HomeMy WebLinkAbout6/18/2014 - STAFF REPORTS - 4.C. �OF?A`M S.
iZ
c
V N
�..,.o..,a CITY COUNCIL STAFF REPORT
C,Q</FOIt
DATE: June 18, 2014 UNFINISHED BUSINESS
SUBJECT: PALM SPRINGS PROMENADE, LLC FOR REVIEW OF BLOCK C
BUILDING ELEVATIONS OF THE DOWNTOWN REDEVELOPMENT
PROJECT, AS REQUIRED BY PROJECT CONDITION NO. 1 OF CITY
COUNCIL RESOLUTION 23269, LOCATED ON THE WESTERLY
FRONTAGE OF N. PALM CANYON DRIVE AND SOUTH OF "NEW MAIN
STREET' (CASE NO. 3.3607 MAJ).
FROM: David H. Ready, City Manager
By: Department of Planning Services
SUMMARY
The City Council will review the building elevations of the Downtown Palm Springs
Downtown Renovation Project — Block C, located at the southwest corner of North Palm
Canyon Drive and Main Street. The development of Block C was approved by City
Council on December 19, 2012; however, the Council conditioned the approval on the
applicant further studying the building elevations for resubmittal for Commission and
Council review.
RECOMMENDATION:
Determine Condition of Approval No. 1 of City Council Resolution 23269 has been
fulfilled.
BACKGROUND:
Planning Areas
Specific Plan Yes Museum Market Specific Plan
Design Plan Yes Museum Market Specific Plan
Airport Overlay None
Indian Land None
ITEM NO. ,
City Council Staff Report
June 18, 2014 -- Page 2
Case 3.3607 MAJ — Downtown Palm Springs Redevelopment Project, Block C
Related Relevant City Actions to Downtown Palm Springs Redevelopment Project
p
Dec. 2, 2009 The City Council made findings, adopted a Mitigation Monitoring and
Reporting Program, adopted a Statement of Overriding Considerations, and
certified the Museum Market Specific Plan Environmental Impact Report
("Specific Plan EIR") and adopted Ordinance 1764, thereby approving the
Museum Market Plaza Specific Plan. The Specific Plan covers the design
guidelines and development standards for the area commonly known as the
Desert Fashion Plaza.
Sept. 29, 2011 The City and Palm Springs Promenade, LLC, entered into a Project Financing
Agreement applicable to the financing, development, redevelopment, creation
and refurbishment of public and private improvements within the Specific Plan
area (the "Agreement'). The Agreement included, among other things, a Site
Plan and Project Description depicting the proposed improvements.
Oct. 17, 2012 The City Council approved Amendment No. 2 to the Project Financing
Agreement between the City and Palm Springs Promenade, LLC (the
"Amendment'). The Amendment included an Updated Site Plan and
"Updates to Project Description" reflecting modifications to the proposed
improvements originally approved in the Agreement. The Amendment
provided that the Updated Site Plan and Updates to Project Description
amended and superseded the original Site Plan and Project Description,
respectively, in the Agreement. On October 17, 2012, the City Council also
conducted a conformity review of the project described in the Amendment, as
allowed by the Museum Market Plaza Specific Plan, and concluded that the
project conformed to the policies and objectives of the Specific Plan. In
support of these actions, the City Council adopted an Addendum to the
Specific Plan EIR pursuant to the California Environmental Quality Act
("CEQA"). The City Council found that the proposed project described in the
Amendment was within the scope of the Specific Plan EIR, and, based on the
Specific Plan EIR and Addendum, found that no further environmental review
was required. (Public Resources Code § 21166; California Code of
Regulations, Title 14, §§ 15162, 15164.
Dec. 5, 2012 The Planning Commission adopted resolutions recommending the Tentative
Parcel Map and approving the three Major Architectural Approvals and the
Planned Development District permit.
Dec. 6, 2012 The City received Councilmember Mills request to review the Planning
Commission actions on the project.
Dec. 19, 2012 The City Council approved on the following applications as they relate to
Museum Market Plaza:
• Tentative Tract Map 36446 to subdivide approx.. 13.57 acres into 14
parcels for development and four lots for public infrastructure
(Resolution 23226)
• Major Architectural Applications as they relate to development of:
o Block A(Resolution 23267)
o Block B (Resolution 23268)
o Block C Resolution 23269
Feb. 13, 2013 The Planning Commission accepted the redesign of the fagade and materials
for the proposed hotel located on block C-1 with the following
recommendations:
02
City Council Staff Report
June 18, 2014 -- Page 3
Case 3.3607 MAJ—Downtown Palm Springs Redevelopment Project, Block C
-A stronger emphasis be given to the landscape design.
-A more integrated attitude about the public art component.
-The design team to propose the colors for the building.
Mar. 6, 2014 The City Council approved the revised hotel elevations and determined
Condition of Approval No.1 of Resolution 23270 has been satisfied.
May 28, 2014 The Planning Commission reviewed Block C elevations and provided
comments. See attached meeting minutes and further discussion below.
ANALYSIS:
At its public hearing of December 19, 2012, the City Council reviewed and approved the
Downtown Palm Springs Redevelopment project consisting of a tentative tract map
(TTM36446), three Major Architectural applications, and a Planned Development
District application for a hotel in excess of sixty (60) feet. The three Architectural
applications included Blocks A, B and C. When approving Block C, the Council
included the following condition:
1. Applicant is to provide a restudy of the elevations of the office building that fronts
on Palm Canyon and New Main Street to be submitted to the Planning
Commission for review and comment and the City Council.
It should be noted that this condition only relates to the building fronting N. Palm
Canyon Drive and New Main Street. The hotel portion was approved separately as
Block C-1.
The proposed project remains in conformance with the Development Standards of the
Museum Market Specific Plan as follows:
Development Standards
Requirement Proposed
Maximum Height (Feet)
- Building 60 60
- Permitted Projections 15 9
Minimum Street Setbacks (Feet)
- Palm Canyon Drive, West Side 15 Varies from 24 to 28 from P/L
- New Main Street 12 12 from P/L
Minimum Building Height Stepbacks (Feet)
- Palm Canyon Drive
- 0-30 Feet in Height 0 Varies from 24 to 28 from P/L
- Over 30 Feet in Height 20 Varies from 35 to 38 from P/L
Stepbacks are defined as the horizontal distance a building face must be set back from the property line
at each given height. The area required for a stepback can be used for balconies and terraces. Stepbacks
shall be measured from the face of a structure to the property line at a 90 degree angle from the building
face.
03
City Council Staff Report
June 18, 2014-- Page 4
Case 3.3607 MAJ— Downtown Palm Springs Redevelopment Project, Block C
- New Main Street
- 0-30 Feet in Height 0 16 from P/L
- Over 30 Feet in Height 10 16 from P/L
The elevations (Sheet C.4a and C.1) include demarcated setback and building height
stepback information as required by the Specific Plan. It should be noted that the
building stepbacks are measured from property line to the building face and exclude
balconies on the north and east elevations. The balcony faces and vertical fins are
located at the sidewalk edge which does create additional building bulk.
PLANNING COMMISSION REVIEW:
On May 28, 2014, the Planning Commission reviewed the proposed elevations and
provided overall favorable comments on the project. The Commission did express
concerns on the importance of shading areas along the sidewalk areas, specifically
Palm Canyon Drive. Other concerns related to the corner element above the first floor.
In response, the applicant reduced height of the corner element by ten feet and included
additional overhangs from the single-story storefronts along Palm Canyon Drive. The
revised plans are attached to this report.
ENVIRONMENTAL DETERMINATION:
The project was previously evaluated under the California Environmental Quality Act
(CEQA) when initially approved by City Council on December 19, 2012. Since the
proposal is being reviewed as a requirement of the project conditions, no further
environmental analysis is required.
Z-_
'M. Margo Wheeler, FAICP David H. Ready, Esq., Ph.
Director of Planning Services City Manager
Attachments:
1. Museum Market Plaza Specific Plan — Design Guidelines (excerpt)
2. Resolution 23269
3. 5/25/2014 Planning Commission Draft Meeting Minutes (excerpt)
4. Proposed Elevations and Project Perspectives
5. 12/19/12 City Council Reviewed Elevations and Perspectives
04
City of Palm Springs
Museum Market Plaza Specific Plan
Section III—Development Standards and Guidelines
F. Design Guidelines
1. Architecture
a. General Provisions
Consistent with the requirements and recommendations of the General Plan and the Downtown
Urban Design Guidelines, all development within the Specific Plan area will complement the
distinctive, eclectic townscape character that has made Palm Springs nationally and
internationally famous. The existing built form and characteristic townscape spatial
arrangements, together with the startling local topography, have created a unique environment
that provides all users with a well-defined sense of place.
The northwest corner of the area contained within the Specific Plan fronts open space, but other
than that, the Specific Plan addresses an area that is bordered on all sides by existing urban
development. Achieving sympathetic relationships between new buildings and the existing
adjoining developments will therefore be fundamental to the successful integration of
forthcoming development into the wider context.
The Specific Plan area will be known as the Museum Market Plaza and its component blocks
must be clearly unified by a coherent visual identity. An encompassing visual identity creates an
essential sense of place and all design elements must work together to reinforce an underlying
perception of continuity. The formulation of a unified, distinctive and adaptable urban design
concept, that is based on versatile design principles and can, while retaining integrity, lend itself
to interesting variations in application, detail and materials, is therefore an essential element of
the Specific Plan.
b. Building Height, Scale and Massing
The Specific Plan allows for an intensive level of development, where careful attention to
appropriate building height, scale and massing will be essential. The area is pedestrian oriented
and all buildings should be sensitively designed to the human scale with active, pedestrian
friendly frontages. Each of the component blocks must be effectively permeated with public and
private open spaces, allowing view corridors to and from the public domain and thus avoiding
the creation of an overwhelming and impenetrable built form. Within each block, individual
buildings must be treated with care and consistency.
With the exception of Block K, all Blocks within Specific Plan are defined as Central Core in
terms of the Palm Springs Downtown Urban Design Guidelines. In accordance with the
recommendations of the Guidelines, this Specific Plan allows for an average maximum building
height of 60 feet. However, with sympathetic massing and effective architectural treatment to
visually reduce building bulk, hotels may exceed 60 feet, subject to City Council approval. The
111-17 0 5
City of Palm Springs
Museum Market Plaza Specific Plan
Section III—Development Standards and Guidelines
design of the buildings, and the layout of the Specific Plan area, is intended to implement the
goals of the General Plan, to create a new mixed use center of Palm Springs.
Building elements throughout the Specific Plan must be varied to include stepping down so that
the apparent mass of the building is reduced, austere `cliff-face' frontages avoided, and view
corridors created.
In addition to conforming to the requirements concerning building
height and stepped frontages, massing of the buildings in Block A
must also respect the presence of the existing building to the north,
the largely open space of the Plaza to the south and the hierarchy of
streetscapes to either side.
Block B provides the public open space for the Plaza and the built
form should therefore remain entirely subordinate to that of the
blocks abutting, allowing views across the Plaza in all directions.
So that the unimpeded views and predominance of landscaping that typically characterize public
open spaces can prevail, buildings shall be visually permeable and not exceed one story in
height. They are limited to a maximum total area of 3,000 square feet and should be massed to
the east and west of the block, gently framing a central open space.
Buildings included in Block C should conform to the requirements concerning building height
and stepped frontages, with massing concentrated towards the centre. Sympathetic massing of
the new built form will also respect the spatial characteristics of the Plaza to the north, the
surrounding hierarchy of streetscapes and the modest levels of existing development to the
southwest of the block.
The blocks defined as D and F may be developed together as one block, or as two blocks divided
by a central access route, and with limited exceptions, the standard constraint on building height
will apply, together with the requirement for stepped frontages.
If developed as one block, massing should be concentrated
away from Tahquitz Canyon Way, and pedestrian and visual
h, permeability must be included so that the creation of an
impenetrable and overtly urban mega-block is avoided. If the
two blocks are separated by the introduction of a parking access
drive, massing of the component buildings will require careful
consideration so that the creation of an uninviting, alley-like
access route is avoided. Sympathetic massing of the new built
form will respect the spatial characteristics of the Museum and
open areas to the west, as well as the surrounding hierarchy of
streetscapes.
For the purposes of the Specific Plan, Blocks E, G and H are
discussed as a single entity. However, with sympathetic massing and effective architectural
treatment to visually reduce building bulk, elements to the north and west of the block may be
III-is
06
City of Palm Springs
Museum Market Plaza Specific Plan
Section III—Development Standards and Guidelines
developed as a hotel to a height exceeding 60 feet, subject to City Council approval. To the
north east of Block E, G and H, built form of approximately 75 feet in height already exists and
its well-articulated frontage provides an effective edge to the open space of the golf course.
