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HomeMy WebLinkAbout2006-02-15 STAFF REPORTS 1D 02/14/2006 15:17 FAX 7007787801 Vacation Palm Springs 001 RECEIVED FEB I A 2006 17 f, 14'Febmary 2006 MEMORANDUM TO; Hon- Ron Oder_Mayer Hon. Mike McCullough, Councilmember Hon. ChrisMills, Councilmember Hon. Steve Pougnet, Councilmember FROM: Rick Hutcheson&Ro b Kincaid 201 N. Via Las Palmas, Palm Springs, CA 92262 SIUBJECT. Public ffeAring, lteru 'l!D—Racquet Club Project Request for minor changes to the Planned Development We are owners of the home at 187 W, San Marco Road, immediately adjacent to the North border of the Racquet Club property- This home is sometimes referred to as the "Onassis House" as it was once owned by Christina Onassis. At the present time, the home is rented,- however, we may mEl-- it our primary residence at some point in the future- At the time we purchased the:home, we anticipated that our views, privacy., and freedom from noise would be protected by existing City Code(cited on page 3 of the City Council Staff Report), which requires that new R-2 construction within 150 feet of existing R-I homes be one-story. However,the P1 kitned Development District approved by the Planning Commission would hermit ill but one of the condominium clusters within 150 feet of our home to be two-sto Pf rather than one-story- As homeowners, we are grcatl!y concerned that views from the North-facing second-story balconies on Lots 47 and 48, tind Lots 29, 31 and 32 would interfere with the privacy of our back yard and pool area. We are al so very concerned with noise from these balconies. At a recent meeting between Mr. Htvc heson and the Applicant, Mr. Mueller invited me to climb a ladder attached to an ,-,*dsfirq%4 one-story building on the Racquet Club site approximately where Lots 47 -md 48 are contemplated, and indicated that this would be the approximate height of a proposed balcony. I had no difficulty seeing into the back porch of my home from this p,,-i.specth,,e. .02/14/2006 15:17 FAX 7607787801 Vacation Palm Springs 1@002 Memorandum to City Council 14 February 2006 Page Two Although we have already ,lanced a privacy landscaping border on the edge of our property, we are very coneerna;,d.tlna its will be--u caeiKlo oc-srg t=lnes. om- - these proposed balconies_ And we are very concerned about noise from persons who might be standing on these bauronies. Consequently, we request tlt tt the Cilty Council require the Applicant to make a minor adjustment to the dcs°igu for t1be North side of these units by eliminating these balconies, and by locating any North windows on these five Lots high enough so that it would be impossible for fature occupants of these new condominium units to peer into our backyard. The City's Zoning Code addrtssing h,-2 property bordering R-1 property exists for very good reasons. In the absence of this protection for our property rights, we believe that our request with respect to the second Story balconies closest to our home is extremely reasonable and moderate. We believe that eliminating these 5 balconies and moving windows on the North side or these five Lots would not have a material impact on the success of Mr. Mueller's project. We join our neighbors in supporting the project overall,and hope it is very successful. i I it pF V ALMS,* iy V � N I I h c A �fi PAtEO`qw cA`'F°"N�P CITY COUNCIL STAFF REPORT DATE: FEBRUARY 15, 2006 PUBLIC HEARING SUBJECT: AN APPLICATION BY MICHAEL MUELLER, FOR A PLANNED DEVELOPMENT DISTRICT (PD 313), TO ALLOW FOR NEW DEVELOPMENT STANDARDS, TENTATIVE TRACT MAP, (TTM 33334) FOR A CONDOMINIUM MAP AND A MAJOR ARCHITECTURAL APPLICATION (5.1052), FOR REMODELLING, CONVERSION AND EXPANSION OF THE EXISTING PALM SPRINGS RACQUET CLUB TO A MIXED-USE DEVELOPMENT. I FROM: David H. Ready, City Manager I BY: Department of Planning Services I SUMMARY The City Council will consider a proposed mixed-use development which will include a Planned Development District (PD 313), a Tentative Tract Map, (TTM 33334) and a Major Architectural application (5.1052), along with the environmental assessment and negative declaration for the project. RECOMMENDATION: 1. Open the public hearing and receive public testimony. •I 2. Adopt Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, ADOPTING A MITIGATED .I NEGATIVE DECLARATION FOR CASE NUMBER 5.1052, PLANNED DEVELOPMENT DISTRICT 313, AND TENTATIVE TRACT MAP 33334, THEREBY APPROVING A PROPOSED MIXED-USED DEVELOPMENT, AND ;I THE CONSTRUCTION OF AN ADDITIONAL 55-UNIT CONDOMINIUM COMPLEX, ON AN APPROXIMATELY 10-ACRE PARCEL, WITHIN THE EXISTING PALM SPRINGS RACQUET CLUB, LOCATED AT 2743 NORTH INDIAN CANYON DRIVE, ZONE R-2, SECTION 3". I 3. "A RESOLUTION OF THE CITY OF PALM SPRINGS, CALIFORNIA, i AMENDING THE ZONING MAP BY APPROVING PLANNED DEVELOPMENT I I ITEM NO. — e t •I City Council Staff Report February 15,2006 5'1021 PD-303,rrM 32826 Page 2 of 4 I DISTRICT 313, FOR THE PROPERTY LOCATED AT 2743 NORTH INDIAN CANYON DRIVE, ZONE R-2, SECTION 3." I ! PRIOR ACTIONS: I On December 28, 2005, the project was reviewed by the Planning Commission which adopted a favorable recommendation to City Council (by a vote of 6-0-1 absent). The Planning Commission also recommended that the proposed two-story building at the northwesterly portion of the site be replaced by a one-story structure in order to protect the privacy rights of the adjacent residential use. On August 28, 2005, the Architectural Advisory Committee (AAC) reviewed the project and voted 7-0 for a recommendation of approval to the Planning Commission. The AAC also recommended that the existing wall along Indian Canyon Road not be removed, and that the final landscaping design be subject to review and approval by the AAC. I The Historic Site Preservation Board (HSPB) reviewed the proposed development on September 13, 2005, and also made a recommendation of approval to the Planning Commission. The HSPB also recommended that the wall on the property along Indian Canyon Road be kept. STAFF ANALYSIS: i The proposed project consists of renovations of seven existing bungalows, remodeling and conversion of two existing structures into condominium units; and construction of I new condominium units. The existing restaurant (Bamboo Room), the Albert Frey House and all existing dwelling structures will be restored. Mini pools will be added to each of the bungalows and landscaping around all the buildings and site will be I improved as well. A new access driveway at the northwest corner of the property along i North Indian Canyon Drive will also be provided. jThe project proposes a private residential development with both multi-family and I single-family residences, involving the restoration of sixteen (16) existing units and development of fifty-five (55) additional dwelling units (9 new residential structures) The j project would consist of 2.24 acres of building coverage, 7.84 acres devoted to common areas, 4.48 acres of open ace, approximately 0.31 acres devoted to pools and tennis j p p pP Y ! courts, and 3.04 acres of hardscape (paved) area on the 10.08-acre site. The project also proposes the restoration of the existing Bamboo Room Restaurant, which would be open to the public, and the Charlie Farrell House, which would become a spa and gym facility for the use of Racquet Club homeowners. There would be three garden areas, incorporating two large swimming pools, a tournament tennis court, and a walking path. i A new covered walkway connecting to the restaurant area is also proposed as part of the new site design. Currently, there are ten (10) tennis courts and three (3) large swimming pools at the site, the applicant has proposed to demolish nine (9) of the tennis courts, and to renovate and maintain the main swimming pool. The remodeling of I City Council Staff Report February 15,2006 5.1021 PD-303,rrM 32826 Page 3 of 4 the existing houses will retain their architectural integrity of single-family units, each of them are proposed to have private pools. The proposed architectural style is mid- century design. Each of the townhomes will have dipping pools and access to the renovated original swimming pool within the site. The existing Farrell House is proposed to house an exclusive spa and gym facilities for home owners and their guests. Pursuant to Section 94.03.00 (A) of the Zoning Code, a planned development district (PD) may be approved in lieu of a change of zone as specified in Section 94,07.00. The PD is needed for this project so that relief from required development standards can be achieved. The approval of the planned development application would allow for new I development standards for the new multi-family residential structures located on the northerly portion of the site. Existing and proposed structures along the northerly portion of the property abuts a single-family residential zone, and units would normally be jrestricted to one story, with setback of one hundred fifty feet (150'). Under Section 92.03.01(2) (Property development standards) of the City's Zoning Code, i "...when an R-2 zoned property abuts R-1 zoned property, all structures within one jhundred fifty (150) feet of the R-1 zone boundary line shall have a height of not greater than fifteen (15) feet and shall not exceed more than one (1) story. This setback line may vary by fifty (50) feet if the average setback is one hundred fifty (150) feet and the planning commission determines that no detrimental effects will result." The applicant is requesting a departure from the above stated requirements since the existing configuration of the site precludes conformance to the required setback of one hundred fifty feet from an R-1 property. The proposed planned development district would also allow the operation of the remodeled Bamboo Room restaurant within the Racquet Club facilities. A restaurant is not a permitted use within the R-2 zoning designation; however, with the approval of the planned development district such a use can be permitted. A more detailed analysis can be seen in the attached Planning Commission Staff Report dated December 28, 2005. Findings in support of approving the proposed project are included in the attached draft resolution of approval. Pursuant to the California Environmental Quality Act, an Environmental Initial Study was conducted for the proposed project. That study concluded that with the incorporation of proposed mitigation measures, any potentially significant environmental impacts resulting from this project will be reduced to a level of insignificance, and that a Mitigated Negative Declaration can be adopted for the project. The mitigation measures are included in the conditions of approval attached as Exhibit A to the draft resolution of approval. FISCAL IMPACT: Finance Director Review: No fiscal impact. CD,Du3 i City Council Staff Report February 15,2006 5.1021 PD-303,TTM 32826 Page 4 of 4 I I v�- .Q.raig- wing, Al Thomas Wils Assistant City Manager Direcfrof'Plannin Services Development ervices -David H. Ready, City Maw r I Attachments: 1. Vicinity Map 2. Draft Resolution and Conditions of Approval 3. Reduced Site Plans & Elevations 4. Proposed PD Resolution and Map 5. Planning Commission Staff report dated 12/28/05 6. Planning Commission Meeting Minutes dated 12/28/05 (Excerpts) 7. Copy of Initial Study and Mitigated Negative Declaration I I I Department of Planning Services N j Vicinity Map W+E ~•< � S Ht1 SIMMS RD SIMMSRD — YORBA RD t1 SAN CARLOS RD 7 y _ PICO RD , I I I I I ] j 4 \ y _ LI I MBEPULVEDA RD SAN MARGO WY Ej C O FRANCIS DR DOMINGUEZ RD Site o z z z d CABRILLO RD Z CORTEZ RD � 2 m p O o 73 C3 RACQUET CLUB RD AROCHELLE RD L-0 i — LL CITY OF PALM SPRINGS CASE NO: 5.1052 PD-313, DESCRIPTION: Application for a proposed Planned TTM 33334 Development District 313, TTM 33334, and a mixed-use development within an existing facility which will include the APPLICANT: PS Racquet Club expansion and remodeling of the historic Racquet Club of Properties, LLC Palm Springs at 2743 North Indian Canyon Drive, Zone R-2, Section 3. APN: 504-040-038, 504-133-001, 504-133-002, 504-361-002. RESOLUTION NO, A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, ADOPTING A MITIGATED NEGATIVE DECLARATION FOR CASE NUMBER 5.1052, PLANNED DEVELOPMENT DISTRICT 313, AND TENTATIVE TRACT MAP 33334, THEREBY APPROVING A PROPOSED MIXED-USED DEVELOPMENT, AND THE CONSTRUCTION OF AN ADDITIONAL 55-UNIT CONDOMINIUM COMPLEX, ON AN APPROXIMATELY 10-ACRE PARCEL, WITHIN THE EXISTING PALM SPRINGS RACQUET CLUB, LOCATED AT 2743 NORTH INDIAN CANYON DRIVE, ZONE R-2, SECTION 3. WHEREAS, on March 16, 2005, PS Racquet Club Properties, LLC. (the "Applicant'), filed an application with the City pursuant to the City of Palm Springs Zoning Code, Section 94.03.00, for a Planned Development (PD 313) to establish a mixed-use development located on approximately 10-acre parcel, located at 2743 North Indian Canyon Drive, APN # 504-040-038, 504-133-001, 504-133-102, 504-361-002, Zone R- 2, Section 3; and WHEREAS, the proposed Planned Development 313 would allow specific development standards for the project site that would allow the development of additional 55-unit townhouses and rehabilitation of the existing Palm Springs Racquet Club, including the existing Bamboo Room restaurant and existing seven bungalows; and WHEREAS, the Palm Springs Planning Commission is advisory to the City Council on the proposed Planned Development 313; and WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to consider recommendations on the proposed project was given in accordance with applicable law; and WHEREAS, on December 28, 2005, a public hearing on the application for the project was held by the Planning Commission in accordance with applicable law; and WHEREAS, said planned development district and tentative tract map were submitted to appropriate agencies as required by the subdivision requirements of the Palm I prings Municipal Code, with the request for their review, comments and requirements; and WHEREAS, the proposed project was previously reviewed by the Design Review Committee/Architectural Advisory Committee regarding project design, architecture, site plan, and landscape design on August 28, 2005; and i I I I I I I I WHEREAS, the proposed Planned Development 313 is considered a "project' pursuant to the terms of the California Environmental Quality Act ("CEQA"), and a Draft Mitigated Negative Declaration has been prepared for this Project and provided to the Planning Commission on December 28, 2005, and was distributed on December 3, 2005 for 20- day public review and comment which ended December 23, 2005 in accordance with CEQA; and WHEREAS, the Planning Commission carefully reviewed and considered all of the evidence presented in connection with the public hearing on the proposed project, including but not limited to the plans and regulations of the proposed Planned Development schematic site plan, conceptual elevations, lighting plan, staff report, all environmental data, including the Mitigated Negative Declaration, along with all written and oral testimony presented, and has recommended that the City Council adopt the Mitigated Negative Declaration, and approve Case Number 5.1052 consisting of Planned Development District 313, Tentative Tract Map 33334 and architectural design; and, WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to consider said Case Number 5.1052; and WHEREAS, on February 15, 2006, a public hearing on the application for the project was held by the City Council in accordance with applicable law; and, WHEREAS, pursuant to Section 66412.3 of the Subdivision Map Act, the City Council has considered the effect of the proposed project on the housing needs of the region, and has balanced these needs against the public service needs of residents and available fiscal and environmental resources; and WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented in connection with the meeting on the project, including but not limited to the staff report, and all written and oral testimony presented. THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY ORDAIN AS FOLLOWS: Section 1. A Mitigated Negative Declaration (MND) has been completed in compliance with CEQA, the State CEQA Guidelines, and the City's CEQA Guidelines. The City Council found that with the incorporation of proposed mitigation measures, potentially significant environmental impacts resulting from this project will be reduced to a level of insignificance, and therefore the City Council adopted a Mitigated Negative Declaration for the project. The City Council independently reviewed and considered the information contained in the MND prior to its review of this Project and the MND reflects the City Councils independent judgment and analysis. Section 2. Pursuant to Section 94.03.00 (E) of the Palm Springs Zoning Code, the City Council makes the following findings: a. The proposed planned development is consistent and in conformity with the general plan pursuant to Sections 94.07.00 (A)(1) and 94.02.00 (A)(4) of the Palm Springs Zoning Code. The proposed planned development is consistent with the goals and objectives of the R-2, Limited Multiple-Family Residential, General Plan designation which governs the subject property as well as the properties adjacent to the northern side of the subject site. The proposed project is consistent with Policy 3.6.2 of the General Plan in that the proposed height is less than the required 24 feet, however because the separation distance required cannot be met, the planned development district application becomes necessary. n. The subject property is suitable for the uses permitted in the proposed planned development district, in terms of access, size of parcel, relationship to similar or related uses, and other relevant considerations. The portion of the property proposed for planned development standards contains existing structures with identical setback and height. The proposed development area also abuts an R-1 use; however this is a very small portion of the approximately 10-acre parcel site. Also, the proposed fence and landscaping around the affected portion of the site will mitigate any detrimental effects that could arise from the proximity of the structures. C. The proposed establishment of the planned development district is necessary and proper, and is not likely to be detrimental to adjacent property or residents. The proposed planned development district is necessary to accommodate the proposed type of residential incorporating two-story structures adjacent to an R-1 zone and allow for the operation of an existing restaurant which has been abandoned for almost five years. This is an effective utilization of the planned development district provision, and is not likely to be detrimental to adjacent properties or residents because the R-1 property to the north of the location is well buffered by the existing and proposed dense landscaping on the property. Section 3: Pursuant to 9.62.010 of the Palm Springs Municipal Code and Section 92.01.00 of the Zoning Ordinance, the City Council finds that: a. 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: 00B Multi-family dwellings are permitted use in the R-2 Zone in accordance with the R-2 property development standards. The intent and purpose of the zone is to combine single and multiple family residences, therefore, the proposal of a single-family residence, the existing hotel units (convert to multi-family) and new multi-family in keeping with the intent and purpose of the Zone R-2. The Planned Development District may include a multiplicity of housing types, provided, the density does no exceed the General Plan requirements. b. 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 subdivision, the rehabilitation and conversion of the existing historic structures, the new multi-family residence is compatible with uses in the R-2 zone currently applied to the site. The surrounding neighborhood consists of both single-family and multi-family residences in a variety of architectural styles. The proposed density conforms to that allowed by the General Plan; and all other Objectives and Policies appear to be met by the proposed project. c. That the site for the intended use is adequate in size and shape to accommodate such use, including yard, 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 existing facility on the subject property is a permitted use within the zoning designation, and the existing structures on the property meets the applicable development standards in place at the time of construction. The proposed project will be similar in use to the previously approved land use; however, the addition of a multi-family use within the site requires a minor deviation from the City's development standards. The deviation only affects the separation distance from an existing residential use, staff believes that the proposal conforms with the existing structures setbacks; therefore, the project will not cause substantial injury or loss to the values of surrounding properties. Finally, the proposed improved Racquet Club has the potential to enhance the character and integrity of the vicinity and provide significant improvement to an existing abandoned site. d. That the site for the proposed use relates to the streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use; aJ0�1"119 The proposed project is serviced by Indian Canyon Drive which is a Major thoroughfare that has the capacity to carry the type and quantity of traffic expected to be generated by the proposed residential and commercial uses. e. 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. The location of the proposed development is approximately ten acres in size. The portion of the property that requires a deviation from the City's development standards is relatively minor in that it only affects one two-story building that is not likely to have any negative impact on the existing land uses in the area. Therefore the project is not likely to cause any harm to the property values of the immediate vicinity. Also this is an existing facility with fencing and thriving dense landscaping which would serve as a buffer between the new structure and the existing single-family residential located north of the site. Section 4. The City Council adopts the Mitigated Negative Declaration for Case Number 5.1052 — PD-313, Tentative Tract Map 33334, and project architectural approval, and directs staff to file the associated Notice of Determination. Section 5. The City Council approves Case Number 5.1052 Tentative Tract Map 33334 and project architectural approval. ADOPTED this 15th day of February, 2006. MAYOR ATTEST: City Clerk CERTIFICATION: STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF PALM SPRINGS ) I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that Resolution No. _ is a full, true and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Springs on February 15, 2006, by the following vote: AYES: NOES: ,ABSENT: ABSTAIN: James Thompson, City Clerk City of Palm Springs, California EXHIBIT A Case No. 5.1052, PD-313, TTM 33334 Racquet Club 2743 North Indian Canyon Drive February 15, 2006 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 Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. PROJECT SPECIFIC CONDITIONS Administrative 1. The proposed development of the premises shall conform to all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and resolutions which supplement the zoning district regulations. 2. The proposed new two-story structure along the property line on Lot F shall be restricted to one-story building. (Added by the Planning Commission on 12128106) 3. 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 5.1052. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an oeao, adverse judgement or failure to appeal, shall not cause a waiver of the indemnification rights herein. 4. That the property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation sidewalks, bikeways, parkways, 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. 5. Pursuant to Fish and Game Code Section 711.4 a filing fee of $64.00 is required. This project has a de minimus impact on fish and wildlife, and a Certificate of Fee Exemption shall be completed by the City and two copies filed with the County Clerk. This application shall not be final until such fee is paid and the Certificate of Fee Exemption is filed. Fee shall in the form of a money order or cashier's check payable to Riverside County. f). Prior to issuance of a building permit, Fringe Toed Lizard Mitigation fees shall be submitted. 