HomeMy WebLinkAbout9/7/2011 - STAFF REPORTS - 1.A. Page 1 of 1
Jay Thompson R ECU d E0
From: Ginny Foat
Sent: Wednesday, September 07, 2011 12:06 PM 2011 SEP "7 PM 12: 12
To: Jay Thompson JA,tik.5 TH0MF`.:L'a
Subject: FW: No on Port Lawrence project revisions! CITY CLERK
Jay- FYI
John
From: MHOWARDAPR@aol.com [ma!Ito:MHOWARDAPR@aol.com]
Sent: Wednesday, September 07, 2011 12:02 PM
To: Ginny Feat
Subject: No on Port Lawrence project revisions!
Ginny Foat
City Council
Re: City Council Meeting 7 September 2011. ITEM 1A. REVISIONS TO THE PROJECT
FORMERLY KNOWN AS "PORT LAWRENCE".
Please do not overrule the Planning Commission's and AAC's disapproval
and denial of the "Port Lawrence" project revisions. These agencies exist to
safeguard the character and quality of life of Palm Springs. Respect their
recommendations. The City does not need to prostitute itself to avaricious
developers. No! Palm Springs does not have to be re-made into a high
density Manhattan-in-the-desert to have a viable downtown. There are no
six story buildings on El Paseo.
Michael Howard
Real Estate Appraiser
Palm springs
760 323-1050
mhowardayr(&aol.com
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9/7/2011
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4��FORN� CITY COUNCIL STAFF REPORT v
DATE: September 07, 2011 PUBLIC HEARING
SUBJECT: PALM SPRINGS, LLC, A PROPOSAL TO AMEND THE PREVIOUSLY v
APPROVED PORT LAWRENCE MIXED-USE DEVELOPMENT — CASE m
NO. 5.1091 PLANNED DEVELOPMENT DISTRICT 324 FOR THE
DEVELOPMENT OF UP TO 118 CONDOMINIUM UNITS AND
APPROXIMATELY 25,000 SQUARE FEET OF RETAIL COMMERCIAL m
TO A 175-ROOM BOUTIQUE HOTEL AND 30,000 SQUARE FEET OF
RETAIL COMMERCIAL ON APPROXIMATELY 4.1 ACRES OF VACANT r
LAND LOCATED AT THE SOUTHEAST CORNER OF ALEJO ROAD Q
AND NORTH PALM CANYON DRIVE.
00
FROM: David H. Ready, City Manager 3
BY: Department of Planning Services M
Z
SUMMARY
The City Council will review a proposed amendment to a previously-approved Planned
Development District 324 (PDD-324) that consisted of up to 118 condominium units,
25,000 square feet of retail commercial and subterranean parking structure. The v
proposed amendment seeks to develop a 175-room boutique hotel, approximately
30,000 square feet retail commercial, surface parking lot and a two-level free standing
parking structure. The amendment will affect some of the previously established
Planned Development District design standards and the configuration of the site plan.
The Council will also consider an appeal filed by the applicant of the Planning
Commission's decision to deny the revised site plan at its meeting of August 10, 2011. _
RECOMMENDATION: n
-I
1. Adopt Resolution No. _ "A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF PALM SPRINGS, CALIFORNIA, APPROVING AN AMENDMENT TO
CASE NUMBER 5.1091, PLANNED DEVELOPMENT DISTRICT 324, FOR
PALM SPRINGS LLC, A PROPOSED 175 ROOM BOUTIQUE HOTEL,
1
ITEM NO.
City Council Staff Report September 7,2011
Case:5.1091—PD 324 AMND Page 2 of 12
APPROXIMATELY 30,000 SQUARE FEET RETAIL COMMERCIAL AND A .�
TWO-LEVEL FREE STANDING PARKING STRUCTURE ON APPROXIMATELY
4.1 ACRES OF VACANT LAND LOCATED AT THE SOUTHEAST CORNER OF r
ALEJO ROAD AND NORTH PALM CANYON DRIVE" n
PRIOR ACTIONS: Z
The Planning Commission considered the proposed project at its regularly scheduled Z
meeting of September 13, 2006, approved the PDD and recommended approval to the M
City Council. 0
On October 4, 2006, the City Council adopted a Mitigated Negative Declaration and
approved the proposed project as recommended by the Planning Commission.
On July 9, 2008, the Planning Commission recommended an amendment to the Vesting
Condominium Map. M
On July 30, 2008, the City Council approved an amendment to the Vesting <
Condominium Map. m
On October 28, 2009, and September 22, 2010, the Planning Commission granted a r
one-year time extension for the project. 0
On August 8, 2011, Architectural Advisory Committee (AAC), reviewed the preliminary
submittal of the amendment application; by a vote of 7-0 voted a restudy with these
comments:
• Clearer definition of uses along Indian Canyon Drive M
• Create a sense of arrival at the corner of Alejo and Palm Canyon Drive; make Z
it a stronger focal point.
• Consider a use along Alejo that complements the Francis Steven Park across
the street
• Massing along Alejo Street and Indian Canyon to be more articulated;
consider staggering the massing
• Conduct additional studies on how Indian Canyon Drive can be activated, by
introducing such uses as restaurants and other destination retails that can
also be used by hotel guests N
• Incorporate design elements to take advantage of traffic along Indian Canyon
• Parking structure to be more visually pleasing
• Create an exposure for all the good elements within the interior of the project
that are hidden behind the buildings.
• Trash enclosures to be well screened from public views 0
On August 10, 2011, the Planning Commission considered the proposed amendment to
the PD and by a vote of 4-0-1 (Klatchko, recused), approved the use amendment but
denied the site plan with the following comments:
02
City Council Staff Report September 7,2011
Case:5.1091—PD 324 AMND Page 3 of 11
• Setbacks are not adequate
• Proposed height of 58.8 feet is too tall r
• Massing should consider surrounding uses and properties D
• Reconfigure parking structure Z
• Back of house functions along Indian Canyon Drive are too concentrated
• Relocate proposed uses along Indian Canyon Drive elsewhere within the Z
project site m
• Lobby space is diminutive in relationship to floor space
• Address gateway to the downtown
• Address the historic resource of Frank Stevens Park
• Incorporate elements of downtown in the original plan into the new plans
• Incorporate comments and recommendations of the AAC attached to this
memo.
BACKGROUND: M
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The Port Lawrence mixed-use development consisting of residential and commercial flI
use was approved by the Planning Commission and the City Council in 2006. An
amendment to the site layout to accommodate a public access on the south portion of r
the project was approved in 2008. According to the applicant, revisions to the approved Q
Port Lawrence project became necessary in light of changing market forces which in
turn have affected the preferred use of the site.
The subject site is now vacant. The original project included the development of up to 3
118 condominium units, 25,000 square feet of retail commercial space and an m
underground parking structure on the site. The original project had retail space on the Z
ground�rst floor fronting on Palm Canyon, with residential units occurring above, on
three stories. Residential buildings were also proposed on Alejo Road and Indian
Canyon, and on the interior of the project site. The buildings were three and four stories,
within a range of 35' to 50'6" in height. The project also included:
• Eleven live-work units
• An underground parking structure for 315 vehicles _
• A public Street (Clovelly Street) N
A total of eleven (11) livetwork units to be located at the center of the site were —1
proposed. These units would have office/gallery space on the ground floor, and
residential units above, and were to be accessed via the pedestrian walkway through
the site. Finally, the previous project included the construction of an underground
parking structure with 219 parking spaces for residential use, and 96 spaces for n
commercial use. The original site plan had a public street (Clovelly Street) located along
the southern portion of the site connecting Indian Canyon Drive from Palm Canyon
Drive.
03
City Council Staff Report September 7,2011
Case:5.1091—PD 324 AMND Page 4 of 11
ANALYSIS: WU
The proposed amendment to the previously-approved project does not vary from the r"
intent of the PDD, and the project is still consistent with both the General Plan and the n
Downtown Design Guidelines. The applicant is now proposing to develop a mixed-use
project with different components in response to the current real estate market and Z
economic dynamics as a whole. Although the site plan remains fairly consistent with the Z
original plan, the revised project will now accomplish the following:
m
• A mixed-use project consisting of a 175-room boutique hotel, a 9,500 square
feet of banquet hall and approximately 30,000 square feet of retail
commercial space.
• An above ground one level parking structure and a two level free standing
parking structure on the south side of the property. v
• Pedestrian walkway and private vehicle access into the hotel; the
walkway/private vehicle entry way connects Palm Canyon and Indian Canyon m
Drives C
• A luxury spa, fitness area and yoga studio
• The tallest building within the development will be approximately 58' 8" M
located in the interior of the site r
• Pool Deck on second floor and other recreational amenities. O
General Plan and Zoning: TI
The General Plan designation of the site is CBD or Central Business District; the Zoning E
designation is PDD-324; the underlying zone is CBD. The proposed land use is m
consistent with the provisions of the General Plan and Zoning Ordinance for that
designation. The proposed boutique hotel and retail commercial project is also generally Z
consistent with the Downtown Design Guidelines. Under the Guidelines, the site is
designated "High Intensity Mixed-Use (Residential/Commercial) Gateway." The
Guidelines describe the Gateways as follows:
"They should be taller (max. 60 ft.), high intensity mixed-use (residential/commercial) 0
areas with distinctive landscaping and signage marking the entrance to downtown."
The Guidelines further state: CO)
"New buildings should be sensitive to the historic context and complement the unique
mix of architectural styles. In addition, new projects should strive for excellence in
architectural design." _
and: n
"Building height in the north and south gateway areas should be a maximum of 30 feet
on the street front stepping back to 60 feet in height with minor intrusions for
architectural features."
04
City Council Staff Report September 7,2011
Case:5.1091—PD 324 AMND Page 5 of 11
and:
r
"Underground structured parking has the least impact on the visual quality of downtown D
and is encouraged when feasible."
Z
All these provisions are considered in evaluation of the original project and the Z
proposed amendment to the use, site plan and conceptual plans.
m
The General Plan and Zoning designations for surrounding properties are depicted in
Table 1 below.
Table 1: Project and Surrounding General Plan and Zoning Designations
Location General Plan Designation Zoning Designation
Project Site Central Business District CBD PDD-324 v
West CBD CBD
South CBD CBD M
East CBD C-1 and C-2 General Commercial C
North PR Parks and Recreation O (Open Space)
m
Planned Development District: r
Pursuant to Section 94.03.00 (Planned Development District) of the Zoning Ordinance, Q
the Planned Development District (PDD) is designed to provide various types of land
use which can be combined in compatible relationship with each other as part of a
totally planned development. It also states that "It is the intent of this district to insure
compliance with the general plan and good zoning practices while allowing certain rn
desirable departures from the strict provisions of specific zone classifications"
In part, the PD amendment is requested for this project to allow relief from building Z
height and setback criteria. The proposed building heights for this project will range from
14.6 to a maximum of 58.6 feet. The maximum building height in the previous PDD was
51.0 feet; the applicant is not seeking any new deviations from the development
standards.
v
Amendment to the Planned Development District/Revised Project:
The primary change proposed by the amendment is to eliminate "for sale" residential
N
units. A boutique hotel of 175 rooms would replace the 118 condominium units. The
new project will also consist of approximately 30,000 square feet of retail commercial
component. The boutique hotel will feature a luxury spa and yoga studio, including a _
private outdoor courtyard for the spa guests. The original project included buildings of
three to four stories; the revised project will have up to five story high buildings at a
maximum height of approximately 58.6 feet.
05
City Council Staff Report September 7,2011
Case:5.1091—PD 324 AMND Page 6 of 11
Table 1, below, describes the existing PD-324 development standards applicable to the
site, and the proposed amendment to the PD. Ma
r
Comparison of Existing PDD 324 and Proposed Amendment PD-324 Standards D
Z
Type of Standard Existing PDD -324 Proposed Amendment Z
GP Density 118 condo units 175-room boutique hotel
ZO Density 118 condo units 175-room boutique hotel M
Coverage 41.8% 48.8% v
Front Setbacks 0 feet 4.0 feet
Rear Setbacks N/A Ranges from 3' to 7'
Bldg Separations 17' 9" Average of 20.3 feet
Common Open Space 42.66% 43.2%
Hei ht 51 feet 58.6 feet 0
Parking 234 312
m
Site Plan and Project Design:
As with the original project, the revised site plan maintains a "presence on the street" M
through first-floor retail space with minimal setback on Palm Canyon Drive. The basic r"
architectural strategy of a series of interconnected buildings, with a unifying "desert O
contemporary" vernacular, will remain the same. Basic building massing and heights
remain consistent and within the guidelines of the original project. The buildings will be
constructed over a one-level parking structure that is above ground. In place of the
previously proposed subterranean parking structure, a free-standing two level parking ic
structure is being proposed on the south side of the property; this parking structure will m
be available to the general public. Z
The building heights are proposed at a maximum of 58' 8" feet to the top of the parapet .�
in the interior of the site. As proposed, the buildings steps back from the street and rises
to just under 58'8" feet; this will help to preserve the distinctive architectural element
similar to the original project. The spatial distribution of each floor along with the step
back design make it possible to fit five stories into 58.6 feet; the second floor is 14.6 feet
tall to the roof level from the ground floor. Proposed setbacks of the buildings from the
street edge will range from 3.6 feet to 10 feet on all sides. The building similarly sets
back at the corner of Alejo Road and Indian Canyon to create a distinctive architectural N
element at this intersection.
Toward the south end of the site along Palm Canyon Drive, there will be a one level free
standing retail building which will retain a signature canopy element to recall the Strebe —
Theater that once occupied the site. The site plan provides for many of the same n
amenities and highlights called for in the General Plan and Design Guidelines, including
pedestrian access, a mix of commercial and a boutique hotel in the downtown, and
more importantly, maintaining the connections between Palm Canyon and Indian
Canyon Drives.
06
City Council Staff Report September 7, 2011
Case:5.1091—PD 324 AMND Page 7 of 11
Detailed architectural and landscape designs will be provided at the Final Development
Plans phase.
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REVISED SITE PLAN 0
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ORIGINAL SITE PLAN
01,
City Council Staff Report September 7,2011
Case:5.1091—PD 324 AMND Page 8 of 11
Parking Ma
The amendment includes a change in the parking design and required spaces for the r
project. As evident on the revised site plan, there is a noticeable revision to the n
proposed parking structure for the project. The previously approved buildings on the
south side of the site have been eliminated to make way for a free standing parking Z
structure. The original project had an underground parking garage for commercial Z
patrons, employees and residents.
m
The revised project proposes a two-level parking structure on the southerly portion of
the site; another above ground parking area will be provided on the ground floor along
Indian Canyon and on the interior of the site. A total of 234 parking spaces are required
for the mixed-use project; the applicant provides 312 on-site spaces.
