HomeMy WebLinkAbout23238 RESOLUTION NO. 23238
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING
AMENDMENT NO. 2 TO THE PROJECT FINANCING
AGREEMENT WITH PALM SPRINGS PROMENADE, LLC;
APPROVING AN ADDENDUM TO THE MUSEUM MARKET
PLAZA SPECIFIC PLAN ENVIRONMENTAL IMPACT
REPORT; AND IDENTIFYING THE IMPLEMENTATION OF
A REVISED DOWNTOWN REVITALIZATION PLAN
("DOWNTOWN PALM SPRINGS") AS CONFORMING TO
THE MUSEUM MARKET PLAZA SPECIFIC PLAN, FOR
13.2 ACRES LOCATED AT THE NORTHWEST CORNER
OF TAHQUITZ CANYON WAY AND NORTH PALM
CANYON DRIVE. A6144.
WHEREAS, on December 2, 2009, the City Council certified a Final Environmental
Impact Report; adopted CEQA Findings and Statement of Facts, a Statement of
Overriding Considerations and a Mitigation Monitoring Program; and enacted by
ordinance and resolution the Museum Market Plaza Specific Plan ("Specific Plan"); and
WHEREAS, on September 7, 2011, the City Council approved a Project Financing
Agreement ("Agreement") between the City of Palm Springs and Palm Springs
Promenade, LLC for the renovation and redevelopment of the Desert Fashion Plaza site
within the boundaries of the Specific Plan; and
WHEREAS, on October 3, 2012, Palm Springs Promenade LLC presented to the City
Council certain site and development plans as a revised renovation project for 13.2 acres
within the boundaries of the Specific Plan and subsequently requested a conformity
review of the plan in accordance with Section 5.A.2 of the Specific Plan; and
WHEREAS, the revised renovation project was evaluated to determine if the site and
development plans might result in environmental impacts not adequately analyzed in the
Specific Plan EIR; and
WHEREAS, the City concluded that an Addendum to the Museum Market Plaza Specific
Plan EIR, as prepared under the provisions of CEQA, would adequately address the
potential project impacts, including impacts on aesthetics/visual resources; and
WHEREAS, Section 5.A.2 of the Museum Market Plaza Specific Plan allows for the
review of any renovation project for conformity with the Specific Plan's goals and
objectives, subject to a public hearing, with notice provided in accordance with
Government Code Section 6061; and
WHEREAS, on October 17, 2012, following a notice published in accordance with
Government Code Section 6061, the City Council conducted a public hearing, at which
Resolution No. 23238
Page 2
hearing the Council received all testimony, including staff reports, draft documents, and all
oral and written public comments.
NOW, THEREFORE, the City Council of the City of Palm Springs resolves:
SECTION 1. The Second Amendment to the Project Financing Agreement is approved
and the City Manager is authorized to execute the Second Amendment in a final form
approved by the City Attorney.
SECTION 2. The City Council certifies that the Addendum to the Museum Market
Plaza Specific Plan EIR has been completed in compliance with CEQA, that the
Addendum was presented to the City Council as the decision-making body, and that
the City Council reviewed and considered the information contained in the Addendum
prior to approving any aspect of the Project. Preparation of the Addendum has been
overseen by the City's Director of Planning and/or his representative, and the
conclusions and recommendations in the document represent the independent
conclusions and recommendations of the City. The Addendum represents the
independent judgment and analysis of the City. By these findings, the City Council
confirms, ratifies, and adopts the findings and conclusions of the Addendum, as
presented. The City Council further certifies that the certified Specific Plan EIR and
the Addendum together are adequate to support approval of each component of the
proposed Downtown Palm Springs project, and any minor modifications to the project.
The City Council also certifies that the Specific Plan EIR and Addendum together are
adequate to support any future discretionary approvals needed to implement the
Downtown Palm Springs project.
SECTION 3. The City Council, after balancing the specific economic, legal, social,
technological, and other benefits of the proposed project, has determined that
the unavoidable adverse environmental impacts identified in the EIR and
Addendum "A" may be considered "acceptable" due to specific considerations
which outweigh the unavoidable, adverse environmental impacts of the proposed
project. The City Council therefore ratifies and adopts the "Statement of Overriding
Considerations" as approved by the City Council in the approval of the Final
Environmental Impact Report for the Museum Market Plaza Specific Plan adopted on
December 2, 2009. Each of the separate benefits of the proposed project, as provided
in the Statement of Overriding Considerations, is determined to be, unto itself and
independent of the other project benefits, a basis for overriding all unavoidable adverse
environmental impacts identified in the Statement of Overriding Considerations.
SECTION 4. The City Council finds, ratifies, and adopts the Mitigation Monitoring
Program, incorporated into the Final Environmental Impact Report for the Museum
Market Plaza Specific Plan adopted on December 2, 2009. The City Council further
finds that such Mitigation Monitoring Program meets the requirements of Section
21081.6 of the Public Resources Code by providing for the implementation and
monitoring of measures intended to mitigate potential environmental impacts. In the
event of any inconsistencies between the Mitigation Measures as set forth in the EIR
Resolution No. 23238
Page 3
and the Mitigation Monitoring and Reporting Plan, the Mitigation Monitoring and
Reporting Plan shall control.
