shall provide the City Engineer a letter of approval regarding the proposed abandonment of a portion of public right-of-way for Palm Canyon Drive from each public utility agency. ENG 65. Upon approval of a final map, the final map shall be provided to the City in G.I.S. digital format, consistent with the "Guidelines for G.I.S. Digital Submission" from the Riverside County Transportation and Land Management Agency." G.I.S. digital information shall consist of the following data: California Coordinate System, CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file); lot lines, rights-of-way, and centerlines shown as continuous lines; full map annotation consistent with annotation shown on the map; map number; and map file name. G.I.S. data format shall be provided on a CDROM/DVD containing the following: ArcGIS Geodatabase, ArcView Shapefile, Arclnfo Coverage or Exchange file (e00), DWG (AutoCAD 2004 drawing file), DGN (Microstation drawing file), DXF37 Conditions of Approval Page 25 of 26 Case 5.1091-PD 324&T rM 34190 AMND March 4,2015 (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 66. As determined by the Rael Development Traffic Impact Study submitted by RK Engineering Group, Inc. (as amended on 718/11), the following mitigation measures will be required: a) Pay a fair share contribution determined as 7.7% (or $15,400) for the future installation of a traffic signal at the intersection of Indian Canyon Drive and Tamarisk Road. The applicant shall pay the fair share contribution prior to approval of a final map. b) Install a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the development at all project access points, in accordance with City of Palm Springs Standard Drawing Nos. 620-625 and the California Manual on Uniform Traffic Control Devices for Streets and Highways, dated January 13, 2012, or subsequent editions in force at the time of construction, as required by the City Engineer. c) The project access point on Alejo Road is restricted to right-turn ingress and egress only; install traffic striping and signage improvements to implement the access restrictions as required by the City Engineer. The applicant shall install a Type R6-1 "One Way' sign within the Alejo Road median, opposite the egress driveway, as required by the City Engineer. d) The project access points on Palm Canyon Drive and Indian Canyon Drive are restricted to left-turn ingress and egress only; install traffic striping and "One Way" signage improvements at all Palm Canyon Drive and Indian Canyon Drive egress driveways to implement the access restrictions as required by the City Engineer. ENG 67. Relocate and modify the existing traffic signal at the intersection of Indian Canyon Drive and Alejo Road, in conjunction with the associated proposed street improvements at the southwest corner of the intersection. The applicant shall submit traffic signal modification plans prepared by a California registered Civil Engineer or Traffic Engineer for review and approval by the City Engineer. The traffic signal shall be relocated and operational prior to issuance of a Certificate of Occupancy, unless otherwise allowed by the City Engineer. ENG 68, Revise the traffic striping on Alejo Road to accommodate construction of the four feet wide median, as required by the City Engineer. Submit traffic striping and signage plans prepared by a California registered Civil Engineer or Traffic Engineer for review and approval by the City Engineer. ENG 69. All required traffic striping and signage improvements shall be completed in conjunction with required street improvements, to the satisfaction of the City Engineer, and prior to issuance of a certificate of occupancy. ENG 70. A minimum of 48 inches of clearance for accessibility shall be provided on public sidewalks or pedestrian paths of travel within the development. Minimum clearance on public sidewalks or pedestrian paths of travel shall be provided by either an 38 Conditions of Approval Page 26 of 26 Case 5.1091-PD 324&TTM 34190 AMND March 4, 2015 additional dedication of a sidewalk easement (if necessary) and widening of the sidewalk, or by the relocation of any obstructions within the public sidewalk along the Palm Canyon Drive, Indian Canyon Drive, and Alejo Road frontages of the subject property. ENG 71. 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 72, 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 for Streets and Highways, dated January 13, 2012, or subsequent editions in force at the time of construction. ENG 73. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. END OF CONDITIONS 39 City of Palm Springs Planning Commission Minutes February 11, 2015 The Commission requested clarification on the following items: • Original approved hours of operation; • Hours consistent with other liquor stores in town; • Any issues reported by the Police Department; • Census track governed by the Alcohol Dept. of Beverage Control. Vice-Chair Klatchko opened the public hearing: LAWRENCE SALAMEH, applicant, said no complaints been made to the police since he opened in 2006; indicated that this is not a cal liquor store but more of an organic food store. There being no further appearances the rehearing was closed. ACTION: Approve, subject to itions. Motion: Commission oberts, seconded by Commissioner Lowe and unanimously carried 6-0-1 on call vote. AYES: missioner Calerdine, Commissioner Lowe, Commissioner Middleton, Com ' loner Roberts, Commissioner Weremiuk and Vice-Chair Klatchko NT: Chair Hudson 3. UNFINISHED BUSINESS: 3A. PALM SPRINGS, LLC, REQUEST FOR FINAL PDD PLAN APPROVAL FOR PLANNED DEVELOPMENT DISTRICT 324 TO CONSTRUCT A MIXED-USE DEVELOPMENT CONSISTING OF A 160-ROOM HOTEL, PARKING STRUCTURE AND RETAIL SPACE LOCATED AT 400 NORTH PALM CANYON DRIVE, ZONE PD 324 (CASE 5.1091-PD 324). (FF) Director Fagg provided an update on this project that was previously seen by the Commission and approved by the City Council with conditions. Director Fagg outlined the details of the conditions imposed by the City Council. Vice-Chair Klatchko opened public comments: GREG SIMONOFF, SMS Architects, provided details on the revisions made to the project including the corner on Alejo and Palm Canyon, Indian Canyon elevation, pedestrian sidewalk and shade structures to enhance streetscape. 4 40 City of Palm Springs Planning Commission Minutes February 11, 2015 The Commission asked questions about the Alejo entrance (vehicular) will there be an access for pedestrian entry. Yes, responded the architect. Commissioner Roberts explained that as a member of the subcommittee they encouraged an encroachment permit to give the applicant flexibility on the Palm Canyon frontage. Director Fagg noted that an encroachment permit would need to be processed through the Public Works department; however, it has been noted for the record. Commission Lowe noted the corner of Palm Canyon and Alejo Road has dramatically improved. Director Fagg pointed-out that a condition of approval is to convert the angled spaces to parallel parking along Indian Canyon. Commissioner Calerdine said this is an example where the process really works - it will be a great entrance statement to the north-end of the downtown core. Commissioner Middleton congratulated all that were involved in this project. She noted that she previously had trouble with the 2nd floor; and now she is looking at a gorgeous building. She appreciates the use of shade trees and shade structures. RON GREGORY, landscape architect, provided details on the sidewalk on Palm Canyon that includes planters, plantings and a shade structure. ACTION: Approve, subject to conditions of approval as amended: • Investigate the southern alleyway for pedestrian access from Indian Canyon to Palm Canyon. • Support encroachment for additional shade structures as approved by Public Works. • Shade devices should including misting devices. • Prefer barrel cactus is not used; investigate