Access: 0
A pedestrian walk way and private vehicle entryway into the Hotel connecting Palm m<
Canyon and Indian Canyon Drives on the southerly portion of the site will replace the
previously approved public street (Clovelly Street) at the same segment of the property. m
Additional entry points to the site will be provided along Indian Canyon and Palm r
Canyon Drives and also on Alejo Road. Vehicles approaching the hotel will gain access
into the complex at the ground level. 0
REQUIRED FINDINGS MO
Findings can be made in support of the proposed Planned Development District m
Amendment as follows:
a. The proposed planned development amendment is consistent and in conformity ZZ
with the general plan pursuant to Sections 94.07.00 (A)(1) and 94.02.00 (A)(4) of
the Palm Springs Zoning Code.
The proposed planned development amendment is consistent with the General
Plan, which includes special provisions for the Central Business District. The
project will bring revitalization to the Downtown area with the development of new
retail commercial space; also, the boutique hotel could enhance the City's
tourism base.
b. The subject property is suitable for the uses permitted in the proposed planned X
development district, in terms of access, size of parcel, relationship to similar or
related uses, and other relevant considerations. n
The project, as proposed, is consistent with the Downtown Design Guidelines
and the vision of the area for the future. The site is physically suitable for the
proposed project, and provides sufficient access points for all uses proposed.
08
City Council Staff Report September 7,2011
Case:5.1091—PD 324 AMND Page 9 of 11
C. The proposed establishment of the planned development district is necessary
and proper, and is not likely to be detrimental to adjacent property or residents.
r
The Planned Development District modifies height and setback requirements in a D
manner which is conducive with the urban development sought for the site in the
future. The inclusion of a mixed-use project consisting of a boutique hotel and Z
retail commercial in this area of the City will increase vitality and activity in the Z
Downtown area.
m
Appeal of Planning Commission's Decision:
As stated earlier, the proposed PDD amendment was reviewed by the Planning
Commission on August 10, 2011, which approved the proposed change of use but
denied the new site plan. The applicant is appealing the decision to the Council. In his
letter of appeal dated August 16, 2011, (Attachment # 5) the appellant responded to the
commission's actions and asserts the following: M
• Inadequate setbacks: <
M
The appellant asserts that the proposed setbacks ranging from 3 to 7 feet on the r
revised site plan are an improvement over the original plan given that the previously
approved project had zero setbacks along on Alejo Road and Indian Canyon Dive. Q
• Height is too tall:
According to the appellant, the proposed height of 58.6 feet is consistent with the m
Downtown Design Guidelines which allows up to a maximum of 60 feet tall buildings in
the downtown area. Furthermore, the appellant stated that the buildings are set back Z
substantially from the property lines and that as "with the previously approved project,
maximum building heights are only in the interior of the property. The Planning
Commission comment that we do not adequately and sensitively address building
setbacks is incorrect".
• Massing not in keeping with surrounding neighborhood:
The appellant disagrees with the Planning Commission's comments and directions in
this regard; he further stated the following..."other than at the comer of Alejo and Palm
Canyon Drive where we will create a signature feature architecturally, all of the
condominiums along Palm Canyon have been eliminated and therefore the majority of X
the massing along Palm Canyon is less than 20 feet in height. The staff report reflecting _
the previous project at a maximum height of 51 feet with respect referred not to the
maximum height of the buildings but only to an average height. The previous project
had an approved height of 56.6 feet, just over 1 foot different to our current design.
Furthermore, the current massing is much lower for much of the property, the entire
length of Palm Canyon Drive frontage and especially on the south end of Palm Canyon
09
City Council Staff Report September 7,2011
Case:5.1091—PD 324 AMND Page 10 of 11
beyond the entry to the hotel is open or one story with the parking structure not visible
from Palm Canyon. We have carefully maintained the East West pedestrian promenade MID
and view corridor as before". r
• Parking structure to be reconfigured: D
Z
The appellant also disagrees with the Planning Commission's comments regarding the Z
location of parking spaces and the stand alone parking structure. According to the
appellant, "to 'reconfigure the parking structure', we studied this extensively and believe M
that the parking design has been sensitively configured both intemally and from the
exterior. The flow works well for the public who wishes to conveniently park and shop
along Palm Canyon as well as for valet and self park guests. There are currently 78
additional spaces for public parking".
• Back of house functions along Indian Canyon are too concentrated: 0
m
The appellant has indicated that changes will be made to reflect both the AAC and the <
Commission's concerns on the need to include functional and sensitive uses along
Indian Canyon Drive. The appellant stated that "With regard to the concern along Indian m
Canyon, we recognize the need for sensitive treatment along the exterior and will r
address this when we submit architectural plans to the AAC and Planning Commission.
In the meantime, we took into consideration comments received and have relocated all 0
of the administration and staff offices to the exterior on Indian which will create a
commercial presence on much of the street edge".
• Lobby space on first floor is too small: M
The appellant has determined that the lobby area is large enough to accommodate the Z
hotel's plans. He further stated that the interior height of the lobby area covers three
floors of the hotel and therefore not small for the intended use. In the letter of appeal,
the appellant stated that "The comment that the lobby space is diminutive in relation to
floor space reflects a misunderstanding of one of the key signature experiences of our
project. The Lobby is actually three stories in height beginning with a transition area at
the ground level with valet and an intimate arrival lounge designed for arriving guests.
After arriving at the Hotel and greeting by staff, guests (and public) are invited up to a
signature two-story lobby at the second level for check in, socializing and open vistas in CO)
every direction". _q
Finally, the appellant indicated in the letter of appeal that comments and M
recommendations of the AAC and the Planning Commission are to be incorporated into _
a new site plan. However, as of the writing of this report, new plans have not been
submitted for review by staff. The Planned Development District review process
requires a Preliminary and Final Development plans submittal. This review process was --I
made known to both the AAC and the Planning Commission. The plans attached to this
report are the preliminary plans, with detailed review of site, elevation, landscaping and
10
City Council Staff Report September 7,2011
Case:5.1091—PD 324 AMND Page 11 of 11
other plans to occur at the Final stage; with this future review in mind, staff is
recommending approval of the project by the Council as a Preliminary Planned
Development. r
Environmental Review
Z
A Mitigated Negative Declaration (MND) was previously adopted for the project; a Z
subsequent environmental analysis was prepared under the provisions of the California
Environmental Quality Act (CEQA), a determination was made by the Planning M
Department that the proposed amendment will not result in any new additional impacts
beyond those that were previously identified and addressed and that adequate
mitigation measures had already been incorporated into the project.
FISCAL IMPACT:
v
No fiscal impact. M
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Dlre Thomas Wilso ssistant City Managerof PI Services 0
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David H. Ready, City ger m
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Attachments:
1. Vicinity Map
2. Draft Resolutions and Conditions of Approval
3. Draft Planning Commission Minutes dated 8.10.11 (Excerpt)
4. Planning Commission Staff report of August 10, 2011 (Without Exhibits) _
5. Letter of Appeal dated August 16, 2011 N
6. Copy of Site Plans and Elevations
11
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CITY OF PALM SPRINGS
CASE NO: 5.1091 PID AIVIND 324 DESCRIPTION: To consider an application by Palm Springs
LLC, Lawrence Rae], to amend a previously approved Planned
APPLICANT: Palm Springs, LLC Development District 324. The property is a 4.1 acre site
Port Lawrence bounded by Alejo Road on the north, North Palm Canyon
Drive on the west, North Indian Canyon Drive on the east, and
existing commercial development on the south. The
amendment will change the PDD from a mixed-use consisting
of residential/commercial to a 175-room boutique hotel and 12
approximately 30,000 sq. ft. commercial space development,
Zone CBD, Section 15.
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING AN
AMENDMENT TO A PREVIOUSLY APPROVED PLANNED
DEVELOPMENT DISTRICT 324, CASE NUMBER 5.1091
PD 324 AMND FOR PALM SPRINGS, LLC, A PROPOSED
175-ROOM BOUTIQUE HOTEL, APPROXIMATELY 30,000
SQUARE FEET RETAIL COMMERCIAL AND A TWO-
LEVEL FREE STANDING PARKING STRUCTURE ON
APPROXIMATELY 4.1 ACRES OF LAND LOCATED AT
THE SOUTHEAST CORNER OF ALEJO ROAD AND
NORTH PAM CANYON DRIVE
WHEREAS, Palm Springs, LLC, (the "Applicant') has filed an application with the City
for an amendment to the previously approved Planned Development District 324 (PDD
324) pursuant to the provisions of Section 94.02.00 (B) of the Palm Springs Zoning
Code; and
WHEREAS, on August 10, 2011, a public hearing on the application 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 an Environmental Assessment was
prepared for this project and was distributed for public review and comment in
accordance with CEQA; and
WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to
consider Case Number 5.1091-AMND, consisting of Planned Development District 324
Amendment, and preliminary planned development plans was given in accordance with
applicable law; and
WHEREAS, on September 7, 2011, a public hearing on the application was held by the
City Council in accordance with applicable law; and
WHEREAS, the City Council has carefully reviewed and considered all of the evidence
presented in connection with the meeting on the project, including but not limited to the
staff report, and all written and oral testimony presented; and
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE
AS FOLLOWS:
Section 1: A Mitigated Negative Declaration was prepared; under the provisions of
the California Environmental Quality Act (CEQA), a determination was made by the
Planning Department that the proposed amendment will not result in any new additional
impacts beyond those that were previously identified and addressed and that adequate
mitigation measures had already been incorporated into the project.
13
Resolution No. 5.1091-PD 324 AMND
Page 2 September 07,2011
Section 2: The City Council makes the following findings:
a. The proposed planned development amendment is consistent and in conformity
with the general plan pursuant to Sections 94.07.00 (A)(1) and 94.02.00 (A)(4) of
the Palm Springs Zoning Code.
The proposed planned development is consistent with the General Plan, which
includes special provisions for the Central Business District. The project will bring
revitalization to the Downtown area with the development of new retail
commercial space; also, the boutique hotel could enhance the City's tourism
base.
b. The subject property is suitable for the uses permitted in the proposed planned
development district, in terms of access, size of parcel, relationship to similar or
related uses, and other relevant considerations.
The project, as proposed, is consistent with the Downtown Design Guidelines
and the vision of the area for the future. The site is physically suitable for the
proposed project, and provides sufficient access points for all uses proposed.
C. The proposed establishment of the planned development district is necessary
and proper, and is not likely to be detrimental to adjacent property or residents.
The Amended Planned Development District modifies height and setback
requirements in a manner which is conducive with the urban development sought
for the site in the future. The inclusion of a mixed-use project consisting of a
boutique hotel and retail commercial in this area of the City will increase vitality
and activity in the Downtown.
Section 3: The City Council approves Case Number 5.1091-PD 324 AMND; thereby
amending Planned Development District No. 324, subject to the conditions contained in
Exhibit A, which is attached hereto and made a part of this resolution.
ADOPTED this 7th day of September, 2011.
David H. Ready, City Manager
ATTEST:
James Thompson, City Clerk
14
RESOLUTION NO.
EXHIBIT A
Case 5.1091 PDD 324
Port Lawrence
Southeast corner of Alejo Road and North Palm Canyon Drive
CONDITIONS OF APPROVAL
September 07, 2011
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the Director of
Building and Safety, the Chief of Police, the Fire Chief or their designee, depending on
which department recommended the condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
ADMINISTRATIVE CONDITIONS
ADM 1. Proiect Description. This approval is for the project described per Case
5.1091-PD324AMND; 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 ( ), 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
officers concerning Case 5.1091-PDD 324 AMND. The City of Palm Springs
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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 owners sole expense. This condition shall be included in the
recorded covenant agreement for the property if required by the City.
ADM 7. Time Limit on Approval. Approval of the Planned Development District (PDD)
shall be valid for a period of two (2) years from the effective date of the
approval. Extensions of time may be granted by the Planning Commission
upon demonstration of good cause.
ADM 8. Right to Appeal. Decisions of an administrative officer or agency of the City
of Palm Springs may be appealed in accordance with Municipal Code
Chapter 2.05.00. Permits will not be issued until the appeal period has
concluded.
ADM 9. Public Art Fees. This project shall be subject to Chapters 2.24 and 3.37 of
the Municipal Code regarding public art. The project shall either provide
public art or payment of an in lieu fee. In the case of the in-lieu fee, the fee
shall be based upon the total building permit valuation as calculated pursuant
to the valuation table in the Uniform Building Code, the fee being 1/2% for
commercial projects or 1/4% for residential projects with first $100,000 of total
building permit valuation for individual single-family units exempt. Should the
public art be located on the project site, said location shall be reviewed and
approved by the Director of Planning and Zoning and the Public Arts
Commission, and the property owner shall enter into a recorded agreement to
maintain the art work and protect the public rights of access and viewing.
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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 Determination. The project is subject to the provisions of 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 Determination.
Action on this application shall not be considered final until such fee is paid.
PLANNING DEPARTMENT CONDITIONS
PLN 1. Outdoor Lighting Conformance. Exterior lighting plans, including a
photometric site plan showing the project's conformance with Section
93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning ordinance,
shall be submitted for approval by the Department of Planning prior to
issuance of a building permit. Manufacturer's cut sheets of all exterior lighting
on the building and in the landscaping shall be included. If lights are proposed
to be mounted on buildings, down-lights shall be utilized. No lighting of
hillsides is permitted.
PLN 2. Water Efficient Landscaping Conformance. The project is subject to the
Water Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs
Municipal Code and all other water efficient landscape ordinances. The
applicant shall submit a landscape and irrigation plan to the Director of
Planning for review and approval prior to the issuance of a building permit.
Landscape- plans shall be wet stamped and approved by the Riverside
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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
Califomia 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. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 9. Outside Storage Prohibited. No outside storage of any kind shall be
permitted except as approved as a part of the proposed plan.
PLN 10. 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.
PLN 11. (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.
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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.
ENG 2. Submit street improvement plans prepared by a registered California civil
engineer to the Engineering Division. The plans shall be approved by the City
Engineer prior to issuance of any building permits.
ENG 3. The public street improvements outlined in these conditions of approval are
intended to convey to the applicant an accurate scope of required improvements,
however, the City Engineer reserves the right to require reasonable additional
improvements as may be determined in the course of the review and approval of
the street improvement plans required by these conditions.
PALM CANYON DRIVE
ENG 4. All existing decorative street improvements, landscaping, and lighting
improvements shall be protected in place, except removals approved by the City
Engineer. The applicant shall be responsible for the repair, removal and
replacement of existing improvements damaged as a result of the construction of
this project, as directed by the City Engineer.
