HomeMy WebLinkAbout12/17/2003 - STAFF REPORTS (14) DATE: December 17, 2003
TO: City Council
FROM: Director of Planning and Zoning
CASE NO. 5.0956 - PD-285 - AN APPLICATION BY HUDDLE SPRINGS DEVELOPMENT,
LLC FOR:
(A) A GENERAL PLAN CIRCULATION MAP AMENDMENT TO RECLASSIFY MESQUITE
AVENUE BETWEEN SOUTH PALM CANYON DRIVE AND RANDOM ROAD FROM A
SECONDARY THOROUGHFARE TO A COLLECTOR STREET; AND
(B) PLANNED DEVELOPMENT DISTRICT 285 (PD-285) AND TENTATIVE TRACT MAP
31413 (TTM 31413) FOR THE HUDDLE SPRINGS, A MIXED-USE DEVELOPMENT
CONSISTING OF 48 RESIDENTIAL CONDOMINIUMS, 18 LIVE/WORK LOFTS, 25,759
SQAURE FEET OF RETAIL/FOOD SPACE, 9786 SQUARE FEET OF OFFICE SPACE, AND
AN UP TO 8000 SQUARE FOOT RESTAURANT LOCATED ON 11.1 ACRES BOUND BY THE
TAHQUITZ CREEK CHANNEL TO THE NORTH, RANDOM ROAD TO THE EAST, MESQUITE
AVENUE TO THE SOUTH, AND SOUTH PALM CANYON DRIVE TO THE WEST, ZONE C-1,
SECTION 23.
RECOMMENDATION
The Planning Commission recommends that the City Council order the filing of a Mitigated
Negative Declaration and approve (A) an amendment to the General Plan Circulation Map so as
to reclassify Mesquite Avenue between South Palm Canyon Drive and Random Road from a
secondary thoroughfare to a collector street and (B) PD-285 and TTM 31413 for the Huddle
Springs, a mixed-use development consisting of 48 residential condominiums, 18 live/work lofts,
25,759 square feet of retail/food space, 9786 square feet of office space, and an up to 8000
square foot restaurant. The project site is located on approximately 11 acres bound by Tahquitz
Creek Channel to the north, Random Road to the east, Mesquite Avenue to the south, and
South Palm Canyon Drive to the west, Zone C-1, Section 23. The applicant is Huddle Springs
Development, LLC.
SUMMARY
The Planning Commission reviewed the project at their December 10, 2003 meeting and voted
5-0 (1 abstain, 1 absent) to approve the project subject to the following conditions: 1) that the
developer work with the neighbouring properties regarding adjustment of the Mesquite Avenue
project driveway approach so as to mitigate impacts related to traffic noise and lights (please
refer to Planning Condition #17); 2) that Engineering Condition #24 be amended to have the
sidewalk width reduced to 5 feet on Mesquite Avenue east of the project driveway approach;
and 3) that Engineering Condition #61 be amended so that the safety streetlight be deleted and
replaced with language that the developer shall provide decorative lighting as part of the traffic
calming program for the Mesquite Avenue and Random Road intersection to the satisfaction of
the City Engineer.
There were a number of public comments from surrounding property owners with respect to the
changing the location of the Mesquite Avenue driveway approach, project lighting, not allowing
on-street parking west of the project driveway approach, reducing the sidewalk wwidth on
Mesquite Avenue, necessity of a traditional streetlight at the northwest corner of Mesquite
Avenue and Random Road, and the removal of the Mesquite Avenue/South Palm Canyon Drive
traffic light because there are too many traffic lights on South Palm Canyon Drive. All persons
who spoke were in favour of the project.
After some discussion, the Planning Commission resolved some of the concerns with respect
the driveway approach location, the streetlight, and the sidewalk width on Mesquite Avenue.
With regards to the project lighting, the applicant will be required to submit lighting cut sheets
and a photometric study as part of the final development plans. The project shall comply with
the lighting standards (Palm Springs Zoning Ordinance Section 93.21.00). With regards to on-
street parking west of the driveway approach, this will not be possible due to the requirement to
provide a right-turn pocket for westbound traffic on Mesquite Avenue. In addition, the on-street
parking on Mesquite Avenue cannot be reserved for the exclusive use of the apartments and
homes on the south side of Mesquite Avenue because it is a public street. With regards to the
issue of a new traffic' signal light being installed on the South Palm Canyon Drive project
driveway approach, the light is being required because of the Star Canyon project on the west
side of South Palm Canyon Drive. The two project entries are lined up with each other and the
anticipated traffic volume to be generated from both the Huddle Springs and Star Canyon
project necessitates the addition of the signal light. With respect to the comment to remove the
Mesquite Avenue/South Palm Canyon Drive signal light, Engineering staff indicated that it is
generally unwise to remove signal lights once they have been installed.
Approval of the actions listed above will facilitate the overall traffic calming program for the
Deepwell/Tahquitz River Estates neighbourhood and the construction of the Huddle Springs
mixed-use development and related site improvements.
BACKGROUND
The proposed development is located at the northeast corner of South Palm Canyon Drive and
Mesquite Avenue. The proposed mixed-use development is consistent with the intended land
use for this zone, per Sections 92.12.00 (C-1) and 92.04.00 (R-3) of the Zoning Ordinance and
the General Plan designation of RC (Resort Commercial) for the subject property. To the north
is the Tahquitz Creek Channel, to the south is some commercial development and single family
residential, to the west is South Palm Canyon Drive, a car dealership, restaurant, and entitled
timeshare project, and to the east is a church, small hotels, and single family residential.
Therefore, the proposed retail/food/residential development is consistent with surrounding land
uses.
The subject property is currently vacant but in the 1960s, was formerly the site of a
supermarket, drug store, and restaurant, which have since been demolished. The property is
approximately 11 acres with a lot width of approximately 570 feet and lot depth of approximately
650 feet. The developer has also recently acquired the single parcel of land (APN #508-172-
007), consisting of 0.58 acres, located at the northwest corner of the project site.
Access to the project will be from two driveways located on Mesquite Avenue and on South
Palm Canyon Drive. Existing improvements consist of a vertical curb and gutter and a four lane,
undivided, striped roadway on South Palm Canyon Drive, vertical curb and gutter and a two
lane undivided, striped roadway on Mesquite Avenue, and intermittent vertical curb and gutter
and a two lane undivided, unstriped roadway on Random Road. South Palm Canyon Drive has
been improved to major street standards and Mesquite Avenue has been improved to collector
street standards while Random Road is partially improved to local street standards. Pedestrian
access will be from the main entrance fronting on South Palm Canyon Drive but may also be n
spread throughout the development with the inclusion of sidewalks and proposed outdoor food
and retail.
The project will include 48 two-story residential condominiums, 18 two-story live/work lofts,
25,759 square feet of retail/food space, 9786 square feet of office space, and an up to 8000
square foot restaurant. The project is laid out with the residential component located on the
eastern portion of the site and the commercial component on the western portion of the site.
The condominiums are separated into 4 buildings, with 12 units per building. The units range in
size from 1078 square feet to 1839 square feet. The units are oriented to take advantage of an
interior open space where amenities may be located. Amenities are still to be determined. The
commercial component includes the live/work lofts and the remaining retail/food/office space.
Parking is provided at grade and below grade.
Table 1: Surrounding General Plan Designations, Zoning, and Land Uses
General Plan Zoning Land Uses
North W W Tahquitz Creek Channel
South RC, L4 C-1, R-2, R-1-C Single Family Residential, Offices,
Mesquite Avenue
East H 43/21, M15, L4 R-3, R-2, R-1-C Single Family Residential, Hotels, Church,
Random Road
West RC C-2, PD-260, C-1 Car dealership, Vacant land - entitled
timeshare project, Restaurant, South Palm
Canyon Drive
PROPOSED GENERAL PLAN AMENDMENT
The Planning Commission recommends approval of a proposal to amend the General Plan -
Circulation Element in order to reclassify Mesquite Avenue between South Palm Canyon Drive
and Random Road from a secondary thoroughfare to a collector street. Mesquite Avenue is
currently improved to collector street standards at this location with a 60 foot right-of-way and a
40 foot wide pavement width. A secondary thoroughfare would require an 80 to 88 foot right-of-
way with a pavement width of 64 feet. Mesquite Avenue east of Random Road is already
designated a collector street and traverses a single-family residential neighbourhood. Due to the
need to transition from a commercial to residential uses, downgrading Mesquite Avenue at this
location will contribute to the overall traffic-calming program currently being proposed and
implemented in the Deepwell/Tahquitz River Estates neighbourhood. The traffic study
completed for the associated Huddle Springs project also shows that there is no need to
improve Mesquite to secondary thoroughfare standards because a collector street could support
the projected traffic volume.
ANALYSIS
The proposed development is located in an area with residential and commercial uses. In
addition, the General Plan designation of Resort Commercial for the property encourages active
retail and hotel uses. The project site can be divided into a residential component on the eastern
/ :3 }43
portion of the property and a commercial component on the western portion of the property. The
site design allows the project to transition from commercial uses to the residential/small hotel
uses that are located on Random Road and Mesquite Avenue. The developer has proposed
25759 square feet of retail space and 9786 square feet of office space. In addition, an up to
8000 square foot restaurant is also being proposed and will attempt to recreate the original
Huddle Springs restaurant that formerly occupied the southwest corner of the property. Portions
of the roof project not more than 10 feet into the public right-of-way on South Palm Canyon
Drive and will require an encroachment license.
The Planned Development District is an appropriate mechanism for consideration of the project
because it allows flexibility in property development standards while also allowing for the mixed
use development. If the project is divided between the residential component (eastern portion)
and the commercial component (western portion), it complies with all development standards of
the R-3 and C-1 zones, respectively, with the exception of building height, the side front setback
on Mesquite Avenue for the carports, and the encroachment of the roof into the South Palm
Canyon Drive right-of-way. The requested increase in building height is to encourage some
architectural creativity and allow the project to be designed in the spirit of the original Huddle
Springs. The Planning Commission supports the modifications to setbacks and building height.
Table 2: Zoning Requirements and Proposals
Allowed/Required Proposed
R-3 C-1 Residential Commercial
Building Setbacks:
Front(S. Palm Cyn. Dr.) 25 feet 5 feet 6 to 68 feet; 10 foot
encroachment for
roof
Side Front(Mesquite Avenue) 20 feet 5 feet 60 feet 36 feet
(building); 16
feet(carport)
Rear(Random Road) 32 feet 5 feet 40 feet -300 feet
Side (Tahquitz Creek Channel) 32 feet 0 feet 58 feet 90 to 100 feet
Open Space 45% 50% of 53%
setback
areas
Building Height 24 feet 30 feet 31 to 32 feet
Density -233 units 66 units
The proposed building setbacks are consistent with what could be allowed in the R-3 and C-1
zone standards, with the exception of the carport setbacks of not less than 16 feet on Mesquite
Avenue. The carport roof overhangs will have a setback of 9 feet, compared to the required 12
feet, based on the proposed 16 foot setback. If the setback relief on Mesquite Avenue is not
granted, the carports are required to be located 20 feet from property line with roof overhangs
16 feet from the property line. The Planning Commission supports the reduced setback for the
carports due to the orientation of the site design and the substantial setbacks proposed in other
yards. The increase in building height to 31 to 32 feet is to allow for architectural roof
projections. Despite the request for increased building height, the residential units will not
l -3 /� V
exceed two stories. The project is sensitive to the surrounding residential development
demonstrated by the large setbacks adjacent to Random Road and Mesquite Avenue. In
addition, the entire commercial component of the project is located on the western portion of the
property, closer to South Palm Canyon Drive in order to allow the transition to the residential
uses surrounding the eastern portion of the project site.
Based upon the R-3 standards and the General Plan designation of Resort Commercial, the
property has a maximum allowable density of 233 dwelling units (21 units/acre) or 473 guest
rooms for hotels (43 guest rooms/net acre). The proposal is for 66 units, 48 of which are
residential condominiums while the remaining 18 units are live/work lofts. The project is
consistent with the General Plan designation of Resort Commercial, which allows a maximum
density of up to 43 units/net acre for visitor serving residential uses and encourages a mix of
land uses.
The project proposes to provide parking consistent with the ratios established in Section
93.06.00 of the Palm Springs Zoning Ordinance. The project has been designed to provide
enclosed and surface parking at the eastern portion of the property and surface and below
grade parking for the commercial component on the western portion of the property. The
parking analysis is shown in Table 3.
The residential condominium component of the project will provide a total of 93 spaces. The 18
live/work units have been assigned 33 at grade spaces and 23 below grade spaces with the
remaining commercial/office/retail assigned 254 at grade and below grade spaces. Overall, the
project provides approximately 370 spaces, in excess of the required 367 parking spaces. The
developer has allotted more than the required number of parking spaces per the City's zoning
ordinance. Therefore, there should be a minimal impact to the adjacent neighbourhood due to
the mixed-use nature of the project and the potential for shared parking in the spaces allocated
to the commercial units.
Table 3: Parking Required and Proposed
Required Proposed
Residential 8-36R units @ 2.25 = 18 spaces 40 assigned covered spaces
Condominiums 40-213R units @ 1.5 = 60 spaces 36 assigned garage spaces
48 units/4 = 12 spaces 17 open guest spaces
90 spaces 93 spaces
Commercial 18 lofts @ 2 spaces = 36 spaces
Component 25759 sf retail/300 sf= 86 spaces 23 below grade assigned to loft units
9786 sf office/200 sf= 49 spaces 33 at grade assigned to work units
restaurant @ 200 seats/3 = 67 spaces 118 at grade spaces
buildinq area 3 39 spaces 103 below grade spaces
277 spaces 277 spaces
TOTAL 367 spaces 370 spaces
Table 4: Land Use Tabulations
Area Percentage
Building Area 101,532 sf 21%
Open Space 254,792 sf 53%
Parking/Driveways 127,802 sf 26%
Site Area 484,126 sf 100%
The proposal will be compatible with surrounding land uses because the property is in an area
that is surrounded by commercial and residential development. The commercial units may have
neighbourhood convenience uses such as video store, dry cleaning, and food services.
Architecturally, the project design is of a modern style with roof projections and various
materials such as metals, exposed wood beams, stone, copper, and sandblast block. The
design of the main retail/food building is derived from the original Huddle Springs restaurant that
formerly occupied the southwest corner of the property. The restaurant will be reconstructed as
close to the original design as possible, or a new building will be proposed.
The subject property is located in the South Palm Canyon Redevelopment Project Area, part of
the Merged Redevelopment Project No. 1. The project is consistent with the South Palm
Canyon Redevelopment Plan, which includes some of the following goals:
• Eliminate Physical, Social, and Environmental Deficiencies by the elimination of
environmental deficiencies including small and irregular lots and deteriorated public
improvements;
• Assemble and Consolidate Land suitable for modern integrated development with
improved pedestrian and vehicular circulation; and
• Stimulate Economic Development by strengthening the economic base of the Project
Area and the community by the installation of needed site improvements to stimulate
new commercial expansion, employment, and economic growth.
Project technical issues include concerns brought up during the neighbourhood meeting that
was conducted for the project. Some residential property owners that are directly opposite the
proposed Mesquite driveway approach expressed concern with respect to increased traffic,
lights, and noise in front of their properties. The developer has agreed to consult with the
property owners in order to mitigate impacts related to the driveway location. Possible
resolutions include shifting the driveway or building a wall and landscaping for the property
owners. The final details shall be included as part of the final development plans. Comments
were also made by residents to The project is also required to provide a bike path along the
Tahquitz Creek Channel, as shown on the General Plan Circulation Map. The developer should
consult with Riverside County Flood Control and Water Conservation District for permission to
use the flood easement for the bike path; otherwise, the bike path shall be constructed on-site.
ENVIRONMENTAL ASSESSMENT
A draft Mitigated Negative Declaration of environmental impact was prepared for the proposed
General Plan Amendment and project is included as an attachment to this report. The
Environmental Assessment was distributed to local agencies and interested parties. In
J/
completing the environmental assessment, staff found that there may be some potentially
significant impacts such as air quality, cultural resources, noise, and transportation/traffic. The
impacts to air quality and noise are the result of short-term construction and grading activities.
The impacts to cultural resources are the result of the project site's proximity to an area known
to contain significant archaeological resources. Appropriate mitigation has been proposed in
order to reduce impacts to cultural resources to a less than significant level. Impacts resulting
from project traffic were analyzed in a traffic study completed for the development. The traffic
study recommended that the developer make a contribution towards traffic calming measures
for the neighbourhood. As a result, the developer has agreed to contribute towards the design
and construction of an entry feature/statement at Mesquite Avenue and Random Road. The
entry statement could potentially include some chokers to narrow the entrance onto Mesquite
Avenue.
Upon completion of the Environmental Assessment, staff found that although the proposed
project could have a significant effect on the environment, there will not be a significant effect in
this case because of the mitigation measures described in the Mitigated Negative Declaration.
NOTIFICATION
All property owners within four hundred (400) feet of the subject property as well as interested
persons have been notified. In addition, a neighbourhood meeting was conducted on October 9,
2003 for the Deepwell/Tahquitz River Estates neighbourhood. The project was generally well
received by the neighbourhood. The minutes of the neighbourhood meeting are attached to this
report.
Director of Manning and Zoning
City Manager
ATTACHMENTS
1. Vicinity Map
2. Planning Commission Minutes of December 10, 2003 (to be included)
3. Environmental Assessment
4. Correspondence
5. Neighbourhood Meeting minutes of October 9, 2003
6. Resolutions
7. Conditions
NOTICE OF CITY COUNCIL MEETING
NOTICE OF PUBLIC HEARING
Case 5.0956- PD-285 TTM 31413
Northeast comer of South Paim Canyon Drive and Mesquite Avenue ,
Applicant: Huddle Springs Development, LLC
NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a public
hearing at its meeting on December 17,2003. The City Council meeting begins at 7:00 p.m. in the Council
Chamber at City Hall, 3200 E. Tahquitz Canyon Way, Palm Springs.
The purpose of the hearing is to consider Case 5.0956- PD-285 TTM 31413, a request by Huddle Springs
Development, LLC for Planned Development District 285 (PD-285) and Tentative Tract Map 31413 (TTM
31413) for the construction of the Huddle Springs development, a mixed-use retail/residential project
consisting of 48 2-story residential condominiums, 18 2-story live/work lofts,25,759 square feet of retail/food
space, 9,786 square feet of office space,and an up to 8,000 square foot restaurant. Primary access to the
project will from two driveways on South Palm Canyon Drive and on Mesquite Avenue. Parking will be
provided at grade and below grade. PD-285 is being requested in order to allow a mix of property
development standards from the C-1 and R-3 zones and to allow a maximum building height of up to 32 feet
for some roof projections. The subject property is located at the northeast corner of South Palm Canyon
Drive and Murray Canyon Drive, Zone C-1, Section 23.
The applicant, Huddle Springs Development, LLC, is also requesting an amendment to the General Plan
Circulation Element to reclassify Mesquite Avenue between South Palm Canyon Drive and Random Road
from a secondary thoroughfare to a collector street. This portion of Mesquite Avenue is currently improved
to collector street standards.
An Environmental Assessment has been prepared and will be reviewed by the City Council at the meeting.
Adraft Mitigated Negative Declaration of Environmental Impact has been prepared forthe subject proposal.
Members of the public may view this document in the Department of Planning and Zoning, City Hall, 3200
E.Tahquitz Canyon Way,Palm Springs,and submit written comments to the City Clerk at or prior to the City
Council hearing.
If any 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 City Council hearing.
An opportunity will be given at said hearing for all interested persons to be heard. Questions regarding this
case may be directed to Ang Yeo, Principal Planner, (760) 323-8245.
Publish: November 27, 2003 PATRICIA A. SANDERS
The Desert Sun City Clerk
VICINITY MAP .NF,
W F
Z
o RAMON ROAD
4 U >
O
O Q
a' z
w CAMINO PARCELA
ca
0 �O SUNNY DUNES ROAD
>o
Q w,t 3F SOUTH RIVERSIDE DRIVE
V c'�ii.
�,
�� SAN LORENZO ROAD
r l MESQUITE AVENUE
5 PALO VERDE AVENUE _
0
N OCOTILLO AVENUE
CITY OF PALM SPRINGS
L:APPLICANT:
0956 DESCRIPTION:
General Plan Circulation Map Amendment to reclassify Mesquite
uddle Springs Development, LLC Ave between S. Palm Cyn Dr and Random Rd from a secondary
thoroughfare to a collector street and PD-285&TTM 31413 for 48
condos, 18 live/work lofts, 26759 sf of retail, 9786 sf of office &
8000 sf restaurant at NE corner of S. Palm Cyn Dr& Mesquite
o�QALMgA�
N City of Palm Springs
« Department of Planning and Zoning
* ~C0RPORATE�,994 * 4 v •
3200 E.Tah uirz Canyon WayPalm Springs, California 92262
C RN\P Tel: (760)323-8245 • Fax: (760)322-8360 • Web:wwwci.palm-springs.ca.us
q�IFO
MEMORANDUM
From: Director of Planning and Zoning
To: Distribution
Subject: Notice of Availability of an Initial Study/Environmental Assessment that evaluates an
application by Huddle Springs Development,LLC for:(A)an amendment to the General Plan
Circulation Map in order to reclassify Mesquite Avenue between South Palm Canyon Drive
and Random Road from a secondary thoroughfare to a collector street; and (13) Planned
Development District 285 (PD-285) and Tentative Tract Map 31413 (TTM 31413) for the
construction of the Huddle Springs development, a mixed-use retail/residential project
consisting of 48 2-story residential condominiums, 18 2-story live/work lofts, 25,759 square
feet of retail/food space, 9,786 square feet of office space, and an up to 8,000 square foot
restaurant. The subject property is located at the northeast corner of South Palm Canyon
Drive and Murray Canyon Drive, Zone C-1, Section 23.
The Cityof Palm Springs has prepared an Initial Study/Environmental Assessment(IS/EA)which evaluates
a proposed amendment to the General Plan Circulation Map in order to reclassify Mesquite Avenue between
South Palm Canyon Drive and Random Road from a secondary thoroughfare to a collector street. The
proposed collector street designation would match existing street improvements for this portion of Mesquite
Avenue.
The second request is for Planned Development District 285(PD-285)and Tentative Tract Map 31413 for the
construction of the Huddle Springs development,a mixed-use retail/residential project consisting of 48 2-story
residential condominiums,18 2-story live/work lofts,25,759 square feet of retail/food space,9,786 square feet
of office space, and an up to 8,000 square foot restaurant. Primary access to the project will from two
driveways on South Palm Canyon Drive and on Mesquite Avenue. Parking will be provided at grade and
below grade. PD-285 is being requested in order to allow a mix of property development standards from the
C-1 and R-3 zones and to allow a maximum building height of up to 32 feet for some roof projections. The
subject property is located at the northeast corner of South Palm Canyon Drive and Murray Canyon Driver
Zone C-1, Section 23.
The City has authorized the release of the IS/EA for public review and comment for the project summarized
above.Mitigation measures addressing Air Quality,Cultural Resources,Noise,and Traffic/Transportation are
contained in the IS/EA. A copy of the IS/EA and related processing materials can be reviewed or obtained
from City at the address above. The period of review and comment will be from November 19, 2003 to
December 9, 2003. Written comments on the IS/EA should be submitted to Jing Yee, Principal Planner,
Department of Planning and Zoning, City of Palm Springs, at the above address no later than December 9,
2003,
The Planning Commission will review the proposed project at its meeting on December 10, 2003. At that
meeting the Planning Commission may recommend that the City Council adopt a mitigated negative
declaration at a later date. Please contact Jing Yee, Principal Planner at (700) 323-8245, if you have any
questions regarding the City's review process for considering the IS/EA.
Post Office Box 2743 • Pglm Silrings C4fnrnia 9 ?(,3 ')7/'
CITY OF PALM SPRINGS
DEPARTMENT OF PLANNING AND ZONING
INITIAL STUDY
1. Case No: 5.0956 PD-285 TTM 31413
Project title: Huddle Springs
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:
Douglas R. Evans,Dir. of Planning and Zoning
Tel: (760) 323-8245
4. Project location:
Northeast corner of South Palm Canyon Drive and Mesquite Avenue
5. Project sponsor's name and address:
Huddle Springs Development,LLC
9229 Sunset Blvd.,#625
West Hollywood, CA 90069
6. 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 project consists of an amendment to the General Plan Circulation Element to reclassify a
portion of Mesquite Avenue between South Palm Canyon Drive and Random Road, from a
secondary thoroughfare to a collector street. Mesquite Avenue is currently improved to collector
street standards at this location. Mesquite Avenue east of Random Road is already a collector
street and a traffic study completed for the project supports reclassifying the roadway.
Planned Development District 285 and Tentative Tract Map 31413 is also being proposed for the
Huddle Springs development, a mixed-use retail/residential project consisting of 48 2-story
residential condominiums, 18 2-story live/work lofts, 25759 square feet of retail/food space,
9786 square feet of office space, and an up to 8000 square foot restaurant. Primary access to the
project will from two entrances on South Palm Canyon Drive and on Mesquite Avenue. Parking
will be provided at grade and below grade.The Planned Development District is being requested
in order to allow a mix of property development standards from the C-1 and R-3 zones, for the
commercial and residential components,respectively, to propose a building height of 31-32 feet,
and to reduce the side front setbacks for the carports adjacent to the Mesquite Avenue to 16 feet
for the posts and to 9 feet for the carport roof overhangs. With the exception of relief requested
in building height and the side setback for the carports adjacent to the Mesquite Avenue, the
commercial component on the western portion of the project meets all development standards of
� A//
City of Palm Springs Initial Study 1 Novo er 19,2003
the C-1 zone while the residential component on the eastern portion of the property meets all
development standards of the R-3 zone.
The project is proposed to be constructed in 3 phases with approximately 34 residential runts in
the first phase, the remaining residential units in the second phase, and the commercial
component in the third phase. All grading activities will occur in the first phase with
construction activities possibly spread out over a 2-year time frame. Construction activities will
be in accordance with City of Palm Springs standards, as well as the applicable portions of the
latest adopted edition of the California Building Standards, including, but not limited to the
California Plumbing Code and the California Fire Code. Grading activities will be performed in
accordance with City of Palm Springs standards. Noise will be generated by the project during
the short-term construction phase, as well as the long-temr, operational phase of the project. The
subject property is located at the northeast comer of South Palm Canyon Drive and Murray
Canyon Drive, Zone C-1, Section 23 (APN#508-172-009). The site was previously occupied in
the 1960s by a supermarket, drugstore, original Huddle Springs restaurant, office, and retail,
which have since been demolished.
The project site is located in the South Palm Canyon Redevelopment Project Area, part of
Merged Redevelopment Project No. 1. The redevelopment plan for the South Palm Canyon
Redevelopment Project Area includes elnninating physical, social, and environmental
deficiencies by eliminating small and irregular lots and assembling and consolidating land. The
Redevelopment Agency may enter into a disposition and development agreement with the
developer in order to possibly assist in the acquisition of the single parcel of land (APN#508-
172-007), consisting of 0.58 acres, located at the northwest corner of the project site.
6. Present Land Use: Vacant
7. General Plan designation: RC 8. Zoning: C-1
Proposed General Plan designation: RC Proposed Zoning: PD-285
9. Is the proposed action a "project' as defined by CEQA? (See Section
2.6 of State CEQA Guidelines. If more than one project is present in Yes ❑x No ❑
the same area, cumulative impact should be considered)
10. If"yes"above, does the project fall into any of the Emergency Projects Yes ❑ No 0
listed in Section 15269 of the State CEQA Guidelines?
11. If"no" on 10, does the project fall under any of the Ministerial Acts Yes ❑ No
listed in Section 15268(b)of the State CEQA Guidelines?
12. If "no" on 11., does the project fall under any of the Statutory Yes ❑ NON
Exemptions listed in Article 18 of the State CEQA Guidelines?
13. If "no" on 12., does the project qualify for one of the Categorical
Exemptions listed in Article 19 of the State CEQA Guidelines?(Where
there is a reasonable probability that the activity will have a significant Yes ❑ No ❑O
effect due to special circumstances, a categorical exemption does not
apply).
5 } 2--
City of Palm Springs Initial Study 2 November 19,2003
14. Surrounding land uses and setting(briefly describe the proj ect's surroundings):
North: Tahquitz Creek Channel
South: Single Family Residential, Offices,Mesquite Avenue
East: Single Family Residential,Hotels, Church, Random Road
West: Vacant land—approved timeshare project, car dealership, "Rock Garden"restaurant,
South Palm Canyon Drive
15. Surrounding General Plan and Zoning:
North: W(Watercourse)/W
South: RC(Resort Commercial), L4(Low Density Residential 3-4 units/acre)/C-1,R-2,R-1-C
East: PI43/21 (High Density Residential 15-21 units/acre),M15 (Medium Density Residential
12-15 units/acre),L4(Low Density Residential 3-4 units/acre)/R-3,R-2,R-1-C
West:RC (Resort Commercial)/C-2,PD-260, C-1
16. Is the proposed project consistent with(if answered"yes" or'Wa",no
explanation is required):
City of Palm Springs General Plan Yes ❑ No Z N/A ❑
Applicable Specific Plan Yes ❑ No ❑ N/A Z
City of Palm Springs Zoning Ordinance Yes Z No ❑ N/A❑
South Coast Air Quality Management Plan Yes Z No ❑ N/A❑
Airport Part 150 Noise Study Yes ❑ No ❑ N/A 17
Draft Section 14 Master Development Plan Yes ❑ No ❑ N/A Z
*The General Plan Circulation Element is proposed to be amended to
reclassify Mesquite Avenue between South Palm Canyon Drive and
Random Road from a secondary thoroughfare to a collector street. If
the proposed amendment is approved, the project will be consistent
with the General Plan.