plantings at Palm Canyon and Alejo Road corner. Motion: Commissioner Middleton, seconded by Commissioner Lowe and unanimously carried 6-0-1 on a roll call vote. AYES: Commissioner Calerdine, Commissioner Lowe, Commissioner Middleton, Commissioner Roberts, Commissioner Weremiuk and Vice-Chair Klatchko ABSENT: Chair Hudson 5 41 City Council Minutes October 15, 2014 Page 6 i Mayor Pougnet opened the public hearing, and the fallowing speak addressed the City Council. FRANK TYSEN, Appellant, commented on the lack of hearing nd the lack of transparency for the Downtown Revitalization Project, mented j on the current charm of the City of Palm Springs, the lack esign, and the height of the development, the lack of public participat' and the lack of procedures for the approval of Block B. EMILY HEMPHILL, Representing Applicant, com nted on the public participation for the project, stated City Staff owed procedures as required by Code, commented on the litigatio led, and requested the City Council uphold the decision of the Planni Commission. II, ELAINE CLERMONT, stated the Cit followed the rules but no transparency was provided on the proje FRANK TYSEN, Appellant Rebu commented on the lawsuits by Advocates for Better Community elopment. No further speakers coming to ard, the public hearing was closed. The City Council discus d and/or commented on the following with respect to the appeal: public notification process as outlined in the Staff Report, and the I of reasons for the appeal of Block B. ACTION: Adopt solution No. 23679, "A RESOLUTION OF THE CITY COUNCIL OF CITY OF PALM SPRINGS, CALIFORNIA, DENYING THE APP BY ADVOCATES FOR BETTER COMMUNITY DEVELOP T AND UPHOLDING THE DECISION OF THE PLANNING COMMIS N TO APPROVE A MAJOR ARCHITECTURAL APPLI ION FOR THE CONSTRUCTION OF A TWO-STORY COM RCIAL BUILDING AT THE SOUTHWEST CORNER OF AN EAS ROAD AND PALM CANYON DRIVE (CASE NO. 3.3606 J)." Motion Mayor Pro Tom Hutcheson, seconded by Councilmember Mills and unanimously carried on a roll call vote. I.C. PALM SPRINGS, LLC, APPEAL THE DECISION OF THE PLANNING COMMISSION TO CONTINUE THE REVIEW OF A FINAL DEVELOPMENT PLAN APPROVAL FOR PLANNED DEVELOPMENT DISTRICT 324 TO CONSTRUCT A 150-ROOM HOTEL AND ANCILLARY COMMERCIAL USE LOCATED AT 400 NORTH PALM CANYON DRIVE AND THE FAILURE OF THE PLANNING COMMISSION TO FIND THAT THE FINAL DEVELOPMENT PLAN WAS IN SUBSTANTIAL CONFORMANCE OF THE APPROVED 42 City Council Minutes October 15, 2014 Page 7 PRELIMINARY DEVELOPMENT PLAN (CASE NO. 5.1091- PD324- APPEAL): Flinn Fagg, Director of Planning Services, provided background information as outlined in the Staff Report dated October 15, 2014. Mayor Pougnet opened the public hearing, and the following speakers addressed the City Council. LAWRENCE RAEL, Applicant Appellant, commented on the three items of concern by the Planning Commission, the damaged that will be caused to the development if the final development plan is not approved, the discussion and the process with the Planning Commission, and requested the Mayor appoint a three-member body to collaborate on the project. SCOTT LYLE, stated his support for the project and upholding the appeal of the Planning Commission decision, and requested the City Council approve the project. No further speakers coming forward, the public hearing was closed. Mayor Pro Tern Hutcheson requested the City Council uphold the appeal with conditions as outlined by the Planning Commission, requested additional stepping back on Alejo Road and more articulation on Indian j Canyon. Councilmember Mills commented on the differences between the submitted final and the preliminary plans, stated final approval requires detailed drawings that were not provided to the Planning Commission, stated they are not the same projects, and detailed the differences between the preliminary and final plans, and stated the landscape plans submitted were not final plans nor were irrigation plans submitted. Councilmember Foat requested Staff address the process that the City Council should use to give approval to a final PD for a project that needs substantial work, commented on the previous Planning Commission direction, noted differences between the preliminary plans and the final submitted plans. Councilmember Lewin stated the final plans are not completed, and suggested the City Council not go forward with the final PD, and commented on continuing the Item to the next meeting to allow for re- submission. Mayor Pro Tem Hutcheson recommended the City Council control the process going forward. 43 City Council Minutes October 15, 2014 Page 8 Councilmember Mills requested the City Council approve the final PDD for general compliance with additional conditions. ACTION; Adopt Resolution No. 23680, "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, UPHOLDING THE APPEAL OF PALM SPRINGS, LLC, AND FINDING THE FINAL DEVELOPMENT PLAN FOR PLANNED DEVELOPMENT DISTRICT 324 IS IN GENERAL CONFORMANCE WITH THE PRELIMINARY DEVELOPMENT PLAN FOR THE CONSTRUCTION OF A 150-ROOM HOTEL, ANCILLARY COMMERCIAL RETAIL AND FREE STANDING PARKING STRUCTURE LOCATED AT THE SOUTHEAST CORNER OF ALEJO ROAD AND NORTH PALM CANYON DRIVE AND FINDING THE PREVIOUSLY ADOPTED MITIGATED NEGATIVE DECLARATION NUMBER 2006109031 AS SUFFICIENT AND APPROPRIATE ENVIRONMENTAL DOCUMENTATION FOR THE FINAL DEVELOPMENT PLAN," substituting the term "substantial compliance" with "general compliance" as contained in the resolution, and adding conditions of approval as follows: 1) re-study all elevations, massing, and architectural character to reflect the previously approved PDD; 2) re-study the corners at North Palm Canyon and Alejo Road, and Indian Canyon and Alejo Road to make them stronger in design and more open, and the massing at North Palm Canyon and Alejo Road needs to come down to the ground and not sit-up on a podium; 3) maintain the basic setbacks and the staggering of the units on the grade level and the second floor level of the original approved project; 4) re-study both the public and private garage elevations on Indian Canyon and Alejo Road; 5) provide complete design and detail on the public pedestrian access way from North Palm Canyon to the parking garage that was requested in the original approval, as re-submitted the plan lacks articulation, 6) relocate the spa-pool to the original location; 7) re-study materials and colors, submit better elevations that reflect the actual outline of the street frontage and create more of a contrast with colors and materials to help with the depth of the building; 8) create interest and depth with the North Palm Canyon storefronts; 9) submit detailed above ground landscape and hardscape plan; 10) submit detailed ground level landscape and hardscape plan for the entire site; 11) provide and submit defining entrances and signage at all entry points to the public and private parking garages; 12) establish a subcommittee consisting of the Planning Commission and the City Council to work with the Applicant and Designer to insure all conditions are implemented; 13) project must be re-submitted to Planning Commission and the City Council at the completion of the design development drawings including all site plans, full floor plan with diminutions, all elevations with diminutions, roof plans showing any and all equipment, sections at the street, and final landscape, hardscape, lighting and signage plans, 14) submit an increased color and materials palette; re-study the trash enclosure on Indian Canyon; 15) re-study the equipment area on the south side of the 44 City Council Minutes October 15, 2014 Page 9 development near the adjacent neighbors. Motion Councilmember Mills, seconded by Mayor Pougnet and carried 4-1 on a roll call vote. AYES: Councilmember Foat, Councilmember Mills, Mayor Pro Tern Hutcheson, and Mayor Pougnet. NOES: Councilmember Lewin. ACTION: Continue past the 10:00 p.m. tentative adjournment time. Motion Councilmember Fast, seconded by Mayor Pro Tom Hutcheson and unanimously carried (5-0). PUBLIC COMMENT: DAVID HURLINGHUR, commented on the security cameras being installed in Las Palmas neighborhood. COUNCILMEMBER COMMENTS: Councilmember Foat commented on and requested Staff addre he installation of security cameras in Old Las Palmas neighborhood. Councilmember Lewin requested an item be placed on th ext City Council agenda concerning the Hero Program similar to the YGreen Pr m for home modifications relating to energy enhancements. CITY MANAGER'S REPORT: None. 2. CONSENT CALENDAR: ACTION: Approve Items 2.A., 2. 