ENG 5. The applicant shall obtain specific approvals for alternative decorative
streetscape improvements along Palm Canyon Drive, including but not limited to:
alternative decorative pavers in a pattern inconsistent with the established
pattern along Palm Canyon Drive; circular tree wells in lieu of octagonal tree
wells; lighting and electrical system; and landscape palette along the Palm
Canyon Drive frontage. The applicant shall clearly specify the requested
alternative streetscape design as part of the Final Development Plan approval by
the Planning Commission. The applicant shall be required to enter into an
Encroachment Agreement for all alternative decorative streetscape
improvements, which shall be privately maintained by a Property Owners
Association.
ENG 6. Remove the existing driveway approaches and replace with new street
improvements (curb and gutter, and sidewalk) to match existing street
improvements, in accordance with applicable City standards. Existing decorative
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concrete pavers shall be removed and salvaged to the City Corporation Yard, or
reused in replaced street improvements. New sidewalk shall be constructed of
decorative concrete pavers to match existing.
ENG 7. Remove the existing street improvements as necessary to construct a new
private vehicle entryway approximately 50 feet wide with the centerline of the
new entryway intersection located approximately 215 feet north of the south
property line. The new entryway intersection shall be constructed with 25 feet
radius curb returns and spandrels, and a 6 feet wide cross-gutter, in accordance
with City of Palm Springs Standard Drawing No. 200 and 206. Any removal or
relocation of existing landscaping, irrigation, electrical and lighting improvements
shall be coordinated with the City Engineer prior to removal or relocation.
Existing decorative concrete pavers shall be removed and salvaged to the City
Corporation Yard, or reused in replaced street improvements. Access shall be
limited to left-tum ingress and egress only.
ENG 8. Construct a Type A curb ramp meeting current California State Accessibility
standards on either side of the new entryway intersection in accordance with City
of Palm Springs Standard Drawing No. 212. The curb ramps shall be constructed
of colored Portland cement concrete to match existing decorative street
improvements. The applicant shall ensure that an appropriate path of travel,
meeting ADA guidelines, is provided across the entryway, and shall adjust the
location of the access ramps, if necessary, to meet ADA guidelines, subject to
the approval of the City Engineer. If necessary, additional pedestrian and
sidewalk easements shall be provided on-site to construct a path of travel
meeting ADA guidelines.
ENG 9. Construct a new decorative landscape planter to match existing planters along
Palm Canyon Drive, on either side of the new entryway intersection. The
applicant shall furnish and install new Washingtonia filifera palm trees within
each new decorative landscape planter. The palm trees shall have a trunk height
and diameter equal to other palm trees along the project frontage, as approved
by the City Engineer. Irrigation, electrical and lighting improvements for the new
palm trees shall be connected to the existing systems, as required by the City
Engineer.
ENG 10. New palm trees shall be subject to a one-year plant establishment period from
the date of acceptance by the City Engineer. Any palm trees that fail during the
one-year plant establishment period shall be replaced with a new palm tree of
similar trunk diameter and height to the satisfaction of the City Engineer, and
shall be subject to a subsequent one-year plant establishment period. The
applicant shall ensure that adequate irrigation of new palm trees is provided
during the plant establishment period, until such time as the existing irrigation
system is sufficient to irrigate the palm trees.
ENG 11. All broken or off grade street improvements shall be repaired or replaced.
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INDIAN CANYON DRIVE
ENG 12. Dedicate additional right-of-way to provide the ultimate half street right-of-way
width of 50 feet along the entire frontage.
ENG 13. All existing street improvements and palm trees shall be protected in place,
except as otherwise required by the City Engineer. The applicant shall be
responsible for the repair, removal and replacement of existing improvements
damaged as a result of the construction of this project, as directed by the City
Engineer.
ENG 14. Remove the existing driveway approaches and replace with new street
improvements (curb and gutter, and sidewalk) to match existing street
improvements, in accordance with applicable City standards.
ENG 15. Remove the existing street improvements as necessary to construct a driveway
approach approximately 24 feet wide for the northerly access point with the
centerline of the driveway approach located approximately 275 feet south of the
centerline of Alejo Road. The driveway approach shall be constructed in
accordance with City of Palm Springs Standard Drawing No. 205. Any removal
or relocation of existing landscaping and irrigation improvements shall be
coordinated with the City Engineer prior to removal or relocation. Access shall
be limited to left-turn ingress and egress only.
ENG 16. Remove the existing street improvements as necessary to construct a new
private vehicle entryway approximately 25 feet wide for the southerly access
point with the centerline of the new private vehicle entryway located
approximately 180 feet north of the south property line. The new private vehicle
entryway shall be constructed with 25 feet radius curb returns and spandrels, and
a 6 feet wide cross-gutter, in accordance with City of Palm Springs Standard
Drawing No. 200 and 206. Any removal or relocation of existing landscaping and
irrigation improvements shall be coordinated with the City Engineer prior to
removal or relocation. Access shall be limited to left-tum ingress and egress
only.
ENG 17. Construct a Type A curb ramp meeting current California State Accessibility
standards on each side of the driveway approach and new private vehicle
entryway, in accordance with City of Palm Springs Standard Drawing No. 212.
The applicant shall ensure that an appropriate path of travel, meeting ADA
guidelines, is provided across the driveway and entryway, and shall adjust the
location of the access ramps, if necessary, to meet ADA guidelines, subject to
the approval of the City Engineer. If necessary, additional pedestrian and
sidewalk easements shall be provided on-site to construct a path of travel
meeting ADA guidelines.
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ENG 18. All broken or off grade street improvements shall be repaired or replaced.
ALEJO ROAD
ENG 19. Remove the existing driveway approaches and replace with new street
improvements (curb and gutter, and sidewalk) to match existing street
improvements, in accordance with applicable City standards.
ENG 20. Remove the existing street improvements as necessary to construct a minimum
24 feet wide driveway approach with the centerline of the driveway approach
located approximately 175 feet east of the centerline of Palm Canyon Drive. The
driveway approach shall be constructed in accordance with City of Palm Springs
Standard Drawing No. 205. Access shall be limited to right-turn ingress and
egress only.
ENG 21. Construct a Type A curb ramp meeting current California State Accessibility
standards on each side of the driveway approach in accordance with City of
Palm Springs Standard Drawing No. 212. The applicant shall ensure that an
appropriate path of travel, meeting ADA guidelines, is provided across the
driveway, and shall adjust the location of the access ramps, if necessary, to meet
ADA guidelines, subject to the approval of the City Engineer. If necessary,
additional pedestrian and sidewalk easements shall be provided on-site to
construct a path of travel meeting ADA guidelines.
ENG 22. Construct a sidewalk from back of curb to property line along the entire frontage
in accordance with City of Palm Springs Standard Drawing No. 210. The
construction shall be adjacent to the curb with colored Portland Cement concrete
to match existing colored concrete sidewalk along the project frontage of Alejo
Road.
ENG 23. Construct a 4 feet wide raised, decorative median island from Palm Canyon
Drive to Indian Canyon Drive. The raised, decorative median shall follow the
general alignment of the existing centerline striping. The interior of the median
shall be constructed with decorative stamped concrete.
ENG 24. All broken or off grade street improvements shall be repaired or replaced.
ON-SITE
ENG 25. All on-site private two-way drive aisles shall have a minimum travelway width of
24 feet.
ENG 26. The minimum pavement section for all on-site pavement shall be 2'/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
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be designed by a California registered Geotechnical Engineer using "R" values
from the project site and submitted to the City Engineer for approval.
SANITARY SEWER
ENG 27. All sanitary facilities shall be Connected to the public sewer system. The existing
sewer services to the property may be used for new sanitary facilities. New
sewer laterals shall not be connected to existing sewer manholes.
GRADING
ENG 28. 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 Fugitive Dust Control Plan shall be prepared by the applicant and/or its
grading contractor and submitted to the Engineering Division for review and
approval. The applicant and/or its grading contractor shall be required to
comply with Chapter 8.50 of the City of Palm Springs Municipal Code, and
shall be required to utilize one or more "Coachella Valley Best Available
Control Measures" as identified in the Coachella Valley Fugitive Dust Control
Handbook for each fugitive dust source such that the applicable performance
standards are met. The applicant's or its contractor's Fugitive Dust Control
Plan shall be prepared by staff that has completed the South Coast Air
Quality Management District (AQMD) Coachella Valley Fugitive Dust Control
Class. The applicant and/or its grading contractor shall provide the
Engineering Division with current and valid Certificate(s) of Completion from
AQMD for staff that have completed the required training. For information on
attending a Fugitive Dust Control Class and information on the Coachella
Valley Fugitive Dust Control Handbook and related "PM10" Dust Control
issues, please contact AQMD at (909) 396-3752, or at www.AQMD.gov. A
Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive
Dust Control Handbook, shall be submitted to and approved by the
Engineering Division prior to approval of the Precise Grading and Paving
Plan.
• 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 Final Water Quality Management Plan.
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ENG 29. Prior to approval of the Grading Plan or issuance of a Grading Permit, the
applicant shall obtain written approval to proceed with construction from the Agua
Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer or Tribal
Archaeologist. The applicant shall contact the Tribal Historic Preservation Officer
or the Tribal Archaeologist at (760) 699-6800, to determine their requirements, if
any, associated with grading or other construction. The applicant is advised to
contact the Tribal Historic Preservation Officer or Tribal Archaeologist as early as
possible. If required, it is the responsibility of the applicant to coordinate
scheduling of Tribal monitors during grading or other construction, and to arrange
payment of any required fees associated with Tribal monitoring.
ENG 30. In accordance with an approved PM-10 Dust Control Plan, temporary dust
control perimeter fencing shall be installed. Fencing shall have screening that is
tan in color; green screening will not be allowed. Perimeter fencing shall be
installed after issuance of Grading Permit, and immediately prior to
commencement of grading operations.
ENG 31. Temporary dust control perimeter fence screening shall be appropriately
maintained, as required by the City Engineer. Cuts (vents) made into the
perimeter fence screening shall not be allowed. Perimeter fencing shall be
adequately anchored into the ground to resist wind loading.
ENG 32. Within 10 days of ceasing all construction activity and when construction
activities are not scheduled to occur for at least 30 days, the disturbed areas on-
site shall be permanently stabilized, in accordance with Palm Springs Municipal
Code Section 8.50.022. Following stabilization of all disturbed areas, temporary
dust control perimeter fencing shall be removed, as required by the City
Engineer.
ENG 33. Contact Desert Water Agency at (760) 323-4971 Ext. 146 to determine impacts
to any existing Whitewater Mutual Water Company water lines and other facilities
that may be located within the property if any. Make appropriate arrangements to
protect in place or relocate any facilities that are impacted by the development. A
letter of approval for relocated or adjusted facilities from Desert Water Agency
shall be submitted to the Engineering Division prior to approval of the Grading
Plan.
ENG 34. A Notice of Intent (NOI) to comply with the California General Construction
Stormwater Permit (Water Quality Order 2009-0009-DWQ as modified
September 2, 2009) is required for the proposed development via the California
Regional Water Quality Control Board (Phone No. (760) 346-7491). A copy of the
executed letter issuing a Waste Discharge Identification (WDID) number shall be
provided to the City Engineer prior to issuance of a grading or building permit.
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ENG 35. Projects causing soil disturbance of one acre or more, must comply with the
General Permit for Stormwater Discharges Associated with Construction Activity,
and shall prepare and implement a stormwater pollution prevention plan
(SWPPP). The project applicant shall cause the approved final project-specific
Water Quality Management Plan to be incorporated by reference or attached to
the project's SWPPP as the Post-Construction Management Plan. A copy of the
up-to-date SWPPP shall be kept at the project site and be available for review
upon request.
ENG 36. 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 37. 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 38. The applicant shall provide all necessary geotechnical/soils inspections and
testing in accordance with the Geotechnical/Soils Report prepared for the
project. All backfill, compaction, and other earthwork shown on the approved
grading plan shall be certified by a California registered geotechnical or civil
engineer, certifying that all grading was performed in accordance with the
Geotechnical/Soils Report prepared for the project. Documentation of all
compaction and other soils testing are to be provided. No certificate of
occupancy will be issued until the required certification is provided to the City
Engineer.
ENG 39. The applicant shall provide pad elevation certifications for all building or structure
pads in conformance with the approved grading plan, to the Engineering Division
prior to construction of any building or structure foundation.
ENG 40. 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
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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 41. 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).Stormwater runoff may not be
released directly to the adjacent streets without first intercepting and treating with
approved Best Management Practices (BMP's).
ENG 42. A Final Project-Specific Water Quality Management Plan (WQMP) shall be
submitted to and approved by the City Engineer prior to issuance of a grading or
building permit. The WQMP shall address the implementation of operational Best
Management Practices (BMP's) necessary to accommodate nuisance water and
storm water runoff from the site. Direct release of nuisance water to the adjacent
property (or public streets) is prohibited. Construction of operational BMP's shall
be incorporated into the Precise Grading and Paving Plan.
ENG 43. Prior to issuance of any grading or building permits, the property owner shall
record a "Covenant and Agreement" with the County-Clerk Recorder or other
instrument on a standardized form to inform future property owners of the
requirement to implement the approved Final Project-Specific WQMP. Other
alternative instruments for requiring implementation of the approved Final
Project-Specific WQMP include: requiring the implementation of the Final
Project-Specific WQMP in Property Owner Association Covenants, Conditions,
and Restrictions (CC&R's); formation of Landscape, Lighting and Maintenance
Districts, Assessment Districts or Community Service Areas responsible for
implementing the Final Project-Specific WQMP; or equivalent. Alternative
instruments must be approved by the City Engineer prior to the issuance of any
grading or building permits.
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ENG 44. Prior to issuance of certificate of occupancy or final City approvals (OR of "final"
approval by City), the applicant shall: (a) demonstrate that all structural BMP's
have been constructed and installed in conformance with approved plans and
specifications; (b) demonstrate that applicant is prepared to implement all non-
structural BMP's included in the approved Final Project-Specific WQMP,
conditions of approval, or grading/building permit conditions; and (c) demonstrate
that an adequate number of copies of the approved Final Project-Specific WQMP
are available for the future owners (where applicable).
GENERAL
ENG 45. Any utility trenches or other excavations within existing asphalt concrete
pavement of off-site streets required by the proposed development shall be
backfilled and repaired in accordance with City of Palm Springs Standard
Drawing No. 115. The developer shall be responsible for removing, grinding,
paving and/or overlaying existing asphalt concrete pavement of off-site streets as
required by and at the discretion of the City Engineer, including additional
pavement repairs to pavement repairs made by utility companies for utilities
installed for the benefit of the proposed development (i.e. Desert Water Agency,
Southern California Edison, Southern California Gas Company, Time Warner,
Verizon, etc.). Multiple excavations, trenches, and other street cuts within
existing asphalt concrete pavement of off-site streets required by the proposed
development may require complete grinding and asphalt concrete overlay of the
affected off-site streets, at the discretion of the City Engineer. The pavement
condition of the existing off-site streets shall be returned to a condition equal to or
better than existed prior to construction of the proposed development.