City of Palm Springs Initial Shady 3 November 19,2003
17. Are any of the following studies required?
Soils Report Yes ❑ No 0
Slope Study Yes ❑ No I]
Geotechnical Report Yes ❑ No O
Traffic Study Yes 0 No ❑
Air Quality Study Yes ❑ No 17
Hydrology Yes O No ❑
Sewer Study Yes ❑ No 191
Biological Study Yes ❑ No O
Noise Study Yes ❑ No O
Hazardous Materials Study Yes ❑ No Q
Housing Analysis Yes ❑ No 9
Archaeological Report Yes ❑ No O
Groundwater Analysis Yes ❑ No O
Water Quality Report Yes ❑ No O
Other Yes ❑ No O
18, Other public agencies whose approval is required(e.g.,permits, financing approval, or
participation agreement.)
None.
19. Incorporated herein by reference are:
Final Environmental npact Report on the General Plan Update
Traffic Study for The Huddle Springs Mixed-Use Development prepared by George Dural
Engineering, dated November 5. 2003
Huddle Springs Tract Map No 41413 Hvdtroloev Report prepared by Maituero. Smith and
Associates, Inc., dated September 17, 2003
City of Patin Springs Initial Study 4 November 19,2003
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 17 Air Quality
❑ Biological Resources la Cultural Resources ❑ Geology/Soils
❑ Hazards&Hazardous ❑ Hydrology/Water ❑ Land Use/Planning
Materials Quality
❑ Mineral Resources 19 Noise ❑ Population/Housing
❑ Public Services ❑ Recreation 0 Transportation/Traffic
❑ Utilities/Service Systems ❑ Mandatory Findings of Significance
EVALUATION OF ENVIRONMENTAL IMPACTS
Less Than
Potentially Significant with Less Than ,
Significant Mitigation Significant No
Impact Incorporated Impact Impact
1.AESTHETICS--Would the project:
a) Have a substantial adverse effect on a scenic ❑ ❑ ❑ l]
vista?
b) Substantially damage scenic resources,
including, but not limited to, trees, rock ❑ ❑ ❑ El
outcroppings, and historic buildings within a slate
scenic highway?
c) Substantially degrade the existing visual
character or quality of the site and its ❑ ❑ L] ❑
surroundings?
d) Create a new source of substantial light or
glare which would adversely affect day or ❑ ❑ lK ❑
nighttime views in the area?
La,b) NO IMPACT. The project will not affect a scenic vista or substantially damage scenic resources
or trees, rock outcroppings, or historic buildings within a state scenic highway. The project is not
located on a state scenic highway and is surrounded by urban development on all 4 sides. In addition,
the project has been designed to be sensitive to the surrounding residential community by locating the
commercial along South Pahn Canyon Drive and the residential uses towards the eastern portion of the
property. The project complies with all properly development standards of the C-1 and R-3 zones for
the cotmercial and residential components, respectively. The only relief being requested is for an
increase in building height up to 32 feet for some roofline projections. The maximum allowable
building height in the C-1 zone and R-3 zones are 30 feet and 24 feet, respectively. The request for
City of Palm Springs Initial Study 5 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
increased building height is reasonable given the substantial setbacks being proposed on Mesquite
Avenue(60 feet)and Random Road(40 feet) and to allow for some architectural creativity.
Lc, d) LESS THAN SIGNIFICANT IMPACT. The project may have the potential to affect the existing
visual character of the surroundings due to the site being vacant for an extensive period of time. The
architecture attempts to recreate the Huddle Springs restaurant that formerly existed on the property.
The site design also attempts to be sensitive to the surrounding land uses by locating all the commercial
and retail uses on South Palm Canyon Drive while locating the residential condominiums towards the
rear of the property. The project meets all property development standards of the C-1 zone, with aie
exception of some minor additions to building height for some roof and window vertical extensions.
Overall, the project responds to the residential and small hotel uses on the south and east of the property
while being consistent with the commercial frontage of South Palm Canyon Drive. Some commercial
uses are also being proposed for the project that could potentially be a new source of light and glare.
However, all lighting will be required to comply with Section 93.21.00 of the Zoning Ordinance.
Therefore, the project will have a less than significant impact on the visual character of the site and
surroundings and light and glare in the neighbourhood.
2. 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 Dept. 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 ❑ N
Farmland Mapping and Monitoring Program of
the California Resources Agency, to non-
agricultural use?
b) Conflict with existing zoning for agricultural ❑ El El' 0
use,or a Williamson Act contract?
c) Involve other changes in the existing
environment which, dire to their location or ❑
nature, could result in conversion of Farmland, to
non-agricultural use?
3.a-c) NO IMPACT. According to the department of conservation for property to be included in the
Farmland Mapping and Monitoring Program(FMMP) it must meet two criteria. First, it must have had
production of irrigated crops at some time during the four years prior to the Important Farmland Map
date. FMMP staff determines irrigated land use during examination of current aerial photos, local
comment letters and field verification. Secondly, the soil must meet the physical and chemical criteria
for Prime Farmland or Farmland of Statewide hnportance as determined by the USDA Natural�-�3 Il
City of Palm Springs Initial Study 6 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
Resources Conservation Service (NRCS). MRCS compiles lists of which soils in each survey area meet
the quality criteria. The soils on the project site are not listed by the Department of Conservation.
Therefore, no impacts to agricultural resources are anticipated.
The proposed project would result in a mixed used retail/restaurant/residential development. The
project site is currently zoned for commercial and multi-family residential uses and is not subject to a
Williamson Act contract. Therefore, the proposed uses would not conflict with any agricultural zoning
or other agricultural regulations. There is no farmland or agricultural land in the immediate vicinity of
the project site; therefore, the project could not result in conversion of farmland to non-agricultural use.
3. 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 ❑ 19 ❑ ❑
applicable air quality plan?
b) Violate any air quality standard or contribute
substantially to an existing or projected air ❑ 0 ❑ ❑
quality violation?
c) Result in a cumulatively considerable net
increase of any criteria pollutant for which the
project region is non-attainment under an
applicable federal or state ambient air quality ❑ ❑ ❑ ❑x
standard (including releasing emissions which
exceed quantitative thresholds for ozone
precursors)?
d) Expose sensitive receptors to substantial ❑ ❑ ❑ N
pollutant concentrations?
e) Create objectionable odors affecting a ❑ ❑ ❑x
substantial number of people?
3.a, b) LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED. The applicable air
quality plan for the project area is the 2003 Air Quality Management Plan (2003 AQMP). CEQA
requires that projects be consistent with the applicable AQMP. The proposed project will conform to
the SCAQMD 2003 AQMP. The SCAQMD CEQA Air Quality Handbook indicates in Chapter 6 that
the SCAQMD considers a project to be less than significant if its impact is mitigated below the
identified thresholds. Additionally, the project site is located in the Coachella Valley, which is under
the recently adopted 2002 Coachella Valley PMte State hmplementation Plan. The CVPMreSIP requires
the development and implementation of a dust control plan for all grading activities in the Coachella
Valley requiring a grading permit. A dust control plan shall be submitted by the developer to the
Building Department,prior to issuance of any grading permits.
This project will, during the short-term period of construction, have the potential of exposing nearby
C3,�17
City of Palm Springs Initial Study 7 November 19,2003
Less Than
Potentially Significant with Less Than
Signiticam Mitigation Significant No
Impact Incorporated Impact Impact
properties 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 7:00 P.M., Monday through Friday, and 8:00 A.M. to 5:00 P.M. on Saturday,
Emissions associated with construction include any demolition, grading or excavating activities. Dust
emissions also vary depending on the level of activity, the specific operations and weather conditions,
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.
3.c-e)NO IMPACT. With the incorporation of construction related mitigation measures, the proposed
project would not result in any significant air quality impacts and therefore would not contribute to a
cumulatively considerable net increase of any: criteria pollutants or ozone precursors, substantial
pollutant concentrations and/or objectionable odors.
Mitigation Measures
1. Prior to beginning construction activities, the project proponent of the building contract will develop
and submit a dust control plan to the City's Building Department, in accordance with the 2002
Coachella Valley PMro State Implementation Plan.
2. The project shall comply with Palm Springs Municipal Code Title 8, Chapter 8.50 —Fugitive Dust
and Erosion Control.
3. Any vegetative ground cover to be utilized on-site shall be planted as soon as possible to reduce the
amount of open space subject to wind erosion. Irrigation systems needed to water these plans shall be
installed as soon as possible to maintain the ground cover and minimize blowsand.
4. The contractor will ensure that all constriction equipment is properly serviced and maintained. All
construction equipment shall be maintained in good operating condition to reduce operational
emissions.
5.During construction, the site shall be watered and equipment cleaned in the morning and evening.
6. During construction, all trucks leaving the site shall be washed off to reduce fugitive dust from being
tracked onto local roadways. This measure requires the removal of particulate matter from equipment
prior to movement on paved streets to control particulate emissions. As part of the conditions of
grading permit approval, the construction crew shall wheel wash construction equipment and cover dirt
in trucks during onsite hauling. Haul trucks leaving the site also are required to have a minimum
freeboard distance of 12 inches, or to cover payloads.
4. BIOLOGICAL RESOURCES -- Would the
project:
City of Palm Springs Initial Study 8 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
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 V.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, regulations or by the California
Department of Fish and Game or US 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, 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 ❑ ❑ ❑ E
migratory wildlife corridors, or impede the use of
native wildlife nursery sites?
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree ❑ ❑ ❑ N
preservation policy or ordinance?
f) Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural Community ❑ ❑ ❑ 0
Conservation Plan, or other approved local,
regional,or state habitat conservation plan?
4.a-t)NO IMPACT. According to the City's General Plan,the project site is not located in an area that
potentially has endangered species, vegetation, federally protected wetlands, or native resident or
migratory fish or wildlife. The project is surrounded by public streets, residential, and commercial
development on three sides. The site was previously developed as a supermarket and retail center,
which was subsequently demolished. While the project abuts the Tahquitz Creek Channel, the project
does not propose any improvements in or near the wash. In addition, the project will not conflict with
any local ordinances protecting biological resources and conflict with the provisions of an adopted
conservation plan. The project is not located in an established habitat conservation area, according to
the City's General Plan. Therefore,the project will not have an impact on biological resources.
/'� � !9
City of Palm Springs Initial Study 9 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
5. 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 ❑ 9 ❑ ❑
pursuant to §15064.5?
e) Directly or indirectly destroy a unique
paleontological resource or site or unique ❑ ❑ ❑ L]
geologic feature?
d) Disturb any human remains, including those ❑ ❑ ❑ Q
interred outside of formal cemeteries?
5.a, c, d)NO IMPACT. The General Plan shows the project site is not located in an area that may have
historical, archeological or paleontological resources.The project is currently vacant with some dirt and
damaged asphalt and is substantially surrounded by existing residential and commercial development.
The site was previously developed and has been fully disturbed. There are no historical or
paleontological resources in the immediate project area. Furthermore, there are no known human
remains, burial sites, or formal cemeteries within the project area.
5.b) LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED. The proposed project is
beyond the Agua Caliente Band of Cahuilla Indians Reservation.However, the project is located east of
a National Register historic site and of an area known to contain significant resources. Although the
site has been previously developed and graded with no remaining surface features, there is die
possibility that resources may be present onsite. The developer is required to implement cultural
resources mitigation measures as recommended by the Agua Caliente Band of Cahuilla Indians cultural
resources office. The project site is located on lands within territory that contains cultural resources that
comprise and define the Traditional Use Area. Some recent work in the general area completed by the
Agua Caliente Band of Cahuilla Indians has yielded buried cultural material that was not apparent on
the surface. Further, the foothills of the mountains are near to the project area and comprise a zone
know to be rich in cultural resources. To ensure that no significant impacts will occur should any
archaeological resources be uncovered during site preparation, an on-site monitor from the Agua
Caliente Band of Cahuilla Indians Tribal Office will be hued by the project proponent or the building
contactor to monitor the grading and excavation activities. The monitor shall halt grading or any other
construction activity immediately and notify the Director of Planning and Zoning if suspected
archaeological resources are uncovered during such activities. Therefore, with the incorporation of the
following mitigation measures,there will be a less than significant impact on archaeological resources.
Mitigation Measures
1. The developer shall submit a contract, with an Archaeologist qualified according to the Secretary of
the Interior's Standards and Guidelines, to the Planning Department, prior to issuance of a grading
=3 A a�
City of Palm Springs Initial Study 10 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
permit with the scope of work to include site monitoring, cultural monitoring, and Native American
Monitor. The scope of work shall be approved by the Director of Planning and Zoning after
consultation with the Agta Caliente Band of Cahuilla Indians.
2. 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.
3. Given that portions of the project area are within an alluvial formation, the possibility of buried
resources is increased. A Native American Monitor shall be present during all ground-disturbing
activities and that, should buried deposits be encountered, that the Monitor have the authority to halt
destructive construction with the concurrence of the Director of Planning and Zoning and that the
Monitor notify a Qualified Archaeologist to investigate and, if necessary, prepare a mitigation plan for
submission to the State Historic Preservation Officer and the Agua Caliente Cultural Resource
Coordinator for approval.
4. One copy 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.
6.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 ❑ ❑ 0 ❑
substantial evidence of a known fault? Refer to
Division of Mines and Geology Special
Publication 42.
ii) Strong seismic ground shaking? ❑ ❑ 19 ❑
iii) Seismic-related ground failure, including ❑ ❑ ❑ 0
liquefaction?
iv)Landslides? ❑ ❑ ❑ 0
b) Result in substantial soil erosion or the loss of ❑ ❑ ❑ 17
topsoil?
City of Palm Springs Initial Study 1 r November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
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- ❑ ❑ ❑ ❑x
or off-site landslide, lateral spreading,
subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in
Table 18-1-B of the Uniform Building Code ❑ ❑ ❑ 17
(1994), creating substantial risks to life or
property?
e)Have soils incapable of adequately supporting
the use of septic tanks or alternative waste water El ❑ ❑ Q
disposal systems where sewers are not available
for the disposal of waste water?
6.a.i, ii) LESS THAN SIGNIFICANT IMPACT. No unstable earth conditions or changes in geologic
substructures are anticipated to occur with the project from the excavation, grading, and paving that will
be needed to construct the proposed structures. The ground motion impacts on-site are not greater than
those expected for the surrounding region. Additionally, the proposed project will be required to meet
the seismic requirements for projects located in seismically active regions. The project will not
introduce any new impacts, and, as a result, the impacts associated with seismic ground motion are
considered to be less than significant.
6.a.iii, iv) NO IMPACT. The soils in the Palm Springs area generally consist of granular alluvial
deposits derived from the adjacent mountains and hillsides. The deposits are composed primarily of
silts, sands, and gravels. The City of Palm Springs is also located within the Coachella Valley,which is
a seismically active area. Major earthquake fault systems in the area include the San Andreas Fault
System and the San Jacinto Fault System. The subject property is not known to be susceptible to
liquefaction or landslides. The project is located on a relatively flat, urban in-fill site and is surrounded
by existing development and streets on three sides. The project site is not located on top of a known
fault or within a known earthquake fault zone. Therefore, no significant impacts related to fault rupture
are expected to occur.
6.b)NO IMPACT. The project would not result in any uses that would cause substantial soil erosion of
the site's relatively flat topography. Once grading and compaction of the site take place, the project site
will be paved and landscaped. Therefore, soil erosion would be minimal and temporary in nature. Since
a dust control plan will be developed prior to site preparation or construction activities, the loss of
topsoil is not considered significant.
6.c-e) NO IMPACT. Based on the surrounding structures that have been built to the south, west, and
east, it is not anticipated that there will be any significant geotechnical problems associated with project
construction. City building ordinances require the proposed project, prior to grading, to complete
geotechnical evaluation by a qualified professional to analyze subsurface conditions and to provide
geotechnical recommendations for the proposed earthwork, foundation construction, and preliminary
pavement design. This geotechnical evaluation will ensure the proposed project is constructed in a
City of Palm Springs Initial Study 12 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
geologically safe manner. The proposed project will also be linked to the surrounding utility system
including the municipal sewer systems. As a result, the proposed project is not anticipated to result in
significant impacts related to septic tank or alternative wastewater disposal.
7. HAZARDS AND HAZARDOUS
MATERIALS—Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport,use, or ❑ ❑ ❑ L]
disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable
upset and accident conditions involving the ❑ ❑ ❑ 0
release of hazardous materials into the
environment?
c)Emit hazardous emissions or handle hazardous
or acutely hazardous materials, substances, or ❑ ❑ ❑ t]
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 Section 65962.5 and, as a ❑ ❑ ❑ N
result, would it create a significant hazard to the
public or the environment?
e)For a project located within an airport land use
plan or,where such a plan has not been adopted,
within two miles of a public airport or public use ❑ ❑ ❑ ❑x
airport, would the project result in a safety hazard
for people residing or working in the project
area?
0 For a project within the vicinity of a private
airstrip, would the project result in a safety ❑ ❑ ❑ 9
hazard for people residing or working in the
'project area?
g) Impair implementation of or physically
interfere with an adopted emergency response ❑ ❑ ❑ 19
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 ❑ ❑ ❑ L]
urbanized areas or where residences are
intermixed with wildlands?
7.a-f)NO IMPACT. The proposed site is not known to contain hazardous materials. The project site is
/
City of Palm Springs Initial Study 13 November 19,20 3
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
zoned and designated for residential and commercial land uses, therefore, the proposed project is not
anticipated to handle, store, or transport hazardous materials. As a result, the proposed project will
result in less than significant impacts related to hazardous materials.
The project site is located within a quarter-mile Cahuilla School, located at southeast corner of
Mesquite Avenue and,Camino Real. However, as previously discussed above, the project will not emit
hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste. The site
is not located within 2 miles of Palm Springs International Airport. Therefore, the proposed project will
not expose people on the project site to safety hazards beyond that of other properties in the area.
Tg, h) NO IMPACT. The proposed project would not involve any use that would interfere with the
City's emergency operations plan or with major emergency evacuation routes out of the area. With
regards to wildland fires, the City's General Plan indicates that fire danger is relatively low. The City
of Palm Springs Fire Department has indicated that the project area is within the 5-minute response
time and travel distance from the nearest fire station. Fire sprinklers are also required based on the size
of buildings. The project site is not located near a wildlands fire hazard area. In addition, any plans for
development will be reviewed and approved by the Fire Department prior to issuance of building
permits.
8. HYDROLOGY AND WATER QUALITY --
Would the project:
a) Violate any water quality standards or waste ❑ ❑ ❑ M
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 stream or river, in a ❑ ❑ ❑ 0
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 ❑ ❑ ❑ 0
substantially increase the rate or amount of
surface nuroff in a manner which would result in
flooding on-or off-site?
City of Palm Springs Initial Study 14 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
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? ❑ ❑ ❑ ❑x
g) Place housing within a 100-year flood hazard
area as mapped on a federal Flood Hazard ❑ ❑ ❑ 0
Boundary or Flood Insurance Rate Map or other
flood hazard delineation map?
h) Place within a 100-year flood hazard area
structures which would impede or redirect flood ❑ ❑ ❑ 0
flows?
i)Expose people or structures to a significant risk
of loss, injury or death involving flooding, ❑ ❑ ❑ 0
including flooding as a result of the failure of a
levee or dam?
j)Inundation by seiche,tsunami, or mudflow? ❑ ❑ ❑ 0
8.a-d, I)NO IMPACT. According to a hydrology report,prepared by Mainiero, Smith and Associates,
Inc., for the project, the project site is presently bounded on the east, south, and west by improved
public streets and by the Tahquitz Creek Channel on the north. Therefore, no offsite flows enter the
project area. The site generally,slopes in an easterly direction with minor sump areas centrally located.
On-site flows do not concentrate to swales or channels but percolate in the sump areas or sheet flow to
existing street gutters. No wells are proposed as part of this project. Proposed operations on the subject
property will require a National Pollutant Discharge Elimination System (NPDES) permit from the
California Regional Water Quality Control Board as the site would be considered point-source for
storm water runoff due to an increase in impervious surfaces. The NPDES permits regulates general
construction activities. Compliance with permit conditions will ensure that there will be no violation of
water quality or waste discharge requirements.
The entire project site has been identified in the City's General Plan as resort commercial.The project is
for a mixed-used commercial/residential development that is not anticipated to result in an abnormal
draw on local water supplies. Therefore, the project will not result in substantial groundwater depletion
or interception of any aquifer by cuts or excavations, or substantial loss of groundwater recharge
capability. No significant impacts are anticipated.
8.e) LESS THAN SIGNIFICANT IMPACT. The drainage design for the project consists of several
sump catch basins connected by pipelines to the main storm drain collector under Random Road. The
basins have been conservatively sized to capture the peak flow generated by a 100 year storm.Portions
of the main collector that are not already in existence will be designed to conform to Riverside County
Flood Control and Water Conservation District's (RCFCWCD) Master Drainage Plan for the Palm
Springs area. Peak nm-off flows for 10-year and 100-year one-hour storms were analyzed in the
hydrology report prepared for the project and it was concluded that the project meets the hydrologic and
City of Palm Springs Initial Study 15 NovembEr I9,�003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
hydraulic requirements set forth by RCFCWCD and the City. Therefore, the project will have a less
than significant impact on the capacity of existing or planned stormwater drainage systems.
8.9 j)NO IMPACT. According to the FEMA Flood Insurance Rate Map (FIRM), Panels 060257 0006
D,revised July 7, 1999 and 060257 0008 C, revised June 18, 1996,the subject property is designated as
Zone B,and therefore lies outside the 100 year flood hazard area. Therefore,the project could not place
structures within the 100 year flood hazard area or be exposed to tsunami, seiche, or mudflow.
9. LAND USE AND PLANNING - Would the
project:
a)Physically divide an established community? ❑ ❑ ❑ 19
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 ❑ ❑ 0 ❑
coastal program, or zoning ordinance) adopted
for the purpose of avoiding or mitigating an
environmental effect?
c) Conflict with any applicable habitat
conservation plan or natural community ❑ ❑ ❑
conservation plan?
9.a) NO IMPACT. The project site is surrounded by streets and the Tahquitz Creek Channel and
therefore, will not physically divide an established community. The project has been designed to be
sensitive to the adjacent residential neighbourhood by locating the commercial uses close to South Palm
Canyon Drive and the residential component towards the eastern portion of the project. In addition, the
main entries into the project will be from South Palm Canyon Drive and Mesquite Avenue. It is
expected that the developer will also implement some traffic calming measures that are directly related
to the project.
9.b) LESS THAN SIGNIFICANT IMPACT. The developer proposes to reclassify Mesquite Avenue
between South Palm Canyon Drive and Random Road from a secondary thoroughfare to a collector
street. The traffic study completed for this project supports downgrading this portion of Mesquite
Avenue. In addition, the existing street improvements on Mesquite represent collector street
improvements. Mesquite Avenue east of Random Road is already a collector and traverses a single
family residential neighbourhood. Due to the need to transition from a commercial to residential uses,
downgrading Mesquite Avenue at this location will contribute to the overall traffic calming plan for the
Deepwell/Tahquitz River Estates neighbourhood. The traffic study shows that there is no need to
improve Mesquite to secondary thoroughfare standards because a collector street would support the
projected traffic volume.
Acquisition of the single parcel of land (0.58 acres) located at the northwest corner of project site may
be accomplished through condemnation. The project site and subject parcel are located in the South
Palm Canyon Redevelopment Project Area, part of the Merged Redevelopment Project No. 1. The
` -o3 A a�
City of Pahn Springs Initial Study 16 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
South Palm Canyon Redevelopment Project Area includes some of the following goals:
➢ Eliminate Physical, Social, and Environmental Deficiencies by the elimination of
environmental deficiencies including small and irregular lots and deteriorated public
improvements;
➢ Assemble and Consolidate Land suitable for modern, integrated development with improved
pedestrian and vehicular circulation;
➢ Coordinate Future Development through the replanning, redesign, and redevelopment of
undeveloped areas;
➢ Assure Commercial Vitality by strengthening of retail and other commercial functions in the
area; and
➢ Stimulate Economic Development by strengthening the economic base of the Project Area and
the community by the installation of needed site improvements to stimulate new commercial
expansion, employment, and economic growth.
In addition, General Plan Policy 3.1.2 encourages, "...the exchange of public and private lands in order
to consolidate holdings and to eliminate dysfunctional parcels in order to permit the orderly
development and conservation of areas appropriate for each fimction of the land." Therefore, if the
Community Redevelopment Agency of the City of Palm Springs enters into a disposition and
development agreement with the developer in order to possibly assist in the acquisition of the 0.58 acre
parcel at the northwest corner of the project site, it would be consistent with the redevelopment goals
for the project area and the policies in the General Plan.
9.c) NO IMPACT. As previously discussed in the responses to Section 4 - Biological Resources, the
project is located on a previously disturbed site and will not conflict with any applicable habitat
conservation plan or natural community conservation plan.
10. MINERAL RESOURCES -- Would the
project:
a) Result in the loss of availability of a known
mineral resource that would be of value to the ❑ ❑ ❑ ❑x
region and the residents of the state?
b) Result in the loss of availability of a locally-
important mineral resource recovery site ❑ ❑ ❑ 19
delineated on a local general plan, specific plan
or other land use plan?
10.a,b) NO IMPACT. This project occurs on a previously disturbed site that is now a vacant lot. There
are no known mineral resources within the project area. All new improvements are proposed within
existing disturbed areas. Therefore, the project could not result in the loss of availability of a known
mineral resource that would be of value to the region and residents of the state.
11.NOISE—Would the project result in:
City of Palm Springs Initial Stady 17 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
a) Exposure of persons to or generation of noise
levels in excess of standards established in the ❑ 0
local general plan or noise ordinance, or
applicable standards of other agencies?
b) Exposure of persons to or generation of
excessive groundborne vibration or groundborne ❑ ❑ ❑
noise levels?
c) A substantial permanent increase in ambient
noise levels in the project vicinity above levels ❑ ❑ ❑x ❑
existing without the project?
d)A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above ❑ 0 ❑ 0
levels existing without the project?
e)For a project located within an airport land use
plan or,where such a plan has not been adopted,
within two miles of a public airport or public use ❑ ❑ ❑ 9
airport, would the project expose people residing
or working in the project area to excessive noise
levels?
1) For a project within the vicinity of a private
airstrip, would the project expose people residing ❑ El ❑ ❑x
or working in the project area to excessive noise
levels?
I La, d) LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED. During grading and
construction activities, it is expected that adjacent residents may be exposed to noise levels in excess of
standards established in the City's noises ordinance. However, the increase in noise levels will be
temporary in nature and will only occur during the City's allowable construction hours of 7 a.m. to 7
p.m. Monday through Friday and 8 a.m. to 5 p.m. on Saturday. With the incorporation of mitigation
measures during construction activities and the placement of proposed mechanical equipment, the
impacts will be reduced to a less than significant level.
lLb) NO IMPACT. Proposed development on the project site would not be expected to result in
exposure of persons to or generation of groundborne vibration or noise levels. No sources of
groundborne noise, such as pile driving, are proposed as part of the project.
ll.c) LESS THAN SIGNIFICANT IMPACT. The project is for a mixed-use commercial/residential
project that is expected to generate noise typical of such land uses. The project site is currently vacant,
and therefore, any new development on the property will result in an increase of the ambient noise
levels in the project vicinity. The City of Palm Springs' noise ordinance regulates construction hours,
leafblowers, and acceptable noise levels in residential and commercial areas based on time of day.
Therefore, development on the site will have a less than significant impact on ambient noise levels in
the area. /
City of Palin Springs Initial Study 18 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
11.e, 1)NO IMPACT. The project site is not located in an airport land use plan or in the vicinity of any
known private airstrips. Therefore, development on the project site would not expose people residing or
working in the project area to excessive noise levels.
Mitigation Measures
1. During construction phases, the contractor shall ensure that all construction is performed in
accordance with the applicable City of Palm Springs noise standards. This measure shall be added to
the construction contract.
2. All internal combustion powered equipment shall be equipped with properly operating mufflers and
kept properly tuned to alleviate backfires. This measure shall be added to the construction contract.
3. During construction activities, the contractor shall locate portable equipment'as far as possible from
the adjacent residences. This measure shall be added to the construction contract.
4. To the extent feasible, the contractor shall store and maintain equipment as far as possible from the
adjacent residences. This measure shall be added to the construction contract.
5. The placement of all mechanical equipment associated with the proposed project such as RVAC
systems shall be located and constructed to ensure compliance with Chapter 11,74(Noise Ordinance)of
the Palm Springs Municipal Code.
12. POPULATION AND PIOUSING -- Would
the proj ect:
a) Induce substantial population growth in an
area, either directly (for example, by proposing
new homes and businesses) or indirectly (for ❑ ❑ 1] ❑
example, through extension of roads or other
infrastructure)?
b) Displace substantial numbers of existing
housing, necessitating the construction of ❑ ❑ ❑ 0
replacement housing elsewhere?
c) Displace substantial numbers of people,
necessitating the construction of replacement ❑ ❑ ❑ Q
housing elsewhere?
12.a) LESS THAN SIGNIFICANT IMPACT. Proposed development on the project site is not expected
to result in substantial population growth. The development will be a mixed-use retail/residential
project consisting of 48 2-story residential condomhrhuns, 18 2-story live/work lofts, 25759 square feet
of retail/food space, 9786 square feet of office space, and an up to 8000 square foot restaurant.Potential
tenants,such as video stores, dry cleaners, and food establishments are intended to serve the residential
community in the immediate vicinity of the project. Therefore,the proposed project will result in a less
than significant impact on population growth.
12.b, c) NO IMPACT. No existing housing is located on the project site nor would any hosing be �n
City of Palm Springs Initial Study 19 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
displaced by the implementation of the proposed project. No residential uses occur on the project site
nor would any persons be displayed by the implementation of the proposed project.