2.C., 2.D., 2.F., 2.G., 2.H., 2.1., 2.J., 2.K., 2.L., 2.M., 2.O., 2.P., 2.Q., 2.R nd 2.S. Motion Mayor Pro Tom Hutcheson, seconded by Councilmem Mills and unanimously carried on a roll call vote. 2.A. REPORT ON E POSTING OF THE AGENDA: ACTION: eive and file Report on the Posting of the October 15, 2014, City Co it Agenda. Approved as part of the Consent Calendar. 2.8. AP OVAL OF MINUTES: ION: Approve the City Council Minutes of October 1, 2014. pproved as part of the Consent Calendar. STAFF AUTHORIZED AGREEMENTS AND PURCHASE ORDERS FOR THE MONTH OF SEPTEMBER 2014: ACTION: Receive and file the report of Staff Authorized Agreements and Purchase Orders for the period of September 1, through September 30, 2014. Approved as part of the Consent Calendar. 45 RESOLUTION NO. 23680 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, UPHOLDING THE APPEAL OF PALM SPRINGS, LLC, AND FINDING THE FINAL DEVELOPMENT PLAN FOR PLANNED f DEVELOPMENT DISTRICT 324 IS IN GENERAL CONFORMANCE WITH THE PRELIMINARY DEVELOPMENT PLAN FOR THE CONSTRUCTION OF A 150-ROOM HOTEL, ANCILLARY COMMERCIAL RETAIL AND FREE STANDING PARKING STRUCTURE LOCATED AT THE SOUTHEAST CORNER OF ALEJO ROAD AND NORTH PALM CANYON DRIVE AND FINDING THE PREVIOUSLY ADOPTED MITIGATED NEGATIVE i DECLARATION NUMBER 20D6109031 AS SUFFICIENT AND APPROPRIATE ENVIRONMENTAL z DOCUMENTATION FOR THE FINAL DEVELOPMENT PLAN. The City Council of the City of Palm Springs finds: A. Palm Springs, LLC, filed an appeal of the Planning Commissjon's decision to continue Final Development Plan review for the previously approved Planned I Development District 324 and the Planning Commission's failure to make findings of general conformance with the preliminary development plan for Planned Development District 324. S. On December 11. 2013, the Planning Commission approved an amendment of a previously approved Planned Development District 324 for the development of a 150- room hotel, ancillary commercial retail space and a parking structure. C. On April 2, 2014, the City Council approved a proposed amended project to develop a 150-room hotel, ancillary retail commercial and a panting structure. D_ On September'10 and 24, 2014, the Planning Commission held a public meeting to review the final development plans for the project. E. On September 24, 2014, the Planning Commission voted to continue the review of the final development plan to a date uncertain with directions to the applicant to make additional changes to the project and to prepare and present additional exhibits and material for review by the Planning Commission. F. On September 30, 2014, Palm Springs, LLC, pursuant to Chapter 2.05 of the Municipal Code, filed an appeal of the Planning Commission's decision to the City Council as described in Recital A. 46 Resolution No.23680 Page 2 G. A courtesy notice of the appeal hearing before the City Council to consider Case No. 5.1091-PD324-APL was given in accordance with applicable law. H. On October 15, 2014, a public hearing on the appeal was held by the City y Council in accordance with applicable law. z I. The City Council has carefully reviewed and considered all of the evidence presented in connection with the meeting on the appeal, including but not limited to the d staff report and all written and oral testimony presented. 6 THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVES AS FOLLOWS: t SECTION 1. The final development plan is consistent with the amended preliminary development plan previously reviewed under the provisions of the California Environmental Quality Act ("CEQA") and determined that such development plan is a "project" under CEQA. An updated traffic study and subsequent environmental analysis was prepared under the provisions of CEQA; a determination was made that the amended preliminary plan will not result in any new additional impacts beyond those that were previously identified and addressed and that adequate mitigation measures had already been incorporated into the project. In assessment performed in conjunction with the amended preliminary development plan, it was concluded that the mitigated r negative declaration and the subsequent environmental analysis covered the issues the City addressed, including topics such as land use policies, safety, and aesthetics. Geological resources, noise effects, and traffic impacts during. construction and operation of the project. In addition to the mitigation measures included in the mitigated negative declaration, conditions of approval in support of the subsequent environmental analysis and the previously adopted mitigated negative declaration have been included in the final development plan. The previously adopted Mitigated Negative Declaration No. 2006109031 is therefore determined as sufficient and,.appropriate environmental documentation for the final development plan. SECTION 2. Pursuant to Municipal Cade Section 2.05.030, the appellant's stated grounds for the appeal includes the following: A. The Planning Commission did not make proper findings required by law at its September 10, 2014 meeting but continued the project. Following that meeting, Mr. Lawrence Rael met with staff and provided all addditional materials necessary to address the concerns of the Commission at that time, even though the Commission ignored the directions of the staff at that hearings which directions Were specific to them to determine if the project plans were in general conformance with the approvals received from City Council on April 4, 2014. The Planning Commission is now attempting to further redesign the project, over the recommendations of both staff and the Architectural Advisory Committee rAAC). This action by the Planning Commission goes beyond what is required of its law. 47 t Resolution No.23660 Page 3 B. The Planning Commission did not make findings as required by law specifically that the project is in substantial conformance with approved development standards. Messrs. Reel respectfully disagrees with the Planning Commission's conclusion that the project is in need of further aesthetic redesign. More importantly, Messrs. Reel believe that the Planning Commission did not make proper findings as required by law, specifically, that the project is in general conformance with approved development standards, and must therefore be approved. 