Subject to sensitive architectural treatment, the new built form will continue the adjacent well-
defined edge along the northern frontage of Block E, G and H. Massing of the new development
towards the north and northwest of the block also results in it having minimal impact on any of
the significant streetscenes within the Specific Plan. To avoid the creation of an impenetrable
and overtly urban mega-block, effective massing of the new built form will include ample
provision for visual and pedestrian permeability.
Another potential exception to the 60-foot height limit may be at Block K, where subject to City
Council approval, additional building heights may be developed. Increased building height at
1%eiW.
Block K will result in the new built form providing visual continuity between the constrained
level of development allowed to the west and the intensive levels of existing and proposed
development in Section 14, to the east, including the new proposed Spa Hotel and Hard Rock
Hotel, both proposed at 100 feet in height. Block K includes a private street that provides east-
west permeability and connects the areas to the east of the Specific Plan with the new Plaza and
the existing Museum. The fragmented nature of the block presents challenges in terms of
achieving sympathetic massing, as all street frontages should be designed to the human scale and
the existing modest levels of development at abutting sites must be respected.
III-19
07
City of Palm Springs
Museum Market Plaza Specific Plan
Section III—Development Standards and Guidelines
c. Architectural Style and Treatment
Eclectic Architecture is a defining feature of Downtown Palm Springs and while renown for its
uniquely Californian Modernist buildings, the area is also rich in interesting examples of Spanish
and Mediterranean styles.
Where the distinctive character of an area derives from its diversity of development over many
decades, new built form that merely replicates previous styles is counter to the way in which the
area has evolved. New development, while contextual, should therefore be of its time, using
contemporary designs of a scale and form reflective of
locally distinctive models.
Aside from landmark buildings, most buildings forming r
part of a streetscape do not need to be idiosyncratic. Too
many buildings of individual dominance and distinction 1
compete with each other and create urban chaos. A
more harmonious townscape is achieved by using v
variations on a consistent architectural theme, with
variety in the detailing and materials. ■� �
With reference to the City's legacy of Modern, Spanish
and Mediterranean styles, a forward-looking
architectural theme recognizing a new sustainability paradigm is the primary direction for future
development in the Specific Plan area. The theme seeks to encourage architecture that builds on
Palm Springs' tradition of responding to the demands of a desert climate, but with new respect
for minimizing energy and materials use in construction and occupancy. New design esthetics
will be needed to incorporate solar control, passive energy production (solar and wind), and
wireless technologies with time-honored concerns for pedestrian
entries, security and orientation, building function, view
preservation and visual appeal in the manipulation of form,
materials and color. Particular attention to the sensitive
treatment of the street front forms a core objective within the
unified Urban Design concept. Together, these principles will
provide the Museum
_ Market Plaza area with
a cohesive and
distinctive character.
Within this overall
architectural theme,
interesting variation in
rooflines, elevational articulation, detailing and
materials will be needed to create a richly textured built
environment. Recesses and reveals that provide shade and create shadow lines, such as building
projections, covered walkways, colonnades, arcades, and other human scale openings shall be
included to reduce the impact of building mass and create visual interest. The means of enclosure
1II-21
08
City of Palm Springs
Museum Market Plaza Specific Plan
Section III—Development Standards and Guidelines
to courtyards and balconies shall be visually permeable where appropriate and the stepping back
of upper floors will also be utilized to further reduce the visual impact of building mass and
maximize view corridors.
In accordance with the prevailing architectural theme, buildings are to be clearly legible with
active main frontages and well-defined entrances. All elevations of a building shall be
consistently treated, and rooftop mechanical and electrical equipment must be screened as an
integral part of the architectural treatment.
Buildings situated at important intersections
should receive special treatments. The inclusion
of architecturally definitive features and comer
cut-backs assists in the creation of a distinctive
sense of place, as well increasing opportunities
to create useable outdoor public spaces.
Block K will accommodate an architecturally
inspired landmark building that will be the
`Flagship' of the Museum Market Plaza. In its
,�it
location at the eastern end of the new east-west
thoroughfare, it will form a balanced counterpart
to the Palm Springs Art Museum building
located at the western extreme of the new street.
Although standing alone as a landmark building,
its architectural treatment will complement the architectural theme prevailing throughout the
Museum Market Plaza. In addition to the frontages enclosing the private street that bisects block
K, the building will have two major street frontages and distinctive `gateway' features must form
an integral part of the architectural treatment of both the eastern and western facades.
Special architectural treatments will also be required for the western and northern elevations of
the buildings included in Block EGH, and the western elevation of Block DF. While consistent
with the prevailing architectural theme, western elevational treatments should defer to the
presence of the adjacent Art Museum building and relate to the public open space immediately in
front of it. Effective articulation of the northwestern and northern frontages of Block EGH will
be essential to reduce the visual dominance of the tall building.
Parking structures at street level have a potential to result in austere and impermeable frontages.
While consistent with the prevailing architectural theme, they will require special design
treatment to minimize the impact of the structure on the pedestrian experience. Parking
structures must be visually permeable and include `designed-in' safety features. Elevations
require effective articulation, incorporating projections, recesses and interesting combinations of
materials to avoid the creation of continuous, harsh frontages. Parking structures must also have
well defined entrances, easy access and legible interior spatial arrangements to invite consistent
usage.
III-22
09
City of Palm Springs
Museum Market Plaza Specific Plan
Section III—Development Standards and Guidelines
Exhibit III-3
Architectural Treatments
5
i;
w
.1
rr
� —, tom_ •rr.
i
7
1 _ S
11( 1 1-
il.h,.�
10
City of Palm Springs
Museum Market Plaza Specific Plan
Section III—Development Standards and Guidelines
d. Storefronts
Well-designed storefronts make a significant contribution to streetscape character and assist in
the creation of lively frontages. The pedestrian experience is enhanced by visually permeable,
largely glazed storefronts that minimize the division between interior and exterior space, and
allow interesting views of inviting interiors. Clearly defined and easily accessible entrances
create active frontages and draw people into the store, while visually permeable design treatment
allows the interior of the store to function as an extensive display area at all hours, thereby
maximizing economic opportunities for vendors.
Essential security equipment must be inconspicuously located so that the creation of a hostile
atmosphere is avoided. If permitted, security grilles must be internally mounted, fully retractable
during trading hours and visually permeable when in use after the store is closed.
While allowing flexibility for individual distinctiveness, shopfront design should be compatible
with the Museum Market Plaza architectural theme and reflect the appearance and scale of the
building above.
e. Building Materials
Designed as an integral component of the Museum Market Plaza architectural theme, a rich
palette of complementary materials and finishes will create subtle continuity throughout the area
by visually linking eclectic architectural styles. While consistent with the broader theme, it is
essential that materials, colors and finishes are appropriate to the architectural style of individual
buildings.
The Specific Plan allows for an intensive level of development and building facades must be
softened and articulated by the innovative use of a harmonious range of surface treatments. In
addition to visually reducing building mass, interesting variety in color and material assist in the
creation of a lively townscape. Intense sunshine is a prevailing feature of the Palm Springs
environment and textured surface finishes on which interesting shadow effects can be achieved
will contribute much to distinctive local character. Wide expanses of glazing blur the distinction
between interior and exterior space, promoting an essential sense of permeability and
spaciousness long associated with the Palm Springs townscape.
2. Connectivity, Streetscapes, Open Spaces
a. Connectivity and Streetscenes
Streetscape character has a fundamental impact on the vitality of downtown by either
encouraging or deterring pedestrian activities and a legible, well defined hierarchy of streets and
pedestrian links, connected by a sequence of versatile public open spaces, effectively permeates
the Specific Plan.
III-24
li
City of Palm Springs
Museum Market Plaza Specific Plan
Section III—Development Standards and Guidelines
East-west connectivity is facilitated for both vehicles and pedestrians. Upgrading the streetscape
of Andreas Road and introducing a street that bisects block K and continues through to the Art
Museum will enhance connectivity to and from Section 14, as well as providing an opportunity
to form several definitive intersections. The existing link between Museum Drive and Belardo
Road is not essential to successful circulation, and subject to an appropriate design solution,
severance of the two could occur.
Permeating the blocks included in the Specific Plan with well-designed pedestrian connections
avoids the creation of overwhelmingly urban mega-blocks, adds visual interest to the streetscene
and encourages pedestrian activity. The design treatment of pedestrian links, both within the Plan
Area and to adjacent development, forms an integral
part of the Museum Market Plaza Urban Design
concept, creating inviting, multi-purpose spaces of
distinctive character that include `designed-in' safety
features.
View corridors have contributed much to the unique
townscape character of Palm Springs. The mountains
form a spectacular backdrop to the City and
downtown streetscenes offer distinctive longitudinal
views, where the vertical rhythm of the mature palm
trees acts as an effective foil to the general horizontality of the built form. In terms of preserving
local distinctiveness, it is important that existing view corridors are protected and new ones
created. As building heights within the Specific Plan generally exceed those previously existing,
it is essential that architectural elements and building
components be varied and reduce the overall perception of
mass, resulting in graduated frontages that allow generous view
corridors. A particularly definitive local view will be created
by the opening of a new east-west street that allows tree-framed
views in both directions. Views to the east will extend to the
startling focal point of the new building and views to the west
will include the iconic Art Museum, with the mountain behind.
The new street will also be the starting point of an
interconnected town center extending from the Museum,
through the new Spa Resort and Casino, and to the Hard Rock
Hotel and Convention Center.
In accordance with the Museum Market Plaza Urban Design
concept, streetscapes should be characterized by consistent, but
adaptable, design treatments so that a strong sense of continuity and place is achieved.
Component spaces of special use or interest can be individually defined by a complementary
variety of detailing and material. Major vehicle and pedestrian routes within the Specific Plan
shall be enclosed by active frontages, with sidewalks designed to accommodate a variety of
compatible outdoor activities and thereby extend the hours of active use. Consistent with the
Urban Design concept for the Museum Market Plaza, a full range of features and amenities to
III-25 12
City of Palm Springs
Museum Market Plaza Specific Plan
Section III—Development Standards and Guidelines
enhance the pedestrian experience and encourage pedestrian activity shall be incorporated into
the design of sidewalks and other public open spaces (see Section III.4 Street Furniture). Parking
structures at street level have a potential to result in austere and impermeable frontages and the
sidewalk fronting a street level parking structure will require sensitive design treatment and
landscaping to soften the visual impact of the parking structure.
Within the Specific Plan, a hierarchy of definitive intersections is to be created. Street surfaces
at selected intersections will be given visual definition by the introduction of special surface
finishes, while landscaped sidewalk projections or `bulbs', together with building corner
cutbacks, will create useable public open spaces and contribute to a more pleasing pedestrian
experience. All design treatments will be consistent with the unified Urban Design concept, with
special interest and variety being achieved in the detailing. Key definitive intersections should
be created at _
all four
comers of
the Main
Plaza and at
the junctions
of Tahquitz
Canyon Way
with Belardo Road and North Palm Canyon Drive. Secondary definitive intersections may be
created at other minor intersections within the Specific Plan area. A visual link between the
Museum Market Plaza and the Section 14 district immediately to the east should be achieved by
the introduction of special street surface finishes to Indian Canyon Drive, at the gateway to the
new connector through Block K. This will draw the attention of drivers to the gateway as well as
encouraging pedestrian circulation between the two areas.
