HomeMy WebLinkAbout7/16/2008 - STAFF REPORTS - 1.D. Palm Springs
July 16, 2008
Mr. Mayor and Members of the City Council:
Re: Palm Mountain Resort and Spa
The three primary issues the Council raised with Palm Mountain Resort's site plan had to
do with density, parking, and landscaping_ We feel these concerns have been addressed
as outlined below:
To solve the density issue the room count has been reduced from 188 to 160 rooms. This
was accomplished by deciding to demolish only the tired restaurant building located at the
south side of the site and replace it with a new 3 story building which will contain 40 rooms,
lobby, and support areas. The 2 story building along Cahuilla will not be touched. This
decision positively impacted parking as well as resulting in support from people who had
previously opposed the renovation.
The parking issue has been addressed. The resort now has the exact number of spaces
required for 160 rooms. No bus or curb credits, no additional bay parking on Belardo, no
off site Parking Covenant, and no need for in lieu fees_
The existing rooms (120) and existing on site parking (82) were "grand fathered" in by the
City Council and the Planning Department as permitted_ However, the additional 40 rooms
had to be parked per code (0.75 spaces per room), which added up to 30 new spaces.
Combined, there are now 112 on site spaces—the exact required number.
Finally, the landscaping issues have been addressed. Previously, the proposed
landscaped area between the south parking lot curb and the building wall was 9'. It is now
24'. The proposed landscaped area between the Belardo bay curb and the building wall
was 7'. It is now 18'.
Palm Mountain Resort and Spa has changed their plan in accordance with the wishes of
the City Council and have received 100% support from the AAC and the Planning
Commission and from PSEDC's Project Review Committee.
PSEDC's Board of Directors ask that you approved this project and allow it to move
forward_
Sincerely,
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Ed Torres, President, PSEDC
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CITY COUNCIL STAFF REPORT M
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DATE: July 16, 2008 PUBLIC HEARING
SUBJECT: CASE 5.1162 GPA, A GENERAL PLAN MAP AMENDMENT AND CASE 0
5.1162 PD342, A PLANNED DEVELOPMENT DISTRICT FOR THE
REDEVELOPMENT OF THE EXISTING PALM MOUNTAIN RESORT m
AND SPA ON APPROXIMATELY 2.77-ACRE SITE LOCATED AT 155 C
SOUTH BELARDO ROAD. m
FROM: David H. Ready, City Manager r
BY: Director of Planning Services 0
SUMMARY
m
The City Council will consider a proposal for a General Plan Amendment to amend the Z
existing designation from "Small Hotel Resort Commercial" to "Central Business District
— Downtown Central Core," permitting a density of up to 70 hotel units per acre. The -I
proposal also includes a request to renovate and expand the existing Palm Mountain
Resort and Spa from its current 120 rooms to 160 rooms, install new landscaping and
provide additional parking spaces.
RECOMMENDATION
1. Open the public hearing and receive public testimony. LA
2. Adopt Resolution Na. "A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF PALM SPRINGS, CALIFORNIA, ADOPTING A MITIGATED
NEGATIVE DECLARATION, APPROVING CASE NUMBER 5.1162-GPA,
THEREBY AMENDING THE GENERAL PLAN FROM THE EXISTING
DESIGNATION OF SMALL HOTEL RESORT COMMERCIAL TO CENTRAL
BUSINESS DISTRICT — DOWNTOWN CORE, AND APPROVING
PRELIMINARY DEVELOPMENT PLANS FOR CASE NUMBER 5.1162 PD342
FOR A PLANNED DEVELOPMENT DISTRICT TO REDEVELOP THE PALM
MOUNTAIN RESORT AND SPA ON 2.77 ACRES AT 155 SOUTH BELARDO
ROAD."
Item No. 1 • D •
City Council Staff Report July 15,2008
Casc.5.1152 PD342 Page 2 of 5
PRIOR ACTIONS:
On April 2, 2008, the City Council conducted a public hearing on the proposal and by a r
unanimous vote, the Council continued the project and directed it to the AAC and a
Planning Commission for further review. The City Council expressed concerns on the
proposed parking and landscaping for the project. The applicant has since submitted a Z
revised project with the following changes: Z
• Reduction of the overall scope, size and density of the renovation and M
expansion of the hotel
• Adequate Required Parking
• Proposed Building Height at 34.8 feet; consistent with existing Belardo
Building
• New and expanded landscaping and plant palette for the project 0
The revised preliminary planned development plans that included the site plan, M
massing, section drawings and landscaping were presented to the Architectural C
Advisory Committee on June 9, 2008. By a vote of 6-0-1 (Sanborn abstained), the AAC
recommended approval of the project to the Planning Commission with the following M
comments, r
• The applicant to consider simplifying the plant palette 0
• Reconsider the proposed plant selection
• Proposed screening to the west of site is successful
On June 26, 2008, the project was reviewed by the Planning Commission and with a m
vote of 6-0-1 (Tracy Conrad abstained) approved the Preliminary Planned Development
District application. The Planning Commission then recommended the approval of Z
Planned Development District 342 and the General Plan Amendment to the City Council
with the following addition to the conditions of approval;
• The owner shall provide adequate parking management resources to make
full and effective use of all vehicle spaces shown on the approved site plan. 0
BACKGROUND AND ANALYSIS:
U)
The existing Palm Mountain Resort and Spa is a 120-room hotel located on an
approximately 2.77-acre fully developed site at the southwest corner of Tahquitz
Canyon Way and Belardo Road. The project site is bounded by Tahquitz Canyon Way
to the north, Cahuilla Road to the west, the Chase Hotel to the south, and Belardo Road
to the east. 0
The 55 year old facility includes 120 hotel rooms in three buildings paralleling Belardo
Road, Tahquitz Canyon Way, and Cahuilla Road. In addition, the site includes a 13,500
square foot building containing a restaurant, offices, nightclub and a spa area. The
City Council Staff Report July 16,2008
Case 5 1162 PD342 Page 3 of 6
applicant had earlier proposed to renovate the facility by demolishing two existing
buildings and replacing them with two 3-story structures with additional 73 hotel rooms.
r
The overall scope, size, density, and design of the hotel renovation and expansion has a
changed from the previously proposed addition of 73 rooms to 40 new rooms. With the
revised project, the existing "Mountain" building along Cahuilla Road will not be Z
demolished as previously proposed. Z
To make way for the new 40-room addition, the existing restaurant building will be Ill
demolished for a new 3-story structure. Also, bay parking along the northerly portion of 0
Belardo Road has been eliminated from the site plan; the proposed new pool to be
located in the courtyard area has also been eliminated from the site plan.
Density and General Plan Amendment:
O
The applicant has reduced the proposed number of hotel rooms from 188 to 160. This m
revision does not change the need for a General Plan Amendment that would increase
the allowed density to 70 units per acre, consistent with the adjacent Downtown Central E
Core. The proposed density is 58 dwelling units per acre. At present, the existing site is M
developed at 43 units per acre; this is non-conforming under the new General Plan r
because it exceeds the allowable 15 units per acre allowed in the Small Hotel Resort
Commercial designation. 0
The property is on the edge of both the Downtown Central Core and Small Hotel Resort
Commercial district in the historic Tennis Club neighborhood. Staff recommends
approval of the General Plan Amendment as a logical extension of the Downtown
Central Core. The project acts as a transition between the Downtown Central Core and m
the Small Hotel Resort Commercial designations. Z
Height of the Project.
Building height is defined in the Palm Springs Zoning Code as the vertical height of the
structure, measured from a point eighteen (18) inches above the average grade at the
curb adjacent to the property. The proposed building height to the roof is 33 feet; when O
measured to the top of parapet, the height is 34.8 feet, this is consistent with the height of the existing "Belardo" building on the site. However, the new building exceeds the 30-
foot standard of the underlying R-3 zone; a Planned Development District is proposed to
address the height. --I
Parking:
The reduction in rooms has addressed the concerns for adequate parking spaces for n
the proposed hotel expansion. The Palm Mountain Resort and Spa is Currently a 120-
room establishment with 82 parking spaces. Under the City's Zoning Ordinance, the
current parking condition is considered existing non-conforming ("grandfathered") and
may continue as is. The applicant is responsible, however for the required parking for
the proposed additional 40 rooms.
City Council Staff Report July 16.2008
Case:5.1162 PD342 Page 4 of 6
Pursuant to Section 93.06.00(D)(16)(b), (Off-street Parking Requirements), of the Palm
Springs Zoning Code, establishments with more than 50 guest rooms are required to r
provide 0.75 spaces for each guest room. With this, the applicant is required to provide a
30 additional spaces for the proposed 40 rooms. The applicant has designated thirty
(30) new parking spaces on the site and has therefore met the parking requirement. Z
Planned Development District: Z
m
The current zoning on the site is R-3 (Multiple-Family Residential and Hotel). A Planned
Development District is needed in order to provide relief from selected development
standards of the R-3 zone.
Pursuant to Section 94.03.00 (Planned Development District) of the Palm Springs
Zoning Code, "the Planned Development District is designed to provide various types of 0
land use that can be combined in compatible relationship with each other as part of a m
totally planned development'. It further states... `7t is the intent of this district to insure C
compliance with the general plan and good zoning practices while allowing certain
desirable departures from the strict provisions of specific zone classifications." m
The proposed Planned Development District (PDD) includes certain departures from the t"
development standards of the R-3 zone even with the revisions to the project. In this 0
case, relief is being sought to address variations in lot area per hotel room and height of
the proposed building.
The applicant is requesting an increase in the height of the building from the allowed
maximum height of 30 feet to approximately 34.8 feet and three stories, this proposal m
meets the definition of high-rise buildings. According to Section 92.04.03(D)(2)(c) of the Z
Zoning Code, high rise buildings may be permitted pursuant to the provisions of
Sections 93.04.00 and 94.02.00 of the Zoning Code.
High-rise Ordinance:
Under the provisions of Section 93.04.00(C)(1), high-rise buildings shall have a 0
minimum setback of three feet of horizontal setback for each one foot of vertical rise of the building. At a proposed 34.8 feet of height, a minimum setback of 104 feet is cn
required along Belardo Road and Cahuilla Road for this project.