7. 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 or industrial projects, 1/4% for new residential subdivisions, or 1/4% for new individual single-family residential units constructed on a lot located in an existing subdivision 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 Services 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. 8'. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government Code Section 66477 (Quimby Act), all residential development shall be required to contribute to mitigate park and recreation impacts such that, prior to issuance of residential building permits, a parkland fee or dedication shall be made. Accordingly, all residential development shall be subject to parkland dedication requirements and/or park improvement fees. The parkland mitigation amount shall be based upon the cost to acquire and fully improve parkland. The applicant shall submit a property appraisal to the Planning Services Department for the purposes of calculating the Park Fee. The Park Fee shall be payable prior to the issuance of building permits. Environmental Assessment 9. The mitigation measures of the environmental assessment shall apply. The applicant shall submit a signed agreement that the mitigation measures outlined as part of the Mitigated Negative Declaration will be included in the plans prior to Planning Commission consideration of the environmental assessment. Mitigation measures are as follows: MM III-1 The maximum vehicle speed limit on unpaved surfaces of the project site shall be 15 mph. MM III-2 Construction operations affecting off-site roadways shall be scheduled for off-peak traffic hours, which are typically in the morning and the early afternoon and shall minimize obstruction of through-traffic lanes. MM III-3 Paving activities on-site shall not occur simultaneously with the peak construction activity on-site to ensure that daily emissions of NOx associated with off-road diesel construction equipment will not exceed the SCAQMD threshold of significance. MM V-1 Rehabilitation work shall conform to the Secretary of the Interior's Standards and Guidelines for Rehabilitation. MM V-2 When any rehabilitation work is performed, thorough documentation, including plans, detailed specifications and photographs before, during, and after construction, shall be prepared and appropriately archived. MM V-3 As there is always a possibility of buried cultural resources in a project area, 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. The Agua Caliente Band of Cahuilla Indian Cultural Office shall be contacted 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 Services. Following consultation, the Director shall have the authority to halt destructive construction and shall notify a Qualified Archaeologist to investigate the find. 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. 0z � MM XI-1 For exterior noise control, a minimum five (5) foot high wall is required at the courtyards of units A2, A4, A6, A8, A10, T42, and T43, constructed to the specifications indicated on page 9 of Gordon Bricken & Associates' noise study dated August 31, 2004. MM XI-2 For interior noise control, buildings shall be constructed in accordance with the basic building shell characteristics outlined in Table 7, found on page 10 of Gordon Bricken & Associates' noise study dated August 31, 2004. MM XI-3 For interior noise control, buildings shall be constructed in accordance with the basic building shell characteristics outlined in Table 7, found on page 10 of Gordon Bricken & Associates' noise study dated August 31, 2004. All second floor windows of units A2, A4, A6, A8, A10 shall have a minimum Sound Transmission Class rating of STC 28. All first floor windows of units T42 and T43 shall have a minimum Sound Transmission Class rating of STC 26 and all second floor windows shall have a minimum Sound Transmission Class rating of STC 30. MM XI-4 The noise calculations by Gordon Bricken & Associates' noise study dated August 31, 2004 depend on having windows closed; therefore having adequate fresh air ventilation without resorting to opening of the windows is required. Air conditioning shall be installed in all units adjacent to Indian Canyon Driv. MM XI-5 All construction equipment, fixed or mobile, shall be equipped with properly operating and maintained mufflers and the engines shall be equipped with shrouds. MM XI-6 Stationary equipment shall be placed such that emitted noise is directed away from the noise-sensitive receptors that are located to the north, west and south of the project site. MM XI-7 Stockpiling and vehicle staging areas shall be located as far as practical from noise-sensitive receptors that are located to the north, west and south of the project site. MM XI-8 Every effort shall be made during construction activities to create the greatest distance between noise sources and noise-sensitive receptors located in the vicinity of the project site. MM XI-9 All construction equipment shall be in proper working order and maintained in a proper state of tune to reduce backfires. L) Jii 5 MM XI-10 Parking, refueling and servicing operations for all heavy equipment and on-site construction vehicles shall be located as far as practical from existing homes to the north and south. 10. The developer shall reimburse the City for the City's costs incurred in monitoring the developer's compliance with the conditions of approval and mitigation monitoring program, including, but not limited to inspections and review of developers operations and activities for compliance with all applicable dust and noise operations, and cultural resource mitigation. This condition of approval is supplemental and in addition to normal building permit and public improvement permits that may be required pursuant to the Palm Springs Municipal Code. CC&R's '11. The applicant prior to issuance of building permits shall submit three (3) sets of a draft declaration of covenants, conditions and restrictions ("CC&R's") to the Director of Planning Services for approval in a form to be approved by the City Attorney, to be recorded prior to certificate of occupancy. The CC&Rs shall be submitted with a list of the adopted conditions of approval and an indication of where applicable conditions are addressed in the CC&Rs. The CC&R's shall be enforceable by the City, shall not be amended without City approval, shall require maintenance of all property in a good condition and in accordance with all ordinances. 12. The applicant shall submit to the City of Palm Springs, a deposit in the amount of $10,000, for the review of the CC&R's by the City Attorney. A filing fee, in accordance with the fee schedule adopted by the City Council, shall also be paid to the City Planning Services Department for administrative review purposes. Cultural Resources 13. 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. 14. Given that portions of the project area are within an alluvial formation, the possibility of buried resources is increased. A Native American Monitor shall be present during all ground-disturbing activities. a) Experience has shown that there is always a possibility of buried cultural resources in a project area. Given that, 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 kY1)`i S Monitors. Should buried cultural deposits be encountered, the Monitor shall contact the Director of Planning Services and after the consultation the Director shall have the authority to halt destructive construction and shall notify a Qualified Archaeologist to investigate and, 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 Services Department prior to final inspection. Final Design '15. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning Services, prior to issuance of a building permit. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. All landscaping located within the public right of way or within community facilities districts must be approved by the Public Works Director and the Director of Parks and Recreation. 16. The final development plans shall be submitted in accordance with Section 94.03.00 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. Final development plans shall be submitted within two (2) years of the City Council approval of the preliminary planned development district. 17. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00, Outdoor Lighting Standards, shall be submitted for review and approval by the Director of Planning Services prior to the issuance of building permits. Manufacturer's cut sheets of all exterior lighting on the building and in the landscaping shall be submitted for approval prior to issuance of a building permit. If lights are proposed to be mounted on buildings, down-lights shall be utilized. No lighting of the hillside is permitted. Public Safety CFD 18. 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 i 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 district. GENERAL CONDITIONS/CODE REQUIREMENTS 19. The Planned Development District approval shall be valid for a period of two (2) years. Once constructed, the conditional use permit, provide all conditions of approval have been complied with, does not have a time limit. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. 20. The appeal period for a application is 15 calendar days from the date of project approval. Permits will not be issued until the appeal period has concluded. 21. The project is subject to the City of Palm Springs Water Efficient Landscape Ordinance. The applicant shall submit an application for Final Landscape Document Package to the Director of Planning Services for review and approval prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements. 22. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan shall be submitted and approved by the Building Official. Refer to Chapter 8.50 of the Municipal Code for specific requirements. 23. The grading plan shall show the disposition of all cut and fill materials. Limits of site disturbance shall be shown and all disturbed areas shall be fully restored or landscaped. 24. Separate architectural approval and permits shall be required for all signs. A detailed sign program shall be submitted for review and approval by the Planning Commission prior to issuance of building permits. 25. All materials on the flat portions of the roof shall be earth tone in color. 26. All awnings shall be maintained and periodically cleaned. 27. All roof mounted mechanical equipment shall be screened from all possible vantage points both existing and future per Section 9303.00 of the Zoning Ordinance. The screening shall be considered as an element of the overall design and must blend with the architectural design of the building(s). The exterior elevations and roof plans of the buildings shall indicate any fixtures or equipment to be located on the roof of the building, the equipment heights, and i type of screening. Parapets shall be at least 6" above the equipment for the purpose of screening. 28. No exterior downspouts shall be permitted on any facade on the proposed building(s) which are visible from adjacent streets or residential and commercial areas. 29. Perimeter walls shall be designed, installed and maintained in compliance with the corner cutback requirements as required in Section 9302.00.D. 30. The design, height, texture and color of building(s), fences and walls shall be submitted for review and approval prior to issuance of building permits. 31. The street address numbering/lettering shall not exceed eight inches in height. 32. Construction of any residential unit shall meet minimum soundproofing requirements prescribed pursuant to Section 1092 and related sections of Title 25 of the California Administrative Code. Compliance shall be demonstrated to the satisfaction of the Director of Building and Safety. 33. Submit plans meeting City standard for approval on the proposed trash and recyclable materials enclosure prior to issuance of a building permit. 34. Details of pool fencing (material and color) and equipment area shall be submitted with final landscape plan. 35. No sirens, outside paging or any type of signalization will be permitted, except approved alarm systems. 36. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. 37. 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. 38. Prior to the issuance of building permits, locations of all telephone and electrical boxes must be indicated on the building plans and must be completely screened and located in the interior of the building. Electrical transformers must be located toward the interior of the project maintaining a sufficient distance from the frontage(s) of the project. Said transformer(s) must be adequately and decoratively screened. 39. The applicant shall provide all tenants with Conditions of Approval of this project. J119 4 .daJ I� I 40. Loading space facilities shall be provided in accordance with Section 9307.00 of the Zoning Ordinance. Said facilities shall be indicated on the site plan and approved prior to issuance of building permits. 41. Standard parking spaces shall be 17 feet deep by 9 feet wide; compact sized spaces shall be 15 feet deep by 8 feet wide. Handicap parking spaces shall be 18 feet deep by 9 feet wide plus a 5 foot walkway at the right side of the parking space; two (2) handicap spaces can share a common walkway. One in every eight (8) handicap accessible spaces, but not less than one (1), shall be served by an 8 foot walkway on the right side and shall be designated as "van accessible". 42. Handicapped accessibility shall be indicated on the site plan to include the location of handicapped parking spaces, the main entrance to the proposed structure and the path of travel to the main entrance. Consideration shall be given to potential difficulties with the handicapped accessibility to the building due to the future grading plans for the property. 43. Compact and handicapped spaces shall be appropriately marked per Section 93.06.00.C.10. of the Palm Springs Zoning Ordinances. 44. Curbs shall be installed at a minimum of five (5) feet from face of walls, fences, buildings, or other structures. Areas that are not part of the maneuvering area shall have curbs placed at a minimum of two (2) feet from the face of walls, fences or buildings adjoining driveways. 45. Parking lot light fixtures shall align with stall striping and shall be located two to three feet from curb face. 46. Islands of not less than 9 feet in width with a minimum of 6 feet of planter shall be provided every 10 parking spaces. Additional islands may be necessary to comply with shading requirements. 47. Shading requirements for parking lot areas as set forth in Section 9306.00 of the Zoning Ordinance shall be met. Details to be provided with final landscape plan. 48. Parking stalls shall be delineated with a 4 to 6 inch double stripe - hairpin or elongated "U" design. Individual wheel stops shall be prohibited; a continuous 6" barrier curb shall provide wheel stops. 49. Concrete walks with a minimum width of two (2) feet shall be installed adjacent to end parking spaces or end spaces shall be increased to eleven (11) feet wide. 50. Tree wells shall be provided within the parking lot and shall have a planting area of six feet in diameter/width. Waste Disposal 51. Trash cans shall be screened from view and kept within fifty (50) feet of the street. (POLICE DEPARTMENT 1. Developer shall comply with Article II of Chapter 8.04 of the Palm Springs Municipal Code. BUILDING DEPARTMENT 'I. Prior to any construction on-site, all appropriate permits must be secured. FIRE DEPARTMENT 1. Premises Identification: Approved numbers or addresses shall be provided for all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. (901.4.4 CFC) 2. Residential Smoke Detector Installation: Provide Residential Smoke Detectors. Detectors shall receive their primary power from the building wiring, and shall be equipped with a battery backup. (310.9.1.3 CBC) In new construction, detectors shall be interconnected so that operation of any smoke detector causes the alarm in all smoke detectors within the dwelling to sound. (2-2.2.1 NFPA 72) Provide a note on the plans showing this requirement. 1 Fire Sprinklers Required: An automatic fire sprinkler system is required by local ordinance. Only a C-16 licensed fire sprinkler contractor shall perform system design and installation. System to be designed and installed in accordance with NFPA standard 13D, 1999 edition, as modified by local ordinance. The contractor should submit fire sprinkler plans as soon as possible. No portion of the fire sprinkler system, including water meters and underground water supply, may be installed prior to plan approval. 4. Fire Department Access: Fire Department Access Roads shall be provided and maintained in accordance with Sections 901 and 902 CFC. (902.1 CFC) Minimum Access Road Dimensions: 1. Private streets shall have a minimum width of at least 24 feet, pursuant to California Fire Code 902.1 however, a greater width for private streets may be required by the City engineer to address traffic engineering, parking, and other issues. Generally, for two-way private streets, a minimum width of 24 feet will be required, unless otherwise allowed by the City engineer, to the y minimum of 20 feet required by the Fire Code. No parking shall be allowed in either side of the roadway. 2. Roads must be 30 feet wide when parking is not allowed on only one side of the roadway. 3. Roads must be 40 feet wide when parking is not restricted. 5. Building or Complex Gate Locking Devices: Locked gate(s) shall be equipped with a Knox key switch device or Key box. Boxes shall be mounted at 6 feet above grade. Contact the Fire Department at 760-323-8186 for a Knox application form. (902.4 CFC) E3. Plot Plan: Prior to completion of the project, a 8.5"x11" plot plan 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. 7. Water Systems and Hydrants: Underground water mains and fire hydrants shall be installed, completed, tested and in service prior to the time when combustible materials are delivered to the construction site. (903 CFC). Prior to final approval of the installation, contractor shall submit a completed Contractor's Material and Test Certificate to the fire department. (9-2.1 NFPA 24) 8. Operational Fire Hydrants: An operational fire hydrant(s) shall be installed within 250' of all combustible construction. No landscape planting, walls, or fencing are permitted within 3 feet of fire hydrants, except groundcover plantings. f). Fire Extinguisher Requirements: 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. (1002.1 CFC) 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. 10. Fire Flow: The required fire flow for this project is 1500 gallons per minute. ENGINEERING / PUBLIC WORKS DEPARTMENT 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. i STREETS 1. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. 2. 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. NORTH INDIAN CANYON DRIVE 3. The owner shall apply for an Encroachment Agreement from the Public Works and Engineering Division to allow the existing block wall and parking lot improvements along the entire frontage of the subject property to be maintained within the public right-of-way. The agreement shall be executed by the owner prior to issuance of a building permit. '1. Remove the two existing northerly driveway approaches and replace with curb, gutter and sidewalk to match existing street improvements, in accordance with City of Palm Springs Standard Drawing No. 200 and 210. 5. Remove existing curb, gutter, driveway approach, and sidewalk as necessary to construct a driveway approach at the main entry in accordance with City of Palm Springs Standard Drawing No. 201. The centerline of the driveway approach shall be located approximately 195 feet south of the north property line. The driveway approach shall consist of two 12 feet wide ingress lanes and two 12 feet wide egress lanes, separated by a median, as shown on the approved site plan. The driveway approach shall be constructed in accordance with the City of Palm Springs Standard Drawing No. 201. The east end of the driveway median shall not extend past the face of curb, and pedestrian access across the driveway approach shall be maintained. The final design of the entrance is subject to the review and approval by the Fire Marshall and City Engineer. Left- turn egress shall be prohibited. 6. Remove and reconstruct the existing southerly driveway approach in the same location to provide 16 feet wide ingress and egress lanes separated by a 6 feet wide median, as shown on the approved site plan. The driveway approach shall be constructed in accordance with City of Palm Springs Standard Drawing No. 201. The east end of the driveway median shall not extend past the face of curb, and pedestrian access across the driveway approach shall be maintained. The final design of the entrance is subject to the review and approval by the Fire Marshall and City Engineer. Left-turn egress shall be prohibited. 7. Relocate the existing fire hydrant in the existing sidewalk along Indian Canyon Drive to the landscape inset in the existing block wall located immediately to the north of the existing hydrant location as approved by the Fire Marshall. The r�� ' i I I applicant shall ensure that an appropriate path of travel, meeting ADA guidelines, is provided along the entire length of the sidewalk to meet ADA guidelines, subject to the approval of the City Engineer and ADA Coordinator. If necessary, additional pedestrian and sidewalk easements shall be provided on-site to construct a path of travel meeting ADA guidelines. 8. Construct a raised, 14-feet wide landscaped, median island from Racquet Club Road to Francis Drive. The design shall be as required by the City Engineer, with landscaping approved by the Director of Planning. Provide two 50 feet long northbound left-turn pockets with 60 feet long bay tapers providing ingress into the northerly entry and southerly entry; provide two 50 feet long southbound left- turn pockets with 60 feet long bay tapers aligned with the existing driveways into the developments on the east side of Indian Canyon Drive located at 2636 N. Indian Canyon Drive (APN 501-051-041) and at 200 E. Racquet Club Road (APN 501-063-075); and provide a 150 feet long southbound left-turn pocket with a 90 feet bay taper at Racquet Club Road. The left turn pockets shall be designed in accordance with Section 405 of the current edition of the Caltrans Highway Design Manual, as approved by the City Engineer. 9. Submit landscaping and irrigation system improvement plans for review and approval by the City Engineer and Director of Planning. The irrigation system shall be separately metered from the parkway landscaping to be maintained by the applicant, for future use by the City upon acceptance of the landscaping by the City. The plans shall be approved in conjunction with the street improvement plans for the median and prior to issuance of a building permit, unless otherwise allowed by the City Engineer. '10. All median landscaping shall be guaranteed for a period of 90 days from the date of acceptance by the City Engineer. Any landscaping that fails during the 90-day landscape maintenance period shall be replaced with similar plant material to the satisfaction of the City Engineer, and shall be subject to a subsequent 90-day landscape maintenance period. '11. All broken or off grade street improvements shall be repaired or replaced. VIRGINIA ROAD 12. Construct a minimum pavement section of 2'% inches of asphalt concrete pavement over 4 inches of crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, 14 feet on each side of centerline from the north property line to San Carlos Road in accordance with City of Palm Springs Standard Drawing No. 110. 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. A driveway approach into the i i development shall be provided on private property where Virginia Road intersects the north property line. 13. Construct improvements at the south end of Virginia Road as required by the City Engineer. The access may be gated, with emergency access provided to the City as may be required by the Fire Marshall. 