HomeMy WebLinkAbout7/17/2002 - STAFF REPORTS (17) DATE: July 17, 2002
TO: City Council
FROM: Director of Planning & Building
CASE NO.5.0830-B-PD-260,AN APPLICATION BY PALM SPRINGS NEW MILLENNIUM,
STAR CANYON VILLAS, FOR AN AMENDMENT TO PLANNED DEVELOPMENT
DISTRICT 260 AND TENTATIVE TRACT MAP 29691, TO CHANGE THE LAND USE
FROM HOTEL AND TIMESHARE TO ALL TIMESHARE, WITH 198 HOTEL ROOMS
BECOMING 79 TIMESHARE UNITS, AND OTHER MISCELLANEOUS AMENDMENTS,
AT THE STAR CANYON RESORT, LOCATED AT SOUTH PALM CANYON DRIVE,
BETWEEN THE TAHQUITZ CANYON WASH TO THE NORTH, MESQUITE AVENUE TO
THE SOUTH, SOUTH PALM CANYON DRIVE TO THE EAST AND SOUTH BELARDO
ROAD TO THE WEST, ZONE W-C-1 AND W -R-3, SECTIONS 22 AND 23.
RECOMMENDATION:
The Planning Commission recommends approval of the proposed amendment to Case
5.0830 — PD 260 and Tentative Tract Map 29691 to change the land use from hotel and
timeshare to all timeshare and minor revisions to the approved site plan. The Planning
Commission further recommends that the City Council enter into an agreement to provide
funds to offset the fiscal impacts of the project.
SUMMARY:
The Planning Commission, at its July 10, 2002 meeting, by a 6-0-1 (Marantz abstained)
vote, recommended approval of the proposed amendments subject to revised Conditions
of Approval. Revised Conditions of Approval are provided in Attachment A. Revised
conditions include a prohibition of day use by non-resort guests and several updates to the
Engineering Division Conditions of Approval.
At the public hearing the owner of the Rock Garden Caf6 and the applicant spoke in favor
of the project.
Planning Commission discussion included review of the timeshare company, financial
effects of a hotel vs timeshare, building height and design, community benefits of a
timeshare project, and overall project design. The Planning Commission felt strongly that
the approval of this project should include a financial agreement with the operator,
developer, and City.
BACKGROUND:
See the following staff report and background materials.
s
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Director of P' nning and Zoning /
City Manager
ATTACHMENT: Revised Conditions of Approval
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DATE: July 17, 2002
TO: City Council
FROM: Director of Planning & Building
CASE NO. 5.0830-B-PD-260,AN APPLICATION BY PALM SPRINGS NEW MILLENNIUM, STAR
CANYON VILLAS, FOR AN AMENDMENT TO PLANNED DEVELOPMENT DISTRICT 260 AND
TENTATIVE TRACT MAP 29691,TO CHANGE THE LAND USE FROM HOTELAND TIMESHARE
TO ALL TIMESHARE, WITH 198 HOTEL ROOMS BECOMING 79 TIMESHARE UNITS, AND
OTHER MISCELLANEOUS AMENDMENTS, AT THE STAR CANYON RESORT, LOCATED AT
SOUTH PALM CANYON DRIVE, BETWEEN THE TAHQUITZ CANYON WASH TO THE NORTH,
MESQUITE AVENUE TO THE SOUTH, SOUTH PALMS CANYON DRIVE TO THE EAST AND
SOUTH BELARDO ROAD TO THE WEST, ZONE W-C-1 AND W -R-3, SECTIONS 22 AND 23.
RECOMMENDATION:
That the City Council approve the proposed amendment to Planned Development District # 260
and Tentative Tract Map 29691, to change the land uses from hotel and timeshare to all
timeshare, with 198 hotel rooms becoming 79 time share units, and other miscellaneous
amendments, at the Star Canyon Resort.
SUMMARY
Under the Zoning Ordinance, a planned development district is designed to provide various types
of land uses which can be combined in compatible relationship with each other as part of a totally
planned development. It is the intent of this district to insure compliance with the general plan and
good zoning practices while allowing certain desirable departures from the strict provisions of
specific zone classifications. The advantages which are intended to result from the application of
the planned development district are to be insured by the adoption of a precise development plan
with a specific time limit for commencement of construction.
Planned Development District No.260 consists of a proposed mixed use facilitywhich includes and
198 room hotel, 176 timeshare units, banquet and meeting facilities, restaurant and lounge
facilities, pool, spa and other associated amenities for a combined total of 374 hotel rooms and
timeshare units on an 11.41 acre site. The Tentative Tract Map includes the subdivision of an
11.41 acre parcel, into nine lots, ranging in area for 0.35 acres to 3.23 acres, for timeshare
condominiums purposes.
Pursuantto Section 94.03.00 of the Zoning Ordinance,the applicant has submitted an amendment
to the Planned Development District. The amendments include the elimination of the resort hotel
and conversion of the project into a timeshare resort. The applicant is Palm Springs New
Millennium (Star Canyon Villas), and the owner is J. B. Gold.
Case 5.0830 - PD 260 and TTM 29691
July 17, 2002
Page 2 of 3
The proposed amendments to Planned Development District No. 260 include:
• Elimination of the ballroom and large kitchen;
• Relocation of recreation facilities, meeting rooms and spa to former ballroom location;
• The addition of nine timeshare units in the former spa location; and
• Conversion of 198 hotel rooms into 70 timeshare units.
The existing 176 timeshare units would remain unchanged. A total of 255 timeshare units would
be developed. The original proposal included 198 hotel rooms and 176 timeshare units, for a total
of 374 rooms. Therefore, the proposed amendment would result in a reduction in the intensity of
use on the site.
BACKGROUND:
On April 26, 2000, the Planning Commission voted to recommend that the City Council approve
Case No. 5.0830 (Planned Development District 260 and Tentative Tract Map 29691) for the
development of a hotel and timeshare resort on a vacant 11.41 acre parcel.
On May 17, 2000, the City Council voted to approve the project.
On April 24, 2002, the Planning Commission voted to recommend that the City Council approve
a one year extension of Case No. 5.0830.
On May 15, 2002, the City Council voted to approve a one year extension of the project.
Subsequent to the writing of this report, the Planning Commission will have reviewed this project
at its meeting of July 10, 2002, The City Council will be briefed of any action taken on this project
by the Planning Commission.
The developers request is due to their inability to secure financing for a conventional hotel project.
The change in land use will reduce the amount of transient occupancy tax generated by the project.
The developer is proposing, via the Disposition and Development Agreement (DDA), payment of
a development fee to ensure adequate funds to cover the cost of services to be provided by the
City. The Redevelopment Agency has initiated negotiations related to the DDA. The City Council
may want to conditionally approve this change, subject to negotiating an agreement which creates
a funding mechanism to cover the cost of services to be provided by the City.
Timeshare are similar in use to hotels. Guests change weekly and occupancy is higher year round
for timeshares that for hotels. Project impacts are equal to or less that the originally proposed
project.
Case 5.0830 - PD 260 and TTM 29691
July 17, 2002
Page 3 of 3
Staff recommends the imposition of the following new condition in which day use of the timeshare
by the owners would be prohibited.
• That the project owners and operators shall not allow, market or promise timeshare owners
or prospective owners, day use of the on-site amenities including, but not limited to, pool
areas, water slides and other recreational amenities, when said timeshare owner is not
registered and staying in an on-site timeshare units.
Staff is concerned that day use of the facility by owners would result in a number of problems. Day
use occurs when owners, who are not registered guests staying overnight at the facility, visit the
resort for the day, use the pools and other facilities and leave at the end of the day. Day users can
lead to overcrowded amenities such as pool areas and recreation rooms and may cause parking
congestion.
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Director f Planning d Build n
City Manager
ATTACHMENTS-
1. Vicinity Map
2. Planning Commission report of April 26, 2000
3. Planning Commission minutes of April 26, 2000
4. City Council report of May 17, 2000
5. City Council minutes of May 17, 2000
6. Resolution
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CASE N 0. 5.08� 60 0 CPD 2 ) An amendment to Planned Development District#260,
T rM 2-969/ and the related Tentative Tract Map 29691,to convert
APPLICANT 198 hotel rooms to 79 time share units and other miscettaneous
PALM 5PRING5 NEW amendments,at the Star Canyon Resort,located at South Palm
Canyon Drive between the Tahquitz Canyon Wash to the north,
MILLCNNIUM DEVCLOPMCK,ING, Mesquite Avenue to the south,South Palen Canyon Drive to the
east,and South Belardo Road to the west,W-C-1 and W-R-3 Zonj
Sections 22 and 23.
DATE: April 26, 2000
TO: Planning Commission
FROM: Director of Planning and Building
CASE NO. 5.0830 - PRELIMINARY PLANNED DEVELOPMENT NO. 260 - APPLICATION
BY PALM SPRINGS NEW MILLENNIUM DEVELOPMENT, INC. TO ALLOW FOR THE
DEVELOPMENT OF A PROPOSED MIXED-USE FACILITY WHICH INCLUDES A 198-
ROOM HOTEL, 176 VACATION OWNERSHIP UNITS, BANQUET AND MEETING
FACILITIES, RESTAURANT AND LOUNGE FACILITIES,_ POOL, SPA AND OTHER
ASSOCIATED RECREATIONAL'AMENITIES ON AN 11.41 ACRE SITE LOCATED ON THE
WEST SIDE OF SOUTH PALM CANYON DRIVE, NORTH OF MESQUITE DRIVE AND
SOUTH OF SUNNY DUNES DRIVE IN THE R-3 (MULTIPLE FAMILY RESIDENTIAL AND
HOTEL)AND C-1 (RETAIL BUSINESS)ZONES, SECTIONS 22 and 23.
TENTATIVE TRACT MAP NO. 29691- APPLICATION BY PALM SPRINGS NEW
MILLENNIUM DEVELOPMENT, INC. TO ALLOW FOR THE SUBDIVISION OF AN
EXISTING 11.41 ACRE PARCEL INTO NINE LOTS RANGING IN SIZE FROM.3 5 ACRES TO
3.23 ACRES,AS WELL AS FORTIMESHARE CONDOMINIUM PURPOSES,TO FACILITATE
THE DEVELOPMENT OF THE MIXED USE FACILITY WHICH IS THE SUBJECT OF
PLANNED DEVELOPMENT NO. 260, LOCATED ON THE WEST SIDE OF SOUTH PALM
CANYON DRIVE,NORTH OF MESQUITE DRIVE AND AND SOUTH OF SUNNY DUNES
DRIVE, IN THE R-3 (MULTIPLE FAMILY RESIDENTIAL AND HOTEL) ZONE AND C-1
(RETAIL BUSINESS) ZONE, SECTIONS 22 AND 23.
RECOMMENDATION:
That the Planning Commission recommend issuance of a Mitigated Negative Declaration and
approval to the City Council of Case No. 5.0830 -Preliminary Planned Development No. 260 and
Tentative Parcel Map 29691, said applications submitted by Palm Springs New Millennium
Development, Inc. for the development of a mixed use facility consisting of hotel and vacation
ownership units,as well as the subdivision of the 11.41 acre project site into 9 parcels as described
above, subject to the conditions as contained in the attached resolution.
Page I o
g f 17
BACKGROUND:
Palm Springs New Millennium Development, Inc. has submitted applications for a Preliminary
Planned Development and a Tentative Tract Map to allow for the development of a Radisson Hotel
and vacation ownership unitproject on the west side of South Palm Canyon Drive,north of Mesquite
Drive and south of Sunny Dunes Drive. The major elements of the project include a hotel,vacation
ownership units, outdoor recreational amenities including pools, a water slide, a formal restaurant,
lounge and banquet facilities.The Tahquitz Creek flood control channel abuts the site at its northerly
property line, and the Rock Garden Cafe is located north of, and adjacent to, the site. The Mac
Magruder Chevrolet dealership is located south of the site. Vacant Indian Land is located to the
west.
The basic site design for the project involves the clustering of the vacation ownership units around
a central pool/outdoor recreation area at the west portion of the project site, with the main hotel
structure oriented toward the front of the project site. The hotel development would incorporate a
single level of subterranean,parking containing 183 stalls. Otherwise, all off-street parking areas
would be open/uncovered,and are primarily located at,the,perimeter of the site,adjacent to exterior
property lines and the'vacation ownership buildings. .,
The applicant's proposal involves a mixed use project with several components. In order to provide
clear and thorough information to the Commission,each part of the application will be c::scussed in
detail; including specific emphasis on the following major categories of analysis:
1. Zoning and General Plan: This portion of the analysis will deal with the existing zoning
and General Plan designations and proposed Planned Development District to facilitate
development of the project. This section will also include a discussion relative to the
consistency of the proposed uses with the Planned Development District.
2. Planned Development: This portion of the project requests approval of the overall site and
design concept, including the proposed land uses, building type and design, orientation of
project and other general areas of the master project. The Planned Development application
also contains the formal request and reasoning for certain proposed deviations from zoning
code requirements relative to setbacks and open space for highrise building structures.
3. Tentative Tract Map: This portion of the project is to subdivide the existing 11.41 acre
(10.67 net acres) subject site into a total of 9 individual lots ranging in size from .35 acres
to 3.23 acres and to create timeshare condominiums. The proposed subdivision will create
individual lots of record for certain buildings and open space areas as identified on the
tentative tract map.
4. Parking Analysis:Due to the multiple uses which constitute the proposed project,the report
will contain a separate parking analysis which analyzes parking and on-site circulation issues
in detail. This portion of the application involves a request for a ten percent reduction in the
Page 2 of 17 1)� I
number of required parking stalls.
5. Off-site circulation issues: This section of the report will deal with off-site circulation and
traffic issues such as additional traffic impacts attributable to the project, the future
construction of the Belardo Road extension and bridge crossing over the Tahquitz Creek
flood control channel.
6. Common outdoor recreational areas: This section will deal with the numerous types of
outdoor recreational areas which are proposed within the project area.These include the pool
area,outdoor assembly area,landscaped areas and all other areas which are common to both
the hotel and vacation ownership facilities. Currently,there is an existing equestrian facility
on site which staff is recommending be relocated on site or to the flood control district right-
of-way. As a portion of this analysis, certain existing hotel developments will be used as
examples of common outdoor recreational amenities.
7. Highrise Ordinance:This section will deal with the applicant's request to construct highrise
buildings which exceed the C-1 and R-3 Zone District respective maximum building heights
of 30 feet. The Highrise Ordinance defines a highrise building as a structure which exceeds
35 feet in height. The maximum height of highrise buildings shall be 60 feet (allowable
projections allow additional 15 feet), and said buildings shall be subject to approval of a
Conditional Use Permit or Planned Development District. The applicant's proposal to
construct 60 ft.high buildings is being requested as part ofthe Planned Development District
application. The Highrise Ordinance allows for deviations based upon site-specific
circumstances.
Staff Analysis:
1. Zoning and General Plan Analysis: The subject site consists of three parcels. Two of the
parcels are zoned R-3 (Multiple Family Residential and Hotel Zone), and the third parcel is zoned
C-1(Retail Business Zone). The R-3 Zone allows multiple family dwellings and hotel facilities as
permitted uses. The C-1 Zone allows hotels and resort hotels subject to the R-3 Zone Standards.The
main portion of the hotel building is on the parcel which is zoned C-1. Portions of the hotel and all
of the time share buildings are on the parcels which are zoned R-3.
The General Plan Land Use Element designates the C-1 zoned parcel as Resort Commercial and the
two R-3 zoned parcels as High Density Residential. The majority ofthe proposed hotel development
is on the parcel designated as Resort Commercial. Portions of the hotel and all of the time share
buildings are on the parcels which are designated as High Density Residential.
The proposed planned development and subdivision are consistent with the adopted General Plan
designations of Resort Commercial and High Density Residential and the Zone District designation
of R-3 (multiple family residential and hotel zone). Approximately 70% of the site is zoned R-3
and the remaining 30% is zoned C-1. The purpose of the Resort Commercial designation is to
Page 3 of 17 kkA 8
provide for resort hotels, including a broad range of convenience and tourist commercial services
principally serving resort clientele;these services include restaurants,entertainment and retail uses.
The maximum residential density for the R-3 zone district is 43 units per net acre for hotel purposes
based upon the R-3 zone district requirement of 1,000 square feet of net lot area for each dwelling
unit of a hotel or resort hotel with surface parking,and a minimum of 800 square feet of net lot area
for each such unit when all parking on the property is provided underground. For multiple family
dwellings there shall be a minimum of 2,000 square feet of net lot area for each dwelling unit in a
multiple family complex. The project as proposed is consistent with the density limits of the General
Plan and Zoning designations. Allowable density ranges from 232 multi-family residential units
to 464 resort hotel units. The proposed 374 unit resort is within the density range of the City's
Zoning Ordinance and General Plan.
2. Planned Development;Site and Architectural Review: The Preliminary Planned Development
proposal involves the overall project site and architectural review and would establish the basic
building and site configurations. Further, the Planned Development application is necessary
inasmuch as the project involves highrise buildings, which are defined in Section 9304.00 of the
Palm Springs Zoning Ordinance as buildings or structures which exceed 35'feef in height. Highrise
buildings require approval of a Conditional Use Peimit or aPlanned Development District,and are
subject to'the standards contained'withiri thai'section. This portion of the request is discussed in
detail in a subsequent portion of the staff analysis section.
The site and architectural review for this project combines an analysis of the function and integrity
of site design with a review of the proposed building theme and architecture. The proposed building
design has been modified several times based upon Design Review,Planning Commission,and staff
comments. Building massing has been reduced adjacent to South Palm Canyon Drive and Belardo
Road by increasing setbacks by stepping the building back. Proposed building materials and finishes
feature natural stone, hand-troweled plaster, and two-piece barrel tile. Staff has recommended a
condition of approval which requires strict compliance with preliminary building design and
materials. Furthermore, a detailed on-site construction mockup is being required to show actual
workmanship prior to application of exterior materials and finishes.
The project incorporates a number of decorative elements that contribute to the Tuscan - themed
appearance ofthe project. Extensive use of stone and tile,decorative tower features,functional clock
towers, balconies and trellis structures and varying roof lines and designs all contribute to the
primary architectural style which the project is attempting to convey. The front elevation adjacent
to South Palm Canyon Drive incorporates a look-out area with a rock and stone base which conveys
the fortress-like quality of the lower elevations of the main building. A significant amount of rock
and stone are incorporated in the lower portion of the main building to convey the theme of the
project. Extensive landscaping is also proposed to further accentuate and define the project both in
it's natural setting and as a Tuscan-themed resort. The project landscaping plan also incorporates
a number of palm trees at the main entryway to carry through the South Palm Canyon Drive palm
tree theme.
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Page 4 of 17 I
Section 9315.00 of the Zoning Ordinance sets forth the criteria for use or occupancy of land on a
time - share basis. This type of land use and occupancy require the approval of a conditional use
permit. For this particular application, the request has been incorporated into the Planned
Development District application in order to streamline the application process.
Subsection "E" states that in determining whether, and under what conditions to allow time-share
uses, the Planning Commission, among other things, may consider:
a. The impact of the time-sharing project on transient or permanent rental stock;
b. The impact of time-sharing on present and future city services;
C. Nonconformity with current zoning regulations and the General Plan, and reasonable
conditions to eliminate same;
d. Nonconformity with existing uniform building and fire codes and reasonable conditions to
eliminate`same;
e. The sign.program proposed for the project;
f. The landscaping proposed for the project;
g. Traffic circulation and parking;
h. The applicant's description of the methods proposed to be employed to guarantee the fixture
adequacy,stability and continuity of a satisfactory level of management and maintenance of
the time-share project;
i. The desirability of requiring an office of the managing agent or agency be located locally or
on-site, as appropriate;
j. Any other factors deemed relevant and any other information which the commission or the
applicant considers necessary or desirable to an appropriate and proper consideration of the
application.
In considering the propose time share units and land use,the Planning Commission should take into
consideration the above-noted factors, as well as the general acceptability of the proposed use at
the subject site and in conjunction with the hotel development. Staff believes that the proposal is
consistent with the objectives and findings of Section 9315.00, and that the Planning Commission
should approve of the time share land use and occupancy as proposed by this application.
Design Review will review revised plans at its April 24,2000 meeting and its recommendation will
be presented to the Planning Commission.
Page 5 of 17
Highrise Ordinance:
Section 9304.00 of the Zoning Ordinance contains the regulations and guidelines relative to the
development of highrise structures.
Section 9304.00 B states that "Maximum height of highrise buildings shall be sixty (60) feet. An
additional fifteen (15) feet maximum may be allowed for stairways, elevators, and mechanical
equipment on the roof,provided the bulk of the building does not appear to be over sixty(60) feet."
Item"C" of that section states that "a highrise building shall have a minimum setback of three "feet of horizontal setback for each one (1) foot of vertical rise of the building. This setback
requirement is to be measured from the property lines except when a site in question abuts a street.
Then it shall be measured from the right-of-way line on the opposite side of the abutting street. The
City's General Plan Street Plan shall be used to determine the right-of-way line and,in no case,shall
more than one hundred(100)feet of street right-of-way be used in determining a setback distance.
The minimum setback for any structure,regardless ofheight,shall be as prescribed by the underlying
zone."
Item"F"of that section states that"Highrise buildings shall be designed to insure that.each structure
fits into the resort character of the community and blends in with the natural surroundings." Finally,
Item "G"allows for derivati ns based upon site specific findings.
Certain portions of the proposed highrise building structures do not comply with the aforementioned
criteria relative to required horizontal setback. Consequently, said taller buildings would require a
minimum setback of 180 ft. from property lines in order to comply with the aforementioned code
section. The Planning Commission and City Council have the authority to grant certain reductions
to the strict requirements of the Zoning Ordinance. Subsequent to the original submittal, the
applicant submitted plans indicating certain modifications to reduce height and increase building
stepback for the main hotel building adjacent to South Palm Canyon Drive. The main hotel building
is setback an average of 40 ft. from South Palm Canyon Drive.
Proposed building heights for the five-story building are 60 ft.to the plate line and 64 ft.to 68 ft.to
the peak of the tile roofs. Elevator/stairwell towers have a maximum height of 68 ft. Projections
above 60 ft. are allowed provided the mass of the building is approximately 60 ft.
The proposed hotel building at the east portion of the site has a maximum height of 64 feet. This
building is relatively narrow (76 ft.) and is visually and architecturally softened and partially
screened by the Rock Garden Caf6 and the proposed restaurant. Considering the width of the
property, relatively narrow building projection,and architectural design,staff feels that this portion
of the building is acceptable.
The maximum proposed building height of 60 ft. is allowable if approved in conjunction with a
Planned Development District. The project includes seven structures with an indicated height of
Page 6 of 17
five-stories,two structures with an indicated height of four-stories,two structures with an indicated
height of 3-stories, and two structures with an indicated height of two-stories. The remaining
structures are indicated as single story with maximum building height of between 14 and 18 feet.
When considering the impact of the proposed highrise structures,it is important to take into account
all sides of the proposed project including setbacks, building massing, existing conditions and the
effect of the proposal on all viewsheds. Therefore,the analysis of project aesthetics will include a
visual analysis from all four directions as follows:
North: The view to the project site from the north is across an area that has a large number of
existing developments, vacant land, and the Tahquitz Flood Control Channel. This elevation will
encompass views of the hotel(60 ft.high),as well as time share buildings B, D,and G(all proposed
at 60 ft. in height).
The proposed buildings range in height from 20 ft.to 60 ft. Buildings are setback from the property
line 70 ft. The Highrise Ordinance uses the right-of-way line on the opposite side of public streets
as'the point of measurement.' Since the RCFCWCD Tahquitz Creek Channel cannot be built upon,
staff recommends that the highrise setback be measured from the opposite side of the channel. In
this condition, the buildings are set back over 350 feet from the opposite side of the Channel
easement. Additionally,Sunny Dunes Road is located just north of the channel. If the opposite side
of Sunny Dunes Road is used for setback purposes, the building is setback approximately 500 ft.
from this measurement point.
The nearest developable land north of the subject property is approximately 330 ft.
Based upon a detailed review of the north setback conditions, staff recommends that the proposed
building setback conditions comply with the intent of the Highrise Ordinance setback requirements.
South: The view to the project site from the south is across an area that is primarily developed with
a combination of commercial and residential uses.This elevation will encompass views of the hotel
(60 ft. high), restaurant (20 ft. high), ballroom (20 ft. high), as well as time share buildings I, K,
(both proposed at 60 ft. in height), and L (proposed at 40 to 50 ft. in height).
The project lies just north of Mae Magruder's Chevrolet automobile dealership. The mass of the
building is located adjacent to a property line building wall condition which includes the main
showroom and service area. The auto dealership takes no advantage of views to the north. The
proposed buildings along this frontage range in height from 20 ft. to 60 ft. and are setback
approximately 70 ft. Residential properties are located south of Mesquite Avenue and are buffered
by the auto dealership. These properties,an RV park,and mobile home park are not designed to take
advantage of northerly views. Based upon the orientation of the existing building, land use, and
proposed setback,staff recommends that the requested setback relief is a reasonable request that will
not cause significant view impacts. Staff is recommending increasing landscape areas adjacent to
Page 7 of 17 10\0 0�
the building to soften the mass of the building and screen the auto dealership from guest rooms.
East: The view to the project site from the east is across an area that is vacant with residential uses
in the distance. This elevation will encompass views of the hotel (60 ft. high), restaurant (20 ft.
high), as well as time share buildings H and G(both proposed at 60 ft. in height).
The main portion of the hotel is set back 40 ft. from South Palm Canyon Drive. The balance of the
eastside of the project is adjacent to the Rock Garden Cafe parking area. This restaurant features
outdoor dining on the South Palm Canyon frontage(opposite of the hotel)and parking area adjacent
to the proposed hotel. The building is 20 ft. in height and set back 25 ft. from the property line and
150 ft, from the proposed hotel. This relationship is reasonable and will not diminish key views
from the existing restaurant. Residential land uses are separated by an 11 acre vacant site zoned C-1
and are in excess of 150 ft. away.
West: The view to the project site from the west is across a largely undeveloped section of alluvial
plane which slopes down from the foot of the mountains. A single family residence and the Tahquitz
Interpretive Center,which is currently under construction,are the only structures located to the west
of the proposed development.;This elevation will encompass views of the hotel(60 ft.high),as,well
as time share buildings A(30-40 ft.in height),B,(50760 ft.in height),L(40-50 ft. in height)and K
(50-60 ft. in height).
The applicant is requesting relief from the highrise setbacks for limited portions of the building
(Buildings I and B). These buildings and frontage have been redesigned several times to reduce
building mass, increase setbacks and building height variations. Buildings I and B are 60 feet in
height. Other buildings range in height from 30 to 40 feet. Limited encroachments are being
requested. As shown in this building elevation, the majority of this street frontage has buildings
and/or landscape features in the 30 to 40 feet in height range. As noted in the Environmental
Assessment, the adjacent property slopes from west to east and has a grade difference of 60 ft.
Additionally,the properties are separated by Belardo Road. Based upon proposed building design,
setbacks, Belardo Road buffer, and topography of the adjacent property, the requested highrise
setback relief is reasonable and will not cause a significant effect. The environmental assessment
also recommended that the landscape/waterfall feature be reduced in height by 10 ft. Plans have
been revised.
The applicant maintains their desire to construct the project as submitted with the highrise buildings
as shown on the conceptual plans. The Design Review Committee, the Planning Commission,and
City staff have expressed concerns relative to building mass and setbacks. The applicant submitted
revised plans incorporating building stepback from South Palm Canyon Drive and Belardo Road,
while creating a strong identity statement on South Palm Canyon Drive. The Planning Commission
may wish to consider the viewshed issue from several perspectives. First, the issue of long-term
visual impacts associated with the highrise portions of the project will affect future developments
on the vacant properties adjacent to,and within the immediate vicinity of,the subject property. The
maximum proposed building height of 60 feet will, in effect,reduce certain vistas of the mountains
Page 8 of 17
and the valley floor. Once constructed,this effect will be permanent. Future development potential
of vacant properties will be affected by the highrise portions of this project. Consequently, the
Planning Commission should consider both short term and long term visual and aesthetic impacts
of this proposal. The Planning Commission and City Council could grant the deviation from the
strict application of the building setback pursuant to Section 9304.00.
The specific areas of highrise building encroachment which are being requested as a function of the
Planned Development District are indicated on plans that have been submitted by the applicant and
are generally those areas identified as follows:
a. Front(east)building elevation adjacent to South Palm Canyon Drive;upper portion of tower
feature as well as portions of the 4th and 51h floor guest rooms/suites.
b. Rear(west)building elevations adjacent to Belardo Road;upper portions of building B.
C. North elevation adjacent to Tahquitz Creek Flood Control Channel/No encroachments.
d. South elevation adjacent to Chevrolet dealership/buildings I and K,upper portion of hotel
building. i .
At the public hearing for this application staff will present the most current plans and drawings
which illustrate the proposed setback encroachments.
Section 9304.00 of the zoning ordinance requires that highrise buildings blend in with the natural
surroundings.
The project encroaches into the City Highrise Ordinance setback requirements. This encroachment
includes various architectural elements. Considering the architectural design and gradual stepping
back and surrounding land uses, staff recommends that the Planning Commission find the highrise
setback encroachments reasonable and acceptable.
In summary, staff finds that the highrise setback relief being requested is justified based upon a
review of site specific conditions and proposed project design features described herein.
Tahquitz Interpretive Center
The Tribal Council is currently constructing an 1,800 square foot interpretive center on Tribal Lands
approximately 1,300-1,400 feet west of the proposed resort hotel. The Tahquitz Interpretive Center
is oriented to have views to the west, south and east. Parking and entry areas will have views in all
directions. The Tahquitz Interpretive Center has an elevation of approximately 580 ft. and the
eastern edge of the property an elevation of 480 ft. or less. The Tahquitz Interpretive Center is
approximately 100 ft. above the subject property's highest point. The actual pad elevations for
buildings within the proposed devlopment range from 472.5 ft.to 482.5 ft. Buildings with frontage
Page 9 of 17
IXA
on Belardo Road range from 30 ft. to 60 ft. in height. Views from the Tahquitz Interpretive Center
will be affected in that lower elevation views will be reduced. However, panoramic views of the
City and valley should not be significantly affected since the tallest proposed building will be located
38 ft. below the natural grade surrounding the Tahquitz Interpretive Center.
