PLN 9. Encourage employees to ride bicycles and utilize public transit in order to reduce parking demand. The hotel should communicate the benefits of bicycle riding and public transit to employees. This is a cost effective, eco friendly option that reduces parking demand.
PLN 10. Information about transit, “Palm Springs Buzz” trolley, Uber/Lyft and taxi services should be readily available to guests staying at the resort. This information should also be easily found on the hotel website. This will encourage guests to utilize alternate modes of transportation.
PLN 11. Parking for the hotel shall be valet-only. Such a requirement shall be recorded concurrent with the recordation of the Final Map on lots 1 and 2 as depicted on Tentative Tract Map 35236.
PLN 12. Parking for condominium guests shall meet Zoning Ordinance requirements.
The parking, if gated, shall include an intercom system to the units, and adequate turn-around area for guests unable to contact the resident they are seeking.
PLN 13. Avenida Caballeros shall have minimum 8’ sidewalks with shade trees on private property pursuant to Fig. 5- 7 in Section 14 Specific Plan. (Added by PC on 6.12.13)
PLN 14. Amado Road shall have a minimum 5’ sidewalk, 4’ parkway and shade trees spacing out 30’ or less per Section Specific Plan. (Added by PC on 6.12.13)
PLN 15. On Amado Road and Avenida Caballeros, the planting materials along the street frontages shall be pursuant to Tables 5- 5 and 5- 6 of Section 14 Specific Plan. (Added by PC on 6.12.13)
PLN 16. Streetscape furniture shall be provided along Avenida Caballeros subject to the approval of Director of Public Works pursuant to Section 14 Specific Plan. (Added by PC on 6.12.13)
PLN 17. Crosswalks at Avenida Caballeros and Calle Alvarado shall meet paving requirements of Section 14 Specific Plan. (Added by PC on 6.12.13)
PLN 18. 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.
PLN 19. Construction of any residential unit shall meet minimum soundproofing requirements prescribed pursuant to Section 1092 and related sections of Title 25 of the California Administrative Code. Compliance shall be demonstrated to the satisfaction of the Director of Building and Safety.
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PLN 20. The street address numbering/lettering shall not exceed eight inches in height.
PLN 21. The applicant shall be required to provide adequate height of rear wall / fencing to contain fugitive dust during construction. (Added by PC on 5.24.17)
PLN 22. The applicant shall coordinate with City staff to investigate installing a mid block pedestrian crossing subject to City approval to be funded by the applicant. (Added by PC on 5.24.17)
PLN 23. Prior to the issuance of building permit, a Planning Commission subcommittee of three members shall review minor revisions to the following:
1. The building façade at the intersection of Amado Road and Calle Alvarado.
2. L obby path from the intersection of Amado Road and Calle Alvarado.
3. E ast wall of farm building facing Avenida Caballeros.
4. Design of the landscaping and block wall at the common property line with the Center Court Condominiums.
(Added by PC on 5.24.17)
PLN 24. A revised final landscape plan to address the entrance along the northwest corner of Calle Alvarado and East Amado Road; southwest corner of Amado Road and Calle Alvarado and at the southwest corner of Avenida Caballeros and Amado Road shall be brought back to the Planning Commission for a final approval. (Added by PC on 6.26.19)
PLN 25. The farmhouse / event center to be changed to the original approved plans with standing seam roof with additional articulations on the east elevation. (Added by PC on 6.26.19)
PLN 26. A final landscape plan to include additional plantings to serve as a buffer for adequate privacy at the Plateau shall be brought back to the Planning Commission for a final approval. (Added by PC on 6.26.19)
PLN 27. The proposed restrooms at the northerly side of the main pool area to be relocated to the condominium tower building. (Added by PC on 6.26.19)
PLN 28. Pad Elevations . Final building pad elevations shall not vary more than 12 inches above or below the pad elevation established by the approved preliminary grading plan and / or tentative map. Any deviations from this provision shall require approval by the Planning Commission.
PLN 29. EV Charging Station Pursuant to Section 93.06.00 of the PSZC (Off -Street Parking) establishes the number of EV charging stations for new or renovated commercial development, and for new multi-family residential development.
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PLN 30. Landscape Buffer. The applicant shall be required to install additional landscaping along the entire buffer area between the South Villas condos and the Center Court Condominium development. (Added by PC on 9/28/22)
ENGINEERING DEPARTMENT:
Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer.
STREETS
ENG 1. Submit street improvement plans prepared by a registered California civil engineer to the Engineering Division. The plans shall be approved by the City Engineer prior to issuance of any building permits.
ENG 2. All Grading Plans, Improvement Plans, Required Studies and Documents listed below, must be submitted to Engineering Services Department for review and approval.
ENG 3. Any improvements within the public right -of-way require a City of Palm Springs Encroachment Permit. All improvements are subject to inspection and a 24 to 48 hour inspection notification is required.
ENG 4. Master planned roadways (Avenida Caballeros, Amado Road, and Calle Alvarado) shall be improved to the Final Section 14 Master Development Plan/Specific Plan design standards on and adjacent to the site, as generally identified herein, or to alternative design standards proposed by the applicant and approved by the City.
AVENIDA CABALLEROS
ENG 5. Remove the existing driveway approach and replace with new street improvements (curb and gutter, and sidewalk) to match existing street improvements, in accordance with applicable City standards.
ENG 6. Construct a 24 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 205. The centerline of the driveway approach shall be located approximately 380 feet from the centerline of Amado Road.
ENG 7. Construct a 30 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 205. The centerline of the driveway approach shall be located approximately 210 feet from the centerline of Amado Road.
ENG 8. Avenida Caballeros street improvements shall be installed consistent with the streetscape standards and guidelines in the Section 14 Master Development Plan/Specific Plan (November 2004), which includes a landscaped private setback of variable width and an 8 feet wide pedestrian sidewalk with double palm trees planted approximately 60 feet apart. The specific street improvements described in this Item 2A - Page 33
Conditions of Approval Case No. 5.1132-PD 333 AMND / TTM 35236
condition may be modified by the applicant, in consultation with the City, provided that the intent of the Section 14 Specific Plan guideline is maintained.
ENG 9. All broken or off grade street improvements along the project frontage shall be repaired or replaced.
AMADO ROAD
ENG 10. Dedicate additional right-of-way of 15 feet to provide the ultimate half street right -of- way width of 40 feet along the entire frontage, together with a property line - corner cut-back at the northwest corner of the intersection of Amado Road and Avenida Caballeros, and at the northeast corner of the intersection of Amado Road and Calle Alvarado, in accordance with City of Palm Springs Standard Drawing No. 105.
ENG 11. Construct a 5 feet wide sidewalk and 4 feet wide landscaped parkway behind the curb along the entire frontage and concentric with the “Drop Off” turn outs to be consistent with the Section 14 Master Plan related to Amado Road in accordance with City of Palm Springs Standard Drawing No. 210.
ENG 12. Dedicate additional right -of-way concentric with the back of the proposed vehicle “Drop off” turnouts, with the back of right-of-way located at the back of sidewalk.
ENG 13. Remove the existing driveway approach and replace with new street improvements (curb and gutter, and sidewalk) to match existing street improvements, in accordance with applicable City standards.
ENG 14. Construct pavement with a minimum pavement section of 5 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed turn out to clean sawcut edge of pavement. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval.
ENG 15. Construct the proposed vehicle turn- out bay in accordance with applicable City standards. The vehicle turn-out bay shall be a minimum of 12 feet wide where there is no parallel parking allowed and a minimum of 20 feet wide when there is one traffic lane with parallel parking on the north side of the turn- out. The vehicle turn- out bay shall be constructed with new curb, gutter, and sidewalk to match existing improvements, in accordance with applicable City standards.
ENG 16. Amado Road street improvements shall be installed consistent with the streetscape standards and guidelines in the Section 14 Master Development Plan/Specific Plan (November 2004), which includes a 4 feet wide landscaped parkway that includes shade trees in an informal pattern at a spacing of 30 feet or less and a 4 feet wide pedestrian sidewalk. The specific street improvements described in this condition may Item 2A - Page 34
Conditions of Approval Case No. 5.1132-PD 333 AMND / TTM 35236
be modified by the applicant, in consultation with the City, provided that the intent of the Section 14 Specific Plan guideline is maintained.
ENG 17. All broken or off grade street improvements along the project frontage shall be repaired or replaced.
CALLE ALVARADO
ENG 18. Remove the existing driveway approaches as necessary and replace with new street improvements (curb and gutter, and sidewalk) to match existing street improvements, in accordance with applicable City standards.
ENG 19. Remove the existing street improvements as necessary to construct a minimum 24 feet wide driveway approach located approximately 695 feet north of the centerline of Amado Road, respectively. The driveway approach shall be constructed in accordance with City of Palm Springs Standard Drawing No. 205.
ENG 20. Construct a Type A curb ramp meeting current California State Accessibility standards on each side of the driveway approaches in accordance with City of Palm Springs Standard Drawing No. 212. The applicant shall ensure that an appropriate path of travel, meeting ADA guidelines, is provided across the driveways, and shall adjust the location of the access ramps, if necessary, to meet ADA guidelines, subject to the approval of the City Engineer. If necessary, additional pedestrian and sidewalk easements shall be provided on- site to construct a path of travel meeting ADA guidelines.
ENG 21. Construct a 5 feet wide sidewalk behind the curb along the entire frontage (where not already existing) in accordance with City of Palm Springs Standard Drawing No. 210.
ENG 22. Calle Alvarado street improvements shall be installed consistent with the streetscape standards and guidelines in the Section 14 Master Development Plan/Specific Plan (November 2004), which includes a 5 feet wide landscaped parkway and a 5 feet wide pedestrian sidewalk. The specific street improvements described in this condition may be modified by the applicant, in consultation with the City, provided that the intent of the Section 14 Specific Plan guideline is maintained.
ENG 23. All broken or off grade street improvements along the project frontage shall be repaired or replaced.
ON-SITE
ENG 24. The on-site private street shall have a minimum travel way width of 24 feet and shall be constructed with standard 6 inch curb and gutter, a wedge curb, or other approved curbs along both sides of the street, as necessary to accept and convey on- site stormwater runoff to the on- site drainage system, in accordance with applicable City standards. Note that one- way sections of the roadway (including ramps) shall be a minimum of 16 feet wide.
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Conditions of Approval Case No. 5.1132-PD 333 AMND / TTM 35236
ENG 25. The on-site private street shall have a minimum centerline radius of 50 feet.
ENG 26. The minimum pavement section for all on-site pavements shall be 2½ inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval.
ENG 27. Parking shall be restricted along the two-way drive aisle as necessary to maintain a 24 feet wide clear two-way travel way. Regulatory Type R26 “No Parking” signs or red curb shall be installed along the drive aisle as necessary to enforce parking restrictions. A Homeowners Association shall be responsible for regulating and maintaining required no parking restrictions, which shall be included in Covenants, Conditions, and Restrictions required for the development.
ENG 28. An accessible pedestrian path of travel shall be provided throughout the development, as may be required by applicable state and federal laws. An accessible path of travel shall be constructed of Portland cement concrete unless alternative materials meeting state and federal accessibility standards is approved by the City Engineer.
SANITARY SEWER
ENG 29. All sanitary facilities shall be connected to the public sewer system via the on- site private sewer system. Existing sewer service laterals to the property may be used for new sanitary facilities. New laterals shall not be connected at manholes.
ENG 30. All on-site sewer systems shall be privately maintained by a Homeowners Association (HOA). Provisions for maintenance of the on-site sewer system acceptable to the City Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R’s) required for this project.
ENG 31. The project is subject to the Section 14 Sewer Impact Fee. The sewer impact fee at the present time is $696.00 per acre. The fee shall be paid prior to, or concurrently with issuance of building permits.
GRADING
ENG 32. Submit a Precise Grading & Paving Plan prepared by a California registered Civil engineer to the Engineering Division for review and approval. The Precise Grading & Paving Plan shall be approved by the City Engineer prior to issuance of grading permit.
a. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading contractor and submitted to the Engineering Division for review and approval. The applicant and/or its grading contractor shall be required to comply with Chapter Item 2A - Page 36
Conditions of Approval Case No. 5.1132-PD 333 AMND / TTM 35236
8.50 of the City of Palm Springs Municipal Code and shall be required to utilize one or more “Coachella Valley Best Available Control Measures” as identified in the Coachella Valley Fugitive Dust Control Handbook for each fugitive dust source such that the applicable performance standards are met. The applicant’s or its contractor’s Fugitive Dust Control Plan shall be prepared by staff that has completed the South Coast Air Quality Management District (AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or its grading contractor shall provide the Engineering Division with current and valid Certificate(s) of Completion from AQMD for staff that have completed the required training. For information on attending a Fugitive Dust Control Class and information on the Coachella Valley Fugitive Dust Control Handbook and related “PM10” Dust Control issues, please contact AQMD at (909) 396- 3752, or at http://www.AQMD.gov . A
Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and approved by the Engineering Division prior to approval of the Grading plan.
b. The first submittal of the Grading Plan shall include the following information: a copy of final approved conformed copy of Conditions of Approval; a copy of a final approved conformed copy of the Tentative Tract Map; a copy of current Title Report; a copy of Soils Report; a copy of the associated Hydrology Study/Report; and a copy of the project-specific Final Water Quality Management Plan.
ENG 33. Prior to approval of a Grading Plan (or issuance of a Grading Permit), the applicant shall obtain written approval to proceed with construction from the Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer or Tribal Archaeologist ( a copy of the written approval must be provided to the City) . The applicant shall contact the Tribal Historic Preservation Officer or the Tribal Archaeologist at ACBCI-
[email protected] to determine their requirements, if any, associated with grading or other construction. The applicant is advised to contact the Tribal Historic Preservation Officer or Tribal Archaeologist as early as possible. If required, it is the responsibility of the applicant to coordinate scheduling of Tribal monitors during grading or other construction, and to arrange payment of any required fees associated with Tribal monitoring.
ENG 34. In accordance with an approved PM -10 Dust Control Plan, temporary dust control perimeter fencing shall be installed. Fencing shall have screening that is tan in color; green screening will not be allowed. Temporary dust control perimeter fencing shall be installed after issuance of Grading Permit, and immediately prior to commencement of grading operations.
ENG 35. Temporary dust control perimeter fence screening shall be appropriately maintained, as required by the City Engineer. Cuts (vents) made into the perimeter fence screening shall not be allowed. Perimeter fencing shall be adequately anchored into the ground to resist wind loading.
ENG 36. Within 10 days of ceasing all construction activity and when construction activities are not scheduled to occur for at least 30 days, the disturbed areas on- site shall be Item 2A - Page 37
Conditions of Approval Case No. 5.1132-PD 333 AMND / TTM 35236
permanently stabilized, in accordance with Palm Springs Municipal Code Section
8.50.022. Following stabilization of all disturbed areas, perimeter fencing shall be removed, as required by the City Engineer.
ENG 37. Prior to issuance of grading permit, the applicant shall provide verification to the City that the Tribal Habitat Conservation Plan (THCP) fee has been paid to the Agua Caliente Band of Cahuilla Indians in accordance with the THCP.
ENG 38. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the public streets, roadways, or gutters.
ENG 39. A Notice of Intent (NOI) to comply with the California General Construction Stormwater Permit (Water Quality Order 2009-0009-DWQ as modified September 2, 2009) is required for the proposed development via the California Regional Water Quality Control Board online SMARTS system. A copy of the executed letter issuing a Waste Discharge Identification (WDID) number shall be provided to the City Engineer prior to issuance of a grading or building permit.
ENG 40. This project requires the preparation and implementation of a stormwater pollution prevention plan (SWPPP). As of September 4, 2012, all SWPPPs shall include a post-construction management plan (including Best Management Practices) in accordance with the current Construction General Permit. Where applicable, the approved final project-specific Water Quality Management Plan shall be incorporated by reference or attached to the SWPPP as the Post -Construction Management Plan.
A copy of the up-to-date SWPPP shall be kept at the project site and be available for review upon request.
ENG 41. In accordance with City of Palm Springs Municipal Code, Section 8.50.022 (h), the applicant shall post with the City a cash bond of two thousand dollars ($2,000.00) per disturbed acre at the time of issuance of grading permit for mitigation measures for erosion/blowsand relating to this property and development.
ENG 42. A Geotechnical/Soils Report prepared by a California registered Geotechnical Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed development. A copy of the Geotechnical/Soils Report shall be submitted to the Engineering Division with the first submittal of a grading plan.
ENG 43. The applicant shall provide all necessary geotechnical/soils inspections and testing in accordance with the Geotechnical/Soils Report prepared for the project. All backfill, compaction, and other earthwork shown on the approved grading plan shall be certified by a California registered geotechnical or civil engineer, certifying that all grading was performed in accordance with the Geotechnical/Soils Report prepared for the project . No certificate of occupancy will be issued until the required certification is provided to the City Engineer.
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ENG 44. The applicant shall provide pad elevation certifications for all building pads in conformance with the approved grading plan, to the Engineerin g Division prior to construction of any building foundation.
ENG 45. In cooperation with the Riverside County Agricultural Commissioner and the California Department of Food and Agriculture Red Imported Fire Ant Project, applicants for grading permits involving a grading plan and involving the export of soil will be required to present a clearance document from a Department of Food and Agriculture representative in the form of an approved “Notification of Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los Angeles Counties” (RIFA Form CA -1) prior to approval of the Grading Plan. The California Department of Food and Agriculture office is located at 73- 710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208).
WATER QUALITY MANAGEMENT PLAN
ENG 46. This project shall be required to install measures in accordance with applicable National Pollution Discharge Elimination System (NPDES) Best Management Practices (BMP’s) included as part of the NPDES Permit issued for the Whitewater River Region from the Colorado River Basin Regional Water Quality Control Board (RWQCB). The applicant is advised that installation of BMP’s, including mechanical or other means for pre-treating contaminated stormwater and non-stormwater runoff, shall be required by regulations imposed by the RWQCB. It shall be the applicant’s responsibility to design and install appropriate BMP’s, in accordance with the NPDES Permit, that effectively intercept and pre- treat contaminated stormwater and non-stormwater runoff from the project site, prior to release to the City’s municipal separate storm sewer system (“MS4”), to the satisfaction of the City Engineer and the RWQCB. Such measures shall be designed and installed on- site; and provisions for perpetual maintenance of the measures shall be provided to the satisfaction of the City Engineer, including provisions in Covenants, Conditions, and Restrictions (CC&Rs) required for the development.
ENG 47. A Final Project -Specific Water Quality Management Plan (WQMP) shall be submitted to and approved by the City Engineer prior to issuance of a grading or building permit. The WQMP shall address the implementation of operational Best Management Practices (BMP’s) necessary to accommodate nuisance water and storm water runoff from the site. Direct release of nuisance water to the adjacent property or public streets is prohibited. Construction of operational BMP’s shall be incorporated into the Precise Grading and Paving Plan.
ENG 48. Prior to issuance of any grading or building permits, the property owner shall record a “Covenant and Agreement” with the County -Clerk Recorder or other instrument on a standardized form to inform future property owners of the requirement to implement the approved Final Project-Specific WQMP. Other alternative instruments for requiring implementation of the approved Final Project -Specific WQMP include:
requiring the implementation of the Final Project -Specific WQMP in Home Owners Association or Property Owner Association Covenants, Conditions, and Restrictions Item 2A - Page 39
Conditions of Approval Case No. 5.1132-PD 333 AMND / TTM 35236
(CC&Rs); formation o f Landscape, Lighting and Maintenance Districts, Assessment Districts or Community Service Areas responsible for implementing the Final Project- Specific WQMP; or equivalent. Alternative instruments must be approved by the City Engineer prior to the issuance of any grading or building permits.
ENG 49. Prior to issuance of certificate of occupancy or final City approvals (OR of “final” approval by City), the applicant shall: (a) demonstrate that all structural BMP’s have been constructed and installed in conformance with approved plans and specifications; (b) demonstrate that applicant is prepared to implement all non- structural BMP’s included in the approved Final Project-Specific WQMP, conditions of approval, or grading/building permit conditions; and (c) d emonstrate that an adequate number of copies of the approved Final Project -Specific WQMP are available for the future owners (where applicable)
DRAINAGE
ENG 50. All stormwater runoff passing through the site shall be accepted and conveyed across the property in a manner acceptable to the City Engineer. For all stormwater runoff falling on the site, on- site retention or other facilities approved by the City Engineer shall be required to contain the increased stormwater runoff generated by the development of the property. Provide a hydrology study to determine the volume of increased stormwater runoff due to development of the site, and to determine required stormwater runoff mitigation measures for the proposed development.
Final retention basin sizing and other stormwater runoff mitigation measures shall be determined upon review and approval of the hydrology study by the City Engineer and may require redesign or changes to site configuration or layout consistent with the findings of the final hydrology study. No more than 40- 50% of the street frontage parkway/setback areas should be designed as retention basins. On-site open space, in conjunction with dry wells and other subsurface solutions should be considered as alternatives to using landscaped parkways for on-site retention.
ENG 51. Submit storm drain improvement plans for all on-site storm drainage system facilities for review and approval by the City Engineer.
ENG 52. Construct storm drain improvements, including but not limited to catch basins, and storm drain lines, for drainage of on- site private street and underground parking garages into the on -site underground retention system, as described in the Preliminary Drainage Study for Tentative Tract Map No. 35236, prepared by Fomotor Engineering, dated December 2006. The hydrology study for Tentative Tract Map 35236 shall be amended to include catch basin sizing, storm drainpipe sizing, and underground retention system sizing calculations and other specifications for construction of required on- site storm drainage improvements. (study to be updated to reflect changes to project)
ENG 53. All on -site storm drain systems shall be privately maintained by a Homeowners Association (HOA). Provisions for maintenance of the on- site storm drain systems Item 2A - Page 40
Conditions of Approval Case No. 5.1132-PD 333 AMND / TTM 35236
acceptable to the City Engineer shall be included in Covenants, Conditions and Restrictions (CC&Rs) required for this project.
ENG 54. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $9,212 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit.
GENERAL
ENG 55. Any utility trenches or other excavations within existing asphalt concrete pavement of off- site streets required by the proposed development shall be backfilled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. The developer shall be responsible for removing, grinding, paving and/or overlaying existing asphalt concrete pavement of off -site streets as required by and at the discretion of the City Engineer, including additional pavement repairs to pavement repairs made by utility companies for utilities installed for the benefit of the proposed development (i.e. Desert Water Agency, Southern California Edison, Southern California Gas Company, Time Warner, Verizon, Mission Springs Water Dist rict, etc.). Multiple excavations, trenches, and other street cuts within existing asphalt concrete pavement of off -site streets required by the proposed development may require complete grinding and asphalt concrete overlay of the affected off -site streets, at the discretion of the City Engineer. The pavement condition of the existing off-site streets shall be returned to a condition equal to or better than existed prior to construction of the proposed development.
