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9/7/2011 - STAFF REPORTS
September 1, 2011 James Thompson, City Clerk City of Palm Springs 3200 Tahquitz Canyon Way Palm Springs, CA 92262 RE: 5.1266—PDD for Michael's House at 1910 South El Camino Real Mr. Thompson, I am submitting the following information in support of the PDD application for Michael's House (hearing is set with the City Council for September 7, 2011) on the topic of public benefit: In this extremely challenging economic time, Michael's House proposes that the proposed project itself should be considered a sufficient benefit to the community of Palm Springs. While this is not customary, I would like to outline the three primary benefits this project has the potential to bring to the City of Palm Springs: • We would be creating 70 new jobs in a time of extreme economic uncertainty. • We will significantly increase the revenue stream for local businesses. Michael's House utilizes many local businesses in our day-to-day operations as follows: o Local vendors of food for our residents; o Multiple service providers that help to maintain our facilities; o We frequent local hotels and restaurants through our family programs, professional networking events and educational conferences; o We have a 60 person gym membership with a local gym for our residents; o We utilize all local vendors for office supplies and administrative staffing needs o All transportation needs (gasoline, van repairs, car washes, etc.) are maintained within the City of Palm Springs. Z_7'X7M i.6. With a quick review of our documentation from our existing facilities (which have the identical number of patient beds as are proposed for this project)we have brought the following revenue to Palm Springs businesses over the past 12 months: ■ Hotels: $ 38,188 ■ Restaurants: $ 7,882 ■ Service Providers: $369,790 ■ Facility Vendors: $388,512 ■ Transportation Costs: $ 72,913 • Client Activities: $ 15,833 TOTAL $893,118 It is easily surmised that this amount would be doubled should this project be permitted to move forward. • Beyond this immediate financial benefit, this project is beneficial to the community in that it redevelops a property that has been dilapidated and vacant, has reports of frequent homeless activity, and has essentially posed a public hazard for over eight years. • Lastly,we suggest that there is public benefit that Michael's House provides in treating individuals who are challenged with addiction as well as secondary diagnoses and that this benefit cannot be valued to the individual who finds lasting recovery. We respectfully request that these benefits be considered in making a fair determination regarding the proposed PDD on this project. Sincerely, Krista Gilbert, PhD, LMFT CEO for Michael's House 2 1 P a g e RECEIVED "F PALM SPi.s` Date: August 5,2011 20t1 SEP _7 AM 8: 17 TO: Palm Springs Planning Commission JAMES C E T Y li CLERK t c r= From: Sheryl Hamlin RE: 4A. Case 5.1266 PDD 359 -A Planned Development District application by Michael's House for a proposed 60-bed substance abuse recovery center/assisted living facility located at 1910 South Camino Real;Zone R-2, Section 26. (Project Planner: Ken Lyon,Associate Planner) On page 7 of the staff report,the description of the facility is as follows: The applicant has proposed that the use Itself that of an assisted living facility providing diagnosis and treatment of substance dependence and secondary diagnosis of mental health concerns - provides a substantial public service and benefit to the community. Furthermore, the applicant notes the"secondary economic effects"of the clients and their families using local restaurants, hotels, and other business establishments adds to the economic vitalfty of the City of Palm Springs. Note that the facility will provide `diagnosis and treatment'. Per the Michael's House website, it is noted that many of the clients are dual-diagnosed: The terns co-occurring disorders and dual-diagnosis describe a condition where a person is affected by both chemical dependency and an emotional or psychiatric illness. htto://www.michaelshouse.com/ The term `assisted living; is a misnomer.The proposed facility is essentially a quasi- medical facility treating potentially dangerous clients such as schizophrenics,who require medication.Therefore,the facility should be required to provide 24 hour security where all ingress/egress is monitored electronically.Any drugs administered or kept on the premises must be logged. Patients driven to receive such medication should be monitored with security. 60 beds is a large facility. Michaels House should provide 24/7 on-site management in addition to the 24/7 electronic security surveillance. I have read that the `best' rehab facilities provide a client-to-staff ratio of 2:1. This would mean 30 employees. Is there ample parking for such a large staff?The staff report mentions 8 staff members, which is a ratio of 7.5 clients to 1 staff. How can this high ratio of clients to staff be sufficient? Michaels House accepts sex offenders. (See attached article from The Monterey Herald). Sex offenders must be required to register with the Palm Springs Police. Will the facility offer detox? Detox is a medical procedure that requires medical supervision. Is there a special treatment area for the detox or will the clients be driven to another facility? Michaels House—5.1266—PDD 359 Page 1 of 2 Wil iwt vt 1�a{rvlaU Where will the clients exercise?How will Michaels House provide supervised exercise? Is there room on the property for an on-site exercise room or will they contract with a local business to bring groups of clients to a public facility? Will the facility be co-ed?If so, what provisions are in the layout of the 60 beds to accommodate clients of different sexes? The vicinity map shows the facility abutting an area of single family residences:Joshua Tree, Marion, Aquanetta and La Jolla. Is there not a zoning restriction for the distance between such quasi-medical facilities and single family residential areas? While the staff report analyzed the building and its architecture,the use of the facility and the special requirements that should be associated with a quasi-medical facility for clients with both psychological disorders and chemical dependencies was not considered. Conditions to the CUP should be added to regulate such purposes. Michaels House—5.1266—PDD 359 Page 2 of 2 Child porn suspect in rehab, lawyer says -MontereyHerald.com : Page 1 of 2 IsSave 1 5` can flowers and gifts. IIIIIIIEWMI Meadn"Meg 2.2011 sign.. Fieg!rtsr 1emr",Suniw APH.EAdc+ e8:6swr fi39 MUMti5'i i home news busts spots entertainment living opinion stand thingatodo jobs cars milestaba U.extui cis steppng contacts hot, q J Momemy,CtlHemla Now.61-F)High6AF I Lo ArF 1 5-aayfiraemt Gddwmrherfor orV M News H sec ..mid: son upte See vmmvpurrdenar recammena .. 0 rv"eb ONRePnn1 Prim N3'cmal root aesze Child porn suspect in rehab,lawyer says {„ Socal Wotermushdcourtdate Ey VIRGINIAr1:-NNESS-Y Herald Salt R4raae ` gqWtY Pasted 04/29/201101:29:29 AM PDT Updated.0929/201101:29:30 AM POT A umdy afteal Water am"mtl of possessing ed hi pornography avoided jail dA# CGckpM1 ".::i '.yiC2a4- becausehdW eerprowtlngajudgelasmhemJroaftsstaAcyabus leamnce ---- >> ------ ------- It '` bemuse he was in a residential facility that treats substance abuse and sex Gragary John WSnsell,57.is in a 45-day pmgmm at shedders House,a Palm Springs facility,his attorney said Meet Viewed Judge Mark Hood declined (From the last 12 hours) 01111111 g Prosecutor he s Rind red he late or he teem for a bail _ increase,butwamatl Wfnmll Nat he shouts not be late for he next 1. AI-Gaida mastermind Osama an Laden rm tleatl, appearance. United Giabas has his... amday YWnrll bep .wntm to 2. Gmol,Giusti.,Wke ddw Thunder Wnsell Was arrested and charged wits one mum of possession of child am.. 1... se leas. porn lain si pornography,allegedly found in pght by deputies after his wiu repotletl eps.,^lanai. 3. Smia.l.^clan:More coverege end ram results of be was PoPedW suicidal April 12.Shorl spokesman Cad,Mike Ric lards Sunday... saitl about 500 images were found Mat appaeretl to have been tlownlmtletl 4. Not rich,but famous]many= Man a mmpner. Rmp 5. MO Wit take care of the aging compete? Rmammmded on Factional, Mannegos declined u comment On the number or farm of me images,but uwN xn xcmunt or I a sm xex noted he is alloyed to charge only one count,no^after the quamiy of pornography. Sga Up Wo ag^ your fnanrs stet_mmendin9. After P e gee D ba after his arrest,WSnmll failed to spoliator m pear in art Apt afto 25.Defense mey Michael Pekin mitl AB made M Me decision d WaB mOre'rl¢Orterlt(OI AIB f/Ierlf,Who WBs.Y CIda,W be N tlYatment MBn eppBarfpr 8 uppeda mi 3h W bee hi^12dCIr P' proceeding to confirm his pramnary hearing. a. upped and Mre USh hh body- i MnmereyNmald.mm: 14a2aragos said Michael's House is a facility Mat bmta tlmg and alcohol abuse and sex addichon. :0 Wild pramu bed, El Tetlre's NaWr In She~a mm gift do Hcotl ordered Wlosell to realm to court June 21 M confirm a June 23 preliminary hearing and ordered him tlrertnoi lby-MoppowteraMsem: <O:ecMle.::sold Nis. to have no unsupeivisetl^meta v4M children stile ..�_._._...___.____...._.. _— Internet. Advedidement Wirier"and Pekin tletlinetl comment after Me -"" '.-'_ _...,. . ----------- hearing. A,9a._. _.. Wheat,an employee or Me county Dspartmem i f Top Classifieds Social and Employment Services since oecembor 2005,one perked a$a child Nslfam WedtefwiM Me departments Family Reunification Unit,MOM works Tea Tee Tw s wbh families wkh protein in fewer core and pbecks on Aamr ass 5 .:5 loes to Welhre of children In harbor can,mid director cers.al HE Loam Terry Blind Robinson. es,amkxd98239224410a Me eanagos said an invest garion is ongoing W cv v2 Uses'") didemune Were was inappropriate contact between sees.^)sawxea snientl Me defendml and his child clients. .ON W Virginia Henrrmeey can be reached!at 75 751 or Pelsa"a",an.551'xa,om ..."•'"'"'"".. .. •'•'"'•..'•'.................•"-------"-.'. .. VIhxprm....y2oncentawheradmort xPald 094".3711 M Oneey 2....oal 9gFt om"es TAr22 MOnraray 200.10W 59fl aMces %22 ZRePmt ML-.. ? Spent CEmail A'. ' F"maeazWRetumtc Top seasmed2eaaae424Letlb We Recommentl Mare from Our Partners carmel vt open srt It. http://www.montereyherald.com/ci-17956591?IADID=Search-www.montereyherald.com-... 5/2/2011 Child porn suspect in rehab, lawyer says-MontereyHerald.com : Page 2 of 2 Why Does a POlicenMn Touch a Tail Light? seasonal at'yaea? Police briefs:Castrovfge girl,11,gets (wow) rdbay an s 711$Nan pregnant in papa rnNtY REY1b]i18 SC rtwn vmo had sex with horse released Priest vMh TV Miniatery SaeMma Career for from prison Affair will,Cousin(AOL joba) Au.I m e. Oeama bin Laden is dead Homebuyere,banish the drema a staging Trans men stabbetl outsitle movie theater (9a"Raperom) Two stabbed at Del Monte Center Worried We Alaheinler's?8 Symptoms to Wall For(cennpmm) What's up earth U.S.gasoline prime?([vmwdm PerapxJiresl f Send as your feedback I Our commenting policy I trade we swntlmd The Monterey County Heralds commenting service is prwitled by Dsgra.We erroxrrage c0mmentem to use Heir real names and to passed par commenters and reaaem. Add Nam Goods. Required Please login baked,to a ummard. - _. .__ __._. ...... .. Image Pbeus.. 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Now,i Bueinese, soon,I&dmalnment I um a rmee I Shoo Lroal I Todaye Ada I Lla,doeds I Jobs I cars I Real Belak Compete I Rss 6qE Abort MomeevHareld.oeer I Term,or uaa a Rmaq SMtemem 1 Ana 7 our ads I Had Monterey Jos,I Cr with CopyrigMO 2011-Mode ray career Herald a upper Remdeas,Monterey,CA 93NO(aTt)M-3311 MetltaNews Group-NOMem California Network http://www.montereyherald.com/ei_17956591?IADID=Search-www.montereyherald.com-... 5/2/2011 O�pALM SA4 r 'z D v u + • Z h ryO°°oxau a ° Cq��FORN�P CITY COUNCIL STAFF REPORT ,z,., DATE: September 7, 2011 PUBLIC HEARING SUBJECT: PALM SPRINGS TREATMENT CENTERS, LLC FOR CASE 5.1266 PLANNED DEVELOPMENT DISTRICT 359; "MICHAEL'S HOUSE"; ON AN APPROXIMATELY 1.27 ACRE SITE AT 1910 SOUTH CAMINO REAL; ZONE R-2, SECTION 26 (APN 511-141-001) m FROM: David H. Ready, City Manager C BY: Department of Planning Services M r SUMMARY 0 TI The City Council will review a Planned Development District (PDD) application seeking approval of modification of the methodology for calculating density for the proposed use at this specific site and minor adjustment of other development standards. The applicant m is seeking both preliminary and final PDD approval at this public hearing. Z RECOMMENDATION: Adopt Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING CASE 5.1266, PLANNED DEVELOPMENT DISTRICT 359, FOR MICHAEL'S HOUSE; ON A ROUGHLY 1.27 0 ACRE SITE LOCATED AT 1910 SOUTH CAMINO REAL ." PRIOR ACTIONS: Vn On June 20, 2011 the project was reviewed by the Architectural Advisory Committee. The Committee voted 7-0 to recommend approval of the project by the Planning Commission. 0 On August 10, 2011, the Planning Commission by a vote of 5-0-2; (Hudson/Munger absent) adopted a Categorical Exemption under the Guidelines of the California Environmental Quality Act (CEQA), approved the Preliminary and Final PDD for Case 5.1266, PDD 359 subject to Conditions of Approval, and recommended the approval of Case 5.1266 PDD 359 by the City Council. ITEM NO.�_ City Council Staff Report September 7, 2011 Case: 5.1266 PDD 359 Assisted Living Facility at 1910 S. Camino Real Page 2 of 9 BACKGROUND AND SETTING r The existing hotel at 1910 South Camino Real was constructed in the 1960's and was D known as the Tiki Spa Hotel. The site has been closed for many years. The applicant Z proposes to renovate and convert the existing thirty (30) room hotel into a facility with 60 (twin) beds in 21 rooms. The existing deteriorated asphalt parking lot will be replaced z with a 32-car concrete-paved lot of similar layout and will include completely new M landscape screening and shade trees. The subject parcel is approximately 52,677 square feet (1.27 acres) in size. The proposed lot coverage would be roughly 34%. v Forty-five percent (45%) of the site will be usable recreational open space. South Camino Real is a secondary thoroughfare on the City's General Plan Circulation Map. _. ... 4 v r m Fi ic M z v i m CO) QRSVIlim V41 � ip^ k J L CT" L AERIAL PHOTO OF 1910 SOUTH CAMINO REAL The site, comprised of two lots, is approximately 160 feet in depth and 327 feet in width. n 09 City Council Staff Report September 7, 2011 Case: 5.1266 PDD 359 Assisted Living Facility at 1910 S. Camino Real Page 3 of 9 Surrounding Land Uses and Existing Development The project site is located on the south side of the city, in a fully developed area of multi- r family, single family and mobile home park uses. The table below denotes the zoning, general plan and surrounding existing land uses. D Land Use General Plan Zoning Z Z North Hotel MDR (Medium Density Residential R-2 (Multi Family) m 6.1 to 15 du/ac South Hotel MDR R-2 0 East Single Family VLDR (Very Low Density R1—C (single family) Residential Residential West Mobile Home MDR RMHP (residential Park mobile home ark STAFF ANALYSIS: M General Plan: C The General Plan land use designation for this site is "Medium Density Residential' (6.1 m to 15 dwelling units per acre). The existing hotel contains 30 hotel rooms on 1.27 acres r and thus is deemed "legal non-conforming". O The proposed use is in harmony with the General Plan as explained in the Planning M Commission staff report and as noted in the Findings section of this staff report. E Zoning_ m Conditional Use Permit required: Z The facility is proposed to be used as a drug and substance abuse recovery center with patients in treatment programs lasting anywhere from thirty (30) to ninety (90) days. Similar facilities and uses have been owned and operated for many years by the same applicant under a separate Conditional Use Permit at 2095 North Indian Canyon Drive and at 430 Cahuilla Road. An assisted living facility is classified as a residential use within the Palm Springs Zoning Ordinance. Drug and substance abuse recovery centers fall within the definition of "assisted living facilities" uses in PSZO Section 91.00.10 (Definitions) which states: CO) "Assisted living facility"means a special combination of housing, supportive services; personalized assistance and health care licensed and designed to X respond to the individual needs of those who need help with activities of daily living and instrumental activities of daily living. Supportive services are n available twenty-four (24) hours a day to meet scheduled and unscheduled needs in a way that promotes maximum dignity and independence for each resident and involves the resident's family, neighbors and friends, and professional caretakers. 03 City Council Staff Report September 7, 2011 Case: 5.1266 PDD 359 Assisted Living Facility at 1910 S. Camino Real Page 4 of 9 Pursuant to Section 92.03.01(A)(2), assisted living facilities are allowed with the approval r of a Conditional Use Permit (or PDD) in the R-2 zone. D Development Standards: Z The following table provides a summary of the development standards for the R-2 zone Z compared to the parameters of the proposed development. M TABLE 2 - Comparison of development re ulations & proposed conditions R-2 Re uired/Allowed Proposed PDD 359 Lot Area Minimum 20,000 sf 52,677 sf conforms Lot Width 130 feet 327 feet conforms Lot Depth 150 feet 160 feet conforms 0 Density General Plan: 15 du/ac; 1.27 21 rooms and 60 beds (Requires M acres = 19 dwelling units PDD to conform) Zoning Code: 15 du/ac x 1.96 C persons x 1.27 ac = 37 beds M Building Height 24 feet and 2 stories 15 feet at ridge of decorative gables, 9 feet to roof conforms r Set Back Front 30 feet on secondary 37.5 feet at the closest point 0 and thoroughfares conforms Interior setback 10 feet or equal to height for 10 feet (conforms) side yard bld s greater than 12 feet Distance 15 feet 16 feet at the closet point between bld s. conforms m Rear Yard Set 10 feet 10 feet (conforms) Z Back Parking 0.5 space/bed + 1/every 3 staff 32 off-street parking spaces (60 beds + 8 staff = 30 + 3 = proposed (Requires PDD to 33 re uired spaces conform Height of wall 6 feet side yard Existing 6 feet conforms Lot Coverage 30% maximum on sites with 34% (Requires PDD to conform) 0 structure over 18 feet in height Open/usable 50% of the site shall be usable 45% (Requires PDD to conform) landscape/recre landscaped open space. ational Space The applicant has submitted a Planned Development District (PDD) seeking to revise the _ methodology for calculating density for the proposed use at this specific site, based upon a fixed bed count related to on-site parking rather than average household size, and minor deviations in certain development standards as noted in the table above. —I 04 City Council Staff Report September 7, 2011 Case: 5.1266 PDD 359 Assisted Living Facility at 1910 S. Camino Real Page 5 of 9 Density Analysis pursuant to the Zoning Code The Zoning Code establishes permitted densities for this type of use based on the r permitted density of the zone (dwelling units per acre) multiplied by the latest census figure for the average household size in Palm Springs times the net area of the site. The 2010 census estimates the average household size to be 1.96 persons. This yields a Z maximum allowable density for the proposed use at this site of thirty-seven (37) beds. The project proposes sixty (60) beds and thus is not consistent with the Zoning Code. Z An alternative method for calculating density m The concept of limiting density to a fixed number of beds based on the number of off- street parking spaces is a concept that has been approved elsewhere in the City. The Planning Commission and City Council approved Case 5.1193 PDD 354, and Case 5.1249 PDD 358, both which established a fixed bed count (density) for the same type of proposed use based on the quantity of off-street parking. A similar parking and density p ratio that was used in those applications is being proposed in this application. IM The current proposal would eliminate the potential density fluctuation caused by tying C density to census figures. Instead, it proposes a bed count tied to a fixed parking m capacity of the site. This is similar to the two previously approved PDD's for Michael's House. As a development standard of the proposed PDD, a fixed bed count of 60 beds r is proposed that relates directly to 29 off-street parking spaces provided for patients at 0 this particular site, plus 3 spaces based on a 1 to 3 ratio for eight staff members. Staff believes this is a more logical and controlled method of establishing an appropriate density for the proposed facility and should reduce the possibility of over-crowding or potential parking shortages at this facility in the future. Furthermore, in comparing the density of the site in its previous configuration as a 30-room hotel (assuming two people M per room occupancy equals 60 guests) to the proposed density of 60 beds (60 patients), the proposed site density is similar to what existed when the site was a functioning hotel.' Z Building Composition and Architecture. The project is comprised of three separate wood frame buildings that have been vacant for many years. Although the building is architecturally interesting, it is not considered historically significant. The applicant proposes to retain the steeply pitched gables and 0 replace the wood shake shingles with flat cementitious "shake" shingles. A color palette of browns and tans is proposed on the stucco walls, doors and metal fences, with the beams, rafters and triangular insets in the gables painted in a red accent color. Landscape: The project is proposed to be fully landscaped with drought-tolerant, desert-appropriate plant materials. New plant material is proposed to screen the parking lot from the street n The applicant states that clients who arrive at the proposed site with their own cars are required to leave their cars in the long term parking lot at the airport, rather than have them on site, so as to further enhance the client's focus on the recovery programming at the site; thus the parking lot as proposed should be more than adequate. 