HomeMy WebLinkAbout11/7/2012 - STAFF REPORTS Op PALM S.0 1-
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C,q<IFORN`P CITY COUNCIL STAFF REPORT m
DATE: November 7, 2012 PUBLIC HEARING
SUBJECT: PALM GROVE GROUP, LLC FOR CASE 5.1284 PLANNED
DEVELOPMENT DISTRICT 360; 'THE ARRIVE HOTEL"; A 32-ROOM
HOTEL DEVELOPMENT ON AN APPROXIMATELY 1.27-ACRE SITE AT
1551 NORTH PALM CANYON DRIVE; ZONE C-1 / R-3, RESORT
COMBINING ZONE (APNS 5105-165-002, 003, 007, 009, 011, AND 012) M
FROM: David H. Ready, City Manager C
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BY: Department of Planning Services r
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SUMMARY
The City Council will review a Planned Development District (PDD) application seeking
approval for development of a 32-room hotel with accessory restaurant and retail uses, m
off-street parking and landscaping at 1551 North Palm Canyon Drive. Z
RECOMMENDATION:
Adopt Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING CASE 5.1284, PLANNED
DEVELOPMENT DISTRICT 360, FOR "THE ARRIVE HOTEL"; A 32-ROOM HOTEL
WITH ACCESSORY RESTAURANT AND RETAIL USES, OFF-STREET PARKING AND _
LANDSCAPING ON A ROUGHLY 1.27-ACRE PARCEL LOCATED AT 1551 NORTH
PALM CANYON DRIVE." CD
PRIOR ACTIONS:
On September 10, 2012, the project was reviewed by the Architectural Advisory
Committee. The Committee voted unanimously to recommend approval of the project by 0
the Planning Commission, subject to the following recommendations:
• Clarify the entry/check-in sequence for the hotel (how it works) and massing.
• Clarify the landscape plan in terms of sizes, quantities and location of plant
materials as well as cut sheets on the site lighting fixtures.
• Clarify the location and details for trash rooms (odors, trucks, timing, etc)
ITEM NO.
City Council Staff Report November 7, 2012
Case: 5.1284 PDD 360"The Arrive Hotel" at 1551 North Palm Canyon Drive Page 2 of 13
• Revise civil drawings to match site plan.
• Clarify the green roof component and how it will survive the summer. r
• Consider green roof (if it can be designed to survive the summer) on the D
housekeeping and restroom buildings since they are closest to the second floor
rooms). Z
• Provide material samples. Z
The applicant has provided the clarifications in the items noted above and they are m
incorporated in the materials presented today.
Although not part of the conditions of their approval, AAC members offered the following
observations and suggestions:
• Consider adding windows below the clerestories by the doors of the hotel rooms.
• Consider a design for the concrete block screen walls that would "reinterpret" them m
in a contemporary expression.
• Review the ramps and circulation areas in the courtyard to make them as
generous as possible.' m
On October 10, 2012, the Planning Commission reviewed the subject project and voted r
unanimously to approve the PDD and to recommend approval by the City Council. Q
BACKGROUND AND SETTING
The applicant proposes a small hotel with related restaurant and retail uses. The project m
is comprised of the following components:
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• A 32-room boutique hotel
• An 80-seat restaurant with mostly outdoor covered seating overlooking the pool
and courtyard (anticipated for use by hotel guests and the public)
• Two, roughly 560 square foot retail buildings
• A 47-car parking lot v
• Courtyard with pool and landscaping, poolside cabanas and terraces.
• A service building and toilet room building which serves the restaurant and pool
area. 0
The site has frontages on Wawona Road (a local street) and North Palm Canyon Drive (a
major thoroughfare on the City's General Plan Circulation Map). The applicant is
proposing to develop the project to achieve a gold-level LEED certification (Leadership in
0
The applicant has increased the width of the ramps and created a backlit lighting concept on the screen-
block enclosures that creatively weaves new lighting technologies with the classic concrete block material.
Windows below the clerestories were not added as it was determined the blinds for such windows would
need to be kept closed to maintain privacy in the rooms.
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City Council Staff Report November 7, 2012
Case: 5.1284 PDD 360"The Arrive Hotel'at 1551 North Palm Canyon Drive Page 3 of 13
Energy and Environmental Design).
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Surrounding Land Uses and Existing Development
The site is comprised of six vacant lots located on North Palm Canyon Drive, south of D
Vista Chino Road and east of Wawona Street. The site slopes downward from north to Z
south with approximately a four foot elevation change from north to south.
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SITE m
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AERIAL VIEW OF SITE
The table below shows the surrounding existing land uses.
Table 1.0: Surrounding land uses, General Plan, Zoning
Land Use General Plan Zonin _
North Liquor/Convenience Store Mixed Use / Multi Use C-1/R-3
and offices
South Retail and Office Uses / Mixed Use / Multi Use C-1/R-3
Residential X
East Multi-family Residential Mixed Use / Multi Use C-1 _
West Multi-family Residential Mixed Use / Multi Use R-2
0
The project density is proposed at 30 dwelling units per acre. This is consistent with the ...�
General Plan for mixed use with the approval of a PDD.
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City Council Staff Report November 7, 2012
Case: 5.1284 PDD 360"The Arrive Hotel' at 1551 North Palm Canyon Drive Page 4 of 13
Site 'C
The proposed plan is designed with a 47-car landscaped and screened off-street parking �—
lot on roughly the western third of the parcel. Vehicular access is proposed off Wawona
Road via two driveways. A vehicular drop-off / valet lane is proposed along the easterly D
frontage of the project along Palm Canyon Drive The eastern two-thirds of the site is Z
proposed with nine one and two-story prefabricated buildings arranged around a large
open landscaped courtyard. The courtyard would include a central swimming pool, Z
outdoor dining (associated with the proposed restaurant), poolside cabanas and open m
terraces for poolside lounging.
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Along the north and south property lines are two-stories in height and contain hotel
rooms. The southernmost building is approximately 27 feet in height and roughly 22 feet
at the northernmost building. Three, one-story buildings along Palm Canyon Drive
contain restaurant and retail uses. There are also two, one-story buildings along the west Ip
side of the courtyard that contain hotel rooms and have "green" roofs with plant material. m
The one story buildings vary between roughly 12 feet and 17 feet in height. The
remaining two, one-story buildings contain housekeeping and toilet rooms for poolside C
and restaurant use. m
The placement of the buildings that front Palm Canyon Drive align with the existing r
adjacent buildings, such that they continue the "building edge' along this block. Deep 0
overhangs are provided on the retail buildings for solar control and a distinctive lighting
integrated into the handrails and landscaping as well as signage and a drop-off vehicle M
lane demarcates the entry. The one-story building height of these street-front buildings,
as well as the openings between them, allow westerly views of the mountains to be
preserved. The restaurant building is located slightly further back from the property line M
to provide more space at the valet / drop-off lane and to provide variation in the building Z
surfaces of along Palm Canyon.
The hotel rooms at ground level feature individual semi-private courtyards with gas
fireplaces. The second floor rooms are accessed via exterior stairs and exterior corridors
that overlook the courtyard and pool area. The pool deck is slightly lower than the floor
elevation of the first floor rooms, allowing a view over the pool area by all hotel rooms
(this is also in response to the site topography). By creating multiple buildings on the site _
instead of one large one, the scale and massing of the proposed project is low and
intimate.
Landscape
The project proposes a desert-appropriate plant palette with cactus, agave, Robusta
palms, bougainvillea, mesquite, Palo Verde, and other species for shade, color and —
texture. In selected small areas near the pool, accent panels of synthetic turf are 0
proposed. River rock, boulders, crushed granite, paved terraces and walkways fill out the
balance of the landscape. The western edge of the site is proposed with low landscape
berms and block walls to provide screening for the parking lot.
04
City Council Staff Report November 7, 2012
Case: 5.1284 PDD 360"The Arrive Hotel'at 1551 North Palm Canyon Drive Page 4 of 13
The proposed plan is designed with a 47-car landscaped and screened off-street parking
lot on roughly the western third of the parcel. Vehicular access is proposed off Wawona r
Road via two driveways. A vehicular drop-off / valet lane is proposed along the easterly D
frontage of the project along Palm Canyon Drive The eastern two-thirds of the site is
proposed with nine one and two-story prefabricated buildings arranged around a large Z
open landscaped courtyard. The courtyard would include a central swimming pool,
outdoor dining (associated with the proposed restaurant), poolside cabanas and open Z
terraces for poolside lounging. m
Along the north and south property lines are two-stories in height and contain hotel 0
rooms. The southernmost building is approximately 27 feet in height and roughly 22 feet
at the northernmost building. Three, one-story buildings along Palm Canyon Drive
contain restaurant and retail uses. There are also two, one-story buildings along the west
side of the courtyard that contain hotel rooms and have "green" roofs with plant material. p
The one story buildings vary between roughly 12 feet and 17 feet in height. The m
remaining two, one-story buildings contain housekeeping and toilet rooms for poolside
and restaurant use. C
The placement of the buildings that front Palm Canyon Drive align with the existing fll
adjacent buildings, such that they continue the "building edge" along this block. Deep r
overhangs are provided on the retail buildings for solar control and a distinctive lighting
integrated into the handrails and landscaping as well as signage and a drop-off vehicle
lane demarcates the entry. The one-story building height of these street-front buildings, 'U
as well as the openings between them, allow westerly views of the mountains to be
preserved. The restaurant building is located slightly further back from the property line
to provide more space at the valet / drop-off lane and to provide variation in the building Rl
surfaces of along Palm Canyon. Z
The hotel rooms at ground level feature individual semi-private courtyards with gas
fireplaces. The second floor rooms are accessed via exterior stairs and exterior corridors
that overlook the courtyard and pool area. The pool deck is slightly lower than the floor
elevation of the first floor rooms, allowing a view over the pool area by all hotel rooms
(this is also in response to the site topography). By creating multiple buildings on the site 0
instead of one large one, the scale and massing of the proposed project is low and _
intimate.
Landscape
The project proposes a desert-appropriate plant palette with cactus, agave, Robusta
palms, bougainvillea, mesquite, Palo Verde, and other species for shade, color and
texture. In selected small areas near the pool, accent panels of synthetic turf are
proposed. River rock, boulders, crushed granite, paved terraces and walkways fill out the 0
balance of the landscape. The western edge of the site is proposed with low landscape
berms and block walls to provide screening for the parking lot.
05
City Council Staff Report November 7, 2012
Case: 5.1284 PDD 360"The Arrive Hotel' at 1551 North Palm Canyon Drive Page 5 of 13
Architecture. "0
The architecture of the proposed project is contemporary with a subtle reference to the r
mid-century modern period. The buildings incorporate "folded plate" and "butterfly" roofs.
Clerestory windows are provided in the hotel rooms and a limited amount of insulated D
glass curtainwall / storefront for the retail and restaurant buildings. Z
The exterior materials proposed are Cor-Ten steel, poured-in-place architectural Z
concrete, triple-insulated low-emissivity glass, porcelain wall tiles that are designed to m
simulate wood 2, and concrete block screen walls. As noted above, the roofs on the two
westernmost buildings are proposed to be "green roofs' with live plant material. 0
According to the applicant there are grasses and green roof systems that have been
successfully used in Arizona and New Mexico and he believes there are appropriate plant
material for these roofs that will survive the harsh desert summer3. The other roofs are
proposed as standing seam Cor-Ten steel that wraps the edge and continues as part of p
the exterior wall surface. A large covered dining patio is an integral part of the restaurant m
building and overlooks the pool area. The ceiling of the covered dining area is proposed
in a hardwood known as Ipei (this ceiling will not be exposed to direct sun). C
Mechanical systems including a central refrigerant loop system for air conditioning are m
proposed to be integrated in mechanical rooms under the buildings, (created by the r
elevation change in the site). Condensing units will be located in two decorative screen 0
block masonry enclosures.
Parking, Loading and Trash/Recycling.
The project proposes forty-seven (47) off-street parking spaces'. Shading requirements
for the parking lot are proposed to be satisfied with Chilean Mesquite and Palo Verde M
trees. Trash and recycling areas are proposed to be handled adjacent to the parking lot Z
within cor-ten trash enclosures with gates and locks. Deliveries and loading is proposed
to be accommodated in the proposed valet lane along Palm Canyon Drive. --I
STAFF ANALYSIS:
General Plan:
The General Plan land use designation for this site is "Mixed-use / Multi-use"; (15du/ac _
for residential uses, maximum 0.5 FAR for non residential uses) The proposed
development has 32 rooms on 1.27 acres and an FAR of 0.23, (less than half the CA
allowable density/intensity for this area) and is thus consistent with the General Plan in —q
terms of density. X
2 The simulated wood tile provides the warmth of wood while integrating a more durable material for the
harsh desert environment. 0
3 The applicant has selected grasses that go dormant in the summer months and tray systems are deep
enough to prevent the roots from burning in the intense summer heat.
The application has been submitted as a PDD to seek relief from the off-street parking requirements (69
spaces would be required based on the proposed design. The applicant has submitted a comprehensive
parking study that proposes shared or joint-use of parking spaces on site.
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City Council Staff Report November 7, 2012
Case: 5.1284 PDD 360"The Arrive Hotel" at 1551 North Palm Canyon Drive Page 6 of 13
The proposed use is in harmony with the General Plan as noted in the following goals r
and policies from the General Plan: D
Policy LU2.5: "Encourage lot consolidation and mixed-use development to Z
reduce fragmentation of parcels and to facilitate infill development."
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The project proposes to consolidate a series of small contiguous lots to enable m
development of a mixed-use project of hotel, restaurant and retail uses on an infill lot in
the Uptown district. v
Policy LU 8.1: "Encourage new mixed / multi-use development in areas
that are currently vacant or underutilized"
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The project proposes a new mixed-use hotel / restaurant / retail complex on a site facing m
Palm Canyon Drive in the Uptown district that has been vacant for many years.
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Policy LU 8.7: "On-site parking is encouraged to be accessed from side m
streets or public alleys to minimize traffic impacts on major streets and to
avoid interruption in the street-front design of commercial centers." r'
The project proposes a 47-space on-site parking lot that is accessed from Wawona 0
Road, a local street on the west side of the project site and a valet drop-off lane along
Palm Canyon Drive that does not interrupt the pedestrian movement along Palm Canyon
Drive.
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Based on the above, staff believes the project is consistent with the General Plan. Z
Zoning:
The project site has split zoning; the eastern half of the parcel is zoned C-1 (Commercial)
and the western half is zoned R-3 (high density residential). Hotels are permitted in the
R-3 zone subject to a Conditional Use Permit and "by right" in the C-1 zone.5
Development Standards:
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The following table provides a summary of the development standards for the R-2 zone N
compared to the parameters of the proposed development.
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5 The PDD functions in place of a CUP, proposing the hotel and ancillary uses as "by right' uses for this
entire parcel.