ENG 56. All proposed utility lines shall be installed underground.
ENG 57. All existing utilities shall be shown on the improvement plans for the project. The existing and proposed service laterals shall be shown from the main line to the property line.
ENG 58. Upon approval of any improvement plan by the City Engineer, the improvement plan shall be provided to the City in digital format, consisting of a DWG (AutoCAD 2004 drawing file), DXF (AutoCAD ASCII drawing exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats. Variation of the type and format of the digital data to be submitted to the City may be authorized, upon prior approval by the City Engineer.
ENG 59. The original improvement plans prepared for the proposed development and approved by the City Engineer shall be documented with record drawing “as -built” information and returned to the Engineering Division prior to issuance of a final certificate of occupancy. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction.
ENG 60. Nothing shall be constructed or planted in the corner cut -off area of any intersection or driveway which does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Code Section 93.02.00, D.
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ENG 61. All proposed trees within the public right -of-way and within 10 feet of the public sidewalk and/or curb shall have City approved deep root barriers installed in accordance with City of Palm Springs Standard Drawing No. 904.
MAP
ENG 62. The developer shall apply for an annexation to the City of Palm Springs Community Facilities District established for public safety services and submit required applications, waivers, and consent forms to the annexation prior to approval of a final map. Payment of an annexation fee ($7,500) and shall be made at the time of the application. The annexation shall be completed by action of the city council in a public hearing, prior to processing a final map for approval.
ENG 63. A Final Map shall be prepared by a California registered Land Surveyor or qualified Civil Engineer and submitted to the Engineering Division for review and approval. A Title Report prepared for subdivision guarantee for the subject property, the traverse closures for the existing parcel and all lots created therefrom, and copies of record documents shall be submitted with the Final Map to the Engineering Division as part of the review of the Map. The Final Map shall be approved by the City Council prior to issuance of building permits.
ENG 64. A copy of draft Covenants, Conditions and Restrictions (CC&Rs) shall be submitted to the City Attorney for review and approval for any restrictions related to the Engineering Division’s recommendations. The CC&Rs shall be approved by the City Attorney prior to approval of the Final Map, or in the absence of a Final Map, shall be submitted and approved by the City Attorney prior to issuance of Certificate of Occupancy.
ENG 65. Upon approval of a final map, the final map shall be provided to the City in G.I.S. digital format, consistent with the “Guidelines for G.I.S. Digital Submission” from the Riverside County Transportation and Land Management Agency.” G.I.S. digital information shall consist of the following data: California Coordinate System, CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file); lot lines, rights -of- way, and centerlines shown as continuous lines; full map annotation consistent with annotation shown on the map; map number; and map file name. G.I.S. data format shall be provided on a CDROM/DVD containing the following: ArcGIS Geodatabase, ArcView Shapefile, ArcInfo Coverage or Exchange file (e00), DWG (AutoCAD 2004 drawing file), DGN (Microstation drawing file), DXF (AutoCAD ASCII drawing exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats. Variations of the type and format of G.I.S. digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer.
TRAFFIC
ENG 66. As determined by the Westin Hotel and Residences Traffic Impact Study prepared by Endo Engineering (as revised March 5, 2007) and a revised focused traffic study Item 2A - Page 42
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by KOA Corporation (March 3, 2017) have determined that the following mitigation measures will be required:
a) Install a 24 inch stop sign, stop bar, and “STOP” legend for traffic exiting the development at all project egress points, in accordance with City of Palm Springs Standard Drawing Nos. 620-625.
b) A clear unobstructed sight distance shall be provided at all project access points; a clear sight triangle inside the property measuring 8 feet by 8 feet shall be provided at each access driveway, with screening fences or landscaping restricted to maintain the require sight distance.
ENG 67. Submit traffic striping plans for Amado Road, prepared by a California registered civil engineer, for review and approval by the City Engineer. All required traffic striping and signage improvements shall be completed in conjunction with required street improvements, to the satisfaction of the City Engineer, and prior to issuance of a certificate of occupancy.
ENG 68. A minimum of 48 inches of clearance for handicap accessibility shall be provided on public sidewalks or pedestrian paths of travel within the development. Minimum clearance on public sidewalks or pedestrian paths of travel shall be provided by either an additional dedication of a sidewalk easement (if necessary) and widening of the sidewalk, or by the relocation of any obstructions within the publ ic sidewalk along the Avenida Caballeros, Amado Road, and Calle Alvarado frontages of the subject property.
ENG 69. All damaged, destroyed, or modified pavement legends, traffic control devices, signing, striping, and streetlights , associated with the proposed development shall be replaced as required by the City Engineer prior to issuance of a Certificate of Occupancy.
ENG 70. Construction signing, lighting, and barricading shall be provided during all phases of construction as required by City Standards or as directed by the City Engineer. As a minimum, all construction signing, lighting, and barricading shall be in accordance with Part 6 “Temporary Traffic Control” of the California Manual on Uniform Traffic Control Devices (CAMUTCD), dated November 7, 2014, or subsequent editions in force at the time of construction.
ENG 71. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit.
WASTE DISPOSAL:
1. Trash cans shall be screened from view and kept within fifty (50) feet of the street.
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Conditions of Approval Case No. 5.1132-PD 333 AMND / TTM 35236
POLICE DEPARTMENT:
1. Developer shall comply with Article II of Chapter 8.04 of the Palm Springs Municipal Code.
BUILDING DEPARTMENT:
1. Prior to any construction on-site, all appropriate permits must be secured.
FIRE DEPARTMENT:
FID 1 These Fire Department conditions may not provide all requirements.
Owner/developer is responsible for all applicable state and locally adopted fire codes. Detailed plans are still required for review. Conditions are subject to final plan check and review. Initial fire department conditions have been determined on the resubmitted plans received and dated February 1, 2017.
Additional requirements may be required at that time based on revisions to plans.
FID 2 Fire Department Conditions were based on the 2013 California Fire Code as adopted by City of Palm Springs, Palm Springs Municipal Code, PSFD Appendix “O” Development Requirements and latest adopted NFPA Standards. Three (3) complete sets of plans for private fire service mains, fire alarm, or fire sprinkler systems must be submitted at time of the building plan submittal. No deferred submittals accepted.
FID 3 Conditions of Approval – “Conditions of Approval” received from the Palm Springs Planning Department must be submitted with each plan set. Failure to submit will result in a delay of plan approval.
FID 4 Plans and Permits (CFC 105.1):
Permits and scaled drawings are required for this project. Plan reviews can take up to 20 working days. Submit a minimum of three (3) sets of drawings for review. Upon approval, the Fire Prevention Bureau will retain one set.
Plans shall be submitted to:
City of Palm Springs
Building and Safety Department
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Counter Hours: 8:00 AM – 6:00 PM, Monday – Thursday
A deposit for Plan Check and Inspection Fees is required at the time of Plan Submittal. These fees are established by Resolution of the Palm Springs City Council.
Item 2A - Page 44
Conditions of Approval Case No. 5.1132-PD 333 AMND / TTM 35236
Complete listings and manufacturer’s t echnical data sheets for all system materials shall be included with plan submittals. All system materials shall be UL listed or FM approved for fire protection service and approved by the Fire Prevention Bureau prior to installation.
Plans shall include all necessary engineering features, including all hydraulic reference nodes, pipe lengths and pipe diameters as required by the appropriate codes and standards. Plans and supporting data, (calculations and manufacturers technical data sheets) including fi
re flow data, shall be
submitted with each plan submittal. Complete and accurate legends for all symbols and abbreviations shall be provided on the plans.
FID 5
Access During Construction (CFC 503): Access for firefighting equipment shall be provided to the i mmediate job site at the start of construction and maintained until all construction is complete. Fire apparatus access roads shall have an unobstructed width of not less than 24 feet and an unobstructed vertical clearance of not less than 13' -6". Fire D epartment access roads shall have an all -weather driving surface and support a minimum weight of 73,000 lbs.
FID 6 Required access (CFC 504.1): Exterior doors and openings required by this code or the California Building Code shall be maintained readily accessible for emergency access by the fire department. An approved access walkway leading from fire apparatus access roads to exterior openings shall be provided when required by the fire code official.
FID 7 Aerial Fire Access Roads (CFC Appendix D105.1): Buildings or portions of buildings or facilities exceeding 30 feet in height above the lowest level of fire department vehicle access shall be provided with approved fire apparatus access roads capable of accommodating fire department aer ial apparatus.
Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway.
• Aerial Fire Access Road Width (CFC Appendix D105.2): Fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate vicinity of any building or portion of building more than 30 feet in height.
• Aerial Access Proximity to Building (CFC Appendix D105.3):
At least one of the required access routes for buildings or facility exceeding 30 feet in height above the lowest level of fire department vehicle access shall be located within a minimum of 15 feet and a maximum of 30 feet from the building and shall be positioned parallel to one entire side of the building.
Item 2A - Page 45
Conditions of Approval Case No. 5.1132-PD 333 AMND / TTM 35236
Project Note: Site plan does not show aerial apparatus access roads
FID 8 Turning radius (CFC 503.2.4): Fire access road turns and corners shall be designed with a minimum inner radius of 25 feet and an outer radius of 43 feet. Radius must be concentric.
FID 9 Traffic Calming Devices (CFC 503.4.1): Traffic calming devices shall be prohibited unless approved by the fire code official.
FID 10 Key Box Required to be Installed (CFC 506.1): Where access to or within a structure or an area is restricted because of secured openings or where immediate access is necessary for lifesaving or fire-fighting purposes, the fire code official is authorized to require a key box to be installed in an approved location. The key box shall be flush mount type and shall contain keys to gain necessary access as required by the fire code official.
Secured emergency access gates serving apartment, town home or condominium complex courtyards must provide a key box in addition to association or facility locks. The nominal height of Knox lock box installations shall be 5 feet above grade. Location and installation of Knox key boxes must be approved by the fire code official.
• Key Box Contents (CFC 506.1): The Knox key box shall contain keys to all areas of ingress/egress, alarm rooms, fire sprinkler riser/equipment rooms, mechanical rooms, elevator rooms, elevator controls, plus a card containing the emergency contact people and phone numbers for the building/complex.
FID 11 Required Water Supply (CFC 507.1): An approved water supply capable of supplying the required fire flow for fire protection shall be provided to premises upon which facilities, buildings or portions of buildings are hereafter constructed or moved into or within the jurisdiction.
FID 12 Water Plan (CFC 501.3 & 901.2): A water plan for on -site and off -site is required and shall include underground private fire main for fire sprinkler riser(s), public fire hydrant(s), public water mains, Double Ch eck Detector Assembly, Fire Department Connection and associated valves.
FID 13 Location of Fire Department Connections: The connection inlets must face the street and be located on the street side of the building. The face of the inlets shall be 18 inches horizontal from the back edge of sidewalk (or back of curb, if no sidewalk), and shall be 36 to 44 inches in height to center of inlets above finished grade. No lan
dscape planting, walls, or other
obstructions are permitted within 3 feet of Fire Department connections.
The FDC and supporting piping shall be painted OSHA safety red.
Item 2A - Page 46
Conditions of Approval Case No. 5.1132-PD 333 AMND / TTM 35236
The address of the building served shall be clearly indicated on the Fire Department Connection (FDC). A sign with this information shall be placed on or near the FDC. The sign shall be constructed of metal. The sign face, lettering, and attachment shall
be made of weather and vandal resistant
materials. Sign background will be bright red. Letters will be bright white.
Sign format will be substantially as follows:
FDC SERVES
354 N PALM CANYON
[Designate Buildings Served]
FID 14 Fire Hydrant & FDC Location (CFC 912.2): A public commercial fire hydrant is required within 30 feet of the Fire Department Connection (FDC).
Fire Hose must be protected from vehicular traffic and shall not cross roadways, streets, railroad tracks or driveways or areas subject to flooding or hazardous material or liquid releases.
FID 15 Fire Department Connections (CFC 912.2.1 & 912.3): Fire Department connections shall be visible and accessible, have two 2.5 -inch NST female inlets, and have an approved check valve located as clo se to the FDC as possible. All FDC's shall have KNOX locking protective caps. Contact the fire prevention secretary at 760-323-8186 for a KNOX application form.
FID 16 Location of Class I standpipe hose connections (CFC 905.4):
Class I standpipe hose connections shall be provided in all of the following locations:
1. In every required stairway, a hose connection shall be provided for each floor level above or below grade. Hose connections shall be located at an intermediate floor level landing between floors, unless otherwise approved by the fire code official. See Section 909.20.3.2 for additional provisions in smoke-proof enclosures.
2. On each side of the wall adjacent to the exit opening of a horizontal exit.
Exception: Where floor areas adjacent to a h orizontal exit are reachable from exit stairway hose connections by a nozzle attached to 100 feet of hose, as measured along the path of travel, a hose connection shall not be required at the horizontal exit.
3. In every exit passageway, at the entrance f rom the exit passageway to other areas of a building.
Exception: Where floor areas adjacent to an exit passageway are reachable from exit stairway hose connections by a 30-foot hose stream from a nozzle attached to 100 feet of hose, a hose connection shall not be required at the entrance from the exit passageway to other areas of the building.
4. N/A
Item 2A - Page 47
Conditions of Approval Case No. 5.1132-PD 333 AMND / TTM 35236
5. Where the roof has a slope less than four units vertical in 12 units horizontal (33.3-percent slope), a hose connection shall be located to serve the roof or at the highest landing of a stairway with stair access to the roof provided in accordance with Section 1009.16.
6. Where the most remote portion of a non- sprinklered floor or story is more than 150 feet from a hose connection or the most remote po rtion of a sprinklered floor or story is more than 150 feet from a hose connection, the fire code official is authorized to require that additional hose connections be provided in approved locations. The distances from a hose connection shall be measured along the path of travel.
FID 17 NFPA 13 Fire Sprinklers Required: An automatic fire sprinkler system is required. Only a C-16 licensed fire sprinkler contractor shall perform system design and installation. System to be designed and installed in accordance with NFPA standard 13, 2013 Edition, as modified by local ordinance.
FID 18 NFPA 13R Fire Sprinklers Required: An automatic fire sprinkler system is required. Only a C-16 licensed fire sprinkler contractor shall perform system design and installation. System to be designed and installed in accordance with NFPA standard 13R, 2013 Edition, as modified by local ordinance.
FID 19 Floor Control Valves (CFC 903.3.8 & Ordinance 1781: Item 42): Floor control valves and water flow detection assemblies shall be installed at each floor in buildings three or more stories in height. Valve locations will be determined and approved by the fire code official.
FID 20 Identification (CFC 509.1): Fire protection equipment shall be identified in an approved manner. Rooms containing controls for air -conditioning systems, sprinkler risers and valves, roof access, electrical rooms, or other fire detection, suppression or control elements shall be identified for the use of the fire department. Approved signs required to identify fire protection equipment and equipment location, shall be const ructed of durable materials, permanently installed and readily visible.
FID 21 Fire Sprinkler Supervision and Alarms System (CFC 903.4/4.1): All valves controlling the water supply for automatic sprinkler systems, pumps, tanks, water levels and temperatures, critical air pressures and water -flow switches on all fire sprinkler systems shall be electrically supervised by a listed Fire Alarm Control Unit (FACU). The listed FACU alarm, supervisory and trouble signals shall be distinctly different and shall be monitored at a UL listed central station service. The fire sprinkler supervision and alarms system shall comply with the requirements of NFPA 72, 2013 Edition. All control valves shall be locked in the open position.
FID 22 Fire Alarm System: Fire alarm system is required, and installation shall Item 2A - Page 48
Conditions of Approval Case No. 5.1132-PD 333 AMND / TTM 35236
comply with the requirements of NFPA 72, 2013 Edition.
FID 23 Central Station Protective Signaling Service (CFC 903.4.1): A UL listed, and certified Protective Signaling Service (Central Station Service) is required. Provide the Fire Department with proof of listing and current certificate. The Fire Department shall be notified immediately of change in service.
FID 24 HVAC Duct Smoke Detecti on/Shut Down with a Fire Sprinkler Supervision & Alarm System or Fire Alarm System (CFC 907.4.1, CMC 609.0 & NFPA 72): All HVAC systems supplying greater than 2,000 CFM shall require a duct detector and HVAC shut down when smoke is detected.
HVAC shut down shall be on an individual basis, not global. These systems shall supervise the Duct Detectors and activate the notification appliances.
An accessory module shall be installed for each unit, including alarm LED, pilot LED and key-operated test/reset switch.
FID 25 Smoke Alarm or Detector Locations - R-1 Occupancy (CFC 907.2.11.1):
Single or multiple- station smoke alarms shall be installed in all of the following locations in Group R-1:
1. In sleeping areas.
2. In every room in the path of the means of egress from the sleeping area to the door leading from the sleeping unit.
3. In each story within the sleeping unit, including basements. For sleeping units with split levels and without an intervening door between the adjacent levels, a smoke alarm installed on t
he upper level shall suffice for the
adjacent lower level provided that the lower level is less than one full story below the upper level.
FID 26 Groups R -1 and R -2.1 Accessibility Requirements (CFC 907.6.2.3.3 ):
Group R -1 and R -2.1 dwelling units or sleeping units in accordance with Table 907.6.2.3.3 shall be provided with a visible alarm notification appliance, activated by both the in -room
smoke alarm and the building fire alarm
system. Also comply with Section 1111B.4.5, Table 11B-3, and Table 11B-4 of the California Building Code.
FID 27 Fire Extinguisher Requirements (CFC 906): Provide one 2 -A:10-B:C portable fire extinguisher for every 75 feet of floor or grade travel distance for normal hazards. Show proposed
extinguisher locations on the plans.
Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet above floor level. Preferred location is in the path of exit travel or near an exit door.
Portable Fire Extinguishers for Food Processing Equipment (CFC 906.1 & 4): In addition to the fixed system, a fire extinguisher listed and labeled for Class K fires shall be installed within 30 feet of commercial food heat processing equipment, as measured along an unobstructed path of travel.
Item 2A - Page 49
Conditions of Approval Case No. 5.1132-PD 333 AMND / TTM 35236
The preferred location is near the exit from the cooking equipment area.
FID 28 Emergency responder radio coverage in new buildings (CFC 510.1): All new buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communication systems of the jurisdiction at the exterior of the building. This section shall no t require improvement of the existing public safety communication systems.
FID 29 Elevator Stretcher Requirement (CBC 3002.4): Elevators shall be designed to accommodate medical emergency service. The elevator(s) so designed shall accommodate the loading and transport of an ambulance gurney or stretcher 24 inches by 84 inches in the horizontal position. The elevator entrance shall have a clear opening of not less than 42 inches wide or less than 78 inches high. The elevator car shall be provided with a minimum clear distance between walls or between walls and door excluding return panels not less than 80 inches by 54 inches, and a minimum distance from wall to return panel not less than 51 inches with a 42-inch side slide door.
FID 30 Elevator Emergency Operation (CFC 607.1): Existing elevators with a travel distance of 25 feet or more shall comply with the requirements in Chapter 46. New elevators shall be provided with Phase I emergency recall operation and Phase II emergency in-
car operation in accordance with
California Code of Regulations, Title 8, Division 1, Chapter 4, Subchapter 6, Elevator Safety Orders and NFPA 72.
• Elevator Keys (CFC 607.4): Keys for the elevator car doors and fire-fighter service keys shall be kept in an approved location for immediate use by the fire department.
• Elevator System Shunt Trip (CFC 607.5): Where elevator hoistways or elevator machine rooms containing elevator control equipment are protected with automatic sprinklers, a means installed in accordance with NFPA 72, Section 21.4, Elevator Shutdown, shall be provided to automatically disconnect the main line power supply to the affected elevator prior to the application of water. This means shall not be self -resetting. The activation of sprinklers outside the hoistway or machine room shall not disconnect the main line power supply.
• Fire Sprinklers at Bottom of Elevator Pit (NFPA 13: 8.15.5.1):
Sidewall spray sprinklers shall be installed at the bottom of each elevator hoistway not more than 2 ft above the floor of the pit.
Item 2A - Page 50
Conditions of Approval Case No. 5.1132-PD 333 AMND / TTM 35236
• Elevator Hoistways and Machine Rooms (NFPA 13: 8.15.5.3):
Automatic fire sprinklers shall be required in elevator machine rooms, elevator machinery spaces, control spaces, or hoistways of traction elevators.
• Fire Sprinklers at the Top of Elevator Hoistways (NFPA 13:
8.15.5.6):
The sprinkler required at the top of the elevator
hoistway by 8.15.5.5 shall not be required where the hoistway for passenger elevators is noncombustible or limited combustible and the car enclosure materials meet the requirements of ASME A17.1, Safety Code for Elevators and Escalators.
• Elevator Recall for Fire Fighters’ Service with Automatic Fire Detection (NFPA 72: 21.3.3): Unless otherwise required by the authority having jurisdiction, only the elevator lobby, elevator hoistway, and elevator machine room smoke detectors, or other automatic fire detection as permitted by 21.3.9, shall be used to recall elevators for fire fighters’ service.
• Exception: A water -flow switch shall be permitted to initiate elevator recall upon activation of a sprinkler i nstalled at the bottom of the elevator hoistway (the elevator pit), provided the water-flow switch and pit sprinkler are installed on a separately valved sprinkler line dedicated solely for protecting the elevator pit, and the water -flow switch is provided without time -delay capability.
• Elevator Recall with Fire Sprinkler in Elevator Pit (NFPA 72:
21.3.7): When sprinklers are installed in elevator pits, automatic fire detection shall be installed to initiate elevator recall in accordance with 2.27.3.2.1(c) of ANSI/ASME A.17.1/CSA B44, Safety Code for Elevators and Escalators, and the following shall apply:
• Where sprinklers are located above the lowest level of recall, the fire detection device shall be located at the top of the hoistway. • (2) Where sprinkle rs are located in the bottom of the hoistway (the pit), fire detection device(s) shall be installed in the pit in accordance with Chapter 17.
• (3) Outputs to the elevator controller(s) shall comply with
21.3.14. • Elevator Systems Automatic Detection (NFPA 72: 21.3.9): If Item 2A - Page 51
Conditions of Approval Case No. 5.1132-PD 333 AMND / TTM 35236
ambient conditions prohibit installation of automatic smoke detection, other automatic fire detection shall be permitted.
• Detector Annunciation at the Building Fire Alarm Control Unit (NFPA 72: 21.3.10): When actuated, any detector that has initiated fire fighters’ recall shall also be annunciated at the building fire alarm control unit, or other fire alarm control unit as described in 21.3.2, and at required remote annunciators.