ENG 46. All proposed utility lines shall be installed underground.
ENG 47. 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 48. 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 49. The original improvement plans prepared for the proposed development and
approved by the City Engineer shall be documented with record drawing "as-
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Case 5.1091-PD 321 AMND September 07,20111
built' information and returned to the Engineering Division prior to issuance of a
final certificate of occupancy. Any modifications or changes to approved
improvement plans shall be submitted to the City Engineer for approval prior to
construction.
ENG 50. Nothing shall be constructed or planted in the comer 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 51. All proposed trees within the public right-of-way and within 10 feet of the public
sidewalk and/or curb shall have City approved deep root barriers installed in
accordance with City of Palm Springs Standard Drawing No. 904.
ENG 52. This property is subject to the Coachella Valley Multiple Species Habitat
Conservation Plan Local Development Mitigation fee (CVMSHCP-LDMF). The
LDMF shall be paid prior to issuance of Building Permit.
MAP
ENG 53. The existing parcels currently identified by Assessor's Parcel No. (APN) 513-081-
002, APN 513-081-003, APN 513-081-004, APN 513-081-005, and APN 513-
081-006, and APN 513-081-023, generally described as Lots 1, 2, 3, and 4,
respectively, of Block 24, of Palm Springs Townsite, as shown on map filed in
Map Book 9, Page 432 (records of San Diego County), 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.
TRAFFIC
ENG 54. As determined by the Rael Development Traffic Impact Study submitted by RK
Engineering Group, Inc. (as amended on 7/12/06), the following mitigation
measures will be required:
• Install a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the
development at all project access points, in accordance with City of Palm
Springs Standard Drawing Nos. 620-625.
• The project access point on Alejo Road is restricted to right-turn ingress and
egress only; install traffic striping and signage improvements to implement the
access restrictions as required by the City Engineer.
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Case 5.1091-PD 321 AMND September 07,20111
• The project access points on Palm Canyon Drive and Indian Canyon Drive
are restricted to left-turn ingress and egress only; install traffic striping and
signage improvements to implement the access restrictions as required by
the City Engineer.
• Install a "Private Street' sign on either end of the on-site private vehicle
entryway between Palm Canyon Drive and Indian Canyon Drive.
ENG 55. Any additional mitigation measures as determined by the approved version of the
Port Lawrence amended Traffic Impact Study submitted by RK Engineering
Group, Inc. (dated July 8, 2011) will be required to be incorporated into the
project.
ENG 56. Revise the traffic striping on Alejo Road to accommodate construction of the four
feet wide median, as required by the City Engineer. Submit traffic striping and
signage plans prepared by a California registered Civil Engineer or Traffic
Engineer for review and approval by the City Engineer.
ENG 57. All required traffic striping and signage improvements shall be completed in
conjunction with required street improvements, to the satisfaction of the City
Engineer, and prior to issuance of a certificate of occupancy.
ENG 58. A minimum of 48 inches of clearance for handicap accessibility shall be provided
on public sidewalks or pedestrian paths of travel within the development.
Minimum clearance on public sidewalks or pedestrian paths of travel shall be
provided by either an additional dedication of a sidewalk easement (if necessary)
and widening of the sidewalk, or by the relocation of any obstructions within the
public sidewalk along the Palm Canyon Drive, Indian Canyon Drive, and Alejo
Road frontages of the subject property.
ENG 59. All damaged, destroyed, or modified pavement legends, traffic control devices,
signing, striping, and street lights, associated with the proposed development
shall be replaced as required by the City Engineer prior to issuance of a
Certificate of Occupancy.
ENG 60. 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.
ENG 61. This property is subject to the Transportation Uniform Mitigation Fee which shall
be paid to issuance of building permit.
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Case 5.1091-PD 321 AMND September 07,2011]
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 July
21, 2011 . Additional requirements may be required at that time based
on revisions to site plans.
FID 2 Fire Department Conditions were based on the 2010 California Fire Code.
Four complete sets of plans for private fire service mains, fire alarm, or fire
sprinkler systems must be submitted at time of the building plan submittal.
FID 3 Plot Plan: Prior to completion of the project, an 8.5"x11" plot plan or
drawing, and an electronic version in an industry standard file format
capable of being used in a geographical information system (GIS)
preferably an ESRI shape file(s) shall be provided to the fire department.
The GIS file shall be projected in the California State Plane Zone VI
coordinate system and capable of being re-projected into the North
American Datum 1983 coordinate system. PDF files by themselves will not
meet this requirement. The GIS and ESRI shape file(s) shall clearly show
all access points, fire hydrants, KNOXTm box locations, fire department
connections, dwelling unit or suite identifiers, main electrical panel
location(s), sprinkler riser and fire alarm locations. Industry standard
symbols used in emergency management and pre-fire planning are
encouraged. Large projects may require more than one page. AutoCAD
files will be accepted but must be approved prior to acceptance.
FID 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
30
Conditions of Approval Page 17 of 26
Case 5.1091-PD 321 AMND September 07,2011]
A deposit for Plan Check and Inspection Fees is required at the time of
Plan Submittal. The minimum fee is $ 208.00. These fees are established
by Resolution of the Palm Springs City Council.
Complete listings and manufacturer's technical data sheets for all system
materials shall be included with plan submittals. All system materials shall
be UL listed or FM approved for fire protection service and approved by
the Fire Prevention Bureau prior to installation.
Plans shall indicate all necessary engineering features, including all
hydraulic reference nodes, pipe lengths and pipe diameters as required by
the appropriate codes and standards. Plans and supportive data
(calculations and manufacturer's technical data sheets) shall be submitted
with each plan submittal. Complete and accurate legends for all symbols
and abbreviations shall be provided on the plans.
Plot Plan: Prior to completion of the project, a 8.5"x11" plot plan and an
electronic CAD version shall be provided to the fire department. This shall
clearly show all access points, fire hydrants, knox box locations, fire
department connections, unit identifiers, main electrical panel locations,
sprinkler riser and fire alarm locations. Large projects may require more
than one page.
FID 5 Public Safety CFD: The Project will bring a significant number of additional
residents to the community. The City's existing public safety and recreation
services, including police protection, criminal justice, fire protection and
suppression, ambulance, paramedic, and other safety services and
recreation, library, cultural services are near capacity. Accordingly, the City
may determine to form a Community Services District under the authority of
Government Code Section 53311 et seq, or other appropriate statutory or
municipal authority. Developer agrees to support the formation of such
assessment district and shall waive any right to protest, provided that the
amount of such assessment shall be established through appropriate study
and shall not exceed $500 annually with a consumer price index escalator.
The district shall be formed prior to sale of any lots or a covenant
agreement shall be recorded against each parcel, permitting incorporation
of the parcel in the district.
FID 6 Radio Communications: Must install an in-building Public Safety Radio
Communications Coverage System composed of a radiating cable system
or an internal multiple antenna system with FCC-certified bi- directional
800 MHz and 150 MHz (as required to meet the two indicated 150 MHz
frequencies) amplifier(s), distribution system, and subcomponents shall be
required for all buildings in excess of three stories, or has subterranean
floors, or subterranean parking. Any addition, alteration, or enlargement
of twenty percent or more in total floor area of an existing building or
31
Conditions of Approval Page 18 of 26
Case 5.1091-PD 321 AMND September 07,2011]
structure, then such building or structure shall be retrofitted or otherwise
modified to comply with these requirements. This system must meet the
City of Palm Springs Public Safety Radio System Coverage Specifications
as stated in the Palm Springs Municipal Code Chapter 11.03.
FID 7 Photovoltaic System: Photovoltaic system design and installation must
be approved by the fire department. Detailed plans need to be submitted
for review and include allowable roof access to perform fire suppression
and rescue operations.
FID 8 Trash Dumpster (CFC 304.3.3) Dumpsters and containers with an
individual capacity of 1.5 cubic yards [40.5 cubic feet (1.15 m3)] or more
shall not be stored in buildings or placed within 5 feet (1524 mm) of
combustible walls, openings or combustible roof eave lines.
Exceptions:
1. Dumpsters or containers in areas protected by an approved
automatic sprinkler system installed throughout in accordance with
Section 903.3.1.1, 903.3.1.2 or 903.3.1.3.
2. Storage in a structure shall not be prohibited where the structure
is of Type I or IIA construction, located not less than 10 feet (3048
mm) from other buildings and used exclusively for dumpster or
container storage.
FID 9 Ceiling Clearance (CFC 315.2.1): Storage shall be maintained 2 feet or
more below the ceiling in non-sprinklered areas of buildings or 18 inches
or more below sprinkler head deflectors in sprinklered areas of buildings.
Attention to this requirement during installation of storage shelving will
reduce problems later.
FID 10 Equipment Room Storage (315.2.3): Combustible material shall not be
stored in boiler rooms, mechanical rooms or electrical equipment rooms.
FID 11 Combustible Outside Storage (CFC 315.3): Outside storage of
combustible materials shall not be located within 10 feet (3048 mm) of a
property line.
FID 12 Storage Beneath Overhead Projections From Buildings (CFC
315.3.1): Where buildings are protected by automatic sprinklers, the
outdoor storage, display and handling of combustible materials under
eaves, canopies or other projections or overhangs is prohibited except
where automatic sprinklers are installed under such eaves, canopies or
other projections or overhangs.
FID 13 Fencing Requirements (8.04.260 PSMC): Construction site fencing with
20 foot wide access gates is required for all combustible construction over
32
Conditions of Approval Page 19 of 26
Case 5.1091-PD 321 AMND September 07,20111
5,000 square feet. Fencing shall remain intact until buildings are stuccoed
or covered and secured with lockable doors and windows.
FID 14 Access During Construction (CFC 503): Access for firefighting
equipment shall be provided to the immediate job site at the start of
construction and maintained until all construction is complete. Fire
apparatus access roads shall have an unobstructed width of not less than
20 feet and an unobstructed vertical clearance of not less than 13'6". Fire
Department access roads shall have an all weather driving surface and
support a minimum weight of 73,000 lbs.
FID 15 Access Road Dimensions (CFC 503.2.1): Fire apparatus access roads
shall have an unobstructed width of not less than 20 feet and an
unobstructed vertical clearance of not less than 13'6". Fire Department
access roads shall have an all weather driving surface and support a
minimum weight of 73,000 lbs.
FID 16 Fire Apparatus Access Gates (8.04.260 PSMC): Entrance gates shall
have a clear width of at least 15 feet and be equipped with a frangible
chain and padlock.
FID 17 Buildings and Facilities (CFC 503.1.1): Approved fire apparatus access
roads shall be provided for every facility, building or portion of a building
hereafter constructed or moved into or within the jurisdiction. The fire
apparatus access road shall comply with the requirements of this section
and shall extend to within 150 feet (45 720 mm) of all portions of the
facility and all portions of the exterior walls of the first story of the building
as measured by an approved route around the exterior of the building or
facility.
FID 18 Fire Department Access: Roads/driveways shall be provided so that no
portion of the exterior wall of the first floor of any building will be more than -
150 feet from such roads.
FID 19 Fences (CFC 503.1.5): When fences are installed that cause the distance
from an approved fire department access road to exceed the maximum
distance allowed in Section 503 herein, a gate shall be provided in the
fence to maintain the required fire department access. The gate shall be a
minimum four (4) feet in width and be equipped with a key box and/or lock
accessible from both sides in accordance with Section 506 herein.
FID 20 Dimensions (CFC 503.2.1): Fire apparatus access roads shall have an
unobstructed width of not less than 20 feet except for approved security
gates in accordance with Section 503.6 and an unobstructed vertical
clearance of not less than 13 feet 6 inches.
33
Conditions of Approval Page 20 of 26
Case 5.1091-PD 321 AMND September 07,2011]
FID 21 Surface (CFC 503.2.3): Fire apparatus access roads shall be designed
and maintained to support the imposed loads of fire apparatus (73,000 lbs.
GVW) and shall be surfaced so as to provide all-weather driving
capabilities.
Fire apparatus access roads shall be designed and maintained to support
the imposed loads of fire apparatus (73,000 lbs. GVW) and shall be
surfaced so as to provide all-weather driving capabilities. Decomposed
granite (DG), grass, dirt, sand and other materials that can wash away,
develop ruts or be dug up shall not be used. Interlocking pavers, turf block
or other similar materials may be allowed, subject to the provision of
proper base material and compliance with City Engineering Department
compaction requirements. Prior to permit sign-off, compaction test results
shall be submitted to the City Engineering Department for approval.
FID 22 Aerial Access Proximity to Building (CFC 503.2.8.2): At least one of
the required access routes for buildings or facility exceeding 30 feet in
height above the lowest level of fire department vehicle access shall be
located within a minimum of 15 feet and a maximum of 30 feet from the
building and shall be positioned parallel to one entire side of the building.
FID 23 Plot Plan: Prior to completion of the project, a 8.5"xl1" plot plan shall be
provided to the fire department. This shall clearly show all access points &
fire hydrants.
FID 24 Premises Identification (CFC 505.1): New and existing buildings shall
have approved address numbers, building numbers or approved building
identification placed in a position that is plainly legible and visible from the
street or road fronting the property. These numbers shall contrast with
their background Address numbers shall be Arabic numbers or
alphabetical letters. Numbers shall be a minimum of 4 inches high for R-3
occupancies and 6" - 12" for all other occupancies depending on distance
from street with a minimum stroke width of 0.5 inch. Where access is by
means of a private road and the building cannot be viewed from the public
way, a monument, pole or other sign or means shall be used to identify
the structure.
FID 25 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.
34
conditions of Approval Page 21 of 26
Case 5.1091-PD 321 AMND September 07,2011]
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 26 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 27 Fire Hydrant Flow and Number of Fire Hydrants (CFC 508.5): Fire
hydrants shall be provided in accordance with CFC Appendix B, Fire Flow
Requirements for Buildings, for the protection of buildings, or portions of
buildings, hereafter constructed. The required fire hydrant flow for this
project is 1,500 gallons per minute (CFC Appendix B) and one available
fire hydrant must be within 250 feet from any point on your lot street
frontage. (CFC Appendix C)
FID 28 Operational Fire Hydrant(s) (CFC 508.1, 508.5.1 & 1412.1):
Operational fire hydrant(s) shall be installed within 250 feet of all
combustible construction. They shall be installed and made serviceable
prior to and during construction. No landscape planting, walls, or fencing is
permitted within 3 feet of fire hydrants, except ground cover plantings.
FID 29 Water Plan (CFC 501.3 & 901.2): A water plan for on-site and off-site is
required and shall include underground private fire main for fire sprinkler
riser(s), public fire hydrant(s), Double Check Detector Assembly, Fire
Department Connection and associated valves.