There is a 19 acre Indian Trust parcel located between the Tahquitz Interpretive Center and the
proposed resort hotel. This property is zoned R-3 and has a General Plan designation of High
Density Residential (43/21). Structures ranging in height from 24 to 30 ft. in height are allowable
by right of zone. In the future,this property will affect current views from the Tahquitz Interpretive
Center to a greater extent than the proposed resort hotel. A detailed site cross-section and building
elevations will be presented at the public hearing for this project.Building setbacks,stepped building
design and architectural detail work have been incorporated into the project to reduce the overall
mass of the building and visual effects on adjacent properties.
Off-Street Parking and Site Circulation:
A total of 557 parking stalls have been proposed for this project,which includes all of the required
parking for.the hotel,vacation ownership units;restaurant,lounge,banquet and office uses, as well
as staff parking. Staff has done a thorough analysis of the proposed parking relative to proposed
uses and square footage of each.
PARBINGANALYSIS
Land Use Parking Required
Hotel 198 Rooms 161
Timeshare 176 Units 343
Restaurant 200 Seats plus employees 48
Observatory Lounge 200 Seats plus employees 48
Meeting Rooms/ballroom 1,000 square feet n/a(credits at 35 sf per room)
Retail/Spa Staff 12 employees 12
Parking Required: 612
Ten Percent Reduction -61
Total required 551
Parking Proposed 557
Based upon that review, the required number of off-street parking stalls for this project is 612.
However, through the administrative minor modification process (Section 9406.01 A. 6.), the
Planning Commission may allow a reduction in the number of required parking spaces by not more
than ten(10)percent. A ten percent reduction would decrease the required number of parking stalls
to 551. Therefore, if the Commission granted the administrative minor modification as part of the
Page 10 of 17
applicant's request,then the current proposal of 557 stalls would fall within the allowable reduction.
In reviewing this portion of the request, staff has taken into consideration the size and scope of the
project,the proposed uses contained within the project area and the size of each use. Staff supports
this parking reduction. Similar on-site parking reductions have been approved in the past for
comparable projects.
On-site circulation consists of private driveways which provide access to all portions of the
development. The primary drive aisle system encircles the development at its perimeter and also
provides access to the majority of the off-street parking stalls. Vehicular ingress and egress to the
site is provided by two driveways located off of South Palm Canyon Drive. The northerly driveway
is the primary project entrance and incorporates decorative palm tree rows on either side to
accentuate and define this main entrance. This driveway is signalized. The proposed southerly
driveway allows for right-turn-only traffic movements in and out of the site. Finally, there is a
proposed driveway on Belardo Road.
The Fire Department has requested that vehicular access for fire apparatus be provided from the
west. This would involve the construction of a portion of the right-of-way of Belardo Road from
Mesquite Drive north along the western boundary of the project. The applicant would therefore be
responsible for the construction of Belardo Road abutting the project site. Also at issue relative to
this portion of the project is the proposed '3elardo Road bridge over the Tahquitz Canyon flood
control channel,located north of and abutting the project site. There have been several discussions
relative to the construction of this improvement for purposes of completing the Belardo Road
extension from its current terminus at Ramon Road to Mesquite Drive. Completion of this portion
of the Belardo Road right-of-way would ease traffic congestion on South Palm Canyon Drive, as
well as complete an important link in the local circulation system. The City has maintained the
position that the bridge construction is necessary to complete the local circulation system in the area.
The applicant has been informed of the status of this project.
The Tribe and City have submitted a grant application to construct missing portions of Belardo Road
and the bridge over Tahquitz Creek. This grant has been ranked in the top three in the state and
should be funded within the next several years. Recommended conditions of approval include
dedication and construction of 661 feet of Belardo Road adjacent to the subject property and an
extension of Belardo Road to Mesquite Avenue. Furthermore, the project will be required to pay
its proportionate share of the cost to construct the bridge. In the event that the grant is approved and
improvements constructed,the project should be relieved of these conditions.
Development of this project will cause an overall increase of traffic on Mesquite Avenue. The
project will be required to provide access to Mesquite Avenue from its Belardo Road frontage.
Therefore, it can be reasonably assumed that a certain percentage of vehicles leaving and entering
the site will do so utilizing Belardo Road and Mesquite Avenue after they are improved to provide
a connection from the site to the existing Mesquite Avenue. Further, the eventual construction of
the Belardo Bridge over the Tahquitz flood control channel will add further traffic impacts to
Mesquite Avenue inasmuch as that connection will complete a portion ofthe local circulation system
in the area. The traffic study conducted for this project analyzes and provides specific mitigations
for the traffic impacts to Mesquite Avenue and other rights-of-way.
i
Page ]] of 17 1AA
The project will be required to construct any remaining ultimate improvements to South Palm
Canyon Drive along the project frontage. That right-of-way is currently improved with paving,curb,
gutter and a landscaped median with mature palm trees. The Engineering Division is recommending
that South Palm Canyon Drive be widened across the property frontage from the north property line
to Mesquite Avenue. The developer will ask the Planning Commission to defer the South Palm
Canyon Drive improvements at this time. The applicant has been made aware of these requirements
and has been previously furnished with a copy of the draft proposed conditions of approval.
Traffic Impacts
A traffic study was conducted for this project by Endo Engineering. The study was submitted and
reviewed by the City Engineer,and identifies a number of project-specific impacts relative to traffic
both on and off-site. The circulation impact associated with the proposed development is the
generation of 4,070 daily trips,which includes 267 mid-day peak hour trips, (152 inbound and 115
outbound)and 312 evening peak hour trips(174 inbound and 138 outbound). The identified impacts
are based upon a number of assumptions determined as,a part of the,study as well as the plans as
proposed by the applicant. The more significant assumptions and factors include.the estimated daily
vehicle trips both in and out'of the project site, number and location of driveways, proposed
restrictions on turning movements of vehicles,proposed signalization of the main project entrance,
and proposed m.-nber of on-site parking spaces which are sufficient to meet the requirements of the
zoning code for the type and square footage of land uses which are proposed by this application. The
assumptions in the study are also based on projections that the four key intersections and the project
driveways will operate at acceptable levels of service under year 2020+ project conditions with
existing land geometries and configurations, with the exception of lane modifications proposed at
the project driveways.
Based upon the projected impacts and assumptions contained within the study, the traffic engineer
has proposed specific recommendations to mitigate the potential adverse traffic impacts of the
project both on and off site. The specific mitigations include improvements to Belardo Road,
including its connection to Mesquite Avenue to the south, project participation in the construction
of a raised median along South Palm Canyon Drive adjacent to the site, signalization of the main
project entrance adjacent to South Palm Canyon Drive, coordination with the local transit agency
regarding the need for on-site public transit facilities, contribution of traffic impact mitigation fees
by participation in the TUMF program, contribution on a fair share basis to circulation
improvements of area wide benefit, such as the Belardo Road Bridge across Tahquitz Creek, and
other mitigations as required by the City Engineer upon specific review of the final development
plans for the project.
In addition to the above-recommended mitigations, the Engineering Division has provided
recommended conditions of approval for the project which include specific traffic mitigations.
1 41
Page 12 of 17
Landscaping and Outdoor Recreational Areas:
The project incorporates a substantial amount of landscaped areas(50%)as well active and passive
outdoor recreational areas. Landscaping for highrise building projects is required to meet minimum
zoning code standards as specified in Section. 9304.00 A. of the Palm Springs Zoning Ordinance.
For highrise projects, 60% of the site area shall be developed as useable landscape areas. This
section sets only minimum standards, and the City may request enhanced landscaping based upon
a particular project scope and design. Due to the size and scope of this project,landscaping and open
areas are an important functional part of the overall project theme and aesthetics.
The proposed development incorporates a large water feature in the central courtyard area consisting
of a pool,children's pool,jacuzzis,sand beaches and rock grotto areas. This area is the recreational
focal point of the project and is generally surrounded by vacation ownership unit buildings with a
gap between buildings at the west elevation in order to preserve views to the mountains. The eastern
end of the pool area incorporates an outdoor activity area with a seating area for outdoor activities
and presentations. The seating area is located to take advantage of the aforementioned westerly
building gap to maximize mountain views.
In reviewing the landscape and common area plans submitted by the applicant,staff has determined
that 55% of the site is landscaped pursuant to the definition contained in the highrise building
section. The applicant has requested relief from the 60%requirement. Staff supports this request
since the only way to achieve 60% open space would be to construct more underground parking,
increase building height, or reduce the number of units.
As a comparison, staff has researched the pool and common recreational area/courtyard at the
Wyndham Hotel on Tahquitz Canyon Drive and will present a comparison at the public hearing.
Section 9306.00 of the Zoning Code, entitled "Off-Street Parking", has certain landscape
requirements for parking areas. Subsection C.3 (landscape treatment)states that"landscaping shall
be incorporated into the design of all off-street parking areas, including covered, decked or
underground parking..."More specific requirements are subsequently listed in this subsection. These
include requirements for parking lot shading,landscaped planters and perimeter treatment, as well
as specifications for plant materials, irrigation systems, and landscaped planter size and
configuration. In reviewing the landscape and common area plans submitted by the applicant,staff
has determined that the project generally complies with these requirements. However,the following
items will need to be addressed on the final landscape plans in order to comply with the specific
requirements of the section.
1. Specific plant types, quantity, size, and arrangement shall be specified on the final
landscaping plan to be reviewed and approved by the Planning Department.
2. Parking lot perimeter landscaping shall be enhanced so as to further break up the long rows
of parking stalls.
3. Trees, of suitable eventual size, spread and climactic conditioning, shall be placed
Page 13 of 17 1
throughout the parking area to provide adequate shade for pedestrians and vehicles. Shade
trees shall be placed so as to shade the percentage of the parking area identified in Section
9306.00 C.3.a. A shade plan shall be submitted with detailed landscaping plans which show
canopies after 15 years of growth to confirm the above percentages. Tree locations should
not interfere with required lighting of public areas or parking areas.
4. Remove some parking spaces and replace them with landscaped areas to reduce appearance
of building massing from the view of adjacent open parking areas, adjacent land uses and
provide landscape adjacent to buildings.
5. The final landscaping plan shall comply with all applicable sections of the Palm Springs
Zoning Ordinance.
Finally, staff is recommending that the existing equestrian tie racks located at the northeastern
portion of the site be relocated to the northeast corner of the site or to the flood control easement area
so as to provide for their continued use.
Currently,there is an equestrian tie up area located on-site adjacent to the Rock Garden Cafe. This
area is used several times a year by Desert Riders and-other equestrian groups. This tie up area is
located between the Bud Furer Trail and South and North Lykken Trails and is used to tie horses up
while riders have lunch. Staff recommends that the developer either relocate this facility to the
northeast corner of the site or work with RCFC WCD to relocate it to the Tahquitz Creek Channel.
If necessary,the developer may want to either dedicate this area or grant an easement to the City for
its on-going use and operation. It is anticipated that one to two group rides per year would use this
facility and an occasional small group might use it. Group and private rides are usually made up of
individuals who ride on a frequent basis and are experienced riders. These trails are not used by
Smoke Tree Stables for rental rides due to location and experience needed to ride these specific
trails. All are for experienced riders.
Site and Building Lighting:
The proposed development is located adjacent to the mountains and borders a largely undeveloped
area. Lighting concerns will need to be addressed in order to protect night sky views and generally
provide for site and building lighting which is aesthetically pleasing and does not cause light and
glare impacts to adjacent properties and uses. Therefore,the applicant has submitted a preliminary
site and building lighting plan in order to allow an assessment of these potential impacts. Site and
building lighting is regulated by the provisions of Section.9306.C.4 ofthe Municipal Code. The goal
of that section is to provide for adequate site, building, and security lighting while protecting
adjacent properties and uses from negative light and glare impacts.
The zoning ordinance requires that light sources shall not be visible from off the property, shall not
direct light skyward,and shall be so arranged to reflect light away from adjoining properties and the
street. Light standard heights shall be as per manufacturer's recommended photometrics, but in no
case shall the height exceed the maximum permitted building height of the zone in which it is
situated or eighteen(18) feet, whichever is less. Up-lighting in landscaping,low level walk lights,
Page 14 of 17
and lighting diffused off of wall surfaces are also encouraged. Lighting plans shall take into account
the placement and growth of landscape materials. Light standards should be placed between parking
spaces.
The applicant is aware of the requirements of the City's lighting ordinance and will be required to
submit plans and studies demonstrating compliance in the final development plan package.
Tentative Tract Map:
The applicant has filed a tentative tract map in order to subdivide the existing three parcels which
comprise the subject site into a total of nine parcels and to create timeshare condominiums. The new
parcels would range in size from .35 acres to 3.23 acres. The purpose of the subdivision is to allow
property development on individual parcels consistent with the phasing plan described below. The
largest parcel (Lot One)would be developed with six vacation ownership buildings,the pools and
outdoor amphitheater. Lot Two would be developed with the hotel complex, lobby, ballroom,
kitchen and office facilities,lot three with a vacation ownership unit building and the spa, and lots
four through eight with vacation ownership unit buildings. Lot nine.would be developed with the
restaurantllounge complex. Off-street parking areas would be subdivided by the proposed map and
each ofthe nine proposed parcels would encompass aportion ofthe off-street parking areas. In order
to maintain parking and drive aisle continuity and continuing availability of all off street parking and
drive aisles,the applicant will be required to record an irrevocable,reciprocal access, parking and
drive aisle easement over all parcels created by this subdivision. This instrument is typical in
association with subdivisions of land which propose property line divisions in parking, access and
drive aisle areas, as is often the case in commercial subdivisions.
The proposed subdivision meets the minimum requirements for lot area,width and depth in both the
R-3 and C-1 zone districts. The Engineering Division has reviewed the proposed subdivision and
has provided recommended conditions of approval for the map. The Fire Department has also
reviewed the proposal and is in concurrence.
Tentative Tract Map for Condominium Purposes
The applicant has submitted a tentative tract map for the purposes of condominium subdivision. The
condominium subdivision map is submitted for the purpose of creating airspace for the individual
residential unit ownership. A total of 176 condominium units are proposed to be created by this
subdivision. The condominium map for subdivision purposes is consistent with the requirements
for this type of map as contained within the Subdivision Map Act of the State of California
The applicant has stated that the timeshare owners will receive a 1/52"d undivided fee interest in a
condominium unit which has been dedicated to the vacation ownership project. Usage will be
governed by the Declaration of Covenants, Conditions, and Restrictions and Public Report which
will provide, among other things, for a fully floating use period, meaning that owners may be
assigned any one of the dedicated condominiums for one week any time during the year. It is the
intent that rentals of unused owner space and undedicated vacation ownership villas will be
controlled and operated by the vacation ownership owners association. Management of the projec't�J'
Page 15 of 17 1 � e� �'
will be conducted on-site by the vacation ownership owners association or a third party management
company to which the owners association will delegate certain of its management rights and
obligations.
The applicant has stated that the proposed time share development would consist of fee ownership
units.
Project Phasing
The plans submitted by the applicant indicate that the project will be developed in eight phases as
follows:
Phase 1 -Vacation ownership buildings A, C, E,F, L and J(total of 34 vacation ownership units),
as well as the central courtyard area featuring the pools,jacuzzis, outdoor bar, amphitheater and
various landscape areas associated with the common outdoor areas. Total proposed building area
in this phase is approximately 35,000 square feet.
Phase 2 - Hotel complex,'including all guest facilities, meeting rooms, administrative offices,
ballroom, kitchl n;off'street parking areas and timeshare marketing center and offices. This phase
would also include the'significant tower structures and rock/waterfall features which would be
constructed along the project site's Palm Canyon frontage and along the north and south sides of the
hotel structure. The rock wall features would form the structural and functional base of the hotel
foundation, and the second through the fifth stories appear to rise from this significant rock
foundation. Total proposed building area in this phase is approximately 63,200 square feet. The
restaurant facility at the southern portion of the hotel complex would also be developed during this
phase.
Phase 3-Vacation ownership building I(total of 24 vacation ownership units),two-story spa facility
and outdoor pool. Total proposed building area in this phase is approximately 17,000 square feet.
Phase 4 - Vacation ownership building K (total of 19 vacation ownership units). Total proposed
building area in this phase is approximately 9,600 square feet.
Phase 5 - Vacation ownership building B (total of 19 vacation ownership units). Total proposed
building area in this phase is approximately 9,100 square feet.
Phase 6 - Vacation ownership building D (total of 40 vacation ownership units). Total proposed
building area in this phase is approximately 18,000 square feet.
Phase 7 - Vacation ownership building G (total of 20 vacation ownership units). Total proposed
building area in this phase is approximately 9,700 square feet.
Phase 8 - Vacation ownership building H (total of 20 vacation ownership units). Total proposed
building area in this phase is 8,600 square feet.
Page 16 of 17
As one of the recommended conditions of approval for the Planned Development, staff is
recommending that Phases One and Two be merged into a single first phase. This will assure
construction of the hotel in conjunction with the first phase of vacation ownership buildings.
Otherwise,the City has no assurances that the hotel complex will be developed in conjunction with
the vacation ownership units. The applicant has been informed of this requirement and is agreeable
to merge Phases One and Two into a single phase. The final development plan will reflect the
merger of the first two phases and the renumbering of the subsequent phases. This will accomplish
the aforementioned project goal of unifying the first two phases into a single phase of development.
Environmental Assessment:
An Environmental Assessment was conducted for this project pursuant to the requirements of the
California Environmental Quality Act (CEQA). Due to the nature of this project, a considerable
portion of the assessment was directed toward the potential traffic and circulation, drainage and
aesthetic impacts of the project. Where applicable,the Environmental Assessment contains specific
mitigation measures for reducing the potential impacts caused by the project in the above-noted as
well as other applicable areas of impact as contained within the document. A copy of the
Environmental .Assessment has been included as an attachment to this report. Also, the
recommended conditions of approval for the project contain,specific conditions to reduce or
eliminate certain potential proje& impacts. Based upon the information and conclusions in the
Environmental Assessment, staff is recommending that a Mitigated Negative Declaration of
Environmental Impact be adopted for the project
Public Notice:
All property owners within a 400-foot radius of the parcels which constitute the project site were
notified of the public hearing by U.S. Mail. Notice of this public hearing was printed in the Desert
Sun on April 06, 2000. All correspondence received as of the writing of this report has been
attached for Planning Commission consideration.
Attachments:
1. Vicinity Map
2. Site Plan
3. Conditions of Approval
4. Environmental Assessment
5. Executive Summary of Traffic Report
6. Resolution
I
Page 17 of 17
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EXHIBIT A
CASE NO. 5.0830
PLANNED DEVELOPMENT 260
TENTATIVE PARCEL MAP NO. 29691
STAR CANYON MIXED - USE PROJECT
PALM SPRINGS NEW MILLENNIUM DEVELOPMENT, INC.
APRIL 26, 2000
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.
PLANNING DEPARTMENT:
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 No. 5.0830/PD 260/ TPM 29691. 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 the matter following an adverse judgement or failure to appeal, shall not cause a
waiver of the indemnification rights herein.
3. Pursuant to Fish and Game Code Section 711.4, a filing fee of$78.00 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 shalt be in the form of a money order of cashier's check payable to Riverside
County.
4. The mitigation measures of the environmental assessment shall apply. The applicant
shall submit a signed agreement that the mitigation measures outlines as part of the
negative declaration or EIR will be included in the plans prior to City Council
consideration of the environmental assessment.
5. The final development plans shall be submitted 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. Final landscape
plans shall be approved by the Riverside County Agricultural Commissioner's Office
prior to submittal. Final plans shall be submitted and approved by the Planning
Commission prior to issuance of building permits.
6. 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 Building for review and approval prior to the issuance of a
building permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements.
7. 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.
8. 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.
9. Drainage swales shall be provided adjacent to all curbs and sidewalks - Y wide and 6"
deep, The irrigation system shall be field tested prior to final approval of the project.
Section 14.24.020 of the Municipal Code prohibits nuisance water from entering the
public streets, roadways or gutters.
10. 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 Engineering specifications.
11. In accordance with Planning Commission Resolution No. 1503, dated November 18, l
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 (replace or relocate
as necessary).
12. 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
Building for approval in a form to be approved by the City Attorney, to be recorded prior
to issuance of occupancy permits. 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 in accordance with all ordinances and shall include the following special
conditions:
The applicant shall submit to the City of Palm Springs, a deposit in the amount of
Five Thousand Dollars ($5,000), for the review of the CC&R's, by the City Attorney.
13. Separate architectural approval and permits shall be required for all signs. A detailed
sign program shall be submitted for review and approval as part of the final development
plans.
14. All materials on the flat portions of the roof shall be earth tone in color.
15. 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 buildings(s). The exterior elevations and roof plans of the
buildings shall indicated 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.
16. 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.
17. Perimeter walls shall be designed, installed and maintained compliance with the corner
cutback requirements as required in Section 9302.00.D.
18. 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.
19. The street address numbering/lettering shall not exceed eight inches in height.
20. Construction of any hotel and/or 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 prior to issuance of building permits.
21. An exterior lighting plan in accordance with the lighting ordinance in effect at the time
't�
shall be submitted for review and approval by the Director of Planning and Building prior
to the issuance of building permits. A photometric study and manufacturer's cut sheets
of all exterior lighting on the building, in the landscaping, and in the parking lot 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.
22. Illumination levels in the parking area shall be an average of one-foot candle with a
ration of average light to minimum light of four to one (4:1).
23. Parking lot light fixtures shall align with stall striping and shall be located two to three
feet from curb face.
24. Submit plans meeting City standard for approval on the proposed trash and recyclable
materials enclosure prior to issuance of a building permit.
25. This project shall be subject to Chapters 2.224 and 3.37 of the Municipal Code regarding
public art. The project shall either provide public arf or payment of an in lieu fee. In the
case of the in lieu fee, the fee shall be based upon the total building permit valuation as
calculated pursuant to the valuation table in the Uniform Building Code, the fee being
1/2% for commercial projects or 1/4% for residential projects with the first $100,000 of
total building permit valuation for individual single-family units exempt. Should the
public art be located on the project site, said location shall be review and approved by the
Director of Planning and Building 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.
26. Details of pool fencing (material and color) and equipment area shall be submitted with
final landscape plan.
27. No sirens, outside paging or any type of signalization will be permitted, except approved
alarm systems.
28. No outside storage of any kind shall be permitted except as approved as a part of the
proposed plan.
29. Vehicles associated with the operation of the proposed development including company
vehicles, employees' vehicles ( hotel and timeshare) shall not be permitted to park off the
proposed building site unless a parking management plan has been approved.
30. 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
transfortner(s) must be adequately and decoratively screened.
31. Loading space facilities shall be provided in accordance with Section 9307.00 if the
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Zoning Ordinance. Said facilities shall be indicated on the site plan and approved prior
to issuance of building permits.
32. 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 in# 33 below.
33. 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.
34. Parking stalls shall be delineated with a 4 to 6 inch double strip-hairpin or elongated "U"
design. Individual wheel stops shall be prohibited; a continuous 6" barrier curb shall
provide wheel stops.
35. 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.
36. Tree wells shall be proved within the parking lot and shall have a planting area of six feet
in diameter/width.
37. 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".
38. 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.
39. Compact and handicapped spaces shall be appropriately marked per
Section 9306.000OC 10 of the Zoning Ordinance.
40. Curbs shall be installed at a minimum of five (5) 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 buildings adjoining
driveways.
41. All awnings (if any) shall be maintained and periodically cleaned.
42. The project shall comply with the City of Palm Springs Transportation Demand
Management (TDM) Ordinance which establishes transportation demand
management requirements for the City of Palm Springs. Refer to Chapter 8.4 of the
Municipal Code for specific requirements. The draft plan shall be submitted prior
to issuance of building permits and approved prior to issuance of the Certificate of
Occupancy for Phase I.
43. That the developer either dedicate or grant an easement to the City for the
relocation and operation of an equestrian tie up area in the northeast corner of the
site or alternatively work with the City and Riverside County Flood Control District
and Water Conservation District to relocate existing on-site facilities to the
Tahquitz Creek Flood Control facility immediately adjacent to the subject property.
Pedestrian access to the Rock Garden Cafe shall also be provided for and
constructed.
44. That the applicant shall work with Mac Magruder Chevrolet to create adequate
sight distance across the subject property to maintain reasonable sight access to
existing signs and the applicant shall work to develop a mutually agreeable site plan
for the area adjacent to South Palm Canyon Drive between the southerly site
driveways and the automobile'dealership. These issues shall be resolved prior to
approval of final development plans, and detailed site improvement plans shall be
submitted for review and approval by'the Planning Commission.
45. That the developer shall work wi+h We City to prepare a South Palm Canyon Drive
street improvement program (between Sunny Dunes and Mesquite Avenue). This
program shall include median islands and landscaping thereof, decorative light
fixtures, castle banners, and entry statement (at Mesquite Avenue) and other
streetscape amenities. The plan shall be submitted as part of Final Planned
Development District and the applicant shall be responsible for constructing
improvements adjacent to its property and for required share of off- site
improvements. (See Engineering Division - Median Island requirements).
46. a) That the approval of this project is based upon the specific architectural design of
the buildings, site plan, building materials, landscape and other design elements.
Final development plans and construction documents shall contain the same level of
detail and high quality building materials. The City reserves the right to disapprove
final development plans and/or construction plans and specifications if architectural
or building materials are proposesd to be changed.
b) That prior to installation of exterior materials to the building, the
Contractor shall construct a full scale sample exterior material and finish
Sample on site construction materials, showing all workmanship and finishes. Said
exterior material and finish sample shall be approved by the
Director of Planning and Building.
47. No time-share units shall be offered for sale or sold until there is a valid final
subdivision public report for the sale of such timeshare rights or entitlement issued
by the Department of Real Estate of the State of California. A copy of the final
public report shall be provided to the City by the applicant.
48. That prior to approval of the final Planned Development District, the applicant
shall provide a detailed time-share management program, including, but not limited
to all methods to guarantee adequacy, stability, and continuity of a first class level of
management (including sales/marketing) and maintenance of the time-share
component of the project. This detailed program shall be submitted to and
approved by the Director of Planning and Building.
49. That a land use permit shall be required for the proposed free-standing restaurant
and for any proposed outdoor entertainment on the subject property.
50. That all employees of the hotel and timeshare project, including but not limited to
time-share sales staff and restaurant staff, shall be required to park on-site and
shall not be directed or encouraged to park off-site, unless a parking management
plan is approved or off-site parking is approved as an element of the Transportation
Demand Management Program.
51. On-site driveways shall meet City code requirements for width and design.
52. That Phase I and Phase II shall be constructed concurrently.
POLICE DEPARTMENT;
53.. ' Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal
Code.
54. Developer shall consult with the Chief of Police regarding final design of the project
regarding public safety and security issues. Recommendation of the Chief of Police
shall be incorporated into the final design of the project and if necessary project
CC&R's.
WASTE DISPOSAL SERVICES:
55. The location of the trash enclosures is acceptable subject to approved construction
details approved by the Director of Planning and Building with approved City details.
BUILDING DEPARTMENT:
56. Prior to any construction on-site, all appropriate permits must be secured.
FIRE DEPARTMENT:
57. Construction shall be in accordance with the 1998 California Fire Code, 1998 California
Building Code, 1996 National Electrical Code, City of Palm Springs Ordinance 1570,
lan3b
Desert Water Agency requirements plus NFPA 13, 14 and 24.
58. Fire Department access roads shall be provided and maintained in accordance with the
1998 California Fire Code, Article 9, Section 902. Fire apparatus access roads shall have
an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of
not less than 14'6". Cul-de-sac streets or curves shall be designed with a minimum
turning radius of 43 feet on center.
59. Construction site fencing required per City of Palm Springs Ordinance 1570.
60. Construction site fire department access gates shall be at least 14 ft. in width and
equipped with a frangible chain and padlock.
61. A construction site guard is required for combustible construction per City of Palm
Springs Ordinance 1570. The guard shall remain intact until buildings are stuccoed or
covered and secured with lockable doors and windows.
62. The guard must be on duty at the construction site during all normal non-working hours
or as the Fire Marshall deems ndcessary.
63. Where underground water mains are to be provided, they shall be installed, 'completed
and in service with fire hydrants or standpipes located as directed by the fire department,
but not later than the time when combustible materials are delivered to the construction
site.
64. Free access from the street to fire hydrants and to outside connections for standpipes,
sprinklers or other fire extinguishing equipment, whether permanent or temporary, shall
be provided and maintained at all times.
65. Access for fire fighting equipment shall be provided to the immediate job site at the start
of construction and maintained until all construction is complete.
66. Complex fire apparatus access gates are required and shall be an unobstructed 14 ft. in
width. Gates shall be equipped with a KNOX locking device/switch or key box per
California Fire Code, Article 9, Section 902.4. Contact this office for KNOX application
form.
67. The KNOX fire/police/ambulance/rapid entry system is the only lock box, lock vault,
key cabinet, key switch, padlock, FDC cap, or decal approved for use by the City of Palm
Springs Fire Department.
68. Water supplies and fire hydrants shall be in accordance with 1998 California Fire Code,
Article 9, Section 903, and Desert Water Agency Specifications.
69. A complete automatic fire extinguishing system equipped with 24 hour monitoring is
required in accordance with 1998 California Fire Code, Article 10, Sec. 1003, 1998
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California Building Code, Chapters 3,4,5,9,10, City of Palm Springs Ordinance 1570 plus
NFPA 13 and 24.
70. The design and installation of an automatic fire sprinkler system shall only be done by a
licensed C-16 Fire Sprinkler Contractor in accordance with the 1998 California Fire
code, 1998 California Building Code and NFPA Pamphlet 13.
71. Fire sprinkler contractor to submit detailed plans directly to this office as soon as
possible.
72. Submittal to include manufacturers data/cut sheets and listings with expiration dates on
all equipment and materials used. Include hydraulic calculations with submittal.
73. Sprinkler heads shall be new, UL listed and California State Fire marshal approved.
74. Monitoring and alarms shall be in accordance with 1998 California Fire Code and NFPA
71 and 72.
75. Class III standpipes required and shall be installed in accordance with 1998 Uniform Fire
Cude, Article 10, Section 1004, and 1998 California Building Code Chapter 9, Standard
9-2 and NFPA 14. Contact Building Official.
76. All fire service underground piping shall be installed in accordance with NFPA 24.
77. All fire service underground pipe and thrust blocks to be inspected by the Fire
Department before backfrlling.
78. Contact the Fire Department at least 24 hours in advance for all inspections and tests.
79. Fire alarm system is required. Installation and maintenance of a fire alarm system shall
be in accordance with 1998 California Fire Code, Article 10, Section 1007,NFPA 12.