FID 31 “Exit Analysis Plans” required (CFC 104.7.2): Prepared, stamped and signed by a state licensed architect in ¼” = 1’ scale. The floor plans shall address the following for all assembly occupancies including swimming pool enclosures:
• Provide net occupant load calculations for interior (rest aurant & bar) and outdoor patios. The occupant load determination shall be made by the Fire Marshal
• Seating/table diagram with compliant aisle widths
• Minimum required egress width to accommodate occupant load • Exit access travel distance
• Egress paths to public way
• Means of egress illumination locations
• Illuminated EXIT sign locations
• Compliant exit doors/gates and door/gate hardware (panic hardware)
• Note any elevation changes in the exit discharge
• Locations of fire extinguishers (minimum rating 2A-10BC).
FID 32 Interior Finish, Decorative Materials and Furnishings (CFC 801.1):
Scope. The provisions of this chapter shall govern interior finish, interior trim, furniture, furnishings, decorative materials, and decorative vegetation in buildings. Existing buildings shall comply with Sections 803 through 808. New buildings shall comply with Sections 804 through 808, and Section 803 of the California Building Code.
• Report submittal to be prepared by a registered design professional acceptable to the fire code official
FID 33 Hazardous Materials (CFC 5004.1): Storage of hazardous materials in amounts exceeding the maximum allowable quantity per control area as set forth in Section 5003.1 shall be in accordance with Sections 5001, 5003 and 5004. Storage of hazardous materials in amounts not exceeding the maximum allowable quantity per control area as set forth in Section 5003.1 shall be in accordance with Sections 5001 and 5003. Retail and wholesale storage and display of nonflammable solid and nonflammable and Item 2A - Page 52
Conditions of Approval Case No. 5.1132-PD 333 AMND / TTM 35236
noncombustible liquid hazardous materials in Group M occupancies and Group S storage shall be in accordance with Section 5003.11.
• Pool Chemicals – dedicated, compliant storage cabinets, rooms, or areas required
• Liquid Petroleum Gas (LPG) – dedicated, compliant storage cabinets, rooms, or areas required
END OF CONDITIONS
Item 2A - Page 53
ATTACHMENT D
Item 2A - Page 54
EXCERPTS OF MINUTES
At the Planning Commission meeting of the City of Palm Springs , held on September 14, 2022, the Planning Commission took the following action:
Public Comments:
The following persons spoke in opposition of Item 2C, Selene Palm Springs:
MARK ELKINS, resides adjacent to proposed project, is opposed to the five- story condominiums and massive wall surrounding their complex that does not fit into the character of the neighborhood.
THOMAS BOUDROT, Center Court, res ident, urged the Com mission to consider the adjacent residents and the inappropriate height of the revised condo plans with direction to developer to lower the finished height in proportion with the surroundings.
LOUIS FARINELLO, Center Court, HOA president, stated they are not objecting to the hotel; noting that the four and five-story condo buildings block their view. He stated that the north villas were supposed to be single- story and the addition of 24 four -story condos on the southeast corner does not benefit the community and the convention center.
DAVID POWELL, adjacent resident, spoke about the project evolving again creating multi-level condos that will further impede the views of the neighbors. He requested the hotel should continue and the new components of the f our-story condos should be returned to the previously approved plan or limit them to two-stories.
There being no further speakers’ public comment was closed.
2C. SELENE PALM SPRINGS, LLC, FOR AN AMENDMENT TO THE
PREVIOUSLY APPROVED FINAL DEVELOPMENT PLAN S AND A
TENTATIVE TRACT MAP 35236 TO INCLUDE THE ADDITION OF 24 CONDOMINIUM UNITS TO THE SOUTHEAST SECTION OF THE SITE; RECONFIGURE THE 12 CONDOMINIUM UNITS AT THE NORTHWEST
AREA OF THE SITE ; INCREASE THE NUMBER OF TOWER
CONDOMINIUM UNITS FROM 28 TO 29 UNITS AND MAKE MINOR
MODIFICATIONS TO THE FINAL LANDSCAPE PLANS OF THE
DREAM HOTEL LOCATED AT THE NORTHWEST CORNER OF
AVENIDA CABALLEROS AND AMADO ROAD, ZONE PDD 333 (CASE
NOS, 5.1132-PD 333 & TTM 35236) (ER)
Planning Director Hadwin briefly stated what’s before the Commission for their review; noting that there are parallel conversations occurring between the operator and the City Item 2A - Page 55
Planning Commission Minute Excerpts
Case Nos. 5.1132 PDD 333 / TTM 35236
September 14, 2022
2 and City Council regarding two agreements that will establish both the performance schedule for permitting construction opening and financial obligations of the hotel.
Principal Planner Robertson provided background information and an overview of the proposed modifications as outlined in the staff report. He addressed questions from the Commission.
Chair Weremiuk opened the public hearing:
LAURI KIBBY, developer, in response to public testimony, Ms. Kibby said they have been responding to the mark with the changes made to the project over the years. She said the neighbor’s comments have always been paramount in their discussions with the architect - t he hotel was moved back 170 feet from the property line and will landscape the terraces to ensure no one is looking at a big blank wall. Ms. Kibby noted the entrance will be off of Caballeros to ensure the adjacent residents are not disturbed.
She indicated the garage is submerged only six feet above grade. Ms. Kibby further addressed the parking and garages, greenspace, hotel design, meeting space, progression of civil work, construction plans, view corridors and details on the north and south villas.
CLAY AURELL, AB Design Studio, responded to Commission questions relating to the height of the south villas, Mr. Aurell said their approach was to a partially submerged or subterranean parking area for parking of the villas and will be coming out of the ground five or six feet t o allow for parking below the unit and described how the height measurements were done. Mr. Aurell was available to address questions from the Commission.
There being no further speakers the public hearing was close.
Commission Comments:
Vice Chair Roberts said he has no issue with what's being presented with respect to design or percentages of housing versus the hotel. However, he does grave concerns about the heights of the new additions to this develop ment. He said the condominium complex behind this project has been taking a beating for years with this development in terms of losing its view . He said he’s been watching this project for years because of my participation and involvement with the City of Palm Springs over the years ; and the developer has tried to work with the condominium complex to maintain some of their view lines. His concern is that in the current iteration the few view lines that existed are being taken and although he appreciates the additional housing, they need to look at the cost of that on the quality of life for the people that are already there . Vice Chair Roberts thinks this development can find other areas for housing without sacrificing the little views that are left for the condominiums behind it . He sa id it could be that the buildings aren't as high and there's more spreading out on the property at ground level Item 2A - Page 56
Planning Commission Minute Excerpts
Case Nos. 5.1132 PDD 333 / TTM 35236
September 14, 2022
3 itself possibly with a loss of hotel rooms. And some of those hotel rooms that are part of the larger building could then become condominiums.
Commissioner Hirschbein said he’d like to take a step back and n ot disagree with anything Vice Chair Roberts said but thinks they’re premature in the review process and they should be reviewing th is project after the development agreement is made public so that they have a benchmark on what it is required under the development agreement in terms of number of housing units. He thinks a public statement about the status of the negotiation agreement referencing a specific number of units and then they can review what those units should look like or the massing of project.
Commissioner Ervin said he typically takes a lot of time in the reviewing and deciding the projects before them. He said he’s uncertain that the Planning Commission and the City are on the same page since this project keeps coming back to them with changes.
He agrees with Commissioner H irschbein and is concerned about the dialogue that’s going on at the City.
Commissioner Moruzzi said he agrees with Commissioner Ervin; he thinks perhaps this is an example where the City is trying to move it forward through the Planning Commission so that the C ity can address all of these concerns, and as well as , the negotiations going on. He said it seems like it's b eing rushed through so that the City Council can deal with all of these issues.
Commissioner Miller said he’s not sure that he would agree that this is premature because the applicant has come forward with a proposed amendment and the Planning Commission is being asked to review what’s before them. He said the fact that there's going to be changes to the development agreement that will happen with the City Council.
Commissioner Scott concurs with V ice Chair Roberts that there is a height issue but thinks that could be easily addressed. He said the height issue could be addressed by removing the fourth level of the building closest to Center Court, in the southeast corner, in which he thinks t hey would lose four units in the upper level but it would bring the three and a half level part of the building further away from that existing one and two- story condominiums and their view and light would be less impacted. Commissioner Scott noted that Center Court is a one-story building and any new development on this site with more than two -stories is going to impact Center Court’s views. Commissioner Scott said he does not have a problem with 3 ½ stories fronting Amado Road; however, he is concerned with the distance these condos being so close to Center Court.
Commissioner Aylaian concurs with Vice Chair Roberts and C ommissioner Miller; and said her only concern with the proposed condominium u nits is t hat they are roughly twice as high as what they are replacing. She understands that this is allowable within the PDD and is something that could be approved; however, she thinks in this case they would be ignoring the interests of long- standing neighborhoods. Ms. Aylaian said while Item 2A - Page 57
Planning Commission Minute Excerpts
Case Nos. 5.1132 PDD 333 / TTM 35236
September 14, 2022
4 there could be a compromise with the reduction of some units . She said she could support the proposed changes if the height is lowered on the east side of the north condos and on the north side of the s outh condos so that there is a bit more stepping.
Commissioner Aylaian said it’s d ifficult for her to say the project is airy or light for the existing neighbors.
Commissioner Moruzzi spoke in support of Commissioner Aylaian’s comments.
Chair Weremiuk said that she does not have a problem with the height in general; and it has been a long negotiation process with the neighbors. She thinks the neighbors have worked with them in good faith and thinks it has significant impacts. Chair Weremiuk said does not like knowing that the City Council is n egotiating the number of units and the Commission is being set up to be overturned. She said the Commission is expressing concern about the heights and the distance between the buildings if someone would like to craft the motion.
Commissioner Miller r esponded that since they are talking about reducing s ignificant portions of the third level of two portions of the building on the southeast and northeast he thinks the Commission needs to see revised plans.
Attorney Priest stated his recommendation would be that that motion is to recommend a denial of the PDD Amendment expressing the C ommission's concerns about the heights and visual impacts.
Vice Chair Roberts said he is not comfortable with a denial recommendation to the City Council as they will not fully understand their concerns.
LAURI KIBBY responded that she is willing to work with the architect to see if it’s possible to modify the heights. Ms. Kibby said that they’ve always been very cooperative and have already addressed the height and setbacks without having to give up their count noting that everything i s two bedroom s so they can get the number of units they know they can sell. Ms. Kibby clarified that they have adjusted the setbacks to allow a view of the mountains ; noting that they may be able to reduce the height on the south villas, but the north villas are positioned with the driveway . She indicated that reducing one of the buildings and not the other building would reduce the unit count ; and requested the north building not be included in the reduction of height.
Vice Chair Roberts suggested the Commission re mand this project back to the City Council with their recommendation that the view or height impacts be reduced on both condominiums.
Attorney Priest stated that the C ode does give the Commission the option to recommend approval with conditions or a denial if it’s the Commission's preference.
Item 2A - Page 58
Planning Commission Minute Excerpts
Case Nos. 5.1132 PDD 333 / TTM 35236
September 14, 2022
5 Commissioner Aylaian said she’d like to encourage when the development team take a look at the abrupt height change that does not assimilate well into the community and consider this project could potentially be visible to the people from the street not just the residents whose garage backs up onto it.
Roberts, seconded by Aylaian and carried on a 7-0 roll call vote.
To continue to date certain of September 28, 2022, to allow the applicant to return with revised drawings that include the view or height impacts reduced on both the north and south condominiums.
I, TERRI HINTZ, Administrative Coordinator for the City of Palm Springs, hereby certify that the above action was taken by Planning Commission of the City of Palm Springs on September 14, 2022, by the following vote:
AYES: AYLAIAN, ERVIN, HIRSCHBEIN, MILLER, MORUZZI, ROBERTS,
WEREMIUK
________________________
Terri Hintz
Administrative Coordinator
Item 2A - Page 59
EXCERPTS OF MINUTES
At the Planning Commission meeting of the City of Palm Springs , held on September 28, 2022, the Planning Commission took the following action:
2D. SELENE PALM SPRINGS, LLC, FOR AN AMENDMENT TO THE
PREVIOUSLY APPROVED FINAL DEVELOPM ENT PLANS AND
TENTATIVE TRACT MAP 35236 TO INCLUDE ADDITION OF 24
CONDOMINIUM UNITS TO THE SOUTHEAST SECTION OF THE SITE; RECONFIGURE THE 12 CONDOMINIUM UNIT S TO THE NORTHWEST
AREA OF THE SITE AND INCREASE THE NUM BER OF TOWER
CONDOMINIUM UNITS FROM 28 TO 29 UNITS AND MAKE MINOR
MODIFICATIONS TO THE FINAL LANDSCAPE PLANS OF THE
DREAM HOTEL LOCATED AT THE NORTHWEST CORNER OF
AVENIDA CABALLEROS AND AMADO ROAD, ZONE PDD 33 3,
SECTION 14. (CASE 5.1132-PD 333/TTM 35236) (ER)
PUBLIC COMMENTS:
Chair Weremiuk opened public comments:
THOMAS BOUDROT, Center Court, resident, spoke in opposition of the building height for both residential units in the north and south villas. Mr. Boudrot stated that the 2019 approved plans for the north condominiums have been acceptable for their community and a similar design for south villas would be very desirable using the same proportion, stair-stepping, height, light, airflow and view lines.
MARC TERAN would like to provide public comment on Item 2E regarding lot splits when the project being discussed.
LOUIS BARANELLO, Center Court, president, said the condominium development on the southeast section was not a part of the original plan. Mr. Baranello said they have tremendous concerns about wha t’s p roposed and t he process such as the distance between the buildings to their property, view corridors and blocking their views.
CRAIG WITHAM, Center Court resident, said that Palm Springs has a unique look and could be lost very quickly . He thinks thi s will set a precedence if these exemptions are allowed.
ED ALLUM, Center Court resident, said that their west view will be impacted and thinks it would be helpful for the developer to put up flag poles on the property indicating the setbacks and height.
CHRIS SUTTON, Center Court resident, said the developer stated that the n orthwest building would not be higher than 42-feet and the proposed design is much higher. He Item 2A - Page 60
Planning Commission Minute Excerpts
September 28, 2022
Case 5.1132 PD 333 / TTM 35236
2 thinks the developer is making lots of false statements and appreciates the Commissions consideration into that.
DON BURKETT, Center Court resident, voiced concern with the process and a lot of information is coming to them with very short notice. He said all four sides of their property is now being impacted with multi-story buildings.
CHRIS ANDERSON said he’s s een property values clim b significantly in his neighborhood largely attributed to the increase in newly constructed homes and mi xed used development in the last 10 years. He's confident this growth will continue to increase the quality of life for all residents and visitors and r espectfully request ed approval of the revised plans for the Dream Hotel.
There being no further speakers Public Comments was closed.
Principal Planner Rober tson recapped the Commission ’s comments made at the meeting on September 14, 2022; and summarized the modifications made to the project relative to the height and massing.
Chair Weremiuk opened the public hearing:
LAURI KIBBY, developer, stated that the hotel was moved back 170 feet to ensure at an angle Center Court views were not obstructed. Ms. Kibby described the design of the project; including setbacks, hotel layout, height, the distance between buildings, height reduction of the south and north condominiums and land scaping plans. Ms.
Kibby stated that they believe the two buildings are in keeping with the community as a whole and this project anchors the neighborhood.
JOHN FAHEY, Palermo resident, said hotel construction is the hardest type of financing particularly in post -pandemic. Mr. Fahey said the dream cannot become a reality with the addit ional residences and there’s no bank that will finance a major stand -alone luxury hotel.
MARK ELKINS, Center Court, resident, looks forward to the hotel being built and it will enhance the neighborhood. He requested denial of the proposal, and they go back to the original proposal - he thinks it will block their views and will completely surround them.
MAUREEN BURRELL, Center Court, resident, she’s happy to have the hotel built; however, she’s concerned with the views and suggested story poles be placed on the site. She questioned how many palms trees are proposed adjacent to Center Court.
Item 2A - Page 61
Planning Commission Minute Excerpts
September 28, 2022
Case 5.1132 PD 333 / TTM 35236
3 DAVID POWELL, Center Court, resident, said he’s disappointed in getting accurate data from staff and the developer. He questioned if proper noticing was done in 2019; he’s concerned about maintaining the quiet enjoyment of their home and does not recall on-site parking was approved only the subsurface parking with valet.
Unidentified Speaker, spoke about not getting notification to the amendments in 2019.
He voiced concern about this amendment that will get approved adding more height - given that they have major height issues in which they will be towered over across their property.
CRAIG WITHERTON, Center Court, resident, said he purchased his home based on the height of the original plan. He said the presentation was not helpful and it created more confusion. He thinks these changes will get approved as an old “ bait and switch” where the original plans get approved and then the proposal s go in and change the project.
LAURI KIBBY, developer, rebuttal, explained a project this magnitude to build is quickl y approaching $ 200 million dollars and they face d several delays consis ting of the first recession, Covid 19 pandemic and now it looks like another recession. Ms. Kibby clarified that they cannot reduce the count; as the count is essential based on their performance to finance this project and move it forward. She pointed out initially they started off with 150 units and now it’s been reduced down to 60+ units currently. Ms.
Kibby spoke about tandem parking along the southern edge of Center Court in relation to the over flow parking approved in the original plan, however, the hotel and tower residences are valet. Ms. Kibby spoke about the previous balloon studies and setbacks; and said they believe they created angled views that does not tower above the Center Court residents.
There being no further speakers the public hearing was closed.
Principal Planner Robert son addressed a public testimony comment regarding the public hearing notice in 2019, he confirmed that the Planning Commission and City Council public hearing notices were mailed out to Center Court community in 2019.
Commission Comments:
Commissioner Miller said he was not on the Commission during the original approvals .
He is approaching this project afresh; although he’s se en the history of the project. Mr.
Miller said he appreciates that the developer has responded to the neighbors even though the neighbors think it’s in a miniscule way. He thinks the developer response is enough for this project at this location and the fact that they ’ve reduced both the north and south villas by approximately six feet , as well as indicating how far away the Item 2A - Page 62
Planning Commission Minute Excerpts
September 28, 2022
Case 5.1132 PD 333 / TTM 35236
4 buildings already are and how stepped the buildings are from the west line of Center Court and south line of Center Court. He thinks those representations have gone a long
way in calming his concerns about the heights that were reflected two weeks ago.
Commissioner Miller said he looks at this as a balanced routine in terms of where they are today and what th e City is looking for in terms of its G eneral Plan and Zoning and how should the City be developing in the future. He said the fact that there is only one story and two stories in parts of their development should not drive the development of the future of the city. He thinks this is an appropriate project at this time.
Commissioner Aylaian thanked the developer for the level of detail on the drawings they were able to produce in two weeks allowing her to get a better under standing of the articulation of the buildings and spending more time in the neighborhood and was better able to see how it would fit in. She thinks what they have here is the tension that always exists when new development come into an existing neighborhood .
Unfortunately, it’s magnified in this instance that the existing neighborhood has been there since 1978 and the property owners at C enter Court have been accustomed to having big open s paces. Ms . A ylaian stated that if you want to control what is developed on a piece of property you need to own that parcel of land; so, for neighborhood to develop expectations that every one of their concerns would be addressed by the developer and acquiesce to them and let their concerns dictate the project is naïve and painful. Nonetheless, she thinks the developer has ultimately proposed a development that is not the intensity or height that it could have been and is respectful of the surrounding development to a reasonable extent. Ms. Ay laian appreciated the heights came down between the last meeting and looking at the sight lines she noted th ey measurably change. She would consider adding a condition to require additional landscaping if that’s what the neighbors want.
Commissioner Moruzzi pointed- out that it ’s been 15 years since the inception of this project; noting that the economic conditions have changed over tim e. He said to fund a development like this now requires a lot more condominiums that were required in 2007, 2017 and then 2019; and the City Council approved them all with the knowledge that there have been substantial changes over time. Mr. Moruzzi emphasized that it ’s really going to be up to the City Council to decide and if they think it’s acceptable. He said at this stage, he’s in line with his colleagues and he’d like to approve the project and move it forward.
Commissioner Hirschbein said he’s saddened by the process the city is going through trying to get this through the system and after all these years they’re told that they need to hurry up and for the public not to see the drawings until Monday afternoon- two days before the Planning Commission meeting. H e said if it ’s so difficult to fund a hotel he questioned why not build all housing. He expressed concern with negotiations going on and questioned if putting in 64 condos would allow funding of a hotel and given the high
Item 2A - Page 63
Planning Commission Minute Excerpts
September 28, 2022
Case 5.1132 PD 333 / TTM 35236
5 interest rates sounds very problems to him. He said he’s very concerned about the way this project has been handled and how the city is responding to it.
Chair Weremiuk said she I would have preferred to see what they asked for which was the reduction of one layer of condos adjacent to Center Court and they did not get that.
What they got instead was a reduction of six feet instead of the 11- or 12-feet reduction.
She said she’s not comfortable with the proposed heights although the heights are allowed within the zoning regulations.
Commissioners Aylaian and Miller clarified that the y are making their decision based upon land use and zoning perspecti ve. Any financial or contingent negotiation comments are irrelevant to their decision on this application.
Chair Weremiuk said the Commission’s pur view is limited to the request to make a change in the existing Planned Development District.
Chair Weremiuk said she would be voting against motion because she does not think the six-foot reduction is adequate given the history of the project. Ms. Were miuk said she would have appreciated if they came back with what they asked them to do and going from 25 feet to 45 feet is fairly subst antial given the history of the project . She said had one floor been reduced to 39 feet she could have supported. She think s with the history of the project sh e would have preferred to see i t reduced back by one-story at the back buildings.
MOTION: Miller, seconded by Aylaian and carried 3-2-2 roll call vote.
To approve the amended TTM 35236 and recommend approval of the PDD 333 amendment to the City Council with added changes:
1. Based on the revised plans that showed the six plus foot lowering of both the north and south villas or condominiums;
2. Provide additional landscape in the buffer area surrounding Center Court.
Item 2A - Page 64
Planning Commission Minute Excerpts
September 28, 2022
Case 5.1132 PD 333 / TTM 35236
6 I, TERRI HINTZ, Administrative Coordinator for the City of Palm Springs, hereby certify that the above action was taken by Planning Commission of the City of Palm Springs on the 28
th of September, 2022, by the following vote:
AYES: AYLAIAN, MILLER, MORUZZI
NOES: HIRSCHBEIN, WEREMIUK
ABSENT: ERVIN, ROBERTS
_________________________
Terri Hintz
Administrative Coordinator
Item 2A - Page 65
ATTACHMENT E
Item 2A - Page 66
Item 2A - Page 67
Dream Hotel and Residences
J ustiflcation Letter
Selene International, on behalf of the Owner , Selene Palm Springs, is requesting an adjustment to the following areas of the current plan for Planned Development 333. These adjustments are being driven by both market an_d financing demands for more housing units and an improvement in both design and configuration to allow for appropriate parking adjacencies and facilitation of short-term rentals.