FID 30 Water Systems and Hydrants (CFC 508.1, 508.2, 508.4, 901.5 &
1412.1): Underground private fire service mains and fire hydrants shall be
installed, completed, tested and in service prior to the time when
combustible materials are delivered to the construction site. (903 CFC)
Installation, testing, and inspection will meet the requirements of NFPA 24,
2002 Edition. Prior to final approval of the installation, contractor shall
submit a completed Contractors Material & Test Certificate for
Underground Piping to the Fire Department. (10.10 NFPA 24, 2002
Edition).
FID 31 Identification (CFC 510.1): Fire protection equipment shall be identified
in an approved manner. Rooms containing controls for air-conditioning
systems, sprinkler risers and valves, or other fire detection, suppression or
control elements shall be identified for the use of the fire department.
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Conditions of Approval Page 22 of 26
Case 5.1091-PD 321 AMND September 07,20111
Approved signs required to identify fire protection equipment and
equipment location, shall be constructed of durable materials, permanently
installed and readily visible.
FID 32 Elevator Recall Required (CFC 607.1): Existing elevators with a travel
distance of 25 feet (7620 mm) or more above or below the main floor or
other level of a building and intended to serve the needs of emergency
personnel for fire-fighting or rescue purposes shall be provided with
emergency operation in accordance with ASME A17.3. New elevators
shall be provided with Phase I emergency recall operation and Phase II
emergency in-car operation in accordance with ASME All 7.1.
FID 33 NFPA 13 Fire Sprinkler System is Required: An automatic fire sprinkler
system is required. Only a C-16 licensed fire sprinkler contractor shall
perform system design and installation. System to be designed and
installed in accordance with NFPA 13, 2010 Edition and using Cp of 0.74
and I/r Ratio of 200. No portion of the fire sprinkler system shall be
installed prior to plan approval. Prior to final approval of the installation,
contractor shall submit a completed Contractors Material and Test
Certificate for Aboveground Piping to the Fire Department. (NFPA 13:
Figure 24.1)
FID 34 Balconies and Decks (903.3.1.2.1). Sprinkler protection shall be provided
for exterior balconies, decks and ground floor patios of dwelling units
where the building is of Type V construction. Sidewall sprinklers that are
used to protect such areas shall be permitted to be located such that their
deflectors are within 1 inch (25 mm) to 6 inches (152 mm) below the
structural members and a maximum distance of 14 inches (356 mm)
below the deck of the exterior balconies and decks that are constructed of
open wood joist construction.
FID 35 Audible Water Flow Alarms (CFC 903.4.2): An approved audible
sprinkler flow alarm (Wheelock horn/strobe # MT4-115-WH-VFR with
WBB back box or equal) shall be provided on the exterior of the building in
an approved location. An approved audible sprinkler flow alarm
(Wheelock horn/strobe # MT4-115-WH-VFR with WBB back box or equal)
to alert the occupants shall be provided in the interior of the building in a
normally occupied location.
FID 36 Valve and Water-Flow Monitoring (CFC 903.4): All valves controlling
the fire sprinkler system water supply, and all water-flow switches, shall be
electrically monitored. All control valves shall be locked in the open
position. Valve and water-flow alarm and trouble signals shall be distinctly
different and shall be automatically transmitted to an approved central
station.
36
Conditions of Approval Page 23 of 26
Case 5.1091-PD 321 AMND September 07,2011]
FID 37 Residential Smoke and Carbon Monoxide Alarms Installation with
Fire Sprinklers (CFC 907.2.10.1.2, 907.2.10.2 & 907.2.10.3; CRC R315):
Provide and install Residential Smoke and Carbon Monoxide Alarms
(Kidde SM120X Relay / Power Supply Module connected to multi-station
Kidde smoke and carbon monoxide alarms or equal system and fire
sprinkler flow switch). Alarms shall receive their primary power from the
building wiring, and shall be equipped with a battery backup. In new
construction, alarms shall be interconnected so that operation of any
smoke alarm, carbon monoxide alarm or fire sprinkler flow switch causes
all smoke and carbon monoxide alarms within the dwelling to sound and
activate the exterior hom/strobe.
The wiring of this system shall be in accordance with Kidde SM120X
Relay / Power Supply Module manual. The 120 volt device wired to turn
on when alarm sounds is the exterior horn / strobe. The pull for fire device
is the fire sprinkler flow switch.
FID 38 Penetrations of Fire Rated Assemblies (CBC 712): Penetrations of fire
sprinkler piping shall maintain fire-resistive assemblies integrity with fire
rated caulking or other approved methods compatible with piping
materials.
FID 39 Central Station Protective Signaling Service (CFC 903.4.1): A UL listed
and certified Protective Signaling Service (Central Station Service) is
required. Provide the Fire Department with proof of listing and current
certificate. The Fire Department shall be notified immediately of change in
service.
FID 40 Fire Hydrant & FDC Location (CFC 912.2): A public commercial fire
hydrant is required within 30 feet of the Fire Department Connection
(FDC). Fire Hose must be protected from vehicular traffic and shall not
cross roadways, streets, railroad tracks or driveways or areas subject to
flooding or hazardous material or liquid releases.
FID 41 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 42 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.
37
Conditions of Approval Page 24 of 26
Case 5.1091-PD 321 AMND September 07,2011]
FID 43 Termination of Exhaust System (NFPA 96: 7.8): Rooftop termination
shall be arranged or provided with the following:
(a) A minimum of 10 ft of horizontal clearance from the outlet to adjacent
buildings, property lines, and air intakes.
(b) A minimum of 5 ft of horizontal clearance from the outlet (fan housing)
to any combustible structure.
(c) A vertical separation of 3 ft below any exhaust outlets for air intakes
within 10 ft of the exhaust outlet.
(d) Listed grease collection system.
FID 44 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 45 Automatic Power and Fuel Shutoffs (CFC 904.11.2 & CMC 513.4.1): The
automatic fire extinguishing system shall be interconnected to the fuel or
current supply for cooking equipment. The interconnection shall shut off
all cooking equipment and electrical receptacles which are located under
the hood when the system is actuated. Shutoff valves or switches shall be
of a type that requires manual operation to reset.
FID 46 Fire Extinguishing System Annunciation (CMC 513.6.2): Where a fire
alarm signaling system is serving the occupancy where the extinguishing
system is located, the activation of the automatic fire-extinguishing system
shall activate the fire alarm signaling system.
FID 47 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 48 Standpipe Systems Required (CFC 905.3): Class 1 Standpipe system is
required in addition to the automatic sprinkler system.
FID 49 Fire Alarm System: Fire alarm system is required and installation shall
comply with the requirements of NFPA 72, 2007 Edition.
FID 50 HVAC Duct Smoke Detection/Shut Down with a Fire Sprinkler
Supervision & Alarm System or Fire Alarm System (CFC 907.4.1,
CMC 609.0 & NFPA 72): All HVAC systems supplying greater than 2,000
CFM shall require a duct detector and HVAC shut down when smoke is
detected. HVAC shut down shall be on an individual basis, not global.
These systems shall supervise the Duct Detectors and activate the
38
Condifiom of Approval Page 25 of 26
Case 5.1091-PD 321 AMND September 07,2011]
notification appliances. An accessory module shall be installed for each
unit, including alarm LED, pilot LED and key-operated test/reset switch.
FID 51 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 52 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 53 Posting of Occupant Load (CFC 1004.3): Every room or space that is an
assembly occupancy shall have the occupant load of the room or space
posted in a conspicuous place, near the main exit or exit access doorway
from the room or space. Posted signs shall be of an approved legible
permanent design and shall be maintained by the owner or authorized
agent.
FID 54 Means of Egress Illumination (CFC 1006.1 & 2): Any time a building is
occupied, the means of egress shall be illuminated at an intensity of not
less than 1 foot-candle at the floor level.
FID 55 Means of Egress Illumination Power Supply (CFC 1006.3): The power
supply for means of egress illumination shall normally be provided by the
premises' electrical supply. In the event of power supply failure, an
emergency electrical system shall automatically illuminate in defined areas
listed in the CFC.
FID 56 Required Exit Signs (CFC 1011.1): Exits & exit access doors shall be
marked by an approved exit sign readily visible from any direction of
egress travel. Access to exits shall be marked by readily visible exit signs
in cases where the exit or path is not immediately visible to occupants. No
point in the corridor shall be more than 100 feet or the listed viewing
distance for the sign, which ever is less, from the nearest visible sign.
FID 57 Exit Sign Illumination (CFC 1011.2, 4 & 5): Exit signs shall be internally
or externally illuminated. When the face of an exit sign is illuminated from
an external source, it shall have an intensity of not less than 5 foot-
candles from either of two electric lamps. Internally illuminated signs shall
provide equivalent luminance and be listed for the purpose.
39
Conditions of Approval Page 26 of 26
Case 5.1091-PD 321 AMND September 07,2011]
FID 58 Exit or exit access doorways required. (CFC 1015.1) Two exits or exit
access doorways from any space shall be provided. Occupant load noted
in the Conditional use permit is greater than 49 and thus requires two
exits.
FID 59 Two exits or exit access doorways. (CFC 1015.2.1) Where two exits or
exit access doorways are required from any portion of the exit access, the
exit doors or exit access doorways shall be placed a distance apart equal
to not less than one-half of the length of the maximum overall diagonal
dimension of the building or area to be served measured in a straight line
between exit doors or exit access doorways.
FID 60 Fire Dampers (CMC 606.2): They shall be provided where air ducts
penetrate fire-rated walls or ceilings.
FID 61 Elevator Stretcher Requirement (CBC 3002.4): Elevator shall be
designed to accommodate medical emergency service in buildings four or
more stories above grade plane or four or more stories below grade plane,
at least one elevator shall be provided for fire department emergency
access to all floors. The elevator(s) so designed shall accommodate the
loading and transport of an ambulance gurney or stretcher 24 inches by
84 inches.
END OF CONDITIONS
40
Planning Commission Minutes
August 10, 2011
vista Gilbert, applicarrt, stated that Michael's House has been a responsible nei
in community.
There bei o further appearances the public hearing was closed.
Vice Chair Done Id suggested the City Council revisit the p benefit ordinance to
reflect the current omic ripple effect to the community towards non-profit
organizations.
Commissioners Klatchko and erts comme t the ilitation of this run
down hotel could be a public ben e u m o e eco Ily feasible as a
hotel in today's market.
ACTION: To approve Case 5. PDD ect Conditions o oval and
recommend approval to the . Council.
Motion J.R. Roberts conded bytPhilip Klatchko una usly carried 5-0 on
a roll call vote.
AYES: racy Conrad, Doug Do fe Klatch , Chair Caffery J.R.
Roberts
NO .
ENT: Leslie nge Doug Hud n.
Commissioner Klatch cus himself fro m 46, Case 5.1091 PD 324 AMND,
and left the Council Cha
A reces as take 9 P.
Th resumed a 5 p.m.
4B. Case S. D 32 MND (Port Lawrence) - An application by Palm Springs
LLC, Law , to amend a previously approved Planned Development
District 324 residentiallcommercial to a 175-room boutique hotel and
approximate 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)
Edward Robertson, Principal Planner Robertson, provided background information as
outlined in the staff report dated August 10, 2011. Mr. Robertson noted that the
Architectural Advisory Committee reviewed the preliminary plans on August 8, 2011 and
4 41
Planning Commission Minutes
August 10, 2011
voted unanimously for a restudy with their comments in the memo submitted to the
Commission.
Chair Caffery opened the public hearing:
-Lawrence Rael, president, Rael Development, spoke about the changes to the project
including the change in use from residential units to a high-end boutique hotel, increase
in height, the parking structure and pedestrian walkway conn ng Palm Canyon and
Indian Canyon Drives.
-Frank Tysen, expressed concern with the loss of historic dings, increase in height
and incorporation of downtown elements; he encoura orough review of the
proposed amendment.
-Roxann Ploss, expressed concern with the setbackjW sing, c er of the building
and the lack of consistency with Frances Stevens opo .
-Charlie Madar, adjacent property manag ske in support he project.
He expressed concern with the relocation ervice trance for tr -up that
runs along their property line.
-Bob Helbling, spoke in favor of hotel use. He expr concern with the corner on the
Indian Canyon side-entry and sug sted this turns be addressed properly by
engineering.
-Gary Johns, commented on the origi 's three dis frontages. He spoke
about the downtown parking structure n ed the eed for two high rises in
this part of town.
-Joe Garcia, restauran spoke in of den to the downtown area and is
looking forward brin ' thIs to fruiti
-Paul Ortega, ex con n with the ' e plan especially along Indian Canyon
and suggested this s e re lized to en age pedestrians walking along Indian
Canyon.
-Joan Ma ' bout igni i nges made to the project and encouraged
more c cter b ora nto the building and more retail use on the ground
level
-La re ael, applica reb explained that many of the public comments were
anticipat r. Rael stat that a last project was not viable and the time to build this
project is no
There being no f earances the public hearing was closed.
Commissioner Con r d recalled the lengthy process for the previous project and sees no
attempts were made to address the historic resource across the street as this is the
gateway to downtown. She expressed concerns with the project and spoke in favor of
further review of the site plans.
Commissioner Roberts stated that he does not have a problem with the change of use
and density. He would like move forward with this project and suggested more work be
done on the design and the parking structure.
5 42
Planning Commission Minutes
August 10,2011
Chair Caffery spoke in favor of further study to the site plan including the reconfiguration
of the parking structure.
ACTION: 1. To approve the proposed use from condominiumstretail commercial to
a boutique hotel/retail commercial
2. To Deny the proposed site plans with the following comments:
• Setbacks are not adequate.
• Proposed height of 58.8 feet is too tall.
• Massing should consider surrounding uses and pr
• Reconfigure parking structure.
• Back of house functions along Indian Canyo conc ed.
• Relocate proposed uses along Indian Ca n Dr a elsewhe hin the project
site.
• Lobby space is diminutive in relation ip or sp
• Address gateway to the downtown.
• Address the historic resource of Frank Steven
• Incorporate elements of down in the origina into the new plans.
• Incorporate comments and ndations o rchitectural Advisory
Committee from the August 10, 1
Motion Tracy Conrad, ded by Do non nd carried 4-0 on a roll call
vote.
AYES: Tr d, D Donenfeld, it Caffery and J.R. Roberts
NOES:
ABSENT: Mun n n.
ABSTAI chk .
Di r ng report t the ning Commission's decision may be appealed to
the City cil within 10 rkin ays.
Commissione chko r tered the Council Chamber at 3:51 p.m.
.1271 A - An application by the City of Palm Sprin e
Palm Sp ning Code related to ons pertaining to
temporary banners, is or lease" signs. (Project Planner:
Craig A. Ewing, AICP, o Services.)
Director ' g provided background information as outlined in t report dated
A 10, 2011.