1 C.. The Report prepared by staff supports a finding and determination that the final development plans maintain the same mixed-use character and the same architectural design as the Preliminary PD project with hotel, retaillcommercial, bar and restaurant uses. The basic building massing and heights remain consistent and within the guidelines of the approved planned development district. Furthermore, the preliminary € architectural design, which was a "desert contemporary" vernacular, € remains the same and has been reviewed by the AAC and i recommended for approval. SECTION 3: The City Council finds and overturns the decision of Planning Commission to continue the review process of Final Development Plan for Planned Development District 324 and further finds that the final development plan is generally in conformance with the previously approved preliminary plan development 324 for the constriction of a ' 150-roam hotel, ancillary commercial retail space and parking structure on approximately 4.1 acres of vacant land located at southeast comer of North Palm Canyon Drive and Alejo Road, subject to the previously approved Conditions of Approval and other applicable provisions of the Palm Springs Municipal Code, and subsequent Conditions of Approval attached as Exhibit A to this Resolution. ADOPTED THIS ?5.TM DAY OF OCTOBER, 2014. David H_ Ready Lager ATTEST: . ames Thompson, City Clerk 48 f i Resoludon No.23680 Page 4 ! CERTIFICATION F } STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE CITY OF PALM SPRINGS ) I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that Resolution No. 23660 is a full, true and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Springs on the 15=n day of October, 2014, by the following vote: s AYES: Councilmember Foat, Councilmember Mills, Mayor Pro Tern Hutcheson, and Mayor Pougnet. NOES: -Councilmember Lewin. ABSENT: None. ABSTAIN: None. mes:ThomPsonj City Clerk } City of Palm Springs, California 4 c i 49 Resolution No.23680 Page 5 EXHIBIT A CONDITIONS OF APPROVAL CASE 5.1091 PDD 324 APP Followingare the Conditions of Approval for Case 5.108, PDD 324 APP: I 1) Re-study all elevations, massing,. and architectural character to reflect the previously approved PDD; 2) Re-study the corners at North Palm Canyon and Alejo Road, and Indian Canyon and Alejo Road to make them stronger in design and more open, and the massing at North Palm Canyon and Alejo Road needs to come down to the I ground and not sit-up on a podium; 3) Maintain the basic setbacks and the staggering of the units on the grade level and the second floor level of the original approved project; 4) Re-study both the public and private garage elevations on Indian Canyon and Alejo Road; t 5) Provide complete design and detail on the public pedestrian access way from e. North Palm Canyon to the parking garage that was requested in the original approval, as re-submitted the plan tacks articulation; 6) Relocate the spa-pool to the original location; I 7) Re-study materials and colors, .submit better elevations that reflect the actual outline of the street frontage and. create more of a contrast with colors and materials to help with the depth of the building; 8) Create interest and depth with the North Palm Canyon storefronts; 9) Submit detailed above ground landscape and hardscape plan; 10) Submit detailed ground level landscape and hardscape plan for the entire site; 11) Provide and submit defining entrances and signage at all entry points to the Public and private parking garages; 12) Establish a subcommittee consisting of the Planning Commission and the City Council to work with the Applicant and Designer to insure all conditions are implemented; 50 Resolution No.23680 Page 6 13) Project must be resubmitted to Planning Commission and the City Council at the completion of the design development drawings including all site plans, full floor plan with dimensions, all elevations with dimensions, roof plans showing any and all equipment, sections at the street, and final landscape, hardscape, lighting and signage plans; 14) Submit an increased/more varied color and materials palette; re-study the trash enclosure on Indian Canyon; 15) Re-study with the equipment area on the south side of the development near the adjacent neighbors. I w 8 I 0 I , i 51 Planning Commission Minutes 12 September 24,2014 1. CONSENT CALENDAR: 1A. APPROVAL OF MINUTES: AUGUST 27,2014 AND SE ER 10, 2014 ACTION: Approve the Planning Commission es of August 27, 2014 and September 10, 2014 (as amended). Motion: Commissioner Were seconded by rmissioner Roberts and unanimously carried 6-0- a roll call vote.°'.-�' AYES: C ssioner Calerdine, Commis v✓e, Commissioner Middleton, m omissioner Roberts, Commissi n r e k, Chair Hudson AB Vice-Chair Klatchko RJR, T� M: 2. UNFINISHED BUSINESS: $ 2A. PALM SPRINGS, LLC, FOR TINAL PDDS APPROVAL PdR PLANNED DEVELOPMENT DISTRICT 324 T .,i,fi C MIXED-USE DEVELOPMENT CONSISTING OF A 150 ROOM H L RETdIL D PARKING STRUCTURE LOCATED AT 400 NORTH PALM O ff IVE, Z PD324 (CASE N0. 5.1091 PD 324). (ER) ZO w =- ¢ d iF,= Principal Planner Poulson re`V�wed the� f PDD plans as outlined in the staff report and presented the mdi t atlons v,at were ma�1e to the project. ,.� �a-:r '4�s"az-=-- Commislniserlerimed thatlt� ughVbe missed the last meeting when this project'-t s present d -revted the DVtad minutes pertaining to this project. om­ Commissioier Roberts sta3Pd thatfrwas not able to review the project and requested a summary ofsfhg Commission's con' hs discussed at the previous meeting. WE Chair Hudson stag$ l=t�he Commission's concems at the last meeting: ; • Pedestrian accesgo the parking structure to the adjacent streets - sidewalk connections have`b'een incorporated. • Additional exhibits to the south elevation - some exhibits have been provided. • The grade change between the automobile drop-off at the hotel and pedestrian connection to Indian Canyon (5 ft. drop) - applicant has included a stair element and a ramp. • A request for a more detailed look at the building and type of materials - not much detail has been provided. • Additional 3D images of the project - close up and from a distance - not enough has been provided. i I i i 52 i l Planning Commission Minutes 3 September 24,2014 E i Chair Hudson invited the applicant to come forward and present the project: LAWRENCE RAEL, applicant, stated that they are in substantial compliance with the original approval and addressed the modifications made to the project. I I JOSEPH SMART, SMS Architects, provided a presentation of the south side elevation, 3D setbacks, ground-level hotel experience including the vehicle arrival, courtyard, ! landscaping, walkways, building materials and railings, ,decorative screen panels and shading study for the building, r .f 1 Chair Hudson opened the public comments and R-appearances coming forward i He closed public comments. Commissioner Roberts provided the folloyua>� comments: I • Project has areas that are very success, Lill es alb on Alejd,,..ad. • Further revise the upper f nes of the �u91ti r� "reduce the massing and there are areas that are expose" f • The upper floor looks heavyr1; al Commissioner Middle.0rrovided th� owlnmen • There are m_#mwngs kk i t are gr ata this ect. { • Landscaping stood bAxed-up pa ees do not provide shade. • Concern about p )lel griOng, d parker on Indian Canyon. • Flrs a Ns very a-ttra�BV ha ver azXditional colors on the upper floor may be az %Tutronol :triS .. " vs Commis i�er Weremiul�Vvid d following comments: • The angT.gd parking V elimina'ted and add additional landscaping to enhance Indian CaRy". • The buildin too s:#ak and does not have enough variation on the exterior materials. ---- • The building is t000�eose to the street and looks heavy. Commissioner Calerdine stated that he is satisfied with the site layout but does not like the colors and materials. ACTION: To continue to a date uncertain to allow the applicant to come back with the following revisions to the project: • The applicant to make some changes - especially from the 2nd floor up, perhaps stepping it back or least some material options for texture. 