Pamphlets 71, 72 and 760. A complete test of system shall be made by the Fire
Department. Contact the Fire Department to schedule testing.
80. Fire alarm contractor to submit detailed plans directly to the Fire Department for review
as soon as possible. Submittal to include manufacturers data/cut sheets and listings with
expiration dates on all equipment and materials used. Include battery calculations with
submittal.
81. Portable fire extinguishers shall be installed in accordance with 1998 California Code,
Article 10, Standard 10. Provide one 2-A:10-B:C fire extinguisher for every 75 feet of
floor or grade travel distance. Machine rooms require a minimum of a 10-B:C
extinguisher. Cooking lines require a minimum of a 2-A:1-B:C:K fire extinguisher per
NFPA Pamphlet 96 and UL-300. Final determination of the type of extinguishers and
spacing to be determined by field inspector.
A A 3;Lw
82. A ventilating hood and duct system shall be installed in all restaurant kitchens in
accordance with the 1998 California Fire Code, 1998 California Building Code, NFPA
96 and UL-300.
83. An approved automatic hood and duct fire extinguishing system shall be provided for the
protection of commercial - type cooking equipment in accordance with the 1998
California Fire Code, Article 10, Section 1006. Systems shall be installed in accordance
with the NFPA 96 and UL-300.
84. Fire dampers shall be provided where air ducts penetrate fire-rated walls or ceilings.
Contact Building Official for requirements and testing.
85. Smoke dampers and activating smoke and/or heat detectors shall be in accordance with
the 1998 California Building Code and must be installed separately from the Fire Alarm
System. The signals for these devices shall not be included with any fire alarm or
waterflow signal. Contact Building Official for requirements and testing.
86. Exit doors, corridors , assemblies, gates, barriers, stairways and ramps shall be in
accordance with 1998 California Building Code. Contact Building Official.
87. Exit illumination and exit signs shall be in accordance with 1998 California Building
Code and shall be electrically illuminated. Contact Building Official.
88. Portable fire extinguishers shall be installed in accordance with 1998 California Code,
Article 10, Standard 10. Provide one 2-A:10-B:C: fire extinguisher for every 75 feet of
floor or grade travel distance. Machine rooms require a minimum of a 10:B:C
extinguisher. Cooking lines require a minimum of a 2-A:1-B:C:K fire extinguisher per
NFPA Pamphlet 96 and UL-300. Final location and type are to be determined by the
field inspector.
89. Low level exit signs where required by 1994 California Building Code, Chapter 10 and
Building Official shall be nuclear type as approved by the Fire Department.
90. Flame retardant treatment and standards shall be in accordance with 1998 California Fire
Code. Submit certificates directly to the Fire Department as soon as possible.
91. Submit critical flux data for floor covering per 1998 California Building Code directly to
the Fire Department for file as soon as possible. Contact Building Official for further
information.
92. Occupancy classification shall be in accordance with 1998 California Building Code,
Chapter 3. Contact Building Official.
93. Occupant load/room capacity shall be in accordance with 1998 California Building
Code, Chapter 10, Section 1002. Contact building official for calculation.
161),V33
94. Posting of occupancy or room capacity shall be in accordance with 1998 California
Building Code, Chapter 10, Section 1002.3. Contact Building Official.
95. Provide the Fire Department with an 8 ''/2" by 11" site plan.
96. A Fire Department access road providing access from Mesquite Avenue is required at the
western perimeter of this project. Fire Department access roads shall be provided and
maintained in accordance with the 1998 California Fire Code. They shall have an
unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not
less than 14' 6". Construction shall be all weather capable, able to support a fire trick
weighing 67,000 pounds. The minimum turning radius shall be 43 feet from centerline.
97. A Fire Department access gate is required and shall be at least 14' in width and equipped
with a KNOX locking device.
98. Further comments as conditions warrant.
ENGINEERING DEPARTMENT:
The Engineering Department recommends that if this application is approved, such approval is
subject to the following conditions being completed in compliance with City standards and
ordinances:
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer.
STREETS
I. Any improvements within the street right-of-way require a City of Palm Springs
Encroachment Permit. Work shall be allowed according to Resolution 17950 -
Restricting Street Work on Major and Secondary Thoroughfares.
2. Submit street improvement plans prepared by a Registered Civil Engineer to the
Engineering Department. The plan(s) shall be approved by the City Engineer prior
to issuance of any grading or building permits.
Minimum submittal shall include the following, IF applicable:
A. Copy of signed Conditions of Approval from Planning Department.
B. All agreements and improvement plans approved by City Engineer, IF
applicable.
C. Proof of processing dedications of right-of-way, easements, encroachment
I Pr 3'
agreements/licenses, covenants, reimbursement agreements, etc. required
by these conditions.
PALM CANYON DRIVE SOUTH
3. Dedicate an additional right-of-way of 10 feet to provide the ultimate half street
width of 50 feet along the entire property frontage of the subject property in
accordance with City of Palm Springs Standard Drawing No. 105.
4. Easements shall be granted for the portions of the bicycle path that leave the
public right-of-way.
5. The property owner shall enter into a reciprocal access agreement with the
owner(s), master lease and all sub-leases of the ingress and egress easement and
provide a copy of same to the City Engineer prior to issuance of building permit.
6. Construct an 8 inch curb and gutter, 38 feet WEST of centerline along the entire
frontage of the subject property per City of Palm Springs Standard Drawing No.
200.
7. Construct BGTH sides of an 8 foot cross gutter and spandrel at the intersection of
PALM CANYON DRIVE SOUTH and MAIN ENTRANCE AND SOUTH
DRIVEWAY with a flow line parallel to the centerline of PALM CANYON
DRIVE SOUTH in accordance with City of Palm Springs Standard Drawing No.
200 and 206.
8. The south driveway approach shall be constructed in accordance with City of
Palm Springs Standard Drawing No. 201 and have minimum width of 24 feet. It
shall be constructed to accommodate right turn in and right turn out turning
movements only. The egress lane shall be designed perpendicular to the centerline
of South Palm Canyon Drive or as approved by the City Engineer.
The north driveway approach shall be constructed in accordance with City of Palm
Springs Standard Drawing No. 205 and have minimum width of 24 feet to
accommodate curb ramps on both sides and across the median island if required.
9. Construct an 8 foot wide sidewalk adjacent to curb along the entire PALM
CANYON DRIVE SOUTH frontage. The sidewalk shall be constructed with
colored Portland Cement concrete. The admixture shall be Palm Springs Tan,
Desert Sand, or approved equal color by the Engineering Department. The
concrete shall receive a broom finish.
10. Construct a curb ramp meeting current California State Accessibility standards
both sides of the north driveway per City of Palm Springs Std. Dwg. Nos. 212
and 212A.
11. Constrict a 14-foot wide landscaped, raised median island as specified by the City
Engineer from Mesquite Avenue West to the north property line. Provide a left
turn pocket on the north side of the Mesquite Avenue West at Palm Canyon Drive
South intersection and on the south side of the Palm Canyon Drive South at Main
Driveway intersection. The nose width shall be 4 feet wide or as required by the
City Engineer and shall have stone cobbles to the point where the desertscape can
begin. The length of the turn pockets shall be determined per Caltrans Highway
Design Manual See. 405 and be approved by the City Engineer. Developer shall
enter into a reimbursement agreement with the City of Palm Springs prior to
issuance of the grading permit.
12. Construct a bus turn out on the Palm Canyon Drive South frontage between
parking lot driveways. The configuration and location shall be approved by the
City Engineer in conjunction with SunLine Transit. Contact SunLine Transit for
details regarding bus stop furniture/shelter requirements. Developer shall construct
shelter inclusive of furniture and lighting.
13. Construct AC pavement with 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
clean saw cut edge of pavement along the entire frontage in accordance with City
of Palm Springs Standard Drawing No. 110 and 340. The pavement section shall
be designed, using "R" values, by a licensed Soils Engineer and submitted to the
City Engineer for approval.
BELARDO ROAD SOUTH
14. Dedicate right-of-way of 40 feet to provide the ultimate half street width along the
entire property frontage of the subject property in accordance with City of Palm
Springs Standard Drawing No. 105.
15. Off-site 1/2 street improvements on Belardo Road South from Mesquite Avenue to
the project site shall be constructed and the developer shall enter into the
reimbursement agreement with the City of Palm Springs prior to issuance of the
grading permit.
16. Construct an 8 inch curb and gutter, 32 feet EAST of centerline from Mesquite
Avenue to the north side of the proposed driveway, with a 35 foot radius curb
return at the intersection of Mesquite Avenue West and Belardo Road South per
City of Palm Springs Standard Drawing No. 200. Construct a combination rock
barrier and gate on the north end of this roadway to prevent trespassing.
17. Construct both sides of an 8 foot cross gutter and spandrel at the intersection of
BELARDO ROAD SOUTH and THE DRIVEWAY with a flow line parallel to
the centerline of BELARDO ROAD SOUTH in accordance with City of Palm
Springs Standard Drawing No. 200 and 206.
18. The driveway approach shall be constructed in accordance with City of Palm
Springs Standard Drawing No. 201 and have minimum width of 24 feet.
* 19. Construct a minimum 8 foot wide sidewalk behind the curb along the entire
frontage in accordance with City of Palm Springs Standard Drawing No. 210.
20. Reconstruct the curb ramp to meet current California State Accessibility standards
at the intersection of Mesquite Avenue West and Belardo Road South per City of
Palm Springs Std. Dwg. Nos. 212 and 212A.
21. Construct ac pavement with 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
centerline from Mesquite Avenue West to the north side of the driveway in
accordance with City of Palm Springs Standard Drawing No. 110 and 325. The
pavement section shall be designed, using "R" values, by a licensed Soils
Engineer and submitted to the City Engineer for approval. Construct redwood
headers along the west edge of proposed pavement.
22. The developer shall pay his proportionate share of the cost of the Belardo Road
Bridge prior to issuance of building permits. The proportionate share shall be
based on the project's estimated increase of traffic on Belardo Road South as
approved by the City Engineer.
23. The Engineering Department recommends deferral of the certain off-site
improvement ITEMS 19 and 24 thru 26 at this time due to lack of final design
plans for the Belardo Road Bridge in the immediate area. The developer shall
enter into a covenant agreeing to construct all mentioned improvements along the
entire frontage upon the request of the City of Palm Springs City Engineer at such
time as deemed necessary. The covenant shall be submitted with the Grading Plan.
The Grading Permit will not be issued until completion of the covenant.
* 24. Construct an 8 inch curb and gutter, 32 feet EAST of centerline from the north
side of the proposed driveway to the north property line per City of Palm Springs
Standard Drawing No. 200.
* 25. Construct a minimum 8 foot wide sidewalk behind the curb along the entire
frontage in accordance with City of Palm Springs Standard Drawing No. 210.
* 26. Construct ac pavement with 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
centerline from the north side of the proposed driveway to the north property line
1 �
in accordance with City of Palm Springs Standard Drawing No. 110 and 325. The
pavement section shall be designed, using "R" values, by a licensed Soils
Engineer and submitted to the City Engineer for approval.
SANITARY SEWER
27. Connect all sanitary facilities to the City sewer system. Lateral shall not be
connected at manhole.
GRADING
28. A copy of a Title Report prepared/updated within the past 3 months and copies of
record documents shall be submitted to the City Engineer with the first submittal
of the Grading Plan.
29. Submit a grading plan prepared by a Registered Professional to the Engineering
Department for plan check. Grading plan shall be submitted to the Planning
Department for comments prior to submittal to the Engineering Department. The
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 Planning Department grading plan comments.
B. Copy of signed Conditions of Approval from Planning Department.
C. Copy of Site Plan stamped approved and signed by the Planning
Department.
D. Copy of Title Report prepared/updated within past 3 months.
E. Copy of Soils Report, IF required by these conditions.
F. Copy of Hydrology Study/Report, IF required by these conditions.
G. Copy of the General Construction Activity Storm Water Permit from the
State Water Resources Control Board (Phone No. 916 657-0687) to the
City Engineer prior to issuance of the grading permit.
30. The geotechnical engineer shall review the site design, development, grading and
foundation construction phases of the work to assure compliance with design
concepts, specifications and recommendations and allow design changes if it is
found that subsurface conditions differ from the geoteclmical report.
) 4;L
31. Drainage swales shall be provided adjacent to all curbs and sidewalks - 3' wide
and 6" deep - to keep nuisance water from entering the public streets, roadways,
or gutters.
32. Developer shall obtain a General Construction Activity Storm Water Permit from
the State Water Resources Control Board (Phone No. (916)-657-0687) and
provide a copy of same, when executed, to the City Engineer prior to issuance of
the grading permit.
(This permit is required where construction activity results in land disturbance of 5
Ac. or more OR less than 5 Ac., but part of a larger common plan of development
or sale.)
33. In accordance with City of Palm Springs Municipal Code, Section 8.50.00, the
developer shall post with the City a cash bond of two thousand dollars ($2,000.00)
per acre for mitigation measures of erosion/blowsand relating to his property and
development.
34. Contact the Building Department to get PM10 requirements prior to request for
grading permit.
DRAINAGE
35. The developer shall accept all flows impinging upon his land and conduct these
flows to an approved drainage structure. On-site retention/detention or other
measures approved by the City Engineer shall be required if off-site facilities are
determined to be unable to handle the increased flows generated by the
development of the site. The final hydrology report shall be submitted to the City
Engineer and Riverside County Flood Control and Water Conservation District
(RCFC) for review and approval.
36. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee at the present time is $7,271.00 per acre per Resolution No.
15189. Fees shall be paid prior to issuance of a building permit.
ON-SITE
37. 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. The pavement
section shall be designed, using "R" values, determined by a licensed Soils
Engineer and submitted with the Fine Grading Plan to the City Engineer for
approval.
1A h
38. The on-site parking lot shall be constructed in accordance with City of Palm
Springs Zoning Ordinance, Section 9306.00.
GENERAL
39. Any utility cuts in the existing off-site pavement made by this development shall
receive trench replacement pavement to match existing pavement plus one
additional inch. See City of Palm Springs Standard Drawing No. 115. Pavement
shall be restored to a smooth rideable surface.
40. All existing and proposed utility lines that are less than 35 kV on/or adjacent to
this project shall be undergrounded. The location and size of the existing overhead
facilities shall be provided to the Engineering Department along with written
confirmation from the involved utility company(s) that the required deposit to
underground the facility(s) has been paid, prior to issuance of a grading permit.
All undergrounding of utilities shall be completed prior to issuance of a Certificate
of Occupancy.
41. All proposed utility lines on/or adjacent to this project shall be undergrounded
prior to issuance of a Certificate of Occupancy.
42. 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.
The approved original grading/street plans shall be as-built and returned to the
City of Palm Springs Engineering Department prior to issuance of the certificate
of occupancy.
43. The developer is advised to contact all utility purveyors for detailed requirements
for this project at the earliest possible date.
44. Nothing shall be constructed or planted in the corner cut-off area of any driveway
which does or will exceed the height required to maintain an appropriate sight
distance per City of Palm Springs Standard Drawing No. 203.
45. 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 Engineering specifications.
46. 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.
MAP AA qV"'
47. The 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 or Final Map to the
Engineering Department.
48. The Title Report prepared for subdivision guarantee for the subject property and
the traverse closures for the existing parcel and all areas of right-of-way or
easement dedication shall be submitted to the City Engineer for review and
approval with the Grant Deed.
49. The Final Map shall be prepared by a licensed Land Surveyor or qualified Civil
Engineer and submitted to the Engineering Department for review. Submittal shall
be made prior to issuance of grading or building permits.
TRAFFIC
50. The developer shall provide a minimum of 48 inches of sidewalk clearance 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
rtiocation of all existing traffic signal/safety light poles, conduit, pull boxes and
all appurtenances located on the PALM CANYON DRIVE SOUTH and
BELARDO ROAD SOUTH frontages of the subject property.
5 L The developer shall replace all damaged, destroyed, or modified pavement
legends and striping that is required by the City Engineer on the PALM
CANYON DRIVE SOUTH frontage prior to issuance of a Certificate of
Occupancy.
52. Separate striping plans are to be prepared and submitted along with street
improvement plans for review and approval by the City Engineer.
53. A 30 inch "STOP" sign and standard "STOP BAR" and "STOP LEGEND" shall
be installed per City of Palm Springs Standard Drawing Nos. 620-626 at the
following locations:
Palm Canyon Drive South @ South Driveway
Belardo Road South @ Driveway
54. The developer shall install a 3-phase traffic signal at PALM CANYON DRIVE
SOUTH and MAIN ENTRANCE. The controller shall be designed for an 8-
phase signal. A reimbursement agreement for 50 % of the cost of the installation
shall be entered into by the developer and the City. The agreement shall be
executed and submitted to the Engineering Department prior to the issuance of
the building permit. 14X If V/
55. Construction signing, lighting and barricading shall be provided for on all
projects as required by City Standards or as directed by the City Engineer. As a
minimum, all construction signing, lighting and barricading shall be in
accordance with State of California, Department of Transportation, "MANUAL
OF TRAFFIC CONTROLS FOR CONSTRUCTION AND
MAINTENANCE WORK ZONES" dated 1996, or subsequent additions in
force at the time of construction.
56. This property is subject to the Transportation Uniform Mitigation Fee based on
the LODGING ITE Code C land use.
P44-
CITY OF PALM SPRINGS
DEPARTMENT OF PLANNING AND BUILDING
INITIAL STUDY
Application No(s:): No. 5.0830 Planned Development 260 and Tentative Parcel Map 29691
Date of Completed
Application: March 14, 2000
Name of Applicant: Palm Springs New Millennium Development, Inc.
Project Description: (1)A Planned Development to allow for a mixed-use project consisting of
198 hotel rooms, 176 vacation ownership units, as well as lounge and
restaurant facilities, a spa, conference facilities and a gift shop..
(2)A Tentative Parcel Map to allow for the subdivision of a single parcel
of land consisting of 11.41 acres into nine(9)parcels ranging in size from
..35 acres to 3.23 acres.
(3)A Tentative Tract Map for condominium purposes.
Location of project: The project site is located along the west side of South Palm Canyon
Drive, approximately 275 feet north of Mesquite Drive, east of and
abutting the future extension of Belardo Road.
General Plan
Designation(s): Resort Commercial and High density Residential.
Proposed General
Plan Designation(s): No changes proposed.
Present Land Use(s): Vacant.
Existing Zoning(s): C-1 (Retail Business) and R-3 (Multiple Family Residential and Hotel).
Proposed Zoning(s): No changes proposed.
5.0830-Planned Development 260 and TPM 29691 Page I of 26 Initial Study
I 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
the same area, cumulative impact should be considered). YES
II If"yes" above, does the project fall into any of the Emergency Projects
listed in Section 15269 of the State CEQA Guidelines? NO
III If"no"on II., does the project fall under any of the Ministerial Acts listed
in Section 15268 (b) of the State CEQA Guidelines? NO
IV If"no"on III.,does the project fall under any of the Statutory Exemptions
listed in Article 18 of the State CEQA Guidelines? NO
V If "no" on IV., 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
effect due to special circumstances, a categorical exemption does not
apply). . NO
VI Project Description:
Tentative Parcel Map No. 29691 proposes to subdivide the 11.41 acre
site into 9 lots. The lots range in size from.35 acres to 3.23 acres. The
purpose of the proposed parcel map is to create lots which generally
correspond to the phases of development.
Planned Development No. 260 proposes a mixed use development
consisting of 198 hotel rooms, 176 vacation ownership units, lounge
and restaurant facilities,lounge and restaurant facilities,pool and spa
facilities, a ballroom, meeting rooms and a gift shop. The
development encompasses approximately 162,000 sq. ft. of building
area. Building heights range from 2 to 5 floors or 30 to 66 feet in
height as measured from pad elevation. Additionally, a parking
structure accommodating 304 vehicles in a single level is proposed
beneath the main hotel level. The total number of parking stalls
proposed is 557, which includes 244 surface parking stalls and 313
stalls within the parking structure.
The PDD is requesting modifications to City Zoning Ordinance
Highrise Ordinance provisions. Modifications include reductions in
highrise building setbacks and required open space. ikA
VII Site Description: I
The site is currently vacant. The vegetation is comprised of native
5.0830-Planned Development 260 and TPM 29691 Page 2 of 26 Inidal Study
scrub scattered sparsely across the site. There are no trees on the site.
Curb, gutter and sidewalk are in place along the site's South Palm
Canyon Drive frontage,including mature palm trees within the public
right-of-way. The project site's Belardo Road frontage has no public
improvements. Equestrian tie racks are located on the site adjacent
to the Rock garden Cafe.
VIII Surrounding Land Uses/Zoning:
North: Vacant Land,flood control channel, and restaurant
South: Automobile dealership
East: Vacant Land
West: Vacant Land
Surrounding General Plan:
North: Resort commercial and watercourse
South: Resort commercial and high density residential.
East: Resort commercial
West: High density residential
IX. Is the proposed project consistent with:
If answered yes or not applicable, no explanation is required)
City of Palm Springs General Plan ■ Yes ❑No ❑N/A
Applicable Specific Plan ❑Yes ❑No ■N/A
City of Palm Springs Zoning Ordinance ■Yes ❑No ❑N/A
South Coast Air Quality Management Plan ❑Yes ❑No ■N/A
Airport Part 150 Noise Study ❑Yes ❑No ■N/A
Draft Section 14 Master Development Plan ❑Yes❑No ■N/A
X. Are any of the following studies required? ��1
1. Soils Report ■ Yes ❑No
2. Slope Study ❑Yes ■No
5.0830-Planned Development 260 and TPM29691 Page 3 of 26 Initial Study
3. Geotechnical Report
4. Traffic Study Yes ❑ No
■ Yes ■No
5. Air Quality Study
❑Yes ■No
6. Hydrology
MYes ❑No
7. Sewer Study
❑ Yes ■No
8. Biological Study
❑ Yes■No
9. Noise Study
❑Yes ■No
10. Hazardous Materials Study
❑Yes ■No
11. Housing Analysis
[]Yes ■No
12. Archaeological Report
■ Yes ❑No
13. Groundwater Analysis
❑Yes ENo
14. Water Quality Report
❑Yes ■No
15. Other
❑Yes ■No
XI. Incorporated herein by reference is the Final Environmental Impact Report on the
General Plan Update as well as the following studies:
I. A Cultural Resources Survey and Evaluation for the Star Canyon Development
Project. Palm Springs California
Volume I—Technical Report
Volume II—Confidential Site Maps and Records
ASM Affiliates, Inc., Jerry Schaefer, Ph.D., RPA, January 2000.
I
5.0830-Planned Development 260 and TPM 29691 Page 4 of 26 Initial Study
2. Geotechnical Engineering Report for Star Canyon Village South Palm Canyon Drive
Palm Springs, California.
Earth Systems Consultants Southwest,Shelton L.Stringer,GE2266,March 17,2000.
3. Star Canyon Village Palm Springs Traffic Impact Study.
Endo Engineering, Vicki Lee Endo, P.E., TR 1161, February 14, 2000.
4. Preliminary Hydrology Study for Tentative Tract Map 29691
Mainiero, Smith, &Associates, Inc., Julian A. De La Torre, P.E., March 30, 1999.
1 LAND USE AND PLANNING
Would the proposal:
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unlec, Impact
Mitigation
Incorporated
a Conflict with general plan designation or
zoning? (Source#'s) ❑ ❑ ❑ ■
b Conflict with applicable environmental plans
or policies adopted by agencies with
jurisdiction over the project?
c Be incompatible with existing land use in ❑ ■ ❑ ❑
the vicinity?
d Affect agricultural resources or operations (e.g.
impacts to soils or farmlands,or impacts from
incompatible land uses)? ❑ ❑ ❑ ■
e Disrupt or divide the physical arrangement of an ❑ ❑ ❑ ■
established community(including a low-income
or minority community)?
I""!K Y7
5.0830-Planned Development 260 and TPM 29691 Page 5 of 26 Initial Study
I a),b),d) and e)NO IMPACT The proposed planned development and subdivision are consistent with the adopted
General Plan designations of Resort Commercial and High Density Residential and the Zone District designation of R-3
(multiple family residential and hotel zone). Approximately 70%of the site is zoned R-3 and the remaining 30%is zoned
C-L The purpose of the Resort Commercial designation is to provide for resort hotels, including a broad range of
convenience and tourist commercial services principally serving resort clientele; these services include restaurants,
entertainment and retail uses. The maximum residential density for the R-3 zone district is 43 units per net acre for hotel
purposes based upon the R-3 zone district requirement of 1,000 square feet of net lot area for each dwelling unit of a hotel
or resort hotel with surface parking,and a minimum of 800 square feet of net lot area for each such unit when all parking
on the property is provided underground. For multiple family dwellings there shall be a minimum of 2,000 square feet of
net lot area for each dwelling unit in a multiple family complex. The General Plan designation for the site is Resort
Commercial and High Density Residential. The Resort Commercial designation allows the development of hotels and other
visitor serving residential uses at a maximum density of 43 guest rooms per net acre. The High Density Residential
Designation allows for the development of a threshold of fifteen(15)and a maximum of 21 dwelling unit per acre for
multi-family apartments and similar permanent housing. Hotels and similar types of resort housing are allowed with a
threshhold of 30 and a maximum density of 43 dwelling units per acre. Mixed-use residential /commercial developments
in conjunction with adjacent commercial properties may be considered. The project as proposed is consistent with the
density limits of the General Plan and Zoning designations. Allowable density ranges from a maximum of 240 multi-
family residential units to 491 resort hotel units. The proposed 374 unit resort is within the density range of the City's
Zoning Ordinance and General Plan. Commercial recreation and entertainment facilities are closely associated with
designation, but should be designed to be compatible with neighboring development and to assure safe and adequate
access from the highway and off-street parking. ReE-rt commercial facilities are most appropriate for the Palm Canyon
Drive/Tahquitz Canyon Drive corridors outside the downtown area where an auto-oriented scale is established.
The proposed subdivision is consistent with applicable environmental plans,and is compatible with existing land uses in
the immediate vicinity of the project site. The project site does not encompass nor is it in the immediate vicinity of any
agricultural resources or operations. Finally,the project as proposed will not disrupt or divide any established communities,
including low income or minority communities. The subject site is adjacent to existing commercial developments which
include a restaurant and an automobile dealership. The development which is proposed on this site shall be subject to
mitigation of any potential impacts to the adjacent commercial areas such as noise, light,aesthetics,etc.
lc) POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED. The proposed planned development
is significantly larger in scale and scope than existing commercial developments in the immediate area. However,the City
has approved proposals of similar size developments,such as the resort hotel which was approved on the east side of South
Palm Canyon Drive, immediately across the street from the subject site. Through the design review process, the
development will be required to be compatible and consistent with adjacent developed sites in the immediate vicinity in
terms of site design,architecture,noise, light,drainage and traffic issues,as well as any site-specific issues that are part
of the overall project review.
The property is isolated from any sensitive land uses including single family residential development. Surrounding land
use designations allow for development of resort hotels(property to the west) and commercial development. A more
detailed analysis of surrounding land use and site conditions is as follows:
SOUTH: Auto dealership with single story service bays. The proposed project backs up to service area for
approximately one-half of the site area. Heavy landscape screening is needed for hotel,as well as a reduction in the
number of parking spaces in the southerly parking area to create a screen between lower level hotel rooms and the auto
dealership.
5.0830-Planned Development 260 and TPM 29691 Page 6 of 26 Initial Study
EAST: Vacant, previously approved for large scale resorts including highrise development. No adverse impacts
identified. The subject property has 577'of South Palm Canyon Drive frontage and the hotel building closest to the
street is only 76'wide. The building is stepped back and provides architectural relief.
WEST: Vacant, Indian land, gently sloping, views oriented across subject property will be affected by proposed
buildings. Hillside,northerly and southerly views not affected. The proposed project incorporates a range of building
heights from 2,3,and 5 story buildings along the western edge. This portion of the project complies with City highrise
setbacks across most of this frontage. The northern and southern wings of the building encroach into the highrise
setbacks. The adjoining property rises approximately 44 feet from east to west. The land use and view relationship
is not considered significant provided substantial landscape is planted along the Belardo Road frontage.
NORTH:The project abuts the Tahquitz Creek Flood Control Channel(Creek). The Creek is approximately 80'wide
and it abuts Sunny Dunes Road on the north which is a Secondary Thoroughfare(88'wide right-of-way). Based upon
these conditions the proposed resort building will have a substantial setback(approximately 168 feet)to the nearest
developable property to the north. This property has a General Plan designation of Resort and Commercial and is
zoned C-2 and R-3. Additional landscaping adjacent to the north property line would soften the appearance of the
proposed building.
NORTH AND EAST:Rock Garden Caf6 and associated off-street parking facility. This facility will experience no
view loss as a result of project development. Views and view reduction for restaurant customers are not considered
significant This impact is not considered significant.
MITIGATION MEASURES:
I. Extensive landscape adjacent to Belardo Road shall be provided to soften the buildings and create a soft edge.
2. The developer shall work with Riverside County Flood Control District(District)and Water Conservation District to
enter into an agreement to add landscape materials(trees)within portions of the District's right-of-way. The area
between the subject property and the District's access roadway where trees could be planted. Similar landscape
agreements have been entered into in the past. The project owner shall install and maintain this landscape buffer.
3. Reduce number of parking spaces on the southerly parking area to increase landscape screen for guest rooms which
face the automobile dealership.
4. That the proposed stair tower be reduced in height by 6-8 feet.
2. POPULATION AND HOUSING
Would the proposal:
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Cumulatively exceed official regional or ❑ ❑ ❑
local population projections?
5.0830-Planned Development 260 and TPM 29691 Page 7 of 26 Initial Study
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
b Induce substantial growth in an area either directly ❑ ❑ ■ ❑
or indirectly (e.g. through projects
in an undeveloped area or extension or
directly or indirectly (e.g. through projects in an
undeveloped area or extension of major
infrastructure)?
c Displace existing housing, especially
affordable housing? ❑ ❑
2. a)and c)NO IMPACT. The proposed planned development and subdivision contemplate a resort hotel and timeshare development
and do not encompass any permanent residential uses. Sufficient housing exists within the area to meet the needs of employees of the
proposed planned development,which encompasses a hotel,lounge and restaurant and vacation ownership complex. Therefore,the
project will have no impact on'regional or local population projections. No extension of any major infrastructure will be required which
could induce substantial additional growth in the area. Additionally,the project will not displace any existing housing and will provide
additional employment opportunities to residents of the area.