14. Furnish and install appropriate traffic striping and signage improvements to indicate "No Outlet' and "End" for the south end of Virginia Road, as required by the City Engineer. ON-SITE 15. The on-site layout of streets and parking spaces is subject to further review and approval by the City Engineer. Adjustment of proposed street alignments, and deletion or relocation of proposed parking spaces may be required during review and approval of construction plans for on-site improvements, as required by the City Engineer. Approval of the preliminary site plan does not constitute approval of the on-site layout of streets and parking spaces as proposed. '16. Dedicate an easement extending over the private streets for public utility purposes with the right of ingress and egress for service and emergency vehicles and personnel. '17. All two-way on-site streets shall be a minimum of 24 feet wide (as measured from curb face or edge of travel way). 18. Construct a minimum 24 feet wide driveway approach located at the northwest corner of the development to align with the centerline of Virginia Road in accordance with City of Palm Springs Standard Drawing No. 201. If gated, emergency access shall be provided to the Fire Department as required by the Fire Marshall. 19. All on-site streets shall be constructed to accept and convey on-site stormwater runoff to on-site retention areas and/or drywells, in accordance with applicable City Standards. 20. Construct pavement with a minimum pavement section of 2'/z inches asphalt concrete pavement over 4 inches of 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. 2'.1. Parking shall be restricted along both sides of the on-site private streets, as necessary to maintain a clear 24 feet wide, two-way travel way. Regulatory Type 0;S i I I I j R26 "No Parking" signs or red curb shall be installed along the private streets as necessary to enforce parking restrictions. The Home Owners Association (HOA) shall be responsible for regulating and maintaining required no parking restrictions, which shall be included in Covenants, Conditions, and Restrictions (CC&R's) required for the development. 22. On-site gated entries shall be reviewed and approved by the City Engineer and Fire Marshall. Submit detailed entry design(s) showing storage lanes and maneuvering areas. Include standard vehicle and truck turning radius track lines on the detail(s). Sufficient storage shall be required (50 feet minimum) for vehicles entering the gated areas, and turn-around maneuvering areas shall be provided for vehicles unable to enter the gated areas. Final design shall also be subject to review and approval by the Fire Marshall. SANITARY SEWER 23. 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 sewer laterals shall not be connected to existing sewer manholes. 24. Construct an on-site private sewer system to collect sewage from the development and connect to the existing public sewer system. Sewer plans shall be submitted to the Engineering Division for review and approval. Private on-site sewer mains shall conform to City sewer design standards, including construction of 8 inch V.C.P. sewer main and standard sewer manholes. A profile view of the on-site private sewer mains is not necessary if sufficient invert information is provided in the plan view, including elevations with conflicting utility lines. Plans for sewers other than the private on-site sewer mains, i.e. building sewers and laterals from the buildings to the on-site private sewer mains, are subject to separate review and approval by the Building Division. 25. The on-site sewer system shall connect to the sewer main in Indian Canyon Drive with a standard sewer lateral connection in accordance with City of Palm Springs Standard Drawing No. 405. 26. All on-site sewer systems shall be privately maintained by a Home Owners Association (HOA). Provisions for maintenance of the on-site sewer system acceptable to the City Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R's) required for this project. GRADING 27. 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 and Paving Plan shall be approved by the City Engineer prior to issuance of grading permit. a. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading contractor and submitted to the Engineering Division for review and approval. The applicant and/or its grading contractor shall be required to comply with Chapter 8.50 of the City of Palm Springs Municipal Code, and shall be required to utilize one or more "Coachella Valley Best Available Control Measures" as identified in the Coachella Valley Fugitive Dust Control Handbook for each fugitive dust source such that the applicable performance standards are met. The applicant's or its contractor's Fugitive Dust Control Plan shall be prepared by staff that has completed the South Coast Air Quality Management District (AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or its grading contractor shall provide the Engineering Division with current and valid Certificate(s) of Completion from AQMD for staff that have completed the required training. For information on attending a Fugitive Dust Control Class and information on the Coachella Valley Fugitive Dust Control Handbook and related "PM10" Dust Control issues, please contact AQMD at (909) 396-3752, or at www.AQMD.gov. A Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and approved by the Engineering Division prior to approval of the 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 Tentative Tract Map; a copy of current Title Report; a copy of Soils Report; and a copy of the associated Hydrology Study/Report. 28. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the public streets, roadways, or gutters. 29. A National Pollutant Discharge Elimination System (NPDES) stormwater permit, issued from the California Regional Water Quality Control Board (Phone No. 760- 346-7491) is required for the proposed development. A copy of the executed permit shall be provided to the City Engineer prior to issuance of a grading permit. 30. In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c), the applicant shall post with the City a cash bond of two thousand dollars ($2,000.00) per disturbed acre for mitigation measures for erosion/blowsand relating to this property and development. 31. A 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 soils report shall be submitted to the I I I Building Department and to the Engineering Division prior to approval of the Precise Grading and Paving Plan. 32. In cooperation with the Riverside County Agricultural Commissioner and the California Department of Food and Agriculture Red Imported Fire Ant Project, applicants for grading permits involving a grading plan and involving the export of soil will be required to present a clearance document from a Department of Food and Agriculture representative in the form of an approved "Notification of Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1) prior to approval of the Grading Plan (if required). The California Department of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208). DRAINAGE 33. 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 Study for Tentative Tract 33334 Palm Springs Racquet Club, prepared by Robert Mainiero, dated October 12, 2005. Required on-site storm drainage improvements shall be identified in the final hydrology study and approved by the City Engineer. 34. Stormwater runoff may not be released directly to the adjacent streets without first intercepting and treating with approved Best Management Practices (BMP's). 35. The on-site storm drainage improvements shall be privately maintained by a Home Owners Association (HOA). Provisions for maintenance of the on-site storm drainage improvements acceptable to the City Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R's) required for this project. 36. Construct storm drainage improvements, consisting of a system of individual drywells to intercept and collect on-site runoff for drainage of on-site streets as described in the Preliminary Hydrology Study for Tentative Tract 33334 Palm Springs Racquet Club, prepared by Robert Mainiero, dated October 12, 2005. The hydrology study for Tentative Tract Map 33334 shall be amended to include final drywell sizing calculations and other specifications for construction of required on-site storm drainage improvements. GENERAL 37. Any utility trenches or other excavations within existing asphalt ,concrete pavement of off-site streets required by the proposed development shall be i I I backfilled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. The developer shall be responsible for removing, grinding, paving and/or overlaying existing asphalt concrete pavement of off-site streets as required by and at the discretion of the City Engineer, including additional pavement repairs to pavement repairs made by utility companies for utilities installed for the benefit of the proposed development (i.e. Desert Water Agency, Southern California Edison, Southern California Gas Company, Time Warner, Verizon, etc.). Multiple excavations, trenches, and other street cuts within existing asphalt concrete pavement of off-site streets required by the proposed development may require complete grinding and asphalt concrete overlay of the affected off-site streets, at the discretion of the City Engineer. The pavement condition of the existing off-site streets shall be returned to a condition equal to or better than existed prior to construction of the proposed development. 38. All proposed utility lines shall be installed underground. 39. 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. A detailed plan approved by the owner(s) of the affected utilities depicting all above ground facilities in the area of the project to be undergrounded, shall be submitted to the Engineering Division prior to approval of any grading plan. The existing overhead utilities across the north property line meet the requirement to be installed underground. All undergrounding of existing overhead utilities shall be completed prior to issuance of a Certificate of Occupancy. The existing overhead utilities across the north property line meet the requirement to be installed underground. The applicant is advised to investigate the nature of these utilities, the availability of undergrounding these utilities with respect to adjacent and off-site properties, and to present its case for a waiver of the Municipal Code requirement, if appropriate, to the Planning Commission and/or City Council as part of its review and approval of this project. If utility undergrounding is deferred in accordance with specific direction by the Planning Commission and/or City Council, the record property owner shall enter into a covenant agreeing to underground all of the existing overhead utilities required by the Municipal Code in the future upon 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 and submitted to the City Engineer prior to issuance of a grading permit. 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 C)r`�". i property ownership. A covenant preparation fee of $135 shall be paid by the i developer prior to issuance of any grading or building permits. I 40. 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 drawing file) and DXF (AutoCAD ASCII drawing exchange file). 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. 41. The original improvement plans prepared for the proposed development and approved by the City Engineer shall be documented with record drawing "as- built" information and returned to the Engineering Division prior to issuance of a final certificate of occupancy. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. 42. Contact Whitewater Mutual Water Company to determine impacts to any existing water lines and other facilities that may be located within the property. Make appropriate arrangements to protect in place or relocate any existing Whitewater Mutual Water Company facilities that are impacted by the development. A letter of approval for relocated or adjusted facilities from Whitewater Mutual Water Company shall be submitted to the Engineering Division prior to issuance of a grading permit. 43. 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. 44. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk and/or curb shall have City approved deep root barriers installed per City of Palm Springs Standard Drawing No. 904. MAP 45. A Final Map shall be prepared by a California registered Land Surveyor or qualified Civil Engineer and submitted to the Engineering Division for review and approval. A Title Report prepared for subdivision guarantee for the subject property, the traverse closures for the existing parcel and all lots created therefrom, and copies of record documents shall be submitted with the Final Map to the Engineering Division as part of the review of the Map. The Final Map shall be approved by the City Council prior to issuance of building permits. 46. A copy of draft Covenants, Conditions and Restrictions (CC&R's) shall be submitted to the City Engineer for review and approval for any restrictions related to the Engineering Division's recommendations. The CC&R's shall be provided i I with the first submittal of the Final Map, and shall be approved by the City I Engineer prior to approval of the Final Map. I j 47. Upon approval of the Final Map, the Final Map shall be provided to the City in G.I.S. digital format, consistent with the "Guidelines for G.I.S. Digital Submission" from the Riverside County Transportation and Land Management Agency." G.I.S. digital information shall consist of the following data: California Coordinate System, CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file); lot lines, rights-of-way, and centerlines shown as continuous lines; full map annotation consistent with annotation shown on the map; map number; and map file name. G.I.S. data format shall be provided on a CDROM/DVD containing the following: ArcGIS Geodatabase, ArcView Shapefile, Arclnfo Coverage or Exchange file (e00), DWG (AutoCAD drawing file), DGN (Microstation drawing file), and DXF (AutoCAD ASCII drawing exchange file). Variations of the type and format of G.I.S. digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. TRAFFIC 48. The following mitigation measures, as determined by the traffic impact study titled "Revised Traffic Study for the Palm Springs Racquet Club Expansion Project in the City of Palm Springs" (Tentative Tract No. 34443), prepared by Katz, Okitsu & Associates, dated November 1, 2005, apply to this development: a. Pay a fair share contribution determined as 1.19% of the cost of geometric modifications and street improvements (asphalt pavement widening, traffic striping and related improvements) as necessary to widen the west leg of the San Rafael Drive and Indian Canyon Drive intersection, in a manner that improves intersection capacity acceptable to the City Engineer. The applicant shall provide an Engineer's estimate of the improvements to the City Engineer for review and approval if it has not already been done by another developer's engineer, and shall pay the fair share contribution of 1.19% of the approved Engineer's estimate prior to approval of a final map. 49. Install a street name sign (if identified by a name) and a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the development at the northerly entry and southerly entry in accordance with City of Palm Springs Standard Drawing Nos. 620 through 625. 50. Submit traffic striping and signage plans for Indian Canyon Drive, from Racquet Club Road to Francis Drive. The plans shall be prepared by a California registered civil engineer, for review and approval by the City Engineer. All required traffic striping and signage improvements shall be completed in conjunction with required raised, landscaped median improvements on Indian Canyon Drive, to the satisfaction of the City Engineer, and prior to issuance of a certificate of occupancy. 52. Construction signing, lighting and barricading shall be provided for on all projects 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 State of California, Department of Transportation, "Manual of Traffic Controls for Construction and Maintenance Work Zones" dated 1996, or subsequent additions in force at the time of construction. 53. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. END OF CONDITIONS �J F. LI Lj_� r< I aT - - 0 LOT ,a za �.r,. Tn70 a �. a 1DT �� � fa q �y < L P z ,,.,..�..,.., �4,.� Z°z95 ., i i — �� GABRLLO F DAD, in �I i I e ------- _� Nvw/HEiN a z�l'xxl� mo / om :I //J�I=Yo wOozry _� - �Z ILA uuV ,Z0 �J Sao o' J _ I t _ i �l � I 'MUELI Fq OESIGN INCOPVOq Ai EO �rPALM SPRINGS RACQUET CLUB EXISTINGTOWNHOUSEI.2 sza oaaace smen ;�.�� _ 2743 N MDJAN CANYON WAY f PALM5MNOS,CA92262-2W3 - ELEVATIONS um m. e(eq,�ryn5 sva HUM � , Ip HUM 11 / � aE o a dor y�Z VU O` 7�9 21 Li � I I ! a �� q \ I —luS�iLCW=Jnl smolt ln0viw�N`NnyewAart-- J I 4 S E - w M llf llEP �ESIGM1 PALM SPRINGS RACQUET CLUB '1°61`E'W01°•m`•,"""'"`•'""' PALM SPRINGS, CA"2vwnv 'EXISTINGVATIO OUSE 1.1 PALM sewr+cs,ewo»R,.yppt ELEVATIONS SEP -4- z ,7 II En rn V 11 --j. s 'PALMSPEINGS RACQUMCuum; MUELLER DESIGN 743 N MMN�NYON WAY 1 INCORPORATED PAL.NPRWG�l�.92=lW3 6 528 ORANGE STREET LUS ANGELES GA 90049 SITE SECTION AT EXISTING AND NEW BITIJ DYNGS 7�n iz III 20 f. 4, R. A C I L IOi :�Il, DESIGN COLOR ELEI AFION' NEWTOI)NFIOUS On ,44 �� Y= � r sa f . 0 D V- - all r,77_7 A.4 RESOLUTION NO. A RESOLUTION OF THE CITY OF PALM SPRINGS, CALIFORNIA, AMENDING THE ZONING MAP BY APPROVING PLANNED DEVELOPMENT DISTRICT 313, FOR THE PROPERTY LOCATED 2743 NORTH INDIAN CANYON DRIVE, SECTION 3. WHEREAS, on March 16, 2005, PS Racquet Club Properties, LLC. (the "Applicant"), filed an application with the City pursuant to the City of Palm Springs Zoning Code, Section 94.03.00 (E), for the establishment and development of a Planned Development District 313; and, WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to consider Case No. 5.1052 consisting of Planned Development District 313, Tentative Tract Map 33334, and the architectural approval for the project was given in accordance with applicable law; and WHEREAS, on December 28, 2005, a public hearing on the application for the project was held by the Planning Commission in accordance with applicable law; and WHEREAS, the proposed Planned Development 313 is considered a "project' pursuant to the terms of the California Environmental Quality Act ("CEQA"), and a Draft Mitigated Negative Declaration has been prepared for this Project and has been distributed for public review and comment in accordance with CEQA; and, WHEREAS, the Planning Commission carefully reviewed and considered all of the evidence presented in connection with the public hearing on the proposed project, including but not limited to the plans and regulations of the proposed Planned Development schematic site plan, conceptual elevations, lighting plan, staff report, all environmental data, including the Mitigated Negative Declaration, along with all written and oral testimony presented, and has recommended that the City Council adopt the Mitigated Negative Declaration, and approve Case Number 5.1052 consisting of Planned Development District 313, Tentative Tract Map 33334 and architectural design; and, WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to consider said Case Number 5.1052; and WHEREAS, on February 15, 2006, a public hearing on the application for the project was held by the City Council in accordance with applicable law; and, WHEREAS, the City Council has carefully reviewed and considered all of the.evidence presented in connection with the meeting on the project, including but not limited to the staff report, and all written and oral testimony presented. Resolution No. Page 2 THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE AS FOLLOWS: Section 1. A Mitigated Negative Declaration (MND) has been completed in compliance with CEQA, the State CEQA Guidelines, and the City's CEQA Guidelines. The City Council found that with the incorporation of proposed mitigation measures, potentially significant environmental impacts resulting from this project will be reduced to a level of insignificance, and therefore the City Council adopted a Mitigated Negative Declaration for the project. The City Council independently reviewed and considered the information contained in the MND prior to its review of this Project and the MND reflects the City Council's independent judgment and analysis. Section 2. Pursuant to Section 94.03.00 (E) of the Palm Springs Zoning Code, the City Council makes the following findings: a. The proposed planned development is consistent and in conformity with the general plan pursuant to Sections 94.07.00 (A)(1) and 94.02.00 (A)(4) of the Palm Springs Zoning Code. The proposed planned development is consistent with the goals and objectives of the R-2, Limited Multiple-Family Residential, General Plan designation which governs the subject property as well as the properties adjacent to the northern side of the subject site. The proposed project is consistent with Policy 3.6.2 of the General Plan in that the proposed height is less than the required 24 feet, however because the separation distance required cannot be met, the planned development district application becomes necessary. b. The subject property is suitable for the uses permitted in the proposed planned development district, in terms of access, size of parcel, relationship to similar or related uses, and other relevant considerations. The portion of the property proposed for planned development standards contains existing structures with identical setback and height. The proposed development area also abuts an R-1 use; however this is a very small portion of the approximately 10-acre parcel site. Also, the proposed fence and landscaping around the affected portion of the site will mitigate any detrimental effects that could arise from the proximity of the structures. C. The proposed establishment of the planned development district is necessary and proper, and is not likely to be detrimental to adjacent property or residents. The proposed planned development district is necessary to accommodate the proposed type of residential incorporating two-story structures adjacent to an R-1 zone and allow for the operation of an existing restaurant which has, been abandoned for almost five years. This is an effective utilization of the planned i Resolution No. Page 3 development district provision, and is not likely to be detrimental to adjacent properties or residents because the R-1 property to the north of the location is well buffered by the existing and proposed dense landscaping on the property. Section 3. Pursuant to Section 94.07.00 of the Palm Springs Zoning , the official zoning map of the City of Palm Springs, referred to herein, is hereby amended to apply Planned Development District onto the proposed project site that is zoned R-2. The parcel of property legally shown on Exhibit A is approved for Planned Development District 313, specifically on the property located at 2743 North Indian Canyon Drive, Section 3, on file in the Planning Services Department, Case No. 5.1052, PD-313 and TTM 33334. .ADOPTED, this day of , 2006. MAYOR ,ATTEST: City Clerk I Resolution No. Page 4 CERTIFICATION: STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF PALM SPRINGS) 1, 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 introduced at a regular meeting of the Palm Springs City Council on February 15, 2006 and 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 Ordinance No. Page 6 EXHIBIT A PROPOSED CHANGE OF ZONE: R-2 TO PD-313 S N E m f'A ix' If LO i.uiini- �� wc. wz. s Irv, max, �w 7-��-y(--IrpD gp j o ` I`— ° v�As s Lory � $ o � 8 �� G r"a for"a wfb LLOT F � ior'v •wi i4 s. p"' w' 'ro'a' ,� o• ibr w LOT C v C rl:.l w4•" „ o*{�yJ a"`°°'.!