--I
The site plan indicates a setback of 94 feet along Belardo Road, this does not comply
with the high-rise setback requirements; hence a relief from the provisions of the code
has been requested through the PD application. Findings in support of approving the n
proposed project are included in the attached draft resolution of approval.
Table 1 below shows the comparison of existing R-3 Development Standards and the
proposed Planned Development District 342 Standards
City Council Staff Report July 16,2008
Case 5 1162 PD342 Page 5 of 6
Standard R-3 Zoning Proposed Planned
Develo ment district 342
Lot area Minimum 20,000 sq. ft. 120,537 sq. ft. r
Density — hotels 1,000 sq. ft. of lot area per 753 sq. ft. of lot area per a
room (120 rooms) room (160 rooms
Height Not greater than 30 feet 33 feet to the roof, 34.8 feet
over a maximum of 50% of to top of parapet; this is Z
all buildings consistent with existing m
buildingon the site
Setbacks: O
Front: Tahquitz Canyon 20 ft. — 35 ft. 21 ft. -- per site plan
Side yard: Belardo 104 ft. from the opposite 94 ft. — per site plan
side of Belardo Road per
high-rise ordinance
Side yard: Cahuilla 104 ft. per high-rise Ord. 140 ft. — per site plan
Rear yard: 10 ft, or equal to height of 63 ft. 9 in. from Chase m
(Chase Hotel) building Hotel per site plan C
Required open space 40% 55%
Parking 112 spaces required Existing Grandfathered: 82 M
spaces r
New spaces for 40 rooms: O
30 spaces.
Total Provided: 112 spaces
ENVIRONMENTAL ASSESSMENT
m
Pursuant to Section 15073.5 of the California Environmental Quality Act (CEQA) Z
Guidelines, the Mitigated Negative Declaration (MND) for this project did not need to be
re-circulated because the project is now less intense as a result of the revisions. —�
NOTIFICATION
A public hearing notice for this hearing was advertised and mailed to surrounding 0
property owners. At the time of this writing, Staff has not received inquiry or comment.No comments were received regarding the MND during the public review period.
FISCAL IMPACT. ^-I
The project will have a beneficial fiscal impact through the collection of additional
transient occupancy tax revenues from the additional 40 hotel rooms. —
"Ewing, Al Thomas Wils
D' for of Plann ng ervices Assistant Cit anager
City Council Staff Report July 16,2008
Case 5 1162 PD342 Page 6 of 6
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David H. Ready, City r r
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ATTACHMENTS: Z
1. Vicinity Map
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2. Aerial Photo of Existing Site Conditions Ill
3, Draft Resolution & Conditions of Approval 0
4. Revised Site & Landscape Plans
5. Proposed Architectural Massing & Cross Sections
6. Planning Commission Minutes dated June 25, 2008 (Excerpts)
7. Planning Commission Memo dated June 25, 2008
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CITY OF PALM SPRINGS
CASE. NO: 5.1162 PD 342, DESCRIPTION: To consider an application for a
5.1162 GPA Planned Development District by Pacific Hospitality
Group to renovate the Palm Mountain Resort and
APPLICANT: Pacific Hospitality Group Spa from a 120-roam hotel to a 160-room hotel and
to install new landscaping located at 155 South
Belardo Road, zoned R3. APN: 513-142-001.
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RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF PALM SPRINGS, CALIFORNIA, ADOPTING
A MITIGATED NEGATIVE DECLARATION AND
APPROVING CASE NO. 5.1162-GPA; THEREBY
AMENDING THE GENERAL PLAN FROM THE.
EXISTING ❑ESIGNATION OF SMALL HOTEL
RESORT COMMERCIAL TO CENTRAL BUSINESS
DISTRICT-DOWNTOWN CORE, AND APPROVING
PRELIMINARY DEVELOPMENT PLANS FOR CASE
5.1162-PD342 FOR A PLANNED DEVELOPMENT
DISTRICT TO REDEVELOP THE PALM MOUNTAIN
RESORT AND SPA ON A 2.77-ACRE SITE LOCATED
AT 155 SOUTH BELARDO ROAD, ZONE R3,
SECTION 15.
WHEREAS, Palm Mountain Resort, L.P. (Applicant) has filed an application with
the City pursuant to Government Code 65350 et seq for a General Plan
Amendment; and
WHEREAS, the Applicant has filed an application with the City pursuant to
Section 94.03.00 of the Palm Springs Zoning Code for the establishment of a
Planned Development District; and
WHEREAS, notice of public hearing of the City Council of the City of Palm
Springs to consider Case Number 5.1162 PD342, a General Plan Amendment
and Planned Development District 342, was given in accordance with applicable
law; and
WHEREAS, on July 16, 2008, a public hearing on the applications was held by
the City Council in accordance with applicable law; and
WHEREAS, the proposed project is considered a "project" pursuant to the terms
of the California Environmental Quality Act ("CEQA"), and an Environmental
Assessment has been prepared for this project and has been distributed for
public review and comment in accordance with CEQA; and
WHEREAS, the City Council has carefully reviewed and considered all of the
evidence presented in connection with the meetings on the project, including but
not limited to the staff reports, environmental documentation, and all written and
oral testimony presented.
O60029
City Council Resolution of Approval July 16,2008
Case No.5,1162 Po342 Page 2 of 5
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY
RESOLVE AS FOLLOWS:
Section 1: Environmental Analysis
A Mitigated Negative Declaration (MND) has been completed in compliance with
CEQA, the State CEQA Guidelines, and the City's CEQA Guidelines. The City
Council finds that with the incorporation of proposed mitigation measures,
potentially significant environmental impacts resulting from this project will be
reduced to a level of insignificance. The City Council independently reviewed and
considered the information contained in the MND prior to its review of this Project
and the MND reflects the City Council's independent judgment and analysis. A
Mitigation Monitoring and Reporting Program (MMRP) have been developed as
required by CEQA.
Section 2: General Plan Amendment
The Planning Department has studied the proposed General Plan Amendment, a
mapping change from Small Hotel Resort Commercial to Central Business
District(Downtown Central Core), and reports the following findings:
The proposed General Plan Amendment is to change the classification of the site
from Small Hotel -- Resort Commercial to Central Business District (Downtown
Central Core) is a reasonable and appropriate extension of the adjacent Central
Business District (Downtown Central Core) for a hotel development whose
guests utilize the restaurants, retail services and service facilities of the
downtown area and is consistent with the Central Business District land use
classification. The amendment also serves the City's interest in economic
development activity by increasing the number of hotel units to serve guests who
shop and dine in the Central Business District.
Section 3: Planned Development District
Section 94.03.00(B) of the Palm Springs Zoning Ordinance states that the
Planning Commission and City Council shall find that the proposed uses as
shown on the preliminary development plans for the PDD are in conformity with
the required findings and conditions set forth in Section 94.02.00 (Conditional
Use Permit), the General Plan and sound community development.
Findings are hereby made in support of establishing the proposed Planned
Development District as follows:
1. The proposed planned development is consistent and in conformity with the
general plan pursuant to Sections 94.07.00(A)(1) and 94.02.00(A)(4) of the
Palm Springs Zoning Code.
City Council Resolution of Approval July 16,2008
Case No.5.1162 PD342 Page 3 of 5
The proposed land uses of hotel rooms and ancillary facilities serving the
hotel guests are in conformity with the General Plan Amendment proposed
as part of this action and sound community development. The increase in
hotel rooms promotes economic development for the City in its endeavors to
encourage tourist development while the elimination of the restaurant and
nightclub will reduce negative noise and nuisance impacts on the
surrounding community.
2. The use is necessary or desirable for the development of the community, is
in harmony with the various elements or objectives of the general plan, and
is not detrimental to existing uses or to future uses specifically permitted in
the zone in which the proposed use is to be located.
The proposed land uses are deemed to be desirable for the public welfare
and convenience and is in conformity with the General Plan and its
objectives, and are authorized by the Zoning Code. The major existing use
on the subject site is a hotel. Under the Planned Development District, the
proposed project expands the number of hotel rooms while eliminating the
public restaurant and nightclub.
Existing land uses in the vicinity include other hotel developments, a
proposed hotel development on an existing vacant lot, as well as retail,
restaurant, and service uses in the Central Business District.
3. The site for the intended use is adequate in size and shape to accommodate
such use, including yards, setbacks, walls or fences, landscaping and other
features required in order to adjust such use to those existing or permitted
future uses of land in the neighborhood.
The proposed development is similar to the character and design of the
existing development on the site. The size of the site is adequate to
accommodate the proposed uses within the Downtown Central Care
designation. Landscaping, wall and setbacks are the same or greater as the
existing facility.
The 2.77-acre site adequately accommodates the additional hotel rooms
while providing parking, setbacks and site amenities and increasing open
space. Adjacent uses in the neighborhood include other existing hotels and a
proposed hotel on the vacant lot on the west side of Cahuilla.
4. The site for the proposed use relates to streets and highways properly
designed and improved to carry the type and quantity of traffic to be
generated by the proposed use.
The subject site is currently developed and has an established street
network adequately servicing the site. The basic street system remains
City Council Resolution of Approval July 16,2008
Case No.5.1162 PD342 Page 4 of 5
unchanged. The traffic study prepared for the proposed development
concludes that traffic generation will decrease due to the elimination of
restaurant uses, and that levels of service operation will be sufficient to carry
the traffic to be generated.
5. The conditions to be imposed and shown on the approved site plan, and
other conditions of approval attached, are deemed necessary to protect the
public health, safety and general welfare and may include minor modification
of the zone's property development standards under the Planned
Development District.
The conditions imposed on the approved site plan include the elimination of
the existing land use of a public restaurant and nightclub which have
previously shown to increase traffic generation, parking demand and the
generation of noise impacts on the surrounding neighborhood. Adequate
parking spaces have been provided and have been designed to protect the
safety and general welfare of the neighborhood to assure that the increase in
hotel units does not adversely impact the adjacent areas.
Per Section 94.03.00(C) of the Palm Springs Zoning Ordinance, the following
development standards are appropriate to the orderly development of the
site:
PD342 Development Standards
Lot area 120,537 s . ft.
Density 753 sq. ft. of lot area per room
Height 34.8 feet
Setbacks
Front: Tahquitz Canyon 21' — per site plan
Side Yard: Belardo 94'— per high-rise Ordinance.