6 43
DOE p A`M sp4 r
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v` m Z
cg41FORN% Planning Commission Staff Report "'
v
Date: August10, 2011
Case No.: 5.1091 — PD 324 AMND
Application Type: Amendment to Planned Development District 324 m
Location: South side of Alejo Road, between North Palm C
Canyon and North Indian Canyon Drives. M
Applicant: Palm Springs LLC, Lawrence Rael r
Zone: PDD-324 0
General Plan: CBD (Central Business District)
APNs: 513-081-002 through -006, -023 M
From: Craig Ewing, AICP,,Director of Planning Services Z
Project Planner: Edward 0. Robertson, Principal Planner
PROJECT DESCRIPTION
The applicant, Rael Development, is requesting the Planning Commission to amend a N
previously approved Planned Development District 324 (5.1091-PDD 324), also known
as "Port Lawrence". The proposed amendment will change the previously approved
mixed-use PDD from residential and commercial to a 175-room boutique hotel and
approximately 30,000 square feet retail commercial development. The property is the _
vacant 4.1 acre site bounded by Alejo Road on the north, North Palm Canyon Drive on
the west, North Indian Canyon Drive on the east, and existing commercial development n
on the south.
Section 94.03.00(G) allows the Planning Commission to modify Final Development
Plans of Planned Developments. The Commission may approve minor architectural or
site changes that do not affect the intent of the PD. In this case, staff believes that the
44
Planning Commission Staff Report 8/10/11
Case:5.1091 —PD 324 AMND Page 2 of 7
intent of the Planned Development was to establish a mixed use development
consisting of condominium units and retail commercial with variations to certain
development standards. Consequently, a full amendment is proposed, requiring r"
Planning Commission and City Council approval.
RECOMMENDATION Z
Approve the proposed amendment to the Planned Development District by the Rael Z
Development, to develop a 175-room boutique hotel, approximately 30,000 square feet M
of retail commercial space and a parking structure subject to the conditions contained in
Exhibit A, which is attached hereto. 0
PRIOR ACTIONS:
The Planning Commission considered the proposed project at its regularly scheduled
meeting of September 13, 2006, approved the PDD and recommended approval to the R1
City Council.
On October 4, 2006, the City Council adopted a Mitigated Negative Declaration and <
approved the proposed project as recommended by the Planning Commission. m
The PlanningCommission considered the r proposed amendment to the Vesting
Condominium Map at its regularly scheduled meeting of July 9, 2008, and 0
recommended approval of the proposal to the City Council by a vote of 7-0.
On July 30, 2008, the City Council approved the proposed amendment to the Vesting
Condominium Map. m
On October 28, 2009, and September 22, 2010, the Planning Commission granted a Z
one-year time extension for the project.
BACKGROUNG AND SETTING:
The Port Lawrence mixed-use development consisting of residential and commercial
use was approved by the Planning Commission and the City Council in 2006. An
amendment to the site layout to accommodate a public access on the south portion of
the project was approved in 2008. According to the applicant, revisions to the approved V�
Port Lawrence project became necessary in light of the changing market forces which in
turn have affected the preferred use of the site.
The subject site is now vacant. The original project included the development of up to
118 condominium units, 25,000 square feet of retail commercial space and an n
underground parking structure on the site. The original project had retail space on the
ground/first floor fronting on Palm Canyon, with residential units occurring above, on
three stories. The residential buildings were proposed on Alejo Road and Indian
45
Planning Commission Staff Report 8/10111
Case:5.1091—PD 324 AMND Page 3 of 7
Canyon, and on the interior of the project site. The buildings were three and four stories,
within a range of 35' to 50'6' in height.
r
A total of eleven (11) live/work units to be located at the center of the site were D
proposed. These units would have office/gallery space on the ground floor, and
residential units above, and were to be accessed via the pedestrian walkway through Z
the site. Finally, the previous project included the construction of an underground Z
parking structure with 219 parking spaces for residential use, and 96 spaces for
commercial use. The original site plan had a public street (Clovelly Street) located along rn
the southern portion of the site connecting Indian Canyon Drive from Palm Canyon 0
Drive.
ANALYSIS:
General Plan and Zoning:
The General Plan designation of the site is CBD or Central Business District; the Zoning rn
designation is PDD-324; the underlying zone is CBD. The proposed land use is C
consistent with the provisions of the General Plan and Zoning Ordinance for that rn
designation. The proposed mixed-use project is also generally consistent with the r
Downtown Design Guidelines. Under the Guidelines, the site is designated "High
Intensity Mixed-Use (ResidentiallCommercial) Gateway." The Guidelines describe the 0
Gateways (one at this location and one at the south end of downtown at Ramon Road) ,0
as follows: "They should be taller (max. 60 ft.), high intensity mixed-use
(residential/commercial) areas with distinctive landscaping and signage marking the
entrance to downtown."
rn
The General Plan and Zoning designations for surrounding properties are depicted in Z
Table 1 below.
Table 1: Protect and Surrounding General Plan and Z ning Designations
Location General Plan Designation Zoning Designation
Pro ect Site Central Business District CBD PDD-324
West CBD CBD v
South CBD CBD
East CBD CA and C-2 General Commercial
North PR Parks and Recreation O (Open Space) CO)
Planned Development District:
As with the original project, the proposed amendment includes components which vary
from the development standards of the Central Business District zone and High-rise
buildings (Section 93.04.00). Section 94.03.00(G) allows the Planning Commission to
modify Final Development Plans of Planned Development Districts. The Commission
may approve minor architectural or site changes that do not affect the intent of the PD.
Other than height requirements, the previously approved design and development
46
Planning Commission Staff Report 8/10/11
Case:5.1091—PD 324 AMND Page 4 of 7
standards contained in PDD 324 will remain in effect; the applicant is not seeking any
new deviations from the development standards.
r
Pursuant to Section 94.03.00 (Planned Development District) of the Zoning Ordinance, n
the Planned Development District (PDD) is designed to provide various types of land
use which can be combined in compatible relationship with each other as part of a Z
totally planned development. It also states that "it is the intent of this district to insure Z
compliance with the general plan and good zoning practices while allowing certain
desirable departures from the strict provisions of specific zone classifications" The PD R1
is requested for this project to allow relief from building height and setback criteria. The
proposed building heights for this project will range from 14.6 to a maximum of 58.6
feet. The maximum building height in the previous PDD was 51.0 feet.
Amendment to the Planned Development District/Revised Project.
v
The proposed amendment to the previously approved project does not vary from the M
intent of the PDD, and the project is still consistent with both the General Plan and the
Downtown Design Guidelines. The applicant is now proposing to develop a mixed-use
project with different components in response to the current real estate market and m
economic dynamics as a whole. Although the site plan remains fairly consistent with the r„
original plan, the revised project will now accomplish the following:
0
• A mixed-use project consisting of a 175-room boutique hotel, a 9,500 square
feet of banquet hall and approximately 30,000 square feet of retail
commercial space.
• An above ground one level parking structure and a two level free standing m
parking structure on the south side of the property.
• Pedestrian walkway and private vehicle access into the hotel; the Z
walkway/private vehicle entry way connects Palm Canyon and Indian Canyon
Drives
• A luxury spa, fitness area and yoga studio
• The tallest building within the development will be approximately 58' 8"
located in the interior of the site
• Pool Deck on second floor and other recreational amenities.
The revised project will no longer contain "for sale" residential units; a 175-room (A
boutique hotel has been proposed to replace the previously approved mixed-use
development consisting of 118 condominium units and retail commercial space. The
mixed-use project will also consist of approximately 30,000 square feet of retail
commercial component. The boutique hotel will feature a luxury spa and yoga studio,
including a private outdoor courtyard for the spa guests. The original project included n
buildings of three to four stories; the revised project will have up to five story high
buildings at a maximum height of approximately 58.6 feet.
47
Planning Commission Staff Report 8/10/11
Case:5.1091 —PD 324 AMND Page 5 of 7
Table 1, below, describes the existing PD-324 development standards applicable to the
site, and the proposed amendment to the PD.
r
Comparison of Existing PDD 324 and Proposed Amendment PD-324 Standards D
Z
Type of Standard Existing PDD -324 Proposed Amendment Z
GP Density118 condo units 175-room boutique hotel
ZO Density 118 condo units 175-room boutique hotel m
Coverage 41.8% 48.8%
Front Setbacks 0 feet 4.0 feet
Rear Setbacks N/A Ranges from T to 7'
Bldg Separations 17' 9" Average of 20.3 feet
Common Open Space 42.66% 143.2%
Height 51 feet 58.6 feet 0
Parking 234 312
m
Site Plan and Project Design: <
As with the original project, the revised site plan maintains a "presence on the street" M
through first-floor retail space with minimal setbacks and upper level hotel units on the r
Palm Canyon, Alejo and Indian Canyon frontages. The basic architectural strategy of a O
series of interconnected buildings, with a unifying "desert contemporary" vernacular,
remains the same. Basic building massing and heights remain consistent and within the 'p
guidelines of the original project. The buildings will be constructed over a one-level
parking structure that is above ground. In place of the previously proposed
subterranean parking structure, a free-standing two level parking structure is being m
proposed on the south side of the property; this parking structure will be available to the
general public. Z
The building heights are proposed at a maximum of 58' 8" feet to the top of the parapet
in the interior of the site. As proposed, the buildings steps back from the street and rises
to just under 58'8" feet; this will help to preserve the distinctive architectural element
similar to the original project. The spatial distribution of each floor along with the step 0
back design of each floor made it possible to fit five stories into 58.6 feet; the second
floor is 14.6 feet tall to the roof level from the ground floor. Proposed setbacks of the
buildings from the street edge will range from 3.6 feet to 10 feet on all sides. The N
building similarly sets back at the corner of Alejo Road and Indian Canyon to create a
distinctive architectural element at this intersection.
Toward the south end of the site along Palm Canyon Drive, there will be a one level free —
standing retail building which will contain a signature canopy in keeping with the canopy n
previously approved. The site plan provides for many of the same amenities and
highlights called for in the General Plan and Design Guidelines, including pedestrian
access, a mix of commercial and a boutique hotel in the downtown, and more
importantly, maintaining the connections between Palm Canyon and Indian Canyon.
43
Planning Commission Staff Report 8/10/11
Case:5.1091 —PD 324 AMND Page 6 of 7
A detailed description of the project architectural and landscape designs will be
provided at the Final Development phase; detailed architecture plans were not r
submitted for the Preliminary Development phase. D
Parking Z
One of the most noticeable revisions to the Port Lawrence project is the proposed Z
parking for the project. The previously approved buildings on the south side of the site DTI
have been eliminated to make way for a free standing parking structure. The original
project had an underground parking garage for commercial patrons, employees and
residents. The revised project proposes a two-level parking structure on the southerly
portion of the site; another above ground parking garage will be provided on the ground
floor along Indian Canyon and on the interior of the site. A total of 234 parking spaces
are required for the mixed-use project; the applicant provides 312 spaces. The parking 0
calculations do not include on-street parking along Indian Canyon and Palm Canyon m
Drives.
C
Access: M
A pedestrian walk way and private vehicle entryway into the Hotel that connects Palm r
Canyon and Indian Canyon Drives on the southerly portion of the site will replace the 0
previously approved public street at the same segment of the property. Additional entry
points to the site will be provided along Indian Canyon and Palm Canyon Drives and
also on Alejo Road. Vehicles approaching the hotel will gain access into the complex at
the ground level.
M
REQUIRED FINDINGS Z
Findings can be made in support of establishing the proposed Planned Development
District as follows:
a. The proposed planned development amendment is consistent and in conformity
with the general plan pursuant to Sections 94.07.00 (A)(1) and 94.02.00 (A)(4) of
the Palm Springs Zoning Code. _
The proposed planned development is consistent with the General Plan, which
includes special provisions for the Central Business District. The project will bring
revitalization to the Downtown area with the development of new retail M
commercial space; also, the boutique hotel could enhance the City's tourism _
base.
0
b. The subject property is suitable for the uses permitted in the proposed planned
development district, in terms of access, size of parcel, relationship to similar or
related uses, and other relevant considerations.
49
Planning Commission Staff Report 8/10/11
Case:5.1091 —PD 324 AMND Page 7 of 7
The project, as proposed, is consistent with the Downtown Design Guidelines .�
and the vision of the area for the future. The site is physically suitable for the
proposed project, and provides sufficient access points for all uses proposed. r
C. The proposed establishment of the planned development district is necessary D
and proper, and is not likely to be detrimental to adjacent property or residents. z
The Planned Development District modes height and setback requirements in a z
manner which is conducive with the urban development sought for the site in the M
future. The inclusion of a mixed-use project consisting of a boutique hotel and
retail commercial in this area of the City will increase vitality and activity in the
Downtown.
ENVIRONMENTAL ASSESSMENT
v
A Mitigated Negative Declaration was prepared; under the provisions of the California m
Environmental Quality Act (CEQA), a determination was made by the Planning
Department that the proposed amendment will not result in any new additional impacts
beyond those that were previously identified and addressed and that adequate M
mitigation measures had already been incorporated into the project. r
NOTIFICATION 0
A public hearing notice was advertised and was mailed to all property owners within 500.
feet of the subject property/adjacent property owners. As of the writing of this report,
staff has not received any comment.
m
z
Edward O. obertson
Principal Planner Dire or of PIO ni g Services
ATTACHMENTS:
v
1. Vicinity Map _
2. Draft Resolution /Conditions of Approval
3. Reduced Site Plans and Elevations
X
n
--I
50
RAEL DEVELOPMENT Ci7', RECEtM sp
7F PALM SP,::,s
C O R P O R A T I O S
2011 AUG 18 AM 10: 58
JAMES THC)Iir
CITY CLERK
August 16th, 2011
The City Clerk
City of Palm Springs
Department of Planning Services
3200 E.Tahquitz Canyon Way
Palm Springs, CA 92262
Re: Notice of Appeal—PDD 324 AMND: Planning Commission Action.
Dear Sir/Madam;
Please be advised that on behalf of Palm Springs LLC we are appealing only the denial of Planning
Commission to approve the site plan for the future 175 Room Hotel under the above PDD.
The reasons for the Appeal are as follows:
1. On August 10, 2011 we appeared before the AAC.We received valuable comments regarding
potential adjustments to the site plan (many of which are addressed below) but it was
understood from Staff that we will appear before them again with architectural schematics,
elevations, lighting and landscaping plans before final approval. The general site plan was
approved by AAC.A Memorandum of their comments is attached as Exhibit"A".
2. The Planning Commission comments in the Memorandum dated August 11,2011 are attached
as Exhibit"B" and are responded to as follows:
a. The previously approved project had zero setbacks from the property line on Alejo and
Indian Canyon. The amended project has setbacks all around the property at a
minimum of 5 feet and more than this on the South end per code.Additionally the
structures themselves set back gradually and substantially as the building height
increases.