2. b)LESS THAN SIGNIFICANT IMPACT. The development of this project has some potential relative to inducing growth in the
area either directly or indirectly,e.g.through projects in adjacent undeveloped areas or extensions of the major infrastructure that will
service this project. However,any such developments will be reviewed independently and will be required to demonstrate compliance
with applicable city ordinances and development policies.
3. GEOLOGIC PROBLEMS
Would the proposal result in or expose people to
potential impacts involving:
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Fault rupture? ❑ ❑
b Seismic ground shaking? ❑ ❑ ■ ❑
c Seismic ground failure,including liquefaction? ❑ ❑ ■ ❑
d Seiche,tsunami,or volcanic hazard? ❑ ❑ ❑ E
e Landslides or mudflows? ❑ ❑ ■ii ❑
5.0830-Planned Development 260 and TPM 29691 Page 8 of 26 Initial Study
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
f Erosion, changes in topography or unstable soil
conditions from excavation, grading and
fill? ❑ ❑ ❑
g Subsidence of the land? ❑ ❑ ❑
It Expansive soils? ❑ ❑ ❑
i Unique geologic or physical features? ❑ ❑ ■ ❑
j Is a major landform, ridgeline, canyon, etc.
involved? ❑ ❑ 0 ❑
3. a)-c) and e)j) LESS THAN SIGNIFICANT IMPACT. A geotechnical engineering report was prepared for this
project. The subject site is located in a broad alluvial fan on the bottom of a mountain slope,and is underlain by deposits
of alluvium. There are no known geological hazards present on the site other than groundshaking potential associated with
earthquakes. The subject site is not located within any Alquist-Priolo or City adopted special study zone. There are no
known unstable earth conditions associated with the project site based on review of the Seismic Safety Element of the City
of Palm Springs General Plan.
The primary geologic hazard relative to site development is severe ground shaking from earthquakes originating on nearby
faults. A major seismic event originating on the local segment of the San Andreas Fault Zone would be the most likely
cause of significant earthquake activity at the site within the estimated design life of the proposed development.
The report specifically notes that other geologic hazards including ground rupture, liquefaction, seismically induced
flooding and landslides are considered low or negligible on this site.
The planned development project will be designed to comply with the Uniform Building Code which mandates
requirements for seismic safety construction. The developer will be required to submit a precise grading plan along with
a soils report for review and approval of the City prior to the issuance of any permits. The soils report will address
subsidence of the land and the possibility of expansive soils on the property,and the grading plan will be required to be
in compliance with the soils report. Therefore,there will be no geologic impacts as a result of the proposed subdivision
of land and Planned Development proposal.
d)NO IMPACT. The subject site is not subject to seiche,tsunami or volcanic hazard events.
MITIGATION MEASURES:
5.0830-Planned Development 260 and TPM 29691 Page 9 of 26 Initial Study
1. Implementation of all recommendations as per the Geotechnical Engineering Report prepared for this project by Earth
Systems Consultants dated March 17,2000. These recommendations are incorporated by reference into this report.
4. WATER
Would the proposal result in:
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Changes in absorption rates, drainage
patterns, or rate and amount of surface
mnoffl ❑ ■ ❑ ❑
b Exposure of people or property to water
related hazards such as flooding?
❑ ■ ❑ ❑
c Discharge into surface waters or other
alternation of surface water quality
(e.g. temperature, dissolved oxygen or
turbidity)? - ❑ ❑ ❑ ❑
d Changes in the amount of surface water in any
water body? ❑ ❑ ❑ ■
e Changes in currents, or the course or direction
of water movements?
f Change in the quantity of ground waters, either
through direct additions or withdrawals,or through
interception of an aquifer by cuts or excavations,
or through substantial loss
of groundwater recharge capability? ❑ ❑ ❑ ■
g Altered direction or rate of flow of
groundwater? ❑ ❑ ❑ ■
h Impacts to groundwater quality? ❑ ❑ ❑ ■
5.0830-Planned Development 260 and TPM 29691 Page 10 Of 26 Inifial Study
1 i+ 5z--
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
i Substantial reduction in the amount of
groundwater otherwise available for public
public water supplies? ❑ ❑ ❑ ■
j Are there any on-site or any proposed wells? ❑Yes ■No
4.a)and b) POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED. a). Grading activities and subsequent
development of the parcels created by the proposed subdivision for purposes of implementing the planned development will change
the absorption rate,drainage pattern and rate and amount of surface run-off from this project. The developer prepared a preliminary
hydrology/drainage study identifying potential impacts in these areas and how site drainage will be dealt with,including how adjacent
properties will be protected from site run-off from this project. Drainage patterns and surface run-off will increase due to new
development,and will be discharged into Tahquitz Creek by way of a system of subsurface pipes.
The project site is located south of and abutting the Tahquitz Creek flood control channel.However,the site is not located in a flood
hazard zone,nor is it in a watercourse area. It is protected by the Tahquitz Debris Basin. To minimize potential impacts,the applicant
shall adhere to the following mitigation measure:
Mitigation Measures:
1. Prior to the issuance of a grading permit,the applicant shall provide the city with detailed plans and documents which demonstrate
conclusively that buildings will be constructed outside the limits of the flood inundation area of the Tahquitz Creek flood control
channel. The existing site drainage pattern is to the southeast corner of the site. The site is proposed to drain into the flood control
channel. The applicant shall provide written verification from the Riverside County Flood Control District that this proposal is
acceptable to the district.
2. The applicant shall provide written documentation from the Riverside County Flood Control District that the proposed development
will not negatively impact any District facilities or rights-of-way. The project will be required to implement any requirements of the
District relative to improvements to its facilities,dedication of additional rights of way,etc.
4. c-j. NO IMPACT. Based upon the review of the City's General Plan and the knowledge of the Department of Planning and
Building and the City Engineer,due to the nature of the project and its location,the project will not create a change in the course or
direction of water movements,affect the quantity of ground waters,alter the flow of ground water and there are no wells on the subject
site. The proposed project will require water service as provided by the Desert Water Agency. The agency draws groundwater from
local wells in the area. Thus,the proposed project will use groundwater resources in the area. The extent of this impact is minimal,and
this quantity will not significantly impact the local groundwater supply.
5. AIR QUALITY
Would the proposal:
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Violate any air quality standard or contribute to an existing or projected air quality violation?
5.0830-Planned Deve[opmenl26t1 and TPM 29691 Page ]] of 26 2- 15udy
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
b Expose sensitive receptors to pollutants? ❑ ❑ ❑
c Alter air movement, moisture, or
temperature,or cause any change in climate? ❑ ❑ ❑ ■
it Create objectionable odors? ❑ ❑ ❑
5. a) POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED. The project is generally consistent with the
General Plan and Zoning Ordinance. With the adoption of the General Plan update in 1993, the City Council adopted a Statement of
Overriding Considerations regarding air quality. This statement acknowledges that it is not feasible to reduce city-wide growth related
impacts to air quality to a level of insignificance at this time. Also,the proposed project will be required to comply with the,South Coast
Air Quality Management District(SCAQMD)CEQA Air Quality Handbook.However,due to future grading activities on the individual
lots which will be created by this subdivision,short term impacts to air quality could occur. Therefore,the project will need to comply
with the City's Fugitive Dust and Erosion Control Ordinance. Due to the relatively small scope of the project on a regional scale,it is
not anticipated that any significant long-term impacts relative to regional air quality will occur as a result of the development and
operation of this project which consists primarily of hotel and vacation ownership units.
5, b)-d)NO IMPACT. The project will be located on a site that has vacant land to the west,commercial uses to the north and east,and
a residential trailer park and commercial uses to the south. The size and nature of the proposed subdivision is such that sensitive
receptors will not be exposed to additional pollutants or objectionable odors and no changes in climate will occur. Therefore,no impacts
will occur as a result of this project to sensitive receptor and the current climate.
Mitigation Measures:
Short Term Impacts:
1. The applicant shall be required to submit a Fugitive Dust Mitigation Plan,prepared in accordance with Chapter 9.50 of the Palm
Springs Municipal Code regarding Fugitive Dust and Erosion Control,which shall be submitted for review and approval by the Building
Official prior to the issuance of a grading permit.The plan shall specify the fugitive dust control measures to be employed. Theproposed
project will comply with the provisions of Chapter 8.50 of the Palm Springs Municipal Code which establishes minimum requirements
for construction activities to reduce fugitive dust and PMIO emissions.
2. The project proponent shall comply with all applicable SCAQMD Rules and Regulations. In particular,SCAQMD Rule 403 shall
be adhered to,insuring the clean-up of grading related soils on approach routes to the site. Rule 403 prohibits the release of fugitive
dust emissions from any active storage,open storage pile,or disturbed surface area beyond the property line of the emission source.
Particulate matter deposits on public roadways are also prohibited.
3. A dust control deposit in compliance with the requirements of the Building Division will be required and made prior to grading
permit issuance.
4. Adequate watering techniques shall be employed to partially mitigate the impact of grading-generated dust particulates.
5. Grading operations shall be suspended during first and second stage ozone episodes or when winds exceed 25 miles per hour, pel
the PM 10 SIP.
5.0830-Planned Development 260 and TPM 29691 Page 12 of 26 Initial Study
Long Term Impacts:
1. Comply with City Transportation Demand Ordinance.
6. TRANSPORTATION/CIRCULATION
Would the proposal result in:
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Estimated Average Daily Trips generated by the
project? (S.F = 10; M.F. = 6; or from
ITE): ❑ ■ ❑ ■
The proposed development would generate 4,070
daily trips,which includes 267 mid-day peak
hour trips and 312 evening peak hour trips.
b Increased vehicle trips or traffic congestion? ❑ ■ ❑ ■
c Hazards to safety from design features(e.g.,sharp
curves or dangerous intersections)
or incompatible uses(e.g.,farm equipment)? ❑ ■ ❑ ■
d Inadequate emergency access or access
to nearby uses?
❑ ❑ ❑ ■
e Insufficient parking capacity on-site or off-
site?
❑ ❑ ❑ ■
f Hazards or barriers for pedestrians or
bicyclists? ❑ ❑ ❑ ■
g Conflicts with adopted policies supporting
alternative transportation (e.g. bus
turnouts, bicycle racks)? ❑ ❑ ❑ ■
h Rail,waterbome or air traffic impacts? ❑ ❑ ❑ ■
6.a)-c) . POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED. The proposed development is significant
in terms of land use and building area. This project encompasses 11.41 acres and approximately 162,000 sq.R.of building area. The
proposed planned development is primarily hotel and vacation ownership units,and involves approximately 4,070 daily vehicle trips
5.0830-Planned Development 260 mid TPM 29691 Page 13 of 26 Initial Study
according to the traffic study that was prepared for this project by Endo Engineering.
According to the study,the project appears to comply with all General Plan circulation policies and standards. The project proponent
shall dedicate appropriate right-of-way to accommodate the ultimate improvement of both master planned roadways on - site. In
addition, master planned circulation improvements will be made on-site in conjunction with site development,as specified by the City
of Palm Springs. LOS D or better shall be provided and maintained at the key intersections under average weekday peak hour conditions
during the peak season. The site plan includes sufficient parking spaces(557 spaces including valet parking)to meet City of Palm
Springs parking requirements. Under City Parking code,551 spaces are required. The project proponent will coordinate with SunLine
Transit Agency regarding the need for on-site public transit facilities. The project proponent will comply with City requirements
regarding the master planned bikeways adjacent to the site along Palm Canyon Drive and Belardo Road. The proposed improvements
along Palm Canyon Drive adjacent to the site shall be completed in conjunction with the proposed development. A traffic signal shall
be installed at the main site access in conjunction with on-site development. The project proponent shall participate in the construction
of a raised median along Palm Canyon Drive when the City organizes the raised median program. Roadway improvements to Belardo
Road adjacent to the site shall be completed as specified by the City of Palm Springs in conjunction with the proposed development.
The City of Palm Springs has adopted a Transportation Demand Management(TDM)Ordinance. The project will comply with all
applicable provisions of the City's adopted TDM ordinance.
No additional traffic lanes are required to provide acceptable levels of service at the key intersections in the future. The proposed shared
access with the existing Rock Garden Cafd will require signalization upon development of the project. The project proponent will be
required to contribute to roadway improvements of regional benefit by participating in the TUMF program. In addition,the project
proponent shall contribute on a fair-share basis to circulation improvements of regional benefit,such as the Belardo Road Bridge over
Tahquitz Creek,as specified by the City of Palm Springs. It is not anticipated that the Belardo Bridge will be constructed as a function
of development of this project.
The following are the specific recommendations from the study relative to mitigation of traffi impacts:
1. The design of the proposed parking lot layout and site driveways shall be subject to the review and approval of the City Engineer
during the development review process to insure compliance with City access and design standards.
2. Belardo Road shall be improved to City design standards for secondary thoroughfares and the half-width constructed adjacent to
the site,as required by the City of Palm Springs,during Phase 1.
3. The project proponent shall implement bike lane striping and signage improvements required by the City Traffic Engineer along Palm
Canyon Drive and Belardo Road adjacent to the site.
4. The project proponent shall participate in the construction and landscaping/irrigation of a raised median along Palm Canyon Drive,
adjacent to the site,as specified by the City of Palm Springs.
5. Streetlights will be installed on-site,as specified by the City Traffic Engineer.
6. A'traffic signal controlling traffic at the main site access on Palm Canyon Drive shall be installed in conjunction with phase one
on-site development.
7. A STOP sign will control exiting site traffic and clear unobstructed sight distances shall be provided at the southern site driveway
on Palm Canyon Drive and at the potential access on Belardo Road(when constructed).
8. The project proponent will coordinate with SunLine Transit Agency regarding the need for on-site public transit facilities.
9. The project proponent shall contribute traffic impact mitigation fees,by participating in the TUMF program.
10. The project proponent shall contribute on a"fair-share"basis to circulation improvements of areawide benefit(such as the Belardo
Road bridge across Tahquitz Creek),as specified by the City of Palm Springs.
11. Dedicate and construct Belardo Road across the property frontage from Mesquite Avenue to the north property line of the subject
5.0830-Planned Development 260 and TPM 29691 Page 14 of 26 Initial Study
I ._ i
site.
The City Engineer has reviewed the study and determined that it accurately analyses the potential traffic impacts of the project.
Circulation and off-street parking within the project site will be adequate based upon the judgement of the City Engineer and the
Department of Planning and Building. Off-site traffic impacts as identified in the traffic study will be adequately mitigated as per the
recommendations on page ES-2 of the traffic study noted above),as approved by the City Engineer,acid any other traffic mitigation
implementation programs of the City of Palm Springs. The specific recommendations in the traffic study will be incorporated into the
project conditions of approval. Compliance with these conditions will reduce traffic impacts to a level of insignificance.
Future bridge construction for Belardo Road extension over Tahquitz Canyon flood control channel.There has been considerable
discussion relative to the need to construct the Belardo Road Bridge over the Tahquitz Canyon flood control channel. Construction of
this bridge and the extension of Belardo Road from Mesquite Avenue to its current physical terminus at Ramon Road will improve the
local circulation system by providing a north-south arterial connection and thereby reducing a some traffic impacts on Palm Canyon
Drive. The possibility of grant funding for right-of-way acquisition and bridge construction has been the topic of discussion relative
to the financing of this project. The City and Tribe are seeking grant funding for this bridge. To date it has ranked high but funds have
not been appropriated. Belardo Road is designated as a secondary thoroughfare in the Circulation Element of the Palm Springs General
Plan with an 80 to 88 ft.right-of-way.
6.d)-h)NO IMPACT. The proposed development incorporates adequate emergency vehicle access as required by the Police and Fire
departments. The final development plan will be required to demonstrate precise emergency vehicle access to the satisfaction of the
Police and Fire Departments.As discussed previously,the development plan incorporates a sufficient number of off-street parking stalls
so as to comply with the requirements of the Palm Springs Zoning Ordinance. The plan does not present any hazards or barriers for
pedestrians or bicyclists,nor does it conflict with adopted policies supporting alternative transportation(e.g. Bus turnouts,bicycle racks
will be provided). Finally,the proposed development will not have any rail,waterbome or air traffic impacts inasmuch as it is not
located adjacent to or in the immediate vicinity of any transportation routes of these types.
7. BIOLOGICAL RESOURCES
Would the proposal result in impacts to:
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Endangered,threatened,or rare species or their ❑ ❑ ❑ 0
habitats (including but not limited to
plants,fish,insects,animals,and birds)?
b Locally designated species? ❑ ❑ ❑
c Locally designated natural communities(e.g.
oak forest, coastal habitat, etc.)? ❑ ❑ ❑
d Wetland habitat (e.g. marsh, riparian and
vernal pool)? ❑ ❑ ❑
5.0830-Planned Development 260 and TPM 29691 Page 15 of 26 Initial Study
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
e Wildlife dispersal or migration corridors? ❑ ❑ ❑ ■
The site is not within any wildlife dispersal or
mitigation corridors.
f Is consultation with the California Fish and Game
or the Department of Fish and Wildlife
Service,as a trustee agency,required? ❑YES ■NO
7. a)-f) NO IMPACT. The project would not result in a potential for a significant effect on the environment from a loss of animal
habitat or the reduction of rare,unique,or endangered animals.
The site is located on the Tahquitz Canyon alluvial cone and is approximately 1600 feet away from the hillside. Existing development
exists between the hillside and the project site(a single family residence with fenced perimeter,the Tahquitz debris basin,with fenced
perimeter,and the Tribal Interpretive Center. The project site is located approximately 1600 ft.east of the base of the San Jacinto
Mountains.Based upon existing development patterns noted above the subject property has been separated from hillside areas. There
is little likelihood that the property could be used by Peninsular Bighorn Sheep due to existing fencing and development patterns. Based
upon areview of the site and existing development patterns the project will not result in the loss of significant biological resources. No
significant mitigation is required.
The area surrounding the project site is generally urbanized. Animal life in the area is limited to common bird,reptile and mammal
species. No rare or endangered species live near or on the subject site. Therefore,proposed development will have no impact on the
diversity or number of animal species. The project site is generally surrounded by development which has significantly altered the
animal community in the area. No significant new species will be introduced through development of this project.
8. ENERGY AND MINERAL RESOURCES
Would the proposal create:
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Conflict with adopted energy conservation
plans? ❑ ❑ ❑ ■
b Use non-renewable resources in a wasteful and
inefficient manner? ❑ ❑ ❑ ■
c Result in the loss of availability of a known mineral
resource that would be of a future value
to the region and the residents of the State? ❑ ❑ ❑ ■
5.0830-Planned Development 260 and TPM 29691 Page 16 of 26 Initial Study
8. a)-c) NO IMPACT. Due to the relatively small size on a regional scale and nature of the proposed planned development,the
project will not conflict or interfere with an energy conservation plan. The project will not conflict with any known energy conservation
plans or result in the loss of availability of a known mineral resource of value. Therefore,this project should not result in a negative
impact on energy and mineral resources.
The project site does not contain any mineral resources. The area surrounding the project site is generally urbanized. There are no
natural resource extraction activities on or near the site. The proposed use will have no impacts upon natural resources other than the
use of construction materials for the proposed future site improvements.
9. HAZARDS
Would the proposal:
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Be a risk of accidental explosion or release of
hazardous substances(including,but not limited
to: oil,
pesticides,chemicals,or radiation? ❑ ❑ ❑
b Create possible interference with an
emergency response plan or emergency
evacuation plan? p ❑ ❑
c Create any health hazard or potential health
hazard? ❑ ❑ ❑
d Create exposure of people to existing sources
of potential health hazards? ❑ ❑ ❑
e Increase the risk of fire hazard in areas with
flammable brush, grass or trees? ❑ D ❑
9. a)-e) NO IMPACT. In the judgement of the Department of Planning and Building,there are no aspects of the proposed operation
or of the project construction which would involve explosives,pesticides,radiation,chemicals or other hazardous substances. Nor is
there any known hazardous materials on the site. Therefore,there would be no risk of a release of or exposure to hazardous materials
which would result in a potential for a significant impact on the environment.
S.0830-Planned Development 260 and TPM 29691 Page 17 of 26 Initial Study
10
Although the site is near the base of the San Jacinto Mountains,it is not within the boundaries of the high fire hazard area as defined
by the City of Palm Springs Fire Department. Nor is it in the high fire hazard area that is illustrated on the Seismic Safety Map on the
General Plan. Therefore,high wildfire hazard would not represent a potential for a significant effect on the environment.
The proposed improvements will occur within the facility and will not block roadways or routes used by fire fighters and police officers
during emergencies. The project will not require a revision or elimination of a designated emergency evacuation route. Thus,there will
be no impact to the existing Palm Springs Disaster Preparedness Plan.
10. NOISE
Would the proposal result in:
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Increases in existing noise levels? ❑ El F1
b Exl osure of people to severe noise levels? ❑ ❑
c Will the project be compatible with the noise
compatibility planning criteria according to Table
6-F of the Palm Springs Municipal
Airport F.A.R. Part 150 Noise Compatibility
study?
N/A
10. a).POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED. During construction and upon completion of
this project, existing noise levels will increase and potentially effect residents and businesses in the immediate area. The primary
development will consist of a 198 unit hotel and 176 vacation ownership units. Given the amount of vehicular traffic and outdoor
resort-oriented activities associated with a project of this size,noise impacts are potentially significant unless mitigation measures are
incorporated.
During construction activities on-site,the following short-tern mitigation measures shall be complied with:
Mitigation Measures:
Short Term:
1. Construction activities shall take place only between 7:00 a.m. and 8:00 p.m to reduce noise impacts per the Palm Springs noise
ordinance section 11.74.041.
2. All construction equipment,fixed or mobile,shall be equipped with properly operating and maintained mufflers.
3. Stationary equipment shall be placed such that emitted noise is directed away from adjacent residential land uses.
5.0830-Planned Development 260 and TPM 29691 Page 18 of 26 Initial Study
I � 6u,
4. Stockpiling and vehicle staging areas shall be located as far as practical from adjacent residential land uses.
Long Term:
1. Windows and doors in the"Star Bar"shall be closed during live and recorded amplified music events.
2. Project shall comply with Chapter 11.74 of the Palm Springs Municipal Code relative to music.
b.) NO IMPACT. The size and scope of the proposed development will expose people to higher noise levels than would a no-project
scenario. Due to the amount and type of vehicular and pedestrian traffic,as well as activities normally associated with hotel,vacation
ownership,restaurant,lounge and outdoor recreational areas associated with these types of uses,exposure of persons to increased noise
levels is unavoidable. However,in reviewing the proposed development in relation to adjacent existing land uses,staff does not believe
that persons will be subject to severe noise levels as a result of project development. An evaluation by the Department of Planning and
Building has concluded that with the mitigation measures contained within Section 10 a), the noise levels the project may generate
would not exceed the noise levels stated within the Palm Springs Municipal Code,Chapter 11.74. The project will be conditioned to
require limitations on hours of operations of certain outdoor activities such as the amphitheater, waterslide operations and large
gatherings for special events.This will insure that to the extent possible, adjacent land uses will be protected from unwanted noise
impacts from the operation of the hotel/timeshare complex and its associated activities.
I1. PUBLIC SERVICES
Would the proposal have an effect upon or result in a
need for new or altered government services in any of
the following areas:
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Fire protection? ❑ ❑ ❑ ■
Distance to nearest fire station 7,000 FT.
b Police protection? ❑ ❑ ❑ ■
c Schools? ❑ ❑ ❑ ■
d Maintenance of public facilities, including
roads? ❑ ❑ ❑ ■
e Other governmental services? ❑ ❑ ❑ ■
5.0830-Planned Development 260 and TPM 29691 Page 19 of 26 Initial Study
t:�--1-12G I
11. a)-e)NO IMPACT. The distance of the site from the nearest fire station is within the 5 minute response time established by the
Palm Springs Fire Department. All buildings will be required by the Fire Departmentto be fire sprinklered. The developer is required
to construct the extension of Selardo Road from Mesquite Avenue to the subject property. This will provide adequate Fire Department
access to the site. Therefore,there is no potential for a significant effect on the environment due to emergency services.
The project will be adequately serviced by other public services,and school fees are required for all new construction to mitigate any
potential impacts to the school district. Palm Canyon drive is fully improved adjacent to the subject site,including existing curb,gutter
and sidewalk. Additionally,a row of mature palm trees with landscaping lights exists in the parkway adjacent to the site. Therefore,
this project is not expected to significantly impact public services. The Fire Department is requiring that an access road from Mesquite
Avenue be constructed in Phase I to provide for vehicular access to the property for fire suppression and other emergency equipment.
This requirement will be made a recommended condition of approval for the Planned Development and Tentative Tract applications,
as well as any other requirements of that department or any agency/department providing public services to the project.
12. UTILITIES AND SERVICE SYSTEMS
Would the proposal result in a need for new systems or
supplies,or substantial alterations to the following
utilities:
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Power or natural gas? ❑ ❑ ❑ ■
b Communications systems? ❑ ❑ ❑ IN
c Local or regional water treatment or
distribution facilities? ❑ ❑ ❑ ■
d Sewer or septic tanks? ❑ ❑ ❑ ■
e Storm water drainage? ❑ ❑ ❑ ■
f Solid waste disposal? ❑ ❑ ❑ ■
g Local or regional water supplies? ❑ ❑ ❑ ■
12. All utilities and services are currently provided to the subject area. Due to the nature and size of this project,there should be no
impacts to utilities and service systems as a result of this project.
13. AESTHETICS
Would the proposal:
5.0830-Planned Development 260 and TPM29691 Page 20 Of 26 Initial Study
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Affect a scenic vista or scenic highway? ❑ ❑ ❑
b Have a demonstrable negative aesthetic effect? ❑ p 0 ❑
c Create light or glare? ❑
13.a)and b)LESS THAN SIGNIFICANT IMPACT. The project site is located adjacent to the base of the mountains on an alluvial
fan,downslope from the mouth of Tahquitz Canyon. Based upon a site inspection by the Department of Planning and Building,the
proposed development has the potential to significantly alterthe scenic vistato the mountains and Tahquitz Canyon due to its multi-story
components and the large scale of the project.
The applicant has prepared design guidelines for all development within the subject site which will be implemented during the design
review process. Additionally,the site and architectural plans for the project have been reviewed extensively by the Design Review
Committee.The applicanthas incorporated the recommendations ofthose committees into the site and architectural design ofthe project.
Objectives and policies set forth in the General Plan regarding Scenic Corridors include but are not limited to the enhancement of visual
amenities of local and regional highway travel,the encouragement of landscape medians,the construction of bike trail links,etc. On-
site lighting will be required to comply with all applicable provisions of the Zoning Ordinance, including limiting lighting and glare
beyond the limits of the project site. In addition,future development on the subject parcels created by this subdivision will require
Design Review by staff, any applicable advisory groups, as well as final determination of design acceptability by the Planning
Commission. Therefore,this project should not result in negative impacts relative to aesthetic issues.
The project has been designed to be sensitive to the significant natural features to the west of the property by stepping the main hotel
building back from South Palm Canyon Drive and providing for lower profile buildings at the rear(west)portion of the site. Therefore,
negative aesthetic impacts of the project have been considered and mitigated to a less than significant category. Specifically, the
applicant has considered the recommendations of the Design Review Committee relative to site and building design,general design
theme and building scale and orientation.
c). POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED. Due to the size and scope of this project,site and
building lighting could have potentially significant impacts. Therefore,the applicant will be required to submit a detailed site and
building lighting plan which demonstrates compliance with applicable City ordinances. This will include limiting lighting and glare
beyond the limits of the project site
la. CULTURAL RESOURCES
Would the proposal:
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Disturb paleontological resources? ❑ ❑ ❑
5.0830-Planned Development 260 and TPM 29691 Page 21 of 26 Initial Study
) otoA 63
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
b Disturb archaeological resources? ❑ ❑ ❑
c Affect historical resources? ❑ ❑ ❑
d Have the potential to cause a physical change
which would affect unique ethnic cultural values? ❑ ❑ ❑
e Restrict existing religious or sacred uses
within the potential impact area? ❑ ❑ ❑
14.a)-c) NO IMPACT. A cultural resources survey and evaluation was prepared for this project by ASM Affiliates,Inc.
That survey provides certain recommendations and conclusions relative to the site and specific methods for dealing with
any significant cultural sites or materials that may be found on site during grading,excavation and construction activities.
b),d),e)POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED
An intensive pedestrian surface survey of the 11.5-acre Star Canyon project area in the City of Palm Springs revealed a
Late Prehistoric-Ethnohistoric period Cahuilla residential complex. The site represents a newly recorded and the eastern
most locus of the large Tahquitz Canyon site complex,CA-RIV-45. Designated as Locus O,surface remains include a
central habitation area surrounded by 10 or more rock cluster features,a 6-m diameter rock ring that may be a pit house,
and several other rock features and inhabited sandy wash areas. Subsurface testing revealed significant archaeological
deposits in several areas. CA-RIV-45,Locus O is evaluated as eligible American heritage values. CA-RI V-45 has already
been evaluated as eligible forthe National Register of Historic Places and portions on the Agua Caliente Indian Reservation
are listed on the National Register.
Testing in the main habitation areas indicate the surface rock clusters probably represent deflated cooking features with
little subsurface aspects. However,additional buried hearth features lie preserved below the surface in the sandy alluvial
fill. Ceramics,beads,milling equipment,some stone flakes,animal bone,and charcoal were found to depths of 70-80 cm
below the surface. While artifact densities were generally low,concentrations were found at specific levels to indicate
preserved subsurface components,possibly indicating several episodes of habitation.
Most unusual was the presence of an apparently flexed inhumation(burial)in the center of the pit house. The burial was
made in a large pit under the floor level and then covered with large rocks. The structure appears to have then been burned.
A Cahuilla clay pipe was broken on top of the burial after it was filled. While burning of the structure and property,and
the use of the clay pipe,are typical aspects of Cahuilla mortuary ritual,the practice on inhumation rather than cremation
marks a divergence from traditional practice. The practice of inhumation may result from cultural changes following
exposure to Spanish missions at the end of the IS"century. Other special circumstances may also explain the unusual
burial. While no Euro-American objects have yet been recorded anywhere at the site, the occupation is likely to date
between A.D. 1700 and 1860 based on previous research in Tahquitz Canyon.