Side Yard: Cahuilla 140'— per high-rise Ordinance
Rear Yard: 63'9"- from Chase Hotel per site plan
Required open s ace 55%
Parking �_ W Required: 112; Provided:112
Section 4: High-rise Buildings:
The proposed building height exceeds the height limit of the applicable R-3 zone
and is considered a high-rise building under Section 93.04.00 of the Palm
Springs Zoning Code. Section 93.04.G of the Palm Springs Zoning Code allows
the City Council to alter the provisions applicable to high-rise buildings upon
finding that the intent of the section is met.
One of the setback provisions of Section 93.04 (High-rise Buildings) proposed to
be altered by the Planned Development District for this project as noted above is
on Belardo Road side yard setback which is ten feet (10') short of the required
000612
City Council Resolution of Approval July 16,2008
Case No.5.1162 PD342 Page 5 of 5
setback. The setback requirement along Belardo Road is 104 feet; the applicant
has proposed 94 feet.
The Commission has determined that the intent of the section is to assure that
high-rise buildings are subject to full review under the provisions of Section
94.02.00 (Conditional Use Permit) or Section 94.03.00 (Planned Development
District - PD), and that such building only be considered in the zones where
specifically permitted.
The project is being processed as a Planned Development District under Section
94.03.00 and is proposed in R-3 Zone. Section 92.04.03.D.2.c of the R-3 zone
states, "High-rise buildings may be permitted pursuant to the provisions of
Section 93.04.00 and 94.02.00." The project is located within the R-3 zone and
is being processed as a Planned Development District; therefore the project
meets the intent of Section 03.04.00.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City
Council takes the following actions:
• Adopts a Mitigated Negative Declaration
• Approves Case Number 5.1162-GPA, thereby amends the General
Plan from the existing designation of Small Hotel Resort Commercial to
Central Business District-Downtown Core
• And approves preliminary development plans for Case 5.1162 PD342,
Planned Development District 342, subject to the conditions contained
in Exhibit A, which is attached hereto and made a part of this
resolution.
ADOPTED this 161h day of July, 2008.
David H. Ready, City Manager
ATTEST:
James Thompson, City Clerk
EXHIBIT A
Case 5.1162 - PD342 & Case 5.1162 GPA
Palm Mountain Resort and Spa
155 South Belardo Road
Palm Springs
CONDITIONS OF APPROVAL
June 25, 2008
1. 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, and the Fire Chief, or their respective
designee, depending on which department recommended the condition_
2. Any agreements, easements or covenants required to be entered into
shall be in a form approved by the City Attorney.
PROJECT SPECIFIC CONDITIONS
1. The owner shall provide adequate parking management resources to
make full and effective use of all vehicle spaces shown on the approved
site plan.
Administrative
3. 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.
4. The owner shall defend, indemnify, and hold harmless the City of Palm
Springs, its agents, officers, and employees from any claim, action, or
proceeding against the City of Palm Springs or its agents, officers or
employees to attach, set aside, void or annul, an approval of the City of
Palm Springs, its legislative body, advisory agencies, or administrative
officers concerning Case 5.1162 PD342 and Case 5.1162 GPA. The City
of Palm Springs will promptly notify the applicant of 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 casts
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
000a14
Conditions of Approval July 16, 2008
Case 5.1162 PD342, 5.1162 GPA Page 2 of 13
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.
5. 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 laws, 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.
6. This project shall be subject to Chapters 224 and 3.37 of the Municipal
Code regarding public art. The project shall either provide public art or
payment of an in lieu Fee. In the case of the in-lieu fee, the fee shall be
based upon the total building permit valuation as calculated pursuant to
the valuation table in the Uniform Building Code, the fee being 1/2% for
commercial or industrial projects, 1/4% for new residential subdivisions, or
1/4% for new individual single-family residential units constructed on a let
located in an existing subdivision with first $100,000 of total building
permit valuation for individual single-family units exempt. Should the
public art be located on the project site, said location shall be reviewed
and approved by the Director of Planning Services and the Public Arts
Commission, and the property owner shall enter into a recorded
agreement to maintain the art work and protect the public rights of access
and viewing.
Environmental Assessment
7. The mitigation measures of the Initial Study and subsequent Mitigated
Negative Declaration shall apply to the proposed project. The applicant
shall submit a signed agreement that the mitigation measures will be
included in the Planning Commission consideration of the environmental
assessment. Mitigation measures are included in the Initial Study and the
Mitigated Negative Declaration, and hereby incorporated into these
conditions by reference.
8. The developer shall reimburse the City for the City's costs incurred in
monitoring the developer's compliance with the conditions of approval and
mitigation monitoring program, including, but not limited to inspections and
Page 2 or 13
Conditions of Approval July 16, 2008
Case 5.1162 PD342, 5.1162 GPA Page 3 of 13
review of developer's operations and activities for compliance with all
applicable dust and noise operations, and cultural resource mitigation.
This condition of approval is supplemental and in addition to normal
building permit and public improvement permits that may be required
pursuant to the Palm Springs Municipal Code.
Final Design
9. Final landscaping, irrigation, exterior lighting, and fencing plans shall be
submitted for approval by the Department of Planning Service, 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.
10. The final development plans shall be submitted in accordance with
Section 9403.00 of the zoning Ordinance. Final development plans shall
include site plans, building elevations, floor plans, roof plans, grading
plans, landscape plans, irrigation plans, exterior lighting plans, sign
program, mitigation monitoring program, site cross sections, property
development standards and other such documents as required by the
Planning Commission. Final development plans shall be submitted within
two (2) years of the City Council approval of the preliminary planned
development district.
11. Prior to the issuance of building permits, the applicant shall submit an
exterior lighting plan in accordance with Zoning Ordinance Section
93.21.00, Outdoor Lighting Standards, for review and approval by the
Director of Planning Services.
a. 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-
b. 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
12. The project is subject to the City of Palm Springs Water Efficient
Landscape Ordinance. The applicant shall submit an application for Final
Landscape Document Package to the Director of Planning Services for
review and approval prior to the issuance of a building permit. Refer to
Chapter 8.60 of the Municipal Code for specific requirements.
Page 3of13 00a61.6
Conditions of Approval July 16, 2008
Case 5.1162 P0342, 5.1162 GPA Page 4 of 13
13. Prior to the 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.
14. 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.
15, 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 the issuance of building permits.
16. All materials on the flat portions of the roofs shall be earth tone in color.
17. All roof-mounted mechanical equipment shall be screened from all
possible vantage points both existing and future per Section 93.03.00 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.
18. No exterior downspouts shall be permitted on any fagade on the proposed
building(s) which are visible from adjacent streets or residential and
commercial areas.
19. Perimeter walls, if proposed, shall be designed, installed and maintained
in compliance with the corner cutback requirements as required in Section
93.02.00.D.
20, 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.
21. The street address numbering/lettering shall not exceed eight inches in
height.
22. 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.
23. 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(s)-
Page 4 of 13 0®�Q;
Conditions of Approval July 16, 2008
Case 5.1162 PD342, 5.1162 GPA Page 5 of 13
24. The architecture for the new buildings shall be submitted to the
Architectural Advisory Committee (AAC) for review and approval prior to
Final Planned Development approval.
25. The final landscaping plan and plant palette shall be submitted to the AAC
for review prior to approval of the Final Planned Development permit.
Building and Fire Departments
27. Permits: Prior to any construction on-site, all appropriate permits must be
secured.
28. Plot Plan: Prior to completion of the project, an 8.5"x11" plot plan and an
electronic CAD version shall be provided to the fire department. This shall
clearly show all access points, fire hydrants, knox box locations, fire
department connections, unit identifiers, main electrical panel location,
sprinkler riser and fire alarm locations. Large projects may require more
than one page.
29. Radio Communications: The applicant must install an in-building Public
Safety Radio Communications Coverage System composed of a radiating
cable system or an internal multiple antenna system with FCC-certified bi-
directional 800 MHz and 150 MHz (as required to meet the two indicated
150 MHz frequencies) amplifier(s), distribution system, and
subcomponents shall be required for all buildings in excess of three
stories, or has subterranean floors, or subterranean parking. This system
must meet the City of Palm Springs Public Safety Radio System Coverage
Specifications.
30. Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler
System is required.
31. Audible Water Flow Alarms: An approved audible sprinkler flow alarm
shall be provided on the exterior of the building(s) in approved locations.
An approved audible sprinkler flow alarm to alert the occupants shall be
provided in the interior of the building(s) in a normally occupied location.
(904.3.2.CBC.)
32. Fire Hydrant & FDC Location: A public commercial fire hydrant is
required within 30 feet of the Fire Department Connection (FDC). Fire
hose must be protected from vehicular traffic and shall not cross
roadways, streets, railroad tracks or driveways or areas subject to flooding
or hazardous materials or liquid releases.
33. Fire Department Connections: Fire Department connections shall be
visible and accessible, have two 2.5 inch NST female inlets, and have an
Page 5of13 0000 IS
Conditions of Approval July 16, 2008
Casc 5.1162 PD342, 5.1162 GPA Page 6 of 13
approved check valve located as close to the FDC as possible. All FDC's
shall have KNOX locking protective caps. Contact the fire prevention
secretary at 760 323-8186 for a KNOX application form.
34. Residential Smoke Detector Installation with Fire Sprinklers: Provide
Residential Smoke Detectors (FIREX #0498 accessory module connected
to multi-station FIREX smoke detectors or equal per dwelling and fire
sprinkler flow switch). Detectors shall receive their primary power from the
building wiring, and shall be equipped with a battery backup. (310.9.1.3
CBC) In new construction, detectors shall be interconnected so that
operation of any smoke detector causes the alarm in all smoke detectors
within the dwelling to sound. (2-2.2.1 NFPA 72) Provide a note on the
plans showing this requirement.
35. Access: Fire department access roads shall be provided so that no
portion of the exterior wall of the first floor of any building will be more than
150 feet from such roads. CFC 902.2.1
36. Mid Rise/High Rise: High-rise and mid-rise buildings shall be accessible
on a minimum of two sides. Roadways shall not be less than 10 feet (3048
mm) or more than 35 feet (10,668 mm) from the building. Landscaping or
other obstructions shall not be placed or maintained around structures in a
manner so as to impair or impede accessibility for fire fighting and rescue
operations.