13.PUBLIC SERVICES
a) 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
public services:
Fire protection? ❑ ❑ ❑ 0
Police protection? ❑ ❑ ❑ ❑x
Schools? ❑ ❑ ❑ 0
Parks? ❑ ❑ ❑ O
Other public facilities? ❑ ❑ ❑ ❑x
13.a.i)LESS THAN SIGNIFICANT IMPACT. According to the City's General Plan,fire danger in the
City is relatively low. According to the Palm Springs Fire Department, the proposed project is located
within the 5-minute response time area but will still require the installation of an automatic fire
sprinkler system. With regards to police protection, the proposed project is not anticipated to result in a
significant increase in emergency calls to the project site. Therefore, the proposed project will not
adversely impact police protection services. With regards to schools, the nearest school is Cahuilla
School, located approximately a quarter-mile from the project site. Under State Law, school districts
may impose school impact fees on residential development. Collection of this fee will serve to offset
any unforeseen project-related student generation. With regards to parks, the project site is not located
near a public park and therefore, no impacts to existing parks are expected to occur as a result of the
proposed project.
14.RECREATION
a) Would the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial ❑ ❑ ❑ 0
physical deterioration of the facility would occur
or be accelerated?
b) Does the project include recreational facilities
or require the construction or expansion of ❑ ❑ ❑ 9
recreational facilities which might have an
adverse physical effect on the environment?
City of Palm Springs Initial Study 20 November 19,2003
Less Than
Potentially Significant With Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
14.a, b)NO IMPACT. The project site proposes up to 66 residential units. Potential development is
not on a scale large enough to impact the use of existing neighbourhood or regional parks such that
substantial deterioration of the facility would occur. In addition, the proposed project does not include
public recreational facilities and does not require expansion or construction of new recreational
facilities as recreational amenities are provided on-site. The residential component of the project
provides its own open space and recreational area amenities for the enjoyment of residents. The
residential component of the project, including the live/work lofts, will also be subject to the recently
adopted Park Fee Ordinance, for payment of park fees for the purpose of acquisition and improvement
of new parks and preservation of existing parks.
15. TRANSPORTATION/TRAFFIC -- Would
the project:
a) Cause an increase in traffic which is
substantialni relation to the existing traffic load
and capacity of the street system (i.e., result in a ❑ 19 ❑ ❑
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 ❑ ❑ 17 ❑
county congestion management agency for
designated roads or highways?
c) Result in a change in air traffic patterns,
including either an increase in traffic levels or a ❑ ❑ ❑ 0
change in location that results in substantial
safety risks?
d) Substantially increase hazards due to a design
feature (e.g., sharp curves or dangerous ❑ ❑ ❑ 0
intersections) or incompatible uses (e.g., farm
equipment)?
e)Result in inadequate emergency access? ❑ ❑ ❑ ❑x
t)Result in inadequate parking capacity? ❑ ❑ ❑
g) Conflict with adopted policies, plans, or
programs supporting alternative transportation ❑ ❑ ❑ ❑x
(e.g.,bus turnouts,bicycle racks)?
15.a) LESS TITAN SIGNIFICANT IMPACT WITH MITIGATION INCORPORATED. The project
will add substantial traffic volumes to the roadways adjacent to and surrounding the project site. A
traffic study has been prepared to provide an assessment of project impacts.
A list of study intersections was developed in consultation with City staff. Intersections that were
selected were those that were deemed most likely to be impacted by project traffic. Traffic counts were h
3
City of Palm Springs Initial Study 21 - November 19,2003
Less Than
Potentially Significaut with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
taken on a weekday during the midday and PM peak hours. Roadway geometries and intersection
control at the study intersections were determined through field reviews and intersection level of service
calculations were performed to measure existing conditions.
To forecast firture traffic conditions at the project opening date (Year 2006) and for a longer term time
horizon (Year 2020), existing traffic volumes were increased to account for seasonality, background
traffic growth and growth from other approved area projects. Project traffic was also forecasts using
standard methodologies (Institute of Transportation Engineers Trip Generation Manual).
Although project traffic loads due to the project do not reduce the level of service on the roadways to
unacceptable standards, they will adversely affect the residential neighbourhood immediately adjacent
to the development by substantially increasing the traffic traveling through the neighbourhood. Using a
conservative analysis that did not account for"pass-by"trips or internal trip capture,the traffic forecasts
show that the project will generate 3,222 daily trips.Approximately 25%of the daily trips will be added
to Mesquite Avenue, which traverses the adjacent residential area. The traffic Study recognizes the
need for providing traffic calming measures in and around this residential area to mitigate this condition
to maintain a safe environment and quality of life for the residents.
15.b) LESS THAN SIGNIFICANT IMPACT. The project individually or cumulatively with other
identified area development will not result in degradation of intersection levels of service below the
level-of-service threshold set forth by the Riverside County Congestion Management Plan and the City
of Palm Springs. Level-of-service calculations were performed for Year 2006 and Year 2020 conditions
both "with" and "without the project'. Table I summarizes the results of the level of service
calculations performed for the project using the 2000 Highway Capacity Manual methodologies.
Table I-Level-o -Service Calculations Summer
MIDDAY PEAK HOUR
Existing Year 2006 Year 2006 Year 2020 Year 2020
Dela -LOS Dela -LOS Delay-LOS Dela -LOS Dela -LOS
1.Palm Canyon Dtive/Ramon Road 16.7 sec.-B 18.3 see.-B 19.0 sec.-B 22.9 sec.-C 24.2 sec -C
2.Indian Canyon Drive/Ramon Road 20.4 sec.-C 20.9 sec.-C 20.9 sec,-C 23.0 sec.-C 23.2 sec.-C
3.Palm Canyon Drive/Suomy Dunes Road 15.5 sec.-B 15.7 sec.-B 16.1 sec.-B 18.0 sec.-B 18.9 sec,-B
4.Patio Canyon Drive/Mes mte Avenue 9.2 sec.-A 9.2 sec.-A 9.5 sec.-A 9.4 sec.-A 9.8 sec.-B
5.Mesquite Avenue/Camino Real 8.2 sec.-A 8.4 sec.-13 9.2 sec.-A 8.9 sec.-A 9.9 sec.-A
6.Mesquite Avenue/Smuise Way 13.0 see.-B 15.9 sec.-B 16.7 sec.-B 17.7 sec.-B 18.6 sec.-B
7.Belardo Road/Ramon Road 8.5 sec.-A 8.6 sec.-A 8.6 sec.-A 9.2 sec.-A 9.3 sec.-A
8.Belardo Road/Sunny Dunes Road 9.0 sec.-A 0.0 sec.-A 0.0 sec.-A 0.0 sec.-A 0.0 sec.-A
9.Palm Canyon Drived-Iuddle Springs D 8.1 sec.-A '_Gt 7.4 sec.-A
PM PEAK HOUR
Existing Year 2006 Year 2006 Year 2020 Year 2020
Delay-LOS Dela -LOS Dela -LOS Delay-LOS Delay-LOS
1.Palm Canyon Drive/Ramon Road 14.3 sec.-B 15.5 sec.-A 15.8 see.-B 17.5 sec.-B I S.1 sec.-B
2.ldian Canyon Drive/Ramon Road 19.5 sec.-B 19.7 sec.-B 19.7 sec.-B 20.9 sec.-C 21.0 see.-C
3.Palm Canyon Ildve/Suany Dimes Road 12.6 sec.-B 12.4 sec.-B 12.6 sec.-B 13.2 sec.-B 117 sec.-B
4.Pahn Canyon Drive/Mesquite Avenue 6.3 sec.-A 6.6 sec.-A 6.8 sec.-A 7.0 sec.-A 7.4 see.-A
5.Mes mte Avenue/Camino Real 7.6 see.-A 7.7 sec.-A 8.0 sec.-A 7.9 sea-A 9.6 sec.-A
6.Mes uite Avenne/Suudse way 13.9 sec.-B 14 3 sec.-B 15.3 sec.-B 14.8 sec.-B 16.3 sec -B
7.Belardo Road/Ramon Road 8.2 sec.-A 8.4 sec.-A 8.4 see.-A 8.9 see.-A 8.9 sec.-A
8.Belardo Road/Sumty Dunes Road 0.0 sec -A 0.0 sec.-A 0.0 sec.-A J 0.0 sec.-A 1 0.0 sec.-A
City of Palm Springs Initial Study 22 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
S.Belardo Road/Suany Danes Road 0.0 sec. -A 0,0 see.-A 0.0 sec.-A 1 (1.0 sec.
9.Palm Canyon Drive/Huddle Springs Dwy
Source: Tra c Smdv for The Huddle Snrrni,s Mixed-Use Development(November 5,2003), Table 9,pg.49.
The analysis showed that the project will not significantly impact the study intersections or roadways
based on the City of Palm Springs significant impact criteria. The City significant impact criteria
threshold is Level of Service "D" or better. Table 1 shows that the study intersection in the near term
and longer term will operate above that threshold.
15.c-e) NO IMPACT. The project will not result in any changes to air traffic patterns or result in
inadequate emergency access. The preliminary plans have been reviewed by the Palm Springs Fire
Department for compliance with emergency access requirements. The project is accessed by two main
entries located on South Palm Canyon Drive and Mesquite Avenue. The entry at South Palm Canyon
Drive will have a future traffic light. A"residents only" two-way gated access on Random Road may
also be considered in order to provide an alternative ingress/egress point for the project.
15.f) NO IMPACT. The project proposes to provide parking consistent with the ratios established in
Section 93.06.00 of the Palm Springs Zoning Ordinance. The project has been designed to provide
enclosed and surface parking at the eastern portion of the property and surface and below grade parking
for the commercial component on the western portion of the property.The parking analysis is shown in
Table 2.
Table 2:Project Parking An al sis
.$rotIM
8-3BR units @ 2.25= 18 spaces 40 assigned covered spaces
Residential 40-2BR units @ 1.5= 60 spaces 36 assigned garage spaces
Condominiums 48 units/4= 12 space 17 open guest spaces
90 spaces 93 spaces
18 lofts @ 2 spaces= 36 spaces
25759 at retail/300 sf= 86 spaces 23 below grade assigned to loft units
Commercial Component 9786 at office/200 at= 49 spaces 33 at grade assigned to work units
restaurant @ 200 seats/3=67 spaces 118 at grade spaces
building area 3=39 spaces 103 below arade spaces
277 s aces 277 spaces
PROJECT TOTAL 367 spaces 370 spaces
Source:Huddle Springs project site plan
The residential condominium component of the project will provide a total of 93 spaces. The 18
live/work units have been assigned 33 at grade spaces and 23 below grade spaces with the remaining
commercial/office/retail assigned 254 at grade and below grade spaces. Overall, the project provides
approximately 370 spaces, in excess of the required 367 parking spaces. The developer has allotted
more than the required number of parking spaces per the City's zoning ordinance. In addition, due to
the mixed-use nature of the project, which allows for shared parking, there should be a less than
significant parking impact to the adjacent neighbourhood. Therefore, the project is not expected to
result in inadequate parking capacity.
15.g) NO IMPACT. The project has been designed to be a commercial center that will primarily serve
the adjacent residential neighbourhood and visitors. The mixed-use concept of the project is consistent
with General Plan Policies 3.22.1., 3.22.5., 5.17.7., and 5.21.1. that encourage the type of project that is
City of Palm Springs Initial Study 23 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
being proposed in order to provide a diversity of services to residents and visitors and provide adequate
buffers and transitions from commercial to residential land uses while encouraging pedestrian or
alternative traffic.
Mitigation Measures
1.The project proponent shall implement bicycle-related improvements adjacent to the project site.
2. The project proponent shall participate, on a fair share basis, in the construction of a raised median
along Pahn Canyon Drive adjacent to the project site.
3. Stop signs and limited turning movements shall be provided to control traffic at all unsigualized
project driveway approaches.
4. The project proponent shall coordinate with SunLine Transit Agency regarding the need for on-site
public transit facilities.
5. The project proponent shall participate in the neighbourhood traffic-calming program by either
funding or contributing a"fair share"towards traffic calming measures to include an entrance statement
or feature at the intersection of Mesquite Avenue and Random Road with final design details to be
approved in consultation with the neighbourhood and the City Engineer.
6. The developer shall be required to widen the north side of Mesquite Avenue at South Palm Canyon
Drive in order to provide for a westbound right-turn lane, with final design to be approved by the City
Engineer.
16. UTILITIES AND SERVICE SYSTEMS Would the project:
a) Exceed wastewater treatment requirements of
the applicable Regional Water Quality Control ❑ ❑ ❑ x❑
Board?
b) Require or result in the construction of new
water or wastewater treatment facilities or
expansion of existing facilities, the constmction ❑ ❑ ❑x ❑
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?
=3 ,9 3
City of Palm Springs Initial Study 24 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
e) Result in a determination by the wastewater
treatment provider which serves or may serve the
project that it has adequate capacity to serve the ❑ ❑ ❑ Cl
project's projected demand in addition to the
provider's existing commitments?
1) Be served by a landfill with sufficient
permitted capacity to accommodate the project's ❑ ❑ ❑ N
solid waste disposal needs?
g) Comply with federal, state, and local statutes ❑ ❑ ❑ LJ
and regulations related to solid waste?
16.a, d-g)NO IMPACT. All utilities and services are currently provided to the subject site. Due to the
nature and size of this project, there should be no impacts to utilities and service systems as a result of
the project.
16.b) LESS THAN SIGNIFICANT IMPACT. The Desert Water Agency (DWA) currently owns,
operates, and maintains water distribution and pumping facilities within the project area. Project
proponents will be required to connect to existing DWA water infrastructure to provide water to the site
for construction and domestic water service. The developer will be required to comply with all rules,
regulations, and other requirements of the DWA in order to provide water service to the site. Water
service requirements may include, but are not limited to, upgrades, modifications, replacement, and
abandonment of existing DWA facilities. These improvements may require construction within and
adjacent to public rights-of-way and exiting and/or proposed easements. Construction will occur in
accordance with DWA and City requirements and will not cause any significant effects upon the
environment.
16.c) LESS THAN SIGNIFICANT IMPACT. The project may require construction of drainage
improvements to convey storm water flows to area drainage facilities. The hydrology report prepared
for the project determined that the increased storm water runoff due to development of the site would
not exceed the capacity of offsite drainage systems. Additional runoff generated by increases in
impervious surface will be conveyed to the storm drain system with any overages conveyed on the
surface within the street right-of-way limits. Since the project is not expected to significantly alter
drainage patterns in the area, area expansion of new storm water drainage facilities would not be
required as part of the project.
17. MANDATORY FINDINGS OF
SIGNIFICANCE
City of Palm Springs Initial Study 25 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact _
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 wildlife population to drop below
self-sustaining levels, threaten to eliminate a ❑ ❑ ❑ ❑k
plant or animal couumuuty,reduce the number or
restrict the range of a rare or endangered plant or
animal 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 ❑ ❑ El ❑x
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
which will cause substantial adverse effects on ❑ ❑ ❑ 11
human beings,either directly or indirectly?
17.a-c)NO IMPACT. Based on the preceding analysis,the proposed project does not have the potential
to degrade the quality of the environment, substantially reduce the habitat of fish or wildlife species,
cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or
animal community, reduce the number or restrict the range of a rare or endangered plant or animal, or
eliminate important examples of the major periods of California history or prehistory.
As discussed in the respective issue areas,the proposed project would have either no impact or less than
significant impacts after mitigation as to all environmental resources, Implementation of the identified
project-specific mitigation measures and compliance with applicable codes, ordinances, laws and other
required regulations, helps to reduce the magnitude of any impacts associated with the construction
activities. Thus, the impacts would not be-cumulatively considerable with the incorporation of
mitigation measures presented herein.
The analysis presented throughout this document identifies potentially significant impacts for some
environmental disciplines. Appropriate mitigation measures have been identified and incorporated into
the project design to reduce these respective impacts to less than significant impacts. Therefore,project
implementation is not anticipated to result in substantial adverse effects on human beings.
City of Palm Springs initial Study 26 November 19,2003
I S. LISTED BELOW ARE THE PERSON(S)WHO PREPARED OR PARTICIPATED IN THE
PREPARATION OF THE INITIAL STUDY:
Douglas R. Evans,Director of Planning and Zoning
David Barakian, City Engineer
Ron Nicholas, Associate Civil Engineer
Jing Yee, Principal Planner
George Dunn,P.E., George Dunn Engineering
DETERMINATION
On the basis of this initial evaluation:
1] 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,
n there will not be a significant effect in this case because revisions in the project have been
made by or agreed to by the project proponent. A MITIGATED NEGATIVE
DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a"potentially significant impact"or"potentially
significant unless mitigated"impact on the environment, but at least one effect 1) has been
adequately analyzed in an earlier document pursuant to applicable legal standards, and 2)
has been addressed by mitigation measures based on the earlier analysis as described on
attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must
analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment,
because all potentially significant effects (a) have been analyzed adequately in an earlier
El 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.
-/ -6
Douglas R. Ev Date
Director of Planning and Zoning
City of Patin Springs Initial Study - 27 November 19,2003
Page 1 of 1
Jing Yeo
From: Herbert Kouba [UConsign@worldnet.att.net]
Sent: Wednesday, November 05, 2003 10:27 AM
To: jing yeo
Subject: Mesquite Avenue
Dear ling Yee:I realize that we are probably too late to make a comment since the planning meeting is today but,I just wanted to say that
we hope the proposal to change Mesquite Avenue to a collector street is approved.We desperately need assistance with traffic issues and
I'm sure this will be a beginning.To the best of my knowledge no homeowners have objected to the Huddle Springs Project. This is not
because we are apathetic but rather it will enhance the neighborhood and the developer and architect at the last meeting were concerned
with the traffic on Mesquite and did not want it to become a thoroughfare for non essential traffic.This is something that we all
appreciated and wish them the best.This is why there hasn't been negative feedback.
Thank you.
Respectfully,
Steven Kelley/H.Paul Knobs,
231 East Mesquite Avenue
NOV - 5 2003 l ,l
12/1/2nn3
Jing Yeo
From: Jono Hildner Jono@hildner.com]
Sent: Monday, October 20, 2003 2:34 PM
To: douge@ci.palm-springs.ca.us
Cc: jam es@jam escioffiarchitect.com;jingy@ci.palm-springs.ca.us; daveb@ci.pal m-springs.ca.us;
georgedunn@earthlink.net; KturnerSF@aol.com; April@hildner.corn
Subject: Huddle Springs
Doug,
First, I want to thank you for organizing and conducting the meeting to
allow
the community to review, question and comment on the Huddle Springs
project.
Second, let me say that I was very impressed with the way the meeting
was
handled by you. I've had a lot of experience conducting neighborhood
meetings
to site housing that was generally not favored, such as for the mentally
retarded, recovering alcoholics and community corrections clients.
Dealing
with NIMBY is no fun and you handled this as well as I've seen.
I speak only for myself in the following thoughts/comments, but I'm sure
that
many of them are shared by a number of my neighbors.
1. The Huddle Springs proposal is as low neighborhood impact as any
I can
think of for the property given the zoning. Mr. Cioffi and the
developer have
obviously given this lots of thought and the sensitivity with which it
has
been approached are outstanding in my experience. This project should
be
supported by the City.
2. The vast number of comments made at the meeting seemed to
challenge aspects
of the proposal, most dealing with traffic impacts. This is as it
should be,
but don't let the concerns of the specifics keep you from considering
the
quality of the whole. Mr. Cioffi seemed occasionally defensive, but
that
probably comes from years of having been beaten up badly on such
occasions.
3. The concerns of the woman who owns the house directly across
from the
access to the property on Mesquite are real, valid and deeply felt. She
and
her husband may not have fully understood the potential impact of buying
where
they did, but mitigation of the impact on their property will be
essential to
having the neighbors welcome this development. Building them a front _
wall and —
moving the ingress/egress slightly to the West both have merit. 1=-, litrr lip sl tiff
4. In conjunction with the approval of this development, pleas f
amend the City
General Plan to eliminate the idea of making Mesquite four lanes a7om OCT 2 0 2003 -
Palm
Canyon to Random. The developer can spend that money better and I can't
think
of one neighbor that wants those four lanes.
1 � I
5. You asked about access onto Random. Given the nature of the
traffic that
would go onto Random from a limited number of condos in a gated area, I
can' t
see why that would be a problem. You may want to do something that
moves them
from that access to Mesquite rather than Riverside and San Lorenzo, but
I
don' t see a big impact.
6. It seems like the beauty of this proposal will hinge on leasing,
or selling
the restaurant to someone with deep pockets willing to make a long-term
commitment to the vision. Project approval should probably be made
contingent
to that commitment.
7. I love the consideration given to pedestrian and bicycle
traffic. Keep it
in the plan.
8. Traffic calming. The biggie. As you are aware, most everyone
in the
neighborhood is concerned with both the volume and speed of traffic on a
number of the streets already. Folks are using all sorts of shortcuts
to get
from Sunrise to Palm Canyon without taking the streets designated for
that
traffic. This project has the potential to make the problems MUCH worse
and
the potential to make them MUCH better.
The developer is not responsible for spending his money to correct an
existing
problem, but does have the responsibility to assure that it doesn't get
a lot
worse. I'm convinced that the City has the expertise to work with the
developer and the neighborhood to develop and implement a solution.
From my
perspective, this will require effort and MONEY from all the parties.
I am a fairly new resident here, having lived in Oregon for the past 35
years,
but up there, we have a process that allows property owners to vote to
assess
themselves for a local improvement district (LID) for the cost of public
improvements that benefit their property. Streetlights are the most
common
use, but we don't want those. It just requires developing a formula,
usually
street frontage and other impacts and then seeing if neighbors want to
put
their money where their mouths are. This is not to say that the City,
in
conjunction with the developer has significant responsibility, just that
we're
all in this together.
As was noted at the meeting, solving a problem in one area frequently
creates
problems in others. It seems like there are two access points off of
South
Palm Canyon and four or more off of Sunrise. We' ll have to consider all
of
those.
In closing, let me just say thank you to you, your staff, Mr. Ciof ;�--jn
the
developer for the impressive proposal we've seen and I hope that I
be of r"i OCT 2 0 2003
some help in moving it to reality without inordinate delay.
J^�
Jono Hildner
Consultant
241 E. Mesquite Ave.
Palm Springs, CA 92264
ii 1j iij ;l
OCT 20 2003
`Dee 02 03 04: 23p JPCrippan6Rssoc 760-416-0992 p. 1 Cam ' L
J. Paul Crippan
M E.Mesquite Ave.
Palm Springs,CA.92264
760-416-0992
Email JPCr]ppan@A04.c=
December 2, 2003
Mr. Douglas R. Evans
Director of Planning and Zoning
City of Patin Springs
3200 E. Tahquitz Way
P,O. Box 2743 Re: Case#5.0956-PD-285, TTM 31413
Palm Springs, CA 92263 Huddle Springs Development
Dear Doug:
I have met you at the first general meeting and subsequent neighborhood meeting to
discuss this project. I live directly across the street on Mesquite from the proposed
project. I have met with my neighbors to the west and east of my property who will also
be dramatically affected by this proposed development. We have developed these
questions and comments to put forth to the Planning Commission members' meeting to be
held on December 10 at 1:30 P.M
First question, will there be restricted on street parking for residents and guests only on
the north side of Mesquite Ave?Can parking permits be an option?
We currently park our cars on the street as there is not sufficient on site parking for
neighbors,tenants and their guests. Our issue is that the employees and patrons at the
various retaiUfood shops and the main restaurant will take our much needed parking
spaces on Mesquite Avenue. This will adversely affect our ability to rent the apartments as
there will not be sufficient parking for tenants and their guests. Most tenants have two
cars and our on site parking will not accommodate our tenants' needs. We have spent
considerable time and dollars to upscale both apartment complexes and without sufficient
on street parking it will reduce our rental income and the value of ure two apar t..,ent
complex properties.
Second question,why is there not an entrance on Random Street to relieve the traffic
volume on the proposed Mesquite Avenue entrance?
Our concern is the fact that there will only be two entrances into the proposed project. We
feel that the major volume of traffic for Huddle Springs residents and patrons will use the
Mesquite entrance not the South Palm Canyon Drive entrance. Our reasoning is based on
the fact that locals prefer to use the side streets like Mesquite to connect to the major_ _
streets and to minimize the use of Palm Canyon Drive.
L (i. DEC - 2 2003 �
Dec 02 09 04: 23p JPCrippan&nssoc 760-416-0992 p. 2
Mr.Douglas R.Evans
Director of Planning and Zoning
City of Palm Springs
December 2,2003
Page 2
Third question, we want to know if there will be a restriction on when these trucks will be
allowed to service their stores?Or, can they be restricted to only use the South Palm
Canyon Drive entrance?
This is quality of life issue for Mesquite residents as to the number of trucks servicing the
restaurant and other retail/food shops during the day and night.We do not want excessive
noise especially at night and early hours of the morning when we believe these trucks will
be arriving and leaving the development.We feel it will adversely affect our quality of life
that currently exists on Mesquite Avenue.
Fourth question concerns the proposed 8,000 square foot restaurant placement.Would it
not be a smarter financial move to attract an upscale restaurant to have it across from
Rock Garden Restaurant?
Our thought is that the current view of the Chevy Dealership is not what an upscale
restaurant's patrons want to see.The mountain view is none existent as well no view on
the south side of Mesquite. The only reason we come up with its current placement is that
it is where the original restaurant had existed. The placement of the proposed restaurant
on the other side of the property is by far that better option as it has a majestic view of
both mountain ranges and no obstruction of a view of the City of Palm Springs. This
would also provide greater volume of traffic flow to the proposed South Palm Canyon
Drive entrance.
Fifth question concerns the car and truck headlights and noises for the Mesquite homes
across the street from the project's proposed entrance.Will there be sound and fight
barriers to minimize the noise and headlight flashes into the house windows?
Currently we experience the noises and headlights from South Palm Canyon Drive traffic
into our homes. It will be louder and more intense as car and trucks are leaving the
development on the Mesquite side. It will greatly affect the quality of life for Mesquite
residents. We feel that the architect needs to meet with the Mesquite residents who will be
affected by the Mesquite entrance with proposed ways to minimize car noise and headlight
flashes.
These are our questions and concerns. We are not opposed to the project as we feel there
are many benefits with a multiuse development. Our concerns are spelled out and feel they
are real and will affect the quality of life,rental incomes and value of our properties. We as
citizens of Palm Springs want our concerns addressed. We willing to work with the
developers, architect and city representatives to make Huddle Springs Development an
is,
EC 20
' Dec 02 03 04:23p JPCrippan6Rssoc 760-416-0992 P. 3
e
Mr.Douglas R Evans
Director of Planning and Zoning
City of Palm Springs
December 2,2003
Page 3
integral part of our neighborhood. We thank you for this opportunity to submit these
questions and will be present during the meeting on December 10. If you have any
questions or comments,you may reach us at 760-416-0992.
XSinc ,
er
ce
ropet winterO
145 E.
Mesquite Ave.
Spokesperson for Connie and X Lincoln, and Patrick Lacroix
Owners of properties to the east and west of 145 E, Mesquite Ave.
faxed(760-322-8360)and original mailed Dec. 2
JPC;cc
j,� i DEC - 2 2003 I J�
pA`M City of Palm Springs
U w
Department of Planning&Building
Planning Division
R�ORHTEO 3200 Tahquiez Canyon Way•Palm Springs,California 92262
O9C 1 FO RN�p TEL.(760)323-8245 • PAX(760)322-8360 •TDD(760)864-9527
Summary of Community Meeting
Regarding
Huddle Springs Project
Northeast corner of South Palm Canyon Drive and Mesquite Avenue
October 9, 2003
4:00 P.M.
City Hall Large Conference Room
3200 E. Tahquitz Canyon Way
A neighbourhood meeting regarding the Huddle Springs project, located at the northeast
corner of South Palm Canyon Drive and Mesquite Avenue, was held on October 9,
2003. The purpose of the meeting was to introduce the project to the neighbourhood
and allow property owners to ask questions, provide comments, or express concerns for
the developer and staff to address. The Huddle Springs is a mixed-use retail/residential
project consisting of 48 2-story condominiums, 18 2-story live/work lofts, 25,759 square
feet of retail/food space, 9786 square feet of office space, and a 6000 square foot
restaurant. Written notices of the meeting were provided to 94 property owners who live
within 400 feet of the property. The remainder of the Deepwell/Tahquitz River Estates
neighbourhood was contacted through property owners who have volunteered to be
neighbourhood contacts.
STAFF PRESENT:
Douglas R. Evans, Director of Planning and Zoning
David Barakian, City Engineer
Jing Yeo, Associate Planner
DEVELOPER REPRESENTATIVES PRESENT:
James Cioffi, project architect
George Dunn, project traffic engineer
Parviz Parvizyar, developer
The following is a summary of the key questions and issues discussed:
Traffic Calming/Circulation
1. Mesquite Avenue between Sunrise Way and Random Road is treated as a
secondary instead of a collector. What is the City's ability to impose conditions
that would require the developer to provide some traffic calming improvements
on Mesquite Avenue? _
/ ? .4
Post Offic- Bn- ')743 • Palm Sorino-s Cllir- q7/2
Mesquite Avenue was originally planned as an east-west secondary thoroughfare
but has been broken up by development over the years (e.g. Tommy Jacobs Bel-
Air Greens) and has been reduced to a collector street in some sections. Traffic
is diverted to Mesquite Avenue because it is an alternative east-west connector
from major thoroughfares, such as Ramon Road. Of the development proposals
that have been brought forward, the current proposal probably has the ability to
have the least impact due to the mix of traffic (commercial/office mixed with multi-
family residential). James Cioffi, the project architect, explained that the project
was conceived with the neighbourhood context in mind, hence, the mixed-use
concept. The property could have been entirely commercial due to the C-1
zoning on the property. George Dunn, the project's traffic engineer, explained
that he used conservative trip generation rates and allocated 25% of trips going
east, to Mesquite Avenue and calculated that there would be 150 peak hour trips
(i.e. noon and p.m, trips), not including interval and pass-by trips.
