(2) Fractionals and Timeshares Prohibited. None of the Hotel Villa Units shall be marketed, used or sold as fractionals or timeshares. (3) Owner's Allowable Occupancy Period. The period of time an owner of a condo -hotel unit amongst the Hotel Villa Units ("Hotel Villa Allowable Occupancy Period") may occupy his or her unit shall not exceed six (6) months, whether consecutive or non-consecutive periods of occupancy, per calendar year. This provision shall replace and supersede any other restrictions or limitations on the maximum time of owner occupancy by an owner of a condo -hotel unit, including without limitation Section 1 (e) of the 8th Amendment.
(4) Additional Owner Occupancy Beyond Owner's Allowable Occupancy Period. Any condo -hotel owner shall have a right to rent its unit for additional personal occupancy beyond the Allowable Occupancy Period as set forth herein, provided that the owner pays transient occupancy taxes to the City for each day the owner occupies its condo -hotel unit beyond the Allowable Occupancy Period, even if the period of owner occupation beyond the owner's allowable occupancy period exceeds 27 consecutive days, regardless of any restrictions that may be set forth in the City's transient occupancy tax regulations as codified from time to time in the Rancho Mirage Municipal Code. This provision shall replace and supersede any other restrictions or limitations on the maximum time of owner occupancy by an owner of a condo -hotel unit, including without limitation Section 1 (e) of the 8th Amendment. (5) Rental Availability. When a condo -hotel unit amongst the Hotel Villa Units is not occupied by the owner, unless it is unoccupied for maintenance or repair purposes, the condo -hotel unit shall be made available for transient rentals to the general public pursuant to the City's condo -hotel regulations as set forth in Ordinance No. 932, attached hereto as Exhibit E, unless otherwise provided in this 10th Amendment.
(6) Transient Occupancy Tax. When a condo -hotel unit
amongst the Hotel Villa Units is used as a transient rental, it shall be subject to the payment of transient occupancy taxes in accordance with the City's transient occupancy tax regulations in effect at the time the transient occupancy tax is due and payable, with the caveat that transient occupancy taxes shall also apply to condo -hotel unit rentals for more than 27 consecutive days, regardless of any restrictions that may be set forth in the City's transient occupancy tax regulations as codified from time to time in the Rancho Mirage Municipal Code. However, whenever any condo -hotel unit is occupied by a non -owner during the owner's occupancy period via a condominium, condo -hotel or any other share, trading or exchange system or program, whether formally established or operated as a "Club" or by any other method or means, the City shall be entitled to receive 100 percent of the applicable transient occupancy tax for each day of 10th Amendment Page 10
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occupancy by the non -owner based on the fair market value of the room rate that would otherwise be charged for the subject unit.
c) Tennis Villa Units. This Section shall apply to the 25 Tennis Villa Units currently depicted in the Site Plan, attached hereto as Exhibit F. (1) Condo -Hotel Units. The 25 Tennis Villa Units may, at NEWAGE's option, be developed as condo -hotel units.
(2) Lock -Off Configurations. The Tennis Villa Units which have two legally approved separate entrance/exit doors may be constructed in a "lock off" configuration to permit the unit to be rented as two separate units. (3) Fractionals and Timeshares Prohibited. None of the 25 Tennis Villa Units shall be marketed, used or sold as fractionals or timeshares. (4) Owner's Allowable Occupancy Period. The period of time an owner of a condo -hotel unit amongst the Tennis Villa Units ("Tennis Villa Allowable Occupancy Period") may occupy his or her unit shall be six (6) months, whether consecutive or non-consecutive periods of occupancy, per calendar year. This provision shall replace and supersede any other restrictions or limitations on the maximum time of owner occupancy by an owner of a condo -hotel unit, including without limitation Section 1 (e) of the 8th Amendment.
(5) Additional Owner Occupancy Beyond Owner's Allowable Occupancy Period. Any condo -hotel owner shall have a right to rent its unit for additional personal occupancy beyond the Allowable Occupancy Period as set forth herein, provided that the owner pays transient occupancy taxes to the City for each day the owner occupies its condo -hotel unit beyond the Allowable Occupancy Period, even if the period of owner occupation beyond the owner's allowable occupancy period exceeds 27 consecutive days, regardless of any restrictions that may be set forth in the City's transient occupancy tax regulations as codified from time to time in the Rancho Mirage Municipal Code. This provision shall replace and supersede any other restrictions or limitations on the maximum time of owner occupancy by an owner of a condo -hotel unit, including without limitation Section 1 (e) of the 8th Amendment. (6) Rental Availability. When a condo -hotel unit amongst the Tennis Villa Units is not occupied by the owner, unless it is unoccupied for maintenance or repair purposes, the condo -hotel unit shall be made available for transient rentals to the general public pursuant to the City's condo -hotel regulations as set forth in Ordinance No. 932, attached hereto as Exhibit E, unless otherwise provided in this 10th Amendment.
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(7) Transient Occupancy Taxes. When a condo -hotel unit amongst the Tennis Villa Units is used as a transient rental, it shall be subject to the payment of transient occupancy taxes in accordance with the City's transient occupancy tax regulations in effect at the time the transient occupancy tax is due and payable, with the caveat that transient occupancy taxes shall also apply to condo -hotel unit rentals for more than 27 consecutive days, regardless of any restrictions that may be set forth in the City's transient occupancy tax regulations as codified from time to time in the Rancho Mirage Municipal Code. However, whenever any condo -hotel unit is occupied by a non -owner during the owner's occupancy period via a condominium, condo -hotel or any other share, trading or exchange system or program, whether formally established or operated as a "Club" or by any other method or means, the City shall be entitled to receive 100 percent of the applicable transient occupancy tax for each day of occupancy by the non -owner based on the fair market value of the room rate that would otherwise be charged for the subject unit. d) Spa Suite Units. This section shall apply to the existing 16 Spa Suite Units which were constructed 2015, as depicted in the Site Plan, attached hereto as Exhibit F, as the Spa Building.
(1) Condo -Hotel Units. The Spa Suite Units may, at NEWAGE's option, be converted into condo -hotel units.
(2) Lock -Off Configurations. The Spa Suite Units which have two legally approved separate entrance/exit doors may be constructed in a "lock off' configuration to permit the unit to be rented as two separate units. (3) Fractionals and Timeshares Prohibited. None of the Spa Suite Units shall be marketed, used or sold as fractionals or timeshares. (4) Owner's Allowable Occupancy Period. The period of time an owner, other than the Existing Hotel's professional management entity/company, of a condo -hotel unit amongst the Spa Suite Units ("Spa Suite Allowable Occupancy Period") may occupy his or her unit shall be six months, whether consecutive or non- consecutive periods of occupancy, per calendar year, as permitted under the December 31, 2015, Addendum to the 9th Amendment. This provision shall replace and supersede any other restrictions or limitations on the maximum time of owner occupancy by an owner of a condo -hotel unit, including without limitation Section 1 (e) of the 8th Amendment.
(5) Additional Owner Occupancy Beyond Owner's Allowable Occupancy Period. Any condo -hotel owner, other than the Existing Hotel's professional management entity/company, shall have a right to rent its unit for additional personal occupancy beyond the Allowable Occupancy Period as set forth herein, provided that the owner pays transient occupancy taxes to the City for each day the owner occupies 10th Amendment Page 12
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its condo -hotel unit beyond the Allowable Occupancy Period, even if the period of owner occupation beyond the owner's allowable occupancy period exceeds 27 consecutive days, regardless of any restrictions that may be set forth in the City's transient occupancy tax regulations as codified from time to time in the Rancho Mirage Municipal Code. This provision shall replace and supersede any other restrictions or limitations on the maximum time of owner occupancy by an owner of a condo -hotel unit, including without limitation Section 1 (e) of the 8th Amendment.
(6) Rental Availability. When a condo -hotel unit amongst the Spa Suite Units is not occupied by the owner, unless it is unoccupied for maintenance or repair purposes, the condo -hotel unit shall be made available for transient rentals to the general public pursuant to the City's condo -hotel regulations as set forth in Ordinance No. 932, attached hereto as Exhibit E, unless otherwise provided in this 10th Amendment. Any condo -hotel units owned, in whole or in part by the Existing Hotel's professional management entity/company shall be made available for rent for transient occupancy for no more than twenty-seven consecutive days by any given transient, at all times regardless of whether the Existing Hotel or management entity/company would otherwise have occupancy rights as an owner under this section. (7) Transient Occupancy Tax. When a condo -hotel unit
amongst the Spa Suite Units is used as a transient rental, it shall be subject to the payment of transient occupancy taxes in accordance with the City's transient occupancy tax regulations in effect at the time the transient occupancy tax is due and payable, unless otherwise provided below, and with the caveat that transient occupancy taxes shall also apply to rentals for more than 27 consecutive days, regardless of any restrictions that may be set forth in the City's transient occupancy tax regulations as codified from time to time in the Rancho Mirage Municipal Code. However, whenever any condo -hotel unit is occupied by a non -owner during the owner's occupancy period via a condominium, condo -hotel or any other share, trading or exchange system or program, whether formally established or operated as a "Club" or by any other method or means, the City shall be entitled to receive 100 percent of the applicable transient occupancy tax for each day of occupancy by the non -owner based on the fair market value of the room rate that would otherwise be charged for the subject unit.
Section 7. Rental of Condo -Hotel Units. The rental of any condo -hotel units pursuant to the terms and provisions of this 10th Amendment shall not be considered as "short-term rentals" which are prohibited in the City per Section 17.30.270 Short - Term Rentals of the Rancho Mirage Municipal Code since the rental of units located within City -approved hotels shall not be considered short-term rentals.