Traces of a more traditional cremation burial were found dispersed by alluvial action during subsurface testing in a nearby
5.0830-Planned Development 260 and TPM 29691 Page 22 of 26 Initial Study
101
sandy wash on the property. Probably no more than one cremation is represented and integrity is expected to be low due
to erosion and redeposition in the wash channel.
Direct impacts are anticipated from the proposed hotel and time-share development. In situ preservation is not a practical
alternative given the unstable sandy context of most of the site and the high potential for indirect impacts. Data recovery
is therefore recommended to mitigate impacts to the site. In compliance with the California Health and Safety Code Section
7050.5(c)and the California Public Resources Code Section 5097.98(1993),notification has been given to the Riverside
County Coroner who has in turn notified the Native American Heritage Commission. They have designated the Agua
Caliente Band of Cahuilla Indians as the nearest likely descendants. The Agua Caliente Band was also notified by the
archaeological investigators on the same day of discovery. Disturbed human remains collected from both the inhumation
and cremation area have been repatriated to the Agua Caliente Band. It is recommended that data recovery include
consultation with the Agua Caliente Band,and in particular for the scientific and respectful removal of human remains and
associated grave goods for repatriation to the Agua Caliente Band. It is also recommended that collections resulting from
the data recovery be curated at the Agua Caliente Cultural Museum.
MITIGATION:
That the developer complete the data recovery program recommended in the archaeological report. Upon completion of
the recovery program archaeological impacts will be reduced to a level of insignificance.
15. RECREATION
Would the proposal:
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Increase the demand for neighborhood or
regional parks or other recreational facilities? ❑ ❑ 0 C7
b Affect existing recreational opportunities? ❑ ❑ 0 ❑
15. a)-b) LESS THAN SIGNIFICANT IMPACT. The proposed development has a vacation ownership component which is a
residential land use. This will increase the demand for recreational facilities and will affect existing recreational facilities. However,
this demand is not expected to be significant due to the seasonal nature of the vacation ownership units,as well as the proposed on-site
recreational facilities which are proposed in conjunction with development ofthe project(pool,spa,common outdoor recreational areas,
etc.). Therefore,impact on off-site recreational facilities is expected to be less than significant.
5.0830-Planned Development 260 and TPM 29691 Page 23 of 26 Initial Study
16. PUBLIC CONTROVERSY
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Is the proposed project or action environmentally
controversial in nature or can it reasonably be
expected to become controversial upon disclosure
to the public?
16. NO IMPACT. The project,which consists of Planned Development 260 and Tentative Parcel Map No 29691.will be considered
during public hearings by the Planning Commission and City Council. In addition,the proposed project has been designedto minimize
the potential for public concern in the area. All property owners within a 400 ft.radius will be notified of the public hearing for the
tentative parcel map and planned development applications. Thus,,in the judgement of the Department of Planning and Building,the
project is not known to be environmentally controversial,nor is it reasonably expected to become controversial upon disclosure to the
public.
17. MANDATORY FINDINGS OF
SIGNIFICANCE
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Does the project have the potential to degrade the
quality ofthe 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?
b Does the project have the potential to achieve
short-term, to the disadvantage of long-term,
environmental goals? ❑ ❑ ❑ ■
5.0830-Planned Development 260 and TPM 29691 Page 24 of 26 Initial Study
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
c Does the project have impacts that are
individually limited, but cumulatively
considerable? ("Cumulatively considerable"
means that the incremental effects of a project
are considerable when viewed in connection
with the effects of past projects,the effects of
other current projects, and effects of
probable
future projects.) ❑ ❑ ❑ ■
d Does the project have environmental effects which
will cause substantial adverse effects on human
beings? ❑ ❑
e Affect environment-(General description of
area. Provide more detailed information on
environmental factors likely to be affected by the
proposal.) ❑ ❑ ❑ ■
f Environmental Consequences - 1. Summary of
impacts(Include atabel summarizing the potential
impacts by alternative. As much as possible,
quantify the (impacts. All of the BLM "critical
elements"must be addressed whether or not they
are affected by the proposal.Affected elements will
be discussed in further detail in the following
section.
❑ ❑ ❑ ■
17. a)-f) NO IMPACT:This conclusion is based upon the responses in 1 through 16 of this environmental assessment. Therefore,
there should be no potential for a significant impact with the proposed mitigation measures as a result of this project.
18. LISTED BELOW THE PERSON OR PERSONS WHO PREPARED OR PARTICIPATED IN THE
PREPARATION OF THE INITIAL STUDY:
Douglas R.Evans,Director of Planning and Building
Steve Hayes,AICP,Principal Planner
Brad Weekley,Associate Planner
4n, 7
5.0830-Planned Development 260 and TPM 29691 Page 25 of 26 Initial Study
19. DETERMINATION
On the basis of this initial evaluation:
❑ I find the proposed project COULD NOT have a significant effect on the environment, and
a NEGATIVE DECLARATION will be prepared.
x I find that although the proposed project could have a significant effect on the environment,
there will not be a significant effect in this case because of the mitigation measures described
in the Mitigated Negative Declaration
❑ I find the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
❑ I find that the proposed project is consistent with the Program EIR on:
f Date: -/ 4 'C�10
Douglas vans
Director of Planning&Building
5.0830-Planned Development 260 and TPM 29691 Page 26 of 26 Initial Study
TRAFFIC IMPACT STUDY
STAR CANYON VILLAGE PALM SPRINGS
PLANNED DEVELOPMENT
CrIY OF PALM SPRINGS
FEBRUARY 14, 2000
Prepared For:
Palm Springs New Millennium Development
39-700 Bob Hope Drive,Suite 300
Rancho Mirage,CA 92270
(619)776-8350
Prepared By:
Endo Engineering
29911 Woodcock Drive
Laguna Niguel, CA 92677
(949) 362-0020
EXECUTIVE SUMMARY
a. Project Location
The vacant project site is a 11.41-acre parcel, generally located in the southwest portion of
the City of Palm Springs.
b. Project Description
The proposed project is a hotel/vacation ownership resort, as shown in the Site Plan,
Figure 1-3. It could be built and fully occupied by the year 2007. The project, as
proposed, would include a 198-room hotel, a timeshare project consisting of 264 units
(176 two-bedroom lockoffs of which half will be sold as individual one bedroom units), a
200-seat quality restaurant,a 200-seat nightclub, and a 7,000 square-foot spa.
The project site is currently vacant. The project site is designated for resort commercial and
high density residential uses in the Palm Springs General Plan. The site is zoned WC-1
(commercial zone with a watercourse overlay) and WR-3 (multi-family residential with a
watercourse overlay). The proposed project includes an application for a Planned
Development District.
Site access is proposed via two driveways on Palm Canyon Drive, and one potential
driveway on Belardo Drive. The northern driveway is a shared access with the existing
Rock Garden Cafe, and is planned for signalization in conjunction with the project. The
southern driveway proposed on Palm Canyon Drive will be restricted to right-turn ingress
and egress only.
c. Project Study Area
The study area includes four existing signalized key intersections and the signalized main
access as shown in Figure 1-2. In addition, the traffic study provides future traffic
volumes at the southern driveway which will be restricted to right-turn ingress and egress
only.
d. Existing Traffic Conditions
All of the key signalized intersections currently operate at level of service B (LOS B)during
the mid-day and evening peak hours.
e. Traffic Impacts
The following are the circulation impacts associated with the proposed project:
1. The proposed development would generate 4,070 daily trips, which includes 267
mid-day peak hour trips (152 inbound and 115 outbound) and 312 evening peak
hour trips (174 inbound and 138 outbound).
2. The proposed project includes two driveways on Palm Canyon Drive, and one
potential driveway on Belardo Drive.
3. The northern driveway on Palm Canyon Drive is a shared access with the existing
Rock Garden Cafe, and will meet signal warrants upon development of the
proposed project.
ES-1
4. The southern driveway proposed on Palm Canyon Drive will be restricted to right-
turn ingress and egress only.
5. All four key intersections and the project driveways are projected to operate at
acceptable levels of service under year 2007+project conditions with existing lane
geometries,except lane modifications proposed at the project driveways.
6. All of the key intersections will operate at the same level of service with or without
the addition of project-related traffic.
7. All four key intersections and the project driveways are projected to operate at
acceptable levels of service under year 2020+project conditions with existing lane
geometries,except lane modifications proposed at the project driveways.
8. The proposed development with 551 parking spaces, will meet the Palm Springs
Municipal Code parking requirement for the proposed uses.
f. Recommendations
1. The design of the proposed parking lot layout and site driveways shall be subject
to the review and approval of the City Traffic Engineer during the development
review process,to insure compliance with City access and design standards.
2. Belardo Road shall be improved to City design standards for secondary
thoroughfares and the half-width constructed adjacent to the site, as required by the
City of Palm Springs.
3. The project proponent shall implement bike lane striping and signage
improvements required by the City Traffic Engineer along Palm Canyon Drive and
Belardo Road adjacent to the site.
4. The project proponent shall participate in the construction of a raised median along
Palm Canyon Drive, adjacent to the site, as specified by the City of Palm Springs.
5. Streetlights will be installed on-site,as specified by the City Traffic Engineer.
6. A traffic signal controlling traffic at the main site access on Palm Canyon Drive
shall be installed in conjunction with on-site development.
7. A STOP sign will control exiting site traffic and clear unobstructed sight distances
shall be provided at the southern site driveway on Palm Canyon Drive and at the
potential access on Belardo Road(when constructed).
8. The project proponent will coordinate with SunLine Transit Agency regarding the
need for on-site public transit facilities.
9. The project proponent shall contribute traffic impact mitigation fees, by
participating in the TUMF program.
10. The project proponent shall contribute on a "fair-share" basis to circulation
improvements of areawide benefit (such as the Belardo Road bridge across
Tahquitz Creek), as specified by the City of Palm Springs.
ES-2 y� I
1 . PROJECT DESCRIPTION
a. Project Location
The vacant project site is a 11.41-acre parcel, generally located in the southwest portion of
the City of Palm Springs. Figure 1-1 depicts the project site in its regional context.
The project site is more precisely located west of Palm Canyon Drive, and south of
Tahquitz Creek. Figure 1-2 illustrates the study area as well as the key intersections and
proposed site access points to be evaluated.
b. Project Description
The proposed project is a hotel/vacation ownership resort, as shown in the Site Plan,
Figure 1-3. It could be built and fully occupied by the year 2007. The project, as
proposed, would include a 198-room hotel, a timeshare project consisting of 264 units
(176 two-bedroom lockoffs of which half will be sold as individual one bedroom units), a
200-seat quality restaurant, a 200-seat nightclub, and a 7,000 square-foot spa.
As shown in Figure 1-3, the proposed project includes two driveways on Palm Canyon
Drive, and one potential driveway on Belardo Drive. The northern driveway is a shared
access with the existing Rock Garden Cafe, and is planned for signalization in conjunction
with the project. The southern driveway proposed on Palm Canyon Drive will be restricted
to right-turn ingress and egress only.
c. Project Study Area
The study area includes four existing signalized key intersections and the signalized main
access (as shown in Figure 1-2) that were analyzed with 1994 Highway Capacity Manual
(HCM) methodologies as implemented by the Highway Capacity Software (HCS). The
proposed exclusive right-turn driveway on Palm Canyon Drive and the existing access to
the Rock Garden Cafe (a shared access with the proposed project) are restricted to right-
turn egress, carry low volumes and provide acceptable levels of service during peak hours
and therefore were not analyzed with the Highway Capacity Software. Future traffic
volumes at these driveways were projected, however, to ensure that appropriate approach
lanes were provided in the project design.
1-1
Figure 1-1
Regional Location
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RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF PALM
SPRINGS, CALIFORNIA, RECOMMENDING APPROVAL,
SUBJECT TO THE CONDITIONS STATED,OF CASE NO. 5.0830
(PLANNED DEVELOPMENT DISTRICT NO. 260) AND
TENTATIVE TRACT MAP NO. 29691 TO PALM SPRINGS NEW
MILLENNIUM DEVELOPMENT, INC., FOR A PRELIMINARY
PLANNED DEVELOPMENT DISTRICT FOR THE
DEVELOPMENT OF A MULTI-PHASED,MIXED USE PROJECT
CONSISTING OF A 198-ROOM HOTEL FACILITY, A 176-UNIT
VACATION OWNERSHIP FACILITY, RESTAURANTS, A 200-
SEAT OBSERVATORY LOUNGE, A 7,000 SQUARE-FOOT SPA
AND OTHER ASSOCIATED RECREATIONAL AMENITIES,
TOTALING APPROXIMATELY 169,049 SQUARE FEET OF
BUILDING AREA ON 11.41 GROSS ACRES OF LAND,AND THE
SUBDIVISION OF THE 11.41 GROSS ACRE SITE INTO NINE(9)
PARCELS, RANGING IN SIZE FROM 0.35 ACRES TO 3.23
ACRES, AS WELL AS THE SUBDIVISION OF THE SITE FOR
CONDOMINIUM PURPOSES, LOCATED ON THE WEST SIDE
OF SOUTH PALM CANYON DRIVE, APPROXIMATELY 275
FEET NORTH OF MESQUITE DRIVE AND EAST OF THE
FUTURE EXTENSION OF BELARDO ROAD, C-1 AND R-3
ZONES, SECTIONS 22 AND 23, AND MAKING FINDINGS IN
SUPPORT THEREOF.
WHEREAS,Palm Springs (the"Applicant")has filed an application with the City pursuant to Section
9403.00 of the Zoning Ordinance, Case No. 5.0830 (Preliminary Planned Development District No.
260) and pursuant to Section 9.60 of the Palm Springs Municipal Code, Tentative Tract Map No.
29691 for the development of a multi-phased, mixed use project consisting of a 198-room hotel
facility, a 176-unit vacation ownership facility, restaurants, a 200-seat observatory lounge, a 7,000
square-foot spa and other associated recreational amenities, totaling approximately 168,049 square
feet of building area on 11.41 gross acres of land,and the subdivision of the 11.41 gross acre site into
nine(9)parcels,ranging in size from 0.35 acres to 3.23 acres,as well as the subdivision of the site (or
condominium proposes,located on the west side of South Palm Canyon Drive,approximately 275 feet
north of Mesquite Avenue and east of the future extension of Belardo Road, C-1 and R-3 zones.
Sections 22 and 23; and
WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to
consider Applicant's application for Preliminary Planned Development 260 (PD 260) and Tentative
Tract Map No. 29691 were given in accordance with applicable law; and
WHEREAS, on April 26, 2000, a public hearing on the application for PD 260 and Tentative Tract
Map No. 29691 was held by the Planning Commission in accordance with applicable law; and
Al
WHEREAS, pursuant to Government Code Section 66412.3, the Plamiing Commission has
considered the effect of the proposed Subdivision, Tentative Tract Map 29691, on the housing needs
of the region in which Palm Springs is situated and has balanced these needs against the public service
needs of its residents and available fiscal and environmental resources; the approval of the proposed
Subdivision represents the balance of these respective needs in a manner which is most consistent with
the City's obligation pursuant to its police powers to protect the public health,safety,and welfare; and
WHEREAS, the proposed project (PD 260 and Tentative Tract Map No. 29691), is considered a
11 Project" pursuant to the terms of the California Environmental Quality Act ("CEQA"), and a
Mitigated Negative Declaration has been prepared for this project and has been distributed for public
review and comment in accordance with CEQA; and
WHEREAS, the Planning Commission has carefully reviewed and considered all of the evidence
presented in connection with the hearing on the Project, including but not limited to the staff report,
all environmental data including the initial study,the proposed Mitigated Negative Declaration and all
written and oral testimony presented.
THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to CEQA,the Planning Commission finds as follows:
The final Mitigated Negative Declaration has been completed in compliance with CEQA, the
State CEQA Guidelines, and the City's CEQA procedures contained in the City's CEQA
Guidelines. The Planning Commission has independently reviewed and considered the
information contained in the Mitigated Negative Declaration and finds that it adequately
discusses the significant environmental effects of the proposed project, which includes
mitigation measures for traffic and circulation such as,the payment of Transportation Uniform
Mitigation Fund (TUMF) fees upon issuance of building permits, the contribution of
intersection improvements at project entrance on South Palm Canyon Drive,the dedication of
the full half street right-of-way on Belardo Road from Mesquite Avenue to the north project
boundary,a roadway extension of Belardo Road from Mesquite Drive to the westerly frontage
of the project,mitigation measures for water such as the construction of buildings outside the
limits of the flood innundation area of the Tahquitz Creek Flood Control Channel, mitigation
measures for aesthetics including,but not limited to,stepping the building massing back from
South Palm Canyon Drive and providing lower profile buildings along the western perimeter
of the site, and requiring a detailed site and building lighting plan that demonstrates
compliance with Zoning Ordinance requirements and mitigation measures for Cultural
Resources (completion of a data recovery program) and that, on the basis of the initial study
and comments received during the public review process,there is no substantial evidence that
there will be any significant adverse environmental effects as a result of the approval of this
Project. The Planning Commission further finds that the Mitigated Negative Declaration
reflects its independent judgment.
jA Ae*77
Section 2: Pursuant to Government Code Section 66473.5, the Planning Commission finds that
the proposed subdivision and the provisions for its design and improvement are
compatible with the objectives,policies and general land uses and programs provided
in the City's General Plan and any applicable specific plan; and
Section 3: Pursuant to Government Code Section 65567,the Planning Commission finds that the
proposed subdivision and the provisions for its design and improvements are
compatible with the objectives, policies and general land use provided in the City's
local open space plan; and
Section 4: Pursuant to Government Code (Subdivision Map Act) Section 66474, the Planning
Commission 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 application entails subdividing 11,41 gross acres (10.67 net acres) into nine (9) lots,
generally corresponding with the phase lines proposed by the applicant,for the development
of a multiple-phased mixed use resort. In addition, the application contemplates the
subdivision of the property for condominium purposes for the timeshare component of the
project. The subject property is designated as "RC" (Resort Commercial) and "H"
(Residential High) on the City's General Plan Land Use Map and "C-I" (Central Retail
Business Zone) and "R-3" (Multi-Family and Hotel Zone) pursuant to the Zoning Map
consistent with the existing General Plan designations. The purpose of the Resort
Commercial General Plan designation is to promote large-scale resort hotel complexes and
major commercial recreation attractions integrated with retail and entertainment facilities,
in areas outside the downtown area where automobile-oriented access is most appropriate.
Hotels and similar types of resort housing are also specified as a recommended land use
pursuant to the High Density Residential designation in the General Plan. The project
complies with the General Plan, in that the development and uses proposed (resort hotel
with related amenities, the residential timeshare component and proposed restaurant) are
consistent with the intended uses within the applicable General Plan designations and, with
the mitigation measures recommended in the Environmental Assessment, will not have a
significant impact on the surrounding neighborhood.
b. The design or improvement of the proposed subdivision is consistent with the General
Plan and any applicable Specific Plan.
The subject site is designated"RC"(Resort Commercial)and"H"(Residential High)pursuant
to the General Plan Land Use Map and "C-1" (Central Retail Business Zone) and "R-3"
(Multi-Family and Hotel Zone)pursuant to the Zoning Map. The project has been designed
to be consistent with General Plan Policies 3.8.1 and 3.8.2 relative to High Density Residential
development and General Plan Policies 3.22.1 through 3.22.5 relative to Resort Commercial
development. The design and improvement of the proposed subdivision and related mixed
use project will also be compatible with the existing General Plan designations as described
0
above in Section 4(a)and will be compatible with existing land use designations to the north,
where a restaurant currently exists and with the automotive dealership to the south. South
Palm Canyon Drive will serve as a significant buffer from any land use(s)to the east,where a
Resort Commercial land use is contemplated per the General Plan. Adjacent to the balance of
the north property line is the Tahquitz Creek Flood Control Channel, and lands on the north
side of the channel are designated Resort Commercial pursuant to the General Plan,consistent
with the designation of the project site. Properties immediately west of the site are vacant and
designated High Density Residential per the General Plan. Belardo Road,which is designated
as a Secondary Thoroughfare on the General Plan Land Use Map, will serve as a significant
buffer between the project site and the property to the west, even though the site designation
is consistent with the westernmost portion of the property and could be developed with a
similar residential density to that of the proposed project. Thus, the subdivision and related
planned development should be compatible with the surrounding neighborhood.
C. The site is physically suitable for the type of development contemplated by the
proposed subdivision.
The project is located on approximately 11.41 acres of vacant land that is predominately
covered with native scrub vegetation and rock outcroppings. Curb, gutter, sidewalk and
mature palms currently exist along the South Palm Canyon frontage. The site slopes generally
from northwest to southeast with approximately 35 feet of fall across the project site. The
project falls within the range of allowable densities permitted in the "C-I" and "R-3" zones,
and has been designed to comply with all property development and/or performance standards
of these zones, as required by the Zoning Ordinance, with the exception of the proposed
building height, landscape coverage, minimum lot sizes of the master plan and required
parking, all of which have been considered pursuant to Section 9403.00 of the Zoning
Ordinance (Planned Development District). The proposed subdivision is consistent with all
applicable environmental plans, and is compatible with existing land uses in the immediate
vicinity of the project site. Adequate street frontage exists to allow for smooth and efficient
vehicular and pedestrian access to the site and to minimize interference with traffic flows on
existing or planned thoroughfares adjacent to the project site. Thus, the site is physically
suitable for the type of development contemplated by the proposed subdivision.
d. The site is physically suitable for the proposed density of development contemplated
by the proposed subdivision,
As described above,the site slopes generally from northwest to southeast with approximately
35 feet of fall across the project site. The project falls within the range of allowable densities
permitted in the "C-1" and "R-3" zones, and has been designed to comply with all property
development and/or performance standards of these zones, as required by the Zoning
Ordinance,with the exception of the proposed building height,landscape coverage,minimum
lot sizes of the master plan and required parking, all of which have been considered pursuant
to Section 9403.00 of the Zoning Ordinance (Planned Development District). The proposed
subdivision and related mixed use project contemplated under Planned Development District
No.260 will be compatible with existing General Plan land use and zoning designations to the
north, east and west, based on the proposed density contemplated wider the proposed
development. Although there are lots within the proposed subdivision that do not meet the
minimum lot size of 20,000 square feet, as contemplated per the Planned Development
District,the design of the integrated,master-planned project will not give the appearance that
lots do not minimum lot size criteria. The project is consistent with the proposed density of
development previously contemplated but never completed on property immediately east of
the site, across South Palm Canyon Drive. Along the south properly line, where an
automotive dealership currently exists, it will be required through the final development plan
process that a sufficient landscape buffer from the existing automotive dealership to the south
be incorporated into the project design to mitigate any land use compatibility concerns. Thus,
the density of the proposed subdivision and related planned development will be compatible
with surrounding neighborhood.
e. The design of the proposed subdivision or the proposed improvements are not likely
to cause substantial environmental damage or substantially and avoidably injure lish
or wildlife or their habitat.
Conditions of this subdivision and related planned development will require full public
improvements along South Palm Canyon Drive and Belardo Road to be completed to the
satisfaction of the City, with the development. The project site is on the fringe of the
urbanized area of the City with existing development in three direction and has not been
identified to be within an area of biological concern or an area that would have any substantial
impacts on fish or wildlife or their habitat. With the required street improvements and other
mitigations recommended pursuant to conditions of approval for this project, the design of the
proposed subdivision and the proposed improvements contemplated under the proposed
planned development are not likely to cause substantial environmental damage.
f. The design of the subdivision or type of improvements is not likely to cause serious
public health problems.
All proposed conditions of approval are necessary to ensure public health and salcly
including, but not limited to, the requirements for traffic signalization and a landscaped
median island on South Palm Canyon Drive, street widening and re-striping (where
applicable)on perimeter streets,and,a combination screen wall/landscape buffer to minimize
the potential noise and aesthetic impacts between the proposed subdivision from the adjacent
automotive dealership to the south.
g. The design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of, property
within the proposed subdivision.
The off-site improvements, which are required by the Zoning Ordinance, are related to the
project since patrons and employees of the project must use South Palm Canyon Drive and
Belardo Road to access the site. Currently, the subject property is vacant and therefore little
or no usage of surrounding roads, sidewalks and utilities is due to the subject properly at this
I I
time. However, the future property owner will benefit from any improvements made to the
above streets such as street widening, traffic signalization and other traffic controls and
aesthetic features, such as landscaped median islands.
Section 5: Pursuant to Section 9403.00 of the Zoning Ordinance,the Planning Commission 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.
The proposed Planned Development District will allow for a mixed of commercial and
residential uses, including a 198-unit hotel facility, a 176-unit vacation ownership facility,
restaurants, a 200-seat observatory lounge, a 7,000 square-foot spa and other associated
recreational amenities, totaling approximately 168,049 square feet of building area, is
permitted pursuant to Section 9403.00 (Planned Development District).
b. The proposed Planned Development District is consistent with the applicable general
and specific plans.
The subject property is designated as "RC" (Resort Commercial) and "H 43/21" (High
Density Residential) on the City's General Plan Land Use Map and "C-1"(Central Retail
Business Zone) and "R-3" (Multi-Family and Hotel Zone) pursuant to the Zoning Map,
The purpose of the Resort Commercial General Plan designation is to promote large-scale
resort hotel complexes and major commercial recreation attractions integrated with retail
and entertainment facilities, in areas outside the downtown area where automobile-oricnted
access is most appropriate. Hotels and similar types of resort housing are also specified as
a recommended land use pursuant to the High Density Residential designation in the
General Plan. The project complies with the General Plan,in that the development and uses
proposed (resort hotel with related amenities, the residential timeshare component and
proposed restaurant) are consistent with the intended uses within the applicable General
Plan designations and supports its goals and policies.
C. The said 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 zones in
which the proposed use is to be located.
The proposed Preliminary Planned Development District application for a mixed use project,
consisting of a 198-unit hotel facility, a 176-unit vacation ownership facility, restaurants, a
200-seal observatory lounge, a 7,000 square-foot spa and other associated recreational
amenities, totaling approximately 168,049 square feet of building area will provide resort
commercial services geared toward tourists of the community, consistent with the objectives
of the Resort Commercial and High Density Residential components of the General Plan and
the zones in which the site is located (i.e. the site is zoned "C-1" and "R-3" with a Resort
I Vol,Pt S� I
Overlay zone). The planned development will provide additional tourist opportunities and
associated conveniences as well as an additional restaurant amenity for tourists and residents
alike,in a location within the City's Resort Overlay District along South Palm Canyon Drive,
outside of the immediate downtown area,where the type of development proposed under this
application is most appropriate to handle the projected amount of automotive traffic and
related on-site parking. The subject project incorporates upgraded architectural styles and
landscaping in order to blend in aesthetically with surrounding developments. Additionally,
driveways have been located on the South Palm Canyon Drive and Belardo Road street
frontages in a manner that will provide safety and aesthetic benefits and is consistent with
policies of the General Plan.
d. The design or improvements of the proposed planned development are consistent with
the General Plan.
The subject site is designated"RC"(Resort Commercial)and"H"(Residential I ligh)pursuant
to the General Plan Land Use Map and "C-1" (Central Retail Business Zone) and "R-3"
(Multi-Family and Hotel Zone)pursuant to the Zoning Map. The project has been designed
to be consistent with General Plan Policies 3.8.1 and 3.8.2 relative to High Density Residential
development and General Plan Policies 3.22.1 through 3.22.5 relative to Resort Commercial
development. The design and improvement of the proposed subdivision and related mixed
use project will also be compatible with the existing General Plan designations as described
above in Section 4(a)and(b)and will be compatible with existing land use designations to the
north, where a restaurant currently exists and with the automotive dealership to the south.
South Palm Canyon Drive will serve as a significant buffer from any land use(s) to the east,
where a Resort Commercial land use is contemplated per the General Plan. Adjacent to the
balance of the north property line is the Tahquitz Creek Flood Control Channel, and lands on
the north side of the channel are designated Resort Commercial pursuant to the General Plan,
consistent with the designation of the project site. Properties immediately west of the site are
vacant and designated High Density Residential per the General Plan. Belardo Road, which
is designated as a Secondary Thoroughfare on the General Plan Land Use Map, will serve as
a significant buffer between the project site and the property to the west, even though the site
designation is consistent with the westernmost portion of the property and could be developed
with a similar residential density to that of the proposed project. Thus,the proposed planned
development should be compatible with the surrounding neighborhood.
e. The site for the intended use is adequate in size and shape to accommodate said use,
including yards, setbacks, walls or fences, landscaping, and other features required in
order to adjust said use to those existing or permitted fixture uses of land in the
neighborhood (i.e. the site is physically suitable for the type of development
contemplated by the planned development).
The project is located on approximately 11.41 acres of vacant land that is predominately
covered with native scrub vegetation and rock outcroppings. The project falls within the
range of allowable densities permitted in the"C-1"and"R-3"zones,and has been designed to
comply with all property development and/or performance standards of these zones, as
required by the Zoning Ordinance, with the exception of the proposed building height,
landscape coverage, minimum lot sizes of the master plan and required parking, all of which
have been considered pursuant to Section 9403.00 of the Zoning Ordinance (Planned
Development District). The purpose of the Planned Development District is to provide for
various types of land uses which can be combined to create a compatible relationship with
each other while following good zoning practices and the General Plan and allow desirable
departures from the strict provisions of the specific zone classifications where desirable. '['he
Immediately to the east of the project site, across South Palm Canyon Drive, a large-scale
resort planned development was approved but never built that encompassed pursuant to
Section 9304.00 of the Zoning Ordinance(Highrise Buildings).Adequate street frontage exists
to allow for smooth and efficient vehicular and pedestrian access to the site and to minimize
interference with traffic flows on existing or planned thoroughfares adjacent to the project site.
Thus, the proposed planned development is compatible with existing land uses in the
immediate vicinity of the project site and is physically suitable for the type of development
contemplated by the proposed planned development.
f. The site is physically suitable for the proposed density of development contemplated
by the proposed planned development.
As described above,the site slopes generally from northwest to southeas'with approximately
35 feet of fall across the project site. The project falls within the range of allowable densities
permitted in the "C-1" and "R-3" zones, and has been designed to comply with all property
development and/or performance standards of these zones, as required by the 'honing
Ordinance,with the exception of the proposed building height,landscape coverage,minimum
lot sizes of the master plan and required parking, all of which have been considered pursuant
to Section 9403.00 of the Zoning Ordinance (Planned Development District). The proposed
mixed use project contemplated under Planned Development District No. 260 will be
compatible with existing General Plan land use and zoning designations to the north,east and
west, based on the proposed density contemplated under the proposed development. As
referenced above, the project is also consistent with the proposed density of development
previously contemplated but never completed on property immediately east of the site, across
South Palm Canyon Drive. The project site is separated from existing land uses to the north
by the Tahquitz Creek Flood Control Channel, to the east and west by existing or future
streets. Along the south property line,where an automotive dealership currently exists, it will
be required through the final development plan process that a sufficient landscape buffer 1 rom
the existing automotive dealership to the south be incorporated into the project design to
mitigate any land use compatibility concerns. Thus, the density of the proposed planned
development will be compatible with surrounding neighborhood.
g. The site for the proposed use relates to streets and highways properly designed and
improved to carry the type and quantity of traffic to be generated by the proposed use.