City Engineer Dave Barakian explained that 1/3 to 40% of traffic will use
Mesquite Avenue, according to the traffic study. An opportunity to implement
traffic calming measures could be at the entrance into the neighbourhood at
Random Road, perhaps some sort of entrance statement or feature. The City
will require traffic calming in the conditions of approval, to occur in conjunction
with the ongoing Mesquite Avenue traffic calming program. However, the City
may only impose conditions related to the project's potential impact on the
neighbourhood.
2. Location of entrance driveway on Mesquite Avenue
A property owner on the south side of Mesquite Avenue was very concerned that
the location of the driveway for ingress and egress on Mesquite Avenue would
adversely affect the property value of the home. The developer will be working
with the property owner on possibly relocating or modifying the driveway to
minimize the impact to properties on the south side of Mesquite Avenue.
3. Clarification of underground parking ingress and egress.
The South Palm Canyon Drive and Mesquite Avenue ramp access are both 2-
way.
4. Comment from property owner that 76 parking spaces is not enough for a 200
seat restaurant, concern regarding overflow parking onto Mesquite Avenue.
The developer proposes to keep the existing pavement width on Mesquite
Avenue between Random Road and South Palm Canyon Drive with some
widening at South Palm Canyon Drive for a right turn lane. Mesquite Avenue
could be `red curbed' to eliminate on-street parking. The traffic' analysis
completed thus far, supports reclassifying Mesquite Avenue between Random
Road and South Palm Canyon Drive from a secondary to'a collector.
5. Will there be any traffic directed onto Random Road?
Planning Director Doug Evans suggested that there may be a possibility to have
"residents only" access on Random Road, in order to reduce traffic on Mesquite
2
Avenue. There appeared to be some support for this option along with
consideration for traffic calming measures such as center islands or medians
because it forces cars to slow down an go around the obstacle.
6. Concern that having adding a driveway on Random Road will increase traffic on
San Lorenzo and Riverside Drive, which already experience high-speed traffic.
City Engineer Dave Barakian explained that the purpose of traffic calming is not
to move traffic from one street only to make the situation on another street worse.
Traffic calming has to be considered for the entire neighbourhood instead of
piece-meal solutions. There was some agreement from property owners in
attendance that there needs to be a coordinated traffic calming program for
transitioning to residential areas.
7. Comment to increase the wait time at the Mesquite Avenue/South Palm Canyon
Drive traffic signal in order to discourage the use of Mesquite Avenue.
Increasing the wait time at the traffic signal will probably create more problems
because more cars will be waiting at the traffic signal and back up on Mesquite
Avenue causing discomfort for the homeowners who live across the street from
the project.
8. When will the traffic study be completed and will it be made available?
The traffic study should be completed in approximately 3-4 weeks. When it is
completed, it is a public document and will be available for review. Staff
suggested that the most efficient process would be if someone would volunteer
to review the traffic study on behalf of the neighbourhood.
Project Design
9. Building height restrictions for the project.
The project has a maximum building height of 24 to 30 feet.
10. What are the unit types and price range for the condominiums?Are the live/work
lofts shelves only?
The condominiums are all 2-3 bedroom units and will start in the mid $300s. The
upper space of the lofts will be "shelved" while the lower space will have a
finished kitchen and bath with parking provided on the underground level.
11. How true is the project design to the original Huddle Springs?
Mr. Cioffi indicated that the project will be as true as possible to the original
design, or a new building will be designed.
12. What types of uses are anticipated for the commercial component of the project?
Concern expressed about the quality of the commercial tenants.
3
The project will include neighbourhood convenience uses such as food,
drycleaners, a video store, coffee shops and will also include uses that are
compatible with the proposed Star Canyon timeshare project across South Palm
Canyon Drive as well as the office uses, which are active in the daytime hours.
The developers have had discussions with potential tenants but it is too early to
make any final decisions. The restaurant will cost approximately $200/square
foot to construct so the expectation is that a high-end tenant will lease the space.
Construction Phase
13. What is the project's construction schedule?
It is too early to determine when the project might be complete because a public
hearing date has not been set yet. Grading is likely to occur all at once. The
project will be divided into 3 phases: 1" phase will include 34 units of the condos
and live/work units, 2"d phase will include the remainder of the residential
component, and 3`d phase will include the commercial component. Currently, the
project is approximately 6-8 months away from groundbreaking. Once under
construction, the project may take approximately 2 years to complete. These are
very preliminary time frames and phasing schedules.
14. Construction impacts, especially ground vibration or movement during grading.
The soil is fairly well compacted therefore, there will be some ground vibration
during construction. Staff recommends that concerned property owners should
take pictures of their property prior to grading activities and watch for any
damage.
15. Restricting construction vehicles from using Mesquite Avenue.
These issues are typically discussed and resolved during pre-construction
meetings. There are weekly meetings during construction where workers are
reminded of time constraints and sensitivity of the neighbourhood. In addition,
most residential streets cannot carry the load of large construction vehicles.
Most contractors also do not prefer to use residential streets due to liability
issues with the school and stop signs.
16. Comment that traffic control issues should not hold the project back.
Traffic calming is a separate and much larger community issue that requires
further coordination between the neigbourhood and City staff.
Meeting Adjourned 5:45 p.m.
4
Z
0
C7
m
n
D
O 0 R/W
R%W
m Z 0 60•
.0 O D 10• 40 to
TI
CS 20• 20• VARIES m
CO PER ZONE G
Co m -u 2
nZ j� �� • �\/� OZ
In
SIDEWALK - SEE C.P.S.
STD. DWG. 210 1TYP.1
o p n CURB & GUTTER
> DD SEE C.P.S. STANDARD
DWG. NO. 200 ITYP.)
o mZ
CD { C
j Im NOTES
a m I. SEE C.P.S. STD. DWG, NO.'110 FOR
MINIMUM PAVEMENT STRUCTURAL SECTION.
0M 2, TWO 12* TRAVEL' LANES; TWO B' PARKING LANES.
OR AS APPROVED BY THE CITY ENGINEER. 0
O
Z Z o o
o
rT� —
L4 1 I \w1i
n co I r
C31 z Co
Am co <)I_
o r �
b
r �
Z
O
00
0
c
m m
O R/W
Z R/W
80'
D —I -n
'0 64' 8
p e'
32, 32'
O D -a 2l/ 0
O
Z m
Z \1,�
\ \ \ \ \
D
-i
D O
z SIDEWALK - SEE C.P.S.
m STD. DWG. 210 ITYP.I
CURB S GUTTER
_ n D SEE C,P.S. STANDARD
n > a DWG. NO. 200 ITYP.I
v me Z
m �
m NOTE8t
m
m
< I. SEE STANDARD DWG. NO, 110 FOR
MINIMUM PAVEMENT STRUCTURAL SECTION.
v
FOUR - 12' TRAVEL LANES. TWO S' PARKING LANES,
OR AS APPROVED BY THE CITY ENGINEER. O
Z o
o
o
m
N �
w n j;l
cNn $
w G!
N
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 before the City Council of
the City of Palm Springs, in conjunction with Case No. 5.0956 — PD285 —
TTM 31413, for the Construction of the Huddle Springs development, a
mixed-use retail/residential project consisting of 48 2-story residential
condominiums, 18 2-story live/work lofts, retail/food space, 9,786 sq. ft. of
office space, and an up to 8,000 sq. ft. restaurant, located at the Northeast
corner of South Palm Canyon Drive and Mesquite Avenue,Zone C-1,Section
23; applicant, Huddle Springs Development, LLC, was mailed to each and
every person on the attached list on the 26th day of November, 2003. A copy
of said Notice is attached hereto. Said mailing was completed by placing a
copy of said Notice in a sealed envelope, with postage prepaid, and
depositing same in the U.S. Mail at Palm Springs, California.
I declare under penalty of perjury that the foregoing is true and correct.
Dated at Palm Springs, California, this 26th day of November, 2003.
(::;ATRICIA A. SANDERS
City Clerk
NOTICE OF CITY COUNCIL MEETING
NOTICE OF PUBLIC HEARING
Case 5.0956- PD-285 TTM 31413
Northeast comer of South Palm Canyon Drive and Mesquite Avenue ,
Applicant: Huddle Springs Development, LLC
NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California,will hold a public
hearing at its meeting on December 17,2003. The City Council meeting begins at 7:00 p.m. in the Council
Chamber at City Hall,3200 E. Tahquitz Canyon Way, Palm Springs.
The purpose of the hearing is to consider Case 5.0956- PD-285 TTM 31413, a request by Huddle Springs
Development, LLC for Planned Development District 285 (PD-285) and Tentative Tract Map 31413 (TTM
31413) for the construction of the Huddle Springs development, a mixed-use retail/residential project
consisting of 48 2-story residential condominiums, 18 2-story live/work lofts,25,759 square feet of retail/food
space, 9,786 square feet of office space,and an up to 8,000 square foot restaurant. Primary access to the
project will from two driveways on South Palm Canyon Drive and on Mesquite Avenue. Parking will be
provided at grade and below grade. PD-285 is being requested in order to allow a mix of property
development standards from the C-1 and R-3 zones and to allow a maximum building height of up to 32 feet
for some roof projections, The subject property is located at the northeast comer of South Palm Canyon
Drive and Murray Canyon Drive, Zone C-1, Section 23.
The applicant, Huddle Springs Development, LLC, is also requesting an amendment to the General Plan
Circulation Element to reclassify Mesquite Avenue between South Palm Canyon Drive and Random Road
from a secondary thoroughfare to a collector street. This portion of Mesquite Avenue is currently improved
to collector street standards.
An Environmental Assessment has been prepared and will be reviewed by the City Council at the meeting.
A draft Mitigated Negative Declaration of Environmental Impact has been prepared for the subject proposal.
Members of the public may view this document in the Department of Planning and Zoning, City Hall, 3200
E.Tahquitz Canyon Way,Palm Springs,and submit written comments to the City Clerk at or pdorto the City
Council hearing.
If any 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 City Council hearing.
An opportunity will be given at said hearing for all interested persons to be heard.Questions regarding this
case may be directed to Jing Yeo, Principal Planner, (760) 323-8245.
PATRICIA A. SANDERS
City Clerk
VICINITY MAP N f
W F.
s
i
z
o RAMON ROAD
z . .
w.
�. .. za
¢ n
_ Q o
a z
W CAMINO. PARCELA
m .
10 SUNNY DUNES ROAD
SOUTH RIVERSIDE .DRIVE
SAN FLORENZO ROAD
QQ MESQUITE AVENUE
PALO VERDE,AVENUE
_ o
OCOTILLO AVENUE '
CITY OF PALM SPRINGS
CASE NO.: 5.0956 DESCRIPTION:
General Plan Circulation Map Amendment to reclassify Mesquite
APPLICANT: Huddle Springs Development, LLC Ave between S. Palm Cyn Dr and Random Rd from a secondary
thoroughfare to a collector street and PD-285&TfM 31413 for 48
condos, 18 live/work lofts, 25759 sf of retail, 9786 sf of office&
8000 sf restaurant at NE comer of S. Palm Cyn Dr& Mesquite
Neighborhood Coalition List
Case 5.0956 MR PETER DIXON i MR BILL DAVIS AND
&C. Hearing forte 431 SOUTH MONTE VISTA DRIVE MS TRISHA DAVIS
Huddle Springs Development PALM SPRINGS CA 92262 227 SOUTH CAHUILLA
PALM SPRINGS 92262
I
MR FRANK TYSEN MR BOB WEITHORN MR TIM HOHMEIER
C/O CASA CODY COUNTRY INN 261 SOUTH BELARDO ROAD 1387 CALLE DE MARIA
175 SOUTH CAHUILLA ROAD PALM SPRINGS CA 92262 PALM SPRINGS CA 92264
PALM SPRINGS CA 92264
I,
MS CHRISTINE HAMMOND MR PHIL TEDESCO MR MARSHALL ROATH
1155 SOUTH CAMINO REAL 1303 WEST PRIMAVERA DRIVE MS SHERYL HAMLIN
PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 565 WEST SANTA ROSA DRIVE
PALM SPRINGS CA 92262
MS MARGARET PARK
MS ROXANNE PLOSS AGUA CALIENTE BAND OF
930 CHIA AGUA CALIENTE INDIANS REP CAHUILLA INDIANS
PALM SPRINGS, CA 92262 650 E TAHQUITZ CANYON WAY
PALM SPRINGS CA 92262
SENIOR SECRETARY
DEPT OF PLANNING&ZONING'
CITY OF P.S. REP CITY OF PALM SPRINGS
PO BOX 2743
PALM SPRINGS CA 92263-2743
HUDDLE SPRINGS DEVELOPMENT LLC MR JAMES CIOFFI
SPONSORS 9229 SUNSET BLVD#625 2121 EAST TAHQUITZ CANYON WAY
WEST HOLLYWOOD, CA 90069 PALM SPRINGS CA 92262 1
LA MESQUITE DEVELOPMENT LLC WINGUS PARTNERSHIP MR GEORGE DUNN
ATTN MR YORAM SHILY ATTN MR CHRISTOPHER J PARVIZYAR 1941 PASEO PELOTA
8929 WILSHIRE BLVD#411 9229 SUNSET BLVD#625 PALM SPRINGS CA 92262
BEVERLY HILLS CA 90211 WEST HOLLYWOOD CA 90069
508 161 002 508 162 001 508 162 002
Riverside County Flood Coni Whitehead Prop&Marion Leonard Whitehead P onald Williams
1995 Market St 4 511 E Surmy Dimes Rd#B 4511 E Sunn ones Rd#B
Riverside, CA 92501 Palm Springs, CA 92264 Palrn Sp ' gs, C 92264
508 162 003 508 1620 4 508 162 00
Lynn Shapiro&Jorcomrt Fuller Char p �/LJ Whitehead Pro anon Leonard
1666 20th St#100 PO Box 1457 U p 4511 E Sunn m s Rd#B
Santa Monica, CA 90404 San Francisco C 94114 Palm Spr' s, CA .264
508 162 008 508 162 K09 508 2 Ol
Valerie Hodgert Valerie Ann He ert&R�rchard Paul Steven e
412 Lemon Grove Lu 412 Lemon Gr e Ln 447 CeNOS
Rd
Santa Barbara, CA 93106 Santa Barbara 93108 Santa F87501
508 162 01 508 162 0 F/ r 508 162 013
Frank Wenze cut Vandenberg Fore Partners Llc Lynn Shapiro&Jorcouri
775 E Mel Ave PO Box 2108 1666 20th St#100
Palm Springs, t N262 Bremerton, WA 98310 Santa Monica, CA 90404
508 163 001 508 163 007 508 163 008
David&Geraldine Esth Lyons Denise Gilbert Cecil&'Cleora Bullard
487 E Valmonte Norte 2496 E Santa Ynez Way 530 E Industrial PI
Palm Springs, CA 92262 Palm Springs, CA 92264 Palm Springs, CA 92264
508 163 009 508 171 002 508 171 005
Hland George B Ruderman Martin A&Ruderman Jolm Polos&'Katlic Polos
982 Stone Canyon Rd 1157 E Riverside Dr S 777 S Patin Canyon Dr
Los Angeles, CA 90077 Palm Springs, CA 92264 Palm Springs, CA 92264
508 171 006 508 1 00 508 171 008
James Jackson&Aline Jackson RiversW unty Flood Coot John Poles Kathe Polos
601 Areanas Rd,#W 1995 Marke t 777 S, anyon Dr
Palm Springs, CA 92262 Riverside, 501 Palm Spri CA 92264
508 1 1 00 508 172 508 172 007
Riversi mriy Flood Cont Francaise D on ri Banque Russell Wade&Jane Wade
1995 Mark St NO STREET or NUMBER Eldorado Country Club
Riverside, C 2501 CA Indian Wells, CA 92210
508172
008 508 172 010 508 172 0 1
Riverside o mty Flood Coni Riverside Corry Flood Conn Riveride ounty Flood Cent
11995 Ma t 1995 Marke; t 1995 ket St
Riverside, CA 2501 Riverside, CAS 92501 Riversid , A 92501
s
508 172 012 508 181 016 508 181 017
Riverside C m y Flood Cont Rornan-Wilson Llc Thomas Battaglia
1995 Market 2825 E Tahquitz Canyon Way#D 1 28851 Avenida Diosa
Riverside, CA 501 Palm Springs, CA 92262 Cathedral City, CA 92234
3
6.o7sZ
508 191 002 508 191 003 I 508 191 004
Evan&Phyllis Mclennan Frank Angel Brambila Least Valkis
621 S Riverside Dr 2541 N Miller Rd 1 679 E Alexander Way
Palm Springs, CA 92264 Scottsdale, AZ 85257 Palm Springs, CA 92262
i
I 508 191 012 508 191 013 508 191 015
Scott Neil Carl&Wencke Martin 1st Church Of Christ Scientists Ps
650 E San Lorenzo Rd 24351 La Hermosa Ave 605 S Riverside Dr
Palm Springs, CA 92264 Laguna Niguel, CA 92677 Palm Springs, CA 92264
508 192 022 508 192 0 508 192 024
Michael Green& Stephen Boyd James ll e e&Paul Galetta Del Sol Tortuga
555 E San Lorenzo Rd 949 Plea ley Rd#2-8 715 E San Lorenzo Rd
Palm Springs, CA 92264 South dsor, 06074 Palm Springs, CA 92264
f
508 192 037 508 192 038 508 192 039
Emery Nagy Gregory&Marie Freed Marilyn Tyler
650 E Mesquite Ave 3475 N Los Coyotes Diagonal 570 E Mesquite Ave
Palm Springs, CA 92264 Long Beach, CA 90808 Palm Springs, CA 92264
508 92 0 508 291 003 508 291 004
Mich
a een& Stephen Boyd Robert Wilson James Crippam
555 E S orenzo Rd 1111 E Alejo Rd 145 E Mesquite Ave
Palm Sp ' g , CA 92264 Palm Springs, CA 92262 Palm Springs, CA 92264
508 291 005 508 291 007 508 291 010
Lynda Kerney&X&Connie Lincoln Jim Teitzel&FHlda Teitzel Robert&Barbara Woods
1317 S Calle Palo Fierro 165 E Mesquite Ave 205 E Mesquite Ave
Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264
508 291 Ol l 508 291 013 508 291 014
Robert Woods&Barbara Woods Steven&Kouba Paul Kelley Jonathan&April Hilchter
205 Mesquite Ave 10940 Fruitland Dr 241 E Mesquite Ave
Palm Springs, CA 92264 Studio City, CA 91604 Palm Springs, CA 92264
508 291 015 508 291 016 508 291 019
Frank Bryan Peter Johnson Joseph Scionte&Gilda Scionte
249 E Mesquite Ave 254 E Palo Verde Ave 623 S Courtney Ave
Palm Springs, CA 92264 Palm Springs, CA 92264 Fullerton, CA 92833
508 291 020 508 291 021 508 291 022
William Walker&Christopher Martin Alfred Marohl Gaetan Choquette
216 E Palo Verde Ave 206 E Palo Verde Ave 190 E Palo Verde Ave
Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264
508 291 023 509 291 024 508 291 025
Susan Colbourn Neal Wilson Douglas Ciccolo
261 E Palo Verde Ave 166 E Palo Verde Ave 158 E Palo Verde Ave
Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264
508 291 02 508 91 02 508 291 028
Rie rd W' 'stock y" Steve & ela Zeasman Jerold Harris&Larry Tabberer
Canie radley Bru 4141 B h Dr S W 8830 Rangely Ave
60 S Cal fin a St Seattle, 98116 Los Angeles, CA 90048
Ventura, 93001
508 291 (529 508 291 032 508 291 033
Erminia Verlengia Proffitt Edward James&Jacquelyn Storm
1080 S Palm Canyon Dr 185 E Mesquite Ave 248 E Palo Verde Ave
Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264
508 91 0 4 508 291035 508 291 036
Steven id Jima a Teitzel Everett Martin
1000 S m Canyon Dr 165 E Mes 'te Ave 225 E Mesquite Ave
Palm Sp in s, CA 92264 Palm Sprin
' , CA 92264 Palm Springs, CA 92264
508 292 001 508 292 002 508 292 003
Bigley James F&Bigley J Larry Fugate Rena Maynard&Ray Nelson
322 E Desert Willow Cir 208 S Maize Rd 135 E Palo Verde Ave
Palm Springs, CA 92262 Wichita,KS 67209 Palm Springs, CA 92264
508 292 004 508 292 005 508 292 006
Magad Taha& S W Susan Gregg Selleck Robert Free&Free Carolyn Corker
157 E Palo Verde Ave 1175 E El Alameda 9714 Lake Shore Blvd NE
Palm Springs, CA 92264 Palm Springs, CA 92262 Seattle, WA 98115
508 292 007 508 008 508 292 009
Manning Frank W Richar ee am Rosemarie Goldberg
185 E Palo Verde Ave 207E Pal erde Ave 219 E Palo Verde Ave
Palm Springs, CA 92264 Palm Sprin s, CA 92264 Palm Springs, CA 92264
508 292 010 508 292 011 508 311 001
Doyle Lynne Scott Drane Ronald&Learm Dale
227 E Palo Verde Ave 10528 N Sinclair Cir 253 E Mesquite Ave
Palm Springs, CA 92264 Fresno, CA 93720 Palm Springs, CA 92264
508 311 002 508 311028 508 311 029
Bill&Sandra Hoppe Vance Walter H James Henderson
T Mcdonald 266 E Palo Verde Ave 256 E Palo Verde Ave
271 E Mesquite Ave Palm Springs, CA 92264 Palm Springs, CA 92264
Palm Springs, CA 92264
513 2 0 3 513 250 014 513 25 020
E Alan ity&Petty Chevrolet Macmagruder Us 5
3480 of
nce Blvd#212 999 S Palm Canyon Dr Urrkr wn
Torranc , 90503 Palm Springs, CA 92264 , CA(\\
321 31 �..- 513 250 032 513 300 0 6
E Alan Pe &Petty Riverside County Flood Cent Fey FjSa
vestments Limited Partne
3480 Torru Blvd#212 3133 7th St 2000 na Dr
Torrance, 0503 Riverside, CA 92507 Palm n s, A 92264
513 300 007 5 3 30 022 513 300 030
Fey Family Investments Linuted Partne Us 5 3 George Marantz&Dianne Marantz
2000 S Madrona Dr No 6 Palomino Rd
Palm Springs, CA 92264 A Palm Springs, CA 92264
513-300 022
508 162 004 MR WON JA LEE AND
513 300 031 MR CHARLES H. FULLER YOUNG GACK KIM
George Marantz&Dianne Maranlz PO BOX 5620 1109 SOUTH PALM CANYON DRIVE
211 W Mesquite Ave PALM SPRINGS CA 92263-5629 PALM SPRINS CA 92264
Palm Springs, CA 92264
it
i
009 602 320 501 045 002 501 062 025
MAC MAGRUDER CHEVROLET SPARKS WALTER 7 MARGARET SHEARER
999 SOUTH PALM CANYON DRIVE 3715 HILLTOP COURT 2415 KENOMA STRRET
PALM SPRINGS CA 92264 SOQUEL CA 95073 SAN DIMAS CA 91773
501 103 003 505 142 003 508 263 005
JOE& BETTY KENNEDY KENNETH TURNER MR MICHAEL STERN
'2398 NORTH STARR ROAD 101 STATES ST#7 105 DUANE ST#4F
PALM SPRINGS CA 92262 SAN FRANCISCO CA 94114 NEW YORK NY 10007
508 311 015 508 416 003
MS CHRISTINE HAMMOND AND MR JAMES GILROY AND 508 421 005
MS SYLVIAZELNYS MR MICHAEL SURINA MR NICHOLAS CHICOLA
1155 SOUTH CAMINO REAL 3015 SEQUOIA DRIVE NORTH 55 PALOMINO ROAD
PALM SPRINGS CA 92264 PALM SPRINGS CA 92262 PALM SPRINGS CA 92264
508 442 007
MR ALEXANDER ARTA ROSS AND 513 193 003 508 426 001
MS DIANE ROSS MS SHERYL HAMLIN DEWEY GREEN 1992 TRUST
1550 SOUTH SAGEBRUSH ROAD 221 MAIN STREET#800 901 EAST DEEPWELL ROAD
PALM SPRINGS CA 92264 SAN FRANCISCO CA 94105 PALM SPRINGS CA 92264
PAi /jy'�
c
PROOF OF PUBLICATION This Is space_fer County clerks Filing stamp
(2015.5•C•C•P) No.6444
CITY OF PALM SPRINGS
NOTICE OF CITY COUNCIL MEETING
NOTICE OF PUBLIC HEARING
Case 5.0956 - PD-285 TTM 31413
Northeast corner of South Palm Canyon
Drive and Mesquite Avenue
Applicant: Huddle Springs Development, LLO-
STATE OF CALIFORNIA NOTICE IS HEREBY GIVEN that the City Counctl
Count of Riverside of the City of Palm Springs, California, will hold a
Y public hearing at its meeting an December 17,
2003. The City Council meeting begins at 7.00
P.M. rn the Council Chamber at City Hall, 3200 E
fahquitz Canyon Way.P.alm Springs_— . -
The purpose of the hearingg is to consider Case
5 09 6 - PD-285 TTM 31413, a request by Hud-
dle Springs Development, LLC for Planned Devel-
opment District 285, (PD-285) and Tentative Tract
Map 31413 (TTM 31413) for the construction of
I am a citizen of the United States and a resident of the Huddle Springs development, a mixed-use re-
tail/residential)project consisting of 48 2-story res-
the County aforesaid; I am over the age of eighteen Marine] condominiums, 18 s-story live/work lofts,
25,759 square feet of retail/food space, 9,796
years,and not a party to or interested In the square feet of office space, and an up to 8,000
above-entitled matter.I am the principal clerk of a square foot restaurant Primary access to the pro-
ject will be from two driveways on South Palm
printer of the,DESERT SUN PUBLISHING Canyon Drive and on Mesquite Avenue. Parking
will be provided at grade and below grade. PD-
COMPANY a newspaper of general circulation, 285 is being requested in order to allow a mix of
printed and published In the city of Palm Springs, proper development standards from the C-1
I p Yand R-3 zones and to allow a maximum building
Count of Riverside,and which newspaper has been height of up to 32 feet far same roof projections
YThe subject property is located at the northeast
adjudged a newspaper of general circulation by the corner of South Palm Canyon Drive and Murray
Canyon Drive, Zone C-1, Section 23.
Superior Court of the County of Riverside,Stale of
California under the date of March 24, 1988.Case VICINITY MAP
Number 191236; that the notice,of which the
annexed is a printed copy(set in type not smaller
than non pariel,has been published in each regular o
and entire issue of said newspaper and not in any _
supplement thereof on the following dates,to wit:
November 270' -- --, -
-------------------------------------------------------------
---------------'--------------------------'------------__
All in the year 2003
I certify(or declare)under penally of perjury that the The applicant, Huddle Springs Development, LLc
foregoing is true and correct. Is also requesting an amendment to the General
g g Plan Circulation Element to reclassify Mesquite
let 'Avenue between South Palm Canyon Drive and
Random Road from secondary thoroughfare to a
Dated at Palm Springs,California this---------day collector street. This portion of Mesquite Avenue
ds currently improved to collector street stri
ards.
of -December - -------------------'2003 An Environmental Assessment has been Prepared
wil
City
and ing be reviewed to the Negative
Council at the
meeting.Environmental draft pact a Negative Declaration e
ubject Impact has been prepared for the
subject proposal Members of the public may
-------------------------------------------------------------- view this document In the Department of Planning
Signature and Zoning, City Hall, 3200 E. Tahgiltz Canyon
g Way Palm Spnngs,and submit written comments
to the Qty Clerk at or prior to the City Council
hearing.
If any group challenges the action in court, issues
raised may be limped to only those issues raised
at the public hearing described in this notice or in
written correspondence at, or prior to the City
Council hearing.
An opportunity will be given at said hearing for all
interested persons to be heard. Questions regard-
ing this case may be directed to Jing Yeo, Princi-
pal Planner, (760)323-8245.
PATRICIA A. SANDERS
City Clerk
r
PROOF OF PUBLICATION
This Is space for County Clerk's Filing Stamp
(2015.5.C.C.P)
No.6365
NOTICE OF PLANNING COMMISSION
MEETING
NOTICE OF PUBLIC HEARING
CITY OF PALM SPRINGS
Case 5 0956 - PD-285
STATE OF CALIFORNIA Tentative Tract Map 31,113
County of Riverside - -- - _ NOTICE IS HEREBY CIVEN that the Planning
Commission of the City of Palm Springs, Califor-
nia, will hold a ppublic nearing at de+neuNng m- -
December 10, 2003. The Planning Commission
meeting begins at 130 p.m. (public hearings start
at 2.00 p.m.) in the Council Chamber at City Hall,
3200 E. Tahquitz Canyon Way, Palm Springs.
The purpose of the hearing is to consider Case
5.09b6, a request by Huddle Springs Develop-
ment, LLC to amend the General Plan Circulation
I am a citizen of the United States and a resident of Map in order to reclassify Mesquite Avenue be-
tween South Palm Canyyon Drive and Random
the County aforesaid;I am over the age of eighteen Road from a secondary thorou hfare to a collet
tar street.The proposed Collector street designe-
years,and not a party to or interested in the tlon would match existing street improvements for
this portion of Mesquite Avenue.
above-entitled matter.I am the principal clerk of ap
Printer of the,DESERT SUN PUBLISHING oistr secondt 28 (P�u 285)and Tentative Taot M p
COMPANY a newspaper of eneral circulation, 3141S for the construction of the Huddle Springs
g cievelo ment, mixed-use retail/residential roject
Printed and published in the city of Palm Springs, uma is ny story Blue/worry lefts,residential o square
County of Riverside,and which newspaper has been of retail/food space, 9,786 square feet of office --
ad space, and an up to 8,000 square foot restaurant,
adjudged a newspaper of general circulation by the Primary access to the project will be Frain two
driveways on South Palm Canyon Drive and on
Superior Court of the County of Riverside,State of Mesquite Avenue. Parking will be provided at
California under the date of March 24,1988.Case grade and below grade. PD-285 is tieing request-
ed In order to allow a mix of pro erty develop-
Number 191236;that the notice,of which the ment standards from the C-1 and -3 zones and
to allow a maximum building height of up to 32
annexed is a printed copy(set in type not smaller feet for some roof projections. The subject prop-
than non pariel,has been published in each regular dy is located the northeast comer of South
Palm Canyon Drrive and Murray Canyon Drive,
and entire issue of said newspaper and not in any Zara C-1, Section 23.
supplement thereof on the following dates,to wit: VICINITY MAP
November 20th
All in the year 2003
I certify(or declare)under penalty of perjury that the
foregoing is true and correct.