The requirements listed above have resulted in a number of modifications and/or additions to the project. These include:
1. Addition of 24 condos on the southeast section of PD 333 along with the creation of a new residential lot. Relocation of the event space, formerly referred to as the Farmhouse, to a variety of locations on the site which will allow for pop-up event space - this includes a potential roof location on the hotel tower, as well as designating additional space within the hotel and hotel grounds for events.
2. Reconfiguration of the condos on the northern end of the property (Lot2).
3. Reconfiguration of the residential pools
4. Adjustment to the residential tower from 28 units to 29 units (see explanation below for the purpose of this reconfiguration)
The project remains a 4+star Dream Hotel and Resort and continues to serve higher•end guests by providing an honest and original resort program that features a modernist approach to the guestroom experience not seen in Palm Springs. The project remained a 4+ star Dream Hotel and Resort with an experience focused on providing an elevated unique guest room experience not seen in Palm Springs.
The residential tower and the hotel, as designed and as approved in the last submittal, are minimally changed with the addition of 1 unit in the residential tower and some reconfiguration internally of hotel keys and key count. The hotel key count is being revised to accommodate additional suites and meeting areas and will be, at a minimum, 160 rooms.
The residential tower, now 29 condos, also house an owner's lounge, pool bathrooms, the "Frank Sinatra" Lounge and pool bar, and an area designated for commercial use as either an event area or medi-spa.
The hotel tower contains a guest lobby, lobby bar, two restaurants (one a more casual marketplace and one a 3-meal restaurant), and a fitness area with appropriate amenities, and sits on an underground garage that accommodates the required valet parking for the hotel and designated gated parking for the residential tower. It is now proposed to add facilities that will allow for a pop-up roof.top event area.
Proposed Changes to the Approved Plan
The north condos have been redesigned to provide an elevated residential experience. The design features dedicated individual parking garages with direct access to each unit by elevator . Private gardens and allowance for a dedicated plunge pool have been added to each condo at the residential levels. The count of 12 units has not changed and is now four stories with a height of 52'. The condos Item 2A - Page 68
are built on a podium that houses individualized garages at ground level and guest parking accessed by a central motor court. The ground-level parking is heavily ensconced in landscaping at the perimeter and not visible from the street. The units are arranged for optimal views and privacy with open spaces and light shafts at the center to bring filtered light into the units and down to the ground-level motor court.
These open spaces will also feature desert-appropriate landscaping at the ground level inside the motor court, inclusive of palm trees which will extend above the podium and between the units, thus contributing to the landscape at the upper levels.
The former event center has been eliminated to allow for the construction of 24 condominiums on a partially subterranean podium containing parking. The design of this building features a series of interconnected breezeways, which create partially shaded garden spaces that can be accessed from each unit. These breezeways facilitate connection to the open atrium space, which brings filtered natural light down into the core of the building and parking level. A series of alternating decks and balconies at the perimeter of the building accommodates green space for each unit in addition to modulating the fa~ade for more interest and variety visible from multiple perspectives. Units along the south edge of the building feature private terraces which step down to grade. There is a dedicated pool, clubhouse with kitchen, and rooftop deck for the units.
The hotel landscape plan has been simplified to allow for a better connection between the new residential and the existing pools and hotel amenities. The_landscape design continues to provide a range of experiences and personalities that are emphasized through a cohesive palette of materials that speak to the desert aesthetic, and rather than being conceived as a new landscape for the desert, the Hotel is envisioned to be a/the desert.
ATTACHMENT F
Item 2A - Page 69
CITY OF PALM SPRINGS – PUBLIC INTEGRITY DISCLOSURE
APPLICANT DISCLOSURE FORM
(Revised 05/16/19)
PUBLIC INTEGRITY DISCLOSURE
APPLICANT DISCLOSURE FORM
1. Name of Entity
2. Address of Entity (Principle Place of Business)
3. Local or California Address (if different than #2)
4. State where Entity is Registered with Secretary of State
If other than California, is the Entity also registered in California? Yes No
5. Type of Entity
Corporation Limited Liability Company Partnership Trust Other (please specify)
6. Officers, Directors, Members, Managers , Trustees, Other Fiduc iaries (please specify) Note: If any response is not a natural person, please identify all officers, directors, members, managers and other fiduciaries for the member, manager, trust or other entity
_________________________________________________ Officer Director Member Manager [name]
General Partner Limited Partner
Other ____________________________________
_________________________________________________ Officer Director Member Manager [name]
General Partner Limited Partner
Other ____________________________________
_________________________________________________ Officer Director Member Manager [name]
General Partner Limited Partner
Other ____________________________________
Item 2A - Page 70
CITY OF PALM SPRINGS – PUBLIC INTEGRITY DISCLOSURE
APPLICANT DISCLOSURE FORM
(Revised 05/16/19)
7. Owners/Investors with a 5% beneficial interest in the Applicant Entity or a related entity
EXAMPLE
JANE DOE
[name of owner/investor]
50%, ABC COMPANY, Inc.
[percentage of beneficial interest in entity
and name of entity]
A.
[name of owner/investor]
[percentage of beneficial interest in entity
and name of entity]
B.
[name of owner/investor]
[percentage of beneficial interest in entity
and name of entity]
C.
[name of owner/investor]
[percentage of beneficial interest in entity
and name of entity]
D.
[name of owner/investor]
[percentage of beneficial interest in entity
and name of entity]
E.
[name of owner/investor]
[percentage of beneficial interest in entity
and name of entity]
I DECLARE UNDER PENALTY OF PERJURY UNDER THE LAWS OF THE STATE OF CALIFORNIA THAT THE FOREGOING IS TRUE AND CORRECT.
Signature of Disclosing Party, Printed Name, Title
Date
PENALTIES
Falsification of information or failure to report information required to be reported may subject you to administrative action by the City.
Item 2A - Page 71
ATTACHMENT G
Item 2A - Page 72
SITE IMAGES
DREAM HOTEL
VILLAS
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ATTACHMENT H
Item 2A - Page 75
TITLE SHEET
1 11/21/2022
21067.00
PLANNING SUBMITT
AL 01
PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
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450 N. CALLE AVARADO
DREAM HOTEL PALM SPRINGS, CA
Plan Development 333, Section 14 (PD-333)
1 2
3 4
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7 8
9 10
NORTH VILLAS
11 12
13 14
15 16
17 18
19 20
SOUTH VILLAS
21 22
23 24
25 26
27 28
29 30
31 32
TITLE SHEET
SITE CONTEXT MAP
SITE SURVEY
2019 APPROVED OVERALL SITE PLAN
PROPOSED OVERALL SITE PLAN
PROGRAMMATIC SITE PLAN
CIRCULATION SITE PLAN
SITE SECTIONS
2019 ENVELOPE + SETBACK STUDY
PROPOSED ENVELOPE + SETBACK STUDY
NORTH VILLAS - FIRST FLOOR
NORTH VILLAS - SECOND FLOOR
NORTH VILLAS - THIRD FLOOR
NORTH VILLAS - FOURTH FLOOR
NORTH VILLAS - ROOF
NORTH VILLAS - ELEVATIONS
NORTH VILLAS - HEIGHT DIAGRAMS
BUILDING MASSING VIEWS
RENDERING
RENDERING
SOUTH VILLAS - BASEMENT
SOUTH VILLAS - FIRST FLOOR
SOUTH VILLAS - SECOND FLOOR
SOUTH VILLAS - THIRD FLOOR
SOUTH VILLAS - ROOF
SOUTH VILLAS - ELEVATIONS
SOUTH VILLAS - HEIGHT DIAGRAMS
SOUTH VILLAS - HEIGHT DIAGRAMS
BUILDING MASSING VIEWS
RENDERING
RENDERING
MATERIALS & INSPIRATION
Hotel & Condominiums:
(Level 1- Public Area Both Condominiums & Hotel Floors) - 4 Levels Of Guestroom Floors
- 5 Levels Of Condominium Floors
(Level 1- Public Area Both Condominiums & Hotel Floors) Guest Room Keys: 160 Keys
Condominiums: 29 Private For Sale Residential Units
The dream hotel and resort, and Condominium
Tower will be
located at 450 North Calle Alvarado (at the corner of Calle Alvarado and Amado road). The project site consists of 7.8 acres. The new structures to be built shall consist of a 5-story condominium building and a 4-story hotel building.
There will be two additional condominium buildings on the North: North Villas 12 Private For Sale Residential Units, and on the South-East: South Villas 24 Private For Sale Residential Units.
North Villas:
The proposed unit count of 12 condominiums has not
changed. The bulding is now 4 stories with a height of 45’-2”.
The condominiums are built on a podium that houses individu- al garages access by a central, ground level motor court which also contains guest parking. Each garage has direct access to each unit by elevator. The ground level parking is heavily ensconced in landscaping at the perimeter and not visible from the street.
South Villas:
The former event center has been eliminated to allow for the construction of 24 condominiums on a partially subterranean parking capped by the building podium. The building is now 3 stories with a height of 37’-2”.
Item 2A - Page 76
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2 11/21/2022
21067.00
PLANNING SUBMITT
AL 01
PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
PALM SPRINGS
CONVENTION CENTER
AGUA CALIENTE
CASINO
AGUA CALIENTE
CULTURAL MUSEUM
EAST ALEJO ROAD
EAST TAHQUITZ CANYON WAY
EAST AMADO ROAD
PROJECT SITE
NORTH CALLE ALVARADO
NORTH AVENIDA CABALLEROS
INDIAN CANYON DRIVE
INDIAN CANYON DRIVE
NORTH CALLE EL SEGUNDO
NORTH HERMOSA DRIVE
PALM CANYON DRIVE
SITE CONTEXT MAP
SCALE: NTS
Item 2A - Page 77
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PLANNING SUBMITT
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PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
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15 5
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11 9
6 4
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13 3
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5 EAST AMADO ROAD
NORTH CALLE ALVARADO
NORTH AVENIDA CABALLEROS
0 20’ 40’ 80’
KEY
1. THE ANNOUNCEMENT DRIVE
2. THE ANNOUNCEMENT MOTOR DROP OFF
3. HOTEL ENTRY
4. HOTEL ENTRY WISTERIA TRELLIS
5. FIRE ACCESS
6. GARAGE ENTRY
7. SERVICE DRIVE
8. VALET TANDEM PARKING
9. SHORT TERM VALET PARKING
10. THE PLATEAU PLUNGE POOL
11. THE GROUNDS EVENT SPACE
12. THE PLATEAU GARDENS
13. THE CULTIVATION ORCHARDS
14. THE OASIS TRAILS
15. SERENITY POOL
16. THE GARDEN TERRACE
17. EVENT LAWN
18. SPECIALTY RESTAURANT
19. POOL DINING TERRACE + BAR
20. THE PARK
21. THE OASIS
22. THE OASIS TERRACE GARDENS
23. THE OASIS TRAILS GARDEN
24. RESTAURANT DROP OFF
25. PERIMETER SOUND WALL + HEDGE
2019 OVERALL SITE PLAN
2019 APPROVED OVERALL SITE PLAN
SWA LANDSCAPE PROPOSAL DATED 05.20.2019
APPROVED OVERALL SITE PLAN
Item 2A - Page 78
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PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
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EAST AMADO RD
CENTER COURT CLUB
NORTH AVENIDA CABALLEROS
NORTH CALLE ALVARADO
SITE ENTRY
NORTH VILLAS ENTRY
SOUTH VILLAS ENTRY
HOTEL ENTRY
SPECIALTY RESTAURANT
SPA VISITOR PARKING
THE OASIS POOL
THE OASIS TERRACE
THE OASIS TRAILS
SERENITY POOL
THE LAWN EVENT SPACE
THE GARDEN TERRACE
THE GROUNDS EVENT SPACE
THE PARK
GUEST DROP OFF
GUEST PARKING
SHORT TERM VALET PARKING
FIRE ACCESS
PARKING RAMP
SERVICE DRIVE
5-0 SIDEWALK, 4-0 PARKWAY
6-0 SIDEWALK, 5-0 PARKWAY
PERIMETER SOUND WALL & PLANTING
PREVIOUSLY APPROVED FARMHOUSE
PREVIOUSLY APPROVED CONDO UNITS
PREVIOUSLY APPROVED STREET LEVEL PARKING
KEYNOTES
1 2
20-0 INTERNAL SETBACK
20-0 INTERNAL SETBACK
30-0 FRONT YARD SETBACK 30-0 FRONT YARD SETBACK
30-0 FRONT YARD SETBACK
30-0 FRONT YARD SETBACK
20-0 INTERNAL SETBACK
30-0 FRONT YARD SETBACK
18 19
18 20
7 17
23 6
1 3
22 21
21 ROOF 54-2
(505.66)
CONDO ROOF 56-0
(513.50)
HOTEL ROOF 45-9
(503.25)
ROOF 37-2
(494.66)
REVISED DESIGN OF 12 CONDO UNITS
LANDSCAPE PALETTE TO FOLLOW
5.1 132-PD333 AMENDMENT 06/17/2019
SITE & LANDSCAPE DESIGN UNCHANGED
5.1132-PD333 AMENDMENT 06/17/2019
DREAM HOTEL TOWER
DREAM
CONDO TOWER
NORTH VILLAS
SOUTH VILLAS
HOTEL MECHANICAL
BUILDING
NEW CONDO UNIT DESIGN 24 UNITS
5.1132-PD333
AMENDMENT 06/17/2019
10 11
12 14
15 5
15 6
4 1
2 3
4 5
6 7
8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
26 OVERALL SITE PLAN
SCALE: 1/32 = 1-00 16 32 64
BB
7 BB
7 AA
7 AA
7 24
26 25
23 23
9 8
13 PROPOSED OVERALL SITE PLAN
Item 2A - Page 79
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21067.00
PLANNING SUBMITT
AL 01
PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
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EAST AMADO RD
CENTER COURT CLUB
NORTH AVENIDA CABALLEROS
NORTH CALLE ALVARADO
THE OASIS 40,632 tot sf
Garden 8,260 sf
Terraces 25,016 sf
Pool 7,355 sf
RESTAURANT DINING 26,725 tot sf
Oasis Pool Dining 8,496sf
Interior Dining 11,723 sf
Garden Dining 6,506 sf
THE PARK 10,776 sf
THE GARDENS 26,329 tot sf
Serenity Pool 4,206 sf
Event Lawn 4,865 sf
Terrace Gardens 17,258 sf
THE GROUNDS 14,112 tot sf
Event Gardens 8,842 sf
Approach Gardens 5,270 sf
NORTH VILLAS LANDSCAPE 13,538 sf
SOUTH VILLAS LANDSCAPE 28,384 sf
BOUNDARY PLANTING 11,385 sf
PAVING 50,642 tot sf
Street 35,094 sf
Ground Parking 15,548 sf
LANDSCAPE LEGEND
20-0 INTERNAL SETBACK
20-0 INTERNAL SETBACK
30-0 FRONT YARD SETBACK 30-0 FRONT YARD SETBACK
30-0 FRONT YARD SETBACK
30-0 FRONT YARD SETBACK
20-0 INTERNAL SETBACK
30-0 FRONT YARD SETBACK
HOTEL MECHANICAL
BUILDING
PROGRAMMATIC SITE PLAN
SCALE: 1/32 = 1-00 16 32 64
HOTEL TOWER 237,278 tot sf
CONDO TOWER
316,807 tot sf
PROPOSED NORTH VILLAS 47,662 tot sf
Proposed Living Area 38,500 sf
Proposed Terrace Gardens 9,162 sf
PROPOSED SOUTH VILLAS 58,699 tot sf
Proposed Living Area 51,548 sf
Proposed Terraced Gardens 7,151 sf
PREVIOUSLY APPROVED CONDOS
PREVIOUS APPROVED FARMHOUSE
BUILDING AREA LEGEND
THE OASIS
THE PARK
DINING & BEVERAGE
SHORT TERM
VALET
SPA
GUEST PARKING
DREAM HOTEL
TOWER
THE GROUNDS
DREAM
CONDO TOWER
NORTH VILLAS
SOUTH VILLAS
1 2
3 4
5 6
7 8
1 2
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4 4
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6 6
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6 6
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NORTH VILLAS
34 66
PROGRAMMATIC SITE PLAN
Item 2A - Page 80
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21067.00
PLANNING SUBMITT
AL 01
PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
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EAST AMADO RD
CENTER COURT CLUB
NORTH AVENIDA CABALLEROS
NORTH CALLE ALVARADO
LEGEND
HOTEL MECHANICAL
BUILDING
CIRCULATION SITE PLAN
SCALE: 1/32 = 1-00 16 32 64
DREAM HOTEL TOWER
DREAM
CONDO TOWER
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SOUTH VILLAS
HOTEL GUEST DROP-OFF
HOTEL
VALET DROP-OFF & RETURN
REST
AURANT & EVENT DROP-OFF
NORTH VILLA TENANT ENTRY
SPA VISITOR PARKING
SOUTH VILLA TENANT ENTRY
DELIVERY & SERVICE
CIRCULATION SITE PLAN
Item 2A - Page 81
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21067.00
PLANNING SUBMITT
AL 01
PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
0 16 32 64
0 16 32 64
NORTH AVENIDA
CABALLEROS
NORTH CALLE
ALVARADO
PROPOSED SOUTH VILLA CONDOS
(PREVIOUSLY FARMHOUSE & OUTDOOR EVENT SPACE)
ACCESS
ROAD
EAST AMADO ROAD CONVENTION CENTERPROPOSED NORTH VILLA CONDOS (PREVIOUSLY PLATEAU) PREVIOUSLY APPROVED CONDOS & HOTEL
PREVIOUSLY APPROVED HOTEL & CONDOS
SCALE: 1/32 = 1-0
SITE SECTION BB
SCALE: 1/32 = 1-0
SITE SECTION AA
ROOF 37-2
(494.66)
PREV. ROOF 24-2
(481.66)
ROOF 45-2
(505.66)
PREV. ROOF 39-0
(499.5)
ROOF 56-0
(513.5)
ROOF 45-9
(503.25)
ROOF 56-0
(503.25)
PROPERTY LINE
FRONT YARD SETBACKPROPERTY LINE
INTERNAL SETBACK
PROPERTY LINE
FRONT YARD SETBACKPROPERTY LINE
FRONT YARD SETBACK
LOT 2
LOT 1
LOT 1
LOT 2
LOT 2
LOT 1
LOT 1
LOT C
LOT C
LOT A
SITE SECTIONS
Item 2A - Page 82
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9 11/21/2022
21067.00
PLANNING SUBMITT
AL 01
PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
30’-0” FRONT YARD SETBACK
20’-0” INTERNAL SETBACK
30’-0” FRONT YARD SETBACK
20’-0” INTERNAL SETBACK
PREVIOUSLY APPROVED BUILDING ENVELOPE & SETBACK STUDY (2019)
NOT TO SCALE
NORTH CALLE ALVARADO
EAST AMADO RD
NORTH AVENIDA CABALLEROS
1’ : 1’ SIDE YARD SET BACK ANGLE
PREVIOUSLY APPROVED FARM HOUSE
1.5’ : 1’ REAR YARD SET BACK ANGLE
1.5’ : 1’ FRONT YARD SET BACK ANGLE
1’ : 1’ SIDE YARD SET BACK ANGLE
1.5’ : 1’ FRONT YARD SET BACK ANGLE
1.5’ : 1’ REAR YARD SET BACK ANGLE
PREVIOUSLY APPROVED CONDOS
2019 ENVELOPE &
SETBACK STUDY
Item 2A - Page 83
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PLANNING SUBMITT
AL 01
PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
30’-0” FRONT YARD SETBACK
20’-0” INTERNAL SETBACK
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NORTH CALLE ALVARADO
EAST AMADO RD
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1.5’ : 1’ FRONT YARD SET BACK ANGLE
1.5’ : 1’ REAR YARD SET BACK ANGLE
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PROPOSED ENVELOPE &
SETBACK STUDY
Item 2A - Page 84
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PLANNING SUBMITT
AL 01
PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
NORTH VILLAS - 1ST FLOOR
SCALE: 1/16 = 1-00 8 16 32
ENTRY GA
RDEN
FOYER
KITCHEN
LIVING ROOM
WASHER / DRYER
POWDER ROOM
DEN / OFFICE / GYM
MAIN BEDROOM
PRIVATE TERRACE
HOT TUB
PRIVATE BEDROOM SUITE
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BATHROOM
GARAGE
BACK OF HOUSE
RECEPTION
GARDEN
CONDO
CORE
PARKING
1 14
1 4
7 9
11 8
16 15
15 3
13 13
10 11
12 13
14 15
16 KEYNOTES
1 2
3 4
5 6
7 8
9 LEGEND
14 14
14 14 14 14
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NORTH VILLAS ENTRY
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INTERNAL SETBACK
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PROPERTY LINE
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2 A2.0N
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NORTH VILLAS - FIRST FLOOR
55’-10”
49’-10” 20’ -0”
16 2
16 16
1 16
NORTH CALLE ALVARADO
97’-0”43’-0”131’-0”
Item 2A - Page 85
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21067.00
PLANNING SUBMITT
AL 01
PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
NORTH VILLAS - 2ND FLOOR
SCALE: 1/16 = 1-00 8 16 32
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3 13
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RDEN
FOYER
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LIVING ROOM
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POWDER ROOM
DEN / OFFICE / GYM
MAIN BEDROOM
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KITCHEN ALLEY
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BACK OF HOUSE
RECEPTION
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10 11
12 13
14 15
16 KEYNOTES
1 2
3 4
5 6
7 8
9 LEGEND
DREAM
HOTEL
INTERNAL SETBACK
PROPERTY LINE
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INTERNAL SETBACK
PROPERTY LINE
PROPERTY LINE
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20-0
NORTH CALLE ALVARADO
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124-01
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4 A2.0N
3 A2.0N
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NORTH VILLAS - SECOND FLOOR
16 2
16 16
1 16
NORTH CALLE ALVARADO
99’-6” 50’-10”
43’-6”
53’-0”115’-0”36’-0”
30’ -0” 20’ -0”
Item 2A - Page 86
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21067.00
PLANNING SUBMITT
AL 01
PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
NORTH VILLAS - 3RD FLOOR
SCALE: 1/16 = 1-00 8 16 32
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16 2
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99’-6” 52’-2”
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Item 2A - Page 87
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21067.00
PLANNING SUBMITT
AL 01
PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
NORTH VILLAS - 4TH FLOOR
SCALE: 1/16 = 1-00 8 16 32
7 9
8 13
1 1
1 9
9 9
8 8
4 4
4 3 3
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11 11
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UNIT 4C
UNIT 4B
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MAIN BEDROOM
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INTERNAL SETBACK
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INTERNAL SETBACK
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PROPERTY LINE
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NORTH CALLE ALVARADO
99’-6”74’-6”88’-6”41’-1” 50’-10”
45’-8”118’-8”
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Item 2A - Page 88
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21067.00
PLANNING SUBMITT
AL 01
PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
NORTH VILLAS - ROOF
SCALE: 1/16 = 1-00 8 16 32
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Item 2A - Page 89
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16 11/21/2022
21067.00
PLANNING SUBMITT
AL 01
PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
KEYNOTES
METAL (WINDOWS & DETAILING)
GLASS (GLAZING)
PRECAST
(PODIUM & HARDSCAPE)
CLADDING (SMOOTH FINISH)
REFER TO SHEET 32 MATERIALS & INSPIRATION
1 2
3 4
NORTH VILLAS - ELEVATIONS
Item 2A - Page 90
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17 11/21/2022
21067.00
PLANNING SUBMITT
AL 01
PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
XXX XXX
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OPEN
HOTEL HEIGHT 56-0
LEVEL 4 ROOF 45-2
LEVEL 4 GARDEN TERRACE 33-8
LEVEL 3 ROOF 33-8
LEVEL 3 GARDEN TERRACE 22-2
LEVEL 2 ROOF 22-2
LEVEL 2 GARDEN TERRACE 10-8
LEVEL 2 PLINTH 10-8
GROUND LEVEL 0-0
HEIGHT LEGEND
ROOF 45-2
(505.66)
46-2 PARAPET
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REVISED DESIGN
12 CONDO UNITS
LANDSCAPE PALETTE
TO FOLLOW
5.1132-PD333 AMENDMENT
06/17/2019
SITE PLAN
SCALE: 1/32 = 1-0
0 16 32 64
6 7
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SCALE: 1/16 = 1-0 1
2 SECTION BB
SCALE: 1/16 = 1-0 3
SECTION AA
SCALE: 1/16 = 1-0 4
CENTER COURT CLUB
NORTH AVENIDA CABALLEROS
SITE ENTRY
NORTH VILLAS ENTRY
HOTEL 5.1132-PD333 AMENDMENT 06/17/2019
SERVICE DRIVE
EXISTING CENTER COURT PRIVACY WALL
CENTER COURT CONDO WEST BLDG
MATURE CENTER COURT TREES & SHRUBS
PRIVACY HEDGE (8 TALL)
MECHANICAL SCREEN
PREVIOUSLY APPROVED CONDO UNITS
KEYNOTES
1 4
20-0 INTERNAL SETBACK
20-0 INTERNAL SETBACK
30-0 FRONT YARD SETBACK
CONDO ROOF 56-0
(513.50)
SITE & LANDSCAPE
DESIGN UNCHANGED
5.1132-PD333 AMENDMENT
06/17/2019
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NORTH CALLE ALVARADO
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44 Item 2A - Page 91
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: .; SANTA BARBARA, CA 93101
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18 11/21/2022
21067.00
PLANNING SUBMITT
AL 01
PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
EXISTING CENTER COURT WEST GROUND LEVEL
NOT TO SCALE 1