III-26
13
RESOLUTION NO. 23269
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING THE
DEVELOPMENT OF BLOCK C OF THE DOWNTOWN PALM
SPRINGS RENOVATION PROJECT, LOCATED ALONG THE
WESTERLY FRONTAGE OF NORTH PALM CANYON DRIVE,
SOUTH OF "NEW MAIN STREET" (CASE 3.3607 MAJ)
WHEREAS, Palm Springs Promenade, LLC, ("applicant") has filed an application with
the City, pursuant to the Museum Market Specific Plan and Section 94.04.00 of the
Zoning Code, for a Major Architectural Application (Case No. 3.3607-MAJ) to allow the
redevelopment of a portion of the Desert Fashion Plaza with a one- and three-story
retail commercial building, located in Block C of the Museum Market Plaza Specific Plan
and along the westerly frontage of N. Palm Canyon Drive, south of "New Main Street",
APN's: 513-560-008 and -009), zone Museum Market Plaza Specific Plan, Section
15/R4fr4; and
WHEREAS, on December 2, 2009, the City Council made findings, adopted a Mitigation
Monitoring and Reporting Program, adopted a Statement of Overriding Considerations,
and certified the Museum Market Specific Plan Environmental Impact Report ("Specific
Plan EIR") and adopted Ordinance 1764, thereby approving the Museum Market Plaza
Specific Plan which covers the design guidelines and development standards for the
Specific Plan area; and
WHEREAS, on September 29, 2011, the City and Palm Springs Promenade, LLC,
entered into a Project Financing Agreement applicable to the financing, development,
redevelopment, creation and refurbishment of public and private improvements in
downtown Palm Springs within the Specific Plan area (the "Agreement") which included,
among other things, a Site Plan and Project Description depicting the proposed
improvements; and
WHEREAS, on October 17, 2012, the City Council approved Amendment No. 2 to the
Project Financing Agreement between the City and Palm Springs Promenade, LLC (the
"Amendment') which included an Updated Site Plan and "Updates to Project
Description," reflecting modifications to the proposed improvements originally approved
in the Agreement, and that amended and superseded the original Site Plan and Project
Description, respectively, in the Agreement; and
WHEREAS, on October 17, 2012 the City Council also conducted a conformity review
of the project described in the Amendment, as allowed by the Museum Market Specific
Plan, and concluded that the project described in the Amendment conformed to the
policies and objectives of the Speck Plan; and
14
Resolution No. 23269
Page 2
WHEREAS, in support of its actions on October 17, 2012, the City Council adopted an
Addendum to the Specific Plan EIR pursuant to the California Environmental Quality Act
("CEQA"), finding that the proposed project described in the Amendment was within the
scope of the Specific Plan EIR, and, based on the Specific Plan EIR and Addendum,
that no further environmental review was required. (Public Resources Code § 21166;
California Code of Regulations, Title 14, §§ 15162, 15164); and
WHEREAS, the proposed Major Architectural Application (Case No. 3.3607-MAJ)
implements the project approved by the City Council for CEQA purposes on October 17,
2012; and
WHEREAS, on November 13, 19 and 26, 2012, the Architectural Advisory Committee
(AAC) reviewed the proposed project and voted 6-0 to recommend approval, with
conditions, to the Planning Commission; and
WHEREAS, on November 7, 2012, the Planning Commission conducted an orientation
session on the proposed project, and on November 14 and 28, 2012, the Commission
conducted a public hearing in accordance with applicable law; and
WHEREAS, on December 5, 2012, the Planning Commission by a vote of 7 to 0
adopted Resolution No. 6303 approving Case No. 3.607, as presented subject to
conditions of approval; and
WHEREAS, on December 6, 2012, Council member Mills notified the City Clerk that he
was calling the Commission's action on Case No. 3.607 for review by the City Council,
in accordance with Section 94.10.00 ("Review by councilmembeC) of the Palm Springs
Municipal Code; and
WHEREAS, on December 19, 2012, the City Council conducted a public hearing in
accordance with applicable law;
WHEREAS, the City Council has carefully reviewed and considered all of the evidence
presented in connection with the hearing on the project, including but not limited to the
project description and exhibits, the staff report and memoranda, and written and oral
testimony presented at the meetings.
THE CITY COUNCIL HEREBY FINDS AS FOLLOWS:
Section 1: The City Council's approval of Major Architectural Application (Case No.
3.3607-MAJ) is within the scope of the Addendum adopted on October 17, 2012, and
none of the circumstances triggering further environmental review have occurred since
the adoption of the Addendum: (i) there are no substantial changes in the project
requiring major revisions of the Specific Plan EIR and Addendum due to the
involvement of new significant environmental effects or a substantial increase in the
severity of previously identified significant effects; (ii) there are no substantial changes
with respect to the circumstances under which the project is being undertaken which will
15
Resolution No. 23269
Page 3
require major revisions of the Specific Plan EIR and Addendum due to the involvement
of new significant environmental effects or a substantial increase in the severity of
previously identified effects; and (iii) there is no new information of substantial
importance, which was not known and could not have been known with the exercise of
reasonable diligence at the time the Specific Plan EIR and Addendum was certified
showing that: (a) the project will have one or more significant effects not discussed in
the Specific Plan EIR and Addendum; (b) significant effects previously examined will be
substantially more severe than shown in the Specific Plan EIR and Addendum; (c)
mitigation measures or alternatives previously found not feasible would in fact be
feasible, and would substantially reduce one or more significant effects of the project,
but the mitigation measures or alternatives have not been adopted; or (d) mitigation
measures or alternatives considerably different from those analyzed in the Specific Plan
EIR and Addendum would substantially reduce one or more significant effects on the
environment, but the mitigation measures or alternatives have not been adopted. No
further environmental review is required (Public Resources Code § 21166; Califomia
Code of Regulations § 15162.)
Section 2: The Palm Springs Zoning Code Section 94.04.00(D) provides guidelines for
the architectural review of development projects, with conformance evaluated based on
the following guidelines:
1. Site layout, orientation, location of structures and relationship to one
another and to open spaces and topography. Definition of pedestrian and
vehicular areas; i.e., sidewalks as distinct from parking lot areas;
The project proposes the demolition of a portion of the existing Desert
Fashion Plaza building and the construction of a new multi-tenant
commercial building fronting N. Palm Canyon Drive and "New Main
Street". The building fronting N. Palm Canyon Drive is one-story or
approximately twenty (20) feet in height for 110 feet of street frontage,
then rises to three stories, or approximately fifty-three (53) feet in height at
the corner of N. Palm Canyon Drive and "New Main Street". Pedestrian
access is provided on sidewalks along N. Palm Canyon Drive and "New
Main Street". Pedestrians may also pass through an outdoor courtyard
that begins at the corner of Palm Canyon Drive and Tahquitz Canyon Way
and runs along the west side of the Block C building to "New Main Street".
(This courtyard separates the proposed building from the proposed hotel,
which is addressed in a separate application.) Underground parking can
be accessed from nearby stairways and elevators via public sidewalks.
2. Harmonious relationship with existing and proposed adjoining
developments and in the context of the immediate
neighborhood/community, avoiding both excessive variety and
monotonous repetition, but allowing similarity of style, if warranted;
Resolution No. 23269
Page 4
The buildings are constrained in size by the street grid and proposed
courtyard and hotel development so that they remain in scale with the
surrounding area. The heights of the building range from approximately
20 to 53 feet and are generally consistent with the development character
of the surrounding area, which includes one-, two- and multiple-story
buildings. The proposed architecture is of a contemporary style consistent
with surrounding development, but introduces design elements, colors and
materials of a higher quality than the existing development in the vicinity.
The selection of design elements differs from those of the adjacent blocks
within the Museum Market Plaza Specific Plan area, yet they contribute to
the overall identity of an up-scale contemporary center.
3. Maximum height area, setbacks and overall mass, as well as parts of any
structure (buildings, walls, screens, towers or signs) and effective
concealment of all mechanical equipment,
The proposed buildings' mass and overall height are generally consistent
with development patterns in the area. The setbacks for the building
fronting N. Palm Canyon provide sufficient sidewalk width and additional
space for outdoor seating. The building frontage along "New Main Street"
provide varying setbacks to for ground tenant entries. Parapets and other
design elements will provide screening of proposed rooftop equipment.
4. Building design, materials and colors to be sympathetic with desert
surroundings;
5. Harmony of materials, colors and composition of those elements of a
structure, including overhangs, roofs, and substructures which are visible
simultaneously,
The building architecture is contemporary in style, with a color and
material palette that introduces muted desert colors, with limited use of
accent colors via metal, stone and glass. Covered walkways for outdoor
seating, pedestrian circulation and solar control are integrated into the
building elevations facing the perimeter public streets and the courtyard,
while umbrellas and other movable shading are also proposed for
restaurant seating in the courtyard area. Individual tenancies will establish
street level storefronts and would be subject to further review, as indicated
in the attached conditions of approval.
6. Consistency of composition and treatment;
The buildings are proposed with a consistent use of contemporary design
elements. Corner tenancies and restaurant locations are distinguished
from the remainder of the building exteriors with more color and glass in
17
Resolution No.23269
Page 5
order to highlight building corners as visual landmarks and connect indoor
seating with outdoor seating areas.
7. Location and type of planting, with regard for desert climate conditions.
Preservation of specimen and landmark trees upon a site, with proper
irrigation to insure maintenance of all plant materials,-
Landscape plans have not been submitted in sufficient detail to evaluate
against this guideline and recommendations for further review are
incorporated into the attached conditions of approval.
8. Signs and graphics, as understood in architectural design including
materials and colors,
A sign program not been submitted to evaluate against this guideline and
recommendations for further review are incorporated into the attached
conditions of approval.
9. The planning architectural advisory committee may develop speck
written guidelines to supplement the design criteria and carry out the
purposes of this chapter.
The Architectural Advisory Committee provided the following additional
recommendations, which are incorporated into the conditions:
i. Review by the AAC of exterior elevation details at 40% and again at
70% construction drawings, including the following additional
information:
a. All proposed colors, materials, finishes and building lighting;
and
ii. Review by the AAC of the conceptual landscape at the time of the
40% construction drawing review, with AAC review of detailed
plans to follow;
iii. Review by the AAC of exterior elevations for all individual
tenancies;
iv. Review by the AAC of landscape lighting and hardscape plans,
including all street furniture, subject to the follow:
a. Use a variety of plan materials in the landscape palette;
v. Review by the AAC of street paving plans, and traffic movement
patterns; and
vi. Submission and review by AAC of a sign program for Block C.
NOW, THEREFORE, BE IT RESOLVED, that, based on the foregoing, the City Council
hereby approves Major Architectural Application Case No. 3.3607-MAJ to allow the
redevelopment of a portion of the Desert Fashion Plaza with a one- and three-story
retail commercial building, located in Block C of the Museum Market Plaza Specific Plan
i $
Resolution No. 23269
Page 6
and along the westerly frontage of N. Palm Canyon Drive, south of "New Main Street",
subject to those conditions set forth in Exhibit A, attached hereto and made a part of this
resolution.
ADOPTED this 19" day of December, 2012.
David H. Ready, City er
ATTEST:
mes Thompson, City Clerk
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS )
I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that
Resolution No. 23269 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 December 19, 2012, by the
following vote:
AYES: Councilmember Foat, Councilmember Hutcheson, Councilmember Lewin,
Mayor Pro Tem Mills, and Mayor Pougnet.
NOES: None.
ABSENT: None.
ABSTAIN: None.
Cl es o Thompson, City Clerk �Zlaslioit
ty Palm Springs, California
1�
RESOLUTION NO. 23269
EXHIBIT A
Case 3.3607 MAJ
Downtown Palm Springs / Block C
December 19, 2012
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Engineer, the Director of Planning Services, the Director of
Building and Safety, the Chief of Police, the Fire Chief or their designee, depending on
which department recommended the condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
PROJECT CONDITIONS:
1. Applicant is to provide a restudy of the elevations of the office building that fronts on
Palm Canyon and New Main Street to be submitted to the Planning Commission for
review and comment and the City Council.
2. Review by the AAC and Planning Commission of landscape plan, with AAC review
of detailed plans to follow.
3. Review by the AAC of exterior elevations for all individual tenancies.
4. Review by the AAC and Planning Commission of landscape, lighting, building
lighting and hardscape plans, including all street furniture, subject to the following
a. Use a variety of plant materials in landscape palette.
5. Review by the AAC and Planning Commission of street paving plans, and Market
Street traffic movement patterns.
6. Submission and review by AAC and Planning Commission of a sign program for
Block C.
7. The applicant shall submit for review by the AAC and Planning Commission a unified
landscape plan for Blocks A, B, C, and C-1 (hotel) consistent with the Project
Financing Agreement, including the following elements:
a. Preliminary Landscape Development Plan: The applicant shall indicate, on
a separate site plan or incorporated into the colored site plan, the basic
landscape concepts for the project. This should include tree and shrub
20
Resolution No.23269
Conditions of Approval(Case No. 3.3607 MAJ)
Page 2 of 29
grouping, groundcover areas, flatwork concepts, significant grading
concepts and a written statement of the landscape development concept
for the project.
b. Project Master Streetscape Plan
i. Establishment of a basic design theme for street furniture and
similar hardscape elements
ii. Proposed location of hardscape elements including planters,
fountains, retaining walls, others
iii. Proposed location of street furniture including benches, trash
receptacles, bus stops, bicycle racks
iv. Proposed thematic plantings
v. Proposed street signage and way finding
vi. Transitions to existing improvements
vii. Locations for public art
viii. Coordinate with the City Manager for the temporary and permanent
preservation of the Palm Springs Walk of Fame
ix. Plans for temporary pedestrian routes during construction.
c. Master Pedestrian Paseo Plan. The project proposes a pedestrian
promenade from Andreas Road to the new entry plaza at the comer of
Tahquitz and North Palm Canyon. The promenade includes four elements
from north to south:
i. The potential connection from the Hyatt Hotel through Block "A"
ii. Market street between Building "b" and "B-1"
iii. Pedestrian Plaza from New Main Street and to the new public
square at the corner of Tahquitz and North Palm Canyon.