SECTION 5. The City Council finds and determines that the revised renovation plan
comprised of the site and development plans for Downtown Palm Springs submitted
October 3, 2012 does hereby conform to the goals and objectives ("guiding principles")
of the Museum Market Plaza Specific Plan, as follows:
1. The highest quality development which provides an exciting and safe living,
working and shopping experience for all.
The project provides vehicle and pedestrian access via the grid of public and
private streets that allows "safe discovery" of the shopping, dining, lodging
and entertainment facilities, both within the project and in the vicinity. The
small blocks created by the street grid offer a comfortable and secure urban
scale, while the low-rise buildings proposed along street fronts match the
small blocks with an appropriate vertical scale. The single tall hotel building
proposed in Block C offers an urban landmark among the surrounding low-
rise buildings. The outdoor entertainment venue creates opportunities to
energize the area with concerts and other special events.
2. The creation of a pedestrian and vehicular connection from the Palm Springs
Art Museum, through Palm Canyon and Indian Canyon Drives, to the
Resort/Convention Center District.
The project does not extend east of Palm Canyon Drive, but within the
project's boundaries the pedestrian and vehicular connection from the Palm
Springs Art Museum to Palm Canyon (between Blocks B and C, E and F, and
H-1 and H-2) is clearly established.
3. The development of retail commercial development which successfully mixes
national and regional chain stores with local businesses, focused on the
major roadways which bound the site, including North Palm Canyon, Indian
Canyon, Tahquitz Canyon and Belardo.
Within the project boundaries, buildings are proposed along Tahquitz Canyon
Way, North Palm Canyon Drive and Belardo Road (Blocks A, B and C) to
house a diverse array of retail and restaurant tenants. While specific tenants
are not known at this time, the development provides for a mix of national and
regional chains, as well as local businesses, which can be expected to modify
and adjust over time to achieve long-term success.
4. A balance of commercial and residential development which assures the
success of the area by increasing the number of homes in the downtown,
thereby increasing the customer base of the commercial uses.
No residential development, except the 170-room hotel, is proposed at this
time. However, future development west of Belardo Road (including Blocks
D, F and G) may include permanent multiple family residences. The balance
of commercial and residential development will be best served by the
Resolution No. 23238
Page 4
proposal to have commercial development nearest N. Palm Canyon Drive
with residential development in the more westerly portion of the site.
5. The development of residential units which relate synergistically to the
commercial development around them, and encourage a pedestrian lifestyle
with little use for the automobile.
Residential development is not presently proposed on the easterly half of the
site (between Belardo Road and Palm Canyon Drive), except for the hotel.
However, future residential development within the site (including Blocks D, F
and G) will encourage a pedestrian lifestyle for those residents with little use
for the automobile.
6. The development of additional resort hotels which provide luxury
accommodations and increase the visitors to the City's downtown.
A four-star hotel is proposed in the plan (Block C) to provide luxury
accommodations and increase the number of visitors to the City's downtown.
The hotel promises the potential for 24-hour and year-round activity within the
project.
PASSED, APPROVED, AND ADOPTED THIS 17T" DAY OF OCTOBER, 2012.
David H. Ready, City er
ATTEST:
times Thompson, City Clerk
Resolution No. 23238
Page 5
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS )
I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that
Resolution No. 23238 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 October 17, 2012, by the
following vote:
AYES: Councilmember Hutcheson, Councilmember Lewin, Councilmember Mills,
Mayor Pro Tern Foat, and Mayor Pougnet.
NOES: None.
ABSENT: None.
ABSTAIN: None.
ames Thompson, City Clerk i�rS�Zo�3
City of Palm Springs, California
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City of Palm Springs
Addendum to Final Environmental Impact Report
(Museum Market Plaza Specific Plan)
Prepared for Proposed Renovation Plan ("Downtown Palm Springs")
1 . Summary
A. Introduction
This Addendum to the Environmental Impact Report for the Museum Market Plaza
Specific Plan has been prepared by the City of Palm Springs in compliance with the
requirements of the California Environmental Quality Act (CEQA). The EIR was certified
in December 2009 based on the development program identified in the Specific Plan.
The City previously updated its General Plan in November of 2007, providing additional
policy direction for land use, housing, circulation and other long-range community
planning issues. This Addendum identifies changes in a proposed development
program ("Downtown Palm Springs" or "project") for the subject 13.2-acre site, along
with updated site and contextual information useful in review of the proposed project.
The project consists of the subdivision and development of 13.2 acres within the
Museum Market Specific Plan, located at the northwest corner of Tahquitz Canyon Way
and Palm Canyon Drive (see Figure 1). The project sponsor, Palm Springs Promenade,
LLC, proposes to develop a total of approximately 1.4 million square feet of mixed
commercial space on a portion of the site, along with related public facilities as further
described in Chapter 2A below. The project site adjoins existing development to the
north, east, west and south.