Considering the foregoing, as a condition to renting out a condo -hotel unit, the owner of the condo -hotel unit shall enter into an agreement with the Existing Hotel's management entity/company which, at a minimum, shall provide that the management 10th Amendment Page 13
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entity/company will collect all transient occupancy taxes required on rentals of that owner's condo -hotel unit and manage all permissible rental operations. The Existing Hotel's management entity/company shall then be responsible for forwarding transient occupancy taxes to the City in accordance with the City's transient occupancy tax regulations as set forth in the Rancho Mirage Municipal Code and any related procedures and regulations in effect at the time the transient occupancy taxes are due and payable to the City, unless otherwise provide in this 10th Amendment. In addition, under no circumstances shall any owner of a condo -hotel unit or any other unit described in this 10th Amendment advertise or cause to be advertised the availability of any such units for transient purposes for any period of time. All advertisements shall be handled, managed and facilitated solely by the Existing Hotel's management entity/company and any such advertisements shall not refer to the any condo -units or any other units covered by this 10th Amendment as "short-term rentals." NEWAGE shall submit documents for recordation which clearly demonstrate the forgoing advertisement restrictions and obligations, subject to the reasonable satisfaction of City Attorney and City Engineer.
Section 8. Extension of Tentative Map. In accordance with Government Code Section 66452(a)(1), TPM38768 shall be extended for the greater period of (a) the term of this Agreement or (b) such maximum total time as is permitted in accordance with the State Subdivision Map Act (Government Code Sections 66410 et seq.) or Applicable Law.
Section 9. Operator. NEWAGE agrees that the Project shall be operated during the life of the Project as an establishment that: (a) reflects the characteristics of the ultimate in luxury and sophistication with first class accommodations, and (b) maintains physical attributes that are extraordinary in every manner, and (c) provides a level of service that is meticulous and exceeds all guests' expectations while maintaining an impeccable standard of excellence.
Section 10. Previous Amendments. Except as herein modified and amended, provisions of the Original Development Agreement, the 1st Amendment, the 2nd Amendment, the 3rd Amendment, the 4th Amendment, the 5th Amendment, the 6th Amendment, the 7th Amendment, the 8th Amendment and 9th Amendment, and any addenda thereto, are ratified, confirmed and remain in full force and effect as if set forth and reiterated herein verbatim.
Section 11. Term. The parties agree that the Term of this 10th Amendment shall be ten (10) years commencing on the Effective Date subject to the extension and early termination provisions described in this 10th Amendment and this Term shall only apply to the Project Site. Upon termination of this 10th Amendment, this 10th Amendment shall be deemed terminated and of no further force and effect without the need of further documentation from the parties hereto, provided, however, that this termination shall not affect any right or duty arising from the entitlements or approvals 10th Amendment Page 14
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for the Project Site or the financial obligations of NEWAGE or its assignees and successors in interest agreed to by the parties or approved concurrently with, or subsequent to, the Effective Date or as otherwise provided in this 10th Amendment.
Section 12. Cooperation by NEWAGE. NEWAGE will, in a timely manner, provide the City with all documents, applications, plans and other information necessary for the City to carry out its obligations hereunder, and cause NEWAGE's planners, engineers, and all other consultants to submit in a timely manner all required materials and documents, therefore. NEWAGE also shall apply in a timely manner for such other permits and approvals from other governmental or quasi -governmental agencies having jurisdiction over the Project Site as may be required for the development of, or provision of services to, the Project Site.
Section 13. Applicable Rules, Regulations and Policies. Except as otherwise provided in this 10th Amendment, the rules, regulations, and policies governing the use, density, intensity, design, improvement, construction, building and occupancy standards and specifications of the Project and Project Site shall be those rules, regulations, and policies in place at the time of the Effective Date. The City, however, shall be permitted to apply certain rules, regulations and policies enacted after the Effective Date to discretionary actions which are not part of the Project.
Section 14. Funding for Processing 10th Amendment and Entitlements Described Therein. The actual costs for all services provided by the City and its consultants for processing of this 10th Amendment and the entitlements described herein shall be paid by NEWAGE. All such processing costs shall not be the obligations of the City or any of its departments and divisions, and the City shall not be liable for any such costs form its general fund or any other fund. In addition, to the extent that City, on behalf of NEWAGE, attempts to enter into binding agreements with other entities in order to assure the availability of certain permits and approvals or services necessary for development of the Project Site as described in this 10th Amendment, NEWAGE shall reimburse City for all costs and expenses incurred in connection with seeking and entering into any such agreements. Any fees, assessments, or other amounts payable by City pursuant to any such agreements described herein shall be borne by NEWAGE except where NEWAGE has notified City in writing, prior to City entering into any such agreement, that it does not desire for City to execute said agreement.
Section 15. Processing Fees. NEWAGE shall pay all land use approvals, building permits or other similar permits, licenses or entitlements which are in force and effect on a City-wide basis at the time application is made for such permits, licenses, or entitlements at the time such fees are due and payable during the development process.
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impact fees that are designed to pay for new or expanded public facilities needed to serve, or to mitigate the adverse effects of, a given development project (including any species protection or habitat preservation or conservation mitigation fees) that are in effect at the time such fees are due and payable during the development process.
Section 17. Exactions. NEWAGE shall pay or provide, as the case may be, all exactions, in -lieu fees or payments, dedication or reservation requirements, obligations for on -site or off -site improvements, construction requirements for public improvements, facilities, or services required of the Project or Project Site, whether such requirements constitute subdivision improvements, mitigation measures in connection with environmental review, or impositions made under any applicable ordinance or other applicable regulation.
Section 18. Community Facilities District No. 1. NEWAGE acknowledges the existence of "Community Facilities District No. 1" which was created pursuant to the Mello -Roos Community Facilities Act, as set forth in Government Code section 53311 et seq. for the purpose of funding certain public safety services. If the Project and Project Site are currently subject to the assessments of Community Services District No. 1, NEWAGE voluntarily consents that it will not vote or otherwise support the dissolution of said District. In the event said District formally dissolves, NEWAGE shall consent to paying an in -lieu assessment in a manner and form, deemed acceptable by the City, as though the District had never dissolved. If, however, the Project or Project Site, or any portions thereof, are not currently subject to the assessments of Community Facilities District No. 1, NEWAGE voluntarily consents to take whatever affirmative action it needs to take on its part to ensure that the Project and Project Site, and all portions thereof, are subject to the assessments of the Community Facilities District No. 1, which includes without limitation, voting to annex to said District.
Section 19. Covenants Running With the Land and Constructive Notice.
All of the terms, provisions, and obligations contained in this 10th Amendment shall be binding upon NEWAGE and its heirs, successors, and assigns, and all other persons or entities acquiring all or any portion of the Project Site or Project, or any interest therein, whether by operation of law or in any manner whatsoever, and the rights thereof shall inure to the benefit of the City and its successors and assigns. As such, all of the provisions of this 10th Amendment shall be enforceable as equitable servitudes and constitute covenants running with the land pursuant to applicable law, including but not limited to, Section 1468 of the Civil Code of the State of California. Notwithstanding the above, every person who now or hereafter owns or acquires any right, title or interest in or to any portion of the Project Site or Project shall be deemed to have consented and agreed to every provision contained in this 10th Amendment, whether or not any reference to this 10th Amendment is contained in the instrument by which such person acquired an interest in the Project Site.
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Section 20. City's Obligations. The City shall approve the permits, licenses and other entitlements as describe in this 10th Amendment pursuant to the provisions contained herein.
Section 21. Periodic Review. The City shall conduct a review of this 10th Amendment as set forth as follows:
a) Annual Review. The City will review the extent of good faith compliance by NEWAGE with the terms of this 10th Amendment annually commencing on the first anniversary of the Effective Date of this 10th Amendment. b) Notice. The City shall notify NEWAGE in writing of the date of review at least thirty (30) days prior thereto.
c) Good -faith Compliance. During each annual review, NEWAGE is required to demonstrate good faith compliance with the terms of this 10th Amendment. d) Production of Documents and Other Evidence. NEWAGE agrees to furnish such reasonable evidence and adequate documentation of good faith compliance as the City, in the exercise of its reasonable discretion, may require. e) Cost of Annual Review. The costs incurred by City in connection with the annual review shall be borne by NEWAGE.
Section 22. Relationship of Parties. It is specifically understood and agreed by and between the parties hereto that the development of the Project Site is a private development and that neither party is acting as the agent of the other in any respect hereunder. The City and NEWAGE also hereby renounce the existence of any form of joint venture or partnership between them, and agree that nothing contained herein or in any document executed in connection herewith shall be construed as making the City and NEWAGE joint venturers or partners.
Section 23. No Third Party Beneficiaries. The only parties to this 10th Amendment are NEWAGE and the City. There are no third party beneficiaries and this 10th Amendment is not intended, and shall not be construed, to benefit, or be enforceable by any other person whatsoever.