8. As part of the Landscape Plan, the applicant shall prepare a master plan for this
promenade element including the following elements.
a. Establishing a unified 'brand" for the four elements of the Paseo to
encourage pedestrians to follow the entire Paseo.
b. Proposed location of hardscape elements including planters, fountains,
retaining walls
c. Proposed location of street furniture including benches, trash receptacles,
bus stops, bicycle racks
d. Proposed thematic plantings
e. Proposed Paseo signage and way finding
f. Locations for public art
g. Establishing of a minimum clear width for the Paseo between New Main
Street and Tahquitz in this segment.
h. Considerations for bicycle usage on the Paseo segment between New
Main Street and Tahquitz.
i. Establishing guidelines for business encroachment (i.e., outdoor dining)
into Market Street and the pedestrian connection from New Main Street to
Tahquitz.
21
Resolution No.23269
Conditions of Approval (Case No. 3.3607 MAJ)
Page 3 of 29
j. Master Plan for the Pedestrian Square at Tahquitz and North Palm
Canyon.
9. The landscape plans for the building in Block C shall be consistent with the
approved Master Landscape plan.
10.Applicant shall provide shade studies showing potential ways to shade pedestrians
on Palm Canyon Drive and on "New Main" Street.
ADMINISTRATIVE CONDITIONS
ADM 1. Project Description. This approval is for the project described per Case 3.3605
— MAJ, except as modified by the conditions below.
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, including site plans, architectural elevations,
exterior materials and colors, landscaping, and grading on file in the Planning Division,
except as modified by the 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
attack, set aside, void, or annul, and approval of the City of Palm Springs, its legislative
body, advisory agencies, or administrative officers concerning Case 3.3607 MAJ. The
City will promptly notify the applicant of any such claim, action, or proceeding against
the City of Palm Springs and the owner will undertake the defense of the matter at the
owner's sole cost and expense, including without limitation owner's attorney's fees and
costs. The foregoing notwithstanding, the City shall be solely responsible for its own
attorney's fees and legal costs. The City retains the right to settle or abandon the matter
without the owner's consent but should it do so, the City shall completely waive the
indemnification obligation of owner herein, except the City's decision to settle or
abandon a matter following an adverse final judgment 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,
22
Resolution No. 23269
Conditions of Approval (Case No.3.3607 MAJ)
Page 4 of 29
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 properly if required by the City.
ADM 7. Time Limit on Approval. Approval of the Major Architectural Application (MAJ)
shall be valid for a period of two (2) years from the effective date of the approval.
Extensions of time may be granted by the Planning Commission upon demonstration of
good cause.
ADM 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 ''/s% for commercial projects or '/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. Comply with Citv Noise Ordinance. This use shall comply with the provisions
of Section 11.74 Noise Ordinance of the Palm Springs Municipal Code.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1 Coachella Vallev Multiple-Species Habitat Conservation Plan (CVMSHCP) Local
Development Permit Fee (LDMF) required. All projects within the City of Palm Springs
are subject to payment of the CVMSHCP LDMF prior to the issuance of certificate of
occupancy.
PLANNING DEPARTMENT CONDITIONS
PLN 1. 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 or designee 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
23
Resolution No. 23269
Conditions of Approval (Case No. 3.3607 MAJ)
Page 5 of 29
local water agency that they are in conformance with the water agency's and the State's
Water Efficient Landscape Ordinances.
PLN 2. 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 3. 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-specuiar) roofing is allowed in colors such as beige or tan.
PLN 4. 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 5. 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 6. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 7. Outside Storage Prohibited. No outside storage of any kind shall be permitted
except as approved as a part of the proposed plan.
POLICE DEPARTMENT CONDITIONS
POL 1. Developer shall comply with Section II of Chapter 8.04 "Building Security Codes"
of the Palm Springs Municipal Code.
BUILDING DEPARTMENT CONDITIONS
BLD 1. Prior to any construction on-site, all appropriate permits must be secured.
ENGINEERING DEPARTMENT CONDITIONS
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 registered California civil
engineer to the Engineering Division. The plan(s) shall be approved by the
City Engineer prior to issuance of any building permits.
�4
Resolution No. 23269
Conditions of Approval (Case No. 3.3607 MAJ)
Page 6 of 29
ENG 3. The public street improvements outlined in these condtions of approval are
intended to convey to the applicant an accurate scope of required
improvements, however, the City Engineer reserves the right to require
reasonable additional improvements as may be determined in the course of
the review and approval of street improvement plans required by these
conditions.
ENG 4. All proposed decorative pavement shall vary from location to location, but
shall be the same type as approved by the City Engineer.
N. PALM CANYON DRIVE: ALL BLOCKS
ENG 5. Dedicate public utility easements for utilities located under the existing
sidewalk in areas for which public right-of-way has been abandoned by Parcel
Map No. 36446 or by separate instrument.
ENG 6. Dedicate a minimum sidewalk easement of 8 feet (or as needed to match
existing sidewalk) for those portions of sidewalk located outside of the public
right-of-way after abandonment of right-of-way on N. Palm Canyon Drive. Any
existing underground utilities under the existing sidewalk, shall not be
relocated in conjunction with this project.
ENG 7. Remove sidewalk along the entire project frontage on Palm Canyon Drive
except for the sidewalk composed of city-owned pavers adjacent to the edge
of pavement.
ENG 8. All broken or off grade street improvements shall be repaired or replaced.
PALM CANYON DRIVE: BLOCK b AND BLOCK c
ENG 9. Remove existing street improvements as necessary to construct the
intersection of Palm Canyon Drive and New Main Street (Lot "A"). Construct a
25 feet radius curb return at the northwest and southwest comers of the
intersection of Palm Canyon Drive and New Main Street, in accordance with
City of Palm Springs Standard Drawing No. 200 and 206.
ENG 10. Construct a Type A curb ramp meeting current California State Accessibility
standards at the northwest and southwest comers of the intersection of
Palm Canyon Drive and New Main Street (Lot "A"), in accordance with City of
Palm Springs Standard Drawing No. 212.
PALM CANYON DRIVE: BLOCK c
ENG 11. There shall be no vehicular access between Block c and Palm Canyon Drive,
Tahquitz Canyon Way, New Main Street (Lot"A"), or Belardo Road (Lot "B").
25
Resolution No. 23269
Conditions of Approval(Case No. 3.3607 MAJ)
Page 7 of 29
NEW MAIN STREET (LOT "A"): BLOCK blb-1, BLOCK c, AND BLOCK c-1 AND
WESTERLY TO EXISTING MUSEUM DRIVE
ENG 12. Dedicate full street right-of-way width of 41 feet as shown on the approved
version of the site plan for Tentative Parcel Map No. 36446, together with a
property line - corner cut-backs at the northwest and southwest comers of the
intersection of New Main Street (Lot "A") and existing Palm Canyon Drive, as
required by the City Engineer; and with property line— comer cut-backs at the
northeast, northwest, southeast, and southwest comers of the intersection of
New Main Street (Lot "A") and Belardo Road (Lot "C" and Lot "B",
respectively).
ENG 13. Dedicate full street right-of-way width of 41 feet from Belardo Road (Lots "C"
and B") westerly to the west site property line.
ENG 14. Dedicate a minimum sidewalk easement of 8 feet (or as needed to match
proposed sidewalk) for those portions of sidewalk located outside of the
public right-of-way.
ENG 15. New Main Street (Lot"A') shall have one eastbound and one westbound lane,
as well as parking on both sides of New Main Street (except at curb returns
and curb pop-outs) to the west site property line as shown on approved site
plan.
ENG 16. Remove street improvements as necessary to construct a 25 feet radius curb
return at the northwest and southwest corners of the intersection of New Main
Street (Lot "A") in Block c, with existing Palm Canyon Drive, in accordance
with City of Palm Springs Standard Drawing No. 200 and 206.
ENG 17. Zero curb face curb shall be constructed on the south side of New Main
Street from Palm Canyon Drive to proposed Belardo Road (Lot "B") in
conjunction with the Downtown Palm Springs project.
ENG 18, Construct sidewalk ranging in width from 8 feet to 15 feet wide along both
sides of New Main Street (Lot "A') as shown on approved improvement plans,
in accordance with City of Palm Springs Standard Drawing No. 210 and the
Museum Market Plaza Specific Plan.
ENG 19. Construct a Type A curb ramp meeting current California State Accessibility
standards at the northwest and southwest comers of the intersection of New
Main Street (Lot "A") in Block c-1, with existing Palm Canyon Drive, in
accordance with City of Palm Springs Standard Drawing No. 212.
ENG 20. Construct a curb ramp meeting current California State Accessibility
standards at the proposed entry into Block b-1.
26
Resolution No. 23269
Conditions of Approval (Case No. 3.3607 MAJ)
Page 6 of 29
ENG 21. Construct pavement with a minimum pavement section of 3 inches asphalt
concrete pavement over 6 inches crushed miscellaneous base with a
minimum subgrade of 24 inches at 95% relative compaction, or equal,
between the edges of proposed gutters on each side of the street along the
New Main Street (Lot "A"), in accordance with City of Palm Springs Standard
Drawing No. 110 and the Museum Market Plaza Specific Plan. 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 22. The intersection of New Main Street (Lot "A"), with existing Palm Canyon
Drive, Market Street, and Belardo Road (Lots "B" and "C"), shall be
constructed with enhanced or decorative paving.
ENG 23. At the west end of New Main Street (Lot "A"), the deck of the underground
parking garage shall be removed and reconstructed in conjunction with the
Downtown Palm Springs project.
ENG 23A. Dedicate pedestrian easements as necessary in order to ensure public
access for pedestrians between Block c and c-1 along the Paseo southerly to
the pedestrian square proposed at the intersection of N. Palm Canyon Drive
and Tahquitz Canyon Way, as well as northerly to the existing building in
Block A.
ENG 23B. Access from Block c to the existing underground parking structure shall be
from an existing escalator on the west side of Belardo Road (Lot "B") adjacent
to the northwest comer of the intersection of Belardo Road (Lot "B") and
Tahquitz Canyon Way.
ENG 23C. Install signage (with way finding information) along the Paseo between Block
c and c-1.
SANITARY SEWER
ENG 24. All sanitary facilities shall be connected to the public sewer system. New
laterals shall not be connected at manholes.
ENG 25. All on-site sewer systems (not located in public streets) shall be privately
maintained.
ENG 26. Submit sewer improvement plans prepared by a California registered civil
engineer to the Engineering Division. The plan(s) shall be approved by the
City Engineer prior to issuance of any building permits.
ENG 27. Construct an 8 inch V.C.P. sewer main across the proposed Belardo Road
(Lot "B" and Lot "C") frontage along Blocks b-1 and c-1, located 5 feet from
27
Resolution No. 23269
Conditions of Approval (Case No. 3.3607 MAJ)
Page 9 of 29
centerline (or as required by the City Engineer), including a sewer lateral for
future connection of the on-site sewer system to the public sewer, as required
by the City Engineer. The new sewer line shall connect to the manhole
located in Tahquitz Canyon Way at the intersection of the proposed Belardo
Road (Lot "B").
ENO 28. Construct an 8 inch V.C.P. sewer main across the proposed New Main Street
(Lot "A") frontage along Blocks b, b-1, c, c-1, and west to Museum Drive,
located 5 feet from centerline (or as required by the City Engineer), including
a sewer lateral for future connection of the on-site sewer system to the public
sewer, as required by the City Engineer. The new sewer line shall connect to
the proposed manhole located at the intersection of Belardo Road and New
Main Street (Lot"A").
ENG 29. All sewer mains constructed by the developer and to become part of the City
sewer system shall be digitally video recorded by the City prior to acceptance
of the sewer system for maintenance by the City. Any defects of the sewer
main shall be removed, replaced, or repaired to the satisfaction of the City
Engineer prior to acceptance.
ENG 30. Any sewer connection fees shall be paid at the Building Department counter
at time of building permit issuance.
ENG 31. Upon completion of the construction of public sewer lines, an as-built drawing
in digital format shall be provided to the City as required by the City Engineer,
if the sewer was not constructed in accordance with the original approved
sewer plans.