Development of the project, as proposed, include three separate blocks of commercial
retail space, a 170-room hotel, a major public outdoor performance space (1.3 acres or
57,000 sq. ft.), underground public parking and the establishment of a public street grid,
including extension through the project site of existing streets: Belardo and Andreas
Roads. Full implementation of the project will include future phases west of Belardo
Road that are not proposed at this time, but which are defined by the provisions of the
approved Specific Plan. This Addendum examines the consistency of the current
project design and implementation with the Specific Plan EIR. Following this Summary
Chapter, the Addendum includes the following major components:
❑ Chapter 2: Project Description
❑ Chapter 3: Review of Current Project Setting, Impacts and Mitigation Measures
❑ Chapter 4: Conclusions
❑ Chapter 5: Technical Appendices
Addendum to Final Enviror,.., ntal Impact Report (Museum Market !`-aZa Specific Plan)
Prepared for Proposed Renovation Plan ("Downtown Palm Springs") Page 2 of 18
Figure 1: Project Location
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Addendum to Final Enviroi,..,antal Impact Report(Museum Market F,eza Specific Plan)
Prepared for Proposed Renovation Plan ("Downtown Palm Springs") Page 3 of 18
B. Previous EIR and Need for Addendum
The Museum Market Plaza Specific Plan and EIR were approved / certified in
December of 20091. The Specific Plan establishes detailed standards and guidelines
for land use, development density, design and infrastructure, as well as policies and
procedures for administration, implementation and phasing. The Specific Plan EIR
evaluated development on all of the properties within the original 19.4-acre planning
area at a project level, and includes specific mitigation measures to address both site-
specific and cumulative effects of planned development.
The Specific Plan EIR identifies thresholds of significance for all project impacts, and
includes a comprehensive set of mitigation measures to reduce the potential effects of
development on aesthetics / visual resources, air quality, cultural resources, geology/
soils, hazards and hazardous materials, hydrology, water quality/ resources, land use
planning, noise, population and housing, public services, recreational resources,
transportation /traffic, utilities / service systems and economics. In all cases other than
aesthetics /visual resources, air quality and cultural resources, the proposed mitigation
measures were found to reduce the effects of buildout under the Specific Plan to a less
than-significant level.
The City adopted a Statement of Overriding Considerations on December 2, 2009,
finding that the benefits derived from implementing the Specific Plan outweighed the
remaining (unavoidable) post-mitigation significant effects identified in the EIR. As
further discussed in Chapters 3 and 4, the aesthetics / visual resources, air quality,
cultural resources and other environmental effects of the proposed Downtown Palm
Springs project would be less than those associated with the original Specific Plan
project. This addendum has been prepared incorporating updated project information,
with recommendations for refinement of several original Specific Plan mitigation
measures, as appropriate, to efficiently address the current project design and context.
This Museum Market Plan EIR Addendum has been prepared in accordance with the
standards identified in Section 15164 of the CEQA Guidelines to evaluate the proposed
project. As discussed in Chapters 2 and 3, the proposed Downtown Palm Springs
project calls for commercial mixed use densities which are consistent with those
identified in the Specific Plan. The project proposes a street arrangement, building
heights and masses, and commercial uses which differ from those identified in the
Specific Plan; nevertheless the proposed streets, structures and uses achieve the basic
purposes of the Specific Plan. Subsection (a) of CEQA Guidelines Section 15164
provides that:
"The lead agency or responsible agency shall prepare an addendum to a
previously certified EIR if some changes or additions are necessary but none of
the conditions described in Section 15162 calling for preparation of a subsequent
EIR have occurred."
Terra Nova Planning & Research, Inc., Museum Market Plaza Specific Plan and Draft and Final EIR,
SCH#2008061084.
Addendum to Final Enviror.„.ental Impact Report (Museum Market Plaza Specific Plan)
Prepared for Proposed Renovation Plan ("Downtown Palm Springs") Page 4 of 18
It is the conclusion of the analysis presented in Chapters 2 and 3 that none of the
conditions identified in Guidelines Section 15162, as summarized below, would apply to
the proposed project for the following reasons:
(1) Substantial changes proposed in the project which will require major revisions
of the previous EIR due to the involvement of new significant environmental
effects or a substantial increase in the severity of previously identified
significant effects.
The proposed Downtown Palm Springs project is consistent with all elements
of the adopted Specific Plan, and would therefore not result in new or
expanded impacts beyond those identified in the previously certified Specific
Plan EIR and Addendum.
(2) Substantial changes with respect to the circumstances under which the
project is undertaken which will require major revisions of the previous EIR
due to the involvement of new significant environmental effects or a
substantial increase in the severity of previously identified significant effects.
No substantial changes have occurred within the planning area, community or
region which would lead to new or expanded significant project impacts. As
described in Chapters 2 and 3, cumulative development within the planning
area is no greater than anticipated under the Specific Plan project-level EIR.
(3) 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
previous EIR was certified as complete, shows any of the following:
(a) The project will have one or more significant effects not discussed in
the previous EIR or negative declaration.
The proposed Downtown Palm Springs project does not present any new
potentially significant effects not evaluated in the previous EIR.
