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HomeMy WebLinkAbout9/7/2005 - STAFF REPORTS (5) V N t t City Council Staff Report DATE: September 7, 2005 Public Hearing SUBJECT: CASE TTM31104 AND 5.1019 —AN APPLICATION BY NEJAT KOHAN TO SUBDIVIDE APPROXIMATELY 1.46 ACRES TO RENOVATE THE HOTEL, CONVERT A PORTION OF THE HOTEL TO CONDOMINIUMS, AND CONSTRUCT NEW CONDOMINIUMS„ LOCATED AT 640 NORTH INDIAN CANYON DRIVE, ZONE R-3, SECTION 11, APN 507183006. FROM: David H. Ready, City Manager BY: Department of Planning Services SUMMARY The Planning Commission heard the proposed Tentative Tract Map on July 13, 2005 and voted 6-0 to recommend approval to the City Council of Case TTM31104 for the conversion of one of the two structures known as the Spanish Inn into a condominium and for the construction of a new residential condominium. The remaining hotel structure would be remodeled and continue as a hotel. The Planning Commission also heard the Conditional Use Permit and Architectural Application on July 13, 2005 and 'voted 6-0 to approve Case 5.1019 subject to the Conditions of Approval including Exhibit B to the Council Resolution approving the tentative map and subject to the approval of the tentative map: 1. Conditional Use Permit to allow multiple-family residential in the Resort Overlay Zone; and 2. Major Architectural Approval for the renovation of Building A, 18 hotel rooms; and :3. Major Architectural Approval for the conversion of Building B into 12 residential condominiums; and 4. Major Architectural Approval for the construction of Building C, which will consist of 8 residential condominiums and an underground parking area. Item No. . D . RECOMMENDATION: Adopt Resolution No. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING TENTATIVE TRACT MAP 31104 TO SUBDIVIDE APPROXIMATELY 1.46 ACRES TO RENOVATE THE HOTEL, CONVERT A PORTION OF THE HOTEL TO CONDOMINIUMS, AND CONSTRUCT NEW CONDOMINIUMS, LOCATED AT 640 NORTH INDIAN CANYON, ZONE R-3, SECTION 11, APN 507183006. STAFF ANALYSIS: The Architectural Advisory Committee reviewed this project on June 20, 2005 and voted to recommend approval of the architecture and landscape, as submitted. The Historic Site Preservation Board reviewed the conceptual project April 22. 2005 and approved the demolition and conceptual architecture. If the proposed project is approved, the final plans would go before the Historic Site Preservation Board for final approval. The proposed project site is known as the Spanish Inn Hotel and is located at 640 North Indian Canyon Drive. The proposal is to renovate building A (existing north building) for use as a hotel, to convert building B (existing south building) from hotel to condominium and to construct a new building C as condominiums with an underground parking area. The existing structures are legal, nonconforming structures and do not comply with the R-3 Zone development standards. Staff has prepared a table that outlines the R-3 Zone development standards and the existing conditions. R-3 Zone Development Standards Existing Conditions Lot Area 20,000 square feet 63,698 square feet Lot Width 170 feet 357 feet Lot Depth 175 feet 220 feet to 345 feet Density— Hotel 1 unit per 1,000 square feet 1 unit per 1,000 square feet Density — 1 unit per 2,000 square feet 1 unit per 2,000 square Condominium feet 18 hotel units, 20 18 hotel units, 20 condominium units condominium units Building Height 24 feet 24 feet Front Yard 30 feet 10 feet Side Yard 24 feet (setback = building 10 feet height) Rear Yard 24 feet (setback = building 10 feet City Council Staff Report 3 September 7, 2005 height) Building Distance - 15 feet 5 feet to 10 feet The proposed project also includes a new structure, Building C. This will consist of underground parking and 8 residential condominiums. Building C will comply with the R-3 Zone development standards. At the proposed density (residential condominiums) and intensity (hotel units), the project is consistent with the General Plan. The proposed project has been in a state of renovation for a long period of time. The following schedule was approved by the Planning Commission to ensure prompt and complete development of the property. If the schedule is not abided by, then the Conditional Use Permit and associated Architectural Approvals will be void and the City shall reserve the right to proceed with its legal obligations and rights. Description Submittal Date Completion Date _ Phase 1 — Complex B Complete demolition August 24, 2005 6 months from submittal date Electrical, Plumbing, August 24, 2005 1 year from submittal date and mechanical plans Clean up site August 24, 2005 3 months from submittal date Renovate / rebuild August 24, 2005 1 year from submittal date staircase plans Phase 2 — Complex A Full set of construction September 7, 2005 1 year from submittal date plans Complete set of plans September 7, 2005 1 year from submittal date for Complex B HSPB review for September 7, 2005 September 7, 2005 Complex A and B Phase 3 — Complex C Full set of plans for September 21, 2005 2 years from submittal date Complex C HSPB review of September 7, 2005 October 6, 2005 Complex C Full landscape plans for September 7, 2005 2 years from submittal date entire site Grading Plan September 7, 2005 6 months from submittal date Sign program September 7, 2005 2 years from submittal date Lighting Plan September 7, 2005 2 years from submittal date An Initial Study and Mitigated Negative Declaration have been prepared in accordance with the regulations of the California Environmental Quality Act (CEQA). The applicant has agreed to all mitigation measures described in the Mitigated Negative Declaration, which will reduce potentially significant impacts to a level of less than significant. September 7, 2005 A Public Hearing Notice was published in the Desert Sun newspaper. All property owners within 400 feet of the project site have been notified of the public hearing. A complete and detailed staff analysis is contained in the attached report to the Planning Commission dated July 13, 2005 FISCAL IMPACT There will be a minor loss in transit occupancy tax revenues from the conversion of hotel units to residential condominiums. However, this will probably be offset by the property tax revenues related to the condominiums. r % Cia'i6, Ewin�, AI P David H. Ready, Cit)r—M ag r YDirector of Plhnni g Service Attachments: 1. City Council Vicinity Map 2. City Council Draft Resolution 3. City Council Draft Conditions of Approval 4. Copy of Planning Commission Report 5. Copy of the Initial Study and Mitigated Negative Declaration RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING TENTATIVE TRACT MAP 31104 TO SUBDIVIDE APPROXIMATELY 1.46 ACRES TO RENOVATE THE HOTEL, CONVERT A PORTION OF THE HOTEL TO CONDOMINIUMS, AND CONSTRUCT NEW CONDOMINIUMS, LOCATED AT 640 NORTH INDIAN CANYON, ZONE R-3, SECTION 11, APN 507183006. WHEREAS, Nejat Kohan ("Applicant') has filed an application with the City pursuant to Section 9.63 of the Municipal Code for a Tentative Tract to subdivide approximately 1.46 acres to renovate the hotel, convert the hotel to condominiums, and construct new condominiums, located at 640 North Indian Canyon, Zone R-3, Section 11; and WEHERAS, the Conditional Use Permit to allow the construction of multiple-family residential in the Resort Overlay has been reviewed and approved by the Planning Commission, subject to the City Council approval of the Tentative Tract Map; and WEHERAS, the Architectural Approval for the renovation of Building A as hotel use, renovation of Building B as residential condominium use, and construction of Building C as hotel use with underground parking; has been reviewed and approved by the Planning Commission, subject to the City Council approval of the Tentative Tract Map; and WEHERAS, the applicant has agreed to pay for the Movie Colony Street Calming Program; and WEHERAS, the applicant shall abide by the schedule as outlined in the Conditions of ,Approval; and WHEREAS, notice of public hearing of the Planning Commission of the City of Palm Springs to consider the application for Tentative Tract Map 31104 and Case No. 5.1019 was given in accordance with applicable law; and WHEREAS, on July 13, 2005, a public hearing on the application for Tentative Tract Map 31104 and Case 5.1012 was held by the Planning Commission in accordance with applicable law; and WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to consider the application for Tentative Tract Map 31104 was given in accordance with applicable law; and WHEREAS, on September 7, 2005, a public hearing on the application for Tentative Tract Map 31104 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 hearing on the project, including, but not limited to, the staff report, and all written and oral testimony presented. THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to CEQA, the City Council finds that the Initial Study and Mitigated Negative Declaration adequately address the general setting of the project, its potentially significant impacts, and the mitigation measures related to each significant effect for the proposed project. The City Council further finds that with the adoption of the proposed Mitigated Negative Declaration, potentially significant environmental impacts resulting from this project will be reduced to a level of insignificance. Section 2: Pursuant to Government Code Section 66474 (Subdivision Map Act), the City Council finds that with the incorporation of those conditions attached in Exhibit A: 1. The proposed Tentative Map is consistent with applicable general and specific plans. The proposed project is consistent with the General Plan. The General Plan designation for the site is H43/21, High Density Residential. The General Plan allows up to 62 hotel units or 30 dwelling units or a combination of hotel and dwelling units on the project site. The applicant is proposing 18 hotel units and 20 dwelling units for the approximately 1.46 acre site. The proposed project is hotel and residential use; therefore the proposed project is consistent with the General Plan. 2. The design of improvement of the proposed subdivision is consistent with the General Plan and any applicable Specific Plan. Pursuant to Government Code Section 66473.5 the Planning Commission finds that the proposed subdivision and the provisions for its design and improvement are compatible with the objectives, polices, and general land uses and program provided in the City's General Plan. All street, drainage, and utilities improvements will be constructed to the standards of the General Plan and Conditions of Approval associated with TTM 31104. The proposed project consists of legal, nonconforming structures and a new structure. The nonconforming structures are exempt from meeting Zoning Ordinance development standards. The new construction will comply with the Zoning Ordinance development standards. With the Conditions of Approval, the proposed project has been determined to be compatible with overall goals and policies of the General Plan in order to provide quality architecture, open space and distinctive landscape elements. Therefore it is concluded that the proposed project will not be in conflict with the overall intent of the General Plan. 3. The site is physically suitable for the type and density of development contemplated by the proposed subdivision. The project proposes the subdivision of approximately 1.46 acres for hotel and residential condominium use. The proposed development is at the maximum allowable density of 18 hotel units and 20 dwelling units, as permitted under the General Plan. The subject property is surrounded with a mix of single-family residential, multiple-family residential, hotel, and commercial uses. The subject property is physically suitable for the type and density of development. 4. The designs of the proposed subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. All potential environmental impacts as a result of developing the subject property are fully disclosed in the Initial Study and Mitigated Negative Declaration. The incorporation of the mitigation measures as prescribed in the Mitigated Negative Declaration will ensure that any potentially significant impacts will be reduced to a level of insignificance. Therefore, the designs of the proposed subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. 5. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the subdivision and proposed improvements must comply with the conditions of approval including, but not limited to, the application of the Uniform Building Code Seismic Safety Standards, and the City of Palm Springs Fugitive Dust Control Ordinance in order to ensure public health and safety. 6. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. The applicant will be required to construct on and off-site improvements. Therefore the design and the type of improvements proposed will not conflict with easements acquired by the public at large. THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE AS FOLLOWS: I 1 Adopts the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program prepared for the project; and 2 Approves Case TTM31104 subject to the conditions contained in Exhibit "A" and "B, ADOPTED this 7th day of September, 2005. AYES: NOES: ABSENT: ABSTAIN: ATTEST: CITY OF PALM SPRINGS, CALIFORNIA David H. Ready, City Manager ATTEST: James Thompson, City Clerk CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF PALM SPRINGS ) I I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that Resolution No. . is a full, true and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Springs on by the following vote: AYES: NOES: ABSENT: ABSTAIN: James Thompson, City Clerk City of Palm Springs, California City Council Staff Report 11 September 7, 2005 Exhibit "A" CONDITIONS OF APPROVAL I CASE TTM31104 - TENTATIVE TRACT MAP SPANISH INN 640 NORTH INDIAN CANYON DRIVE SEPTEMBER 7, 2005 Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning Services; the Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. .ADMINISTRATIVE 1. The proposed development of the premises shall conform to all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and resolutions which supplement the zoning district regulations. 2. The 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 TTM31104 — Tentative Tract Map. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. 3. City Council Staff Report 12 September 7, 2005 4. That the property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation sidewalks, bikeways, parkways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. 5. 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. 6. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government Code Section 66477 (Quimby Act), all residential development shall be required to contribute to mitigate park and recreation impacts such that, prior to issuance of residential building permits, a parkland fee or dedication shall be made. Accordingly, all residential development shall be subject to parkland dedication requirements and/or park improvement fees. The parkland mitigation amount shall be based upon the cost to acquire and fully improve parkland. The fee shall be collected by the Planning Services Department. 7. The Project will bring 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 C. 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. CC&R's City Council Staff Report 13 September 7, 2005 8. The applicant prior to issuance of building permits shall submit a draft declaration of covenants, conditions and restrictions ("CC&R's") to the Director of Planning Services for approval in a form to be approved by the City Attorney, to be recorded prior to approval of a final map. The CC&R's shall be enforceable by the City, shall not be amended without City approval, shall require maintenance of all property in a good condition and in accordance with all ordinances, 9. The applicant shall submit to the City of Palm Springs, a deposit in the amount of $10,000, for the review of the CC&R's by the City Attorney. A $2,000 filing fee shall also be paid to the City Planning Department for administrative review purposes. Cultural Resources 10.Prior to any ground disturbing activity, including clearing and grubbing, installation of utilities, and/or any construction related excavation, an Archaeologist qualified according to the Secretary of the Interior's Standards and Guidelines, shall be employed to survey the area for the presence of cultural resources identifiable on the ground surface. 11.The project area has the possibility of buried resources. A Native American Monitor shall be present during all ground-disturbing activities. a) Experience has shown that there is always a possibility of buried cultural resources in a project area. Given that, a Native American Monitor(s) shall be present during all ground disturbing activities including clearing and grubbing, excavation, burial of utilities, planting of rooted plants, etc. Contact the Agua Caliente Band of Cahuilla Indian Cultural Office for additional information on the use and availability of Cultural Resource Monitors. Should buried cultural deposits be encountered, the Monitor shall contact the Director of Planning Services and after the consultation the Director shall have the authority to halt destructive construction and shall notify a Qualified Archaeologist to investigate and, if necessary, the Qualified Archaeologist shall prepare a treatment plan for submission to the State Historic Preservation Officer and Agua Caliente Cultural Resource Coordinator for approval. b) Two copies of any cultural resource documentation generated in connection with this project, including reports of investigations, record search results and site records/updates shall be forwarded to the Tribal Planning, Building, and Engineering Department and one copy to the City Planning and Zoning Department prior to final inspection. Final Design City Council Staff Report 14 September 7, 2005 12. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning Services, Department of. I Public Works, and Department of Parks and Recreation, prior to issuance of a building permit. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. All landscaping located within the public right of way or within community facilities districts must be approved by the Public Works Director and the Director of Parks and Recreation. 13. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00, Outdoor Lighting Standards, shall be submitted for review and approval by the Director of Planning & Zoning prior to the issuance of building permits. Manufacturer's cut sheets of all exterior lighting on the building and in the landscaping shall be submitted for approval prior to issuance of a building permit. If lights are proposed to be mounted on buildings, down-lights shall be utilized. No lighting of the hillside is permitted. GENERAL CONDITIONS/CODE REQUIREMENTS 14. The project is subject to the City of Palm Springs Water Efficient Landscape Ordinance. The applicant shall submit an application for Final Landscape Document Package to the Director of Planning and Zoning for review and approval prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements. 15. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan shall be submitted and approved by the Building Official. Refer to Chapter 8.50 of the Municipal Code for specific requirements. '16. The grading plan shall show the disposition of all cut and fill materials. Limits of site disturbance shall be shown and all disturbed areas shall be fully restored or landscaped. 17. Separate architectural approval and permits shall be required for all signs. A detailed sign program shall be submitted for review and approval by the Planning Commission prior to issuance of building permits. 18. All materials on the flat portions of the roof shall be earth tone in color. 19. All awnings shall be maintained and periodically cleaned. 2:0. All roof mounted mechanical equipment shall be screened from all possible vantage points both existing and future per Section 9303.00 of the Zoning Ordinance. The screening shall be considered as an element of the overall design and must blend with the architectural design of the building(s). The exterior elevations and roof plans of the buildings shall indicate any fixtures or equipment to be located on the roof of the building, the equipment heights, and City Council Staff Report 15 September 7, 2005 type of screening. Parapets shall be at least 6" above the equipment for the purpose of screening. 21. No exterior downspouts shall be permitted on any facade on the proposed building(s) which are visible from adjacent streets or residential and commercial areas. 22. Perimeter walls shall be designed, installed and maintained in compliance with the corner cutback requirements as required in Section 9302.00.D. 23. The design, height, texture and color of building(s), fences and walls shall be submitted for review and approval prior to issuance of building permits. 24. The street address numbering/lettering shall not exceed eight inches in height. 25. Construction of any residential unit shall meet minimum soundproofing requirements prescribed pursuant to Section 1092 and related sections of Title 25 of the California Administrative Code. Compliance shall be demonstrated to the satisfaction of the Director of Building and Safety. 26. Submit plans meeting City standard for approval on the proposed trash and recyclable materials enclosure prior to issuance of a building permit. 27. Details of pool fencing (material and color) and equipment area shall be submitted with final landscape plan. 28. No sirens, outside paging or any type of signalization will be permitted, except approved alarm systems. 29. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. 30. Vehicles associated with the operation of the proposed development including company vehicles or employees vehicles shall not be permitted to park off the proposed building site unless a parking management plan has been approved. 31. Prior to the issuance of building permits, locations of all telephone and electrical boxes must be indicated on the building plans and must be completely screened and located in the interior of the building. Electrical transformers must be located toward the interior of the project maintaining a sufficient distance from the frontage(s) of the project. Said transformer(s) must be adequately and decoratively screened. 