53 i Planning Commission Minutes 4 September 24,2014 • Provide better shading along the Indian Canyon and Alejo Road frontages. • Screening of the parking areas (along the Indian Canyon and Alejo Road) frontages needs to be improved. • Provide better articulation especially of the guest rooms. • Revise the upper stories of the building to reduce the massing and incorporate more sculptural elements. • Remove the angled parking and replace with additional landscaping on Indian Canyon. Motion: Commissioner Roberts, seconded byJgmmissioner Weremiuk and { unanimously carried 6-0-1 on a roll call vote AYES: Commissioner Calerdine, Commippnl"r LoA Commissioner Middleton, Commissioner Roberts, Commissioet Weremiuk"agd Chair Hudson ABSENT: Vice-Chair Klatchko r i� V Ak# =y 3. PUBLIC HEARINGS:, 8 t 3A. CONT'D - BARISTO GRO�I } OR A 1, );.,CHANGE FROM R-3 T -2 AND AN AMENDMENT TO A PRE I PPRO PLANNED DEVEL ENT DISTRICT (PD-288) FQ THE THIR4ND PHA $OF THE PD LUDING NEW ARCHITECTIl:IIk.SITE C GE a E REMAIN UNITS ON THE VACANT L OCA'�T�E- ON T T S F LUGO AD, BETWEEN ARENAS ROAD Ah[D BARIST. ==ROAD ( ,5E 5.0977-PD288 ND, ZC AND TTM 36626). (DN) ACTION�A076611e' i tl emoy rom a�er11 Fi3_ ..:3Tr Motion 'ftmmissioner ,remid --seconded by missioner Lowe and unanimously carved 6 2ton a roll call ice. AYES: Confikwioner C1Ardine, C issioner Lowe, Commissioner Middleton, Comma`-ianer Rvffts, C issioner Weremiuk, Chair Hudson ._. ABSENT: Vice-Chak.Rklat_ 0- 3B. CONT'D - DOUGA JONES FOR A CONDITIONAL USE PERMIT AND VARIANCE TO CONST T TWO WIRELESS TELECOMMUNICATION FACILITIES CONSISTING OF -SIX FOOT TALL MONOPOLES, EXCEEDING THE MAXIMUM PERM D ZONING HEIGHT, DESIGNED AS PALM TREES AT A VACANT PAR11OF LAND LOCATED ON THE WEST SIDE OF GOLDEN SANDS MOBILE H PARK AT 3430 NORTH SUNRISE WAY, ZONE O (CASE NOS. 5,1321 C AND 6.533 VAR). (DN) A iate Planner Newell presented the proposed project as outlined in the staff report. i 54 I woncl woxSNnox aExvNa cucxulxn. • BEamEBecexvaE F Fi.mus ISVI uarvG mewECNEN UKE Y IAvx,vE,cF) 5LICWIH Olc> -TfN,PNFElOg1FLMl Fri EHEN s'.1.1111. 11.1 sm valIT11 Mor OPEx PesI IRCWECCFEFI 9KE,a LEvR d .71 1351 y,9iRE IEI NOr MV.iEP FSNC4>D)wCel .* FFOIIPEO CPEx sr.OE 2JIEVE ICPF 6I(Y W..WS IF`W OF LOI .1 - IRCMFCWFNPKEMF CSxV V I6A+YN iEP 1Buc93PwCa ENIMNCEIOMOIEVELPµ NG y 01OFOI - y.. _I4. gNhFd PlWCMO iA]Y la1 N.WWN Cx A spN)ES Im vKE )MBwY B9A1 SLP.RT54EVWWG y4.[$ •,ei xm m Ni , MIEI/AFA S61Yw4 J Paxxxwz�. ammo .. 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OVERHANGLRIE ABODE __ i _ wr._ � •.. � mm�mo�scL. _ Ao wa yr � -.. =s- sa-i t:R NORTH PALM CANYON DRIVE • ON I ox"llsGROUND RAELCOR oP HOTELPS FLOOR 0H(1r—'I CHl1?O DESPalm Sprngs,CA 92MZ GfI ARCHITECTS '.. � + ma. xa xnv F,Pr '.. ea Ase xa re sa a3 sa, va xa as a ca �4r, y yr n., :.- ac• na I GUFSf _ _ I m B GUEST WEST WEST 1 ROAMS ROOM ROCN6 ' ROOM H7 HWSE WEST IIEEPIN6 j T.H� p 1 r I I I I �• 't Spk ■ I s � ' 1 � -Mors 90H HWSEKEEPING •.-.. WEST I GUEST ROOW a I LI ROOMS �. _ — � SPATREATMENT ROOMS RETAIL LT PMMY p L W F - ROEOMs n LORGv J ... F M1 GUEST REST - F.3: I n Y _EPIN GUEST bfiDOOR OINIHG - ROOMS PING.. HOUSE �H i i I I 2S8AY WEST 6INTE _ '' _ T ROpAG _ A �ff �• - :,mn,Na*uY Wv".u..evw.ua,-....sw a,"w (( � - • • • IP.W }1N N8. xA 'Jtl PSI Sal yS , � tBL'•)kSs DC ]f0 PJ !f/ xa . - - - ° - 0 :9-8 10 11�: 12 '2.3 12"0 , ,:rt 115T ^°' .. . (PN SECOND RAELCORP ■ HOTEL FLOOR RAEL DEVELOPMENT CORP CHAPI CHAPO DESIGn —"` :.�.a. ARCHITECTS _ _ I 1 - 2 3 L 51 8 7 : 8 a7 9 9-S-1C 11 ("212.3 '2.63 • ma as ma ma as pa as t&�O us 16% ",: xs xa ss xs sa i� xo vs a �b--a vs va _.. nu • T* ,r^, ate.. l VOW r-. AI ' G1:EST GOEST �. POOW P06M5 GGE6T p J DOOMS WEsr - 11 -_ GUEST ;.. p I � PGorns m GUEST s / Po WEST • h _ I , f3 l _r p1 GUEST SUITEUEGT Poous 1 P R A I �- 20 SKY TsutE � [ I G E g _ GUEST K PGous a: na as as � mu as mo m - o-iv Boa - ma ma as ma iaa so xs xa. ma a"r na as • ON THIRD � RAELCORP � HOTEL FLOOR „„„@,,,,�„T keEE O^/EYE�yLOPEM''�E�NTCCO�PS� ` , L11!'lrl LI-"If'1rtJ UG�L.T i —` =W�•�- ARCHITECTS S13311HDNV - UUS30 cl -0 �_ • �, -v,W,O.13 31, a000: daOOl3`da ' �� 'TT Hlano:j N� • Am 1L9 —�S9� 1'.1L .PA OA .48 P91 .9K � A4 6 A8 OC ?II AA LG A-6 AR AA AA AA A6 A6 a v Y ° 0 � 9WPo9 Y '; ....... ( 3 S � . 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M 1'Jw M6►n OiY� ' --------- -----fir- �g- ...._..r bokr.. b DD NOT FOR STRUCT ~— ms 6 !44 mq �"� , 4 St I1111 �tlTlII «W p r 3 t _ °+ � 1.1_�-�.-T_���1�� )<- 1_ � _4 � _ are :e © • �_ //J � -1-liff -1-1-1111E • -. 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TEL ALEJO ROAD ELEVATION pal.Spring,CA92M2 IY V� I " ' e ^ARCHITECTS 0 -_ - s u waWEm: . r ip: B. ri r k I > : Color and MEM1riela LapnO O.EAiFAYMN4l 4,CCENIICOLtlt iMCOM iMJM1F I WAIL IFIElDI[WOP3WOTI FlIIROM DEEM COVERED IN%L]MN CEfiN CARNO,<9F£ L WrSFr Axiq�E><VER E.ERNfdOR WLLLN EMl1�LM.EN]OTIFW/NH 1E.YpW CYM%E6 RONEDD SI DEEIE]aRMMCLWD WEO]r cl1O[OV.IFCMMN CMSELED4REY LIMENNE E ]DEEI]a OXXRCO 1MSVODEW FtOWEX pE514N N-RDW« lMptlZON]M MVIIUxaccEXi<OLOR FA•MIEFI DEEMM LEL]FO[d>ER .A.IbNT It.M ALLEY ROAD ELEVATION Palm Spdngs,CA 92262 EEAl1 ILV--1 DEN N 'R'ARCHITECTS • r dr l' 1i ri � - I • t r w February 11,2016 P S HOTEL Plannetl Development District 324 414 N.Palm Canyon Drive Palm Springs,CA 92262 , 77 r i I � r I' r. iy n N ' ,r W. r Ilk 77 0, -a rf r oboe OIL Aor r 111111 � I • • February 11,2015 P S HOTEL Planned Development District 324 414 N.Palm Canyon Drive Palm Springs,CA 92262 Y Y L yp3 Q ,ik a d lei► L mow . k {c �}5' a .• a•�" y. M Y� c � SY b � l �b•�f dlP+ r 5; L M N > 10 ffA Y c m � slam a Y ry . .� ,_ c ,•a • •tl it ,: gib= 1� r r O f 1 �; t1 , • • ��ff"" � _ lye ' !- � I' � ' 7d�•4 "' T + rhj a i -7 i �.", + •7 49k a • 41 �o. February 11,2015 P S HOTEL Planned Development District 324 414 N.Palm Canyon Drive Palm Springs,CA 92262 PAINT COLORS DUNN-EDWARDS t S - ACCENT COLOR 8 - MULLION ACCENT DE6367 DES244 Y'3 COVERED IN PLATINUM MELTED COPPER �+ 3 -DECORA- TIVE CONCRETE BLOCK I I 1 4 - STOREFRONT — KAWNEER -NO. 106 LIGHT SATIN , B•GALLERY Rtw[:a�rR ' n WN 6 - ACCENT COLOR 9 - METAL CANOPIES Ty r O'�' ' STORM CARROT .�, •� � STORM CLOUD CARROT CAKE IL *' " I - - t 2 - STONE VENEER 1 - EXTERIOR WALL COLOR 7 - WROUGHT IRON GATES 10 - WOOD CANOPIES CORONADO STONE DUNN-EDWARDS DE6370 DE6070 CHISELED LIMESTONE - CREAM DE6218 ANTIQUE PAPER CHARCOAL SMUDGE CHOCOLATE CHUNK MATERA RAELCORP • MATERIALS � `� , ' ' aAei oeveLocNFu- caF Planned .- - .. 414 N. Palm Canyon Drive Palm Springs,CA 92262CHl1�I CH(1�0 DESIGfI ARCHITECTS F f 3 G s . N• K • A r -.- as — /� �oI �A ' PA t1f 9S t6Y IIA qm�'y� VTSB 3v� ♦ e...- 31 e_ I ® �T 9_ f R e __ _ M.tt'v EAST-WEST SECTION K A � B 'C\I D '- _----- ___—___--_ — tl yrea o Mil • ,§ LOCMION[iF _ _ P.f10LAiBIA low PAM" EAST WEST SPA BLDG SECTION 2 =A'-0 18; 187"9'. 1072B ;tn as vo ava � na no na re. '. as ixr es as sa •a as ;a s as a as q ¢a as as � zur ,ea� a's es c �'m t♦ —_ _ __ ___ __ —_ —__ _— 1 rY� '-"1I NORTH-SOUTH SECTION 13 foa BUILDING RAELCORP � SECTIONS _ , �,,,o.�K PAEL DEVELOPMENT CORP ` 1 HOTEL CHl1r'I CH(lr'O DEsicr► ♦ � -. .� ARCHITECTS --------- - --------------------------- RMNAW. - ARCHITECTS 17� ------------ ------- ----------- NOT FOR RUCT 0 00 D 3T I WALL SECTION WALL SECTION 112 WALL SECTION 122 12 --------------------- - ________-I ------------------- ------------ —-—-—-—-—- a....m,n. i ....s...� a„®..,._ - � .�u.....o ��i ,...�..,..�.._.. ONSULTANT STAMP HERE 7-7�� WALL SECTIONS WALL SECTION WALL SECTION 125 WALL SECTrION 115 15 I I n s 7 • woaa aoc fyEsayc — 0. u.eeaan.144r3e.sce. w""W' 5 • stay Gi>ygo�/[i��l� ary:.r't i �ajrs7JCtl�La�L' P/Z-�47FF- f� MLT�K1 r 5� eyie.v0 ?O` tq�ia7 ,.,b • � '- 6''Tr�yGAis�CrC. a Palm Canyon Drive z -. , . t Q Palm Canyon Drive r WiJA� P aan one Green Zone Parallel Parking i One Way Travel Lanes / Typical Canopy Section Canopy Section at Parking Entrance X ,311V=1'0 Sok:3/16'a 1'-0' Partial Street Sections • ,o NORTH INDWN CANNON DRNE 2 g NORTH INDIAN CANYON DRIVE • 9 9 B )k 10 " I IPJOCL9CjflNlRiO N ..S R0 WOE - _ .. I f c 13 (Yl f1 N>< w Fl— " _ HOTEL RK RUCTURE H i A o J ■ 12 _ G cr° N.� HOTEL I Oom■o a. I O ,,.... ., .,00a ...,..M. ❑ ■ O L ° KEYNOTES: II1I' _ __ 0 OCONCRETE BEAT XG nacS/(X!