PROPOSED CENTER COURT WEST GROUND LEVEL
NOT TO SCA
LE 2
PROPOSED
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REQUESTED 8 PRIVACY
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EXISITING 5 SITE
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WALL DATUM
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BUILDING MASSING VIEWS
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PLANNING SUBMITT
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PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
VIEW OF NORTH FACADE FROM ACCESS ROAD
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Item 2A - Page 93
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21067.00
PLANNING SUBMITT
AL 01
PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
VIEW OF NORTHWEST CORNER FACADE FROM N CALLE ALVARADO
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RENDERING
Item 2A - Page 94
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21067.00
PLANNING SUBMITT
AL 01
PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
SOUTH VILLAS - BASEMENT
SCALE: 1/16 = 1-00 8 16 32
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10 11
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EAST AMADO RD
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PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
SOUTH VILLAS - 1ST FLOOR
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EAST AMADO RD
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21067.00
PLANNING SUBMITT
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PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
SOUTH VILLAS - 2ND FLOOR
SCALE: 1/16 = 1-00 8 16 32
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NORTH AVENIDA CABALLEROS
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PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
SOUTH VILLAS - 3TH FLOOR
SCALE: 1/16 = 1-00 8 16 32
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PROPERTY LINE
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MECHANICAL
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10 11
12 13
14 15
16 KEYNOTES
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16 KEYNOTES
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21067.00
PLANNING SUBMITT
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PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
SOUTH VILLAS - ROOF
SCALE: 1/16 = 1-00 8 16 32
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26 11/21/2022
21067.00
PLANNING SUBMITT
AL 01
PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
KEYNOTES
1 2
3 4
METAL (WINDOWS & DETAILING)
GLASS (GLAZING)
PRECAST (PODIUM & HARDSCAPE)
CLADDING (SMOOTH FINISH)
REFER TO SHEET
32 MATERIALS & INSPIRATION
SOUTH VILLAS - ELEVATIONS
Item 2A - Page 100
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27 11/21/2022
21067.00
PLANNING SUBMITT
AL 01
PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
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HEIGHT LEGEND
HOTEL HEIGHT 45-9
HOTEL MECHANICAL 16-0
LEVEL 4 ROOF 37-2
LEVEL 4 GARDEN TERRACE 28-8
LEVEL 3 ROOF 25-8
LEVEL 3 GARDEN TERRACE 16-2
LEVEL 2 ROOF 14-2
LEVEL 2 GARDEN TERRACE 12-8
LEVEL 2 PLINTH 10-8
GROUND LEVEL 0-0
SITE PLAN
SCALE: 1/32 = 1-00 16 32 64
SOUTH VILLAS - NORTH ELEVATION
SCALE: 1/16 = 1-0 2 1
70-9
86-6
50-0
65-3
20 30
SITE ENTRY
SOUTH VILLAS ENTRY
HOTEL 5.1132-PD333 AMENDMENT 06/17/2019
SERVICE DRIVE
EXISTING CENTER COURT PRIVACY WALL
CENTER COURT CONDO SOUTH BLDG
MATURE CENTER COURT TREES & SHRUBS
PRIVACY HEDGE (8 TALL)
MECHANICAL SCREEN
PREVIOUSLY APPROVED EVENT CENTER &
STREET LEVEL PARKING
KEYNOTES
1 2
3 4
5 6
7 8
9 10
20 30
NORTH AVENIDA CABALLEROS
EAST AMADO RD
1 4
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20-0 INTERNAL SETBACK
30-0 FRONT YARD SETBACK
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MECHANICAL 16-0
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ROOF 37-2
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28 2
28 3
28 2
28 CENTER COURT CLUB
NEW CONDO UNIT DESIGN 24 UNITS
5.1132-PD333 AMENDMENT 06/17/2019
8 5
7 6
10 10
SOUTH VILLAS - HEIGHT
DIAGRAMS
Item 2A - Page 101
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AL 01
PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
CENTER COURT
2 STORY
SOUTH UNIT
CENTER COURT
2 STORY
SOUTH UNIT
9 50-0 TO SUB LEVEL PARKING
50-0 TO SUB LEVEL PARKING
65-3 TO 1ST & 2ND FLOORS
82-3 TO 3RD FLOOR
80-3 TO 1ST FLOOR
102-3 TO 3RD FLOOR
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HEIGHT LEGEND
HOTEL HEIGHT 45-9
HOTEL MECHANICAL 16-0
LEVEL 4 ROOF 37-2
LEVEL 4 GARDEN TERRACE 28-8
LEVEL 3 ROOF 25-8
LEVEL 3 GARDEN TERRACE 16-2
LEVEL 2 ROOF 14-2
LEVEL 2 GARDEN TERRACE 12-8
LEVEL 2 PLINTH 10-8
GROUND LEVEL 0-0
0 16 32 64
SECTION AA
SCALE: 1/16 = 1-0 3
SECTION BB
SCALE: 1/16 = 1-0 2 SITE PLAN
SCALE: 1/32 = 1-0 1
70-9
86-6
50-0
65-3
20 30
NORTH AVENIDA CABALLEROS
EAST AMADO RD
KEYNOTES
1 4
30-0 FRONT YARD SETBACK
20-0 INTERNAL SETBACK
30-0 FRONT YARD SETBACK
6 7
HOTEL ROOF 45-9
(503.25) MECHANICAL 16-0
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NEW CONDO UNIT DESIGN 24 UNITS
5.1132-PD333 AMENDMENT
06/17/2019
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8 CENTER COURT CLUB
SITE ENTRY
SOUTH VILLAS ENTRY
HOTEL 5.1132-PD333 AMENDMENT 06/17/2019
SERVICE DRIVE
EXISTING CENTER COURT PRIVACY WALL
CENTER COURT CONDO SOUTH BLDG
MATURE CENTER COURT TREES & SHRUBS
PRIVACY HEDGE (8 TALL)
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PREVIOUSLY APPROVED EVENT CENTER &
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10 10
10 2ND FLOOR2ND FLOOR
1ST FLOOR
2ND FLOOR2ND FLOOR
1ST FLOOR
SOUTH VILLAS - SECTIONS
& HEIGHT DIAGRAMS
Item 2A - Page 102
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450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
BUILDING MASSING VIEWS
EXISTING CENTER COURT SOUTH GROUND LEVEL
NOT TO SCALE 1
PROPOSED CENTER COURT SOUTH GROUND LEVEL
NOT TO SCALE 2
APPROVED HOTEL TOWER
REQUESTED 8 PRIVACY HEDGE DATUM
EXISITING 5 SITE WALL DATUM
PROPOSED SOUTH VILLAS
REQUESTED 8 PRIVACY HEDGE DATUM
EXISITING 5 SITE WALL DATUM
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21067.00
PLANNING SUBMITT
AL 01
PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
VIEW OF SOUTHEAST CORNER FROM N AVENIDA CABALLEROS
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RENDER
Item 2A - Page 104
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21067.00
PLANNING SUBMITT
AL 01
PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
VIEW OF SOUTH FACADE FROM EAST AMADO ROAD
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RENDER
Item 2A - Page 105
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PLANNING SUBMITT
AL 01
PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
1 2
3 4 CLADDING (SMOOTH FINISH)
PRECAST (PODIUM & HARDSCAPE)
GLASS (GLAZING)
METAL (WINDOWS & DET
AILING)
INTERIOR COURTYARDS & PLANTING WITH WATER
OVERHANGS & SHADING AT ALL OPENINGS
ELEGANT STATE OF THE ART WINDOW WALLS
ARCHITECTURAL SHADING SYSTEMSPRIVATE TERRACE
PRIVATE WATER & LANDSCAPE
MATERIALS & INSPIRATION
Item 2A - Page 106
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21067.00
PLANNING SUBMITT
AL 01
PLANNING SUBMITTAL 02
450 N. CALLE
ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
09.21.2022
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O N CITY COUNCIL HEARING12.15.2022
VIEW OF NORTHWEST CORNER FACADE FROM N CALLE ALVARADO
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Item 2A - Page 108
TOPOGRAPHY / SITE SURVEY
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Item 2A - Page 110
55575.18175\40908266.11
SETTLEMENT AND DEVELOPMENT AGREEMENT
by and between
THE CITY OF PALM SPRINGS
and
SELENE PALM SPRINGS, LLC
Dated _____________, 2023
Item 2A - Page 111
55575.18175\40908266.11
TABLE OF CONTENTS
Page
i
ARTICLE I SETTLEMENT AGREEMENT ............................................................................ 2 Section 1.1. Settlement, No Admissions by Parties ....................................................... 2 Section 1.2. Mutual General Releases ........................................................................... 2 Section 1.3. California Civil Code Section 1542 ........................................................... 2 ARTICLE II DEVELOPMENT AGREEMENT ........................................................................ 3 Section 2.1. Representations and Warranties ................................................................. 3 Section 2.2. Effective Date ............................................................................................ 6 ARTICLE III PROJECT FINANCING ........................................................................................ 6 Section 3.1. Evidence of Financing .............................. Error! Bookmark not defined.
Section 3.2. Unauthorized Liens .................................................................................... 6 Section 3.3. Rights of Lenders and City Regarding Permitted Loans and Liens .. Error! Bookmark not defined.
Section 3.4. Developer Covenants ............................................................................... 14 Section 3.5. Insurance .................................................................................................. 20 Section 3.6. Workers’ Compensation Insurance Requirement .................................... 20 Section 3.7. Liability and Permanent Insurance Requirements ................................... 21 Section 3.8. Defaults - General .................................................................................... 23 Section 3.9. Events of Default………………………………………………………...23 Section 3.10. Repurchase Option ................................................................................... 24 ARTICLE IV MISCELLANEOUS ............................................................................................ 25 Section 4.1. No Third-Party Beneficiaries; No Assignment ........................................ 25 Section 4.2. Enforcement of Agreement ...................................................................... 25 Section 4.3. Damages ................................................................................................... 26 Section 4.4. Limits ....................................................................................................... 26 Section 4.5. No Waiver ................................................................................................ 26 Section 4.6. Notices ..................................................................................................... 26 Section 4.7. Entire Agreement ..................................................................................... 26 Section 4.8. Amendments and Modifications .............................................................. 27 Section 4.9. Rights of Lender to Modify Agreement................................................... 27 Section 4.10. Choice of Law and Arbitration ................................................................ 27 Section 4.11. Authorized Signatory ............................................................................... 27 Section 4.12. Severability .............................................................................................. 27 Section 4.13. Counterparts; Electronic Signatures ........................................................ 27
- ATTACHMENT A - LEGAL DESCRIPTION
- ATTACHMENT B - BENCHMARK SCHEDULE
- ATTACHMENT C - SCOPE OF DEVELOPMENT/ENTITLEMENT PACKAGE
Item 2A - Page 112
55575.18175\40908266.11
1 SETTLEMENT AGREEMENT
This Settlement and Development Agreement (“Agreement”), dated as of May 1, 2023, is entered into by and between the City of Palm Springs ( “City”) and Selene Palm Springs, LLC, a California limited liability company (“Developer”). City and Developer may be referred to herein individually as a “Party” or collectively as the “Parties.”
RECITALS
A. Developer acquired that certain approximately 7.8 acre parcel located at the northeast corner of Calle Alvarado and East Amado Road ( “Property”), more fully described in Attachment A, from the City under that certain Grant Deed recorded as Document No. 2016 - 0367646 ( “Grant Deed ”) pursuant to the previously entered Purchase and Sale Agreement (A6329), as amended by eleven amendments dated between March of 2014 and April of 2020 (“PSA”); the related Services Agreement, as amended by three amendments dated between March of 2014 and December of 2018 ( “SA”); and the Amended and Restated Operations Covenant Agreement No. 6642, recorded as Document No. 2017 -0544662 (“Covenants”, together with the PSA and SA, the “Original Development Agreement”) between the City and Developer for the purpose of developing and maintaining a hotel project (“Original Project”) located on the Property.
B. The Parties have agreed to use thi s Agreement to achieve and establish the terms for a full and complete resolution of all claims and actions that, as of the date hereof, have been or could be asserted in connection with the Original Development Agreement, and to set forth terms for the development of the Project (as defined below) going forward.
C. In 2022, Developer submitted a revised project to the City for entitlement. The Revised Project (“Project”) includes the following and is described in greater detail in Scope of Development, Attachment C attached hereto and incorporated herein, and the Dream Hotel and Condominium Application as approved by the City Council on May 11, 2023:
• Between 150-160 Transit Occupancy Tax (“TOT”) generating hotel rooms. • No less than 28 residential units in the hotel tower which will be short term rental eligible. These units shall also be subject to the same TOT benefit as the hotel rooms set forth above.
• No less than 12 luxury residential units in the North Villas which will not be short term rental eligible.
• No less than 24 residential units in the South Villas which will not be short term rental eligible.
D. Developer and City agree that, in the interest of purs uing the Project, setting forth a new schedule of performance and obligations of the Parties is desirable.
E. The Developer intends to construct the Project in accordance with Attachment B.
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2 TERMS
NOW THEREFORE , in consideration of the mutual covenants, agreements, representations, and warranties contained in this Agreement, an d other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the Parties agree as follows:
A. Recitals. The foregoing Recitals are incorporated into and are hereby made a part of this Agreement.
ARTICLE I
SETTLEMENT AGREEMENT
Section 1.1. Settlement, No Admissions by Parties . Each of the Parties acknowledges that this Agreement is for settlement purposes and relates to the avoidance of the fees, costs, expenses, and risks associated with the litigation of potential claims and defenses and the preclusion of any potential actions described herein. Therefore, the Parties agree that this Agreement is not to be treated or construed, at any time or in any manner whatsoever, as an admission by any Party of wrongdoing, fault, violation of law, or liability of any kind, as of the Effective Date, of any allegations or claims arising out of or connected to the Property, the Original Project or the Original Development Agreement.
Section 1.2. Mutual General Releases.
1.2.1 Except for the requirements and terms set forth in this Agreement, Developer releases City, and its council members, officials, officers, employees, attorneys, contractors, agents, and representatives, from any and all claims, demands, liabilities, obligations, costs, expenses, fees, actions, or cau ses of action that Developer has or had, as of or prior to the Effective Date, arising out of or connected to the Property, the Original Project or the Original Development Agreement, whether known, unknown, or suspected.
1.2.2 Except for the requirements and te rms set forth in this Agreement, City releases Developer, its managers, members, officers, directors, employees, contractors, attorneys, agents, and representatives, from any and all claims, demands, liabilities, obligations, costs, expenses, fees, actions, or causes of action that City has or had, as of or prior to the Effective Date, arising out of or connected to the Property, the Original Project or the Original Development Agreement, whether known, unknown, or suspected.
Section 1.3. California Civil Code Section 1542.
1.3.1 Contingent upon the full completion of the terms of this Agreement, to the maximum extent provided by law, each Party hereby fully and forever releases the other Party from any claims, debts, or obligations, as of or prior to the Effective Date, ar ising from the Property, the Original Project, the Original Development Agreement, or actions of a Party in connection therewith. Each Party acknowledges it has had the opportunity to receive independent legal advice with respect to the advisability of mak ing this Agreement and with respect to the Item 2A - Page 114
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3 meaning of Section 1542 of the California Civil Code, and that they are freely and voluntarily entering in this Agreement and understand this Agreement in its entirety.
1.3.2 Contingent upon the full completion of the terms of this Agreement, it is the intention of the Parties that the mutual release entered into as part of this Agreement shall be effective as a bar to all actions, causes of action, obligations, costs, expenses, attorney ’s fees, damages, losses, claims, liabilities and demands of any character, nature and kind, known or unknown, suspected or unsuspected, as of or prior to the Effective Date, related to the Property, the Original Project, the Original Development Agreement to be so barred; in furtherance of which intention the Parties expressly waive any and all right and benefit conferred upon them by the provisions of Section 1542 of the California Civil Code, which reads as follows:
“A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS THAT
THE CREDITOR OR RELEASING PARTY DOES NOT KNOW OR
SUSPECT TO EXIST IN HIS OR HER FAVOR AT THE TIME OF
EXECUTING THE RELEASE AND THAT, IF KNOWN BY HIM OR
HER, WOULD HAVE MATERIALLY AFFECTED HIS OR HER
SETTLEMENT WITH THE DEBTOR OR RELEASED PARTY.”
______________________ ______________________
City Selene Palm Springs, LLC
1.3.3 The Parties hereby acknowledge that the foregoing waiver of the provisions of Section 1542 of the California Civil Code was bargained for separately. The Parties expressly agree that the release provision h erein contained shall be given full force and effect in accordance with each and all of the express terms and provisions herein, including but not limited to those terms and provisions relating to unknown or unsuspected claims, demands and causes of action hereinabove specified. The Parties specifically agree to assume the risk of the subsequent discovery or understanding of any matter, fact, or law which if now known or understood would in any respect have affected this Agreement.
ARTICLE II
DEVELOPMENT AGREEMENT
Section 2.1. Representations and Warranties.
2.1.1 City Representations and Warranties . The representations and warranties of City contained in this section shall be based upon the actual knowledge of the City Manager as of the Effective Date (hereinafter defined). All re presentations and warranties contained in this section are true and correct as of the Effective Date. City’s liability for misrepresentation or breach of warranty, representation or covenant, wherever contained in this Agreement, shall survive the executi on and delivery of this Agreement. City hereby makes the following representations, covenants, and warranties and acknowledges that the execution of this Agreement by Developer has been made in material reliance by Developer on such covenants, representations, and warranties:
A. City is a California municipal corporation, duly formed and operating under the laws of the State of California. City has the legal power, right, and authority Item 2A - Page 115
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4 to enter into this Agreement and to execute the instruments and documents referenced herein, and to consummate the transactions contemplated hereby.
B. The persons executing any instruments for or on behalf of City have been authorized to act on behalf of City, this Agreement is valid and enforceable against City in accordance wi th its terms, and each instrument to be executed by City pursuant hereto or in connection therewith will, when executed, shall be valid and enforceable against City in accordance with its terms. No approval, consent, order or authorization of, or designat ion or declaration of any other person, is required in connection with the valid execution and delivery of this Agreement by City.
C. City has taken all requisite action and obtained all requisite consents for agreements or matters to which City is a party in connection with entering into this Agreement and the instruments and documents referenced herein and in connection with the consummation of the transactions contemplated hereby.
D. If the City becomes aware of any act or circumstance that would change or render incorrect, in whole or in part, any representation or warranty made by the City under this Agreement, whether as of the date given or any time thereafter, whether or not such representation or warranty was based upon the City’s knowledge and/or belief as of a certain date, the City will give prompt written notice of such changed fact or circumstance to the Developer.
E. City agrees that the TOT grant to Developer was effective as of the date it was granted and remains effective.
2.1.2 Developer Representations and Warranties. The representations and warranties of Developer contained in this section shall be based upon the actual knowledge of Rabinder Pal Singh, as agent for the Developer, as of the Effective Date. All representations and warranties contained in this section are true and correct as of the Effective Date. Developer’s liability for misrepresentation or breach of warranty, representation, or covenant, wherever contained in this Ag reement, shall survive the execution and delivery of this Agreement.
Developer hereby makes the following representations, covenants, and warranties and acknowledges that the execution of this Agreement by City has been made in material reliance by City on such covenants, representations and warranties:
A. Developer is a California limited liability company, lawfully entitled to do business in the State of California and the City. Developer has the legal right, power, and authority to enter into this Agreeme nt and the instruments and documents referenced herein and to consummate the transactions contemplated hereby. The persons executing this Agreement and the instruments referenced herein on behalf of Developer hereby represent and warrant that such persons have the power, right, and authority to bind Developer.
B. Developer has taken all requisite action and obtained all requisite consents in connection with entering into this Agreement and the instruments and documents referenced herein and the consummation of the transactions contemplated hereby, and no consent of any other party is required for Developer’s authorization to enter into Agreement.