The proposed Planned Development is bordered on two sides (east and west) by existing or
future roadways,one of which is a major thoroughfare(South Palm Canyon Drive)and one of
which is a secondary thoroughfare (Belardo Road). A traffic report was conducted for the
planned development which concluded that, based on the estimate of 4,070 project related
trips per day, no additional traffic lanes will be required to provide acceptable levels of
service at key surrounding intersections in the future. However, the proposed shared access
with the existing restaurant to the north and east of the site will require signalization upon
development of the project. In addition, the project proponent will be required to contribute
to roadway improvements of regional benefit by participating in the Transportation Uniform
Mitigation Fund (TUMF) program and comply with the City's Transportation Demand
Management(TDM) Ordinance. All of these items,as well as other secondary transportation
related items, have been incorporated into the recommended Conditions of Approval for the
project(Exhibit A). With these conditions in place, the vehicular circulation system will not
be negatively impacted by trips generated from this project.
h. The conditions to be imposed and shown on the approved site plan are deemed
necessary to protect the public health, safety and general welfare,including any minor
modifications of the zone's properly development standards.
All proposed conditions of approval are necessary to ensure public health and safety including,
but not limited to, the requirements for traffic signal installation, street dedication, widening
and/or construction, provisions for delivery truck access, new curbs, gutters and sidewalks,
and a landscape/wall buffer between the project and the adjacent automotive dealership.
i. A nexus and rough proportionality have been established for requirement of dedication
of the additional right-of-way to the City and the off-site improvements as related to
the Planned Development District.
The conditions requiring off-site improvements which are required by City ordinances are
related to the proper function of the project in the proposed location. Patrons and employees
will utilize the three surrounding streets to access the site. Conditions of approval require
additional street dedication and widening, installation of a traffic signal, and the construction
of a raised, landscaped median island, the installation of street lights along South Palm
Canyon Drive, as well as the installation of public improvements such as, but not limited to,
pavement,striping,curbs,gutters and sidewalks,and street lights on Belardo Road. All of the
required off-site improvements will provide direct and immediate safety benefits to the patrons
and owners of the proposed project and the requirements will provide for au aesthetically
pleasing site for its users to enjoy. The required improvements are in rights-of-way
immediately adjacent to the site, which must be utilized by those accessing the subject site.
These improvements and/or mitigation include the payment of Transportation Uniform
Mitigation Fund (TUMF)fees upon issuance of building permits of all phases of the project,
the installation of a bus bay turnout along the South Palm Canyon Drive frontage, as well as
the required improvements mentioned above. Without the proposed project, which will
provide for approximately 168,049 square feet of resort-oriented commercial uses,generating
traffic and site users, these improvements would not be warranted since the site is currently
vacant and not currently impacting any City rights-of-way.
Section 6: Pursuant to Section 9315.00 of the Zoning Ordinance,the Planning Commission finds
that:
a. Pursuant to the Zoning Ordinance Section 9315.00 B,the use or occupancy of land on
a timeshare basis is authorized by the City's Zoning Ordinance within the "C-1" and
"R-3" zones, subject to the provisions of Section 9402.00 of the Zoning Ordinance
(Conditional Use Permit);
b. The use or occupancy of land on a"time-share"basis is being considered pursuant to
the provisions of Section 9403.00 of the Zoning Ordinance (Planned Development
District) whereby the Planning Commission and City Council shall Find that the
proposed uses as shown on the preliminary development plan are in conformity with
said section as well as Section 9402.00 of the Zoning Ordinance (Conditional l Ise
Permits) the General Plan and sound community development. The findings for said
planned development are outlined above in Section 5 of this Resolution;
C. The "time-share" component of the project will require the applicant to comply with
the applicable provisions Section 9315.00 of the Zoning Ordinance referenced above
and Chapter 3.28 of the Palm Springs Municipal Code(Time-Share Occupancy Tax),
and the review of the Covenants,Codes and Restrictions (C,C and R's) by the City;
d. The time-sharing project will not have a significant impact on transient or permanent
rental stock;
e. The time-sharing project does not create a nonconformity with current zoning
regulations and the General Plan; and
f. The time-sharing project does not create a nonconformity with existing unilmm
building and fire codes.
1
NOW,THEREFORE,BE IT RESOLVED that,based upon the foregoing,the Planning Commission
hereby recommends approval to the City Council of Case No. 5.0830(Planned Development District
No. 260)and Tentative Tract Map No. 29691 subject to those conditions set forth in the in Exhibit A,
on file in the Department of Planning &Building, which are to be satisfied prior to the issuance of a
Certificate of Occupancy unless other specified.
ADOPTED this_day of , 2000.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
Secretary, Planning Commission Chairman, Planning Commission
4 '
TTM 29691 -PD260: Application by Palm Springs New Millennium(Star Canyon Villas)for
a Tentative Tract Map to subdivide 11.41 acres into 9lots for a resort development at South
Palm Canyon Dr. between Sunny Dunes Road to the north, Mesquite Avenue to the south,
Random Road to the east and South Belardo Road to the west, W-C-I and W-R-3 Zones,
Sections 22/23.
Chairman Mills stated that he would abstain from considering this agenda item because he is a
consultant on this project.
Director explained that this is a mixed use proposal with several components. He referenced the
staff report and conditions of approval which address issues such as the Zoning and General Plan,
Planned Development,Tentative Tract Map,parking analysis, off-site circulation issues, common
outdoor recreational area, and Highrise Ordinance considerations. Key issues for the review
include high density residential areas, hotel zoning, multi-family residences, and timeshare units.
Planning Commission Minutes of April 26, 2000 Page 7 of 11
Director stated that the proposal includes a request for setback and open space reductions and
that other highrise buildings have been granted similar considerations. He also stated that,
although the applicant has proposed thatthe project be developed in two phases(1,timeshare and
recreation amenities and 2, hotel core) he recommends that both phases be developed
concurrently. He stated that the parking calculations confirm that the number of spaces proposed
is reasonable and sufficient. In addition to the proposal, staff is asking for an increase in
landscaping that will utilize an area equal to 8-10 parking spaces. Director submitted a report to
the Planning Commission which outlines the Design Review Committee's recommendations and
additional staff recommendations. He stated that the Design Review Committee did recommend
approval of the project based upon a commitment by the developer to the quality of materials and
workmanship. Director described the height, scale, and setbacks as similar to the Wyndam Hotel
although the interior courtyards are bigger than that property. Director reported that hotel rooms
are currently planned to be 15 ft. x 26 ft. and that the developer is currently doing value
engineering which may result in floor plan modifications.
Director reviewed posted plans for the Planning Commission. He stated that the Tahquitz Bridge
on Belardo Road will likely be funded next year. He pointed out the Riverside County Flood
Control District's 41 ft. easement and the nearest developable property which is over 400 ft. from
the property line. Director reported that a site visit confirmed that neighboring properties on the
eastside of South Palm Canyon Drive may lose up to 1/3 of their mountain view. He also stated
that the vacant land across the street from the subject property can also support this type and
intensity of land use. He stated that Parkview Mobile Estates, located on Mesquite Avenue, does
not take advantage of the northeast view and has a good landscape barrier.
Director reported that, in keeping with the project design's Old World Italian feel,the exterior finish
of the building will be a hand-troweled smooth plaster finish, antiqued and washed, and will
incorporate substantial stonework. The entire first level of the building exterior will be stone.
Director passed a sample of the material to the Commissioners. He also stated that the pad
elevations of the hotel and of the Rock Garden Cafe will be roughly the same at their closest
points. He stated that the existing palm trees are in the 50 ft. range. He reported that the
developer's intent is to hide, as much as possible,the mechanical and trash areas of the project
and he pointed the area out on the plans which has been designated for this use. He also stated
that the City has a written agreement with the Tribal Council for proportionate share funding forthe
Belardo Road Bridge regarding new developments in this area.
Vice Chairman Fontana called the developer to the podium. Mr. J.B. Gold stated that he first
brought his project to the City only five months ago and thanked the Planning Commission and
staff for their intent review of his project. He stated that his team's objective for the design has
been to pull the synergy of Old World Italy into the project and create a beautiful frontage for Palm
Canyon Drive. He pointed out the small Radisson sign recently added to the plans and assured
the Planning Commission that all signage would be unobtrusive. He asked the Planning
Commission to consider relieving him of the requirement for an eight ft.sidewalk on Belardo Road
as he considers the width excessive for that location. If that relief was granted, he stated, he could
increase the soft landscaping as requested by the Director. He reviewed elevation drawings for
the Planning Commission,explaining thatthe viewfrom the Tribal Interpretive Centerwill be pretty
elevations and softscape. He stated that he would like to use extra boulders from excavation for
lining the flood control channel area in addition to landscaping it. He stated that he has deleted
Planning Commission Minutes of April 26, 2000 Page 8 of 11
units from the project in response to concerns regarding setbacks and massing. He further stated
that he does not want to hide the building and wishes to keep the tower as it is currently proposed.
He pointed out another focal point—the clock towers at the entry drive. As another focal point, he
stated that the 23 ft. rock outcropping will be a combination of real and artificial rock to maximize
safety and aesthetics. Mr. Gold reported to the Planning Commission that his studies suggest that
the economic impact to the City could increase the transient occupancy tax by$12.5 million over
the next decade. He summarized the peripheral economic benefits for the community; including
shopping, restaurant dining, and grocery purchases. He stated that no major hotel has been built
in the City in the past 12 years.
Vice Chairman Fontana opened the hearing to Public Comment:
Mr. Phil Tedesco, sub-chairman of the Palm Springs Coalition of Neighborhoods, thanked the
Director and the developer for assuring that the project complemented the residential quality of the
City.
Ms.Kathy Pollus,owner ofthe Rock Garden Cafe,addressed the Planning Commission and stated
that, as a neighboring business owner, she is happy and proud to have this project next door.
Mr. Marvin Roos, Maineiro, Smith and Associates, reported that he had just received revised
engineering conditions and would like to briefly address them. He asked that engineering condition
#6 (South Palm Canyon Drive curb and gutter) be deferred until the rest of the curb is built. He
stated that he would like to be able to work with City Engineer to determine the turn pockets rather
than have them determined by Caltrans' manual as proposed in condition#11. He stated that he
concurs with the deletion of condition #12. He asked that the Planning Commission consider
allowing a five ft.sidewalk on Belardo Road, ratherthan the eight ft.sidewalk required by condition
#19. He stated that he had questions regarding condition#22 and about the proportionate share
of the Belardo Road Bridge and payment of Tumf fees. Mr. Roos also stated that the main drive
under the portico share will be lined with pavers.
Mr.Christopher Mills, architectural consultant,reported to the Planning Commission that the focal
point of the project had been reworked and resculpted to create the dramatic visual from South
Palm Canyon Drive to the north, using the rock sculpture, tower,and skyline. He asked that the
Planning Commission not require that the tower be lowered. He asked the Commissioners to
consider the setbacks, height, and visual impact of the Hyatt downtown and described its
dimensions (e.g. he stated that the north wall of the Hyatt rises 65 ft. above the sidewalk and has
a 6 ft.setback from that sidewalk). He stated that he felt the comparison to the Wyndam Hotel was
not an accurate visualization due to this project's architecturally mitigated verticality. He stated
that the developer is only asking for a minor variance from City code for the west side of the
property which will exclude Mac Magruder's Chevrolet dealership. He stated that his studies
conclude that no other adjacent property meets the open space requirements. He further stated
that the interior space of this project will be unique beyond any other in the entire valley. He
concluded by endorsing this product to the Planning Commission.
Mr. Mac Magruder addressed the Planning Commission. He stated that he is completely in
agreement that this project should be developed at this site. He stated that he still has unresolved
Planning Commission Minutes of April 26, 2000 Page 9 of 11
property line issues with the developer but that they are working together to determine an
appropriate solution.
There being no further appearances, the Public Hearing was closed for comments.
In response to Commissioners'questions, Director stated that the extension of the Heritage Trail
was designed down to Ramon Road and conceptually to East Palm Canyon Drive on Belardo. He
stated that the current grant application's intent is to continue Heritage Trail to the Tribal
Interpretive Center. In addition, he stated that the Tribal Planning Commission is currently working
on establishing an access roadway along Tahquitz Creek.
Commissioners expressed their appreciation forthe excellent quality of the project, but expressed
the following areas of concern:
Possible need for a secondary entrance at the southern side of the site
Scale of building
Pedestrian and bike paths
Belardo entrance
Water retention
Applicant explained that access on Belardo Road is minimal due to the need for the depth ofthe
site design. He stated there will be a small Radisson sign at the Belardo Road entrance.
City Engineer explained that 85%of the property's drainage will be directed to the channel and that
Riverside County Flood Control District has responded with a written conceptual agreement to
allow that use. The remaining 15%will be routed to a designated retention area in the parking lot.
Director reported that the City's Manager of Government Affairs and Grants has expressed his
opinion that this development will present an opportunity for a series of co-authored grant
applications for transportation issues, Heritage Trail improvements, and improvements to the
Tahquitz Creek Corridor.
MIS/C(Jurasky/Rays)5-1; 1 abstain,Jurasky dissenting. To approve subject to conditions
in staff report and in report from Director dated April 26, 2000; and deleting mitigation
measure regarding tower; and that City Engineer will work with planning staff to re-draft
engineering condition #16 to include a reimbursement agreement forportions of Belardo
Road south of the subject property.
CONSENT AGENDA: None
COMMISSION/STAFF REPORTS/REQUESTS (continued):
Chairman Mills reopened this agenda item as it was tabled earlier to begin Public Hearings.
Commissioners discussed the potential problems that the advertising and sales of wooden
Planning Commission Minutes of April 26, 2000 Page 10 of 11
1 ► [t
��pplicant Notified:
Blue 5-12-00
Yellow 5-23-00
DATE: May 17, 2000
TO: City Council
FROM: Director of Planning and Building
CASE NO.5.0830-PRELIMINARY PLANNED DEVELOPMENT NO.260-APPLICATION
BY PALM SPRINGS NEW MILLENNIUM DEVELOPMENT, INC. TO ALLOW FOR THE
DEVELOPMENT OF A PROPOSED MIXED-USE FACILITY WHICH INCLUDES A 198-
ROOM HOTEL, 176 VACATION OWNERSHIP UNITS, BANQUET AND MEETING
FACILITIES, RESTAURANT AND LOUNGE FACILITIES, POOL, SPA AND OTHER
ASSOCIATED RECREATIONAL AMENITIES ON AN 11.41 ACRE SITE LOCATED ON THE
WEST SIDE OF SOUTH PALM CANYON DRIVE, NORTH OF MESQUITE DRIVE AND
SOUTH OFSUNNY DUNES DRIVE IN THE R-3(MULTIPLE FAMILY RESIDENTIALAND
HOTEL) AND C-1 (RETAIL BUSINESS) ZONES, SECTIONS 22 and 23.
TENTATIVE TRACT MAP NO. 29691- APPLICATION BY PALM SPRINGS NEW
MILLENNIUM DEVELOPMENT,INC.TOALLOW FORTHE SUBDIVISION OFAN EXISTING
11.41 ACRE PARCEL INTO NINE LOTS RANGING IN SIZE FROM .35 ACRES TO 3.23
ACRES,AS WELLAS FORTWESHARE CONDOMINIUM PURPOSES,TO FACILITATE
THE DEVELOPMENT OF THE MIXED USE FACILITY WHICH IS THE SUBJECT OF
PLANNED DEVELOPMENT NO,260, LOCATED ON THE WEST SIDE OF SOUTH PALM
CANYON DRIVE, NORTH OF MESQUITE DRIVEANDAND SOUTH OF SUNNY DUNES
DRIVE, IN THE R-3 (MULTIPLE FAMILY RESIDENTIAL AND HOTEL) ZONE AND C-1
(RETAIL BUSINESS) ZONE, SECTIONS 22 AND 23.
RECOMMENDATION:
The Planning Commission recommends that the City Council adapt a Mitigated Negative
Declaration and approve Case No.5.0830-Preliminary Planned Development No.260 and
Tentative Parcel Map 29691, said applications submitted by Palm Springs New Millennium
Development, Inc. for the development of a mixed use facility consisting of hotel and
vacation ownership units, as well as the subdivision of the 11.41 acre project site into 9
parcels as described above, subject to the conditions as contained in the attached
resolution. The officers of New Millenium Developmentare Art Gold,C.E.O.and Secretary,
J. Burton Gold, President, and Jason Gold, Vice President.
BACKGROUND:
Palm Springs New Millennium Development, Inc. has submitted applications for a
Preliminary Planned Developmentand a Tentative Tract Map to allow for the development
of a Radisson Hotel and vacation ownership unit project on the west side of South Palm
Canyon Drive, north of Mesquite Drive and south of Sunny Dunes Drive. The major
elements of the project include a hotel, vacation ownership units, outdoor recreational
amenities including pools,awater slide, a formal restaurant,lounge and banquet facilities. Ak
The Tahquitz Creek flood control channel abuts the site at its northerly property line, and the
Rock Garden Cafe is located north of, and adjacent to, the site. The Mac Magruder
Chevrolet dealership is located south of the site. Vacant Indian Land is located to the west.
p, -" i '
Page 2 of 14
Palm Springs New Millennium Development, Inc.
May 10, 2000
The basic site design forthe project involves the clustering of the vacation ownership units
around a central pool/outdoor recreation area atthe west portion of the projectsite,with the
main hotel structure oriented toward the front of the project site. The hotel development
would incorporate a single level of subterranean parking containing 183 stalls. Otherwise,
all off-street parking areas would be open/uncovered, and are primarily located at the
perimeterofthesite,adjacentto exterior property lines and the vacation ownership buildings
The applicant's proposal involves a mixed use project with several components. In order
to provide clear and thorough information to the City Council,each part of the application will
be discussed in detail; including specific emphasis on the following major categories of
analysis:
1. Zoning and General Plan: This portion of the analysis will deal with the existing
zoning and General Plan designations and proposed Planned Development District
to facilitate development of the project. This section will also include a discussion
relative to the consistency of the proposed uses with the Planned Development
District.
2. Planned Development/Site and Architectural Review: This portion of the project
requests approval of the overall site and design concept, including the proposed land
uses, building type and design,orientation of project and other general areas of the
master project. The Planned Development application also contains the formal
request and reasoning for certain proposed deviations from zoning code
requirements relative to setbacks and open space for highrise building structures.
3. Highrise Ordinance:This section will deal with the applicant's request to construct
highrise buildings which exceed the C-1 and R-3 Zone District respective maximum
building heights of30 feet. The Highrise Ordinance defines a highrise building as a
structure which exceeds 35 feet in height. The maximum height of highrise buildings
shall be 60 feet(allowable projections allow additional 15 feet), and said buildings
shall be subject to approval of a Conditional Use Permit or Planned Development
District. The applicant's proposal to construct 60 ft. high buildings is being
requested as part of the Planned Development District application. The Highrise
Ordinance allows for deviations based upon site-specific circumstances.
4. Parking Analysis and on-site circulation: Due to the multiple uses which constitute
the proposed project, the report will contain a separate parking analysis which
analyzes parking and on-site circulation issues in detail. This portion of the
application involves a requestfor a ten percent reduction in the number of required
parking stalls.
5. Traffic and Off-site circulation issues:This section of the report will deal with en and
off-site circulation and traffic issues such as additional traffic impacts attributableto
the project, the future construction of the Belardo Road extension and bridge
crossing over the Tahquitz Creek flood control channel.
6. Outdoor recreational areas: This section will deal with the numerous types of
outdoor recreational areas which are proposed within the project area.These include
the pool area, outdoor assembly area, landscaped areas and all other areas which
are common to both the hotel and vacation ownership facilities. Currently, there is
Page 3 of 14
Palm Springs New Millennium Development, Inc.
May 10, 2000
an existing equestrian facility on site which staff is recommending be relocated on
site or to the flood control district right-of-way.As a portion of this analysis, certain
existing hotel developments will be used as examples of common outdoor
recreational amenities.
7. Tentative Tract Map:This portion of the project is to subdivide the existing 11.41 acre
(10.67 net acres)subject site into a total of 9 individual lots ranging in size from .35
acres to 3.23 acres and to create timeshare condominiums. The proposed
subdivision will create individual lots of record for certain buildings and open space
areas as identified on the tentative tract map.
Staff Analysis:
1. Zoning and General Plan Analysis:The subject site consists of three parcels Two ofthe
parcels are zoned R-3(Multiple Family Residential and Hotel Zone), and the third parcel is
zoned C-1(Retail Business Zone). The R-3 Zone allows multiple family dwellings and hotel
facilities as permitted uses. The C-1 Zone allows hotels and resort hotels subject to the R-3
Zone Standards.The main portion of the hotel building is on the parcel which is zoned C-1.
Portions of the hotel and all of the time share buildings are on the parcels which are zoned
R-3.
The General Plan Land Use Element designates the C-1 zoned parcel as Resort
Commercial and the two R-3 zoned parcels as High Density Residential. The majority of
the proposed hotel development is on the parcel designated as Resort Commercial.
Portions of the hotel and all of the time share buildings are on the parcels which are
designated as High Density Residential,
The proposed planned development and subdivision are consistent with the adopted General
Plan designations of Resort Commercial and High Density Residential and the Zone District
designation of R-3(multiple family residential and hotel zone). Approximately 70%of the
site is zoned R-3 and the remaining 30% is zoned C-1. The purpose of the Resort
Commercial designation is to provide for resort hotels, including a broad range of
convenience and tourist commercial services principally serving resort clientele; these
services include restaurants, entertainment and retail uses. The maximum residential
density for the R-3 zone district is 43 units per net acre for hotel purposes based upon the
R-3 zone district requirement of 1,000 square feet of net lot area for each dwelling unit of a
hotel or resort hotel with surface parking,and a minimum of 800 square feet of net lot area
for each such unit when all parking on the property is provided underground. For multiple
family dwellings there shall be a minimum of 2,000 square feet of net lot area for each
dwelling unit in a multiple family complex. The project as proposed is consistent with the
density limits of the General Plan and Zoning designations. Allowable density ranges from
232 multi-family residential units to 464 resort hotel units. The proposed 374 unit resort is
within the density range of the City's Zoning Ordinance and General Plan.
2. Planned Development; Site and Architectural Review: The Preliminary Planned
Development proposal involves the overall project site and architectural review and would
establish the basic building and site configurations. Further, the Planned Development
application is necessary inasmuch as the project involves highrise buildings, which are
defined in Section 9304.00 of the Palm Springs Zoning Ordinance as buildings orstructures
which exceed 35 feet in height. Highrise buildings require approval of a Conditional Use
Permit or a Planned Development District,and are subject to the standards contained within
14.6 ' >
Page 4 of 14
Palm Springs New Millennium Development, Inc.
May 10, 2000
thatsection. This portion of the request is discussed in detail in a subsequent portion of the
staff analysis section.
The site and architectural review for this project combines an analysis of the function and
integrity of site design with a review of the proposed building theme and architecture The
proposed building design has been modified several times based upon Design Review,
Planning Commission,and staff comments. Building massing has been reduced adjacent
to South Palm Canyon Drive and Belardo Road by increasing setbacks by stepping the
building back. Proposed building materials and finishes feature natural stone,hand-troweled
plaster,and two-piece barrel tile. The Planning Commission has recommended a condition
of approval which requires strict compliance with preliminary building design and materials.
Furthermore, a detailed on-site construction mockup is being required to show actual
workmanship prior to application of exterior materials and finishes.
The project incorporates a number of decorative elements that contribute to the Tuscan-
therned appearance of the project. Extensive use of stone and tile, decorative tower
features,functional clocktowers, balconies and trellis structures and varying roof lines and
designs all contribute to the primary architectural style which the project is attempting to
convey. The front elevation adjacentto South Palm Canyon Drive incorporates a look-out
area with a rock and stone base which conveys the fortress-like quality of the lower
elevations of the main building. Asignificant amount of rock and stone are incorporated in
the lower portion of the main building to convey the theme of the project. Extensive
landscaping is also proposed to further accentuate and define the project both in it's natural
setting and as a Tuscan-themed resort. The project landscaping plan also incorporates a
number of palm trees at the main entryway to carry through the South Palm Canyon Drive
palm tree theme.
Section 9315.00 of the Zoning Ordinance sets forth the criteria for use or occupancy of land
on a time - share basis. This type of land use and occupancy require the approval of a
conditional use permit. Forthis particular application,the requesthas been incorporated into
the Planned Development District application in orderto streamline the application process.
Subsection 'E"states that in determining whether,and underwhat conditions to allowtime-
share uses, the City Council, among other things, may consider:
a. The impact of the time-sharing project on transient or permanent rental stock,
b. The impact of time-sharing on present and future city services;
C. Nonconformity with currentzoning regulations and the General Plan, and reasonable
conditions to eliminate same;
d. Nonconformity with existing uniform building and fire codes and reasonable
conditions to eliminate same;
e. The sign program proposed for the project;
f. The landscaping proposed for the project;
g. Traffic circulation and parking;
it
Page 5 of 14
Palm Springs New Millennium Development, Inc.
May 10, 2000
h. The applicant's description of the methods proposed to be employed to guarantee
the future adequacy,stability and continuity of a satisfactory level of management
and maintenance of the time-share project;
I. The desirability of requiring an office of the managing agent or agency be located
locally or on-site, as appropriate;
j. Any otherfactors deemed relevant and anyother information which the commission
or the applicant considers necessary or desirable to an appropriate and proper
consideration of the application.
In considering the proposed time share units and land use,the City Council should take into
consideration the above-noted factors,as well as the general acceptability of the proposed
use at the subject site and in conjunction with the hotel development. The Planning
Commission found thatthe proposal is consistentwith the objectives and findings of Section
9315.00,and that the City Council should approve of the time share land use and occupancy
as proposed by this application.
3. Highrise Ordinance:
Section 9304.00 of the Zoning Ordinance contains the regulations and guidelines relativeto
the development of highrise structures.
Section 9304.00 B states that"Maximum height of highrise buildings shall be sixty(60)feet.
An additional fifteen (15) feet maximum may be allowed for stairways, elevators, and
mechanical equipment on the roof, provided the bulk of the building does not appearto be
over sixty (60) feet."
Item "C" of that section states that"a highrise building shall have a minimum setback of
three(3)feet of horizontal setback for each one(1)foot of vertical rise of the building. This
setback requirement is to be measured from the property lines except when a site in
question abuts a street. Then itshall be measured from the right-of-way line on the opposite
side of the abutting street. The City's General Plan Street Plan shall be used to determine
the right-of-way fine and,in no case,shall more than one hundred(100)feet of street right-
of-way be used in determining a setback distance. The minimum setback for any structure,
regardless of height, shall be as prescribed by the underlying zone."
Item 7'of that section states that"Highrise buildings shall be designed to insure that each
structure fits into the resort character of the community and blends in with the natural
surroundings." Finally, Item "G" allows for derivations based upon site specific findings.
Certain portions of the proposed highrise building structures do not comply with the
aforementioned criteria relative to required horizontal setback. Consequently, portions of
taller buildings would require a minimum setback ranging up to 180 ft. from property lines
in order to comply with the aforementioned code section. The Planning Commission and
City Council have the authority to grant certain reductions to the strict requirements of the
Zoning Ordinance. Subsequent to the original submittal, the applicant submitted plans
indicating certain modifications to reduce height and increase building stepbackforthe main
hotel building adjacent to South Palm Canyon Drive. A portion of the hotel building is
setback an average of40 ft.from South Palm Canyon Drive,and the majority of the building
is setback 200 to 300 feet from South Palm Canyon Drive
,t„ N.
Page 6 of 14
Palm Springs New Millennium Development, Inc.
May 10, 2000
Proposed building heights for the five-story building are 60 ft.to the plate line and 64 ft.to 68
ft. to the peak of the tile roofs. Elevator/stairwell towers have a maximum height of 68 ft.
Projections above 60 ft. are allowed provided the mass of the building is approximately 60
ft.
The proposed hotel building atthe eastportion of the site has a maximum height of 64 feet.
This building is relatively narrow (76 ft.) and is visually and architecturally softened and
partially screened by the Rock Garden Cafe and the proposed restaurant. Consideringthe
width of the property, relatively narrow building projection, and architectural design, the
Planning Commission found that this portion of the building is acceptable
The maximum proposed building height of 60 ft.is allowable if approved in conjunction with
a Planned Development District. The project includes seven structures with an indicated
height of five-stories,two structures with an indicated height of four-stories,two structures
with an indicated height of 3-stories, and two structures with an indicated height of two-
stories. The remaining structures are indicated as single story with maximum building
height of between 14 and 18 feet.
When considering the impact ofthe proposed highrise structures,itis importantto take into
account all sides of the proposed project including setbacks, building massing, existing
conditions and the effectoftheproposal on allviewsheds. Therefore,the analysis of project
aesthetics will include a visual analysis from all four directions as follows:
North:The view to the projectsite from the north is across an area that has a large number
of existing developments, vacant land, and the Tahquitz Flood Control Channel. This
elevation will encompass views of the hotel(60 ft. high),as well as time share buildings B,
D, and G(all proposed at 60 ft, in height). The proposed buildings range in height from 20
ft.to 60 ft, Buildings are setback from the property line 70ft. The Highrise Ordinance uses
the right-of-way line on the opposite side of public streets as the point of measurement.
Since the RCFCWCD Tahquitz Creek Channel cannot be built upon,staff recommends that
the highrise setback be measured from the opposite side of the channel. In this condition,
the buildings are setback over 350 feet from the opposite side of the Channel easement.
Additionally,Sunny Dunes Road is located just north of the channel. If the opposite side of
Sunny Dunes Road is used for setback purposes,the building is setback approximately 445
ft. from this measurement point.The nearest developable land north of the subject property
is approximately 400 ft.
Based upon a detailed review of the north setback conditions, the Planning Commission
found that the proposed building setback conditions comply with the intent of the Highrise
Ordinance setback requirements.