(b) Significant effects previously examined will be substantially more
severe than shown in the previous EIR.
The analysis provided in this Addendum shows that the previously
identified significant effects of the Specific Plan would not be accentuated
through implementation of the proposed Downtown Palm Springs project.
(c) Mitigation measures or alternatives previously found not to be feasible
would in fact be feasible, and would substantially reduce one or more
significant effects of the project, but the project proponents decline to
adopt the mitigation measure or alternative.
No changes in the feasibility of Specific Plan mitigation measures have
been identified.
Addendum to Final Envirorn,tental Impact Report(Museum Market P,dza Specific Plan)
Prepared for Proposed Renovation Plan ("Downtown Palm Springs') Page 5 of 18
(d) Mitigation measures or alternatives which are considerably different
from those analyzed in the previous EIR would substantially reduce one or
more significant effects on the environment, but the project proponents
decline to adopt the mitigation measure or alternative.
No new significant effects on the environment have been identified from
the Downtown Palm Springs project. No mitigation measures or
alternatives except those mitigation measures adopted with the 2009
Specific Plan EIR are considered necessary to substantially reduce
significant impacts associated with the project. A Statement of Overriding
Considerations adopted in 2009 remains a part of the certified EIR and
applicable to the Downtown Palm Springs project.
Addendum to Final Envirom.ental Impact Report (Museum Market P,dza Specific Plan)
Prepared for Proposed Renovation Plan ("Downtown Palm Springs") Page 6 of 18
2. Project Description
A. Proposed Land Uses and Improvements
The Downtown Palm Springs project proposes the subdivision and public improvements
for 13.2 acres of the Museum Market Plaza Specific Plan planning area and the
development of four blocks within the planning area. The project proposes a total of
1,237,000 square feet of mixed-use commercial development (retail, restaurants and
office), a 170-room hotel with appurtenant uses on three blocks and a 1.3-acre (57,000
sq. ft.) outdoor entertainment venue on the fourth block. Public improvements for the
13.2-acre planning area includes streets, sidewalks, drainage, approximately 1,100
public parking spaces, public restrooms and other associated facilities.
A parcel map is called for to realign property boundaries, allow dedication of public
streets and abandonment of certain rights-of-way, and offer of public easements. Two
existing streets adjacent to the project area will be extended through the site:
- Belardo Road, a north-south local street will be extended through the site, from
Tahquitz Canyon Way to Museum Drive, and
- Andreas Road, an east-west local street will be extended through the site, from
North Palm Canyon Drive to Belardo Road.
As shown in Figure 2, the Downtown Palm Springs project includes construction of all
streets and public improvements. The proposed project entitlements, including a
tentative parcel map, Planned Development Permit and architectural design approval,
and related plans and permits are associated with a Project Financing Agreement (as
amended) between the developer and the City.
A majority of the subject property has been developed as an enclosed shopping mall.
The westerly third of the site is developed with surface and underground parking
associated with the shopping center. This parking was identified in the Specific Plan as
to be retained for future use, and it is preserved in the proposed Downtown Palm
Springs project. The physical characteristics of the project site itself are substantially
unchanged from the description presented in the 2009 EIR, and the conditions of
surrounding properties have also not substantially changed. No significant new
development in the surrounding commercial, residential and institutional areas has
occurred.
As noted above, the Downtown Palm Springs project proposes a total of 272,000
square feet of mixed-use commercial (retail, restaurant and office) in the three blocks
fronting N. Palm Canyon Drive (Blocks A, B and C). A 170-room hotel is also proposed
for Block C. Block E is proposed as an outdoor entertainment venue.
Addendum to Final Enviror,,.rental Impact Report (Museum Market Praza Specific Plan)
Prepared for Proposed Renovation Plan ("Downtown Palm Springs') Page 7 of 18
Figure 2 — Project Site Plan
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Addendum to Final Environr.tental Impact Report (Museum Market F-Jaza Specific Plan)
Prepared for Proposed Renovation Plan ("Downtown Palm Springs") Page 8 of 18
A block-by-block comparison of the Specific Plan and the Downtown Palm Springs
project is provided below:
Block MMP Specific Plan Uses /Sq Ft Proposed Uses / Sq Ft
A Mixed Retail 220,000 Mixed Retail / Office 92,000
B Restaurant 3,000 Mixed Retail / Office 90,000
C Mixed Retail / Office 245,000 Mixed Retail / Hotel 229,000
D & F Retail / Residential 455,000 Retail / Residential 455,000
E, G & H Retail / Residential 520,000 Retail / Residential 520,000
TOTAL SF 1,443,000 1,386,000
Downtown Palm Springs has been planned for construction in multiple phases. Phase I
includes all public street and infrastructure improvements and the development of
Blocks A, B, C and E. Subsequent phases for Block D, F, G and H are not scheduled at
this time (Figures 2 and 4).