Section 24. Assignment. NEWAGE shall have the right to assign its rights and obligations under this 10th Amendment, by giving prior written notice to the City, to any entity in which the NEWAGE, or its principal shareholders, retain a majority ownership interest so long as such assignee expressly assumes the obligations of NEWAGE hereunder. Otherwise, NEWAGE may not assign all or any portion of its rights hereunder nor delegate all or any portion of its duties and obligations hereunder without the prior written consent of the City, which consent shall not be unreasonably withheld. 10th Amendment Page 17
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Section 25. Estoppel Certificate. For and in consideration of entering into this 10th Amendment, the parties hereto acknowledge the receipt of good and valuable consideration. This paragraph shall constitute an Estoppel Certificate and shall be an independent agreement among the parties which is intended to and shall survive any subsequent determination that this 10th Amendment is invalid for any reason, by a final court decision, having jurisdiction thereof. NEWAGE represents to the City that it has no actual knowledge of any Claims, as herein below defined, against City specifically pertaining to the matters set forth in the Original Development Agreement, the 1st Amendment, the 2nd Amendment, the 3rd Amendment, the 4th Amendment, the 5th Amendment, the 6th Amendment, the 7th Amendment, the 8th Amendment and this 10th Amendment. For purposes of this Section, "claims" are defined as all known claims, fees, demands, costs, damages, obligations, expenditures, remedies, liens, rights or arbitration, rights of action and/or causes of action, whether compensatory or punitive, legal or equitable. This estoppel certificate legally bars NEWAGE from filing claims of which it had actual knowledge at the time of the approval by the City of this 10th Amendment.
Section 26. Hold Harmless. NEWAGE hereby agrees to, and shall defend, save and hold City and its elected and appointed boards, commissions, officers, agents, and employees harmless from, any and all claims, costs and liability for any damages, personal injury or death, which may arise, directly or indirectly, from NEWAGE's or NEWAGE's contractors', subcontractors', agents or employees' operations under this 10th Amendment, whether such negligent operations be by NEWAGE or by any of NEWAGE's contractors, subcontractors, agents or employees.
Section 27. Indemnification. NEWAGE shall defend, indemnify and hold harmless City and its agents, officers and employees against and from any and all liabilities, demands, claims, actions or proceedings and costs and expenses incidental thereto (including costs of defense, settlement and reasonable attorneys' fees), which any or all of them may suffer, incur, be responsible for or pay out as a result of or in connection with any challenge to the legality, validity or adequacy of any of the following: (i) any prior agreements by and between City and NEWAGE and/or its predecessor(s) in interest; (ii) this 10th Amendment and the concurrent and subsequent permits, licenses and entitlements approved for the Project or Project Site; (iii) the environmental impact report prepared in connection with the development of any environmental determinations made by the City in connection with this agreement, the Project and/or Project Site; and (iii) the proceedings undertaken in connection with the adoption or approval of any of the above. In the event of any legal or equitable action or other proceeding instituted by any third party (including a governmental entity or official) challenging the validity of any provision of this 10th Amendment or any portion thereof as set forth herein, the parties shall mutually cooperate with each other in defense of said action or proceeding. Notwithstanding the above, the City, at is sole option, may tender the complete defense of any third party challenge as described herein. In the 10th Amendment Page 18
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event, the City elects to contract with special counsel to provide for such a defense, the City shall meet and confer with NEWAGE regarding the selection of counsel, and NEWAGE shall pay all costs related to retention of such counsel.
Section 28. Severability. If any term, provision, covenant or condition of this 10th Amendment is repealed by referendum or is held by a court of competent jurisdiction to be invalid, void or unenforceable, the remaining provisions, if any, of this 10th Amendment shall continue in full force and effect, unless enforcement of this 10th Amendment as so invalidated would be unreasonable or grossly inequitable under all the circumstances or would frustrate the purposes of this 10th Amendment.
Section 29. Singular and Plural; Gender; and Person. Except where the context requires otherwise, the singular of any word shall include the plural and vice versa, and pronouns inferring the masculine gender shall include the feminine gender and neuter, and vice versa, and a reference to "person" shall include, in addition to a natural person, any governmental entity and any partnership, corporation, joint venture or any other form of business entity.
Section 30. Time Is of the Essence. Time is of the essence of this 10th Amendment and of each and every term and condition hereof.
Section 31. Delays in Performance. In addition to any other provisions of this 10th Amendment with respect to delay, NEWAGE and City shall be excused for performance of their obligations hereunder during any period of delay caused by acts of God or civil commotion, major acts of terrorism occurring in the United States of America, riots, strikes, picketing, or other labor disputes, shortage of materials or supplies, or damage to or prevention of work in process by reason of fire, floods, earthquake, or other casualties, litigation, acts or neglect of the other party, or restrictions imposed or mandated by governmental or quasi -governmental entities, enactment of conflicting provisions of the Constitution or laws of the United States of America or the State of California or any codes, statutes, regulations or executive mandates promulgated thereunder. If written notice of such delay is given to either party within (30) days of the commencement of such delay, an extension of time for such cause shall be granted in writing for the period of the delay, or longer as may be mutually agreed upon.
Section 32. Events of Default. Subject to any extensions of time by mutual consent in writing, and subject to the provisions of Section 31 "Delays in Performance", the failure or unreasonable delay by either party to perform any material term or provision of this 10th Amendment for a period of thirty (30) days after the dispatch of a written notice of default from the other party shall constitute a default under this 10th Amendment. If the nature of the alleged default is such that it cannot reasonably be cured within such 30 -day period, the commencement of the cure within such time period and the diligent prosecution to completion of the cure shall be deemed a cure within 10th Amendment Page 19
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such period. Any Notice of Default give hereunder shall specify in detail the nature of the alleged Event of Default and the manner in which such Event of Default may be satisfactorily cured in accordance with the terms and conditions of this 10th Amendment. During the time periods herein specified for cure of an Event of Default, the party charged therewith shall not be considered to be in default for purposes of termination of this 10th Amendment, institution of legal proceedings with respect thereto, or whether any further building permits shall be issued with respect to the Project Site.
Section 33. General Default Remedies. After notice and expiration of the 30 - day period without cure, the non -defaulting party shall have such rights and remedies against the defaulting party as it may have at law or in equity, including, but not limited to, the right to terminate this 10th Amendment pursuant to Government Code Section 65868 or seek mandamus, specific performance, injunctive or declaratory relief. Any rights or remedies available to non -defaulting party under this 10th Amendment and any other rights or remedies that such party may have at law or in equity upon a default by the other party under this 10th Amendment shall be distinct and separate, providing the non -defaulting party with cumulative rights and remedies. None of such rights or remedies, whether or not exercised by the non -defaulting party, shall be deemed to exclude any other rights or remedies available to the non -defaulting party. The non - defaulting party may, in its discretion, exercise any and all of its rights and remedies, at once or in succession, at such time or times as the non -defaulting party considers appropriate.
Section 34. Legal Action; Attorneys' Fees. Either party may, in addition to any other rights or remedies, institute legal action to cure, correct or remedy a default, enforce any covenant or agreement herein, enjoin any threatened or attempted violation hereof, or enforce by specific performance the obligations and rights of the parties hereto. The prevailing party in any such action shall be entitled to its reasonable attorneys' fees and costs to be paid by the losing party.
Section 35. NEWAGE Default. No building permit shall be issued or building permit application accepted for any structure on the Project Site after NEWAGE is determined by City to be in default of the terms and conditions of this 10th Amendment until such default thereafter is cured by the NEWAGE or is waived by the City. If the City terminates this 10th Amendment because of NEWAGE's default, then the City shall retain any and all benefits, including money or land received by the City hereunder.
Section 36. Waiver. All waivers must be in writing to be effective or binding upon the waiving party, and no waiver shall be implied from any omission by a party to take any action with respect to an Event of Default. Failure by a party to insist upon the strict performance of any of the provisions of this 10th Amendment by the other party shall not constitute waiver of such party's right to demand strict compliance by the other party in the future. In addition, no express written waiver of any Event of Default shall 10th Amendment Page 20
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affect any other Event of Default, or cover any other period of time specified in such express waiver.
Section 37. Amendments. This 10th Amendment may be amended from time to time by mutual consent of the original parties or their successors in interest, with the City's costs payable by amendment applicants, in accordance with the provisions of Government Code Section 65867 and 65868 and the City's adopted procedures and requirements for the consideration of development agreements.
Section 38. Ambiguities or Uncertainties. The parties hereto have mutually negotiated the terms and conditions of this Development Agreement and each party received independent legal advice from its attorneys with respect to the advisability of executing this 10th Amendment and the meaning of the provisions contained herein. As such, this 10th Amendment is a product of the joint drafting efforts of both parties and neither party shall be deemed to have solely or independently prepared or framed this 10th Amendment. Therefore, any ambiguities or uncertainties are not to be construed against or in favor of either party.
Section 39. Applicable Law. This 10th Amendment shall be construed and enforced in accordance with the laws of the State of California.
Section 40. Nexus/Reasonable Relationship Challenges. NEWAGE consents to, and waives any rights it may have now or in the future to challenge the legal validity of, the conditions, requirements, policies or programs set forth in this 10th Amendment including, without limitation, any claim that they constitute an abuse of the police power, violate substantive due process, deny equal protection of the laws, effect a taking of property without payment of just compensation, or impose an unlawful tax.
Section 41. Civil Code Section 1542 Waiver. NEWAGE hereby waives any and all rights they or their successors and assigns may have under Article XIIIC or Article XIIID of the California Constitution and any and all rights they or their successors and assigns may have under any other applicable law to contest the fees, exactions and assessments and/or their amounts payable to the City under this 10th Amendment as follows:
In furtherance of the intentions of the parties to this 10th Amendment, NEWAGE with and under advice of counsel, hereby expressly waives any and all right and benefit conferred upon said parties by the provisions of Civil Code Section 1542, which provides as follows:
"A general release does not extend to claims which a
creditor or releasing party does not know or suspect to 10th Amendment Page 21
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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."