/NATURAL GRAY COLGR ® EHM1PNCED PAVING COLIXt AND BTVtE TD�GEIECTEp 1 - • - -- O OrrlNxruruRALcaoRr.DNc:RETewITH A•EDlvt gO srwce sTVDCTLrsE er ARcr�XECT Pp 61 I �� O SRODM FINISH. / O5'TMICK INIECA4IY IN N WLOPEO CLYICRETE WI08tMO WW PROPERTY LINE CENTERED AB WITH SAND FINISH.LCIgt TO BESElECTn @ ' W iH GEOMETRIC SCCRE AMNi PATTERN A551pVB10N PLAT 9 GOOFDVERHANG ❑ p 0 ° ❑ IN ° ' Q ° ■ G Y ■ �1 ' O WATER FEATURE WTI-DPAKGHAY PEBBIES 1jA O SPKIMENTREEFLANTER URGE DECCRAihE PoT WITX ACCEM PLPNTS l f © ART LICIAL TURF pANO a M&G NCNIXW N V D OUR RETAIL i RETAIL O 2 >,AN.MF 9 I `v L --- �_ \mil �► L -- -- NORTH PALM CANY ON DR IV E `-' & NORTH PALM CANYON DRIVE D D a ANDAZ RESORT STREET LEVEL LANDSCAPE EXHIBIT L-5.00 RGA LANDSCAPE ARC HfiEC7S,INC. 73061 EI Paseo Suite 210 Palm Desert CA 92260 17601 568-3624 FEBRUARY 20th, 2015 PROPOSED SHADE STRUCTURES NORTH INDIAN CANYON DRIVE ALONG NORTH INDIAN CANYON � EANDERING SIDEWAL � �(✓V �' � ��° WITH BEN R4. a 021 0 s II o _ _ ? P A A ROPOSED SHADE STRUCTURESf ALONG NORTH INDIAN C NYON O PLANTER _.Ne S Itil�. � 1 rd✓ w e s t t MOM+. >�,. _-_- rvaRnH wn CANYON DRIVE ACACIA ANEURA PROi OSEC STREET TREE _ _ F SHADED SEATING AREAS ALONG NORTH PALM CANYON / 1 PPI - - TREE SCREENING AND SHADE PLANTER CUBESEATING ji • ���2 / 1 - I— _ PLANTER AREA PLANT THEME ALONG EAST ALEJO RD.AND NORTH INDIAN CANYON KEYMAP " ' 11A \o a o 0 o a ❑ 13 IE o P- �— PLANTERS - - EXISTING PALM TREE PLANTER ENTRANCE ! - ENLARGEMENT 1 = EXISITNG BRICK •_; '' ' ;' _ . ENLARGEMENT 2 NORTH PALM CANYON DRIVE COBBLE IN PLANTER AREAS = 7. CUBE SEATING OPTIONS PLANTER AREA PLANT THEME ALONG NORTH PALM CANYON Z ANDA7 RFSnPT GROUND LEVEL ENLARGEMENT EXHIBIT L-5.01 RGA LANDSCAPE ARCHITECTS,INC. 73061 El Paseo Suite 210 Palm Desert CA 92260 (760) 568-3624 FEBRUARY 20th, 2014 Owl • -t :y �oj : gg a . e ���� ITfW � f q�It a5l ��� �•� � I' -.�T4 - ■� I®IIIIIII1II,1 I'� L nFfi�j£ �•� • ,yam Y _ 1 Y wawa P. 10111111 BAR ANJ LOUNGE M. BUILDING ME XS V 9 f i � s :.&e fir.Y.A 4.. • � O.F Y-' • w � � �£•nw�u���•. •S. c.a w r - I �' — li.l 1.� 1, 1 ���� IIIII .. . IIIII •,:. i r •, 1 1 . 1 - 1 E W ' ■r` •: ";• _ ■ _ sue, 'I ; I_,-�_��' �—• � 5.1 NORTH INDIAN CANYON DRIVE UPPER DECK LOUNGE AREA • b BALCONY BALCONY BALCONY BALCONY gALCONY BALCONY BALCONY BALCONY BALCONY BALCONY c SAND FINISH W F . CKI CONCRETE Q c OLIVE TREE - ERRAll -- GATHERINGAREA =i = O = TERRAllO F=3 TERRAllO OLIVE TREE SHADING AREA r Lid SHAD �� WITH SEATING BELOW ® I WATER WALL BLOCK RUC tk GREEN WALL WITH LARGE POTS BLOCK SCREEN WALLK POTS IN PEBBLES WV6 O _ .. . X POTS IN PEBBLES _ ja •5 C. t 9. VJ. GREEN WALL PATIOS a PATIOS PATIOS p+ •M.i • BALCONY /// PATIOS PATIOS - PATIOS ' SAND FINISH CONCRETE IERRAll 1 7 o �rinr.311. ,E f �r1�� _ + �rs�r��� � SAND FINISH COLORED CONCRETE NI Lid -'' SHADE STRUCTURE LOUNGING AREAS PROPOSED OR MAIN WALKWAY AREAS J 1 "GREEN WALL OPEN BLOCK SCREEN WALL; AT ENTRY AREAS THERMALLY TREATED WOOD DECKING �� - " J 1 _ ,J •.... TO BE USED UNDER SHADE STRUCTURES"' d � TERAllO FINISHED CONCRETE rKmxwowicuna+onxE AND SURROUNDING AREAS • - ' a PROPOSED AT ROOM ENTRANCES IP . ... �� COBBLE AREAS WITH POTS _ LARGE POT WITH OLIVE TREE AND ACCENT PLANTS • FOR SHADING WALKWAYS AND SEATING AREAS +. Z xwrx vrwumox wry ANDAZ RESORT PODIUM LEVEL ENLARGEMFNT EXHIBIT KEYMAP 5.03 RGA LANDSCAPE ARCNf1EC7S,INC. 73061 El Poseo Suite 210 Palm Desert CA 92260 (760) 568-3624 - FEBRUARY 20TH, 2015 . , • ! B N BALCONY �i BALCONY BALCONY II'I BALCONY,BALCONY i r I--I I t11IT 3 AOA UM 3 UO3 Untl 3 UnB 3 I IIr�LrJJ77 �-, IAJJ1 IAJC AN�a AttCJ YJCS I I LAURdIY KEYMAP RRAll 4 F POTS IN PEBBLES SAND FINISH CONCRETE J 1. ®0 •. n I �_. STRUCTURE WOOD +_, DECKING a! COBBLE AREAS WITH POTS ELEVATOR U Ms AND ACCENT PLANTS Y LOBBYOLIVE TREE Q SAND FINISH - - WATER WALL �-ry SHADING: CONCRETE :*-� GATHERING AREA al`J r BLOCK ® TERRAllO -j SCREEN WALL LARGE POTS SI!ADE STRUCTURE LOUNGING AREAS h ERRAll 1, 1F- THERMALLY TREATED WOOD DECKING �' S TO BE USED UNDER SHADE STRUCTURES mks UM13 Unn a Unn 13 AND SURROUNDING AREAS Lai 0 E BALCONY BALCONY BALCONY BALCONYV BALCONYJJJ 1 1= 3: LARGE POT WITH OLIVE TREE TERAllO FINISHED CONCRETE SAND FINISH COLORED CONCRETE FOR SHADING WALKWAYS AND SEATING AREAS PROPOSED AT ROOM ENTRANCES PROPOSED FOR MAIN WALKWAY AREAS I Z ANDAZ RESORT FOURTH FLOOR LANDSCAPE FxNigiT L-5.04 RGq LANDSCAPE ARCHITECTS,INC. 73061 El Paseo Suite 210 Palm Desert CA 92260 (760) 568-3624 FEBRUARY 20TH, 2015 NORT NDIAN CANYON DRIVEI 0�" r T T "1 rs ON)m.ffiI „f 000 o PAI�?.1NF4 f ., I "A 00 0 - DRIVEWAT I I ENTRY'TO m a �BFdSINCx STRUCTURE _ I O -- wr of_ g LLl w olc Q L()I ff z O� r N 'a g c I ILa o t �-- - I '�� P �ECFiCATKTY9 "q 1^In _1' I PMNE(:T AIAfUGHi TI.1 IXiAY/N 6 w, .7 OCCK® lY IL I PflQI.NU IM4 PIATRY TO WTE a 1a I— SCALE T�D'-0'—_ 77.02 — NIT TrEE Now NORTH INCIAN CANYON CfdVE NL11831roEWl1i)1N W11 a1p�O�IMRaM010 ® _ s Y.E7' ADA RAMP NO?E5: roR>+�r)a�aorw�sawnaa — O u O CCNq�TE BEATING CUBES/4'X4'/NATURAL GRAY COLOR PAVMG COLOR AND STYLE TO BE SELECTED NOM -- - p L-5.00 01 ® naanw.wuasawnro waaraa�rnaw m SCALE ,'=,ate O 33'THICK NATURAL COLOR CONCRETE WTH A MEDIUM O gy�ApE STRICTURE BY ARCHITECT R✓�+rnarwna�wc�unaui�aoworle�aert G' �L I,I L aiortmuT�narrwrrnuwrerAa�arrnwac _. ,._.. sly'THICK!INTEGRALLY OOLOREO CONCRETE W&x WAO W1M - • CENTERED T SLAB WITH SAND FATTEN COLOR TO BE SELECTED. �0 PROf'ERTT LNE DG OWAL n �_ WITH EREP NRG SCORE Sh PATTEI C AS BHOBN ON PLAN DWA LMOHCAPE APPROVAL KKNiXFNAI GBYIXI OWY4 ® WATER FEATURE WITH DARC GRAY PEBBLES 0 .. �^ O 9PECREN TREE PLANTER �'L DECORATIVE POT TO BE SELECTED KEYMAP O 3V2-RIIGIC,IITEGRALLY COLORED CONCF£ E •'^ m y N Via^ L-5.00 a!BNaFr L-m�F Tc�o 6 ARTIFICIAL TUFF BAND 3 IU MEDIUM BRO011 FIWNS COLOR TO HATCH AUTO COURT. T I - T T T NORTH INQIAN CANYON DRIVE r T T I Il. N.0®rt.G@SLO� a as sa a . . s a -- ------ I _ a M OI-- o - . I OI Z JQ olp Lo n JI z O \ I g cp� I 13 s I \ MAW LOBBT ENTRANCE T I I f o I { I ` c c vv l i 'i 9 •� S � ` I :f `v77 1i i ! -Gw �__ crcalR�rs °eoeoo i e °e I e ° n �I - I I • �\ Y t I r ° e ° =a — -- . a.. l:P _ oO F \h JI I I WT6 'V'X1/�S - - -I- - _ - - - - - - L-5_ I - - - - - - "� f'L-5.03 J 14 L� 5 NOTB ® A- A: - - I TH No w ON mlr wLllmroE rufLL�{wwvo�ormesxw�n _ _ KEYNOTES: rolwun�uuelu4Penwx�oa O ADA RAFIP CONCRETE 9EATRKz CUBE9/4'X4'/NATURAL GRAY COLOR ® ENCHASED PAVING COLOR AND STYLE TO BE SELECTED T� GRA IC SCA E 311'T I MTIIIPAL NA COLOR CONCRETE JTH A MEDIUM BROOM �G\ gHADE 9TTdKTYRE BY 4RLHITEG7 ao orr n410R /MeGm p�f'l __ _ _ . _ 5II'THICK,INTEGRALLY COLOREO CONCRETE W/6> lom WW'i DWA� LANDSCAM APPROVAL SH L O CENTERED IN SLAB WITH SAND FINI COLOR TO EIE SELECTED. 1 O LR� WITH GEOMETRIC&CORE JOINT FATTEM4 AS SPKTIN ON RAN MOFTI PIL4 GNfI0N DPAE ® i1 ROOF OVERH AffTNa WATER FEATURE WITH DARC GRAY PEBBLES '• R 1, - O SPECIMEN TREE RANTER DECORATIVE F'OT TO BE SELECTED L-5.01 KEYMAP ARTIFICIAL T BAND 13 W/MEDIUM 15RO FINISH.COLOR TOO MATC!AUTO COURT. gE 9EEf L-SW F'CYi LEBD rI ry`iirr j. I _�f ' �- 7flV6PISO.dP1EID IAIA Os+l Sf.MN �� ITR TO L-5.00 i - - - - - - - - - - - - - - - - - - - - - - - — — L-5.02 13 I of o 0 I ( I LLB I L I z El ❑ � 0 13 ❑ ❑ © Is o ❑ 19 I ❑ Z = WI cp� I IL a 13 13 ❑ E3 © I o ❑ 9 ❑ 13I © EwsT G eR DGE 91 NORTH PALM CANYON-bRIVE t (DJ ExnTING PAVNY t- �o B m FRaLCT IANU.C6N n. I oRAvns a caccA� „I J114 LULA NMTHI� S KEYNOTE : WTE vzo/e ^.. O ADA RAMP L-5.00 01 O CONCRETE BEATING GIBES/4'X4 i NATURAL GRAY COLOR ® ENCHASED PAVRNG COLOR AND STYLE TO BE SELECTED - I O BROOM MNATIIRAL COLOR CONCRETE WITH A MEDIIH ® SHADE STRICTURE BT ARCHITECT i - - 5LS'THICK INTEGRAL SLAB LY COLORED CONCRETE W/&: W0 U1111 PROPERR-LNE __ N - - L O CENTERED N WITH BAND FINISH.COLOR TO BE SELECTED. t O WRH GEOMETRIC SCORE JOINT PATTERN AS SHOWN ON F'LA11 PNA1 OflYONOIQ`E ® WATER FEATURE WITH DARK GRAY PEBBLES t t ROOF' ' FrrR o �, O SPECIMEN TREE PL R DECORATIVE POT TO BE SELECTED $GALE.V=tu'A' A:KEYMAP - 3'A'THICK INTEGRALLY RE COLORED CONCTE GRAPHIC SCALE _ © ARTIFICIAL TURF BAND 13 uV MEDIIH BROOti FINISH.COLOR TO MATCH AUTO COURT. .�1tT 4lMFall IIOCO • DWA LANDSCAPEAPPROVAL o A- THEE NOTE: wATlmrozsneieA�lw swwRwle wraTw ^9`" agTNo 59 rolnwllelw¢awRnw�rrv�u _ "°�MN.N�.H, .��� .�N�a..o L-5.02 MYL MOf E11M11m.IRy1�01 LLTYQ�MY1�lYY1f �� � } MIIIIIi'�YY�IMRIAIOPY�GMISOGVMIIIKY� Se( ZA-) 5 ° ti L-5_0 I -5.03 ❑ X, , ° © ❑ 9 of o JI L6 I Q I co� J I ' I I o ® ❑ 3 o ❑ 0 9 © ❑ ❑ —� K :c v �ECi1CATFN2 NORTH PALM CANYON DRIVE EXIBTm PANN PflO.