37. Fire Extinguisher Requirements: The applicant/hotel operator shall
provide one 2-A:10-B:C portable fire extinguisher for every 75 feet of floor
or grade travel distance for normal hazards. Show proposed extinguisher
locations on the plans (1002.1 CFC). Extinguishers shall be mounted in a
visible, accessible location no more than 5 feet above floor level. Preferred
location is in the path of exit travel near an exit door.
38. Fire Alarm System: Fire Alarm System required. Installation shall comply
with the requirements of NFPA 72.
39, Water Supply: The water supply and location/s of fire hydrants must be
approved prior to any work being performed on the job site. (903.1 CFC)
40. Water Systems and Hydrants: Underground water mains and fire
hydrants shall be installed, completed, tested and in service prior to the
time when combustible materials are delivered to the construction site
(903 CFC). Installation, testing, and inspection will meet the requirements
of NFPA 24, 1995 Edition. Prior to final approval of the installation, the
applicant's contractor shall submit a completed Contractor's Material and
Test Certificate to the Fire Department, (9-2.1 NFPA 24, 195 Edition).
Page 6of13 00G019
Conditions of Approval July 16, 2008
Case 5,1162 PD342, 5.1162 GPA Page 7 of 13
41 Access During Construction: Access for firefighting equipment shall be
provided to the immediate job site at the start of construction and
maintained until all construction is complete. Fire apparatus access roads
shall have an unobstructed width of not less than 20 feet and an
unobstructed vertical clearance of not less than 13'6". Fire Department
access roads shall have an all weather driving surface and support a
minimum weight of 73,000 lbs. (Sec. 902 CFC)
42. Knox (emergency access) Key Switch: A Knox key operated switch hall
be installed at every automatic gate, if provided. Show any such switch
locations on plans. Show requirement in plan notes_
43. Rapid Entry System Approval: The Knox Fire/Police/Ambulance Rapid
Entry System is the only Key Box, Lock Vault, Key Cabinet, Key Switch,
Padlock, FDC Cap, or Decal approved for use by the City of Palm Springs
Fire Department.
44. Building or Complex Gate Locking Devices: Locked gate(s) shall be
equipped with a Knox key switch device or Key box. Boxes shall be
mounted at 6 feet above grade. Contact the Fire Department at 760-323-
8186 for a Knox application form, (902.4 CFC)
45, Ventilating Hood & Duct System: A ventilating hood and duct system
shall be provided for commercial-type food heat-processing equipment
that produces grease-laden vapors. (1005.1 CFC)
46. Fire Extinguishing System Required: Approved automatic fire
extinguishing systems shall be provided for the protection of commercial
type cooking equipment. (1005.2.1 CFC)
47. Fire Flow: Recommend that the hydrant system be evaluated by applicant
to ensure that required fire flow is met.
Police Department
48. Developer shall comply with Article II of Chapter 8.04 of the Palm Springs
Municipal Code.
Page 7of13 000026
Conditions of Approval July 16, 2008
Case 5.1162 PD342, 5,1162 GPA Page 8 of 13
Engineering Department:
Before final acceptance of the project, all conditions listed below shall be
completed to the satisfaction of the City Engineer.
STREETS
49. Any improvements within the public right-of-way require a City of Palm
Springs Encroachment Permit.
TAHOUITZ CANYON WAY
50. All broken or off grade street improvements shall be repaired or replaced.
BELARDO ROAD
51. Dedicate an additional right-of-way for a property line - corner cut-back at
the southwest corner of the intersection of Belardo Road and Tahquitz
Canyon Way, in accordance with the proposed new curb ramp and City of
Palm Springs Standard Drawing No. 105.
52. Remove the existing asphalt concrete pavement within the bay parking
area as necessary to construct a bay parking driveway approach to
accommodate bay parking stalls along the Belardo Road frontage in
accordance with City of Palm Springs Standard Drawing No. 201. Bay
parking stalls shall be located completely on-site, behind sidewalk, and not
within public right-of-way.
53. Remove the existing asphalt concrete pavement within the bay parking
areas and replace with decorative paving, colored and/or patterned to
relate to the overall design in accordance with Zoning Code
93.06.00.C.15.e.
54. All broken or off grade street improvements shall be repaired or replaced.
CAHUILLA ROAD
55. Dedicate an additional right-of-way for a property line - corner cut-back at
the southeast corner of the intersection of Cahuilla Road and Tahquitz
Canyon Way, in accordance with the proposed new curb ramp and City of
Palm Springs Standard Drawing No. 105.
56. Remove the existing street improvements along the proposed bay parking
area and south to the south property line, as necessary to construct a
wedge or roll curb located 18 feet east of centerline.
Page 8 of 13 OHM
Conditions of Approval July 16, 2008
Case 5.1162 PD342, 5.1162 GPA Page 9 of 13
56a. Construct a 5 feet wide sidewalk behind the proposed bay parking area
and replace with decorative paving, colored and/or patterned to relate to
the overall design in accordance with Zoning Code 93.06.00 C.15.e.
57. Remove the existing asphalt concrete pavement within the proposed bay
parking area and replace with decorative paving, colored and/or pafterned
to relate to the overall design in accordance with Zoning Code
93.06.00.C.15.e.
58. All broken or off grade street improvements shall be repaired or replaced.
SANITARY SEWER
59. All sanitary facilities shall be connected to the public sewer system.
GRADING
60. Submit a Precise Grading Plan prepared by a California registered civil
engineer to the Engineering Division for review and approval. The Precise
Grading Plan shall be approved by the City Engineer prior to issuance of
grading permit. A Fugitive Dust Control Plan shall be prepared by the
applicant and/or its grading contractor and submitted to the Engineering
Division for review and approval. The applicant and/or its grading
contractor shall be required to comply with Chapter 8.50 of the City of
Palm Springs Municipal Code, and shall be required to utilize one or more
"Coachella Valley Best Available Control Measures" as identified in the
Coachella Valley Fugitive Dust Control Handbook for each fugitive dust
source such that the applicable performance standards are met. The
applicant's or its contractor's Fugitive Dust Control Plan shall be prepared
by staff that has completed the South Coast Air Quality Management
District (AQMD) Coachella Valley Fugitive Dust Control Class. The
applicant and/or its grading contractor shall provide the Engineering
Division with current and valid Certificate(s) of Completion from AQMD for
staff that have completed the required training. For information on
attending a Fugitive Dust Control Class and information on the Coachella
Valley Fugitive Dust Control Handbook and related "PM10" Dust Control
issues, please contact AQMD at (909) 396-3752, or at www.AQMD.gov. A
Fugitive Dust Control Plan, in conformance with the Coachella Valley
Fugitive Dust Control Handbook, shall be submitted to and approved by
the Engineering Division prior to approval of the Precise Grading Plan.
The first submittal of the Precise 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
Page 9of13 000022
Conditions of Approval July 16, 2008
Case 5.1162 PD342, 5.1162 GPA Page 10 of 13
copy of current Title Report; a copy of Soils Report; and a copy of the
Water Quality Management Plan.
61. Prior to approval of a Grading Plan, the applicant shall obtain written
approval to proceed with construction from the Agua Caliente Band of
Cahuilla Indians, Tribal Historic Preservation Officer or Tribal
Archaeologist. The applicant shall contact the Tribal Historic Preservation
Officer, Richard Begay (760-699-6907), or the Tribal Archaeologist, Patty
Tuck (760-699-6907), to determine their requirements, if any, associated
with grading or other construction. The applicant is advised to contact the
Tribal Historic Preservation Officer or Tribal Archaeologist as early as
possible. If required, it is the responsibility of the applicant to coordinate
scheduling of Tribal monitors during grading or other construction, and to
arrange payment of any required fees associated with Tribal monitoring.
62, Drainage swales shall be provided adjacent to all curbs and sidewalks to
keep nuisance water from entering the public streets, roadways, or
gutters.
63. A Notice of Intent to Comply with Statewide General Construction
Stormwater Permit (Water Quality Order 99-08-DWQ as modified
December 2, 2002) is required for the proposed development via the
California Regional Water Quality Control Board (Phone No. 760-346-
7491). A copy of the executed letter issuing a Waste Discharge
Identification number shall be provided to the City Engineer prior to
issuance of a grading permit.
64. In accordance with City of Palm Springs Municipal Code, Section 8.50.025
(c), the applicant shall post with the City a cash bond of two thousand
dollars ($2,000.00) per disturbed acre for mitigation measures for
erosion/blowsand relating to this property and development.
65. A Geotechnical/Soils Report prepared by a California registered
Geotechnical Engineer shall be required for and incorporated as an
integral part of the grading plan for the proposed development. A copy of
the Geotechnical/Soils Report shall be submitted to the Engineering
Division with the first submittal of a grading plan.
66. In cooperation with the Riverside County Agricultural Commissioner and
the California Department of Food and Agriculture Red Imported Fire Ant
Project, applicants for grading permits involving a grading plan and
involving the export of soil will be required to present a clearance
document from a Department of Food and Agriculture representative in
the form of an approved "Notification of Intent To Move Soil From or
Within Quarantined Areas of Orange, Riverside, and Los Angeles
Counties" (RIFA Form CA-1) prior to approval of the Grading Plan (if
Page 10of13 00062.3
Conditions of Approval July 16, 2008
Case 5.1162 PD342, 5.1162 GPA Page 11 of 13
required). The California Department of Food and Agriculture office is
located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-
8208).
DRAINAGE
67_ This project may be required to install measures in accordance with
applicable National Pollution Discharge Elimination System (NPDES) Best
Management Practices (BMP's) included as part of the NPDES Permit
issued for the Whitewater River Region from the Colorado River Basin
Regional Water Quality Control Board (RWQCB). The applicant is
advised that installation of BMP's, including mechanical or other means for
pre-treating stormwater runoff, may be required by regulations imposed by
the RWQCB. It shall be the applicant's responsibility to design and install
appropriate BMP's, in accordance with the NPDES Permit, that effectively
intercept and pre-treat stormwater runoff from the project site, prior to
release to the City's municipal separate storm sewer system ("MS4"), to
the satisfaction of the City Engineer and the RWQCB. If required, such
measures shall be designed and installed on-site; and provisions for
perpetual maintenance of the measures shall be provided to the
satisfaction of the City Engineer.