21st
Dated at Palm Springs,California this-----____day
for the subect proposal. ..,„r....
ot----------November----------—-----_�_____ 2003 An Environmental Assessment has been prepared
and will be reviewed b the Planning Commission
�/'j� Decla-
ration the meetinf Environmental
A draft MitigatedhbeenNegative pared
/V,(C//nxn.SlS ration of ub act proposal.
1.Impact has been prepared
Members p the public
------_------____ ________ may view his document in the Department of
Planning and Zoning. City Hall, 3200 E.Tahgwtz
Signature Canyon Way, Palm Springs, and submit written
omments at or prior to the Planning Commission
hearing
If any group challenges the action in court,Issues
ailed may be limited to only those issues raised
din the public hearing described in this notice or
in written coneapondence at,or prior to the Plan-
ning Commission hearing.
An opportunity will be given at said hearing for all
interested persons to be heard. Questions regard-
ing this case mayy 6e duetted to She Yeo, Princi-
pal Planner, (780)323-8245.
PLANNING COMMISSION
/s/Douglas R.Evans
Duec'-r cf Planning and Zoning
508 362 008 1��
Valerie Hodgert
412 Lemon Grove Ln'
Santa Barbara, CA 931U6
HODG4120 `'SiO5308a 1&02 51 12i01i05
FORWARD rIME EXP RTN TO SEND
H ODGERT ' VAI_ORIE A
I TJ8 L..INDA VISTA .DR
-'�._ SANTA 'f r,,Fz CA
• i
AFFIDAVIT OF MAILING
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )
I,the undersigned,say: I am and was at all times herein mentioned, a citizen of the United States and
employed in the County of Riverside, over the age of eighteen years, and not a parry to the within
action or proceeding; that my business address is 3200 E. Tahquitz Canyon Drive, Palm Springs,
California;that on the 18th day of November, I served the within NOTICE OF PUBLIC HEARING for
PLANNING COMMISSION CASE NO.5.0956-PD-285&TTM 31413 to consider request by Huddle
Springs Development, LLC, to amend the General Plan Circulation Map in order to reclassify
Mesquite Avenue between South Palm Canyon Drive and Random Road from a secondary
thoroughfare to a collector street. The proposed collector street designation would match existing
street improvements for this portion of Mesquite Avenue.
The second request is for Planned Development District 285 (PD-285) and Tentative Tract Map
31413 for the construction of the Huddle Springs development, a mixed-use retail/residential project
consisting of 48 two-story residential condominiums, 18 two-story live/work lofts, 25,729 sq. ft. of
retail/food space, 9,786 sq. ft. of office space, and up to an 8,000 sq. ft. restaurant.
This Notice was served on persons contained in Exhibit "A" attached hereto in said action or
proceeding by depositing a true copy thereof, enclosed in a sealed envelope with postage thereon
fully prepaid, in a mailbox, sub-post office, substation or mail chute, or other like facility, regularly
maintained by the Government of the United States in the City of Palm Springs,California, addressed
to the list of persons or firms indicated on the report received on May 27, 2003 and certified by the
City's Planning Technician, and attached hereto as Exhibit"A".
I hereby declare under penalty of perjury that the foregoing is true and correct.
Eoretta D. Moffett ✓',l%
Dated at Palm Springs, California, this18th day of November, 2003.
. t .
NOTICE OF PLANNING COMMISSION MEETING
NOTICE OF PUBLIC HEARING
CITY OF PALM SPRINGS
Case 5.0956 -PD-285
Tentative Tract Map 31413
Northeast corner of South Palm Canyon Drive and Mesquite Avenue
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Palm Springs, California,will hold
a public hearing at its meeting on December 10, 2003. The Planning Commission meeting begins at 1:30
p.m.(public hearings start at 2:00 p.m.) in the Council Chamber at City Hall, 3200 E.Tahquitz Canyon Way,
Palm Springs.
The purpose of the hearing is to consider Case 5.0956, a request by Huddle Springs Development, LLC to
amend the General Plan Circulation Map in orderto reclassify Mesquite Avenue between South Palm Canyon
Drive and Random Road from a secondary thoroughfare to a collector street. The proposed collector street
designation would match existing street improvements for this portion of Mesquite Avenue.
The second request is for Planned Development District 285(PD-285)and Tentative Tract Map 31413 for the
construction of the Huddle Springs development,a mixed-use retail/residential project consisting of 48 2-story
residential condominiums,18 2-story live/work lofts,26,759 square feet of retail/food space,9,786 square feet
of office space, and an up to 8,000 square foot restaurant. Primary access to the project will from two
driveways on South Palm Canyon Drive and on Mesquite Avenue. Parking will be provided at grade and
below grade. PD-285 is being requested in order to allow a mix of property development standards from the
C-1 and R-3 zones and to allow a maximum building height of up to 32 feet for some roof projections. The
subject property is located at the northeast corner of South Palm Canyon Drive and Murray Canyon Drive,
Zone C-1, Section 23.
An Environmental Assessment has been prepared and will be reviewed by the Planning Commission at the
meeting. A draft Mitigated Negative Declaration of Environmental Impact has been prepared for the subject
proposal. Members of the public may view this document in the Department of Planning and Zoning,City Hall,
3200 E. Tahquitz Canyon Way, Palm Springs, and submit written comments at or prior to the Planning
Commission hearing.
If any 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 Planning Commission
hearing.
An opportunity will be given at said hearing for all interested persons to be heard. Questions regarding this
case may be directed to Jing Yeo, Principal Planner, (760)323-8245.
PLANNING COMMISSION
DOUGLAS R. EVANS
Director of Planning and Zoning
VICINITY MAP N
4-- -,�
S
Z
o RAMON ROAD
Q U w
O >
W Z
O Q
0
� Z
w CAMINO PARCELA
m
x
5 -7 ,
01 �0 SUNNY DUNES ROAD
e ' " SOUTH RIVERSIDE DRIVE
U `�,rnmo rrx '7
k(� yY�inC
SAN LORENZO ROAD _
MESQUITE AVENUE
PALO VERDE AVENUE
- o
OCOTILLO AVENUE
CITY OF PALM SPRINGS
CASE NO.: 5.0956 DESCRIPTION:
General Plan Circulation Map Amendment to reclassify Mesquite
APPLICANT: Huddle Springs Development, LLC Ave between S. Palm Cyn Dr and Random Rd from a secondary
thoroughfare to a collector street and PD-285&TTM 31413 for 48
condos, 18 live/work lofts, 25759 sf of retail, 9786 sf of office &
8000 sf restaurant at NE corner of S. Palm Cyn Dr & Mesquite
Public Hearing Notices Notification Information
for Planning Commission Hearing on December 10, 2003
Case No. 5.0956-PD-285 & TTM 31413
Applicant Name: Huddle Springs Development, LLC
9229 Sunset Blvd #625
West Hollywood, CA 90069
Project Location & Mesquite Avenue between South Palm Canyon Drive
Description: and Random Road
General Plan Circulation Map Amendment to reclassify Mesquite Avenue
between SPCD & Random Road from a secondary thoroughfare to a
collector street and PD-284 & TTM 31413 for 48 condos, 18 live/work lofts,
25,769 s.f. of retail space, 9,786 s.f. of office space, & 8,000 s.f. of
restaurant at NEC of SPCD & Mesquite Ave., Zone C-1, Section 23.
Assigned Planner: Jing Yeo, Principal Planner
Labels Prepared by: Yoav Shernock, Planning Technician
Certification to
City Clerk Date: November 19, 2003
Property Owners / Groups / Date Notices Number of Notices
Organizations Mailed Mailed
Applicant/Sponsors November 18, 2003 5
Property Owners: November 18, 2003
Land Owner (master lessor) 71
Master Lessor(sub-lessor)
Sub-lessee (unit owner) 1
Indian Land Owners-to BIA November 18, 2003 2
Neighborhood Coalition November 18, 2003 9
Homeowners Association N/A
ONIPP N/A
Agua Caliente Band of November 18, 2003 1
Cahuilla Indians Rep
City Rep for Verification November 18, 2003 1
Other Interested Parties-Mtg Attendees November 18, 2003 12
EA to Environmental Public Agencies November 20, 2003 24
(18) & Internal (6)
TOTAL NUMBER MAILED: 126
04 w*
City of Palm Springs
�'`° •••••"'�' Department of Planning &Zoning
w4FOR�
MEMORANDUM
Date: November 17, 2003
From: Yoav Shernock
Planning Technician
Subject: Mailing Labels for Notice of Public Hearing
Planning Commission Case No. 5.0956-PD-285 & TTM 31413
Huddle Springs Development, LLC
This is to certify that the attached labels were created and verified on May 27, 2003 using the most current
information available. To the best of my knowledge, the labels are complete and accurate.
f
Yoav'Shernock, Planning Technician
November 17, 2003
:Idm
L.'
508 161 002 508 162 001 508 162 002
Riverside County Flood Cent Whitehead Prop&Marion Leonard Whitehead P onald Williams
1995 Market St 4511 E Sunny Dunes Rd#B 4511 E Stir unes Rd#B
Riverside, CA 92501 Palm Springs, CA 92264 Palm Sp ' g's C 92264
i
508 162 003 508 i62 0 4 508 162 X�roa
Lynn Shapiro&Jorcourt Fuller Char q (� Whiteheon Leonard
1666 20th St#100 PO Box 1457 U 0 4511 E Sd#B
Santa Monica, CA 90404 San Francisco C 94h14 Palm Sp64
508 162 008 508 162 09 508 2 Ol
Valerie Hodgert Valorie Ann Ho ert&l�hard Paul Steven e
412 Lemon Grove Ln 412 Lemon Gr e Ln 447 Cer os Rd
Santa Barbara,CA 9310a Santa Barbara 93108 Santa F , 87501
508 162 011 508 162 01/ 1
508 162 013
Frank Wenzel&Kent Vandenberg Fore Partners Llc Lynn Shapiro&Jorcourt
775 E Mel Ave PO Box 2108 1666 20th St 4100
Palm Springs, CA 92262 Bremerton,WA 98310 Santa Monica, CA 90404
508 163 001 508 163 007 508 163 008
David& Geraldine Esth Lyons Denise Gilbert Cecil&Cleora Bullard
487 E Valmonte Norte 2496 E Santa Ynez Way 530 E Industrial PI
Palm Springs, CA 92262 Palm Springs, CA 92264 Palm Springs, CA 92264
508 163 009 508 171 002 508 171 005
HIand George B Ruderman Martin A&Ruderman John Poles&Kathe Polos
982 Stone Canyon Rd 1157 E Riverside Dr S 777 S Palm Canyon Dr
Los Angeles, CA 90077 Palm Springs, CA 92264 Palm Springs, CA 92264
508 171 006 508 IZI 00 508 171 008
James Jackson&Aline Jackson Riversid unty Flood Cent John Polos Ka1he Polos
601 Areanas Rd#W 1995 Mark e t 777 S anyon Dr
Palm Springs, CA 92262 Riverside, 501 Palm Spri r
92264
508 1 1 00 508 172 508 172 007
Riversi unty Flood Cont Francaise D ri Y Banque Russell Wade&Jane Wade
1995 Mark St NO STREET or NUMBER Eldorado Country Club
Riverside, C 2501 CA Indian Wells, CA 92210
508 172, 508 172 010 508 72 0
Riverside o mty Flood Cont Riversi�e Coi ktty Flood Cout River 'de oumy Flood Cont
1995 Mark t 1995 Marl�i t 1995 et St
Riverside, CA 2501 Riverside, C�92501 Riversid , A 92501
t
508 172 012 508 181 016 508 181 017
Riverside Cr Flood Cont Roman-Wilson Llc Thomas Battaglia
1995 Market 2825 E Tahgtutz Canyon Way#Dl 28851 Avenida Diosa
Riverside, CA Ol Palm Springs, CA 92262 Cathedral City, CA 92234
41
508 191 002 508 191 003 508 191 004
Evan&Phyllis Mclennan Frank Angel Brambila Letra Valkis
621 S Riverside Dr 2541 N Miller Rd 679 E Alexander Way
Palm Springs, CA 92264 Scottsdale,AZ 85257 Palm Springs, CA 92262
508 191 012 508 191 013 508 191 015
Scott Neil Carl&Wencke Martin 1st Church Of Christ Scientists Ps
650 E San Lorenzo Rd 24351 La Hermosa Ave 605 S Riverside Dr
Palm Springs, CA 92264 Laguna Niguel, CA 92677 Palm Springs, CA 92264
508 192 022 508 192 0 508 192 024
Michael Green&Stephen Boyd James e&Paul Galetta Del Sol Tortuga
555 E San Lorenzo Rd 949 Plea n ley Rd#2-8 715 E San Lorenzo Rd
Patin Springs, CA 92264 South ndsor, 06074 Palm Springs, CA 92264
,508 192 037 508 192038 508 192 039
Emery Nagy Gregory&Marie Freed Marilyn Tyler
650 E Mesquite Ave 3475 N Los Coyotes Diagonal 570 E Mesquite Ave
Palm Springs, CA 92264 Long Beach, CA 90808 Palm Springs, CA 92264
508 20 508 291 003 508 291 004
M
ic
h een& Stephen Boyd / Robert Wilson James Crippam
555 E Sa orenzo Rd 1111 E Alejo Rd 145 E Mesquite Ave
Palm Spr' g , CA 92264 Palm Springs, CA 92262 Palm Springs, CA 92264
508 291 005 508 291 007 508 291 010
Lynda Kerney&X&Connie Lincoln Jim Teitzel&Hilda Teitzel Robert&Barbara Woods
1317 S Calle Palo Fierro 165 E Mesquite Ave 205 E Mesquite Ave
Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264
508291011 508 291 013 508 291 014
Robert Woods&Barbara Woods Steven&Kouba Paul Kelley Jonathan&April Hildner
203 Mesquite Ave 10940 Fruitland Dr 241 E Mesquite Ave
Palm Springs, CA 92264 Studio City, CA 91604 Palm Springs, CA 92264
508 291 015 508 291 016 508 291 019
Frank Bryan Peter Johnson Joseph Scionte&Gilda Scionte
249 E Mesquite Ave 254 E Palo Verde Ave 623 S Courtney Ave
Palm Springs, CA 92264 Palm Springs, CA 92264 Fullerton, CA 92833
508 291 020 508 291 021 508 291 022
William Walker& Christopher Martin Alfred Marohl Gaetan Choquette
216 E Palo Verde Ave 206 E Palo Verde Ave 190 E Palo Verde Ave
Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264
508 291 023 508 291 024 508 291 025
Susan Colburn Neal Wilson Douglas Ciccolo
261 E Palo Verde Ave 166 E Palo Verde Ave 158 E Palo Verde Ave
Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264
C�J
508 291 02 508 291 027 508 291 028
Riell rd W' stock Steven&Pamela Zeasman Jerold Harris&Larry Tabberer
Carrie radley Bruen 4141 Beach Dr SW 8830 Rangely Ave
60 S Cal mia St Seattle, WA 98116 Los Angeles, CA 90048
Ventma, 93001
508 291 (529 508 291 032 508 291 033
Erinmia Verlengia Proffitt Edward James&Jacquelyn Storm
1080 S Palm Canyon Dr 185 E Mesquite Ave 248 E Palo Verde Ave
Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264
508 91 0 4 508 291 035 508 291 036
Steven d Jim&lh a Teitzel Everett Marlin
1060 S tin
Canyon Dr 165 E Mes ite Ave 225 E Mesquite Ave
Palm Ss, CA 92264 Palm Sprin f<
A 92264 Palm Springs, CA 92264
508 292 001 508 292 002 508 292 003
Bigley James F&Higley J Larry Fugate Rena Maynard&Ray Nelson
322 E Desert Willow Cir 208 S Maize Rd 135 E Palo Verde Ave
Palm Springs, CA 92262 Wichita,KS 67209 Palm Springs, CA 92264
508 292 004 508 292 005 508 292 006
Magad Taha&S W Susan Gregg Selleck Robert Free&Free Carolyn Corker
157 E Palo Verde Ave 1175 E El Alameda 9714 Lake Shore Blvd NE
Palm Springs, CA 92264 Palm Springs, CA 92262 Seattle,WA 98115
508 292 007 508 A2 008 f 508 292 009
Maturing Frank W Richa4kqe4ham Rosemarie Goldberg
185 E Palo Verde Ave 207 E Pall4crde Ave 219 E Palo Verde Ave
Palm Springs, CA 92264 Palm Sprin s, A 92264 Palm Springs, CA 92264
508 292 010 508 292 011 508 311 001
Doyle Lynne Scott Drane Ronald&Leann Dale
227 E Palo Verde Ave 10528 N Sinclair Cir 253 E Mesquite Ave
Palm Springs, CA 92264 Fresno, CA 93720 Palm Springs, CA 92264
508 311 002 508 311 028 508 311 029
Bill&Sandra Hoppe Vance Walter H James Henderson
T Mcdonald 266 E Palo Verde Ave 256 E Palo Verde Ave
271 E Mesquite Ave Palm Springs, CA 92264 Palm Springs, CA 92264
Palm Springs, CA 92264
513 2 0 3 513 250 014 513 25 020
E Alan tt3 &Petty Chevrolet Macmagrader Us 5
3480 Tor nce Blvd#212 999 S Palm Canyon Dr Ui wu
Torranc , kA 90503 Palm Springs, CA 92264 CA
513 25 31 �_.- 513 250 032 513 300 0 6
E Alan Pe &Petry Riverside County Flood Cent Fey Famil vestments Limited Partne
3480 Torrm Blvd 4212 3 13 3 7th St 2000 S Ma na Dr
Torrance, 0503 Riverside, CA 92507 Palm Sprin s, A 92264
513 300 007 5Y53
22 513300030
Fey Family Investments Limited Partne George Marantz&Dianne Marantz
2000 S Madrona Dr 6 Palomino Rd
Palm Springs, CA 92264 Palm Springs, CA 92264
l 513-300 022
508 162 004 MR WON JA LEE AND
513 300 031 MR CHARLES H. FULLER YOUNG GACK KIM
George Marantz&Dianne Marantz PO BOX 5620 1109 SOUTH PALM CANYON DRIVE
211 W Mesquite Ave PALM SPRINGS CA 92263-5629 PALM SPRINS CA 92264
Palm Springs, CA 92264
009 602 320 501 045 002 501 062 025
MAC MAGRUDER CHEVROLET SPARKS WALTER 7 MARGARET SHEARER
999 SOUTH PALM CANYON DRIVE 3715 HILLTOP COURT 2415 KENOMA STRRET
PALM SPRINGS CA 92264 SOQUEL CA 95073 SAN DIMAS CA 91773
501 103 003 505142 003 508 263 005
JOE &BETTY KENNEDY KENNETH TURNER MR MICHAEL STERN
'2398 NORTH STARR ROAD 101 STATES ST#7 105 DUANE ST#4F
PALM SPRINGS CA 92262 SAN FRANCISCO CA 94114 NEW YORK NY 10007
508 311 015 508 416 003
MS CHRISTINE HAMMOND AND MR JAMES GILROY AND 508 421 005
MS SYLVIA ZELNYS MR MICHAEL SURINA MR NICHOLAS CHICOLA
1155 SOUTH CAMINO REAL 3015 SEQUOIA DRIVE NORTH 55 PALOMINO ROAD
PALM SPRINGS CA 92264 PALM SPRINGS CA 92262 PALM SPRINGS CA 92264
508 442 007
MR ALEXANDER ARTA ROSS AND 513 193 003 508 426 001
MS DIANE ROSS MS SHERYL HAMLIN DEWEY GREEN 1992 TRUST
1550 SOUTH SAGEBRUSH ROAD 221 MAIN STREET#800 901 EAST DEEPWELL ROAD
PALM SPRINGS CA 92264 SAN FRANCISCO CA 94105 PALM SPRINGS CA 92264
Neighborhood Coalition List
Case 5.0956 MR PETER DIXON MR BILL DAVIS AND
P.C. Hearing for 12-10-03 431 SOUTH MONTE VISTA DRIVE MS TRISHA DAVIS
Huddle Springs Development PALM SPRINGS CA 92262 227 SOUTH CAHUILLA
PALM SPRINGS CA 92262
MR FRANK TYSEN MR BOB WEITHORN MR TIM HOHMEIER
C/O CASA CODY COUNTRY INN 261 SOUTH BELARDO ROAD 1387 CALLE DE MARIA
175 SOUTH CAHUILLA ROAD PALM SPRINGS CA 92262 PALM SPRINGS CA 92264
PALM SPRINGS CA 92264
MS CHRISTINE HAMMOND MR PHIL TEDESCO MR MARSHALL ROATH
1155 SOUTH CAMINO REAL 1303 WEST PRIMAVERA DRIVE MS SHERYL HAMLIN
PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 565 WEST SANTA ROSA DRIVE
PALM SPRINGS CA 92262
MS MARGARET PARK
MS ROXANNE PLOSS AGUA CALIENTE BAND OF
930 CHIA AGUA CALIENTE INDIANS REP CAHUILLA INDIANS
PALM SPRINGS,CA 92262 650 E TAHQUITZ CANYON WAY
PALM SPRINGS CA 92262
SENIOR SECRETARY
DEPT OF PLANNING&ZONING'
CITY OF P.S. REP CITY OF PALM SPRINGS
PO BOX 2743
PALM SPRINGS CA 92263-2743
HUDDLE SPRINGS DEVELOPMENT LLC MR JAMES CIOFFI
SPONSORS 9229 SUNSET BLVD#625 2121 EAST TAHQUITZ CANYON WAY
WEST HOLLYWOOD, CA 90069 PALM SPRINGS CA 92262
LA MESQUITE DEVELOPMENT LLC WINGUS PARTNERSHIP MR GEORGE DUNN
ATTN MR YORAM SHILY ATTN MR CHRISTOPHER J PARVIZYAR 1941 PASEO PELOTA
8929 WILSHIRE BLVD#411 9229 SUNSET BLVD#625 PALM SPRINGS CA 92262
BEVERLY HILLS CA 90211 WEST HOLLYWOOD CA 90069
5.0956 Desert Water Agency The Gas Company
Local Agencies & Utilities 1200 South Gene Autry Trail 211 North Sunrise Way
g Palm Springs, CA 92264 Palm Springs, CA 92262
Palm Springs Disposal Services Palm Springs Unified School District South Coast Air Quality Management
4690 E. Mesquite Avenue 980 E. Tahquitz Canyon Way District
Palm Springs, CA 92264 Palm Springs, CA 92262 21865 East Copley Drive
Diamond Bar, CA 91765-4182
Southern California Edison Southern California Edison Sunline Transit Agency
36100 Cathedral Canyon Drive Environmental Affairs 32505 Harry Oliver Trail
Cathedral City, CA 92234 P.O. Box 800 1000 Palms, CA 92278
Rosemead, CA 91770
Time Warner Cable Verizon-Environmental Projects Riverside County Flood Control and Water
Administrative Office Ms.Jacque McCormack Conservation District/Regulatory
41725 Cook Street 700 Hidden Ridge 1995 Market Street
Palm Desert, CA 92260 MC:W01J05 Riverside, CA 92501
Irving, TX 75038
Agua Caliente Band of Cahuilla The Sierra Club Bureau of Indian Affairs
Indians Ms.Joan Taylor Mr. Kim Snyder, Director
Tribal Planning Director-Tom Davis 1800 South Sunrise Way P.O. Box 2245
650 E. Tahquitz Canyon Way Palm Springs, CA 92262 Palm Springs, CA 92263
Palm Springs, CA 92262
Bureau of Indian Affairs US Army Corps of Engineers State of California
Regional Director Los Angeles District Department of Fish&Game-Region 6
ATTN: Natural Resources P.O. Box 532711 Eastern Sierra&Inland Desert
2800 Cottage Way Los Angeles, CA 90053-2325 4775 Bird Farm Road
Sacramento, CA 95825 Chino Hills, CA 91709
State of California
Water Quality Control Board
73720 Fred Waring Drive ECONOMIC BUILDING
Palm Desert, CA 92260 DEVELOPMENT
ENGINEERING & PUBLIC PLANNING FIRE
WORKS
POLICE
O*?ALMSA�
h \�'2 City of Palm Springs
* * Department of Planning and Zoning
o As 3200 E.Tah uitz Canyon WayPalm Springs,California 92262
* cR>ORATEO♦4 * � Y �
<' �P Tel: (760) 323-8245 • Fax: (760) 322-8360 • Web: www.ci.palm-springs.ca.us
q</FORS
MEMORANDUM
From: Director of Planning and Zoning
To: Distribution
Subject: Notice of Availability of an Initial Study/Environmental Assessment that evaluates an
application by Huddle Springs Development,LLC for:(A)an amendment to the General Plan
Circulation Map in order to reclassify Mesquite Avenue between South Palm Canyon Drive
and Random Road from a secondary thoroughfare to a collector street; and (13) Planned
Development District 285 (PD-285) and Tentative Tract Map 31413 (TTM 31413) for the
construction of the Huddle Springs development, a mixed-use retail/residential project
consisting of 48 2-story residential condominiums, 18 2-story live/work lofts, 25,759 square
feet of retail/food space, 9,786 square feet of office space, and an up to 8,000 square foot
restaurant. The subject property is located at the northeast corner of South Palm Canyon
Drive and Murray Canyon Drive, Zone C-1, Section 23.
The City of Palm Springs has prepared an Initial Study/Environmental Assessment(IS/EA)which evaluates
a proposed amendment to the General Plan Circulation Map in order to reclassify Mesquite Avenue between
South Palm Canyon Drive and Random Road from a secondary thoroughfare to a collector street. The
proposed collector street designation would match existing street improvements for this portion of Mesquite
Avenue.
The second request is for Planned Development District 285(PD-285)and Tentative Tract Map 31413 forthe
construction of the Huddle Springs development,a mixed-use retail/residential project consisting of 48 2-story
residential condominiums,18 2-story live/work lofts,25,759 square feet of retail/food space,9,786 square feet
of office space, and an up to 8,000 square foot restaurant. Primary access to the project will from two
driveways on South Palm Canyon Drive and on Mesquite Avenue. Parking will be provided at grade and
below grade. PD-285 is being requested in order to allow a mix of property development standards from the
C-1 and R-3 zones and to allow a maximum building height of up to 32 feet for some roof projections. The
subject property is located at the northeast corner of South Palm Canvon Drive and Murray Canyon Drive,
Zone C-1, Section 23.
The City has authorized the release of the IS/EA for public review and comment for the project summarized
above.Mitigation measures addressing Air Quality,Cultural Resources,Noise,and Traffic/Transportation are
contained in the IS/EA. A copy of the IS/EA and related processing materials can be reviewed or obtained
from City at the address above. The period of review and comment will be from November 19, 2003 to
December 9, 2003. Written comments on the IS/EA should be submitted to Jing Yee, Principal Planner,
Department of Planning and Zoning, City of Palm Springs, at the above address no later than December 9,
2003.
The Planning Commission will review the proposed project at its meeting on December 10, 2003. At that
meeting the Planning Commission may recommend that the City Council adopt a mitigated negative
declaration at a later date. Please contact Jing Yee, Principal Planner at (760) 323-8245, if you have any
questions regarding the City's review process for considering the IS/EA.
Post Office Box 2743 0 Palm Springs, California 92263-2743
CITY OF PALM SPRINGS
DEPARTMENT OF PLANNING AND ZONING
INITIAL STUDY
1. Case No: 5.0956 PD-285 TTM 31413
Project title: Huddle Springs
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:
Douglas R. Evans,Dir. of Planning and Zoning
Tel: (760) 323-8245
4. Project location:
Northeast corner of South Palm Canyon Drive and Mesquite Avenue
5. Project sponsor's name and address:
Huddle Springs Development,LLC
9229 Sunset Blvd.,#625
West Hollywood, CA 90069
6. 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 project consists of an amendment to the General Plan Circulation Element to reclassify a
portion of Mesquite Avenue between South Palm Canyon Drive and Random Road, from a
secondary thoroughfare to a collector street. Mesquite Avenue is currently improved to collector
street standards at this location. Mesquite Avenue east of Random Road is already a collector
street and a traffic study completed for the project supports reclassifying the roadway.
Planned Development District 285 and Tentative Tract Map 31413 is also being proposed for the
Huddle Springs development, a mixed-use retail/residential project consisting of 48 2-story
residential condomirriums, 18 2-story live/work lofts, 25759 square feet of retail/food space,
9786 square feet of office space, and an up to 8000 square foot restaurant. Primary access to the
project will from two entrances on South Palm Canyon Drive and on Mesquite Avenue. Parking
will be provided at grade and below grade. The Planned Development District is being requested
in order to allow a mix of property development standards from the C-1 and R-3 zones, for the
commercial and residential components,respectively,to propose a building height of 31-32'feet,
and to reduce the side front setbacks for the carports adjacent to the Mesquite Avenue to 16 feet
for the posts and to 9 feet for the carport roof overhangs. With the exception of relief requested
in building height and the side setback for the carports adjacent to the Mesquite Avenue, the
commercial component on the western portion of the project meets all development standards of
City of Palm Springs Initial Study 1 Novcmber 19,2003
the C-1 zone while the residential component on the eastern portion of the property meets all
development standards of the R-3 zone.