32. The applicant shall provide all tenants with Conditions of Approval of this project. City Council Staff Report 16 I September 7, 2005 33. Standard parking spaces shall be 17 feet deep by 9 feet wide; handicap parking spaces shall be 18 feet deep by 9 feet wide plus an 8 foot walkway at the right I side of the parking space and shall be designated as "van accessible". 34. Handicapped accessibility shall be indicated on the site plan to include the location of handicapped parking spaces, the main entrance to the proposed structure and the path of travel to the main entrance. Consideration shall be given to potential difficulties with the handicapped accessibility to the building due to the future grading plans for the property. 35. Curbs shall be installed at a minimum of five (5) feet from face of walls, fences, buildings, or other structures. Areas that are not part of the maneuvering area shall have curbs placed at a minimum of two (2) feet from the face of walls, fences or buildings adjoining driveways. 36. Parking lot light fixtures shall align with stall striping and shall be located two to three feet from curb face. 37. Islands of not less than 9 feet in width with a minimum of 6 feet of planter shall be provided every 10 parking spaces. Additional islands may be necessary to comply with shading requirements. 38. Shading requirements for parking lot areas as set forth in Section 9306.00 of the Zoning Ordinance shall be met. Details to be provided with final landscape plan. 39. Parking stalls shall be delineated with a 4 to 6 inch double stripe - hairpin or elongated "Ll" design. Individual wheel stops shall be prohibited; a continuous 6" barrier curb shall provide wheel stops. 40. Concrete walks with a minimum width of two (2) feet shall be installed adjacent to end parking spaces or end spaces shall be increased to eleven (11) feet wide. 41. Tree wells shall be provided within the parking lot and shall have a planting area of six feet in diameter/width. 42. The development standards for the legal, nonconforming structures are as follows: Lot Area 63,698 square feet Lot Width 357 feet Lot Depth 220 feet to 345 feet _ Density— Hotel 1 unit per 1,000 square feet Density - Condominium 1 unit per 2,000 square feet 18 hotel units, 20 condominium units Building Height 24 feet Front Yard 10 feet Side Yard 10 feet City Council Staff Report 17 September 7, 2005 Rear Yard 10 feet Building Distance 5 feet to 10 feet 43. The applicant shall voluntarily pay for the cost of the Movie Colony Street Calming Program and shall pursue private reimbursements from the other participating properties. The City shall not have any obligation or enforcement of such private reimbursement agreements 44. The applicant shall agree to the following schedule for development of the proposed project: Description Timeline (Date) All internal demolition 3 months after final map Submit for final map Within 1 year of TTM approval Apply for grading permits 6 months after final map Secure grading permits 1 year after final map Submit construction plans 6 months after final map Apply for building permits 1 year after final map Complete construction 2 years after final map Certificate of Occupancy 3 years after final map (POLICE DEPARTMENT 45. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal Code. BUILDING DEPARTMENT 46. Prior to any construction on-site, all appropriate permits must be secured. FIRE DEPARTMENT 47. Shall comply with all Fire Department codes and regulations ENGINEERING DEPARTMENT 48. See Exhibit B City Council Staff Report 18 September 7, 2005 Exhibit "B" 1 The Engineering Division recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances. Before final acceptance of the project, afl conditions fisted below shall be completed to the satisfaction of the City Engineer. STREETS 1. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. 2. Submit street improvement plans prepared by a Registered Civil Engineer to the Engineering Division. The plan(s) shall be approved by the City Engineer prior to issuance of any grading or building permits. 3. Tentative Tract Map 31104 proposes a partial abandonment of the south half of the existing right-of-way for Via Alta Mira adjacent to the project site, to facilitate construction of new bay parking spaces along the Via Alta Mira frontage, A partial abandonment of Via Alta Mira right-of-way is not possible, and the proposed improvements within Via Alta Mira will require the full abandonment of right-of-way, consistent with the "Movie Colony Traffic Calming Program" adopted by the City Council on June 15, 2005. 4. Vacation of right-of-way is required to facilitate the proposed development application. An application for the right-of-way vacation of Via Alta Mira between Indian Canyon Drive and Via Chica, Gran Via Valmonte between Indian Canyon Drive and Via Chica, and Via Chica between Via Altamira and Via Colusa shall be submitted to the Engineering Division for separate processing and approval, all as necessary to implement the "Movie Colony Traffic Calming Program" adopted by the City Council on June 15, 2005, As necessary, coordinate final relocation, adjustment or abandonment of all utilities with the respective utility companies, and demolition of all existing improvements, reconstruction of affected intersecting streets, and coordination of improvements with adjacent property owners, as appropriate, with the Engineering Division. The right-of-way vacation shall be conditionally approved by the City prior to approval of a final map, and shall not be recorded until completion of the construction of the street improvements necessary to implement the "Movie Colony Traffic Calming Program". 5. The applicant shall be responsible for the design and construction of the street improvements required to implement the "Movie Colony Traffic Calming Program" adopted by the City Council on June 15, 2005. The street improvements have been conceptually outlined by the Engineering Division, and will be made available to the applicant upon request. The required street City Council Staff Report 19 September 7, 2005 improvements to implement the "Movie Colony Traffic Calming Program" are generally listed within these conditions; however, additional requirements may be added at the discretion of the City Engineer as street improvement plans are prepared by the applicant for review and approval by the City Engineer. The applicant is advised that not all required street improvements necessary to implement the "Movie Colony Traffic Calming Program" are specifically listed j herein, and that off-site street improvements are required as a condition of this development. 6. The Engineering Division has estimated the total cost of the "Movie Colony Traffic Calming Program" at approximately $362,000 with an estimated fair share of $111,000 assigned to the proposed development. The applicant may request to enter into a reimbursement agreement with the City that provides for reimbursement to the applicant from other property owners subject to the "Movie Colony Traffic Calming Program", as identified by the City. Reimbursement shall be determined as the proportionate share of the cost of constructing the street improvements, as approved by the City Engineer, and reimbursement shall be made to the applicant as reimbursements are received, if any, in accordance with the terms of the reimbursement agreement. The developer shall deposit $2,000 with the Engineering Division for costs associated with preparation of the reimbursement agreement by the City Attorney, and shall be liable for all costs in the preparation thereof. INDIAN CANYON DRIVE 7. Dedicate an additional 20 feet to provide the ultimate half street right-of-way width of 50 feet along the entire frontage, together with a property line - corner cut-back at the northwest and southwest corners of the subject property in accordance with City of Palm Springs Standard Drawing No. 105. 8. Remove the existing 8 inch curb and gutter located 26 feet east of centerline and replace with an 8 inch curb and gutter located 38 feet east of centerline along the entire frontage, with a 25 feet radius curb return and spandrel at the southeast corner of the intersection of Indian Canyon Drive and Via Altamira and at the northeast corner of the intersection of Indian Canyon Drive and Granvia Valmonte, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 9. Remove the existing curb return and spandrel at the southeast corner of the intersection of Indian Canyon Drive and Granvia Valmonte, as necessary to coordinate with the "Movie Colony Traffic Calming Program" street improvements. 10. Construct an 8 feet wide cross gutter across the Indian Canyon Drive and Via Altamira intersection, and across the east leg of the Indian Canyon Drive and Granvia Valmonte intersection, as necessary to coordinate with the "Movie i I City Council Staff Report 20 September 7, 2005 Colony Traffic Calming Program" street improvements, in accordance with City of Palm Springs Standard Drawing No. 200. 11. Remove the existing sidewalk and construct an 8 feet wide sidewalk behind the proposed curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. I 12. Construct a Type A curb ramp meeting current California State Accessibility standards at the southeast corner of the intersection of Indian Canyon Drive and Via Altamira and at the northeast corner of the intersection of Indian Canyon Drive and Granvia Valmonte in accordance with City of Palm Springs Standard Drawing No. 212. 13. Construct pavement with a minimum pavement section of 5 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to clean sawcut edge of pavement along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 340. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. VIA CHICA 14. Remove the existing asphalt pavement, and construct full width street improvements consisting of 2'/z inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, along Via Chica, from Via Altamira to Via Colusa, in accordance with the "Movie Colony Traffic Calming Program". Street improvements shall consist of a 20 feet wide, one-way street, and 45 feet diameter traffic circles located at the intersections with Via Altamira, Granvia Valmonte, and Via Colusa. Standard curb and gutter, wedge curb, or other approved street edge treatment shall be constructed, as necessary to convey street surface drainage. 15. Proposed bay parking spaces along Via Chica adjacent to this project shall be aligned as necessary to facilitate the one-way southbound direction of Via Chica. Perpendicular bay parking, as proposed, shall not be allowed. 16. The proposed driveway entrance into the open parking garage identified as "Complex C" shall have a minimum width of 24 feet, and shall be constructed of 6 inches of concrete, unless otherwise approved by the City Engineer, from the garage structure to the edge of travel way on Via Chica. The proposed driveway width of 20 feet is not approved. VIA ALTAMIRA City Council Staff Report 21 September 7, 2005 17. Remove the existing asphalt pavement, and construct full width street improvements consisting of 2'Y2 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, along Via Altamira, from Indian Canyon Drive to east of Via Chica, in accordance with the "Movie Colony Traffic Calming Program". Street improvements shall consist of a 24 feet wide, two-way street, and a 45 feet diameter traffic circle located at the intersection with Via Chica. Standard curb and gutter, wedge curb, or other approved street edge treatment shall be constructed, as necessary to convey street surface drainage. 18. Proposed bay parking spaces along Via Altamira adjacent to this project shall be aligned as necessary to facilitate the two-way direction of Via Altamira. Bay parking shall be aligned perpendicular to the travel way. GRANVIA VALMONTE 19. Remove the existing curb and gutter and asphalt pavement, and construct full width street improvements consisting of 2Y2 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, along Granvia Valmonte, from Indian Canyon Drive to Via Chica, and along Valmonte Del Norte and Valmonte Del Sur east of Via Chica, in accordance with the "Movie Colony Traffic Calming Program'. Street improvements shall consist of a 24 feet wide, two-way street, and a 45 feet diameter traffic circle located at the intersection with Via Chica. Standard curb and gutter, wedge curb, or other approved street edge treatment shall be constructed, as necessary to convey street surface drainage. 20. Proposed bay parking spaces along Granvia Valmonte adjacent to this project shall be aligned as necessary to facilitate the two-way direction of Granvia Valmonte. Bay parking shall be aligned perpendicular to the travel way. SANITARY SEWER 21. All sanitary facilities shall be connected to the public sewer system. New laterals shall not be connected at manholes. 22. An on-site private sewer system shall be constructed to collect sewage from the development and connect to the existing public sewer system. Sewer plans shall be submitted to the Engineering Division for review and approval. Private on-site sewer mains shall conform to City sewer design standards. A profile view of the on-site private sewer mains is not necessary provided sufficient invert information is provided in the plan view, including elevations with conflicting utility lines. Connection of the on-site private sewer system to the public sewer main shall be connected as a lateral and not to an existing manhole or with a new manhole. Plans for sewers other than the private on-site sewer mains, i.e. building sewers and laterals from the buildings to the on-site private sewer mains, are subject to separate review and approval by the Building Division. City Council Staff Report 22 September 7, 2005 23. All on-site sewer systems shall be privately maintained by a Home Owners Association (HOA). Provisions for maintenance of the on-site sewer system acceptable to the City Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R's) required for this project. GRADING 24. Submit a Precise Grading Plan prepared by a California registered Civil Engineer or qualified Architect to the Engineering Division for review and approval. The Precise Grading Plan shall be approved by the City Engineer prior to issuance of grading permit. A 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 Elio Torrealba at AQMD at (909) 396-3752, or at etorrealba@AQMD.gov. A Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and approved by the Engineering Division prior to approval of the Grading plan. The first submittal of the Grading 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; and a copy of Soils Report. 25. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the public streets, roadways, or gutters. 26. A soils report prepared by a California registered Geotechnical Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed development. A copy of the soils report shall be submitted to the Building Department and to the Engineering Division prior to approval of the Grading Plan. City Council Staff Report 23 September 7, 2005 27. In cooperation with the Riverside County Agricultural Commissioner and the California Department of Food and Agriculture Red Imported Fire Ant Project, applicants for grading permits involving a grading plan and involving the export of soil will be required to present a clearance document from a Department of Food and Agriculture representative in the form of an approved "Notification of Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1) prior to approval of the Grading Plan. The California Department of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208). DRAINAGE 28. All stormwater runoff across the property shall be accepted and conveyed in a manner acceptable to the City Engineer and released to an approved drainage system. 29. The project is subject to flood control and drainage implementation fees pursuant to Resolution 14082, The acreage drainage fee at the present time is $9,212.00 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. ON-SITE 30. For on-site bay parking in residential and commercial zones, paving material shall be decorative paving, colored and/or patterned to relate to the overall design in accordance with Zoning Code 93.06.00.C.15.e. :31. No structures shall be constructed within existing or proposed public utility easements. GENERAL 32. 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. I City Council Staff Report 24 September 7, 2005 33. All proposed utility lines shall be installed underground. 34. All existing utilities shall be shown on the grading/street plans. The existing and proposed service laterals shall be shown from the main line to the property line. 35. 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 (Auto CAD drawing file) and DXF (AutoCAD ASCII drawing exchange file). Variation of the type and format of the digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. 36. The original improvement plans prepared for the proposed development and approved by the City Engineer shall be documented with record drawing "as- built" information and returned to the Engineering Division prior to issuance of a certificate of occupancy. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. 37. Contact Whitewater Mutual Water Company to determine impacts to any existing water lines and other facilities that may be located within the property. Make appropriate arrangements to protect in place or relocate any existing Whitewater Mutual Water Company facilities that are impacted by the development. A letter of approval for relocated or adjusted facilities from Whitewater Mutual Water Company shall be submitted to the Engineering Division prior to issuance of a grading permit. 38. Nothing shall be constructed or planted in the corner cut-off area of any driveway which does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Code Section 93.02.00, D. 39. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk and/or curb shall have City approved deep root barriers installed per City of Palm Springs Standard Drawing No. 904, MAP 40. A Final Map shall be prepared by a California registered Land Surveyor or qualified Civil Engineer and submitted to the Engineering Division for review and approval. A Title Report prepared for subdivision guarantee for the subject property, the traverse closures for the existing parcel and all lots created therefrom, and copies of record documents shall be submitted with the Final Map to the Engineering Division as part of the review of the Map. The Final Map shall be approved by the City Council prior to issuance of building permits. 41. Upon approval of a final map, the final map shall be provided to the City in G.I.S. digital format, consistent with the "Guidelines for G.I.S. Digital Submission" from the Riverside County Transportation and Land Management Agency." G.I.S. City Council Staff Report 25 September 7, 2005 digital information shall consist of the following data: California Coordinate System, CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file); lot lines, rights-of-way, and centerlines shown as continuous lines; full map annotation consistent with annotation shown on the map; map number; and map file name. G.I.S. data format shall be provided on a CDROM/DVD containing the following: ArcGIS Geodatabase, ArcView Shapefile, Arclnfo Coverage or Exchange file (e00), DWG (AutoCAD drawing file), DGN (Microstation drawing file), and DXF (AutoCAD ASCII drawing exchange file). Variations of the type and format of G.I.S. digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. TRAFFIC 42. The applicant shall relocate the existing City street lights along the Indian Canyon Drive frontage behind the curb, as part of the widening of Indian Canyon Drive required by this development. The relocated street lights shall have the existing overhead power converted to underground service through installation of underground conduits and pull boxes between the street lights located along the Indian Canyon Drive frontage, subject to the review and approval of the City Engineer. Prior to removal and relocation of existing street lights, contact the City of Palm Springs Facilities Division for requirements related to the removal and relocation of the affected street lights. 43. Submit traffic striping plans for Indian Canyon Drive prepared by a California registered Civil Engineer to the Engineering Division for review and approval. All required traffic striping 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. 44. Construction signing, lighting and barricading shall be provided for on all projects as required by City Standards or as directed by the City Engineer. As a minimum, all construction signing, lighting and barricading shall be in accordance with State of California, Department of Transportation, "Manual of Traffic Controls for Construction and Maintenance Work Zones" dated 1996, or subsequent additions in force at the time of construction. 45. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. City Council Staff Report 26 September 7, 2005 DATE: JULY 13, 2005 TO: PLANNING COMMISSION FROM: DIRECTOR OF PLANNING SERVICES CASE TTM31104 AND 5.1019 —AN APPLICATION BY NEJAT KOHAN TO SUBDIVIDE APPROXIMATELY 1.46 ACRES FOR HOTEL AND RESIDENTIAL CONDOMINIUM USE. THE CONDITIONAL USE PERMIT TO ALLOW THE CONVERSION OF HOTEL TO CONDOMINIUMS AND THE CONSTRUCTION OF RESIDENTIAL CONDOMINIUMS IN THE RESORT OVERLAY, LOCATED AT 640 NORTH INDIAN CANYON DRIVE, ZONE R-3, SECTION 11, APN 507183006. RECOMMENDATION: That the Planning Commission: A. Order the filing of the Mitigated Negative Declaration; and B. Approve Case 5.1019: 1. Conditional Use Permit to allow multiple-family residential in the Resort Overlay Zone, subject to the Conditions of Approval in Exhibit A and Exhibit B and the approval of TTM31104 by the City Council at a later date; and 2. Major Architectural Approval for the renovation of Building A, 18 hotel rooms subject to the Conditions of Approval in Exhibit A and Exhibit B and the approval of TTM31104 by the City Council at a later date; and 3. Major Architectural Approval for the renovation of Building B for 12 residential condominiums subject to the Conditions of Approval in Exhibit A and Exhibit B and the approval of TTM31104 by the City Council at a later date; and 4. Major Architectural Approval for the construction of Building C, which will consist of 8 residential condominiums and an underground parking area subject to the Conditions of Approval in Exhibit A and Exhibit B and the approval of TTM31104 by the City Council at a later date; and C. Recommend approval to the City Council for Tentative Tract Map 31104 to subdivide approximately 1.46 acres for the renovation of Building A for hotel use, the conversion of Building B from hotel to condominium use, and the construction of Building C for condominiums. Located at 640 North Indian Canyon Drive, Zone R-3, Section 11. BACKGROUND: The proposed project site is known as the Spanish Inn Hotel and is located at 640 North Indian Canyon Drive. The proposal is to renovate building A (existing north building) for City Council Staff Report 27 September 7, 2005 use as a hotel, to convert building B (existing south building) from hotel to condominium and to construct a new building C as condominiums with an underground parking area. The existing structures are legal, nonconforming structures and do not comply with the R-3 Zone development standards. Staff has prepared a table that outlines the R-3 Zone development standards and the existing conditions. R-3 Zone Development Standards Existing Conditions Lot Area 20,000 square feet 63,698 square feet Lot Width 170 feet 357 feet Lot Depth 175 feet 220 feet to 345 feet Density— Hotel 1 unit per 1,000 square feet 1 unit per 1,000 square feet Density 1 unit per 2,000 square feet 1 unit per 2,000 square Condominium feet 18 hotel units, 20 18 hotel units, 20 condominium units condominium units Building Height 24 feet 24 feet Front Yard 30 feet 10 feet Side Yard 24 feet (setback = building 10 feet height) Rear Yard 24 feet (setback = building 10 feet height) Building Distance 15 feet 5 feet to 10 feet The proposed project also includes a new structure, Building C. This will consist of underground parking and 8 residential condominiums. Building C will comply with the R-3 Zone development standards. ADJACENT LAND USES, GENERAL PLAN AND ZONING: Adjacent land uses are the following: General Zoning Land Uses Plan North H43/21 R-3 Hotel Sout H43/21, R-3 Hotel h CBD East L4 R-1-B Single-Family Residences West PR, RC O, R-3 Stevens Park, Multi-Family Residential ANALYSIS: The General Plan designation is H43/21 (High Density Residential); these areas are for both hotels and high-density apartments that primarily serve visitors. The objective of the High Density Residential is to allow for hotel and similar types of resort housing, i City Council Staff Report 28 September 7, 2005 while also allowing for multi-family residential and similar permanent housing. Therefore, the proposal would be consistent with the General Plan. jThe proposed site is Zoned R-3 (Multi-Family Residential and Hotel); these areas are intended to provide for the development of high density apartments, hotels and as well as permanent and resort housing. The proposed project will consist of hotel and residential uses; therefore uses would be consistent with the intent of the R-3 Zone. Section 9.62.020 of the Municipal Code allows condominium conversion for legal, nonconforming structures that do not meet the Zoning Ordinance development standards. The existing structures, Building A and Building B, are legal, nonconforming structures and do not comply with the R-3 Zone development standards. Building A and Building B do not comply with front yard setback, side yard setback, rear yard setback and building distance. Building C is a new structure which triggers an additional dedication along Indian Canyon Drive of 20 feet and is required to meet the R-3 Zone development standards. Staff has prepared a table that outlines the R-3 Zone development standards, existing conditions, and proposed structure. R-3 Zone Development Standard Existing Proposed Building Height 24 feet 24 feet 12 feet Front Yard 30 feet 10 feet 110 feet Side Yard 24 feet (setback=building 10 feet 10 feet height) Rear Yard 24 feet (setback=building 10 feet 10 feet height) Building 15 feet 5 feet to 10 feet 15 feet Distance Parking 45 total (20 minimum covered) 54 or 58 (26 covered) Open Space 45% 57% The proposed project will have bay parking along Via Alta Mira and Gran Via Valmonte. Currently the site plan and the Tentative Tract Map assume the vacation of Via Alta Mira and Gran Via Valmonte. This assumption is because of the Movie Colony Traffic Calming Program that was approved by City Council. Staff has added Condition of Approval that will ask the applicant to fund the traffic calming program and then be reimbursed by the participating properties. This will allow the site plan and map to be approved as submitted; otherwise staff would recommend approval subject to the site plan and map reflecting the full right-of-way for Via Alta Mira and Gran Via Valmonte. The revised site plan and map will reduce the number of parking by 3 or 4, which will riot affect the proposed project from meeting the required parking The proposed project is required to have a total of 45 parking spaces of which a minimum of 20 parking spaces must be covered. The proposed project will have 26 covered parking spaces in the underground garage and 32 surface parking spaces. City Council Staff Report 29 September 7, 2005 This proposal assumes that the Via Alta Mira and Gran Via Valmonte are vacated. Without Via Alta Mira and Gran Via Valmonte vacated (current conditions), the proposed project will loose approximately 3 to 4 surface parking spaces. The other surface parking spaces can be moved to comply with current conditions. The reduction of 3 or 4 surface parking spaces will reduce the total parking to approximately 54 parking spaces, which exceeds the minimum parking requirements. Vehicular access will be off of Via Chica. Via Chica is a fully improved street that has the capacity to handle the type and volume of traffic anticipated from the proposed project. The traffic calming program will reduce or eliminate the potential traffic from Indian Canyon Drive. The current conditions allow traffic from Indian Canyon Drive to turn onto Via Alta Mira and/or Gran Via Valmonte, which then turns into Via Chica. The proposed project will have minimal traffic impact. The proposed project consists of existing structures at 24 feet in height and a new structure at 16 feet (maximum). The new structure has a lower building height than the existing structures; therefore the visual impact will be minimal. The existing structures have different architectural design and style. The renovation, of the existing structures and the new structure will be a consistent architectural design and style. The aesthetic impact will be minimal. "The proposed project shall abide with the following schedule to ensure prompt and complete development of the property. If the schedule is not abided by, then the Conditional Use Permit and associated Architectural Approvals will be void and the City shall reserve the right to proceed with its legal obligations and rights. Staff has provided a table that outlines the schedule for development. Description Timeline (Date) All internal demolition 3 months after final map Submit for final map Within 1 year of TTM approval Apply for grading permits 6 months after final map Secure grading permits 1 year after final map Submit construction plans 6 months after final map Apply for building permits 1 year after final map Complete construction 2 years after final map Certificate of Occupancy 3 years after final map E=NVIRONMENTAL ANALYSIS AND NOTIFICATION An Initial Study and Mitigated Negative Declaration have been prepared in accordance with the regulations of the California Environmental Quality Act (CEQA). The applicant has agreed to all mitigation measures described in the Mitigated Negative Declaration, which will reduce potentially significant impacts to a level of less than significant. A Public Hearing Notice was published in the Desert Sun newspaper. City Council Staff Report 30 September 7, 2005 All property owners within 400 feet of the project site have been notified of the public hearing. As of the writing of this report, staff has received no correspondences. ATTACHMENTS: 1. Vicinity Map (not included) 2. Draft Resolution (not included) 3. Draft Conditions of Approval (not included) 4. Copy of Mitigated Negative Declaration (for the Planning Commission packet only, otherwise on file in the Planning Services Department) City Council Staff Report 31 September 7, 2005 RESOLUTION NO. OF THE PLANNING COMMISSION OF THE CITY OF Department c)f Planning Services N c p.` Vicinity Map A—c s 0 O o z _ a I i Co TAMARISK RD 000 w ` O d 0 VIA ALTAMIRA rn X� —V Q 0 s VALMONTE DEL NORTE GRANVIA VALMQNTE I VALMONTE DEL SUR J CHINO DR I 1 Legend NfIACOLUS1A +I � m- I I � irr i SITE (ALEJb RD © 500'Radius CITY OF PALM SPRINGS CASE NO.: TTM31104 and 5.1012 DESCRIPTION: Application by Nejat Kohan for a Tentative Tract Map 31104 and Tentative Tract Map and a Conditional Use Permit Conditional Use Permit to subdivide approximately 1.46 acres to renovate the hotel, convert the hotel to condominiums, and APPLICANT: Nejat Kohan construct new condominiums, located at 640 North Indian Canyon, Zone R-3, Section 11, APN 507183006. City Council Staff Report 32 September 7, 2005 PALM SPRINGS, CALIFORNIA RECOMMENDING APPROVAL TO THE CITY COUNCIL OF TENTATIVE TRACT MAP 31104 AND APPROVE CASE NO. 5.1019 TO RENOVATE THE HOTEL, CONVERT HOTEL TO CONDOMINIUM AND CONSTRUCT A NEW CONDOMINIUM BUILDING, LOCATED AT 650 NORTH INDIAN CANYON DRIVE, ZONE R-3, SECTION 11, APN 507183006. WHEREAS, Nejat Kohan ("Applicant') has filed an application with the City pursuant to Section 9.63 of the Municipal Code for a Tentative Tract Map and a Conditional Use Permit to allow multiple-family residential in the Resort Overlay for the renovation of the hotel, conversion from hotel to condominium, and the construction of a new condominium building, located at 650 North Indian Canyon Drive, Zone R-3, Section 11; and WEHERAS, the Conditional Use Permit to allow the construction of multiple-family residential in the Resort Overlay has been reviewed and approved by the Planning Commission, subject to the City Council approval of the Tentative Tract Map; and WEHERAS, the Architectural Approval for the renovation of Building A as hotel use, renovation of Building B as residential condominium use, and construction of Building C as hotel use with underground parking; has been reviewed and approved by the Planning Commission, subject to the City Council approval of the Tentative Tract Map; and WEHERAS, the applicant has agreed to pay for the Movie Colony Street Calming Program; and WEHERAS, the applicant shall abide by the schedule as outlined in the Conditions of Approval; and WHEREAS, notice of public hearing of the Planning Commission of the City of Palm Springs to consider the application for Tentative Tract Map 31104 and Case No. 5.1019 was given in accordance with applicable law; and WHEREAS, on July 13, 2005, a public hearing on the application for Tentative Tract Map 31104 and Case 5.1012 was held by the Planning Commission in accordance with applicable law; and WHEREAS, the Planning Commission has carefully reviewed and considered all of the evidence presented in connection with the hearing on the project, including, but not limited to, the staff report, and all written and oral testimony presented. City Council Staff Report 33 September 7, 2005 THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS: i Section 1: Pursuant to CEQA, the Planning Commission finds that the Initial Study and Mitigated Negative Declaration adequately address the general setting of the project, its potentially significant impacts, and the mitigation measures related to each significant effect for the proposed project. The Planning Commission further finds that with the adoption of the proposed Mitigated Negative Declaration, potentially significant environmental impacts resulting from this project will be reduced to a level of insignificance. Section 2: Pursuant to Section 92.25.00 of the Zoning Ordinance, the residential land use is appropriate in the Resort Overlay subject to the following findings: and a. That the proposed use is compatible with its surroundings; The subject property is adequate in size and shape for the proposed multi-family and is surrounded by a mixture of hotel, commercial, single-family residences, and multiple-family residential properties. The proposed project is serviced by fully improved streets that have the capacity to carry the type and quantity of traffic expected to be generated. b. That the site in question is not appropriate for other uses allowed by right within the underlying zone; There is a shortage of housing in the City of Palm Springs and the proposed project would contribute to the housing supply for the City. The proposed project is desirable for the community and is in harmony with the Housing Element and objectives of the General Plan. Section 3: Pursuant to Government Code Section 66474 (Subdivision Map Act), the Planning Commission finds that with the incorporation of those conditions attached in Exhibit A: 7. The proposed Tentative Map is consistent with applicable general and specific plans. The proposed project is consistent with the General Plan. The General Plan designation for the site is H43/21, High Density Residential. The i City Council Staff Report 34 September 7, 2005 General Plan allows up to 62 hotel units or 30 dwelling units or a combination of hotel and dwelling units on the project site. The applicant is proposing 18 hotel units and 20 dwelling units for the approximately 1.46 acre site. The proposed project is hotel and residential use; therefore the proposed project is consistent with the General Plan. 8. The design of improvement of the proposed subdivision is consistent with the General Plan and any applicable Specific Plan. Pursuant to Government Code Section 66473.5 the Planning Commission finds that the proposed subdivision and the provisions for its design and improvement are compatible with the objectives, polices, and general land uses and program provided in the City's General Plan. All street, drainage, and utilities improvements will be constructed to the standards of the General Plan and Conditions of Approval associated with TTM 31104. The proposed project consists of legal, nonconforming structures and a new structure. The nonconforming structures are exempt from meeting Zoning Ordinance development standards. The new construction will comply with the Zoning Ordinance development standards. With the Conditions of Approval, the proposed project has been determined to be compatible with overall goals and policies of the General Plan in order to provide quality architecture, open space and distinctive landscape elements. Therefore it is concluded that the proposed project will not be in conflict with the overall intent of the General Plan. 9. The site is physically suitable for the type and density of development contemplated by the proposed subdivision. The project proposes the subdivision of approximately 1.46 acres for hotel and residential condominium use. The proposed development is at the maximum allowable density of 18 hotel units and 20 dwelling units, as permitted under the General Plan. The subject property is surrounded with a mix of single-family residential, multiple-family residential, hotel, and commercial uses. The subject property is physically suitable for the type and density of development. 10. The designs of the proposed subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. All potential environmental impacts as a result of developing the subject property are fully disclosed in the Initial Study and Mitigated Negative Declaration. The incorporation of the mitigation measures as prescribed in City Council Staff Report 35 September 7, 2005 the Mitigated Negative Declaration will ensure that any potentially significant impacts will be reduced to a level of insignificance. Therefore, the designs of the proposed subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. 11. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the subdivision and proposed improvements must comply with the conditions of approval including, but not limited to, the application of the Uniform Building Code Seismic Safety Standards, and the City of Palm Springs Fugitive Dust Control Ordinance in order to ensure public health and safety. 12. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. The applicant will be required to construct on and off-site improvements. Therefore the design and the type of improvements proposed will not conflict with easements acquired by the public at large. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing the Planning Commission hereby: A. Order the filing of the Mitigated Negative Declaration; and B. Approve Case 5.1019: 1. Conditional Use Permit to allow multiple-family residential in the Resort Overlay Zone, subject to the Conditions of Approval in Exhibit A and Exhibit B and the approval of TTM31104 by the City Council at a later date; and 2. Major Architectural Approval for the renovation of Building A, 18 hotel rooms subject to the Conditions of Approval in Exhibit A and Exhibit B and the approval of TTM31104 by the City Council at a later date; and 3. Major Architectural Approval for the renovation of Building B for 12 residential condominiums subject to the Conditions of Approval in Exhibit A and Exhibit B and the approval of TTM31104 by the City Council at a later date; and 4. Major Architectural Approval for the construction of Building C, which will consist of 8 residential condominiums and an underground parking area subject to the Conditions of Approval in Exhibit A and Exhibit B and the approval of TTM31104 by the City Council at a later date; and C. Recommend approval to the City Council for Tentative Tract Map 31104 to subdivide approximately 1.46 acres for the renovation of Building A for hotel use, City Council Staff Report 36, September 7, 2005 the conversion of Building B from hotel to condominium use, and the construction of Building C for condominiums. ADOPTED this 13th day of July, 2005. AYES: NOES: ABSENT: ABSTAIN: ATTEST: CITY OF PALM SPRINGS, CALIFORNIA Planning Commission Chairman Planning Commission Secretary EXHIBIT A CONDITIONS OF APPROVAL CASE TTM31104 - TENTATIVE TRACT MAP CASE 5.1019 — CONDITIONAL USE PERMIT SPANISH INN 640 NORTH INDIAN CANYON DRIVE JULY 13, 2005 Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning Services, the Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. City Council Staff Report 37 September 7, 2005 Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. DELETE FROM Council Report Besides they are the same as the CC COA and the numbering is all messed up. ADMINISTRATIVE 12.The proposed development of the premises shall conform to all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and resolutions which supplement the zoning district regulations. 13.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 TTM31104 — Tentative Tract Map and Case 5.1019— Conditional Use Permit and Architectural Approval. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. 14.That the property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation sidewalks, bikeways, parkways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. 15.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 City Council Staff Report 38 September 7, 2005 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. 16. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government Code Section 66477 (Quimby Act), all residential development shall be required to contribute to mitigate park and recreation impacts such that, prior to issuance of residential building permits, a parkland fee or dedication shall be made. Accordingly, all residential development shall be subject to parkland dedication requirements and/or park improvement fees. The parkland mitigation amount shall be based upon the cost to acquire and fully improve parkland. The fee shall be collected by the Planning Services Department. 17.The Project will bring 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 C. 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. CC&R's 18.The applicant prior to issuance of building permits shall submit a draft declaration of covenants, conditions and restrictions ("CC&R's") to the Director of Planning Services for approval in a form to be approved by the City Attorney, to be recorded prior to approval of a final map. The CC&R's shall be enforceable by the City, shall not be amended without City approval, shall require maintenance of all property in a good condition and in accordance with all ordinances, 19.The applicant shall submit to the City of Palm Springs, a deposit in the amount of $10,000, for the review of the CC&R's by the City Attorney. A $2,000 filing fee shall also be paid to the City Planning Department for administrative review purposes. Cultural Resources City Council Staff Report 39 September 7, 2005 20.Prior to any ground disturbing activity, including clearing and grubbing, installation of utilities, and/or any construction related excavation, an Archaeologist qualified according to the Secretary of the Interior's Standards and Guidelines, shall be employed to survey the area for the presence of cultural resources identifiable on the ground surface. 21.The project area has the possibility of buried resources. A Native American Monitor shall be present during all ground-disturbing activities. a) Experience has shown that there is always a possibility of buried cultural resources in a project area. Given that, a Native American Monitor(s) shall be present during all ground disturbing activities including clearing and grubbing, excavation, burial of utilities, planting of rooted plants, etc. Contact the Agua Caliente Band of Cahuilla Indian Cultural Office for additional information on the use and availability of Cultural Resource Monitors. Should buried cultural deposits be encountered, the Monitor shall contact the Director of Planning Services and after the consultation the Director shall have the authority to halt destructive construction and shall notify a Qualified Archaeologist to investigate and, if necessary, the Qualified Archaeologist shall prepare a treatment plan for submission to the State Historic Preservation Officer and Agua Caliente Cultural Resource Coordinator for approval. b) Two copies of any cultural resource documentation generated in connection with this project, including reports of investigations, record search results and site records/updates shall be forwarded to the Tribal Planning, Building, and Engineering Department and one copy to the City Planning and Zoning Department prior to final inspection. Final Design 49. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning Services, Department of Public Works, and Department of Parks and Recreation, prior to issuance of a building permit. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. All landscaping located within the public right of way or within community facilities districts must be approved by the Public Works Director and the Director of Parks and Recreation. 50. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00, Outdoor Lighting Standards, shall be submitted for review and approval by the Director of Planning & Zoning prior to the issuance of building permits. City Council Staff Report 40 September 7, 2005 Manufacturer's cut sheets of all exterior lighting on the building and in the landscaping shall be submitted for approval prior to issuance of a building permit. If lights are proposed to be mounted on buildings, down-lights shall be utilized. No lighting of the hillside is permitted. GENERAL CONDITIONS/CODE REQUIREMENTS 51. The Planned Development District approval shall be valid for a period of two (2) years. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. 52. If the use of the subject property is ever changed, the City reserves the right to modify or revoke this Tentative Tract Map and/or Planned Development District application. 53. The project is subject to the City of Palm Springs Water Efficient Landscape Ordinance. The applicant shall submit an application for Final Landscape Document Package to the Director of Planning and Zoning for review and approval prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements. 54. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan shall be submitted and approved by the Building Official. Refer to Chapter 8.50 of the Municipal Code for specific requirements. 55. The grading plan shall show the disposition of all cut and fill materials. Limits of site disturbance shall be shown and all disturbed areas shall be fully restored or landscaped. 56. Separate architectural approval and permits shall be required for all signs. A detailed sign program shall be submitted for review and approval by the Planning Commission prior to issuance of building permits. 57. All materials on the flat portions of the roof shall be earth tone in color. Ei8. All awnings shall be maintained and periodically cleaned. 59. All roof mounted mechanical equipment shall be screened from all possible vantage points both existing and future per Section 9303.00 of the Zoning Ordinance. The screening shall be considered as an element of the overall design and must blend with the architectural design of the building(s). The exterior elevations and roof plans of the buildings shall indicate any fixtures or equipment to be located on the roof of the building, the equipment heights, and type of screening. Parapets shall be at least 6" above the equipment for the purpose of screening. City Council Staff Report 41 September 7, 2005 60. No exterior downspouts shall be permitted on any facade on the proposed building(s) which are visible from adjacent streets or residential and commercial areas. 61. Perimeter walls shall be designed, installed and maintained in compliance with the corner cutback requirements as required in Section 9302.00.D. 62, The design, height, texture and color of building(s), fences and walls shall be submitted for review and approval prior to issuance of building permits. 63. The street address numbering/lettering shall not exceed eight inches in height. 64. Construction of any residential unit shall meet minimum soundproofing requirements prescribed pursuant to Section 1092 and related sections of Title 25 of the California Administrative Code. Compliance shall be demonstrated to the satisfaction of the Director of Building and Safety. 65. Submit plans meeting City standard for approval on the proposed trash and recyclable materials enclosure prior to issuance of a building permit. 66. Details of pool fencing (material and color) and equipment area shall be submitted with final landscape plan. 67. No sirens, outside paging or any type of signalization will be permitted, except approved alarm systems. 68. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. 69. Vehicles associated with the operation of the proposed development including company vehicles or employees vehicles shall not be permitted to park off the proposed building site unless a parking management plan has been approved. 70. Prior to the issuance of building permits, locations of all telephone and electrical boxes must be indicated on the building plans and must be completely screened and located in the interior of the building. Electrical transformers must be located toward the interior of the project maintaining a sufficient distance from the frontage(s) of the project. Said transformer(s) must be adequately and decoratively screened. 71. The applicant shall provide all tenants with Conditions of Approval of this project. City Council Staff Report 42 September 7, 2005 72. Standard parking spaces shall be 17 feet deep by 9 feet wide; handicap parking spaces shall be 18 feet deep by 9 feet wide plus an 8 foot walkway at the right side of the parking space and shall be designated as "van accessible". 73. Handicapped accessibility shall be indicated on the site plan to include the location of handicapped parking spaces, the main entrance to the proposed structure and the path of travel to the main entrance. Consideration shall be given to potential difficulties with the handicapped accessibility to the building due to the future grading plans for the property. 74. Curbs shall be installed at a minimum of five (5) feet from face of walls, fences, buildings, or other structures. Areas that are not part of the maneuvering area shall have curbs placed at a minimum of two (2) feet from the face of walls, fences or buildings adjoining driveways. 75. Parking lot light fixtures shall align with stall striping and shall be located two to three feet from curb face. 76. Islands of not less than 9 feet in width with a minimum of 6 feet of planter shall be provided every 10 parking spaces. Additional islands may be necessary to comply with shading requirements. 77. Shading requirements for parking lot areas as set forth in Section 9306.00 of the Zoning Ordinance shall be met. Details to be provided with final landscape plan. 78. Parking stalls shall be delineated with a 4 to 6 inch double stripe - hairpin or elongated "Ll" design. Individual wheel stops shall be prohibited; a continuous 6" barrier curb shall provide wheel stops. i'9. Concrete walks with a minimum width of two (2) feet shall be installed adjacent to end parking spaces or end spaces shall be increased to eleven (11) feet wide. 80. Tree wells shall be provided within the parking lot and shall have a planting area of six feet in diameter/width. 81. The development standards for the legal, nonconforming structures are as follows: Lot Area 63,698 square feet Lot Width 357 feet Lot Depth 220 feet to 345 feet Density— Hotel 1 unit per 1,000 square feet Density - Condominium 1 unit per 2,000 square feet 18 hotel units, 20 condominium units Building Height 24 feet City Council Staff Report 43 September 7, 2005 Front Yard 10 feet Side Yard 10 feet Rear Yard 10 feet Building Distance 5 feet to 10 feet 82. The applicant shall voluntarily pay for the cost of the Movie Colony Street Calming Program and shall pursue private reimbursements from the other participating properties. The City shall not have any obligation or enforcement of such private reimbursement agreements �33. The applicant shall agree to the following schedule for development of the proposed project: Description Timeline (Date) All internal demolition 3 months after final map Submit for final map Within 1 year of TTM approval Apply for grading permits 6 months after final map Secure grading permits 1 year after final map Submit construction plans 6 months after final map Apply for building permits 1 year after final map Complete construction 2 years after final map Certificate of Occupancy 3 years after final map POLICE DEPARTMENT 84. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal Code. BUILDING DEPARTMENT 85. Prior to any construction on-site, all appropriate permits must be secured. FIRE DEPARTMENT 86. Shall comply with all Fire Department codes and regulations ENGINEERING DEPARTMENT 87. See Exhibit B City Council Staff Report 44 September 7, 2005 Exhibit B The Engineering Division recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances. (Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS 1. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. 7. Submit street improvement plans prepared by a Registered Civil Engineer to the Engineering Division. The plan(s) shall be approved by the City Engineer prior to issuance of any grading or building permits. 8. Tentative Tract Map 31104 proposes a partial abandonment of the south half of the existing right-of-way for Via Alta Mira adjacent to the project site, to facilitate construction of new bay parking spaces along the Via Alta Mira frontage. A partial abandonment of Via Alta Mira right-of-way is not possible, and the proposed improvements within Via Alta Mira will require the full abandonment of right-of-way, consistent with the "Movie Colony Traffic Calming Program" adopted by the City Council on June 15, 2005. 9. Vacation of right-of-way is required to facilitate the proposed development application. An application for the right-of-way vacation of Via Alta Mira between Indian Canyon Drive and Via Chica, Gran Via Valmonte between Indian Canyon Drive and Via Chica, and Via Chica between Via Altamira and Via Colusa shall be submitted to the Engineering Division for separate processing and approval, all as necessary to implement the "Movie Colony Traffic Calming Program" adopted by the City Council on June 15, 2005. As necessary, coordinate final relocation, adjustment or abandonment of all utilities with the respective utility companies, and demolition of all existing improvements, reconstruction of affected intersecting streets, and coordination of improvements with adjacent property owners, as appropriate, with the Engineering Division. The right-of-way vacation shall be conditionally approved by the City prior to approval of a final map, and shall not be recorded until completion of the construction of the street improvements necessary to implement the "Movie Colony Traffic Calming Program". 10. The applicant shall be responsible for the design and construction of the street improvements required to implement the "Movie Colony Traffic Calming Program" adopted by the City Council on June 15, 2005. The street City Council Staff Report 45 September 7, 2005 improvements have been conceptually outlined by the Engineering Division, and will be made available to the applicant upon request. The required street improvements to implement the "Movie Colony Traffic Calming Program" are generally listed within these conditions; however, additional requirements may be added at the discretion of the City Engineer as street improvement plans are prepared by the applicant for review and approval by the City Engineer. The applicant is advised that not all required street improvements necessary to implement the "Movie Colony Traffic Calming Program" are specifically listed herein, and that off-site street improvements are required as a condition of this development. 11. The Engineering Division has estimated the total cost of the "Movie Colony Traffic Calming Program" at approximately $362,000 with an estimated fair share of $111,000 assigned to the proposed development. The applicant may request to enter , into a reimbursement agreement with the City that provides for reimbursement to the applicant from other property owners subject to the "Movie Colony Traffic Calming Program", as identified by the City. Reimbursement shall be determined as the proportionate share of the cost of constructing the street improvements, as approved by the City Engineer, and reimbursement shall be made to the applicant as reimbursements are received, if any, in accordance with the terms of the reimbursement agreement. The developer shall deposit $2,000 with the Engineering Division for costs associated with preparation of the reimbursement agreement by the City Attorney, and shall be liable for all costs in the preparation thereof. INDIAN CANYON DRIVE 46. Dedicate an additional 20 feet to provide the ultimate half street right-of-way width of 50 feet along the entire frontage, together with a property line - corner cut-back at the northwest and southwest corners of the subject property in accordance with City of Palm Springs Standard Drawing No. 105. 47. Remove the existing 8 inch curb and gutter located 26 feet east of centerline and replace with an 8 inch curb and gutter located 38 feet east of centerline along the entire frontage, with a 25 feet radius curb return and spandrel at the southeast corner of the intersection of Indian Canyon Drive and Via Altamira and at the northeast corner of the intersection of Indian Canyon Drive and Granvia Valmonte, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 48. Remove the existing curb return and spandrel at the southeast corner of the intersection of Indian Canyon Drive and Granvia Valmonte, as necessary to coordinate with the "Movie Colony Traffic Calming Program" street improvements. 49. Construct an 8 feet wide cross gutter across the Indian Canyon Drive and Via Altamira intersection, and across the east leg of the Indian Canyon Drive and Granvia Valmonte intersection, as necessary to coordinate with the "Movie Colony Traffic Calming Program" street improvements, in accordance with City of Palm Springs Standard Drawing No. 200. 50. Remove the existing sidewalk and construct an 8 feet wide sidewalk behind the proposed curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 51. Construct a Type A curb ramp meeting current California State Accessibility standards at the southeast corner of the intersection of Indian Canyon Drive and Via Altamira and at the northeast corner of the intersection of Indian Canyon Drive and Granvia Valmonte in accordance with City of Palm Springs Standard Drawing No. 212. 52. Construct pavement with a minimum pavement section of 5 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to clean sawcut edge of pavement along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 340. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. City Council Staff Report September 7, 2005 -- Page 47 Case TTM31104 `✓IA CHICA 53. Remove the existing asphalt pavement, and construct full width street improvements consisting of 2% inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, along Via Chica, from Via Altamira to Via Colusa, in accordance with the "Movie Colony Traffic Calming Program". Street improvements shall consist of a 20 feet wide, one-way street, and 45 feet diameter traffic circles located at the intersections with Via Altamira, Granvia Valmonte, and Via Colusa. Standard curb and gutter, wedge curb, or other approved street edge treatment shall be constructed, as necessary to convey street surface drainage. 154. Proposed bay parking spaces along Via Chica adjacent to this project shall be aligned as necessary to facilitate the one-way southbound direction of Via Chica. Perpendicular bay parking, as proposed, shall not be allowed. ;i5. The proposed driveway entrance into the open parking garage identified as "Complex C" shall have a minimum width of 24 feet, and shall be constructed of 6 inches of concrete, unless otherwise approved by the City Engineer, from the garage structure to the edge of travel way on Via Chica. The proposed driveway width of 20 feet is not approved. VIA ALTAMIRA 56. Remove the existing asphalt pavement, and construct full width street improvements consisting of 2'/z inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, along Via Altamira, from Indian Canyon Drive to east of Via Chica, in accordance with the "Movie Colony Traffic Calming Program". Street improvements shall consist of a 24 feet wide, two-way street, and a 45 feet diameter traffic circle located at the intersection with Via Chica. Standard curb and gutter, wedge curb, or other approved street edge treatment shall be constructed, as necessary to convey street surface drainage, 57. Proposed bay parking spaces along Via Altamira adjacent to this project shall be aligned as necessary to facilitate the two-way direction of Via Altamira. Bay parking shall be aligned perpendicular to the travel way. GRANVIA VALMONTE 58. Remove the existing curb and gutter and asphalt pavement, and construct full width street improvements consisting of 2'/z inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, along Granvia Valmonte, from Indian Canyon Drive to Via Chica, and along Valmonte Del Norte and Valmonte Del Sur east of City Council Staff Report September 7, 2005 -- Page 48 Case TTM31104 Via Chica, in accordance with the "Movie Colony Traffic Calming Program". Street improvements shall consist of a 24 feet wide, two-way street, and a 45 feet diameter traffic circle located at the intersection with Via Chica. Standard curb and gutter, wedge curb, or other approved street edge treatment shall be constructed, as necessary to convey street surface drainage. 59. Proposed bay parking spaces along Granvia Valmonte adjacent to this project shall be aligned as necessary to facilitate the two-way direction of Granvia Valmonte. Bay parking shall be aligned perpendicular to the travel way. SANITARY SEWER 60. All sanitary facilities shall be connected to the public sewer system. New laterals shall not be connected at manholes. 61. An on-site private sewer system shall be constructed to collect sewage from the development and connect to the existing public sewer system. Sewer plans shall be submitted to the Engineering Division for review and approval. Private on-site sewer mains shall conform to City sewer design standards. A profile view of the on-site private sewer mains is not necessary provided sufficient invert information is provided in the plan view, including elevations with conflicting utility lines. Connection of the on-site private sewer system to the public sewer main shall be connected as a lateral and not to an existing manhole or with a new manhole. Plans for sewers other than the private on-site sewer mains, i.e. building sewers and laterals from the buildings to the on-site private sewer mains, are subject to separate review and approval by the Building Division. 62. All on-site sewer systems shall be privately maintained by a Home Owners Association (HOA). Provisions for maintenance of the on-site sewer system acceptable to the City Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R's) required for this project. GRADING 63. Submit a Precise Grading Plan prepared by a California registered Civil Engineer or qualified Architect to the Engineering Division for review and approval. The Precise Grading Plan shall be approved by the City Engineer prior to issuance of grading permit. A 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. City Council Staff Report :September 7, 2005 -- Page 49 Case TTM31104 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 Elio Torrealba at AQMD at (909) 396-3752, or at etorrealba@AQMD.gov. A Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and approved by the Engineering Division prior to approval of the Grading plan. The first submittal of the Grading 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; and a copy of Soils Report. 64. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the public streets, roadways, or gutters. 65. A soils report prepared by a California registered Geotechnical Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed development. A copy of the soils report shall be submitted to the Building Department and to the Engineering Division prior to approval of the Grading Plan. E56. In cooperation with the Riverside County Agricultural Commissioner and the California Department of Food and Agriculture Red Imported Fire Ant Project, applicants for grading permits involving a grading plan and involving the export of soil will be required to present a clearance document from a Department of Food and Agriculture representative in the form of an approved "Notification of Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1) prior to approval of the Grading Plan. The California Department of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208). DRAINAGE 67. All stormwater runoff across the property shall be accepted and conveyed in a manner acceptable to the City Engineer and released to an approved drainage system. 68. The project is subject to flood control and drainage implementation fees pursuant to Resolution 14082. The acreage drainage fee at the present time is $9,212.00 City Council Staff Report September 7, 2005 -- Page 50 Case TTM31104 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. ON-SITE 69. For on-site bay parking in residential and commercial zones, paving material shall be decorative paving, colored and/or patterned to relate to the overall design in accordance with Zoning Code 93.06.00.C.15.e. 70. No structures shall be constructed within existing or proposed public utility easements. GENERAL 71. 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. '72. All proposed utility lines shall be installed underground. 73. All existing utilities shall be shown on the grading/street plans. The existing and proposed service laterals shall be shown from the main line to the property line. 74. Upon approval of any improvement plan by the City Engineer, the improvement plan shall be provided to the City in digital format, consisting of a DWG (AutoCAD drawing file) and DXF (AutoCAD ASCII drawing exchange file). Variation of the type and format of the digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. 