GRADING: BLOCK b, BLOCK b-1, BLOCK c, and BLOCK c-1
ENG 32. Submit a Precise Grading Plan prepared by a California registered Civil
engineer to the Engineering Division for review and approval. The Precise
Grading Plan shall be approved by the City Engineer prior to issuance of
grading permit.
a. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its
grading contractor and submitted to the Engineering Division for review
and approval. The applicant and/or its grading contractor shall be required
to comply with Chapter 8.50 of the City of Palm Springs Municipal Code,
and shall be required to utilize one or more "Coachella Valley Best
Available Control Measures" as identified in the Coachella Valley Fugitive
Dust Control Handbook for each fugitive dust source such that the
applicable performance standards are met. The applicant's or its
contractor's Fugitive Dust Control Plan shall be prepared by staff that has
completed the South Coast Air Quality Management District (AQMD)
Coachella Valley Fugitive Dust Control Class. The applicant and/or its
28
Resolution No.23269
Conditions of Approval(Case No. 3.3607 MAJ)
Page 10 of 29
grading contractor shall provide the Engineering Division with current and
valid Certificate(s) of Completion from AQMD for staff that have completed
the required training. For information on attending a Fugitive Dust Control
Class and information on the Coachella Valley Fugitive Dust Control
Handbook and related "PM10" Dust Control issues, please contact AQMD
at (909) 396-3752, or at http://www.AQMD.gov. A Fugitive Dust Control
Plan, in conformance with the Coachella Valley Fugitive Dust Control
Handbook, shall be submitted to and approved by the Engineering
Division prior to approval of the Grading plan.
b. The first submittal of the Grading Plan shall include the following
information: a copy of final approved conformed copy of Conditions of
Approval; a copy of a final approved conformed copy of the Site Plan or
Tentative Parcel Map No. 36446; a copy of current Title Report; a copy of
Soils Report; a copy of the associated Hydrology Study/Report (one
hydrology study for Blocks a, b, b-1, c and c-1); and a copy of the project-
specific Final Water Quality Management Plan (one WQMP for Blocks a,
b, b-1, c, and c-1).
ENG 33. 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 34. 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 or be decorative in nature; 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 35. 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 36. 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
29
Resolution No. 23269
Conditions of Approval (Case No. 3.3607 MAJ)
Page 11 of 29
Municipal Code Section 8.50.022. Following stabilization of all disturbed
areas, perimeter fencing shall be removed, as required by the City Engineer.
ENG 37. 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 38. Projects causing soil disturbance of one acre or more, must comply with the
General Permit for Stormwater Discharges Associated with Construction
Activity, and shall prepare and implement a stormwater pollution prevention
plan (SWPPP) for all Blocks of the Downtown Palm Springs project. As of
September 4, 2012, all SWPPPs shall include a post-construction
management plan (including Best Management Practices) in accordance with
the current Construction General Permit. Where applicable, the project
applicant shall cause the approved final project-specific Water Quality
Management Plan to be incorporated by reference or attached to the project's
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 39. 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 40. 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 41. 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.
30
Resolution No. 23269
Conditions of Approval (Case No.3.3607 MAJ)
Page 12 of 29
ENG 42. 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 43. In cooperation with the Riverside County Agricultural Commissioner and the
California Department of Food and Agriculture Red Imported Fire Ant
Project, applicants for grading permits involving a grading plan and involving
the export of soil will be required to present a clearance document from a
Department of Food and Agriculture representative in the form of an
approved "Notification of Intent To Move Soil From or Within Quarantined
Areas of Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1)
prior to approval of the Grading Plan (if required). The California Department
of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm
Desert (Phone: 760-776-8208).
WATER QUALITY MANAGEMENT PLAN: ALL BLOCKS
ENG 44. 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 accordance with the
NPDES Permit, that effectively intercept and pre-treat contaminated
stormwater and non-stormwater runoff from the project site, prior to release
to the City's municipal separate storm sewer system ("MS4"), to the
satisfaction of the City Engineer and the RWQCB. Such measures shall be
designed and installed on-site; and provisions for perpetual maintenance of
the measures shall be provided to the satisfaction of the City Engineer,
including provisions in Covenants, Conditions, and Restrictions (CC&R's)
required for the development (if any).
ENG 45. A Final Project-Specific Water Quality Management Plan (WQMP)for Blocks
A, b, b-1, c, and c-1 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 Plan.
ENG 46. 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
31
Resolution No. 23269
Conditions of Approval (Case No.3.3607 MAJ)
Page 13 of 29
instrument on a standardized form to inform future property owners of the
requirement to implement the approved Final Project-Specific WQMP. Other
attemative 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 (CCBR's); 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 the issuance of any grading or building permits.
ENG 47. Prior to issuance of certificate of occupancy or final City approvals (OR of
"final" approval by City), the applicant shall: (a) demonstrate that all structural
BMP's have been constructed and installed in conformance with approved
plans and specifications; (b) demonstrate that applicant is prepared to
implement all non-structural BMP's included in the approved Final Project-
Specific WQMP, conditions of approval, or grading/building permit
conditions; and (c) demonstrate that an adequate number of copies of the
approved Final Project-Specific WQMP are available for the future owners
(where applicable).
DRAINAGE: ALL BLOCKS
ENG 48. All stormwater runoff passing through the site shall be accepted and
conveyed across the property in a manner acceptable to the City Engineer.
For all stormwater runoff falling on the site, on-site retention or other facilities
approved by the City Engineer shall be required to contain the increased
stormwater runoff generated by the development of the property. Provide a
single hydrology study (for Block A, b, b-1, c, and c-1) to determine the
volume of increased stormwater runoff due to development of the site, and to
determine required stormwater runoff mitigation measures for the proposed
development. Final retention basin sizing and other stormwater runoff
mitigation measures shall be determined upon review and approval of the
hydrology study by the City Engineer and may require redesign or changes to
site configuration or layout consistent with the findings of the final hydrology
study. On-site open space, in conjunction with dry wells and other subsurface
solutions should be considered as alternatives to using landscaped parkways
for on-site retention.
ENG 49. Direct release of on-site nuisance water or stormwater runoff shall not be
permitted to Palm Canyon Drive, Tahquitz Canyon Way, Museum Drive,
existing sections of Belardo Road, proposed New Main Street (Lot A),
proposed Belardo Road (Lot B and C), Andreas Road (Lot D), and Market
Street (private alleyway). 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
312
Resolution No.23269
Conditions of Approval(Case No. 3.3607 MAJ)
Page 14 of 29
nuisance water to landscape or parkway areas, and in only a stormwater
runoff condition, pass runoff directly to the streets through parkway or under
sidewalk drains. Much of the drainage shall go into the existing public storm
drain line in Tahquitz Canyon Way.
ENG 50. Construct all necessary on-site storm drain improvements, including but not
limited to catch basins and storm drain lines, for drainage of site into the on-
site underground detention system(s) and other specifications for construction
of required on-site storm drainage improvements, as described in a final
Hydrology Study for the Downtown Palm Springs project (Tentative Parcel
Map No. 36446), reviewed and approved by the City Engineer.
ENG 51. All on-site storm drain systems shall be privately maintained.
ENG 52. The underground stormwater detention system(s) shall be sized to have
sufficient capacity equal to the volume of increased stormwater runoff due to
development of the site, as identified in a final hydrology study approved by
the City Engineer. A decrease to the required detention volume may be
allowed for percolation of the stormwater runoff into the underlying gravel and
soil, not to exceed 2 inches per hour. Maintenance of the underground
stormwater detention systems are the sole responsibility of the development
owner(s); maintenance and/or replacement of the system(s), will be at the
sole expense of the development owner(s). The Final Project-Specific Water
Quality Management Plan Covenant and Agreement shall reserve the right of
the City to inspect and ensure that the underground detention system(s) are
operable, and in the event of its failure, shall provide the City the right to
advise the owner(s) of the development and require its repair or replacement
within 30 days notice, to the satisfaction of the City Engineer.
ENG 53. 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 unless developer can provide evidence that fee or a partial fee was
paid by the Desert Fashion Plaza in previous years.
GENERAL: ALL BLOCKS
ENG 54. 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
33
Resolution No. 23269
Conditions of Approval (Case No. 3.3607 MAJ)
Page 15 of 29
Company, Time Warner, Verizon, Mission Springs Water District, etc.).
Multiple excavations, trenches, and other street cuts within existing asphalt
concrete pavement of off-site streets required by the proposed development
may require complete grinding and asphalt concrete overlay of the affected
off-site streets, at the discretion of the City Engineer. The pavement condition
of the existing off-site streets shall be returned to a condition equal to or
better than existed prior to construction of the proposed development.
ENG 55, On phases or elements of construction following initial site grading (e.g.,
sewer, storm drain, or other utility work requiring trenching) associated with
this project, the applicant shall be responsible for coordinating the scheduled
construction with the Agua Caliente Hand of Cahuilla Indians, Tribal Historic
Preservation Officer or Tribal Archaeologist, Unless the project site has
previously been waived from any requirements for Tribal monitoring, it is the
applicant's responsibility to notify the Tribal Historic Preservation Officer or
the Tribal Archaeologist at (760) 699-6800, for any subsequent phases or
elements of construction that might require Tribal monitoring. If required, it is
the responsibility of the applicant to coordinate scheduling of Tribal monitors
during construction, and to arrange payment of any required fees associated
with Tribal monitoring. Tribal monitoring requirements may extend to off-site
construction performed by utility companies on behalf of the applicant (e.g.
utility line extensions in off-site streets), which shall be the responsibility of the
applicant to coordinate and arrange payment of any required fees for the
utility companies.
ENG 56. All proposed utility lines shall be installed underground.
ENG 57. All existing utilities shall be shown on the improvement plans if required for
the project. The existing and proposed service laterals shall be shown from
the main line to the property line. 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 58. The original improvement plans prepared for the proposed development and
approved by the City Engineer (if required) shall be documented with record
drawing "as-built" information and returned to the Engineering Division prior
to issuance of a final certificate of occupancy. Any modifications or changes
to approved improvement plans shall be submitted to the City Engineer for
approval prior to construction.
ENG 59. Nothing shall be constructed or planted in the comer cut-off area of any
intersection or driveway which does or will exceed the height required to
34
Resolution No.23269
Conditions of Approval (Case No. 3.3607 MAJ)
Page 16 of 29
maintain an appropriate sight distance per City of Palm Springs Zoning Code
Section 93.02.00, D.
ENG 60. All proposed trees within the public right-of-way and within 10 feet of the
public sidewalk and/or curb shall have City approved deep root barriers
installed in accordance with City of Palm Springs Standard Drawing No. 904.
ENG 61. This property is subject to the Coachella Valley Multiple Species Habitat
Conservation Plan Local Development Mitigation fee (CVMSHCP-LDMF).
The LDMF shall be paid prior to issuance of Building Permit.
ENG 62. If there are any lights from Lighting District No. 1, existing on Tahquitz
Canyon Way and Museum Drive along the Tentative Parcel Map (TPM)
36446 frontage, those lights shall be removed in conjunction with this project.
ENG 63. Note that some of the existing street lights shown on the Preliminary Grading
and Drainage Plan for TPM36446, do not exist; corrections need to be made
to this plan to reflect what actually exists.
MAP: ALL BLOCKS
ENG 64. In accordance with Government Code Section 66411.1 (b), the Tentative
Parcel Map is a subdivision of five or more lots (parcels), and is subject to
construction of all required public improvements. Prior to approval of a Parcel
Map, all required public improvements shall be completed to the satisfaction
of the City Engineer, or shall be secured by the Project Financing Agreement
signed by Palm Springs Promenade, LLC and the City of Palm Springs on
September 7, 2011 (in accordance with Government Code Section 66462) as
amended.
TRAFFIC: ALL BLOCKS
ENG 65, A minimum of 48 inches of clearance for handicap accessibility shall be
provided on public sidewalks or pedestrian paths of travel within the
development.
ENG 66. 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 67. Submit traffic striping and signage plans for New Main Street (Lot "A"),
Belardo Road (Lot "B" and "C"), Andreas Road (Lot "D"), existing sections of
Belardo Road on the west side of the Hyatt Hotel, and Market Street,
prepared by a California registered civil engineer, for review and approval by
the City Engineer. All required traffic striping and signage improvements shall
35
Resolution No.23269
Conditions of Approval (Case No.3.3607 MAJ)
Page 17 of 29
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 68. Relocate the existing traffic signal pole, conduit, pull boxes and all
appurtenances located at the existing crosswalk on Palm Canyon Drive north
of the intersection of New Main Street (Lot "A") and Palm Canyon Drive, in
accordance with the requirements of the City of Palm Springs. The applicant
shall submit traffic signal modification plans prepared by a California
registered civil engineer or traffic engineer for review and approval b the City
9 9 9 pp Y Y
Engineer. The traffic signal shall be installed and operational prior to issuance
of the Certificate of Occupancy, unless otherwise allowed by the City
Engineer. The existing crosswalk shall remain in place.
ENG 69. The applicant shall install a Type R6-1 "One Way" sign at the southwest
comer of Andreas Road (Lot "D") and Palm Canyon Drive, facing eastbound
traffic on Andreas Road, as required by the City Engineer.
ENG 70. Install a stop sign, stop bar, and "STOP" legend for traffic exiting the
development at the following intersections 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.