South: The view to the project site from the south is across an area that is primarily
developed with a combination of commercial and residential uses. This elevation will
encompass views of the hotel(60 ft.high),restaurant(20 ft. high), ballroom(20 ft. high),as
well as time share buildings I, K, (both proposed at 60 ft. in height), and L (proposed at 40
to 50 ft. in height).
The project lies just north of Mac Magruder's Chevrolet automobile dealership. The mass
of the building is located adjacentto a property line building wall condition which includes the
main showroom and service area. The auto dealership takes no advantage of views to the
north. The proposed buildings along this frontage range in height from 20 ft.to 60 ft. and are
P
Page 7 of 14
Palm Springs New Millennium Development, Inc.
May 10, 2000
setback approximately 70 ft. Residential properties are located south of Mesquite Avenue
and are buffered by the auto dealership. These properties, an RV park, and mobile home
park are not designed to take advantage of northerly views.
Based upon the orientation of the existing building, land use, and proposed setback, the
Planning Commission recommends that the requested setback relief is a reasonable
request that will not cause significant view impacts. The Commission is recommending
increasing landscape areas adjacentto the building to soften the mass of the building and
screen the auto dealership from guest rooms.
East: The view to the project site from the east is across an area that is vacant with
residential uses in the distance. This elevation will encompass views of the hotel (60 ft.
high),restaurant(20 f , high), aswell as time share buildings H and G(both proposed at 60
ft.in height).The main portion ofthe hotel is set back 40 ft.from South Palm Canyon Drive.
The balance of the eastside of the project is adjacent to the Rock Garden Cafe parking area.
This restaurant features outdoor dining on the South Palm Canyon frontage(apposite of the
hotel) and parking area adjacentto the proposed hotel. The building is 20 ft. in height and
setback 25 ft.from the property line and 150 ft.from the proposed hotel. Residential land
uses are separated by an 11 acre vacant site zoned C-1 and are in excess of 700 ft. away.
This relationship is reasonable and will notdiminish key views from the existing restaurant
West:The view to the project site from the west is across a largely undeveloped section of
alluvial plane which slopes down from the foot of the mountains. A single family residence
and the Tahquitz Interpretive Center, which is currently under construction, are the only
structures located to the west of the proposed development. This elevation will encompass
views of the hotel(60 ft. high), as well as timeshare buildings A(30-40 ft. in height), B(50-
60 ft.in height), L(40-50 ft, in height)and K(50-60 ft.in height).The applicant is requesting
relief from the highrise setbacks for limited portions of the building (Buildings I and B).
These buildings and frontage have been redesigned several times to reduce building mass,
increase setbacks and building height variations. Buildings I and B are 60 feet in height.
Other buildings range in height from 30 to 40 feet. Limited encroachments are being
requested. As shown in this building elevation, the majority of this street frontage has
buildings and/or landscape features in the 30 to 40 feet in height range. As noted in the
Environmental Assessment,the adjacent property slopes from westto east and has a grade
difference of 60 ft. Additionally,the properties are separated by Belardo Road. Based upon
proposed building design, setbacks, Belardo Road buffer,and topography of the adjacent
property,the requested highrise setback relief is reasonable and will not cause a significant
effect. The environmental assessment also recommended that the landscape/waterfall
feature be reduced in height by 10 ft. Plans have been revised. Please see the following
section regarding the Tahquitz Interpretive Center on page 12.
The applicant maintains their desire to construct the project as submitted with the highrise
buildings as shown on the conceptual plans. The Design Review Committee, the Planning
Commission, and City staff have expressed concerns relative to building mass and
setbacks. The applicant submitted revised plans incorporating building stepbackfrom South
Palm Canyon Drive and Belardo Road,while creating a strong identity statement on South
Palm Canyon Drive. The City Council may wish to consider the viewshed issue from
several perspectives. First, the issue of long-term visual impacts associated with the
highrise portions of the project will affect future developments on the vacant properties
adjacent to, and within the immediate vicinity of, the subject property. The maximum
tIJ
Page 8 of 14
Palm Springs New Millennium Development, Inc.
May 10, 2000
proposed building height of 60 feetwill,in effect,reduce certain vistas of the mountains and
the valley floor. Once constructed, this effect will be permanent. Future development
potential of vacant properties will be affected by the highrise portions of this project.
Consequently, the City Council should consider both short term and long term visual and
aesthetic impacts of this proposal. The Planning Commission has recommended that the
City Council grant the deviation from the strict application of the building setback pursuant
to Section 9304.00.
As a comparison,the Wyndham Hotel has a maximum height of 75 feet and approximately
337,000 sq. ft. of building area. The building is setback approximately 300 feet from
Tahquitz Canyon Drive. The north-south building dimension is approximately 500 feet.
These dimensions are comparable to the subject proposal.
4. Off-Street Parking and Site Circulation:
A total of 557 parking stalls have been proposed for this project, which includes all of the
required parking for the hotel, vacation ownership units, restaurant, lounge, banquet and
office uses, as well as staff parking. Staff has done a thorough analysis of the proposed
parking relative to proposed uses and square footage of each.
PARKING ANALYSIS
Land Use Parking Required
Hotel 198 Rooms 161
Timeshare 176 Units 343
Restaurant 200 Seats plus employees 48
Observatory Lounge 200 Seats plus employees 48
Meeting Rooms/ballroom 1,000 square feet n/a (credits at 35 sf per
room)
Retail/Spa Staff 12 employees 12
Parking Required: 612
Ten Percent Reduction -61
Total required 551
Parking Proposes! 557
The required number of off-street parking stalls for this project is612. However,in the past
the Planning Commission and City Council have allowed a reduction in the number of
required parking spaces by approximately ten (10) percent for large resort hotels. A ten
percent reduction would decrease the required number of parking stalls to551. Therefore,
if the City Council granted the minor modification as part of the applicant's request,then the
current proposal of 557 stalls would fall within the allowable reduction. In reviewing this
portion of the request,the Planning Commission has taken into consideration the size and
scope of the project, the proposed uses contained within the project area and the size of
each use. Staff supports this parking reduction. Similar on-site parking reductions have
been approved in the past for comparable projects. As part of it's action on April 26, the
1411 ,
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Palm Springs New Millennium Development, Inc.
May 10, 2000
Planning Commission recommended approval of the minor modification to the required
number of parking spaces.
5. Circulation
On-site circulation consists of private driveways which provide access to all portions of the
development. The primary drive aisle system encircles the development at its perimeter and
also provides access to the majority of the off-street parking stalls.Vehicular ingress and
egress to the site is provided by two driveways located off of South Palm Canyon Drive. The
northerly driveway is the primary project entrance and incorporates decorative palm tree
rows on either side to accentuate and define this main entrance. This driveway is
signalized. The proposed southerly driveway allows for right-turn-only traffic movements
in and out of the site. Finally, there is a proposed driveway on Belardo Road.
The Fire Department has requested that vehicular access for fire apparatus be provided
from thewest. Thiswould involve the construction of a portion of the right-of-way of Belardo
Road from Mesquite Drive north along the western boundary of the project. The applicant
would therefore be responsible forthe constriction of Belardo Road abutting the project site.
Also at issue relative to this portion of the project is the proposed Belardo Road bridge over
the Tahquitz Canyon flood control channel, located north of and abutting the project site.
There have been several discussions relative to the construction of this improvement for
purposes of completing the Belardo Road extension from its current terminus at Ramon
Road to Mesquite Drive. Completion of this portion of the Belardo Road right-of-way would
ease traffic congestion on South Palm Canyon Drive,as well as complete an important link
in the local circulation system. The City has maintained the position that the bridge
construction is necessary to complete the local circulation system in the area. The
applicant has been informed of the status of this project.
The Tribe and City have submitted a grant application to construct missing portions of
Belardo Road and the bridge over Tahquitz Creek. This grant has been ranked in the top
three in the state and should be funded within the next several years. Recommended
conditions of approval include dedication and construction of 661 feet of Belardo Road
adjacent to the subject property and an extension of Belardo Road to Mesquite Avenue.
Furthermore, the project will be required to pay its proportionate share of the cost to
construct the bridge. In the event that the grant is approved and improvements constructed,
the project should be relieved of these conditions.
The project will be required to construct any remaining ultimate improvements to South
Palm Canyon Drive along the project frontage. That right-of-way is currently improved with
paving, curb, gutter and a landscaped median with mature palm trees. The Engineering
Division is recommending that South Palm Canyon Drive be widened across the property
frontage from the north property line to Mesquite Avenue. The developer has asked the
Planning Commission and City Council to defer the South Palm Canyon Drive
improvements at this time.
A traffic study was conducted for this project by Endo Engineering. The study was
submitted and reviewed by the City Engineer, and identifies a number of project-specific
impacts relative to traffic both on and off-site. The circulation impact associated with the
proposed development is the generation of 4,070 daily trips,which includes 267 mid-day
peak hour trips, (152 inbound and 115 outbound) and 312 evening peak hour trips (174
inbound and 138 outbound). The identified impacts are based upon a number of
Page 10 of 14
Palm Springs New Millennium Development, Inc.
May 10. 2000
assumptions determined as a part of the study as well as the plans as proposed by the
applicant.
Based upon the projected impacts and assumptions contained within the study, the traffic
engineer has proposed specific recommendations to mitigate the potential adverse traffic
impacts of the project both on and off site. The specific mitigations include improvements
to Belardo Road, including its connection to Mesquite Avenue to the south, project
participation in the construction of a raised median along South Palm Canyon Drive adjacent
to the site,signalization of the main projectentrance adjacentto South Palm Canyon Drive,
coordination with the local transit agency regarding the need for on-site public transit
facilities,contribution of traffic impact mitigation fees by participation in the TUMF program,
contribution on a fairshare basis to circulation improvements of areawide benefit, such as
the Belardo Road Bridge across Tahquitz Creek, and other mitigations as required by the
City Engineer upon specific review of the final development plans for the project. In addition
to the above-recommended mitigations, the Engineering Division has provided
recommended conditions of approval forthe projectwhich include specific traffic mitigations.
6. Outdoor Recreational Areas:
The project incorporates a substantial amountof landscaped areas(55%)aswell active and
passive outdoor recreational areas. Landscaping for highrise building projects is required
to meet minimum zoning code standards as specified in Section. 9304.00 A. of the Palm
Springs zoning Ordinance. For highrise projects, 60%of the site area shall be developed
as useable landscape areas. This section sets only minimum standards,and the City may
request enhanced landscaping based upon a particular project scope and design. Due to
the size and scope of this project,landscaping and open areas are an important functional
part of the overall project theme and aesthetics.
The proposed development incorporates a large waterfeature in the central courtyard area
consisting of a pool, children's pool,jacuzzis, sand beaches and rock grotto areas. This
area is the recreational focal point of the project and is generally surrounded by vacation
ownership unit buildings with a gap between buildings at the west elevation in order to
preserve views to the mountains. The eastern end of the pool area incorporates an outdoor
activity area with a seating area for outdoor activities and presentations. The seating area
is located to take advantage of the aforementioned westerly building gap to maximize
mountain views.
In reviewing the landscape and common area plans submitted by the applicant, staff has
determined that 55% of the site is landscaped pursuant to the definition contained in the
highrise building section. The applicant has requested relief from the 60%requirement, The
Planning Commission supports this request since the only way to achieve 60%open space
would be to construct more underground parking, increase building height, or reduce the
number of units.
By comparison,the proposed hotel which is the subject of this application has a maximum
height of 60 feet and approximately 68,000 sq. ft. of building area. The building is setback
approximately40 feetfrom South Palm Canyon Drive with the bulk of the building setback
two to three hundred feet from South Palm Canyon Drive. The north-south building
dimension is approximately 500 feet. The massing of the proposed hotel structure is similar
to that of the Wyndham Hotel in that both have large primary building structures which too
dominate the viewshed from the public right-of-way and adjacent parcels.
Page 11 of 14
Palm Springs New Millennium Development, Inc.
May 10, 2000
Currently, there is an equestrian tie up area located on-site adjacent to the Rock Garden
Cafe. This area is used several times a year by Desert Riders and other equestrian groups.
This tie up area is located between the Bud Furer Trail and South and North Lykken Trails
and is used to tie horses up while riders have lunch. The Planning Commission
recommends that the developer either relocate this facilityto the northeast corner of the site
or work with RCFCWCD to relocate it to the Tahquitz Creek Channel. If necessary, the
developer maywantto either dedicate this area or grant an easementto the City for its on-
going use and operation. It is anticipated that one to two group rides per yearwould use this
facility and an occasional small group might use it. Group and private rides are usually
made up of individuals who ride on a frequent basis and are experienced riders. These trails
are not used by Smoke Tree Stables for rental rides due to location and experience needed
to ride these specific trails. All trails are for experienced riders.
7. Tentative Tract Map:
The applicant has filed a tentative tract map in order to subdivide the existing three parcels
which comprise the subject site into a total of nine parcels and to create timeshare
condominiums. The new parcels would range in size from .35 acres to 3.23 acres. The
purpose of the subdivision is to allow property development on individual parcels consistent
with the phasing plan described below. The largest parcel (Lot One)would be developed
with six vacation ownership buildings,the pools and outdoor amphitheater. LotTwowould
be developed with the hotel complex,lobby, ballroom,kitchen and office facilities, lot three
with a vacation ownership unit building and the spa,and lots four through eightwith vacation
ownership unit buildings. Lot nine would be developed with the restaurant/lounge complex.
Off-street parking areas would be subdivided by the proposed map and each of the nine
proposed parcels would encompass a portion of the off-street parking areas. In order to
maintain parking and drive aisle continuity and continuing availability of all off street parking
and drive aisles, the applicant will be required to record an irrevocable, reciprocal access,
parking and drive aisle easement over all parcels created by this subdivision. This
instrument is typical in association with subdivisions of land which propose property line
divisions in parking, access and drive aisle areas, as is often the case in commercial
subdivisions. The proposed subdivision meets the minimum requirements for lot area,width
and depth in both the R-3 and C-1 zone districts.
The applicant has submitted a tentative tract map for the purposes of condominium
subdivision. The condominium subdivision map is submitted for the purpose of creating
airspace forthe individual residential unitownership. Atotal of 176 condominium units are
proposed to be created bythis subdivision. The condominium map forsubdivision purposes
is consistentwith the requirements forthis type of map as contained within the Subdivision
Map Act of the State of California. The applicant has stated that the timeshare owners will
receive a 1/52"a undivided fee interest in a condominium unit which has been dedicated to
the vacation ownership project. Usage will be governed by the Declaration of Covenants,
Conditions,and Restrictions and Public Report which will provide,among other things,for
a fully floating use period,meaning that owners maybe assigned anyone of the dedicated
condominiums for one week anytime during the year. It is the intent that rentals of unused
owner space and undedicated vacation ownership villas will be controlled and operated by
the vacation ownership owners association. Managementof the projectwill be conducted
on-site by the vacation ownership owners association ore third party management company
to which the owners association will delegate certain of its management rights and
obligations. The applicant has stated that the proposed time share development would
1 �
Page 12 of 14
Palm Springs New Millennium Development, Inc.
May 10, 2000
consist of fee ownership units.
Site and Building Lighting:
The proposed development is located adjacent to the mountains and borders a largely
undeveloped area. Lighting concerns will need to be addressed in orderto protect night sky
views and generally provide for site and building lighting which is aesthetically pleasing and
does not cause light and glare impacts to adjacent properties and uses. Therefore, the
applicant has submitted a preliminary site and building lighting plan in order to allow an
assessment of these potential impacts. Site and building lighting is regulated by the
provisions of Section.9306.C.4 of the Municipal Code. The goal of that section is to provide
for adequate site, building, and security lighting while protecting adjacent properties and
uses from negative light and glare impacts.
The zoning ordinance requires that light sources shall not be visible from off the property,
shall not direct light skyward, and shall be so arranged to reflect light away from adjoining
properties and the street. Light standard heights shall be as per manufacturer's
recommended photometrics,but in no case shall the heightexceed the maximum permitted
building height of the zone in which it is situated oreighteen(18)feet,whichever is less. Up-
lighting in landscaping, low level walk lights, and lighting diffused off of wall surfaces are
also encouraged. Lighting plans shall take into account the placement and growth of
landscape materials. Light standards should be placed between parking spaces.
The applicant is aware of the requirements of the City's lighting ordinance and will be
required to submit plans and studies demonstrating compliance in the final development
plan package.
Project Phasing
As one of the recommended conditions of approval for the Planned Development, The
Planning Commission is recommending that Phases One and Two be merged into a single
first phase. This will assure construction of the hotel in conjunction with the first phase of
vacation ownership buildings. Otherwise,the City has no assurances thatthe hotel complex
will be developed in conjunction with the vacation ownership units. The applicant has been
informed of this requirement and is agreeable to merge Phases One and Two into a single
phase. The final dev7elopment plan will reflect the merger of the first two phases and the
renumbering of the subsequent phases. This will accomplish the aforementioned project
goal of unifying the first two phases into a single phase of development.
Tahquitz Interpretive Center
The Tribal Council is currently constructing an 1,800 square foot interpretive center on Tribal
Lands approximately 1.300-1,400 feet west of the proposed resort hotel. The Tahquitz
Interpretive Center is oriented to have views to the west,south and east. Parking and entry
areas will have views in all directions. The Tahquitz Interpretive Center has an elevation of
approximately 580 ft. and the eastern edge of the property an elevation of 480 ft. or less.
The Tahquitz Interpretive Center is approximately 100 ft. above the subject property's
highest point. The actual pad elevations for buildings within the proposed devlopment range
from 472.5 ft. to 482.5 ft. Buildings with frontage on Belardo Road range from 30 ft. to 60
ft '0
. in height. Views from the Tahquitz Interpretive Center will be affected in that lower
elevation views will be reduced. However,panoramic views of the City and valley should not
/ -1 -
Page 13 of 14
Palm Springs New Millennium Development, Inc.
May 10, 2000
be significantly affected since the tallest proposed building will be located 38 ft. below the
natural grade surrounding the Tahquitz Interpretive Center.
There is a 19 acre Indian Trust parcel located between the Tahquitz Interpretive Center and
the proposed resort hotel. This property is zoned R-3 and has a General Plan designation
of High Density Residential(43/21). Structures ranging in heightfrom 24 to 30 ft. in height
are allowable by right of zone. In the future, this property will affect current views from the
Tahquitz Interpretive Centerto a greater extent than the proposed resort hotel. A detailed
site cross-section and building elevations will be presented at the public hearing for this
project. Building setbacks,stepped building design and architectural detail work have been
incorporated into the projectto reduce the overall mass of the building and visual effects on
adjacent properties.
Environmental Assessment:
An Environmental Assessmentwas conducted forthis project pursuant to the requirements
of the California Environmental Quality Act (CEQA). Due to the nature of this project, a
considerable portion of the assessment was directed toward the potential traffic and
circulation, drainage and aesthetic impacts of the project. Where applicable, the
Environmental Assessment contains specific mitigation measures for reducing the potential
impacts caused by the project in the above-noted as well as other applicable areas of
impact as contained within the document. A copy of the Environmental Assessment has
been included as an attachment to this report. Also, the recommended conditions of
approval forthe project contain specific conditions to reduce or eliminate certain potential
project impacts, Based upon the information and conclusions in the Environmental
Assessment,staff is recommending thata Mitigated Negative Declaration of Environmental
Impact be adopted for the project
Public Notice:
All property owners within a 400-foot radius of the parcels which constitute the project site
were notified of the public hearing by U.S. Mail. Notice of this public hearing was printed in
the DesertSun on April 27,2000. All correspondence received as ofthewriting of this report
has been attached for City Council consideration.
IW3
Page 14 of 14
Palm Springs New Millennium Development, Inc.
May 10, 2000
Planning Commission Action:
At it's meeting of April 26, 2000, the Planning Commission reviewed and recommended
issuance of a mitigated negative declaration and approval of Preliminary Planned
Development No.260 and Tentative Parcel Map 29691 (5-1-1 vote,Commissioner Jurasky
voting no, Chairman Mills abstaining). At that public hearing, certain recommended
conditions of approval were modified or deleted. Staff has indicated these changes in bold
type within the recommended conditions or approval which are attachment 3 to this staff
report. At the public hearing there was no opposition to the project.
Douglas R. EgXns
Planning and Building Director
Dallas Flicek
Interim City Manager
Attachments:
1. Vicinity Map
2. Site Plan
3. Conditions of Approval
4. Environmental Assessment
5. Executive Summary of Traffic Report
6. Draft Planning Commission minutes dated April 26, 2000.
7. Resolution
Council Minutes
05-17-00, Page 6
County property tax rolls, to allow.a more efficient means of collecting delinquent
accounts. '
Director of Finance & Treasurer reviewed the staff report, no further report was
given.
Councilmember Jones stated that the only thing that should appear on property
tax bills is property tax.
Mayor declared the hearing open, there being no appearances the hearing was
closed.
Resolution 19788 as recommended was presented; after which, it was moved by
Hodges, seconded by Oden and carried by the following vote that R19788 tie
adopted,
AYES: Hodges, Oden, Reller-Spurgin and Kleindienst
NO: Jones.
11. CS.5.0830/PD260/TTM29691 - NEW MILLENNIUM DEVELOPMENT
Recommendation: That the Council adopt a Mitigated Negative Declaration and
approve Cs.5.0830, Preliminary Planned Development District 260 and Tentative
Parcel Map 29691 for the development of a mixed use facility consisting of hotel
and vacation ownership units, as well as the subdivision of the 11.41 acre project '
site into 9 parcels, subject to conditions. Project is located on the west side of
South Palm Canyon Drive, north of Mesquite Drive and south of Sunny Dunes
Drive, R-3 and C-1 zones, Section 22 and 23.
Director of Planning & Building reviewed the staff report and reviewed visual site
plans; and in answer to question by Council stated that the reimbursement
agreement will allow when development is underway across the street from the
property reimbursement for its fair share of the median costs.
Mayor declared the hearing open.
Tom Davis, stated the Tribal Council does support the project; that there will be
improvements to the neighborhood; that there is one concern of the Council, and
that is since the project is on the fast track process, there has not been
information to determine the full impact of vehicular encroachment; that it seemed
that greater mass would be better on the Southside of the property; and that if; a
redesign could happen, it would be appreciated.
Marvin Roos, Maniero, Smith & Associates, stated that this is one of the major
projects that has happened in this City for 10 years; that Mr. Gold is passionate
about the project; that there are some concerns with conditions of approval; that
item 6, regarding the curb & gutter, it would be better to wait untill the entire curb '
is moved rather than require the developer to move its portion, then the rest of
the area be out of line; that Condition 9, sidewalk, it would be recommended that
the sidewalk be moved back from the curb and that landscaping be in-between;
that Condition 22 should be narrowed to 5 feet, and expanded in the future; that
Council Minutes
05-17-00, Page 7
there was a high-rise analysis done for the project;that setback requirements are
' being adhered to; and that if there is any encroachment it would be located on a
corner of the building adjacent to vacant Indian land.
J.B. Gold, developer, stated that on a project of this size all gray areas can not be
addressed; that the architecture style has been addressed; that the theme will be
carried out throughout the building process; that the building will be a signature
for the City; that the land allows for a lot of rock and waterfalls; that the building
will look like a castle rising from boulders; that the architecture will stand the
passage of time; that Phase I should have the plans completed within 90-120
days; that then the working plans will start; that the parking structure will not be a
focal point; that the economic value to the City is tremendous; that property tax
and TOT will increase; and that the figures do not include all that the tourist will
spend in the downtown area.
Frank Tysen, 175 Cahuilla, stated that it is appreciated the City included the
neighborhoods in the involvement of the project; that the major concern was the
mass of the building; that it is clear that this project will be something special; that
the concerns of the Agua Caliente Band of Cahuilla Indians can be addressed;
and that he is pleased with the work done by the developer.
There being no further appearances, the hearing was closed.
' Councilmember Jones requested the developer address the concerns of the
Indians.
J.B. Gold, stated that the only resident is west of the project; that the elevation of
the residence does allow a view of the back of a waterfall; that the setback is not
encroached; that on the west side the view is 40 feet over the building; that to
rework the architecture would encroach on the proposed height; that the
consensus is that the project really works as it is presented; and that the
adjustments made did allow for turnouts in the back of the building.
Councilmember Hodges stated that she has no concerns with the project; that the
project is deserving of compliments for all parties involved; that the City has not
seen a project of this magnitude for years; that the architecture is beautiful; and
that she looks forward to the addition to the City.
Director of Planning & Building stated that if the Council desired, it could change
Condition 20 to a bond or some other type of security; and that a covenant may
not be the best method to be used.
Councilmember Jones concurred with Councilmember Hodges; and added that it
has been a long time since the City has had a project like this one; and that the
project is a good one.
' Councilmember Oden stated that he likewise endorses the project; that heis
impressed with the inclusion of the neighborhood; and that the completion of the
project will be a welcome addition to the City.
poiwpl�, "Aw
Council Minutes
05-17-00, Page 8
Councilmember Reller-Spurgin stated that she contacted McGruder Chevrolet;
that it is favorable to the project; that the thought was that it will enhance South ,
Palm Canyon; that that there is some concern with the corner piece of property
between the two projects and requested the developer be sensitive to thiis
concern.
Mayor questioned if the project addresses full and complete recycling priorities.
Director of Planning & Building stated that at this stage, that level has not been
reached; that there are two areas set aside for recycling and semi-•truck access.
Mayor questioned the impact of lighting on the project from McGruder Chevrolet.
Director of Planning & Building stated that the goal is to have part of the lights
very distinct on its own property; that an agreement will need to be worked out;
that when the automobile dealership closes, only the security lighting should
remain on; that the primary focus of the Planning Commission was on the
proposed architecture and landscaping and in answer to questions by Council
stated, that condition 52 does require both Phases to break ground concurrently,
but that the condition could be modified to allow the developer to submit fencing
plans for Phase II when Phase I starts; that the developer does agree to redesign
the proposed restaurant located adjacent to South Palm Canyon; that it
recommended that the centerline along the frontage be based of 38 feet, rather
than 32; that the street traffic will be enhanced and will tie in with the bus turnout; '
that the widening does comply with the General Plan; that the plan is an off-set;
that the entire needed land can not be taken from the opposite of the street; that
to take the property across the street would be eminent domain; that the property
owner may feel that the value of their property is lessened; that if the bridge is
considered the controlling point the widening could be deferred with security until
that portion is reached; that it is better to determine the situation now, rather than
when the timeshares come in; that an example would be the widening completed
on Sunrise and Ramon, that has the driveway and bus turnout; that in that case
only one property owner was effected, that this case all property owners will be
affected; that the sidewalk meandering through rocks can be worked out between
the developer and the Planning department; that the Heritage Trail was a
consideration in the designing of the sidewalk; and that the 8 foot sidewalk is
considered safer and does follow the nature curve of the area.
Mayor questioned the timeline security of the Phases.
City Attorney stated that the Planning Director had been given the proper
language; that usually the land is the security; and that the attorney's office will
work with the developer and the Planning Department to obtain agreement; that
bonding could cause a problem in later years.
Director of Planning & Building stated that the requirement could be secured by
CC & R's; and that it may be a long time until the bridge is started. '
Councilmember Hodges stated that if a vehicle is not set in place; that will trigger
an expiration, it is possible the bond could expire without anything being done;
and that a covenant may be best.
Council Minutes
05-17-00, Page 9
' Councilmember Jones concurred.
Director of Planning & Building stated that condition 21, recommended Belardo
Road South be secured by bond.
Council concurred.
Mayor stated that with the revisions and working in consideration of the Heritage
Trail, the project is a bold, dramatic statement for the City.
Resolution 19789 as revised was presented; after which, it was moved by Oden,
seconded by Hodges, and unanimously carried that R19789 be adopted.
LEGISLATIVE ACTION:
12. AIRPORT RENTAL AGREEMENT-WASTEWATER TREATMENT PLANT
Recommendation: That the Council approve a rental agreement between the
Airport and the Wastewater Treatment Plant for 24.8 acres at a rental rate based
on land value of$3.71 per square foot for a total of$321,534, A4222.
Assistant City Manager-Special Projects reviewed the staff report.
' Resolution 19790 as recommended was presented; after which, it was moved by
Hodges, seconded by Reller-Spurgin, and unanimously carried that R19790 be
adopted.
13. WASTEWATER TREATMENT PLANT EXPANSION
Recommendation: That the Council direct staff to commence discussions with
US Filter Operating Services (USFOS) on the expansion of the Wastewater
Treatment Plant, including denitrification facilities, and direct the City Attorney to
evaluate design/build opportunities at the plant.
Assistant City Manager-Special Projects reviewed the staff report and added that
both items will come back to Council for approval.
Councilmember Jones stated that he does have a conflict of interest, due to a
financial interest with US Filter.
Resolution 19791 as recommended was presented;after which, it was moved by
Hodges, seconded by Reller-Spurgin, and carried by the following vote that
R19791 be adopted.
AYES: Hodges, Oden, Reller-Spurgin and Kleindienst
' None
ABSTAIN: Jones
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 regarding Case No.
5.0830-PD 260, and Tentative Tract Map 29691, regarding Palm Springs
New Millennium(Star Canyon Villas) located at South Palm Canyon Drive
to change the land uses from hotel and timeshare to all timeshare,was mailed
to each and every person set forth on the attached list on the 5"' day of July,
2002. A copy of said letter and attachments 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 5"' day of July, 2002.
^.mod'Vim612
� n �
PATRICIA A. SANDERS
City Clerk
7�17M12Z
NOTICE OF PUBLIC HEARING
CITY COUNCIL
Case No 5.0830-PD-260, Planned Development District 260 and Tentative Tract Map 29691
An amendment to Planned Development District#260, and the related Tentative Tract Map 29691,
to change the land uses from hotel and timeshare to all timeshare, with 198 hotel rooms becoming
79 time share units, and other miscellaneous amendments, at the Star Canyon Resort, located at
South Palm Canyon Drive between the Tahquitz Canyon Wash to the north, Mesquite Avenue to
the south, South Palm Canyon Drive to the east, and South Belardo Road to the west, W-C-1 and
W-R-3 Zones, Sections 22 and 23.
Applicant: Palm Springs New Millennium (Star Canyon Villas)
NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold
a public hearing at its meeting of July 17, 2002. The Council meeting begins at 7:00 p.m., and is
held in the Council Chamber at City Hall, 3200 E. Tahquitz Canyon Way, Palm Springs, California.