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5 C. Neither the execution of this Agreement nor the consummation of the transactions contemplated hereby shall result in a breach of or constitute a default under any other agreement, document, instrument or other obligation to which Developer is a party or by which Developer may be bound, or under law, statute, ordinance, rule, governmental regulation or any writ, injunction, order, or decree of any court or governmental body applicable to Developer or to the Property.
D. This Agreement is, and all agreements, instruments, and documents to be executed by Developer pursuant to this Agreement shall be, duly executed by and shall be valid and legally binding upon Developer and enforceable in accordance with their respective terms. No approval, consent, order, or authorization of, or designation or declaration of any other person, is required in connection with the valid execution and delivery of and compliance with this Agreement by Developer.
E. If the Developer becomes aware of any act or circumstance that would change or render incorrect, in whole or in part, any representation or warranty made by the Developer under this Agreement, whether as of the date given or any time thereafter, whether or not such representation or warranty was based upon the Developer’s knowledge and/or belief as of a certain date, the Developer will give prompt written notice of such changed fact or circumstance to the City.
2.1.3 Restrictions on Assignment or Transfer.
A. The Developer acknowledges that the qualifications and identity of Developer is of particular importance to the City and therefore Transfer s are permitted only as provided in this Agreement. Except as set forth in this Section or other provisions of this Agreement, prior to the Project Completion Date as set forth in Attachment B (“Project Completion Date”), the Developer shall not sell, assign, convey, create any trust estate with respect to or otherwise transfer any of its interests in this Agreement and/or the Project (collectively, “Transfers”; individually, a “Transfer,”) if such Transfer will constitute a change in control of the Project or Developer without the prior written approval of the City Manager, which approval shall not be unreasonably withheld, conditioned or delayed . For the avoidance of doubt and notwithstanding anything to the contrary in this Agreement, without the consent or approval of City, Developer may collaterally assign this Agreement to a mortgage lender and the Property or any portion thereof may be conveyed by foreclosure or deed in lieu of foreclosure.
B. At least 30 days prior to any such change, the Developer shall notify the City in writing of an y and all changes whatsoever in the identity of the business entities or individuals either comprising or in control of the Developer, as well as any and all changes in the interest or the degree of control of the Developer by any such person, of which inf ormation the Developer or any of its partners, members or officers are notified or may otherwise have knowledge or information. The City shall either approve or disapprove of such change within 15 days of receipt of such written notice , which approval shall not be unreasonably withheld . This Agreement may be terminated by the City or the City may exercise any other remedy available to the City under the terms of this Agreement, prior to the Project Completion Date, if there is any Transfer, whether voluntary or involuntary, in membership, ownership, management or control of the Developer (other than such changes occasioned by the death or incapacity of any individual) Item 2A - Page 117
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6 that has not been approved in writing by the City, prior to the time of such Transfer pr ovided, however, that (i) the City shall first notify the Developer in writing of its intention to terminate this Agreement or to exercise any other remedy, and (ii) the Developer shall have thirty (30) calendar days following its actual receipt of such wr itten notice to commence and, thereafter, diligently and continuously proceed to cure the default of the Developer and submit evidence of the initiation and satisfactory completion of such cure to the City, in a form and substance reasonably satisfactory to the City. Except as expressly permitted in this Agreement, the Developer represents and agrees that it has not made and will not create or suffer to be made or created, any Transfer, either voluntarily, involuntarily or by operation of law, without the prior written approval of the City, until after the Project Completion Date. Any Transfer made in contravention of this Section shall be voidable at the election of the City and, if voided, shall be deemed to be an event of default by the Developer, whether or not the Developer knew of or participated in such Transfer.
Section 2.2. Effective Date. This Agreement is dated as first written above for reference purposes only. This Agreement shall not become effective until the date on which all of the following are true (“Effective Date”): (i) this Agreement is approved and executed by the appropriate authorities of Developer and delivered to City; (ii) Developer has delivered to City a certified copy of the official action taken by all of the managers or members of the Developer approving this Agreement, in a form satisfactory to City; (iii) following all legally required notices and hearings, this Agreement is approved by the City Council; and (iv) this Agreement is executed by the authorized representatives of City.
ARTICLE III
PROJECT FINANCING
Section 3.1. Evidence of Financing . Developer shall submit sufficient evidence of financing or self-financing for the civil work on the Project within 60 days of the Effective Date of this Agreement . The evidence shall be in a form reasonably acceptable to the City Attorney.
Thereafter, Developer commits to providing sufficient evidence of financing or self-financing for each of the phases, as more fully set forth in Attachment B, within one hundred and twenty (120) days of a Building Permit “ready to issue” letter being issued by the City for a particular phase referenced herein. The City shall issue a Building Permit upon Developer obtaining financing or self-financing based upon a Building Permit “ready to issue” letter, paying the associated fees and any satisfaction of any other conditions identified in the “ready to issue” letter.
Section 3.2. Unauthorized Liens. Except as provided above, until recordation of the Certificate of Completion, the Developer shall not record, and shall not allow to be re corded, against the Property, or any portion thereof, any liens not expressly authorized by this Agreement.
Until recordation of the Certificate of Completion, the Developer shall bond, remove, or shall have removed, any unauthorized lien made or recorde d against the Property or any portion of the Property, or shall assure the satisfaction thereof to the satisfaction of the City. After one hundred twenty (120) calendar days prior written notice to the Developer, the City shall have the right, but not the obligation, to satisfy any unauthorized lien made or recorded prior to recordation of the Certificate of Completion and receive reimbursement from the Developer for any amounts paid or incurred in satisfying any such lien, upon demand. Nothing in this Sec tion shall require the Developer to pay or make provisions for the payment of any tax, assessment, lien, or charge that the Developer is in the process of contesting the validity or amount thereof, in good faith, and so Item 2A - Page 118
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7 long as such contest shall not subje ct the Property, or any portion thereof, to forfeiture or sale.
Moreover, so long as Developer provides a bond if an unauthorized lien is filed, Developer shall not be in default of this Agreement. For the avoidance of any doubt, as of the Effective Date, there are no mechanics liens on the Property. However, Developer anticipates deeds of trust being recorded to secure financing.
Section 3.3. Rights of Lenders and City Regarding Permitted Loans and Liens. The City shall have the right of reasonable review and approval of any Letter of Intent (“LOI”) with any Lender from which the Developer proposes to obtain any Loan to be secured by a Lien against the Property or any portion thereof. The review of the LOI must occur within fifteen (15) days of receipt by the City of the LOI and any reasonably requested information the City reasonably deems necessary to evaluate the LOI and City shall communicate its approval, disapproval, or conditional approval by email to Developer or the condition is waived by th e City. The City shall not unreasonably withhold, condition or delay its approval of any proposed Lender or Loan. In deciding whether to give, condition or withhold such approval, the City may consider, among other matters, whether or not the proposed Len der is a state or federally chartered bank, savings and loan, or other financial institution which routinely provides construction financing to development projects such as the Project, whether the terms of the Loan as reflected in the LOI are reasonable and customary when compared to the financing terms of similar development projects in the County, the size and financial strength of the proposed Lender, and what effect, if any, any changes requested by the Lender to either this Agreement or any of the attachments to this Agreement may have upon the City’s rights and remedies hereunder. In connection therewith, in any notice requesting approval of a proposed Lender and Loan, the Developer shall include a statement identifying any amendments, modifications, or other changes to this Agreement or its attachments which the proposed Lender will request in connection with the Developer’s obtaining of the Loan.
The City agrees to reasonably consider, but shall not be obligated to accept, any amendment, modification, or other change to this Agreement or any of the attachments to this Agreement which materially restricts, diminishes, or burdens the City’s rights and remedies. If the terms of the LOI are materially changed following the City’s approval of the LOI, De veloper shall submit the new deal terms to the City and City shall have seven (7) days to review and approve the materially different terms. .
3.3.1 Entitlements. Developer has presented to City staff and the City Council for review and entitlement the Project (collectively, the “Plans and Specifications”). The approval of the Plans and Specifications in accordance with the Schedule of Performance , Attachment B, requires approval of City Council . Such required approvals include appropriate analysis required under California Environmental Quality Act, Public Resources Code Sections 21000, et seq. (“CEQA”) for any and all Project entitlements. The Developer obtains no right to develop the Project on the Property or any portion of the Property by virtue of this Agreement alone. If any revisions of the Scope of Development are required by a Governmental Agency (other than the City) having jurisdiction over the Property or the Project, the Developer shall promptly make any such revisions that are generally consistent with the Scope of Development. Developer will construct the Project in Phases as described in detail in the Scope of Development.
3.3.2 Developer Covenant to Undertake Project . The Developer covenants, for itself, its successors, and assigns, that , subjec t to Unavoidable Delays (as hereinafter defined) the Developer shall commence construction of the Project in accordance with Item 2A - Page 119
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8 the Schedule of Performance, attached hereto as Attachment B and incorporated herein for all purposes ( “Schedule of Performance ”), and thereafter shall diligently proceed to complete construction of each Phase of the Project in a good and workmanlike manner in substantial conformity with the approved Plans and Specifications, except for such changes not constituting minor field revisions (defined below) as may be mutually agreed upon in writing by and among the Parties, and in compliance with all applicable laws, regulations, orders and conditions of any and all courts, boards, agencies, commissions, offices, or authorities of any nature whatsoever for any governmental unit (federal, state, county, district, municipal, city, or otherwise) whether now or later in existence (“Governmental Agency”) with jurisdiction over the Property or the Project.
After commencement of the work on the Project, the Developer shall not permit such work to cease or be suspended for a time period in excess of forty-five (45) consecutive calendar days, subject to Unavoidable Delays. The Parties agree that time is of the essence in the performance of this Agreement, including, without limitation, the Schedule of Performance, and the satisfaction of conditions precedent considering the large investment of resources that all Parties recognize will be required for the development of the Project.
The developer will, promptly upon substantial completion of construction of each Phase of the Project, cause the Project to be inspected by each Governmental Agency with jurisdiction over that portion of the Project and shall correct any defects and deficiencies that may be disclosed by any such inspection and shall cause to be duly issued all occupancy certificates and other licenses, permits, and authorizations necessary for the operation and occupancy of the completed Project.
The Developer shall do and perform all of the foregoing acts and things and cause to be issued and executed all such occupancy certificates, licenses, and authorizations for the Project on or before the date set forth in the Sche dule of Performance as the completion date for each Phase of the Project, subject to Unavoidable Delays. The Developer shall obtain a Certificate of Completion (as hereinafter defined) on or before the date for each Phase completion established by the Schedule of Performance set forth in Attachment B.
Failure to comply with the time periods for each item on the Schedule of Performance, unless justified by Unavoidable Delays or an extension of time as provided for in this Agreement, shall be an event of Default under this Agreement.
The covenants of this Section shall run with the land of the Property until the earlier of the date of recordation of the final Certificate of Completion for the entire Project or the twenty-first (21st) anniversary of the date of the Effective Date and shall be incorporated in the Notice of Agreement (Attachment D) to be recorded against the Property immediately following the Effective Date of this Agreement.
3.3.3 Developer Attendance at City Meetings . The Developer agrees to have one or more of its employees or consultants who are knowledgeable regarding this Agreement and the development of the Project, such that such person(s) can meaningfully respond to Ci ty questions regarding the progress of the Project, attend City Council meetings, when requested to do so on not less than ten (10) days prior written notice by City staff.
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9 3.3.4 Developer Changes to Plans and Specifications or Schedule of Performance During Course of Construction.
A. The Developer shall have the right during the course of construction of the Project to make “minor field revisions.” “Minor field revisions” shall be defined as detail changes from the approved Plans and Specifications that have no material impact on the Project or are made in order to expedite the work of construction in response to field conditions such as structural detail revisions or interior finish revisions. “Minor field revisions ” exclude material modifications to the Project, including the site plan and arc hitecture previously approved by the City pursuant to the Original Development Agreement. All “ minor field revisions ” must be documented and stamped by the licensed architect or licensed enginee r and/or other design professional as deemed necessary. Nothing contained in this Section shall be deemed to constitute a waiver of or change in any codes, statutes, ordinances, laws, permits, orders, and any rules and regulations promulgated thereunder of any Governmental Agency (“Governmental Requirements”) governing any such “minor field revisions” or in any approvals by any Governmental Agency otherwise required for any such “minor field revisions.” B. All work that does not meet the definition of a “minor field revision” shall be resubmitted as an amended set of construction documents to the City for its review and approval no less than fifteen (15) business days prior to the date that the Developer intends to implement such changes. The City shall have t welve (12) business days from its receipt of such proposed changes to review the same and advise the Developer in writing whether such changes are acceptable to the City in its reasonable discretion, or such changes will be deemed unacceptable to City; provided, however, any major changes, as determined by City in its reasonable discretion, may be subject to a rehearing for reapproval of the City Council, in its sole and absolute discretion.
C. Nothing contained in this section shall be deemed to constitute a waiver of or change in the City’s zoning, building, and land use regulations (whether contained in ordinances, the City ’s municipal code, conditions of approval, policies, practice or elsewhere) (collectively, the “City Requirements ”) governing “minor fi eld revisions” or other changes.
However, the Parties acknowledge that, based upon the date of completion of the application for the hotel tower and residential tower over the existing foundation it shall be subject to the 2016 building codes. The Parties have also acknowledged that, based upon the date of completion of the application for the residential units outside of the hotel tower and residential tower , the other residential units shall be subject to the 2022 building codes.
D. Any modification of a time or date for performance or satisfaction of a condition as set out in the Schedule of Performance that does not result in a change of more than ninety (90) days may be approved on behalf of the City by the City Manager, in his or her reasonable discretion. A modification of a time or date for performance or satisfaction of a condition of the Schedule of Performance (or a series of such modifications) that results in an aggregate change of more than ninety (90) days shall be subject to the approval of the City Council, in its sole and absolute discretion. If performance of a task or satisfaction of a condition in the Schedule of Performance is prevented or delayed by Unavoidable Delays, the deadline for completion of such task or satisfacti on of such condition shall be extended by the period of such Unavoidable Delays.
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10 3.3.5 City’s Right to Inspect Project and Property . Officers, officials, employees, consultants, contractors, agents, and representatives of the City who are designated by the City Manager (“City Designees”) shall have the right of reasonable access to the Property, without the payment of charges or fees, during normal construction hours during the period of construction of the Project upon providing two business day prior written notice unless there is a health and safety issue. Any and all City Designees who enter the Property s hall identify themselves at the Developer’s construction management office on the Property upon City Designee’s entrance on to the Property and may, at Developer’s election, be accompanied by a representative of the Developer while on the Property. The Developer shall make a representative of the Developer available for this purpose at all times during normal construction hours, upon prior written notice from the City as provided for above. The City shall indemnify and hold the Developer harmless from injury, property damage , or liability arising out of the exercise by the City of the right of access to the Property provided in this section, other than injury, property damage, or liability arising from the negligence or willful misconduct of the Developer or its officers, employees, consultants, contractors, agents, representatives, or other parties engaged on its behalf. The City shall inspect re levant portions of the Property prior to issuing any written statements reflecting adversely on the Developer ’s compliance with the terms and conditions of this Agreement pertaining to development of the Project. If in the City ’s reasonable judgment it is necessary, the City shall have the further right, from time to time, to retain a consultant or consultants to inspect the Project and verify compliance by the Developer with the provisions of this Agreement. The Developer acknowledges and agrees that any such inspections are for the sole purpose of protecting the City ’s rights under this Agreement, are made solely for the City ’s benefit, that the inspections may be superficial and general in nature, and are for the purposes of informing the City of the progress of the Project and the conformity of the Project with the terms and conditions of this Agreement, and that the Developer shall not be entitled to rely on any such inspection(s) as constituting an approval, satisfaction or acceptance of any materials , workmanship, or conformity of the Project with this Agreement or otherwise. The Developer agrees to make its own regular inspections of the work during construction of the Project to determine that the quality of the Project and all other requirements of the work for the Project are being performed in a manner satisfactory to the Developer. The Developer also agrees to promptly notify the City in writing should the Developer ’s inspections show any matters that will prevent the entire Project from being c ompleted by the date for Project Completion set forth therefore in the Schedule of Performance. The Developer will use commercially reasonable efforts to cause all contractors, subcontractors , and materialmen to cooperate with the City to enable such examination.
3.3.6 Developer to Pay All Costs and Expenses . The Parties agree that the City shall not provide any financial assistance to the Developer in connection with the Project except as may be expressly set forth in this Agreement (e.g., the TOT rebate as set forth in Recital C infra.) The Developer shall be solely responsible for paying for any and all (i) costs of design work, construction, inspection, plan check, impact fees, labor, materials, and fees and permit expenses associated with the Project; (ii) fees pertaining to the review and approval of the Project by the City, any other Governmental Agency and utility service providers, including the costs of obtaining entitlements and the preparation of all required construction, planning, and other documents reasonably required by a Governmental Agency pertinent to the development or operation of the Project on the Property, including, but not limited to, specifications, drawings, plans, maps, permit applications, land use applications, zoning applications, environmental review Item 2A - Page 122
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11 and disclosure documents and design review documents; and (iii) costs of design, construction, relocation, and securing of permits for sewer or utility improvements and connections that may be required in development of the Project, whether located on or off of the Property. The Developer shall obtain any and all necessary approvals, prior to the commencement of applicable portions of construction, and the Developer shall take reasonable precautions to ensure the safety and stability of surrounding properties during said construction.
Developer shall be responsible for its costs, including the following:
A. All reasonable fees or expenses of engineers, architects, financial consultants, legal, planning, or other consultants or contractors retained by the Developer for any study, analysis, evaluation, report, schedule, estimate, environmental review, planning and/or design activities, drawings, specifications, or other activity or matter relating to the Property or the Project, including the negotiation and drafting of this Agreement, that may be undertaken by the Developer; and
B. All reasonable fees, charges, and costs related to and making all deposits and providing all bonds or other security associated with the submission to and processing by the City of any and all applications and other documents and information to be submitted to the City by the Developer pursuant to this Agreement or otherwise associated with the Project.
The Developer shall obtain all entitlements, permits, and other approvals for use and development of the Project on the Property from each Governmental Agency, within the time period for such action s specifically set forth in the Schedule of Performance , subject to any extensions of time authorized by this Agreement upon the occurrence of an Unavoidable Delay (hereinafter defined).
Notwithstanding the foregoing, provided Developer constructs the Project in compliance with the approved Entitlements and the Schedule of Performance, subject to any Unavoidable Delays and as may be amended as provided herein, Developer shall be entitled to participate in the City’s Hotel Operation Incentive Program pursuant to the Amended and Restated Operation Covenant Agreement No. 6642, dated November 15, 2017.
3.3.7 Prevailing Wages.
A. The Developer acknowledges that th e City has not made any representation, express or implied, to the Developer or any person associated with the Developer regarding whether or not laborers employed relative to the construction of the Project must be paid the prevailing per diem wage rate f or their labor classification, as determined by the State of California, pursuant to Labor Code Sections 1720, et seq. The Developer agrees it shall assume the responsibility and be solely responsible for determining whether or not laborers employed relative to the construction of the Project must be paid the prevailing per diem wage rate for their labor classification. If construction of certain improvements related to the Project are considered a public work for purposes of State law, Developer shall be required to (i) pay and cause its contractor and subcontractors to pay prevailing wages for construction of the improvements as those wages are determined pursuant to Labor Code Section 1720 et seq.; (ii) implement Item 2A - Page 123
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12 regulations of the Department of Industr ial Relations; and (iii) comply with the other applicable provision s of Labor Code Section 1720 et seq.
B. The Developer, on behalf of itself, its successors, and assigns, hereby waives and releases the City from any right of action that may be available to it pursuant to Labor Code Sections 1726 and 1781. The Developer acknowledges the protections of Civil Code Section 1542 relative to the waiver and release contained in this Section 3.3.7, which reads as follows:
“A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS THAT
THE CREDITOR OR RELEASING PARTY DOES NOT KNOW OR
SUSPECT TO EXIST IN HIS OR HER FAVOR AT THE TIME OF
EXECUTING THE RELEASE AND THAT, IF KNOW N BY HIM OR
HER, WOULD HAVE MATERIALLY AFFECTED HIS OR HER
SETTLEMENT WITH THE DEBTOR OR RELEASED PARTY.”
BY INITIALING BELOW, THE DEVELOPER KNOWINGLY AND
VOLUNTARILY WAIVES THE PROVISIONS OF SECTION 1542 SOLELY IN CONNECTION WITH THE WAIVERS AND RELEASES OF THIS SECTION. _________________
Developer’s Initials
C. Additionally, the Developer shall indemnify, defend with counsel acceptable to the City, and hold the City harmless against any claims pursuant to Labor Code Sections 1726 and 1781 arising from this Agreement or the construction or operation of all or any portion of the Project.
3.3.8 Certificate of Completion.
A. Following the substantial completion of construction of each Phase of the Project as reflected in Attachment B , and upon written request from the Developer for certification of City that the construction of the Project has been substantially completed in compliance with the terms and conditions of this Agreement (“Certificate of Completion”), the City shall promptly inspect the Phase to determine whether or not the Project has been substantially completed in compliance with this Agreement. If the City determines that the Project is substantially complete and in substantial compliance with this Agreement, the City Manager shall promptly furnish the Developer with a Certificate of Completion for the Phase. If the City determines that the Phase is not in substantial compliance with this Agreement, the City Manager shall send written notice of each substantial non-conformity to the Developer. U pon issuance of the final certificate of occupancy for the development of the Project, based on the plans submitted by the Developer to the City, the City shall, upon written request of Developer, furnish the Developer with a Certificate of Completion for the Project.
B. The City shall not unreasonably withhold the issuance of a Certificate of Completion. A Certificate of Completion shall be evidence of the City’s conclusive determination of satisfactory completion of the Phase to which it pertains pursuant to the terms of this Agreement. Such Certificate of Completion shall be in such form as to permit it to be recorded Item 2A - Page 124
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13 in the Office of the County Recorder of Riverside County. After the recordation of a Certificate of Completion for the Phase, any person then owning or thereafter purchasing, leasing, or otherwise acquiring any interest in the Property improved with the Phase shall not (because of such ownership, purchase, lease, or acquisition) incur any obligation or liability under this Agreement regarding construction or installation of the Project except that such person shall be bound by any reservations, covenants, conditions, restrictions, and other interests recorded against the Property pursuant to this Agreement.