B. Relationship to Adopted Museum Market Plaza Specific
Plan
Current land use classifications and planned roadway alignments for the Museum
Market Plaza Specific Plan are shown in Figure 3 below. The project adjoins two Major
Thoroughfare streets, Tahquitz Canyon Way on the south and N. Palm Canyon Drive on
the east. It also adjoins Museum Drive on the west, a Collector Street. Since the
adoption of the Specific Plan in 2009, no changes to these streets have occurred.
In adopting Specific Plan in 2009, the City Council deleted two areas that were identified
in the draft Specific Plan and analyzed in the Specific Plan EIR:
- Planning Area 2, southwest of Tahquitz Canyon Way and Belardo Road, and
- Planning Area 3, northeast of Arenas Drive and Belardo Road
Development of these sites was evaluated in the Specific Plan EIR, but such
development is no longer part of the Specific Plan. In addition, Blocks K-1 and K-2 of
the Specific Plan are not a part of this project; no plans are currently pending for any of
these sites.
As called for in the Specific Plan, the proposed project extends a Collector Street
(Belardo Road) through the site with a 62-foot right-of-way, connecting it with the
existing Belardo Road alignment at both the south and north ends of the project (see
Figure 2). A new east-west street called for in the Specific Plan (labeled, "Museum
Way", 48-foot right-of-way) is also to be constructed with the Downtown Palm Springs
Project, beginning at N. Palm Canyon Drive to the east and terminating in front of the
Palm Springs Art Museum at existing Museum Way. The Specific Plan called for a
portion of existing Museum Way along the north-west comer of the site near O'Donnell
Golf Course to be abandoned, but this is to be retained as a public street in the
proposed project.
Addendum to Final Environsiental Impact Report (Museum Market Plaza Specific Plan)
Prepared for Proposed Renovation Plan ("Downtown Palm Springs") Page 9 of 18
The proposed project will also construct Andreas Road, a Collector Street, from its
current terminus at N. Palm Canyon Drive to Belardo Road (new)within the project site,
and a private street ("Market Street") within Block B. A street identified in the Specific
Plan within Blocks D and F, from W. Tahquitz Canyon Way to Museum Way (new) is
not part of the current project.
The Downtown Palm Springs project indicates Belardo Road at a right-of-way at 41 feet
for one lane of travel in each direction and parallel parking. Additional width for
sidewalks is to be dedicated by the developer via easements with the tentative parcel
map. The new Main Street (called Museum Drive in the Specific Plan) is also proposed
at a right-of-way width at 41 feet, with additional sidewalk width to be dedicated. The
exact configurations of Belardo Road and new Museum Way will be subject to further
review and refinement consistent with future detailed plans for the project.
The internal street pattern has achieved the Specific Plan goal of affording multiple
points of access to the project. Primary access to the project site will be provided from
N. Palm Canyon Drive, W. Tahquitz Canyon Way, the extension of Belardo Road, as
indicated in the Specific Plan. Additional access will be afforded by the retention of
Museum Drive (existing) near O'Donnell Golf Course and the extension of Andreas
Road from N. Palm Canyon Drive.
As noted in the preceding section, commercial land use densities for the 13.2-acre
project are consistent with those shown in the adopted Specific Plan. The proposed
street grid is generally consistent with the Specific Plan and divides the site into
development blocks similar to the Specific Plan's planning areas. The changes to the
street grid and the relocation of the public space from Block B to Block E re-arranges
the distribution of development spaces within the project area, increasing the
development potential of Block B and creating a larger outdoor entertainment venue on
Block E (Figure 4).
As proposed, the Downtown Palm Springs project would comply with all applicable
mitigation measures identified in the Specific Plan EIR. No supplemental mitigation
measures are recommended as a result of the analysis contained in this. Please see
Section 3.B for additional analysis.
Addendum to Final Enviroi,...ental Impact Report(Museum Market Fsza Specific Plan)
Prepared for Proposed Renovation Plan ("Downtown Palm Springs") Page 10 of 18
Figure 3: 2009 Specific Plan Land Use Map
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Addendum to Final Environ,.,ental Impact Report (Museum Market F.dza Specific Plan)
Prepared for Proposed Renovation Plan ("Downtown Palm Springs') Page 11 of 18
Figure 4: Downtown Palm Springs Site and Land Use Plan
O USES
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RETAIL,RESTAURANTS,OFFICE AND ANY RETAIL.RESTAURANTS,OFFICE,RESIDENTIAL PUBLIC RESTROOMS,HOTEL,RESTAURANTS,
OTHER USES ALLOWED UNDER APPROVED AND ANY OTHER USES ALLOWED RETAIL,OFFICE AND OTHER USES ALLOWED
MUSEUM MARKET PLAZA SPECIFIC PLAN UNDER APPROVED MUSEUM MARKET PLAZA UNDER APPROVED MUSEUM MARKET PLAZA
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APPROVED By CITY COUNCIL DEC.2.2009 SPECIFIC PLAN APPROVED BY CITY COUNCIL SPECIFIC PLAN APPROVED BY CITY COUNCIL•• J L.-{ � ` DEC.2,2009 DEC.2,2009
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WESSMAN DEVELOPMENT 20121009
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FIGURE 4
Addendum to Final Environ„fental Impact Report (Museum Market Fidza Specific Plan)
Prepared for Proposed Renovation Plan ("Downtown Palm Springs') Page 12 of 18
C. Environmental Context of Proposed Project
The project site and the contiguous parcels to the north, east, west and south remain
developed, with no significant change following preparation of the Museum Market
Plaza Specific Plan and supporting EIR analysis. Today, the site continues to be at the
center of Palm Springs' traditional downtown commercial district. No development has
occurred within one-half(1/2) mile of the project site.