The project is proposed to be constructed in 3 phases with approximately 34 residential units in
the first phase, the remaining residential units in the second phase, and the commercial
component in the third phase. All grading activities will occur in the first phase with
construction activities possibly spread out over a 2-year time frame. Construction activities will
be in accordance with City of Palm Springs standards, as well as the applicable portions of the
latest adopted edition of the California Building Standards, including, but not limited to the
California Plumbing Code and the California Fire Code. Grading activities will be performed in
accordance with City of Palm Springs standards. Noise will be generated by the project during
the short-term construction phase, as well as the long-term, operational phase of the project. The
subject property is located at the northeast comer of South Palm Canyon Drive and Murray
Canyon Drive, Zone C-1, Section 23 (APN#508-172-009). The site was previously occupied in
the 1960s by a supermarket, drugstore, original Huddle Springs restaurant, office, and retail,
which have since been demolished.
The project site is located in the South Palm Canyon Redevelopment Project Area, part of
Merged Redevelopment Project No. 1. The redevelopment plan for the South Palm Canyon
Redevelopment Project Area includes eliminating physical, social, and environmental
deficiencies by eliminating small and irregular lots and assembling and consolidating land. The
Redevelopment Agency may enter into a disposition and development agreement with the
developer in order to possibly assist in the acquisition of the single parcel of land (APN#508-
172-007), consisting of 0.58 acres, located at the northwest corner of the project site.
6. Present Land Use: Vacant
7. General Plan designation: RC 8. Zoning: C-1
Proposed General Plan designation: RC Proposed Zoning: PD-285
9. Is the proposed action a "project" as defined by CEQA? (See Section
2.6 of State CEQA Guidelines. If more than one project is present in Yes 19 No ❑
the same area, cranulative impact should be considered)
10. If"yes"above, does the project fall into,any of the Emergency Projects Yes ❑ No ❑x
listed in Section 15269 of the State CEQA Guidelines?
11. If"no" on 10., does the project fall under any of the Ministerial Acts Yes ❑ No O
listed in Section 15268(b) of the State CEQA Guidelines?
12. If "no" on 11., does the project fall under any of the Statutory Yes ❑ No N
Exemptions listed in Article 18 of the State CEQA Guidelines?
13. If "no" on 12., does the project qualify for one of the Categorical
Exemptions listed in Article 19 of the State CEQA Guidelines?(Where
there is a reasonable probability that the activity will have a significant Yes ❑ No Iq
effect due to special circumstances, a categorical exemption does not
apply).
City of Palm Springs Initial Study 2 November 19,2003
14. Surrounding land uses and setting(briefly describe the proj ect's surroundings):
North: Tahquitz Creek Channel
South: Single Family Residential, Offices,Mesquite Avenue
East: Single Family Residential,Hotels, Church, Random Road
West: Vacant land—approved timeshare project, car dealership, "Rock Garden"restaurant,
South Palm Canyon Drive
15. Surrounding General Plan and Zoning:
North: W(Watercourse)/W
South: RC (Resort Commercial), L4(Low Density Residential 3-4 units/acre)/C-1,R-2,R-1-C
East: H43/21 (High Density Residential 15-21 units/acre),MI5 (Medium Density Residential
12-15 units/acre),L4 (Low Density Residential 3-4 units/acre)/R-3,R-2,R-1-C
West:RC (Resort Commercial)/C-2, PD-260, C-1
16. Is the proposed project consistent with(if answered"yes"or"n/a",no
explanation is required):
City of Palm Springs General Plan Yes ❑ No O N/A ❑
Applicable Specific Plan Yes ❑ No ❑ N/A O
City of Palm Springs Zoning Ordinance Yes ❑X No ❑ N/A❑
South Coast Air Quality Management Plan Yes O No ❑ N/A❑
Airport Part 150 Noise Study Yes ❑ No ❑ N/A Z
Draft Section 14 Master Development Plan Yes ❑ No ❑ N/A 0
*The General Plan Circulation Element is proposed to be amended to
reclassify Mesquite Avenue between South Palm Canyon Drive and
Random Road from a secondary thoroughfare to a collector street. If
the proposed amendment is approved, the project will be consistent
with the General Plan.
City of Palm Springs Initial Shady 3 November 19,2003
17. Are any of the following studies required?
Soils Report Yes ❑ No 0
Slope Study Yes ❑ No 0
Geotechtucal Report Yes ❑ No 0
Traffic Study Yes 0 No ❑
Air Quality Study Yes ❑ No 0
Hydrology Yes 0 No ❑
Sewer Study Yes ❑ No 0
Biological Study Yes ❑ No 0
Noise Study Yes ❑ No 0
Hazardous Materials Study Yes ❑ No 0
Housing Analysis Yes ❑ No 0
Archaeological Report Yes ❑ No 0
Groundwater Analysis Yes ❑ No ❑O
Water Quality Report Yes ❑ No 0
Other Yes ❑ No 0
is. Other public agencies whose approval is required(e.g., permits, financing approval, or
participation agreement.)
None.
19. Incorporated herein by reference are:
Final Environmental hnpact Report on the General Plan Update
Traffic Study for The Huddle Springs Mixed-Use Development prepared by George Dmui
Engineering dated November 5, 2003
Huddle Spr ngs Tract Map No 31413 Hydrology Report prepared by Mainiero Smith and
Associates Inc dated September 17 2003
City of Patin Springs Initial Study 4 November 19,2003
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
The environmental factors checked below would be potentially affected by this proj ect, involving at least
one impact that is a"Potentially Significant Impact' as indicated by the checklist on the following pages.
❑ Aesthetics ❑ Agriculture Resources ❑x Air Quality
❑ Biological Resources Cultural Resources ❑ Geology/Soils
❑ Hazards &Hazardous ❑ Hydrology/Water ❑ Land Use/Planning
Materials Quality
❑ Mineral Resources l7 Noise ❑ Population/Housing
❑ Public Services ❑ Recreation Z Transportation/Traffic
❑ Utilities/ Service Systems ❑ Mandatory Findings of Significance
EVALUATION OF ENVIRONMENTAL IMPACTS
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
1.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 ❑ ❑ ❑ 0
outcroppings, and historic buildings within a state
scenic highway?
c) Substantially degrade the existing visual
character or quality of the site and its ❑ ❑ ❑x ❑
surroundings?
d) Create a new source of substantial light or
glare which would adversely affect day or ❑ ❑ 0 ❑
nighttime views in the area?
La,b) NO IMPACT. The project will not affect a scenic vista or substantially damage scenic resources
or trees, rock outcroppings, or historic buildings within a state scenic highway. The project is not
located on a state scenic highway and is surrounded by urban development on all 4 sides. In addition,
the project has been designed to be sensitive to the surrounding residential community by locating the
commercial along South Palm Canyon Drive and the residential uses towards the eastern portion of the
property. The project complies with all property development standards of the C-1 and R-3 zones for
the commercial and residential components, respectively. The only relief being requested is for an
increase in building height up to 32 feet for some roofline projections. The maximmn allowable
building height in the C-1 zone and R-3 zones are 30 feet and 24 feet, respectively. The request for
City of Palm Springs Initial Shady 5 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
increased building height is reasonable given the substantial setbacks being proposed on Mesquite
Avenue(60 feet) and Random Road(40 feet) and to allow for some architectural creativity.
Lc, d) LESS THAN SIGNIFICANT IMPACT. The project may have the potential to affect the existing
visual character of the surroundings due to the site being vacant for an extensive period of time. The
architecture attempts to recreate the Huddle Springs restaurant that formerly existed on the property.
The site design also attempts to be sensitive to the surrotmding land uses by locating all the commercial
and retail uses on South Palm Canyon Drive while locating the residential condominiums towards the
rear of the property. The project meets all property development standards of the C-1 zone, with the
exception of some minor additions to building height for some roof and window vertical extensions.
Overall, the project responds to the residential and small hotel uses on the south and east of the property
while being consistent with the commercial frontage of South Palm Canyon Drive. Some commercial
uses are also being proposed for the project that could potentially be a new source of light and glare.
However, all lighting will be required to comply with Section 93.21.00 of the Zoning Ordinance.
Therefore, the project will have a less than significant impact on the visual character of the site and
surroundings and light and glare in the neighbourhood.
2. 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 Dept. of Conservation as an optional
model to use in assessing impacts on agriculture
and farmland.Would the project:
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance(Farmland), as
shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of
the California Resources Agency, to non-
agricultural use?
b) Conflict with existing zoning for agricultural ❑x
use, or a Williamson Act contract?
c) Involve other changes in the existing
environment which, due to their location or ❑x
nature, could result in conversion of Farmland, to
non-agricultural use?
3.a-c) NO IMPACT. According to the department of conservation for property to be included in the
Farmland Mapping and Monitoring Program(FMMP) it must meet two criteria. First, it must have had
production of irrigated crops at some time during the four years prior to the Important Farmland Map
date. FMMP staff determines irrigated land use during examination of current aerial photos, local
comment letters and field verification. Secondly, the soil must meet the physical and chemical criteria
for Prime Farmland or Farmland of Statewide Importance as determined by the USDA Natural
City of Palm Springs Initial Study 6 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
Resources Conservation Service (NRCS).NRCS compiles lists of which soils in each survey area meet
the quality criteria. The soils on the project site are not listed by the Department of Conservation.
Therefore, no impacts to agricultural resources are anticipated.
The proposed project would result in a mixed used retail/restaurant/residential development. The
project site is currently zoned for commercial and multi-family residential uses and is not subject to a
Williamson Act contract. Therefore, the proposed uses would not conflict with any agricultural zoning
or other agricultural regulations. There is no farmland or agricultural land in the immediate vicinity of
the project site; therefore,the project could not result in conversion of farmland to non-agricultural use.
3. 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 ❑ C] ❑ ❑
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 non-attainment under an
applicable federal or state ambient air quality ❑ ❑ ❑ 0
standard (including releasing emissions which
exceed quantitative thresholds for ozone
precursors)?
d) Expose sensitive receptors to substantial ❑ ❑ ❑ 0
pollutant concentrations?
e) Create objectionable odors affecting a ❑ ❑ 19
substantial number of people?
3.a, b) LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED. The applicable air
quality plan for the project area is the 2003 Air Quality Management Plan (2003 AQMP). CEQA
requires that projects be consistent with the applicable AQMP. The proposed project will conform to
the SCAQMD 2003 AQMP. The SCAQMD CEQA Air Quality Handbook indicates in Chapter 6 that
the SCAQMD considers a project to be less than significant if its impact is mitigated below the
identified thresholds. Additionally, the project site is located in the Coachella Valley, which is under
the recently adopted 2002 Coachella Valley PMro State Implementation Plan. The CVPMtoSIP requires
the development and implementation of a dust control plan for all grading activities in the Coachella
Valley requiring a grading permit. A dust control plan shall be submitted by the developer to the
Building Department, prior to issuance of any grading permits.
This project will, during the short-tern period of construction, have the potential of exposing nearby
City of Palm Springs Initial Study 7 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
properties 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 7:00 P.M., Monday through Friday, and 8:00 A.M. to 5:00 P.M. on Saturday.
Emissions associated with construction include any demolition, grading or excavating activities. Dust
emissions also vary depending on the level of activity, the specific operations and weather conditions.
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.
3.c-e) NO IMPACT. With the incorporation of construction related mitigation measures, the proposed
project would not result in any significant air quality impacts and therefore would not contribute to a
cumulatively considerable net increase of any: criteria pollutants or ozone precursors, substantial
pollutant concentrations and/or objectionable odors.
Mitigation Measures
1. Prior to beginning construction activities, the project proponent of the building contract will develop
and submit a dust control plan to the City's Building Department, in accordance with the 2002
Coachella Valley PMae State Implementation Plan.
2. The project shall comply with Palm Springs Municipal Code Title 8, Chapter 8.50 —Fugitive Dust
and Erosion Control.
3. Any vegetative ground cover to be utilized on-site shall be planted as soon as possible to reduce the
amount of open space subject to wind erosion. Irrigation systems needed to water these plans shall be
installed as soon as possible to maintain the ground cover and minimize blowsand.
4. The contractor will ensure that all construction equipment is properly serviced and maintained. All
construction equipment shall be maintained in good operating condition to reduce operational
emissions.
5.During construction,the site shall be watered and equipment cleaned in the morning and evening.
6. During construction, all trucks leaving the site shall be washed off to reduce fugitive dust from being
tracked onto local roadways. This measure requires the removal of particulate matter from equipment
prior to movement on paved streets to control particulate emissions. As part of the conditions of
grading permit approval, the construction crew shall wheel wash construction equipment and cover dirt
in trucks during onsite hauling. Haul trucks leaving the site also are required to have a minimum
freeboard distance of 12 inches, or to cover payloads.
4. BIOLOGICAL RESOURCES -- Would the
project:
City of Palm Springs Initial Study 8 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
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, ❑ ❑ ❑ ❑X
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, regulations or by the California
Department of Fish and Game or US 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 ❑ ❑ ❑ N
to, marsh, vernal pool, coastal, 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 ❑ ❑ ❑ ❑X
migratory wildlife corridors, or impede the use of
native wildlife nursery sites?
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree ❑ ❑ ❑ (]
preservation policy or ordinance?
0 Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural Community ❑ ❑ ❑ ❑x
Conservation Plan, or other approved local,
regional,or state habitat conservation plan?
4.a-f) NO IMPACT. According to the City's General Plan, the project site is not located in an area that
potentially has endangered species, vegetation, federally protected wetlands, or native resident or
migratory fish or wildlife. The project is surrounded by public streets, residential, and commercial
development on three sides. The site was previously developed as a supermarket and retail center,
which was subsequently demolished. While the project abuts the Tahquitz Creek Channel, the project
does not propose any improvements in or near the wash. In addition, the project will not conflict with
any local ordinances protecting biological resources and conflict with the provisions of an adopted
conservation plan. The project is not located in an established habitat conservation area, according to
the City's General Plan. Therefore,the project will not have an impact on biological resources.
City of Palm Springs Initial Study 9 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
5. 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 ❑ ❑x ❑ ❑
pursuant to §15064.5?
c) Directly or indirectly destroy a unique
paleontological resource or site or unique ❑ ❑ ❑ Z
geologic feature?
d) Disturb any human remains, including those ❑ ❑ ❑ 17
interred outside of formal cemeteries?
5.a, c, d)NO IMPACT. The General Plan shows the project site.is not located in an area that may have
historical, archeological or paleontological resources.The project is currently vacant with some dirt and
damaged asphalt and is substantially surrounded by existing residential and commercial development.
The site was previously developed and has been fully disturbed. There are no historical or
paleontological resources in the immediate project area. Furthermore, there are no known human
remains,burial sites, or formal cemeteries within the project area.
5.b) LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED. The proposed project is
beyond the Agua Caliente Band of Cahuilla Indians Reservation. However,the project is located east of
a National Register historic site and of an area known to contain significant resources. Although the
site has been previously developed and graded with no remaining surface features, there is the
possibility that resources may be present onsite. The developer is required to implement cultural
resources mitigation measures as recommended by the Agua Caliente Band of Cahuilla Indians cultural
resources office.The project site is located on lands within territory that contains cultural resources that
comprise and define the Traditional Use Area. Some recent work in the general area completed by the
Agua Caliente Band of Cahuilla Indians has yielded buried cultural material that was not apparent on
the surface. Further, the foothills of the mountains are near to the project area and comprise a zone
know to be rich in cultural resources. To ensure that no significant impacts will occur should any
archaeological resources be uncovered during site preparation, an on-site monitor from the Agua
Caliente Band of Cahuilla Indians Tribal Office will be hired by the project proponent or the building
contractor to monitor the grading and excavation activities. The monitor shall halt grading or any other
construction activity immediately and notify the Director of Planning and Zoning if suspected
archaeological resources are uncovered during such activities. Therefore, with the incorporation of the
following mitigation measures, there will be a less than significant impact on archaeological resources.
Mitigation Measures
1. The developer shall submit a contract, with an Archaeologist qualified according to the Secretary of
the Interior's Standards and Guidelines, to the Planning Department, prior to issuance of a grading
City of Palm Springs Initial Stady 10 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
permit with the scope of work to include site monitoring, cultural monitoring, and Native American
Monitor. The scope of work shall be approved by the Director of Planning and Zoning after
consultation with the Agua Caliente Band of Cahuilla Indians.
2. 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.
3. Given that portions of the project area are within an alluvial formation, the possibility of buried
resources is increased. A Native American Monitor shall be present during all ground-disturbing
activities and that, should buried deposits be encountered, that the Monitor have the authority to halt
destructive construction with the concurrence of the Director of Planning and Zoning and that the
Monitor notify a Qualified Archaeologist to investigate and, if necessary, prepare a mitigation plan for
submission to the State Historic Preservation Officer and the Agua Caliente Cultural Resource
Coordinator for approval.
4. One copy 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.
6. 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-Paolo
Earthquake Fault Zoning Map issued by the State
Geologist for the area or based on other ❑ ❑ 9 ❑
substantial evidence of a known fault? Refer to
Division of Mines and Geology Special
Publication 42.
ii)Strong seismic ground shaking? ❑ ❑ ❑x ❑
iii) Seismic-related ground failure, including ❑ ❑ ❑
liquefaction?
iv)Landslides? ❑ ❑ ❑
b) Result in substantial soil erosion or the loss of ❑ ❑ ❑ ❑x
topsoil?
City of Palm Springs Initial Study 11 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
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- ❑ ❑ ❑ 9
or off-site landslide, lateral spreading,
subsidence,liquefaction or collapse?
d) Be located on expansive soil, as defined in
Table 18-1-B of the Uniform Building Code ❑ ❑ ❑ 9
(1994), creating substantial risks to life or
property?
e) Have soils incapable of adequately supporting
the use of septic tanks or alternative waste water ❑ ❑ ❑ ❑x
disposal systems where sewers are not available
for the disposal of waste water?
6.a.i, ii) LESS THAN SIGNIFICANT IMPACT. No unstable earth conditions or changes in geologic
substructures are anticipated to occur with the project from the excavation, grading, and paving that will
be needed to construct the proposed structures. The ground motion impacts on-site are not greater than
those expected for the surrounding region. Additionally, the proposed project will be required to meet
the seismic requirements for projects located in seismically active regions. The project will not
introduce any new impacts, and, as a result, the impacts associated with seismic ground motion are
considered to be less than significant.
6.a.iii, iv) NO IMPACT. The soils in the Palm Springs area generally consist of granular alluvial
deposits derived from the adjacent mountains and hillsides. The deposits are composed primarily of
silts, sands, and gravels. The City of Palm Springs is also located within the Coachella Valley,which is
a seismically active area. Major earthquake fault systems in the area include the San Andreas Fault
System and the San Jacinto Fault System. The subject property is not known to be susceptible to
liquefaction or landslides. The project is located on a relatively flat, urban in-fill site and is surrounded
by existing development and streets on three sides. The project site is not located on top of a known
fault or within a known earthquake fault zone. Therefore,no significant impacts related to fault rupture
are expected to occur.
6.b)NO IMPACT. The project would not result in any uses that would cause substantial soil erosion of
the site's relatively flat topography. Once grading and compaction of the site take place,the project site
will be paved and landscaped. Therefore, soil erosion would be minimal and temporary in nature. Since
a dust control plan will be developed prior to site preparation or construction activities, the loss of
topsoil is not considered significant.
6.c-e) NO IMPACT. Based on the surrounding structures that have been built to the south, west, and
east, it is not anticipated that there will be any significant geotechnical problems associated with project
construction. City building ordinances require the proposed project, prior to grading, to complete
geotechnical evaluation by a qualified professional to analyze subsurface conditions and to provide
geotechnical recommendations for the proposed earthwork, foundation construction, and preliminary
pavement design. This geotechnical evaluation will ensure the proposed project is constructed in a
City of Palm Springs Initial Study 12 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
geologically safe manner. The proposed project will also be linked to the surrounding utility system
including the municipal sewer systems. As a result, the proposed project is not anticipated to result in
significant impacts related to septic tank or alternative wastewater disposal.
7. HAZARDS AND HAZARDOUS
MATERIALS—Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport,use, or ❑ ❑ ❑ ❑x
disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable
upset and accident conditions involving the ❑ ❑ ❑ Z
release of hazardous materials into the
environment?
c) Emit hazardous emissions or handle hazardous
or acutely hazardous materials, substances, or ❑ ❑ ❑ Z
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 Section 65962.5 and, as a ❑ ❑ ❑ L]
result, would it create a significant hazard to the
public or the environment?
e)For a project located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a public airport or public use ❑ ❑ ❑ L]
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 ❑ ❑ ❑ l7
hazard for people residing or working in the
project area?
g) Impair implementation of or physically
interfere with an adopted emergency response ❑ ❑ ❑ ❑X
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 ❑ ❑ ❑ L]
urbanized areas or where residences are
intermixed with wildlands?
7.a-f)NO IMPACT. The proposed site is not known to contain hazardous materials. The project site is
City of Palm Springs Initial Study 13 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
zoned and designated for residential and commercial land uses, therefore, the proposed project is not
anticipated to handle, store, or transport hazardous materials. As a result, the proposed project will
result in less than significant impacts related to hazardous materials.
The project site is located within a quarter-mile Cahuilla School, located at southeast comer of
Mesquite Avenue and Camino Real. However, as previously discussed above, the project will not emit
hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste. The site
is not located within 2 miles of Palm Springs International Airport. Therefore,the proposed project will
not expose people on the project site to safety hazards beyond that of other properties in the area.
7.g, h) NO IMPACT. The proposed project would not involve any use that would interfere with the
City's emergency operations plan or with major emergency evacuation routes out of the area. With
regards to wildland fires, the City's General Plan indicates that fire danger is relatively low. The City
of Palm Springs Fire Department has indicated that the project area is within the 5-minute response
time and travel distance from the nearest fire station. Fire sprinklers are also required based on the size
of buildings. The project site is not located near a wildlands fire hazard area. In addition, any plans for
development will be reviewed and approved by the Fire Department prior to issuance of building
permits.
8. HYDROLOGY AND WATER QUALITY --
Would the project:
a) Violate any water quality standards or waste ❑ ❑ ❑ ❑x
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 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 ❑ ❑ ❑ ❑x
substantially increase the rate or amount of
surface runoff in a manner which would result in
flooding on-or off-site?
City of Palm Springs Initial Study 14 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
e) Create or contribute runoff water which would
exceed the capacity of existing or planned ❑ ❑ ❑x ❑
stonnwater drainage systems or provide
substantial additional sources of polluted runoff?
f)Otherwise substantially degrade water quality? ❑ ❑ ❑ ❑X
g) Place housing within a 100-year flood hazard
area as mapped on a federal Flood Hazard ❑ ❑ ❑ L]
Boundary or Flood Insurance Rate Map or other
flood hazard delineation map?
h) Place within a 100-year flood hazard area
structures which would impede or redirect flood ❑ ❑ ❑ L]
flows?
i)Expose people or structures to a significant risk
of loss, injury or death involving flooding, ❑ ❑ ❑ 0
including flooding as a result of the failure of a
levee or dam?
j)Inundation by seiche, tsunami, or mudflow? ❑ ❑ ❑ Z
8.a-d, f)NO IMPACT. According to a hydrology report, prepared by Mainiero, Smith and Associates,
Inc., for the project, the project site is presently bounded on the east, south, and west by improved
public streets and by the Tahquitz Creek Channel on the north. Therefore, no offsite flows enter the
project area. The site generally slopes in an easterly direction with minor sump areas centrally located.
On-site flows do not concentrate to swales or channels but percolate in the sump areas or sheet flow to
existing street gutters.No wells are proposed as part of this project. Proposed operations on the subject
property will require a National Pollutant Discharge Elimination System (NPDES) permit from the
California Regional Water Quality Control Board as the site would be considered point-source for
storm water runoff due to an increase in impervious surfaces. The NPDES permits regulates general
construction activities. Compliance with permit conditions will ensure that there will be no violation of
water quality or waste discharge requirements.
The entire project site has been identified in the City's General Plan as resort commercial.The project is
for a mixed-used commercial/residential development that is not anticipated to result in an abnormal
draw on local water supplies. Therefore, the project will not result in substantial groundwater depletion
or interception of any aquifer by cuts or excavations, or substantial loss of groundwater recharge
capability. No significant impacts are anticipated.
8.e) LESS THAN SIGNIFICANT IMPACT. The drainage design for the project consists of several
sump catch basins connected by pipelines to the main storm drain collector under Random Road. The
basins have been conservatively sized to capture the peak flow generated by a 100 year storm. Portions
of the main collector that are not already in existence will be designed to conform to Riverside County
Flood Control and Water Conservation District's (RCFCWCD) Master Drainage Plan for the Palm
Springs area. Peak run-off flows for 10-year and 100-year one-hour storms were analyzed in the
hydrology report prepared for the project and it was concluded that the project meets the hydrologic and
City of Palm Springs Initial Study 15 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
hydraulic requirements set forth by RCFCWCD and the City. Therefore, the project will have a less
than significant impact on the capacity of existing or planned stormwater drainage systems.
8.g j) NO IMPACT. According to the FEMA Flood Insurance Rate Map (FIRM), Panels 060257 0006
D,revised July 7, 1999 and 060257 0008 C, revised June 18, 1996,the subject property is designated as
Zone B,and therefore lies outside the 100 year flood hazard area. Therefore,the project could not place
structures within the 100 year flood hazard area or be exposed to tsunami, seiche, or mudflow.
9. LAND USE AND PLANNING - Would the
project:
a)Physically divide an established community? ❑ ❑ ❑
b) Conflict with any applicable land use plan,
policy, or regulation of an agency with
jurisdiction over the project (including, but not
limited to the 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 ❑ ❑ ❑ L]
conservation plan?
9.a) NO IMPACT. The project site is surrounded by streets and the Tahquitz Creek Channel and
therefore, will not physically divide an established community. The project has been designed to be
sensitive to the adjacent residential neighbourhood by locating the commercial uses close to South Palm
Canyon Drive and the residential component towards the eastern portion of the project. In addition, the
main entries into the project will be from South Palm Canyon Drive and Mesquite Avenue. It is
expected that the developer will also implement some traffic calming measures that are directly related
to the project.
9.b) LESS THAN SIGNIFICANT IMPACT. The developer proposes to reclassify Mesquite Avenue
between South Palm Canyon Drive and Random Road from a secondary thoroughfare to a collector
street. The traffic study completed for this project supports downgrading this portion of Mesquite
Avenue. In addition, the existing street improvements on Mesquite represent collector street
improvements. Mesquite Avenue east of Random Road is already a collector and traverses a single
family residential neighbourhood. Due to the need to transition from a commercial to residential uses,
downgrading Mesquite Avenue at this location will contribute to the overall traffic calming plan for the
Deepwell/Tahquitz River Estates neighbourhood. The traffic study shows that there is no need to
improve Mesquite to secondary thoroughfare standards because a collector street would support the
projected traffic volume.
Acquisition of the single parcel of land (0.58 acres) located at the northwest corner of project site may
be accomplished through condemnation. The project site and subject parcel are located in the South
Palm Canyon Redevelopment Project Area, part of the Merged Redevelopment Project No. 1. The
City of Palm Springs Initial Study 16 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
South Palm Canyon Redevelopment Project Area includes some of the following goals:
➢ Eliminate Physical, Social, and Environmental Deficiencies by the elimination of
environmental deficiencies including small and irregular lots and deteriorated public
improvements;
➢ Assemble and Consolidate Land suitable for modem, integrated development with improved
pedestrian and vehicular circulation;
➢ Coordinate Future Development through the replanning, redesign, and redevelopment of
undeveloped areas;
➢ Assure Commercial Vitality by strengthening of retail and other commercial functions in the
area; and
➢ Stimulate Economic Development by strengthening the economic base of the Project Area and
the community by the installation of needed site improvements to stimulate new commercial
expansion, employment, and economic growth.
In addition, General Plan Policy 3.1.2 encourages, "...the exchange of public and private lands in order
to consolidate holdings and to eliminate dysfunctional parcels in order to permit the orderly
development and conservation of areas appropriate for each function of the land." Therefore, if the
Community Redevelopment Agency of the City of Palm Springs enters into a disposition and
development agreement with the developer in order to possibly assist in the acquisition of the 0.58 acre
parcel at the northwest comer of the project site, it would be consistent with the redevelopment goals
for the project area and the policies in the General Plan.
9.c) NO IMPACT. As previously discussed in the responses to Section 4 - Biological Resources, the
project is located on a previously disturbed site and will not conflict with any applicable habitat
conservation plan or natural community conservation plan.
10. MINERAL RESOURCES -- Would the
project:
a) Result in the loss of availability of a known
mineral resource that would be of value to the ❑ ❑ ❑ 19
region and the residents of the state?
b) Result in the loss of availability of a locally-
important mineral resource recovery site ❑ ❑ ❑ ❑x
delineated on a local general plan, specific plan
or other land use plan?
10.a,b)NO IMPACT. This project occurs on a previously disturbed site that is now a vacant lot. There
are no known mineral resources within the project area. All new improvements are proposed within
existing disturbed areas. Therefore, the project could not result in the loss of availability of a known
mineral resource that would be of value to the region and residents of the state.
11.NOISE—Would the project result in:
City of Palm Springs Initial Study 17 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
a) Exposure of persons to or generation of noise
levels in excess of standards established in the ❑ ❑x ❑ ❑
local general plan or noise ordinance, or
applicable standards of other agencies?
b) Exposure of persons to or generation of
excessive groundbome vibration or groundborne ❑ ❑ ❑ ❑x
noise levels?
c) A substantial permanent increase in ambient
noise levels in the project vicinity above levels ❑ ❑ ❑X ❑
existing without the project?
d)A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above ❑ ❑x ❑ ❑
levels existing without the project?
e)For a project located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a public airport or public use ❑ ❑ ❑ ❑x
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 ❑ ❑ ❑ ❑x
or working in the project area to excessive noise
levels?