£G'T IA.NAaEn ,M I I DMWN o¢cx® TN FnoJ.xa >w J I_l LET pA E 10M __xerrtxwoux canon wa.E KEYNOTES: O ] ADA RAMP BCALE rro'a Q O CCNCWTE SEATING rJ1 S/4' 4'/NATURAL GRAY COLOR ® ENCw D PAVII�Y.COLOR NJD STYLE TO BE SELECTED L_�.00 .01 B ROTOHMM NATURAL COLOR WJGRETE WITH A MEOII O SHADE STFd 7URE BY ARCHITECT - _ Sly'THIOC INTEGRALLY COLORED CONCRETE O ENE SI-r TEE. - O CENTERED IN BLAB WITH BAm FMISN.DOLOR TO BE SELECTED. �O PRCPERTI"LNE WITH GEOMETRIC WG JOMT PATTERN AB SHOWN OK PLAN NmHpkm c�an'Ox DPfvE ® WATER FEANIE WITH 0M GRAY PEBBLES 9PECIIgTI TREE PLANTER DECORATIVE POT TO BE SELECTED GNAMC WALE KEYMAP 3VV THICK INTEGRALLY COLORED CONCRETE 6 O dRTPICIAL TUR=BAND �3 W/MEOD BROCFI FNISH.COLCR TO MATCH ALTO COURT. DWA LA • B'ff!L3M FCN LEO@D NDSCAPE APPROVAL TREE NOTE iu.Tl�rolRnelr3aT IwwvouornxcEslllu�o sffr No NMB m Inwl lel M®M w.Rav oranu TO�I„...Y,.11WY,iICRIY,NBIf.lALT190„RIVO ••wm...n�+..M wu. •••••• a• L-5.03 WLi1l M1IMl4 M!/11ID 01LLµMCMMOIm1E1OlR �' 411YRYWTYIIPIfIAlvfnlO lOG.O�BIl IN[Y pNQ •• xlwTNo,Es PLANT SCHEDULE I.PLANT DUANTITY:Ust is provided for lfe w eonvenien ofthe con"etodelient and is not intended for accurate • TREES BOTANICALNAME COMMONNAME SIZE WATER USE OTY REMARKS bidding purposes, ACACIA ANEURA MULGA 2<'BQ% 13 %eAaD0.dIDfO 2.PLANT ALLOWANCE:The wnVaIXa shall provide$1,000 to be used fa additional plant malmM not Intliwtetl on RRLp®IDMY10 the legend sich may IW deemed Ni by to hind.,torhasG and.,p.ed by Ire cone/erepresentative. TW W such plant material unit be spooned and held dcaled by the landscape arehileen. it this alooance is not used,or is BAUHINIFAOULEATA WHITE ORCHID TREE 29-BOX MOD0.5 a any partially used the unused pomcn anal W creaked to the ovmm. Dawns+r+ye� 3.LANDSCAPE ARCHITECT. Shay field review a1 plant looebome pier to planting. Plants shall be placedin than mondetl bra5we oTix sm in their conlainarsAMnea. SPECIMEN AS-BO% 1 O.UNIT PRICES:landscape Cohmacter shall bi and picesfor all plant matenal and miwion material wMn /�a1�yyj�Y� suthmang his bid to me Omer. 5.WARNING:Plan material fisted may or may,nW have been approved by me Agnbu tural CommeonmeS office. PALM TREES BOTANICAL NAME COMMON NAME SIZE WATER USE OTY REMARKS landscape Contractor.lease wnlact the np. WASHINGTONIA FILIFERA CALIFORNIA FAN PALM 20'HTS MOD 0.5 t Agrcuhval Commissioner for approval. Plenl material not wnlamlng aim guarompub hi may be eesVoyed and 1`�%'/y10 ,1yO� a,m adcn amern.At plant ctor mineral is subject to at the diwTe4on of me Agnwllurel Commissioners Office. fi.Mannom,.All mounding indicated on this planting plan shall W considered doro adve,and c not intended to be a WASHINGTONIA ROBUSTA MEXICAN FAN PALM BTH 2O' .05 MOD 3 pen ems side drainage systemtTmwy l lls allndireing.Mound so dat inmeme olme run W itaii tmum cllB inGas ham cumaa minimum o13feel Gumanywalla and emstall Mounding slopes shall run hsteeper Men 3:1. SHRUBS BOTANICAL NAME COMMON NAME SIZE WATER USE OTY REMARKS HP2 HESPERALOE X PINK PARADE 5 GAL LOW 0.2 41 Z MER MUHLENBERGIA LINDHEIMERI'REGAL MIST RED DEVILS SHOESTRING 1 GAL MOD 0.5 188 Q U N Ni TENUISSIMA'POW TAILS' MEXICAN FEATHERGRASS 5GAL MOD 05 53 POT OL OLEA EUROPAEA'LITTLE OLLIE'TM LITTLE OLLIE OLNE 5GAL MOD 0.5 100 a TP2 TRADESCANTIA PALLIDA'PURPLE HEART' PURPLE QUEEN SPIDERWORT !GAL.@3'O C. MOD 0.5 25 O AT VITEX TRIFLOIA PURPUREA ARABIAN LILAC 15GAL MOO 0.5 35 ^Z T XC XYLOSMACONGESTUM SHINY)lYLOSMI. 115 GAL MOD 0.5 85 PLANTa'OC �y//���s'1 ACCENT BOTANICAL NAME COMMONNAME SIZE WATER USE OTY REMARKS C^p PAT AGAVE ATTENUATA AGAVE 5GAL PLOWO2 9ADA AGAVE DESMETTIANA DWARF CENTURY PLANT 5GAL 33 AE AGAVE A0TOl4REGINAE QUEEN VICTORIA AGAVE 5GAL 1M ABB ALOE BARSADENSIS BAABADOSALOE 5GAL 58 DL DASYLIRION LONGMSIMUM TOOTHLESS DESERT SPOON 2CBOX a DT DASYLIRION TEXANUM GREEN DESERT SPOON 15 GAL T DW DASYLIRION WHEELERI GREY DESERT SPOON 5GAL 38 FM FURCRAEA MACDOUGALII FALSE AGAVE 15 GAL3 HB HESPERALOE PARVIFLORA'BRAKELIGHTS'TM BRAKELIGHTS RED YUCCA 5GAL 2 90 NN NOLINANELSONI'BLUE NOLINA' BWE NOLINA TRUNK HT53'T2 10 SPECIMEN ANNUALSIPERENNIALS I BOTANICAL NAME COMMON NAME SIZE WATER USE OTY REMARKS F FESTUCAAMETHYSTINA BLUE FESCUE 1 GAL MOD 0.5 29 GROUNDCOVERS 1BOTANICAIL NAME ICOMMON NAME SIZE I WATER USE Ott IREMARKS EMG EREMOPHIIAGIABRA'MINGENEWGOLD I EMU BUSH 5GAL I MOD 0.5 181 SUCCULENTS JB0TANICALNAME COMMON NAME ATER USE S W OTY REMARKS 73lECRCATICIB AP ALLUAUDIA PROCERA MADAGASCAR OCOTILLO 5IZE GAL LOW 02 1 Blgro 6pac■ PRp.EeT LMMINfSa This -—-— IEADER c•DTEEL HEADER cclwa TAN crux» a ® BG m gN&ED GRAY GRANTS/01¢RNY£2'-D'/DEE PLMI R'R aW3TITY AND LCCA7I0,15 TM C bbei DI¢3'-D'.Cq.ge NEXICAN EEK'M MIX LOvER AFEA OL1'PLEIELY.DEE RArI FGR LCCCTICNB p( pBCCI'FCBED GRANITE 3M'Epi up,in,FLED-3'QEPTN AFtER CLT1+Aeni LLET2p ANp CP'IP4LTED. AO.I.NO MM COLOR TO BE BRRIDTONi TO IDE PLCCEp M ALL M1ANTER AREAD IDdi fG1]GLE Atoll Wl61/40/M SCALE T�1D'-0• 1EV9pB SCALE:1-=IIY " - GRAPHIC SCALE • DWA LANDSCAPEpAPPROVAL NLTIm liME WiB{IPlwO10MM14 MV[]M MTV' Ni 1a IOYw rer limas xlmK mA'OYEx 11�IaNq wuatmMnworelMannDIR.CTMBMR(i IYO .�..•n...mammn�wx. •~��„ L-5.04 a�V l...R/MIm.MMLLH101 @LT M CYdO NO WEE ONOrr4-MAT1af1YIRR mm I. E0 AO1r EE 13lS� � - Nill[®1l.GeLo lAa/MR - [11IL,IpRgGml ggqlll�,ll' ' ' l' , i 0 IIII I III I ''' I it {'� :` � -�: i�jl �s�s :a u i i s � t{a1t"jEt•p I � u���� n �.,`;1� �t 'k =':� ® � iEi1 h �, IIll,li IqI � � HIM I � a III 1 �Iilllll I , J �U I O I'I' VJ�/� J s ? rt, s ss a�rsr' .��^�� I sr�;rr ;•" � r L> ' I I fills e't 'I n s } a 1 �O sf"apt` r ty w.,."" sT .. sls .. — — s erecs�oAicee LI IL s i � I jml�lii'li si I al �� eit - � lI _I � � 3 I +'ti':Iilt � iIIII'e y �r0 eon(■ dI 't - I I 111 ii i s I y o litliF..— .._ TPA HP 1M4 DAM vwto L4 sP48 r-vo�11`�"� POT SCPEPULE POT PLANT LEGENp NORTH wC14Y CANYON URM 1TE' 1 NIT ___ rortarr'on xwu rorw nae ron ae al.e,la Nmau rs ra _ eexu .eio enroannarm Mo e.awe eue wa' QserLaaronnMrtuma [�� L0.G�4 YMiC C61aT C1!! 10fC®YLMDAIRMRISIO __ _ _ b2 � � EfA7'tt m Pm le,vr�eTmow vas Moe armor n-ANie va ru v,Ee eTMonc vas�a a aema rtaae ® _ tii/ 06 � eiYlE-IYI0.1E!el3-JOWO PoTe➢TI NFIiSaLW ro wrE. � __ _ _ �ii 1 CttNB WNE MGOPAtKM1EPoYD EK'LNtl YIE GdE' a!IiLH AT MlE _ Mf(fJ uFLLL MCA MLV!ro14 dGCelt M1PM1 elRE- WT(U CRKE aEa 1OL11C Rlld MXPR 0.MR! 5. L SCALE = ra lot ICLiMule ras Tai a:cert KYRe WrN atNYLe GRAPHICC SCALEALE -_ NORTH PMM CANYON ORNE eTrte- !qs-x.M 'O!!Ol IgTAN]LE rolA To 1M�!TlT1L4 Lll�ElG1E' —�� ���� r f4M,ecweMo wx2 eW vaV6La llUflM(enflCw VM!' III ,T ID • dLL PoTe 1GT NfID%E MEY iO WK OYprm wlv...i.yy.., vo. nmum'.un KEYMAP own uwoecn� n�ovaL IYIIG CfTMIKI �Tymnwmiwani e Twweeamaow(ean -ea-�, � .arhP -° � L-5.05 I�1 h iIa � i Li e �iIIIJiII�Iyli � ni � I i ,1 i ' II i I � i . �����ii'll `{�' �I ' - 1 1 v° � � 13ii�1�� Ild) 1 i-{I ® f(m� � � I�tjUl��'� _ I e�r0 aoac■ .nw ao raw owes vaoro xus POT SCHEDULE POT PLANT LEGEND Renalor� rvwrrH lrvNury cnrvrory owvE NOTE` A<JIMWI reiss-ewoe wM eACQAI'deep Yo e.+xvseuE OAQ' ee�.awnrrn RYEL®BD. CClQ6W111[ IIYJ IiLM R}GY! IOTlC16lMLN010l R.Wl18HG ® - 0 06 rvr rer rr,s ermoer.rorQ lYe'E Ycsxr�e ror re+wea eiaow ro1Q vari xcerrt nANre � _ _ ems-oasis r sue.amoe rare wlH Ke.rYrx ro ww 1 utw uMll! QKCP4 KWEPo vO FV�INE alt DR71' _ w 1` irfl:--.- _ rror ru remae AI£.A ea+.rE.orQ axcr rams x eocw ar mee - L — eT}E- QIE-]O(Y Mf([J f!!. YE YEA eOY1G rOfQ eCCFM RMie ccaw elvEP wE enar pne ror SCALE'.1"=1tl-O GRAPHIC SCALE _ __ roT mr wcrAric role ieu xcea rt'+ne wa uauus =06 __ NOfliH FAIM GNVON 0.4(vE eTu- �"�� ror fO)vcrYYYL ro1G'iD uGyL rEeWJ LIl!KeaE' p Iv Cae1N.eLL�He YO wMR YO MrtteELA r�GVr IGi1fR fIAY' • r4��z� i DWA LANDBOAPE APPROVAL µL IOtelYn H 1@ME dPIY TD 1Yu!NY2TE KEYMAP �epe EL-5.06 rawEmulminiarerm rtm x M k', •• 1 s t Ilk `' 'n-'ik i" 4 :.;k �I�� !�`-- o `:a. k s I'illlliiiiiiih�lll iiliili I,I,I, ii r 3 it 1°I 111111111 LU pl �11 1°I 111°I 11 1 1 ®® ®© —� � A Z rill ,r (La. 'ya a, k 1°I 1°I�0I 0 4L1°I 1°I NORTH PALM CANYON Ex19TRG BRIDGE 4E�CAl1AA �O e w J III _ POT 5GHEDULE POT PLANT LEGEND m HORTH INow+cavraN ORrr>: _ NOTEr ...