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City Council Staff Report November 7, 2012
Case: 5.1284 PDD 360"The Arrive Hotel' at 1551 North Palm Canyon Drive Page 7 of 13
TABLE 2 - Com arison of develo ment regulations & proposed conditions
C-1 R-3 Proposed PDD 360 r
Required/Allowed Required/Allowed
Lot Area Minimum 20,000 sf Minimum 20,000 sf 52,677 sf conforms D
Lot Width 100 feet 130 feet 354 feet conforms
Lot Depth 150 feet 175 feet when fronting a major 220 feet(conforms) Z
thoroughfare Z
Density No requirements General Plan: 15 du/ac; / 0.5 32 hotel rooms
FAR for non-res. uses. Up to 30 (Conforms only with m
du/ac w/PDD. (38 du max) approval of PDD)
PSZC: 1000 sf net lot area/hotel FAR: 0.23 FAR
room 55 hotel rooms max). conforms
Building 30 feet 30 feet max. height over a max. 27 feet at highest point,
Height of 50% of the ground floor area of 24 feet average
all bld s. conforms
Set Back 5 feet average 30 feet on major thoroughfares 0; aligns with adjacent
Front yard 25 feet for local streets commercial building
frontages (does not m
conform
Interior None 10 feet or equal to height for Average 5feet C
setback side bldgs greater than 12 feet (does not conform) m
and
Distance None 15 feet 7 feet at the closest point r
between (does not conform)
bid s. Q
Rear Yard Set None 10 feet or equal to height for 74 feet
Back bld s. greater than 12 feet
Parking Based on use (74 off- Based on use; (64 off-street 47 spaces proposed
street parking spaces parking spaces required) (Assumes joint use of
required) driveway widths minimum 26 ft spaces for various uses) rn
(Conforms only with
approval of PDD); Z
Height of walls 6 feet pursuant PSZC 6 feet max. Walls conform where
93.02 proposed (frontage of
parking lot
Lot Coverage No requirement 30% maximum on sites with 23%
structure over 18 feet in height
Open / usable 50% of open space 45% of the site shall be usable 50% landscaped open
landscape / created by front landscaped open space. Front space proposed 0
recreational setback shall be 15 feet of the front yard setback _
Space landscaped, the is to be landscaped
remainder may be (n
decorative pavement
Outdoor Uses Outdoor Dining No requirement Restaurant use
accessory to a
permitted use &
outdoor uses
permitted with a Land 0
Use Permit
Minimum 2,000 gsf per No requirement 14,213 sf total
Bldg. Area commercial building
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City Council Staff Report November 7, 2012
Case: 5.1284 PDD 360"The Arrive Hotel' at 1551 North Palm Canyon Drive Page 8 of 13
Planned Development District (PDD) r-
The project has been submitted as a Planned Development District (PDD). The PDD has D
been proposed in this case seeking minor deviations in the development standards of the
zones and establishing the proposed uses as "by right" within the PDD. The requested Z
deviations are summarized below:
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• Reduce front yard setback from five feet to 0 (to ultimate front PL aligns m
with adjacent existing commercial structures) v
• Side yard setbacks average of 5 feet.
• Reduce on-site parking from the code-required 64 spaces to 47 spaces.
• Reduce distance between buildings from 15 feet to 7 feet.
• Density at 30 du/ac
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Zoning Density m
The project proposes 32 hotel rooms. The C-1 / R-3 zones allow hotels at a density of
1,000 square feet of net lot area per hotel room. Thus, the maximum allowable density of
the roughly 1.27 acre lot would be 55 rooms; the applicant proposes 32 and is thus m
conforming.
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The retail/restaurant uses total roughly 3,377 square feet. This is roughly 0.06 FAR, well 0
within the 0.50 FAR limit for non-residential uses pursuant to the General Plan. The
zoning code does not set density restrictions for non-hotel commercial uses in the C-1 / M
R-3 zones as long as other development standards are met. In this case, the PDD 7_a
proposes unique development standards for the proposed development; if approved, the
development standards proposed would be deemed to be in conformance. m
Parking Z
Section 93.06.00 of the zoning code outlines the off-street parking requirements; which
for this project are 64 spaces. (32 for the hotel, 5 for the retail and 27 for the restaurant).
The project proposes 47 parking spaces. The applicant has prepared a "shared parking"
study. The study uses industry-accepted standards for quantifying peak demand, and for
daily, weekly and seasonally adjusted parking demand. The key assumptions in the v
parking study are as follows _
• Roughly 25% of the hotel guests would also be guests of the restaurant.
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• Roughly 5 to 10% of the employees of the complex would walk, bike, or use mass
transit.
• Roughly 10% of the hotel guests will arrive by taxi from the airport. _
• December is the estimated peak month in terms of parking demand. 0
• 8:00 to 9:00 p.m. is the estimated peak time of day/evening parking demand.
• Weekend parking demand is slightly higher than weekday.
The report concludes that peak demand requires 48 spaces, and 47 are provided.
City Council Staff Report November 7, 2012
Case: 5.1284 PDD 360"The Arrive Hotel" at 1551 North Palm Canyon Drive Page 9 of 13
Furthermore, the applicant is prepared if need be, to utilize valet parking during peak Ma
times and season. In addition, the applicant has been in consultation with the r
neighboring Pizza Hut restaurant for a possible reciprocal parking agreement that would D
augment the proposed 47-car parking lot on the site, but is not proposed at this time.
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The zoning code permits the concept of "a specific plan for parking" for mixed use
projects such as this. The code also permits shared or "joint use' of parking spaces Z
when it can be determined that no substantial conflict would occur in the principal hours m
or periods of peak demand for the various uses within the site. Staff believes the
assumptions in the parking study are reasonable in terms of shared use or joint parking 0
and has concluded that the parking as proposed is adequate for the quantity and mix of
uses within this project site. To provide further assurance that the project will not have
problems with parking, a condition of approval that requires the applicant to institute a
valet parking program in the event parking complaints or shortages occur has been p
included. m
Bicycle Parking: <
Section 93.06.00(C)(5) of the PSZO states that bicycle racks or bicycle parking facilities m
may be required on projects submitted for architectural approval. Bicycle parking
facilities are proposed for this project. r
Off Street loading, Trash Enclosures and Recycling: 0
Section 93.07.00 of the PSZO regulates development standards for off-street loading and
trash enclosures. Pursuant to 93.07.01(A), every commercial building shall have and
maintain loading spaces. The subject project does not have a loading dock. PSZO
Section 93.07.01(A)(8) notes that parking areas and drive aisles may be used for the M
loading space for a project subject to approval of the Planning Commission. Freight entry Z
is handled from the proposed valet / drop-off lane along Palm Canyon. Trash removal is
from Wawona Drive. -�
Public Benefit Policy for Planned Development Districts
On September 17, 2008, the City Council adopted a policy requiring public benefits be
provided with every proposed Planned Development District. The policy states that the 0
public benefit should be proportionate to the deviation or relief sought from the underlying _
development standards for the zone.
The findings for the PDD, including "Public Benefit" are analyzed later in this staff report. —�
In this case, the applicant proposes the following public benefit:
• The project is proposed to be a Gold-level certified LEED (Leadership in
Environmental and Energy Design) design. 0
• The project adds new boutique hotel rooms to the City's stock of this unique hotel
type.
• An example of prefabricated construction as a type of sustainable, environmentally
friendly construction methodology.
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City Council Staff Report November 7, 2012
Case: 5.1284 PDD 360"The Arrive Hotel'at 1551 North Palm Canyon Drive Page 10 of 13
• Jobs, Revenue from Transient Occupancy Tax (TOT) and Sales tax.
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Staff believes the degree of relief sought by the applicant is moderate and that the D
proposed public benefit is proportionate with the deviations being sought with the PDD.
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The Resort Combining zone: Z
The project is located within the Resort-Combining overlay zone. Section 92.25.00 of the
Zoning Code states that: M
"all multiple-family dwellings (including, but not limited to, apartments, 0
group housing projects, boarding and lodging houses, and condominiums)
shall be permitted only by conditional use permit. Such permit is subject
to the planning commission making findings that the proposed use is
compatible with its surroundings and that the site in question is not
appropriate for other uses allowed by right within the underlying zone." m
The Resort overlay is intended to provide accommodations and services for visitors to the C
city while guarding against the intrusion of competing land uses. The Resort Overlay m
finding is analyzed below.
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REQUIRED FINDINGS: 0
Planned Development District Findings. M
Findings for a Planned Development District are the same as findings for the Conditional
Use Permit. The process outlined in Section 94.02.00 of the Zoning Code requires the
Planning Commission and the City Council to make a number of findings for approval of M
the PDD application. The findings are listed below followed by an evaluation of the Z
project by Staff against these findings.
1) That the use applied for at the location set forth in the application is
properly one for which a conditional use permit is authorized by this
Zoning Code.
Pursuant to Section 92.04.01 and 92.12.01, hotels, restaurants and retail uses are
allowed in the C-1 and R-3 zones. The project therefore conforms to this finding. CA
2) That the use is necessary or desirable for the development of the
community, is in harmony with the various elements or objectives of the
general plan, and is not detrimental to existing uses or to future uses
specifically permitted in the zone in which the proposed use is to be
located. 0
The proposed use of this site for a hotel with accessory restaurant and retail uses are
uses which are consistent with the Mixed-use / Multi-use designation in the General Plan.
The proposed uses support the tourist/resort nature of Palm Springs and therefore are
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City Council Staff Report November 7, 2012
Case: 5.1284 PDD 360"The Arrive Hotel" at 1551 North Palm Canyon Drive Page 11 of 13
desirable for the development of the community. The project proposes development that "G
is compatible and complementary to the existing and permitted uses in the Uptown r
district. Thus, the proposed use is not detrimental to existing or future uses. The
proposed use is in harmony with the General Plan as noted in the following goals and
policies from the General Plan: Z
Policy LU2.5: "Encourage lot consolidation and mixed-use development to Z
reduce fragmentation of parcels and to facilitate infill development." m
The project proposes to consolidate a series of small contiguous lots to enable 0
development of a mixed-use project of hotel, restaurant and retail uses on an infill lot in
the Uptown district.
Policy LU 8.1: "Encourage new mixed / multi-use development in areas
that are currently vacant or underutilized" m
The project proposes a new mixed-use hotel / restaurant / retail complex on a site facing C
Palm Canyon Drive in the Uptown district that has been vacant for many years. m
Policy LU 8.7. "On-site parking is encouraged to be accessed from side r
streets or public alleys to minimize traffic impacts on major streets and to
avoid interruption in the street-front design of commercial centers."
"0
The project proposes a 46-space on-site parking lot that is accessed from Wawona
Road, a local street on the west side of the project site and a valet drop-off lane along
Palm Canyon Drive that does not interrupt the pedestrian movement along Palm Canyon M
Drive.
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3) That the site for the intended use is adequate in size and shape to
accommodate such use, including yards, setbacks, walls or fences,
landscaping and other features required in order to adjust such use to
those existing or permitted future uses of land in the neighborhood;
The site is roughly 1.27 acres in size. It conforms to the minimum size and shape
requirements for the zones in which it is located. The applicant has requested minor
adjustments in setbacks via the PDD, including a reduction of the front yard setback from
five feet to zero in order to allow the buildings along that frontage to align with the existing
adjacent structures. Staff believes the project conforms to this finding.
4) That the site for the proposed use relates to streets and highways —
properly designed and improved to carry the type and quantity of traffic to n
be generated by the proposed use; --I
The site has two street frontages; one on North Palm Canyon Drive, which is a major
thoroughfare on the City's General Plan Circulation Map and Wawona Road, which is a
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City Council Staff Report November 7, 2012
Case: 5.1284 PDD 360"The Arrive Hotel"at 1551 North Palm Canyon Drive Page 12 of 13
local street. The project proposes to take vehicular access off Wawona Road via four
driveway curb cuts into the parking lot. The project also proposes a drop-off/ valet lane r
along Palm Canyon Drive. The project proposes buildings in alignment with adjacent D
existing buildings, thereby continuing the "street pedestrian edge' along Palm Canyon
Drive. Staff believes the project properly relates to streets and the adjacent roads are Z
capable of handling the proposed traffic generated by this project.
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5) That the conditions to be imposed and shown on the approved site m
plan are deemed necessary to protect the public health, safety and
general welfare and may include minor modification of the zone's property
development standards.
A set of draft conditions of approval are attached to this staff report as Exhibit A for the
City Council's consideration.
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Findings for the Resort Combining Zone Overlay C
The project is located within the Resort-Combining overlay zone. Section 92.25.00 of the fl
Zoning Code states that:
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"...the planning commission (shall) make findings that the proposed use is O
compatible with its surroundings and that the site in question is not
appropriate for other uses allowed by right within the underlying zone."
The project is located in an area of the Uptown neighborhood in which existing hotel and
commercial uses are located. The project proposes a boutique style hotel, restaurant m
and retail uses in walkable proximity to other commercial amenities in the area. The Z
neighborhood has a number of existing commercial-retail uses and several vintage /
boutique hotels and resorts. Staff believes the project would enhance the vitality of the —�
neighborhood and would be compatible with its surroundings. While other"by-right" uses
would be possible, there are none that Staff believes is of particularly greater benefit or
appropriateness for this parcel. Therefore staff believes the project conforms to this
finding. The Planning Commission made affirmative findings in support of the project
with respect to the Resort Combining Zone.
CONCLUSION:
The proposed Planned Development District proposes a 32-room hotel with accessory
restaurant and retail uses. The project is in harmony with the General Plan and relates
well to the surrounding neighborhood, roadway network and general development patter
for this area. The proposed density of the project is consistent with both the General 0
Plan and the Zoning Code. The applicant has proposed public benefits that Staff
believes are proportionate to the development standard relief sought via the PDD.
Therefore Staff recommends approval of the preliminary PDD, subject to attached
conditions of approval.
13
City Council Staff Report November 7, 2012
Case: 5.1284 PDD 360"The Arrive Hotel"at 1551 North Palm Canyon Drive Page 13 of 13
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ENVIRONMENTAL DETERMINATION: D
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The proposed project has been evaluated pursuant to the guidelines of the California
Environmental Quality Act (CEQA) and has been deemed "Categorically Exempt" under Z
CEQA Section 15332 "In-fill development projects". m
NOTIFICATION: v
A notice was mailed to all listed property owners within a four hundred foot radius in
accordance with state law. As of the writing of this staff report, staff received
correspondence from the public which is attached to this report.
FISCAL IMPACT: No fiscal impact. M
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David H. Ready, City k&Wger
Attachments: m
- 400' Radius Vicinity Map Z
- Draft Resolution and Conditions of Approval
- Planning Commission staff report and resolution —�
- Site Plan, elevations, landscape plan, perspective images
- Excerpts from the Parking Demand Study
- Public Correspondence
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CITY OF PALM SPRINGS
CASE NO: 5.1284 PDD 360 DESCRIPTION: An application for a Planned
Development District (PDD) proposing a hotel, a
APPLICANT: Palm Grove Group, restaurant, other retail, and parking on
LLC approximately 1.27 acres at 1551 North Palm
Canyon Drive, Zone C-1/R-3 Resort Combining
Zone. APN 505-165-002, -003, -007, -009, -011
and -012.