• Southwest comer of New Main Street (Lot "A") and Tahquitz Canyon Way,
facing eastbound traffic on New Main Street
• Northeast corner of New Main Street (Lot "A") and Museum Drive, facing
westbound traffic on New Main Street
• Northeast corner of Andreas Road and proposed Belardo Road (Lot "C"),
facing westbound traffic on Andreas Road
• Southwest corner of Andreas Road (Lot "D") and Palm Canyon Drive,
facing eastbound traffic on Andreas Road
• Southeast comer of Market Street and Andreas Road (Lot "D"), facing
northbound traffic on Market Street
• Northwest corner of Market Street and New Main Street (Lot "A"), facing
southbound traffic on Market Street
• Southwest corner of existing east/west section of Belardo Road and
proposed Belardo Road (Lot "C"), facing eastbound traffic on the existing
east/west section of Belardo Road.
ENG 71. Install stop signs, stop bars, and "STOP" legends as necessary to create an
"All-Way Stop Controlled" (AWSC) intersection, at the following intersections,
in accordance with City of Palm Springs Standard Drawing Nos. 620-625 and
the California Manual on Uniform Traffic Control Devices for Streets and
35
Resolution No.23269
Conditions of Approval(Case No.3.3607 MAJ)
Page 18 of 29
Highways, dated January 13, 2012, or subsequent editions in force at the
time of construction, as required by the City Engineer.
• All corners of intersection of New Main Street (Lot "A") and proposed
Belardo Road (Lot"B" and "C")
• All corners of intersection of Tahquitz Canyon Way (existing) and
proposed Belardo Road (Lot "B")
ENG 72. Install a street name sign at all comers of all intersections that are a part of
the Downtown Palm Springs project, in accordance with City of Palm Springs
Standard Drawing Nos. 620 through 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.
ENG 73. 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 74. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
ENG 75. No construction traffic shall enter the project site from N. Palm Canyon Drive
or Tahquitz Canyon Way, without prior coordination with the Engineering
Department.
ENG 76. Parking shall be restricted along both sides of Lot "A", "B", "C", and "D" as
necessary to maintain a minimum 24 feet wide clear two-way travel way,
except for designated parallel parking spaces. Regulatory Type R26 "No
Parking" signs shall be installed along Lot "A", Lot "B", Lot "C", and Lot "D", as
necessary to enforce parking restrictions.
ENG 77. Developer shall cooperate with any City-approved events in which public
streets adjacent to the site are temporarily closed by assisting with and not
interfering with said closures.
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 The submitted plans do not provide enough detail.
37
Resolution No. 23269
Conditions of Approval (Case No, 3.3607 MAJ)
Page 19 of 29
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 as
adopted by City of Palm Springs, Palm Springs Municipal Code and latest
adopted NFPA Standards. Four complete sets of plans for private fire service
mains, fire alann, or fire sprinkler systems must be submitted at time of the
building plan submittal.
FID 3. 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 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 4. Aerial Fire Access Roads (CFC Appendix D105.1): Buildings or portions of
buildings or facilities exceeding 30 feet in height above the lowest level of fire
department vehicle access shall be provided with approved fire apparatus
access roads capable of accommodating fire department aerial apparatus.
Overhead utility and power lines shall not be located within the aerial fire
apparatus access roadway.
FID 5. Aerial Fire Access Road Width (CFC Appendix D105.2): Fire apparatus
access roads shall have a minimum unobstructed width of 26 feet, exclusive
of shoulders, in the immediate vicinity of any building or portion of building
more than 30 feet in height.
FID 6. Aerial Access Proximity to Building (CFC Appendix D105.3): At least one
of the required access routes for buildings or facility exceeding 30 feet in
height above the lowest level of fire department vehicle access shall be
located within a minimum of 15 feet and a maximum of 30 feet from the
building and shall be positioned parallel to one entire side of the building.
FID 7. 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 8. Access during Construction (CFC 503): Access for firefighting equipment
shall be provided to the immediate job site at the start of construction and
maintained until all construction is complete. Fire apparatus access roads
shall have an unobstructed width of not less than 20 feet and an unobstructed
vertical clearance of not less than 13'6". Fire Department access roads shall
3 9-
Resolution No. 23269
Conditions of Approval (Case No. 3.3607 MAJ)
Page 20 of 29
have an all weather driving surface and support a minimum weight of 73,000
lbs.
FID 9. Fire Apparatus Access Gates (5.04.260 PSMC): Entrance gates shall have
a clear width of at least 15 feet and be equipped with a frangible chain and
padlock.
FID 10. Surface (CFC 503.2.3): Fire apparatus access roads shall be designed and
maintained to support the imposed loads of fire apparatus (73,000 lbs. GVW)
and shall be surfaced so as to provide all-weather driving capabilities.
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. Decomposed 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 11_ Turning radius (CFC 503.2.4): Fire access road turns and comers shall be
designed with a minimum inner radius of 25 feet and an outer radius of 43
feet. Radius must be concentric.
FID 12. Dead Ends (CFC 503.2.5): Dead-end fire apparatus roads in excess of 150
feet in length shall be provided with an approved area for turning around fire
apparatus. The City of Palm Springs has two approved turn around
provisions. One is a cul-de-sac with an outside turning radius of 43 feet from
centerline. The other is a hammerhead turnaround meeting the Palm Springs
Public Works and Engineering Department standard dated 9-4-02.
FID 13. Security Gates (CFC 503.6): The installation of security gates across a fire
apparatus access road shall be approved by the fire chief. Where security
gates are installed, they shall have an approved means of emergency
operation. The security gates and the emergency operation shall be
maintained operational at all times. Electric gate operators, where provided,
shall be listed in accordance with UL 325. Gates intended for automatic
operation shall be designed, constructed and installed to comply with the
requirements of ASTM F 2200 and an approved Knox key electric switch.
Secured non-automated vehicle gates or entries shall utilize an approved
padlock or chain (maximum link or lock shackle size of '/. inch). Approved
security gates shall be a minimum of 14 feet in unobstructed drive width on
each side with gate in open position.
39
Resolution No.23269
Conditions of Approval(Case No. 3.3607 MAJ)
Page 21 of 29
Gate arms securing parking lots and parking structures shall be equipped with
a fire department approved dual-keyed Knox key electric switch. When
activated, the arm or arms shall open to allow fire and law enforcement
access.
In the event of a power failure, the gates shall be defaulted or automatically
transferred to a fail safe mode allowing the gate to be pushed open without
the use of special knowledge or any equipment. If a two-gate system is used,
the override switch must open both gates.
If there is no sensing device that will automatically open the gates for exiting,
a fire department approved Knox electrical override switch shall be placed on
each side of the gate in an approved location.
A final field inspection by the fire code official or an authorized representative
is required before electronically controlled gates may become operative.
Prior to final inspection, electronic gates shall remain in a locked-open
position.
FID 14. 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 15. 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 16. 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
40
Resolution No.23269
Conditions of Approval(Case No. 3.3607 MAJ)
Page 22 of 29
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.
FID 17. 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.
FID 18. Water Agency Construction Specifications: All public water mains, fire
hydrants and double check detector assemblies must be installed in
accordance with DWA specifications and standards. Private fire hydrants
shall be painted OSHA safety red. Public fire hydrants shall be painted
equipment yellow.
FID 19. 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), public water mains, Double Check Detector
Assembly, Fire Department Connection and associated valves.
FID 20. Required Water Supply (CFC 507.1): An approved water supply capable of
supplying the required fire flow for fire protection shall be provided to
premises upon which facilities, buildings or portions of buildings are hereafter
constructed or moved into or within the jurisdiction.
FID 21. Fire Hydrant Flow (CFC 507.3): Fire flow requirements for buildings or
portions of buildings and facilities are shall be determined by Appendix B.
FID 22. Fire Hydrant Systems (CFC 507.5): Fire hydrant systems shall comply with
Sections 507.5.1 through 507.5.6 and Appendix C.
FID 23. Operational Fire Hydrant(s) (CFC 507.1, 507.5.1 & 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 24. Water Systems and Hydrants (CFC 507.1, 507.2, 507.4, 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, 2010 Edition. Prior to final
approval of the installation, contractor shall submit a completed Contractors
Material & Test Certificate for Underground Piping to the Fire Department.
(NFPA 24: 10.10, 2010 Edition).
41
Resolution No.23269
Conditions of Approval (Case No. 3.3607 MAJ)
Page 23 of 29
FID 25. Fire Command Center (CFC 508.1): Where required by other sections of
this code and in all buildings classified as high-rise buildings by the California
Building Code and as amended by the Palm Springs Municipal Code for
buildings between 60 to 75 feet in height to the top of the structure, a fire
command center for fire department operations shall be provided. The fire
command center shall be located adjacent to the main lobby and shall be
accessible from fire department vehicular access or as approved by the Fire
Chief.
The fire command center shall be separated from the remainder of the
building by not less than a 2-hour fire barrier constructed and in accordance
with section 706 of the California Building Code or horizontal assembly
constructed in accordance with section 711 of the California Building Code, or
both.
The room shall provide direct access from the building exterior at the lowest
level of fire department access and be a minimum of 96 square feet with a
minimum dimension of eight feet. A layout of the fire command center and all
features required by this section to be contained therein shall be submitted for
approval prior to installation. The fire command center shall comply with
NFPA 72 and the applicable provisions of the Electrical Code, and shall
contain the following features:
1. The emergency voicelalarm communication units shall comply with section
907.2.12.2 of the California Fire Code.
2. The fire department communication system.
3. Fire-detection and alarm system annunciator system.
4. Annunciator visually indicating the location of the elevators and whether
they are operational.
5. Survivability. Interconnecting cables between the Fire Command Center
and the remote control equipment within evacuation signaling zones, and
notification appliance control equipment within notification zones shall be
protected from attack by fire.
6. The fire-fighter's control panel required by Section 909.16 for smoke
control systems installed in the building.
7. Controls for unlocking stairway doors simultaneously.
8. Sprinkler valve and water-flow detector display panels.
9. Emergency and standby power status indicators.
10. A telephone for fire department use with controlled access to the public
telephone system.
11. Fire pump status indicators.
12. Schematic building plans indicating the typical floor plan and detailing the
building core, means of egress, fire protection systems, fire-fighting
equipment and dire department access.
13. Work table.
42
Resolution No. 23269
Conditions of Approval (Case No.3.3607 MAJ)
Page 24 of 29
14. Generator supervision devices, manual start and transfer features.
15. Public address system, where specifically required by other sections of
this code.
16. Fire command centers shall not be used for the housing of any boiler,
heating unit, generator, combustible storage, or similar hazardous equipment
or storage.
FID 26. Fire Command Center Identification (CFC 508.2): The fire command center
shall be identified by a permanent, easily visible sign stating "Fire Department
Command Center", located on the door to the fire command center.
FID 27. Identification (CFC 509.1): 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 28. Radio Communications: Must install an in-building Public Safety Radio
Communications Coverage System composed of a radiating cable system or
an internal multiple antenna system with FCC-certified bi- directional 800 MHz
and 150 MHz (as required to meet the two indicated 150 MHz frequencies)
amplifier(s), distribution system, and subcomponents shall be required for all
buildings in excess of three stories, or has subterranean floors, or
subterranean parking. This system must meet the City of Palm Springs
Public Safety Radio System Coverage Specifications.
FID 29. Emergency Responder Radio Coverage in Buildings (CFC 510.1): All
buildings shall have approved radio coverage for emergency responders
within the building based upon the existing coverage levels of the public
safety communication systems of the jurisdiction at the exterior of the
building. This section shall not require improvement of the existing public
safety communication systems.
FID 30. Radio Signal Strength (CFC 510.2): The building shall be considered to
have acceptable emergency responder radio coverage when signal strength
measurements in 95 percent of all areas on each floor of the building meet
the signal strength requirements of Sections 510.2.1 and 510.2.2.
FID 31. Minimum Signal Strength Into the Building (CFC 510.2.1): minimum signal
strength of-95 dBm shall be receivable within the building.
43
Resolution No. 23269
Conditions of Approval (Case No. 3.3607 MAJ)
Page 25 of 29
FID 32. Minimum Signal Strength Out of the Building (CFC 510.2.2): minimum
signal strength of -100 d8m shall be received by the agency's radio system
when transmitted from within the building.
FID 33. 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 (California Code of Regulations,
Title 8, Division 1, Chapter 4, Subchapter 6, Elevator Safety Orders).
FID 34. Elevator Stretcher Requirement (CBC 3002.4): Elevators shall be designed
to accommodate medical emergency service. The elevator(s) so designed
shall accommodate the loading and transport of an ambulance gurney or
stretcher 24 inches by 84 inches in the horizontal position. The elevator
entrance shall have a clear opening of not less than 42 inches wide or less
than 78 inches high. The elevator car shall be provided with a minimum clear
distance between walls or between walls and door excluding return panels
not less than 80 inches by 54 inches, and a minimum distance from wall to
return panel not less than 51 inches with a 42 inch side slide door.