2415 G�ipus DRIVE
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b. The maximum height of the Hotel reaches approximately 58 feet (within the permitted
height guidelines of 60 feet) but all of the buildings set back substantially from the
property line as follows:-a minimum of 10 to 25 feet off the property line at Alejo, 70
feet on the third and fourth Floors in the center building off Palm Canyon and over 30
feet from the property line at the 3rd floor of the Indian Canyon facing building. As with
the previously approved project, maximum building heights are only in the interior of
the property.The Planning Commission comment that we do not adequately and
sensitively address building setbacks is incorrect.
c. Other than at the corner of Alejo and Palm Canyon Drive where we will create a
signature feature architecturally,all of the condominiums along Palm Canyon have been
eliminated and therefore the majority of the massing along Palm Canyon is less than 20
feet in height.
d. The staff report reflecting the previous project at a maximum height of 51 feet with
respect referred not to the maximum height of the buildings but only to an average
height. The previous project had an approved height of 56.6 feet,just over 1 foot
different to our current design. Furthermore,the current massing is much lower for
much of the property-the entire length of Palm Canyon frontage and especially on the
south end of Palm Canyon beyond the entry to the hotel is open or one story with the
parking structure not visible from Palm Canyon. We have carefully maintained the East
West pedestrian promenade and view corridor as before.
e. Regarding the Planning Commission comment to 'reconfigure the parking structure',we
studied this extensively and believe that the parking design has been sensitively
configured both internally and from the exterior. The flow works well for the public
who wish to conveniently park and shop along Palm Canyon as well as for valet and self
park guests.There are currently 78 additional spaces for public parking.
f. With regard to the concern along Indian Canyon, we recognize the need for sensitive
treatment along the exterior and will address this when we submit architectural plans to
the AAC and Planning Commission. In the meantime,we took into consideration
comments received and have relocated all of the administration and staff offices to the
exterior on Indian which will create a commercial presence on much of the street edge.
g. We will again demonstrate in detail when we return to AAC, that the 5 foot setback
along Alejo is designed specifically for landscaping along Alejo.
h. The comment that the lobby space is diminutive in relation to floor space reflects a
misunderstanding of one of the key signature experiences of our project. The Lobby is
actually three stories in height beginning with a transition area at the ground level with
valet and an intimate arrival lounge designed for arriving guests.After arriving at the
Hotel and greeting by staff,guests(and public)are invited up to a signature two-story
lobby at the second level for check in, socializing and open vistas in every direction.
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L A beautifully designed staircase will also bring guests and the public directly off of Palm
Canyon to the activity above.The main signature bar/lounge for the project will be
located at this lobby level and will feature indoor/outdoor experiences above the street
scene below and with the view of the pool scene and mountains. The lobby and lobby
lounge are open to the third floor.
We have incorporated into our site plan some of the well constructed advice we receive from AAC and
the Planning Commission and look forward to presenting our site plan to the City Council for approval.
This would then allow us to move our project forward and proceed back to AAC and Planning
Commission with our schematic elevations designs for detailed analysis and final approval.We look
forward to this process.
Sincerely,
Lawrence Rael. /
Managing Member Palm Springs LLC.
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PODIUM: -98,000 S.F.
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PUBLIC HEARING NOTIFICATION
Pau�
s
City Council
Meeting Date: Sept. 7, 2011
Subject: Case 5.1091 PD 324 - Rae[ Project
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.
I declare under penalty of perjury that the foregoing is true and correct.
Kathie Hart, CIVIC
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.
I declare under penalty of perjury that the foregoing is true and correct.
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. (181 notices)
I '' ^^declareunder penalty of perjury that the foregoing is true and correct.
Dl.4
Kathie Hart, CIVIC
Chief Deputy City Clerk
63
The Desert Sun Certificate of Publication
750 N Gene Autry Trail
Palm Springs, CA 92262
760-778-4578/Fax 760-778-4731
No 2883 _
-NOTICE OFPD NEARING
State Of California ss:
CITYOFP SPRINGS
AMENDMENTTO OF E 5:1t91 PO 324
County OfRiverside SIIONOCI&WfHDTE DEVELOPMENT
8 AllNSE ERCIAL
ALEJCANYON ONTHE.THE O��NORTH PALM
CAN-
Advertiser: VON DRNEONTHE AND EXISTING DE-
vELOPMFM THE SOUTH
CITY OF PALM SPRINGS/LEGALS NOnCEIS HEREBY GI EN the the City counrA
of the City of Palm Sp n a,California,WIN hold a
PO BOX 2743 oublic headsg at is irfp of Be tember 7
pO�t 1. The Cary Council aeon begPne d 6:Od
PALM SPRINGS CA 922632 Eesi'TeFp�ul�cem�jiolnnpei9pr1,rgsll`3200
The urpose of ti's is to consider an
by Palm SAings (awrerm R mI,raaP
mom DkVxY 324 4)cm181atrgd re3MBfF
2000275812 tat and commemial am.The proposed
amsMmem evil change pr
PDD from mixed-use con sting W reald t and
scsgaqamemlel to a 175.r boutique hotel 9,500
30,000 multietel
pu9mse -and eppmx�my.
square feet COMM 01 tlevekuP.
mem. The CounW sAt consider an aappppeeaal�
fisdby Palm;u .of the Plenmrg Coln
I am over the age of 16 years old, a citizen of the United the DD amendnsm I frehred Of
States and not a parry to, or have interest in this matter. I
hereby certify that the attached advertisement appeared O" pft" .�.
in said newspaper (set in type not smaller than non panel)
in each and entire issue of said newspaper and not in anyu I IF
supplement thereof on the following dates,to wit:
r.
Newspaper: .The Desert Sun =i
e/27/2011
ENVIRONMENTAL DETE MINATION: A Drat
I acknowledge that I am a principal clerk of the printer of Mitigated Negative Dacia on was Vreppared for
The Desert Sun, printed and y City this project under me uid in"of the Cellfoms
p published week) in the Ci Errvironmen(aI Quality and was revi_
of Palm Springs, County of Riverside, State of California. a�-�W,+,NyPv-adaptstl by the City nal on Odki 4,
all
The Desert Sun was adjudicated a newspaper of general Ham 32DO b East
tie view this
CRY
circulation on March 24, 1988 b the Superior Court of the Hall, E� T u'tr pray palm
Y P Spogs, between the of a.m. m 11
Countyof Riverside, State of California Case No. am. ard2:00 p:m. to 6 m. Monday trough
Th Cy and aubmt wrtlen mens at,or prior
191236. MCounciI heeds .-
REVIEW OF PROJECT INF MATION:Theast
report and other suppomn mems regaMi -
I declare under penalty of perjury that the foregoing is true this prosdt are es0 avai forgublic review ,
CRY-HaA-xitweanl me lido of W a.m.to 11
a.m. and 2.00 p.m. b 6 p Monday in
and correct. Executed on this 27th day of August, 2011 in Thu rsaa pleeae.Comaa 0 of the
Clerk at 323b204'rf wor
Palm Springs,California. us an aPDointtmentbreview d like todocumens.
COMMENT ON THIS APPLI TION: Response
to this nodce may be made' rb fly at'the Publk:
Hearing andror In willing bek a the hearing.Wit.
ten comments may be made I the City Council by
letter(for mail or hand deliverto:
James Thompson ty Clerk
I �mT�.�lz Way.
Declaran na re
n1be AmiRge of tte pmjeo in Court
at be Hm bed to raising only hose,moues raised
at the public hearing describe in this notce,or in
wmren ence deliw ed to the Clty Clerk
^` at, or pprior, V the ppuublic h wing. (Government
t_
'". Code M.On 85009tbY21)
v- cc •1.` ing�es� wylt given of a hearing nefap�rorapdN
'-- Q +� - A ersm Principal U*cries�Flenn ,at( . 323-82405.
Vd t0 } • Si Ciudad deYUPalalm SPdnggaa age can a,p0�1��con
laJ N Nadme Reger}esfpp(78D)
IX G W w f- Jammi Thompson,City.Clark
Published:021711 _
A
o
N
ppLMSA City of Palm Springs
�'. Office of the City Clerk
* ' 3200 E.Tahquitz Canyon Way • Palm Springs,CA 92262
. dy
Tel:(760) 323-8204 • Fax: (760) 322-8332 • TDD: (760)864-9527 • Web:www.palmspringsca.gov
cgOFORN�P
Aug. 25, 2011
Ms. Claudia Salgado
Bureau of Indian Affairs
P. O. Box 2245
Palm Springs, CA 92263
RE: City Council Meeting —Sept. 7, 2011
Public Hearing Notice—Case 5.1091 PD 324
Lawrence Reel of Palm Springs, LLC
Dear Ms. Salgado:
The City Council will be conducting a public hearing at 6:00 p.m. on September 7, 2011.
I have enclosed copies of the notice for distribution and your file; however, please advise if
additional notices are required. The allotment numbers and corresponding APN within 400 feet
of the subject property are as follows:
APN Allotment Number
508-531-007 through 508-531-039 1022
508-031-016 and 508-031-017 66A and T39A
508-531-001through 508-531-006 1022
508-531-040 through 508-531-064 1022
Thank you for your continuous assistance and support. Please feel free to contact me if there
are any questions or concerns, 323-8206.
Sincerely,
�v
Kathie Hart, CIVIC
Chief Deputy City Clerk
/kdh
Encl: Public Hearing Notices (5 copies)
Prestamped Envelopes
64
Post Office Box 2743 0 Palm Springs, California 92263-2743
NOTICE OF PUBLIC HEARING
CITY COUNCIL
CITY OF PALM SPRINGS
AMENDMENT TO CASE 5.1091 PD 324 AND APPEAL OF PLANNING COMMISSION DECISION
HOTEL DEVELOPMENT & MIXED USE COMMERCIAL
ALEJO ROAD ON THE NORTH, NORTH PALM CANYON ON THE WEST, NORTH INDIAN
CANYON DRIVE ON THE EAST AND EXISTING DEVELOPMENT ON THE SOUTH
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 an application by Palm Springs LLC, Lawrence Rael, to
amend a previously approved Planned Development District 324 (PDD 324) consisting of
residential and commercial development. The proposed amendment will change the previously
approved PDD from mixed-use consisting of residential and commercial to a 175-room boutique
hotel, 9,500 square feet multi purpose room and approximately 30,000 square feet retail
commercial development. The Council will also consider an appeal filed by Palm Springs, LLC, of
the Planning Commission's decision to deny the revised site plan of the PDD amendment.
ENVIRONMENTAL DETERMINATION: A Draft Mitigated Negative Declaration was prepared for
this project under the guidelines of the California Environmental Quality Act (CEQA) and was
previously adopted by the City Council on October 4, 2006. Members of the public may view this
document at the Planning Services Department, City Hall, 3200 East Tahquitz Canyon Way, Palm
Springs, between the hours of 8:00 a.m. to 11 a.m. and 2:00 p.m. to 6 p.m. Monday through
Thursday and submit written comments at, or prior to, the City Council hearing.
REVIEW OF PROJECT INFORMATION: The staff report and other supporting documents
regarding this project are also available for public review at City Hall between the hours of 8:00
a.m. to 11 a.m. and 2:00 p.m. to 6 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 Edward O. Robertson, Principal Planner, at (760) 323-8245.
Si necesita ayuda con esta carta, porfavor Ilame a la Ciudad de Palm Springs y puede hablar con
Nadine Fieger telefono (760) 323-8245.
mes Thompson, City Clerk
*,:qe -kn Department of Planning Services N
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Parcels AMADO RD
CITY OF PALM SPRINGS
CASE NO: 5.1091 PD AMND 324 DESCRIPTION: To consider an application by Palm Springs
LLC, Lawrence Rael, to amend a previously approved Planned
APPLICANT: Palm Springs, LLC Development District 324 (PDD 324) consisting of residential
and commercial development. The proposed amendment will
change the previously approved PDD from mixed-use
consisting of residential and commercial to a 175-room
boutique hotel, 9,500 square feet multi purpose room and
approximately 30,000 square feet retail commercial
development. The Council will also consider an appeal filed by
Palm Springs, LLC, of the Planning Commission's decision to 66
deny the revised site plan of the PDD amendment.