EXHIBIT A
Case 5.1284 PDD 360
1551 North Palm Canyon Drive
PDD 360 Development Standards
C-1 Standards R-3 Standards PDD 360 Standards
Lot Area Minimum 20,000 sf Minimum 20,000 sf 52.677 sf conforms
Lot Width 100 feet 130 feet 354 feet conforms
Lot Depth 150 feet 175 feet when fronting a major 220 feet(conforms)
thoroughfare
Density No requirements General Plan: 15 du/ac;/0.5 FAR 32 hotel rooms (Conforms with
for non-res. uses. Up to 30 du/ac approval of PDD)
w/PDD. (38 du max) FAR: 0.23 FAR(conforms)
PSZC: 1000 sf net lot area/hotel
room 55 hotel rooms max).
Building 30 feet 30 feet max. height over a max. of 27 feet at highest point, 24 feet
Height 50%of the ground floor area of all average(conforms)
bld s.
Set Back 5 feet average 30 feet on major thoroughfares 0; aligns with adjacent
Front yard 25 feet for local streets commercial building frontages
Interior set None 10 feet or equal to height for bldgs Average 5 feet
back side greater than 12 feet
and
Distance bet. None 15 feet 7 feet at the closet point
bld s.
Rear Yard None 10 feet or equal to height for bldgs. 74 feet
Set Back greater than 12 feet
Parking Based on use(74 off- Based on use; (66 off-street parking 47 spaces (Assumes joint use of
street parking spaces spaces required)driveway widths spaces for various uses);
required) minimum 26 ft
Height of 6 feet pursuant PSZC 6 feet max. Walls conform where proposed
walls 93.02 (frontage of parking lot
Lot Coverage No requirement 30% maximum on sites with 23%
structure over 18 feet in height
Open I 50% of open space 45%of the site shall be usable 50% landscaped open space
usable created by front setback landscaped open space. Front 15 proposed
landscape/ shall be landscaped, the feet of the front yard setback is to
recreational remainder may be be landscaped
Space decorative pavement
Outdoor Outdoor Dining accessory No requirement Restaurant use
Uses to a permitted use&
outdoor uses permitted
with a Land Use Permit
Minimum 2,000 gsf per commercial No requirement 14,213 sf total
Bldg. Area building
Planned Development District (PDD) 360 establishes minor deviations in certain development standards as noted in the
table above and summarized below:
• Reduce front yard setback from five feet to 0 (to ultimate front PL aligns with adjacent existing commercial
structures)
• Side yard setbacks average of 5 feet.
• Reduce on-site parking from 66 spaces to 47 spaces.
• Reduce distance between buildings from 15 feet to 7 feet.
• Density at 30 du/ac
is
RESOLUTION NO. 6292
EXHIBIT B
Case 5.1284 PD 360 "Arrive Hotel"
1551 North Palm Canyon Drive
November 7, 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.
ADMINISTRATIVE CONDITIONS
ADM 1. Proiect Description. This approval is for the project described per Case
5.1284 PDD 360; except as modified with the approved Mitigation Monitoring
Program and the conditions below;
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, including site plans, architectural
elevations, exterior materials and colors, landscaping, and grading on file in
the Planning Division except as modified by the approved Mitigation
Measures and conditions below.
ADM 3. Conform to all Codes and Regulations. The project shall conform to the
conditions contained herein, all applicable regulations of the Palm Springs
Zoning Ordinance, Municipal Code, and any other City County, State and
Federal Codes, ordinances, resolutions and laws that may apply.
ADM 4. Minor Deviations. The Director of Planning or designee may approve minor
deviations to the project description and approved plans in accordance with
the provisions of the Palm Springs Zoning Code.
ADM 5. Indemnification. The owner shall defend, indemnify, and hold harmless the
City of Palm Springs, its agents, officers, and employees from any claim,
action, or proceeding against the City of Palm Springs or its agents, officers
or employees to attach, set aside, void or annul, an approval of the City of
Palm Springs, its legislative body, advisory agencies, or administrative
officers concerning Case 5.1284 PDD 360. The City of Palm Springs will
promptly notify the applicant of any such claim, action, or proceeding against
17
Resolution No.6292
Conditions of Approval Page 2 of 24
Case 5.1285 PDD 360"Arrive Hotel" November 7,2012
the City of Palm Springs and the applicant will either undertake defense of the
matter and pay the City's associated legal costs or will advance funds to pay
for defense of the matter by the City Attorney. If the City of Palm Springs fails
to promptly notify the applicant of any such claim, action or proceeding or fails
to cooperate fully in the defense, the applicant shall not, thereafter, be
responsible to defend, indemnify, or hold harmless the City of Palm Springs.
Notwithstanding the foregoing, the City retains the right to settle or abandon
the matter without the applicant's consent but should it do so, the City shall
waive the indemnification herein, except, the City's decision to settle or
abandon a matter following an adverse judgment or failure to appeal, shall not
cause a waiver of the indemnification rights herein.
ADM 6. Maintenance and Repair. The property owners) and successors and
assignees in interest shall maintain and repair the improvements including
and without limitation all structures, sidewalks, bikeways, parking areas,
landscape, irrigation, lighting, signs, walls, and fences between the curb and
property line, including sidewalk or bikeway easement areas that extend onto
private property, in a first class condition, free from waste and debris, and in
accordance with all applicable law, rules, ordinances and regulations of all
federal, state, and local bodies and agencies having jurisdiction at the
property owner's sole expense. This condition shall be included in the
recorded covenant agreement for the property if required by the City.
ADM 7. Time Limit on Approval. Approval of the (Planned Development District
(PDD) shall be valid for a period of two (2) years from the effective date of the
approval. Extensions of time may be granted by the Planning Commission
upon demonstration of good cause.
ADM 8. Right to Appeal. Decisions of an administrative officer or agency of the City
of Palm Springs may be appealed in accordance with Municipal Code
Chapter 2.05.00. Permits will not be issued until the appeal period has
concluded.
ADM 9. Public Art Fees. This project shall be subject to Chapters 2.24 and 3.37 of
the Municipal Code regarding public art. The project shall either provide
public art or payment of an in lieu fee. In the case of the in-lieu fee, the fee
shall be based upon the total building permit valuation as calculated pursuant
to the valuation table in the Uniform Building Code, the fee being 1/2% for
commercial projects or 1/4% for residential projects with first $100,000 of total
building permit valuation for individual single-family units exempt. Should the
public art be located on the project site, said location shall be reviewed and
approved by the Director of Planning and Zoning and the Public Arts
Commission, and the property owner shall enter into a recorded agreement to
maintain the art work and protect the public rights of access and viewing.
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Resolution No.6292
Conditions of Approval Page 3 of 24
Case 5.1285 PDD 360"Arrive Hotel" November 7,2012
ADM 10. Park Development Fees. The developer shall dedicate land or pay a fee in
lieu of a dedication, at the option of the City. The in-lieu fee shall be
computed pursuant to Ordinance No. 1632, Section IV, by multiplying the
area of park to be dedicated by the fair market value of the land being
developed plus the cost to acquire and improve the property plus the fair
share contribution, less any credit given by the City, as may be reasonably
determined by the City based upon the formula contained in Ordinance No.
1632. In accordance with the Ordinance, the following areas or features shall
not be eligible for private park credit: golf courses, yards, court areas,
setbacks, development edges, slopes in hillside areas (unless the area
includes a public trail) landscaped development entries, meandering
streams, land held as open space for wildlife habitat, flood retention facilities
and circulation improvements such as bicycle, hiking and equestrian trails
(unless such systems are directly linked to the City's community-wide system
and shown on the City's master plan).
ADM 11. Maintenance of Outdoor Seating/Dining. Daily cleaning and wash down of
sidewalks for any outdoor seating areas or patios will be required. Contact
Parks & Recreation at 760 323 8281 for information regarding the proper
method of cleaning of sidewalks and pavers within the public rights-of-way.
ADM 12. Comply with City Noise Ordinance. This use shall comply with the provisions
of Section 11.74 Noise Ordinance of the Palm Springs Municipal Code.
Violations may result in revocation of this Conditional Use Permit.
ADM 13. Seating Count. The applicant shall be limited to the total number of
restaurant seats as follows: a maximum of 80 seats inside and outside in an
outdoor patio area (including bar stools),. Any deviation from these numbers
shall require prior approval by the Director of Planning. The applicant shall
maintain the minimum clearance as specified by the Fire Department
between the front entrance and the outdoor tables and chairs. This includes
games, pool tables, and other amenities.
ADM 14. Notice to Tenants. The applicant shall provide all tenants with a copy of the
Conditions of Approval for this project.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. Coachella Valley Multiple-Species Habitat Conservation Plan (CVMSHCP)
Local Development Mitigation Fee (LDMF) NOT required.
ENV 2. Notice of Exemption. The project is exempt from the California Environmental
Quality Act (CEQA); therefore, an administrative fee of$64 shall be submitted
by the applicant in the form of a money order or a cashier's check payable to
the Riverside County Clerk within two business days of the Commission's
final action on the project. This fee shall be submitted by the City to the
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Resolution No.6292
Conditions of Approval Page 4 of 24
Case 5.1285 PDD 360"Arrive Hotel" November 7,2012
County Clerk with the Notice of Exemption. Action on this application shall
not be considered final until such fee is paid (projects that are Categorically
Exempt from CEQA).
ENV 3. California Fish & Game Fees Required. The project is required to pay a fish
and game impact fee as defined in Section 711.4 of the California Fish and
Game Code. This CFG impact fee plus an administrative fee for filing the
action with the County Recorder shall be submitted by the applicant to the
City in the form of a money order or a cashier's check payable to the
Riverside County Clerk prior to the final City action on the project (either
Planning Commission or City Council determination). This fee shall be
submitted by the City to the County Clerk with the Notice of Determination.
Action on this application shall not be final until such fee is paid. The project
may be eligible for exemption or refund of this fee by the California
Department of Fish & Game. Applicants may apply for a refund by the CFG
at www.dfq.ca.gov for more information.
ENV 4. Cultural Resource Survey Required. Prior to any ground disturbing activity,
including clearing and grubbing, installation of utilities, and/or any
construction related excavation, an Archaeologist qualified according to the
Secretary of the Interior's Standards and Guidelines, shall be employed to
survey the area for the presence of cultural resources identifiable on the
ground surface.
ENV 5. Cultural Resource Site Monitoring. There is a possibility of buried cultural or
Native American tribal resources on the site. A Native American Monitor shall
be present during all ground-disturbing activities. (check for duplication in
engineering conditions)
ENV 6. a). A Native American Monitor(s) shall be present during all ground disturbing
activities including clearing and grubbing, excavation, burial of utilities,
planting of rooted plants, etc. Contact the Agua Caliente Band of Cahuilla
Indian Cultural Office for additional information on the use and availability of
Cultural Resource Monitors. Should buried cultural deposits be encountered,
the Monitor shall contact the Director of Planning. After consultation the
Director shall have the authority to halt destructive construction and shall
notify a Qualified Archaeologist to further investigate the site. If necessary,
the Qualified Archaeologist shall prepare a treatment plan for submission to
the State Historic Preservation Officer and Agua Caliente Cultural Resource
Coordinator for approval.
b). Two copies of any cultural resource documentation generated in
connection with this project, including reports of investigations, record
search results and site records/updates shall be forwarded to the Tribal
Planning, Building, and Engineering Department and one copy to the City
Planning Department prior to final inspection.
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Resolution No.6292
Conditions of Approval Page 5 of 24
Case 5.1285 PDD 360"Arrive Hotel" November 7,2012
PLANNING DEPARTMENT CONDITIONS
PLN 1. Outdoor Lighting Conformance. Exterior lighting plans, including a
photometric site plan showing the project's conformance with Section
93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning ordinance,
shall be submitted for approval by the Department of Planning prior to
issuance of a building permit. Manufacturer's cut sheets of all exterior lighting
on the building and in the landscaping shall be included. If lights are proposed
to be mounted on buildings, down-lights shall be utilized. No lighting of
hillsides is permitted.
PLN 2. Water Efficient Landscaping Conformance. The project is subject to the
Water Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs
Municipal Code and all other water efficient landscape ordinances. The
applicant shall submit a landscape and irrigation plan to the Director of
Planning for review and approval prior to the issuance of a building permit.
Landscape plans shall be wet stamped and approved by the Riverside
County Agricultural Commissioner's Office prior to submittal. Prior to
submittal to the City, landscape plans shall also be certified by the local water
agency that they are in conformance with the water agency's and the State's
Water Efficient Landscape Ordinances.
PLN 3. Submittal of Final PDD. The Final Planned Development plans shall be
submitted in accordance with Section 94.03.00 (Planned Development
District) of the Zoning Ordinance. Final development plans shall include site
plans, building elevations, floor plans, roof plans, grading plans, landscape
plans, irrigation plans, exterior lighting plans, sign program, mitigation
monitoring program, site cross sections, property development standards and
other such documents as required by the Planning Commission and Planning
Department. Final Planned Development District applications must be
submitted within two (2) years of the City Council approval of the preliminary
planned development district.
PLN 4. Conditions Imposed from AAC Review. The applicant shall incorporate the
following comments from the review of the project by the City's Architectural
Advisory Committee:
• Clarify the entry/check-in sequence for the hotel (how it works) and
massing.
• Clarify the landscape plan in terms of sizes, quantities and location of
plant materials as well as cut sheets on the site lighting fixtures.
• Clarify the location and details for trash rooms (odors, trucks, timing, etc)
• Revise civil drawings to match site plan.
• Clarify the green roof component and how it will survive the summer.
• Consider green roof (if it can be designed to survive the summer) on the
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Resolution No.6292
Conditions of Approval Page 6 of 24
Case 5.1285 PDD 360"Arrive Hotel" November 7,2012
housekeeping and restroom buildings since they are closest to the second
floor rooms).
• Provide material samples.
PLN 5. Palm Tree Requirement. In accordance with Planning Commission
Resolution No. 1503, dated November 18, 1970, the developer is required to
plant Washingtonia Fillifera (California Fan) palm trees (14 feet from ground
to fronds in height) 60 feet apart along the entire frontage of Palm Canyon
Drive and/or Tahquitz Canyon Way median. (for projects on Palm Canyon or
Tahquitz Canyon Way).
PLN 6. 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. The applicant shall submit a sign program to
the Department of Planning Services prior to the issuance of building permits.
PLN 7. Flat Roof Requirements. Roof materials on flat roofs (less than 2:12) must
conform to California Title 24 thermal standards for "Cool Roofs". Such roofs
must have a minimum initial thermal emittance of 0.75 or a minimum SRI of
64 and a three-year aged solar reflectance of 0.55 or greater. Only matte
(non-specular) roofing is allowed in colors such as beige or tan.