° °°%•• < a II\ 1 �' � 0 La�KA� `a w OABAIL LO ROAD ._ ° � �' ,J L , o , s s3 s J li - i iy o V N n+ Cg41FOR��P PLANNING COMMISSION STAFF REPORT Date: December 14, 2005 Case No: 5.1052, PD 313, TTM33334 Application Type: Planned Development and Tentative Tract Map Location: 2743 North Indian Canyon Drive, Section 3. Applicant: PS Racquet Club Properties, L.L.C. Owners: Michael Mueller, Van Scott Jones Zone: R-2 (Limited Multiple-family residential zone) General Plan Designation M-15 Medium Density APN: 504-040-038, 504-133-001, 504-133-102 504-361-002 From: Craig A. Ewing, AICP, Director of Planning Services Project Planner: Edward O. Robertson, Principal Planner PROJECT DESCRIPTION The: proposed project is an application by Michael Mueller, and consists of a Planned Development District (PD 313), Tentative Tract Map, (TTM 33334) and a Major Architectural application (5.1052). The planned development application is a request to allow for new development standards within the existing Racquet Club facility. Tentative Tract Map 33334 is for the proposed condominium map, and the Major Architectural application is for remodeling, conversion and expansion of the Historic Racquet Club of Palm Springs. The project proposes a private residential development with both multi-family and single- family residences, involving the restoration of sixteen (16) existing units and development of fifty-seven (57) additional dwelling units (9 new residential structures) The project would consist of 2.24 acres of building coverage, 7.84 acres devoted to common areas, 4.48 acres of open space, approximately 0.31 acres devoted to pools and tennis courts, and 3.04 acres of hardscape (paved) area on the 10.08-acre site. The project also proposes the restoration Planning Commission Staff Report Dec.28,2005 Case 5.1052,PD313,TTM 33334 Page 2 of the existing Bamboo Room Restaurant, which would be open to the public, and the Charlie Farrell House, which would become a spa and gym facility for the use of Racquet Club homeowners. There would be three garden areas, incorporating two large swimming pools, a tournament tennis court, and a walking path. RECOMMENDATION Stuff recommends that the Planning Commission recommend adoption of the Draft Mitigated Negative Declaration (MND) and approval of the proposed project to the City Council subject to the attached findings and conditions of approval. BACKGROUND AND SETTING The subject property is located at the northwestern corner of North Indian Canyon Drive and Racquet Club Road, within the northwestern part of the City. The site is approximately 10- acre parcel in size and is presently developed as the Racquet Club of Palm Springs. The existing use of the property includes residential and commercial activities. Although the Racquet Club is not presently functioning, there is a restaurant, a pro shop, bungalows, two- story units, swimming pools and tennis courts at the site. HISTORIC BACKGROUND The Racquet Club had its beginnings in 1932 when tennis courts were built on the site. By 1934 additional tennis courts, restrooms, dressing rooms and swimming pools were added. The expansion of the facility continued with the opening of the Racquet Club, and the additions of a kitchen, dining room and the Bamboo Room. Over the next several years, additional tennis courts and twelve cottage units were added to the complex and by 1938 the facility became nationally known as the Racquet Club. In the 1940s, six bungalows designed by Albert Frey and other expansions including the Farrell House were added to the site. The changes and expansions to the site continued to the 50's with more alternations and additions of kitchens, office space, dining rooms and eleven bungalows. Most notably, by 1960, the Schiff House also designed by Albert Frey was built. At approximately the same period, the existing Farrell House was converted to a game room and was used for private dinner parties, luncheon and executive conferences. Additional changes, conversions and remodeling were made to the Racquet Club between 1970 and 1990s. An enhanced brick entrance, a canopy, new landscaping and lighting was added to the Farrell House. The two-story building on the southerly portion of the complex was constructed in the 1970s. In an effort to revitalize activities in the Racquet Club, the Farrell House was converted to a banquet facility in the 1980s; additional changes and remodeling to the bungalows, the Bamboo room, the Schiff House and the tennis courts took place in the 1990s. By 2002, the facility closed its doors and has remained non=operational to this date. Cat' it Planning Commission Staff Report Dec.28,2005 Case 5.1052,PD313,TfM 33334 Page 3 PRIOR ACTIONS At its meeting of August 28, 2005, the Architectural Advisory Committee (AAC) reviewed the project and voted 7-0 for a recommendation of approval to the Planning Commission. The AAC also recommended that the existing wall along Indian Canyon Road not be removed, and that the final landscaping design be subject to review and approval by the AAC. The Historic Site Preservation Board (HSPB) reviewed the proposed development on September 13, 2005, and also made a recommendation of approval to the Planning Commission. The HSPB also recommended that the wall on the property along Indian Canyon Road be kept. Table 1: Surrounding land uses, general plan and zoning designations General Plan Zoning Land Uses North L 4 R-1-C Single Family Residential South M-15 R-2 Single Family Residential East M-15 R-2 Single Family Residential West M-15 R-2 Single Family Residential PROJECT ANALYSIS As proposed, the project consists of the renovations of seven existing bungalows, remodeling and conversion of two existing structures into condominium units; and the construction of new condominium units. The existing restaurant (Bamboo Room), the Albert Frey House and all existing dwelling structures will be restored. Mini pools will be added to each of the bungalows and landscaping around all the buildings and site will be improved as well. A new access driveway at the northeast corner of the property along North Indian Canyon Drive will also be provided. The new multi-family residential development will include nine structures and fifty-seven (57) units. There are sixteen (16) units from the existing structures which will make a total of seventy-three town home/condom inium units at the site. A new covered walkway connecting to the restaurant area is also proposed as part of the new site design. Currently, there are ten (10) tennis courts and three (3) large swimming pools at the site, the applicant has proposed to demolish nine (9) of the tennis courts, and to renovate and maintain the main swimming pool. The proposed mixed-use development will consist of single-family and multi-family residential uses. The single-family residential component will be made up of the existing bungalows and the Schiff/Albert Frey house. The remodeling of these houses will retain their architectural integrity of single-family units, each of them are proposed to have private pools. Planning Commission Staff Report Dec.28,2005 Case 5.1052,PD313,17M 33334 Page 4 The proposed new multi-family development will consist of fifty-seven one and two bedroom townhomes. The proposed architectural style is mid-century design. Each of the townhomes will have dipping pools and access to the renovated original swimming pool within the site. The existing Farrell House is proposed to house an exclusive spa and gym facilities for home owners and their guests. The subject site is zoned R-2; therefore, the proposed development is consistent with the intended land use of the district, per section 92.03.00 (R-2) of the Palm Springs Zoning Code. The R-2 zoning designation is intended to provide for medium-density multiple-family residential development. Under the R-2 district, the existing Bamboo Room restaurant is not a permitted use; however, with the approval of a planned development or conditional use permit such a use would be permitted. Bamboo Room Restaurant: The once-famous Bamboo Room restaurant is proposed to be restored for dining and evening entertainment. Upon completion, the Bamboo Room will be opened to the public for breakfast, lunch and dinner. The remodeled restaurant will also be used for special events such as weddings, fund raisings and birthday parties. Valet parking for guests to such events will be offered. The Bamboo Room restaurant structure has a historical, cultural and architectural significance. The proposed remodeling and reuse is consistent with the objectives of the General Plan's Policy which encourages adaptive reuse instead of demolition and replacement of significant structures'. Although the addition of new condominium units and the conversion of existing structures will increase the site's density, the proposed density is still below the maximum allowed within the zoning designation. Furthermore the mixed-use proposal is consistent with the previously approved use of the property. A historical architectural study titled "The Palm Springs Racquet Club Historic Report" prepared by John Ash Group (JAG) Architects was submitted to the Planning Department for review. The objective of the report was primarily to establish an understanding of the history of Racquet Club and to apply this information to the concept of the new development. In its conclusion the report recommended that all rehabilitation must be carried out "...according to the Secretary of Interior's standards which will ensure that its character-defining features are protected and maintained. Rehabilitation will also allow for the possibility of appropriate adaptive reuses." Staff concurs with this conclusion and has included it as a condition of approval. 1 General Plan Policy 5.10.1: Existing commercial and residential buildings exhibiting significant architectural styles should not be demolished without adequate study of their preservation and demonstration that financing for the replacement use has been secured and all other approvals have been obtained. Demolition/rehabilitation permit for buildings and structures on the City's current inventory of historic and cultural resources shall be reviewed and the City's preservation officer for determination of the appropriate course of action". (Jr��y' Planning Commission Staff Report Dec.28,2005 Case 5,1052,PD313,TTM 33334 Page 5 Gardens: The applicant has also proposed three distinctive gardens/open spaces for the Racquet Club: the Modern Garden, the Mission Garden and the White Garden. These gardens are designed primarily for use by the residents and their guests. The design of these gardens will include water features such as fountains and mock streams. The gardens are also designed to provide an enjoyable walking tour of the property, each with distinctive elements meant to complement the grounds and the architecture of the site. Access/Parking: Two primary points of access to the facility will be provided from North Indian Canyon Way, a secondary point of access will be located along Cabrillo and Domingo Road, on the westerly portion of the property. An emergency access that meets the requirements of fire apparatus is located along Cabrillo Road. In addition to the main entry points which are gated, there are existing pedestrian walkways leading to all common facilities such as the tennis courts, the gardens and the swimming pool areas. The applicant has proposed a total of 237 parking spaces for residential and guest uses. Under the City's parking standards for the proposed use, a total of 212 parking spaces are required. One hundred twenty five spaces are required to be covered with additional 87 spaces for the restaurant and spa uses. The applicant has provided a total of 150 covered spaces in addition to the 87 spaces for guest and restaurant use. PROPOSED PLANNED DEVELOPMENT DISTRICT The: applicant is proposing a Planned Development District (PDD) application as part of this project. The purpose of the planned development application is to allow for new development standards for one of the new multi-family residential structures located on the northerly portion of the site2. Under Section 92.03.01(2) (Property development standards) of the City's Zoning Code, "...when an R-2 zoned property abuts R-1 zoned property, all structures within one hundred fifty (150) feet of the R-1 zone boundary line shall have a height of not greater than fifteen (15) feet and shall not exceed more than one (1) story. This setback line may vary by fifty (50) feet if the average setback is one hundred fifty (150) feet and the planning commission determines that no detrimental effects will result". The applicant is requesting a departure from the above stated requirements since the existing configuration of the site precludes conformance to the required setback of one hundred fifty feet from an R-1 property. Also, the applicant is proposing a two-story structure with a height 2 Zoning Ordinance, Section 94.03.00, "...The Planned Development District is designed to provide various types of land use, which can be combined in compatible relationship with each other as part of a totally planned development. It is the intent of this district to insure compliance with the General Plan and good Zoning practice while allowing certain desirable departures from the strict provisions of specific zone classifications. The advantages, which are intended to result from the application of the planned development district, are to be insured by the adoption of a precise development plan with a specific time limit for commencement of construction." Planning Commission Staff Report Dec.28,2005 Case 5,1052,PD313,TTM 33334 Page 6 in excess of the required fifteen (15) feet. The applicant has proposed a forty five (45) feet setback and twenty three (23) feet in height for the proposed new structure. These requirements are consistent with the existing structures on the site. The proposed planned development district would also allow the operation of the remodeled Bamboo Room restaurant within the Racquet Club facilities. A restaurant is not a permitted use within the R-2 zoning designation; however, with the approval of the planned development district such a use can be permitted. The proposed development is consistent with the objectives of the General Plan, furthermore the: proposal will help to enhance the historic site which has been vacant and not operational for the past five years. The owner of the single-family residential unit north of the proposed subject structure has also indicated to staff that he will not object to the new development of the two story building next to his property. NEIGHBORHOOD OUTREACH The applicant had a neighborhood outreach meeting on June 30, 2005, to discuss and inform members of the community about the proposed development. The meeting took place at the Farrell House which is located at 2743 North Indian Canyon Road. The applicant reports that the meeting was attended by approximately forty members of the community. Staff has received public comments via e-mails, telephone calls and letters from community members who are in support of the proposed project. (See attached) REQUIRED FINDINGS As a development project, the proposal is subject to the findings established by the City of Palm Springs for Planned Development Districts (Section 94.02,00). Staff has reviewed the required findings for a Planned Development District; the analyses are as follows: a. The proposed planned development is consistent and in conformity with the general plan pursuant to Sections 94.07.00 (A)(1) and 94.02.00 (A)(4) of the Palm Springs Zoning Code. The proposed planned development is consistent with the goals and objectives of the R-2, Limited Multiple-Family Residential, General Plan designation which governs the subject property as well as the properties adjacent to the northern side of the subject site. The proposed project is consistent with Policy 3.6.2 of the General Plan in that the proposed height is less than the required 24 feet, however because the separation distance required cannot be met, the planned development district application becomes necessary. b. The subject property is suitable for the uses permitted in the proposed planned development district, in terms of access, size of parcel, relationship to similar or related uses, and other relevant considerations. i Planning Commission Staff Report Dec.28,2005 Case 5.1052,PD313,TTM 33334 Page 7 The portion of the property proposed for planned development standards contains existing structures with identical setback and height. The proposed development area also abuts an R-1 use; however this is a very small portion of the approximately 10- acre parcel site. Also, the proposed fence and landscaping around the affected portion of the site will mitigate any detrimental effects that could arise from the proximity of the structures. C. The proposed establishment of the planned development district is necessary and proper, and is not likely to be detrimental to adjacent properly or residents. The proposed planned development district is necessary to accommodate the proposed type of residential incorporating two-story structures adjacent to an R-1 zone and allow for the operation of an existing restaurant which has been abandoned for almost five years. This is an effective utilization of the planned development district provision, and is not likely to be detrimental to adjacent properties or residents because the R-1 property to the north of the location is well buffered by the existing and proposed dense landscaping on the property. Additional findings are required for the proposed subdivision pursuant to Section 66474 of the Subdivision Map Act. These findings and a discussion of the project as it relates to these findings follow: a. 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: Multi-family dwellings are permitted use in the R-2 Zone in accordance with the R-2 property development standards. The intent and purpose of the zone is to combine single and multiple family residences, therefore, the proposal of a single, the existing hotel units (convert to multi-family) and new multi-family in keeping with the intent and purpose of the Zone R-2. The Planned Development District may include a multiplicity of housing types, provided, they density does no exceed the General Plan requirements. b. 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 subdivision, the rehabilitation and conversion of the existing historic structures, the new multi-family residence is compatible with uses in the R-2 zone currently applied to the site. The surrounding neighborhood consists of both single- family and multi-family residences in a variety of architectural styles. The proposed density conforms to that allowed by the General Plan; and all other Objectives and Policies appear to be met by the proposed project. Planning Commission Staff Report Dec.28,2005 Case 5.1052,PD313,TTM 33334 Page 8 c. That the site for the intended use is adequate in size and shape to accommodate such use, including yard, 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 existing facility on the subject property is a permitted use within the zoning designation, and the existing structures on the property meets the applicable development standards in place at the time of construction. The proposed project will be similar in use to the previously approved land use; however, the addition of a multi-family use within the site requires a minor deviation from the City's development standards. The deviation only affects the separation distance from an existing residential use, staff believes that the proposal conforms with the existing structures setbacks; therefore, the project will not cause substantial injury or loss to the values of surrounding properties. Finally, the proposed improved Racquet Club has the potential to enhance the character and integrity of the vicinity and provide significant improvement to an existing abandoned site. d. That the site for the proposed use relates to the streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use; The proposed project is serviced by Indian Canyon Drive which is a Major thoroughfare that has the capacity to carry the type and quantity of traffic expected to be generated by the proposed residential and commercial uses. e. That the conditions 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. The location of the proposed development is approximately ten acres in size. The portion of the property that requires a deviation from the City's development standards is relatively minor in that it only affects one two-story building that is not likely to have any negative impact on the existing land uses in the area. Therefore the project is not likely to cause any harm to the property values of the immediate vicinity. Also this is an existing facility with fencing and thriving dense landscaping which would serve as a buffer between the new structure and the existing single- family residential located north of the site. ENVIRONMENTAL CLEARANCE Pursuant to Section 15063 of the California Environmental Quality Act (CEQA) Guidelines; an Environmental Initial Study was prepared and a Notice of Intent to adopt a Mitigated Negative Declaration was sent to applicable agencies and published on December 5, 2005 in the Planning Commission Staff Report Dec.28,2005 Case 5.1052,PD313,TTM 33334 Page 9 Desert Sun for a 20-day review period. The Mitigated Negative Declaration is attached to this report. The Mitigated Negative Declaration found the environmental impacts of the proposed project to be less than significant with the following mitigations: Mitigation Measures: MI'v1 III-1 The maximum vehicle speed limit on unpaved surfaces of the project site shall be 15 mph. MM III-2 Construction operations affecting off-site roadways shall be scheduled for off- peak traffic hours, which are typically in the morning and the early afternoon and shall minimize obstruction of through-traffic lanes. MM III-3 Paving activities on-site shall not occur simultaneously with the peak construction activity on-site to ensure that daily emissions of NOx associated with off-road diesel construction equipment will not exceed the SCAQMD threshold of significance. MM V-1 Rehabilitation work shall conform to the Secretary of the Interior's Standards and Guidelines for Rehabilitation. MM V-2 When any rehabilitation work is performed, thorough documentation, including plans, detailed specifications and photographs before, during, and after construction, shall be prepared and appropriately archived. MM V-3 As there is always a possibility of buried cultural resources in a project area, 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. The Agua Caliente Band of Cahuilla Indian Cultural Office shall be contacted 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 Services. Following consultation, the Director shall have the authority to halt destructive construction and shall notify a Qualified Archaeologist to investigate the find. 