NEWAGE further expressly waives any and all rights and
benefits conferred upon NEWAGE by any provision of any other state, federal or local statute, code, ordinance or law similar to section 1542 of the Civil Code. NEWAGE expressly consents that the waiver of rights contained in the first paragraph shall be given full force and effect, according to the express terms and provisions of the instant waiver, to unknown and unsuspected claims, demands and causes of action, if any, arising out of or relating to the waiver of rights contained in this 10th Amendment.
Initials:
NEWAGE
Section 42. Venue. In the event that suit is brought by either party to this 10th Amendment, the parties agree that venue shall be exclusively vested in the State courts of the County of Riverside, California or where appropriate, in the United States District Court, Southern District of California, Riverside, California.
Section 43. No Damages Relief Against City. The parties acknowledge that the City would not have entered into this 10th Amendment had it been exposed to damage claims from NEWAGE for any breach thereof. As such, the parties agree that in no event shall NEWAGE be entitled to recover damages against City for breach of this 10th Amendment.
Section 44. Notices. Any notice or communication required hereunder between City or NEWAGE shall be in writing, and may be given either personally or by registered mail, return -receipt requested. Notice, whether given by registered mail or personal delivery, shall be deemed to have been given and received on the actual receipt by any of the addresses designated below as the party to whom notices are to be sent. Any party hereto may at any time, upon written notice to the other party hereto, designate any other address in substitution of the address to which such notice or communication shall be given. Such notices or communications shall be given to the parties at their addresses set forth below:
To City:
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City of Rancho Mirage
69-825 Highway 111
Rancho Mirage, CA 92270
Attention: City Manager
To NEWAGE:
Newage Rancho Mirage LLC
c/o Kam Sang Co., Inc.
411 E Huntington Drive, Ste 305
Arcadia, CA 91006
Attention: Ronnie Lam
Section 45. Entire Agreement. The Original Development Agreement, the 1st Amendment, the 2nd Amendment, the 3rd Amendment, the 4th Amendment, the 5th Amendment, the 6th Amendment, the 7th Amendment, the 8th Amendment, the 9th Amendment and this 10th Amendment and the Exhibits attached thereto contain all the representations and the entire agreement between the parties with respect to the subject matter hereof. Except as otherwise specified in this 10th Amendment and the Exhibits attached hereto, any prior correspondence, memoranda, agreements (other than the Original Development Agreement and all subsequent amendments), warranties or representations are superseded in total by this 10th Amendment and Exhibits hereto.
Section 46. Recordation. In order to comply with Section 65868.5 of the Development Agreement Statute, the parties do hereby direct the City Clerk to cause a copy of this 10th Amendment to be recorded with the Riverside County Recorder's Office within ten (10) days after the Enacting Ordinance takes effect.
Section 47. Counterparts. This 10th Amendment may be executed in duplicate counterpart originals, each of which is deemed to be an original, and all of which when taken together shall constitute one and the same instrument. [THIS PORTION LEFT BLANK INTENTIONALLY]
10th Amendment Page 23
3603
IN WITNESS WHEREOF, the parties hereto have caused this 10th Amendment to be executed as of the dates written above.
City of Rancho Mirage NEWAGE-RANCHO, LLC., a
Delaware limited liability company
By:
Ted Weill
Mayor
ATTEST:
By:
Kristie Ramos
City Clerk
APPROVED AS TO FORM:
By:
Colin Kirkpatrick
City Attorney
By:
Its:
By:
Its:
Chief Financial Officer
APPROVED AS TO FORM:
By:
NEWAGE Attorney
10th Amendment Page 24
3604
EXHIBIT "A"
HOTEL, SPA & SPA SUITES SITE
LEGAL DESCRIPTION
LOTS 1 AND 2 OF TRACT MAP NO. 34640-1, AS SHOWN BY MAP ON FILE IN BOOK 443, PAGES 11 THROUGH 16, INCLUSIVE, OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF RIVERSIDE COUNTY, CALIFORNIA.
APN: 689-330-031; 689-330-032; 689-330-034
10th Amendment
Exhibit "A"
3605
EXHIBIT "B"
VILLA SITE
LEGAL DESCRIPTION
LOTS 50 AND 51 OF TRACT MAP NO. 19397, AS SHOWN BY MAP ON FILE IN BOOK 160, PAGES 64 THROUGH 77, INCLUSIVE, OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF RIVERSIDE COUNTY, CALIFORNIA.
APN: 689-330-026; 689-330-028
10th Amendment Exhibit "B"
3606
EXHIBIT "C"
TENNIS SITE
LEGAL DESCRIPTION
LOT 48 OF TRACT MAP NO. 19397, AS SHOWN BY MAP ON FILE IN BOOK 160, PAGE 64, INCLUSIVE, OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF RIVERSIDE COUNTY, CALIFORNIA.
APN: 689-330-011
10th Amendment Exhibit "C"
3607
EXHIBIT "D"
SKY MESA SITE
LEGAL DESCRIPTION
Parcel No. 4, of Parcel Map No. 11913, in the County of Riverside, State of California, as per Map recorded in Book 53 of Parcel Maps, Pages 18 and 19, Records of said County.
Excepting therefrom any portion thereof lying within Tract No. 19397 as shown by Map on file in Book 160, Pages 64 through 77 of Maps, Records of Riverside County, California.
Also excepting therefrom any portion thereof lying within Parcel Map No. 24865 on file in Book 182, Pages 35 through 37 of Parcel Maps, Records of Riverside County, California.
Also excepting therefrom any portion thereof lying within Tract No. 2864 as shown by Map on file in Book 51, Pages 82 through 86 of Maps, Records of Riverside County, California.
Also excepting therefrom that portion conveyed to the City of Rancho Mirage, a Municipal Corporation by Documents recorded July 23, 1986 as Instrument Nos. 172881 and 172882 and recorded December 27, 1989 as Instrument Nos. 453114, 453116 and 453118, all Official Records of Riverside County, California.
Also excepting therefrom that portion conveyed to the Coachella Valley County Water District by Instrument recorded April 22, 1975 as Instrument No. 1975-45742 of Official Records of Riverside County, California.
Also excepting therefrom that portion conveyed to the City of Rancho Mirage, a Municipal corporation by Deed recorded October 28, 1976 as Instrument No. 165432 Official Records of Riverside County, California.
APN: 689-020-012; 689-020-014
10th Amendment Exhibit "D"
3608
EXHIBIT "E"
CONDO -HOTEL
ORDINANCE NO. 932
10th Amendment Exhibit "E"
3609
ORDINANCE NO. 932
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF RANCHO MIRAGE AMENDING RANCHO
MIRAGE MUNICIPAL CODE TO INCLUDE
DEVELOPMENT AND USE REGULATIONS REGARDING
CONDO -HOTEL PROJECTS
WHEREAS, there has been a recent increase in the
popularity of the development of and/or use of condo -hotel projects among individual and business investors, national and international hotel corporations, business travelers, members of the vacationing public and developers; and
WHEREAS, this increase in popularity has created a
need for specific regulations to govern the development and operation of condo -hotel projects to ensure that such
projects are developed and operated in a manner that not only effectively mitigate the impacts such projects will have on surrounding land uses and traffic circulation, but also enhances the City's ability to adequately provide for the public service needs of the owners and guests of condo - hotel units and the general public; and
WHEREAS, the potential conversion of existing
revenue -producing lodging establishments in the City to condo -hotel projects may result in diminished revenue to the City's general fund that is used to pay for many
general municipal services demanded of the City's
residents, businesses, and transient guests of the City's many lodging establishments unless the City adopts
development and operational standards regulating condo - hotel projects that are necessary for ensuring that such projects enhance rather than diminish the City's ability to continue providing optimal municipal services; and
WHEREAS, the City desires to enhance rather than
diminish the provision of general municipal services to its residents, businesses and transient guests of the City's many lodging establishments now and in the future while promoting development that will result in attracting and encouraging the development of additional revenue -producing business activities to the City; and
WHEREAS, the changing hotel market throughout the
country has created a demand for condo -hotel projects; and 1 3610
WHEREAS, the City desires to enhance its opportunities
in attracting new resort hotel development to meet the
demands of the changing tourist trade while at the same time increasing revenue for general municipal services.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO
MIRAGE DOES ORDAIN AS FOLLOWS:
Section 1. TITLE
This ordinance shall be known as the "Condo -Hotel
Ordinance."
Section 2. PURPOSE AND INTENT
The purpose and intent of this Ordinance is to ensure
that the development of condo -hotel projects in the City does not detrimentally impact surrounding uses and that such development provides opportunities for the City to enhance its abilities to provide optimal municipal services not only to the prospective owners and users of condo -hotel units, but also to the general public.
Section 3. AMENDMENT TO SECTION 17.90.020"
DEFINITIONS OF SPECIALIZED TERMS AND
PHRASES"
Section 17.90.020 of Chapter 17.90 "Definitions" of
Title 17 "Zoning" is hereby amended as follows:
"Condo -hotel project" shall mean a project which is
operated to meet the definition of a hotel, containing
condominiums, ownership of which may be structured as whole ownership condominiums, fractional ownership with no more than 12 fractional shares per unit, or other
ownership/financing arrangement deemed by the City Council to be similar in function and/or operation, but shall not include timeshares.