PLN 8. Maintenance of Awnings & Projections. All awnings shall be maintained and
periodically cleaned.
PLN 9. 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 10. Pool Enclosure Approval Required. Details of fencing or walls around pools
(material and color) and pool equipment areas shall be submitted for approval
by the Planning Department prior to issuance of Building Permits.
PLN 11. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 12. Outside Storage Prohibited. No outside storage of any kind shall be
permitted except as approved as a part of the proposed plan.
PLN 13. No off-site Parking. Vehicles associated with the operation of the proposed
development including company vehicles or employees vehicles shall not be
permitted to park off the proposed building site unless a parking management
plan has been approved.
The applicant proposes 47 parking spaces. If it is determined that the parking
is inadequate for the proposed and approved uses, the applicant shall
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Resolution No.6292
Conditions of Approval Page 7 of 24
Case 5.1285 PDD 360"Arrive Hotel" November 7,2012
institute a valet parking program and/or establish a long term reciprocal
parking agreement with a nearby parking lot owner to provide sufficient
parking for the proposed project.
PLN 14. Bicycle Parking. The project shall be required to provide secure bicycle
parking facilities on site for use by residents and commercial/retail patrons
and owners. Location and design shall be approved by the Director of
Planning.
PLN 15. (add any additional conditions imposed by the Planning Commission or Citv
Council here)
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
The Engineering Division recommends that if this application is approved, such
approval is subject to the following conditions being completed in compliance with City
standards and ordinances.
Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Engineer.
STREETS
ENG 1. The Engineering Division recommends deferral of off-site improvement items
(identified as "Deferred') at this time due to lack of full improvements in the
immediate area. The owner shall execute a street improvement covenant
agreeing to construct all required street improvements upon the request of the
City of Palm Springs City Engineer at such time as deemed necessary. The
covenant shall be executed and notarized by the property owner(s) prior to
approval of the Grading Plan or issuance of grading or building permits. A
current title report; or a copy of a current tax bill and a copy of a vesting grant
deed shall be provided to verify current property ownership. A covenant
2d
Resolution No.6292
Conditions of Approval Page 8 of 24
Case 5.1285 PDD 360"Arrive Hotel' November 7,2012
preparation fee in effect at the time that the covenant is submitted shall be
paid by the applicant prior to issuance of any grading or building permits.
ENG 2. Any improvements within the public right-of-way require a City of Palm
Springs Encroachment Permit.
ENG 3. Submit street improvement plans prepared by a registered California civil
engineer to the Engineering Division. The plans shall be approved by the City
Engineer prior to issuance of any building permits.
N. PALM CANYON DRIVE
ENG 4. Dedicate additional right-of-way to provide the ultimate half street right-of-way
width of 50 feet along the entire frontage.
ENG 5. Dedicate additional right-of-way to provide the right-of-way necessary to
construct the proposed valet turn-out lane that is 10 feet wide with 8 inch curb
at the west side of the turnout with a 5 feet wide sidewalk behind the curb
along the entire valet turn-out area.
ENG 6. Remove existing street improvements (including driveway approach), palm
trees, and tree wells as necessary to construct a valet turn-out lane that has a
straight section that is approximately 80 feet long (which is long enough to
store three vehicles). Two 20 feet radius reverse curves shall be provided on
each end of the valet turn-out lane. The west side of the valet tum-out lane
shall have 8 inch curb constructed in accordance with City of Palm Springs
Standard Drawing No. 200, with 5 feet wide sidewalk behind the curb along
the entire frontage of the valet turn-out lane, in accordance with City of Palm
Springs Standard Drawing No. 210. The valet tum-out lane sidewalk shall
taper into the existing sidewalk at each end of the valet turn-out lane.
Construct a curb ramp providing a 20 feet wide loading zone with truncated
domes in accordance with City of Palm Springs Standard Drawing No. 213.
The valet turn-out lane shall be constructed with a minimum pavement
section of 5 inches asphalt concrete pavement over 4 inches crushed
miscellaneous base with a minimum subgrade of 24 inches at 95% relative
compaction, or equal, from edge of proposed valet turn out lane to clean
sawcut edge of pavement. 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. The owner(s) of the hotel shall be responsible
for the maintenance of the valet turn-out lane.
ENG 7. In accordance with the City of Palm Springs Bikeways Map (approved by City
Council and added to the 2007 City General Plan in 2007), the applicant shall
construct a Class 2 Bike Lane along the project frontage. Deferred
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Resolution No. 6292
Conditions of Approval Page 9 of 24
Case 5.1285 PDD 360"Arrive Hotel" November 7,2012
ENG 8. Contact Rick Minjares (with City Parks at (760) 567-1034) and Patrick
Sweeney (with City Facilities Maintenance at (760) 567-2976) to determine if
the existing palm trees, irrigation, and street lights along the North Palm
Canyon Drive frontage will have to be replaced in conjunction with this
project. (Any Washingtonia Robustas street trees must be replaced with
Washingtonia Filliferas) The palm trees shall have tree wells and grates
installed in conjunction with this project, as required by the City Engineer.
ENG 9. If any of the existing palm trees need to be replaced, the applicant shall
furnish and install new Washingtonia fiiifera palm trees along the North Palm
Canyon Drive frontage, at equal spacing, as approved by the Director of
Planning Services and the City Engineer. The applicant shall be responsible
for installation of a new irrigation and electrical system for the palm trees to
the satisfaction of the City Engineer.
ENG 10. New or transplanted palm trees shall be guaranteed for a period of one year
from the date of acceptance by the City Engineer. Any palm trees that fail
during the one-year landscape maintenance period shall be replaced with a
new palm tree of similar trunk diameter and height to the satisfaction of the
City Engineer, and shall be subject to a subsequent one-year landscape
maintenance period.
ENG 11. All broken or off grade street improvements shall be repaired or replaced.
WAWONA ROAD
ENG 12. Remove the existing driveway approach located adjacent to the southwest
corner of the site as necessary and replace with 6 inch curb and gutter to
match existing curb and gutter on each side of the existing driveway approach
in accordance with City of Palm Springs Standard Drawing No. 200.
ENG 13. Remove existing street improvements as necessary to construct two 24 feet
wide driveway approaches in accordance with City of Palm Springs Standard
Drawing No. 205. The centerline of the driveway approaches shall be located
approximately 18 feet north of the south property line and 18 feet south of the
north property line.
ENG 14. Construct a Type A curb ramp meeting current California State Accessibility
standards at each side of the two proposed driveway approaches on Wawona
Road in accordance with City of Palm Springs Standard Drawing No. 212.
The applicant shall ensure that an appropriate path of travel, meeting ADA
guidelines, is provided across each of the driveways, and shall adjust the
location of the access ramps, if necessary, to meet ADA guidelines, subject to
the approval of the City Engineer. Dedicate additional pedestrian and
sidewalk easements as necessary.
Resolution No.6292
Conditions of Approval Page 10 of 24
Case 5.1285 PDD 360"Arrive Hotel" November 7, 2012
ENG 15. Construct a 5 feet wide sidewalk behind the curb along the entire frontage, in
accordance with City of Palm Springs Standard Drawing No. 210.
ENG 16. All broken or off grade street improvements shall be repaired or replaced.
ON-SITE
ENG 17. The minimum pavement section for all on-site drive aisles and parking spaces
shall be 2'Y2 inches asphalt concrete pavement over 4 inches crushed
miscellaneous base with a minimum subgrade of 24 inches at 95% relative
compaction, or equal. If an alternative pavement section is proposed, the
proposed pavement section shall be designed by a California registered
Geotechnical Engineer using "R" values from the project site and submitted to
the City Engineer for approval.
ENG 18. An accessible pedestrian path of travel shall be provided throughout the
development, as may be required by applicable state and federal laws. An
accessible path of travel shall be constructed of Portland cement concrete,
unless alternative materials meeting state and federal accessibility standards
is approved by the City Engineer.
SANITARY SEWER
ENG 19. All sanitary facilities shall be connected to the public sewer system. The
existing sewer services to the property may be used for new sanitary facilities.
New laterals shall not be connected at manholes. The on-site sewer system
shall connect to the existing sewer main with a standard sewer lateral
connection in accordance with City of Palm Springs Standard Drawing No.
405.
ENG 20. All on-site sewer systems shall be privately maintained.
GRADING
ENG 21. Submit a Precise Grading and Paving 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
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Resolution No.6292
Conditions of Approval Page 11 of 24
Case 5.1285 PDD 360"Arrive Hotel" November 7, 2012
applicable performance standards are met. The applicant's or its
contractor's Fugitive Dust Control Plan shall be prepared by staff that has
completed the South Coast Air Quality Management District (AQMD)
Coachella Valley Fugitive Dust Control Class. The applicant and/or its
grading contractor shall provide the Engineering Division with current and
valid Certificate(s) of Completion from AQMD for staff that has 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 Precise Grading and Paving plan.
b. The first submittal of the Precise Grading and Paving Plan shall include
the following information: a copy of final approved conformed copy of
Conditions of Approval; a copy of a final approved conformed copy of the
Site Plan; a copy of current Title Report; a copy of Soils Report; a copy of
the associated Hydrology Study/Report; and a copy of the project-specific
Final Water Quality Management Plan.
ENG 22. Prior to 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 23. In accordance with an approved PM-10 Dust Control Plan, temporary dust
control perimeter fencing shall be installed. Fencing shall have screening that
is tan in color; green screening will not be allowed. Perimeter fencing shall be
installed after issuance of Grading Permit, and immediately prior to
commencement of grading operations.
ENG 24. 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 25. 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
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Case 5.1285 PDD 360"Arrive Hotel" November 7, 2012
Municipal Code Section 8.50.022. Following stabilization of all disturbed
areas, perimeter fencing shall be removed, as required by the City Engineer.
ENG 26. Coordinate with Desert Water Agency at (760) 323-4971 Ext. 146 to
determine relocation requirements for the existing Whitewater Mutual Water
Company water lines and other facilities to determine relocation requirements
for the existing water lines and other facilities located within the property. The
applicant shall be required to make appropriate arrangements to relocate the
existing facilities that are affected by the development. A letter of approval
from Desert Water Agency for relocated water lines and other facilities shown
on the Precise Grading and Paving Plan, shall be submitted to the
Engineering Division prior to approval of the Precise Grading and Paving
Plan.
ENG 27. Drainage swales shall be provided adjacent to all curbs and sidewalks to
keep nuisance water from entering the public streets, roadways, or gutters.
ENG 28. 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 29. Project must comply with the General Permit for Stormwater Discharges
Associated with Construction Activity and shall prepare and implement a
stormwater pollution prevention plan (SWPPP). As of September 4, 2012, all
SWPPPs shall include a post-construction management plan (including Best
Management Practices) in accordance with the current Construction General
Permit. 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 30. 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 31. 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
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Case 5.1285 PDD 360"Arrive Hotel" November 7, 2012
Report shall be submitted to the Engineering Division with the first submittal
of a grading plan.
ENG 32. The applicant shall provide all necessary geotechnical/soils inspections and
testing in accordance with the Geotechnical/Soils Report prepared for the
project. All backfill, compaction, and other earthwork shown on the approved
grading plan shall be certified by a California registered geotechnical or civil
engineer, certifying that all grading was performed in accordance with the
Geotechnical/Soils Report prepared for the project. Documentation of all
compaction and other soils testing are to be provided. No certificate of
occupancy will be issued until the required certification is provided to the City
Engineer.
ENG 33. 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 34. 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. The California Department of Food and
Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert
(Phone: 760-776-8208).
WATER QUALITY MANAGEMENT PLAN
ENG 35. This project will 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 runoff and non-stormwater runoff, will 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 runoff 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.
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Case 5.1285 PDD 360"Arrive Hotel" November 7,2012
ENG 36. A Final Project-Specific Water Quality Management Plan (WQMP) shall be
submitted to and approved by the City Engineer prior to issuance of a grading
or building permit. The WQMP shall address the implementation of
operational Best Management Practices (BMP's) necessary to accommodate
nuisance water and storm water runoff from the site. Direct release of
nuisance water to the adjacent property or public streets is prohibited.
Construction of operational BMP's shall be incorporated into the Precise
Grading and Paving Plan.
ENG 37. Prior to issuance of any grading or building permits, the property owner shall
record a "Covenant and Agreement" with the County-Clerk Recorder or other
instrument on a standardized form to inform future property owners of the
requirement to implement the approved Final Project-Specific WQMP. Other
alternative instruments for requiring implementation of the approved Final
Project-Specific WQMP include: requiring the implementation of the Final
Project-Specific WQMP in Property Owner Association Covenants,
Conditions, and Restrictions (CC&R'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. 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 systems are
operable, and in the event of their 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 38. Prior to issuance of certificate of occupancy or final City approvals, 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
ENG 39. 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, as
described in the Preliminary Hydrology & Hydraulics Calculations for the Palm
Springs Hotel located at 1551 N. Palm Canyon, prepared by MDS Consulting,
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Case 5.1285 PDD 360"Arrive Hotel" November 7,2012
Inc. and dated July, 2012. Final sizing of all on-site storm drainage
improvements shall be determined in the final hydrology study and approved
by the City Engineer. Provisions for on-site retention of increased stormwater
runoff shall be required.
ENG 40. Direct release of on-site nuisance water or stormwater runoff shall not be
permitted to N. Palm Canyon Drive or Wawona Road. Provisions for the
interception of nuisance water from entering adjacent public streets from the
project site shall be provided through the use of a minor storm drain system
that collects and conveys nuisance water to landscape or parkway areas, and
in only a stormwater runoff condition, pass runoff directly to the streets
through parkway or under sidewalk drains.
ENG 41. Submit storm drain improvement plans for all on-site storm drainage facilities
for review and approval by the City Engineer.
ENG 42. 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 retention systems, as described in a final Hydrology Study
for the Active Hotel with Retail Stores of Palm Springs (Eng. File No. E-3915),
reviewed and approved by the City Engineer.
ENG 43. All on-site storm drain systems shall be privately maintained.
ENG 44. The underground stormwater detention systems 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 systems may require
removal of existing drive aisle improvements, parking spaces, or pool area
improvements at the southern end of the site, 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 systems are operable, and in the
event of its failure, shall provide the City the right to advise the owners) of the
development and require its repair or replacement within 30 days notice, to
the satisfaction of the City Engineer.
ENG 45. 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.
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Case 5.1285 Poo 360"Arrive Hotel" November 7,2012
GENERAL
ENG 46. Any utility trenches or other excavations within existing asphalt concrete
pavement of off-site streets required by the proposed development shall be
backfilled and repaired in accordance with City of Palm Springs Standard
Drawing No. 115. The developer shall be responsible for removing, grinding,
paving and/or overlaying existing asphalt concrete pavement of off-site
streets as required by and at the discretion of the City Engineer, including
additional pavement repairs to pavement repairs made by utility companies
for utilities installed for the benefit of the proposed development (i.e. Desert
Water Agency, Southern California Edison, Southern California Gas
Company, Time Warner, Verizon, Mission Springs Water District, etc.).