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. MM XI-1 For exterior noise control, a minimum five (5) foot high wall is required at the courtyards of units A2, A4, A6, A8, A10, T42, and T43, constructed to the specifications indicated on page 9 of Gordon Bricken & Associates' noise study dated August 31, 2004. MM XI-2 For interior noise control, buildings shall be constructed in accordance with the basic building shell characteristics outlined in Table 7, found on page 10 of Gordon Bricken & Associates' noise study dated August 31, 2004.. Planning Commission Staff Report Dec.28,2005 Case 5.1052,PD313,TTM 33334 Page 10 MIN XI-3 For interior noise control, buildings shall be constructed in accordance with the basic building shell characteristics outlined in Table 7, found on page 10 of Gordon Bricken & Associates' noise study dated August 31, 2004. All second floor windows of units A2, A4, A6, A8, A10 shall have a minimum Sound Transmission Class rating of STC 28. All first floor windows of units T42 and T43 shall have a minimum Sound Transmission Class rating of STC 26 and all second floor windows shall have a minimum Sound Transmission Class rating of STC 30. MM XI4 The noise calculations by Gordon Bricken & Associates' noise study dated August 31, 2004 depend on having windows closed; therefore having adequate fresh air ventilation without resorting to opening of the windows is required. Air conditioning shall be installed in all units adjacent to Indian Canyon Drive. MM XI-5 All construction equipment, fixed or mobile, shall be equipped with properly operating and maintained mufflers and the engines shall be equipped with shrouds. MM XI-6 Stationary equipment shall be placed such that emitted noise is directed away from the noise-sensitive receptors that are located to the north, west and south of the project site. MM XI-7 Stockpiling and vehicle staging areas shall be located as far as practical from noise-sensitive receptors that are located to the north, west and south of the project site. MM XI-8 Every effort shall be made during construction activities to create the greatest distance between noise sources and noise-sensitive receptors located in the vicinity of the project site. MM XI-9 All construction equipment shall be in proper working order and maintained in a proper state of tune to reduce backfires. MM XI-10 Parking, refueling and servicing operations for all heavy equipment and on-site construction vehicles shall be located as far as practical from existing homes to the north and south. MM XI-5 All construction equipment, fixed or mobile, shall be equipped with properly operating and maintained mufflers and the engines shall be equipped with shrouds. MM XI-6 Stationary equipment shall be placed such that emitted noise is directed away from the noise-sensitive receptors that are located to the north, west and south of the project site. 113 r��r Planning Commission Staff Report Dec.28,2005 Case 5.1052,PD313,TTM 33334 Page 11 MM XI-7 Stockpiling and vehicle staging areas shall be located as far as practical from noise-sensitive receptors that are located to the north, west and south of the project site. MM XI-8 Every effort shall be made during construction activities to create the greatest distance between noise sources and noise-sensitive receptors located in the vicinity of the project site. MM XI-9 All construction equipment shall be in proper working order and maintained in a proper state of tune to reduce backfires. MM XI-10 Parking, refueling and servicing operations for all heavy equipment and on-site construction vehicles shall be located as far as practical from existing homes to the north and south. NOTIFICATION The public hearing notice for the proposed project was published in the Desert Sun newspaper. All property owners within 400' of the project site have been notified of the public hearing. CONCLUSION Based on the analysis and required findings contained in this report, staff recommends approval for this proposal subject to the attached conditions of approval a " Ti,34dry. - It ward O. ertson wi ICP P incipal Planner Dir r of an ing Services Attachments: 1. Vicinity Map 2. Draft Resolution and Conditions of Approval 3. Site Plans & Elevations 4. Copy of Initial Study and Mitigated Negative Declaration 5. Letters and comments from surrounding neighbors CITY OF PALM SPRINGS PLANNING COMMISSION MINUTES December 28, 2005 Council Chambers City Hall 3200 East Tahquitz Canyon Way Palm Springs, CA 92262 7. Case 5.1052 PD 313 / TTM 33334 - An application by Palm Springs Racquet Club Properties, LLC, for a proposed Planned Development District 313, Tentative Tract Map 33334, and a mixed-use development within an existing facility to include the expansion and remodeling of the historic Racquet Club of Palm Springs located at 2743 North Indian Canyon Drive, Zone R-2, Section 3, APN 504-040-038, 504-133-001, 504-133- 002, and 504-361-002. Commissioner Hutcheson abstained due to living within 500 feet of proposed property. Principal Planner, Edward Robertson, gave a summary of the staff report dated December 28, 2005. He indicated many letters were received in support of the project. Discussion was made regarding setbacks, landscaping and elevations. Chairman Hochanadel opened the Public Hearing. Mike Mueller, architect and owner, answered concerns regarding set-backs and indicated his biggest intent is to preserve the structure. Cathrine Carmody and Bill Snyder, neighbors, concerned about set-backs and loss of privacy otherwise in favor of project. Mike Mueller, applicant rebuttal. Rick Hutcheson, Palm Springs, spoke regarding building heights and set-back requirements. Mark Dezbawba, Banker's Realty in the Coachella Valley, represented the developer with the sale; spoke in favor of the project. Jean Gabriel, president of HOA for the Garden Villas at the Racquet Club, spoke in favor of the project. Bill Snyder, Palm Springs, spoke in support of the project. Robert Kincaid, Palm Springs, spoke in support of the project but concerned that the project be built responsibly with consideration to the million dollar homes abutting the property. Mike Mueller, applicant rebuttal. There being no further comments, the Public Hearing was closed. A break was taken at 2:55 p.m. Meeting resumed at 3:03 p.m. Further discussion was made regarding setbacks, zoning and the re-configuration of one story buildings. M/S/C (Roath/Cohen, 5-0, 1 absent/Marantz, 1 abstention/Hutcheson) to adopt the Mitigated Negative Declaration and recommend approval of Case 5.1052 PD 313 and TTM 33334 to City Council; subject to lots #49 -#53 to be no greater than 15 feet in height, one story buildings. , ,1y RACQUET CLUB INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION FVALMs Prepared by U u+ The City of Palm Springs -k o N9�� # C RPORATED P November 2005 q��FORNX RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION ENVIRONMENTAL CHECKLIST FORM 1. Project title: Racquet Club, Case No. 5.1052; PD-313; TTM-33334 2. Lead agency name and address: City of Palm Springs 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 3. Contact person and phone number: Edward O. Robertson Principal Planner (760) 323-8245 4. Project location: 2/43 North Indian Canyon Drive, Palm Springs CA 92262 APN 504-040-038; 504-133-001; 504-133-002; 504-361-002 Portion of NW quarter of Section 3, T4S, R4E 5. Project sponsor's name and address: Palm Springs Racquei Club Properties, LLC Attn: Michael Mueller/Van Scott Jones 6528 Orange St. Los Angeles, CA 90048 6. General plan designation: M15- Residential Medium 15 The Medium-Density Residential designation of M-15 provides for the development of a minimum of twelve (12) and a maximum of fifteen (15) dwelling units per acre. Appropriate residential development under this designation includes traditional single-family homes, garden apartments, mobile home parks, multiple-family structures and hotels. 7. Zoning: The proposed project site is subject to the following zoning designations: R-2 (limited multiple-family residential zone) The R-2 zone is intended to provide for the development of medium-density multiple-family residential uses. Hotels are a permitted use in this zone, provided that no more than ten (10) percent of the guest rooms contain kitchen facilities. Accessory buildings and uses customarily incidental to the permitted uses and located on the same lot therewith ore also permitted. Racquet Club, Initial Study/Mitigated Negative Declaration November 2005 1.0-1 RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION 8. Description of project: The proposed project is the expansion and remodeling of the Historic Racquet Club of Palm Springs. The project proposes a private residential development with both multi- and single- family residences, involving the restoration of 21 existing units and development of 52 additional dwelling units (9 new residential buildings). The project also proposes the restoration of the existing Bamboo Room Restaurant, which would be open to the public, and the Charlie Farrel House, which would be a spa and gym facility for the use of Racquet Club homeowners. The project proposes three (3) garden areas, incorporating two large swimming pools, a tournament tennis court, and a walking path. The project would connect to the surrounding street system via the two most southern existing driveways and via one new driveway near the northeast corner of the property on North Indian Canyon Drive. There will also be a connection to the surrounding street system via Virginia Road from the north property line north to San Carlos Road. The project proposes 2.24 acres of building coverage, 7.84 acres devoted to common areas, 4.48 acres of open space, approximately 0.31 acres devoted to pools and tennis courts, and 3.04 acres of hardscape (paved) area on the 10.08-acre site. 145 parking spaces are also proposed. The proposed uses would be consistent with the applicable zoning and general plan designations of the site. The existing site consists of the abandoned Historic Racquet Club of Palm Springs. The site is surrounded by residential uses. 9. Surrounding land uses and setting: North-Single family residential, zoned R-1-C South-Residential, zoned R-2 East-Indian Canyon Drive and Residential, zoned R-2 West-Residential, zoned R-1-C and R-G-A(b) 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement). Palm Springs Fire Department Palm Springs Building Inspector Riverside County Environmental Health Department Palm Springs Police Department Desert Water Agency Palm Springs Disposal Service Racquet Club, Initial Study/Mitigated Negative Declaration Novewber2005 1.0-2 RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Figure 1: Project Vicinity Map N ........... W E i .._ S Nr�Rsr C 7 p i i i ¢ z � 1 1 � 1 1 � i Fy i i_.._.._.._.., Site N RAFAEL RD ? i Q ET C LUB D w i m i S -111 VISTA CHINO i j TACI IEVJDR i jPalm Spangs City.Limit EJO RD 6._.._• r w j 1 K 0 1 i z RA ON RD Q ¢ ESQUI EAV 1 z E PALM CAN ON Rir Q i z SN•is Ovro ! 7¢ z 0 4 1 I i i m 11 i a N i I._..................... 1 r� 1 i 1 i 1 1 I 1 1 1 i 1 Racquet Club, Initial Study/Mitigated Negative Declaration November 2005 1.0-3 (� RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Figure 2: Project Location Map SAN RAFAEL DR SAN RAF N i q POD W iy S \ SANTA CATALINA RD SISI M SIMMS RD _ ;L YORBA RD O _ w } _ LINDSEY RD Q _ SAN CARLOS RD z Dr ~ I I I I I I v� z P1C0 RD w - SANTA CLARA WY Illlr—�—IIL� III � - SEPULVEDA RD — 1 S SAN M w a FRANCIS DR N O d DOMINGUEZ RD �p p LAUREL CIR Site U Z Q CABRILLO RD Z 4T N CORTEZ RD — O 784 li i i RACQUET CLUB RD m ROCHELLE RD GLEN CIRCLE N _ 11 GLEN CIRCLES _ VIA OLIVERA Racquet Club, Initial Study/Mitigated Negative Declaration Nove%ber2005 1.0-4 RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a 'Potentially Significant Impact' as indicated by the checklist on the following pages. ❑ Aesthetics ❑ Agriculture Resources ❑ Air Quality ❑ Biological Resources ❑ Cultural Resources ❑ Geology/Soils ❑ Hazards & Hazardous Materials ❑ HydrologyAVater Quality ❑ Land Use/Planning ❑ Mineral Resources ❑ Noise ❑ Population/Housing ❑ Public Services ❑ Recreation ❑ Transportation/Traffic ❑ Utilities/Service Systems ❑ Mandatory Findings of Significance Racquet Club, initial Study/Mitigated Negative Declaration November 2005 1.0-5 0f�r;� RACQUET CLUB/INITIAL STUDY/41TIGATED NEGATIVE DECLARATION (DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment,and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the ® environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one ❑ effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed ❑ adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. t� f g A. in , AICP Dale Directc of P nning Racquet Club, Initial Study/Mitigated Negative Declaration November 0�0 1.0-6 RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION APPLICATION CERTIFICATION: I certify that I am the applicant for the project described in this Initial Study. I acknowledge that I have read this Initial Study and the proposed mitigation measures. Further, I have revised project plans or proposals and/or hereby agree to the proposed mitigation measures to avoid the effects or mitigate the effects to a point where clearly no significant environmental effects would occur. Signature Date Print name and title Racquet Club, Initial Study/Mitigated Negative Declaration November 2005 1.0-7 RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2) All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant."Potentially Significant Impact"is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an FIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact:" The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures "Earlier Analyses,"as described in (5) below, may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program FIR, or other CEQA process, an effect has been adequately analyzed in an earlier FIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated,"describe the mitigation measures that were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g,, general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 3) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) The significance criteria or threshold, if any, used to evaluate each question; and b) The mitigation measure identified, if any, to reduce the impact to less than significant. Or�� � 'IL,� 1 Racquet Club, Initial Study/Mitigated Negative Declaration November2005 1.0-5 RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant - Impact Incorporated Impact No Impact I. AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic ❑ ❑ Elvista? b) Substantially damage scenic resources, including, but not limited to, trees, rock ❑ ❑ ❑ outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its ❑ ❑ ❑ surroundings? d) Create a new source of substantial light or glare that would adversely affect day or nighttime ❑ ❑ ® ❑ views in the area? a) No Impact. The Racquet Club site is located in an area that is relatively flat and has views of the San Jacinto Mountains. There are no scenic vistas in the project area and the proposed project would be consistent with the scale and character of the surrounding residential uses. Therefore, the proposed project would not have a substantial adverse effect on a scenic vista. b) No Impact. The project site is not located along a state scenic highway, and therefore would not impact scenic resources along a state scenic highway corridor. c) No Impact. The proposed project would result in the restoration of an abandoned historical building, and the development of new residential structures in an existing residential area. The proposed restoration and expansion would be sensitive to all historic aspects of the property, and new residential buildings would be consistent with the scale and character of the surrounding residential uses. The proposed project would be subject to review and approval by both the Architectural Review Committee and the Historic Preservation Committee. Therefore, the proposed project would not result in a degradation of the existing visual character or quality of the site and its surroundings. d) Less Than Significant Impact. All new development creates new sources of light and glare, and the proposed residential and accessory uses, such as tennis courts, would contribute additional light. Any proposed lighting would be required to comply with Section 93.21.00 of the City of Palm Springs Zoning Ordinance. Therefore, the impact of the proposed project on views in the area as a result of the creation a new source of substantial light or glare would be less than significant. Racquet Club, Initial Study/Mitigated Negative Declaration November 2005 1.0-9 RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Significant Potentially with Less Than ' - Significant Mitigation Significant Impact Incorporated Impact No Impact II. AGRICULTURE RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997), prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the ❑ ❑ ❑ Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? b) Conflict with existing zoning for agricultural ❑ ❑ ❑ use, or a Williamson Act contract? c) Involve other changes in the existing environment, which due to their location or ❑ ❑ ❑ nature, could result in conversion of Farmland to non-agricultural use? a) No Impact. There is no farmland or agricultural land in the immediate vicinity of the proposed project site. Therefore, the project would not result in the conversion of farmland to non-ag(cultural uses. b) No Impact. The proposed uses would not conflict with agricultural zoning or other agricultural regulations and the site is not subject to a Williamson Act Contract; therefore, no impact would occur. c) No Impact. The project would not involve other changes in the existing environment that could result in conversion of Farmland to non-agricultural use. 9�s Racquet Club, Initial Study/Mitigated Negative Declaration November2005 1.0-10 RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Potentially Significant With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact III. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the ❑ ❑ ® ❑ applicable air quality plan? b) Violate any air quality standard or contribute ❑ El ® El to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment under an El ® El ❑ applicable federal or state ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial ❑ ❑ ® ❑ pollutant concentrations? e) Create objectionable odors affecting a ❑ ❑ ® ❑ substantial number of people? a) Less Than Significant Impact. The project site is located within the Salton Sea Air Basin, which has been designated by the California Air Resources Board as "non-attainment, for ozone and PM10". The site is within the jurisdiction of the South County Air Quality Management District (SCAQMD). Development of the site as it relates to air quality is governed by the 2003 Air Quality Management Plan (2003 AQMP) and the 2002 Coachella Valley PM10 State Implementation Plan (CVPM10 SIP). The AQMP evaluated likely air quality impacts based upon the anticipated growth under the City's General Plan. The proposed project proposes conforming uses on the project site and appears to be consistent with the population and employment growth projections that form the basis of the AQMP and the Regional Growth Management Plan. Short-term impacts on air quality would occur during the grading and construction. The proposed project is not expected to exceed the SCAQMD daily construction emissions threshold of significance, and is therefore not anticipated to conflict with or obstruct implementation of the 2003 AQMP. This impact is considered less than significant. b) Less Than Significant Impact. Given the nature and scale of the proposed project and the required mitigation measures III-1 through III-3 discussed below in section c), it is reasonably assumed that the project would not violate any air quality standard or contribute substantially to an existing or projected air quality violation. Therefore, this impact is considered less than significant. , c) Less Than Significant With Mitigation Incorporated. Cumulative construction emissions generated over the short term, and operational emissions generated by the proposed project over the long term, in conjunction with other developments in the Coachella Valley may exceed the SCAQMD emissions significance threshold criteria. Adherence to Racquet Club, Initial Study/Mitigated Negative Declaration November 2005 t^y RACQUET CLURANITIAL STUDY/MITIGATED NEGATIVE DECLARATION the SCAQMD "Rules and Regulations" and compliance with locally adopted AQMP and PM10 SIP control measures would help reduce the cumulative pollutant burden of each project. A Fugitive Dust Control Plan is required, and must be submitted to the City of Palm Springs for approval in conjunction with the application for grading permits associated with the project, and prior to initiating any earth-moving operations on-site. In addition to compliance with applicable rules, regulations and ordinances, the following mitigation measures are recommended for incorporation in the project to reduce the potential for potential adverse air quality impacts during construction. Mitigation Measures MM III-1 The maximum vehicle speed limit on unpaved surfaces of the project site shall be 15 mph. MM III-2 Construction operations affecting off-site roadways shall be scheduled for off-peak traffic hours, which are typically in the morning and the early afternoon and shall minimize obstruction of through-traffic lanes. MM 111-3 Paving activities on-site shall not occur simultaneously with the peak construction activity on-site to ensure that daily emissions of NOx associated with off-road diesel construction equipment will not exceed the SCAQMD threshold of significance. d) Less Than Significant Impact. During construction, the project could have the potential to expose the area to increased levels of dust and emissions from construction equipment. A Fugitive Dust Control Plan would be submitted to the Engineering Division for review and approval prior to the issuance of grading permits. The project would be required to comply with Chapter 8.50 of the City of Palm Springs Municipal Code (Fugitive Dust Control), and shall be required to utilize one or more "Coachella Valley Best Available Control Measures" as identified in the Coachella Valley Fugitive Dust Control Handbook for each fugitive dust source such that the applicable performance standards are met. The project is not anticipated to expose sensitive receptors to substantial pollutant concentrations. This impact is considered less than significant. e) Less Than Significant Impact. Machinery, equipment, and/or vehicles may emit noticeable odors during construction. However, these odors are short-term in nature and typical of renovation and construction. Large numbers of people would not be affected by objectionable odors, and odors would cease following completion of the project. Therefore, impacts associated with exposure of substantial number of people to objectionable odors would be considered less than significant. Racquet Club, Initial Study/Mitigated Negative Declaration November2005 1.0-12 1 ICY', RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Significant - Potentially with Less Than ` Significant Mitigation Significant Impact Incorporated Impact No Impact IV. BIOLOGICAL RESOURCES. Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies ❑ ❑ ❑ or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies or El El Elregulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands, as defined by Section 404 of the Clean Water Act (including, but not El El limited to, marsh, vernal pool, coastal wetlands, etc.), through direct removal, filling, hydrological interruption or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or ❑ ❑ ❑ migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree ❑ ❑ ❑ preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community El El ❑ Conservation Plan, or other approved local, regional or state habitat conservation plan? a) No Impact. The project would not have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service. A biological assessment of the site indicates that no officially listed plant or animal species were detected during field surveys. The project site does not lie within the boundaries of the fee area of the officially threatened Coachella Valley fringe-toed lizard and does not lie within the boundaries of a conservation area as designated by the proposed Coachella Valley Multiple Species Habitat Conservation Plan (Cornett, 2005). No impact would occur. Racquet Club, Initial Study/Mitigated Negative Declaration November 2005 1.0-13 + y RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION b) No Impact. No unique or rare habitats were found. The subject property is not located in a riparian habitat area or other sensitive natural community and would therefore not have a substantial adverse effect on any such resources identified in local or regional plans, policies or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service. No impact would occur. c) No Impact. Section 404 of the Clean Water Act (40 CFR Parts 230.3. and 232.2), a program administered by the Corps of Engineers (COE) and EPA, regulates discharges of dredged or fill material into 'waters of the U.S.", which includes most wetlands. Under Section 404, an entity proposing development or activities that may result in temporary or permanent impacts to federally protected wetlands must prepare a Pre-Construction Notification for review, and may require further permitting by the COE. The site does not contain any wetland areas or waters. No impact to federally protected wetlands as defined by Section 404 would occur. d) No Impact. The site of the proposed residential project is a previously developed resort complex that is surrounded by residential uses, and is located in a developed area of Palm Springs. No corridors or habitat suitable for migratory or wildlife species were found to occur onsite. Therefore, the project would not interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites. e) No Impact. The project does not propose any removal or disturbance of sensitive biological resources or landmark trees. Therefore, no conflicts with local policies or ordinances protecting biological resources would occur. f) No Impact. The City of Palm Springs does not have an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or State habitat conservation plan. Therefore, the project would have no impact on these types of plans. Racquet Club, Initial Study/Mitigated Negative Declaration November2005 1.0-14 RACQUET CLUB/INITIAL STUDYNITIGATED NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant .'Impact Incorporated Impact No Impact V. CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse change in the El ® ❑ El of a historical resource as defined in Section 15064.5? b) Cause a substantial adverse change in the El ® El El of an archaeological resource pursuant to Section 15064.5? c) Directly or indirectly destroy a unique El ® El paleontological resource or site or unique geological feature? d) Disturb any human remains, including those ❑ ❑ ® ❑ interred outside of formal cemeteries? a) Less Than Significant With Mitigation incorporated. According to the Palm Springs Racquet Club Historic Report (JAG, 2004), "the buildings and structures of the Racquet Club are on the City of Palm Springs' list of potential historic resources. Although not listed as a local or state historic resource yet, the Racquet Club should be eligible and would likely eventually be registered locally." The site is therefore determined to be an historical resource as defined in CEQA Section 15064.5. Although it is understood that the proposed project Design and Business Model is sensitive to all historic aspects of the property and the significance of its architecture, the following mitigation measures shall apply. With mitigation in place, the project would not cause a substantial adverse change in the significance of the historical resource: Mitigation Measures MM V-1 Rehabilitation work shall conform to the Secretary of the Interior's Standards and Guidelines for Rehabilitation. Timing/Implementation: Planning through completion phase. Enforcement/Monitoring: Palm Springs Historic Site Preservation Board. MM V-2 When any rehabilitation work is performed, thorough documentation, including plans, detailed specifications and photographs before, during, and after construction, shall be prepared and appropriately archived. Timing/Implementation: Upon commencement of work. Enforcement/Monitoring: Palm Springs Historic Site Preservation Board. Racquet Club, initial Study/Mitigated Negative Declaration November 2005 1.0-15 RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION b) Less Than Significant With Mitigation Incorporated. The project would not reasonably be expected to cause a substantial adverse change in the significance of an archaeological resource pursuant to Section 15064.5 since the site is a previously developed resort complex. However, the proposed project site is within the traditional range of the Agua Caliente Band of Cahuilla Indians and the possibility exists that clearing, brushing, and excavation may expose subsurface resources, which may meet the criteria for significance as defined by state and federal regulations. Therefore, mitigation measure V-3 (below) shall apply, which would render the impact less than significant. c) Less Than Significant With Mitigation Incorporated. The proposed project is not reasonably expected to directly or indirectly destroy a unique paleontological resource or site or unique geological feature. Nonetheless, the following mitigations are included in the event that previously unknown resources are encountered during construction. Mitigation Measures MIA V-3 As there is always a possibility of buried cultural resources in a project area, 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. The Agua Caliente Band of Cahuilla Indian Cultural Office shall be contacted 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 Services. Following consultation, the Director shall have the authority to halt destructive construction and shall notify a Qualified Archaeologist to investigate the find. 