I I.a, d) LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED. During grading and
construction activities, it is expected that adjacent residents may be exposed to noise levels in excess of
standards established in the City's noises ordinance. However, the increase in noise levels will be
temporary in nature and will only occur during the City's allowable construction hours of 7 a.m. to 7
p.m. Monday through Friday and 8 a.m. to 5 p.m. on Saturday. With the incorporation of mitigation
measures during construction activities and the placement of proposed mechanical equipment, the
impacts will be reduced to a less than significant level.
ILb) NO IMPACT. Proposed development on the project site would not be expected to result in
exposure of persons to or generation of groundborne vibration or noise levels. No sources of
groundbome noise, such as pile driving, are proposed as part of the project.
I Lc) LESS THAN SIGNIFICANT IMPACT. The project is for a mixed-use commercial/residential
project that is expected to generate noise typical of such land uses. The project site is currently vacant,
and therefore, any new development on the property will result in an increase of the ambient noise
levels in the project vicinity. The City of Palm Springs' noise ordinance regulates construction hours,
lealblowers, and acceptable noise levels in residential and commercial areas based on time of day.
Therefore, development on the site will have a less than significant impact on ambient noise levels in
the area.
City of Palm Springs Initial Study is November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
1 Le, f)NO IMPACT. The project site is not located in an airport land use plan or in the vicinity of any
known private airstrips. Therefore, development on the project site would not expose people residing or
working in the project area to excessive noise levels.
Mitigation Measures
1. During construction phases, the contractor shall ensure that all construction is performed in
accordance with the applicable City of Palm Springs noise standards. This measure shall be added to
the construction contract.
2. All internal combustion powered equipment shall be equipped with properly operating mufflers and
kept properly tuned to alleviate backfires. This measure shall be added to the construction contract.
3. During construction activities, the contractor shall locate portable equipment as far as possible from
the adjacent residences.This measure shall be added to the construction contract.
4. To the extent feasible, the contractor shall store and maintain equipment as far as possible from the
adjacent residences. This measure shall be added to the construction contract.
5. The placement of all mechanical equipment associated with the proposed project such as IIVAC
systems shall be located and constructed to ensure compliance with Chapter 11.74(Noise Ordinance)of
the Palm Springs Municipal Code.
12. POPULATION AND HOUSING -- Would
the project:
a) Induce substantial population growth in an
area, either directly (for example, by proposing
new homes and businesses) or indirectly (for ❑ ❑ z ❑
example, through extension of roads or other
infrastructure)?
b) Displace substantial numbers of existing
housing, necessitating the construction of ❑ ❑ ❑ ❑x
replacement housing elsewhere?
c) Displace substantial mmnbers of people,
necessitating the construction of replacement ❑ ❑ ❑ 0
housing elsewhere?
12.a) LESS THAN SIGNIFICANT IMPACT. Proposed development on the project site is not expected
to result in substantial population growth. The development will be a mixed-use retail/residential
project consisting of 48 2-story residential condominiums, 18 2-story live/work lofts, 25759 square feet
of retail/food space, 9786 square feet of office space, and an up to 8000 square foot restaurant.Potential
tenants, such as video stores, dry cleaners, and food establishments are intended to serve the residential
community in the immediate vicinity of the project. Therefore,the proposed project will result in a less
than significant impact on population growth.
12.b, c) NO IMPACT. No existing housing is located on the project site nor would any housing be
City of Palm Springs Initial Study 19 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
displaced by the implementation of the proposed project. No residential uses occur on the project site
nor would any persons be displayed by the implementation of the proposed project.
13.PUBLIC SERVICES
a) 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
public services:
Fire protection? ❑ ❑ ❑ C]
Police protection? ❑ ❑ ❑ ❑x
Schools? ❑ ❑ ❑ ❑x
Parks? ❑ ❑ ❑ ❑x
Other public facilities? ❑ ❑ ❑ 19
13.a.i)LESS THAN SIGNIFICANT IMPACT. According to the City's General Plan, fire danger in the
City is relatively low. According to the Palm Springs Fire Department, the proposed project is located
within the 5-minute response time area but will still require the installation of an automatic fire
sprinkler system.With regards to police protection, the proposed project is not anticipated to result in a
significant increase in emergency calls to the project site. Therefore, the proposed project will not
adversely impact police protection services. With regards to schools, the nearest school is Cahuilla
School, located approximately a quarter-mile from the project site. Under State Law, school districts
may impose school impact fees on residential development. Collection of this fee will serve to offset
any unforeseen project-related student generation. With regards to parks, the project site is not located
near a public park and therefore, no impacts to existing parks are expected to occur as a result of the
proposed project.
14.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 constriction or expansion of ❑ ❑ ❑ z
recreational facilities which might have an
adverse physical effect on the environment?
City of Palm Springs Initial Study 20 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
14.a, b) NO IMPACT. The project site proposes up to 66 residential units. Potential development is
not on a scale large enough to impact the use of existing neighbourhood or regional parks such that
substantial deterioration of the facility would occur. In addition, the proposed project does not include
public recreational facilities and does not require expansion or construction of new recreational
facilities as recreational amenities are provided on-site. The residential component of the project
provides its own open space and recreational area amenities for the enjoyment of residents. The
residential component of the project, including the live/work lofts, will also be subject to the recently
adopted Park Fee Ordinance, for payment of park fees for the purpose of acquisition and improvement
of new parks and preservation of existing parks.
15. TRANSPORTATION/TRAFFIC -- Would
the project:
a) Cause an increase in traffic which 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 ❑ ❑ ❑x ❑
county congestion management agency for
designated roads or highways?
c) Result in a change in air traffic patterns,
including either an increase in traffic levels or a ❑ ❑ ❑ ❑x
change in location that results in substantial
safety risks?
d) Substantially increase hazards due to a design
feature (e.g., sharp curves or dangerous ❑ ❑ ❑ N
intersections) or incompatible uses (e.g., farm
equipment)?
e)Result in inadequate emergency access? ❑ ❑ ❑ l]
0 Result in inadequate parking capacity? ❑ ❑ ❑ ❑X
g) Conflict with adopted policies, plans, or
programs supporting altemative transportation ❑ ❑ ❑
(e.g.,bus turnouts,bicycle racks)?
15.a) LESS THAN SIGNIFICANT IMPACT WITH MITIGATION INCORPORATED. The project
will add substantial traffic volumes to the roadways adjacent to and surrounding the project site. A
traffic study has been prepared to provide an assessment of project impacts.
A list of study intersections was developed in consultation with City staff. Intersections that were
selected were those that were deemed most likely to be impacted by project traffic. Traffic counts were
City of Palm Springs Initial Study 21 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
taken on a weekday during the midday and PM peak hours. Roadway geometries and intersection
control at the study intersections were determined through field reviews and intersection level of service
calculations were performed to measure existing conditions.
To forecast future traffic conditions at the project opening date (Year 2006) and for a longer term time
horizon (Year 2020), existing traffic volumes were increased to account for seasonality, background
traffic growth and growth from other approved area projects. Project traffic was also forecasts using
standard methodologies (Institute of Transportation Engineers Trip Generation Manual).
Although project traffic loads due to the project do not reduce the level of service on the roadways to
unacceptable standards, they will adversely affect the residential neighbourhood immediately adjacent
to the development by substantially increasing the traffic traveling through the neighbourhood. Using a
conservative analysis that did not account for"pass-by"trips or internal trip capture,the traffic forecasts
show that the project will generate 3,222 daily trips.Approximately 25% of the daily trips will be added
to Mesquite Avenue, which traverses the adjacent residential area. The traffic study recognizes the
need for providing traffic calming measures in and around this residential area to mitigate this condition
to maintain a safe environment and quality of life for the residents.
15.b) LESS THAN SIGNIFICANT IMPACT. The project individually or cumulatively with other
identified area development will not result in degradation of intersection levels of service below the
level-of-service threshold set forth by the Riverside County Congestion Management Plant and the City
of Palm Springs. Level-of-service calculations were performed for Year 2006 and Year 2020 conditions
both "with" and "without the project'. Table 1 summarizes the results of the level of service
calculations performed for the project using the 2000 Highway Capacity Manual methodologies.
Table 1-Level-of-Service Calculations Summary
MIDDAY PEAK HOUR
Existing Year 2006 Year 2006 Year 2020 Year 2020
Delay-LOS Delay-LOS Dela -LOS Delay-LOS Delay-LOS
1.Patin Canyon Drive/Ramon Road 16.7 sec.-B 18.3 see.-B 19.0 sec.-B 22.9 sec.-C 24.2 sec -C
2.Indian Canyon Drive/Ramon Road 20.4 sec.-C 20.9 see.-C 20.9 sec,-C 23.0 sec.-C 23.2 sec -C
3.Pahn Canyon Drive/Sunny Dunes Road 15.5 sec.-B 15.7 sec.-B 16.1 sec -B 18.0 sec.-B 18.9 see -B
4.Pahn Canyon Drive/Mesquite Avenue 9.2 sec.-A 9.2 sec.-A 9.5 sec.-A 9.4 sec.-A 9.8 sec.-B
5.Mesquite Avenue/Camino Real 8.2 sec.-A 8.4 sec.-B 9.2 sec.-A 8.9 sec.-A 9.9 sec.-A
6.Mesquite Avenue/Sunrise Way 13.0 see.-B 159 sec.-B 16.7 sec.-B 17.7 sec.-B 18.6 sec.-B
7.Belardo Road/Ramon Road 8.5 sec.-A 8 6 sec.-A 8.6 sec.-A 9.2 sec.-A 9.3 see.-A
8.Belardo Road/Sunny Dunes Road 0.0 sec.-A 0.0 sec.-A 0.0 sec.-A 0.0 sec.-A 0.0 sec.-A
9.Palm Canyon Dtive/Huddle Springs D 8.1 sec -A 7 4 sec.-A
PM PEAK HOUR
Existing Year 2006 Year2006 Year202O Year 2020
Dela -LOS Delay-LOS Delay-LOS Delay-LOS Delay-LOS
1.Palm Canyon Drive/Ramon Road 14.3 sec.-B 15.5 sec.-A 15.8 sec.-B 17.5 see.-B 18.1 sec.-B
2.Indian Canyon Drive/Ramon Road 19.5 sec.-B I9.7 sec.-B 19.7 sec.-B 20.9 sec.-C 21.0 sec.-C
3.Palm Canyon Drive/Sunny Dunes Road 12.6 see.-B 12.4 sec.-B 12.6 sec.-B 13.2 sec -B 13.7 sec.-B
4.Palm Canyon Diive/Mes rite Avenue 6.3 sec -A 6.6 sec.-A 6 8 sec -A 7.0 sec.-A 7.4 sec.-A
5.Mesquite Avenue/Catnino Real 7 6 sec -A 7.7 sec.-A 8 0 sec -A 7.9 sec.-A 8.6 sec.-A
6.Mesclude Avenue/Sunrise Way 13 9 sec.-B 14 3 sec.-B 15 3 see.-B 14.8 see.-B 16.3 sec.-B
7.Belardo Road/Rarnon Road 8.2 see.-A 8.4 sec.-A 8.4 sec.-A 8.9 sec.-A 8.9 sec.-A
8.Belardo Road/Sunny Dunes Road 0.0 sec. -A 0.0 sec.-A 1 0.0 sec.-A 1 0.0 sec.-A 1 0.0 sec.-A
City of Palm Springs Initial Study 22 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
S.Belaido Road/Sunny Dunes Road 0 0 sec. —A 0 0 sec.—A 0.0 see.—A 0.0 sec.—A 0.0 sec.—A
9.Palm Canyon Drive/Huddle Springs Dwy 1 8.0 see.—A 8.9 sec.-A
Source:Traffic Study for The Huddle Springs Mixed-Use Development(November 5,2003), Table 9,pg. 49.
The analysis showed that the project will not significantly impact the study intersections or roadways
based on the City of Palm Springs significant impact criteria. The City significant impact criteria
threshold is Level of Service "D" or better. -Table 1 shows that the study intersection in the near term
and longer term will operate above that threshold.
15.c-e) NO IMPACT. The project will not result in any changes to air traffic pattern's or result in
inadequate emergency access. The preliminary plans have been reviewed by the Pahn Springs Fire
Department for compliance with emergency access requirements. The project is accessed by two main
entries located on South Palm Canyon Drive and Mesquite Avenue. The entry at South Palm Canyon
Drive will have a future traffic light. A "residents only" two-way gated access on Random Road may
also be considered in order to provide an alternative ingress/egress point for the project.
15.f) NO IMPACT. The project proposes to provide parking consistent with the ratios established in
Section 93.06.00 of the Palm Springs Zoning Ordinance. The project has been designed to provide
enclosed and surface parking at the eastern portion of the property and surface and below grade parking
for the commercial component on the western portion of the property. The parking analysis is shown in
Table 2.
Table 2:Project Parkin Anal sis
use Rewired - Proposed
8-3BR units @ 2.25= 18 spaces 40 assigned covered spaces
Residential 40-2BR units @ 1.5= 60 spaces 36 assigned garage spaces
Condominiums 48 units/4= 12 space 17 open guest spaces
90 spaces 93 spaces
18 lofts @ 2 spaces= 36 spaces
25759 sf retail/300 sf= 86 spaces 23 below grade assigned to loft units
Commercial Component 9786 sf office/200 sf= 49 spaces 33 at grade assigned to work units
restaurant @ 200 seats/3=67 spaces 118 at grade spaces
building area 3=39 spaces 103 below grade spaces
277 s aces 277 spaces
PROJECT TOTAL 367 s aces 370 spaces
Source:Huddle Springs project site plan
The residential condominium component of the project will provide a total of 93 spaces. The 18
live/work units have been assigned 33 at grade spaces and 23 below grade spaces with the remaining
commercial/office/retail assigned 254 at grade and below grade spaces. Overall, the project provides
approximately 370 spaces, in excess of the required 367 parking spaces. The developer has allotted
more than the required number of parking spaces per the City's zoning ordinance. In addition, due to
the mixed-use nature of the project, which allows for shared parking, there should be a less than
significant parking impact to the adjacent neighbourhood. Therefore, the project is not expected to
result in inadequate parking capacity.
15.g) NO IMPACT. The project has been designed to be a commercial center that will primarily serve
the adjacent residential neighbourhood and visitors. The mixed-use concept of the project is consistent
with General Plan Policies 3.22.1., 3.22.5., 5.17.7., and 5.21.1. that encourage the type of project that is
City of Palm Springs Initial Study 23 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
being proposed in order to provide a diversity of services to residents and visitors and provide adequate
buffers and transitions from commercial to residential land uses while encouraging pedestrian or
alternative traffic.
Mitigation Measures
1.The project proponent shall implement bicycle-related improvements adjacent to the project site.
2. The project proponent shall participate, on a fair share basis, in the construction of a raised median
along Palm Canyon Drive adjacent to the project site.
3. Stop signs and limited turning movements shall be provided to control traffic at all unsignalized
project driveway approaches.
4. The project proponent shall coordinate with SunLine Transit Agency regarding the need for on-site
public transit facilities.
5. The project proponent shall participate in the neighbourhood traffic-calming prograin by either
funding or contributing a"fair share"towards traffic calming measures to include an entrance statement
or feature at the intersection of Mesquite Avenue and Random Road with final design details to be
approved in consultation with the neighbourhood and the City Engineer.
6. The developer shall be required to widen the north side of Mesquite Avenue at South Palm Canyon
Drive in order to provide for a westbound right-turn lane, with final design to be approved by the City
Engineer.
16. UTILITIES AND SERVICE SYSTEMS —
Would the project:
a) Exceed wastewater treatment requirements of
the applicable Regional Water Quality Control ❑ ❑ ❑ ❑x
Board?
b) Require or result in the construction of new
water or wastewater treatment facilities or
expansion of existing facilities, the construction ❑ Cl N ❑
of which could cause significant environmental
effects?
c) Require or result in the construction of new
storm water drainage facilities or expansion of ❑ ❑ ❑ 17
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 ❑ ❑ 0
resources, or are new or expanded entitlements
needed?
City of Palm Springs Initial Study 24 November 19,2003
Less Than
Potentially Significant with Less Than ,
Significant Mitigation Significant No
Impact Incorporated Impact Impact
e) Result in a determination by the wastewater
treatment provider which serves or may serve the
project that it has adequate capacity to serve the ❑ ❑ ❑ ❑x
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 projects ❑ ❑ ❑ (]
solid waste disposal needs?
g) Comply with federal, state, and local statutes ❑ ❑
and regulations related to solid waste?
16.a, d-g)NO IMPACT. All utilities and services are currently provided to the subject site. Due to the
nature and size of this project, there should be no impacts to utilities and service systems as a result of
the project.
16.b) LESS THAN SIGNIFICANT IMPACT. The Desert Water Agency (DWA) currently owns,
operates, and maintains water distribution and pumping facilities within the project area. Project
proponents will be required to connect to existing DWA water infrastructure to provide water to the site
for construction and domestic water service. The developer will be required to comply with all rules,
regulations, and other requirements of the DWA in order to provide water service to the site. Water
service requirements may include, but are not limited to, upgrades, modifications, replacement, and
abandonment of existing DWA facilities. These improvements may require construction within and
adjacent to public rights-of-way and exiting and/or proposed easements. Constriction will occur in
accordance with DWA and City requirements and will not cause any significant effects upon the
environment.
16.c) LESS THAN SIGNIFICANT IMPACT. The project may require constriction of drainage
improvements to convey storm water flows to area drainage facilities. The hydrology report prepared
for the project determined that the increased storm water runoff due to development of the site would
not exceed the capacity of offsite drainage systems. Additional runoff generated by increases in
impervious surface will be conveyed to the storm drain system with any overages conveyed on the
surface within the street right-of-way limits. Since the project is not expected to significantly alter
drainage patterns in the area, area expansion of new storm water drainage facilities would not be
required as part of the project.
17. MANDATORY FINDINGS OF
SIGNIFICANCE
City of Palm Springs Initial Study 25 November 19,2003
Less Than
Potentially Significant with Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
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 wildlife population to drop below
self-sustaining levels, threaten to eliminate a ❑ ❑ ❑
plant or animal community, reduce the number or
restrict the range of a rare or endangered plant or
animal 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 ❑ ❑ ❑ ❑X
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
which will cause substantial adverse effects on ❑ ❑ ❑ 191
human beings,either directly or indirectly?
17.a-c)NO IMPACT. Based on the preceding analysis,the proposed project does not have the potential
to degrade the quality of the environment, substantially reduce the habitat of fish or wildlife species,
cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or
animal community, reduce the number or restrict the range of a rare or endangered plant or animal, or
eliminate important examples of the major periods of California history or prehistory.
As discussed in the respective issue areas,the proposed project would have either no impact or less than
significant impacts after mitigation as to all environmental resources. Implementation of the identified
project-specific mitigation measures and compliance with applicable codes, ordinances, laws and other
required regulations, helps to reduce the magnitude of any impacts associated with the construction
activities. Thus, the impacts would not be cumulatively considerable with the incorporation of
mitigation measures presented herein.
The analysis presented throughout this document identifies potentially significant impacts for some
environmental disciplines. Appropriate mitigation measures have been identified and incorporated into
the project design to reduce these respective impacts to less than significant impacts. Therefore,project
implementation is not anticipated to result in substantial adverse effects on human beings.
City of Palm Springs Initial Study 26 November 19,2003
18. LISTED BELOW ARE THE PERSON(S)WHO PREPARED OR PARTICIPATED IN THE
PREPARATION OF THE INITIAL STUDY:
Douglas R. Evans,Director of Planning and Zoning
David Barakian, City Engineer
Ron Nicholas,Associate Civil Engineer
Jing Yeo, Principal Planner
George Dunn,P.E., George Dunn Engineering
DETERMINATION
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,
❑x there will not be a significant effect in this case because revisions in the project have been
made by or agreed to by the project proponent. A MITIGATED NEGATIVE
DECLARATION will be prepared.
❑ I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a"potentially significant impact'or"potentially
significant unless mitigated" impact on the environment, but at least one effect 1) has been
adequately analyzed in an earlier document pursuant to applicable legal standards, and 2)
has been addressed by mitigation measures based on the earlier analysis as described on
attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must
analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment,
because all potentially significant effects (a) have been analyzed adequately in an earlier
El 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 father is required.
Douglas R. Eva Date
Director of Planning and Zoning
City of Palm Springs Initial Study 27 November 19,2003
RESOLUTION NO.
OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS,
CALIFORNIA, APPROVING CASE NO 5.0956 - PD-285 AND
TENTATIVE TRACT MAP 31413,SUBJECT TO THE CONDITIONS
STATED, FOR THE CONSTRUCTION OF A MIXED-USE
PROJECT CONSISTING OF 48 RESIDENTIAL CONDOMINIUMS,
18 LIVE/WORK LOFTS, 25759 SQUARE FEET OF RETAIL/FOOD
SPACE, 9786 SQUARE FEET OF OFFICE SPACE,AND AN UP TO
8000 SQUARE FEET RESTAURANT LOCATED ON 11.1 ACRES
BOUND BY THE TAHQUITZ CREEK CHANNEL TO THE NORTH,
RANDOM ROAD TO THE EAST, MESQUITE AVENUE TO THE
SOUTH, AND SOUTH PALM CANYON DRIVE TO THE WEST,
ZONE C-1, SECTION 23.
WHEREAS, Huddle Springs Development, LLC(the"applicant') has filed an application for Case
5.0956-PD-285 and Tentative Tract Map 31413 for the construction of a mixed use development
located on 11.1 acres bound by the Tahquitz Creek Channel to the north, Random Road to the
east, Mesquite Avenue to the south, and South Palm Canyon Drive to thewest, Zone C-1, Section
23; and
WHEREAS, said Tentative Tract Map was submitted to appropriate agencies as required by the
subdivision requirements of the Palm Springs Municipal Code, with the request for their review,
comments, and requirements; and
WHEREAS, notice of the public hearing of the Planning Commission of the City of Palm Springs
to consider Case 5.0956-PD-285 and Tentative Tract Map 31413, was given in accordance with
applicable law; and
WHEREAS, on December 10, 2003, a public hearing on the application for Case 5.0956-PD-285
and Tentative Tract Map 31413 was held by the Planning Commission in accordance with
applicable law; and
WHEREAS, notice of the public hearing of the City Council of the City of Palm Springs to consider
Case 5.0956-PD-285 and Tentative Tract Map 31413,was given in accordance with applicable law;
and
WHEREAS, on December 17, 2003, a public hearing on the application for Case 5.0956-PD-285
and Tentative Tract Map 31413 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 forthis
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 meeting on the Project, including but not limited to the staff report, all
environmental data including the environmental assessment prepared for the project and all written
and oral testimony presented.
THE CITY COUNCIL HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to CEQA, the City Council finds that the current environmental
assessment for Case 5.0956-PD-285 and Tentative Tract Map 31413 adequately
addresses the general environmental setting of the proposed Project, its significant
environmental impacts, and the mitigation measures related to each significant
environmental effect for the proposed project. The City Council further 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 and therefore recommends adoption of a Mitigated Negative
Declaration for the project.
Section 2: Pursuant to Section 94.03.00 of the Zoning Ordinance, the City Council finds that
with the incorporation of those conditions attached in Exhibit A:
a. The use applied for at the location set forth in the application is properly one for which a
Planned Development District is authorized by the City's Zoning Ordinance and SP-1.
The Planned Development District is an appropriate mechanism for consideration of the
project because it allows flexibility in property development standards while also allowing
for the mixed use development. If the project is divided between the residential component
(eastern portion) and the commercial component (western portion), it complies with all
development standards of the R-3 and C-1 zones, respectively, with the exception of
building height, the side front setback on Mesquite Avenue for the carports, and the
encroachment of the roof into the South Palm Canyon Drive right-of-way. The requested
increase in building height is to encourage some architectural creativity and allow the
project to be designed in the spirit of the original Huddle Springs. The City Council supports
the modifications to setbacks and building height.
b. 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 project will include 48 two-story residential condominiums, 18 two-story live/work lofts,
25,759 square feet of retail/food space, 9786 square feet of office space, and an up to 8000
square foot restaurant.The project is laid out with the residential component located on the
eastern portion of the site and the commercial component on the western portion of the site.
The proposed development is located in an area with residential and commercial uses. In
addition, the General Plan designation of Resort Commercial for the property encourages
active retail and hotel uses. The project site can be divided into a residential component on
the eastern portion of the property and a commercial component on the western portion of
the property. The site design allows the project to transition from commercial uses to the
residential/small hotel uses that are located on Random Road and Mesquite Avenue. The
developer has proposed 25759 square feet of retail space and 9786 square feet of office
space. In addition, an up to 8000 square foot restaurant is also being proposed and will
attempt to recreate the original Huddle Springs restaurant that formerly occupied the
southwest corner of the property. Portions of the roofline project into the public right-of-way
and will require an encroachment license.
C. The site is adequate in size and shape to accommodate said use, including yards,
setbacks, walls or fences, landscapeng, and other features required in order to adjust said
use to those existing or permitted future uses of land in the neighborhood.
The proposed building setbacks are consistent with what could be allowed in the R-3 and
C-1 zone standards, with the exception of the carport setbacks of not less than 16 feet on
Mesquite Avenue. The carport roof overhangs will have a setback of 9 feet, compared to
the required 12 feet, based on the proposed 16 foot setback. If the setback relief on
Mesquite Avenue is not granted, the carports are required to be located 20 feet from
property line with roof overhangs 16 feet from the property line. The City Council supports
the reduced setback for the carports due to the orientation of the site design and the
substantial setbacks proposed in other yards. The increase in building height to 31 to 32
feet is to allow for architectural roof projections. Despite the request for increased building
height, the residential units will not exceed two stories. The project is sensitive to the
surrounding residential development demonstrated by the large setbacks adjacent to
Random Road and Mesquite Avenue. In addition, the entire commercial component of the
project is located on the western portion of the property, closer to South Palm Canyon Drive
in order to allow the transition to the residential uses surrounding the eastern portion of the
project site.
d. That the site for the proposed use relates to streets and highways properly designed and
improved to carry the type and quantity of traffic to be generated by the proposed use.
Existing improvements consist of a vertical curb and gutter and a four lane, undivided,
striped roadway on South Palm Canyon Drive, vertical curb and gutter and a two lane
undivided, striped roadway on Mesquite Avenue, and intermittent vertical curb and gutter
and a two lane undivided, unstriped roadway on Random Road. South Palm Canyon Drive
has been improved to major street standards, Mesquite Avenue has been improved to
collector street standards, while Random Road is partially improved to local street
standards.
Access to the project will be from two driveways located on Mesquite Avenue and on South
Palm Canyon Drive. The Mesquite Avenue entrance has the ability to adversely impact
property owners directly opposite the driveway approach. The Mesquite Avenue driveway
approach may either be relocated or other alternative solutions may be proposed by the
developer in consultation with affected property owners. Pedestrian access will be from the
main entrance fronting on South Palm Canyon Drive but may also be spread throughout
the development with the inclusion of sidewalks and proposed outdoor food and retail. The
project will result in 3,222 daily trips with 25% of those trips added to Mesquite Avenue.
The developer will contribute towards to the design and construction of a entry
feature/statement at Mesquite Avenue and Random Road as a part of the traffic calming
program for the neighbourhood. A parking analysis performed for the project showed that
the project will exceed the required number of parking spaces. Parking is spread
throughout the project and is provide at grade and below grade. A future traffic signal will
be installed at the South Palm Canyon Drive entry as a part of the timeshare development
on the west side of the street. The traffic study completed for the Huddle Springs showed
that the streets have the ability to carry the traffic generated by the proposed project.
e. That the conditions to be imposed and shown .on the approved site plan are deemed
necessary to protect the public health, safety, and general welfare and may include minor
modifications of the zone's property development standards.
All proposed conditions of approval are necessary to ensure public health and safety
including, but not limited to, the application of the Uniform Building Code Seismic Safety
Standards, Palm Springs Municipal Code, and the City of Palm Springs Fugitive Dust
Control Ordinance.
Section 3: Pursuant to Government Code Section 66474 (Subdivision Map Act), the City
Council finds that with the incorporation of those conditions attached in Exhibit A:
a. The proposed Tentative Map is consistent with applicable general and specific plans.
The proposed project is not consistent with the General Plan but with the approval of the
General Plan Circulation Map Amendment to reclassify Mesquite Avenue between South
Palm Canyon Drive and Random Road from a secondary thoroughfare to a collector street,
the project will be consistent with the General Plan. The collector street designation for this
portion of Mesquite Avenue will match existing street improvements.
b. 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 City Council 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 are subject to the standards of the General
Plan and Conditions of Approval associated with TTM 31413.
c. The site is physically suitable for the type and density of development contemplated by the
proposed subdivision.
Based upon the R-3 standards and the General Plan designation of Resort Commercial,
the property has a maximum allowable density of 233 dwelling units. The proposal is for
66 units, 48 of which are residential condominiums while the remaining 18 units are
live/work lofts. The project is consistent with the General Plan designation of Resort
Commercial, which allows a maximum density of up to 43 units/net acre for resort serving
residential uses and encourages a mix of land uses.
d. The design 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 Environmental Assessment. The incorporation of the mitigation measures
as prescribed in the EA will ensure that any potentially significant impacts will be reduced
to a level of insignificance. Therefore, the design 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.
e. 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 follow 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.
f. 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.