Access to the project will continue to be provided by the City's existing street network,
including Major Arterials adjacent to the project (Palm Canyon Drive and Tahquitz
Canyon Way) as well as those within one mile of the project (Indian Canyon Way and
Ramon Road). Collector and local streets also serving the project site and vicinity are
unchanged. Approximately three-quarters mile south of the site, Belardo Road now
extends to the intersection of South and East Palm Canyon Drives by construction of a
new bridge over Tahquitz Creek. This completion (bridge dedicated September 2012)
provides an alternate route of access to the project site; however, the extended portion
does not serve significant residential or commercial properties and is not expected to be
an additional source of trips to the project. No other changes to the street network have
occurred and no new impacts to traffic are expected from the proposed project beyond
that analyzed in the Specific Plan EIR.
The Downtown Palm Springs project proposes a reduction and re-arrangement of
certain uses and development areas, most notably the substitution of a hotel for the
commercial office building in Block C. Other blocks show both an individual and overall
reduction in square footage and building mass, and the overall proposal is similar to the
renovation plan accepted by the City Council as conforming to the Specific Plan in
2009. Nevertheless, the proposed project's relocation of development among the
planning area blocks may result in altered visual impacts, especially on views toward
the San Jacinto Mountains to the west. This is further discussed and analyzed in
Chapter 3, below.
As the last remaining large-scale redevelopment project in the Palm Springs central
commercial district, the proposed project will provide an important anchor to the City's
commercial and touristic core over the next several decades. Completion of this project
per the terms of the associated Project Financing Agreement (as amended) will also
provide for an outdoor performance venue within the Specific Plan area. The 1.3-acre
event space will serve the needs of residents and visitors in the form of urban open
space and as a venue for cultural and social activities. No loss of cultural or social
amenities will occur as a result of the project.
No other environmental impacts are expected to result from the project which are not
already analyzed and, as needed, mitigated in the Museum Market Plaza Specific Plan
EIR and associated Statement of Overriding Consideration and Mitigation Monitoring
Program.
Addendum to Final Enviri_ ,,ental Impact Report (Museum Market . iza Specific Plan)
Prepared for Proposed Renovation Plan ("Downtown Palm Springs") Page 13 of 8
3. Environmental Setting, Impacts and Mitigation
A. Certified FEIR for the Museum Market Plaza Specific Plan
The certified project EIR for the Museum Market Plaza Specific Plan anticipated
development of the subject property without the need for further environmental
documentation. The final Mitigation Monitoring and Reporting Plan, adopted with the
EIR certification, includes a complete set of measures to avoid or substantially lessen
the effects of implementing the Specific Plan (including development of the subject
property), with three exceptions: A Statement of Overriding Considerations was
adopted on December 9, 2009, as part of the EIR certification and Specific Plan
approval, finding that the benefits derived from implementing the Speck Plan
outweighed a remaining post-mitigation significant effect on aesthetics / visual
resources, regional air quality and cultural resources. These original unavoidable
significant impacts were found to be a function of the location, scale and urban intensity
of the Specific Plan project and region-wide air quality conditions.
The proposed Downtown Palm Springs project is consistent with the land uses and
improvements as analyzed for this site and the surrounding area under the Specific
Plan EIR. The resulting the aesthetic/visual resources, air quality, cultural resources
and other environmental effects of the Downtown Palm Springs project will be no
greater than those associated with the adopted Specific Plan project, as discussed
below
The adopted Mitigation Measures for the Museum Market Plaza Specific Plan are on file
in the Office of the City Clerk and included as a part of the record of proceedings on the
adoption of the Specific Plan. The proposed project must comply with each applicable
measure. The analysis provided in Section 3.B below confirms that the proposed project
would not differ materially in its effects on aesthetics /visual resources from the analysis
presented in the Specific Plan EIR.
B. Updated CEQA Documentation — Aesthetics / Visual
Resources
The following analysis on the potential impacts of the Downtown Palm Springs project is
based on photo-simulations which may be compared with the photographic analysis of
the Specific Plan EIR. In the EIR's analysis of project impacts on aesthetics /visual
resources, eleven view locations were identified and photographed. (Three locations—
numbers 1, 2, and 11 — were oriented to portions of the original Specific Plan project
area that are not part of the Downtown Palm Springs project and are not necessary for
this analysis.) The remaining eight locations are:
View 3 —from the intersection of Indian Canyon Drive and Andreas Road, looking
west along Andreas Road.
Addendum to Final Environi„ental Impact Report (Museum Market Fiaza Specific Plan)
Prepared for Proposed Renovation Plan ("Downtown Palm Springs") Page 14 of 18
View 5 —from the east side of Palm Canyon Drive at a point opposite the Hyatt
Hotel, looking south along the west side of Palm Canyon Drive.