Multiple excavations, trenches, and other street cuts within existing asphalt
concrete pavement of off-site streets required by the proposed development
may require complete grinding and asphalt concrete overlay of the affected
off-site streets, at the discretion of the City Engineer. The pavement condition
of the existing off-site streets shall be returned to a condition equal to or
better than existed prior to construction of the proposed development.
ENG 47. All proposed utility lines shall be installed underground.
ENG 48. In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal
Code, all existing and proposed electrical lines of thirty-five thousand volts or
less and overhead service drop conductors, and all gas, telephone, television
cable service, and similar service wires or lines, which are on-site, abutting,
and/or transecting, shall be installed underground unless specific restrictions
are shown in General Orders 95 and 128 of the California Public Utilities
Commission, and service requirements published by the utilities. The existing
overhead utilities adjacent to the east property line of that parcel identified by
Assessor's Parcel No. 505-165-003 and running northerly from the most
southerly property line of the site, approximately 160 feet, meet the
requirement to be installed underground. Utility undergrounding shall extend
to the nearest off-site power pole; no new power poles shall be installed
unless otherwise approved by the City Engineer. A letter from the owners of
the affected utilities shall be submitted to the Engineering Division prior to
approval of a grading plan, informing the City that they have been notified of
the City's utility undergrounding requirement and their intent to commence
design of utility undergrounding plans. When available, the utility
undergrounding plan shall be submitted to the Engineering Division identifying
all above ground facilities in the area of the project to be undergrounded.
Undergrounding of existing overhead utility lines shall be completed prior to
issuance of a certificate of occupancy.
ENG 49. All existing utilities shall be shown on the improvement plans required for the
project. The existing and proposed service laterals shall be shown from the
main line to the property line.
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Case 5.1285 PDD 360"Arrive Hotel" November 7,2012
ENG 50. 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 51. The original improvement plans prepared for the proposed development and
approved by the City Engineer shall be documented with record drawing "as-
built" information and returned to the Engineering Division prior to issuance of
a "final' approval by City. Any modifications or changes to approved
improvement plans shall be submitted to the City Engineer for approval prior
to construction.
ENG 52. Nothing shall be constructed or planted in the corner cut-off area of any
driveway which does or will exceed the height required to maintain an
appropriate sight distance per City of Palm Springs Zoning Code Section
93.02.00, D.
ENG 53. 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 54. 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.
MAP
ENG 55. The existing parcels currently identified by Assessor's Parcel No. (APN) 505-
165-002, APN 505-165-003, APN 505-165-007, APN 505-165-009, APN 505-
165-011, and APN 505-165-012, shall be merged. An application for a parcel
merger shall be submitted to the Engineering Division for review and
approval. A copy of a current title report and copies of record documents shall
be submitted with the application for the parcel merger. The application shall
be submitted to and approved by the City Engineer prior to issuance of
building permit.
ENG 56. Easements for the existing overhead utility lines extending across the site
shall be quit-claimed by the owners thereof as necessary to facilitate
development of the subject property. Issuance of a building permit shall be
withheld until all easements extending across the property are quit-claimed,
and copies of the recorded documents are provided to the City Engineer.
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Case 5.1285 PDD 360"Arrive Hotel" November 7,2012
TRAFFIC
ENG 57. 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 58. 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 59. 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 60. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
FIRE DEPARTMENT CONDITIONS
GENERAL CONDITIONS
These Fire Department conditions may not provide all requirements. Detailed plans are
still required for review.
FID 1 These conditions are subject to final plan check and review. Initial fire
department conditions have been determined on review of the preliminary
PDD site plan. Additional requirements may be required at that time based
on revisions to site plans as submitted for the Final PDD.
FID 2 Fire Department Conditions were based on the 2010 California Fire Code.
Four complete sets of plans for private fire service mains, fire alarm, or fire
sprinkler systems must be submitted at time of the building plan submittal.
FID 3 Plot Plan: Prior to completion of the project, an 8.5"xl1" 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
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Case 5.1285 PDD 360"Arrive Hotel" November 7, 2012
meet this requirement. The GIS and ESRI shape file(s) shall clearly show
all access points, fire hydrants, KNOXTm box locations, fire department
connections, dwelling unit or suite identifiers, main electrical panel
location(s), sprinkler riser and fire alarm locations. Industry standard
symbols used in emergency management and pre-fire planning are
encouraged. Large projects may require more than one page. AutoCAD
files will be accepted but must be approved prior to acceptance.
FID 4 PLANS AND PERMITS
When there are significant changes in occupancy, water supply, storage
heights, type, and quantity of storage, storage configurations, Tenant
Improvements or any other changes which may affect the fire sprinkler
system design, the owner, tenant or contractor shall submit plans and
secure permits.
Complete plans for private fire service mains or fire sprinkler systems
should be submitted for approval well in advance of installation. Plan
reviews can take up to 20 working days. Submit a minimum of four (4)
sets of drawings for review. Upon approval, the Fire Prevention Bureau
will retain two sets.
Plans shall be submitted to:
City of Palm Springs
Building and Safety Department
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Counter Hours: M —TH, 8:00 AM — 11:00 AM and 2:00 PM — 6:00 PM
A deposit for Plan Check and Inspection Fees is required at the time of
Plan Submittal. The minimum fee is $ 208.00. These fees are established
by Resolution of the Palm Springs City Council.
Complete listings and manufacturer's technical data sheets for all system
materials shall be included with plan submittals. All system materials shall
be UL listed or FM approved for fire protection service and approved by
the Fire Prevention Bureau prior to installation.
Plans shall indicate all necessary engineering features, including all
hydraulic reference nodes, pipe lengths and pipe diameters as required by
the appropriate codes and standards. Plans and supportive data
(calculations and manufacturer's technical data sheets) shall be submitted
with each plan submittal. Complete and accurate legends for all symbols
and abbreviations shall be provided on the plans.
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Case 5.1285 Poo 360"Arrive Hotel" November 7,2012
Plot Plan: Prior to completion of the project, an 8.5"x11" plot plan and an
electronic CAD version shall be provided to the fire department. This shall
clearly show all access points, fire hydrants, knox box locations, fire
department connections, unit identifiers, main electrical panel locations,
sprinkler riser and fire alarm locations. Large projects may require more
than one page.
FID 5 Public Safety CFD: The Project will bring a significant number of additional
residents to the community. The City's existing public safety and recreation
services, including police protection, criminal justice, fire protection and
suppression, ambulance, paramedic, and other safety services and
recreation, library, cultural services are near capacity. Accordingly, the City
may determine to form a Community Services District under the authority of
Government Code Section 53311 et seq, or other appropriate statutory or
municipal authority. Developer agrees to support the formation of such
assessment district and shall waive any right to protest, provided that the
amount of such assessment shall be established through appropriate study
and shall not exceed $500 annually with a consumer price index escalator.
The district shall be formed prior to sale of any lots or a covenant
agreement shall be recorded against each parcel, permitting incorporation
of the parcel in the district.
FID 6 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 have an all weather driving surface and
support a minimum weight of 73,000 lbs.
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 Fire Apparatus Access Gates (8.04.260 PSMC): Entrance gates shall
have a clear width of at least 15 feet and be equipped with a frangible
chain and padlock.
FID 9 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
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Case 5.1285 PDD 360"Arrive Hotel' November 7,2012
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
'/4 inch). Approved security gates shall be a minimum of 14 feet in
unobstructed drive width on each side with gate in open position.
In the event of a power failure, the gates shall be defaulted or
automatically transferred to a fail safe mode allowing the gate to be
pushed open without the use of special knowledge or any equipment. If a
two-gate system is used, the override switch must open both gates.
If there is no sensing device that will automatically open the gates for
exiting, a fire department approved Knox electrical override switch shall be
placed on each side of the gate in an approved location.
A final field inspection by the fire code official or an authorized
representative is required before electronically controlled gates may
become operative. Prior to final inspection, electronic gates shall remain
in a locked-open position.
FID 10 Premises Identification (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 11 Fire Hydrant Flow and Number of Fire Hydrants (CFC 508.5): Fire
hydrants shall be provided in accordance with CFC Appendix B, Fire Flow
Requirements for Buildings, for the protection of buildings, or portions of
buildings, hereafter constructed. The required fire hydrant flow for this
project is 1,500 gallons per minute (CFC Appendix B) and one available
fire hydrant must be within 250 feet from any point on your lot street
frontage. (CFC Appendix C)
FID 12 NFPA 13 Fire Sprinkler System is Required: An automatic fire sprinkler
system is required for intended occupancy use. 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
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Case 5.1285 PDD 360"Arrive Hotel" November 7,2012
the installation, contractor shall submit a completed Contractors Material
and Test Certificate for Aboveground Piping to the Fire Department.
(NFPA 13: Figure 24.1)
FID 13 Trash Dumpster (CFC 304.3.3) Dumpsters and containers with an
individual capacity of 1.5 cubic yards [40.5 cubic feet (1.15 m3)] or more
shall not be stored in buildings or placed within 5 feet (1524 mm) of
combustible walls, openings or combustible roof eave lines.
Exceptions:
1. Dumpsters or containers in areas protected by an approved
automatic sprinkler system installed throughout in accordance with
Section 903.3.1.1, 903.3.1.2 or 903.3.1.3.
2. Storage in a structure shall not be prohibited where the structure
is of Type I or IIA construction, located not less than 10 feet (3048
mm) from other buildings and used exclusively for dumpster or
container storage.
FID 14 Identification (CFC 510.1): Fire protection equipment shall be identified
in an approved manner. Rooms containing controls for air-conditioning
systems, sprinkler risers and valves, or other fire detection, suppression or
control elements shall be identified for the use of the fire department.
Approved signs required to identify fire protection equipment and
equipment location, shall be constructed of durable materials, permanently
installed and readily visible.
FID 15 Balconies and Decks (903.3.1.2.1). Sprinkler protection shall be provided
for exterior balconies, decks and ground floor patios of dwelling units
where the building is of Type V construction. Sidewall sprinklers that are
used to protect such areas shall be permitted to be located such that their
deflectors are within 1 inch (25 mm) to 6 inches (152 mm) below the
structural members and a maximum distance of 14 inches (356 mm)
below the deck of the exterior balconies and decks that are constructed of
open wood joist construction.
FID 16 Fire Sprinkler Supervision and Alarms System (CFC 903.4/4.1): 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.
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FID 17 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
horn/strobe shall be installed in the interior of the building in a normally
occupied location. In multiple suite buildings, additional interior
hom/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 18 Fire Hydrant & FDC Location (CFC 912.2): A public commercial fire
hydrant is required within 30 feet of the Fire Department Connection
(FDC). Fire Hose must be protected from vehicular traffic and shall not
cross roadways, streets, railroad tracks or driveways or areas subject to
flooding or hazardous material or liquid releases.
FID 19 Fire Department Connections (CFC 912.2.1 & 912.3): Fire Department
connections shall be visible and accessible, have two 2.5 inch NST female
inlets, and have an approved check valve located as close to the FDC as
possible. All FDC's shall have KNOX locking protective caps. Contact the
fire prevention secretary at 760-323-8186 for a KNOX application form.
FID 20 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 21 Operational Fire Hydrant(s) (CFC 508.1, 508.5.1 & 1412.1):
Operational fire hydrant(s) shall be installed within 250 feet of all
combustible construction. They shall be installed and made serviceable
prior to and during construction. No landscape planting, walls, or fencing is
permitted within 3 feet of fire hydrants, except ground cover plantings.
FID 22 Storage Beneath Overhead Projections From Buildings (CFC
315.3.1): Where buildings are protected by automatic sprinklers, the
outdoor storage, display and handling of combustible materials under
eaves, canopies or other projections or overhangs is prohibited except
where automatic sprinklers are installed under such eaves, canopies or
other projections or overhangs.
FID 23 HVAC Duct Smoke Detection/Shut Down with a Fire Sprinkler
Supervision & Alarm System or Fire Alarm System (CFC 907.4.1,
39
Resolution No.6292
Conditions of Approval Page 24 of 24
Case 5.1285 PDD 360"Arrive Hotel" November 7,2012
CMC 609.0 & NFPA 72): All HVAC systems supplying greater than 2,000
CFM shall require a duct detector and HVAC shut down when smoke is
detected. HVAC shut down shall be on an individual basis, not global.
These systems shall supervise the Duct Detectors and activate the
notification appliances. An accessory module shall be installed for each
unit, including alarm LED, pilot LED and key-operated test/reset switch.
FID 24 Elevator Stretcher Requirement (CBC 3002.4): Elevator shall be
designed to accommodate medical emergency service in buildings four or
more stories above grade plane or four or more stories below grade plane,
at least one elevator shall be provided for fire department emergency
access to all floors. The elevator(s) so designed shall accommodate the
loading and transport of an ambulance gumey or stretcher 24 inches by
84 inches in the horizontal position.
FID 25 Posting of Occupant Load (CFC 1004.3): Every room or space that is an
assembly occupancy shall have the occupant load of the room or space
posted in a conspicuous place, near the main exit or exit access doorway
from the room or space. Posted signs shall be of an approved legible
permanent design and shall be maintained by the owner or authorized
agent.
FID 26 Key Box Required to be Installed (CFC 506.1): Where access to or
within a structure or an area is restricted because of secured openings or
where immediate access is necessary for life-saving or fire-fighting
purposes, the fire code official is authorized to require a key box to be
installed in an approved location. The key box shall be flush mount type
and shall contain keys to gain necessary access as required by the fire
code official.
Secured emergency access gates serving apartment, town home or
condominium complex courtyards must provide a key box in addition to
association or facility locks. The nominal height of Knox lock box
installations shall be 5 feet above grade. Location and installation of Knox
key boxes must be approved by the fire code official.
FID 27 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.