Section 4. AMENDMENT TO SECTION 17.10.010
"PURPOSE"
Paragraph B "Individual Zoning Districts" of Section
17.10.010 of Chapter 17.10 "Commercial and Industrial
Districts! of Title 17 "Zoning" is hereby amended as
follows:
2 3611
6. Rs -H (Resort Hotel) Zone. The Rs -H zoning district is applied to areas appropriate for hotels and destination resorts, including condo -hotel projects, with limited
ancillary commercial uses, including restaurants and health spas that directly support the primary use. The Rs -H zoning district is consistent with the resort hotel land use
designation of the general plan; and
Section 5. AMENDMENT TO SECTION 17.10.012
"ALLOWABLE COMMERCIAL AND INDUSTRIAL
ZONE USES, PERMIT REQUIREMENTS AND
PROJECT REVIEW AUTHORITY"
Table 2-4 "Allowable Uses and Permit Requirements for
Commercial and Industrial Zoning Districts" of Section
17.10.012 of Chapter 17.10 "Commercial and Industrial
Districts" shall be amended to reflect that condo -hotel projects shall only be permitted in the Resort Hotel "Rs -H" District by a Development Permit Plan and a Development Agreement, when one is required, which shall all be subject to the final review authority of the City Council.
Section 6. AMENDMENT TO SECTION 16.06.010
"DEFINITIONS"
Section 16.06.010 of Chapter 16.06 "Definitions" of
Title 16 "Subdivisions" shall be amended as follows:
9. "Condominium" means an estate in real property
consisting of an undivided interest in common in a portion of a parcel together with a separate interest in space in a residential or commercial building on the real property, such as an apartment, residence, office, condo -hotel unit or store. Furthermore, a condominium may include a
separate interest in other portions of the real property.
Section 7. AMENDMENT TO CHAPTER 17.30 "STANDARDS
FOR SPECIFIC LAND USES"
Chapter 17.30 "Standard for Specific Land Uses" shall
be amended as follows:
17.30.095 Condo -Hotel projects.
A. Development Standards. The development standards
applicable to Resort Hotels shall apply to all
condo -hotel projects, unless otherwise provided
3 3612
in this chapter or pursuant to a development
agreement.
B. Conversions. No existing hotel room or existing
hotel facility or structure shall be converted to
condo -hotel status unless otherwise permitted
pursuant to a development agreement.
C. Owner and Occupancy Restrictions. The following
occupancy restrictions shall apply to all condo -
hotel projects:
1. The number of units of a condo -hotel project
that may be condo -hotel units shall be
limited to no more than ten (10)percent of
the project's total sum of condo -hotel units
and hotel rooms combined unless otherwise
permitted pursuant to a development
agreement.
2. Each owner of a condo -hotel unit and each
individual fractional owner of a condo -hotel
unit shall be limited to using or occupying
any given unit owned by said owner for no
more than twenty-seven (27) days per
calendar year unless otherwise permitted
pursuant to a development agreement. Owners
may assign their use and occupancy rights to
a third party subject to the City's
transient occupancy tax regulations unless
otherwise provided pursuant to a development
agreement.
3. Outside the owner occupancy periods, a
condo -hotel unit shall be made available for
transient occupancy purposes for no more
than 27 consecutive days by any given
transient.
D. Collection of Transient Occupancy Taxes. The
following provisions shall apply to all condo -
hotel projects:
1. Each owner of a condo -hotel unit shall enter
into an agreement with a professional hotel
management entity/company which, at a
minimum, provides that the management
4 3613
entity/company will collect all transient
occupancy taxes required on rentals of that
owner's unit, outside the owner occupancy
periods, whether or not such rentals are
handled by said management entity/company.
The management entity/company shall then be
responsible for forwarding transient
occupancy taxes to the City in accordance
with the City's transient occupancy tax
regulations.
(a) Any condo -hotel units owned, in whole
or in part by the parent hotel or
professional management entity/company
shall be made available for rent for
transient occupancy for no more than 27
consecutive days by any given
transient, at all times regardless of
whether the hotel or management
entity/company would otherwise have
occupancy rights as an owner under this
section.
2. The professional management entity/company
designated to collect transient occupancy
taxes pursuant to this section must have at
least five (5) consecutive years of
experience, meeting the First Class Hotel
Standards and have no fewer than ten (10)
other properties (each in separate cities,
or distinct and separate projects in any
given city, nationally or internationally)
under current management unless otherwise
provided pursuant to a development
agreement.
Section 8. EFFECTIVE DATE
This ordinance shall take effect thirty (30) days
after its second reading.
5 3614
Section 9. CERTIFICATION
The City Clerk shall certify to the passage of this
ordinance and shall cause the same to be published
according to law.
6 3615
PASSED AND ADOPTED THIS 20TH day of July, 2006.
CITY OF RANCHO MIRAGE
ATTEST:
Elena Keeran
City Clerk
APPROVED AS TO FORM:
Steven Quintani
City Attorney
7 CITY COUNCI
Richard W. Kite
Mayor
3616
ORDINANCE CERTIFICATION
I, Elena Keeran, City Clerk of the City of Rancho
Mirage, California, do hereby certify under penalty of
perjury, that the foregoing Ordinance No. 932 was
introduced by first reading at a meeting of the City
Council held July 6, 2006, by the following vote:
AYES: MEEPOS, MOLLER, SEMAN, HOBART, KITE
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
Ordinance No. 932 was adopted at a regular meeting of
the City Council held on July 20, 2006 by the following vote:
AYES: MEEPOS, MOLLER, SEMAN, HOBART, KITE
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
I further certify that I have caused the Ordinance to
be posted and/or published as required by law (GC Sect. 36933) .
ELENA KEERAN, CMC
CITY CLERK
8 3617
EXHIBIT F
SITE PLAN
(SEE ATTACHED)
10th Amendment Exhibit "F"
3618
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THE RITE ARL.TON RESIDENCES, RANCHO MIRAGE
KEY PLAN
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—SEE MESA Cut:li)N OC E SUE MO
OVERALL SITE PLAN A-0.2
Ritz Carlton
Fctaunly I1, 7131]
3619
Mu 10 SCALE
I
STATE OF CALIFORNIA
) ss.
COUNTY OF RIVERSIDE
On before me, , personally appeared
, who proved to me on the
basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under Penalty of Perjury under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal. (Seal)
Signature
3620
STATE OF CALIFORNIA
) ss.
COUNTY OF RIVERSIDE
On before me,
personally appeared , who
proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under Penalty of Perjury under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal. (Seal)
Signature
3621
CERTIFICATION
STATE OF CALIFORNIA
COUNTY OF RIVERSIDE
CITY OF RANCHO MIRAGE
I, Kristie Ramos, Secretary of the City of Rancho Mirage Planning Commission, do hereby certify that Resolution No. 2O25 -PC -02 was duly adopted by the City of Rancho Mirage Planning Commission at a regular meeting thereof held on the 9th day of December 2025, by the following vote:
AYES: Agostini, Bryant, Chanter, Curran, Grey,
NOES: None.
ABSTAIN: None,
ABSENT: None,
. "1
Kristie Ramos
Board Secretary
3622
ATTACHMENT 10
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO
MIRAGE, CALIFORNIA, ADOPTING AND APPROVING A MITIGATED
NEGATIVE DECLARATION AND A MITIGATION MONITORING AND
REPORTING PROGRAM REGARDING GENERAL PLAN ZONING MAP
AMENDMENT GPZMA 21-0001, MAJOR MODIFICATION MOD21-0004, TENTATIVE PARCEL MAP (TPM23-0002) AND 10TH AMENDMENT TO
DEVELOPMENT AGREEMENT WITH NEWAGE RANCHO MIRAGE, LLC
(DA21-0002)
WHEREAS, the City of Rancho Mirage is a charter city and a municipal corporation of the State of California, and recognized as a political subdivision of the State of California for certain purpose; and
WHEREAS, the "Proposed Project" proposes the construction of the Ritz Carlton Residences, including but not limited to amenities and subterranean parking structure; and a Sky Mesa recreation area including but not limited to restaurant and restroom facility, lawn event space and pool area; a General Plan Zoning Map Amendment to amend the Mountain Reserve (MR) designation for the Sky Mesa recreational area to Resort Hotel (Rs -H) on approximately 3.86 acres (GPZMA 21-0002); a Tentative Parcel Map (TPM23-0002) establishing three parcels, with Parcel 3 containing 106 condo units; a Major Modification to existing Preliminary Development Plan PDP06001 (MOD21- 0004); and a 10th Amendment to existing Development Agreement with Newage Rancho Mirage, LLC (DA 21-0002) (the "Development Agreement Amendment"); affecting the real property generally located along Frank Sinatra Drive, approximately 0.85 miles southwest of the intersection with Highway 111, within the City of Rancho Mirage, having Assessor Parcel Numbers 689-330-026, -028, -031, -032, and -034; 689-020-012, -014; and 689- 331-001, and -018 (the "Subject Property); and
WHEREAS, the Project (excluding the Sky Mesa portion, as identified in the January 9, 2025, Planning Commission staff report), is a modification to the originally approved 2006 project entitlements that included residential villas and condominiums.
The Tennis Villas project site (7.96 acres on APN: 689-330-011) located west of the existing Ritz Carlton Hotel, which was previously analyzed as part of a 2006 Environmental Impact Report, incorporated herein by reference, was also a part of the 2006 entitlements and is included in the 10th Amendment to the Project's Development Agreement. The Tennis Villas portion of the original entitlements is not being altered or modified from its original entitlements, and no new information relating to significant effects and means of reducing or avoiding any effects, which was not known and could have been known at the time the previous 2006 EIR was certified, has become available; and
WHEREAS, the MND was circulated for a 30 -day public review period from March 11, 2024, through April 9, 2024. In response to comments received, the City revised the 1 3623
MND to clarify, correct, or supplement the information presented. The City recirculated the MND in accordance with Sections 15070(a) and 15073.5 of the CEQA Guidelines.