FID 35. Fire Dampers (CMC 6062): They shall be provided where air ducts
penetrate fire-rated walls or ceilings.
FID 36. Maintenance of Fire-Resistance-Rated Construction (CFC 703.1): The
required fire-resistance rating of fire-resistance-rated construction (including
walls, firestops, shaft enclosures, partitions, smoke barriers, floors, fire-
resistive coatings and sprayed fire-resistant materials applied to structural
members and fire-resistant joint systems) shall be maintained. Such elements
shall be properly repaired, restored or replaced when damaged, altered,
breached or penetrated. Openings made therein for the passage of pipes,
electrical conduit, wires, ducts, air transfer openings and holes made for any
reason shall be protected with approved methods capable of resisting the
passage of smoke and fire. Openings through fire-resistance-rated
assemblies shall be protected by self- or automatic-closing doors of approved
construction meeting the fire protection requirements for the assembly.
FID 37. Interior Finish, Decorative Materials and Furnishings (CFC 801.1): The
provisions of this chapter shall govern interior finish, interior trim, furniture,
furnishings, decorative materials and decorative vegetation in buildings.
Section 803 shall be applicable to existing buildings. Sections 804 through
808 shall be applicable to new and existing buildings.
44
Resolution No. 23269
Conditions of Approval (Case No.3.3607 MAJ)
Page 26 of 29
FID 38. Decorative Materials Other Than Decorative Vegetation In New and
Existing Buildings (CFC 807.1): In occupancies in Groups A, E, I and R-1
and dormitories in Group R-2, curtains, draperies, hangings and other
decorative materials suspended from walls or ceilings shall meet the flame
propagation performance criteria of NFPA 701 in accordance with Section
807.2 or be noncombustible. Provide samples and documentation to submit
to the Palm Springs Fire Department to prove conformance with the above
criteria above.
FID 39. Acceptance Criteria and Reports (CFC 807.2): Where required to be flame
resistant, decorative materials shall be tested by an approved agency and
meet the flame propagation performance criteria of NFPA 701, or such
materials shall be noncombustible. Reports of test results shall be prepared in
accordance with NFPA 701 and fumished to the fire code official.
FID 40. 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 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 shalt submit a
completed Contractors Material and Test Certificate for Aboveground Piping
to the Fire Department. (NFPA 13: Figure 24.1)
FID 41. Floor Control Valves (CFC903.3.8 & Ordinance 1781. Item 42): Floor
control valves and waterflow detection assemblies shall be installed at each
floor in buildings three or more stories in height. Valve locations will be
determined and approved by the fire code official.
FID 42. Fire Alarm System: Fire alarm system shall comply with the requirements of
NFPA 72, 2010 Edition.
FID 43, Fire Sprinkler Supervision and Alarms System (CFC 903.414.1): All valves
controlling the water supply for automatic sprinkler systems, pumps, tanks,
water levels and temperatures, critical air pressures and water-flow switches
on all fire sprinkler systems shall be electrically supervised by a listed Fire
Alarm Control Unit (FACU). The listed FACU alarm, supervisory and trouble
signals shall be distinctly different and shall be monitored at a UL listed
central station service. The fire sprinkler supervision and alarms system shall
comply with the requirements of NFPA 72, 2010 Edition. All control valves
shall be locked in the open position.
FID 44. 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
45
Resolution No. 23269
Conditions of Approval(Case No.3.3607 MAJ)
Page 27 of 29
certificate. The Fire Department shall be notified immediately of change in
service.
FID 45. Audible Water Flow Alarms (CFC 903.4.2 & Appendix K: 4.3): An
approved audible sprinkler flow alarm (Wheelock horn/strobe with WBB back
box or equal) shall be provided on the exterior of the building in an approved
location. The horn/strobe shall be outdoor rated. A second hom/strobe shall
be installed in the interior of the building in a normally occupied location. In
multiple suite buildings, additional interior horn/strobes shall be installed in all
suites with 50 or more occupant load. Power shall be provided from a fire
alarm control unit. Where a building fire alarm system is installed, actuation of
the automatic sprinkler system shall actuate the building fire alarm system.
FID 46. Fire Hydrant & FDC Location: A public commercial fire hydrant is required
within 30 feet of the Fire Department Connection (FDC). Fire Hose must be
protected from vehicular traffic and shall not cross roadways, streets, railroad
tracks or driveways or areas subject to flooding or hazardous material or
liquid releases. A field analysis of existing hydrants has not been conducted
to verify hydrant location or availability. This comment is included to make
you aware that additional fire hydrants may be required.
FID 47. Fire Department Connections: Fire Department connections shall be visible
and accessible, have two 2.5 inch NST female inlets, and have an approved
check valve located as close to the FDC as possible. All FDC's shall have
KNOX locking protective caps. Contact the fire prevention secretary at 760-
323-8186 for a KNOX application form.
FID 48. Location of Fire Department Connections: The connection inlets must face
the street, and be located on the street side of the building. The face of the
inlets shall be 18 inches horizontal from the back edge of sidewalk (or back of
curb, if no sidewalk), and shall be 36 to 44 inches in height to center of inlets
above finished grade. No landscape planting, walls, or other obstructions are
permitted within 3 feet of Fire Department connections. The FDC and
supporting piping shall be painted OSHA safety red.
The address of the building served shall be clearly indicated on the Fire
Department Connection (FDC). A sign with this information shall be placed on
or near the FDC. The sign shall be constructed of metal. The sign face,
lettering, and attachment shall be made of weather and vandal resistant
materials. Sign background will be bright red. Letters will be bright white.
Sign format will be substantially as follows:
F. D. C. SERVES
123 N. P. C.
ALL BLDGS, IN COMPLEX.
46
Resolution No. 23269
Conditions of Approval (Case No. 3.3607 MAJ)
Page 28 of 29
FID 49. Standpipe Systems Required (CFC 905.3): Class I Standpipe system is
required in addition to the automatic sprinkler system. Standpipe systems
shall be installed where required by Sections 905.3.1 through 905.3.10.1 and
in the locations indicated in Sections 905.4, 905.5 and 905.6. Standpipe
systems are allowed to be combined with automatic sprinkler systems.
FID 50. 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 51. HVAC Duct Smoke Detection/Shut Down with a Fire Sprinkler
Supervision & Alarm System or Fire Alarm System (CFC 907.4.1, CIVIC
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 52. Posting of Occupant Load (CFC 1004.3): Every room or space that is
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.
FID 53. 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 54. 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 55. 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,
whichever is less, from the nearest visible sign.
47
Resolution No.23269
Conditions of Approval(Case No. 3.3607 MAJ)
Page 29 of 29
FID 56. 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
END OF CONDITIONS
48
Planning Commission Minutes
May 28, 2014
3 KALANI FOODS, LLC FOR A LAND USE PERMIT TO OPERATE A
DING CART ON PUBLIC RIGHT-OF-WAY (SIDEWALK) AS AN
A SORY USE TO A PERMITTED YOGURT PARLOR LOCATED AT
190 E. QUITZ CANYON WAY (CASE LUP 14-019). (DN)
Director Wheeler pres d the proposed project as outlined in the staff report.
COMMISSIONER KLATCHK id this cart is more intrusive than chairs with
pedestrians in the sidewalk area.
ACTION: To uphold the Planning Departme decision to deny the LUP.
MOTION: Commissioner Roberts, seconded Commissioner Klatchko and
unanimously carried 6-0-1 roll call vote.`
AYES: Commissioner Calerdine, Commissioner Klatchko, ommissioner Lowe,
Commissioner Roberts, Commissioner Weremiuk and r Donenfeld
ABSENT: Vice-Chair Hudson
Director Wheeler reported this item could be appealed to the City Council wi 15
days.
3C. PALM SPRINGS PROMENADE, LLC FOR REVIEW AND COMMENT ON
BLOCK C BUILDING ELEVATIONS OF THE DOWNTOWN
REDEVELOPMENT PROJECT, AS REQUIRED BY PROJECT CONDITION
NO. 1 OF CITY COUNCIL RESOLUTION 23269, LOCATED ON THE
WESTERLY FRONTAGE OF N. PALM CANYON DRIVE AND SOUTH OF
"NEW MAIN STREET" (3.3607 MAJ). (DN)
Chair Donenfeld noted that this item is for informational purposes only. No action is
required..
JOHN WESSMAN reported that he wants the Commission to see where they are going.
He said starting with Block A (the building adjacent to the Hyatt) to be tom down with
paseo thru to Belardo. He said this is a true mixed-use with hotel, restaurant, and office
and housing. Block C does not have offices right now and up to 40 hotel rooms are
residential units. They have eliminated offices in the front. The office space has moved
next to the Hyatt. There will also be an opening to the Hyatt.
Block A and B are coming to the Commission for review within one month.
COMMISSIONER ROBERTS asked about the front elevation. What is the large area
shown on C-5.
49
Planning Commission Minutes
May 28, 2014
JOHN WESSMAN noted that behind there will be LED light strips to create something
with interest. Fins also change colors.
JOHN WESSMAN it will be a mixture of residential and hotel. A bay was taken out of
hotel to add open space. And express elevator to roof for public.
COMMISSIONER CALERDINE questioned how many rooms.
JOHN WESSMAN responded 39.
COMMISSIONER CALERDINE asked if Market Street will have vehicles.
JOHN WESSMAN said no.
COMMISSIONER KLATCHKO asked about creating open space not just for commercial
use. He questioned the height of Block A.
COMMISSIONER WEREMIUK questioned adding continuous shade between the
buildings. She likes the rest of it.
COMMISSIONER ROBERTS commented,that shade and misting is crucial to the
project. He expressed concern about corner element. He suggested the applicant
rethink it.
COMMISSIONER CALERDINE commented that getting rid of office space is a good
idea. He really likes it. He is concerned with the iconic element. It would be nice to
bring active roof to Palm Canyon.
COMMISSIONER,WERMIUK asked about the corrugated metal siding and stone
veneer. Is there woad also?
JOHN WESSMAN said it 5 similar to real wood.
CHAIR DONENFELD noted that the Commission has received a sense of what the
project consists of. He suggested that the platform not overtake the project.
PLANNING COMMISSION REPORTS, REQUESTS AND COMMENT
COMMISSIONER WEREMIUK would like Mir tower to hold a community
meeting.
COMMISSION KO said he will not be able to attend the Joint Meeting on
June
8 50
PAINTED CORRUGATED
METAL SIDING.PW Z
ARCHITECTURAL —
' STO SYNTHETIC STUCCO, / PROJECTION
STEEL-TROWEL FINISH-PTS
— ELEVATOR PENTHOUSE O
SUNSCREEN PANEL:WOOD PYLON LIGHTING
-41' SETBACK
ALTERNATIVE DECKING
/ FIXTURE 12I
MATERIAL EQUAL)
OVER GALVANIZED
METAL FRAME-W1
-- STO SYNTHETIC STUCCO; PAINTED CORRUGATED
STEEL-TROWLED FINISH-PTO METAL EQUIPMENT SCREEN-PT6
_L_TA_ARCHITECTURAL FEATURE_
-------------
______ ___
ON
GLAZING % USER-CUT METAL PANELS T ROOF ELEVATION
r IN ABSTRACT DESIGN-M2 P.AT PER
LO S
i
PAINTED CORRUGATED ... T METAL MESH SCREEN
r METAL SIDING PT2
i
—ARCHITECTURAL L.E.O. 4
UPUGHTS
N
_ r
I 1
111•��1 I
HC ko Yno ri /'\� ;�.� ; : - 4 OUND LINE OF
OR WALL BEYOND
PLANNING HEIGHT DATUM
--------------------
MAIN STREET
r
1 j SUNSCREEN PANEL:WOOD
PAINTED STEEL I ALTERNATIVE DECKING
�1 SURROUNDISUNSHADE-PT2 MATERIAL(TREX OR EQUAL)
-- STOREFRONT GLAZING- - / OVER GALVANIZED
TYPICAL % METAL FRAME-
PORCELANOSA CERAMIC TILE L PAINTED STEEL PYLON-PT1
IN WOOD PATTERW S2
ADHERED STONE VENEER PYLON-31
GALVANIZED METAL GUARDRAILS-MI
---- STO SYNTHETIC STUCCO;
NOTE: LIMESTONE FINISH-PTO
STOREFRONT GLAZING SHOWN AS POSSIBLE INSTALLATION;
ACTUAL GLAZING DESIGN TO BE PART OF TENANT IMPROVEMENT
DRAWINGS
RECEIVED PALM CANYON DRIVE ELEVATION 'I
JUN Q 5 ?014
PLANNING SERVICES
DEPARTMENT
C. 1
WESSR1an DOWNTOWN PALM SPRINGS BUILDING ELEVATIONS-ANNEX SCALE ve .rn• .