05 City Council Staff Report September 7, 2011 Case: 5.1266 PDD 359 Assisted Living Facility at 1910 S. Camino Real Page 6 of 9 and to provide shade. The buildings are configured to create several landscaped courtyard areas. The center courtyard contains an existing swimming pool and a r proposed volley ball court D Bicycle Parking., Z Section 93.06.00(C)(5) of the PSZO states that bicycle racks or bicycle parking facilities may be required on projects submitted for architectural approval. Bicycle parking Z facilities are proposed for this project. m Public Benefit Policy for Planned Development Districts On September 17, 2008, the City Council adopted a policy requiring public benefits be provided with every proposed Planned Development District. The policy states that the public benefit should be proportionate to the deviation or relief sought from the underlying development standards for the zone. In this case, the applicant requests a different methodology be approved for calculating density for the proposed use for this specific m site and approval of minor deviations in the development standards for lot coverage and usable open space. By approving the PDD the applicant would be permitted 60 beds. < Without the PDD, 37 beds would be permitted. m Staff believes the degree of relief sought by the applicant is significant. r The applicant has proposed that the use itself - that of providing diagnosis and treatment 0 of substance dependence - provides a substantial public service and benefit to the community. Furthermore, the applicant notes the "secondary economic effects" of the clients and their families using local restaurants, hotels, and other business establishments adds to the economic vitality of the City of Palm Springs. m REQUIRED FINDINGS: Z Planned Development District Findings. Findings for a Planned Development District are the same as findings for the Conditional Use Permit. The process outlined in Section 94.02.00 of the Zoning Code requires the Planning Commission and the City Council to make a number of findings for approval of the permit. The findings are listed below followed by an evaluation of the project by Staff against these findings. 1) That the use applied for at the location set forth in the application is properly —� one for which a conditional use permit is authorized by this Zoning Code. X Pursuant to Section 92.03.01(A)(2),assisted living facilities are allowed with a Conditional Use Permit in the R-2 zone. The project therefore conforms to this finding. n 2) That the use is necessary or desirable for the development of the community, is in harmony with the various elements or objectives of the general plan, and is not detrimental to existing uses or to future uses 0G City Council Staff Report September 7, 2011 Case: 5.1266 PDD 359 Assisted Living Facility at 1910 S. Camino Real Page 7 of 9 specifically permitted in the zone in which the proposed use is to be located. r The proposed use of this site is a residential type use which is consistent with the D Medium Density Residential designation in the General Plan. The proposed site was Z originally a 30-room hotel. The proposed use is desirable for the development of the community not only for the substance abuse recovery services that it provides to the Z community, but also in rehabilitating an otherwise obsolete facility for a new adaptive re- m use. Thus, the proposed use is not detrimental to existing or future uses. The proposed use is in harmony with the General Plan as noted in the following goals and policies from 0 the General Plan Housing Element: Goal HS1: "Facilitate a broad range of housing types, prices and opportunities to address current and future housing needs in the 0 community." m The project addresses a special type of supportive housing need for persons recovering < from alcohol and substance abuse that cannot otherwise be accommodated with m conventional housing units. Thus the project contributes to the provision of a broad range of housing types within the City. r Policy HS1.6: "Provide for various regulatory and financial incentives to 0 encourage well designed housing, special needs housing, and housing TI affordable to households of different income levels." ic The proposed use in this renovated facility provides a unique type of special needs M housing. The PDD establishes a methodology for calculating density that allows slightly Z greater bed count than the standard methodology of the zoning code. It does so by linking it to off-street parking capacity. This assures a stable density that does not exceed --I the capacities of the site while providing a regulatory incentive for providing a unique special need type of housing. The project is therefore supportive of this policy. Policy HS3.2: "Assist... in the development of emergency, transitional and permanent supportive housing, and the provision of supportive services..." _ As a fully staffed facility, the proposed project will provide a source of permanent, but Cl) short term housing that provides supportive services for those seeking treatment and —� recovery from substance abuse and addictions. The project is harmonious with this policy. 3) That the site for the intended use is adequate in size and shape to n accommodate such use, including yards, setbacks, walls or fences, landscaping, and other features required in order to adjust such use to those existing or permitted future uses of land in the neighborhood. 07 City Council Staff Report September 7, 2011 Case: 5.1266 PDD 359 Assisted Living Facility at 1910 S. Camino Real Page 8 of 9 The flat site is roughly 1.27 acres and contains existing structures that were built with 'fl permits in the 1960's with 30 hotel rooms and 32 off-street parking spaces. The project r proposes 32 off street parking spaces, as well as mature landscaping, walls and other features that provide privacy and separation between the various uses in the immediate vicinity. The proposed number of dwelling units proposed is 21, and the proposed Z number of patient beds is sixty (60). Total lot coverage proposed is 34% and the percentage of usable open space is proposed at 45%. With the proposed PDD, the Z existing and proposed non-conforming conditions can be established as the recognized m legal standards within the PDD. The site plan and arrangement of parking, open space landscaping, walls, buildings and fences provides a functional arrangement that 0 successfully accommodates the proposed use and is harmonious with the surrounding existing development. Therefore, Staff concludes that the site is adequate for the proposed use. v 4) That the site for the proposed use relates to streets and highways properly m designed and improved to carry the type and quantity of traffic to be generated by the proposed use. C The site fronts a secondary thoroughfare (South Camino Real). Off-street parking is M provided along the west side of the site, accessed from several driveway curb cuts along r Camino Real. The adjacent roadways are developed to carry the type and quantity of 0 traffic generated by the proposed use because the roadway network as shown in the General Plan is capable of accommodating the proposed land use density without "O adverse impacts or reductions in Level of Service (LOS). Staff has therefore concluded that the site adequately relates to the circulation network of the City. m CONCLUSION: Z The proposed Planned Development District provides a means of establishing fixed —I density based on parking capacity for the proposed use at this site. The PDD also establishes the non-conforming development standards as the new standards for the parcel. Furthermore, the PDD replaces the CUP as the mechanism for approving the proposed uses at this site. The project is in harmony with the General Plan and relates 0 well to the surrounding neighborhood, roadway network and general development pattern for this area. The proposed use also represents a successful adaptive re-use while preserving the hotel character of the site. The applicant has proposed a public benefit that Staff believes is proportionate to the development standard (density) relief sought via the PDD. Therefore Staff recommends approval of the application as both the preliminary and final PDD, subject to attached conditions of approval. 0 ENVIRONMENTAL DETERMINATION: Pursuant to the California Environmental Quality Act (CEQA) Guidelines, the project is Categorically Exempt as a minor change to an existing structure pursuant to Section 08 City Council Staff Report September 7, 2011 Case: 5.1266 PDD 359 Assisted Living Facility at 1910 S. Camino Real Page 9 of 9 15301 of the CEQA Guidelines. MIMI NOTIFICATION: r n A notice was mailed to all property owners within a four hundred foot radius in Z accordance with state law and the applicant has done their own outreach to the community. As of the writing of this staff report, staff received correspondence from the Z public which is attached to this report. M FISCAL IMPACT: No fiscal impact. v aig ng, Al Thomas Wilso ssistant City Manager Director of Planni g rvices m l � David H. Ready, er M Attachments: r 1. Vicinity Map O 2. Draft Resolution and Conditions of Approval 3. Excerpt of Planning Commission Draft Minutes dated August 10, 2011 OU 4. Planning Commission Staff Report, Resolution and Conditions of approval dated August 10, 2011 ic 5. Site plan and photos M 6. Public Correspondence Z --I v X 09 wGf yPtM jpP,� N Department of Planning Services W E ..,,4 Vicinity Map p CggFORNp J 4iAYAJO CIRAPACHE RD , 1 I � Ic�3 i� ' w I � ! O --....d 0 LA JOLLA RD Q W RION WY J K 4 Cr � 0, Ui tr \ ir, 1 l Legend 0 400 Ft Buffer "_—tl SITE ,,';.. Parcels CITY OF PALM SPRINGS CASE NO: 5.1266 PDD 359 DESCRIPTION: A Planned Development District application seeking an alternative methodology for APPLICANT: Palm Springs calculating density for an assisted living facility use Treatment Centers, LLC at a roughly 1.27 acre parcel at 1910 S. Camino Real, APN 511-141-001. 10 RESOLUTION NO A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA FOR APPROVAL OF CASE 5.1266 PDD 359, A PLANNED DEVELOPMENT DISTRICT APPLICATION SEEKING TO REVISE THE DEVELOPMENT STANDARDS AND THE METHOD FOR CALCULATING DENSITY FOR "MICHAEL'S HOUSE", ON A ROUGHLY 1.27-ACRE PARCEL AT 1910 SOUTH CAMINO REAL; ZONE R-2 SECTION 26/T4/R4; APN 511-141-001. WHEREAS, Palm Springs Treatment Centers, LLC, "applicant", has filed an application with the City pursuant to Sections 94.02.00 (Conditional Use Permit) and 94.03.00 (Planned Development District) of the Zoning Code seeking approval for an assisted living facility use at an existing facility located at 1910 South Camino Real and seeking adjustment in the development standards of the R-2 zone and method for calculating density for this proposed use at this specific site; and WHEREAS, a notice of public hearing for the Palm Springs Planning Commission for Case 5.1266 PDD 359 was given in accordance with applicable law; and WHEREAS, on August 10, 2011, a public meeting on Case 5.1266 PDD 359 was held by the Planning Commission in accordance with applicable law; and WHEREAS, the proposed project is considered a "project" pursuant to the terms of the California Environmental Quality Act ("CEQA") and is determined to be Categorically Exempt pursuant to CEQA guidelines as a Class 1 (Existing Facilities) exemption; and WHEREAS, at said hearing, the Planning Commission carefully reviewed and considered all of the evidence presented in connection with the hearing on the project, including, but not limited to, the staff report, and all written and oral testimony presented and voted 5-0-2 (Hudson/Munger absent) to approve the project and recommend approval of the project by the City Council, subject to Conditions of Approval noted in Exhibit A, and WHEREAS, a notice of public hearing of the Palm Springs City Council for Case 5.1266 PDD 359 was given in accordance with applicable law; and WHEREAS, on September 7, 2011 a public meeting on Case 5.1266 PDD 359 was held by the City Council in accordance with applicable law; and WHEREAS, at said hearing, the City Council carefully reviewed and considered all of the evidence presented in connection with the hearing on the project, including, but not limited to, the staff report, and all written and oral testimony presented. 11 City Council Resolution No._ September 7, 2011 Case 5.1266 PDD 359 Assisted Living Facility at 1910 S. Camino Real Page 2 of 5 THE CITY COUNCIL HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to the California Environmental Quality Act (CEQA) Guidelines, the project is determined to be a Class 1 (Section 15301) Categorical Exemption (Existing Facilities). Section 2: Pursuant to PSZC Section 94.02.00 (Conditional Use Permit) and Section 94.03.00 (Planned Development District), the City Council finds as follows: 1) That the use applied for at the location set forth in the application is properly one for which a conditional use permit is authorized by this Zoning Code. Pursuant to Section 92.03.01(A)(2),assisted living facilities are allowed with a Conditional Use Permit in the R-2 zone. The project therefore conforms to this finding. 2) That the use is necessary or desirable for the development of the community, is in harmony with the various elements or objectives of the general plan, and is not detrimental to existing uses or to future uses specifically permitted in the zone in which the proposed use is to be located. The proposed use of this site is a residential type use which is consistent with the Medium Density Residential designation in the General Plan. The proposed site was originally a 30-room hotel. The proposed use is desirable for the development of the community not only for the substance abuse recovery services that it provides to the community, but also in rehabilitating an otherwise obsolete facility for a new adaptive re-use. Thus, the proposed use is not detrimental to existing or future uses. The proposed use is in harmony with the General Plan as noted in the following goals and policies from the General Plan Housing Element: Goal HS1: "Facilitate a broad range of housing types, prices and opportunities to address current and future housing needs in the community." The project addresses a special type of supportive housing need for persons recovering from alcohol and substance abuse that cannot otherwise be accommodated with conventional housing units. Thus the project contributes to the provision of a broad range of housing types within the City. Policy HS1.6: "Provide for various regulatory and financial incentives to encourage well designed housing, special needs housing, and housing affordable to households of different income levels." The proposed use in this renovated facility provides a unique type of special needs housing. The PDD establishes a methodology for calculating density that allows slightly greater bed count than the standard methodology of the zoning code. It does so by linking it to off-street parking capacity. This assures a stable density that does not 12 City Council Resolution No. September 7, 2011 Case 5.1266 PDD 359 Assisted Living Facility at 1910 S. Camino Real Page 3 of 5 exceed the capacities of the site while providing a regulatory incentive for providing a unique special need type of housing. The project is therefore supportive of this policy. Policy HS3.2: "Assist... in the development of emergency, transitional and permanent supportive housing, and the provision of supportive services..." As a fully staffed facility, the proposed project will provide a source of permanent, but short term housing that provides supportive services for those seeking treatment and recovery from substance abuse and addictions. The project is harmonious with this policy. 3) That the site for the intended use is adequate in size and shape to accommodate such use, including yards, setbacks, walls or fences, landscaping, and other features required in order to adjust such use to those existing or permitted future uses of land in the neighborhood. The flat site is roughly 1.27 acres and contains existing structures that were built with permits in the 1960's with 30 hotel rooms and 32 off-street parking spaces. The project proposes 32 off street parking spaces, as well as mature landscaping, walls and other features that provide privacy and separation between the various uses in the immediate vicinity. The proposed number of dwelling units proposed is 21, and the proposed number of patient beds is sixty (60). Total lot coverage proposed is 34% and the percentage of usable open space is proposed at 45%. With the proposed PDD, the existing and proposed non-conforming conditions can be established as the recognized legal standards within the PDD. The site plan and arrangement of parking, open space landscaping, walls, buildings and fences provides a functional arrangement that successfully accommodates the proposed use and is harmonious with the surrounding existing development. Therefore, Staff concludes that the site is adequate for the proposed use. 4) That the site for the proposed use relates to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use. The site fronts a secondary thoroughfare (South Camino Real). Off-street parking is provided along the west side of the site, accessed from several driveway curb cuts along Camino Real. The adjacent roadways are developed to carry the type and quantity of traffic generated by the proposed use because the roadway network as shown in the General Plan is capable of accommodating the proposed land use density without adverse impacts or reductions in Level of Service (LOS). Staff has therefore concluded that the site adequately relates to the circulation network of the City. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council hereby approves Case 5.1266 PDD 359 for the establishment of the proposed use at 1910 S. Camino Real and to adopt minor adjustments in the development 13 City Council Resolution No._ September 7, 2011 Case 5.1266 PDD 359 Assisted Living Facility at 1910 S. Camino Real Page 4 of 5 standards and method for calculating density for an assisted living facility at this specific site. ADOPTED this 7t' day of September, 2011. AYES: NOES: ABSENT: ABSTAIN: CITY OF PALM SPRINGS, CALIFORNIA MAYOR ATTEST: City Clerk 14 City Council Resolution No._ September 7, 2011 Case 5.1266 PDD 359 Assisted Living Facility at 1910 S. Camino Real Page 5 of 5 CERTIFICATION: STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF PALM SPRINGS ) I, JAMES THOMPSON, City Clerk of the City of Palm Springs, California, do hereby certify that Resolution No. is a full, true, and correct copy, and was adopted at a regular meeting of the City Council held on by the following vote: AYES: NOES: ABSENT: ABSTAIN: James Thompson, City Clerk City of Palm Springs, California \ 15 RESOLUTION NO. 6225 EXHIBIT A Case 5.1266 PDD 359 Michael's House 1910 South Camino Real September 7, 2011 CONDITIONS OF APPROVAL Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning Services, the Director of Building and Safety, the Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. ADMINISTRATIVE CONDITIONS ADM 1. Project Description. This approval is for the project described per Case 5.1266 PD 359; except as modified with the approved Mitigation Monitoring Program and the conditions below; ADM 2. Reference Documents. The site shall be developed and maintained in accordance with the approved plans, date stamped (July 25, 2011), including site plans, architectural elevations, exterior materials and colors, landscaping, and grading on file in the Planning Division except as modified by the approved conditions below. ADM 3. Conform to all Codes and Regulations. The project shall conform to the conditions contained herein, all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, and any other City County, State and Federal Codes, ordinances, resolutions and laws that may apply. ADM 4. Minor Deviations. The Director of Planning or designee may approve minor deviations to the project description and approved plans in accordance with the provisions of the Palm Springs Zoning Code. ADM 5. Indemnification. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative 16 Resolution No.6225 Conditions of Approval Page 2 of 15 Case 5.1266 PDD 359 Assisted Living Facility 1910 S Camino Real September 7,2011] officers concerning Case 5.1266 PDD 359. 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 adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. ADM 6. Maintenance and Repair. The property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation all structures, sidewalks, bikeways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. ADM 7. Time Limit on Approval. Approval of the Planned Development District (PDD) shall be valid for a period of two (2) years from the effective date of the approval. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. ADM 8. Right to Appeal. Decisions of an administrative officer or agency of the City of Palm Springs may be appealed in accordance with Municipal Code Chapter 2.05.00. Permits will not be issued until the appeal period has concluded. ADM 9. Public Art Fees. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding public art. The project shall either provide public art or payment of an in lieu fee. In the case of the in-lieu fee, the fee shall be based upon the total building permit valuation as calculated pursuant to the valuation table in the Uniform Building Code, the fee being 1/2% for commercial projects or 1/4% for residential projects with first $100,000 of total building permit valuation for individual single-family units exempt. Should the public art be located on the project site, said location shall be reviewed and approved by the Director of Planning and Zoning and the Public Arts Commission, and the property owner shall enter into a recorded agreement to maintain the art work and protect the public rights of access and viewing. 17 Resolution No.6225 Conditions of Approval Page 3 of 15 Case 5.1266 Poo 359 Assisted Living Facility 1910 S Camino Real September 7,2011] ADM 10. Cause No Disturbance. The owner shall monitor outdoor parking areas, walkways, and adjoining properties and shall take all necessary measures to ensure that customers do not loiter, create noise, litter, or cause any disturbances while on-site. The Police Chief, based upon complaints and/or other cause, may require on-site security officers to ensure compliance with all City, State, and Federal laws and conditions of approval. Failure to comply with these conditions may result in revocation of this permit, temporary business closure or criminal prosecution. ADM 11. Comply with City Noise Ordinance. This use shall comply with the provisions of Section 11.74 Noise Ordinance of the Palm Springs Municipal Code. Violations may result in revocation of this Conditional Use Permit. ADM 22. Conditional Use Permit/PDD Availability. The applicant shall provide a copy of this Conditional Use Permit/PDD to all buyers and potential buyers ENVIRONMENTAL ASSESSMENT CONDITIONS ENV 1. Coachella Valley Multiple-Species Habitat Conservation Plan (CVMSHCP) Local Development Mitigation Fee (LDMF) NOT required. This project is exempt of payment of the CVMSHCP LDMF pursuant the terms of that plan. ENV 2. Notice of Exemption. The project is exempt from the California Environmental Quality Act (CEQA); therefore, an administrative fee of$64 shall be submitted by the applicant in the form of a money order or a cashier's check payable to the Riverside County Clerk within two business days of the Commission's final action on the project. This fee shall be submitted by the City to the County Clerk with the Notice of Exemption. Action on this application shall not be considered final until such fee is paid (projects that are Categorically Exempt from CEQA). PLANNING DEPARTMENT CONDITIONS PLN 1. Outdoor Lighting Conformance. Exterior lighting plans, including a photometric site plan showing the project's conformance with Section 93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning ordinance, shall be submitted for approval by the Department of Planning prior to issuance of a building permit. Manufacturer's cut sheets of all exterior lighting on the building and in the landscaping shall be included. If lights are proposed to be mounted on buildings, down-lights shall be utilized. No lighting of hillsides is permitted. PLN 2. _Water Efficient Landscaping Conformance. The project is subject to the Water Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs Municipal Code and all other water efficient landscape ordinances. The applicant shall submit a landscape and irrigation plan to the Director of 13 Resolution No.6225 Conditions of Approval Page 4 of 15 Case 5.1266 PDD 359 Assisted Living Facility 1910 S Camino Real September 7,2011] Planning for review and approval prior to the issuance of a building permit. Landscape plans shall be wet stamped and approved by the Riverside County Agricultural Commissioner's Office prior to submittal. Prior to submittal to the City, landscape plans shall also be certified by the local water agency that they are in conformance with the water agency's and the State's Water Efficient Landscape Ordinances. PLN 3. Sign Applications Required. No signs are approved by this action. Separate approval and permits shall be required for all signs in accordance with Zoning Ordinance Section 93.20.00. PLN 4. Flat Roof Requirements. Roof materials on flat roofs must conform to California Title 24 thermal standards for "Cool Roofs". Such roofs must have a minimum initial thermal emittance of 0.75 and minimum initial solar reflectance of 0.70. Only matte (non-specular) roofing is allowed in colors such as beige or tan. PLN 5. Maintenance of Awnings & Projections. All awnings shall be maintained and periodically cleaned. PLN 6. Screen Roof-mounted Equipment. All roof mounted mechanical equipment shall be screened per the requirements of Section 93.03.00 of the Zoning Ordinance. PLN 7. Surface Mounted Downspouts Prohibited. No exterior downspouts shall be permitted on any facade on the proposed building(s) that are visible from adjacent streets or residential and commercial areas. PLN 8. Pool Enclosure Approval Required. Details of fencing or walls around pools (material and color) and pool equipment areas shall be submitted for approval by the Planning Department prior to issuance of Building Permits. PLN 9. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of signalization will be permitted, except approved alarm systems. PLN 10. Outside Storage Prohibited. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. PLN 11. No off-site Parking. Vehicles associated with the operation of the proposed development including company vehicles or employees vehicles shall not be permitted to park off the proposed building site unless a parking management plan has been approved. PLN 12. Bicycle Parking. The project shall be required to provide secure bicycle parking facilities on site for use by patrons and staff. Location and design shall be approved by the Director of Planning. 19 Resolution No.6225 Conditions of Approval Page 5 of 15 Case 5.1266 PDD 359 Assisted Living Facility 1910 S Camino Real September 7,20111 PLN 13. (add any additional conditions imposed by the Planning Commission or Citv Council here) POLICE DEPARTMENT CONDITIONS POL 1. Developer shall comply with Section II of Chapter 8.04 'Building Security Codes" of the Palm Springs Municipal Code. BUILDING DEPARTMENT CONDITIONS BLD 1. Prior to any construction on-site, all appropriate permits must be secured. ENGINEERING DEPARTMENT CONDITIONS Engineering Division recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances. Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS ENG 1. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. S. CAMINO REAL ENG 2. Remove and replace existing driveway approaches as needed to reconstruct parking lot with Portland cement concrete pavement. Construct driveway approach(es) in accordance with City of Palm Springs Standard Drawing No. 201. ENG 3. All broken or off grade street improvements shall be repaired or replaced. ON-SITE ENG 4. The minimum pavement section for all on-site drive aisles and parking spaces shall be 2-1/2 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. 20 Resolution No.6225 Conditions of Approval Page 6 of 15 Case 5.1266 Poo 359 Assisted Living Facility 1910 S Camino Real September 7,20111 SANITARY SEWER ENG 5. All sanitary facilities shall be connected to the public sewer system. The existing sewer service to the property shall be used for existing and new sanitary facilities. GRADING ENG 6. 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 Grading plan. b. The first submittal of the Precise Grading and Paving Plan shall include the following information: a copy of final approved conformed copy of Conditions of Approval; a copy of a final approved conformed copy of the Site Plan; a copy of current Title Report; a copy of Soils Report; and a copy of the project-specific Water Quality Management Plan). ENG 7. Prior to approval of a Grading Plan (or issuance of a Grading Permit), the applicant shall obtain written approval to proceed with construction from the Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer or Tribal Archaeologist. The applicant shall contact the Tribal Historic Preservation Officer or the Tribal Archaeologist at (760) 699-6800, 21 Resolution No.6225 Conditions of Approval Page 7 of 15 Case 5.1266 Poo 359 Assisted Living Facility 1910 S Camino Real September 7,20111 to determine their requirements, if any, associated with grading or other construction. The applicant is advised to contact the Tribal Historic Preservation Officer or Tribal Archaeologist as early as possible. If required, it is the responsibility of the applicant to coordinate scheduling of Tribal monitors during grading or other construction, and to arrange payment of any required fees associated with Tribal monitoring. ENG 8. In accordance with an approved PM-10 Dust Control Plan, temporary dust control fencing shall be installed along the frontage of the parking lot that is to be reconstructed in conjunction with this project. Fencing shall have screening that is tan in color; green screening will not be allowed. Temporary dust control fencing shall be installed after issuance of Grading Permit, and immediately prior to commencement of grading operations. ENG 9. Temporary dust control fence screening shall be appropriately maintained, as required by the City Engineer. Cuts (vents) made into the temporary dust control fence screening shall not be allowed. Temporary dust control fencing shall be adequately anchored into the ground to resist wind loading. ENG 10. Within 10 days of ceasing all construction activity in the parking lot and when construction activities are not scheduled to occur for at least 30 days, the disturbed areas on-site shall be permanently stabilized, in accordance with Palm Springs Municipal Code Section 8.50.022. Following stabilization of all disturbed areas, temporary dust control fencing shall be removed, as required by the City Engineer. ENG 11. In accordance with City of Palm Springs Municipal Code, Section 8.50.022 (h), the applicant shall post with the City a cash bond of two thousand dollars ($2,000.00) per disturbed acre for mitigation measures for erosion/blowsand relating to this property and development. ENG 12. A Geotechnical/Soils Report prepared by a California registered Geotechnical Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed development. A copy of the Geotechnical/Soils Report shall be submitted to the Engineering Division with the first submittal of a grading plan. ENG 13. The applicant shall provide all necessary geotechnical/soils inspections and testing in accordance with the Geotechnical/Soils Report prepared for the project. All backfill, compaction, and other earthwork shown on the approved grading plan shall be certified by a California registered geotechnical or civil engineer, certifying that all grading was performed in accordance with the Geotechnical/Soils Report prepared for the project. Documentation of all compaction and other soils testing are to be 22 Resolution No.6225 Conditions of Approval Page 8 of 15 Case 5,1266 PDD 359 Assisted Living Facility 1910 S Camino Real September 7,20111 provided. No final approval will be issued until the required certification is provided to the City Engineer. ENG 14. The applicant shall provide pad elevation certifications for all building pads in conformance with the approved grading plan, to the Engineering Division prior to construction of any building foundation. ENG 15. In cooperation with the Riverside County Agricultural Commissioner and the California Department of Food and Agriculture Red Imported Fire Ant Project, applicants for grading permits involving a grading plan and involving the export of soil will be required to present a clearance document from a Department of Food and Agriculture representative in the form of an approved "Notification of Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1) prior to approval of the Grading Plan. The California Department of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208). WATER QUALITY MANAGEMENT PLAN ENG 16. This project will be required to install measures in accordance with applicable National Pollution Discharge Elimination System (NPDES) Best Management Practices (BMP's) included as part of the NPDES Permit issued for the Whitewater River Region from the Colorado River Basin Regional Water Quality Control Board (RWQCB). The applicant is advised that installation of BMP's, including mechanical or other means for pre-treating contaminated stormwater and non-stormwater runoff, will be required by regulations imposed by the RWQCB. it shall be the applicant's responsibility to design and install appropriate BMP's, in accordance with the NPDES Permit, that effectively intercept and pre-treat contaminated stormwater and non-stormwater runoff from the project site, prior to release to the City's municipal separate storm sewer system ("MS4"), to the satisfaction of the City Engineer and the RWQCB. Such measures shall be designed and installed on-site; and provisions for perpetual maintenance of the measures shall be provided to the satisfaction of the City Engineer, including provisions in Covenants, Conditions, and Restrictions (CC&R's) required for the development (if any). ENG 17. A Final Project-Specific Water Quality Management Plan (WQMP) for the redeveloped parking lot area (only) shall be submitted to and approved by the City Engineer prior to issuance of a grading or building permit. The WQMP shall address the implementation of operational Best Management Practices (BMP's) necessary to accommodate nuisance water and storm water runoff from the redeveloped parking lot area. Direct release of nuisance water to the adjacent property or public streets is prohibited. 23 Resolution No. 6225 Conditions of Approval Page 9 of 15 Case 5.1266 PDD 359 Assisted Living Facility 1910 S Camino Real September 7,20111 Construction of operational BMP's shall be incorporated into the Precise Grading and Paving Plan. ENG 18. Prior to issuance of any grading or building permits, the property owner shall record a "Covenant and Agreement" with the County-Clerk Recorder or other instrument on a standardized form to inform future property owners of the requirement to implement the approved Final Project- Specific WQMP. Other alternative instruments for requiring implementation of the approved Final Project-Specific WQMP include: requiring the implementation of the Final Project-Specific WQMP in Covenants, Conditions, and Restrictions (CC&R's); formation of Landscape, Lighting and Maintenance Districts, Assessment Districts or Community Service Areas responsible for implementing the Final Project- Specific WQMP; or equivalent. Alternative instruments must be approved by the City Engineer prior to the issuance of any grading or building permits. ENG 19. Prior to issuance of certificate of occupancy or final City approvals, the applicant shall: (a) demonstrate that all structural BMP's have been constructed and installed in conformance with approved plans and specifications; (b) demonstrate that applicant is prepared to implement all non-structural BMP's included in the approved Final Project-Specific WQMP, conditions of approval, or grading/building permit conditions; and (c) demonstrate that an adequate number of copies of the approved Final Project-Specific WQMP are available for the future owners (where applicable). DRAINAGE ENG 20. All stormwater runoff across the property shall be accepted and conveyed in a manner acceptable to the City Engineer and released to an approved drainage system. Stormwater runoff may not be released directly to the adjacent streets without first intercepting and treating with approved Best Management Practices (BMP's). GENERAL ENG 21. Any utility trenches or other excavations within existing asphalt concrete pavement of off-site streets required by the proposed development shall be backfilled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. ENG 22. All proposed utility lines shall be installed underground. 24 Resolution No.6225 Conditions of Approval Page 10 of 15 Case 5.1266 PDD 359 Assisted Living Facility 1910 S Camino Real September 7,2011] ENG 23. All existing utilities shall be shown on the improvement plans required for the project. The existing and proposed service laterals shall be shown from the main line to the property line. ENG 24. Upon approval of any improvement plan by the City Engineer, the improvement plan shall be provided to the City in digital format, consisting of a DWG (AutoCAD 2004 drawing file), DXF (AutoCAD ASCII drawing exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats. Variation of the type and format of the digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. ENG 25. The original improvement plans prepared for the proposed development and approved by the City Engineer (if required) shall be documented with record drawing "as-built" information and returned to the Engineering Division prior to final approval. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. ENG 26. Nothing shall be constructed or planted in the corner cut-off area of any driveway which does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Code Section 93.02.00, D. ENG 27. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk and/or curb shall have City approved deep root barriers installed in accordance with City of Palm Springs Standard Drawing No. 904. MAP ENG 28. The existing parcels identified as Lots 86 and 87 of the El Camino Estates map, Map Book 31, Pages 66 through 67, shall be merged. An application for a parcel merger shall be submitted to the Engineering Division for review and approval. A copy of a current title report and copies of record documents shall be submitted with the application for the parcel merger. The application shall be submitted to and approved by the City Engineer prior to issuance of building permit. ENG 29. A copy of draft Covenants, Conditions and Restrictions (CC&R's) for maintenance of the Best Management Practices as required in the approved project-specific Water Quality Management Plan for the redeveloped parking lot area, shall be submitted to the City Attorney for review and approval for any restrictions related to the Engineering Division's recommendations. The CC&R's shall be submitted and approved by the City Attorney prior to issuance of Certificate of Occupancy. 25 Resolution No.6225 Conditions of Approval Page 11 of 15 Case 5.1266 PDD 359 Assisted Living Facility 1910 S Camino Real September 7,20111 TRAFFIC ENG 30. A minimum of 48 inches of clearance for handicap accessibility shall be provided on public sidewalks or pedestrian paths of travel within the development. ENG 31. Construction signing, lighting and barricading shall be provided during all phases of construction as required by City Standards or as directed by the City Engineer. As a minimum, all construction signing, lighting and barricading shall be in accordance with Part 6 "Temporary Traffic Control" of the California Manual on Uniform Traffic Control Devices for Streets and Highways, dated September 26, 2006, or subsequent editions in force at the time of construction. FIRE DEPARTMENT CONDITIONS FID 1 These conditions are subject to final plan check and review. Initial fire department conditions have been determined on the site plan dated May 23, 2011. Additional requirements may be required at that time based on revisions to site plans. Fire Department Conditions were based on the 2010 California Fire Code. Four complete sets of plans for private fire service mains, fire alarm, or fire sprinkler systems must be submitted at time of the building plan submittal. FID 2 Public Safety CFD: The Project will bring a significant number of additional residents to the community. The City's existing public safety and recreation services, including police protection, criminal justice, fire protection and suppression, ambulance, paramedic, and other safety services and recreation, library, cultural services are near capacity. Accordingly, the City may determine to form a Community Services District under the authority of Government Code Section 53311 et seq, or other appropriate statutory or municipal authority. Developer agrees to support the formation of such assessment district and shall waive any right to protest, provided that the amount of such assessment shall be established through appropriate study and shall not exceed $500 annually with a consumer price index escalator. The district shall be formed prior to sale of any lots or a covenant agreement shall be recorded against each parcel, permitting incorporation of the parcel in the district. FID 3 Plot Plan: Prior to completion of the project, an 8.5"x11" plot plan or drawing, and an electronic version in an industry standard file format capable of being used in a geographical information system (GIS) preferably an ESRI shape file(s) shall be provided to the fire department. The GIS file shall be projected in the California State Plane Zone VI Y �i Resolution No.6225 Conditions of Approval Page 12 of 15 Case 5.1266 PDD 359 Assisted Living Facility 1910 S Camino Real September 7,2011] coordinate system and capable of being re-projected into the North American Datum 1983 coordinate system. PDF files by themselves will not meet this requirement. The GIS and ESRI shape file(s) shall clearly show all access points, fire hydrants, KNOXTm box locations, fire department connections, dwelling unit or suite identifiers, main electrical panel Iocation(s), sprinkler riser and fire alarm locations. Industry standard symbols used in emergency management and pre-fire planning are encouraged. Large projects may require more than one page. AutoCAD files will be accepted but must be approved prior to acceptance. FID 4 PLANS AND PERMITS When there are significant changes in occupancy, water supply, storage heights, type, and quantity of storage, storage configurations, Tenant Improvements or any other changes which may affect the fire sprinkler system design, the owner, tenant or contractor shall submit plans and secure permits. Complete plans for private fire service mains or fire sprinkler systems should be submitted for approval well in advance of installation. Plan reviews can take up to 20 working days. Submit a minimum of four (4) sets of drawings for review. Upon approval, the Fire Prevention Bureau will retain two sets. Plans shall be submitted to: City of Palm Springs Building and Safety Department 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Counter Hours: M —TH, 8:00 AM — 11:00 AM and 2:00 PM —6:00 PM A deposit for Plan Check and Inspection Fees is required at the time of Plan Submittal. The minimum fee is $ 208.00. These fees are established by Resolution of the Palm Springs City Council. Complete listings and manufacturer's technical data sheets for all system materials shall be included with plan submittals. All system materials shall be UL listed or FM approved for fire protection service and approved by the Fire Prevention Bureau prior to installation. Plans shall indicate all necessary engineering features, including all hydraulic reference nodes, pipe lengths and pipe diameters as required by the appropriate codes and standards. Plans and supportive data (calculations and manufacturer's technical data sheets) shall be submitted 27 Resolution No. 6225 Conditions of Approval Page 13 of 15 Case 5.1266 Poo 359 Assisted Living Facility 1910 S Camino Real September 7,2011] with each plan submittal. Complete and accurate legends for all symbols and abbreviations shall be provided on the plans. Plot Plan: Prior to completion of the project, a 8.5"xl1" plot plan and an electronic CAD version shall be provided to the fire department. This shall clearly show all access points, fire hydrants, knox box locations, fire department connections, unit identifiers, main electrical panel locations, sprinkler riser and fire alarm locations. Large projects may require more than one page. FID 5 Premises Identification (505.1): New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches high for R-3 occupancies and 6" - 12" for all other occupancies depending on distance from street with a minimum stroke width of 0.5 inch. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. FID 6 Key Box Required to be Installed (CFC 506.1): Where access to or within a structure or an area is restricted because of secured openings or where immediate access is necessary for life-saving or fire-fighting purposes, the fire code official is authorized to require a key box to be installed in an approved location. The key box shall be flush mount type and shall contain keys to gain necessary access as required by the fire code official. Secured emergency access gates serving apartment, town home or condominium complex courtyards must provide a key box in addition to association or facility locks. The nominal height of Knox lock box installations shall be 5 feet above grade. Location and installation of Knox key boxes must be approved by the fire code official. FID 7 Key Box Contents (CFC 506.1): The Knox key box shall contain keys to all areas of ingress/egress, alarm rooms, fire sprinkler riser/equipment rooms, mechanical rooms, elevator rooms, elevator controls, plus a card containing the emergency contact people and phone numbers for the building/complex. FID 8 NFPA 13 Fire Sprinkler System is Required: An automatic fire sprinkler system is required based upon an R-4 occupancy. Only a C-16 licensed fire sprinkler contractor shall perform system design and installation. 28 Resolution No.6225 Conditions of Approval Page 14 of 15 Case 5.1266 PDD 359 Assisted Living Facility 1910 S Camino Real September 7,2011] System to be designed and installed in accordance with NFPA 13, 2010 Edition and using Cp of 0.74 and I/r Ratio of 200. No portion of the fire sprinkler system shall be installed prior to plan approval. Prior to final approval of the installation, contractor shall submit a completed Contractors Material and Test Certificate for Aboveground Piping to the Fire Department. (NFPA 13: Figure 24.1) FID 9 Fire Department Connections (CFC 912.2.1 & 912.3): Fire Department connections shall be visible and accessible, have two 2.5 inch NST female inlets, and have an approved check valve located as close to the FDC as possible. All FDC's shall have KNOX locking protective caps. Contact the fire prevention secretary at 760-323-8186 for a KNOX application form. FID 10 Ventilating Hood & Duct System (CFC 904.11 & CMC 507.1): A Type I ventilating hood and duct system shall be provided for commercial-type food heat-processing equipment that produces smoke or grease-laden vapors. FID 11 Fire Extinguishing System Required (CFC 904.11): Approved UL 300 automatic fire-extinguishing systems shall be provided for the protection of commercial type-cooking equipment. FID 12 Portable Fire Extinguishers for Food Processing Equipment (CFC 906.1 & 4): In addition to the fixed system, a fire extinguisher listed and labeled for Class K fires shall be installed within 30 feet of commercial food heat processing equipment, as measured along an unobstructed path of travel. The preferred location is near the exit from the cooking equipment area. FID 13 Fire Extinguisher Requirements (CFC 906): Provide one 2-A:10-B:C portable fire extinguisher for every 75 feet of floor or grade travel distance for normal hazards. Show proposed extinguisher locations on the plans. Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet above floor level. Preferred location is in the path of exit travel or near an exit door. FID 14 Posting of Occupant Load (CFC 1004.3): Every room or space that is an assembly occupancy shall have the occupant load of the room or space posted in a conspicuous place, near the main exit or exit access doorway from the room or space. Posted signs shall be of an approved legible permanent design and shall be maintained by the owner or authorized agent. 29 Resolution No.6225 Conditions of Approval Page 15 of 15 Case 5.1266 PDD 359 Assisted Living Facility 1910 S Camino Real September 7,2011] FID 15 Applicant will need to submit an 850 application (State of Califomia Fire Safety Inspection Request). END OF CONDITIONS 30 Planning Commission Minutes August 10, 2011 2. CONSENT CALENDAR: 2A. Minutes of July 13, 2011. Pulled from the agenda until the next regular meeting. 3. OTHER BUSINESS: 3A. SP 11-007 Sign Program AMEND / 5.1050 PD 312 D - A request by Donahue Schriber Realty Group for an amend „ to an approved sign program and a minor amendment to the Finala pm Plan to allow rooftop signage and an additional sign for a t ME- nt ilding D within the Smoke Tree Commons shopping center I taut 24 Fast Palm Canyon ( ,h Drive, Zone PD-312, Section 25. P� ' 'c �"3�Planner: _ id A. Newell, Associate Planner) m This item was pulled from the agenda. 4. PUBLIC HEARINGS: a 4A. Case 5.1266 PDD 359 A PlaneU!' ', opmen District application by Michael's House for a pro ped ,distance abuse recovery centerlassisted cility local at 1910 uth Camino Real; Zone R-2, Section 26. (Pect'' er: Ken Lin, Associate Planner) A. MCI i Ken Lyon, Associate nerovlded backgrnd information as outlined in the staff report dated August 10 a y l'3 a i ;f, Chair Cary ope publ fearing: i i!I Dr: i Gilbert, icant, Soke about the facility's stringent admittance requlremeni She provldl an dverview of the project and outlined the benefits to the city. `E t , -Jim Cioffi, arc' V" irman, addsed the calculation of density, parking and the architectural features and heribuilding. -Frank Tysen, vi Historic Tennis Club Neighborhood Organization, spoke about the request from the HTCNO to initiate an ordinance to establish guidelines for substance abuse recovery centers. -Roxann Ploss, stated that her concern is not with the facility but with the parking ratio for staff; and expressed concern with labeling the substance abuse recovery home as an assisted care facility. -Douglas Nagel, stated that they are support the project because the property has been vacant for many years and would prefer to see this type of facility in the neighborhood. 31 3 Planning Commission Minutes August 10, 2011 -Krista Gilbert, applicant, stated that Michael's House has been a responsible neighbor in the community. There being no further appearances the public hearing was closed. Vice Chair Donenfeld suggested the City Council revisit the public benefit ordinance to reflect the current economic ripple effect to the community especially towards non-profit organizations. Commissioners Klatchko and Roberts commented that- h rehabilitation of this run down hotel could be a public benefit because it mayar t bey'`,} nomically feasible in today's market. Yr LyKM :.v� ..e ACTION: To approve Case 5.1266 PDD 3 4'i iblect to Conditions of royal and recommend approval to the City Council Motion J.R. Roberts, seconded by l?hilip Klatchko aifid:,unanimously carried 5-0 on a roll call vote. AYES: Tracy Conrad, Doug Dort�nfel&,= +lip Klatchko, Chair Caffery and J.R. Roberts NOES: - ABSENT: Leslie Munger`"v.Doug Hudson. Commissioner Klatchko recused himself fror&- m 4B, Case 5.1091 PD 324 AMND, and left the Council Chamber p m A reces, ANas take 9 p The'meeting resumed at n35 P.m 1PHN. a PYt:. 4B. Case 5 109II 3 4 AMND (Port Lawrence) - An application by Palm Springs LLC, Lawren 4ael, to amend a previously approved Planned Development District 324 �m residential/commercial to a 175-room boutique hotel and approximately 30,000 sq. ft. commercial space development located on the south side of Alejo Road between North Palm Canyon and North Indian Canyon Drives, Zone PD 324, Section 15. (Project Planner: Edward O. Robertson, Principal Planner) 32 4 'O OE YALM Sp ti R�'L r N D Z rolk Planning Commission Staff Report Z m Date: August 10, 2011 Case No.: 5.1266 — PDD 359 Type: Planned Development District (PDD 358) (Conditional Use Permit) v Location: 1910 South Camino Real m APN: APN 511-141-001 C M Applicant: Michael T. Cartwright, Palm Springs Treatment Centers, LLC r" General MDR (Medium Density Residential) 0 Zone: R-2 (Multi Family Residential) Z From: Craig A. Ewing, AICP, Director of Planning Services M Planner: Ken Lyon, Associate Planner Z PROJECT DESCRIPTION: The project is a Planned Development District (PDD) application seeking approval of an assisted living facility use in an R-2 zone. It includes a proposed modification of the 0 methodology for calculating density for an assisted living facility at this specific site and minor adjustment of other development standards. The site is a roughly 1.27-acre parcel Cn (52,677 square feet) located at 1910 South Camino Real. The PDD application serves as the mechanism for both the CUP application for the assisted living facility use and the alternative density calculation request. The applicant is seeking both preliminary and final PDD approval at this hearing. RECOMMENDATION: n That the Planning Commission approves Case 5.1266 — PDD 359 a preliminary and final Planned Development District / Conditional Use Permit to allow an assisted living facility/substance abuse recovery center use in a renovated facility at 1910 South Camino Real in accordance with a revised methodology for calculating density, subject to the attached Conditions of Approval, and recommends approval by the City Council of the 33 Planning Commission Staff Report August 10, 2011 Case 5.1266—PDD 359 Michael's House 1910 S. Camino Real Page 2 of 10 same. r- PRIOR ACTIONS: D Z On June 20, 2011 the project was reviewed by the Architectural Advisory Committee. The Z Committee voted 7-0 to recommend approval of the project by the Planning Commission. M BACKGROUND AND SETTING: v The existing hotel at 1910 South Camino Real was constructed in the 1960's and was known as the Tiki Spa Hotel. The site has been vacant for many years. The applicant proposes to renovate and convert the existing thirty (30) room hotel into a substance abuse recovery center (assisted living facility) for 60 patients (60 beds) in 21 rooms. The existing deteriorated asphalt parking lot will be replaced with a 32-car concrete-paved lot m of similar layout and will include landscape screening and shade trees. The project includes construction of a commercial kitchen and a community dining/multi-purpose C room. In addition to the patient rooms and kitchen/dining/multi-purpose room area, there M are treatment/counseling rooms and an administrative office suite as well as indoor and outdoor recreational areas. The existing facility is roughly 16,550 square feet in area. r Roughly 350 square feet will be demolished and approximately 1,837 square feet of new 0 construction is proposed. When completed, the total proposed building area will be 18,037 square feet. The subject parcel is approximately 52,677 square feet (1.27 acres) in size. The proposed lot coverage would be roughly 34%. South Camino Real is a secondary thoroughfare on the City's General Plan Circulation Map. m Surroundinq Land Uses and Existing Development Z The project site is located on the south side of the city, in a fully developed area of multi- family, single family and mobile home park uses. The table below denotes the zoning, general plan and surrounding existing land uses. Land Use General Plan Zoning North Hotel MDR (Medium Density Residential R-2 (Multi Family) 6.1 to 15 du/ac South Hotel MDR R-2 East Single Family VLDR (Very Low Density R1—C (single family) Residential Residential West Mobile Home MDR RMHP (residential Park mobile home park) — n 34 Planning Commission Staff Report August 10, 2011 Case 5.1266— PDD 359 Michael's House 1910 S. Camino Real Page 3 of 10 r a * q 7 `J m ; a_ r: v m r M11 O Y mr t AERIAL PHOTO OF 1910 SOUTH CAMINO REAL The site, comprised of two lots, is approximately 160 feet in depth and 327 feet in width. ANALYSIS: v General Plan: _ The General Plan land use designation for this site is "Medium Density Residential" (6.1 to 15 dwelling units per acre). The existing hotel contains 30 hotel rooms on 1.27 acres and CA thus is deemed "legal non-conforming". —� The proposed use is in harmony with the General Plan as noted in the following goals and policies from the General Plan Housing Element: n Goal HS1: "Facilitate a broad range of housing types, prices and opportunities to address current and future housing needs in the community." The project addresses a special type of supportive housing need for persons recovering from alcohol and substance abuse that cannot otherwise be accommodated with 35 Planning Commission Staff Report August 10, 2011 Case 5.1266— PDD 359 Michael's House 1910 S. Camino Real Page 4 of 10 conventional housing units. Thus the project contributes to the provision of a broad range r of housing types within the City. D Policy HS1.6: "Provide for various regulatory and financial incentives to Z encourage well designed housing, special needs housing, and housing Z affordable to households of different income levels." m As a recovery center for those seeking treatment for substance abuse, the facility provides a unique type of special needs housing. The PDD establishes a methodology for calculating density that allows slightly greater bed count than the standard methodology of the zoning code. It does so by linking it to off-street parking capacity. This assures a stable density that does not exceed the capacities of the site while providing a regulatory incentive for providing a unique special need type of housing. The project is therefore supportive of this policy. m Policy HS3.2: "Assist... in the development of emergency, transitional and C permanent supportive housing, and the provision of supportive services..." M As a fully staffed facility, the proposed project will provide a source of permanent, but r short term housing that provides supportive services for those seeking treatment and O recovery from substance abuse and addictions. The project is harmonious with this policy. Zoning m Conditional Use Permit required: Z The facility is proposed to be used as a drug and substance abuse recovery center with patients in treatment programs lasting anywhere from thirty (30) to ninety (90) days. Similar facilities and uses have been owned and operated for many years by the same applicant under a separate Conditional Use Permit at 2095 North Indian Canyon Drive and at 430 Cahuilla Road. An assisted living facility is classified as a residential use within the Palm Springs Zoning Ordinance. Drug and substance abuse recovery centers fall within p the definition of "assisted living facilities" uses in PSZO Section 91.00.10 (Definitions) _ which states: N "Assisted living facility" means a special combination of housing, supportive —I services; personalized assistance and health care licensed and designed to respond to the individual needs of those who need help with activities of _ daily living and instrumental activities of daily living. Supportive services are available twenty-four (24) hours a day to meet scheduled and unscheduled n needs in a way that promotes maximum dignity and independence for each resident and involves the resident's family, neighbors and friends, and professional caretakers. Pursuant to Section 92.03.01(A)(2), assisted living facilities are allowed with the approval of a Conditional Use Permit (or PDD) in the R-2 zone. 3 s Planning Commission Staff Report August 10, 2011 Case 5.1266-PDD 359 Michael's House 1910 S. Camino Real Page 5 of 10 -� r Development Standards: D The following table provides a summary of the development standards for the R-2 zone compared to the parameters of the proposed development. Z TABLE 2 - Comparison of development regulations & proposed conditions Z m R-2 Required/Allowed Proposed PDD 359 Lot Area Minimum 20,000 sf 52,677 sf conforms Lot Width 130 feet 327 feet conforms Lot Depth 150 feet 160 feet conforms Density General Plan: 15 du/ac; 1.27 21 rooms and 60 beds (Requires v acres = 19 dwelling units PDD to conform) Zoning Code: 15 du/ac x 1.96 m persons x 1.27 ac = 37 beds < Building Height 24 feet and 2 stories 15 feet at ridge of decorative gables, 9 feet to roof conforms m Set Back Front 30 feet on secondary 37.5 feet at the closest point r and thoroughfares conforms Interior setback 10 feet or equal to height for 10 feet (conforms) 0 side yard bldgs greater than 12 feet .0 Distance 15 feet 16 feet at the closet point between bld s. conforms Rear Yard Set 10 feet 10 feet (conforms) fl Back Parking 0.5 space/bed + 1/every 3 staff 32 off-street parking spaces Z (60 beds + 8 staff = 30 + 3 = proposed (Requires PDD to 33 required spaces conform Height of wall 6 feet side yard I Existing 6 feet conforms Lot Coverage 30% maximum on sites with 34% (Requires PDD to conform) structure over 18 feet in height 0 Open/usable 50% of the site shall be usable 45% (Requires PDD to conform) landscape/recre landscaped open space. ational Space N The applicant has submitted a Planned Development District (PDD) seeking to revise the methodology for calculating density for an assisted living facility at this specific site, based upon a fixed bed count related to on-site parking rather than average household size, and minor deviations in certain development standards as noted in the table above. n Density Analysis pursuant to the Zoning Code Density calculations in the Zoning Code for assisted living facilities do not directly correlate in a simple way with density calculations in the General Plan. The Zoning Code establishes permitted densities for assisted living facilities based on the permitted density of the zone (dwelling units per acre) multiplied by the latest census figure for the average 37 Planning Commission Staff Report August 10, 2011 Case 5.1266—PDD 359 Michael's House 1910 S. Camino Real Page 6 of 10 household size in Palm Springs times the net area of the site. The 2010 census estimates r the average household size to be 1.96 persons. This figure (1.96) multiplied by the D density of the zone (15 dwelling unittacre), times the lot size of 1.27 acres yields a maximum allowable density for an assisted living facility at this site of thirty-seven (37) Z beds. The project proposes sixty (60) beds and thus is not consistent with the Zoning Z Code. M An alternative method for calculating density The concept of limiting density for assisted living facilities to a fixed number of beds based on the number of off-street parking spaces is a concept that has been approved elsewhere in the City. The Planning Commission and City Council approved Case 5.1193 PDD 354, and Case 5.1249 PDD 358, both which established a fixed bed count (density) for a proposed new assisted living facility based on the quantity of off-street parking. A similar parking and density ratio that was used in those applications is being proposed in Mthis application. C The current proposal would eliminate the potential density fluctuation caused by tying M density to census figures by fixing the bed count to a fixed ratio of roughly 0.48 parking space for every bed (This is very similar to the two previously approved PDD's which had r a ratio of 0.50). As a development standard of the proposed PDD, a fixed bed count of 60 0 beds is proposed that relates directly to 29 off-street parking spaces provided for patients at this particular site, plus 3 spaces based on a 1 to 3 ratio for eight staff members. Staff TI believes this is a more logical and controlled method of establishing an appropriate i density for the proposed facility and should reduce the possibility of over-crowding or potential parking shortages at this facility in the future. M Building Composition and Architecture. Z The project site, formerly known as the "Tiki Spa