The City has reviewed and considered the proposed Project and has determined that no significant impacts will occur with the implementation of mitigation measures. The recirculated MND was circulated for another 30 -day public review period commencing July 22, 2024, through August 20, 2024.
WHEREAS, on January 9, 2025, the Rancho Mirage Planning Commission adopted Resolution No. 2025 -PC -02, incorporated herein by this reference, recommending, in part, the City Council approve and adopt this Resolution, adopting the Mitigated Negative Declaration ("MND") and Mitigation Monitoring and Reporting Program ("MMRP") based upon its determination that there is no substantial evidence in the whole record before it that the Proposed Project will have a significant effect on the environment that has not been mitigated to a level of less than significant, and that the MND reflects the City's independent judgment and analysis of the Proposed Project and its potential impacts on the environment consistent with the provisions of the California Environmental Quality Act and CEQA Guidelines; and
WHEREAS, the City Council has reviewed the draft Mitigation Monitoring and Reporting Program and proposed Mitigated Negative Declaration regarding the Proposed Project, attached hereto and incorporated herein by this reference as Exhibit "A".
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO MIRAGE, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. RECITALS AND EXHIBITS
That the foregoing Recitals and attached Exhibits are true and correct and are hereby incorporated by this reference.
SECTION 2. EVIDENCE AND ADMINISTRATIVE RECORD
That the City Council has considered all of the evidence ("Evidence") submitted into the administrative record ("Administrative Record") for the Proposed Project, including, but not limited to, the following, which are all hereby incorporated herein by reference:
(a) Rancho Mirage Municipal Code;
(b) Rancho Mirage General Plan and Title 16 (Subdivisions) & 17 (Zoning) of the Rancho Mirage Municipal Code and all relevant provisions contained therein;
(c) Tentative Parcel Map (TPM23-0002);
(d) General Plan Zoning Map Amendment GPZMA 21-0001 (the "GPZMA"); (e) Major Modification to Preliminary Development Plan, Case No. MOD21- 0004;
(f) Development Agreement Amendment Case No. DA21-0002; 2 3624
(g) The Original Development Agreement, as defined in the Ordinance attached to the January 9th, 2025, Planning Commission staff report, and all amendments thereto, all incorporated herein by this reference; (h) The 2006 Environmental Impact Report (EIR06001) and (i) Initial Study,
(j) Notice of Intent to adopt MND;
(k) MND and MMRP;
(I) Notice of Planning Commission Public Hearing scheduled for January 9, 2025, at 2:00 p.m. in the Council Chamber, located at City Hall at 69-825 Highway 111, Rancho Mirage, California;
(m) Planning Commission Staff Report, attachments and Staff presentation for the Proposed Project, and all public documents, records and references related thereto submitted or provided at or prior to the January 9, 2025, Planning Commission Public Hearing;
(n) Testimony and/or comments from Developer and its representatives submitted or provided at, or prior to, the January 9, 2025, Planning Commission Public Hearing;
(o) Testimony and/or comments from all persons that were provided in written format or correspondence, at, or prior to, the January 9, 2025, Planning Commission Public Hearing;
(p) Notice of City Council Public Hearing scheduled for December 18, 2025, at 1:00 p.m. in the Council Chamber, located at City Hall at 69-825 Highway 111, Rancho Mirage, California;
(q) Planning Commission Staff Report, attachments and Staff presentation for the Proposed Project, and all public documents, records and references related thereto submitted or provided at or prior to the December 18, 2025, City Council Public Hearing;
(r) Testimony and/or comments from Developer and its representatives submitted or provided at, or prior to, the December 18, 2025, City Council Public Hearing; and
(s) Testimony and/or comments from all persons that were provided in written format or correspondence, at, or prior to, the December 18, 2025, City Council Public Hearing.
SECTION 3. FINDINGS AND DETERMINATIONS
That based on the foregoing Recitals and the Evidence contained in the Administrative Record for the Proposed Project, as set forth and described herein, the City Council acknowledges, accepts, and approves, and makes the following Findings and Determinations:
(a) That the City has independently reviewed, analyzed, and considered the Mitigated Negative Declaration and Mitigation Monitoring Plan, and the whole record before it (including, the Initial Study and comments received) and, based on the foregoing, the City Council hereby finds that all environmental impacts of the proposed Project, with mitigation measures, 3 3625
are below a level of significance and there is no substantial evidence supporting a fair argument that the proposed Project will have a significant effect on the environment.
(b) That the Mitigated Negative Declaration and Mitigation Monitoring Plan have been completed in compliance with CEQA and CEQA Guidelines. (c) That the Mitigated Negative Declaration and Mitigation Monitoring Plan represent the independent judgment and analysis of the Planning Commission and City Council as lead agency for the proposed Project. (d) That the Mitigated Negative Declaration and Mitigation Monitoring Plan are adequate to serve as the required CEQA environmental documentation for the proposed Project.
(e) That CEQA Guidelines provide that once an EIR has been certified, the basis for an agency's determination a further EIR is not required may be included in the agency's findings on the project or elsewhere in the record (14 Cal Code Regs Section 15164(e); however, adoption of a subsequent mitigated negative declaration is appropriate because potentially significant impacts not addressed in the underlying EIR can be substantially reduced or avoided by adopting additional mitigation measures, which the City has done via the Mitigated Negative Declaration and Mitigation Monitoring Plan.
In other words, the City has evaluated changed made to the project and concluded that significant impacts have been avoided or substantially reduced through the adoption of mitigation measures, as set forth herein.
SECTION 4. ADOPT THE MITIGATION MONITORING AND
REPORTING PROGRAM AND APPROVAL OF MITIGATED
NEGATIVE DECLARATION
That based on the Findings and Determinations set forth herein and the substantial evidence included in the Recitals, Exhibits and Evidence contained in Administrative Record, the City Council hereby adopts the Mitigation Monitoring and Reporting Program and approves the Mitigated Negative Declaration, including the findings set forth therein which support a determination that all potentially significant environmental impacts from implementation of the proposed Project have been identified and, with the implementation of the mitigation measures defined and set forth in the Mitigation Monitoring and Reporting Program, will be mitigated to a less -than -significant level.
SECTION 5. NOTICE OF DETERMINATION
That the City Council authorizes and directs the Planning Division to prepare, execute, and file a Notice of Determination in accordance with Public Resource Code Section 21152.
4 3626
SECTION 6. EFFECTIVE DATE
That this Resolution shall take effect immediately upon its adoption.
SECTION 7. SEVERABILITY
That if any provision, section, paragraph, sentence or word of Resolution or any portion of the Administrative Record for the Proposed Project be rendered or declared invalid by any final court action in a court of competent jurisdiction or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences or words as hereby adopted shall remain in full force and effect.
SECTION 8. CERTIFICATION.
That the City Clerk shall certify as to the adoption of this Resolution and shall cause the same to be processed in the manner required by law.
SECTION 9. REPEAL OF CONFLICTING PROVISIONS.
That all provisions of any resolution in effect prior to the effective date of this Resolution as adopted by the City Council that are in conflict with the provisions of this Resolution, are hereby repealed.
5 3627
PASSED AND ADOPTED on this day of , 2025.
Lynn Mallotto, Mayor
ATTEST:
Kristie Ramos, City Clerk
APPROVED AS TO FORM:
Colin Kirkpatrick, City Attorney
6 3628
EXHIBIT "A"
MITIGATED NEGATIVE DECLARATION &
MITIGATION MONITORING AND REPORTING PROGRAM
(EA21-0002)
[TO BE ATTACHED]
7 3629
ATTACHMENT 11
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF RANCHO MIRAGE,
CALIFORNIA, APPROVING GENERAL PLAN ZONING MAP
AMENDMENT CASE NO. GPZMA 21-0001, APPROVING TENTATIVE
PARCEL MAP TPM 23-0002, AND MAJOR MODIFICATION MOD21-
0004, REGARDING THE RITZ CARLTON RANCHO MIRAGE
WHEREAS, the City of Rancho Mirage is a charter city and a municipal corporation of the State of California, and recognized as a political subdivision of State of California for certain purpose; and
WHEREAS, on January 9, 2025, the Planning Commission recommended the City Council approve and adopt a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program regarding the Proposed Project, and approve the "Proposed Project", which proposes the construction of the Ritz Carlton Residences, including but not limited to amenities and subterranean parking structure; and a Sky Mesa recreation area including but not limited to restaurant and restroom facility, lawn event space and pool area; a General Plan Zoning Map Amendment to amend the Mountain Reserve (MR) designation for the Sky Mesa Recreational area to Resort Hotel (Rs -H) on approximately
3.88 acres (GPZMA 21-0002); a Tentative Parcel Map (TPM23-0002) establishing three parcels, with Parcel 3 containing 106 condo units; a Major Modification to existing Preliminary Development Plan PDP06001 (MOD21-0004); and a 10th Amendment to existing Development Agreement with Newage Rancho Mirage, LLC (DA 21-0002) (the "Development Agreement Amendment"); affecting the real property generally located along Frank Sinatra Drive, approximately 0.85 miles southwest of the intersection with Highway 111, within the City of Rancho Mirage, having Assessor Parcel Numbers 689- 330-026, 028, -031, -032, and -034; 689-020-012, -014; and 689-331-001, and -018 (the "Subject Property); and
WHEREAS, the City Council desires to adopt the General Plan Zoning Map Amendment (GPZMA21-0001) (the "GPZMA"), Tentative Parcel Map TPM 23-0002, and Major Modification (MOD21-0004) (the "Major Mod"); and
WHEREAS, on December 18, 2025, the City Council adopted Resolution No. [TO BE INSERTED] approving and adopting a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the Proposed Project.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO MIRAGE, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. RECITALS AND EXHIBITS
That the foregoing Recitals and attached Exhibits are true and correct and are hereby incorporated by this reference.