68. A Water Quality Management Plan (WQMP) shall be submitted to and
approved by the City Engineer prior to issuance of a grading permit. The
WQMP shall address the implementation of operational Best Management
Practices (BMP's) necessary to accommodate nuisance water and storm
water runoff from the site. Direct release of nuisance water to the adjacent
public streets or property is prohibited. Construction of operational BMP's
shall be incorporated into the Precise Grading Plan.
GENERAL
69. 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
Page 11of13 000024
Conditions of Approval July 16, 2008
Case 5.1162 PD342, 5.1162 GPA Page 12 of 13
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.
70. On phases or elements of construction Following initial site grading (e.g.,
sewer, storm drain, or other utility work requiring trenching) associated
with this project, the applicant shall be responsible for coordinating the
scheduled construction with the Agua Caliente Band of Cahuilla Indians,
Tribal Historic Preservation Officer or Tribal Archaeologist. Unless the
project site has previously been waived from any requirements for Tribal
monitoring, it is the applicant's responsibility to notify the Tribal Historic
Preservation Officer, Richard Begay (760-669-6907), or the Tribal
Archaeologist, Patty Tuck (760-669-6907) for any subsequent phases or
elements of construction that might require Tribal monitoring. If required, it
is the responsibility of the applicant to coordinate scheduling of Tribal
monitors during construction, and to arrange payment of any required fees
associated with Tribal monitoring. Tribal monitoring requirements may
extend to off-site construction performed by utility companies on behalf of
the applicant (e.g, utility line extensions in off-site streets), which shall be
the responsibility of the applicant to coordinate and arrange payment of
any required fees for the utility companies.
71. All proposed utility lines shall be installed underground.
72. All existing utilities shall be shown on the improvement plans required for
the project. The existing and proposed service laterals shall be shown
from the main line to the property line.
73. Upon approval of any improvement plan by the City Engineer, the
improvement plan shall be provided to the City in digital format, consisting
of a DWG (AutoCAD 2004 drawing file), DXF (AutoCAD ASCII drawing
exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats. Variation
of the type and format of the digital data to be submitted to the City may
be authorized, upon prior approval of the City Engineer.
74. The original improvement plans prepared for the proposed development
and approved by the City Engineer shall be documented with record
drawing "as-built" information and returned to the Engineering Division
prior to issuance of a final certificate of occupancy. Any modifications or
changes to approved improvement plans shall be submitted to the City
Engineer for approval prior to construction.
75. Nothing shall be constructed or planted in the corner cut-off area of any
intersection or 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.
Page 12of13 000025
Conditions of Approval July 16, 2008
Case 5.1162 PD342, 5.1162 GPA Page 13 of 13
76. All proposed trees within the public right-of-way and within 10 feet of the
public sidewalk and/or curb shall have City approved deep root barriers
installed in accordance with City of Palm Springs Standard Drawing No.
904.
MAP
77. The property identified by Assessor's Parcel Number 513-142-001,
consisting of parcels identified as Lots 1 through 16, 23 through 28, of
Block 15; and the easterly 8 feet of Cahuilla Road (vacated) adjacent to
Lots 1, and 23 through 28 of Block 15, of the Map of Palm Springs, Map
Book 9, Page 432, (records of San Diego County), shall be merged. An
application for a parcel merger shall be submitted to the Engineering
Division for review and approval. A copy of a current title report and copies
of record documents shall be submitted with the application for the parcel
merger. The application shall be submitted to and approved by the City
Engineer prior to issuance of a building permit.
TRAFFIC
78. The existing on-street parking restriction on the south side of Tahquitz
Canyon Way extending 40 feet west of Belardo Road shall remain. On-
street parking shall be prohibited on the south side of Tahquitz Canyon
Way extending west of Belardo Road, as necessary to provide minimum
required sight distance for northbound vehicles approaching the Tahquitz
Canyon Way and Belardo Road intersection, as required by the City
Engineer.
79. A minimum of 48 inches of clearance for handicap accessibility shall be
provided on public sidewalks or pedestrian paths of travel within the
development.
80. 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 2006, or subsequent additions in force at the time of
construction.
END OF CONDITIONS
Page 13of13 OGG626
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City of Palm Springs
Planning Commission Minutes of
June 25, 2008
6. Case 5.1162 PD 342 / 5.1162 GPA (Palm Mountain Resort and Spa) - An
application by Pacific Hospitality Group for a Planned Development District
and a General Plan Amendment to renovate an existing 120-room hotel to a
160-room hotel and install new landscaping located at 155 South Belardo
Road, Zone R-3, Section 15, APN:513-142-001. (Project Planner: Edward 0.
Robertson, Principal Planner)
Commissioner Conrad previously noted her abstention on this-item and left the Council
Chamber at 3:16 p.m.
Edward Robertson, Principal Planner, provided background information as outlined in
the staff report dated June 25, 2008- Mr- Robertson reviewed the additional conditions
and changes recommended by the the Public Works Department.
Chair Marantz opened the Public Hearing: -
-Tim Ellis, applicant, provided further details on the.revisions that have been made to
project pertaining to density, parking and landscaping. Mr. Ellis noted the support they
have received from the business community and downtown merchants.
-Craig Blau, adjacent hotel owner, expressed concern with insufficient parking and the
grandfather status given to this project-
-Tim Ellis, applicant response, addressed the parking ,,concerns and noted that a
significant reduction in traffic/trips would result with removal of the restaurant.
-Tom Doczci, landscape architect, stated .that the existing parking lot has been
improved to meet City standards within the new guidelines-
There being no further appearances'the Public Hearing was closed.
Commissioner Scott spoke in favor of the project and suggested imposing a condition to
require the owner of the hotel to provide adequate resources to manage the parking-
Further discussion occurred pertaining to compact and standard parking spaces.
M/S/C (Scott/Caffery, 5-0, 1 absent/Ringlein, 1 abstained/ Conrad) To approve the
Planned Development District and recommend approval of the General Plan
Amendment and Planned Development District to the City Council, subject to the
attached Conditions.of Approval, as amended.-
-Owner shall provide adequate parking management resources to make full and
effective use of all vehicle spaces shown in the approved site plan.
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CITY OF PALM SPRINGS a
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C�tip°R,,.P DEPARTMENT OF PLANNING SERVICES Z
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MEMORANDUM v
Date: June 25, 2008
To: Planning Commission 0
From: Edward O. Robertson, Principal Planner t* m
C
Subject: 5.1162 - PD342 (Palm Mountain Resort and Spa) m
r
BACKGROUND: O
On November 28, 2007, the Planning Commission reviewed the proposed renovation
and expansion of the Palm Mountain Resort and Spa. The hearing was continued by
the Planning Commission with a request for clarifications and revisions to the proposed M
parking, height and density of the project. The applicant revised the project and the
Commission granted preliminary architectural approval and recommended approval of Z
the General Plan Amendment and Planned Development District to the Council at the
January 9, 2008 regular meeting.
On February 20, 2008, the City Council conducted a public hearing on the proposal and
by a unanimous vote, the Council continued the project and directed staff to go back 0
and review the project, return to AAC and the Planning Commission for further review.
The City Council expressed concerns on the proposed parking and landscaping for the
project. The applicant has since submitted a revised project with the following changes: f1J
Reduction of the overall scope, size and density of the renovation and expansion of
the hotel
• Adequate Required Parking —
Proposed Building Height at 34.8 feet is consistent with existing Belardo Building 0
• New and expanded landscaping and plant palette for the project
This memo summarizes the revisions to the project and response to the Council's
concerns. This item has been properly noticed and the Commission may open the
public hearing, receive testimony, close the public comment section, and take action on
the application.
0 G,63 �
Planning Commission Memo ,rune 25,2008
Case 5,1162 PD342(Palm Mountain Resort and SPa) Page 2 of 5
Prior staff reports, exhibits and environmental documentation prepared for this project
have been distributed previously to the Planning Commission and are attached for h
reference. a
PROJECT DESCRIPTION: Z
The revised project will still consist of a General Plan Amendment to change the land Z
use designation of the property from Small Hotel Resort Commercial to Central M
Business District (Downtown Central Core) and a Planned Development District
application to renovate the existing Palm Mountain Resort and Spa. The property is
located on an approximately 2.77-acre site at the southwest corner of Tahquitz Canyon
Way and Belardo Road. The applicant, Palm Mountain Resort, LP (PMR), proposes the
following key project components:
O
• Demolish the existing public restaurant and nightclub building on the site m
• Increase the number of guest rooms on the site from 120 to 160 by constructing C
a new three-story guest building along Belardo Road and southerly portion of the
site m
• Provide additional parking spaces from 82 to 112 r
• Install new landscape along the southern portion of the site
RECOMMENDATION:
That the Planning Commission:
• Approve the revised preliminary development plans for Case 5.1162 PD342, as m
conditioned. Z
• Recommend that the City Council adopt a Mitigated Negative Declaration and
Mitigation Monitoring and Reporting Program.
• Recommend that the City Council approve the revised preliminary development
plans for Case 5.1162 PD342, as conditioned.
• Recommend that the City Council approve Case 5.1162 GPA, as conditioned. 0
ARCITECTURAL ADVISORY COMMITTEE (AAC):
As directed by the Council, the revised preliminary planned development plans that
included the site plan, massing, section drawings and landscaping were presented to
the Architectural Advisory Committee on June 9, 2008. By a vote of 6-0-1 (Sanborn +�
abstained), the AAC recommended approval of the project to the Planning Commission with the following comments: n
• The applicant to consider simplifying the plant palette
• Reconsider the proposed plant selection
• Proposed screening to the west of site is successful
Ot�� 22
Planning Commission Memo June 25,2008
Case 5.1162 PD342(Palm Mountain Resort and Spa) Page 3 of 5
ANALYSIS:
As mentioned earlier, the overall scope, size, density, and design of the hotel renovation r
and expansion has changed from the previously proposed addition of 73 rooms to 40 n
new rooms. With the revised project, the existing Mountain building along Cahuilla Road
will not be demolished as previously proposed. To make way for the new 40-room Z
addition, the existing restaurant building will be demolished for a new 3-story structure. Z
Also, Bay parking along the northerly portion of Belardo Road has been eliminated from
the site plan; the proposed new pool to be located in the courtyard area has also been rn
eliminated from the site plan. 0
Density and General Plan Amendment:
The applicant has reduced the proposed number of hotel rooms from 188 to 160.