Hotel" was constructed in the 1960's and is comprised of three separate wood frame buildings that have been vacant for many years. The facility was originally detailed with a series of steeply pitched gable elements with extended beams and rafter tails that were cut to resemble a Polynesian/Tiki-type of motif, however any significant detailing was removed from the buildings many years ago ID and only a few repetitive steeply gabled roof elements remain that give a hint of its original architectural styling. Although the building is architecturally interesting, it is not considered N historically significant. The applicant proposes to retain the steeply pitched gables and replace the wood shake shingles with flat cementitious "shake" shingles. A color palette of browns and tans is proposed on the stucco walls, doors and metal fences, with the beams, rafters and triangular insets in the gables painted in a red accent color. The _ existing windows are proposed to be removed and replaced with dark bronze anodized aluminum frames with bronze tinted glazing. A random ledge stone veneer is also n proposed. Landscape: The project is proposed to be fully landscaped with drought-tolerant, desert-appropriate plant materials. New plant material is proposed to screen the parking lot from the street and to provide shade. The buildings are configured to create several landscaped,_ 38 Planning Commission Staff Report August 10, 2011 Case 5.1266—PDD 359 Michael's House 1910 S. Camino Real Page 7 of 10 .0 courtyard areas. The center courtyard contains an existing swimming pool and a r proposed volley ball court D Bicycle Parking: Z Section 93.06.00(C)(5) of the PSZO states that bicycle racks or bicycle parking facilities Z may be required on projects submitted for architectural approval. Bicycle parking facilities are proposed for this project. fl Off Street loading, Trash Enclosures and Recycling: Section 93.07.00 of the PSZO regulates development standards for off-street loading and trash enclosures. Pursuant to 93.07.01(A), every commercial building shall have and maintain loading spaces. The subject project does not have a loading dock. PSZO Section 93.07.01(A)(8) notes that parking areas and drive aisles may be used for the 0 loading space for a project subject to approval of the Planning Commission. Freight entry tll and garbage removal on this project are handled from the west side of the site. A new relocated trash enclosure is proposed adjacent to the commercial kitchen. C m Public Benefit Policy for Planned Development Districts On September 17, 2008, the City Council adopted a policy requiring public benefits be r provided with every proposed Planned Development District. The policy states that the public benefit should be proportionate to the deviation or relief sought from the underlying development standards for the zone. In this case, the applicant requests a different methodology be approved for calculating density for an assisted living facility for this specific site and approval of minor deviations in the development standards for lot coverage and usable open space. By approving the PDD the applicant would be rn permitted 60 beds. Without the PDD, 37 beds would be permitted. Z Staff believes the degree of relief sought by the applicant is significant. The applicant has proposed that the use itself - that of an assisted living facility providing diagnosis and treatment of substance dependence and secondary diagnosis of mental health concerns - provides a substantial public service and benefit to the community. Furthermore, the applicant notes the "secondary economic effects" of the clients and their _ families using local restaurants, hotels, and other business establishments adds to the N economic vitality of the City of Palm Springs. REQUIRED FINDINGS: Planned Development District Findings. Findings for a Planned Development District are the same as findings for the Conditional n Use Permit. The process outlined in Section 94.02.00 of the Zoning Code requires the Planning Commission and the City Council to make a number of findings for approval of the permit. The findings are listed below followed by an evaluation of the project by Staff against these findings. 1) That the use applied for at the location set forth in the application is property 39 Planning Commission Staff Report August 10, 2011 Case 5.1266—PDD 359 Michael's House 1910 S. Camino Real Page 8 of 10 one for which a conditional use permit is authorized by this Zoning Code. r Pursuant to Section 92.03.01(A)(2),assisted living facilities are allowed with a Conditional D Use Permit in the R-2 zone. The project therefore conforms to this finding. Z 2) That the use is necessary or desirable for the development of the Z community, is in harmony with the various elements or objectives of the m general plan, and is not detrimental to existing uses or to future uses specifically permitted in the zone in which the proposed use is to be located. The proposed use of this site for an assisted living facility is a residential type use which is consistent with the Medium Density Residential designation in the General Plan. The proposed site was originally a 30-room hotel. The proposed use is desirable for the v development of the community not only for the substance abuse recovery services that it m provides to the community, but also in rehabilitating an otherwise obsolete facility for a new adaptive re-use. Thus, the proposed use is not detrimental to existing or future uses. C The proposed use is in harmony with the General Plan as noted in the following goals and m policies from the General Plan Housing Element: r Goal HS1: "Facilitate a broad range of housing types, prices and 0 opportunities to address current and future housing needs in the community." The project addresses a special type of supportive housing need for persons recovering from alcohol and substance abuse that cannot otherwise be accommodated with m conventional housing units. Thus the project contributes to the provision of a broad range Z of housing types within the City. Policy HS1.6: "Provide for various regulatory and financial incentives to encourage well designed housing, special needs housing, and housing affordable to households of different income levels." v As a recovery center for those seeking treatment for substance abuse, the facility provides _ a unique type of special needs housing. The PDD establishes a methodology for calculating density that allows slightly greater bed count than the standard methodology of the zoning code. It does so by linking it to off-street parking capacity. This assures a stable density that does not exceed the capacities of the site while providing a regulatory X incentive for providing a unique special need type of housing. The project is therefore _ supportive of this policy. n Policy HS3.2: "Assist.., in the development of emergency, transitional and permanent supportive housing, and the provision of supportive services..." As a fully staffed facility, the proposed project will provide a source of permanent, but short term housing that provides supportive services for those seeking treatment and recovery from substance abuse and addictions. The project is harmonious with this 40 Planning Commission Staff Report August 10, 2011 Case 5.1266—PDD 359 Michael's House 1910 S. Camino Real Page 9 of 10 policy. r 3) That the site for the intended use is adequate in size and shape to D accommodate such use, including yards, setbacks, walls or fences, Z landscaping, and other features required in order to adjust such use to those Z existing or permitted future uses of land in the neighborhood. m The flat site is roughly 1.27 acres and contains existing structures that were built with permits in the 1960's with 30 hotel rooms and 32 off-street parking spaces. The project proposes 32 off street parking spaces, as well as mature landscaping, walls and other features that provide privacy and separation between the various uses in the immediate vicinity. The proposed number of dwelling units proposed is 21, and the proposed number of patient beds is sixty (60). Total lot coverage proposed is 34% and the percentage of 0 usable open space is proposed at 45%. With the proposed PDD, the existing and rn proposed non-conforming conditions can be established as the recognized legal standards within the PDD. The site plan and arrangement of parking, open space C landscaping, walls, buildings and fences provides a functional arrangement that rn successfully accommodates the proposed use and is harmonious with the surrounding existing development. Therefore, Staff concludes that the site is adequate for the r proposed use. 0 4) That the site for the proposed use relates to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use. rn The site fronts a secondary thoroughfare (South Camino Real). Off-street parking is Z provided along the west side of the site, accessed from several driveway curb cuts along Camino Real. The adjacent roadways are developed to carry the type and quantity of traffic generated by the proposed use because the roadway network as shown in the General Plan is capable of accommodating the proposed land use density without adverse impacts or reductions in Level of Service (LOS). Staff has therefore concluded that the site adequately relates to the circulation network of the City. p CONCLUSION: N The proposed Planned Development District provides a means of establishing fixed _q density based on parking capacity for an assisted living facility / substance abuse recovery X center at this site. The PDD also establishes the non-conforming development standards _ as the new standards for the parcel. Furthermore, the PDD replaces the CUP as the n mechanism for approving Assisted Living Facility / substance abuse recovery uses at this site. The project is in harmony with the General Plan and relates well to the surrounding neighborhood, roadway network and general development pattern for this area. The proposed use also represents a successful adaptive re-use while preserving the hotel character of the site. The applicant has proposed a public benefit that Staff believes is proportionate to the development standard (density) relief sought via the PDD. Therefore Staff recommends approval of the application as both the preliminary and final PDD,41 Planning Commission Staff Report August 10, 2011 Case 5.1266— PDD 359 Michael's House 1910 S. Camino Real Page 10 of 10 subject to attached conditions of approval. r ENVIRONMENTAL DETERMINATION: D z Pursuant to the California Environmental Quality Act (CEQA) Guidelines, the project is Z Categorically Exempt as a minor change to an existing structure pursuant to Section 15301 of the CEQA Guidelines. m NOTIFICATION: 0 A notice was mailed to all property owners within a four hundred foot radius in accordance with state law. As of the writing of this staff report, staff received correspondence from the public which is attached to this report. v C Ken Lyon r win , ICP R1 Associate Planner Di ctor of a ing Services r Attachments: 0 - 400' Radius Vicinity Map .� - Draft Resolution and Conditions of Approval - Site Plan, elevations, landscape plan m z v n 42 OFpPLM tp4y N - Department of Planning Services W�E .. ' Vicinity Map CQ[/FO0.NP n --- tJAVAJO CIRAPACHE RD t C � 1 Q IQ W Q z o LA JOLLA RD c W : Q iN ARION VVY C' W ➢. C i � i G 9 Legend � SE0 Q 400 Ft Buffer ® SITE Q Parcels CITY OF PALM SPRINGS CASE NO: 5.1266 PDD 359 DESCRIPTION: A Planned Development District application seeking an alternative methodology for APPLICANT: Palm Springs calculating density for an assisted living facility use Treatment Centers, LLC at a roughly 1.27 acre parcel at 1910 S. Camino Real, APN 511-141-001. 43 RESOLUTION NO. 6225 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA FOR APPROVAL OF CASE 5.1266 PDD 359, A PLANNED DEVELOPMENT DISTRICT APPLICATION SEEKING TO REVISE THE DEVELOPMENT STANDARDS AND THE METHOD FOR CALCULATING DENSITY FOR AN ASSISTED LIVING FACILITY / SUBSTANCE ABUSE RECOVERY CENTER ON A ROUGHLY 1.27-ACRE PARCEL AT 1910 SOUTH CAMINO REAL; ZONE R-2 SECTION 26fr4/R4; APN 511-141-001. WHEREAS, Palm Springs Treatment Centers, LLC, "applicant", has filed an application with the City pursuant to Sections 94.02.00 (Conditional Use Permit) and 94.03.00 (Planned Development District) of the Zoning Code seeking approval for an assisted living facility use at an existing facility located at 1910 South Camino Real and seeking adjustment in the development standards of the R-2 zone and method for calculating density for an assisted living facility at this specific site; and WHEREAS, a notice of public hearing for Case 5.1266 PDD 359 was given in accordance with applicable law; and WHEREAS, on August 10, 2011, a public meeting on Case 5.1266 PDD 359 was held by the Planning Commission in accordance with applicable law; and WHEREAS, the proposed project is considered a "project" pursuant to the terms of the California Environmental Quality Act ("CEQA") and is determined to be Categorically Exempt pursuant to CEQA guidelines as a Class 1 (Existing Facilities) exemption; and WHEREAS, the Planning Commission has carefully reviewed and considered all of the evidence presented in connection with the hearing on the project, including, but not limited to, the staff report, and all written and oral testimony presented. THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to the California Environmental Quality Act (CEQA) Guidelines, the project is determined to be a Class 1 (Section 15301) Categorical Exemption (Existing Facilities). Section 2: Pursuant to PSZC Section 94.02.00 (Conditional Use Permit) and Section 94.03.00 (Planned Development District), the Planning Commission finds as follows: 1) That the use applied for at the location set forth in the application is property one for which a conditional use permit is authorized by this Zoning Code. Pursuant to Section 92.03.01(A)(2), assisted living facilities are allowed with a Conditional Use Permit in the R-2 zone. The project therefore conforms to this finding. 44 Planning Commission Resolution No. 6225 August 10, 2011 Case 5.1266 PDD 359 Assisted Living Facility at 1910 S. Camino Real Page 2 of 3 2) That the use is necessary or desirable for the development of the community, is in harmony with the various elements or objectives of the general plan, and is not detrimental to existing uses or to future uses specifically permitted in the zone in which the proposed use is to be located. The proposed use of this site for an assisted living facility is a residential type use which is consistent with the Medium Density Residential designation in the General Plan. The proposed site was originally a 30-room hotel. The proposed use is desirable for the development of the community not only for the substance abuse recovery services that it provides to the community, but also in rehabilitating an otherwise obsolete facility for a new adaptive re-use. Thus, the proposed use is not detrimental to existing or future uses. The proposed use is in harmony with the General Plan as noted in the following goals and policies from the General Plan Housing Element: Goal HS1: "Facilitate a broad range of housing types, prices and opportunities to address current and future housing needs in the community." The project addresses a special type of supportive housing need for persons recovering from alcohol and substance abuse that cannot otherwise be accommodated with conventional housing units. Thus the project contributes to the provision of a broad range of housing types within the City. Policy H81.6: "Provide for various regulatory and financial incentives to encourage well designed housing, special needs housing, and housing affordable to households of different income levels." As a recovery center for those seeking treatment for substance abuse, the facility provides a unique type of special needs housing. The PDD establishes a methodology for calculating density that allows slightly greater bed count than the standard methodology of the zoning code. It does so by linking it to off-street parking capacity. This assures a stable density that does not exceed the capacities of the site while providing a regulatory incentive for providing a unique special need type of housing. The project is therefore supportive of this policy. Policy HS3.2: "Assist... in the development of emergency, transitional and permanent supportive housing, and the provision of supportive services..." As a fully staffed facility, the proposed project will provide a source of permanent, but short term housing that provides supportive services for those seeking treatment and recovery from substance abuse and addictions. The project is harmonious with this policy. 3) That the site for the intended use is adequate in size and shape to accommodate such use, including yards, setbacks, walls or fences, landscaping, and other features required in order to adjust such use to those existing or permitted future 5 uses of land in the neighborhood. Planning Commission Resolution No. 6225 August 10, 2011 Case 5.1266 PDD 359 Assisted Living Facility at 1910 S. Camino Real Page 3 of 3 The flat site is roughly 1.27 acres and contains existing structures that were built with permits in the 1960's. With the proposed PDD, non-conforming conditions including off-street parking, lot coverage and usable open space can be established as the recognized legal standards within the PDD. The site has existing parking totaling 32 spaces, as well as mature landscaping, walls and other features that provide privacy and separation between the various uses in- the immediate vicinity. The number of dwelling units proposed is 21, and the number of patient beds is sixty (60). The design provides the required off-street parking. Therefore, the site is adequate for the proposed use. 4) That the site for the proposed use relates to streets and highways property designed and improved to carry the type and quantity of traffic to be generated by the proposed use. The site fronts a secondary thoroughfare (South Camino Real). Off-street parking is provided along the west side of the site, accessed from several driveway curb cuts along Camino Real. The adjacent roadways are developed to carry the type and quantity of traffic generated by the proposed use because the roadway network as shown in the General Plan is capable of accommodating the proposed land use density without adverse impacts or reductions in Level of Service (LOS). The site adequately relates to the circulation network of the City. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning Commission hereby approves Case 5.1266 PDD 359 for the establishment of an assisted living facility/substance abuse recovery center at 1910 S. Camino Real and to adopt minor adjustments in the development standards and method for calculating density for an assisted Irving facility at this specific site. ADOPTED this I oth day of August, 2011. AYES: 5, Roberts, Klatchko, Conrad, Donenfeld and Chair Caffery NOES: None ABSENT: 2, Hudson and Munger ABSTAIN: None ATTEST: CITY OF PALM SPRINGS, CALIFORNIA wing, P Director of Plan in Services 46 RESOLUTION NO. 6225 EXHIBIT A Case 5.1266 PDD 359 Michael's House 1910 South Camino Real August 10, 2011 CONDITIONS OF APPROVAL Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning Services, the Director of Building and Safety, the Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attomey. ADMINISTRATIVE CONDITIONS ADM 1. Proiect Description. This approval is for the project described per Case 5.1266 PD 359; except as modified with the approved Mitigation Monitoring Program and the conditions below; ADM 2. Reference Documents. The site shall be developed and maintained in accordance with the approved plans, date stamped (July 25, 2011), including site plans, architectural elevations, exterior materials and colors, landscaping, and grading on file in the Planning Division except as modified by the approved conditions below. ADM 3. Conform to all Codes and Regulations. The project shall conform to the conditions contained herein, all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, and any other City County, State and Federal Codes, ordinances, resolutions and laws that may apply. ADM 4. Minor Deviations. The Director of Planning or designee may approve minor deviations to the project description and approved plans in accordance with the provisions of the Palm Springs Zoning Code. ADM 5. Indemnification. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative 47 Resolution No.6225 - Conditions of Approval Page 2 of 15 Case 5.1266 PDD 359 Assisted Living Facility 1910 S Camino Real August 10,20111 officers concerning Case 5.1266 PDD 359. 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 adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. ADM 6. Maintenance and Repair. The property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation all structures, sidewalks, bikeways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance .with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. ADM 7. Time Limit on Approval. Approval of the Planned Development District (PDD) shall be valid for a period of two (2) years from the effective date of the approval. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. ADM 8. Right to Appeal. Decisions of an administrative officer or agency of the City of Palm Springs may be appealed in accordance with Municipal Code Chapter 2.05.00. Permits will not be issued until the appeal period has concluded. ADM 9. Public Art Fees. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding public art. The project shall either provide public art or payment of an in lieu fee. In the case of the in-fieu fee, the fee shall be based upon the total building permit valuation as calculated pursuant -- to the valuation table in the Uniform Building Code, the fee being 1/2% for commercial projects or 114% for residential projects with first $100,000 of total building permit valuation for individual single-family units exempt. Should the public art be located on the project site, said location shall be reviewed and approved by the Director of Planning and Zoning and the Public Arts Commission, and the property owner shall enter into a recorded agreement to maintain the art work and protect the public rights of access and viewing. 48 Resolution No.6225 Conditions of Approval Page 3 of 15 Case 5.1266 PDD 359 Assisted Living Facility 1910 S Camino Real August 10,20111 ADM 10. Cause No Disturbance. The owner shall monitor outdoor parking areas, walkways, and adjoining properties and shall take all necessary measures to ensure that customers do not loiter, create noise, litter, or cause any disturbances while on-site. The Police Chief, based upon complaints and/or other cause, may require on-site security officers to ensure compliance with all City, State, and Federal laws and conditions of approval. Failure to comply with these conditions may result in revocation of this permit, temporary business closure or criminal prosecution. ADM 11. Comply with City Noise Ordinance. This use shall comply with the provisions of Section 11.74 Noise Ordinance of the Palm Springs Municipal Code. Violations may result in revocation of this Conditional Use Permit. ADM 22. Conditional Use Permit/PDD Availability. The applicant shall provide a copy of this Conditional Use Permit/PDD to all buyers and potential buyers ENVIRONMENTAL ASSESSMENT CONDITIONS ENV 1. Coachella Valley Multiple-Species Habitat Conservation Plan (CVMSHCP) Local Development Mitigation Fee (LDMF) NOT required. This project is exempt of payment of the CVMSHCP LDMF pursuant the terms of that plan. ENV 2. Notice of Exemption. The project is exempt from the California Environmental Quality Act (CEQA); therefore, an administrative fee of$64 shall be submitted by the applicant in the form of a money order or a cashier's check payable to the Riverside County Clerk within two business days of the Commission's final action on the project. This fee shall be submitted by the City to the County Clerk with the Notice of Exemption. Action on this application shall not be considered final until such fee is paid (projects that are Categorically Exempt from CEQA). PLANNING DEPARTMENT CONDITIONS PLN 1. Outdoor Lighting Conformance. Exterior lighting plans, including a photometric site plan showing the project's conformance with Section 93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning ordinance, shall be submitted for approval by the Department of Planning prior to issuance of a building permit. Manufacturer's cut sheets of all exterior lighting on the building and in the landscaping shall be included. If lights are proposed to be mounted on buildings, down-lights shall be utilized. No lighting of hillsides is permitted. PLN 2. Water Efficient Landscaping Conformance. The project is subject to the Water Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs Municipal Code and all other water efficient landscape ordinances. The 4 9 applicant shall submit a landscape and irrigation plan to the Director of Resolution No.6225 Conditions of Approval Page 4 of 15 Case 5.1266 PDD 359 Assisted Living Facility 1910 S Camino Real August 10,2011] Planning for review and approval prior to the issuance of a building permit. Landscape plans shall be wet stamped and approved by the Riverside County Agricultural Commissioner's Office prior to submittal. Prior to submittal to the City, landscape plans shall also be certified by the local water agency that they are in conformance with the water agency's and the State's Water Efficient Landscape Ordinances. PLN 3. Sign Applications Required. No signs are approved by this action. Separate approval and permits shall be required for all signs in accordance with Zoning Ordinance Section 93.20.00. PLN 4. _Flat Roof Requirements. Roof materials on flat roofs must conform to California Title 24 thermal standards for "Cool Roofs". Such roofs must have a minimum initial thermal emittance of 0.75 and minimum initial solar reflectance of 0.70. Only matte (non-specular) roofing is allowed in colors such as beige or tan. PLN 5. Maintenance of Awnings & Projections. All awnings shall be maintained and periodically cleaned. PLN 6. Screen Roof-mounted Equipment. All roof mounted mechanical equipment shall be screened per the requirements of Section 93.03.00 of the Zoning Ordinance. PLN 7. Surface Mounted Downspouts Prohibited. No exterior downspouts shall be permitted on any facade on the proposed building(s) that are visible from adjacent streets or residential and commercial areas. PLN 8. Pool Enclosure Approval Required. Details of fencing or walls around pools (material and color) and pool equipment areas shall be submitted for approval by the Planning Department prior to issuance of Building Permits. PLN 9. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of signalization will be permitted, except approved alarm systems. PLN 10. Outside Storage Prohibited. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. PLN 11. No off-site Parking. Vehicles associated with the operation of the proposed development including company_vehicles or employees vehicles shall not be permitted to park off the proposed building site unless a parking management plan has been approved. PLN 12. Bicycle Parking. The project shall be required to provide secure bicycle parking facilities on site for use by patrons and staff. Location and design shall be approved by the Director of Planning. 50 Resolution No.6225 Conditions of Approval Page 5 of 15 Case 5.1266 PDD 359 Assisted Living Facility 1910 S Camino Real August 10,2011] PLN 13. (add any additional conditions imposed by the Planning Commission or Citv Council here) POLICE DEPARTMENT CONDITIONS POL 1. Developer shall comply with Section II of Chapter 8.04 "Building Security Codes" of the Palm Springs Municipal Code. BUILDING DEPARTMENT CONDITIONS BLD 1. Prior to any construction on-site, all appropriate permits must be secured. ENGINEERING DEPARTMENT CONDITIONS Engineering Division recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances. Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS ENG 1. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. S. CAMINO REAL ENG 2. Remove and replace existing driveway approaches as needed to reconstruct parking lot with Portland cement concrete pavement. Construct driveway approach(es) in accordance with City of Palm Springs Standard Drawing No. 201. ENG 3. All broken or off grade street improvements shall be repaired or replaced. ON-SITE ENG 4. The minimum pavement section for all on-site drive aisles and parking spaces shall be 2-1/2 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. 51 Resolution No.6225 Conditions of Approval Page 6 of 15 Case 5.1266 PDD 359 Assisted Living Facility 1910 S Camino Real August 10,2011] SANITARY SEWER ENG 5. All sanitary facilities shall be connected to the public sewer system. The existing sewer service to the property shall be used for existing and new sanitary facilities. GRADING ENG 6. 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 Grading plan. b. The first submittal of the Precise Grading and Paving Plan shall include the following information: a copy of final approved conformed copy of Conditions of Approval; a copy of a final approved conformed copy of the Site Plan; a copy of current Title Report; a copy of Soils Report; and a copy of the project-specific Water Quality Management Plan). ENG 7. Prior to approval of a Grading Plan (or issuance of a Grading Permit), the applicant shall obtain written approval to proceed with construction from the Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer or Tribal Archaeologist. The applicant shall contact the Tribal Historic Preservation Officer or the Tribal Archaeologist at (760) 699-6800, 52 Resolution No.6225 Conditions of Approval Page 7 of 15 Case 5.1266 PDD 359 Assisted Living Facility 1910 S Camino Real August 10,2011] to determine their requirements, if any, associated with grading or other construction. The applicant is advised to contact the Tribal Historic Preservation Officer or Tribal Archaeologist as early as possible. If required, it is the responsibility of the applicant to coordinate scheduling of Tribal monitors during grading or other construction, and to arrange payment of any required fees associated with Tribal monitoring. ENG 8. In accordance with an approved PM-10 Dust Control Plan, temporary dust control fencing shall be installed along the frontage of the parking lot that is to be reconstructed in conjunction with this project. Fencing shall have screening that is tan in color; green screening will not be allowed. Temporary dust control fencing shall be installed after issuance of Grading Permit, and immediately prior to commencement of grading operations. ENG 9. Temporary dust control fence screening shall be appropriately maintained, as required by the City Engineer. Cuts (vents) made into the temporary dust control fence screening shall not be allowed. Temporary dust control fencing shall be adequately anchored into the ground to resist wind loading. ENG 10. Within 10 days of ceasing all construction activity in the parking lot and when construction activities are not scheduled to occur for at least 30 days, the disturbed areas on-site shall be permanently stabilized, in accordance with Palm Springs Municipal Code Section 8.50.022. Following stabilization of all disturbed areas, temporary dust control fencing shall be removed, as.required by the City Engineer. ENG 11. In accordance with City of Palm Springs Municipal Code, Section 8.50.022 (h), the applicant shall post with the City a cash bond of two thousand dollars ($2,000.00) per disturbed acre for mitigation measures for erosion/blowsand relating to this property and development. ENG 12. A Geotechnical/Soils Report prepared by a California registered Geotechnical Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed development. A copy of the Geotechnical/Soils Report shall be submitted to the Engineering Division with the first submittal of a grading plan. ENG 13. The applicant shall provide all necessary geotechnical/soils inspections and testing in accordance with the Geotechnical/Soils Report prepared for the project. All backfill, compaction, and other earthwork shown on the approved grading plan shall be certified by a California registered geotechnical or civil engineer, certifying that all grading was performed in accordance with the Geotechnical/Soils Report prepared for the project. Documentation of all compaction and other soils testing are to be 53 Resolution No.6225 Conditions of Approval Page 8 of 15 Case 5.1266 PDD 359 Assisted Living Facility 1910 S Camino Real August 10,20111 provided. No final approval will be issued until the required certification is provided to the City Engineer. ENG 14. The applicant shall provide pad elevation certifications for all building pads in conformance with the approved grading plan, to the Engineering Division prior to construction of any building foundation. ENG 15. In cooperation with the Riverside County Agricultural Commissioner and the California Department of Food and Agriculture Red Imported Fire Ant Project, applicants for grading permits involving a grading plan and involving the export of soil will be required to present a clearance document from a Department of Food and Agriculture representative in the form of an approved "Notification of Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1) prior to approval of the Grading Plan. The California Department of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208). WATER QUALITY MANAGEMENT PLAN ENG 16. This project will be required to install measures in accordance with applicable National Pollution Discharge Elimination System (NPDES) Best Management Practices (BMP's) included as part of the NPDES Permit issued for the Whitewater River Region from the Colorado River Basin Regional Water Quality Control Board (RWQCB). The applicant is advised that installation of BMP's, including mechanical or other means for pre-treating contaminated stormwater and non-stormwater runoff, will be required by regulations imposed by the RWQCB. It shall be the applicant's responsibility to design and install appropriate BMP's, in accordance with the NPDES Permit, that effectively intercept and pre-treat contaminated stormwater and non-stormwater runoff from the project site, prior to release to the City's municipal separate storm sewer system ("MS4"), to the satisfaction of the City Engineer and the RWQCB. Such measures shall be designed and installed on-site; and provisions for perpetual maintenance of the measures shall be provided to the satisfaction of the City Engineer, including provisions in Covenants, Conditions, and Restrictions (CC&R's) required for the development (if any). ENG 17. A Final Project-Specific Water Quality Management Plan (WQMP) for the redeveloped parking lot area (only) shall be submitted to and approved by the City Engineer prior to issuance of a grading or building permit. The WQMP shall address the implementation of operational Best Management Practices (BMP's) necessary to accommodate nuisance water and storm water runoff from the redeveloped parking lot area. Direct release of nuisance water to the adjacent property or public streets is prohibited. 54 Resolution No.6225 Conditions of Approval Page 9 of 15 Case 5.1266 PDD 359 Assisted Living Facility 1910 S Camino Real August 10,2011] Construction of operational BMP's shall be incorporated into the Precise Grading and Paving Plan. ENG 18. Prior to issuance of any grading or building permits, the property owner shall record a "Covenant and Agreement" with the County-Clerk Recorder or other instrument on a standardized form to inform future property owners of the requirement to implement the approved Final Project- Specific WQMP. Other alternative instruments for requiring implementation of the approved Final Project-Specific WQMP include: requiring the implementation of the Final Project-Specific WQMP in Covenants, Conditions, and Restrictions (CC&R's); formation of Landscape, Lighting and Maintenance Districts, Assessment Districts or Community Service Areas responsible for implementing the Final Project- Specific WQMP; or equivalent. Alternative instruments must be approved by the City Engineer prior to the issuance of any grading or building permits. ENG 19. Prior to issuance of certificate of occupancy or final City approvals, the applicant shall: (a) demonstrate that all structural BMP's have been constructed and installed in conformance with approved plans and specifications; (b) demonstrate that applicant is prepared to implement all non-structural BMP's included in the approved Final Project-Specific WQMP, conditions of approval, or grading/building permit conditions; and (c) demonstrate that an adequate number of copies of the approved Final Project-Specific WQMP are available for the future owners (where applicable). DRAINAGE ENG 20. All stormwater runoff across the property shall be accepted and conveyed in a manner acceptable to the City Engineer and released to an approved drainage system. Stormwater runoff may not be released directly to the adjacent streets without first intercepting and treating with approved Best Management Practices (BMP's). GENERAL ENG 21. Any utility trenches or other excavations within existing asphalt concrete pavement of off-site streets required by the proposed development shall be backfilled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. ENG 22. All proposed utility lines shall be installed underground. 55 Resolution No. 6225 Conditions of Approval Page 10 of 15 Case 5.1266 PDD 359 Assisted Living Facility 1910 S Camino Real August 10,20111 ENG 23. All existing utilities shall be shown on the improvement plans required for the project. The existing and proposed service laterals shall be shown from the main line to the property line. ENG 24. Upon approval of any improvement plan by the City Engineer, the improvement plan shall be provided to the City in digital format, consisting of a DWG (AutoCAD 2004 drawing file), DXF (AutoCAD ASCII drawing exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats. Variation of the type and format of the digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. ENG 25. The original improvement plans prepared for the proposed development and approved by the City Engineer (if required) shall be documented with record drawing "as-built" information and returned to the Engineering Division prior to final approval. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. ENG 26. Nothing shall be constructed or planted in the corner cut-off area of any driveway which does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Code Section 93.02.00, D. ENG 27. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk and/or curb shall have City approved deep root barriers installed in accordance with City of Palm Springs Standard Drawing No. 904. MAP ENG 28. The existing parcels identified as Lots 86 and 87 of the El Camino Estates map, Map Book 31, Pages 66 through 67, shall be merged. An application for a parcel merger shall be submitted to the Engineering Division for review and approval. A copy of a current title report and copies of record documents shall be submitted with the application for the parcel merger. The application shall be submitted to and approved by the City Engineer prior to issuance of building permit. ENG 29. A copy of draft Covenants, Conditions and Restrictions (CC&R's) for maintenance of the--Best Management Practices as required in the approved project-specific Water Quality Management Plan for the redeveloped parking lot area, shall be submitted to the City Attorney for review and approval for any restrictions related to the Engineering Division's recommendations. The CC&R's shall be submitted and approved by the City Attorney prior to issuance of Certificate of Occupancy. 56 Resolution No.6225 Conditions of Approval Page 11 of 15 Case 5.1266 PDD 359 Assisted Living Facility 1910 S Camino Real August 10,20111 TRAFFIC ENG 30. A minimum of 48 inches of clearance for handicap accessibility shall be provided on public sidewalks or pedestrian paths of travel within the development. ENG 31. Construction signing, lighting and barricading shall be provided during all phases of construction as required by City Standards or as directed by the City Engineer. As a minimum, all construction signing, lighting and barricading shall be in accordance with Part 6 "Temporary Traffic Control" of the California Manual on Uniform Traffic Control Devices for Streets and Highways, dated September 26, 2006, or subsequent editions in force at the time of construction. FIRE DEPARTMENT CONDITIONS FID 1 These conditions are subject to final plan check and review. Initial fire department conditions have been determined on the site plan dated May 23, 2011. Additional requirements may be required at that time based on revisions to site plans. Fire Department Conditions were based on the 2010 California Fire Code. Four complete sets of plans for private fire service mains, fire alarm, or fire sprinkler systems must be submitted at time of the building plan submittal. FID 2 Public Safety CFD: The Project will bring a significant number of additional residents to the community. The City's existing public safety and recreation services, including police protection, criminal justice, fire protection and suppression, ambulance, paramedic, and other safety services and recreation, library, cultural services are near capacity. Accordingly, the City may determine to form a Community Services District under the authority of Government Code Section 53311 et seq, or other appropriate statutory or municipal authority. Developer agrees to support the formation of such assessment district and shall waive any right to protest, provided that the amount of such assessment shall be established through appropriate study and shall not exceed $500 annually with a consumer price index escalator. The district shall be formed prior to sale of any lots or a covenant agreement shall be recorded against each parcel, permitting incorporation of the parcel in the district. FID 3 Plot Plan: Prior to completion of the project, an 8.5x11 plot plan or drawing, and an electronic version in an industry standard file format capable of being used in a geographical information system (GIS) preferably an ESRI shape file(s) shall be provided to the fire department. The GIS file shall be projected in the California State Plane Zone VI 57 Resolution No.6225 Conditions of Approval Page 12 of 15 Case 5.1266 Poo 359 Assisted Living Facility 1910 S Camino Real August 10,2011] coordinate system and capable of being re-projected into the North American Datum 1983 coordinate system. PDF files by themselves will not meet this requirement. The GIS and ESRI shape file(s) shall clearly show all access points, fire hydrants, KNOXTm box locations, fire department connections, dwelling unit or suite identifiers, main electrical panel location(s), sprinkler riser and fire alarm locations. Industry standard symbols used in emergency management and pre-fire planning are encouraged. Large projects may require more than one page. AutoCAD files will be accepted but must be approved prior to acceptance. FID 4 PLANS AND PERMITS When there are significant changes in occupancy, water supply, storage heights, type, and quantity of storage, storage configurations, Tenant Improvements or any other changes which may affect the fire sprinkler system design, the owner, tenant or contractor shall submit plans and secure permits. Complete plans for private fire service mains or fire sprinkler systems should be submitted for approval well in advance of installation. Plan reviews can take up to 20 working days. Submit a minimum of four (4) sets of drawings for review. Upon approval, the Fire Prevention Bureau will retain two sets. Plans shall be submitted to: City of Palm Springs Building and Safety Department 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Counter Hours: M — TH, 8:00 AM — 11:00 AM and 2:00 PM — 6:00 PM A deposit for Plan Check and Inspection Fees is required at the time of Plan Submittal. The minimum fee is $ 208.00. These fees are established by Resolution of the Palm Springs City Council. Complete listings and manufacturer's technical data sheets for all system materials shall be included with plan submittals. All system materials shall be UL listed or FM approved for fire protection service and approved by the Fire Prevention Bureau prior to installation. Plans shall indicate all necessary engineering features, including all hydraulic reference nodes, pipe lengths and pipe diameters as required by the appropriate codes and standards. Plans and supportive data (calculations and manufacturer's technical data sheets) shall be submitted 58 Resolution No.6225 Conditions of Approval Page 13 of 15 Case 5.1266 PDD 359 Assisted Living Facility 1910 S Camino Real August 10,20111 with each plan submittal. Complete and accurate legends for all symbols and abbreviations shall be provided on the plans. Plot Plan: Prior to completion of the project, a 8.5"xl1" plot plan and an electronic CAD version shall be provided -to the fire department. This shall clearly show all access points, fire hydrants, knox box locations, fire department connections, unit identifiers, main electrical panel locations, sprinkler riser and fire alarm locations. Large projects may require more than one page. FID 5 Premises Identification (505.1): New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches high for R-3 occupancies and 6" - 12" for all other occupancies depending on distance from street with a minimum stroke width of 0.5 inch. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. FID 6 Key Box Required to be Installed (CFC 506.1): Where access to or within a structure or an area is restricted because of secured openings or where immediate access is necessary for life-saving or fire-fighting purposes, the fire code official is authorized to require a key box to be installed in an approved location. The key box shall be flush mount type and shall contain keys to gain necessary access as required by the fire code official. Secured emergency access gates serving apartment, town home or condominium complex courtyards must provide a key box in addition to association or facility locks. The nominal height of Knox lock box installations shall be 5 feet above grade. Location and installation of Knox key boxes must be approved by the fire code official. FID 7 Key Box Contents (CFC 506.1): The Knox key box shall contain keys to all areas of ingress/egress, alarm rooms, fire sprinkler riser/equipment rooms, mechanical rooms, elevator rooms, elevator controls, plus a card containing the emergency contact people and phone numbers for the building/complex. FID 8 NFPA 13 Fire Sprinkler System is Required: An automatic fire sprinkler system is required based upon an R-4 occupancy. Only a C-16 licensed fire sprinkler contractor shall perform system design and installation. 59 Resolution No.6225 Conditions of Approval Page 14 of 15 Case 5.1266 PDD 359 Assisted Living Facility 1910 S Camino Real August 10,2011] System to be designed and installed in accordance with NFPA 13, 2010 Edition and using Cp of 0.74 and I/r Ratio of 200. No portion of the fire sprinkler system shall be installed prior to plan approval. Prior to final approval of the installation, contractor shall submit a completed Contractors Material and Test Certificate for Aboveground Piping to the Fire Department. (NFPA 13: Figure 24.1) FID 9 Fire Department Connections (CFC 912.2.1 & 912.3): Fire Department connections shall be visible and accessible, have two 2.5 inch NST female inlets, and have an approved check valve located as close to the FDC as possible. All FDC's shall have KNOX locking protective caps. Contact the fire prevention secretary at 760-323-8186 for a KNOX application form. FID 10 Ventilating Hood & Duct System (CFC 904.11 & CMC 507.1): A Type I ventilating hood and duct system shall be provided for commercial-type food heat-processing equipment that produces smoke or grease-laden vapors. FID 11 Fire Extinguishing System Required (CFC 904.11): Approved UL 300 automatic fire-extinguishing systems shall be provided for the protection of commercial type-cooking equipment. FID 12 Portable Fire Extinguishers for Food Processing Equipment (CFC 906.1 & 4): In addition to the fixed system, a fire extinguisher listed and labeled for Class K fires shall be installed within 30 feet of commercial food heat processing equipment, as measured along an unobstructed path of travel. The preferred location is near the exit from the cooking equipment area. FID 13 Fire Extinguisher Requirements (CFC 906): Provide one 2-A:10-B:C portable fire extinguisher for every 75 feet of floor or grade travel distance for normal hazards. Show proposed extinguisher locations on the plans. Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet above floor level. Preferred location is in the path of exit travel or near an exit door. FID 14 Posting of Occupant Load (CFC 1004.3): Every room or space that is an assembly occupancy shalt have the occupant load of the room or space posted in a conspicuous place, near the main exit or exit access doorway from the room or space. Posted signs shall be of an approved legible permanent design and shall be maintained by the owner or authorized agent. 60 Resolution No. 6225 Conditions of Approval Page 15 of 15 Case 5.1266 PDD 359 Assisted Living Facility 1910 S Camino Real August 10,20111 FID 15 Applicant will need to submit an 850 application (State of California Fire Safety Inspection Request). END OF CONDITIONS 61 t�, tVElVED Date: August 5, 2011 2011 AUG —8 AN 8• 13 TO: Palm Springs Planning Commission j CITY CL'"eRY. From: Sheryl Hamlin RE: 4A. Case 5.1266 PDD 359 -A Planned Development District application by Michael's House for a proposed 60-bed substance abuse recovery center/assisted living facility located at 1910 South Camino Real; Zone R-2, Section 26. (Project Planner: Ken Lyon, Associate Planner) On page 7 of the staff report,the description of the facility is as follows: The applicant has proposed that the use itself that of an assisted living facility providing diagnosis and treatment of substance dependence and secondary diagnosis of mental health concerns - provides a substantial public service and benefit to the community. Furthermore, the applicant notes the "secondary economic effects" of the clients and their families using local restaurants, hotels, and other business establishments adds to the economic vitality of the City of Palm Springs. Note that the facility will provide `diagnosis and treatment'. Per the Michael's House website, it is noted that many of the clients are dual-diagnosed: The terms co-occurring disorders and dual-diagnosis describe a condition where a person is affected by both chemical dependency and an emotional or psychiatric illness. hiip://www.michaelshouse.com/ The term `assisted living; is a misnomer. The proposed facility is essentially a quasi- medical facility treating potentially dangerous clients such as schizophrenics who require medication. Therefore,the facility should be required to provide 24 hour security where all ingress/egress is monitored electronically.Any drugs administered or kept on the premises must be logged. Patients driven to receive such medication should be monitored with security. 60 beds is a large facility. Michaels House should provide 24/7 on-site management in addition to the 24/7 electronic security surveillance. I have read that the `best' rehab facilities provide a client-to-staff ratio of 2:1. This would mean 30 employees. Is there ample parking for such a large staff?The staff report mentions 8 staff members,which is a ratio of 7.5 clients to 1 staff. How can this high ratio of clients to staff be sufficient? Michaels House accepts sex offenders. (See attached article from The Monterey Herald). Sex offenders must be required to register with the Palm Springs Police. Will the facility offer detox? Detox is a medical procedure that requires medical supervision. Is there a special treatment area for the detox or will the clients be driven to another facility? Flanning Commission Meeting bate: ] Michaels House—5.1266—PDD 359 additional Material item 6 2 Where will the clients exercise? How will Michaels House provide supervised exercise? Is there room on the property for an on-site exercise room or will they contract with a local business to bring groups of clients to a public facility? Will the facility be co-ed?If so, what provisions are in the layout of the 60 beds to accommodate clients of different sexes? The vicinity map shows the facility abutting an area of single family residences: Joshua Tree, Marion,Aquanetta and La Jolla. Is there not a zoning restriction for the distance between such quasi-medical facilities and single family residential areas? While the staff report analyzed the building and its architecture, the use of the facility and the special requirements that should be associated with a quasi-medical facility for clients with both psychological disorders and chemical dependencies was not considered. Conditions to the CUP should be added to regulate such purposes. Michaels House—5.1266—PDD 359 Page 2 of 2 63 JOSEPH W. HAYDEN 1860 South Aquanetta Circle,Palm Springs, CA 92264-9242 Res (760)416-6621 Cel(760)910-3804 e-mailjoewhaydcn@yahoo.com Mr. James Thompson, City Clerk 3200 E. Tahquitz Canyon Way Palm Springs,CA 92262 August 28, 2011 I wish to voice my objection to yet another drug and alcohol recovery center in Palm Springs, especially in the residential community at 1910 South Camino Real. As a property owner adjacent to that location I am confident that my property value will decrease even further in today's economy when I must make it known to potential buyers that they will be living near such a facility. The traffic in this area has already increased dramatically since the opening of the Ace Hotel. Traffic patterns will be made worse by the addition of another facility asking for increased density in the area. Does Palm Springs wish to be known as the drug/alcohol rehab center of California? s truly, seph . Hayden /?�4 3> c CI)'3 ' O rtTl m3 a S< M-V S NM 64 CITY OF PALM SPRINGS PUBLIC HEARING NOTIFICATION City Council Meeting Date: Sept. 7, 2011 Subject: Case 5.1266 PDD 359 - Michael's House AFFIDAVIT OF PUBLICATION I, Kathie Hart, Chief Deputy City Clerk, of the City of Palm Springs, California, do hereby certify that a copy of the attached Notice of Public Hearing was published in the Desert Sun on Aug. 27, 2011. declare under penalty of perjury that the foregoing is true and correct. U�9 Kathie Hart, CMC Chief Deputy City Clerk AFFIDAVIT OF POSTING I, Kathie Hart, Chief Deputy City Clerk, of the City of Palm Springs, California, do hereby certify that a copy of the attached Notice of Public Hearing was posted at City Hall, 3200 E. Tahquitz Canyon Drive, on the exterior legal notice posting board and in the Office of the City Clerk on Aug. 25, 2011. II declare under penalty of perjury that the foregoing is true and correct. VA20 Kathie Hart, CMC Chief Deputy City Clerk AFFIDAVIT OF MAILING I, Kathie Hart, Chief Deputy City Clerk, of the City of Palm Springs, California, do hereby certify that a copy of the attached Notice of Public Hearing was mailed to each and every person on the attached list on Aug. 25, 2011, in a sealed envelope, with postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California. (108 notices) I ,d/e'clare under penalty of perjury that the foregoing is true and correct. 111AW3/ Kathie Hart, CMC Chief Deputy City Clerk 65 The Desert Sun Certificate of Publication 750 N Gene Autry Trail Palm Springs, CA 92262 760-778-4578/Fax 760-778-4731 State Of California as: County of Riverside No 2884 NOTICE OF BLIC NEARING - Advertiser: ML CIrr OF AI.M SPRINGS CITY OF PALM SPRINGS/LEGALS CASE 5.1266P NNED DEVELOPMENT DISTRICT359A CANNED DEVELOPMENT PO BOX 2743 DISTRICT APPLICATION FOR 'MICH AECS HO 3E" AN ASSISTED LIVING PALM SPRINGS CA 922632 FACILITY AT'I eSouTHCAMINOREAL NOTICE IS HER GIVEN thal to Ciy Csaldl as dopffu thhe6Nec City Of has' Spirgs..nCgaMomia,wN hoM a g11:-Tfie caYffi rneetinggbeyilsof mat�eod 2000275815 pp m tR the Lou Chamber et Coy Hell,321q EasfTahquitzC nWey,Palm Springs. The uryoss of Bearing is to consider a re. quest for a Pla Deve prtrent DiWct(PDD) for an assisted fadiiyro/sebstance abuse re-. covert cerAer use a renovated exisWg ® fac11N located ffi 1910 Canlaa Real, R--ZZ APN 511-1411101. The PDD seals adluebnenls in the dove efandardsin9l Iganahama- trve meare for rig density for sled Irv- asel am over the age of 18 years old, a citizen of the United irgfacaities:The )ecfpr000ses60beds,mWe- States and not a party to, or have interest in this matter. I oourpp mg: �spacee, od-abeet parking spaces,and IerWscap hereby certify that the attached advertisement appeared in said newspaper (set in type not smaller than non panel) in each and entire issue of said newspaper and not in any supplement thereof on the following dates,to wit j: Newspaper: .The Desert Sun L ' 8/27/2011 AL ua s I acknowledge that I am a principal clerk of the printer of �� �51t The Desert Sun, printed and published week) in the City ENVIRONMENT. DETERMINATION: This Y ty add a Categodce Fxampt Tinder the Gutdelires of Palm Springs, County of Riverside, State of California. of dce Cal Environmental Quality Act The Desert Sun was adjudicated a newspaper of general (CEOA) as a 15(Sedipn 15301 existing 19 structures)exam on. circulation on March 24, 1988 by the Superior Court of the REVIEW OF INF RMATION:The-shelf reD�.rt and County of Riverside, State of California Case No. carer documents arding O'a are 191236. reviewat Citvy allbehaledlhe Iares aN 6. a. .ro 11.130 a.m.and 2:00 p m.ro 6:00 Rm., Tfth Thumdey. Please corded lire ik the the Cleric ffi(760) ant a2re9wt wou like roadedule eppdrromera I declare under penalty of perjury that the foregoing is true to review tlleaa rcneMs= ... and correct. Executed on this 27th day of August, 2011 in COMMENT ON HIS APPLICATION: Resporsal to the matte m be made verbally at the pubs Palm Springs,California hroenan�ngnsnNoMri wb made the CRY dOa ndtbyl lffiMK(for Its AeWeMI tor- city Thanpson , Cie* _.. 3200 T CA 42282W�Any cheliange the proposed Pitied In'court rtrey be Bmited reism9, Ythose,issues mised et al pPutlic fs rig despibed in this malice,or in wnllen corn rice detveratl to 96 City Clerk D Si ature 4 or Ic hearing. (Government _ Code.Se%tlon (2)). O Co - Y An opportunity bbgwen at��for al interested� be d to reracYed ai.KutnA$6a1r- �,.= 0= �Planner.ffi 60)323.6245. LLJJ V .0 SSI naceagaa con eats Carta,porfavmilme CltFl a0..hablar cn W C aa � ' d Ln �- I.J 4J_ � James Than ,Ciy C&dc to S U ' vuesalnid: n1 < � C � aV L„ NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS CASE 5.1266 PLANNED DEVELOPMENT DISTRICT 359 A PLANNED DEVELOPMENT DISTRICT APPLICATION FOR "MICHAEL'S HOUSE" AN ASSISTED LIVING FACILITY AT 1910 SOUTH CAMINO REAL NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a public hearing at its meeting of September 7, 2011. The City Council meeting begins at 6:00 p.m., in the Council Chamber at City Hall, 3200 East Tahquitz Canyon Way, Palm Springs. The purpose of this hearing is to consider a request for a Planned Development District (PDD) for an assisted living facility/substance abuse recovery center use at a renovated existing facility located at 1910 South Camino Real, Zone R-2, APN 511-141-001. The PDD seeks adjustments in the development standards including an alternative means for calculating density for assisted living facilities. The project proposes 60 beds, multi-purpose spaces, 32 off-street parking spaces, and landscaping. ENVIRONMENTAL DETERMINATION: This project is Categorically Exempt under the Guidelines of the California Environmental Quality Act (CEQA) as a Class 1 (Section 15301 existing structures) exemption. REVIEW OF INFORMATION: The staff report and other supporting documents regarding this are available for public review at City Hall between the hours of 8:00 a.m. to 11:00 a.m. and 2:00 p.m. to 6:00 p.m., Monday through Thursday. Please contact the Office of the City Clerk at (760) 323-8204 if you would like to schedule an appointment to review these documents. COMMENT ON THIS APPLICATION: Response to this notice may be made verbally at the public hearing and/or in writing before the hearing. Written comments may be made to the City Council by letter (for mail or hand delivery) to: James Thompson, City Clerk 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Any challenge of the proposed project in court may be limited to raising only those issues raised at the public hearing described in this notice, or in written correspondence delivered to the City Clerk at, or prior, to the public hearing. (Government Code.Section 65009(b)(2)). An opportunity will be given at said hearing for all interested persons to be heard. Questions regarding this case may be directed to Ken Lyon, Associate Planner, at (760) 323-8245. Si necesita ayuda con esta carta, por favor Ilame a la Ciudad de Palm Springs y puede hablar con Nadine Fieger telefono (760) 323-8245. mes Thompson, City C erk 66 �Of VPLM SP•'O N Department of Planning Services W .,�,� • Vicinity Map C'0[IFOINp AVAJO.CIRAPACRE RD K C E F W d W a K K o a Z fl a > LA JOLLA RD z I f RION WY f � { t0? D 9 ft pfi\ Legend Q 400 Ft Buffer ® STE Parcels I r-'-� \ YA ayp0 CITY OF PALM SPRINGS CASE NO: 5.1266 PDD 359 DESCRIPTION: A Planned Development District application seeking an alternative methodology for APPLICANT: Palm Springs calculating density for an assisted living facility use Treatment Centers, LLC at an approximate 1.27 acre parcel at 1910 South Camino Real, APN 511-141-001. 67 MR PETE MORUZZI "'A jr, t4 14 t, WST CSI E1P � PALM SPRINGS MODERN COMMITTEE P.O. BOX 4738 PALM SPRINGS,CA 922634738 CITY OF PALM SPRINGS CASE 5.1266 PLANNING SERVICES DEPARTMENT MRS.JOANNE BRUGGEMANS ATTN SECRETARY/5.1266 506 W.SANTA CATALINA ROAD PO BOX 2743 PALM SPRINGS, CA 92262 PALM SPRINGS,CA 92263-2743 MS MARGARET PARK al}4 N BAW'0F�Af4U1LLA AGUA CALIENTE BAND OF CAHUILLA INDIANS 5401 DINAH SHORE DRIVE PALM SPRINGS, CA 92264 SOBOBA BAND OF LUISENO INDIANS LUEBBEN JOHNSON&BARNHOUSE, ATTN:JOSEPH ONTIVEROS LLP ' t ATTN: RICHARD C.WADE, PARALEGAL EEt • �TISi CULTURAL RESOURCES MANAGER TH P.O. BOX487 74244 STREET NW SAN JACINTO, CA 92581 LOS RANCHOS DE ALBUQUERQUE, NM 87107 MR JAMES CIOFFI SP r ���� CIOFFI ARCHITECT MR RICHARD W. ROGERS 2121 E.TAHQUITZ CANYON WAY, PS TREATMENT CENTERS, LLC ` SUITE 3 210 WESTWOOD PLACE, STE. 120 PALM SPRINGS, CA 92262 BRENTWOOD,TN 37027 MS KRISTA GILBERT MR JOHN SANBORN PS TREATMENT CENTERS,LLC SANBORN A/E INC. 2095 N. INDIAN CANYON DRIVE 71-780 SAN JACINTO DRIVE, E-1,#C PALM SPRINGS,CA 92262 RANCHO MIRAGE,CA 92270 �1111 s. I'd 6� PO 3s j &�J / =A e e y. & 7. It *****AUTOCR**COOS *****AUTOCR**C030 *****AUTOCR**C014 511-054-006 511-053-011 511-052-008 Albert E Gossel Friedman B & S 1850 Camino Real 1703 Queens Ct 660 29Th St 647 E 4Th St W Hollywood, CA 90069-1431 Manhattan Bea, CA 90266-2233 Long Beach, CA 90802-2622 *****AUTOCR**CO20 *****AUTOCR**C057 *****AUTOCR**CO25 511-141-003 511-141-021 511-054-004 Jay Zaltman Joyce Chapman *M* Nicholas M Fintzelberg 4753 Forman Ave 2602 E Larkwood St 730 Golden Park Ave N Hollywood, CA 91602-1618 West Covina, CA 91791-2924 San Diego, CA 92106-2913 *****AUTOCR**C019 *****AUTOCR**B023 *****AUTOCR**CO10 511-141-019 511-141-002 511-053-007 .Molly Udell United State Of America John A Macdonald 939 Orange Ave PO Box 2245 1872 S Aquanetta Cir Coronado, CA 92118-2609 Palm Springs, CA 92263-2245 Palm Springs, CA 92264-9242 *****AUTOCR**CO10 *****AUTOCR**CO10 *****AUTOCR**CO10 511-053-008 511-053-010 511-053-012 Joseph W Hayden Dennis & Karen Graham Sam Miller 1860 S Aquanetta Cir 974 E La Jolla Rd 992 E La Jolla Rd Palm Springs, CA 92264-9242 Palm Springs, CA 92264-9286 Palm Springs, CA 92264-9286 *****AUTOCR**CO10 *****AUTOCR**CO10 *****AUTOCR**CO10 511-054-003 511-054-005 511-141-004 Inez Baldwin Jack W & Baily Henselmeier Phyllis A Klocek 973 E La Jolla Rd 991 E La Jolla Rd 982 E Marion Way Palm Springs, CA 92264-9246 Palm Springs, CA 92264-9246 Palm Springs, CA 92264-9260 *****AUTOCR**CO10 *****AUTOCR**CO10 *****AUTOCR**CO10 511-141-005 511-141-006 511-141-007 John T Bogart Stephen D Baker Douglas Trueblood 998 E Marion Way 1925 S Joshua Tree Pl 1947 S Joshua Tree P1 Palm Springs, CA 92264-9260 Palm Springs, CA 92264-9245 Palm Springs, CA 92264-9245 *****AUTOCR**CO10 *****AUTOCR**CO10 *****AUTOCR**C014 511-141-016 511-141-017 511-141-008 Theodore H Kessel Ronald A & Edna Soto John Ocarroll 1969 S Joshua Tree Pl 1977 S Joshua Tree P1 1930 S Camino Real 8 Palm Springs, CA 92264-9245 Palm Springs, CA 92264-9245 Palm Springs, CA 92264-9290 *****AUTOCR**C068 *****AUTOCR**C068 *****AUTOCR**C091 511-051-002 511-.160-002 511-141-014 Millennium. Housing Corp Millennium Housing Corp Michael J & Rebecca Maas 20 Pacifica 1470 20 Pacifica 1470 31 Sea Ter Irvine, CA 92618-7468 Irvine, CA 92618-7468 Newport Coast, CA 92657-1021 *****AUTOCR**C011 *****AUTOCR**BO10 *****AUTOCR**C061 511-052-005 511-054-002 511-052-007 Gregory E Bogdan Mary & Owen Marchese Sun Garden Packing Cc 2200 Pacific Ave 3E PO Box 3148 99 Almaden Blvd 565 San Francisco, CA 94115-1409 Saratoga, CA 95070-1148 San Jose, CA 95113-1600 511-141-020 *** 28 Printed *** Angel 528 NW Ridge View Ln Camas, WA 98607 C�'e f•07 / • c,rt.