SECTION 2. EVIDENCE AND ADMINISTRATIVE RECORD.
1 3630
That the City Council conducted a noticed Public Hearing on [INSERT], 2025, and considered all of the evidence submitted into the administrative record for the Proposed Project, including, but not limited to, the following, which are all hereby incorporated herein by reference:
(a) Rancho Mirage Municipal Code;
(b) Rancho Mirage General Plan and Titles 16 (Subdivisions) & 17 (Zoning) of the Rancho Mirage Municipal Code and all relevant provisions contained therein;
(c) Tentative Parcel Map (TPM23-0002);
(d) General Plan Zoning Map Amendment GPZMA 21-0001;
(e) Major Modification to Preliminary Development Plan, Case No. MOD21- 0004;
(f) Development Agreement Amendment Case No. DA21-0002; (g) Initial Study,
(h) Notice of Intent to adopt MND;
(I) MND and MMRP;
(j) Notice of Planning Commission Public Hearing scheduled for January 9, 2025, at 2:00 p.m. in the Council Chamber, located at City Hall at 69-825 Highway 111, Rancho Mirage, California;
(k) Planning Commission Staff Report, attachments and Staff presentation for the Proposed Project, and all public documents, records and references related thereto submitted or provided at or prior to the January 9, 2025, Planning Commission Public Hearing;
(I) Testimony and/or comments from Developer and its representatives submitted or provided at, or prior to, the January 9, 2025, Planning Commission Public Hearing;
(m) Testimony and/or comments from all persons that were provided in written format or correspondence, at, or prior to, the January 9, 2025, Planning Commission Public Hearing;
(n) Notice of City Council Public Hearing scheduled for December 18, 2025, at 1:00 p.m. in the Council Chamber, located at City Hall at 69-825 Highway 111, Rancho Mirage, California;
(o) Planning Commission Staff Report, attachments and Staff presentation for the Proposed Project, and all public documents, records and references related thereto submitted or provided at or prior to the December 18, 2025, City Council Public Hearing;
(p) Testimony and/or comments from Developer and its representatives submitted or provided at, or prior to, the December 18, 2025, City Council Public Hearing; and
(q) Testimony and/or comments from all persons that were provided in written format or correspondence, at, or prior to, the December 18, 2025, City Council Public Hearing.
SECTION 3. GPZMA FINDINGS
2 3631
That the City Council finds the GPZMA is consistent with the General Plan, upon consideration of all of its aspects, including without limitation that the proposed amendment further the objectives and policies of the General Plan and do not obstruct their attainment.
SECTION 3. ADOPT GENERAL PLAN ZONING MAP AMENDMENT
That the City Council hereby amends the General Plan Zoning Map, changing the existing designation from Mountain Reserve (MR) to Resort Hotel (Rs -H) on approximately 3.88 acres (APNs: 689-020-012 & 689-020-014), as identified in more detail in Exhibit "A".
SECTION 4. FINDINGS
That the City Council finds as follows:
a) That the proposed subdivision, together with the provisions for its design and improvements, are consistent with all applicable provisions of the municipal code; b) That the proposed Tentative Parcel Map (TPM23-0002) is consistent with applicable general and specific plans as specified in California Government Code Section 65451;
c) That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans;
d) That the site is physically suitable for the type of development; e) That the site is physically suitable for the proposed density of development; f) That the design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat;
g) That the design of the subdivision or type of improvements is not likely to cause serious public health problems; and
h) That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision;
j) That proposed development under the Major Modification is allowed within the respective zoning district as permitted under the General Plan and applicable Specific Plan;
k) That Major Mod is generally in compliance with all of the applicable provisions of Title 17 that are necessary to carry out the purpose and requirements of the respective zoning district, including prescribed development standards and applicable design guidelines;
I) That Major Mod is consistent with the General Plan and applicable Specific Plan; and
m) The proposed project produces a comprehensive development incorporating a more enhanced environment and architectural excellence (e.g., appropriate variety of structure placement and orientation opportunities, appropriate mix of structure 3 3632
sizes, high quality architectural design, increased amounts of landscaping and open space, improved solutions to the design and placement of parking facilities, etc.) than would normally be possible under more standard district development requirements;
n) The design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle access and public services and utilities (e.g., drainage, fire protection, sewers, water, etc.), ensure that the proposed development would not endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or welfare, or injurious to the property or improvements in the vicinity and the respective zoning district; o) The design, location, and proposed uses is compatible with the character of existing development in the surrounding neighborhood;
p) The subject site is physically suitable for the type and density/intensity of development being proposed; and
q) That the Proposed Project have been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA) and CEQA Guidelines.
SECTION 5. PROJECT APPROVAL
That based on the foregoing Recitals and the Evidence contained in the Administrative Record for the Proposed Project, the City Council Findings, as set forth and described herein, and the findings and determinations set forth in the January 9, 2025, Planning Commission Staff Report and the resolutions, the City Council hereby approves the Tentative Parcel Map Case No. TPM23-0002, Major Modification Case No.
MOD21-0004, and General Plan Zoning Map Amendment Case No. GPZMA21-0001.
SECTION 6. EFFECTIVE DATE
That this Resolution shall take effect immediately upon its adoption.
SECTION 7. GOVERNMENT CODE 66020 NOTICE
That pursuant to Government Code section 66020(d)(1), notice is hereby given that the Proposed Project is subject to certain fees, dedications, reservations and other exactions as provided herein, in the staff report and conditions of approval (collectively, "Conditions"); and these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions, and that the applicant is hereby notified that the ninety -day approval period in which the applicant may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has commenced upon the date of adoption of this Resolution.
SECTION 8. SEVERABILITY
That if any provision, section, paragraph, sentence or word of this Resolution be rendered or declared invalid by any final court action in a court of competent jurisdiction 4 3633
or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences or words as hereby adopted shall remain in full force and effect.
SECTION 9. CERTIFICATION
That the City Clerk shall certify as to the adoption of this Resolution and shall cause the same to be processed in the manner required by law.
SECTION 10. REPEAL OF CONFLICTING PROVISIONS
That all provisions of any resolution and/or General Plan Zoning Map, in effect prior to the effective date of this Resolution as adopted by the City Council that are in conflict with the provisions of this Resolution, are hereby repealed. 5 3634
The foregoing Resolution was approved and adopted at a meeting of the City Council held on by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
CITY OF RANCHO MIRAGE:
Lynn Mallotto, Mayor
ATTEST:
Kristie Ramos, City Clerk
APPROVED AS TO FORM:
Colin D. Kirkpatrick, City Attorney
6 3635
EXHIBIT "A"
GENERAL PLAN ZONING MAP AMENDMENT
CASE NO. GPZMA24-0001
[TO BE ATTACHED]
7 3636
EXHIBIT "B"
TENTATIVE PARCEL MAP
TPM23-0002 (TPM38768)
[TO BE ATTACHED]
8 3637
EXHIBIT "C"
MAJOR MODIFICATION
MOD21-0004
[TO BE ATTACHED]
9 3638
ATTACHMENT 12
ORDINANCE NUMBER 2025 -
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF RANCHO
MIRAGE, CALIFORNIA, APPROVING THE TENTH AMENDMENT TO
STATUTORY DEVELOPMENT AGREEMENT BY AND BETWEEN THE
CITY OF RANCHO MIRAGE AND NEWAGE RANCHO MIRAGE, LLC
WHEREAS, City of Rancho Mirage (the "City") is a charter city and a municipal corporation of the State of California, and recognized as a political subdivision of the State for certain purposes; and
WHEREAS, on or about August 5, 1983, the City and Federated Development Company ("Federated") entered into a Development Agreement ("Original Development Agreement") under the provisions of the Development Agreement Statute pertaining to the property described therein and which was recorded on November 29, 1983, as Instrument No. 247445, with the Riverside County Recorder's Office and which is hereby incorporated herein by this reference as though set forth at length; and WHEREAS, the Original Development Agreement has been amended 9 times, with the Original Agreement and all subsequent amendments incorporated herein by this reference, prior to the proposed 10th Amendment, as detailed in the Recitals of the 10th Amendment, attached hereto and incorporated herein by this reference as Exhibit "A" (the "10th Amendment"). As detailed in the Recitals to the 10th Amendment, the original counterparty to the Development has been updated numerous times, with the current owner of the subject property and project applicant being Newage Rancho Mirage, LLC; and
WHEREAS, Newage has proposed this 10th Amendment to the Original Development Agreement which includes the following: 1) Environmental Assessment Case Number EA21-0002 for the environmental review of the "Project", which currently includes a proposed Mitigated Negative Declaration that includes Mitigation Measures for Biological Resources, Cultural Resources, Noise, Transportation, and Tribal Cultural Resources; 2) General Plan Zoning Map Amendment Case No. GPZMA21-0001 for a zone change from Mountain Reserve (MR) to Resort Hotel (Rs -H) for the Sky Mesa portion of the Project Site; 3) Development Agreement Case No. DA21-0002 for a 10th Amendment to the Original Development Agreement; 4) Tentative Parcel Map Case No.