C. If the City fails or refuses to issue a Certificate of Completion following written request from the Developer, the City shall, within ten (10) calendar days of the Developer’s written request or within three (3) calendar days after the next regular meeting of the City Council, whichever date occurs later, provide the Developer with a written statement setting forth the reasons for the City’s failure or refusal to issue a Certificate of Completion. The statement shall also contain the City’s opinion of the action(s) the Developer must take to obtain a Certificate of Completion from the City. If the City shall have failed to provide such written statement within said period, the Developer shall issue a second written request to the City to issue a Certificate of Completion. If the City shall have failed to provide such written statement within five (5) calendar days of the Developer’s second written request, the Developer shall be deemed entitled to the Certificate of Completion. If the reason for the Developer’s failure to complete the Phase is confined to the immediate unavailability of specific items or materials for construction or landscaping at a price reasonably acceptable to the Developer or other minor building “punch-list” items, the City may issue its Certificate of Completion upon the posting of a bond or irrevocable standby letter of credit by the Developer in a form reasonably acceptable to the City in an amount representing the mutually agreed upon fair value of the work on the Phase remaining to be completed..
D. A Certificate of Completion shal l not constitute evidence of compliance with or satisfaction of any obligation of the Developer to any holder of a mortgage, or any insurer of a mortgage securing money loaned to finance the Phase or Project, or any parts thereof. A Certificate of Complet ion shall not be deemed to constitute a notice of completion under Sections 8182 or 9204 of the California Civil Code, nor shall it act to terminate the continuing covenants, restrictions, or conditions contained of any instruments recorded against the Property pursuant to this Agreement. A Certificate of Completion is not evidence of the compliance of the Phase or Project with any City Requirements or any building code, conditions of approval, land use, zoning, or other requirements of the City or any Governmental Agency with jurisdiction over the Property, other than the City
3.3.9 Unavoidable Delays. P erformance by any Party under thi s Agreement shall not be deemed or considered to be in default where any such default is due to any delay that is caused by an event that is beyond the reasonable control of the City or the Developer, including, but not limited to, delay caused by strikes, acts of God (including, without limitation, tornadoes, floods, hurricanes, earthquakes) , war, weather, inability to obtain labor or materials, inability to obtain governmental permits or approvals, governmental restrictions, civil commotion, acts or campaigns of terrorism or sabotage, embargoes, interruptions to financial markets or to domestic or internation al transportation to/from the United States for one month or longer, epidemics, pandemics, riots, fire or similar causes, but excluding general economic conditions or changes in the economic assumptions of either Party that may have provided a basis for en tering Item 2A - Page 125
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14 into this Agreement and that occur at any time after the execution of this Agreement (“Unavoidable Delays”). Each Party expressly assumes the risk that changes in general economic conditions or changes in such economic assumptions relating to the terms and covenants of this Agreement could impose an inconvenience or hardship on the continued performance of such Party under this Agreement and such economic conditions or assumptions do not constitute an Unavoidable Delay and do not provide any Party with grounds for asserting the existence of an Unavoidable Delay in the performance of any covenant or undertaking arising under this Agreement.
An extension of time for any Unavoidable Delay shall be for the period of the Unavoidable Delay and shall commenc e from the date of occurrence of the Unavoidable Delay .
The Party asserting the existence of the Unavoidable Delay shall provide the other Part y with written notice of the occu rrence of the Unavoidable Delay within thirty (30) days of the commencement of such asserted Unavoidable Delay , but the extension of time shall commence from the date identified as to the occurrence of the Unavoidable Delay and not the date of the notice. If the notice is not received within the thirty (30) days then the extension of time shall commence on the date of receipt of the written notice.
The Parties agree and acknowledge that there is no existing Unavoidable Delay as of the Effective Date of this Agreement.
Section 3.4. Developer Covenants.
3.4.1 Covenant to Maintain Property on Tax Rolls. The Developer , for itself, its successors, and assigns, as to all or any part or portion of the Property and/or the Project, covenants and agrees that:
A. The entire Property shall remain on the County of Riverside, California (“County”) secured real property tax rolls for the thirty (30) calendar years following the issuance of any certificate of occupancy for the Project.
B. The Developer shall pay all property tax bills with respect to the Property and all improvements thereon on or before the last day for the timely payment of each property tax installment on each December 10 and April 10 during such time period and to timely pay all supplemental tax bills regarding the Property issued by the County until such time as any residential portion of the Property is sold. The Developer further covenants and agrees to provide to the City, on or before July 31 of each year, commencing in the calendar year following the calendar year in which a Certificate of Completion for the Project is recorded and in each calendar year, thereafter, for the full thirty (30) year term of this covenant: (i) a true and correct copy of all property tax assessment notices, property tax bills and property tax assessment correspondence by and between the Developer and the County regarding the Property and all improvements thereon, with respect to the preceding fiscal year of the County, and (ii) cancelled checks issued by the Developer in payment of all property tax payments that are made to the County regarding the Property and all improvements thereon (or other reasonably acceptable evidence of such payment), with respect to the preceding fiscal year of the County. As noted above, upon the sale of any portion of the Property, e.g. , to future condominium owners, the Developer’s obli gation to pay property taxes shall cease. Upon the sale of the Hotel Tower property, this covenant shall remain in full force and effect and be binding on the successor in interest or assignee.
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15 The covenants of this Section shall run with the land of the Property, shall be enforceable against the Developer and its successors and assigns.
3.4.2 Sales Tax and Transient Occupancy Tax.
A. Developer and City anticipate that Developer shall be open for business and generating sales tax collected pursuant to the Bradley -Burns Uniform Local Sales and Use Ta x Law (Revenue and Taxation Code Section 7200, et seq.) (“Sales Tax Law”) and Transient Occupancy Tax (“TOT”) upon the opening for occupancy by revenue paying guests of the Project. As set forth, it is anticipated that there will be between 150-160 TOT generating hotel rooms that are subject to TOT rebates and no less than 28 residential units in the hotel tower which will be short term rental eligible , TOT generating, and subject t o TOT rebates in the Project . If Developer has not commenced generating Sales Tax and TOT 90 days following the completion of all phases of the Project as fully set forth on Attachment B, Developer, its successors or assigns shall pay to the City, in lieu of payment of such taxes, $1000 per day until such time as the hotel is opened for occupancy.
B. The covenants of this Section shall run with the land of the Property and shall be enforceable against the Developer and its successors and assigns.
3.4.3 Maintenance Condition of the Property . The Developer for itself, its successors, and assigns, as to all or any part or portion of the Property and/or the Project, covenants, and agrees that:
A. The areas of the Property that are subject to public view (including all exis ting and future improvements, paving, walkways, landscaping, exterior signage and ornamentation) shall be maintained in good repair and a neat, clean, and orderly condition, ordinary wear and tear excepted. To that end, Developer is committed to do the following, among other things: (1) maintenance of the perimeter fence; (2) maintenance of a decorative fence cover upon completion of the site work; (3) installation of temporary sensor lighting upon completion of the site work and installation of electricit y to the site; (4) installation of CCTV cameras and monitoring on the site , completion of the site work and installation of electricity on the site ; (5) explore the feasibility and constructability of landscaping the area immediately in front of the fence on East Amado Road; and (6) operate a phone line that is available to the public to contact if there are security or other issues associated with the development which will be staffed during normal business hours and any message will be returned within twe nty-four hours . If there is an occurrence of an adverse condition on any area of the Property that is subject to public view in contravention of the general maintenance standard described above (a “Maintenance Deficiency”), then the City shall notify the Developer in writin g of such Maintenance Deficiency. If the Developer fails to cure or commence and diligently pursue to cure the Maintenance Deficiency within thirty (30) days of Developer’s receipt of notice of the Maintenance Deficiency, the City shall have the right to enter the Property and perform all acts necessary to cure the Maintenance Deficiency, or to take any other action at law or in equity that may then be available to the City to accomplish the abatement of the Maintenance Deficiency. Any sum expended by the City for the abatement of a Maintenance Deficiency on the Property pursuant to this Section shall become a lien on the Property, as applicable. If the amount of the lien is not paid within thirty (30) days Item 2A - Page 127
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16 after written demand for payment from the City to the Developer, the City shall have the right to enforce the lien in the manner provided in Section 3.5.3.
B. Graffiti, as this term is defined in Government Code Section 38772, that has been applied to any exterior surface of a structure or improvement on the Property that is visible from any public right-of-way adjacent or contiguous to the Property, shall be removed by the Developer by either painting over the evidence of such vandalism with a paint that has been color-matched to the surface on which the pa int is applied, or graffiti may be removed with solvents, detergents or water, as appropriate. If any such graffiti is not removed within five (5) business days following the time of the discovery of the graffiti, the City shall have the right to enter the Property and remove the graffiti, without notice to the Developer. Any sum reasonably expended by the City for the removal of graffiti from the Property pursuant to this Section 3.5.3, shall be a lien on the Property. If the amount of the lien is not p aid within thirty (30) days after written demand to the Developer from the City, the City shall have the right to enforce its lien in the manner provided below.
C. The Parties further mutually understand and agree that the rights conferred upon the City under this Section expressly include a grant by the Developer of a security interest in the Property with the power to establish and enforce a lien or other encumbrance against the Property or any portion thereof, in the manner provided under Civil Code Section s 2924, including particularly Sections 2924b and 2924c, to secure the obligations of the Developer and it successors under this Section 3.5.3(A) and (B). above, including the reasonable attorneys’ fees and costs of the City associated with the abatement of a Maintenance Deficiency or removal of graffiti.
For the purposes of the preceding sentence the words “reasonable attorneys’ fees and costs of the City” mean and include the hourly rate charged by the City Attorney to the City, and costs of the City Attorney, and the lawyers employed in the Office of the City Attorney and the costs and expenses for any outside counsel retained by City.
D. The provisions of this Section shall run with the land of the Property and shall be enforceable against the Developer an d its successors and assigns. Nothing in the foregoing provisions of this Section shall be deemed to preclude the Developer from making any alteration, addition, or other change to any structure or improvement or landscaping on the Property, provided that any such changes comply with the Plans and Specifications and any applicable zoning and building regulations of the City.
3.4.4 No Discrimination or Segregation. The Developer covenants by and for itself, its successors, and assigns, as to all or any part or p ortion of the Property and/or the Project, covenants, and agrees that:
A. There shall be no discrimination against or segregation of any person or group of persons, on account of any basis listed in subdivision (a) or (d) of Section 12955 of the Government Code, as those bases are defined in Sections 12926, 12926.1, subdivision (m) and paragraph (1) of subdivision (p) of Section 12955, and Section 12955.2 of the Government Code, in the sale, lease, sublease, transfer, use, occupancy, tenure, or enjoyment of th e Property nor shall the Developer, itself, or any Person claiming under or through it, establish or permit any such practice or practices of discrimination or segregation with reference to the selection, location, number, use, or occupancy, of tenants, lessees, subtenants, sublessees, or vendees in the Property.
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17 B. Notwithstanding the foregoing Subsection A Error! Reference source not found., with respect to familial status, Subsection A above shall not be construed to apply to housing for older persons, as defined in Section 12955.9 of the Government Code and shall not be construed to affect Sections 51.2, 51.3, 51.4, 51.10, 51.11, and 799.5 of the Civil Code, relating to housing for senior citizens. Subdivision (d) of Section 51 and Section 1360 of the Civil Code and subdivisions (n), (o), and (p) of Section 12955 of the Government Code shall apply to Subsection A above.
C. The covenant of this Section shall run with the land of the Property in perpetuity and shall be enforceable against the Developer and its successors and assigns.
3.4.5 Covenant to Maintain Project. The Developer shall cause the Hotel to be operated pursuant to an operating and/or management agreement with an operator qualified to operate a Dream -branded hotel or any other nationally -recognized qualified operator or management company. City approves Hyatt Hotels Corporation which through a wholly -owned subsidiary owns the “Dream” b rand and will manage the Hotel. The Developer covenants to the City that the Project shall continuously be operated as a hotel for the thirty (30) years immediately following the date of issuance of a final certificate of occupancy by the City for the Project. The Developer may submit a written request to the City for approval to change the name, flag, or brand of the Project to another national hotel franchise name, flag, or brand. Any such request to change the name, flag, or brand of the Project shall be accompanied by a detailed statement of the reasons for the proposed change and a hotel franchise agreement executed by both the Developer and the proposed new national hotel franchisor, contingent upon the City ’s approval of the Developer ’s request. The City may approve or disapprove any request from the Developer to change the name, flag, or brand of the Hotel in the City ’s reasonable discretion. However, the City’s approval of a change in the name, flag, or brand of the Hotel shall not be unreasonably delayed, conditioned or withheld if the new name, flag, or brand of the Hotel is that of a nationally-recognized name, flag or brand of a comparable or better quality Hotel. Any approval or disapproval of a change in the name, flag, or brand of the Hotel by the City shall be in writing. The covenant of this Section shall run with the land of the Property and shall be enforceable against the Developer and its successors and assigns.
3.4.6 Developer Covenant to Defend this Agreement . The Developer acknowledges that the City is a “public entity” and/or “public agency” as defined under applicable California law. Therefore, the City must satisfy the requirements of certain California statutes relating to the actions of public entities and public agencies including, without limitation, CEQA.
Also, as a public body, the City ’s action in approving this Agreement may be subject to proceedings to invalidate this Agreement or mandamus. The Developer assumes the risk of delays and damages tha t may result to the Developer from any third -party legal actions related to the City’s approval of this Agreement or the pursuit of the activities contemplated by this Agreement, even in the event that an error, omission, or abuse of discretion by the City is determined to have occurred. If a third-party files a legal action regarding the City’s approval of this Agreement or the pursuit of the activities contemplated by this Agreement, the City may terminate this Agreement on thirty (30) days written notice to the Developer of the City’s intent to terminate this Agreement, referencing this Section 3.5.6, without any further obligation to perform the terms of this Agreement and without any liability to the Developer resulting from such termination, unless the Developer unconditionally agrees to indemnify and defend the City, with legal counsel chosen by Item 2A - Page 129
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18 Developer and acceptable to the City, against such third -party legal action, as provided below. If the City elects to terminate this Agreement, the Purchase and Sale Agreement between City and CDI Ventures, LLC and all amendments thereto shall remain in full force and effect. Within thirty (30) days of receipt of the City’s notice of intent to termin ate this Agreement, as provided in the preceding sentence, the Developer may offer to defe nd the City, with legal counsel acceptable to the City, in the third -party legal action and pay all of the court costs, attorney fees, monetary awards, sanctions, att orney fee awards, expert witness and consulting fees, and the expenses of any and all financial or performance obligations resulting from the disposition of the legal action.
Any such offer from the Developer must be in writing and reasonably acceptable t o the City in both form and substance. Nothing contained in this Section shall be deemed or construed to be an express or implied admission that the City is liable to the Developer or any other person or entity for damages alleged from any alleged or established failure of the City to comply with any statute, including, without limitation, CEQA. The covenants of this Section shall run with the land of the Property and shall be enforceable against the Developer and its successors and assigns.
3.4.7 Environmental Indemnity of the City by the Developer . The Developer agrees, at its sole cost and expense, to fully indemnify, protect, hold harmless, and defend (with counsel selected by the Developer and approved by the City , in its reasonable discretion) the City and its official, officers , attorneys, employees, agents, and authorized representatives (collectively, the “Indemnified Parties ”), from and against any and all claims, demands, damages, losses, liabilities, obligations, penalties, fines, actions, causes of a ction, judgments, suits, proceedings, costs, disbursements and expenses, including, without limitation, reasonable attorney fees, disbursements and costs of attorneys, environmental consultants , and other experts, and all foreseeable and unforeseeable damages or costs of any kind or of any nature whatsoever (collectively, “Environmental Claims ”) that may, at any time, be imposed upon, incurred, or suffered by, or claimed, asserted, or awarded against the Indemnified Parties, directly or indirectly relating to or arising from any of the following “Environmental Matters” existing or occurring during or arising from the Developer ’s ownership of the Property or construction or operation of the Project:
A. The presence of Hazardous Materials (hereinafter defined) on, in, under, from, or affecting all or any portion of the Property or the Project.
B. The storage, holding, handling, release, threatened release, discharge, generation, leak, abatement, removal, or transportation of any Hazardous Materials on, in, under, from or affecting the Property or the Project.
C. The violation of any law, rule, regulation, judgment, order, permit, license, agreement, covenant, restriction, requirement , or the like by the Developer, its agents , representatives, contractors, or other parties engaged on its behalf relating to or governing in any way Hazardous Materials on, in, under, from, or affecting the Property or the Project.
D. The failure of the Developer, its agents, representatives, contractors, or other parties engaged on its behalf, to properly complete, obtain, submit and/or file any and all notices, permits, licenses, authorizations, covenants , and the like in connection with the Developer’s activities on the Property or regarding the Project relating to Hazardous Materials.
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19 E. The implementation and enforcement by the Developer, its agents , representatives, contractors, or other parties engaged on its behalf of any monitoring, notification, or other precautionary measures that may, at any time, become necessary to protect against the release, potential release, or discharge of Hazardous Materials on, in, under, from, or affecting the Property or the Project.
F. The failure of the Developer, its agents, representatives, contractors, or other parties engaged on its behalf , in compliance with all applicable Environmental Laws (hereinafter defined) , to lawfully remove, contain, transport , or dispose of any Hazardous Materials existing, stored or generated on, in, under, or from the Property or the Project.
G. Any investigation, inquiry, order, hearing, action , or other proceeding by or before any governmental agency in connection with any Hazardous Materials on, in, under, from, or affecting the Property or the Project or the violation of any Environmental Law relating to the Property or the Project.
H. The Developer shall pay to the Indemnified Parties all costs and expenses including, without limitation, reasonable attorneys ’ fees and costs, incurred by the Indemnified Parties in connection with enforcement of the aforementioned environmental indemnity.
I. “Hazardous Materials” as used in this Agreement shall mean and refer to, without limitation, substances defined as a “hazardous substance,” “hazardous material,” “toxic substance, ” “solid waste, ” or “pollutant o r contaminate ” in the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended, 42 U.S.C.
Sections 9601, et seq.; the Toxic Substances Control Act ( “TSCA”) [15 U.S.C. Sections 2601, et seq.]; the Hazardous Materials Transportation Act, 49 U.S.C. Sections 1801, et seq.; the Resource Conservation and Recovery Act, 42 U.S.C. Sections 6901, et seq.; those substances listed in the United States Department of Transportation (DOT)Table [49 CFR 172.101], or by the EPA, or any successor authority, as a Hazardous Substance [40 CFR Part 302]; and those substances defined as “hazardous waste ” in Section 25117 of the California Health and Safety Code or, as a “Hazardous Substance ” in Section 25316 of the California Health and Safety Code; other substances, materials, and wastes that are, or become, regulated or classified as hazardous or toxic under federal, state, or local laws or regulations and in the regulations adopted pursuant to said laws, and shal l also include manure, asbestos, polychlorinated biphenyl, flammable explosives, radioactive material, petroleum products, and substances designated as a hazardous substance pursuant to 33 U.S.C. Section 1321 or listed pursuant to 33 U.S.C. Section 1317.
J. “Environmental Laws ” as used in this Agreement shall mean all federal, state, local, or municipal laws, rules, orders, regulations, statutes, ordinances, codes, decrees, or requirements of any government authority regulating, relating to, or imposing liability of standards of conduct con cerning any Hazardous Material, or pertaining to occupational health or industrial hygiene (and only to the extent that the occupational health or industrial hygiene laws, ordinances, or regulations relate to hazardous substa nces on, under, or about the Property, occupational or environmental conditions on, under, or about the Property, as now or may at any later time be in effect, including without limitation, the Comprehensive Environmental Response, Compensation and Liabili ty Act of 1980 ( “CERCLA”) [42 USC Section 9601 et seq.]; the Item 2A - Page 131- --
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20 Resource Conservation and Recovery Act of 1976 (“RCRA”) [42 USC Section 6901 et seq.]; the Clean Water Act, also known as the Federal Water Pollution Control Act ( “FWPCA”) [33 USC Section 1251 et seq.]; the Toxic Substances Control Act (“TSCA”) [15 USC Section 2601 et seq.]; the Hazardous Materials Transportation Act ( “HMTA”) [49 USC Section 1801 et seq.]; the Insecticide, Fungicide, Rodenticide Act [7 USC Section 6901 et seq.] the Clean Air Act [42 USC Section 7401 et seq.]; the Safe Drinking Water Act [42 USC Section 300f et seq.]; the Solid Waste Disposal Act [42 USC Section 6901 et seq.]; the Surface Mining Control and Reclamation Act [30 USC Section 101 et seq.] the Emergency Planning and Comm unity Right to Know Act [42 USC Section 11001 et seq.]; the Occupational Safety and Health Act [29 USC Section 655 and 657]; the California Underground Storage of Hazardo us Substances Act [California Health & Safety Code Section 25288 et seq.]; the California Hazardous Substances Account Act [California Health & Safety Code Section 25300 et seq.]; the California Safe Drinking Water and Toxic Enforcement Act [California Health & Safety Code Section 24249.5 et seq.] the Porter-Cologne Water Quality Act [California Water Code Section 13000 et seq.] together with any amendments of or regulations promulgated under the statutes cited above and any other federal, state, or local law, statute, ordinance, or regulation now in effect or later enacted th at pertains to occupational health or industrial hygiene, and only to the extent the occupational health or industrial hygiene laws, ordinances, or regulations relate to hazardous substances on, under, or about the Property, or the regulation or protection of the environment, including ambient air, soil, soil vapor, groundwater, surface water, or land use.
Section 3.5. Insurance. In order to protect the City and its council members, officials, officers, employees, attorneys, contractors, agents, and authorized representatives (collectively, “Additional Insureds”) against any and all claims and liability for death, injury, loss , and damage resulting from the Developer ’s actions in connection with this Agreement, the Property, and the Project, the Developer shall secure and maintain the insurance coverage, described in and required by this Section. The City shall not have any obligation under this Agreement until the Developer provides the required policies and/or certificates evidencing the insurance required by this Section to the City and the City approves such evidence of insurance. The Developer shall pay any deductibles and self -insured retentions under all insurance policies issued in satisfaction of the terms of this Agreement. Developer shall retain all insuran ce policies as set forth in this Section until issuance of the Certificate of Completion.
Section 3.6. Workers’ Compensation Insurance Requirement . The Developer shall submit written proof that the Developer is insured against liability for workers ’ compensation in accordance with the provisions of Section 3700 of the Labor Code. By executing this Agreement, the Developer makes the following certification, required by Section 1861 of the Labor Code:
“I am aware of the provisions of Section 3700 of the Labor Code whic h require every employer to be insured against liability for workers ’ compensation or to undertake self -insurance in accordance with the provisions of that code, and I will comply with such provisions before commencing the performance of the work of this contract.” The Developer shall require each contractor and sub -contractor performing work on the Project to provide workers’ compensation coverage for all of such contractor’s or sub-contractor’s employees, unless the contractor ’s or sub-contractor’s employees are covered by workers ’ Item 2A - Page 132
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21 compensation insurance provided by the Developer. If any class of employees engaged in work or services performed in connection with the Project is not covered by Labor Code Section 3700, the Developer shall provide and/or require each contractor or sub -contractor to provide adequate workers’ compensation insurance covering such employees. Each workers’ compensation policy procured pursuant to this section shall contain a full waiver of subrogation clause in favor of the Additional Insureds.