View 6 —from within the O'Donnell Golf Course, looking in a southeasterly
direction.
View 7 —from the northeastern corner of the Art Museum, looking across
Museum Drive in a northeasterly direction.
View 8 —from the east side of Cahuilla Road, looking in a northwesterly direction.
View 9 —from the intersection of Belardo and Arenas Roads, looking in a
northeasterly direction.
View 10 —from the intersection of Palm Canyon Drive and Tahquitz Canyon
Way, looking west along the north side of Tahquitz Canyon Way.
In the Specific Plan, EIR, the viewsheds were digitally photographed and images of the
proposed building envelopes were incorporated into the photographs to simulate the
appearance of the site at project completion. The simulations did not depict building
architecture, but provided a concept illustrating the potential maximum building height,
the minimum setback and stepbacks, and the spatial distribution of structures within the
plan.
For the proposed Downtown Palm Springs project, these same digital photographs were
used and images of the proposed buildings were incorporated into the photographs to
simulate the appearance of the site upon completion of the new project. Both photo-
simulations—for the Specific Plan and for the Downtown Palm Springs project — have
been compared to determine the individual and cumulative changes to impacts on
aesthetics / visual resources of the Downtown Palm Springs project.
View 3
This view is taken from the intersection of Indian Canyon Drive and Andreas Road,
looking west along Andreas Road. Proposed development evaluated in the Specific
Plan EIR included Block K to the immediate right and Block A in the center and further
distant. The Downtown Palm Springs project does not include Block K. The exclusion
of Block K provides significant reduction in the amount of building mass in the viewshed.
The development of Block A according to the Downtown Palm Springs project provides
an incremental improvement in mountain views, as compared to the Specific Plan, as
the new project's buildings are lower in height and setback further from the viewer.
View 4
This view is taken from the east side of Palm Canyon Drive, approximately mid-way
between the intersections with Tahquitz Canyon Way and Andreas Road at the
pedestrian signal light, looking north along the west side of Palm Canyon Drive.
Proposed development in the Specific Plan includes a low-rise (one-story) building in
Block B, and multiple story buildings in Block A. The Downtown Palm Springs project
proposes more intense development in Block B which results in greater building bulk in
Addendum to Final Environmental Impact Report(Museum Market Piaza Specific Plan)
Prepared for Proposed Renovation Plan ("Downtown Palm Springs") Page 15 of 18
view. Views of the mountains to the left, behind trees and other in Blocks E, G & H will
be lost. This incremental loss of mountain views is not considered significant compared
to the Specific Plan as the proposed buildings are consistent with and similar to
buildings already occurring in the area. No other scenic resources, such as historic
buildings are visible.
View 5
This view is taken from the east side of Palm Canyon Drive at a point opposite the Hyatt
Hotel, looking south along the west side of Palm Canyon Drive. The Specific Plan
building allowance for Block A is a multi-story building along N. Palm Canyon Drive
which serves as the primary building mass from this view. The Downtown Palm Springs
project proposes only one-story buildings along the street frontage of Blocks A and B.
The reduction in building mass proposed by the Downtown Palm Springs project
restores the views of distant mountains, incrementally improving long-range views.
View 6
This view is taken from within the O'Donnell Golf Course, looking in a southeasterly
direction. No significant view elements or scenic resources beyond the trees at the golf
course are visible. The Specific Plan would allow a small amount of building mass to be
visible above the trees, and the Downtown Palm Springs project would show similar or
slightly less building mass. No change to these insignificant view impacts would result.
View 7
This view is taken from the northeastern corner of the Art Museum, looking across
Museum Drive in a northeasterly direction. No significant view elements or scenic
resources except the trees at O'Donnel Golf Course are visible. The Specific Plan
would allow a multiple story building mass up to a height of 60 feet within Block H. The
Downtown Palm Springs project would eliminate this building with single story parking in
its place. New two-story buildings to be constructed in future phases to the west and
south two stories present significantly less mass from this viewpoint. The impacts of the
Specific Plan on this viewshed are substantially reduced by the Downtown Palm
Springs project.
View 8
This view is taken from the east side of Cahuilla Road, looking in a northwesterly
direction. Proposed development evaluated in the Specific Plan EIR included Block L to
the immediate left and Blocks D and F in the center-right and further distant. The
Downtown Palm Springs project does not include Block L, which was deleted from the
final Specific Plan. The deletion of Block L provides significant reduction in the amount
of building mass in the viewshed, revealing significant views of the mountains and the
Palm Springs Art Museum. The development of Blocks D and F according to the
Downtown Palm Springs project provides significant additional reductions in building
mass, as compared to the Specific Plan, as the new project's buildings are limited to the
far right side of the perspective and only surface parking is provided to the center and
left.