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. Timing/Implementation: During all ground disturbing activities. Enforcement/Monitoring: City of Palm Springs in consultation with the Agua Caliente Band of Cahuilla Indians. d) Less than Significant Impact Activities carried out in connection with the proposed project would be subject to State law regarding the discovery and disturbance of human remains. Should any previously unidentified or unanticipated human remains be discovered during future project development, the City of Palm Springs requires mitigation consistent with the General Plan Archaeological and Paleontological Policy. Racquet Club, Initial Study/Mitigated Negative Declaration November2005 1.0-16 RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant .Impact Incorporated Impact No Impact VI. GEOLOGY AND SOILS. Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death, involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other ❑ ❑ ® ❑ substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? ❑ ❑ ® ❑ iii) Seismic-related ground failure, including El El Elliquefaction? iv) Landslides? ❑ ❑ ❑ b) Result in substantial soil erosion or the loss of El El ® ❑ topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- ❑ ❑ ❑ or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), ❑ ❑ ❑ creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater ❑ El Eldisposal systems where sewers are not available for the disposal of wastewater? a) i) Less Than Significant Impact. The site is not located within an Alquist-Priolo earthquake hazard zone and there are no known faults crossing or in the vicinity of the project site. However, the project site, as with virtually all sites within the state, would be vulnerable to ground shaking in the event of an earthquake. The project site and surrounding vicinity are relatively flat eliminating the potential for landslides. The City of Palm Springs General Plan requires that the project be designed and constructed in accordance with the requirements of the Uniform Building Code (UBC). Adherence to the provisions of the UBC would reduce potential for structural damage in the event of an earthquake. Therefore, a less than significant impact would be likely to occur. Racquet Club, Initial Study/Mitigated Negative Declaration November 2005 1.0-17 RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION ii) Less Than Significant Impact. Any major earthquake damage in the City of Palm Springs is likely to occur from ground shaking and seismically related ground and structural failures. Local soil conditions, such as topography, soil strength, thickness, density, water content, and firmness of underlying bedrock affect seismic response. Seismically induced shaking and some damage should be expected to occur but damage should be no more severe in the project area than elsewhere in the region. Therefore, a less than significant impact would be likely to occur. iii) No Impact. There are no known geological hazards caused by ground failure or liquefaction that would prevent use of the site. The project area lies in Section 3, which has a relatively high groundwater level, decreasing the possibility of liquefaction. The proposed project, like all development in the City, would be required to conform to the Uniform Building Code, with structural design prepared by a State of California registered professional engineer. Therefore, no impact would occur. IV) No Impact. The ground at the proposed project site is level and approval of the project would not expose people or structures to potential landslides. Therefore, no impact would occur. b) Less Than Significant Impact. The proposed project would be built on a currently abandoned, developed site that is relatively flat. Movement of onsite soils would occur during the construction phase of the project. All excavated soil material would be subject to Construction-Phase Best Management Practice (BMP) erosion control requirements for compliance with the Regional Water Quality Control Board (RWQCB) National Pollution Discharge Elimination System (NPDES) Permit and Storm Water General Permit (See discussion under Hydrology Section). In addition, existing codes regulate land grading and erosion control if and when construction occurs during winter months (November-March) when precipitation is most likely to occur. Therefore, a less than significant impact would occur. r_) No Impact. The site is not known to be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse. The site is relatively flat and soils are dense and not have the type or structure normally associated with such conditions.Therefore, no impact would occur. d) No Impact. The proposed project site is not known to be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994). The proposed project would be required to comply with General Plan policies 6.6.1 through 6.6.6 concerning soil conditions as they relate to development.Therefore, no impact would occur. e) No Impact. The project would not have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater. The proposed project site is located in a developed, residential area currently served by the City of Palm Springs wastewater disposal system. Therefore, no impact would occur. Racquet Club, Initial Study/Mitigated Negative Declaration November2005 1.0-18 Fr,r^fn RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Potentially Significant With Less Than Significant Mitigation Significant No Impact Incorporated, Impact Impact VII. HAZARDS AND HAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use or ❑ ❑ ® ❑ disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the ❑ ❑ ® ❑ release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances or waste ❑ El Elwithin one-quarter mile of an existing or ID proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code §65962.5 and, as a result, ❑ ❑ ❑ would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan area or, where such a plan has not been adopted, within two miles of a public airport or a ❑ ❑ Elpublic use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety ❑ ❑ Elhazard for people residing or working in the project area? g) Impair implementation of, or physically interfere with, an adopted emergency response plan or ❑ ❑ ❑ emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to ❑ ❑ ® ❑ urbanized areas or where residences are intermixed with wildlands? aJ Less than Significant Impact. The proposed project would involve the expansion of residential development and construction of accessory recreational facilities on an abandoned, developed property. The project would not involve the construction of any uses that require the use, storage, or routine transport of hazardous materials beyond those typical of a residential development (e.g. cleaners, fertilizers, gas for land mowers, etc). Therefore, the risk to the public resulting from the project is considered less than significant. Racquet Club, Initial Study/Mitigated Negative Declaration November 2005 1.0-19 3 RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION b) Less than Significant Impact. During the construction phase of the project, there is a limited risk of accidental release of hazardous materials such as gasoline, oil, or other fluids used in the operation and maintenance of construction equipment. Compliance with standard State and local construction requirements would reduce the risk of any damage or injury from these potential hazards to a less than significant level. cJ No Impact. The proposed project does not include any uses, which would result in the emission of hazardous materials. No schools are located within one-quarter mile of the project site. Therefore, no impacts to schools would occur in association with emission of hazardous materials. d) No Impact. The proposed project site is not known to have been previously used for storage or disposal of hazardous materials or wastes and does not appear on the DTSC's Hazardous Waste and Substances Site List for Riverside County. Therefore, no impact would occur in association with the project site being listed on a hazardous materials sites list. e) No Impact. The proposed project site is located approximately 2 miles northwest of the Palm Springs International Airport and is outside of the applicable airport land use plan area governed by the Riverside County Airport Land Use Compatibility Plan (RCALUCP). Therefore, impacts associated with exposing people to safety hazards associated with the airport are considered less than significant. f) No Impact. The proposed project is not located within the vicinity of a private airstrip. Therefore, no impact would occur in terms of exposing residents of the project site to hazards associated with a private airstrip. g) No Impact. The proposed project would not impair implementation of, or physically interfere with, an adopted emergency response plan or emergency evacuation plan. The project is consistent with the General Plan designation for multi-unit residential use. h) Less than Significant. The proposed project would not likely expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands.The site is adjacent to a major roadway (Indian Canyon Drive), and is in a developed residential area. A less than significant impact would occur. Racquet Club, Initial Study/Mitigated Negative Declaration November2005 1.0-20 RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact Vill. HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or waste El El ® ❑ discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater El ❑ Eltable level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which ❑ ❑ ® ❑ would result in substantial erosion or siltation on- or off-site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially El El Elincrease the rate or amount of surface runoff in a manner that would result in flooding on- or off- site? e) Create or contribute runoff water which would exceed the capacity of existing or planned El ❑ ® El drainage systems or provide substantial additional sources of polluted runoff? fl Otherwise substantially degrade water quality? ❑ ❑ ❑ g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or El ❑ ElFlood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area structures that would impede or redirect flood ❑ ❑ ❑ flows? i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including ❑ ❑ ❑ flooding as a result of a failure of a levee or dam? j) Inundation by seiche, tsunami or mudflow? ❑ ❑ ❑ a) Less Than Significant Impact. The proposed project must file a Notice of Intent to control the discharge of pollutants to the maximum extent practicable under the NPDES Racquet Club, Initial Study/Mitigated Negative Declaration November 2QQS,o- ,g 1.0-21 m RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Construction Stormwater Permit and General Municipal Permit regulated by the Regional Water Quality Control Board (RWQCB). As with any proposed development, there would be an increase in impervious surfaces and increase the rate and amount of surface run-off and storm water volume. The City Engineer has stated that the current standard, as detailed in the Master Drainage Plan for the City of Palm Springs, is adequate. The standard requires that runoff from a ten year frequency storm is designed to be carried underground. Flows exceeding the ten- year frequency storm will generally be carried within the street right-of-way and a combination of both the street and the underground storm drain provides a high-level of protection. Landscaped areas would be designed in accordance with the City of Palm Springs Municipal Code Chapter 8.0 relating to water efficient landscaping. The proposed project would comply with all applicable water quality standards and waste discharge requirements, thereby avoiding violation of such standards or requirements. Therefore, a less than significant impact would occur. b) No Impact. A net deficit in aquifer volume or a lowering of the local groundwater table is not anticipated as a result of this project. The site has historically been serviced by the DWA and the proposed residential use is within the development projections planned for in the City's General Plan and analyzed in the General Plan EIR; therefore, no impact would occur. c) Less Than Significant Impact. The project would not alter the course of any stream or river as none are located on-site or in the immediate vicinity of the site. The project may result in a slight change to the existing drainage pattern, due to the increased impervious surface area on the site. However, the site is currently developed and the proposed project would comply with all drainage and runoff requirements as discussed above in paragraph a). Therefore, this impact would be less than significant. d) No Impact. The proposed project is not located within the 100-year or 500-year flood plain area as designated by FEMA's Flood Insurance Rate Map (FIRM) of the project site. Therefore, no impact would occur. e) Less than Significant Impact. The proposed project would not reasonably be expected to create or contribute runoff water that would exceed the capacity of existing or planned stormwater drainage systems. The proposed residential use is within the development projections planned for in the City's General Plan and analyzed in the General Plan EIR. The site has historically been and would continue to be serviced by the City's flood control facilities. The Master Drainage Plan for the City of Palm Springs indicates that the storm drain system is designed to carry the 10-year storm flows underground with the difference of the 100-year storm being carried within the street right-of-way.The impact to stormwater drainage systems would be less than significant. Construction on the project site could produce pollutants that would have the potential to temporarily degrade the quality of receiving waters if not properly managed. The primary pollutant of concern is sediment. Other potential pollutants include metals, pesticides, nutrients and soil additives, construction chemicals and fuel, and miscellaneous waste. With the implementation of Best Management Practices (BMPs), no significant long-term impact to water quality would result from construction activities, and the project would not be expected to provide substantial additional sources of polluted runoff. Racquet Club, initial Study/Mitigated Negative Declaration November200''�"-)��C 1.0-22 RACQUET CLUB ANITIAL STUDY/MITIGATED NEGATIVE DECLARATION f) No Impact. The proposed project is not anticipated to otherwise substantially degrade water quality. No impact would occur. g) No Impact. The proposed project is not located within the 100-year or 500-year flood plain area as designated by FEMA's Flood Insurance Rate Map (FIRM) of the project site. The project would not place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map. Therefore, no impact would occur. h) No Impact. The proposed project is not located within the 100-year or 500-year flood plain area as designated by FEMA's Flood Insurance Rate Map (FIRM) of the project site and would not place within a 100-year flood hazard area structures that would impede or redirect flood flows. No impact would occur. i) No Impact. Palm Springs General Plan Environmental Impact Report does not identify risk of loss, injury, or death due to flooding as a result of levee or dam failure as in the City of Palm Springs.Therefore, no impact would occur. j) No Impact. The proposed project is not located in an area subject to seiche, tsunami or mudflow. Therefore, no impact would occur. Racquet Club, Initial Study/Mitigated Negative Declaration November 2005 1.0-23 RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Potentially Significant With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact IX. LAND USE AND PLANNING. Would the project: a) Physically divide an established community? ❑ ❑ ❑ b) Conflict with any applicable land use plan, policy or regulation of an agency with jurisdiction over the project (including, but not limited to, the ❑ ❑ Elgeneral plan, specific plan, local coastal program or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation ❑ ❑ ❑ plan or natural community conservation plan? a) No Impact. The proposed project consists of the restoration of an existing locally historic structure, and the addition of new residences and amenities consistent with surrounding residential uses in the established community. Therefore, the project would not physically divide an established community and no impact would occur. b) No Impact. The proposed project would be consistent with the allowable uses within the M-15 (Residential Medium 15) land use designation. The M-15 designation provides for the development of a threshold of twelve (12) and a maximum of fifteen (15) dwelling units per acre. Upon completion, the proposed project would consist of 21 rehabilitated existing units and 52 new units for a total of 73 dwelling units, or 7.24 dwelling units per acre. Appropriate residential development under this designation includes traditional single-family homes, garden apartments, mobile home parks, multiple-family structures and hotels. No other land use plans or regulations are applicable to the proposed project site. Therefore, no impact would occur. c) No Impact. The project would not conflict with an applicable habitat conservation plan or natural community conservation plan. No impact would occur. Racquet Club, Initial Study7Mitigated Negative Declaration November20M,-) 1.0-24 t.:l J RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact X. MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a known mineral ❑ El ❑ resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally important mineral resource recovery site delineated ❑ ❑ ❑ on a local general plan, specific plan or other land use plan? a) No Impact. No significant mineral resources have been identified in the project area. The Palm Springs General Plan EIR (Palm Springs, 1992) has not identified any mineral resources in the planning area. Therefore, no impact to mineral resources would occur. b) No Impact. Local land use plans have not identified or delineated any locally important mineral resource recovery sites in the planning area. Therefore, no impact to mineral resource recovery sites would occur. Racquet Club, Initial Study/Mitigated Negative Declaration November 2005,,,")^� 1.0-25 J RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Significant - Potentially- With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact XI. NOISE. Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the El ® El ❑ local general plan or noise ordinance or of applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise ❑ ❑ ❑ levels? c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing ❑ ❑ ® ❑ without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above ❑ ® ❑ ❑ levels existing without the project? e) For a project located within an airport land use plan area or, where such a plan has not been adopted, within two miles of a public airport or a ❑ ❑ ❑ public use airport, would the project expose people residing or working in the project area to excessive noise levels? fl For a project within the vicinity of a private airstrip, would the project expose people residing ❑ El Elor working in the project area to excessive noise levels? a) Less Than Significant With Mitigation Incorporated. The proposed project would result in short-term noise impacts associated with construction activities, and would cause temporary localized increases in noise levels to noise-sensitive land uses in the project vicinity. Ongoing intermittent noises would be associated with residential development and the associated traffic that it would generate on area roadways. The Noise Ordinance is used to regulate noise levels within the City of Palm Springs. Interior noise levels up to 45 dBA CNEL are acceptable, while exterior noise levels up to 65 dBA CNEL are acceptable. According to The noise study completed for the project (Bricken, 2005), the loft building and townhouse building would experience exterior sound levels in excess of 65 dBA CNEL in the courtyards, for which mitigation is required. Exterior-to-interior noise reduction is also required to ensure that interior noise levels are within the acceptable range. Racquet Club, Initial Study/Mitigated Negative Declaration November20.O$ fir-. 