Section 3.7. Liability and Permanent Insurance Requirements.
A. The Developer shall maintain in full force and effect, until the issuance of the Certificate of Completion the following insurance coverage:
1. Commercial General Liabili ty Insurance coverage,
including, but not limited to, Premises -Operations, Contractual Liability Insurance (specifically covering all indemnity obligations of the Developer pursuant to this Agreement), Products - Completed Operations Hazards, Personal Injury (including bodily injury and death), and Property Damage for liability arising out of the construction of the Project and/or the Developer’s operations concerning the Property or the Project. The commercial general liability insurance coverage shall have minimum limits for Bodily Injury and Property Damage liability of TWO MILLION DOLLARS ($2,000,000) each occurrence and FOUR MILLION DOLLARS ($4,000,000) aggregate.
2. Automobile Liability Insurance against claims of Personal Injury (including bodily injury and death) and Property Damage covering all owned, leased, hired and non -owned vehicles used by the Developer with minimum limits for Bodily Injury and Property Damage of ONE MILLION DOLLARS ($1,000,000) each occurrence and TWO MILLION DOLLARS ($2,000,000) aggregate. Such insurance shall be provided by a business or commercial vehicle policy.
3. If the Developer hires a consultant to provide design services, such as architectural or engineering services in connection with the Project, or any portion of the Project, the Developer shall require each such consultant to provide Professional Liability (Errors and Omissions) Insurance, for liability arising out of, or in connection with, the performance of such design services, with limits of not less than ONE MILLION DOLLARS ($1,000,000).
4. Upon acceptance of the Project or any portion thereof, from each contractor, the Developer shall maintain All Risk Property Insurance on the Project on a blanket basis or with an agreed amount clause in amounts not less than 100% of the replacement value of all portions of the Project so accepted. Such coverage shall name the City as a loss payee as their interests may appear.
B. During the construction of the Project, the Developer shall require that each contractor performing work on the Project maintain the following insurance coverage at all times during the performance of said work:
1. The Developer shall maintain Builder ’s Risk (Course of Construction) Insurance to be written on an All Risk Completed Value form, in an aggregat e Item 2A - Page 133
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22 amount equal to 100% of the completed insurable value of the Project or portion of the Project on which such contractor is performing work. Such coverage shall name the City as a loss payee as their interests may appear.
2. Each general contractor and each sub-contractor shall maintain Commercial General Liability Insurance with limits of not less than ONE MILLION DOLLARS ($1,000,000) per occurrence and TWO MILLION DOLLARS ($2,000,000) aggregate to protect the Developer during the construction of the Project from claims involving bodily injury and/or death and damage to the property of others.
3. Each general contractor and each sub -contractor shall maintain Automobile Liability Insurance against claims of personal injury (including bodily injury and death) and property damage covering all owned, leased, hired and non -owned vehicles used in the performance of the contractor ’s obligations with minimum limits for bodily injury and property damage of ONE MILLION DOLLARS ($1,000,000) each occurrence and TWO MILLION DOLLARS ($2,000,000) aggregate. Such automobile liability insurance shall be provided by a business or commercial vehicle policy.
C. The required insurance described above shall include endorsements naming the Additional Insureds as additional insured for l iability arising out of this Agreement and any operation related to this Agreement.
D. Any insurance coverage required under this Agreement shall not be written on a “claims made” basis. The applicable certificate of insurance must clearly provide that the coverage is on an “occurrence” basis. The requirements of this Section shall survive any expiration or termination of this Agreement and any Certificate of Completion.
E. Receipt by the City of evidence of insurance that does not comply with the above requirements shall not constitute a waiver of the insurance requirements of t his Agreement.
F. All of the insurance coverage required under this Section shall be maintained by the Developer or its contractors or sub-contractors of any tier , as required by the terms of this Agreement, until the issuance of the Certificate of Completion and shall not be reduced, modified, or canceled without at least thirty (30) days prior written notice to the City.
Also, phrases such as “endeavor to” and “but failure to mail such notice shall impose no obligation or liability of any kind upon the company” shall not be included in the cancellation wording of any certificates of insurance or any coverage for the Additional Insureds. The Developer shall immediately obtain replacement coverage for any insurance policy that is terminated, canceled, non-renewed, or whose policy limits are exhausted or upon insolvency of the insurer that issued the policy.
G. All insurance to be obtained and maintained by the Developer under this section shall be issued by a company or companies listed in the then current “Best’s Key Rating Guide ” publication with a minimum of an “A:VII” rating and be admitted to conduct business in the State of California by the State of California Department of Insurance.
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23 H. The City will not accept self -insurance in satisfaction of the insurance requirements of this Section.
I. All insurance obtained and maintained by the Developer in satisfaction of the requirements of this Agreement shall be primary to and not contributing to any insurance maintained by the Additional Insureds.
J. Insurance coverage in the minimum amounts set forth in this Section shall not be construed to relieve the Developer of any liability, whether within, outside, or in excess of such coverage, and regardless of solvency or insolvency of the insurer that issues the coverage; nor shall it preclude the Additional Insureds from taking such other actions as are available to them under any other provision of this Agreement or otherwise at law.
K. Failure by the Developer to maintain all insurance coverage required by this Section in effect shall constitute a default of this Agreement by the Developer. The City, at its sole option, may exercise any remedy available to it in connection with such default.
Alternatively, the City may, at its sole option, purchase any such required insurance coverage and the City shall be entitled to immediate payment from the Developer for any premiums and associated costs paid by the City for such insurance coverage. Any election by the City to purchase or not to purchase insurance otherwise required to be carried by the Developer shall not relieve the Developer of its obligation to obtain and maintain the insurance coverage required by this Agreement.
Section 3.8. Defaults - General.
3.8.1 Subject to Unavoidable Delays and any other extensions of time provided for in this Agreement and this Section 3.9, failure or delay by either Party to perform any term or provision of this Agreement shall constitute a default under this Agreement. The injured Party shall give written notice of default to the Party in default, specifying the default complained of by the non -defaulting Party. Delay in giving such notice shall not constitute a waiver of any default nor shall it change the time of default.
3.8.2 If a Party otherwise in default commences to cure, correct or remedy such default, within thirty (30) calendar days after receipt of written notice from the injured Party specifying such default, and diligently and continuously prosecute s such cure, correction or remedy to completion (and where any time limits for the completion of such cure, correction or remedy are specifically set forth in this Agreement, then within said time limits), such Party shall not be deemed to be in default under this Agreement.
3.8.3 Any failure or delays by either Party in asserting any of their rights and/or remedies as to any default shall not operate as a waiver of any default or of any such rights or remedies. Delays by either Party in asserting any of their rights and/or remedies shall not deprive either Party of its right to institute and maintain any actions or p roceedings that it may deem necessary to protect, assert or enforce any such rights or remedies.
Section 3.9. Events of Default. In addition to other acts or omissions of the Developer that may legally or equitably constitute a default or breach of this Agreement, the occurrence of any of the following specific events shall constitute an “Event of Default” under this Agreement, Item 2A - Page 135
55575.18175\40908266.11
24 and, if they occur prior to the issuance of a Certificate of Completion for the Project, they shall not be subject to the provisions of Section 3.10:
3.9.1 Any default by the Developer under any construction loan documents for any purpose or reason which is declared in writing by the lender and which materially impacts the Project. So long as the construction continues on the Project, no default or Event of Default will be declared.
3.9.2 Any breach by the Developer of any of the non-monetary covenants and conditions of this Agreement that is not cured within thirty (30) days following written notice of the breach to the Developer from the City or the expiration of an applicable shorter cure period set forth in this Agreement.
3.9.3 Any representation, warranty or disclosure ma de to the City by the Developer regarding this Agreement or the Project is materially false or misleading when made.
3.9.4 The Developer fails to make any payment or deposit of funds required under this Agreement or to pay any other charge set forth in this Agre ement, following ten (10) days’ written notice to the Developer from the City of such failure.
3.9.5 Any material deviation in the work of improvement of the Project from the approved Scope of Development, without the prior written approval of the City, or the appearance of defective workmanship or materials and such defects are not corrected or substantially corrected, within thirty (30) days after receipt of written notice thereof from the City to the Developer.
3.9.6 Subject to the extensions of time or excuses for performance in this Agreement, the construction of the Project is delayed or suspended for a period in excess of that permitted under this Agreement , subject to the occurrence of Unavoidable Delays ; or the development of the Project does not proceed with d ue diligence, pursuant to the Schedule of Performance, subject to the occurrence of an Unavoidable Delay; or the Project is not completed by the Project Completion Date, subject to the occurrence of Unavoidable Delays.
3.9.7 There occurs any event of dissolution, reorganization or termination of the Developer that adversely and materially affects the operation or value of the Property, and such event is not corrected within twenty days following written notice of such event from the City to the Developer.
3.9.8 The Developer sells, Transfers, hypothecates, encumbers or assigns its interest in this Agreement, the Property, or Project, or any portion thereof, whether voluntarily or involuntarily or by operation of law, in violation of the terms and conditions of this Agreement.
3.9.9 The Developer becomes insolvent or a receiver is appointed to conduct the affairs of the Developer under state or federal law;
3.9.10 The Developer’s legal status as a California limited liability company authorized by the Secretary of State of the State of California to transact business in California is suspended or terminated.
Item 2A - Page 136
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25 Section 3.10. Repurchase Option.
3.10.1 Option to Repurchase Upon Failure to Commence or Complete Construction of the Hotel. In the event the construction of the Project is delayed or suspended for a period in excess of that permitted under this Agreement, subject to the occurrence of Unavoidable Delays; or the development of the Project does not proceed with due diligence, pursuant to the Schedule of Performance, subject to the occurrence of an Unavoidable Delay; or the Project is not completed by the Project Completion Date, subject to the occurrence of Unavoidable Delays. City shall have the option to repurchase the Property from Developer at City’s election by written notice to Developer given within six (6) months after the occurrence of any such event, time being of the essence (“Repurchase Election Notice”). In the event City fails to give the Repurchase Election Notice within such six (6) month period, the City shall not have the Repurchase Option under this Section 3.10 in respect of the event giving rise thereto.
In the event City exercises its Repurchase Option, the purchase price (“Repurchase Price”) payable by City to Developer with respect to the Property shall be an amount equal to the original purchase price paid by Developer to City for the Property; plus any cash (including but not limited to check, wire, ACH or any other form of payment) payments previously paid by the Developer for the development of the Property for the improvements thereon, financed costs associated with design and entitlements, amount financed inclusive of all “hard” and “soft” costs related to the site and the improvements to be constructed thereon, including without limitation, arch itectural, engineering, and legal fees paid to government entities, and cost of all on-site labor and materials for the construction of the improvements existing on the Property at the time of repurchase (but not including any payment under the Services Agreement between the City and Developer for the construction of any parking facilities), or the fair market value of the Property, including any improvements thereon, as determined through an appraisal of the Property as of the date of the Repurchase Notice performed by an appraiser hired by the City and the Developer, whichever is lower.
Closing for repurchase of the Property pursuant to Repurchase Option shall occur on the date specified in Repurchase Election Notice, which shall be no earlier than sixty (60) days and no later than one hundred and eighty (180) days after the date of the City ’s service on Developer of Repurchase Election Notice. Developer and City shall each pay one-half (1/2) of the escrow fees, and Developer shall pay for (i) any documentary tax stamps and (ii) an ALTA standard Owner’s Policy of Title Insurance in the full amount of the Repurchase Price showing fee title vested in the City. The City shall pay the recording fee for any other instruments which are recorded through such escrow.
ARTICLE IV
MISCELLANEOUS
Section 4.1. No Third-Party Beneficiaries; No Assignment . Developer represents and warrants, except as expressly set forth herein, there are no express or implied third -party beneficiaries to this Agreement, and no person or entity not a signatory hereto shall have any rights or causes of action against the City arising from or in connection with this Agreement or the Development Agreement. Developer represents and warrants it has not sold, assigned, or otherwise transferred, or purported to, a nd shall not hereafter, sell, assign, or otherwise transfer any of the Item 2A - Page 137
55575.18175\40908266.11
26 obligations, liabilities, demands, claims, costs, expenses, debts, controversies, damages, rights, actions, or causes of action released pursuant to the Original Development Agreement o r this Agreement. This Agreement shall not be assignable without the prior written consent of City, which may be withheld by City in its sole discretion, and any assignment or other transfer in contravention of this Section shall be voidable at the election of the City or the City may elect, in its sole discretion, to terminate this Agreement or pursue any remedy available to City herein, at law, or in equity.
Section 4.2. Enforcement of Agreement. Except as otherwise expressly set forth in this Agreement, no action shall be brought or maintained until: (a) the non -breaching Party provides written notice to the breaching Party which explains with particularity the nature of the claimed breach and (b) within thirty (30) days after receipt of said notice, the breaching Party fails to cure the claimed breach or, in the case of a claimed breach which cannot be reasonably remedied within a thirty (30) day period, the breaching Party fails to commence to cure the claimed breach within such thirty (30) day period and thereafte r diligently complete the activities reasonably necessary to remedy the claimed breach.
Section 4.3. Damages. In the event any action or proceeding is brought to enforce this Agreement, the prevailing Party shall be entitled to the reasonable fees, out -of-pocket expenses, and costs of attorneys and experts against the non-prevailing Party, in addition to all other relief to which that Party may be entitled.
Section 4.4. Limits. This Agreement shall not be construed as creating any right or benefit, substantive or procedural, enforceable at law or in equity, by any Party against any person, agency or entity other than those set forth herein.
Section 4.5. No Waiver. The failure to insist on any one occasion upon strict compliance with any of the covenants or conditions hereof s hall not be deemed a waiver of such term, covenant, or condition, nor shall any waiver or relinquishment of any rights or powers hereunder at any one time or more times be deemed a waiver or relinquishment of any rights or powers hereunder at any other time or times.
Section 4.6. Notices. Any notice, request, or communication required to be given to either Party under this Agreement shall be given in writing and shall be personally delivered or mailed, by prepaid registered or certified mail, to the addresses below:
Party to be Noticed: Selene Palm Springs, LLC
Attn.: Rabinder Pal Singh
200 West 55th Street
New York, NY 10019_________________________
City of Palm Springs
Attn.: Flynn Fagg
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Item 2A - Page 138
55575.18175\40908266.11
27 With Copy to: Boren, Osher & Luftman, LLP
Attn.: Stephen Z. Boren
222 N. Pacific Coast Hwy, Ste. 2222
El Segundo, CA 90245
Best Best & Krieger
Attn.: Elizabeth Hull
18101 Von Karman Avenue
Irvine, CA 92612 _________________________
Section 4.7. Entire Agreement. This Agreement, including the true and correct Recitals above, which are incorporated by reference herein as operative covenants and specifically relied upon by the Parties in executing this Agreement, constitutes the entire agre ement and understanding among and between the Parties and supersedes any and all other prior and contemporaneous agreements whether oral or written between the Parties.
Section 4.8. Amendments and Modifications. This Agreement may only be modified or amended by writ ten instrument duly approved and executed by each of the Parties hereto, following all necessary approvals and authorizations for such execution.
Section 4.9. Rights of Lender to Modify Agreement. Developer’s lender or lenders may seek a mo dification of this Agreement in connect ion with a loan or refinance. In connection therewith, in any notice requesting a modification by Developer’s lender or lenders, the Developer shall include a statement to the City identifying any amendments, modifications, or other changes to this Agreement or its attachments which the lender or lenders is requesting in connection with the Developer obtaining or refinancing a loan. The City agrees to reasonably consider and not unreasonably withhold its consent to the requested amendme nt or modification , but shall not be obligated to accept, any amendment, modification, or other change to this Agreement or any of the attachments to this Agreement which materially restricts, diminishes or burdens the City’s rights and remedies.
Section 4.10. Choice of Law. This Agreement shall be deemed to have been executed and delivered within the State of California; the rights and obligations of the Parties hereunder shall be governed, construed, and enforced in accordance with the laws of the State of California.
The venue for any dispute arising from or related to this Agreement, its performance, and its interpretation shall be the Superior Court of California, County of Riverside, California . This Agreement is to be construed fairly and not in favor of or agains t any Party regardless of which Party or Parties drafted or participated in the drafting of its terms. The parties agree to mediate, in good faith, any claim arising hereunder and to refrain from filing a lawsuit relating to the terms and conditions of this Agreement until the parties have met with a mediator. The parties agree to select and mediate any claim or controversy within thirty (30) days of the date the claim or controversy accrues or first arises. The prevailing party pertaining to a dispute concerning this Agreement shall be entitled to reasonable attorneys’ fees and costs. However, any party who fails to comply with the mediation requirements of this section shall not be entitled to recover attorney’s fees.
Item 2A - Page 139
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28 Section 4.11. Authorized Signatory. Each Party represents and warrants that it has the full right and power to enter into this Agreement and to execute and bind the Party on whose behalf it/he/she is signing to the releases and other provisions contained herein, and further agrees to the extent it is in breach of its warranties to defend and indemnify each other Party in the event any claim is made which is contrary to the representations and warranties contained herein.
Section 4.12. Severability. If one or more provisions of this Agreement are hel d to be unenforceable under applicable law, such provision will be excluded from this Agreement and the balance of the Agreement will be interpreted as if such provision were so excluded and will be enforceable in accordance with its terms.
Section 4.13. Counterparts and Electronic Signatures. This Agreement may be executed in counterparts and, when so executed by the Parties, shall become binding upon them and each such counterpart will be an original document. Electronic signatures shall be as valid and have the same force and effect as original signatures.
[Signatures on following page]
Item 2A - Page 140
55575.18175\40908266.11
S-1
IN WITNESS WHEREOF, each Party has executed this Agreement on the date which appears next to the corresponding signature.
I have read the foregoing Settlement and Development Agreement , understand it, and I accept and agree to the provisions it contains and hereby execute it voluntarily wit h full understanding of its consequences and to be bound by its terms.
Date
SELENE PALM SPRINGS, LLC
By: Calsprings Properties, LLC, Managing
Member
By: Rabinder Pal Singh, Manager
Date
CITY OF PALM SPRINGS
__________________, City Manager
Approved as to form:
Date:
__________________, City Attorneyr
[Signature Page to Settlement and Development Agreement] Item 2A - Page 141
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A-1
ATTACHMENT A
LEGAL DESCRIPTION
Item 2A - Page 142
55575.18175\40908266.11
A-2
ATTACHMENT B
SCHEDULE OF PERFORMANCE
[summarized below and attached]
PHASE 1: North Villas and all associated improvements. Developer shall obtain a building permit for Phase 1 by August 7, 2023 in accordance with Attachment B and shall substantially complete construction of Phase 1 by December 24, 2026.
PHASE 2: Hotel and Residential Towers and all associated improvements. Developer shall obtain a building permit for Phase 2 by September 9, 2024 in accordance with Attachment B and shall substantially complete construction of Phase 3 by December 25, 2026.
PHASE 3: South Villas and all associated improvements. Developer shall obtain a building permit for Phase 3 by October 30, 2023 in accordance with Attachment B and shall substantially complete construction of Phase 3 by December 25, 2026.
Item 2A - Page 143
55575.18175\40908266.11
A-3
ATTACHMENT C
SCOPE OF DEVELOPMENT/ENTITLEMENT PACKAGE
[attached]
Item 2A - Page 144
55575.18175\40908266.11
A-4
Scope of Development
The Revised Project (“Project”) includes the following and is described in greater detail in the Dream Hotel and Condominium Application as approved by the City Council on May 11, 2023:
• Between 150-160 Transit Occupancy Tax (“TOT”) generating hotel rooms. • No less than 28 residential units in the hotel tower which will be short term rental eligible. These units shall also be subject to the same TOT benefit as the hotel rooms set forth above.
• No less than 12 luxury residential units in the North Villas which will not be short term rental eligible.
• No less than 24 residential units in the South Villas which will not be short term rental eligible.
Once constructed, the site will operate as a 4 star or better hotel and shall include the following amenities at a minimum:
• Staffed front desk with multiple guest service capability and uniformed staff • Concierge services
• Valet service
• Bell services (luggage service)
• Full-service restaurant that serves breakfast/lunch/dinner with bar/lounge (separate or adjoining restaurant)
• Room service available for breakfast/lunch/dinner
• Gift shop or sundries available for purchase
• Swimming pool and separate whirlpool/hot tub
• Food and beverage service available poolside
• Desk or similar worktable in each guest room with enhanced desk chair • Multiple electrical outlets and USB ports near desk/worktable • Superior internet speed and capacity available throughout the property (multiple routers with consistent signal strength).
• Safe in each guest room.
Item 2A - Page 145
55575.18175\40908266.11
A-5
• Laundry/dry cleaning service available to guests
Item 2A - Page 146
Item 2A - Page 147
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CITY OF PALM SPRINGS
DEPARTMENT OF PLANNING SERVICES
MEMORANDUM
Date: May 11, 2023
To: City Council
From: Department of Planning Services
Subject: DREAM HOTEL STAFF REPORT CLARIFICATIONS ( CASE 5.1132 -PD 333/TTM 35236),
This memo is intended to clarify information contained in the City Council Staff Report in response to a correspondence sent by a neighboring resident. The clarifications involve the proposed heights of the two residential condominium components and the Planning Commission’s approval of the amended project. Specifically, the applicants reduced the heights of these buildings in response to discussions with the Planning Commission – by one story for the northwest buildings, and by 6 feet for the southeast bui ldings. As a result, the condominium buildings at the northwest portion were approved at a maximum height of 4 stories, or 46.2 feet, while the condominium buildings located at southeast corner of the site were approved at a maximum height of 3 stories, or 38 .2 feet. The highlighted rows of the table below are the areas of clarifications, with the middle column being the revised plans as originally submission, and the right column showing what was approved by the Planning Commission. The request that is before the City Council would restrict the maximum heights to those approved by the Planning Commission. A revised report is attached.
Development Standard 2019 Approved Project
Originally
Proposed
Amendment
As Approved by
Planning
Commission
Coverage 38% 41%
Residential/Tower Units 64,000 square feet No Change
Hotel Tower Height 46 feet / 4 stories No Change
Condo Tower Height 56 feet / 5 stories No Change
5 Condo Bldgs. Up to 37.9 feet / 3 stories Original Proposal 52 feet / 5 stories
46.2 Feet / 4 Stories
(PC Approved)
Farmhouse/Event Space 24 feet / 2 stories Original Proposal 44 feet / 4 stories
38.2 Feet / 3 Stories
(PC Approved)
Hotel Units 156 No Change
Residential/Condo Units 40 65
Total Parking Spaces 289 327
Common Open Space 61.7% excluding patios &
balconies 59.8%