However, this does not change the need for a General Plan Amendment that would 0
increase the allowed density to 70 units per acre, consistent with the adjacent rn
Downtown Central Core. The proposed density is 58 dwelling units per acre. At present,
the existing site is developed at 43 units per acre; this is non-conforming under the new C
General Plan because it exceeds the allowable 15 units per acre allowed in the Small rn
Hotel Resort Commercial designation. r
The property is on the edge of both the Downtown Central Core and Small Hotel Resort 0
Commercial district in the historic Tennis Club neighborhood. Staff recommends
approval of the General Plan Amendment as a logical extension of the Downtown
Central Core. The project acts as a transition between the Downtown Central Core and
the Small Hotel Resort Commercial designations.
rn
Height of the Project: Z
Building height is defined in the Palm Springs Zoning Code as the vertical height of the
structure, measured from a point eighteen (18) inches above the average grade at the
curb adjacent to the property. The proposed building height to the roof is 33 feet; when
measured to the top of parapet, the height is 34.8 feet; this is consistent with the height
of the existing Belardo building on the site. However, the new building exceeds the 30-
foot standard of the underlying R-3 zone; a Planned Development District is proposed to —
address the height. C/)
Parking: _q
The reduction in rooms has addressed the concerns for adequate parking spaces for
the proposed hotel expansion. The Palm Mountain Resort and Spa is currently a 120-
room establishment with 82 parking spaces. Under the City's Zoning Ordinance, the
current parking condition is considered existing non-conforming ("grandfathered") and
may continue as is. The applicant is responsible, however for the required parking for
the proposed additional 40 rooms.
060033
Planning Commission Memo June 25,2008
Case 5 1162 PD342(Palm Mountain Resort and Spa) Page 4 of 5
Pursuant to Section 93.06.00(D)(16)(b), (Off-street Parking Requirements), of the Palm
Springs Zoning Code, establishments with more tham50 guest rooms are required to
provide 0.75 spaces for each guest room. With this, the applicant is required to provide r
30 additional spaces for the proposed 40 rooms. The applicant has designated thirty n
(30) new parking spaces on the site and has therefore met the parking requirement.
Z
Planned Development District: Z
The current zoning on the site is R-3 (Multiple-Family Residential and Hotel). A Planned M
Development District is needed in order to provide relief from selected development 0
standards of the R-3 zone.
Pursuant to Section 94.03.00 (Planned Development District) of the Zoning Ordinance,
the Planned Development District is designed to provide various types of land use that
can be combined in compatible relationship with each other as part of a totally planned 0
development. It further states, "It is the intent of this district to insure compliance with m
the general plan and good zoning practices while allowing certain desirable departures C
from the strict provisions of specific zone classifications."
m
The proposed Planned Development District (PDD) includes certain departures from the r,
development standards of the R-3 zone even with the revisions to the project. In this
case, relief is being sought to address variations in lot area per hotel room and height of O
the proposed building.
The applicant is requesting an increase in the height of the building from the allowed
maximum height of 30 feet to approximately 34.8 feet and three stories; this proposal
meets the definition of high-rise buildings. According to Section 92-04.03(D)(2)(c) of the M
Zoning Code, high rise buildings may be permitted pursuant to the provisions of Z
Sections 93.04.00 and 94.02.00 of the Zoning Code-
High-rise Ordinance:
Under the provisions of Section 93-04.00(C)(1), high-rise buildings shall have a
minimum setback of three feet of horizontal setback for each one foot of vertical rise of 0
the building. At a proposed 34.8 feet of height, a minimum setback of 104 feet is —.
required along Belardo Road and Cahuilla Road for this project. N
The site plan indicates a setback of 94 feet along Belardo Road, this does not comply
with the high-rise setback requirements; hence a relief from the provisions of the code
has been requested through the PD application. Findings in support of approving the
proposed project are included in the attached draft resolution of approval. n
Table 1 below shows the comparison of existing R-3 Development Standards and the
proposed Planned Development District 342 Standards
Planning Commission Memo June 25,2008
Case 5 1162 PD342(Palm Mountain Resort and Spa) Page 5 of 5
Standard R-3 Zoning Proposed Planned
Develo ment District 342
Lot area Minimum 20,000 sq. ft. 120,537 sq- ft. r
Density— hotels 1,000 sq. ft. of lot area per 753 sq. ft. of lot area per a
room (120 roams) room (160 rooms
Height Not greater than 30 feet 33 feet to the roof, 34.8 feet Z
over a maximum of 50% of to top of parapet-, this is Z
all buildings consistent with existing
building on the site M
Setbacks:
Front: Tahquitz Canyon 20 ft. —35 ft. 21 ft. — per site plan
Side yard: Belardo 104 ft. from the opposite 94 ft. — per site plan
side of Belardo Road per
high-rise ordinance 0
Side yard: Cahuilla 104 ft. per high-rise Ord. 140 ft. — per site plan
Rear yard: 10 ft, or equal to height of 63 ft- 9 in. from Chase Ill
Chase Hotel building Hotel persite plan C
Required open space 40% 55%
Parking 112 spaces required Existing Grandfathered: 82 m
spaces r
New spaces for 40 roams. O
30 spaces-
Total Provided: 112 spaces 13
ENVIRONMENTAL ASSESSMENT 9
m
Pursuant to Section 15073.5 of the California Environmental Quality Act (CEQA)
Guidelines, the Mitigated Negative Declaration (MND) for this project did not need to be
re-circulated because the project is now less intense as a result of the revisions. —�
NOTIFICATION
A public hearing notice for this hearing was advertised and mailed to surrounding
property owners. At the time of this writing Staff has not received inquiry or comment.
No comments were received regarding the MND during the public review period.
ATTACHMENTS: .i
1. Vicinity Map ;U
2. Aerial Photo of Existing Site Conditions
3. Draft Resolution & Conditions of Approval 0
4. Revised Site & Landscape Plans �
5. Proposed Architectural Massing & Cross Sections
6, Planning Commission Staff Report Case 5.1162, November 28, 2007
7. City Council Minutes dated February 20, 2008
CITY OF PALM SPRINGS
PUBLIC HEARING NOTIFICATION
(V
CITY CLERK'S DEPARTMENT
James Thompson, City Clerk
Meeting Date: July 16, 2008
Subject: CASE 5.1162 PLANNED DEVELOPMENT DISTRICT 342
CASE 5.1162 GENERAL PLAN AMENDMENT
155 SOUTH BELARDO ROAD
PALM MOUNTAIN RESORT & SPA
AFFIDAVIT OF MAILING
I, Kathie Hart, CMC, Chief Deputy City Clerk, of the City of Palm Springs, California, do
hereby certify that a copy of the attached Notice of Public Hearing was mailed to each and
every person on the attached list on July 2, 2008, in a sealed envelope, with postage
prepaid, and depositing same in the U.S. Mail at Palm Springs, California. (109 notices)
declare under penalty of perjury that the foregoing is true and correct.
_�astiJ
Kathie Hart, CMC
Chief Deputy City Clerk
AFFIDAVIT OF PUBLICATION
1, Kathie Hart, Chief Deputy City Clerk, of the City of Palm Springs, California, do hereby
certify that a copy of the attached Public Hearing Notice was published in the Desert Sun
on July 6, 2008_
1d�ecllare under penalty of perjury that the foregoing is true and correct.
��
" � e
Kathie Hart, CMC
Chief Deputy City Clerk
AFFIDAVIT OF POSTING
I, Dolores Strickstein, Secretary, of the City of Palm Springs, California, do hereby certify
that a copy of the attached Notice of Public Hearing was posted at City Hall, 3200 L.
Tahquitz Canyon Drive, on the exterior legal notice posting board and in the Office of the
City Clerk on July 3, 2008.
1 declare under penalty of perjury that the foregoing is true and correct.
Dolores Strickstein
Secretary H O G S'S
PROOF OF PUBLICATION No 237'
NOTICE or PUBLICHEARING
CITY COUNCIL
�Z015.S.C.0 P) CITY OF PALM SPRINGS
l J J 1. 1. i CASE 5.1102 PLANNED DEVELOPMENT
DISTRICT 342
CASE 5.1162 GENERAL PLAN AMENDMENT
155 SOUTH SELARDO ROAD
PALM MOUNTAIN RESORT A SPA
NOTICE IS HEREBY GIVEN that the City Council of
the CIry of Palm Spirmig California,will holds public
'hearing at Its meeting of July 16 2006. The City Goun-
cil mee,lnaa begins al 6 00 p.m in the Cauncll Cham•
ber at Clry Nall, 3200 East fahqull2 Canyon Way,
Palm Springs,
STATE OF CALIFORNIA
County of Riverside The ppumose of the ha3nnp fs m[a rem v to and ex
Iron b Pacific Hoep�laliry i3roup to renovate end ex-
pand Iha Palm Meunmin Resod and Spa from a 120-
room hotel to a 150-room hotel ant to install now land-
swpin .The property is located at 155 South Belerg0
Road Zoned Fla, A General Plan Amendment is re-
quested to change the prop ation err/s land use doslppn nIrom Small Home Rei Commercial to Contra SUSi.
mesa District(Downtown Central Core)to increase the
maximum allowed project density from 15 dwelling
unite per acre to 70 dwelling units per acre,
I am a citizen of the United States and a resident of
the County aforesaid;I am over the age of eighteen fsi°1w-... +r......,•.• _,�,,,
years,and not a party to or interested in the 1 �.•✓ _ !_-,-i
above-entitled mutter.I am the principal clerk of a
printer of the,I)ESERT SUN PUBLISHING �-
COMPANY a newspaper of general Circulation, t
printed and published in the city of Palm Springs,
County of Riverside,and which newspaper has been i :❑
adjudged a newspaper of general circulation by the
Superior Court of the County of Riverside,State of _-
California under the date of March 24,1988•Case -
Number 191236;that the notice,of which the
annexed is a printed copy(set in type not smaller = c
than non paricl,has been published in each regular -
and entire issue of said newspaper and not in any - --- ^' ---• ---
supplement thereof on the following dates,to wit: ENVIRONMENTAL DETERMINATION! A Notice of in.