75. The original improvement plans prepared for the proposed development and approved by the City Engineer shall be documented with record drawing "as- built" information and returned to the Engineering Division prior to issuance of a certificate of occupancy. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. City Council Staff Report September 7, 2005 -- Page 51 Case TTM31104 76. Contact Whitewater Mutual Water Company to determine impacts to any existing water lines and other facilities that may be located within the property. Make appropriate arrangements to protect in place or relocate any existing Whitewater Mutual Water Company facilities that are impacted by the development. A letter of approval for relocated or adjusted facilities from Whitewater Mutual Water Company shall be submitted to the Engineering Division prior to issuance of a grading permit. 77. Nothing shall be constructed or planted in the corner cut-off area of any driveway which does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Code Section 93.02.00, D. 78. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk and/or curb shall have City approved deep root barriers installed per City of Palm Springs Standard Drawing No. 904. MAP 79. A Final Map shall be prepared by a California registered Land Surveyor or qualified Civil Engineer and submitted to the Engineering Division for review and approval. A Title Report prepared for subdivision guarantee for the subject property, the traverse closures for the existing parcel and all lots created therefrom, and copies of record documents shall be submitted with the Final Map to the Engineering Division as part of the review of the Map. The Final Map shall be approved by the City Council prior to issuance of building permits. 80. Upon approval of a final map, the final map shall be provided to the City in G.I.S. digital format, consistent with the "Guidelines for G.I.S. Digital Submission" from the Riverside County Transportation and Land Management Agency." G.I.S. digital information shall consist of the following data: California Coordinate System, CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file); lot lines, rights-of-way, and centerlines shown as continuous lines; full map annotation consistent with annotation shown on the map; map number; and map file name. G.I.S. data format shall be provided on a CDROM/DVD containing the following: ArcGIS Geodatabase, ArcView Shapefile, Arclnfo Coverage or Exchange file (e00), DWG (AutoCAD drawing file), DGN (Microstation drawing file), and DXF (AutoCAD ASCII drawing exchange file). Variations of the type and format of G.I.S. digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. TRAFFIC 81. The applicant shall relocate the existing City street lights along the Indian Canyon Drive frontage behind the curb, as part of the widening of Indian Canyon Drive required by this development. The relocated street lights shall have the City Council Staff Report September 7, 2005 -- Page 52 Case TTM31104 existing overhead power converted to underground service through installation of underground conduits and pull boxes between the street lights located along the Indian Canyon Drive frontage, subject to the review and approval of the City Engineer. Prior to removal and relocation of existing street lights, contact the City of Palm Springs Facilities Division for requirements related to the removal and relocation of the affected street lights. 82. Submit traffic striping plans for Indian Canyon Drive prepared by a California registered Civil Engineer to the Engineering Division for review and approval. All required traffic striping 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. 83. Construction signing, lighting and barricading shall be provided for on all projects as required by City Standards or as directed by the City Engineer. As a minimum, all construction signing, lighting and barricading shall be in accordance with State of California, Department of Transportation, "Manual of Traffic Controls for Construction and Maintenance Work Zones" dated 1996, or subsequent additions in force at the time of construction. 84. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. City Council Staff Report September 7, 2005 -- Page 53 Case TTM31104 Environmental Checklist Form 1. PROJECT TITLE: Spanish Inn — Renovation and Addition, Case No. 5.1012 2. Lead agency name and address: City of Palm Springs 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 3. Contact person and phone number: Gary Wayne, Director of Planning Services (760) 323-8245 4. Project location: 640 North Indian Canyon Drive, Palm Springs, CA 92262 (APN 507-183-006 and - 003), Section 11, T4S R4E 5. PROJECT SPONSORS NAME AND ADDRESS: Spanish Inn Joint Venture, Attn: Nejat Kohan, J.D. 18210 Sherman Way, Suite 205 Reseda, CA 91335 6. GENERAL PLAN DESIGNATION: H 43/21 High Density Residential 7. ZONING: R-3 (multiple-family residential and hotel zone); Resort Combining Overlay Zone; Redevelopment Area # 6 The R-3 is intended to provide for the development of high-density apartments, hotels and similar permanent and resort housing and certain limited commercial uses directly related to the housing facilities. Allowable uses under this zone include multiple-family dwelling, and hotel facilities; resort hotels including incidental or accessory commercial uses operated primarily for the convenience of the hotel guests; accessory structures and uses customarily incident to the above uses and located on the same lot therewith; public parking areas not as an accessory to uses permitted in this zone; video/amusement machines as an accessory use; home occupations; and private clubs as an accessory to a hotel. 8. Description of project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off-site features necessary for its implementation. Attach additional sheets if necessary.) The proposed project is the renovation and expansion of an existing historical inn, located at 640 North Indian Canyon Drive in Palm Springs. The existing inn consists of two complexes of hotel units and suites. The project activity would include partial demolition, renovation of the existing complexes, and the construction of a third complex. City Council Staff Report September 7, 2005 -- Page 54 Case TTM31104 Project demolition would include the removal of a 30' by 30' portion of the existing complex "A," demolition and removal of an existing 30' by 20' old swimming pool, and demolition and removal of four old stairway footings. Non-structural demolition would include the removal of interior material throughout the existing structures, some of which may have potential to contain hazardous materials such as lead paint or asbestos. No exterior demolition and/or demolition of items determined to be of historical significance would occur. Renovation would include the conversion of existing complex "A" from 24 existing hotel units to 18 units, totaling 10,317 square feet; and the conversion of existing complex "B" from 17 existing hotel units to 12 condo units, totaling 9,521 square feet. New construction would include a new complex "C," consisting of subterranean parking garage (11,255 square feet) and eight additional hotel suites (7,889 square feet) above it. There would be an architectural change between the existing hotel and the new construction to distinguish the historical structure from the new structure; however, the proposed new architectural style and design would be compatible with the existing architectural style and design. The project would also include dedication of a 20-foot strip along the property's North Indian Canyon Drive frontage to the City of Palm Springs. The dedication would be for construction of an additional traffic lane, as required by the City of Palm Springs General Plan, due to the anticipated additional traffic generated by the addition of eight new hotel suites. 1. Surrounding land uses and setting: Briefly describe the project's surroundings: North — R-3 / Multi-family residential and hotel zone, 20, 000 sq. ft South — R-3 / Multi-family residential and hotel zone, 20, 000 sq. ft East— R-1-3 / Single-family residential zone, 15,000 sq. ft West— R-3 / Multi-family residential and hotel zone, 20, 000 sq. ft 2. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement). a. Palm Springs Police Department b. Palm Springs Fire Department c. Palm Springs Building Inspector d. Riverside County Environmental Health Department e. Southern California Gas Company f. Regional Water Quality Control Board, National Pollution Discharge Elimination System (NPDES) Permit and Storm Water General Permit City Council Staff Report September 7, 2005 -- Page 55 Case TTM31104 Environmental Factors Potentially Affected: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact' as indicated by the checklist on the following pages. ❑ Aesthetics Agriculture ❑ Resources ❑ Air Quality ❑ Biological Resources ❑ Cultural Resources ❑ Geology/Soils ❑ Hazards & Hazardous ❑ Hydrology/Water ❑ Land Use/Planning Materials Quality ❑ Mineral Resources ❑ Noise ❑ Population/Housing ❑ Public Services ❑ Recreation ❑ Transportation/Traffic ❑ Utilities/Service Systems ❑ Mandatory Findings of Significance City Council Staff Report September 7, 2005 -- Page 56 Case TTM31104 Determination: (TO BE COMPLETED BY THE LEAD AGENCY) On the basis of this initial evaluation: ❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the ® environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact' or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to ❑ applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to ❑ applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Signature Date City Council Staff Report September 7, 2005 -- Page 57 Case TTM31104 Evaluation Of Environmental Impacts: 1) A brief explanation is required for all answers except "No Impact' answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact' answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2) All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact' is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact' entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from 'Potentially Significant Impact' to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures "Earlier Analyses," as described in (5) below, may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures that were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; City Council Staff Report September 7, 2005 -- Page 58 Case TTM31104 however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) The significance criteria or threshold, if any, used to evaluate each question; and b) The mitigation measure identified, if any, to reduce the impact to less than significant. City Council Staff Report September 7, 2005 -- Page 59 Case TTM31104 Less Than Significa nt With Less Potentiall Mitigatio Than y n Signific Significa Incorpora ant No nt Impact ted Impact Impact I. AESTHETICS. Would the project: a) Have a substantial adverse effect on a ❑ ❑ ❑ ❑ scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic ❑ ❑ ❑ ❑ buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site ❑ ❑ ❑ ❑ and its surroundings? d) Create a new source of substantial light or glare that would adversely ❑ ❑ ❑ affect day or nighttime views in the area? a-d) No Impact. The proposed project would improve the visual character of Indian Canyon Drive and improve the aesthetic quality of Indian Canyon Drive. The Spanish Inn would be renovated to its original architectural design, and all historical components would be preserved. The new addition would be architecturally compatible with the existing structure and would be enhanced by landscaping. Any proposed lighting would be required to comply with Section 93.21.00 of the Zoning Ordinance. Therefore, the proposed project would not result in adverse impacts to scenic resources, degrade the visual quality of the site or surrounding areas, or create a substantial new source of light or glare. City Council Staff Report September 7, 2005 -- Page 60 Case TTM31104 Less Than Significa Potentia nt With Less Ily Mitigatio Than Significa n Significa nt Incorpor nt No Impact ated Impact Impact ll. AGRICULTURE RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997), prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the ❑ ❑ ❑ 0 Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act ❑ ❑ ❑ contract? c) Involve other changes in the existing environment which, due to their location or nature, could result in ❑ ❑ ❑ conversion of Farmland to non- agricultural use? a) No Impact. The proposed project would not be located on Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. The proposed project site is not subject to a Williamson Act Contract; therefore, the proposed uses would not conflict with agricultural zoning or other agricultural regulations. There is no farmland or agricultural land in the immediate vicinity of the proposed project site. Therefore, the project would not result in the conversion of farmland to non-agricultural uses. City Council Staff Report September 7, 2005 -- Page 61 Case TTM31104 Less Than Significa Potential nt With Less ly Mitigatio Than Significa n Signific nt Incorpora ant No Impact ted Impact Impact III, AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation ❑ ❑ ® ❑ of the applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or ❑ ® ❑ ❑ projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non- attainment under an applicable federal ❑ ® ❑ ❑ or state ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to ❑ ❑ ❑ ❑ substantial pollutant concentrations? e) Create objectionable odors affecting a ❑ ❑ ❑ ❑ substantial number of people? a) Less Than Significant Impact. The project is within the jurisdiction of the South County Air Quality Management District (SCAQMD). Development of the proposed project site would be governed by the 2003 Air Quality Management Plan (2003 AQMP) and the 2002 Coachella Valley PM10 State Implementation Plan (CVPM10 SIP). CEQA requires that project be consistent with the applicable AQMP. The proposed project is the demolition of a portion of an existing structure, existing swimming pool, and various damaged accessory items; renovation of two hotel/condo suite complexes; and the addition of eight new condo suites and an underground parking garage. The proposed project is consistent with the General Plan land use designation for the site as well as the regional air quality planning undertaken by the SCAQMD. Following construction, the main air pollutants generated in association with operation of City Council Staff Report September 7, 2005 -- Page 62 Case TTM31104 the proposed project would be traffic-related. Operational emissions from the project would be within established thresholds and construction emissions exceeding daily thresholds would be mitigated through implementation of measures from the South Coast Air Quality Management District CEQA Handbook and measures identified by the District (refer to discussion under item 3.b, below). Therefore, the project is not anticipated to conflict with or obstruct implementation of the 2003 AQMP. This impact is considered less than significant. b-c) Less than Significant with Mitigation Incorporated. The Federal and California State Ambient Air Quality Standards for important pollutants are summarized in Table III-1 and described in detail below. TABLE III-1 FEDERAL AND STATE AMBIENT AIR QUALITY STANDARDS Pollutant AVERAGING TIME Federal Primary State Standard Standard Ozone (03) 1-Hour 0.12 ppm 0.09 PPM 8-HOUR 0.08 ppm Carbon Monoxide 8-Hour 9.0 ppm 9.0 ppm (CO) 1-Hour 20.0 ppm 35.0 ppm Nitrogen Oxide Annual 0.05 ppm -- (NOx) 1-Hour 0.25 ppm Annual 0.03 ppm Sulfur Dioxide 24-Hour 0.14 ppm 0.04 ppm (S02) 1-Hour 0.25 ppm Annual 50 tag/m3 30 tag/m3 PM10 24-Hour 150 ug/m3 50 pg/m3 Annual 15 tag/m3 -- PM 2.5 24-Hour 65 tag/m3 Lead 30-Day Avg. - 1.5 pg/m3 Month Avg. 1.5 tag/m3 Source: California Air Resources Board, "Ambient Air Quality Standards," January 25, '1999. ppm = parts per million lag/m3 = Micrograms per Cubic Meter Ozone (03) is the most prevalent of a class of photochemical oxidants formed in the urban atmosphere. The creation of ozone is a result of complex chemical reactions between hydrocarbons and oxides of nitrogen in the presence of sunshine. Unlike other pollutants, ozone is not released directly into the atmosphere from any sources. The major sources of oxides of nitrogen and City Council Staff Report September 7, 2005 -- Page 63 Case TTM31104 reactive hydrocarbons, known as ozone precursors, are combustion sources such as factories and automobiles, and evaporation of solvents and fuels. The health effects of ozone are eye irritation and damage to lung tissues. Carbon Monoxide (CO) is a colorless, odorless, toxic gas formed by incomplete combustion of fossil fuels. CO concentrations are generally higher in the winter, when meteorological conditions favor the build-up of directly emitted contaminants. CO health warning and emergency episodes occur almost entirely during the winter. The most significant source of carbon monoxide is gasoline- powered automobiles, as a result of inefficient fuel usage in internal combustion engines. Various industrial processes also emit carbon monoxide. Nitrogen Oxides (NOx) the primary receptors of ultraviolet light initiating the photochemical reactions to produce smog. Nitric oxide combines with oxygen in the presence of reactive hydrocarbons and sunlight to form nitrogen dioxide and ozone. Oxides of nitrogen are contributors to other air pollution problems including: high levels of fine particulate matter, poor visibility and acid deposition. Sulfur Dioxide (S02) results from the combustion of high sulfur content fuels. Fuel combustion is the major source of S02, while chemical plants, sulfur recovery plants, and metal processing are minor contributors. Sulfates result from a relation of sulfur dioxide and oxygen in the presence of sunlight. S02 levels are generally higher in the winter than in the summer (when sunlight is plentiful and sulfate is more readily formed). Particulate Matter (PM o and PM2 5) consists of particles in the atmosphere as a by-product of fuel combustion, through abrasion such as tire wear, and through soil erosion by wind. Particulates can also be formed through photochemical reactions in the atmosphere. PM10 refers to finely divided solids or liquids such as soot, dust, and aerosols, which are 10 microns, or less in diameter and can enter the lungs. Fine particles are those less than 2.5 micrometers in diameter and are also referred to as PM25. Lead is found in old paints and coatings, plumbing and a variety of other materials. Once in the blood stream, lead can cause damage to the brain, nervous system, and other body systems. Children are most susceptible to the effects of lead. The South County Air Basin and riverside County portion of the Salton Sea Air Basin are in attainment for the federal and State standards for lead. The SCQAMD has established significance thresholds for operational and construction-related emissions as shown in Table III-2. TABLE III-2 EMISSIONS SIGNIFICANCE THRESHOLD CRITERIA (POUNDS/DAY) Pollutant CO ROG NO, SOx PM10 Operational Emissions (Pounds/Day 550 55 55 150 150 Construction Emissions Pounds/Day 550 75 100 150 150 Source: SCQAMD, CEQA Air Quality Handbook, November 1993 City Council Staff Report September 7, 2005 -- Page 64 Case TTM31104 Projects in the Coachella Valley with peak (highest daily) operation-related emissions that exceed any of these emissions thresholds should be considered significant. Construction activities are a minor source of organic gas emissions. Solvents in adhesives, non-waterbase paints, thinners, some insulating materials and caulking materials would evaporate into the atmosphere and would participate in the photochemical reaction that creates urban ozone. Asphalt used in paving is also a source of organic gases for a short time after its application. The URBEMIS-2002 for Windows (Version 7.4.2) program estimates maximum emissions from site grading, construction worker trips, stationary and mobile equipment, architectural coatings and asphalt off-gassing. URBEMIS 2002 was used to estimate potential emissions for the proposed project (See Appendix A). The project is a renovation and addition, with demolition of approximately 12,000 cubic feet of a single-story existing structure (Complex A) and a swimming pool. Demolition was assumed to occur over a 2- week period. In addition, 5,002 cubic yards of excavation were assumed as part of the 11,255 square foot below grade parking garage. Natural gas was assumed in the operation inputs for heating purposes, as were consumer products (e.g. aerosol products). No wood stoves or fireplaces were included as part of the operational inputs based on the nature of the project. The internal renovation/demolition of Complex A (approximately 10,800 cubic feet) will remove 24 existing hotel units, which will be replaced with a reduced number (18) of hotel units. In addition, Complex B will be converted to 12 condo units. No demolition was assumed for this aspect of the project. Eight new condominium units are proposed as part of Complex C. The project will result in an overall reduction of 23 hotel rooms and construction of 20 condominium units. Existing conditions were modeled based on 41 hotel rooms. Operational emissions estimates as they currently occur are shown in Table III-3. TABLE III-3 ESTIMATED EXISTING OPERATION EMISSIONS (POUNDS/DAY) ROG NOx CO S02 o TOOTT AL S W S W S W S W S W Operational 3. 5. 44. 35. 0. 0. 3. 