^_.::::—�� —__ ror<u r�rar.aiw�mrM asw✓•L rorru nQ rm.ae anc neswmaeww ror erns-aouwaN,ws-vxre wrH eAr nrw.�ww era evawe eue oas• earsrLmraruxr�4 pwwn ec cttm uws 1vo uw er ease rmomM<xerrnnertreoeo 06 ror rw�muowa roro UuaSE accart P1.wra rnr tel rwr£s+aow rwe.Lnrc>E amen rv.wro � TA TO elraf-xaree,eis-aeoo rvn w1M wEere.u.cE ro HA�c. i t �``i� 1- mLae Mire eer«A wnwere ew evawe,slu<oes• �'` `` i - ac uwnnae muw tw .3{�liE"'�" - rnr ru coene.w aaune.raa.ecmrt r✓Nre erru- ,eu¢-eo+os ror ru comae ure eau�s rom,nc®a a.vna -5. L �M ea.Q ae:ww eert ra oAara vzoAs -. ror m>RecraruLe.rare reu eaen rt+me urH an+we NORTH RXMW ON DRK a Crb•eR 9! Wme rot ro) MW u ti t �W!' BG4b T+C4 I I �R''�� � �� �� au roroxorwR¢exs aism rower ewmu KEYMAP ser L-e4e LECBtaB ® -- - SCALE.1"=19-0" _ GRAPHIC SCALE • DWA LANDSCAPE APPROVAL o q i0i?'3Ii" � a k o `e �b N vwmve�Rc L ____ ____ ___-_ ___ aamRs JIN � P ttI OJ. r i fi qq Z JQ j§ eta O ® ® I(t�i!iii yp'��ii ��' 77 � ® n O �( , eCn i ' '- _ mill p( r*- � � �(� �` �{ � -• �( iP lie�- { ` ET11RY DRI�.E I NORTH PALM CANYON � � PMCbf MANMHi ,r DxNrMe m �J IIl-� L L 'A -�tww� POT SCHEDULE POT PLANT LEGEND NORMIIOMN CRNYON OPIrF NOTE" DATE 9/]O/G _ rot<d1 11oZ rot.0.M l4[Y14 xMul Mr rU 11B rot.PC 0.M1e i144 x C'Brif!!Gr rot 9 _ eTi2-IGVA41 NS.YMe YrtM OYda KNER xO lYRNY TLl CflS' eRO@rLiO KPM1MRlHS4 a j�� fLLAE WM2 RO 1AG11 dT OdK MrOBrxL MG Af RVRI®O G �i�� 06 rot rel x@ srd(Oxs rote.uw�<d�rr rtwV�e rot rel ivee eTroro rrnu L�lase dCCCrt M1.wrs BCALB r+Cb e�.wwrelNa-evm roroumr KnRd�c�To wen(� uwre mrdPa rureew dxo evaeue w,.od¢' IEyBpNg w � RE EAGI di pYE _ �.�. � Poi(Ll�. YE.VEd MIND ATM ILL91r R.Yite erru- r Ng-eeum rot ru rme�e eaw ean�eorM air rLawe � L-5. L �N.�Yxe ceEacx.ew�ror - -ro�m>Rcrdxx ag M rd�L aecexr'Lrae wru N.uus ® - - NORLNP/1M CANYON OfdVF eMe- 'sue ro�rol �NIYL POIb rO wK ReTCd'Y�E Rmr' _ _` CQGM.OLLYA dw uMle rvbl6.La 1LtlLN!RITlR61W<' - R�L� j� du ronNm xrmnc ar[derow�2 eauxw SCALE:t"=10'-0' KEYMAP �.� a, e x,xe GRAPHIC SCALE rwroeeaeneN>laermrem-ea-av • DWA LANDSCAPE APPROVALo PLANT SCHEDULE TREES I BOTANICAL NAME COMMON NAME SIZE WATEZQ� KS OLEA EUROPAEA'FRUITLESS' FRUITLESS OLIVE 48'T30X M00asseJW116�a�Yk1Embaby,malEass", Fa larpSHRUBS BOTANICALNAME COMMON NAME 512E WATEKSEE EREMOPHILA HYGROPHANA BLUEBELL 5GAL LOW ACCENT BOTANICAL NAME COMMON NAME SIZE WATER USE OTY IREMARKS ADA AGAVE DESMETTIANA DWARF CENTURY PLANT 5GAL LOW 0.2 52 ABE ALOE BARBADENSIS BARBADOS ALOE 5GAL LOW 0.2 6 DIE DASYURION LONGISSIMUM TOOTHLESS DESERT SPOON 15GAL-24"BOX LOW 0.2 20 FM FURCRAEA MACDOUGALII FALSE AGAVE 15 GAL 44 HIS HESPERALOE PARVIFLORA'BRAKELIGHTS'TM BRAKELIGHTS RED YUCCA 5 GAL LOW 0.2 22 HP2 HESPERALOE X PINK PARADE GIANT HESPERALOE 5 GAL LOW 0.2 B NN NOLINA NELSONI'BLUE NOLINA' BLUE NOLINA TRUNK HTS3'TO 6' LOW 0.2 3 SPECIMEN ANNUALSPERENNIALS BOTANICAL NAME COMMON NAME SIZE WATER USE QTY REMARKS BM BACOPA MONNIERI HERB OF GRACE 1GAL 1 EB EVOLVULUSGLOMERATUS'BLUE DAZE BRAZILIAN DWARF MORNING GLORY 1GAL MOD OS 1 Z J� F FESTUCAAMETHYSTINA BLUE FESCUE 1 GAL MOD 0.5 16 N NASSELIA TENUISSIMA'PONY TAILS' MEXICAN FEATHERGRASS 1GAL MOD 05 84 POT r COBBLE: SIZE 2'-B',COLOR MEXICAN BEACM MIX COVER AREA COMPLETELY.BEE PLAN FOR LOCATIONS O ® OCVLDER. WASHED GRAY t:e2L41TE/SIM RANT 2'-5'/SEE PLAN FOR li 11Y AND LCCATICNS 2 LLLL PLANE NOTED 1.PLANT QUANTITY:List is p.Mad nor the wn,am ien.of the conlr d adi.nt and Is not Intended nor accurate wiring wrwses. 2.PLANT ALLOWANCE:The contraaor shall pmNda$1A00 to be used ror addltonal plan material not Indicated on Me kissed Mash may be deemed rre®asary by the landscape arthlta:l and approved by Me wma(a napmsenabve. suds plant Taneral wel be speciried and held IM,alM by Me landscape amhdpa H this allowance is no used,or is • only Witilly used.the unused poison shall be credited to Ins,owner. 3.LANDSCAPE ARCHITECT: Shop Ism review all pant le Mas prior to plaMing. Plants shall M placed In Mien irlerdecl IocaUons while alit in Mai,canlainemJboles. 4.UNIT PRICES:Landscape Contracts shah fun om unit prices for all plant material and irrigation material when KEYNOTES: submddng Ns kid d Me owrar. eNrlTr aRse ro ea. 5 WARNING%ant material Ikilnd may a may rwl M1ave been approvetl by IM1e Agricubuml Cpmm a oriels offca. aWk�bra' 'is LandscapeCmnnbpe pleasemntactInd NUN wµapuY arm�Aeo armae E e>G Agdcubuml Comm t Pont lateral m s Pant merodal rot mnpnn n9 yMh f the Agee laws maY be dsion.ed and , sum rwueo cool®raelErE evil ed'ron taken.At peel material s subject ro nzpMwr1 at the dwetbn of the Agdcuhaal Comm sa oriels ORme. IIha WK.E etNICnIEaroQ.IIC.QED¢CrLO pKKM6 eeID4t RIMR!%b i0 GE �aCAT"I'll tlkYJN eelfJl l"EERe r1CG YMI[,ieaQ MO rlle. POT SCHEDULE POT PLANT LEGEND or®lauL eYsral e.�Tawrepk ePEuwre ekffTC issoac3 roc lu trtE roh 0.n£t�rsv arwAL roc<u uEiu r-Ol ae 0.P211Q N mrtae os rot 'Q ec1lW uuun ro ve mr rxeCq e¢n/ae 'RD.LCf IMIMG6e TM errL2-euwaw NII-ads ernrA rOkg Ym EeCtYm due DA1E' fQgp 1a12 Tad..aT ONE Iron Ta McTLawM scmrt wLxae roc<a rite erxmw cars LApke ACLpR RArmeQ awL Tcvrax Ta rf eEucrm aaoetoworm ro w1s. cam ware am ec�we we o<a we caa.T emE TM IGr<u UAa neda aalaR T'OIA Lfmlf IM1<T/le anTE PINmI£Cr NTpega I7EeM11Q OMe- MS-d0M0 N!(G Ned WYR!.Mf6 Ki'e.T M1aMe Call NLwER das a!eMl f9l roc Aq.l ND 1M4 Q sAewc eumE sTwcvse eY LarpeCaF£AwoxrEn. (Ol rlLIWYLA tALl/LCOirRHde wTMMW1e TrI.E- 'av- . roc ma�a"'"'_Porn To caw weTnr.Taus ra<eoe• owTe L4o/e rsaolee.scoreaNp uavre AHo ru4sELLe+Ewcax iEJTl6t UaY '�Q PErLE<rne rr+o• ILL role HT NaleBL Nlb roM4K eaCM la L sails1 role.r@ roc lrrflm am rLnm Learn POIe M'TaaRHel s raweaaelmnera�a+I ero-eu-am - sldae weTu ,.,, er arorrcT ® - SCALE:1"=1P-M GRAPHIC SCALE - "mmm%=.mm—rm • DWA LANDHCAM APPROVALo L-5.09 'I -. _� ( _ uixau, IMYCNIYWR:II NR � )®6�Mh eNIID ® Otl)/l<Ie 1At xoRrH lrv9wn cnrry xDNVT � I ® ® Y LPALM CANYDN DRNE �1 KEYMAP ItN m z •X n c Y ljj� d D , IIil ® ,uro oawr 11I!III JI III�IIIIIII III,II'i ® ® � o o � o o • E® O � MN W4N11,r bD P<LY!MFY iO IL. WC Mn1m lAGT�GEC ®® � © � rLaolNn Mue N1we erwlcrMEs To ee. -.. nnNNwLv i�sTm uwo Re �� � PeenePLa,nex ArE,sro ee. �� .' ioocwl ePscN PQYnrroc uae.euac mC NnP. ® � uwLrwrt,a.roxee0eneo � _ 0 O O ® ' NtenwnlaE er NrgtlCR LEerIE1e I I I—�.`� ___. •�, w � _—_.. � � ter❑ eoCK■ - �� r:aec Nape aSlcnAee m,norxe.w,rca. � � � - rnoJJt=eeT uuu✓s Tu DMNH FOURTH FLOOR PLANTING PLAN - n • NC MM CATS metro PLANT SCHEDULE POT 5C14EDLILE POT PLANT LEr.EN1D ac iS r va TREES BOTANICAL NAME COMMON NAME SIZE WATER USE OTY REMARKS Porry Pm.arelPn:ulrN eNAinL Pm lu ort�H�a�ae rxnc NCBRCR610T OLEA EUROPAEA'FRUITLESS FRUITLESS OLIVE 48"130% MOO D.S NIT 6 POT nTM�-da°I°w !�"a,w re�e no earrin tit�PAgB _ fLide WIIIe luC caG a,once rm lw Nes eTaoNs Pores LAiee Accort Pewre ror ra R�euwoNs ro,a,wwcE acmrz PL/Nie nme.Na�a.rt:!as-nn»o ran em,�eareAlce re w.2. cane une eAG(FA A!G a aw sr.�ogre' ® - ' aa=..AT. � - ACCENT BOTANICAL NAME COMMON NAME 512E WATER USE OTV REMARKS rrx ru ooteu ARAeaule.rore.rmrtevNnn _ /NS-NNAO roT lG f10CLl Glf<07YR.rain.Y®R R.Miln _ AOA AGAVE DESMETTIANA DWARF CENTURY PLANT SGAL LOW 03 5 tales Nuq aie eAcu rtw Pui FM FURCRAEA MACDOUGALII FALSEAGAVE 15GAL 3 ror m>oerx,sLe.rorN iau mr n.aae iurH.vw.Le _ _ HIS HESPERALOE PARVIFLORA'BRAKELIGHTS'TM RAKE BLIGHTS RED YUCCA 5GAL LOW 0.2 8 ' SCALE I"=10'-0' CGVJl.NLHJA YO UBRF A,O H^eeNi<r�uu re^^e*wes' GRAPHIC SCALE mM ANNUALS/PERENNIALS BOTANICAL NAME COMMON NAME SIZE WATER USE QTY REMARKS AU POIN Hor x1�lLe All,D ro wet saucero xi r� - • BM BACOPA MONNIERI HERBOFGRACE iGAL 1 roin er ioweea are uuae +�mq •,rn« DWA LANDSCAPE APPROVAL EB EVOLVUWS GLOMERATUS'BLUE DAZE' BRAZILIANDWARF MORNING GLORY 1GAL MOD 0.5 1 M•�anP•�«•+�+a"�. F FESTUCA AMETHYSTINA BLUE FESCUE 11GAL I MOD 05 11 1 N NASSELLATENUISSIMA'PONY TAILS' MEXICAN FEATHERGRASS JIGAL I MOD 05 19 POT *•�>••^+•+^�•• L-5.10 COBBLE: SIZE 2'-B',COLOR MEXICAN BEACH NIX COVER AREA COMP L COMPLETELY.BEE PLAN FOR OCATIONS 'i maser