END OF CONDITIONS
40
RESOLUTION NO
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA FOR APPROVAL OF CASE
5.1284 PDD 360, A PLANNED DEVELOPMENT DISTRICT
APPLICATION FOR DEVELOPMENT OF A 32-ROOM HOTEL
WITH ACCESSORY RESTAURANT AND RETAIL USES, OFF-
STREET PARKING AND LANDSCAPING ON A ROUGHLY 1.27
ACRE PARCEL LOCATED AT 1551 NORTH PALM CANYON
DRIVE; ZONE C-1 / R-3, RESORT COMBINING ZONE (APN'S
505-165-002, 003, 007, 009, 011, AND 012)
WHEREAS, Palm Grove Group LLC, "applicant", has filed an application with the City
pursuant to Sections 94.02.00 (Conditional Use Permit) and 94.03.00 (Planned
Development District) of the Zoning Code requesting approval of a Planned
Development District (PDD) that seeks adjustments in the underlying development
standards for a development comprised of a hotel, restaurant, retail uses, off street
parking and landscaping on a roughly 1.27 acre lot at 1551 North Palm Canyon Drive,
zone C-1 / R-3, Resort Combining Zone; and
WHEREAS, a notice of public hearing for Case 5.1284 PDD 360 was given in
accordance with applicable law; and
WHEREAS, on October 10, 2012, a public meeting on Case 5.1284 PDD 360 was held
by the Planning Commission in accordance with applicable law; and
WHEREAS, the proposed project is considered a "project" pursuant to the guidelines of
the California Environmental Quality Act ("CEQA") and has been determined to be
Categorically Exempt under CEQA Section 15332 "In-fill development projects"; and
WHEREAS, the Planning Commission carefully reviewed and considered all of the
evidence presented in connection with the hearing on the project, including, but not
limited to, the staff report, and all written and oral testimony presented and voted
unanimously to approve the project subject to the conditions of approval and to
recommend approval by the City Council subject to the attached conditions of approval,
and
WHEREAS, on November 7, 2012, a properly noticed public meeting on Case 5.1284
PDD 360 was held by the City Council in accordance with applicable law; and
WHEREAS, the City Council carefully reviewed and considered all of the evidence
presented in connection with the hearing on the project, including, but not limited to, the
staff report, and all written and oral testimony presented.
THE CITY COUNCIL HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to the California Environmental Quality Act (CEQA) Guidelines,
the project is determined to be Categorically Exempt under CEQA Section 15332 ("in-fill
development").
41
City Council Resolution No._ November 7, 2012
Case 5.1284 PDD 360"The Arrive Hotel'at 1551 North Palm Canyon Drive Page 2 of 5
Section 2: Pursuant to PSZC Section 94.02.00 (Conditional Use Permit) and Section
94.03.00 (Planned Development District), the Planning Commission finds as follows:
1) That the use applied for at the location set forth in the application is
properly one for which a conditional use permit is authorized by this
Zoning Code.
Pursuant to Section 92.04.01 and 92.12.01, hotels, restaurants and retail uses are
allowed in the C-1 and R-3 zones. The project therefore conforms to this finding.
2) That the use is necessary or desirable for the development of the
community, is in harmony with the various elements or objectives of the
general plan, and is not detrimental to existing uses or to future uses
specifically permitted in the zone in which the proposed use is to be
located.
The proposed use of this site for a hotel with accessory restaurant and retail uses are
uses which are consistent with the Mixed-use / Multi-use designation in the General
Plan. The proposed uses support the tourist/resort nature of Palm Springs and
therefore are desirable for the development of the community. The project proposes
development that is compatible and complementary to the existing and permitted uses
in the Uptown district. Thus, the proposed use is not detrimental to existing or future
uses. The proposed use is in harmony with the General Plan as noted in the following
goals and policies from the General Plan:
Policy LU2.5: "Encourage lot consolidation and mixed-use development to
reduce fragmentation of parcels and to facilitate infill development."
The project proposes to consolidate a series of small contiguous lots to enable
development of a mixed-use project of hotel, restaurant and retail uses on an infill lot in
the Uptown district.
Policy LU 8.1: "Encourage new mixed / multi-use development in areas
that are currently vacant or underutilized"
The project proposes a new mixed-use hotel / restaurant / retail complex on a site
facing Palm Canyon Drive in the Uptown district that has been vacant for many years.
Policy LU 8.7: "On-site parking is encouraged to be accessed from side
streets or public alleys to minimize traffic impacts on major streets and to
avoid interruption in the street-front design of commercial centers."
The project proposes a 47-space on-site parking lot that is accessed from Wawona
Road, a local street on the west side of the project site and a valet drop-off lane along
Palm Canyon Drive that does not interrupt the pedestrian movement or the street-front
design of the commercial area along this segment of Palm Canyon Drive.
42
City Council Resolution No. November 7, 2012
Case 5.1284 PDD 360"The Arrive Hotel" at 1551 North Palm Canyon Drive Page 3 of 5
3) That the site for the intended use is adequate in size and shape to
accommodate such use, including yards, setbacks, walls or fences,
landscaping and other features required in order to adjust such use to
those existing or permitted future uses of land in the neighborhood;
The site is roughly 1.27 acres in size. It conforms to the minimum size and shape
requirements for the zones in which it is located. The applicant has requested minor
adjustments in setbacks and other development standards via the PDD, and as shown
in the attached Exhibit A, including a reduction of the front yard setback from five feet to
zero in order to allow the buildings along that frontage to align with the existing adjacent
structures. The project conforms to this finding.
4) That the site for the proposed use relates to streets and highways
properly designed and improved to carry the type and quantity of traffic to
be generated by the proposed use;
The site has two street frontages; one on North Palm Canyon Drive, which is a major
thoroughfare on the City's General Plan Circulation Map and Wawona Road, which is a
local street. The project proposes to take vehicular access off Wawona Road via two
driveway curb cuts into the parking lot. The project also proposes a drop-off/ valet lane
along Palm Canyon Drive. The project proposes buildings in alignment with adjacent
existing buildings, thereby continuing the "street pedestrian edge" along Palm Canyon
Drive. The project properly relates to streets and the adjacent roads are capable of
handling the proposed traffic generated by this project.
5) That the conditions to be imposed and shown on the approved site plan
are deemed necessary to protect the public health, safety and general
welfare and may include minor modification of the zone's property
development standards.
A set of conditions of approval are attached as Exhibit B.
Section 3: Pursuant to City Council Policy on Public Benefit associated with Planned
Development Districts dated September 18, 2008, the City Council has considered the
proposed public benefits listed below and believes they are proportionate to the degree
of deviations in the underlying development standards being sought by the applicant:
The applicant proposes the following public benefits:
• The project is proposed to be a Gold-level certified LEED (Leadership in
Environmental and Energy Design) design.
• The project adds new boutique hotel rooms to the City's stock of this unique
hotel type.
• The project provides an example of prefabricated construction as a type of
sustainable, environmentally friendly construction methodology.
City Council Resolution No. November 7, 2012
Case 5.1284 PDD 360"The Arrive Hotel' at 1551 North Palm Canyon Drive Page 4 of 5
• The project will generate permanent jobs, transient occupancy tax, and sales tax
revenues beneficial to the City.
Section 4: Pursuant to Section 92.25.00 (Resort Combining Zone) of the Palm
Springs Zoning Code, the project is located within the Resort-Combining overlay zone.
The Planning Commission made affirmative findings on October 10, 2012 as follows:
"...that the proposed use is compatible with its surroundings and that the
site in question is not appropriate for other uses allowed by right within the
underlying zone."
The project is located in an area of the Uptown neighborhood in which existing hotel
and commercial uses are located. The project proposes a boutique style hotel,
restaurant and retail uses in walkable proximity to other commercial amenities in the
area. The neighborhood has a number of existing commercial-retail uses and several
vintage / boutique hotels and resorts. The project would enhance the vitality of the
neighborhood and would be compatible with its surroundings. While other "by-right"
uses would be possible, there are none that are of particularly greater benefit or
appropriateness for this parcel in support of the tourist/resort nature of Palm Springs.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City
Council hereby approves Case 5.1284 PDD 360 a preliminary Planned Development
District (PDD) comprised of a 32-room hotel, an 80-seat restaurant, roughly 1,120
square feet of retail uses, a 47-car off-street parking lot and landscaping on a roughly
1.27-acre site at 1551 North Palm Canyon Drive and to adopt adjustments in the
development standards for the parcel as shown in the attached Exhibit A, subject to the
conditions of approval noted in the attached Exhibit B.
ADOPTED this 7th day of November, 2012.
AYES:
NOES:
ABSENT:
ABSTAIN:
CITY OF PALM SPRINGS, CALIFORNIA
MAYOR
ATTEST:
City Clerk
44
City Council Resolution No. November 7, 2012
Case 5.1284 PDD 360 'The Arrive Hotel'at 1551 North Palm Canyon Drive Page 5 of 5
CERTIFICATION:
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS )
I, JAMES THOMPSON, City Clerk of the City of Palm Springs, California, do hereby
certify that Resolution No. is a full, true, and correct copy, and was adopted at a
regular meeting of the City Council held on by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
James Thompson, City Clerk
City of Palm Springs, California \
45
® engineering
group, Inc.
transportation planning • traffic engineering
acoustical engineering . parking studies
September 18, 2012
Mr. Matt Steinberg
PALM GROVE GROUP, LLC.
609 Woodland Road
Pasadena, CA 91106
Subject: Hotel Mixed Use Project ULI Shared Parking Study, City of Palm Springs
(Revised)
Dear Mr. Steinberg:
I RK ENGINEERING GROUP, INC. (RK) is pleased to provide this Shared Parking Analysis
for the Hotel Mixed Use Project. The proposed site is located at 1551 North Palm Canyon
Drive, in the City of Palm Springs. The mixed-use project has been changed and is now
I proposing to develop a 32-room hotel, an 80-seat fine dining re Uurant, and 1,120 square
feet of retail uses. The site is proposing to provide a total of' % rking stalls which will be
j shared globally. A complete list of the proposed land uses are provided in Table 1 (Revised).
The mix of uses is conducive to a shared parking analysis within the overall development.
Parking will be shared globally throughout the Hotel Mixed Use Development.
The City of Palm Springs Parking Code does permit a shared parking analysis for this type of
mixed-use development. The City Parking Code for these uses is shown in Table 1 (Revised).
This will be reduced as a result of sharing of parking between uses.
An updated ULI (Urban Land Institute) shared parking analysis has been performed to
determine if the parking of individual uses does not occur simultaneously and, therefore,
I does not create an overflow parking situation. The parking within the overall
Hotel Mixed Use Development will be shared in common. The land uses within the
Hotel Mixed Use Development are complimentary (i.e., hotel, restaurant, and retail uses),
and will help to minimize the overall parking demand. This combination of complimentary
uses is considered a multi-use development. The proposed mix of land uses lends itself to
the shared parking concept where individual uses peak during different times of the day.
4000 westerly place, suite 280
newport beach, california 92660
tel 949.474.0809 fax 949.474.0902
httpJ/www.rkengineer.com
46
Mr. Matt Steinberg
PALM GROVE GROUP, LLC.
September 18, 2012
Page 2
The ULI Shared Parking Program has been utilized to evaluate the adequacy of the parking
for the revised development. Both weekday and weekend parking demands have been
evaluated, in addition to the monthly/hourly variations in parking demand. Peak weekday
parking is anticipated to occur in December when it is projected that 46 parking spaces
would be occupied. Peak weekend parking demand is anticipated to occur in December
when it is projected that 48 spaces will be occupied. Projected parking throughout the year
is shown in Table 3 (Revised). Based on the ULI shared parking calculations, the estimated
parking demand is not expected to exceed the available parking supply for any time of the
year. Based on the current site plan, adequate parking is provided for the site during all
times of the year.
A summary of the project peak parking demand is included in Appendix A. This includes
the updated shared parking work sheets.
If you have any questions regarding this study, or need further review, please do not
hesitate to call our office at (949) 474-0809.
Sincerely, , F88
nRK ENGINEERING GROUP, I T T
\'w ^�"Y� No,0656
EV,121BI 13
Robert Kahn, P.E. * *' Rogier. Goedecke
Principal 0;% RAFF�G P�`r Vice President, Operations
FOF CA1���
Attachments
RG:mn1RK9597.doc
1N:2317-2012-02
TABLE 1 (Revised)
City of Palm Springs Parking Code Requirements
Mixed-Use Development
Use Type for Parking Size' Parking Rate per Parking Required
1,000 SF
Community Shopping Center (Retail) 1,120 S.F. 3.33 4
Fine Casual Dining Restaurant 1,543 S.F. 17.50 27
(80 Seats)
Hotel 32 Rooms 1.02 33
Total Parking Required Per City Parking Code 64
Parking Provided 46
Parking Deficient Per Code —18
I
' S.F. = Square Feet
Z Required number of parking spaces per amount of GFA based on City of Palm Springs Parking Code.