3. (Vehicle) 89 3.05 3.66 04 26 70 04 03 22 22 Emissions Emissions from construction activities (building, paint and coatings), area sources (consumer products) and operations (vehicles) are provided in Table III- 4. Examination of the operational emissions in Table III-3 and Table III-4 reveals that the project would result in a slight reduction in ROG, NO, CO and PMto during both the summer and winter as compared to the existing conditions. S02 City Council Staff Report September 7, 2005 -- Page 65 Case TTM31104 emissions would be the same in both summer and winter for the proposed project and existing conditions. The air quality impacts resulting from project construction would be increased NOx, CO, PM10 and ROG emissions. Increased NO,, CO and PM10 would occur primarily from diesel construction equipment used for excavation and hauling. Increases in ROG are associated primarily with architectural coatings. Although ROG, CO and PMIo are all below the SCAOMD's thresholds for construction emissions (refer to Table III-2), standard mitigations identified below would serve to further reduce these emissions (which are shown as the line "With Mitigation" below 2005 Construction in Table III-4, above). In the case of NOx,an exceedance of the construction threshold of 100 Ibs/day would occur. To mitigate, and bring NO,in conformance with the threshold, mitigation for off-road diesel exhaust equipment was assumed in the model including use of aqueous diesel filters and diesel particulate filters. Refer to mitigation measures below. Operational emissions are all well below significance threshold criteria for all pollutants. Therefore, with implementation of mitigation measures during construction, the project would not violate any air standard, result in a cumulative considerable net increase of a criteria pollutant or result in significant construction-related air quality impacts. TABLE III-4 ESTIMATED EMISSIONS RESULTING FROM PROJECT CONSTRUCTION ACTIVITIES (POUNDS/DAY) PM10 ROG NOx CO SO2 TOTAL ExHAUS DUS1T T S/W S/W S/W S/W S/W S/W S/W 2005 26.22 178.40 217.30 0.16 66.79 7.71 59.08 Construction With 12.74 95.21 100.89 0.16 25.18 4.15 21.03 Mitigation 2006 Construction 53.80 70.46 89.01 0.00 3.00 2.99 0.01 _ S W S W S W S W S W S W S W Area Source 1. 1.00 0.25 0. 1.2 0.1 0. 0. 0. 0. N/ N/ N/ N/ Emissions 16 24 7 0 00 00 00 00 A A A A Operational 3. 4. 40. 32. 0. 0. 3. 3. N/ N/ N/ N/ (Vehicle) 58 2.83 3.26 49 45 26 04 03 10 10 A A A A E=missions Sum of Area & 4. 3.83 3.51 4. 41. 32. 0. 0. 3. 3. N/ N/ N/ N/ Operational 74 73 71 36 04 03 10 10 A A A A Emissions City Council Staff Report September 7, 2005 -- Page 66 Case TTM31104 Key: S = Summer; W = Winter N/A = Not applicable. With mitigation resulted in identical emissions. Mitigation Measures MM III-1 To the extent feasible, the project contractor shall use the following equipment and methods to reduce construction emissions: Measures to mitigate for off-road mobile source emissions (Table 11-3 of SCABMD CEQA Handbook): • Methane-fueled pile drivers. • Use electricity from power poles rather than temporary diesel or gasoline power generators. • Use methanol or natural gas on-site mobile equipment instead of diesel. ■ Use propane or butane-powered on-site mobile equipment instead of gasoline. To mitigate for PMIO Emissions: Grading • Apply non-toxic soil stabilizers according to manufacturers' specification to all inactive construction areas (previously graded areas inactive for ten days or more). • Replace ground cover in disturbed areas as quickly as possible. • Enclose, cover, water twice daily or apply non-toxic soils binders according to manufacturers' specifications, to exposed piles (i.e., gravel, sand, dirt) with 5% or greater silt content. ■ Water active sites at least twice daily. • Suspend all excavating and grading operations when wind speeds (as instantaneous gusts) exceed 25 mph. • Monitor for particulate emissions according to District-specified procedures. Contact the District for more information at (714) 396-3600. Paved Roads • Sweep streets at the end of the day if visible soil material is carried onto adjacent public paved roads (recommend water sweepers with reclaimed water). City Council Staff Report September 7, 2005 -- Page 67 Case TTM31104 • Install wheel washers where vehicles enter and exit unpaved roads onto paved roads, or wash off trucks and equipment leaving the site each trip. Unpaved Roads • Apply water three times daily, or non-toxic soil stabilizers according to manufacturers' specifications, to all unpaved parking or staging areas or unpaved road surfaces. • Traffic speeds on all unpaved roads to be reduced to 15 mph or less. ■ Pave construction roads that have a traffic volume of more than 50 daily trips by construction equipment, 150 total daily trips for all vehicles. • Pave all construction access roads at least 100 feet on to the site from the main road. • Pave construction roads that have a daily traffic volume of less than 50 vehicle trips. MM III-2 The following measures from the District's Rule 403, Table 1 Best Available Control Measures shall also be implemented: • Stabilize backfill material during handling and at completion of activity. • Pre-water soils prior to cut and fill activities. • Stabilize wind erodible surfaces to reduce dust. • Stabilize surface soils where support equipment and vehicles will operate. • Stabilize disturbed soils throughout the construction site. • Pre-apply water and re-apply water as necessary to maintain soils during earth-moving activities. Visible emissions shall not exceed 100 feet in any direction. • Maintain at least six feet of freeboard on haul vehicles. • Stabilize stockpiled soils. • Limit vehicular travel to establish unpaved roads (haul routes) and unpaved parking lots. NAM III-3 To mitigate for NOx emissions, the contractor shall implement the following measures, where feasible: • Maintain equipment and vehicle engines in good condition and in proper tune as per manufacturers' specifications. City Council Staff Report September 7, 2005 -- Page 68 Case TTM31104 ■ Use alternative clean fuel such as compressed natural gas-powered construction equipment with oxidation catalysts instead of diesel-powered engines, or if diesel equipment has to be used, use particulate filters, oxidation catalysts and low sulfur diesel, as defined in AQMD Rule 431.2, i.e., diesel with less than 15 ppm sulfur content. (>50% RE). • Use aqueous diesel fuel for all construction equipment. Aqueous diesel formulations with verified emissions reductions by the CARB show a reduction of 16% in NOx and 60% in PM,o from diesel exhaust. Information on aqueous diesel fuel formulations can be found at: http://www.arb.ca.qov/fuels/ddiesel/altdiesel/altdiesel.html, htti)://www.lubrizol.co/PuriNox/markets distributors.asp, http://www.cleanfuelstech.com/Customers/Customers.htm. • Use electricity from power poles instead of temporary diesel- or gasoline- powered generators. (>95% RE) • Prohibit all vehicles from idling in excess of ten minutes, both on- and off- site. The above measures shall be implemented during all grading, excavation and construction phases of the project and enforced/monitored by the City of Palm Springs and the SCAQMD. Implementation of these mitigation measures would reduce construction-related emissions in accordance with the reduction efficiencies shown in Tables 11-3 and 11-4 of the SCAQMD CEQA Handbook. These measures are considered adequate by the District to reduce emissions to less than significant. d) No Impact. During the short-term period of construction, the project could have the potential to expose surrounding development to higher levels of dust emissions normally expected to occur during construction activities. However, construction of this project will be regulated between the regular City-permitted working hours of 7:00 a.m. to 3:30 p.m., Monday through Friday only and the project is not anticipated to generate pollutant concentrations in excess of SCAQMD thresholds (refer to item b, above). However, since the project is located in the Coachella Valley, which has significant problems with PM10 generation, a dust control plan will need to be developed and implemented in accordance with the 2002 Coachella Valley PM10 State Implementation Plan. Therefore, the project is not anticipated to expose sensitive receptors to substantial pollutant concentrations. No impact would occur. e) Less than Significant Impact. The proposed hotel/condo renovation and the 8- unit condo addition are not anticipated to generate any long-term odors. Machinery, equipment, paint, coatings and/or vehicles may emit noticeable odors during construction. However, these odors are short-term in nature and typical of renovation and construction. Exposure would be limited to construction workers and potentially some hotel occupants. Large numbers of people would not be affected by odors associated with construction. Odors would cease following City Council Staff Report September 7, 2005 -- Page 69 Case TTM31104 completion of the project. Therefore, impacts associated with exposure of substantial number of people to objectionable odors would be considered less than significant. City Council Staff Report September 7, 2005 -- Page 70 Case TTM31104 Less Than Significa Potential nt With Less ly Mitigatio Than Significa n Signific nt Incorpora ant No Impact ted Impact Impact IV. BIOLOGICAL RESOURCES. Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional ❑ ❑ ❑ ❑ plans, policies or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies or regulations, ❑ ❑ ❑ ❑ or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands, as defined by Section 404 of the Clean Water Act (including, but not limited to, ❑ ❑ ❑ ❑ marsh, vernal pool, coastal wetlands, etc.), through direct removal, filling, hydrological interruption or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with ❑ ❑ ❑ established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? City Council Staff Report September 7, 2005 -- Page 71 Case TTM31104 Less Than Significa Potential nt With Less ly Mitigatio Than Significa n Signific nt Incorpora ant No Impact ted Impact Impact e) Conflict with any local policies or ordinances protecting biological ❑ ❑ ❑ resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, ❑ ❑ ❑ or other approved local, regional or state habitat conservation plan? a-b) No Impact. The project will not have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service. The proposed project would occur within an existing, fully developed site, and no sensitive habitat, riparian habitat, or natural community occurs onsite. Therefore, the project would not result in impacts to endangered, threatened, or rare species or their habitats or any riparian habitat or other sensitive natural community. (11) No Impact. Section 404 of the Clean Water Act regulates the dredge and/or fill of waters and wetlands of the United States, specifically relating to how these activities may cause an adverse effect to, or loss of, federal wetland/water resources. Regulatory responsibility falls under the jurisdictional authority of the U.S. Army Corps of Engineers (ACOE). Under Section 404, any development or activity which may result in temporary or permanent impacts to these federally— protected resources must prepare a Pre-Construction Notification for review, and potential permitting, by the ACOE. The site does not contain any wetland areas or waters. Therefore, no impact to federally protected wetlands as defined by Section 404 would occur. (1) No Impact. The proposed project site is located in a developed, urban area of Palm Springs, and no corridors or habitat suitable for migratory or wildlife species occur onsite. Therefore, no migratory patterns of fish or wildlife would be impacted by this project and no impact would occur. e) No Impact. The project does not propose any removal or disturbance of sensitive biological resources or landmark trees. Therefore, no conflicts with local policies or ordinances protecting biological resources would occur. City Council Staff Report September 7, 2005 -- Page 72 Case TTM31104 f) No Impact, The City of Palm Springs does not have an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or State habitat conservation plan. Therefore, the project would l have no impact on these types of plans. I City Council Staff Report September 7, 2005 -- Page 73 Case TTM31104 Less Than Potential Significan Less ly t With Than Significa Mitigation Signific nt Incorpora ant No Impact ted Impact Impact V. CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse change in the significance of a historical resource ❑ ® ❑ ❑ as defined in " 15064.5? b) Cause a substantial adverse change in the significance of an archaeological ❑ ❑ ❑ ❑ resource pursuant to " 15064.5? c) Directly or indirectly destroy a unique paleontological resource or site or ❑ ❑ ❑ ❑ unique geological feature? d) Disturb any human remains, including those interred outside of formal ❑ ❑ ❑ cemeteries? a) Less Than Significant With Mitigation Incorporated. In July and August of 2003, a historical and archeological resources study was performed for the proposed project (CRM Tech) (Appendix B). The primary objective of the study was to determine whether the existing Spanish Inn complex, or any other potential cultural resource that may be present on the property constitutes a "historic property" as defined by the National Historic Preservation Act (NHPA) Section 106, and/or a "historical resource," as defined by CEQA. In order to carry out this objective, a historical resources records search at the Eastern Information Center of the University of California at Riverside, and an intensive-level field survey were conducted, including historical background research and consultation with Native American representatives and the local community, The results of the survey indicate that the Spanish Inn, the only cultural resource identified on the subject property, appears to be eligible for listing in the National Register of Historic Places and the California Register of Historic Resources, with a local level of significance. The significance of the Spanish Inn is derived from its close association — as one of the surviving resort hotels from Palm Springs' glamorous heyday in the 1930s-1950s —with an important aspect and period in local history, and to a lesser extent from its architectural; and aesthetic merits. Based on the same considerations, it also appears eligible for designation by the City Council Staff Report September 7, 2005 -- Page 74 Case TTM31104 City of Palm Springs as a historic site of Class 1 or 2, as provided by the City's I Historic Preservation Ordinance. Therefore, the proposed project would have potential to impact a historical resource, and the following measures are required in order to prevent any potential "adverse effect" or "substantial adverse change" to the historical integrity or significance of Spanish Inn: Mitiqation Measures MIA V-1 The proposed renovation of the Spanish Inn complex shall be carried out in accordance with the Secretary of Interior's Standards for Rehabilitation, and alterations to the complex's primary character-defining elements shall be avoided whenever possible. MM V-2 If any physical alteration to the complex or any of its contributing components becomes unavoidable, a comprehensive documentation program, including both graphic and textual recordation, shall be undertaken to preserve the historical and architectural data about the property, or a minimum the portion of the complex to be affected. b-c) No Impact. As a part of the cultural resources survey (Appendix B), an intensive- level survey was conducted over the portions of the proposed project Area of Potential Effect (APE) that are no occupied by existing buildings. During the survey, the grounds were walked along closely spaced courses over all vacant areas within the APE, and carefully examined the ground surface for any archeological remains dating to the prehistoric or historic periods (i.e. 50 years or older). The archeological survey of the APE yielded completely negative results, and no archeological sites, features, or artifacts, historic or pre-historic, were discovered on the vacant land around the existing buildings. In addition, the General Plan shows that the project site is not located in an area that may have archeological or paleontological resources. In accordance with City requirements, if prehistoric or historic cultural resources are inadvertently discovered during any ground-disturbing activities, all work in the area shall stop immediately and the City shall be notified of the discovery. No work shall be done in the area of the find and within 100 feet of the find until a professional archaeologist can determine whether the resource(s) is significant. If necessary, the archaeologist shall develop mitigation measures consistent with the State CEQA Guidelines in consultation with the appropriate state agency and, if applicable, a representative from the Native American Heritage List. A mitigation plan shall be submitted to the City for approval. Mitigation in accordance with this plan shall be implemented before any work is done in the area of the resource find. (i) No Impact. The proposed project would occur within an existing developed site. There are no known human remains, burial sites, or formal cemeteries within the project area. City Council Staff Report September 7, 2005 -- Page 75 Case TTM31104 The proposed project would be subject to State law regarding the discovery and disturbance of human remains. Should any previously unidentified or unanticipated human remains be discovered during future project development, the City of Palm Springs requires mitigation consistent with the General Plan Archaeological and Paleontological Policy. City Council Staff Report September 7, 2005 -- Page 76 Case TTM31104 Less Than Potentia Significan Less Ily t With Than Signific Mitigation Signific ant Incorpora ant No Impact ted Impact Impact VI. GEOLOGY AND SOILS. Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death, involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State ❑ ❑ ❑ Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? ❑ ❑ ❑ iii) Seismic-related ground failure, ❑ ❑ ❑ S including liquefaction? iv) Landslides? ❑ ❑ ❑ b) Result in substantial soil erosion or the ❑ ❑ ❑ loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and ❑ ❑ ❑ potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building El ❑ ElCode (1994), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems ❑ ❑ ❑ where sewers are not available for the disposal of wastewater? City Council Staff Report September 7, 2005 -- Page 77 Case TTM31104 a) i) No Impact. The site is not located within an Alquist-Priolo earthquake hazard zone and there are no known faults crossing or in the vicinity of the project site. However, the project site, as with virtually all sites within the state, would be vulnerable to ground shaking in the event of an earthquake. The project site and surrounding vicinity are relatively flat eliminating the potential for landslides. The City of Palm Springs General Plan requires that the project be designed and constructed in accordance with the requirements of the Uniform Building Code (UBC). Adherence to the provisions of the UBC would reduce potential for structural damage in the event of an earthquake. Therefore, no impact would occur. ii) No Impact. Any major earthquake damage in the City of Palm Springs is likely to occur from ground shaking and seismically related ground and structural failures. Local soil conditions, such as topography, soil strength, thickness, density, water content, and firmness of underlying bedrock affect seismic response. Seismically induced shaking and some damage should be expected to occur but damage should be no more severe in the project area than elsewhere in the region. Therefore, no impact would occur. iii) No Impact. There are no known geological hazards caused by ground failure or liquefaction which would prevent use of the site. The project proposes a new below-grade parking structure, which like all development in the City, would be required to conform to the Uniform Building Code, with structural design prepared by a State of California registered professional engineer. Therefore, no impact would occur. iv) No Impact. The ground is level and approval of the project would not expose people or structures to potential landslides. Therefore, no impact would occur. b) No Impact. The proposed project would excavate soil materials in order to construct a below-grade parking structure. However, the proposed project site is relatively flat, and all excavated soil material would be subject to Construction- Phase Best Management Practice (BMP) requirements for erosion control as a part of the proposed project's compliance with the Regional Water Quality Control Board's (RWQCB) National Pollution Discharge Elimination System (NPDES) Permit and Storm Water General Permit. In addition, existing codes regulate land grading and erosion control if and when construction occurs during winter months (November-March) when precipitation is most likely to occur. Therefore, no impact would occur. c-d) No Impact. See items a and b, above. e) No Impact. The project would not have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater. The proposed project site is located in a developed, urban area currently served by the City of Palm Springs wastewater disposal system. Therefore, no impact would occur. City Council Staff Report September 7, 2005 -- Page 78 Case TTM31104 Less Than Potentia Significant Less Ily With Than Signific Mitigation Signific No ant Incorporat ant Impac Impact ed Impact t VII. HAZARDS AND HAZARDOUS MATERIALS. Would the protect: a) Create a significant hazard to the public or the environment through the routine ❑ ® ❑ ❑ transport, use or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident ❑ ❑ ❑ ❑ conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances or waste within ❑ ❑ ❑ one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code ❑ ❑ ❑ §65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan area or, where such a plan has not been adopted, within two miles of a public airport or a public use ❑ ❑ ❑ airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result ❑ ❑ ❑ in a safety hazard for people residing or working in the project area? City Council Staff Report September 7, 2005 -- Page 79 Case TTM31104 Less Than Potentia Significant Less Ily With Than Signific Mitigation Signific No ant Incorporat ant Impac Impact ed Impact t g) Impair implementation of, or physically interfere with, an adopted emergency ❑ El D response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? a, b) Less Than Significant With Mitigation Incorporated. Because the proposed project would involve construction activity at an older, historic site, there would be potential for disturbance of hazardous materials such as lead paint or asbestos. Such materials