1.0-26 t- l ` J(�_' RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION The following mitigation measure shall apply: Mitigation Measures MM XI-I For exterior noise control, a minimum five (5) foot high wall is required at the courtyards of units A2, A4, A6, A8, A10, T42, and T43, constructed to the specifications indicated on page 9 of Gordon Bricken & Associates' noise study dated August 31, 2004. Timing/Implementation: Prior to occupancy. Enforcement/Monitoring: City of Palm Springs. MM XI-2 For interior noise control, buildings shall be constructed in accordance with the basic building shell characteristics outlined in Table 7, found on page 10 of Gordon Bricken & Associates' noise study dated August 31, 2004. Timing/Implementation: Prior to occupancy. Enforcement/Monitoring: City of Palm Springs. MM XI-3 For interior noise control, buildings shall be constructed in accordance with the basic building shell characteristics outlined in Table 7, found on page 10 of Gordon Bricken & Associates' noise study dated August 31, 2004. All second floor windows of units A2, A4, A6, A8, A10 shall have a minimum Sound Transmission Class rating of STC 28. All first floor windows of units T42 and T43 shall have a minimum Sound Transmission Class rating of STC 26 and all second floor windows shall have a minimum Sound Transmission Class rating of STC 30. Timing/Implementation: Prior to occupancy. Enforcement/Monitoring: City of Palm Springs. MM XI4 The noise calculations by Gordon Bricken & Associates' noise study dated August 31, 2004 depend on having windows closed; therefore having adequate fresh air ventilation without resorting to opening of the windows is required. Air conditioning shall be installed in all units adjacent to Indian Canyon Driv. Timing/Implementation: Prior to occupancy. Enforcement/Monitoring: City of Palm Springs. Racquet Club, Initial Study/Mitigated Negative Declaration November.�OLs),r 1.0-27 � °' RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION b) No Impact. The proposed project would not be anticipated to expose people to or generation of excessive groundborne vibration or groundborne noise levels; therefore, no impact would occur. c) Less Than Significant Impact. The proposed project would not be anticipated to introduce a substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project since the project is of similar use and scale to surrounding uses. As with any new residential development, ambient noise levels would be expected to increase; however, such an increase would be incremental and the impact is considered less than significant. d) Less Than Significant With Mitigation Incorporated. A substantial temporary or periodic increase in ambient noise levels in the project vicinity above existing levels without the project would reasonably be expected to occur during construction. On-site operations associated with the completed project would also generate intermittent noise increases (during landscape maintenance, ventilation and air conditioning unit operation, deliveries and other routine activities in the restaurant area, pools, and during tennis matches) that could be potentially significant without mitigation. However, with mitigation, exterior noise levels are not expected to exceed exterior noise standards for residential uses in the Palm Springs General Palm Noise Element. The following mitigation measures, along with conformance to the City of Palm Springs' Noise Ordinance, would reduce this impact to less than significant. Mitigation Measures MIA XI-5 All construction equipment, fixed or mobile, shall be equipped with properly operating and maintained mufflers and the engines shall be equipped with shrouds. MM XI-6 Stationary equipment shall be placed such that emitted noise is directed away from the noise-sensitive receptors that are located to the north, west and south of the project site. MIA XI-7 Stockpiling and vehicle staging areas shall be located as far as practical from noise-sensitive receptors that are located to the north, west and south of the project site. MIA XI-8 Every effort shall be made during construction activities to create the greatest distance between noise sources and noise-sensitive receptors located in the vicinity of the project site. MIA XI-9 All construction equipment shall be in proper working order and maintained in a proper state of tune to reduce backfires. MM XI-10 Parking, refueling and servicing operations for all heavy equipment and on-site construction vehicles shall be located as far as practical from existing homes to the north and south. e) No Impact. The proposed project site is not located within two miles of the Palm Springs International Airport. The proposed project would be a residential development, and would not place noise-sensitive uses within an area potentially affected by overhead airplane noise. Therefore, no impact would occur. Racquet Club, Initial Study/Mitigated Negative Declaration November2005 1.0-28 RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION f) No Impact. The proposed project is not within the vicinity of a private airstrip; therefore, no impact would occur. Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact XII. POPULATION AND HOUSING. Would the project: a) Induce substantial population growth in an area, either directly (e.g., by proposing new homes and ❑ El ® El or indirectly (e.g., through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement ❑ ❑ ❑ housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement ❑ ❑ ❑ housing elsewhere? a) Less than Significant Impact. The proposed project would be consistent with the land use designation for the project site, and as such, would be consistent with the level of growth anticipated for the City in the General Plan. The renovation of 21 existing, and the addition of 52 new residential units is not considered a substantial increase in housing units. The proposed project would not result in the need for, or new development of, new roads or other support infrastructure. Existing, roads, water, sewer, electrical, and other infrastructure with suitable capacity to serve the proposed project are already available to the proposed project. Potential impacts to public services such as schools and parks that may result from the addition of new residences are addressed under section XIII. Public Services. Therefore, the proposed project would be expected to have a less than significant impact on population growth. b) No Impact. The proposed project site is currently abandoned. As a result, no impact would occur with regard to displacing existing housing necessitating construction of replacement housing elsewhere. C) No Impact. The proposed project site is currently abandoned. As a result, no impact would occur with regard to displacing people necessitating construction of replacement housing elsewhere. Racquet Club, Initial Study/Mitigated Negative Declaration November 2005 1 )��l.0-29 r� �.� RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Potentially Significant With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact XIII. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the following public services: a) Fire protection? ❑ ❑ ® ❑ b) Police protection? ❑ ❑ ® ❑ c) Schools? ❑ ❑ ® ❑ d) Parks? ❑ ❑ ® ❑ e) Other public facilities? ❑ ❑ ® ❑ a) Less than Significant Impact. The proposed project site is located approximately 1/2 mile from station 443, at 590 E. Racquet Club Rd, which is within the 5 minute response time threshold for fire services, as stated in the City's General Plan. Development of the project in accordance with fire department requirements (e.g., hydrant locations, water supply, fire restrictive construction, access, built-in fire protection features, vegetation management, etc.) would ensure that no new impacts to facilities or improved performance objectives would be required of City fire protection services. However, fire services are deemed to be near capacity and the cumulative impact of other projects may result in a significant impact. Under Government Code Section 53311 et seq., or other appropriate statutory or municipal authority, the City may elect to form a Community Facilities District. The developer shall agree to support the formation of such assessment through an established formula and the assessment shall not exceed $500 annually with a consumer price index escalator. The district shall be formed prior to sale of any lots or a convent agreement shall be recorded against each parcel, permitting incorporation of the parcel in the district. Therefore, impacts to fire services are considered less than significant. Therefore, a less than significant impact would occur. b) Less Than Significant Impact. The project would comply with the City's policies regarding police protection, as listed in Sections 6.11, 6.12, 6.13, and 6.14 of the General Plan. However, police protection services are deemed to be near capacity and the cumulative impact of other projects may result in a significant impact. Formation of the Community Facilities District, as described above under a) Fire Protection, would reduce the potential cumulative impact to less than significant. c) Less than Significant Impact. The proposed project would result in the development of 73 residential dwelling units that could generate additional students for the Palm Springs Unified School District. Under state law, the proposed project would be required to pay the school impact fee (currently$2.14 per square foot) to reduce the potential impact of additional students. Payment of fees is considered sufficient mitigation to reduce Racquet Club, Initial Study/Mitigated Negative Declaration November200.� 1.0-30 RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION impacts to schools. The proposed project would not require the construction of new school facilities to serve the project and therefore, impacts to schools are considered less than significant. d) Less than Significant Impact. The project proposes to include three garden areas and on-site recreational facilities for residents. However, no park acreage is identified as part of the project. The City has a standard park ratio of 5 acres of parkland for every 1,000 population as required by City Ordinance 1632. Based on the project's estimated population of 150 people (using the U.S. Census Bureau average household size figure of 2.05 for the City of Palm Springs, the project would be required to dedicate 0.75 acres of parkland as part of the project. Since no parkland is identified as part of the project, the developer would be required to contribute in-lieu fees for the provision of park facilities at the required ratio. Therefore, impacts to parks are considered less than significant. e) Less than Significant Impact. The proposed project would increase population and thereby increase use of public facilities including roads, utilities, schools, parks, libraries, police and fire protection services. Maintenance of these facilities is funded through the collection of taxes and other funding sources. Therefore, the project would result in less than significant impacts to other public facilities or services. Racquet Club, Initial Study/Mitigated Negative Declaration November 2005 1.0-31 RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION .: Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact XIV. RECREATION. a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial ❑ ❑ ® ❑ physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities, or require the construction or expansion of ❑ El ® El facilities, which might have an adverse physical effect on the environment? a) Less than Significant Impact. The proposed project would increase demand for parks and recreational facilities. However, given the accessory recreational facilities that are part of the project, use of existing neighborhood and regional parks is not expected to result in substantial physical deterioration of these facilities. As no public parks are proposed as part of the project, the project would comply with the State law regarding the payment of an in-lieu fee toward the acquisition of parkland elsewhere. Therefore, impacts are considered less than significant. b) Less than Significant Impact. The proposed project does include recreational facilities. Such facilities would be part of the construction and grading plans and also subject to Best Management Practices (BMPs) for erosion and fugitive dust control. Therefore, a less than significant impact would occur relative to construction and expansion of recreational facilities. Racquet Club, Initial Study/Mitigated Negative Declaration November200�S 1.0-32 ti RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Significant . - Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact XV. TRANSPORTATION/TRAFFIC. Would the project: a) Cause an increase in traffic that is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial El ® ❑ El in either the number of vehicle trips, the volume-to-capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service standard established by the county ❑ El ® El management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in ❑ ❑ ❑ location that result in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous ❑ El ® El or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? ❑ ❑ ❑ f) Result in inadequate parking capacity? ❑ ❑ ❑ g) Conflict with adopted policies, plans or programs supporting alternative transportation (e.g., bus ❑ ❑ ❑ turnouts, bicycle racks)? a) Less Than Significant With Mitigation Incorporated A traffic study prepared to analyze impacts of the proposed project (Katz, Okitzu & Associates, 2005) concluded that the project would not result in an increase in traffic that is substantial in relation to the existing traffic load and capacity of the street system, however, David Barakian, City Engineer, noted in his review of the Traffic Study that mitigation is necessary for increased traffic at Indian Canyon Drive & San Rafael Drive. The following mitigation is required: MM XV-1 A fair share contribution of 1.01% shall be required as mitigation for added traffic at Indian Canyon Drive &San Rafael Drive. Timing/Implementation: Prior to issuance of building permits. Enforcement/Monitoring: City of Palm Springs. b) Less Than Significant The project is not expected to exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways. Therefore, a less than significant impact would occur. Racquet Club, Initial Study/Mitigated Negative Declaration November,29,0fs 1.0-33 S) RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION c) No Impact The proposed project would not result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that result in substantial safety risks. d) Less Than Significant The project would not substantially increase hazards due to a design feature or incompatible uses. The project proponent has stated that the project has incorporated changes required by the City Engineer, specifically, the two existing northern driveways on North Indian Canyon Drive will be removed because they are too close together, and will be replaced by one wider driveway located further south, so that the on-site drive aisles at the existing driveways Therefore, impacts from design features would be reduced to less than significant. e) No Impact The project would not result in inadequate emergency access, as it is subject to review by the City Engineer. The proposed 40-ft wide driveway would allow for more than one inbound and one outbound lane as well as emergency service providers, and would be required to incorporate any changes they would require prior to project approval. f) No Impact The project would not Result in inadequate parking capacity as the 145 proposed parking spaces is considered adequate. g) No Impact The project is not expected to conflict with adopted policies, plans or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks). Therefore, no impact would occur. Racquet Club, Initial Study/Mitigated Negative Declaration November2005 1.0-34 RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Potentially Significant With :Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact XVI. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control ❑ ❑ ® ❑ Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of ❑ ❑ ® ❑ existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of ❑ El ® ❑ existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and ❑ ❑ ® ❑ resources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider that serves or may serve the project that it has adequate capacity to serve the ❑ ❑ ® ❑ project's projected demand, in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid ❑ ❑ ® ❑ waste disposal needs? g) Comply with federal, state and local statutes and El El ® ❑ regulations related to solid waste? 1a) Less than Significant Impact. Wastewater generated by project residents would be treated by facilities owned and operated by the City of Palm Springs. The wastewater treatment requirements issued by the California RWQCB for the treatment plant were developed to ensure that adequate levels of treatment would be provided for the wastewater flows emanating from all land uses within its service area. Therefore, the residential wastewater from the project site will not cause the treatment plant to exceed these treatment requirements and this impact is considered less than significant. b) Less Than Significant Impact. The project would receive water service from DWA and wastewater service from the City of Palm Springs. Connection points for water and sewer are located on Indian Canyon Drive. Services to the property currently exist and capacity is sufficient at both DWA's water treatment plant and the City's wastewater treatment plant. No new treatment facilities would be required as a result of the proposed project. Therefore, impacts associated with expansion of water and wastewater facilities are considered less than significant. Racquet Club, Initial Study/Mitigated Negative Declaration November 2005 1.0-35 RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION c) Less than Significant Impact. The project would use existing facilities and construct all internal roadways and onsite infrastructure, the required review of all plans by the City Engineer would ensure that drainage from the site would be sufficiently handled by the existing systems and facilities. No off-site improvements to storm drainage facilities are required. Therefore, impacts associated with construction of storm drainage facilities are considered less than significant. d) Less than Significant Impact. According to the Palm Springs General Plan Final FIR, DWA has indicated, "there is a sufficient supply of water to serve the City of Palm Springs and the portions of the City's sphere of influence serviced by the agency at buildout." (1993). The project would add 73 residential units requiring provision of water service. Assuming 260 gallons/unit/day, the project would require approximately 6.83 million gallons of water per year. Because the project is consistent with the General Plan Land use designation, and the project was considered as part of the General Plan's analysis, impacts to water supply are considered less than significant. e) Less than Significant Impact. The project would receive wastewater treatment from the City of Palm Springs. The project is consistent with the density provisions of the City's Wastewater Master Plan, which is designed to accommodate General plan build out projects. The General Plan EIR indicates that implementation of the land uses identified in the General Plan will not have a significant affect on the City's sewer system. Wastewater treatment capacity is adequate to serve the project and the existing community. Therefore, impacts to wastewater treatment are considered less than significant. f) Less Than Significant Impact. Solid waste generated by the project would be transported to the Edom Hill Transfer Station. From the transfer station, solid waste and recycling are transferred to the Lamb Canyon Landfill, the Badlands Landfill, or the El Sobrante Landfill. The Lamb Canyon Sanitary Landfill is currently permitted to receive 3,000 tons per day and has a remaining capacity of 25,967,000 cubic yards. The Badlands Sanitary Landfill is currently permitted to receive 4,000 tons per day and has a remaining capacity of 15,036,809 cubic yards. The El Sobrante Sanitary Landfill is permitted to receive 10,000 tons per day and has a remaining capacity of 3,674,267 cubic yards. The Edom Hill Transfer Station has the capacity to accept up to 2,600 tons of waste per day for the next 20 years. The current average daily waste throughput at the Edom Hill Transfer Station is approximately 1,600 tons per day (Personal communication with Loren Lewis, Waste Management of the Desert). The project would generate approximately 0.365 ton per day of solid waste (assumes ten pounds/unit/day), which would be well within the daily capacity available at the Edom Hill Transfer Station. Therefore, impacts to landfill capacity are considered less than significant. g) Less Than Significant Impact. Solid waste generated by the proposed project would be collected by Palm Springs Disposal Services and disposed of at the Coachella Valley Transfer Station. The proposed project would be required to comply with State of California Waste Management Act (AB 939) by providing a recycling program implemented by Palm Springs Disposal Services. The proposed project would comply with federal, state, and/or local statutes and regulations related to solid waste. Therefore, impacts relative to complying with federal, state and local statues are considered less than significant. Racquet Club, Initial Study/Mitigated Negative Declaration November2005 1.0-36 RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION . . Less Than Significant Potentially . With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact XVII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wild-life population to drop below self- sustaining levels, threaten to eliminate a plant or ❑ ❑ ❑ animal community, reduce the number or restrict the range of rare or endangered plants or animals, or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? "Cumulatively considerable" means that the incremental effects of a project are ❑ ❑ Elconsiderable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects. c) Does the project have environmental effects that will cause substantial adverse effects on human ❑ ❑ ❑ beings, either directly or indirectly? a) No Impact. The proposed project does not have the potential to degrade the quality of the environment, result in an adverse impact on fish, wildlife, or plant species including special status species. Prehistoric or historic cultural resources would not be adversely affected because no archeological resources are known to exist in the project areas, and the proposed project would be subject to mandatory mitigation measures regarding the preservation of the Federal, State, and local historic sites. Further, project implementation includes compliance with appropriate procedures for avoiding or preserving artifacts or human remains, archeological, or paleontological resources if they are discovered. b) No Impact. The project would be consistent with the City's General Plan and would not create any significant impacts. The proposed project is for the restoration and expansion of the Historic Racquet Club for multi- and single-family residential uses, and accessory recreational facilities such as tennis courts, pools, restaurant, and gardens. Other projects in the area include TTM33561 (Palermo Tract) located of the northeast corner of North Indian Canyon Drive and San Rafael Drive, and TTM31263 (The Towers Tract) located at the northeast corner of Francis Drive and North Indian Canyon Drive. The proposed project is located in a residential area where similar uses would occur. Adhering to basic regulatory requirements and/or conditions of approval would reduce all project impacts. c) No Impact. The project does not have environmental effects that will cause substantial adverse effects on human beings, either directly or indirectly. Any potential impacts can Racquet Club, Initial Study/Mitigated Negative Declaration November 2005 1.0-3 7 t RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION be reduced to a less than significant level. Therefore, the proposed project would not have any direct or indirect adverse impacts on humans. Racquet Club, Initial Study/Mitigated Negative Declaration November70�5 1.0-38 �� RACQUET CLUB/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION REFERENCES 1) Barakian, David, Palm Springs Department of Public Works and Engineering Division. City Engineer's review comments on Traffic Study for the Palm Springs Racquet Club Expansion Project. October 19, 2005. 2) Cornett, James W. Biological Assessment and Impact Analysis of the Proposed Racquet Club Project. July 24, 2005. 3) Gordon Bricken & Associates. Acoustical Analysis Palm Springs Racquet Club Project. August 31, 2004 4) Government Code Section 65962.5(f), "Hazardous Waste and Substances Statement". 5) John Ash Group Architects (JAG). Palm Springs Racquet Club Historic Report. October 8, 2004. IS) Katz, Okitzu & Associates. Traffic Study for the Palm Springs Racquet Club Expansion Project in the City of Palm Springs, updated November 1, 2005 7) Mueller Design. The Racquet Club of Palm Springs Business Model. Not dated. 