tent to adopt a Mitigated Negative Declaration(MND)
has been previously filed and gostad In accordance
with Section 15072 of Me Califomla Environmanml
July 61",2008 Ogahty Act fCEOA)guidelines. Members of the public
may view the Milli Negative Declaration at the
_.—�— -----"'�—"-- Planning Services Department, City Hell 32.00 East
Tahquilz Canyon Way,Pekin Springs antl submit writ.
ten comments at,or prior to,the Clry Council hearing
-'---`-`-"---�-� -�-� REVIEW OF PROJECT INFORMATION' The staff fa-
All in the year 2008 Pon and other supporting documents regaMmq this
matter are available for public review at City Hell be•
lhrounhhFrldayure Pleaseecontactthe Officd 5.00 e of he City
I certify(or declare)under penalty of perjury that the Clark at(760)523-Sz04 n you would like to schedule
foregoing is true and Correct. an appeinlment to review litid ^`^--
05-f IT ON THIS APPLICATION: Response to
Dated at Palm Springs,California this
this notes may be made verbally at the Public Nearing
----I Ipt, —day end/or in wrluno before mo hearing.
h delivery)me Written comments
mayand be made l0 the City Council 6y letter(for mall of
of------ July --- --------,2008 James Thompson City clerk
3200 E,Tahquitz Canyon Way
Palm Springs,CA B2262
Any challenge of the proposed project In court may be
limited to raising only those issues refsod at the public
,•,_,_•_ hearing described in this notice, or in Wilton corre-
�' ------------ — -'�- spondence delivered to the City Clerk at, or prior to,
it
C'7 5 - the pi is hearing (Government Cade section
I65009[b][2]).
[7 An oppaduniry will he given at said hearing for ell mmr-
!Z Ci7 r,A,-. ested persons to be Beard Oueseons reggard, ,his
�a y c330 may be directed to Edward O Robe Ron fyrmi
gal Planner, Planning Services Depar,monl at(760)
A W d p J G`i' f1 i' G\�- 323-6245
---tl 2U `I e�\\\= a ``-j)r�1�1 St noceaLa ayuda can esta cane,podavor Ilame a la
�C ;-. V t� ,v Ciudad do Palm Sppnitppsy pbude hai con Nadine
U - N >` Fieger tulefono(780)323 6245
Lt_� J)- h
'-p +rU \'. sines ompson, fry Corfu
` Publghed:7/BfOe
cizi
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N
NEIGHBORHOOD COALITION REPS
Case 5.1162 PD 343 MR PETE MORUZZI
Palm Mountain Resort&Spa MODCOM AND PALM SPRINGS MODERN COMMITTEE
PHN for CC Meeting 07.16.08 HISTORIC SITE REP I I I PO BOX 4738
PALM SPRINGS CA 92263-4738
CITY OF PALM SPRINGS
PLANNING SERVICES DEPARTMENT CASE 5.1162 PD 343
VERIFICATION NOTICE 1 1 1 ATTN SECRETARY MRS.JOANNE BRUGGEMANS
PO BOX 2743 506 W. SANTA CATALINA ROAD
PALM SPRINGS, CA 92263-2743 PALM SPRINGS, CA 92262
MS MARGARET PARK
AGUA CALIENTE BAND OF CAHUILLA
AGUA CALIENTE BAND OF CAHUILLA INDIANS
INDIANS I I I I 1 1 777 E. TAHQUITZ CANYON WAY, #301
PALM SPRINGS CA 92262
MR ROBERT RICHARDSON MR WILLIAM H. MC WETHY
PACIFIC HOSPITALITY GROUP PALM MOUNTAIN RESORT
SPONSORS 11250 EL CAMINO REAL, STE. 100 11250 EL CAMINO REAL, STE 100
SAN DIEGO, CA 92130 SAN DIEGO. CA 92130
MR DOUG LIVINGSTON MR ALLEN SANBORN
LIVINGSTON &ASSOCIATES SANBORN AIE INC.
8266 LAMDA DRIVE 71780 SAN JACINTO DRIVE
SAN DIEGO, CA 92120 BLDG. E-1
RANCHO MIRAGE CA 92270
513-470-006 513-143-006 513-120-081
CAROL C HOLMES CIRRUS OSPACE LLC /�� ERIC J WOHLSCHLEGEL
89 TILDEN WAY 8G0 ADWAY 611 MASSACI-USETTS AVE NE
BELMONT, ME 04952-3246 N YORK, NY 10003-1123 WASI-IINGTON, DC 20002-6005
513-141-019 513-141-018 513-151-038
W R VARECI•IA JON W HALL DESERT,' HAZE_ LLC
444 SEASONS DR 2587 HUTTON DR 14900 HINDRY AVE
GRAND JUNCTIO, CO 81503-8705 BEVERLY HILLS, CA 90210-1211 HAWTHORNE, CA 90250-6761
513-151-010 513-151- 1 513-151-020
MICHAEL J & MILDRED DFLILL,O PALM I EUGENE P & ADRIANA ROSSI
15516 W SUNSET BLVD 306 1�11 2ND ST 3215 E OCEAN SLV17
PACIFIC PALIS, CA 90272-3544 S TA MONICA, CA 90401-2302 LONG BEACH, CA 90603-2624
513-153-001 513-110-035 513-141-026
CURT A & JACQUELINE TAUCHER PAUL C MARUT DOUGLAS R & KEIREN HALE
5335 E BROADWAY PO BOX 56956 PO BOX 697
LONG BEACH, CA 90803-3581 SHERMAN OAKS, CA 91413-1958 RANCHO CUCAMO, CA 91729-1587
513-142-001 513-470-005 513-134-0 pp
PALM MOUNTAIN RESORT 1]RA HOI,; BRIDOETT A KASSETT KALSMA & ASSOCIATFS f� H
7.1250 EL. CAMINO REAL N100 4242 CORTE DE LA SIFNA 47 N ASFO LP12EDO
SAN D'IEGO, CA 92130 SAN DIEGO, CA 92130-2118 CATHEDRAL CIT, CA 92234-1515
513-143-005 513-141-012 513-092-004
JOI-IN C MCDONALD PALM SPRINGS MODERN HOMES V HENRY FR=
49035 CALLS FLORA 74140 EL PASEO 4 121 S PALM CANYON DR 216
LA QUINTA, CA 92253-2547 PALM DESERT, CA 92260-4113 PALM SPRINGS, CA 92262-6378
513-141-004 513-143-019 513-144-002
WESSMAN I•IOLDINGS PLAZA MERCADO PLAZA LAS FLORES
300 S PALM CANYON DR 300 S PALM CANYON DR 300 S PALM CANYON DR
PALM SPRINGS, CA 92262-7302 PALM SPRINGS, CA 92262-7302 PALM SPRINGS, CA 92262-7302
513-144-011 513-560-008 513-110-034
WESSMAN HOLDINGS JOHN WESSMAN PALM SPRINGS ART MUSEUM INC
300 S PALM CANYON DR 300 S PALM CANYON DR 101 N MUSEUM DR
PALM SPRINGS, CA 92262-7302 PALM SPRINGS, CA 92262-7302 PALM SPRINGS, CA 92262-5659
513-141-001 513-141-005 513-141-015
PAUL C BRUGGEMANS PRANK TYSEN CASA CODY F & B COUNTRY INN
385 W TAHQUITZ CANYON WAY 17S S CAHUILLA R➢ 175 S CAHUILLA RD
PALM SPRINGS, CA 92262-5647 PALM SPRINGS, CA 92262-6331 PALM SPRINGS, CA 92262-6331
513-141-016 51.3-142-003 57-3-151-006
CASA CODY B & B COUNTRY INN I CHASE HOTEL AT PALM SPRINGS I SCOTT G CHERKASKY
175 S CAHUILTA RD 200 W ARENAS RD 227 S CAflUILLA R➢
PALM SPRINGS, CA 92262-6331 PALM SPRINGS, CA 92262-6306 PALM SPRINGS, CA 92262-6300
513-151-007 513-151-039 513-153-0
VIRGINIA BERARDINI "B* MARIN & GE'T'A URSESCU JOHN P •RTZ
237 S CAHUILLA RD 239 W ARENAS RD 232 BELARDO RD
PALM SPRINGS, CA 92262-6300 PALM SPRINGS, CA 92262-6301 P,PZM SPRINGS, CA 92262
513-120-080 513-120-093 513-141-017
TERRILL L & MARIAN PHILLIPPI DELMAR & CHEREE AITKEN JOHN R JESTER
399 VILLAGGIO N 392 VILLAGGIO S 100 S SUNRISE WAY A
PALM SPRINGS, CA 92262-6398 PALM SPRINGS, CA 92262-6397 PALM SPRINGS, CA 92262-6778
513-151-017 513-�143-017 513-1ZO-092
LOUIS S & HEW MILLER CITY OF PALM SPRINGS PALM SPRINGS MODERN HOMES V
1155 TIF CIR N �M 3200 E TAHQUITZ CANYON WAY PO BOX 1587
PALM RINGS, CA 92262-7778 PALM SPRINGS, CA 92262-6959 PALM SPRINGS, CA 92263-1587
513-153-016 513-144-005 513-144-006
REDEVELOPMENT ACENCY CITY OF MITCHELL J & JOYCE SLAYMAN CITY OF PALM SPRINGS
PO BOX 1786 PO BOX 3190 PO BOX 2743
PALM SPRINGS, CA 92263-1786 PALM SPRINGS, CA 92263-3190 PALM SPRINGS, CA 92263-2743
513-153-029 53.3-141-021 513-151-002
REDEVELOPMENT AGENCY CITY OF TUTUNJIAN LARRY L & SHARON KRAMER
PO BOX 2743 1775 E. PALM CANYON DR 1909 EL CAMI.NO RF-'AL
PALM SPRINGS, CA 92263-2743 PALM SPRINGS, CA 92264-1613 REDWOOD CITY, CA 94063-2112
513-470-004 513-143-008 513-141-011
MARC L HERBERT BRANDENBURG-OASTS PLAZA LLC WAHCO CAL DBA A HIDEAWAY
2864 TICE CREEK DR 4 1122 WILLOW ST 200 4109 NE 19TH AWE B
WALNUT CREEK, CA 94595-3265 SAN JOSE, CA 95125-3103 PORTLAND, OR 97217.-5182
513-151-040 **'" 49 Printed
B & LINDA RUSSO
PG Box 19536
SEATTLE, WA 98109-1536
513-143-006
RETURNED MAIL CIRRUS AEROSPACE iLLC
85 FIFTH AVENUE,6 FLOOR
NEW YORK,NY 10003
i
x
513-470-006 513-143-006 513-120-081
CAROL C HOLMES CIRRUS OEPP_CE LLC lu I ERIC J WDHLSCHLEGEL
89 TILDEN WAY 860 ADWAY 611 MASSACHUSETTS AVE NE