The applicant requests permission to amend Planned Development District#260, and the related
Tentative Tract Map 29691, to change land uses from hotel and timeshare to all timeshare, with
198 hotel rooms becoming 79 time share units, in addition to the approved 176 timeshare units.
Other miscellaneous amendments are proposed. The site plan, building design and heights are to
remain similar to those earlier approved. The proposed project is located at South Palm Canyon
Drive between Sunny Dunes Road to the north, Mesquite Avenue to the south, Random Road to
the east, and South Belardo Road to the west.
Pursuant to the California Environmental Quality Act(CEQA), a Mitigated Negative Declaration has
previously been adopted for this project.
The application, site plan, approved map, Initial Study and related documents are available for
public review daily, between 8 am and 5 pm at the City of Palm Springs in the Planning and
Building Department, located at 3200 Tahquitz Canyon Way.
If any individual or group challenges the action in court, issues raised may be limited to only those
issues raised at the public hearings described in this notice or in written correspondence at or prior
to the Commission meeting.
Notice of Public Hearing is being sent to all property owners within four hundred (400) feet of the
subject property.An opportunity will be given at said hearings for all interested persons to be heard.
Questions regarding this case may be directed to Alex Meyerhoff, Principal Planner, Department
of Planning & Building, (760) 323-8245.
Patricia Sanders
Publish: July 6, 2002 City Clerk
The Desert Sun
VICINITY MAP
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CITY OF PALM SPRINGS_
CASE NO. 55•Oa3o(PO 260) An amendment to Planned Development District#260,
TT%129691 and the related Tentative Tract Map 29691,to convert
APPLICANT 196 hotel rooms to 79 time share units and other miscellaneous
PALM 5P�1NG5/VEW amendments,at the Star Canyon Resort,located at South Palm
MILLENNIUM DEVELOPMENT, ING. Canyon Drive between the Tahquitz Canyon Wash to the north,
Mesquite Avenue to the south,South Palm Canyon Drive to the
east,and South Belardo Road to the west,W-C-1 and W-R-3 Zone
Sections 22 and 23.
W10965 1asel slagel ss@jppv oAN3AV Qj/
513 300 030 513 300 031 513 300 036
George Marantz&Dianne Marantz George Marantz&Dianne Marantz Tahquitz Canyon Trailer Park Inc
6 Palomino Rd 211 W Mesquite Ave PO Box 3828
Palm Springs, CA 92264 Palm Springs, CA 92264 Beverly Hills, CA 90212
Tg 44
55 S GongPe-SSioN+ (
(�, Qvihf4� CA qZ2,
Smooth Feed SheetsTM S _083a - P7/ S�a� CG ,tre &SOOe template for 51600
009 603 237 508 161002 508 171002
Eastern Shores Mobile Villages Riverside County Flood Cont Martin Ruderman&Famil Ruderman
393 W Mesquite Ave 1995 Market St 1157 S Riverside Dr
Palm Springs, CA 92264 Riverside, CA 92501 Palm Springs, CA 92264
508 171005 508 171 006 5 171007
John Poles&Kathe Polos James Jackson&Aline Jackson Riveside
C ufity Flood Cent
777 S Palm Canyon Dr 601 Areanas Rd#W 1995 , et St
Palm Springs, CA 92264 Palm Springs, CA 92262 Riide, CA 92501
508 171008 50 71009 50 72 005
John Polos&Kathe Polos Riversr aunty Flood Cont Franc 's orient Banque
PO Box 1400 1995 k St NO T NAME or NUMBER
Big Bear Lake, CA 92315 Riv side, CA 501 A
508 172 007 5 172 00 • 5 8 172 009
Russell Wade&Jane Wade Rivers' County Flood Cont Fr aise rent Banque
Eldorado Country Club 1995 ar t St NO ET NAME or NUMBER
Indian Wells,CA 92210 • erside, C 92501 A
16 172 O10 50 172 012 508 291003
Riv side, ounty Flood Cont River ounly Flood Cont Robert Wilson
1995 ket St 19 et St 1111 E Alejo Rd
Ri side, 92501 verside, 92501 Palm Springs, CA 92262
508 291 004 508 291005 508 291 027
James Crippam Lynda Kerney Steven&Pamela Zeasman
145 E Mesquite Ave 1317 S Calle Palo Piero 4141 Beach Dr SW
Palm Springs, CA 92264 Palm Springs, CA 92264 Seattle,WA 98116
508 291028 508 291029 508 291034
Jerold Harris&Larry Tabberer Erminia Verlengia Steven Reid
8830 Rangely Ave 1080 S Palm Canyon Dr 1000 S Palm Canyon Dr
Los Angeles, CA 90048 Palm Springs, CA 92264 Palm Springs, CA 92264
9' 513 250 003 513 250 014 51 250 020
E Alan Petty&Petty Chevrolet Macmagruder Usa 1
3480 Torrance Blvd#212 999 S Palm Canyon Dr U wn
Torrance, CA 90503 Palm Springs, CA 92264 ', CA
, 13 250 024 513 50 031 513 250 032
L 3 E Alar y&Petty Riverside County Flood Cont
Ui own 3186 1 or ice Blvd#212 3133 7Th St
/l,A 'Torrance, C)k 90503 Riverside, CA 92507
513 300 003 513 300 006 513 00 007 "'—
Parkview Mobile Estates Inc Fey Family Investments Limited Partne Fey nvestments Limited Partne
211 W Mesquite Ave 2000 S Madrona Dr PooNSadrona Dr
Palm Springs, CA 92264 Palm Springs, CA 92264 Palm , CA 92264
1 e, TM
Oa. m.v b Fnorn ! # po�a, tl akvaCG Laser � ')
Smooth Feed Sheets TM Use template for 5160
Neighborhood
Coalition
Labels
Bob Seale Christine Hammond John Hunter
280 Camino Sur 1155 S. Camino Real P,O. Box 2824
Palm Springs, CA 92262 Palm Springs, CA 92264 Palm Springs, CA 92263
Philip Tedesco Tim Hohmeier Frank Tysen
1303 West Primavera Drive 1387 Calle De Maria Casa Cody
Palm Springs, CA 92264 Palm Springs, CA 92264 175 South Cahuilla Road
Palm Springs, CA 92264
Bob Weithorn Jane Smith
261 South Belardo Road 928 Avenida Palmas
Palm Springs, CA 92264 Palm Springs, CA 92262
Bob Seale Christine Hammond John Hunter
280 Camino Sur 1155 S. Camino Real P.O. Box 2824
Palm Springs, CA 92262 Palm Springs, CA 92264 Palm Springs, CA 92263
Philip Tedesco Tim Hohmeier Frank Tysen
1303 West Primavera Drive 1387 Calle De Maria Casa Cody
Palm Springs, CA 92264 Palm Springs, CA 92264 175 South Cahuilla Road
Palm Springs, CA 92264
Bob Weithorn Jane Smith
261 South Belardo Road 928 Avenida Palmas
Palm Springs, CA 92264 Palm Springs, CA 92262
Bob Seale Christine Hammond John Hunter
280 Camino Sur 1155 S. Camino Real P.O. Box 2824
Palm Springs, CA 92262 Palm Springs, CA 92264 Palm Springs, CA 92263
Philip Tedesco Tim Hohmeier Frank Tysen
1303 West Primavera Drive 1387 Calle De Maria Casa Cody
Palm Springs, CA 92264 Palm Springs, CA 92264 175 South Cahuilla Road
Palm Springs, CA 92264
Bob Weithorn Jane Smith 8 labels per set
261 South Belardo Road 928 Avenida Palmas 3 sets of labels
Palm Springs, CA 92264 Palm Springs, CA 92262 1 set mailed
PROOF OF PUBLICATION This is space for County Clerk's Filing Stamp
(2015.5.C.C.P)
the 1999
CITY OF PALM SPRINGS
NOTICE OF PUBLIC HEARING
CITY COUNCIL
Case No. 5.0830-PD-260, Planned
Development District 260 and
Tentative Tract Map 19691
An amendment to Planned Development District
STATE OF CALIFORNIA 11260, and related Tentative Tract Map 29691, to
change the land uses from hotel and timeshare to
-- County of Riverside - --- - all timeshare, with 198 hotel rooms becoming 79
timeshare units, and other miscellaneous amend-
ments, at the Star Canyon Resort, located at
South Palm Canyon Drive between Tahquitz Can-
yon Wash to the north, Mesquite Avenue to the
south, South Palm Canyon Drive to the east, and
South Belardo Head to the west, W-C-1 and W-
R-3 Zones, Sections 22 and 23.
Applicant; Palm Springs New Millennium (Star
Canyon Villas)
NOTICE IS HEREBY GIVEN that the City Council
of the City of Palm Springs, California, will hold a
puhla hearing at its meetln of July 17 2002.The
I am a citizen of the United States and a resident of inetne counn,�i gha r es at City p.m and is held
c y Hall, ,an E.Ta d
the County aforesaid;I am over the age of eighteen Cuts Canyon Way, Palm Springs, Calhornia.
ears and not a art to or interested in the The applicant requests permission to amend
y party Planned Development District#260,and the relat-
above-entitled matter.I am the principal clerk of a ed Tentative Tract Map 29691, to change land
uses froth hotel and timeshare to all timeshare,
printer of the,DESERT SUN PUBLISHING wuh 1pe hotel roams becoming 79 timeshare
rolls, in addition to the approved 176 timeshare
COMPANY a newspaper of general circulation, units Other miscellaneous amendments ate pro-
printed and published in the city of Palm Springs, arree to remeain site
ilar tooilthose earlier atl heights
pproved.
County of Riverside,and which er news a has been The proposed project is located at South Palm
newspaper Cany a, Drive between Sunny Dunes Road to the
adjudged a newspaper of general circulation by the north, Mesquite Avenue to the south, Random
Road to the east, and South Belardo Road to the
Superior Court of the County of Riverside,State of west.
California under the date of March 24,1988.Case "'"""" "...
Number 191236;that the notice,of which the
annexed is a printed copy(set in type not smaller ,
than non pariel,has been published in each regular t\�_� ,m,
and entire issue of said newspaper and not in any _-Et
supplement thereof on the following dates,to wit: -_�
July 6"' n p '
------------------'------------------'-------------------
All in the year 2002
I certify(or declare)under penalty of perjury that the cirr or nnu.i segwc_
foregoing is true and correct.
loth
Dated at Palm Springs,California this-------------day ActJCEQA), a Mi lge�ed Negative Envi to ronmental Quality
y ( ) 9 ct. has
July _r-,ieosh been a o Mil for this protect. I i
of-----------------------------------,2002 The application, site plan, approved map, Initial
Study and related documents are available for,
public review daily, between 8 am and 5 pm at
the ingity of Palm Springs m the Planning and
Building Department, located h Pla ]a Cults
Canyon Way.
Si nature If any indwidual or group challenges the action in
g court, issues raised may be limited to only those
t^sues raised at the public hearings described in
his notice or in written correspondence at of pri-
or to the Commission meeting.
Notice of Public Hearing is being sent to all prop-
erty owners within four hundred (400) feet of the
subject property. An opportunity will be ymen at
said hearings for all Inirn esied persons to he
heard. Questions regarding this case may be di-
needed to Alex Meyerhoff, Pnnclpal Planner, De-
partment of planning is Bui Icing, 1760)323-8245.
Patricia Sanders
City Clerk
PUB: July G, 2002
RESOLUTION NO.
OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS,
CALIFORNIA, APPROVING AN AMENDMENT TO PLANNED
DEVELOPMENT DISTRICT 260 AND TENTATIVE TRACT MAP
29691 FOR THE STAR CANYON RESORT TO CHANGE THE
LAND USE FROM HOTEL AND TIMESHARE TO ALL TIMESHARE
WITH 198 HOTEL ROOMS BECOMING 79 TIMESHARE UNITS
AND OTHER MISCELLANEOUS AMENDMENTS FOR CASE NO.
5.0830-B-PD-260, PLANNED DEVELOPMENT DISTRICT 260(PD-
260) AND TENTATIVE TRACT MAP 29691 (TTM 29691),
LOCATEDAT SOUTH PALM CANYON DRIVE BETWEEN SUNNY
DUNES ROAD TO THE NORTH, MESQUITE AVENUE TO THE
SOUTH, RANDOM ROAD TO THE EAST,AND SOUTH BELARDO
ROAD TO THE WEST, W-C-1 AND W-R-3 ZONES, SECTIONS 22
AND 23.
WHEREAS, Palm Springs New Millennium (Star Canyon Villas) (the "Applicant') requests an
amendment to the Planned Development District 260 (PD-260) and Tentative Tract Map 29691
(TTM 29691) to change the land use from hotel and timeshare to all timeshare with 198 hotel
rooms becoming 79 time share units and other miscellaneous amendments including the
elimination of the ballroom and large kitchen, relocation of the recreation facilities, meeting rooms
and spa to former ballroom location, the addition of nine timeshare units in the former spa location,
and the conversion of 198 hotel rooms into 70 timeshare units for property located at South Palm
Canyon Drive between Sunny Dunes Road to the north, Mesquite Avenue to the south, Random
Road to the east, and South Belardo Road to the west, W-C-1 and W-R-3 Zones, Sections 22 and
23; and
WHEREAS, on April 26,2000, the Planning Commission voted to recommend that the City Council
approve Case No 5.0830-PD-260 for a Planned Development District(PD-260)and Tentative Tract
Map (TTM 29691); and
WHEREAS, on May 17, 2000, the City Council voted to approve Case No 5.0830-PD-260 for a
Planned Development District (PD-260) and Tentative Tract Map (TTM 29691); and
WHEREAS, on April 24, 2002, a public meeting on the request for a time extension from May 17,
2002 to May 17, 2003 for PD-260 and TTM 29691 was held by the Planning Commission in
accordance with applicable law; and
WHEREAS, on April 24, 2002, the Planning Commission voted to recommend approval to the City
Council of the one year time extension subject to the original conditions of approval; and
WHEREAS, on April 24, 2002, the City Council voted to approve a one year time extension from
May 17, 2002 to May 17, 2003 subject to the original conditions of approval; and
WHEREAS, on July 10, 2002 a public hearing on the amendment to Case No. 5.0830-PD-260 and
TTM 29691 was held by the Planning Commission in accordance with applicable law, and
Resolution No.
Page 2 of 2
WHEREAS, the Planning Commission carefully reviewed and considered all of the evidence
presented in connection with the project including, but not limited to, the staff report and all written
and oral testimony presented and, on July 10, 2002, voted to recommend that the City Council
approve said amendment; and
WHEREAS, on July 17, 2002 a public hearing on the amendment to Case No. 5.0830-PD-260 and
TTM 29691 was held by the City Council in accordance with applicable law; and
WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented
in connection with the project including, but not limited to, the staff report and all written and oral
testimony presented.
NOW THEREFORE BE IT RESOLVED that the City Council of the City of Palm Springs, California
after considering the evidence provided at the meeting, does hereby approve Case No. 5.0830-B,
an amendment to PD-260 and TTM 29691 for a 255 unit timeshare project subject to conditions
of approval in Attachment A.
ADOPTED this 17th day of July, 2002.
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
By:
City Clerk City Manager
Y �
REVIEWED AND APPROVED AS TO FORM � �')
ATTACHMENT A
CASE NO. 5.0830-PD-260/TTM 29691
NEW MILLENNIUM/STAR CANYON RESORT
LOCATED AT WEST OF SOUTH PALM CANYON DRIVE AND NORTH OF MESQUITE AVE.
July 17, 2002
REVISED CONDITIONS OF APPROVAL
1. All original conditions of approval, with the exception of Engineering conditions, dated May
17, 2000.
2. That the project owners and operators shall not allow, market or promise timeshare owners,
prospective owners, or the general public, day use of the on-site amenities including, but
not limited to, pool areas, water slides and other recreational amenities, when said
timeshare owner, or general public, is not registered and staying in an on-site timeshare
unit.
3. All original Engineering conditions are superceded by the attached conditions dated July
9, 2002.
I
July 5, 2002 II
Eng. File No. E-2562 and TTM 29691 AMENDED n----�U r�—
Date: July 5, 2002 !4 � E
JUL 9 W
TO: Development Committee Chairman {
PLANINNG
From: City Engineer
ISION
APPLICATION FOR APPROVAL OF TENTATIVE TRACT MAP 29691, AND
ARCHITECTURAL APPROVAL OF A TIMESHARE FACILITY LOCATED AT 881 PALM
CANYON DRIVE SOUTH, (APN 508-171-006, 513-250-003,031), SECTION 22,23,T4 S,
R 4 E, S.B.B.M., CASE NO.5.0830, PD 260, ENG. FILE NO. E-2562 and TTM 29691
The Engineering Department recommends that if this application is approved,such approval
is subject to the following conditions being completed in compliance with City standards and
ordinances:
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer.
STREETS
1. Any improvements within the street right-of-way require a City of Palm Springs
Encroachment Permit.Work shall be allowed according to Resolution 17950-
Restricting Street Work on Major and Secondary Thoroughfares.
2. Submit street improvement plans prepared by a Registered Civil Engineerto
the -Engineering Department. The plan(s) shall be approved by the City
Engineer prior to issuance of any grading or building permits.
Minimum submittal shall include the following, IF applicable:
A. Copy of signed Conditions of Approval from Planning Department.
B. All agreements and improvement plans approved by City Engineer, IF
applicable.
C. Proof of processing dedications of right-of-way, easements,
encroachment agreements/licenses, covenants, reimbursement
agreements, etc. required by these conditions.
1 laic
July 5, 2002
Eng. File No. E-2562 and TTM 29691 AMENDED
PALM CANYON DRIVE SOUTH
3. Dedicate an additional right-of-way of 10 feet to provide the ultimate half
street width of 50 feet along the entire property frontage of the subject
property.
4. Dedicate sidewalk, pedestrian and bikeway easements for portions of the
sidewalk/bikepath that leave the public right-of-way,
5. The property owner shall enter into a reciprocal access agreement with the
owner(s), master lease and all sub-leases of the adjacent property identified
by APN 508-171-005. The reciprocal access agreement shall be reviewed
and approved by the City Engineer prior to issuance of building permit.
6. Construct an 8 inch curb and gutter, 38 feet WEST of centerline along the
entire frontage of the subject property to the existing bus turnout,with 35 foot
radius curb returns and spandrels at the Main Entry and the southerly entry,
per City of Palm Springs Standard Drawing No. 200 and 206.
7. Construct an 8 foot wide cross gutter at the intersection with PALM CANYON
DRIVE SOUTH and the MAIN ENTRY AND SOUTH ENTRY with a flow line
parallel to the centerline of PALM CANYON DRIVE SOUTH in accordance
with City of Palm Springs Standard Drawing No. 200 and 206.
8. The southerly entry shall be constructed in accordance with City of Palm
Springs Standards and shall be constructed to accommodate rightturn in and
right turn out turning movements only. The ingress lane shall have a 20 foot
minimum width. The curb return radii shall be 35 feet, or as approved by the
City Engineer.
The Main Entry shall be constructed in accordance with City of Palm Springs
Standard Drawing No.205 modified with 35 foot radius curb returns and have
a minimum ingress width of 20 feet and minimum egress lane width of 14 feet.
The landscaped median island shall not be constructed within the public right-
of-way.
9. Construct an 8 foot wide meandering sidewalk along the entire PALM
CANYON DRIVE SOUTH frontage. The sidewalk shall be constructed with
colored Portland Cement concrete.The admixture shall be Palm Springs Tan,
2
July 5, 2002
Eng. File No. E-2562 and TTM 29691 AMENDED
Desert Sand, or approved equal color by the Engineering Department. The
concrete shall receive a broom finish.
10. Construct a curb ramp meeting current California State Accessibility
standards both sides of the Main Entry and south entry per City of Palm
Springs Std. Dwg. Nos. 212 and 212A.
11. Construct a 14-foot wide landscaped, raised median island as specified by
the City Engineer from Mesquite Avenue West to the north property line.
Provide a left turn pocket on the north side of the Mesquite Avenue West at
Palm Canyon Drive South intersection and on the south side of the Palm
Canyon Drive South at Main Entry intersection.The nose width shall be 4 feet
wide and shall have stone cobbles to the point where the desertscape can
begin. The length of the turn pockets shall be determined per Caltrans
Highway Design Manual Sec. 405 and be approved by the City Engineer.
Developer shall enter into a reimbursement agreement with the City of Palm
Springs prior to issuance of the grading permit.
12. Construct AC pavement with a minimum pavement section of 5 inch asphalt
concrete pavement over inch aggregate base with a minimum subgrade of
24 inches at 95% relative compaction, OR equal, from edge of proposed
gutter to clean saw cut edge of pavement along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 110 and 340.
The pavement section shall be designed, using"R"values,by a licensed Soils
Engineer and submitted to the City Engineer for approval.
BELARDO ROAD SOUTH
13. Dedicate right-of-way of 40 feet to provide the ultimate half street width along
the entire property frontage of the subject property.
14. Off-site half street improvements on Belardo Road South from Mesquite
Avenue to the north side of the project site driveway shall be constructed as
required herein. The developer may enter into a Reimbursement Agreement
with the City of Palm Springs for construction of those street improvements
from Mesquite Avenue West to the south property line, adjacent to the
property identified by APN 513-250-014.
r
3 J
July 5, 2002
Eng. File No. E-2562 and TTM 29691 AMENDED
15. Construct an 8 inch curb and gutter, 32 feet EAST of centerline from Mesquite
Avenue to the north side of the proposed driveway, with a 35 foot radius curb
return at the intersection of Mesquite Avenue and Belardo Road per City of
Palm Springs Standard Drawing No. 200.
16. The driveway approach shall be constructed in accordance with City of Palm
Springs Standard Drawing No. 201 and have minimum width of 24 feet.
17. Reconstruct the curb ramp meeting current California State Accessibility
standards at the intersection of Mesquite Avenue and Belardo Road per City
of Palm Springs Std. Dwg. Nos. 212 and 212A.
18. Construct AC pavement with 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 centerline from Mesquite Avenue to the north side of the driveway
approach in accordance with City of Palm Springs Standard Drawing No. 110
and 325. The pavement section shall be designed, using "R" values, by a
licensed Soils Engineer and submitted to the City Engineer for approval.
Construct redwood headers along the west side of the proposed pavement
19. The developer shall pay his proportionate share of the cost of the Belardo
Road Bridge prior to issuance of building permits. The proportionate share of
the cost shall be based on the project's estimated percent of traffic on Belardo
Road as approved by the City Engineer.
20. In lieu of the construction of off-site improvement ITEMS 21 thru 23 at this
time, the developer shall provide a bond or other security acceptable to the
City Engineer, for construction thereof. The security shall be provided to the
City prior to issuance of a building permit. The developer shall submit an
estimate of cost forthose improvements to be secured, acceptable to the City
Engineer.
21. Construct an 8 inch curb and gutter,32 feet EAST of centerline from the north
side of the proposed driveway to the north property line per City of Palm
Springs Standard Drawing No. 200.
22. Construct a minimum 8 foot wide sidewalk behind the curb along the entire
frontage in accordance with City of Palm Springs Standard Drawing No. 210.
4 1J 7
July 5, 2002
Eng. File No. E-2562 and TTM 29691 AMENDED
23. Construct ac pavement with 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 centerline from the north side of the proposed driveway to the north
property line, in accordance with City of Palm Springs Standard Drawing No.
110 and 325.The pavement section shall be designed, using"R"values, by a
licensed Soils Engineer and submitted to the City Engineer for approval.
SANITARY SEWER
24. Connect all sanitary facilities to the City sewer system. Lateral shall not be
connected at manhole.
GRADING
25. A copy of a Title Report prepared/updated within the past 3 months and
copies of record documents shall be submitted to the City Engineer with the
first submittal of the Grading Plan.
26. Submit a Grading Plan prepared by a Registered Professional to the
Engineering Department for review and approval. Grading plan shall be
submitted to the Planning Department for comments prior to submittal
to the Engineering Department. A PM 10 (dust control) Plan shall be
submitted to and approved by the Building Division prior to approval of the
grading plan.The Precise/Engineered 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 Planning Department comments regarding the grading plan.
B. Copy of signed Conditions of Approval from Planning Department.
C. Copy of Site Plan stamped approved and signed by the Planning
Department.
D. Copy of Title Report prepared/updated within past 3 months.
E. Copy of Soils Report, IF required by these conditions.
' k
July 5, 2002
Eng. File No. E-2562 and TTM 29691 AMENDED
F. Copy of Hydrology Study/Report, IF required by these conditions.
G. Copy of the General Construction Activity Storm Water Permit from the
State Water Resources Control Board (Phone No. 916 657-0687) to
the City Engineer prior to issuance of the grading permit.
27. The geotechnical engineershall reviewthe site design,development,grading
and foundation construction phases of the work to assure compliance with
design concepts, specifications and recommendations and allow design
changes if it is found that subsurface conditions differ from the geotechnical
report.
28. Drainage swales shall be provided adjacent to all curbs and sidewalks - 3'
wide and 6"deep-to keep nuisance water from entering the public streets,
roadways, or gutters.
29. Developer shall obtain a General Construction Activity Storm Water Permit
from the State Water Resources Control Board (Phone No. (916)-657-0687)
and provide a copy of same, when executed, to the City Engineer prior to
issuance of the grading permit.
(This permit is required where construction activity results in land disturbance
of 5 Ac. or more OR less than 5 Ac., but part of a larger common plan of
development or sale.)
30. In accordance with City of Palm Springs Municipal Code, Section 8.50.00,the
developer shall post with the City a cash bond of two thousand dollars
($2,000.00) per acre for mitigation measures of erosion/blowsand relating to
his property and development.
31. Contact the Building Departmentto get information regarding the preparation
of the PM10 (dust control) Plan requirements.
31A. 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)or a verbal
6
i
July 5, 2002
Eng. File No. E-2562 and TTM 29691 AMENDED
release from that office prior to the issuance of the City grading permit. The
California Department of Food and Agriculture office is located at 73-710
Fred Waring Drive, Palm Desert. (Phone: 760-776-8208)
DRAINAGE
32. The developer shall accept all flows impinging upon his land and conduct
these flows to an approved drainage structure. On-site retention/detention or
other measures approved by the City Engineer shall be required if off-site
facilities are determined to be unable to handle the increased flows generated
by the development of the site. Provide calculations to determine if the
developed Q exceeds the capacity of the approved drainage carriers.
33. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee at the present time is $7,271.00 per acre per
Resolution No. 15189. Fees shall be paid prior to issuance of a building
permit.
ON-SITE
34. 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. The
pavement section shall be designed, using "R" values, determined by a
licensed Soils Engineer and submitted with the Fine Grading Plan to the City
Engineer for approval.
35. The on-site parking lot shall be constructed in accordance with City of Palm
Springs Zoning Ordinance, Section 9306.00.
GENERAL
36. Any utility cuts in the existing off-site pavement made by this development
shall receive trench replacement pavement to match existing pavement plus
one additional inch. See City of Palm Springs Standard Drawing No. 115.
Pavement shall be restored to a smooth rideable surface.
37. All existing and proposed utility lines that are less than 35 kV on/or adjacent to
this project shall be undergrounded. The location and size of the existing
overhead facilities shall be provided to the Engineering Department along
7 ,�
July 5, 2002
Eng. File No. E-2562 and TTM 29691 AMENDED
with written confirmation from the involved utility company(s)that the required
deposit to underground the facility(s) has been paid, prior to issuance of a
grading permit.
All undergrounding of utilities shall be completed prior to issuance of a
Certificate of Occupancy.
38. 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.The approved original grading/street plans shall be as-built and
returned to the City of Palm Springs Engineering Department prior to
issuance of the certificate of occupancy.
39. The developer is advised to contact all utility purveyors for detailed
requirements for this project at the earliest possible date.
40. Nothing shall be constructed or planted in the corner cut-off area of any
driveway which does or will exceed the height required to maintain an
appropriate sight distance per City of Palm Springs Zoning Code 93.02.00 D.
41. 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.
42. 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.
MAP
43. The Title Report prepared for subdivision guarantee for the subject property,
the traverse closures forthe existing parcel and all lots created therefrom,and
copies of record documents shall be submitted with the Final Map to the
Engineering Department.
44. The Final Map shall be prepared by a licensed Land Surveyor or qualified
Civil Engineer and submitted to the Engineering Department for review.
Submittal shall be made prior to issuance of grading or building permits.
July 5, 2002
Eng. File No. E-2562 and TTM 29691 AMENDED
TRAFFIC
45. The developer shall provide a minimum of 48 inches of sidewalk clearance
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 PALM CANYON DRIVE SOUTH
and BELARDO ROAD SOUTH frontages of the subject property.
46. The developer shall replace all damaged, destroyed, or modified pavement
legends and striping that is required by the City Engineer on the PALM
CANYON DRIVE SOUTH frontage prior to issuance of a Certificate of
Occupancy.
47. Separate striping plans are to be prepared and submitted along with street
improvement plans for review and approval by the City Engineer.
48. A 30 inch "STOP" sign and standard "STOP BAR" and "STOP LEGEND"
shall be installed for egressing vehicles per City of Palm Springs Standard
Drawing Nos. 620-626 at the following locations:
Palm Canyon Drive South @ South Entry
Belardo Road South @ Driveway
49. The developer shall install a 3-phase traffic signal at the PALM CANYON
DRIVE SOUTH and MAIN ENTRANCE intersection. The controller shall be
designed for an 8-phase signal.A reimbursement agreement for 50 % of the
cost of the installation shall be entered into by the developer and the City.The
agreement shall be executed and submitted to the Engineering Department
prior to the issuance of the building permit. Developer shall submit the traffic
signal installation plans to the City Engineer for review and approval. The
signal shall be installed in conjunction with construction of the off-site street
improvements, and be functional prior to issuance of a certificate of
occupancy.
50. Construction signing, lighting and barricading shall be provided for on all
projects as required by City Standards or as directed by the City Engineer.As
a minimum, all construction signing, lighting and barricading shall be in
accordance with State of California, Department of Transportation,
lott'* I
July 5, 2002
Eng. File No. E-2562 and TTM 29691 AMENDED
"MANUAL OF TRAFFIC CONTROLS FOR CONSTRUCTION AND
MAINTENANCE WORK ZONES" dated 1996, or subsequent additions in
force at the time of construction.
51. This property is subject to the Transportation Uniform Mitigation Fee based on
the LODGING ITE Code C land use.
10 �.� 13
July 5, 2002
Eng. File No. E-2562 and TTM 29691 AMENDED
Submitted: M44 #71n
Engineering Associate
Approved: Date: OZ
David J. Irarakian, City Engineer
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