MR PETE MORUZZI
PALM SPRINGS MODERN COMMITTEE
P.O. BOX 4738
PALM SPRINGS,CA 92263-4738
CITY OF PALM SPRINGS CASE 5.1091
1 ° ' PLANNING SERVICES DEPARTMENT MRS.JOANNE BRUGGEMANS
ATTN SECRETARY/5.1091 506 W.SANTA CATALINA ROAD
PO BOX 2743 PALM SPRINGS, CA 92262
PALM SPRINGS, CA 92263-2743
MS MARGARET PARK
AGUA CALIENTE BAND OF CAHUILLA
INDIANS
5401 DINAH SHORE DRIVE
PALM SPRINGS,CA 92264
SOBOBA BAND OF LUISENO INDIANS LUEBBEN JOHNSON&BARNHOUSE,
LP
etw ATTN:JOSEPH ONTIVEROS ATTNLRICHARD C.WADE, PARALEGAL
CULTURAL RESOURCES MANAGER TH
P.O. BOX 487 7424 4 STREET NW
SAN JACINTO, CA 92581 LOS RANCHOS DE ALBUQUEROUE, NM
87107
MR GRAEME RAEL MR DOUG LEE
n PALM SPRINGS,LLC- LEE&SAKAHARA
2415 CAMPUS DRIVE,STE. 140 16842 VON KARMEN AVENUE"
IRVINE,CA 92162 SUITE 300
IRVINE, CA 92606
009600562 009600563 009600566
POUNDERS,STEVEN M PACHOLIK,THOMAS A&SUSAN G SCOTT,WALTER M&BETTY J
3525 TURTLE CREEK BLVD 20BC 277 E ALEJO RD PH3 7717 S 116TH ST
DALLAS,TX 75219 PALM SPRINGS,CA 92262 SEATTLE,WA 98178
009600568 009600569 009600570 o'k
BATO,EDIE R GIULIANI,QUINDINA C TRUST ROBERTSS L R&MARGARET L
1220 ROXBURY DR PHI 2030 VINE ST 277 E ALEJ P07
LOS ANGELES,CA 90035 HOLLYWOOD,CA 90068 PALM Sp GS,CA 92262
009600572 009600574 009600575
LUCCI,ANTHONY RODRIGO,JOHN&DEVI JOHNSON,NANCY J
401 W RADIO RD B-32 330 W STEVENS RD 916 8TH AVE SW
PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PUYALLUP,WA 98371
009600576 009600578 009600579
KING,ANN ELLE HEINZEN,DOMINIC F&SEVRENA M WRIG M LYNETTE C
480 O E PKWY NO 109 506 79TH AVE SE 160 I5 HERITAGE
, LAKE STEVENS,WA 98258 ,
009600560 009600558 009600556
OCKERMAN,DARLENE WANDA
SHABQ,WENDY D US BAN A SERIES 2002-30 TR
MEARS TRUST
400 N SUNRISE WAY 102 180 ST T E
PALM SPRINGS,CA 92262 3201 RIDGE LN A ST P L,MN 55101
REDONDO BEACH,CA 90278
009600555 009600554 009600553
QUARTAROLA,ROBERT M MORGAN,D ALD T � JP MORGAN AS'
BANK NA
4650 STAUFFER PL 277E O RD 223 277 E ALEJ RD 222 Z }�
OAKLAND,CA 94619 PAL . PRINGS,CA 92262 PALM S GS,CA 92262
009600552 009600551 009600550
MERCADO-PETTINGILL TRUST NOONAN ARY T !!! DAVE,ALFONZO JR TRUST
PO BOX 41 23 DAYeTMOUTH ST I 326 E HILLSDALE ST
MONTE RIO,CA 95462 S RANCISCO,CA 94134 INGLEWOOD, CA 90302
009600549 009600548 009600547
SKINNER,KATHE&DAVID COHEN,ELWOOD PEGUES,MARCUS
78 RAVEN HILLS CT PO BOX 2884 6417 LEWIS AVE
COLORADO SPRINGS,CO 80919 LAKE ARROWHEAD,CA 92352 LONG BEACH,CA 90805
009600546 009600545 009600544
SAMPLES,B THOMAS BRANDON,MARJORIE A TRUST WESTGAT , OHN C
277 E ALEJO RD 215 1333 JONES ST NO 1003 B 450 S OME ST 14TH
PALM SPRINGS,CA 92262 SAN FRANCISCO,CA 94109 SAN NCISCO,CA 94111
009600543 009600542 009600541
MINOUI,ALIREZA TRUST HALM,ERIC C RODRIGO,J &DEVI pp M
12955 RIVERSIDE DR 111 1701 CLINTON ST 302 277E 0 RD 210
SHERMAN OAKS,CA 91423 LOS ANGELES,CA 90026 PAL PRINGS, CA 92262
009600540 009600539 009600538
ILKO,BERTHA TRUST DILLON,THOMAS C DAVILA,DAVID J TRUST
314 ROSEVIEW PL 1200 NICOLLET AVE 601 277 E ALEJO RD 207
CHULA VISTA,CA 91910 MINNEAPOLIS,MN 55403 PALM SPRINGS,CA 92262
009600537 009600536 009600535 /�
MULHAUSEN,HEDY A CHARLTON,ALLEN R WEt
RICHARD R
PO BOX 6109 419 GOLD MINE DR 113MONTAVE NE 601
IRVINE,CA 92616 SAN FRANCISCO,CA 94131 A ,GA 30309
009600803 009600906 009600909
DEUTSC BANK TRUST CO FROMAN,JAY&SANDRA S HOUSE,RICHARD M
AME A TR 11 EASTWOOD DR USS RONALD REGAN CVN 76D
SAN MATEO,CA 94403 FPO,AE 09524
009600806 009600809 009600811
SCHWARTZ,MICHAEL L&SYLVIA HEINZEN,RICHARD HARLEY HEINZEN,RICHARD H
3700 S WESTPORT AVE 303 277 E ALEJO RD 103 277 E ALEJO RD 103
SIOUX FALLS,SD 57106 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262
009600813 009600816 009600818
ANDERSON,ROBERT P&JEANNE M PENSCO PENSION SERVICES INC COHEN,ELWOOD
PO BOX 135 PO BOX 1625 PO BOX 2884
KLAWOCK,AK 99925 GUERNEVILLE,CA 95446 LAKE ARROWHEAD,CA 92352
009600830 009600833 009600835
HANSEN OCKWELL MEDICAL GLEMBOTZKI,LYDIA CARLSON,GAILYN A&ALAN R
PROF C PO BOX 1470 9623 24TH ST E
411 E CRES TWIN PEAKS,CA 92391 EDGEWOOD,WA 98371
009600838 009600840 y /+( or 009600843
ALLEN,KENNETH RAY GNAND IC TRUST / " ' PRINZ,REINHARD
852 E GRANGEVILLE BLVD 75 6149 EVITO DEL OESTE 332 S CANON DR
HANFORD,CA 93230 S DIEGO,CA 92111 BEVERLY HILLS,CA 90212
009600845 009600851
NELSON,FREDRICK&SONDRA 009600847 TRUST GARTHOFFNER,RUTH M CASTIGLIONI,PASCUAL R&MARIA 3432 S PECK AVE 103 T
1150 BRIGHTW SAN PEDRO,CA 90731 277 E ALEJO RD 117
MONTEREY PARRK,,CAA 91754 PALM SPRINGS, CA 92262
009600856 009600858 009600879
EDWARDS,WOODY D TRUST WHITELY,CRISTINA MERCADO-PETTINGILL TRUST
277 E ALEJO RD 118 1229 1 ST ST PO BOX 41
PALM SPRINGS,CA 92262 HERMOSA BEACH,CA 90254 MONTE RIO,CA 95462
009600882 009600887 009600892
JOHNSON,ROANLD G&GERALDINE PFC VA CONDO SKAAR,LAYNE L&TAMI L
P 5214 MONTA VISTA DR E 3221 B ST SE
MILTON,BOX EDGEWOOD,WA 98372 AUBURN,WA 98002
WA 98354 W
s. td 7
009600896 009600902 009600904
FEDERAL NAIL G ASSN FNMA MARTIN,JAMES R TRIPODES,PETER JACK
PO BOX 1310 1310 GATES PL
LOWER LAKE,CA 95457 SOUTH PASADENA,CA 91030
009601166 508531007 508531008
OCHOA,PHILIP USA 508 USA BIA
575 6TH AVE 910 277 E ALEJO RD 108 277 E ALEJO RD 109
SAN DIEGO,CA 92101 PALM SPRINGS,CA 92262 PALM SPRINGS, CA 92262
508531009 508531010 508531011
USA BIA USA BIA USA BIA
277 E ALEJO RD 110 277 E ALEJO RD 111 277 E ALEJO RD 112
PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS, CA 92262
508531012 508531013 508531014
USA BIA USA 508 USA 508
277 E ALEJO RD 113 277 E ALEJO RD 114 277 E ALEJO RD 115
PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262
508531015 508531016 508531017
USA BIA USA BIA USA BIA
277 E ALEJO RD 116 277 E ALEJO RD 117 277 E ALEJO RD 118
PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262
508531018 508531019 508531020
USA BIA USA BIA USA BIA
277 E ALEJO RD 119 277 E ALEJO RD 120 277 E ALEJO RD 121
PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262
508531021 508531022 508531023
USA 508 USA BIA USA BIA
277 E ALEJO RD 122 277 E ALEJO RD 123 277 E ALEJO RD 124
PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262
508531024 508531025 508531026
USA BIA USA BIA USA 508
277 E ALEJO RD 125 277 E ALEJO RD 126 277 E ALEJO RD 201
PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS, CA 92262
508531027 508531028 508531029
FROMAN,SANDRA S USA BIA USA BIA
3245 DE YOUNG LN 277 E ALEJO RD 203 277 E ALEJO RD 204
LAFAYETTE,CA 94549 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262
508531030 508531031 508531032
USA BIA USA BIA USA BIA
277 E ALEJO RD 205 277 E ALEJO RD 206 277 E ALEJO RD 207
PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262
�o71 00 d, �4 7 -7 . 1/
508531033 508531034 508531035
USA BIA USA BIA USA BIA
277 E ALEJO RD 208 277 E ALEJO RD 209 277 E ALEJO RD 210
PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262
508531036 508531037 508531038
USA BIA USA BIA USA BIA
277 E ALEJO RD 211 277 E ALEJO RD 212 277 E ALEJO RD 213
PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262
508531039 009603835 508031001
USA BIA PALM CANYON THEATER GROUP ANGEL VIEW CRIPPLED CHILDRENS
FOUNDATION DBA ANGEL
277 E ALEJO RD 214 538 N PALM CANYON DR
RD
PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 MIRACLE HILL
DESERT
RT HOT SPRINGS,,
CA 92240
508031002 508031016 508031017
GROMAN,RICHARD&STANTON USA 508 USA 508
12165 SUMMIT PL
BEVERLY HILLS,CA 90210
508531001 508531002 508531003
USA BIA USA BIA USA BIA
277 E ALEJO RD 101 277 E ALEJO RD 102 277 E ALEJO RD 103
PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262
508531004 508531005 508531006
USA BIA USA BIA USA BIA
277 E ALEJO RD 104 277 E ALEJO RD 106 277 E ALEJO RD 107
PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262
505324002
03
MEZR 001 REDEVELOPMENT AGENCY CITY OF CITY F
MEZRAHI,SHAUL&CAROL PALM SPRINGS CITY OF PALM SPRINGS
PO BOX 2399 PO BOX 2743
RANCHO MIRAGE,CA 92270 PO BOX 2743 PALM SPRINGS, CA 92263
PALM SPRINGS, CA 92263
507195022 507196012 507540001
BERARDI,CYNTHIA A&MARIO DI BARBI,NI OLAS &ASHLEY LUCARELLI,ROBERT F&DARIA E
343 E VIA COLUSA 521 W LINgrA VISTA DR P ti
TRUST
PALM SPRINGS,CA 92262 PALM RINGS,CA 92262 552 N INDIAN CANYON DR
PALM SPRINGS, CA 92262
507540002 507540003 507540004
WILSON,MARK DORT,RANDY L TRUST SCHNEIDER,DON R&KAREN L
550 N INDIAN CANYON DR 595 THALIA ST 410 E AVENIDA HOKONA
PALM SPRINGS,CA 92262 LAGUNA BEACH,CA 92651 PALM SPRINGS,CA 92264
507540005 507540006 507540007 ItA
LEVIN,KENNETH VUCICH,CATHY LYNN HEAVENS
EAVEN NE COLLECTIONS
544 N INDIAN CANYON DR 627 EDGEMONT LN 560 N IAN CANYON DR
PALM SPRINGS,CA 92262 PARK RIDGE,IL 60068 PAL SPRINGS,CA 92262
/02 PJ add- �e � 7•
507540008 Q 508531040 508531041
HEAVENSTONE CO CTIONS r� USA BIA USA BIA
707 E TAHQUITZ ON WAY 23 277 E ALEJO RD 215 277 E ALEJO RD 216
PALM SPRING A 92262 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262
508531042 508531043 508531044
USA BIA USA BIA USA 508
277 E ALEJO RD 217 277 E ALEJO RD 218 277 E ALEJO RD 219
PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262
508531045 508531046 508531047
USA BIA USA BIA USA BIA
277 E ALEJO RD 220 277 E ALEJO RD 221 277 E ALEJO RD 222
PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262
508531048 508531049 508531050
USA BIA USA BIA USA BIA
277 E ALEJO RD 223 277 E ALEJO RD 224 277 E ALEJO RD 225
PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262
508531051 508531052 508531053
USA BIA USA BIA USA BIA
277 E ALEJO RD 226 277 E ALEJO RD PHI 277 E ALEJO RD PH2
PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262
508531054 508531055 508531056
USA BIA USA 508 USA 508
277 E ALEJO RD PH3 277 E ALEJO RD PH4 277 E ALEJO RD PH5
PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262
508531057 508531058 508531059
USA BIA USA BIA USA 508
277 E ALEJO RD PH6 277 E ALEJO RD PH7 277 E ALEJO RD PH8
PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262
508531060 508531061 508531062
USA BIA USA BIA USA BIA
277 E ALEJO RD PH9 277 E ALEJO RD PHI 0 277 E ALEJO RD PHI I
PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262
508531063 508531064 508531067
USA BIA USA BIA BILKO FAMILY TRUST
277 E ALEJO RD PH12 277 E ALEJO RD PH13 314 ROSEVIEW PL
PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 CHULA VISTA, CA 91910
513081002 513081003 513081004
PALM SPRINGS PALM SPRINGS PALM SPRINGS
2415 CAMPUS DR 140 2415 CAMPUS DR 140 2415 CAMPUS DR 140
IRVINE,CA 92612 IRVINE,CA 92612 IRVINE,CA 92612
513081005 513081006 513081007
PALM SPRINGS PALM SPRINGS DBA MONTE VISTA LEON , ACK W
2415 CAMPUS DR 140 HOTEL&SPA 391 N IAN CANYON DR
IRVINE,CA 92612 IRVINE,
CAMPUS DR 140 p SPRINGS,CA 92262
IRViNE,CA 92612
513081008 513081022 513081023
383 INDIAN C ON MCB PROP PALMS,SPRINGS
3010 SE B ELEY PL 448 E 4TH ST 2415 CAMPUS DR 140
PORTL OR 97202 HINSDALE,IL 60521 IRVINE,CA 92612
513082002 513082006 513082007
LYLE,SCOTT A&GINA R TRUST BRAMOWETH,LARRY&CONNIE GAUDINEER,JAMES JAY
2920 E VIA VAQUERO RD 911 W RACQUET CLUB RD 600 W PANORAMA RD
PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262
513082008 513082011 513082013
CAVANAUGH PROP HOFFMAN,MICHAEL S TRUST HOFFMAN,MICHAEL S &SHEILA I
445 N PALM CANYON DR 650 S EUGENE RD 650 S EUGENE RD
PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264
513082021 513082022 /513082023
POST 519 AMERICAN LEGION DEPT OWEN COFFMAN POST 519 ✓ REDEVELOPMENT AGENCY CITY OF
OF CALIF AMERICAN LEGION PALM SPRINGS
400 N BELARDO RD 400 N BELARDO RD 3200 E TAHQUITZ CANYON WAY
PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262
513082026 513082027 513082034
RICCIO ALEJO BUILDING GENERAL GARCIA,JOSEPH ROSE,ALEXANDER&MICHAEL
PARTNERSHIP 419 N PALM CANYON DR PO BOX 5626
PALM SPRINGS,CA 92264 S SUNRISE WAY PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92263
513082038 513082039 513082040
✓ROMAN CATHOLIC BISHOP OF SB LIDDY,VICTORIA RICE REDEVELOPMENT AGENCY CITY OF
PALM SPRINGS
1201 E HIGHLAND AVE 1425 S INDIAN TRL PO BOX SPRINGS
SAN BERNARDINO,CA 92404 PALM SPRINGS,CA 92264 743
PALM SPRINGS,CA 92263
513082043
CAANYON PALM TERRACE ✓COMMUNITY REDEV AGENCY CITY
888 S FIGUEROA ST 1900 OF PALM SPRINGS
LOS ANGELES,CA 90017 3200 E TAHQUITZ CANYON WAY
PALM SPRINGS,CA 92262