j:4ktables\RK959778.x(5
IN:2317-2012-02
48
TABLE 3 (Revised)
Monthly Peak Parking Demand
Month Weekdays Weekend
January 45 46
February 45 46
March 44 46
April 42 44
May 39 40
June 39 40
July 34 35
August 39 40
September 41 42
October 42 43
November 43 45
December' 46 48
Peak Parking Demand 46 48
Parking Spaces Provided 46 46
Peak Demand Parking Stalls Available p ;S - 9-
Percentage of Parking Stalls Available During Peak Demand
I
' Peak Month for Weekdays and Weekends
j:kktablesWK9597Te.xls
fN:2317-2012-02 p
Appendix A
Shared Parking
Summary Worksheets
i
50
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fit
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Table 9I172D12
Pmja Mind Us9 Palm$Pll 9 -PWMdON13N2
1w Puon:PMm spdI PUKmB Rams
SHARED PARKING O iMAND SUMMARY
PEAK MONTH: DEMMRER- PEAK PERKID: 0PM WEEKEND
W..kl., WetktPd Wttkda vi l
Non. NP Peak Hr Pwk MP EiNnlated Ptak Hr Peak Mo Psnmwed
PmjNd D to ease Mode O Ptan Pr*ct Sast Mode Captive Ptgact AtU Acl NrMng AQ AQ Parkkg
Land Use Ovantig Unit Now Adl RMIO Ram uwt Rate Adl Ratio Rota umt SPM olden Otfflaw am DR81110ar DM1an0
[bmmwky ShaPPnp Cerrter(400 k50 1,120 s/GlA 2.68 1.00 1.00 299 "GLA 2.0 1.00 1.00 2fi8 Mst GIA 0.80 tW 2 0.55 1.00 2
E K 0.w 0.0 tm 0.02 "GLA 057 0.S5 1.00 0.84 MMGU 0.95 1.00 1 075 1.00 1
PinalCatwl0inmB ReslalPanl 1,50 srGlA 15.00 1,00 076 11.20 dal GLA 14w 1.00 9.70 11.10 /sef GLA 0.95 0.96 10 1.00 0.85 16
E b 8a 2.50 0.90 1,00 2.20 du1 LA 2.83 0.80 1.00 2.37 fast GLA 1.00 1.00 1.00 1.00
HotNldsum 32 roams 0.81 0.90 1.00 0.73 /looms 085 U.W 1.00 0,77 7 ms 0.85 1.00 20 0.90 1.00 22
E ee 0.25 0,90 1.00 0." /moms 0.15 0.W 1.D0 0.10 .looms 0.40 1.00 3 0.55 tA0 3
Ull bass dew Mwenn modl6sd tmm d"out"Itwo. Duatwnc 30 C� 40
Empby" 8 Employee e
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Tate) MI To1M KB
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Dexnpsen:Palm 9pM9a Pmun9 Raub
uxam m
WakW Eatl AW Paak410m P.M Demand
Owrtll Pk M3 Peek Hr PM Peek Hr 13 wPsaaw
Mn11M A 6AM )AM fight eqM IOIM 11 qM PN 1PM 2PM pPM 4PM SW )PM aPM ON is pd tl pal 124M 9PM 11 M1 5PM 5PB1—] 3 3 _3 3 3 __ 2 2 _2 __2 1 __ 2 2 3 2
1 1 1 1 _1 1 -- —
inaMeTLL rury� eNneam_ _-_— _�_—_ __, 1 2 1 1 1 1 18 15 1 4 Eni�.___—_ __—____ —__ - _
100Yo 1 2 S 3 3 3 3 9 �3 3 4 4 S 4 I 3 1 4 3 { j
Halal-4iaura 100% 23 21 _ 19 _ is is 3 _t _ t9 18 t9 1A 20 20 21 22 22 23 23 20 1s 19 ___20
2 9 6 7 T 7 7 —j e _5 S 1 1 --S — T 5 9
Cuatomaf _Y2 22 _ 21 20 20 25 30 30 30 28 _ 34 39 30 39 40 39 35 Zi 3B 26 34 N TOTAL OEMgNO Em b e _3 _—B 10 11 11 11 11 11 11 10 10 6 B s s 4 1
Readwtl — _
_22 IS _29 _-•30 31 36 41 41 41 ]7 _39 _44 q6 94 43 46 44 S9 29 49 44 b Uu ease dea Saw banmMMaA hum aamm.wPa,% — -- --
FBostpb(a1_ 45 36 44 4s
0.eanpr
WalandE mabd Pwk-Hour Pa Damad
Operaa Pk AAAPaak Mr PMPgrHr Hw w
J.. TAM BAN pAM 1p AM 17w 12PM 1PM 2PM IN 4PM SFM 6PM )PM 6PM ON toN "M 12" 1 p 9
o_mmu _ _ _ __ 2 23 3 3 a2 2 21f2424E TOOK -- i — - — -- --
3is 1518 2 0
100% 12 3 3 3 3 3 8 3 4 ! -- 4 A 4 4 1 34__ ___ _ 100% _ 2_2 19 tT 1T 1B 1B 1T 17 1B 19 __31 21 22 23 23 n 1) 1B� 15E — � 5 5 3 5 5 5 4 3 3 3 3 2 3 5 4
GM[ of 22 20 i9 21 2T 29 2) 2) 29 32 36 3B40 40 39TOTAL OEMANO E b 9 — -- B —9 _ _ —�9 -- a 9 9 9RwMd __ _ _ ____29 28 26 30 38 37
36 M 3T 41 __as __-4 _48 -4 0 {t AB
Vu base Oah lMae San mpdMed hom d~Z1.1. 48 41 48
W
Appendix B
Monthly Shared
Parking Worksheets
54
Weekday Month-by-Month Estimated Parking Demand
60
so
.y 1
40
V^ "
30
i ^V ^ VV" V4 ^^
r
V
20 tiw 1
10
NN
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Lat Dec
Month
U1
U1
Weekend Month-by-Month Estimated Parking Demand
60
50
40k L
a �
yh, IN I\a N �yp1 �y!51y "4y\ K s k�
30
XX
' Ns
'�41M v 1.� 'i �50 1`� � y�4
Q �
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Lat Dec
Month
a �
CITY OF PALM SPRINGS
PUBLIC HEARING NOTIFICATION
p M
City Council
Meeting Date: November 7, 2012
Subject: THE ARRIVE HOTEL
AFFIDAVIT OF MAILING
I, Kathie Hart, Chief Deputy City Clerk, of the City of Palm Springs, California, do hereby
certify that a copy of the attached Notice of Public Hearing was mailed to each and every
person on the attached list on October 25, 2012, in a sealed envelope, with postage
prepaid, and depositing same in the U.S. Mail at Palm Springs, California. (131 notices)
V-\Ayp
Kathie Hart, CMC
Chief Deputy City Clerk
AFFIDAVIT OF PUBLICATION
1, Kathie Hart, Chief Deputy City Clerk, of the City of Palm Springs, California, do hereby
certify that a copy of the attached Notice of Public Hearing was published in the Desert Sun
on October 27, 2012.
1 declare under penalty of perjury that the foregoing is true and correct.
\C1-&
Kathie Hart, CMC
Chief Deputy City Clerk
AFFIDAVIT OF POSTING
I, Kathie Hart, Chief Deputy City Clerk, of the City of Palm Springs, California, do hereby
certify that a copy of the attached Notice of Public Hearing was posted at City Hall, 3200 E.
Tahquitz Canyon Drive, on the exterior legal notice posting board, and in the Office of the
City Clerk and on October 25, 2012.
1 declare under penalty of perjury that the foregoing is true and correct.
\UA�
Kathie Hart, CMC
Chief Deputy City Clerk
57
NOTICE OF PUBLIC HEARING
CITY COUNCIL
CITY OF PALM SPRINGS
CASE 5.1284 PLANNED DEVELOPMENT DISTRICT 360
A PLANNED DEVELOPMENT DISTRICT APPLICATION FOR "THE ARRIVE HOTEL",
A 32-ROOM HOTEL WITH ACCESSORY RESTAURANT, RETAIL USES, PARKING, AND
LANDSCAPING AT 1551 NORTH PALM CANYON DRIVE
NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will
hold a public hearing at its meeting of November 7, 2012. The City Council meeting begins at
6:00 p.m., in the Council Chamber at City Hall, 3200 East Tahquitz Canyon Way, Palm Springs.
The purpose of this hearing is to consider a request for a Planned Development District (PDD)
for a 32-room hotel, with accessory restaurant, retail uses, off-street parking, and landscaping
on an approximate 1.27 acre lot at 1551 North Palm Canyon Way; Zone C-1 / R-3, Resort
Combining Zone (APNS 5105-165-002, 003, 007, 009, 011, and 012).
ENVIRONMENTAL DETERMINATION: This project is Categorically Exempt under the
Guidelines of the California Environmental Quality Act (CEQA) Section 15332 "In-fill
development projects".
REVIEW OF INFORMATION: The staff report and other supporting documents regarding this
project are available for public review at City Hall between the hours of 8:00 a.m. to 11:00 a.m.
and 2:00 p.m. to 6:00 p.m. Monday through Thursday. Please contact the Office of the City
Clerk at (760) 323-8204 if you would like to schedule an appointment to review these
documents.
COMMENT ON THIS APPLICATION: Response to this notice may be made verbally at the
public hearing and/or in writing before the hearing. Written comments may be made to the City
Council by letter (for mail or hand delivery) to:
James Thompson, City Clerk
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Any challenge of the proposed project in court may be limited to raising only those issues raised
at the public hearing described in this notice, or in written correspondence delivered to the City
Clerk at, or prior, to the public hearing. (Government Code Section 65009(b)(2)).
An opportunity will be given at said hearing for all interested persons to be heard. Questions
regarding this case may be directed to Ken Lyon, Associate Planner, at (760) 323-8245.
Si necesita ayuda con esta carta, por favor Ilame a la Ciudad de Palm Springs y puede hablar
con Nadine Fieger telefono (760) 323-8245.
?ames Thompson, City Clerk
59
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CITY OF PALM SPRINGS
CASE NO: 5.1284 PDD 360 DESCRIPTION: An application for a Planned
Development District (PDD) proposing a hotel,
APPLICANT: Palm Grove Group, with accessory restaurant, retail uses, off-street
LLC parking, and landscaping on an approximately
1.27 acre lot at 1551 North Palm Canyon Way;
Zone C-1 / R-3, Resort Combining Zone (APNS
5105-165-002, 003, 007, 009, 011, and 012).
�l 9
CITY OF PALM SPRINGS
PUBLIC HEARING NOTIFICATION
go
City Council
Meeting Date: November 7, 2012
Subject: Arrive Hotel
AFFIDAVIT OF PUBLICATION
I, Kathie Hart, Chief Deputy City Clerk, of the City of Palm Springs, California, do hereby
certify that a copy of the attached Notice of Public Hearing was published in the Desert Sun
on November 3, 2012.
1 declare under penalty of perjury that the foregoing is true and correct.
- A�
Kathie Hart, CMC
Chief Deputy City Clerk
AFFIDAVIT OF POSTING
1, Kathie Hart, Chief Deputy City Clerk, of the City of Palm Springs, California, do hereby
certify that a copy of the attached Notice of Public Hearing was posted at City Hall, 3200 E.
Tahquitz Canyon Drive, on the exterior legal notice posting board, and in the Office of the
City Clerk and on November 1, 2012.
1 declare under penalty of perjury that the foregoing is true and correct.
U�
Kathie Hart, CMC
Chief Deputy City Clerk
AFFIDAVIT OF MAILING
I, Kathie Hart, Chief Deputy City Clerk, of the City of Palm Springs, California, do hereby
certify that a copy of the attached Notice of Public Hearing was mailed to each and every
person on the attached list on November 1, 2012, in a sealed envelope, with postage
prepaid, and depositing same in the U.S. Mail at Palm Springs, California. (131 notices)
I declare under penalty of perjury that the foregoing is true and correct.
�L"01•
Kathie Hart, CMC
Chief Deputy City Clerk
The Desert Sun Certificate of Publication
750 N Gene Autry Trail
Palm Springs, CA 92262
760-778-4578/Fax 760-778-4731 - C :1 'Y F,
, A
2012 OCT 30 AM 9: 04
State Of California as:
County of Riverside J I I
CITY
Advertiser:
NO aw
CITY OF PALM SPRINGS/LEGALS NOTICE OF Pusul HEARING
PO BOX 2743 ar muNpsPgLNog
PALM SPRINGS CA 922632 CAGE 11128e PLANNED DEVELOPMENT DIS-
TRICT 380 ACPLANNED DEVELOPMENT DB-
TELL A 32•TRICT LROOMM HOTEL WITH ACCESSORY
ACCESSORY
REStAORANT flE7NL USES PARKING AND-
o DDl� AT 1551 NOW PALM'CAN-
1
201�3444D6 NOTICE L4 HERESY GIVEN trod the City Coundl
of I to City of Fair,Spd CeNomle,pill hdd a
p�Ik freala0 at� of November 7,2012.
The CIty Ca noI meeting gDBpna at e:00 P,m in
-tle Coundl Cherrger at c;iry Hall. 3200
T.W*lz Canyon Wawe y,Poin,SPanp.
quay fot�oe P s �pea"7 K to conolder a re-
fer a 92toaa hotel,with aPmea DIeMd(Pool
tall hares,oN-street '�taurarh1,hg.
I am over the age of 18 years old, a citizen of the United 1aT and I i an
K M 155f Pea
States and not a party to, or have interest in this matter. I �(gpNaS 5t�1G86-002 3 Realm Coma
hereby certify that the attached advertisement appeared and DTz). 007• .01
in said newspaper (set in type not smaller than non pariel) j
in each and entire issue of said newspaper and not in any
supplement thereof on the following dates,to wit: I , _.
r
Newspaper: .The Desert Sun i a
yy
1
10/27/2012
I
I acknowledge that I am a principal clerk of the printer of °n
The Desert Sun, printed and published weekly in the City ENVIRONMENTAL DETERMINATION: TKM rot•
ad is COMM
E*eurrPr under the Guidelines
of Palm Springs, County of Riverside, State of California. of dor it la Envirormarhtal Ouueem8Nv Ad
The Desert Sun was adjudicated a newspaper of general eM. moo" 15332'In-fill developmer0 proj-
REVIEW OF circulation on March 24, 1988 by the Superior Court of the cow
The staff repod and
County of Riverside, State of California Case No. are uNk review a��ie�uhhe wea�
191236. Thu ro Vi m.would
�0hrouahrely, plSmillePapm'
You WA at
to ka to eahedulo an eWOI1 M
I declare under penalty of perjury that the foregoing is true to thigESON THISAPPLICATION-
rooks rney be made verbally at the puMlc
and correct. Executed on this 27th day of October, 2012 in MOOITIIwxv MI
and vno etotlally it of ihal -
Ntla(formellaMaddNhrery)kx �'
Palm Springs,California. h may '
3200 E.Ta Pwn�Ck�y Clark
Palm BpAnpe,CA 92YS2
�_. Any ohal 1p of the proposed proleot In wun
met M Wall 10 mIsIng only tnon fques raleetl
at e+e Puhtic heednp daorl6etl In fhle iaYca a N
r1�MEenpc�oprrreepahtlnc�a dalNered to ty Clq'pbhlr
'Cud:Sedkinp"B ll.haen�ntlp.h(eGadwrhemhnem
/ M oPPOrNnky wNl G heard.
Duehomin for all
DeClarant's i@na hog this peremeto ye 2
frog
Pk �NW(s dlrooted to Ken Lyor,As .