Existing improvements consist of a vertical curb and gutter and a four lane, undivided,
striped roadway on South Palm Canyon Drive, vertical curb and gutter and a two lane
undivided, striped roadway on Mesquite Avenue, and intermittent vertical curb and gutter
and a two lane undivided, unstriped roadway on Random Road. South Palm Canyon Drive
has been improved to major street standards, Mesquite Avenue has been improved to
collector street standards, while Random Road is partially improved to local street
standards. Pedestrian access will be from the main entrance fronting on South Palm
Canyon Drive but may also be spread throughout the development with the inclusion of
sidewalks and proposed outdoor food and retail.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council orders
filing of a Mitigated Negative Declaration and approves Case 5.0956-PD-285 and Tentative Tract
Map 31413, subject to those conditions set forth in the attached Exhibit A,which are to be satisfied
prior to issuance of a Certificate of Occupancy unless otherwise specified.
ADOPTED THIS_day of , 2003.
AYES:
NOES:
ABSENT:
ABSTENTIONS:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
City Clerk City Manager
Reviewed and Approved as to Form: LA
t �
S�
EXHIBIT A
Case No. 5.0956 - PD-285 TTM 31413
900 South Palm Canyon Drive
December 17, 2003
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning, the Chief of Police, the Fire Chief or
their designee, depending on which department recommended the condition.
Any agreements, easements or covenants required to be entered into shall be in a form approved
by the City Attorney.
PROJECT SPECIFIC CONDITIONS
Administrative
1. The proposed development of the premises shall conform to all applicable regulations of
the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances
and resolutions which supplement the zoning district regulations.
2. The 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 5.0956 - PD-285. 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. That the property owner(s) and successors and assignees in interest shall maintain and
repair the improvements including and without limitation sidewalks, bikeways, parking
areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and
property line, including sidewalk or bikeway easement areas that extend onto private
property, in a first class condition, free from waste and debris, and in accordance with all
applicable law, rules, ordinances and regulations of all federal, state, and local bodies and
agencies having jurisdiction at the property owner's sole expense. This condition shall be
included in the recorded covenant agreement for the property if required by the City.
4. Pursuant to Fish and Game Code Section 711.4 a filing fee of $64.00 is required. This
project has a de minimus impact on fish and wildlife, and a Certificate of Fee Exemption
shall be completed by the City and two copies filed with the County Clerk. This application
shall not be final until such fee is paid and the Certificate of Fee Exemption is filed. Fee
shall in the form of a money order or cashier's check payable to Riverside County.
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 feeing being
112% 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 all 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.
Environmental Assessment
7. The mitigation measures of the environmental assessment shall apply. Mitigation
measures are as follows:
Air Quality
1. Prior to beginning construction activities, the project proponent of the building
contract will develop and submit a dust control plan to the City's Building
Department, in accordance with the 2002 Coachella Valley PM10 State
Implementation Plan.
2. The project shall comply with the Palm Springs Municipal Code Title 8, Chapter
8.50— Fugitive Dust and Erosion Control.
3. Any vegetative ground cover to be utilized on-site shall be planted as soon as
possible to reduce the amount of open space subject to wind erosion. Irrigation
systems needed to water these plants shall be installed as soon as possible to
maintain the ground cover and minimized blowsand.
4. The contractor will ensure that all construction equipment is properly serviced and
maintained. All construction equipment shall be maintained in good operating
condition to reduce operational emissions.
5. During construction, the site shall be watered and equipment cleaned in the
morning and evening.
6. During construction, all trucks leaving the site shall be watered off to reduce
fugitive dust from being tracked onto local roadways. This measure requires that
removal of particulate matter from equipment prior to movement on paved streets
to control particulate emissions. As part of the conditions of grading permit
-ec 7
approval, the construction crew shall wheel wash construction equipment and
cover dirt in trucks during onsite hauling. Haul trucks leaving the site also are
required to have a minimum freeboard distance of 12 inches, or to cover payloads.
Cultural Resources
7. The developer shall submit a contract, with an Archaeologist qualified according to
the Secretary of the Interior's Standards and Guidelines, to the Planning
Department, prior to issuance of a grading permit with the scope of work to include
site monitoring, cultural monitoring, and Native American Monitor. The scope of
work shall be approved by the Director of Planning and Zoning after consultation
with the Agua Caliente Band of Cahuilla Indians,
8. Prior to any ground disturbing activity, including cleaning and grubbing, installation
of utilities 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.
9. Given that portions of the site are within an alluvial formation, the possibility of
buried resources is increased. A Native American monitor shall be present during
all ground disturbing activities and that, should buried deposits be encountered,
that the Monitor have the authority to halt destructive construction and that the
monitor notify a Qualified Archeologist to investigate, and if necessary, prepare a
mitigation plan for submission to the State Historic Preservation Officer and the
Agua Caliente Cultural Resource Coordinator for approval.
10. One copy of the cultural resource documentation generated in connection with the
project, including reports of investigations, record search results and site
records/updates shall be forwarded to the Tribal Planning, Building and
Engineering Department.
Noise
11. During construction phases, the contractor shall ensure that all construction is
performed in accordance with the applicable City of Palm Springs noise standards.
This measure shall be added to the construction contract.
12. All internal combustion powered equipment shall be equipped with properly
operating mufflers and kept properly tuned to alleviate backfires. This measure
shall be added to the construction contract.
13. During construction activities, the contractor shall locate portable equipment as far
as possible from the adjacent residences. This measure shall be added to the
construction contract.
14. To the extent feasible, the contractor shall store and maintain equipment as far as
possible from the adjacent residences. This measure shall be added to the
construction contract.
15. The placement of all mechanical equipment associated with the proposed project
such as HVAC systems shall be located and constructed to ensure compliance
with Chapter 11.74(Noise Ordinance) of the Palm Springs Municipal Code.
Traffic/Transportation
16. The project proponent shall implement bicycle-related improvements adjacent to
the project site. Please refer to Engineering Condition #2 for details.
/ � 0- �
17. The project proponent shall participate, on a fair share basis, in the construction of
a raised median along Palm Canyon Drive adjacent to the project site. Please refer
to Engineering Condition #14 for details.
18. Stop signs and limited turning movements shall be provided to control traffic at all
unsignalized project driveway approaches. Please refer to Engineering Condition
#60 for details.
19. The project proponent shall coordinate with SunLine Transit Agency regarding the
need for on-site public transit facilities. Please refer to Engineering Condition #15
for details.
20. The project proponent shall participate in the neighbourhood traffic-calming
program by funding the design and construction of traffic calming measures to
include an entrance statement or feature at the intersection of Mesquite Avenue
and Random Road with final design details to be approved in consultation with the
neighbourhood and the City Engineer. Please refer to Engineering Condition #54
for details.
21. The developer shall be required to widen the north side of Mesquite Avenue at
South Palm Canyon Drive in order to provide for a westbound right-turn lane, with
final design to be approved by the City Engineer. Please refer to Engineering
Condition #18 for details.
CC&R's
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 and Zoning
for approval in a form to be approved by the City Attorney, to be recorded prior to
certificate of occupancy. 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 $2,000,
for the review of the CC&R's by the City Attorney. A $250 filing fee shall also be paid to the
City Planning Department for administrative review purposes.
10. The CCR's shall have a disclosure statement regarding the location of the project relative
to roadway noise and other activities which may occur. Said disclosure shall inform
prospective buyers about traffic, noise and other activities which may occur in this area.
Additional Permits
11. The developer shall coordinate with Riverside County Flood Control and Water
Conservation District (RCFCWCD)with respect to use of the District property, abutting the
north property line, as a bike path. Please refer to Engineering Condition #43 for details.
Cultural Resources
12. Refer to Cultural Resources mitigation measures in the Environmental Assessment
(Planning Condition #7.7 to 7.10. above).
Final Design
13. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for
approval by the Department of Planning and Zoning prior to issuance of a building permit.
Landscape plans shall be approved by the Riverside County Agricultural Commissioner's
Office prior to submittal.
14, 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.
15. 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.
16. The proposed pad, identified as "Building Area 3", shall be kept in a first class condition,
until such time that the property is developed.
17. The developer shall consider measures to mitigate impacts to property owners on the
south side of Mesquite Avenue who will be most affected by the location of the project
entry on Mesquite Avenue. Mitigation measures shall be proposed in consultation with
property owners on the south side of Mesquite Avenue and may include redesign and/or
relocation of the driveway and/or construction of wall and landscaping for the affected
residential properties. Details of the measures shall be submitted with final development
plans.
18. The developer shall consult with the project proponent of the Star Canyon project (TTM
29691) and participate in the South Palm Canyon Drive street improvement program
(between Sunny Dunes and Mesquite Avenue). This program shall include construction of
median islands and landscaping thereof, decorative light fixtures, castle banners, and
other streetscape amenities. Detailed plans shall be submitted with Phase 1 final
development plans.
GENERAL CONDITIONS/CODE REQUIREMENTS
1. In accordance with Planning Commission Resolution No. 1503, dated November 18, 1970,
the developer is required to plant palm trees (14 feet from ground to fronds in height) 60
feet apart along the entire frontage of Palm Canyon Drive.
2. 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.
3. 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.
4. 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.
5. 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.
6. All materials on the flat portions of the roof shall be earth tone in color.
7. All awnings shall be maintained and periodically cleaned.
8. 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.
9. 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.
10. Perimeter walls shall be designed, installed and maintained in compliance with the corner
cutback requirements as required in Section 9302.00.D.
11. 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.
12. The street address numbering/lettering shall not exceed eight inches in height.
13. 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.
14. Submit plans meeting City standard for approval on the proposed trash and recyclable
materials enclosure prior to issuance of a building permit.
15. Details of pool fencing (material and color) and equipment area shall be submitted with
final landscape plan.
16. No sirens, outside paging or any type of signalization will be permitted, except approved
alarm systems.
17. No outside storage of any kind shall be permitted except as approved as a part of the
proposed plan.
` 3 l�
18. 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.
19. 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.
20. The applicant shall provide all tenants with Conditions of Approval of this project.
21. Loading space facilities shall be provided in accordance with Section 93.07.00 of the
Zoning Ordinance. Said facilities shall be indicated on the site plan and approved prior to
issuance of building permits.
22. Standard parking spaces shall be 17 feet deep by 9 feet wide; compact sized spaces shall
be 15 feet deep by 8 feet wide. Handicap parking spaces shall be 18 feet deep by 9 feet
wide plus a 5 foot walkway at the right side of the parking space; two (2) handicap spaces
can share a common walkway. One in every eight (8) handicap accessible spaces, but
not less than one (1), shall be served by an 8 foot walkway on the right side and shall be
designated as "van accessible".
23. 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.
24. Compact and handicapped spaces shall be appropriately marked per Section
93.06.00.C.10.
25. 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.
26. Parking lot light fixtures shall align with stall striping and shall be located two to three feet
from curb face.
27. 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.
28. 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.
29. 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.
30. 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.
31. Tree wells shall be provided within the parking lot and shall have a planting area of six feet
in diameter/width.
POLICE DEPARTMENT
1. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal
Code.
BUILDING DEPARTMENT
1. Prior to any construction on-site, all appropriate permits must be secured.
FIRE
1. Road Design: Fire apparatus access roads shall be designed and constructed as all
weather capable and able to support a fire truck weighing 73,000 pounds GVW.
(902.2.2.2 CFC)
2. Fire Apparatus Access Gates: Fire apparatus access gates shall be at least 15' in width.
3. Building or Complex Gate Locking Devices: Locked gate(s) shall be equipped with a
KNOX key switch device or Key box. Contact the fire department at 323-8186 for a KNOX
application form. (902.4 CFC)
4. Location of Knox boxes: A Knox box shall be installed at every locked gate. Show
location of boxes on plan elevation views. Show requirement in plan notes.
5. Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System is required.
6. Fire Extinguisher Requirements: Provide one 2-A:10-B:C portable fire extinguisher for
every 75 feet of floor or grade travel distance for normal hazards. Show proposed
extinguisher locations on the plans. (1002.1 CFC) Extinguishers shall be mounted in a
visible, accessible location 3 to 5 feet above floor level. Preferred location is in the path of
exit travel near an exit door.
7. Premises Identification: Approved numbers or addresses shall be provided for all new and
existing buildings in such a position as to be plainly visible and legible from the street or
road fronting the property. (901.4.4 CFC) Show location of address on plan elevation
view. Show requirement and dimensions of numbers in plan notes. Numbers shall be a
minimum 4 inches, and of contrasting color to the background.
8. Water Supplies and Fire Hydrants: Water supplies and fire hydrants shall be installed in
accordance with the 2001 CFC, Art. 9, Sec. 903.4, Appendix III-B, DWA or Mission
Springs Water District specifications and NFPA 24.
9. Fire Alarm System: Fire Alarm System required. Installation shall comply with the
requirements of NFPA 72.
3 ���
ENGINEERING
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.
2. Permanent encroachment of structures that overhang into the public right-of-way shall
require issuance of an encroachment license by the City Council. The developer shall
submit detailed cross-sections and elevations of proposed structural encroachments to the
City Engineer for review and approval. The developer shall ensure minimum clearance for
pedestrian access is provided for encroachments into the public right-of-way. No
encroachments into the travelway shall be allowed. Application for and approval of an
encroachment license shall be required by the City Council prior to issuance of a building
permit for which the encroachments occur.
3. 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.
SOUTH PALM CANYON DRIVE
4. Dedicate an additional right-of-way of 10 feet to provide the ultimate half street width of 50
feet along the entire frontage.
5. Dedicate additional right-of-way as needed concentric with the back of the sidewalk
adjacent to the proposed bus turn-out.
6. Remove and relocate the existing palm trees located along the South Palm Canyon Drive
frontage. Replace and reconstruct new tree wells and relocate affected irrigation and
electrical systems as part of the on-site landscaping. Relocated palm trees shall be
replaced with new palm trees of similar trunk diameter and height, as required by the City
Engineer, if at any time within 12 months of its relocation the City Engineer determines
that the health of the relocated palm tree(s) has failed.
T Remove the existing curb and gutter, and construct an 8 inch curb and gutter 38 feet east
of centerline along the entire frontage, with a 35 foot radius curb return at the northeast
corner of the intersection of South Palm Canyon Drive and Mesquite Avenue in
accordance with City of Palm Springs Standard Drawing No. 200 and 206. Provide a
transition between the proposed main entrance and the Tahquitz Creek Bridge,
acceptable to the City Engineer, to provide for the reduction in roadway width from the
proposed 38 feet to the existing roadway width at the bridge.
8. Construct the north half of a 8 feet wide cross gutter with 8 feet wide splash pad at the
northeast corner of the intersection of South Palm Canyon Drive and Mesquite Avenue
with a flow line parallel with and 38 feet east of the centerline of South Palm Canyon Drove
in accordance with City of Palm Springs Standard Drawing No. 200 and 206.
f --3.':� /�
9. The main entrance shall be constructed in accordance with City of Palm Springs Standard
Drawing No. 205. The centerline of the entrance shall align with the existing driveway
access to Rock Garden Cafe and the future time-share resort on the west side of South
Palm Canyon Drive.
10. Construct Type C curb ramps at each side of the main entrance driveway approach
meeting current California State Accessibility standards and in accordance with City of
Palm Springs Standard Drawing No. 214.
11. The northern driveway (if included as part of this project) shall be constructed in
accordance with City of Palm Springs Standard Drawing No. 201, and shall have a
minimum width of 24 feet. Access shall be limited to right-turn in and out only.
12. Construct an 8 feet wide sidewalk behind the curb along the entire frontage in accordance
with City of Palm Springs Standard Drawing No. 210.
13. Construct Type A curb ramps meeting current California State Accessibility standards at
the northeast corner of the intersection of South Palm Canyon Drive and Mesquite Avenue
and on both sides of the main entrance in accordance with City of Palm Springs Standard
Drawing No. 212.
14. If not already constructed, developer shall construct a 14-feet wide landscaped median
island as specified by the City Engineer from Mesquite Avenue to the most northerly
property line. Provide left turn pockets designed in accordance with Section 405 of the
current edition of the Caltrans Highway Design Manual, and as approved by the City
Engineer. If a landscaped median is existing, the developer shall be responsible for any
necessary design and modification of the median as required to serve the project.
Reimbursement of 50% of the cost of the original installation (by others) shall be deposited
with the City prior to issuance of a Certificate of Occupancy if construction of the
landscape median was to be reimbursed in accordance with the terms of a reimbursement
agreement approved by the City. If the landscaped median has not been constructed by
others, the developer shall be responsible for the design and construction of the
landscaped median across the entire project frontage. The developer may request the
City to enter into a reimbursement agreement for 50% of the cost to construct the
landscaped median island for reimbursement by others upon development of the vacant
commercial property located opposite and adjacent to South Palm Canyon Drive.
15. Construct a 160-feet long by 12-feet wide bus turn-out at the north side of the intersection
with Mesquite Avenue. The configuration shall be approved by the City Engineer in
coordination with SunLine Transit Agency. Contact SunLine Transit Agency (760-343-
3456) for details regarding bus stop furniture and bus shelter requirements as well as
possible reimbursement from the California Department of Transportation for construction
of a Transit Oriented Development (TOD). A bus stop shelter and required furniture,
lighting, and other improvements required by SunLine Transit Agency shall be
constructed.
16. Construct a minimum pavement section of 5 inch asphalt concrete pavement over 4 inch
aggregate base with a minimum subgrade of 24 inches at 95% relative compaction, or
equal, from edge of proposed gutter to a clean sawcut edge of pavement along the entire
South Palm Canyon Drive frontage in accordance with City of Palm Springs Standard
Drawing No.110 and 340. If an alternative pavement section is proposed, the proposed
/3C/ S
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.
17. All broken or off grade street improvements shall be repaired or replaced.
MESQUITE AVENUE
18. Dedicate an additional right-of-way, west of the new driveway approach, concentric with
the new curb location to accommodate a right-turn lane at the intersection with South Palm
Canyon Drive in accordance with the traffic study prepared by George Dunn Engineering,
dated November 21, 2003. Dedication of additional right-of-way shall also provide for an 8
feet wide sidewalk together with a property line corner cut back at the southeast and
southwest corner of the property (if necessary) in accordance with City of Palm Springs
Standard Drawing No. 105.
19. The following condition is dependant upon adoption by Palm Springs City Council of the
reclassification of Mesquite Avenue fronting this project from a secondary thoroughfare to
a collector street: Remove the existing curb and gutter and construct an 8-inch curb and
gutter, in accordance with City of Palm Springs Standard Drawing No. 200 and 206, 24
feet north of centerline from the intersection with South Palm Canyon Drive to a point 225
feet east of the intersection before transitioning to the existing curb and gutter 20 feet north
of centerline. Configuration shall be as required by the latest revision of the traffic study,
and approved by the City Engineer. If the reclassification is rejected by City Council, the
developer shall remove the existing curb and gutter and construct an 8-inch curb and
gutter 32 feet north of centerline along the entire project frontage.
20. Remove the existing curb return, spandrel and cross-gutter, and construct a 35-foot radius
curb return and spandrel at the northwest corner of the intersection of Mesquite Avenue
and Random Road in accordance with City of Palm Springs Standard Drawing No. 200
and 206.
21. Remove the existing cross-gutter and spandrel and construct the west half a 6-feet wide
cross gutter at the northwest corner of the intersection of Mesquite Avenue and Random
Road with a flow-line parallel with and 20 feet north of the centerline of Mesquite Avenue
in accordance with City of Palm Springs Standard Drawing No. 200.
22. Remove the existing curb and gutter as needed for the construction of a 55 feet wide
driveway approach in accordance with City of Palm Springs Standard Drawing No. 205.
The centerline of the project entrance and the intersection of the entrance into the gated
condominium complex shall be analyzed to determine queuing and stacking requirements.
Final design shall be reviewed and approved by the City Engineer.
23. Construct Type C curb ramps at each side of the driveway approach meeting current
California State Accessibility standards and in accordance with City of Palm Springs
Standard Drawing No. 214.
24. Construct an 8-feet wide sidewalk behind the curb along the entire frontage from South
Palm Canyon Drive to the driveway approach in accordance with City of Palm Springs
Standard Drawing No. 210. Construct a 5-feet wide sidewalk behind the curb along the
entire frontage from the driveway approach to Random Road in accordance with City of
Palm Springs Standard Drawing No. 210.
25. Construct Type A curb ramps meeting current California State Accessibility standards at
the northwest corner of the intersection of Mesquite Avenue and Random Road, and on
both sides of the Mesquite Avenue entrance in accordance with City of Palm Springs
Standard Drawing No. 212.
26. Construct a minimum pavement section of 3 inch asphalt concrete pavement over 6 inch
aggregate base with a minimum subgrade of 24 inches at 95% relative compaction, or
equal, from edge of proposed gutter to a clean sawcut edge of pavement along the entire
Mesquite Avenue frontage requiring pavement in accordance with City of Palm Springs
Standard Drawing No.110. If an alternative pavement section is proposed, the proposed
pavement section shall be designed by a California registered Geotechnical Engineer
using "R" values from the project site and submitted to the City Engineer for approval.
27. All broken or off grade street improvements shall be repaired or replaced.
RANDOM ROAD
28. Construct a minimum 5 feet wide sidewalk behind the curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210.
29. All broken or off grade street improvements shall be repaired or replaced. All existing
driveway curb-cuts are to be replaced with 6-inch curb and gutter.
SANITARY SEWER
30. All sanitary facilities shall be connected to the public sewer system. Laterals shall not be
connected at manholes.
31. Construct an on-site (private) sewer system to collect and convey sewage to off-site public
sewer mains. Submit private sewer system lateral connection locations to the City
Engineer for review and approval.
32. All on-site sewer systems shall be privately maintained by a Home Owner's Association
(HOA). Provisions for maintenance of the on-site sewer system acceptable to the City
Engineer shall be included in Codes, Covenants, and Restrictions (CC&R's) required for
the project.
GRADING
33. Submit a Precise Grading Plan prepared by a California registered Civil Engineer or
qualified Architect to the Engineering Division for review and approval. A PM 10 (dust
control) Plan shall be submitted to and approved by the Building Department prior to
approval of the Precise Grading plan. The Precise Grading Plan shall be approved by the
City Engineer prior to issuance of any grading or building permits.
Minimum submittal includes the following:
A. Copy of signed Conditions of Approval from Planning Department.
B. Copy of Site Plan stamped approved and signed by the Planning Department.
l �3e/`r
C. Copy of current Title Report
D. Copy of Soils Report
E. Copy of Hydrology Study/Report
34. Drainage swales 3 feet wide and 6 inches deep shall be provided adjacent to all sidewalks
to keep nuisance water from entering the public streets, roadways, or gutters.
35. A National Pollutant Discharge Elimination System (NPDES) stormwater permit, issued
from the California Regional Water Quality Control Board (Phone No. 760-346-7491) is
required for the proposed development. A copy of the executed permit shall be provided
to the City Engineer prior to approval of a Grading Plan.
36, In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c), a cash
bond of two thousand dollars ($2,000.00) per acre shall be posted with the City for
mitigation measures of erosion/blowsand relating to his property and development.
37. 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.
38. Contact the Building Department to get information regarding the preparation of the PM10
(dust control) plan requirements.
39. 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
40. Provisions for the interception of nuisance water from entering adjacent public streets from
the project site shall be provided through the use of a minor storm drain system that
collects and conveys nuisance water to landscape areas, and in only a stormwater runoff
condition, pass pre-development quantities of runoff directly to the street through parkway
or under sidewalk drains.
41. Stormwater run-off from the property may be directly conveyed to the Tahquitz Creek as
allowed by the Riverside County Flood Control and Water Conservation District (RCFC).
Construction of the portion of Master Storm Drain Line 29 along Random Road shall be
required to facilitate on-site drainage. The developer shall coordinate with RCFC for
required approvals.
42. The project is subject to flood control and drainage implementation fees. The acreage
drainage fee at the present time is $7,271 per acre per Resolution No. 15189. Validated
costs incurred by the developer for design and construction of Master Storm Drain
improvements shall be credited towards the drainage fee otherwise due, or in the event
such cost exceeds the fee otherwise due, the City will enter into a reimbursement
agreement with developer to reimburse him for such costs from drainage fees collected
from other development. This condition shall be complied with, to the satisfaction of the
City Engineer, prior to filing any final map or issuance of a building permit.
ON-SITE
43. Construct an 8 feet wide combination sidewalk and bicycle path along the entire northern
property line. If approval can be obtained from Riverside County Flood Control District
(RCFCWCD) to use their 15 feet wide unimproved property between the project and
Tahquitz Creek Flood Control Channel, the path may be constructed in that location and
an accompanying easement shall be dedicated. If approval cannot be obtained for use of
RCFC property, the path shall be constructed on-site immediately adjacent to the northern
property line. The path shall be constructed using Portland Cement Concrete with an add
mixture of Desert Sand, Palm Springs Tan, or equal color as approved by the City
Engineer.
44. The minimum pavement section for all on-site streets/parking areas shall be 2-1/2 inch
asphalt concrete pavement over 4-inch aggregate base with a minimum subgrade of 24
inches at 95% relative compaction, or equal. If an alternative pavement section is
proposed, the proposed pavement section shall be designed by a California registered
Geotechnical Engineer using "R" values from the project site and submitted to the City
Engineer for approval.
45. Gated entry designs shall be reviewed and approved by the City Engineer. Submit a
detailed entry design showing storage lanes and maneuvering areas. Include standard
vehicle and truck turning radius track lines on the detail. Sufficient storage shall be
required (50 feet minimum) for vehicles entering the gated project, and a turn around
maneuvering area shall be provided for vehicles unable to enter the project. Final design
shall also be subject to review and approval by the Fire Marshal.
GENERAL
46. 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,
47. All proposed utility lines shall be installed underground.
48. 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.
49. 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.
50. In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal Code, all
existing and proposed electrical lines of thirty-five thousand volts or less and overhead
service drop conductors, and all gas, telephone, television cable service, and similar
service wires or lines, which are on-site, abutting, and/or transecting, shall be installed
underground unless specific restrictions are shown in General Orders 95 and 128 of the
California Public Utilities Commission, and service requirements published by the utilities.
The existing overhead utilities across the northern property line meet the requirement to
be installed underground. The developer is advised to investigate the nature of these
utilities, the availability of undergrounding these utilities with respect to adjacent and off-
site properties, and to present its case for a waiver of the Municipal Code requirement, if
appropriate, to the Planning Commission and/or City Council as part of its review and
approval of this project.
If utility undergrounding is deferred in accordance with specific direction by the Planning
Commission and/or City Council, the record property owner shall enter into a covenant
agreeing to underground all of the existing overhead utilities required by the Municipal
Code in the future upon request of the City of Palm Springs City Engineer at such time as
deemed necessary. The covenant shall be executed and notarized by the property owner
and submitted to the City Engineer prior to issuance of a grading permit. A current title
report; or a copy of a current tax bill and a copy of a vesting grant deed shall be provided
to verify current property ownership.
51. Nothing shall be constructed or planted in a corner cut-off area, or public right-of-way
adjacent to 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.
52. 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
53. 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 Parcel 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.
TRAFFIC
54. Based on the traffic study submitted by George Dunn Engineering, dated November 21,
2003, the following mitigation measure(s)will be required:
Install traffic calming measures including design and construction of an entrance
statement or feature at the intersection of Mesquite Avenue and Random Road, as
determined by the City Engineer and in accordance with the results of neighborhood
meetings to be held under the provisions of the City's Traffic Calming Program.
/ �3
55. If not already existing, a traffic signal shall be installed at the main project entrance on
South Palm Canyon Drive. Submit traffic signal improvement plans prepared by a
Registered Civil or Traffic Engineer for review and approval by the City Engineer. The
traffic signal shall be installed in conjunction with adjacent street improvements. If the
traffic signal is existing, the developer shall be responsible for the design and modification
of the traffic signal as required to serve the project. Reimbursement for 50% of the cost of
the original installation (by others) shall be deposited with the City prior to issuance of any
Certificates of Occupancy if installation of the traffic signal was to be reimbursed in
accordance with the terms of a reimbursement agreement approved by the City. If the
traffic signal has not been installed by others, the developer shall be responsible for the
design and installation of the traffic signal as required to provide access to the project and
the existing commercial driveway located on the west side of South Palm Canyon Drive.
The developer may request the City to enter into a reimbursement agreement for 50% of
the cost of the installation, for reimbursement by others upon development of the vacant
commercial property to be served by the traffic signal.
56. A minimum of 48 inches of sidewalk clearance shall be provided around all street furniture,
fire hydrants and other above-ground facilities for handicap accessibility. The developer
shall provide same through dedication of additional right-of-way and widening of the
sidewalk or shall be responsible for the relocation of all existing traffic signal/safety light
poles, conduit, pull boxes and all appurtenances located on the South Palm Canyon Drive
and Mesquite Avenue frontages of the subject property.
57. All damaged, destroyed, or modified pavement legends and striping associated with the
proposed development shall be replaced as required by the City Engineer prior to
issuance of a Certificate of Occupancy.
58. Submit traffic striping plans for South Palm Canyon Drive and Mesquite Avenue, 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 any Certificates of Occupancy.
59. Relocate and modify the existing traffic signal poles, conduit, pull boxes and all
appurtenances located on the northeast corner of South Palm Canyon Drive and Mesquite
Avenue in accordance with the requirements of the City of Palm Springs. Submit traffic
signal modification plans prepared by a California registered Civil or Traffic Engineer to the
Engineering Division for review and approval. All required traffic signal modifications shall
be completed in conjunction with required street improvements, to the satisfaction of the
City Engineer, and prior to issuance of any Certificates of Occupancy.
60. A 30 inch stop sign shall be installed at all unsignalized site driveways in accordance with
City of Palm Springs Standard Drawing Nos. 620-625.
61. Decorative lighting shall be provided as part of the Mesquite Avenue and Random Road
intersection traffic calming program, to the satisfaction of the City Engineer. The developer
shall be responsible for providing and maintaining electrical service to the decorative
lighting approval by the City.
62. 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
/ -3
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.
63. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid
prior to issuance of building permit.
136 z2-