could potentially impact hotel employees and construction crew during the demolition, renovation, and solid-waste disposal phases of the project. The proposed project would be required to comply with all State and Federal requirements, including but not limited to the Occupational Safety and Health Organization (OSHA) requirements for worker-safety, and the California Department of Toxic Substances Control (DTSC) and Federal Resource Conservation and Recovery Act (RCRA) regulations regarding hazardous waste disposal. However, in order to ensure no impacts relating to hazardous materials would occur, the following mitigation measure would be required: Mitigation Measure MM VII-1 Prior to the initiation of any project activities, a hazardous materials study shall be performed at the proposed project site. Should any hazardous materials be discovered during this survey, the project shall comply with all mandatory regulations, as well as all project-specific mitigation measures and/or recommendations included in the hazardous materials report. MM VII-2 Should the hazardous materials study identify any hazardous materials on-site, an Air Quality Management District (AQMD) permit shall be required prior to removal of hazardous material. c-d) No Impact. The project site is not included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. No impact would occur. City Council Staff Report September 7, 2005 -- Page 80 Case TTM31104 e-f) No Impact. The nearest airport is the Palm Springs Regional Airport located at I Gene Autry Trail. Although the proposed project is located within 2 miles of the airport, it does not propose any components, which would result in a safety hazard for people residing or working in the project area. I g) No Impact. The City of Palm Springs Emergency Plan was established to address planned response to extraordinary emergency situations associated with natural disasters and technological incidents. The Plan focuses on operational concepts relative to large-scale disasters, which can pose major threats to life and property requiring unusual emergency responses. Therefore, no impact is anticipated. h) No Impact. Based on the site's location in an urban area, it would not be subject to wildland fire. No impact would occur. City Council Staff Report September 7, 2005 -- Page 81 Case TTM31104 Less Than Potenti Significan Less ally t With Than Signific Mitigation Signific ant Incorpora ant No Impact ted Impact Impact Vill. HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or ❑ El ❑ waste discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table ❑ ❑ ❑ ❑ level (e.g., the production rate of pre- existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a ❑ El ® ❑ stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase ❑ ❑ ® ❑ the rate or amount of surface runoff in a manner that would result in flooding on- or off-site? e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or ❑ ❑ ❑ provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water ❑ ❑ ❑ quality? City Council Staff Report September 7, 2005 -- Page 82 Case TTM31104 Less Than Potenti Significan Less ally t With Than Signific Mitigation Signific ant Incorpora ant No Impact ted Impact Impact g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood ❑ ❑ ❑ ❑ Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area structures that would impede or redirect flood flows? ❑ ❑ i) Expose people or structures to a significant risk of loss, injury or death ❑ ❑ ❑ involving flooding, including flooding as a result of a failure of a levee or dam? j) Inundation by seiche, tsunami or ❑ ❑ ❑ ❑ mudflow? a, e) No Impact. The project would be required to meet all applicable water quality standards or waste discharge requirements thereby avoiding violation of such standards or requirements. Therefore, no impact would occur. b) No Impact. A net deficit in aquifer volume or a lowering of the local groundwater table is not anticipated and therefore, no impact would occur. c:-d) Less Than Significant Impact. The project would not alter the course of any stream or river as none are located on-site or in the immediate vicinity of the site. The project may result in a slight change to the existing drainage pattern through the area, due to the development of the additional structure. However, because the existing site is fully developed, the extent of this change would be less than significant. f) No Impact. No additional impacts to water quality are anticipated. g-h) No Impact. The project site is located in an area (determined by FEMA) determined to be located outside a 500-year floodplain. Therefore, flooding impacts associated with the proposed project are not considered significant. i) No Impact. The Palm Springs General Plan Environmental Impact Report does not identify flooding as a result of levee or dam failure as having a potential to expose people or structures to a significant risk of loss injury or death in City of Palm Springs. Therefore, no impact would occur. City Council Staff Report September 7, 2005 -- Page 83 Case TTM31104 j) No Impact. The City of Palm Springs is not located in an area subject to seiche, tsunami or mudflow. Therefore, no impact would occur. i City Council Staff Report September 7, 2005 -- Page 84 Case TTM31104 Less Than Potenti Significant Less ally With Than Signific Mitigation Signific No ant Incorporat ant Impa Impact ed Impact ct IX. LAND USE AND PLANNING. Would the project: a) Physically divide an established ❑ ❑ ❑ 0 community? b) Conflict with any applicable land use plan, policy or regulation of an agency with jurisdiction over the project (including, but not limited to, the general plan, specific ❑ ❑ plan, local coastal program or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural community ❑ ❑ ❑ Z conservation plan? a) No Impact. The proposed project would visually enhance the established community through the renovation of existing structures, addition of a complimentary new structure, and the installation of new landscaping improvements. The project would not divide an established community and no impact would occur. b) No Impact. The proposed project would be consistent with the allowable uses within the H 43/21 High Density Residential land use designations, as well as the R-3 (multiple-family residential and hotel zone), Resort Combining Overlay Zone, and Redevelopment Area # 6 zoning designations. No other land use plans or regulations are applicable to the proposed project site. Therefore, no impact would occur. c) No Impact. The project would not conflict with an applicable habitat conservation plan or natural community conservation plan. No impact would occur. City Council Staff Report September 7, 2005 -- Page 85 Case TTM31104 Less Than Potenti Significant Less ally With Than Signific Mitigation Signific No ant Incorporat ant Impac Impact ed Impact t X MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to ❑ ❑ ❑ the region and the residents of the state? b) Result in the loss of availability of a locally important mineral resource recovery site ❑ ❑ ❑ ❑ delineated on a local general plan, specific plan or other land use plan? a-b) No Impact. No significant mineral resources have been identified in the project area. The Palm Springs General Plan EIR (Palm Springs, 1992) has not identified any mineral resources in the planning area. Therefore, no impact to mineral resources would occur. City Council Staff Report September 7, 2005 -- Page 86 Case TTM31104 Less Than Potentia Significan Less Ily t With Than Signific Mitigation Signific ant Incorporat ant No Impact ed Impact Impact A. NOISE. Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or ❑ ® ❑ ❑ noise ordinance or of applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundborne vibration or ❑ ❑ ❑ ❑ groundborne noise levels? c) A substantial permanent increase in ambient noise levels in the project ❑ El ❑ vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the ❑ ❑ ® ❑ project vicinity above levels existing without the project? e) For a project located within an airport land use plan area or, where such a plan has not been adopted, within two miles of a public airport or a public use airport, ❑ ❑ ❑ ❑ would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose ❑ ❑ ❑ people residing or working in the project area to excessive noise levels? a) Less Than Significant With Mitigation Incorporated. The Noise Element of the City of Palm Springs General Plan states that the 60 dB Community Noise Equivalent Level (CNEL) contour "represents the zone in which any proposed sensitive land use should be evaluated on a project-specific basis and may require mitigation to meet City or State (Title 24 of the California Building Code) City Council Staff Report September 7, 2005 -- Page 87 Case TTM31104 standards." The proposed project is located within the noise critical 60 dB CNEL contour, and per this requirement, an Acoustical Analysis Report was prepared for the proposed project by Medlin & Associates (July 28, 2003) (Appendix C). The proposed project would not be anticipated to generate noise that would subject surrounding residents to noise elevations and/or ground vibration. However, the report found that the high exterior noise environment at the project site, primarily associated with traffic along Indian Canyon Drive, could result in exceeding Title 24 and City General Plan requirements of 45 CNEL interior noise limits. Therefore, the following interior noise mitigation recommendations, as listed in the acoustical report, shall be implemented to reduce the interior noise levels to a level that is less than significant: Mitigation Measures MM XI-1 Due to the high exterior noise environment of the site, the interior noise limits can only be met with windows closed and mechanical ventilation capable of providing at least two air changes per hour. The mechanical plans, when complete, shall be forwarded to the acoustical consultant (Medlin & Associates) for review to determine if the proposed HVAC designs potentially compromise the interior noise levels. Per Title 24 of the California Building Code, the mechanical ventilation must not compromise the guest room or dwelling unit noise reduction. PJM XI-2 Installed windows shall be equal to or better than the configuration used for modeling in the Medlin & Associates acoustical analysis (See Appendix C). Modeled construction was a dual pane insulated window with 1/8-inch pane thickness and '/-inch airspace between the two panes, and with a sound transmission class rating of STC 32. MM XI-3 Installation of windows shall include sealing all gaps with acoustical sealant (non-hardening caulk) in order to ensure no cracks develop which may act as sound leaks. MM XI-4 Exterior doors facing onto road traffic shall be tightly sealed to prevent noise intrusion. Doors shall be carefully selected for noise control by selecting doors with a high STC (preferably > STC32) rating. An insulation frame is recommended. MM XI-5 Exterior wall constructions shall meet and preferably exceed the Acoustical Analysis modeled constructions for units A201-204 and A101- 104, and B101, B110, and B113 (Appendix C). The exterior wall constructions modeled were two-by-four wood studs, 16 inches on center, with one-inch stucco on metal lath on the outside, and 1/2-inch gypsum board on the inside, for a total of eight pounds per square foot, and a sound transmission class rating of STC 42. Improvements to the exterior walls are recommended, since new windows have already been installed. City Council Staff Report September 7, 2005 -- Page 88 Case TTM31104 MM XI-6 The exterior wall constructions for units B112 and B111 shall be improved, and incorporated into the architectural plans, as these units do not meet the City or State requirements for interior noise limits. On the inside of the exterior walls, an additional layer of 1/2-inch gypsum board shall be added. Also, resilient channel shall be used between the studs and the gypsum board layer to further improve upon the exterior noise reduction. Additional information on resilient channel is available in Appendix C. MM XI-7 Carpeting shall be used for the flooring surfaces to add absorption to the rooms. MM XI-8 Entrance doors located in the interior courtyard corridors, together with their perimeter seals, shall have STC ratings not less than 26. Solid-core wood slab doors 1 3/8-inch thick minimum, or gage insulated steel slab doors with compression seals all around, including the threshold, may be considered adequate. IVIM XI-9 Detailed architectural plans shall be forwarded to Medlin (acoustical consultant) so that party wall assemblies between dwelling units may be reviewed and analyzed in order to meet the requirements of STC 50 and IIC 50. MM XI-10 Party walls shall extend from the floor to the true ceiling (i.e. up to the roof height) if possible. MM XI-11 In order to avoid undermining the acoustical isolation properties of the wall the following recommendations shall be kept in mind during installation: • There shall be no back-to-back wall penetrations. Electrical boxes in opposite rooms must be separated by at least one stud and preferably wrapped with sound-isolating material. Back-to-back plumbing penetrations must be avoided as much as possible and always thoroughly caulked. Adjacent vent pipes shall likewise be avoided. In all cases the wall cavity shall be filled with insulation around these penetrations. • Gypsum board joints shall be staggered, ensuring that no two joints are collinear. • All gaps (joints) must be thoroughly sealed using a non-hardening caulk. No air gaps may remain which would allow sound to penetrate into the wall. • The gypsum board shall be slightly separated from the floor and ceiling so that no contact occurs between these surfaces. Felt strips may be used to support the gypsum board at the bottom (caulk the residual gaps). City Council Staff Report September 7, 2005 -- Page 89 Case TTM31104 If resilient channel is installed, the flange shall point upward such that the weight of the wall would pull it away from the studs. Common spacing for resilient channel is 24". The resilient channel is mounted horizontally. MM XI-12 If carpeting with a thick pad is used, then the IIC valve will be approximately IIC 69, which will exceed code. Carpet with a thick pad is recommended by Medlin & Associates. The carpet shall be made part of the permanent floor/ceiling assembly, and incorporated into the plans, as it would be required to meet code requirements. This would preclude a future unit owner from changing their flooring to a hard surface flooring such as tile or wood, which would not meet code requirements without the use of a resilient flooring underlayment, and typically a dropped ceiling in the unit below. The homeowners' association guidelines typically control this noise impact by requiring an acoustical analysis prior to a unit owner changing out their flooring. For this reason, it is recommended that ceilings be dropped in the downstairs units by using resilient channel and also adding insulation to the cavity. The added airspace by dropping the ceiling would also help to improve the impact noises as well as airborne noise such as speech conversation from intruding on occupants below. MM XI-13 In areas where there are kitchens and baths on the second floor, and a separate dwelling unit below, the hard surface flooring area such as tile shall be used with a resilient underlayment such as one-half inch thick cork (potential vendors: WeCork, Arizona Tile, AcousiCork) or recycled rubber underlayment (potential vendors: Dodge Regupol). Each of these vendors has established laboratory-tested configurations which would meet or slightly exceed code, but which typically require the use of a dropped ceiling in the unit below. Careful attention to the assembly that has been actually tested is warranted. The floor/ceiling architectural detail plans shall be forwarded to Medlin (acoustical consultant) for review. MM XI-14 Carpet has the additional benefits of adding absorption to the treated room, reducing both the ambient noise level and reverberation time ("echoiness"), and providing acoustical warmth to the room. For this reason, it shall be considered a primary choice for flooring considerations. MM XI-15 Regardless of the treatment selected, careful consideration shall be given to footfall noise. Experience has shown that overlooking the importance of this aspect can lead to tenant complaints and even legal actions. b-c) No Impact. The proposed project would not be anticipated to generate noise that would subject surrounding residents to noise elevations and/or ground vibration. d) Less Than Significant Impact. The proposed project would result in temporary, periodic increases in the ambient noise levels during the construction phase of the project. However, all construction activities would comply with the City's City Council Staff Report September 7, 2005 -- Page 90 Case TTM31104 construction noise hours, and would only occur for a temporary duration. Therefore, the impact would be less than significant. e-f) No Impact. Although the proposed project is located within two miles of the Palm Springs Airport facility, it does not propose any components that would introduce people in the area to excessive airport noise. As discussed above under Noise Guideline a), mitigation measures would be required in order to reduce the internal noise levels of the project to a level of less than significant. City Council Staff Report September 7, 2005 -- Page 91 Case TTM31104 Less Than Potenti Significan Less ally t With Than Signific Mitigation Signific No ant Incorporat ant Impac Impact ed Impact t XI I. POPULATION AND HOUSING. Would the project: a) Induce substantial population growth in an area, either directly (e.g., by proposing new homes and businesses) ❑ ❑ ❑ Z or indirectly (e.g., through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction ❑ ❑ ❑ ❑ of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of ❑ ❑ ❑ ❑ replacement housing elsewhere? a-c) No Impact. The existing project site contains 41 hotel units. However, the inn has not been in operation for many years, and hotel units are considered temporary visitor-serving accommodations rather than permanent housing. Therefore, no existing permanent residents or housing would be displaced to accommodate the proposed project. Further, the proposed project would replace the 41 closed hotel units with 18 renovated hotel units, 12 renovated condo units, and 8 new condo units which would be available as visitor lodging upon completion of the project, thereby providing an increase in visitor accommodations over the existing condition. Therefore, no impact would occur. City Council Staff Report September 7, 2005 -- Page 92 Case TTM31104 Less Than Potenti Significant Less ally With Than Signific Mitigation Signific No ant Incorporat ant Impa Impact ed Impact ct XIII. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the following public services: a) Fire protection? ❑ ❑ ❑ ❑ b) Police protection? ❑ ❑ ® ❑ c) Schools? ❑ ❑ ❑ ❑ d) Parks? ❑ ❑ ❑ ❑ (3) Other public facilities? ❑ ❑ ❑ ❑ a) Less Than Significant Impact. The project would not result in significant impacts to structures or any emergency response procedures. The Palm Springs Fire Department (PSFD) serves the current population of 44,260 persons, covering a geographical area of 96 square miles with five fire stations. The maximum acceptable fire response time within the urbanized areas has been set at five minutes by the PSFD. Since the project is located roughly one-half mile from station #2 the PSFD would be able to reach the project within the PSFD's five- minute response time. The proposed project would result in an increase in available visitor-serving accommodations within the City of Palm Springs by 20 condominium units and 18 hotels units. Construction activities are not anticipated to result in an increase in demand for fire protection services. The project would conform to the access requirements and conditions of approval for the PSFD prior to submission for a building permit. Although the proposed project would not result in a maximum of approximately 81 additional residents, fire services are deemed to be near capacity and the cumulative impact of other projects may result in a significant impact. Under Government Code Section 53311 et seq., or other appropriate statutory or municipal authority, the City may elect to form a Community Facilities District. The developer shall agree to support the formation of such assessment through an established formula and the assessment shall not exceed $500 annually with a consumer price index escalator. The district shall be formed prior to sale of any lots or a convent agreement shall be recorded against each parcel, permitting i City Council Staff Report September 7, 2005 -- Page 93 Case TTM31104 incorporation of the parcel in the district. Therefore, impacts to fire services are considered less than significant. b) Less Than Significant Impact. Although the proposed project would not result in a maximum of approximately 81 additional residents, police protection services are deemed to be near capacity and the cumulative impact of other projects may result in a significant impact. Formation of the Community Facilities District described above would reduce the potential cumulative impact to less than significant. c) No Impact. The project site is located within the Palm Springs School District. The Leroy F. Green School Facilities Act of 1998, which governs a school district's authority to levy school impact fees, assists in mitigating impacts to schools. California Government Code Sections 65995(h) and 65996(b) note that payments of fees provide full and complete school facilities mitigation. The project does not propose any new residences or other facilities than would affect schools. Therefore, no impact would occur. d) No Impact. The project site is located within the boundaries of the Palm Springs Department of Parks and Recreation service area. State law requires each new residential development to dedicate land for park facilities or pay an in-lieu fee to cover the cost of acquiring park land elsewhere. The City uses a dedication formula of 5-acres per 1,000 persons. The amount of population generated by the project does not reach the 1,000-person standard. The project does not