aNeMiWhs Cludgulde PehtggooMd�gss y pu'ede fa6lar oft for"wo
�ae5. Pieper feleraw t780) 323-
d°mes ThanPOOR Cky park
NEIGHBORHOOD COALITION REPS
Case 5.1284 PD 360 MODCOM AND MR PETE MORUZZI
Arrive Hotel HISTORIC SITE REP-o-0 4 PALM SPRINGS MODERN COMMITTEE
PHN for CC Meeting 11/07/12 P.O. BOX 4738
PALM SPRINGS, CA 92263-4738
CITY OF PALM SPRINGS CASE 5.1284 PD 360
PLANNING SERVICES DEPARTMENT MRS.JOANNE BRUGGEMANS
VERIFICATION NOTICE ATTN SECRETARY 15.1284 PD 360 506 W.SANTA CATALINA ROAD
PO BOX 2743 PALM SPRINGS,CA 92262
PALM SPRINGS,CA 92263-2743
MS MARGARET PARK
AGUA CALIENTE BAND OF CAHUILLA AGUA CALIENTE BAND OF CAHUILLA
INDIANS-o=D-o=o=D=i INDIANS
5401 DINAH SHORE DRIVE
PALM SPRINGS,CA 92264
SOBOBA BAND OF LUISERO INDIANS LUEBBEN JOHNSON&BARNHOUSE,
ATTN:JOSEPH ONTIVEROS LLP
INTERESTED PARTIES-D=d-D CULTURAL RESOURCES MANAGER ATTN: RICHARD C.WADE, PARALEGAL
P.O. BOX 487 74244 STREET NW
SAN JACINTO,CA 92581 LOS RANCHOS DE ALBUQUERQUE, NM
87107
MR CHRIS PARDO MR CHRIS PARDO
SPONSORS PALM GROVE GROUP, LLC PB ELEMENTAL ARCHITECTURE, LL
609 WOODLAND ROAD 16D56 BOYISTON AVENUE, STE. 303
PASADENA, CA 91106 SEATTLE,WA 98122
MR CHRIS BERGH MR RUSSELL CARTER MR ROBERT KAHN, PE
MDS CONSULTING ZCS ENGINEERING RK ENGINEERING GROUP,INC
78-9W AVENUE 47,SUITE 208 9W KLAMATH AVENUE 4000 WESTERLY PLACE, STE.280
LA QUINTA, CA 92253 KLAMATH FALLS,OR 97601 NEWPORT BEACH, CA 92660
MR BRETT ANDERSON MR EZRA CALLAHAN MR TAYLOR MORRIS
SLADDEN ENGINNERING PALM GROVE GROUP, LLC RENEGADE ARCHITECTURAL LAND-
77-725 ENFIELD LANE,STE. 100 609 WOODLAND ROAD SCAPES
PALM DESERT, CA 92211 PASADENA,CA 91106 PO BOX 12806
DALLAS,TX 75225
MR CHRISTOPHER THOMPSON MR GARRETT HODGINS
STUDIO LUX ONEBUILD
468 N. CAMDEN DRIVE 1326 FIFTH AVENUE,STE.459
BEVERLY HILLS, CA 90210 SEATTLE,WA 98101
13� CAD�i US
507-021-023 507-021-051 507-021-052
DANIEL J CRISTOFANO RICHARD KENNER *M* RICHARD KENNER *M*
180 CENTRAL PARK 6939 YELLOWSHONE BLVD 6939 YELLOWSTONE BLVD
NEW YORK, NY 10019-1562 FOREST HILLS, NY 11375 FLUSHING, NY 11375-3795
507-021-047 - 507-021-046 507-021-037
JUDITH PARKER JAMES PLUMMER IRWIN A KAUFMAN
5482 CHESTNUT ST 101 COLETTES CT 3900 CATHEDRAL AVE 604A
EMMAUS, PA 18049-5001 NORTH WALES, PA 19454-2033 WASHINGTON, DC 20016-5297
507-025-010 507-021-041 507-021-036
SUSAN WEAVER JAMES & DEBORAH BLACKBURN JOHN P & LYNN SINNOTT
4213 OLD COLUMBIA PIKE 316 FRANKLIN ST 32 CATALINA DR
ANNANDALE, VA 22003-2113 ALEXANDRIA, VA 22314-4121 DEBARY, FL 32713-3202
507-025-003 507-025-014 507-025-002
JOHN D & BETTY ZAK ALBERTO A LEON LELAND K & ERNESTINE BASSETT
10786 GATE POST RD 446 KINSEY RD 30751 CEDAR CREEK DR
STRONGSVILLE, OH 44149-2114 XENIA, OH 45385-1413 FARMINGTON HI, MI 48336-4989
507-025-017 504-310-015 507-021-042
BRUCE A & SARI BUTLER RESERVE NATL INSURANCE CO ROBERT & DANIELLE HAMADA
PO BOX 1939 1 E WACKER DR 50 E BELLEVUE PL 2305
FOND DU LAC, WI 54936-1939 CHICAGO, IL 60601-1474 CHICAGO, IL 60611-6123
507-021-033 505-165-005 507-021-045
KIM HODGSON J FUGATE BRUCE N & BETTY CANFIELD
2 N COTTON HILL RD 208 S MAIZE RD 2910 CHARDONNAY CIR
SPRINGFIELD, IL 62707 WICHITA, KS 67209-3110 SHREVEPORT, LA 71106-8418
507-021-053 507-025-015 505-330-003
MURPHY DAVID A & WENDY LISOWSKI STEVEN M FUSCO
801 E BEACH ST UNT TW2305 20075 ELK CREEK DR 15200 ROAD J
GALVESTON, TX 77550 COLORADO SPRI, CO 80908-1104 CORTEZ, CO 81321-9709
507-025-008 504-310-018 505-184-028
JJR CALIF LUSTGARTEN LAS PALMAS ASSOC
8338 VIA RIVIERA WAY 6415 E WINCHCOMB DR PO BOX 480948
SANDY, UT 84093-6532 SCOTTSDALE, AZ 85254-3356 LOS ANGELES, CA 90048-9548
505-164-002 505-161-004 505-330-007
ROBERT NOVINGER LAWRENCE LIU DORIANNE BASS
8721 SANTA MONICA BLVD 525 PO BOX 17655 6000 BUCKINGHAM PKWY 11
W HOLLYWOOD, CA 90069-4507 BEVERLY HILLS, CA 90209-3655 CULVER CITY, CA 90230-6882
505-185-029 507-021-021 507-021-024
SAMMY SHOR *M* DOUGLAS FAIGIN SUSAN HOJER
14007 P WAN WAY 316 4267 MARINA CITY DR 104 2920 NEILSON WAY 101
MARI DEL RE, CA 90292-6270 MARINA DEL RE, CA 90292-5810 SANTA MONICA, CA 90405-5339
iT ®09L5 Q 3/�d ®, r w.a5pa dr-dod asodza jaded paai
of auil 6uole puag
507-025-001 507-021-044 507-025-021
HERBERT L & SHERRY RUFFER KEN & LARA CLARDY *M* THOMAS SKEREN
1215 S PATTON AVE 1615 SIERRA BONITA LN 23801 CALABASAS RD 2025
SAN PEDRO, CA 90731-3406 PASADENA, CA 91106-3536 CALABASAS, CA 91302-1561
505-182-003 507-021-034 505-330-002
GEORGE & CORNELIA MIHAYLO WILLIAM & SHARON SMITH *M* MARY J HERRLINGER
20287 RUSTON RD 1210 DINCARA RD 784 SANTA CLARA AVE
WOODLAND HILL, CA 91364-5642 BURBANK, CA 91506-3100 CLAREMONT, CA 91711-3753
504-320-024 505-162-004 507-021-019
SOUTHERN CALIF EDISON CO NORBERT GASSNER RAYMOND GHAM
PO BOX 800 220 CALLE ROSA 11117 ILDFLOWER RD
ROSEMEAD, CA 91770-0800 SAN DIMAS, CA 91773-3967 TE LE CITY, CA 91780-3644
507-021-043 507-021-040 507-021-048
JAMES C MUNSON *B* STEPHEN M & SALLY JAY DESERT CHAPARRAL
2184 CAMINITO DEL BARCO 1814 S PACIFIC ST 645 ASH ST
DEL MAR, CA 92014-3619 OCEANSIDE, CA 92054-5810 SAN DIEGO, CA 92101-3211
505-165-002 507-025- 2 505-330-005
KBR OPPOR ITY FUND I �'M BEN NV („11 ANTHONY & ANY GUTIERREZ
4370 LA OLLA VILLAGE DR 850 780 MAIN ST 104 PO BOX 1003
SAND G0, CA 92122-6212 QUINTA, CA 92253-3420 MORONGO VALLE, CA 92256-1003
505-164-003 505-165-001 505-165-004
CASA REDONDA LLC CONSTANTINO SOSA JODY H BERK
1543 N WAWONA RD 1586 N WAWONA RD 1532 N WAWONA RD
PALM SPRINGS, CA 92262 PALM SPRINGS, CA 92262-4274 PALM SPRINGS, CA 92262-4274
505-330-006 505-330-008 507-021-039
GENE A & NANCY ROBINSON JOHN MORRIS WILLIAM W & CYNTHIA SEELINGEI
200 CAMINO NORTE 229 W STEVENS RD 1010 W FRIAR CT
PALM SPRINGS, CA 92262-4210 PALM SPRINGS, CA 92262-4219 PALM SPRINGS, CA 92262-4119
507-024-015 505-165-006 505-165-010
ANNE CAMERO WAYNE GOTTLIEB ELDON V GREENBERG
1480 N INDIAN CANYON DR 1541 N PALM CANYON DR 1595 N PALM CANYON DR
PALM SPRINGS, CA 92262-4759 PALM SPRINGS, CA 92262-4409 PALM SPRINGS, CA 92262-4409
505-166-005 505-166-012 505-184-001
WAYNE GOTTLIEB DORE REYES DESERT PRIMARY CARE REAL ESTI
1541 N PALM CANYON DR 1550 N PALM CANYON DR 1492 N PALM CANYON DR
PALM SPRINGS, CA 92262-4409 PALM SPRINGS, CA 92262-4410 PALM SPRINGS, CA 92262-4412
504-320-010 505-166-013 507-021-054
SOBHY G & MARSHA YOUSEF RICK & KARLA SEIDNER LINSU DEV CO
1708 N PALM CANYON DR 1973 N PALM CANYON DR 1533 N CHAPARRAL RD
PALM SPRINGS, CA 92262-2916 PALM SPRINGS, CA 92262-2919 PALM SPRINGS, CA 92262-4601
@09tS eAjjSAt/ f ,uebp3 dn-dod esodre mkd peoi ,� ®09LS eleldwal efjantl asD
01 Dull 6uole puea slage3®lead Ase3
507-025-022 504-320-017 505-162-002
ALEX SMART GARNER-LEMLEY DONALD E & GENEVIEVE GRAHAM
1533 N CHAPARRAL RD 1111 E EL CONQUISTADOR 265 W VISTA CHINO
PALM SPRINGS, CA 92262-4601 PALM SPRINGS, CA 92262-3250 PALM SPRINGS, CA 92262-2940
505-166-032 507-021-022 504-310-011 �q
SHADOWS DESERT ROBERT 0 BARTON LANDUA D CO INC
1533 CHAPARRAL RD PO BOX 1548 PO BO /1725
PALM SPRINGS, CA 92263 PALM SPRINGS, CA 92263-1548 PA SPRINGS, CA 92263-1725
504-320-023 505-162-003 507-021-038
DOUGLAS C JONES GEORGE SHIMKO FRANK R ERCOLI
PO BOX 2427 PO BOX 5118 38595 MARACAIBO CIR
PALM SPRINGS, CA 92263-2427 PALM SPRINGS, CA 92263-5118 PALM SPRINGS, CA 92264-0208
507-021-031 f� 505-184-020 505-164-012
FRED M DAVID & JAVID YAGHOUBIAN JOSEPH G HOBSON
611 S P CANYON DR 7444 PO BOX 1172 71672 SAN GORGONIO RD
PALM RINGS, CA 92264-7213 RANCHO MIRAGE, CA 92270-1172 RANCHO MIRAGE, CA 92270-4236
507-021-032 507-021-017 507-025-007
KULWINDER & J INDER AHLUW�AI CHARLES & PAULETTE IRVIN JOSEPH H & ANITA PANGANIBAN
1540 BART RD 311 AA 845 S WABASH AVE 6994 27TH ST
REDL19eCA 92373-5439 REDLANDS, CA 92374 RIVERSIDE, CA 92509-1500
505-330-001 505-166-002 507-021-030
DENNIS & PEGGY ORTIZ RTED IRVINE LLC CARL & KATHY BARLOW
23879 CREEKWOOD DR 17100 GILLETTE AVE 25561 GLEN ACRES
MORENO VALLEY, CA 92557-2920 IRVINE, CA 92614-5603 LAKE FOREST, CA 92630-5443
507-021-016 507-021-020 507-021-026
ELIZABETH KNIGHT MICHAEL E & MARGERY MCBR *M* JOHN & ELIZABETH YOUNG
j 14 VISTA DEL SOL 83 MARBELLA 31152 VIA CONSUELO
LAGUNA BEACH, CA 92651-6748 SAN CLEMENTE, CA 92673-2756 COTO DE CAZA, CA 92679-4017
507-021-027 507-021-050 507-024-020
JOHN M & ELIZA13ETH YOUNG *M* JOHN & ELIZABETH YOUNG JEY PROPERTIES LLC
31152 VIA CONSUELO 31152 VIA CONSUELO 31152 VIA CONSUELO
COTO DE CAZA, CA 92679-4017 COTO DE CAZA, CA 92679-4017 COTO DE CAZA, CA 92679-4017
505-166-004 507-025-004 507-025-019
HUONG T VU KEVIN C & ANNE LAVIN RICHARD K & ROXANNA OWINGS
1309 N HASTINGS ST 1913 E 17TH ST 202 251 ROBINSON DR
SANTA ANA, CA 92703-1320 SANTA ANA, CA 92705-8627 TUSTIN, CA 92782-0901
507-025-018 504-310-013 507-025-009
CHARLES & JUANITA PRESLEY TIMOTHY P & ESTHER CHAPMAN LINDA MANN
'.. 1801 E KATELLA AVE 4063 404 $ ESTATE DR 43545 37TH $T
ANAHEIM, CA 92805-6669 ORANGE, CA 92869-4816 LANCASTER, CA 93536-5499
009 LS (e� �j d' ® wae6p3 l Suole pueg laded P' !
M i ol awl 6uo�e puss
505-330-009 507-021-028 p 505-162-005
DANNY P PARODI ROHANA GUN DENA l—H JOSEPH F GRECO
13 IRIS LN 2733 CO R ST 2100 CURRY IN
SAN CARLOS, CA 94070-1547 PALO TO, CA 94306-2448 NAPA, CA 94559-3622
507-025-0 507-025-020 507-025-006
TRIMBL MARTIN T & JACKLYN LAVIN JOHN WULFF
9 WI OOD GDN 104 PERKINS CT 6053 HUNTINGDALE CIR
PI MONT, CA 94602 LOS GATOS, CA 95032-1382 STOCKTON, CA 95219-1901
505-162-011 507-021-035 eH 505-330-004
CHALET DEVELOPMENT CORP CLIFFORD W ANDRA SCHULZ ERIC F STEPHENS
400 E ST 15373 DE CRUZ DR 69 CONDOLER TER
SANTA ROSA, CA 95404-4342 RANCHO IET, CA 95683-9722 LAKE OSWEGO, OR 97035-1008
507-021-029 507-025-011 505-161-003
ROBERT 8 & PATRICIA BURNS T GARDINER ROBIN E AB S
11365 SW COTTONWOOD IN 1175 ALEXANDER PL 613 E P ST
PORTLAND, OR 97223-4227 BAINBRIDGE IS, WA 98110-3911 SEA E, WA 98122-3717
505-185-010 507-025-013 *** 104 Printed ***
RICHARD L LOVROVICH WILLIE E ANDERSON
3620 31ST AVE 8443 KIMBERLY ST
SEATTLE, WA 98199-1711 JUNEAU, AK 99801-9161
I
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507-021-019 505-165-002
RAYMOND BAUGHM KBR OPPORTUNITY FUND I
RETURNED MAIL 602 RIDGE TOP ROAD 815 3 STREET., STE. 202
(CASE 5.1294) RICH MOND,VA 23229 SAN DIEGO, CA 92101
507-021-032 507-021-028 507-021-035
FRED M. HARDER ROHANA GUNAWARDENA CLIFFORD W&SANDRA SCHULZ
P.O. BOX 1224 531 UPLAND ROAD 9532 NICOLE LANE
SLOUGHHOUSE, CA 95683 REDWOOD CITY,CA 94062 ELK GROVE, CA 95758
505-161-003
ROBIN E ABRAHAMS
1122 E PIKE STREET
SEATTLE, WA 98122