8) Palm Springs, City of. City of Palm Springs General Plan Draft Environmental Impact Report. December 1992. 9) Palm Springs, City of. City of Palm Springs General Plan. 1992. 10) Palm Springs, City of. City of Palm Springs Zoning Code. 2004. Racquet Club, Initial Study/Mitigated Negative Declaration November,gg05 1.0-39 E'El C!+="i V r'1) PROOF OF PUBL16 1 O This is space for County Cleric's Filing Stamp (2015.5.C.C.P) 2005 JU 1"1 27 AH 8* 33 (•1 � it �.:�i:. i�`s No. 0274 NOTICE OF PUBLIC HEARING CITY COUNCIL STATE OF CALIFORNIA CITY OF PALM SPRINGS County of Riverside Case:5.1062 PD-313,TTM 33334 2743 NORTH INDIAN CANYON DRIVE NOTICE IS HEREBY GIVEN that the City wi Council of the City hearing Palm Springs, California,will hold a 2006C The rC 9 at Ccancimmeet�go begins aV6A0 East Tahqultz Ca the nyon Way, Palcil Chamber m Slpringsll, 3200 I am a citizen of the United States and a resident of The purpese of this hearing-Is-to-consider an ap= the County aforesaid;I am over the age of eighteen pllcation by PS Racquet Club Properties, LLC for a proposed Planned Development District,Tenta-- years,and not a party to or Interested In the tive Tract Mapp, and a mixed-use development within an axis facility. The proposed project above-entitled matter.I am the principal clerk of a will include the expansion and remodeling of the n inter of the,DESERT SUN PUBLISHING historic Racquet Club of Palm Springs.The exlst- P ing Bamboo Room restaurant, bungalows, and COMPANY a newspaper of general circulation, the main swimming pool,will be restored and a new 52-unit townhome will be added to the site. printed and published In the city Of Palm Springs, The project Is located at 2743 North Indian Can- County of Riverside,and which newspaper has been you Drive, Zone R-2, Section 3. adjudged a newspaper of general circulation by the Superior Court of the County of Riverside,State of California under the date of March 24,1988.Case —� ,B�•^"'� Numb 191236;that the notice,of which the t � � jt Numberi� h$ �,�,.-' '- �_ B it annexed is a printed copy(set in type not smaller than non pariel,has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates,to wit: I PP g i" January 25 ',2006 --__ •��„� _�,. SPNINeS All in the year 2006 ENVIRONMENTAL DETERMINATION: A Draft Mitigated Negative Declaration was prepared for I certify(or declare)under penalty of perjury that the this protect under the gguldelines of the California Environmental Qualityy Act (CEQA) and will be re- foregoing Is true and correct. viewed by the City Councl at the hearing. Mem- bers of the pu611c may view this document at the Planninq Services Department, Clty Hall, 3200 Dated at Palm Spring,California this-----25 day _ East rahquitz canyon Way.Palm Springs,_a?d m ____ re ' submR written-comments'a, or prior, to- CI �\ Council hearing. of----------J�nuar 't r REVIEW OF PROJECT INFORMATION:The staff Y!-y�--�-�---------------,2006 \\ / report and other supporting documents regarding f this protect ere available for ppublic review at Cnyy Hall de wean the hours of 8Ple a.m. andcontact the p.m. Monday through Fridayy. Please contact the _______„��l_____________ Office of the City Clerk at (760) 323-8204 If ou would like to schedule an appointment to rev iew +$i�nature 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.Writ ), - . %�• 7 ten comments may be made to the City Council by letter(for mail or hand delivery) to. A James Thompson City Clerk 3200 E. Tahgmtz Canyyon 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 pity, Clark at, or prior, to the ppubllc hearing. (Govern- ment Code Section 65009(b)(2)) An opportunity will be given at sald hearing for all interested persons to be heard.Questions regard- edsons Planning ServiceseDepartment aatt (760) 323-8246 Si neceslta ayuda con eats cart.,porfavor(lame a (Nadine Fieger elefde onop(760)y23-8245nobler con James Thompson, City Clerk Published: 1/25/2006 City of Palm Spr-Ings v n a Office ®f the City Clerk * S. qm * 3200 E Ta6geitz Canyon Way • Palm Springs, California 92262 O ma°na"V �P Tel: (760)323-8204 • Fax (760)322-8332 • Web: www.ci.palm-springs.ca.us AFFIDAVIT OF MAILING NOTICES I, the undersigned City Clerk of the City of Palm Springs, California, do hereby certify that a copy of the Notice of Public Hearing, to consider an application by PS Racquet Club Properties, LLC for a proposed Planned Development District, Tentative Tract Map, and a mixed-use development within an existing facility, the proposed project will include the expansion and remodeling of the historic Racquet Club of Palm Springs, was mailed to each and every person set forth on the attached list on the 24th day of January, 2006, in a sealed envelope, with postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California. (175 notices mailed) I declare under penalty of perjury that the foregoing is true and correct. Dated at Palm Springs, California, this 24th day of January, 2006. r' / AMESTHOMPSON City Clerk �f /kdh H:\USERS\C-CLK\Hearing Notices\Affldavit-PS Racquet Club 02-15-06PHN.doc Post Office Box 2743 0 Palm Springs, California 92263-2743 NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS Case: 5.1052 PD-313, TTM 33334 2743 NORTH INDIAN 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 February 15, 2005. 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 an application by PS Racquet Club Properties, LLC for a proposed Planned Development District, Tentative Tract Map, and a mixed-use development within an existing facility. The proposed project will include the expansion and remodeling of the historic Racquet Club of Palm Springs. The existing Bamboo Room restaurant, bungalows, and the main swimming pool will be restored and a new 52-unit townhome will be added to the site. The project is located at 2743 North Indian Canyon Drive, Zone R-2, Section 3. ENVIRONMENTAL DETERMINATION: A Draft Mitigated Negative Declaration was prepared 'For this project under the guidelines of the California Environmental Quality Act (CEQA) and will be reviewed by the City Council at the hearing. Members of the public may view this document at the Planning Services Department, City Hall, 3200 East Tahquitz Canyon Way, Palm Springs, and submit written comments at, or prior, to the City Council hearing. REVIEW OF PROJECT INFORMATION: The staff report and other supporting documents regarding this project are available for public review at City Hall between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. 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 Edward O. Robertson, Planning Services Department at (760) 323-8245. Si necesita ayuda con esta carta, porfavor Ilame a la Ciudad de Palm Springs y puede hablar con Nadine Fieger telefono (760) 323-8245. mes Thompson, City Clerk Department of Planning Services W N E Vicinity Map \\1 R \ SIPMMS RD \ SIMMS RD YORBA RD 9 j '�PO SAN CARLOS RD } PI CO RD L II �� o FT_ SANTA CLARA WY co 4 SEPULVEDA RD " Sl "AN MARCO WY j L IJ Q FRAIVCIS DP. io FT-T MINGUEZ RD 0 Site o - - a � U Z CABRILLO RD Q z CORTEZ RD -- m 0 n4 RACQUET CLUB RD 1 — --�- �. a L ROCHELLE RD CITY OF PALM SPRINGS CASE NO: 5.1052 PD-313, DESCRIPTION: Application for a proposed Planned TTM 33334 Development District, Tentative Tract Map, and a mixed-use development within an existing facility which will include the APPLICANT: PS Racquet Club expansion and remodeling of the historic Racquet Club of 1 Properties, LLC Palm Springs at 2743 North Indian Canyon Drive, Zone R-2, I Section 3. APN: 504-040-038, 504-133-001, 504-133-002, 504-361-002. I I NEIGHBORHOOD COALITION REPS MS APRIL HILDNER Public Hearing Notice (TAHQUITZ RIVERS ESTATES) MR TIM HOHMEIER Racquet Club Project 241 EAST MESQUITE AVENUE (DEEPWELL ESTATES) 5.10132 PD-313,TTM 33334 PALM SPRINGS CA 92264 1387 CALLE DE MARIA CC:Meeting-02.15.06 PALM SPRINGS CA 92264 MS ROXANN FLOSS MR STEVEN PERRIN MS SHERYL HAMLIN (BEL DESIERTO NEIGHBORHOOD ) (DEEPWELL RANCH) (HISTORIC TENNIS CLUB AREA) 930 CHIA ROAD 1334 INVIERNO R\DRIVE 565 WEST SANTA ROSA DRIVE PALM SPRINGS CA 92262 PALM SPRINGS CA 92264 PALM SPRINGS CA 92262 MR JOHN HANSEN MS MALLIKA ALBERT MS DIANE AHLSTROM (WARM SANDS NEIGHBORHOOD) (CHINO CANYON ORGANIZATION) (MOVIE COLONY NEIGHBORHOOD) PO BOX 252 2241 NORTH LEONARD ROAD 475 VALMONTE SUR PALM SPRINGS CA 92263 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 MR KENT CHAMBERLIN MR BOB MAHLOWITZ MS PAULA AUBURN (TENNIS CLUB AREA) (SUNMOR NEIGHBORHOOD GROUP) (SUNRISE/VISTA CHINO AREA) 373 MONTE VISTA 246 NORTH SYBIL ROAD 1369 CAMPEON CIRCLE PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 MR BILL SCOTT MR. SEIMA MOLOI MR BOB DICKINSON (OLD LAS PALMAS NEGIBORHOOD) (DESERT HIGHLAND GATEWAY) VISTA LAS PALMAS HOMEOWNERS 540 VIA LOLA 359 W. SUNVIEW AVENUE 755 WEST CRESCENT DRIVE PALM SPRINGS, CA 92262 PALM SPRINGS, CA 92262-1459 PALM SPRINGS CA 92262 EJh;�:1Pp 'AND MR PETE MORUZZI l� PALM SPRINGS MODERN COMMITTEE PO BOX 4738 PALM SPRINGS CA 92263-4738 CITY OF PALM SPRINGS CASE NO 5.1052 PD-313 PLANNING &ZONING DEPT MRS JOANNE BRUGGEMANS VERIFICATION NOTICE 1 1 1 ATTN SECRETARY 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 1 1 1 1 1 1 INDIANS 650 E TAHQUITZ CANYON WAY PALM SPRINGS CA 92262 MR MICHAEL MULLER MR ROBERT J. MAINIERO - VAN SCOTT JONES 596 NORTH FARRELL DRIVE SPONSORS I I I MUELLER DESIGN INC PALM SPRINGS CA 92263 6528 ORANGE STREET LOS ANGELES CA 90048 MS DONNA.STIA 8113'/2 MELROSE AVENUE / LOS ANGELES CA 90046 \/\� i 501 063 062 501 063 063 501 063 064 Elaine Bond A&M Petrovich Michael Campbell 176 Diamond St 6441 E El Roble St 200 E Racquet Club Rd#64 San Francisco,CA 94114 Long Beach,CA 90815 Palm Springs,CA 92262 501063 ,065 501 063 066 50106306 �/� Linda Rain Carol Delacey Juan& argarita Chaure 200 E Racquet Club Rd#65 200 E Racquet Club Rd#66 200 cquet Club Rd#17 Palm Springs, CA 92262 Palm Springs,CA 92262 P Springs,CA 92262 501 063 068 tto 501 063 069 501 063 070 Thomas ntrafa David&Esther Pacillas David March 200 equet Clb 2393 N San Clemente Rd 1599 Green St#206 ut,CA 91789 Palm Springs,CA 92262 San Francisco,CA 94123 K 501 063 071 501 063 072 501 063 07 t M Randall]H' el Jose&Leslie Toledo James we 200 E cquet Club Rd#71 PO Box 2437 66 eachview Dr#306 Pa Springs,CA 92262 Chino,CA 91708 nclro Palos Verdes,CA 90275 501 063 074 501 063 075 504 040 040 Steven Verzi Palm Springs Inv 001 Whitewater Mutual Water Co 540 S Highland Dr#1 512 Knob Hill Ave Unknown Palm Springs,CA 92264 Redondo Beach, CA 90277 Palm Springs,CA 92262 504 040 041 504 112 005 504 112 006 Whitewater Mutual Water Co Khalil Ailabouni Ratomir&Christine Cvijetic Unknown 320 W Sepulveda Rd 310 W Sepulveda Rd Palm Springs,CA 92262 Palm Springs,CA 92262 Palm Springs,CA 92262 504 112 007 504 112 008 504 113 004 Jow Yit&Lillie Lee Gracie Hamman Sandra Blymyer 303 W Pico Rd 311 W Pico Rd 7102 Rindge Ave Palm Springs, CA 92262 Palm Springs, CA 92262 Playa Del Rey, CA 90293 504 113 005 504 113 0 504 113 007 Donald Krouse Sylva' iard R Patricia Frost 320 W Dominguez Rd 57 Williams Rd 300 W Dominguez Rd Palm Springs,CA 92262 hn Springs,CA 92264 Palm Springs,CA 92262 504 113 0,W 504 113 009 504 113 010 zwport erstreet f Marlin Mansour Kihalil Ailabomd orca 315 W Sepulveda Rd 3395 N Indian Canyon Dr Beach, CA 92663 Palm Springs,CA 92262 Palm Springs,CA 92262 504 113 Ol l 504 114 002 504 114 004 !I Rodney Farnsworth Lakshman&Chrisanthie W ickremesing Rockwest Inc I 39151 Paradise Way 2965 La Puerta Del Sol 255 W San Carlos Rd Cathedral City,CA 92234 Palm Springs, CA 92262 Palm Springs,CA 92262 I Is, A 501 063 030 �� 501 063 031 501 063 032 Patricia G ey David Macewan Sr. James Harper 200E cquet Club Rd#H-38 200 E Racquet Club Rd#31 200 E Racquet Club Rd#32 Pali prings,CA 92262 Palm Springs,CA 92262 Palm Springs,CA 92262 501 063 033 501 063 034 501 063 035 Detain Larson Gertrude Pemberton Shirley Lowe 200 E Racquet Club Rd#33 200 E Racquet Club Rd#34 200 E Racquet Club Rd#35 Palm Springs,CA 92262 Palm Springs, CA 92262 Palm Springs,CA 92262 501 063 036 501063 037 501 063 038 Edward.Arroyo&Laurie Arroyo Jon Egge Nancy Speer 6016 El Mill Dr 110 NW 44th St 200 E Racquet Club Rd#38 Los Angeles, CA 90042 Kansas City,MO 64116 Palm Springs,CA 92262 501 063 03 501 063 040 501 063 041 John& . erine Oconnor Roger Davidson Richard Litsinger&Leslie Shaffer o2566PO ox 200 E Racquet Club Rd#40 3442 Sagamore Dr artmez,CA 94553 Palm Springs,CA 92262 Huntington Beach,CA 92649 501 063 043 501063 044 501 063 045 L&M Image Systems Companies Williams Stephen Dehn 10798 Wells Ave 13658 Pageantry PI 200 E Racquet Rd#41 Riverside,CA 92505 Chino Hills,CA 91709 Palm Springs,CA 92262 501 063 046 501063 047 501 063 048 Michael anko Jr. �M Frederick&Linda Miles Arthur&Jennifer Denzier 200 E acquet Club Rd#46 PO Box 910432 2228 Morse Ave Pa Springs,CA 92262 San Diego,CA 92191 Sacramento, CA 95825 501 063 049 501 063 050 501 063 051 Jeannette Wyatt&Armand Rouleau Priscilla Gross James&Matilda Jones 200 E Racquet Club Rd#49 200 E Racquet Club Rd#50 PO Box 8294 Palm Springs,CA 92262 Palm Springs,CA 92262 Palm Springs,CA 92263 501 063 052 501063 053 501 063 054 Armando Peraza&Josephine Tafoya Mike Gil Sr. &Linda Gil Matson 1665 Roberta Dr 15831 Olden St#52 2956 C St#20 San Mateo, CA 94403 Sylmar,CA 91342 San Diego, CA 92102 501 063 055 501 063 056 501 063 05 Joseph Lazazzera Daniel&Helen Kolasa Robert esta 200 E Racquet Club Rd 455 1525 Flair Encinitas Dr 0002 Racquet Club Rd#E Palm Springs,CA 92262 Encinitas, CA 92024 P Springs, CA 92262 501 063 058 501 063 OS �{1 501 063 060 William&Shirley Nelson Angel nedas Robert Dreyer&Gwendolyn Dreyer 200 E Racquet Club Rd#59 3804 Burbank Blvd#A 7462 Chula Vista Ave Palm Springs, CA 92262 B ank, CA 91505 Yucca Valley, CA 92284 / 501041004 501041005 501051041 Sunnyview Villa Krizman Desert Inv Luana Anita&Louis Ric Castellano PO Box 4308 727 Bayview PI PO Box 8294 Silver Spring, MD 20914 Laguna Beach, CA 92651 Palm Springs,CA 92263 501 063 001 501 063 002 501 063 003 Joseph Ruggiero Charles Davis&Frank Mosher Robert Owen&Allen Cortez 277 Polaris Way 166 Clarksley Rd 22673 Palm Ave#F Daly City, CA 94014 Manitou Springs,CO 80829 Grand Terrace, CA 92313 501 063 00� 501 063 005 501 063 006 Vito Fe me I-M Larry Loader Thomas&Bridget Brown 200 Racquet Club Rd#4 200 E Racquet Club Rd#5 4108 W Capitol Dr Springs,CA 92262 Palm Springs,CA 92262 Milwaukee,WI 53216 501 063 007 501 063 008 501 063 009 Alfredo Rosales&Carlos Alfre Rosales Bartholomew&Marguerite Brady-clam Patricia Dugas 2003 Robinson St 3205 F St 200 E Racquet Club Rd#9 Redondo Beach, CA 90278 Vancouver,WA 98663 Palm Springs,CA 92262 501 063 010 501 063 012 501 063 014 John&Maria Momaney- Armand Rouleau Allan Sanford 200 E Racquet Club Rd#10 4082 Albatross St#14 200 E Racquet Rd#14 Palm Springs, CA 92262 San Diego,CA 92103 Palm Springs,CA 92262 501 063 015 501 063 016 501 063 017 Elsie Golsdtein Edward Harris &Mildred Harris Anthony Bellissiro 200 E Racquet Club Rd#15 6566 Vanalden Ave#9 7169 Rockridge Ter Palm Springs,CA 92262 Reseda,CA 91335 West Hills,CA 91307 501 063 018 501 063 019 501 063 020 Robert Applewhite Patricia Cook Harry&Claire Goldhammer 200 E Racquet Club Rd#18 200 E Racquet Club Rd#19 3901 Mesa St Palm Springs, CA 92262 Palm Springs,CA 92262 Torrance,CA 90505 501 063 021 501 063 022 501 063 023 Lila Robhtson Dennis Palaszewski J Mccaughan Mildred 200 E Racquet Club Rd#21 5510 W 15th St 8024 Comolette St Palm Springs,CA 92262 Phoenix,AZ 85014 Downey,CA 90242 501 063 024 501 063 K5 501 063 026 John Perry&Robert Piccotto Y20Ra,,gcr(quct enier M Residential Svcs Prudential 618 Eugenia Ave Club Rd#25 10010 SanPedroAve#800 San Francisco,CA 941l0 ings, CA 92262 San Antonio,TX 78216 501 063 027 501 063 028 501 063 0 Dennis & san Habicht Ni Juan&Margarita Chaure John �M 200E cq le Club Rd#27 200 E Racquet Club Rd#28 200 Racquet Club Rd#29 Pal prings, CA 92262 Palm Springs, CA 92262 P m Sp ings, CA 92262 I 3' /Gs') mod _ 3i3 7,) 504131053 504 131 054 5041310 �M Paul Thorndal&Paul Cashman ;274emas o Join Kathle ramwell 19 Liberty St Indian Ave 27 Indian Canyon Dr#109 San Francisco, CA 94110 prings,CA 92262 Springs,CA 92262 I I I 504 131 056 504 131 057 504 131058 James Hanapel&David Linetty Jon Rankin&La Giusa Alicia Marvalyn Beery 5445 N Sheridan Rd#3312 80 Main St#B 54-287 Hauula Homestead Rd Chicago,IL 60640 Tiburon,CA 94920 Hauula,HI 96717 I 504 131 059 504 131 060 504 132 007 Lloyd Porter&Donald Howse Racquet Club Garden Villas Homeowne John Hahn&Virginia Hahn 41370 SE Thomas Rd 1500 Orange Ave 303 Cabrillo Rd Sandy,OR 97055 Coronado,CA 92118 Palm Springs,CA 92262 I 504 132 008 504 132 010 504 132 011 Lewis Stewart Marilyn Kramer Joanne Lockhart !i 281 Cabrillo Rd 250 W Cortez Rd 595 W Pico Rd Pahn Springs, CA 92262 Palm Springs,CA 92262 Palm Springs,CA 92262 504 132 012 504 132 021 504 133 003 Samir Rustam&Newman Helen Sloan Whitewater Mutual Water Co PO Box 2308 255 Cabrillo Rd Unknown Toluca Lake,CA 91610 Pahn Springs,CA 92262 Palm Springs,CA 92262 504 133 004 504 133 005 504 140 015 Whitewater Mutual Water Co Hospital Authority Desert Palm Springs Modem Hms lv Llc PO Box U Unknown 74140 El Paseo#4 Palm Springs, CA 92263 Palm Springs,CA 92262 Palm Desert,CA 92260 504 330 001 504 330 op 504 330 005 Gayle Macdonald Joseph 0s lII Howard Rifkm PO Box 1993 274 Indian Canyon Dr#302 130 W Racquet Club Rd#305 Eastsound,WA 98245 Springs,CA 92262 Palm Springs, CA 92262 504 330 006 504 330 007 504 330 008 Claudia Gronley&Karla Westvang Robert Braun&Joan Friedman Robert Braun&Joan Friedman 2601 N Indian Canyon Dr#306 1800 Old Ranch Rd 1800 Old Ranch Rd Pahn Springs,CA 92262 Los Angeles,CA 90049 Los Angeles, CA 90049 504 330 009 /23S 504330011 Donald Stratton Green Gretchen Brakebill 435 Seaview St nte Rd PO IIox 928 Laguna Beach, CA 92651 s,CA 92264 Solana Beach, CA 92075 504 330 01 504 330 O1 ��j 504 330 014 Mark Lo�ry Fred Wt enbeck Jr. !" • John D urs 15 SX St#A616 235 Eugetrie St#T4 136 San Jacinto Way P�ltn Springs, CA 92262 tcago,IL 60614 P. Sprigs, CA 92262 504 114 005 504 131 023 504 131 024 L S Giumarra Michael F 'gan p_d John I II 2905 Lapuerta Del Sol 857 P e St 9200 Sunset Blvd#200 Palm Springs,CA 92262 WFrancisco,CA 94117 L Angeles, CA 90069 504 131 025 504 131 026 504 131 027 Susan Newell Don Vandijk Peter Warbit&Mark Thoma 285 Lynn Shore Dr#505 360 Cabrillo Rd#118 713 Noe St Lynn,MA 01902 Palm Springs,CA 92262 San Francisco,CA 94114 504 131 028 504 131 029 504 131 030 Donald Vandijk William Meister Veronica Stclaire 360 Cabrillo Rd#18 2905 E Tahquitz Canyon Way 1733 Midvale Ave Palm Springs,CA 92262 Palm Springs,CA 92262 Los Angeles,CA 90024 504 131 031 504 131 0 504 131 033 Malin Dollinger&Lenore Dollinger Eric A 'son Pierre Senechal 26235 Birchfield Ave 27 adian Ave#231 360 Cabrillo Rd#232 Rancho]Palos Verdes,CA 90275 hn Springs,CA 92262 Palm Springs, CA 92262 504131034 504131035 50413103 �M S R Bryant Jr. Robert Schaefer Linda P er 2351 Catalina Dr 360 Cabrillo Rd#226 270 Indian Canyon Dr#125 Sacramento,CA 95864 Palm Springs,CA 92262 P Springs,CA 92262 504 131 037 504 131 038 504 131 039 Jean Gabriel Paul Gabriel Douglas Cole 360 Cabrillo Rd#223 1717 E Vista Chino#7123 21045645 Barker Ave Palm Springs,CA 92262 Palm Springs,CA 92262 BURNABY BC CANADA 504 131 040 504 131 041 504 131 042 Richard Armstrong Joseph Webb Bette Iverson 88 W Schiller St#1607 638 N Gardner St 5731 Fulcher Ave Chicago,IL 60610 Los Angeles,CA 90036 North Hollywood, CA 91601 504 131 043 504 131 044 504 131 045 Barry Goldblatt Kathleen Dinshaw&Anita Aviles Daniel Clay 360 Cabrillo Rd#205 1720 E Rogers St 360 Cabrillo Rd#214 Palm Springs, CA 92262 Long Beach,CA 90805 Palm Springs, CA 92262 504 131 504 131 047 504 131 049 Joel azniak )CA Paul Rosen Stevin Henderson&Kenneth Jones 33 Concord PI 215 E 73rd St 4761 Caroline Dr hicago, IL 60614 New York,NY 10021 San Diego, CA 92115 504 131050 504 131 051 504 131052 Tim Nett&Katherine Derry Wayne&Berta Headrick Paul Thomdal&Paul Cashman 360 Cabrillo Rd#224 2908 Oregon Ct#H 19 Liberty St Palm Springs,CA 92262 Torrance,CA 90503 San Francisco,CA 94110 504 330 015 504 330 016 504 330 017 Clarence&Elaine Krueger Ulrich&Katherine Weiler Debora Connors 2711 Blume Dr PO Box V 149 Jersey St Los Alamitos, CA 90720 Hawthorne,CA 90251 Marblehead,MA 01945 504 330 018 504 330 019 504 330 020 �rA Charles &Juanita Lankow Maryann Powers Lawrenc ronley 1527 Rubenstein Ave IS760 Morningside Dr 2601 Indian Canyon Dr#320 Cardiff By The Sea,CA 92007 Guemeville, CA 95446 P Springs, CA 92262 504 330 021 504 330 02 504 340 001 t Lot Common Kirk Ca bell I Comeliso elds N 1880 Century Park E#1212 274 Indian Ave#304 130 W acquet Club Rd#401 Los Angeles, CA 90067 Springs,CA 92262 Pa Springs, CA 92262 504 340 002 504340011 504 340 012 William Pdchran pA Nina Soref William ese 2743,Wlndian Canyon Dr#502 2211 E Glendale Ave 2743 Indian Canyon Dr P Springs, CA 92262 Milwaukee,WI 53211 P Springs,CA 92262 504 340 019 504 340 020 504 340 027 Laurie Best Commercial Investments Ents Robert Kochman&Peter Austin PO Box,4496 1940 N Highland Ave#114 301 E 21st St#7E Breckenridge, CO 80424 Los Angeles,CA 90068 New York,NY 10010 504 340 028 504 e 030 504 340 031 Edward Marteka Janice O ry � Philip Cooper&Iris Group Llc 690 W Stevens Rd 2743 ndian Canyon Dr#420 5301 E Waverly Dr#209 Palm Springs, CA 92262 P Springs,CA 92262 Palm Springs,CA 92264 504 340 032 504 340 033 504 340 034 Pompeii Grant&Kristina Foster Paul Jaskowsky&Mary Jaskowsky PO Box 141 Emma Foster PO Box 200 Idyllwild,CA 92549 4380 Felton St Monmouth Junction,NJ 08852 San Diego,CA 92104 504 340 0 504 340 036 504 361 00 N Tho -Iall Vernon Gilpin Jr. James F ' dman t" 1 27 N Indian Canyon Dr#404 505 Lakeside Dr SE 2743 hrdian Canyon Dr#501 alm Springs, CA 92262 Grand Rapids,MI 49506 P Springs, CA 92262 504 361 002 M 504 361 00 504 361 004 Cochran- sfield Edward aats Young 2743 ndian Canyon Dr#502 4361 lenwood Dr 104 W I St Pa Springs, CA 92262 R' erside, CA 92501 Brawley,CA 92227 504 361 00 504 361 006 504361017 �� /27�41'IS'Plndloian n !� Jolm Kingsley Dean Mcdo ell&Robert Montooth Canyon Dr#505 1827 Grant St#604 762 Nei veings, CA 92262 Denver,CO 80203 Colu4s,OH 43215 \C1Q 504 361 008 504 361 009 504 361 010 Jeffrey Wilden Stinson Stroup John Santiago 1531 W Broad St 211 Brown Ave 362 Cumberland St Columbus,OH 43222 Mount Gretna,PA 17064 San Francisco,CA 94114 504 361 Ol l 504 361 012 504 3�01Christopher Gayton Racquet ub Of Palm Springs Chrisurnett25 States St#4 274 Indian Canyon IDr 250n Canyon Dr#601 San Francisco, CA 94114 P Springs,CA 92262 Springs, CA 92262 504 361 014 504 361 015 504 361 016 Robert Woodworth Jr. William&Lorraine Mairs Robert Re 348 1/2 N Sycamore Ave 511 E Live Oak Ave#1 2501 N Indian Canyon Dr#607 Los Angeles,CA 90036 Arcadia,CA 91006 Palm Springs,CA 92262 504 361 017 504 361 019 504 361 020 J M Cibulka&J W Day John Murray Roy&B ah Hobbs xNj 2501 N Indian Canyon Dr#609 PO Box 3504 6727 Chimayo Dr Palm Springs,CA 92262 Manhattan Beach,CA 90266 Ca edral City,CA 92234 504 361 021 504 361 022 504 361 023 Frank Pozda Steve B tle ! Rodney Ferguson 2501 N Indian Canyon Dr#617 250 Indian Canyon Dr#619 2501 N Indian Canyon Dr#621 Palm Springs,CA 92262 r Springs,CA 92262 Pahn Springs,CA 92262 504 361 024 r`, 504 361 025 01 504 361 026 Sharon Ki ide&Heidi Leindecker/� 1 Kathlee ibbon&Wayne Francis Richard Cress 250 ndian Canyon Dr#623 250 Indian Canyon Dr#62 2501 N Indian Canyon Dr Pa Springs,CA 92262 Springs,CA 92262 Palm Springs, CA 92262 504 361 027 504 361 028 504 361 029 Chris &Diane Wolfe Gary Burbank Bill&Burbank Gary Nagle 1020 Canyon Blvd Nor0r C 828 Grant St#2 1526 Westerly Ter VANCOUVER BC Santa Monica,CA 90405 Los Angeles,CA 90026 CANADA 504 361 030 504 361 031 504 361 032 Belie Vetterli Nancy F s / M Mark Jay 1182 Sacramento St 2501 Indian Canyon Dr#637 PO Box 85 San Francisco, CA 94108 P Springs,CA 92262 Bisbee,AZ 85603 504 361 033 Garden Villas Ltd 1500 Orange Ave Coronado, CA 92118 Jon P. Rankin Attorney-At-Law i .1A f?F:;i 'I"H01 Hi'oj,' January 31, 2006 Cf"i'4' CI.CS,h James Thompson 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Re: 2743 North Canyon Drive Dear Mr. Thompson: As I will not be able to attend the public hearing on 2/15 re- garding the proposed project at the above referenced location, please let this letter serve as testimony that as a property owner at 360 Cabrillo, the real estate adjacent to- 2743 North Canyon Drive, I am wholly in favor of the anticipated renovation and expansion. If I can be of any further assistance in this matter, please do not hesitate to call. Yours truly, JON P.'/ RANKIN 80 Main Street, Suite B Tiburon, CA 94920 415/435-5822