include any development or uses that would lead to an increased demand for parks and recreation services. Therefore, no impact would occur. City Council Staff Report September 7, 2005 -- Page 94 Case TTM31104 Less Than Potenti Significan Less ally t With Than Signific Mitigation Signific ant Incorporat ant No Impact ed Impact Impact XIV. RECREATION. a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such ❑ ❑ ❑ that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities, or require the construction or expansion of recreational facilities, which ❑ ❑ ❑ ❑ might have an adverse physical effect on the environment? a-b) No Impact. The proposed project does not include any development or features that would increase the use of existing recreation facilities or increase demand for additional recreational facilities. The project proposal does not include any new recreational facilities. Therefore, no impact would occur. City Council Staff Report September 7, 2005 -- Page 95 Case TTM31104 Less Than Potenti Significan Less ally t With Than Signific Mitigation Signific No ant Incorporat ant Impac Impact ed Impact t XV. TRANSPORTATION/TRAFFIC. Would the project: a) Cause an increase in traffic that is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial ❑ ❑ ® ❑ increase in either the number of vehicle trips, the volume-to-capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion ❑ ❑ ® ❑ management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic El ❑ ❑ levels or a change in location that result in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or ❑ ❑ ❑ dangerous intersections) or incompatible uses (e.g., farm equipment)? e;) Result in inadequate emergency ❑ ❑ ❑ access? f) Result in inadequate parking capacity? ❑ ❑ ❑ g) Conflict with adopted policies, plans or programs supporting alternative ❑ El Eltransportation (e.g., bus turnouts, bicycle racks)? a-b) Less Than Significant Impact. The existing project site contains 41 hotel units that have not been in operation since the early 1990s. The proposed project would replace the 41 closed hotel units with 18 renovated hotel units, 12 renovated condo units, and 8 new condo units (a total of 38 lodging units), which may result in a small increase in traffic load to the existing street system. City Council Staff Report September 7, 2005 -- Page 96 Case TTM31104 According to the Coachella Valley Association of Government's (CVAG) Transportation Uniform Mitigation Fee (TUMF) Handbook (As amended July 1, 2004), the daily trip generation rate for lodging land uses would be 7.27 trips per unit. The proposed project would therefore be assumed to generate approximately 276 ADT (38 units x 7.27 trips per unit). The TUMF fee is charged on new development by local governments to assist with the building and improvement of regional arterials. According to the TUMF Formula for Fees, the applicant would be required to pay TUMF ADT fees of $66.00 per ADT (276 x $66.00 = $18,216.00), and TUMF Fees per Land Use Unit (in this case, per room) of $479.83 per land use unit (38 x $479.83 = $18, 233.54), for a total TUMF payment of $36,449.54. The proposed project site is located along Indian Canyon Road, which is identified through the areas as a four-lane major thoroughfare in the General Plan. General Plan EIR Table 5.9 shows the maximum desirable Average Daily Traffic (ADT) volume for a four-lane roadway (with raised median) as 31,000 in order to maintain a Level of Service (LOS) rating of "D," the desired operating threshold for the City of Palm Springs. The 2005 traffic counts (hftp://www.cvaq.orq/depts/2005censusreprt.pdf) conducted by the CVAG measured Indian Canyon Drive south of Tachevah, the closest measuring point to the proposed project site, at 14,958 ADT, well below the LOS "A" standard of 18,000 ADT. Therefore, the proposed project's 276 ADT, added to the 14,958 counts by CVAG would still leave Indian Canyon Road operating at LOS A, and the impact would be less than significant. c g) No impact. The proposed project is not anticipated to exceed either individually or cumulatively a level of service standard established by Riverside County. The project would not result in significant increases in traffic volumes on area roadways, nor would it result in an exceedance of a county established level of service. Therefore, no impact would occur. City Council Staff Report September 7, 2005 -- Page 97 Case T-FM31104 Less Than Potenti Significant Less ally With Than Signific Mitigation Signifi ant Incorporat cant No Impact ed Impact Impact XVI. UTILITIES AND SERVICE SYSTEMS. WOULD THE PROJECT: a) Exceed wastewater treatment requirements of the applicable Regional ❑ ❑ ® ❑ Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing ❑ ❑ ® ❑ facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the ❑ ❑ ❑ ❑ construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing ❑ ❑ ❑ ❑ entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider that serves or may serve the project that it ❑ ® ❑ has adequate capacity to serve the project's projected demand, in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the ❑ ❑ ❑ ❑ project's solid waste disposal needs? g) Comply with federal, state and local statutes and regulations related to solid ❑ ❑ ❑ waste? a-e) Less Than Significant Impact. Although the addition of new hotel/condo units would result in some wastewater generation, the project would not significantly increase the amount of wastewater flows to the RWTP. Further, the project City Council Staff Report September 7, 2005 -- Page 98 Case TTM31104 would not result in a need for additions or improvements to wastewater service or infrastructure, and all onsite drainage facilities would be constructed in accordance with the National Pollution Discharge Elimination System (NPDES) Permit and Storm Water General Permit. As described in the City of Palm Springs General Plan EIR, capacity requirements at the treatment plant are calculated on population based water-flow projects and are not related to specific land uses or designations. As the proposed project would not substantially add to flows anticipated under the general plan and no expansions in treatment capacity would be necessary, impacts to wastewater treatment are not considered significant. f-g) No Impact. The City of Palm Springs contracts with Palm Springs Disposal Services (PSDS) for solid waste collection services. Solid waste generated in the area is disposed of at the Edom Hill landfill or the Coachella landfill. As of the 1993 General plan, these landfills were anticipated to have a remaining life of 30 years and 26 years respectively. In addition, the proposed project would comply with all federal, state and local regulations regarding the transport and disposal of hazardous waste, should any be found to occur during project activities. Therefore, no impact would occur. City Council Staff Report September 7, 2005 -- Page 99 Case TTM31104 Less Than Signific Potenti ant With Less ally Mitigatio Than Signific n Signific ant Incorpor ant No Impact ated Impact Impact XVII.MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wild- life population to drop below self- sustaining levels, threaten to eliminate a ❑ ❑ ❑ plant or animal community, reduce the number or restrict the range of rare or endangered plants or animals, or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? "Cumulatively considerable" means that the incremental effects of a project are ❑ ❑ ❑ considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects. c) Does the project have environmental effects that will cause substantial ❑ ❑ ❑ adverse effects on human beings, either directly or indirectly? a) No Impact. The proposed project would not degrade the quality of the environment; result in an adverse impact on fish, wildlife, or plant species including special status species, or prehistoric or historic cultural resources because project components do not include any construction or development on areas that are not identified as sensitive. City Council Staff Report September 7, 2005 -- Page 100 Case TTM31104 Prehistoric or historic cultural resources would not be adversely affected because no archeological resources are known to exist in the project areas, and the proposed project would be subject to mandatory mitigation measures regarding the preservation of the Federal, State, and local historic register-eligible Spanish Inn. Further, project implementation includes compliance with appropriate procedures for avoiding or preserving artifacts or human remains, archeological, or paleontological resources if they are discovered. b) No Impact. The project would be consistent with the City's General Plan and would not create any significant impacts. All project impacts would be reduced by adhering to basic regulatory requirements and/or conditions of approval. c) No Impact. The proposed project would not have any direct or indirect adverse impacts on humans. Therefore, the proposed project would not have any direct or indirect adverse impacts on humans. City Council Staff Report September 7, 2005 -- Page 101 -Case TTM31104 References 1) City of Palm Springs. City of Palm Springs Draft Environmental Impact Report, December 1992. <?) City of Palm Springs. City of Palm Springs General Plan. 1992. 3) City of Palm Springs. City of Palm Springs Zoning Code. 2004. 4) Coachella Valley Association of Governments. Transportation Uniform Mitigation Fee Handbook. As amended July 1, 2004. 15) Coachella Valley Association of Governments. 2005 Traffic Counts. (http://www.cvaci.orq/der)ts/2005censusrel)rt.pdf) (3) CRM TECH. Historical/Archeological Resources Survey Report. August 11, 2003. 7) Government Code Section 65962.5(f), "Hazardous Waste and Substances Statement' 8) Medlin & Associates. Acoustical Analysis Report. July 28, 2003. 9) South Coast Air Quality Management District. CEQA Air Quality Handbook. 1993 10) U.S. Code of Federal Regulations, Title 33, Chapter 26, Subchapter IV, "Clean Water Act' 1994 11) USDA. Form RD 1940-20 (Rev.-99), Request For Environmental Information for the Spanish Inn Renovation and Addition Project. October 24, 2003. �pdaLMSA City ®f Palm Springs Ciffice i . of the City Clerk ryC�RnoRp,pv 4A� � 3200 B. Tali Canyon quixz Canyon Way • Palm Springs, California 92262 Cq4 rFnV.N�P Tel: (760) 323-8204 • Fax: (760)322-8332 • Web: www.ci.palm-springs.ca.us AFFIDAVIT OF MAILING NOTICES I, the undersigned City Clerk of the City of Palm Springs, California, do hereby certify that a copy of the Notice of Public Hearing, to consider an application by Nejat Kohan for a Tentative Tract Map and Conditional Use Permit to renovate the hotel, convert hotel to condominiums and construct a new condominium building, located at 650 North Indian Canyon, Zone R-3, Section 11, on September 7, 2005. A copy of said notice was mailed to each and every person set forth on the attached list on the 24th day of August, 2005, in a sealed envelope, with postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California. (73 notices mailed) I declare under penalty of perjury that the foregoing is true and correct. Dated at Palm Springs, California, this 25th day of August, 2005. ,NAMES THOMPSON City Clerk 1✓ /kdh H:WSERS\C-CLK\Hearing NoticesWffdavit-Spanishlnn.doc Post Office Box 2743 • Palm Springs, California 92263-2743 NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS CASE NO. TTM 31104 AND 5.1012 TENTATIVE TRACT MAP AND CONDITIONAL USE PERMIT SPANISH INN 640 NORTH INDIAN CANYON 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, 2005. The City Council meeting begins at 6:00 p.m. in the Council Chamber at City Hall, 3200 East Tahquitz Canyon Way, Palm Springs. The purpose of this hearing is to consider an application by Nejat Kohan for a Tentative Tract Map and Conditional Use Permit to renovate the hotel, convert hotel to condominiums, and construct a new condominium building at 640 North Indian Canyon Drive, Zone R-3, Section 11. An approval Of the Tentative Tract Map will require the approval of the Planning Commission and the City Council (Section 9.63,000 of the Municipal Code). An approval of the Conditional Use Permit by the Planning Commission would be final, unless appealed to the City Council. This project is categorically exempt from environmental review pursuant to Section 15332 (In-Fill Development) of the California Environmental Quality Act (CEQA), whereas the proposed new construction meets the conditions outlined for In-Fill Development. 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 (mail or hand delivery) to: Mr. James Thompson, City Clerk City of Palm Springs 3200 East Tahquitz Canyon Way Palm Springs, CA 92262 If any individual or group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at or prior to the meeting. Notice of Public Hearing is being sent to all property owners within four hundred (400) feet of the subject property. An opportunity will be given at said hearings for all interested persons to be heard. Questions regarding this case may be directed to Kevin Grant, Department of Planning Services, 760-323-8245. Si necesita ayuda con esta carta, porfavor ]lame a la Ciudad de Palm Springs y puede hablar con Nadine Fieger (760) 323-8364, mes Thompson 1 ity Clerk Department of Planning Services •= N {tiranN`r F I Vicinity Map W+E S Z Q W TAMARISK RD a 1 � cn c7 d TO o a VIA ALTAMIRA w U J C f� a z VALMONTE DEL NORTE �I GRANVIA VALMONTE 0 r VALMONTE DEL SUR J CHINO DR Legend VJA COLUSA SITE ALEJO RD I 1 H400'Radius _ CITY OF PALM SPRINGS LNO.: 1104 and 5.1012 DESCRIPTION: Application by Nejat Kohan for a ive Tract Map 31104 and Tentative Tract Map and a Conditional Use Permit to ional Use Permit subdivide approximately 1.46 acres to renovate the hotel, convert the hotel to condominiums, and construct t Kohan new condominiums, located at 640 North Indian Canyon, Zone R-3, Section 11, APN 507183006. i-I F n S t`tf['7 J 2005 A U G 31 IA1 d 0: Zit irli't'i'i5 'i illi"I""'Qir CIT e• C 1.r R PROOF OF PUBLICATION This is space for County Clerk's Filing Stamp (2015.5.C.C.P) No. 3337 NOTICE OF PUBLIC HEARING STATE OF CALIFORNIA CITY COUNCIL County of Riverside CITY OF PALM SPRINGS CASE NO. TTM 31104 AND 5.1012 TENTATIVE TRACT MAP AND CONDITIONAL USE PERMIT SPANISH INN 650 NORTH INDIAN CANYON NOTICE IS HEREBY GIVEN that the City Council I and a Citizen of the United States and a resident of of the City of Palm Springs, California, will hold a Mile hearing at Its meetmg of September 7, the County aforesaid; I am over the age of eighteen 5. The Ciy Council meeting beglna at 6:00 P m In the Council Chamber at City Hall, 3200 years,and not a party to or interested in the East Tahgpit2 Canyon Way, Palm Springs. above-entitled matter.1 am t11e principal clerk of a The purpose of this hearing is to consider an ap- printer of the,DESERT SUN PUBLISHING placation by Nejat l Use for i Tentative Tract Map and Conditional Use Permit to renovate the COMPANY a newspaper of general circulation, hotel, convert hotel to condominiums and con- struct a new cond.mInwm building, located at printed and published in the city of Palm Springs, 650 North Indian Canyon, Zone R-3, Section 11. An app revel of the Tentative Tract Map will re- County of Riverside,and which newspaper has been quire tha approval,of the Planningg Commission adjudged a newspaper of general circulation by the and the City Council(Section 9,63.000 of the Mu- nicipal Cods).An approval of the Conditional Uae Superior Court of the County of Riverside,State of Permit by the Planning Commission would be fi- California under the date of March 24, 1938.Case nal, unless appealed to the City Council. Number 191236;that the notice,of which the annexed is a printed copy(set in type not smaller q 4 o.o,nma,viem vm., than non pariel,has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates,to wit: August 27 ',2005 --------------------- ------------------------- All in the year 2005 I certify(or declare)under penalty of perjury that the foregoing is true and correct. °� ^"°^ n,°.. .,• Pursuant to CEQA, the �, t•Ings,California this 2005 Response Ty will consider ado i 9ntlh rr has prepared an n. ,t ' Il yion. The Cityy Council - )� � Negative Dec oration. Dated at a g " 1 ____!________________ y be made verbally e of----j—Ao us6-t--- h_ p g In writing before the G Planning hearing. Written comments may be made to the Planning Commission by letter (mail or hand de- livery) to ______________�._\\ James Thompson, City Clerk \S Easy Ti Palm Springs 4 Signature 3200 East Trings,z Canyyon Way "y Palm Springs, CA 92262 If any individual or group challenges the action in court, issues raised may be limited to only those issues raised at the public hearingg described in this notice or in written correspondence at or Elf- or to the meeting. Notice of Public Hearing is be- ing sent to all property owners within four hun- dred (400)feet of the subject property.An uppertuoty, - ,�( _ inter- ested wilpe be given at said hearings for all regarding 7 ested persona iv be heard. Questions reggarding this case may be directed to Norm Conchola, De- partment of Planning Services, 760-323-8245. Si neceslta ayuda con esta carte, porfavor Items a la Ciudad ge Palm 3 -8 E y puede hablar con Nadine Fleger Palm 323-8364. 1 James Thompson' Published:August 27,2005 City plerK xe 505 286 001 505 286 002 505 286 003 San Macedonia Co San Macedonio Co San Macedonia Cc 1874 S Pacific Coast Hwy#201 1874 S Pacific Coast Hwy#201 1874 S Pacific Coast Hwy#201 Redondo Beach,CA 90277 Redondo Beach, CA 90277 Redondo Beach, CA 90277 505 286 004 505 286 009 505 286 010 San Macedonio Cc San Macedonio Cc San Macedonio Cc 1874 S Pacific Coast Hwy 8201 1874 S Pacific Coast Hwy#201 1874 S Pacific Coast Hwy#201 Redondo Beach,CA 90277 Redondo Beach, CA 90277 Redondo Beach, CA 90277 505 303 002 505 303 012 505 303 018 George&Wai Kwan Lew Gitell Salvatore Bianco&Mark Liddy 700 N Palm Canyon Dr 45 Kavenish Dr 190 S Palm Canyon Dr Palm Springs, CA 92262 Rancho Mirage, CA 92270 Palm Springs, CA 92262 505 325 003 507 161 005 507 162 004 City Of Palm Springs Pamela Gughotta Joseph W Clayes PO Box 2743 23 Saunders Ln 346 Tamarisk Rd Palm Springs,CA 92263 Ridgefield,CT 06877 Palm Springs, CA 92262 507 181 001 507 181 002 507 181 004 Felipe Castaueda Jack Cretney&Joseph Corbett James Claussen 784 N Indian Canyon Dr 2537 N Whitewater Club Dr#C 333 Tamarisk Rd Palm Springs,CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 507 181 005 507 181 006 507 181 007 Jeffrey Keane&Barbara Keane Ruth Patinas Joanna Giallelis 367 Tamarisk Rd 8126 Ernramada Ave 1909 Benedict Canyon Dr Palm Springs, CA 92262 Whittier,CA 90605 Beverly Hills,CA 90210 507 181 008 507 181 010 507 181 011 Chester Watson Movie Colony Hotel Llc Gordon&Laura Zlot 292 E Via Altamha 625 2nd St#201 2828 Canyonside Dr Palm Springs,CA 92262 Petaluma,CA 94952 Santa Rosa, CA 95404 507 183 003 507 183 004 507 183 005 Spanish Inn Inc Randall Erickson Palm Springs Club Inc PO Box 2804 2292 N Vista Grande Ave PO Box 1034 Pahn Springs,CA 92263 Palm Springs,CA 92262 Palm Springs,CA 92263 507 183 006 507 184 001 507 184 002 Spanish Inn Iac David Milot&Graham L Young Thomas Mulvey&Rosanne Christense PO Box 2804 327 E Via Altarnira 349 E Via Altaraira Palm Springs,CA 92263 Palm Springs,CA 92262 Patin Springs,CA 92262 507 184 003 507 184 010 507 184011 Ronald&Susan Gillett Charles&Suzanne Lang III Rosin 3009 The Shand 388 E Valmonte Norte 603 Ocean Ave#lE Hermosa Beach,CA 90254 Palm Springs,CA 92262 Santa Monica,CA 90402 : /0 507 184 013 507 186 001 507 186 002 Catherine Mcnvllan Kevin Kander Earl Davis&Richard Greer 330 E Valmonte Norte 333 E Valmonte Norte 359 E Valmonte Norte Palm Springs,CA 92262 Palm Springs,CA 92262 Palm Springs, CA 92262 507 186 003 507 191 001 507 191 002 Kenneth&Mary Lou Feenstra Mccarlhy Susan Loversky&Joy Barba 385 E Valmonte Norte 330 E Valmonte Sur 354 E Vahnonte Sur Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 507 193 001 507 193 002 507 193 011 Vera Gajitch Mitzi Lowe William&Elizabeth Wickham 333 E Valmonte Sur 355 E Valmonte Sur 330 E Via Colusa Pahn Springs,CA 92262 Palm Springs,CA 92262 Palm Springs,CA 92262 507 195 018 507 540 001 507 540 007 Pacifica Colony Palms Llc Nicholas Michael Diban Heavenstone Collections The 572 N Indian Canyon Dr Ashley Heaven Dibari 707 E Tahquitz Canyon Way#23 Palm Springs,CA 92262 521 W Linda Vista Dr Palm Springs, CA 92262 Palm Springs, CA 92262 507 540 008 Heavenstone Collections The 707 E Tahquitz Canyon Way#23 Palm Springs,CA 92262 i NEIGHBOR 0013 COALITION REPS August 2005 MS APRIL HILDNER MR TIM HOHMEIER t ) Copies from:ALL Agendas (TAHQUITZ RIVERS ESTATES) (DEEPWELL ESTATES) \` I Public&ONIPP Me' tings, HSPB Agendas 241 EAST MESQUITE AVENUE 1387 CALLE DE MARIA PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 I MS ROXANN PLOSS MR STEVEN PERRIN MS SHERYL HAMLIN (BEL DESIERTO NEIGHBORHOOD) (DEEPWELL RANCH) (HISTORIC TENNIS CLUB AREA) 930 CHIA ROAD 1334 INVIERNO R\DRIVE 565 WEST SANTA ROSA DRIVE PALM SPRINGS CA 92262 PALM SPRINGS CA 92264 PALM SPRINGS CA 92262 MR JOHN HANSEN MR BILL SCOTT MS DIANE AHLSTROM (WARM SANDS NEIGHBORHOOD) (LAS PALMAS NEIGHBORHOOD) (MOVIE COLONY NEIGHBORHOOD) PO BOX 252 540 VIA LOLA 475 VALMONTE SUR PALM SPRINGS CA 92263 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 MR KENT CHAMBERLIN MR BOB MAHLOWITZ MS PAULA AUBURN (TENNIS CLUB AREA) (SUNMOR NEIGHBORHOOD GROUP) (SUNRISEIVISTA CHINO AREA) 373 MONTE VISTA 246 NORTH SYBIL ROAD 1369 CAMPEON CIRCLE PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 MR BOB DICKINSON MS MALIKA ALBERT (VISTA LAS PALMAS HOMEOWNERS) (CHINO CANYON ORGANIZATION) 755 WEST CRESCENT DRIVE 2241 NORTH LEONARD ROAD PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 MODCOM AI\0 ��I MR PETE MORUZZI HISTORIC SITE 6P PALM SPRINGS MODERN COMMITTEE 1,1J; PO BOX 4738 PALM SPRINGS CA 92263-4738 Verification f ailing _ CASE NO.5.1012/5.1049 - PLANNING SERVICES DEPT CITY OF PALM SPRINGS PO BOX 2743 PALM SPRINGS CA 923263 CASE 5.1012-5.1049 CASE 5.1012-5.1049 SPONSORS/A CANTS (5 MR SKIP SOUTH LAGUNAL 12 RON VELASCO ST 29-360 SOUTH LA DRIVE 12315 SPRUCE STREET o \ CATHEDRAL CITY 92234 DESERT HOT SPRINGS CA 92240 CASE 5.1012-5.1049 Y CASE 5.1012-5.1049 CASE 5.1012-5.1049 MR NEJAT KOHAN MR AMIR FAYAZRAD MR TOM DOCZI PO BOX 2804 160 LURING DRIVE SUITE A Suite K2 PALM SPRINGS CA 92263-2804 PALM SPRINGS CA 92262 41-750 Rancho Las Palmas Drive Rancho Mirage,CA 92270