Addendum to Final Environsrental Impact Report (Museum Market P,aza Specific Plan)
Prepared for Proposed Renovation Plan ("Downtown Palm Springs') Page 16 of 18
View 9
This view is taken from the intersection of Belardo and Arenas Roads, looking in a
northeasterly direction. Proposed development evaluated in the Specific Plan EIR
included Block J to the center and right and Block C in the far distant center-left of this
viewpoint. The Downtown Palm Springs project does not include Block J, which was
deleted from the final Specific Plan. The deletion of Block J provides significant
reduction in the amount of building mass in the viewshed. The development of Blocks
D and F according to the Downtown Palm Springs project provides incremental increase
in visible building mass, but it is only a small addition to the overall perspective and
does not hinder views of any scenic resource, including historic buildings. The impacts
on this viewshed are substantially reduced by the Downtown Palm Springs project.
View 10
This view is taken from the intersection of Palm Canyon Drive and Tahquitz Canyon
Way, looking west along the north side of Tahquitz Canyon Way. Proposed
development in the Specific Plan allows multiple story building mass up to 60 feet in
height in Blocks C, D and F. The Downtown Palm Springs project proposes slightly less
intense overall development in Block C, but with one and two story buildings in the
foreground of this view and greater building bulk (ranging from 70 to 89 feet) further
back. One to three-story buildings are planned for the nearer portion of Block D. Views
of the mountains will be modified such that more of the mountain base will be visible in
the center-left, while somewhat less mountain and ridgeline will be seen in the center of
the perspective. Overall, the impact is about the same, although the loss of ridgeline
views can be considered significant. No other scenic resources, such as historic
buildings are visible.
Summary and Determination
Based on an analysis of the eight photographic viewpoints from the Specific Plan EIR,
the development of the Downtown Palm Springs project as compared to potential
development allowed by the Specific Plan will have incrementally different effects on
views. With the exception of View 10, the impact are not individually nor cumulative
significant. The loss of ridgeline views may be considered significant, but View 10
indicates that the amount of ridgeline lost from view is less than 15% of the visible
ridgeline. Further, other portions of the mountain are revealed in View 10 by the
Downtown Palm Springs project. Taken together, the overall effect on aesthetics and
visual resources of the Downtown Palm Springs project is no more significant that the
Museum Market Plaza Specific Plan.
I
Addendum to Final Envirt. ,4ental Impact Report (Museum Market . aza Specific Plan)
Prepared for Proposed Renovation Plan ("Downtown Palm Springs") Page 17 of 8
4. Conclusions
A. No Substantial Change in the Project
Implementation of the proposed Downtown Palm Springs project would result in
substantially the same scale and nature of commercial development contemplated in
the 2009 Specific Plan EIR. The proposed project is substantially consistent with land
use, circulation, open space, grading and related policies contained in the Museum
Market Plaza Specific Plan.
B. No Substantial Changes in Circumstances
There are no substantial changes in the circumstances under which the Downtown
Palm Springs project would be carried out. Three years following preparation of the
Specific Plan EIR, the project site remains the last significant property available for
redevelopment in the City's commercial /touristic core. The site adjoins an established
street grid that has not changed since certification of the EIR. Implementation of the
proposed project would create a key public event and entertainment venue, as identified
in the Specific Plan, and improve the internal circulation by constructing additional
public and private streets.
C. No New Information of Substantial Importance
Supplemental information has been assembled for the preparation of this Addendum.
None of this information is of substantial importance, which was not known and could
not have been known with the exercise of reasonable diligence at the time the previous
EIR was certified as complete. Specifically, the project does not present any new
potentially significant effects not evaluated in the previous EIR. In addition, the
previously identified significant effects of the Specific Plan would not be accentuated
through implementation of the proposed project. No changes in the feasibility of
originally adopted Specific Plan mitigation measures have been identified (see
Appendix I).
Addendum to Final Envirornaental Impact Report(Museum Market 1'rdza Specific Plan)
Prepared for Proposed Renovation Plan ("Downtown Palm Springs") Page 18 of 18
5. Technical Appendix
Photo-simulations for the Downtown Palm Springs project (numbered based on Specific
Plan EIR
Key Map — indicates all eleven photo locations analyzed in the EIR. Three photo
locations (1, 2 and 11) do not address the Downtown Palm Springs project
boundaries and are excluded from this analysis.
View 3 —from the intersection of Indian Canyon Drive and Andreas Road, looking
west along Andreas Road.
View 4—from the east side of Palm Canyon Drive, approximately mid-way
between the intersections with Tahquitz Canyon Way and Andreas Road at the
pedestrian signal light, looking north along the west side of Palm Canyon Drive.
I
View 5 —from the east side of Palm Canyon Drive at a point opposite the Hyatt
Hotel, looking south along the west side of Palm Canyon Drive.
View 6 —from within the O'Donnell Golf Course, looking in a southeasterly
direction.
View 7 —from the northeastern corner of the Art Museum, looking across
Museum Drive in a northeasterly direction.
View 8 —from the east side of Cahuilla Road, looking in a northwesterly direction.
View 9 —from the intersection of Belardo and Arenas Roads, looking in a
northeasterly direction.
View 10 —from the intersection of Palm Canyon Drive and Tahquitz Canyon
Way, looking west along the north side of Tahquitz Canyon Way.
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