BELMONT, ME 0495E-37.46 N" YORK, NY 70003-1123 WASHINGTON, DC 20002-6005
513-141-019 513-141-018 513-151-038
W R VARECHA JON W HALL DESERT RAZE LLC
444 SEASONS DR 2587 HUTTON DR 14900 HINDRY AVE
GRAND JUNCTIO, CO 81503-8705 BEVERLY HILLS, CA 90210-1211 HAWTHORNE, CA 90250-6761
S13-151-010 513-151— 1 513-151-020
MICHAEL J & MILDRED DELILLO PALM T EUGENE P & ADRIANA ROSSI
15516 W SUNSET BLVD 306 141 2N➢ ST 3215 E OCEAN BLVD
PACIFIC PALIS, CA 90272-3S44 S TA MONICA, CA 90401-2302 LONG BEACH, CA 90803-2624
513-153-001 513-110-035 513-141-026
CURT A & JACQUELINE TAUCHER PAUL C MARUT DOUGLAS R & KEIREN HALE
5335 E BROADWAY PO BOX 56958 PO BOX 697
LONG BEACH, CA 90803-3581 SPIERMAN OAKS, CA 91413-1958 RANCHO CUCAMO, CA 91729-1587
513-142-001 S13-670-005 513-134-0
PALM MOUNTAIN RESORT UBA HOL: BRIDGETT A HASSE'I' l KALE & ASSOCIATES /U
11250 EL CAMINO REAL N100 4242 CORTE DE LA SIENA 47 N ASEO LARRDO
SAN DIEGO, CA 92130 SAN DIEGO, CA 92130-2118 CAZ'kEDRAL CIT, CA 92234—IS15
S13-743-005 513-141-012 513-092-004
JOIIN C MCDONALD PALM SPRINGS MODERN IOMES V HENRY FRANK
4903S CALLS FLORA 74140 EL PASEO 4 121 S PALM CANYON DR 216
LA QUINTA, CA 92253-2547 PALM DESERT, CA 92260-4113 PALM SPRINGS, CA 92262-6378
513-141-004 513 143-019 513-144-002
WESSMAN HOLDINGS PLAZA MERCADO PLAZA LAS FLORES
300 S PALM CANYON DR 300 S PALM CANYON DR 300 S PALM CANYON DR
PALM SPRINGS, CA 92262-7302 PALM SPRINGS, CA 92262-7302 PALM SPRINGS, CA 92262-7302
513-144-011 S13-560-008 S13-110-034
WESSMAN IOLDINGS JOHN WESSMAN PALM SPRINGS ART MUSEUM INC
300 S PALM CANYON DR 300 S PALM CANYON ➢R 101 N MUSEUM DR
PALM SPRINGS, CA 92262-7302 PALM SPRINGS, CA 92262-7302 PALM SPRINGS, CA 92262-5659
513-141-001 S13-141-005 513-141-015
PAUL C BRUGGEMANS FRANK TYSEN CASA CODY B & B COUNTRY INN
385 W TAHQUITZ CANYON WAY 175 S CAHUILLA RD 175 S CAHUILLA RD
PALM SPRINGS, CA 92262-5647 PALM SPRINGS, CA 92262-6331 PALM SPRINGS, CA 92262-5331
513-141-016 S13-142-003 513-151-006
CASA CODY 3 & B COUNTRY INN I CHASE HOTEL AT PALM SPRINGS I SCOTT G CHERKASKY
175 S CAHUILLA RD 200 W ARENAS RD 227 S CAHUILLe? RD
PALM SPRINGS, CA 92262-6331 PALM SPRINGS, CA 92262-6306 PALM SPRINGS, CA 92262-6300
513-151-007 513-151-039 513-153-0 n
VIRGINIA BERARDINI *B* MARIN & GETA URSESCU JOHN P RTZ
237 S CAHDTLLA RD 239 W ARENAS RD 232',2 BELARDO RD
PALM SPRINGS, CA 92262-6300 PALM SPRINGS, CA 92262.-6301 PAZM SPRINGS, CA 92262
513-120-080 c 513-120-093 513-141-017
TERRILL L & MARIAN PHILLIPPI DELMAR & CHEREE AITKEN JOI-IN R JESTER
399 VILLAGGIO N 392 VILLAGGIO S 100 S SUNRISE WAY A
PALM SPRINGS, CA 92262-6398 PALM SPRINGS, CA 92262-6397 PALM SPRINGS, CA 92262-6776
513-151-017 513-143-01? 513-120-092
LOUTS S & HEW MILLER CITY OF PALM SPRINGS PALM SPRINGS MODERN HOMES V
1155 TIF Y CHEW
N �M 3200 E TAI-IQUITZ CANYON WAY PO BOX 1587
PALM RINGS, CA 92262-7778 PALM SPRINGS, CA 92262-6959 PALM SPRINGS, CA 92263-1587
513-153-016 513-144-005 513-144-006
REDEVELOPMENT AGENCY CITY OF MITCHFLL J & JOYCE SLAYMAN CITY OF PALM SPRINGS
PO BOX 1786 PO BOX 3190 PO BOX 2743
PALM SPRINGS, CA 92263-1786 PALM SPRINGS, CA 92263-3190 PALM SPRINGS, CA 92263-2743
513-153-029 513-141-021 513-151-002
REDEVELOPMENT AGENCY CITY OF TUTUNJIAN LARRY L & SHARON KRAMER
PO BOX 2743 1775 E PALM CANYON DR 1909 EL CAMINO REAL
PALM SPRINGS, CA 92263-2743 PALM SPRINGS, CA 92264-1613 REDWOOD CITY, CA 94063-2112
573-470-004 513-143-008 513-141-011
MARC L HERBERT BRANDENBURC-OASTS PLAZA LLC WAHOO CAT. T)BA A HI➢EAWAY
2869 TICE CREEK DR 4 1122 WILLOW ST 200 4109 NE 19TH AVE B
WALNUT CREEK, CA 94595-3265 SAN JOSE, CA 9S12S-3103 PORTLAND, OR 97211-51$2
513-151-040 *** 49 Printed xxw
B & LINDA RUSSO
PO BOX 19536
SEATTLE, WA 98109-1536
513-143-006
RETURNED MAIL CIRRUS AEROSPACE LLC
85 FIFTH AVENUE,6 FLOOR
NEW YORK, NY 10003
NOTICE OF PUBLIC HEARING
CITY COUNCIL
CITY OF PALM SPRINGS
CASE 5.1162 PLANNED DEVELOPMENT DISTRICT 342
CASE 5.1162 GENERAL PLAN AMENDMENT
155 SOUTH BELARDO ROAD
PALM MOUNTAIN RESORT & SPA
NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a
public hearing at its meeting of July 16, 2008. 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 the hearing is to consider an application by Pacific Hospitality Group to renovate and
expand the Palm Mountain Resort and Spa from a 120-room hotel to a 160-room hotel and to install
new landscaping. The property is located at 155 South Belardo Road, Zoned R3, A General Plan
Amendment is requested to change the property's land use designation from Small Hotel Resort
Commercial to Central Business District (Downtown Central Core) to increase the maximum allowed
project density from 15 dwelling units per acre to 70 dwelling units per acre.
ENVIRONMENTAL DETERMINATION: A Notice of Intent to adopt a Mitigated Negative Declaration
(MND) has been previously filed and posted in accordance with Section 15072 of the California
Environmental Quality Act (CEQA) guidelines. Members of the public may view the Mitigated
Negative Declaration at the Planning Services Department, City Hall, 3200 East Tahquitz Canyon
Way, Palm Springs, and submit written comments at, or prior to, the City Council hearing.
REVIEW OF PROJECT INFORMATION: The staff report and other supporting documents
regarding this matter are available for public review at City Hall between the hours of 8:00 a.m, and
5:00 p.m., Monday through Friday. Please contact the Office of the City Clerk at (760) 323-8204 if
you would like to schedule an appointment to review these documents.
COMMENT ON THIS APPLICATION: Response to this notice may be made verbally at the Public
Hearing and/or in writing before the hearing. Written comments may be made to the City Council by
letter (for mail or hand delivery) to:
James Thompson, City Clerk
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Any challenge of the proposed project in court may be limited to raising only those issues raised at
the public hearing described in this notice, or in written correspondence delivered to the City Clerk at,
or prior to, the public hearing (Government Code Section 65009[b][21).
An opportunity will be given at said hearing for all interested persons to be heard. Questions
regarding this case may be directed to Edward 0. Robertson, Principal Planner, Planning Services
Department at (760) 323-8245.
Si necesita ayuda con esta carta, porfavor Ilame a la Ciudad de Palm Springs y.puede hablar Corr_
Nadine Fieger telefono (760) 323-8245. -
jJ mes Thompson, City Clerk
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CITY OF PALM SPRINGS
CASE NO: 5.1162 PD 342, DESCRIPTION: To consider an application for a
5.1162 GPA Planned Development District by Pacific Hospitality
Group to renovate and expand the Palm Mountain
APPLICANT: Pacific Hospitality Group Resort and Spa from a 120-room hotel to a 160-room
hotel and to install new landscaping located at 155
South Belardo Road, Zoned R3. A General Plan
Amendment is requested to change the property's land
use designation from Small Hotel Resort Commercial to
Central Business District (Downtown Central Core) to
increase the maximum allowed project density from 15
dwelling units per acre to 70 dwelling units per acre.
APN: 513-142-001.
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