PaM C.,.o Drive,Palm Spring,,CA Jam 2,201A j 1
PHASE 1
0 5 10 20
/r
-__ ELEVATOR PENTHOUSE
. -- - PAINTED CORRUGATED
PAINTED CORRUGATED METAL METAL SIDING-PT{
MECHANICAL SCREEN.PT6
SUNSCREEN PANEL: ALTERNATIVEDECKING
MATERIAL(TAIX EQUAL)
OR EQUAL)OVER GALVANIZED
NIZED METAL
FRAME-W1
STO SYNTHETIC STUCCO:
STEEL-TROWEL FINISH-PT6 — -
rt T.O.ROOF
PAINTED STEEL PYLON-PTt __.-- _____ \ _ ------------—___________________________________________�p�.
111111111 milli oil mew'! 2007
! PALM CANYON
___________________________________________Q_-. ,
GALVANIZED METAL - ROOF ELEVATION
GUARDRAIL&M1 - -
4j
m�
Q
P
ADHERED STONE -
VENEER-31
am�wm
PLANNING HEIGHT DATUM_
PALM CANYON DRIVE
III I
ADHERED LIMESTONE / II I '—STEEL ACCORDIAN DOORS I ADHERED STONE VENEER-S2 \�STOREFRONT GLAZING
VENEER /r( II TYPICAL
I 1 SYNTHETIC STUCCO;
STAINED WOOD WINDOW I I I_—PAINTED STEEL H LIMESTONE Il LIMESTONE FINISH-PT2
I / II SURROUNDS
RUSTED CORTEN STEEL I� PAINTED STEEL
SIDING PAINTED STEEL HBEAM CANOPY SURROUNDITRELLIS-STL1
� I
1)7CLEAR PLATE 1
GLASS DOORS --- ---' RECLAIMED WOOD AT
SOFFIT
NOTE:
STOREFRONT GLAZING SHOWN AS POSSIBLE INSTALLATION;
ACTUAL GLAZING DESIGN TO BE PART OF TENANT IMPROVEMENT
DRAWINGS
TAHOURZ CANYON WAY ELEVATION �_171
C.2
a
WESSman DOWNTOWN PALM SPRINGS BUILDING ELEVATIONS-ANNEX SCALE,,,6•.1•A• DESIGN 5 n
Palm Carryon Drive,Palm Springs,CA J..2,20I1 1119--
C
PHASE 1
0 5 10 20
PAINTED CORRUGATED
ELEVATOR PENTHOUSE � METAL SIDING PiA
PAINTED CORRUGATED
BONDERIZED GALVANIZED MECHANICAL SCREEN.PTE
METAL FASCIA-MS \
/ GALVANIZED CORRUGATED
GALVANIZED METAL METAL SIDING M1
GUARDRAILS.M7 _ SUNSCREEN PANEL:WOOD ALTERNATIVE DECKING
MATERIAL(TREX OR EQUAL)OVER GALVANIZED METAL
q FRAME-MN1
T.O.ROOF
-------------------------_____------- ____ m ___________________
STO SYNTHETIC STUCCO;
STEEL-UMESTONE FINISH.PTS
/
PLANNING HEIGHT DATUM
—__________________
MAIN STREET s
� 1
GLAZING —
ADHERED LIMESTONE
j VENEER
ADHERED STONE VENEER-31
PAINTED STEEL -BEAM
CANOPY
PAINTED METAL P
DOOR WI METAL PANEL PANEL ABOVE-PT6 RECLAIMED WOOD AT
SOFFIT
1/2"CLEAR PLATE
HOTS- GLASS DOOR WTH SIDELRE
STOREFRONT GLAZING SHOWN AS POSSIBLE INSTALLATION;
ACTUAL GLAZING DESIGN TO BE PART OF TENANT IMPROVEMENT
DRAWINGS
- WEST ELEVATION
C.3
WEssman DOWNTOWN PALM SPRINGS BUILDING ELEVATIONS-ANNEX SCALE:1,l'_1-0- DESIGN
PHASE 1 c
P.I.Cvvyon Ori.e,Pvlm Sprivgs,CA J..Z,101I t)
0 5 10 20
ELEVATOR PENTHOUSE ---
w PAINTED CORRUGATED
ARCHITECTURAL PROJECTION METAL SIDING-PTI
w PAINTED CORRUGATED SUNSCREEN PANEL:WOOD ALTERNATIVE DECKING
METAL MECHANICAL MATERIAL(TREX OR EQUAL)OVER GALVANIZED METAL
0
rc SCREEN-PTS FRAME-WD1
a
STEPSACK ABOVE SO' 2(Y-0' \ PYLON LIGHTING FIXTURE
GALVANIZED METAL L STO SYNTHETIC STUCCO;
\ GUARDRAIL]-MI STEEL-TROV&ED FINISH-PTS
VARIES FRC Mn'
( r
[P FIFTH FLOOR
�T=O_ARCHffECTURAL FEATURE '___---------
l__
p�____ _________ _ _ _______ __1___� ..
PALM CANYON ---- I
ROOF HEIGHT VAR ISE ROIL
36 TO SS' T
SECOND T9 F URTA
FLOORSI
METAL MESH SCREEN —— I
4
e ARCHITECTURAL L.E.D.
-UPLIGHTS
§I
�j
ARIE FROM .
6 T 24 AT
PLANNING HEIGHT --
1 0 —____________
PALM CANYON DRIVE
SUNSCREEN I I \\
ALTERNATIVE
DECKING
WOOD
-- ALTERNATIVE DECKING PAINTED STEEL PYLON-PT1
MATERIAL(TREX OR EQUAL)
OVER GALVANIZED
METAL FRAME-WD1 ADHERED STONE VENEER
STOREFRONT GLAZING PYLON-St
TYPICAL / STO SYNTHETIC STUCCO;
1 ADHERED STONE VENEER-S1 LIMESTONE FINISH-PT]
PAINTED STEEL
SURROUNDURELLIS-PT2
MAIN BTREET',1
NOTE:
STOREFRONT GLAZING SHOWN AS POSSIBLE INSTALLATION;
ACTUAL GLAZING DESIGN TO BE PART OF TENANT IMPROVEMENT
DRAWINGS
SETBACK REVISION
C.4a
WEssmain DOWNTOWN PALM SPRINGS BUILDING ELEVATIONS-ANNEX DESIGN
Pe16 C.,.Drive,PPM Spn.9,CA 1.2,2014 SCALE:Ila'=ru' J B
PHASE 7 4
B 5 10 20
"'��►o; '
i�5ryi¢. �"i'� �. � Y�1 Z a/ _ — _ _ _ ` Q�.�� i.. .,�� •�1� '�,�„t4� y. pyq.�� yr`�hY
WEssman DOWNTOWN PALM SPRINGS PARCEL C PERSPECTIVE VIEWS DESIGN
r If.a�� s az .
1.� ,�, ri i _ � e�i � r � � �l��t = III i �i �.r������� .. ....�.._.
i aM
� u uuG�ir=IU�1 - - i i �1 a I,i •��� ,� Ir (:,
h p�. " ■ I� � h t 1�. $� I� �Iii h °f ]i i® fill � � 1 � �� r.`r� ��r.
DOWNTOWNwessman
k � �
PP
`i ,711�/�7` ._
el
r r,
t � !
A %
i
C.8
WESSman DOWNTOWN PALM SPRINGS PARCEL C - PERSPECTIVE VIEWS DESIGN
Palm Canyon Drive, Palm Springs, CA June 2, 201A 5 fy
PHASE 1
t�
I
l �.
SI
V
r% '� F�!�, �� •mod;.,
i
d
C.9
WESSman DOWNTOWN PALM SPRINGS PARCELC - PERSPECTIVEVIEWS DESIGN
Palm Canyon Drive, Palm Springs, CA June 2, 201d PHASE 1 g
z:
III
}
wEssman DOWNTOWN PALM SPRINGS
� t
•�i � IIII�����1\II t 'A � � i � 4
DOWNTOWNWEssman
C. 12
WESSman DOWNTOWN PALM SPRINGS PARCEL C - PERSPECTIVE VIEWS DESIGN '�_.
Palm Canyon Drive, Palm Springs, CA June 2, 201A PHASE 1 6 2
-,.�.:�. 4 ' Ills II !■ ■! !■ ■� !■ ■ !! � � ■� AIF ,
�� ••-• ,� � � i i, i I III pi u��a�":.®` .1 � i __�. �
I i I
4"� I 1 i ��- ,tee,•..,..- .—�� " � I I � � ® ® � ��
l�
wessman DOWNTOWN PALM SPRINGS1
12/19/2012 City Council Reviewed Elevations & Perspectives
sa
cnnRcll��ntR nRaR
rna.off Bps n Onva
8[a�iaaw�,n
11M1
I Now RMas�R
I ✓/INw 14Mob T.
10]l l3O ¢ wx[arertnn.va
al l]H _ _ _ _ _ 1 Rml)m[e r,
"Till J
wn�ae uN(w
0)a tMl
01511]- OSn1] w>vm
o)QIM n�R m14a �w
Q,la.flom)mo _—_ _ .za oo-es
m m o E meam
R mnm
0 m m m ra�ua mrewRrRrturamwwRlx
R wHtMt '
V 0576 WC - •I mnOG
«�9
os tzlxt Mw++B _ ••� .l —mnlMi
-1 II II—.I I- 1-1 I II I,I-111 III I:'. II' If II II .'III—
�mV uv
II II:._I I L— I I II I—I
I I I I' I I I _ 1=III I I I==1 I f=III =i ' I I I 1=
1]1]ss mnia .Caa W>w aw mcw
]BIM mvn
.24ai4s
sI I] mm�>a xwpu„
(�\NoAh Elevallon _ 1
010m �K
sill wart®a
— MM1] ®y
lsma
nna �ntww p1q"'�"N10B ;
a mas
—TP�OMV(� mn�fu
B]Q 1]Al �l ��a M'E1061aFM®
41M1
Lem 12
rTl
O 41M]
DEVELOPMENT COMPANY
Downtown Palm Spangs
m elw nm.c .«....we«.
aea 1M1
oen lsc I 'LAIII= ; r� - IHI —I —
❑I I.TI❑ I -Ua1P1 :_IIwrWr 1L.!s
NRY a nsusals oRa
I ';
N t]At
�Z`EaN ENIroMon _
—
1wIRrmRerxmu
A-21 .3
eLocE c
65
Nflen Mvr
II. .
]wemB Pitxmv W
65]]19 ¢uam
OB31 wrzm
:1 PI�IRMTwa _ OBNNAF- ------------ m¢+ �vrmw�unreeerw
l NWJi n. ,
,0]119E
N 24 0
57
]1]
'. �IaMB 810,0 SI+J mnx awltoaxu�lm
.wmc,.mwemertn
cm,B
mnW �.1Rh.G�.VNuu 6iFwvuEfx
%.31]AI
9z%M _ _ _ _ Olfice Pael
OB 2a 0065
_— �_ _ _ - Ln.la9.9 w¢+ ]uou.�w.no.w.rt�I I I %a+aw
.1 WM].1 •.. UVN 9d n
w n
I WmJ� mm�
mm¢
�mw
WmW
OB 8100
.. os,r]cs ma.¢ .wwuvaco+i ,
I -I � BeanM�
�='ui IITI—G�L!rlHl ��-illlllll 1,1171=1�rli�ll.11iln l' InIF IILrJIiII��ILI�nl�ll lul�iii-' - - ---- ` -5+ mam .�,....
aea, mw
r- Bbck C SouM ENraken nn,sc ----
��GIE
mu �wm®v� caa. I
�mn umv,EBS�t I
asw muwm v1mr�Jw
mum.. MINE
nNo u,�gx �p �
NB4H
nn
mnm -
n+a
ttr.4
WN
%.319rV I
4 `e W WBx
N,9 NB009 J��� T1
DEVELOPMENT COMPANY
_
--- - -- -- -- n^B+ Downtown Palm SPNnys
W411M1—_-- ` I,• �• T I %411-1 �tlW Wre :
FIJI
... _ MY Fmul MI B.V!
� '2 Block Wed EN]mXon
nacre e]n�mu
A-21.4
_ wwb ,e BLOCK C 66
49
. Ua . . . 1
-
T
�� • _ .
•
- -mom
- ___
d,,4d SONIUS WUdd NMOINMOO uewssam
a3SIAMA 133HIS 13N HVVY INOW M31A
WWI
jr��Oat `�C��Y1��1�F� ��'•>'.`'$If�' � r' r f �,/)'�L
,� i-' I � •�t Ii
tea
A
. vh
2� k.
ein;i °,., ..,.,.,,. . S S N I d d S W ] d d N M O l N M 0 a uewssam
HOi3AS Joo2i advAidnoo a >fooie
41
low
r. . J
ti
Y-
/ �
1000i
at
.. '