�- s. e d 6� Pa 3s� �h�'�-,2�.�1�� f��,� �C�C.2�=�io,� ��S) G� 009707654 009707834 009706821 DEVRIES,DAVID A&WINIFRED SCHAEFER BEATRICE D PETRY EM LY 103 CARAVAN ST 129 MECCA SAHARA PARK 7 ARABY ST PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 009706430 009704447 009704434 SCHMTTZ,SHARON A MB.LER EUNICE BENNETT,JAMES M 100 CARAVAN ST 60 NILE ST 241 TUNIS ST PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 009609953 009608952 009608951 KELLER,EUGENE W MYER EARL B&BARBARA D TR KELLER EUGENE W 10115 SANTA GERTRUDES AVE 8359 CATALINA AVE 10115 SANTA GERTRUDES AVE WHITTIER,CA 90603 WHITTIER,CA 90602 WHITTIER,CA 90603 009609950 009608949 009608948 KERNS,WILLIAM B&KATHERINE MIALLANTHONY A&ADRIAN L KELLER EUGENE W 1320 LAS LOMAS RD NE 930 ANDERSON WAY 10115 SANTA GERTRUDES AVE ALBUQUERQUE,NM 87106 SAN GABRIEL,CA 91776 WHITTIER,CA 90603 009608947 009608946 009608945 KELLER,EUGENE W BRENTWOOD COOPERATIVE INC KELLER EUGENE W 10115 SANTA GERTRUDES AVE 1930 S CAMINO REAL 10115 SANTA GERTRUDES AVE WHITTIER,CA 90603 PALM SPRINGS,CA 92264 WHITTIER,CA 90603 0096099" 009608943 009608942 WALL,CHARLES&LAURA TR BARDEN,MICHAEL&GRETA KELLER EUGENE W 637 W KNOLL DR 302 PO BOX 644 10115 SANTA GERTRUDES AVE WEST HOLLYWOOD,CA 90069 GLEN ELLEN,CA 95442 WHITTIER,CA 90603 009608941 009608940 009608939 KELLER,EUGENE W GUTHRIE,PATRICIA&BEVERLY K SANCHEZ,IGNACIO&HILDA 10115 SANTA GERTRUDES AVE 1930 S CAMINO REAL 2 74821 MERLE DR WHITTIER,CA 90603 PALM SPRINGS,CA 92262 PALM DESERT,CA 92260 009702262 009709189 009705855 ECHOLS,HENRIETTA BUHLERT,BARBARA SAZZMANN,PAUL E 73 NILE ST 266 ARABY ST 102 CARAVAN ST PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 009705761 009709697 009719722 LUKENS,SUSAN HUGHES,ELENORE&ANN M MARINO,MARCELLA 279 ARABY ST 137 MOROCCO ST 196 ALADDIN ST PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 009706632 009712039 009712265 MULLEN,TED L&ROSE ANN LUND,LUCILE TURNER V HELEN 127 MECCA ST 203 ALADDIN ST A 116 W 3RD ST PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 ABERDEEN,WA 98520 009712494 009703275 009719721 AQUILINA,SAMMIE J FERNANDEZ DOSE M&OFELIA E FULOP,MARIA 191 SAHARA ST 170 CARAVAN ST 145 CARAVAN ST PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 009712759 009713592 009714591 BARTKIEWICZ,STANLEY A JR FINA MICHAEL P&DOLORES M JAMES,CYRH.B 178 OASIS ST 90 CARAVAN ST 246 SUEZ ST PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 009715773 009716710 009718669 ECKELBERGER,NORMAN&JORDAN HAYRYNEN�BRENT&DIANA DEEGANJUOMAS L 153 TANGIERS ST 125 CAIRO ST A 9 OASIS PL PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 CATHEDRAL CY,CA 92234 009719056 009719057 009719718 PFAFFLE,DONALD CHRIS RODBERG,CHERYL LEE KNUTSON,BETTE S 12 OASIS PL 159 CARAVAN ST 68 NILE ST CATHEDRAL CITY,CA 92234 PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 009719719 009719720 009720387 MONTALBANO,TOM ROGERS,ELIZABETH C DESPATHY,WH,FRED G 99 CARAVAN ST 106 CARAVAN ST 82524 GRANT DR PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 009720386 009720384 009720385 CUSENZA,MARGARET E RAVERT,ARLENE S&TAMMY MOLINA,LEONIDES BARRA& 227 N SAFARI ST 172 CARAVAN ST SALLY GONZALES PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 1586 BORDWELL AVE COLTON,CA 92324 009716813 009716860 009717802 WYNNE,MARSHA SAHARA,PARK MITCHELL,LARRY L 136 MECCA ST 50 SAHARA ST 237 N SAFARI ST PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 009717845 009720808 009720809 BURGOINE,ROBERT K&LAUREL B BAZURTO,RUBEN JOHN ZITTEL,EDWARD B&JEANETTE L 201 ALADDIN ST 52 SAHARA ST 61 NILE ST PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 009720810 009721171 009721172 SAHARA MOBILE HOME PARK MUENKS,PAUL LAWRENCE WHEATLEY,PATRICIA A 20 PACIFICA 1470 94 CARAVAN ST 148 MOROCCO ST IRVINE,CA 92618 PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 009721173 511141001 511053012 PARRIOTT,PATRICIA A MOADDEL,MEHRAN&PARASTO ROBERTS,JON 223 N SAFARI ST 3417 W SLAUSON AVE 1030 W CIELO DR PALM SPRINGS,CA 92264 LOS ANGELES,CA 90043 PALM SPRINGS,CA 92262 511142001 511142002 511142003 WALSH,DOROTHY TRUST MUTH,JAMES BOTTOM DAVID P TRUST 975 E MARION WAY 981 E MARION WAY 1911 S NAVAJO DR PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 511142004 511142005 511142006 UDELL,PAULA&NINA CHESTEIWORDON ARDELL& HAWKINS,VERLIN R 1327 8TH ST DOROTHY ETTA TRUST 1990 S JOSHUA TREE PL CORONADO,CA 92118 1970 S JOSHUA TREE PL PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 511142009 511142010 009727203 UDELL,MOLLY TRUST THOMPSON,GRANT L LIVING TRUST MILLER ANNE P 939 ORANGE AVE 1927 S NAVAJO DR 203 ALADDIN ST CORONADO,CA 92118 PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 511150033 MARTIN,CAROLYN ELAINE PO BOX 6167 LA QUINTA,CA 92248 July 28,2011 To: City of Palm Springs RE: Support of Michaels House Services expanding to 1910 Camino Real, Palm Springs California ("The Tiki Spa" Hotel) Dear City of Palm Springs, I am an involved citizen in my community and I am giving my support for the new construction and treatment program to be provided by Michael's House at 1910 Camino Real, Palm Springs,California. Michael's House has demonstrated their commitment to our community by communicating their intent of services and of their willingness to provide a positive and harmonious relationship. It is my understanding that for more than 22 years Michael's House has been operating its program in Palm Springs and it has always been a cooperative and collaborative neighbor that has been extremely responsive to any concerns regarding our community needs. My signature below speaks of my support for their services. I encourage the City of Palm Springs to join me in supporting this longstanding community institution. Signature: 14 �l, ti �lXF�r41 Printed Name: Address: _ 68 July 28, 2011 To: City of Palm Springs RE: Support of Michaels House Services expanding to 1910 Camino Real, Palm Springs California ("The Tiki Spa" Hotel) Dear City of Palm Springs, I am an involved citizen in my community and I am giving my support for the new construction and treatment program to be provided by Michael's House at 1910 Camino Real, Palm Springs, California. Michael's House has demonstrated their commitment to our community by communicating their intent of services and of their willingness to provide a positive and harmonious relationship. It is my understanding that for more than 22 years Michael's House has been operating its program in Palm Springs and it has always been a cooperative and collaborative neighbor that has been extremely responsive to any concerns regarding our community needs. My signature below speaks of my support for their services.I encourage the City of Palm Springs to join me in supporting this longstanding community institution. �1V j Signature: ,e Printed Name: Address: Z3� 69 July 28, 2011 To: City of Palm Springs RE: Support of Michaels House Services expanding to 1910 Camino Real, Palm Springs California("The TIM Spa" Hotel) Dear City of Palm Springs, i am an involved citizen in my community and I am giving my support for the new construction and treatment program to be provided by Michael's House at 1910 Camino Real, Palm Springs, California. Michael's House has demonstrated their commitment to our community by communicating their intent of services and of their willingness to provide a positive and harmonious relationship. It is my understanding that for more than 22 years Michael's House has been operating its program in Palm Springs and it has always been a cooperative and collaborative neighbor that has been extremely responsive to any concerns regarding our community needs. My signature below speaks of my support for their services. I encourage the City of Palm Springs to join me in supporting this longstanding community institution. Signature: Printed Name: v-1 e--- Address: of 70 July 28,2011 To: City of Palm Springs RE: Support of Michaels House Services expanding to 1910 Camino Real, Palm Springs California ("The Tiki Spa" Hotel) Dear City of Palm Springs, I am an involved citizen in my community and I am giving my support for the new construction and treatment program to be provided by Michael's House at 1910 Camino Real, Palm Springs, California. Michael's House has demonstrated their commitment to our community by communicating their intent of services and of their willingness to provide a positive and harmonious relationship. It is my understanding that for more than 22 years Michael's House has been operating its program in Palm Springs and it has always been a cooperative and collaborative neighbor that has been extremely responsive to any concerns regarding our community needs. My signature below speaks of my support for their services. I encourage the City of Palm Springs to join me in supporting this longstanding community institution. Signature: r v G 6A1 LA5�j Printed Name: QJ O i C 'S ( Q Address: (2 7� A L I, July 28,2011 To: City of Palm Springs RE: Support of Michaels House Services expanding to 1910 Camino Real, Palm Springs California ("The Tiki Spa" Hotel) Dear City of Palm Springs, I am an involved citizen in my community and I am giving my support for the new j construction and treatment program to be provided by Michael's House at 1910 Camino Real, Palm Springs, California. Michael's House has demonstrated their commitment to our community by communicating their intent of services and of their willingness to provide a positive and harmonious relationship. i It is my understanding that for more than 22 years Michael's House has been operating its program in Palm Springs and it has always been a cooperative and collaborative neighbor that has been extremely responsive to any concerns regarding our community needs. i My signature below speaks of my support for their services. 1 encourage the City of Palm Springs to join me in supporting this longstanding community institution. Signature: i P� �1 Printed Name: Address: h (� cz., (/ O ��a- 72 July 28, 2011 To: City of Palm Springs RE: Support of Michaels House Services expanding to 1910 Camino Real, Palm Springs California ("The Tiki Spa" Hotel) Dear City of Palm Springs, I am an involved citizen in my community and I am giving my support for the new construction and treatment program to be provided by Michael's House at 1910 Camino Real, Palm Springs,California. Michael's House has demonstrated their commitment to our community by communicating their intent of services and of their willingness to provide a positive and harmonious relationship. It is my understanding that for more than 22 years Michael's House has been operating its program in Palm Springs and it has always been a cooperative and collaborative neighbor that has been extremely responsive to any concerns regarding our community needs. My signature below speaks of my support for their services. I encourage the City of Palm Springs to join me in supporting this longstanding community institution. Signature: i Printed Name: zt 4 kr C !� Address: �U / /I Y y/ PctI '7-1 �Olr �tc 73 July 28, 2011 To: City of Palm Springs RE: Support of Michaels House Services expanding to 1910 Camino Real, Palm Springs California ('The Tiki Spa" Hotel) Dear City of Palm Springs, I am an involved citizen in my community and I am giving my support for the new construction and treatment program to be provided by Michael's House at 1910 Camino Real, Palm Springs, California. Michael's House has demonstrated their commitment to our community by communicating their intent of services and of their willingness to provide a positive and harmonious relationship. It is my understanding that for more than 22 years Michael's House has been operating its program in Palm Springs and it has always been a cooperative and collaborative neighbor that has been extremely responsive to any concerns regarding our community needs. My signature below speaks of my support for their services. I encourage the City of Palm Springs to join me in supporting this longstanding community institution. Signature: dry i 46r�� Printed Name: ��d�v7l? 64 I✓r1�64��/ Address: 74 July 28, 2011 To: City of Palm Springs RE: Support of Michaels House Services expanding to 1910 Camino Real, Palm Springs California ("The Tiki Spa" Hotel) Dear City of Palm Springs, I am an involved citizen in my community and I am giving my support for the new construction and treatment program to be provided by Michael's House at 1910 Camino Real, Palm Springs,California. Michael's House has demonstrated their commitment to our community by communicating their intent of services and of their willingness to provide a positive and harmonious relationship. It is my understanding that for more than 22 years Michael's House has been operating its program in Palm Springs and it has always been a cooperative and collaborative neighbor that has been extremely responsive to any concerns regarding our community needs. My signature below speaks of my support for their services. I encourage the City of Palm Springs to join me in supporting this longstanding community institution. Signature: S- Printed Name: CIMIC ©RSNAL Address: 16 3 CKM N S 75 July 28, 2011 To: City of Palm Springs RE: Support of Michaels House Services expanding to 1910 Camino Real, Palm Springs California (`The Tiki Spa"Hotel) Dear City of Palm Springs, I am an involved citizen in my community and I am giving my support for the new construction and treatment program to be provided by Michael's House at 1910 Camino Real, Palm Springs,California. Michael's House has demonstrated their commitment to our community by communicating their intent of services and of their willingness to provide a positive and harmonious relationship. It is my understanding that for more than 22 years Michael's House has been operating its program in Palm Springs and it has always been a cooperative and collaborative neighbor that has been extremely responsive to any concerns regarding our community needs. My signature below speaks of my support for their services. I encourage the City of Palm Springs to join me in supporting t s longstanding community institution. Signature: Printed Name: GAL Q (iJ Address: I 76 July 28, 2011 To: City of Palm Springs RE: Support of Michaels House Services expanding to 1910 Camino Real, Palm Springs California ("The Tiki Spa" Hotel) Dear City of Palm Springs, I am an involved citizen in my community and I am giving my support for the new construction and treatment program to be provided by Michael's House at 1910 Camino Real, Palm Springs, California. Michael's House has demonstrated their commitment to our community by communicating their intent of services and of their willingness to provide a positive and harmonious relationship. It is my understanding that for more than 22 years Michael's House has been operating its program in Palm Springs and it has always been a cooperative and collaborative neighbor that has been extremely responsive to any concerns regarding our community needs. My signature below speaks of my support for their services. 1 encourage the City of Palm Springs to join me in supporting this longstanding community institution. Signature: Printed Name: a- 1 (�Y Address: 77 July 28, 2011 To: City of Palm Springs RE: Support of Michaels House Services expandingto 1910 Camino Real, Palm Springs California ("The Tiki Spa" Hotel) Dear City of Palm Springs, I am an involved citizen in my community and 1 am giving my support for the new construction and treatment program to be provided by Michael's House at 1910 Camino Real, Palm Springs, California. Michael's House has demonstrated their commitment to our community by communicating their intent of services and of their willingness to provide a positive and harmonious relationship. It is my understanding that for more than 22 years Michael's House has been operating its program in Palm Springs and it has always been a cooperative and collaborative neighbor that has been extremely responsive to any concerns regarding our community needs. My signature below speaks of my support for their services. I encourage the City of Palm Springs to join me in supporting this longstanding community institution. Signature:Printed Name:Name: �M 1Vt rO %Iq R C) p Address: / e)4)z R V/9)-/ S , 192LL� sP 78 July 28, 2011 To: City of Palm Springs RE: Support of Michaels House Services expanding to 1910 Camino Real, Palm Springs California ("The Tiki Spa" Hotel) Dear City of Palm Springs, I am an involved citizen in my community and I am giving my support for the new construction and treatment program to be provided by Michael's House at 1910 Camino Real, Palm Springs, California. Michael's House has demonstrated their commitment to our community by communicating their intent of services and of their willingness to provide a positive and harmonious relationship. It is my understanding that for more than 22 years Michael's House has been operating its program in Palm Springs and it has always been a cooperative and collaborative neighbor that has been extremely responsive to any concerns regarding our community needs. My signature below speaks of my support for their services. I encourage the City of Palm Springs to join me in supporting this longstanding community institution. i I Signature: Z Printed Name: Address: 79 July 28,2011 To: City of Palm Springs RE: Support of Michaels House Services expanding to 1910 Camino Real, Palm Springs California ("The Tiki Spa" Hotel) Dear City of Palm Springs, I am an involved citizen in my community and I am giving my support for the new construction and treatment program to be provided by Michael's House at 1910 Camino Real, Palm Springs, California. Michael's House has demonstrated their commitment to our community by communicating their intent of services and of their willingness to provide a positive and harmonious relationship. It is my understanding that for more than 22 years Michael's House has been operating its program in Palm Springs and it has always been a cooperative and collaborative neighbor that has been extremely responsive to any concerns regarding our community needs. My signature below speaks of my support for their services. I encourage the City of Palm Springs to join me in supporting this longstanding community institution. Signature: �( GZ/yLrrc-`. 7 Printed Name: /ud Z4 /j J n !F: q C�()lz;�(y f/ Address: f �� ✓ . C`AL-ifi 80 July 28,2011 To: City of Palm Springs RE: Support of Michaels House Services expanding to 1910 Camino Real, Palm Springs California ("The Tiki Spa" Hotel) Dear City of Palm Springs, I am an involved citizen in my community and I am giving my support for the new construction and treatment program to be provided by Michael's House at 1910 Camino Real, Palm Springs,California. Michael's House has demonstrated their commitment to our community by communicating their intent of services and of their willingness to provide a positive and harmonious relationship. It is my understanding that for more than 22 years Michael's House has been operating its program in Palm Springs and it has always been a cooperative and collaborative neighbor that has been extremely responsive to any concerns regarding our community needs. My signature below speaks of my support for their services. I encourage the City of Palm Springs to join me in supporting this longstanding community institution. i Signature: Printed Name: -�(�f.�'h1_Y�_ kf � Address: -.-A24hY_� 81 July 28, 2011 To: City of Palm Springs RE: Support of Michaels House Services expanding to 1910 Camino Real, Palm Springs California ("The Tild Spa" Hotel) Dear City of Palm Springs, I am an involved citizen in my community and I am giving my support for the new construction and treatment program to be provided by Michael's House at 1910 Camino Real, Palm Springs, Califomia. Michael's House has demonstrated their commitment to our community by communicating their intent of services and of their willingness to provide a positive and harmonious relationship. It is my understanding that for more than 22 years Michael's House has been operating its program in Palm Springs and it has always been a cooperative and collaborative neighbor that has been extremely responsive to any concerns regarding our community needs. My signature below speaks of my support for their services. I encourage the City of Palm Springs to join me in supporting this longstanding community institution. Signature: cci.x�D� Printed Name: O keo J 7 ® h C Address: R ;�— clid. LA4 tv 82 July 28, 2011 To: City of Palm Springs RE: Support of Michaels House Services expanding to 1910 Camino Real, Palm Springs California ( The Tiki Spa" Hotel) Dear City of Palm Springs, I am an involved citizen in my community and I am giving my support for the new construction and treatment program to be provided by Michael's House at 1910 Camino Real, Palm Springs,California. Michael's House has demonstrated their commitment to our community by communicating their intent of services and of their willingness to provide a positive and harmonious relationship. It is my understanding that for more than 22 years Michael's House has been operating its program in Palm Springs and it has always been a cooperative and collaborative neighbor that has been extremely responsive to any concerns regarding our community needs. My signature below speaks of my support for their services. I encourage the City of Palm Springs to join me in supporting this longstanding community institution. Signature: . 7,.kGL �,,,� T; Printed Name: C Address: A3—7 o_l-` -t F'( r�-$_ 83