TPM23-0002 ("TPM38768") which is a parcel map for condominium purposes which establishes three parcels for the Hotel Site (excluding the Sky Mesa area) which include Parcel 1 (2.699 acres) for the existing Spa Suites Site, Parcel 2 (15.995 acres) for the Hotel Site, and Parcel 3 (11.873 acres) for an event space, parking structure, and 106 residential condominium units; and 5) Major Modification Case No. MOD21-0004 for the project entitlements which consist of 106 residential units that include 1 to 3 bedrooms, 23,843 square feet of event space, 6,273 square feet of restaurant, 5,513 square feet for amenities, a 381 -space subterranean parking structure, and other recreational amenities; and
1 3639
WHEREAS, to strengthen the public planning process, encourage private participation in comprehensive planning and reduce the economic risk of development, the Legislature of the State of California adopted Sections 65864 et seq. of the California Government Code, "Development Agreement Statute" which authorizes cities to enter into property development agreements with any person(s) or entity(ies) having a legal or equitable interest in real property for the development of such real property in order to establish certain development rights in the real property; and WHEREAS, pursuant to Chapter 17.56, "Development Agreements" of the Rancho Mirage Municipal Code, a development agreement is intended to provide assurances to Developer that an approved project may proceed subject to the policies, rules, regulations, and conditions of approval applicable to the project at the time of approval, regardless of any changes to City policies, rules, and regulations after project approval, and provide assurances that City cannot otherwise unilaterally impose conditions of approval of the project outside the context of a negotiated development agreement; and WHEREAS, this Amendment will eliminate uncertainty in planning for and secure orderly development of the Subject Property, assure progressive installation of necessary improvements, and ensure attainment of the maximum effective utilization of resources within City at the least economic cost to its citizens; and WHEREAS, the Development Agreement Statute, in relevant part, provides that (1) a development agreement may be amended by mutual consent of the parties to the agreement, and (2) notice of intention to amend shall be given in the same manner as a development agreement as set forth in Government Code Section 65867; (3) amendments are subject to Government Code Section 65867.5, which provides that a development agreement is a legislative act that shall be approved by an ordinance, and that the agreement shall not be approved unless the legislative body finds that the provisions of the agreement are consistent with the general plan and any appliable specific plan, and that the requirements apply to charter cities; and WHEREAS, the parties to the Development Agreement desire to amend the agreement, and notice was provided as required in the Development Agreement Statute; and
WHEREAS, on January 9, 2025, the Rancho Mirage Planning Commission adopted Resolution No. 2025 -PC -02, incorporated herein by this reference, recommending, in part, the City Council introduce and adopt this Ordinance, approving and adopting the proposed 10th Amendment; and
WHEREAS, on December 18, 2025, at a duly noticed meeting of the City Council, the City Council approved Resolution No. 2025 -[TO BE INSERTED] adopting the Mitigation Monitoring and Reporting Program and approving the Mitigated Negative Declaration; and
2 3640
WHEREAS, based on the foregoing recitals, City has determined that this Amendment is appropriate under the Development Agreement Statute and Chapter 17.56 of the Rancho Mirage Municipal Code; and
WHEREAS, the Amendment is voluntarily entered into in consideration of the benefits to and the rights created in favor of each of the parties hereto and in reliance upon the various representations and warranties contained herein.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO MIRAGE DOES ORDAIN AS FOLLOWS:
SECTION 1. RECITALS
That the above Recitals are true and correct and are incorporated as though fully set forth herein.
SECTION 2. APPROVAL OF 10th AMENDMENT TO DEVELOPMENT
AGREEMENT
That the City Council hereby approves the attached 10th Amendment to Development Agreement by and between City of Rancho Mirage, a municipal corporation located in the County of Riverside, State of California ("City"), and Newage Rancho Mirage, LLC, a California limited liability company ("Developer"), pursuant to the authority of Sections 65864 et seq. of the California Government Code and Chapter 17.56 (Development Agreements) of the Rancho Mirage Municipal Code.
SECTION 3. CITY ATTORNEY REVIEW
That the City Attorney prepared and framed this Ordinance pursuant to Section
1.04.010 of the Municipal Code and finds that the City Council has the authority to adopt this Ordinance, that the Ordinance is constitutionally valid and that the Ordinance is consistent with the general power and purposes of the City as set forth in Section 1.04.031 of the Municipal Code.
SECTION 4. CEQA COMPLIANCE
That the City Council acting on behalf of the "Lead Agency," under the California Environmental Quality Act ("CEQA") and the CEQA Guidelines, on December 18, 2025 approved Resolution No. 2025 -[NEXT IN ORDER], approving and adopting a mitigated negative declaration (the "MND") and a mitigation monitoring and reporting program ("MMRP") for the Project (Environmental Assessment Case No. EA21-0002), based upon its determination that mitigation measures imposed on the Project will avoid or mitigate impacts to a point where clearly no significant impacts on the environment would occur.
Section 5. GOVERNMENT CODE SECTION 65867.5(b)
3 3641
That the City Council finds that the provisions of the Amendment are consistent with the City's General Plan.
Section 6. SEVERABILITY
That the City Council declares that, should any provision, section, paragraph, sentence or word of this Ordinance be rendered or declared invalid by any final court action in a court of competent jurisdiction or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences or words of this Ordinance as hereby adopted shall remain in full force and effect.
SECTION 7. GOVERNMENT CODE 66020 NOTICE
That pursuant to Government Code section 66020(d)(1), notice is hereby given that the Proposed Project is subject to certain fees, dedications, reservations and other exactions as provided herein, in the staff report and conditions of approval (collectively, "Conditions"); and these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions, and that the applicant is hereby notified that the ninety -day approval period in which the applicant may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has commenced upon the date of adoption of this Ordinance.
SECTION 8. EFFECTIVE DATE OF ORDINANCE
That this Ordinance shall take effect thirty (30) days after its second reading by the City Council.
SECTION 9. EXECUTION AND EFFECTIVE DATE OF AMENDMENT
That in accordance with Section 17.56.050 of the City's Municipal Code, the 10th Amendment shall not be executed by the City until on or after the effective date of the Ordinance.
SECTION 10. REPEAL OF CONFLICTING PROVISIONS
That all the provisions of the Rancho Mirage Municipal Code as heretofore adopted by the City of Rancho Mirage that are in conflict with the provisions of this ordinance are hereby repealed.
SECTION 11. RECORDATION OF AMENDMENT
That in accordance with Section 17.56.050 of the City's Municipal Code, the City Clerk is hereby directed to record the fully executed Amendment with the Riverside County Recorder no later than ten (10) days after its execution. 4 3642
SECTION 12. CERTIFICATION
That the City Clerk shall certify to the passage of this Ordinance and shall cause the same to be published according to law.
PASSED AND ADOPTED THIS day of , 2025.
CITY OF RANCHO MIRAGE
CITY COUNCIL
Lynn Mallotto
Mayor
ATTEST:
Kristie Ramos, CMC
City Clerk
APPROVED AS TO FORM:
Colin D. Kirkpatrick
City Attorney
5 3643
ATTACHMENT "A"
10th AMENDMENT TO DEVELOPMENT AGREEMENT
BY AND BETWEEN
THE CITY OF RANCHO MIRAGE
AND
NEWAGE RANCHO MIRAGE, LLC
[TO BE ATTACHED]
36644
ATTACHMENT 13
General Plan Zoning Map Amendment (GPZMA21-0001) Exhibit O Project Boundary
O Parcel Boundary
Land Use Designation
Very Low Density Residential
Medium Density Residential
Resort - Hotel
Mountain Reserve
,� Ritz -Carlton
S Residences
1 m
iP,frji
• s
ago*
\i+1,4 44k
=d Existing j • p
DUDEK m °
200 400Fcei
O Project Boundary
O Parcel Boundary
Land Use Designation
Very Low Density Residential
Medium Density Residential
Resort - Hotel
n. Mountain Reserve
SOURCE ESR I Clarity Imagery 2019
FIGURE 1.12
Existing and Proposed Land Use Designations
Ritz -Carlton Rancho Mirage Initial Study
3645
ATTACHMENT 14
N
80 0 40 80
UTILITY PROVIDERS
GAS
ELECTRIC
WATER
CABLE
TRASH DISPOSAL
160
320
SCALE: 1" = 80'
SOUTHERN CALIFORNIA GAS CO.
RANCHO MIRAGE ENERGY AUTHORITY
COACHELLA VALLEY WATER DISTRICT
CHARTER SPECTRUM
BURRTEC WASTE INDUSTRIES, INC.
LEGEND AND UNIT COUNT
INDICATES NUMBER OF RESIDENTIAL CONDOMINIUM
UNITS WITHIN SPECIFIED BUILDING.
TOTAL NUMBER OF RESIDENTIAL CONDOMINIUM UNITS: 106
44 45
cv
PRNgE
gala
46 TRACTI NO. 19397
gazahvc
/10
an/ ifg
31 /
,//
CO
Cb
//
444/4, EXISTIN.G
30 •
•
BIZONG
A 15
•
•
•
OCE1
HgTEL
1-N89'33'58"W 412.96'
29 00Z ME
7-
>-$1TIE///
28 \
O)00
/
I
P/6‘RCEL -MAP NC). 11913
DATE
102.74'
Ac
is
N00'31'00"E 658.
EN
LINE DATA
A
h PARCH MAP NO@ 3
IN THE CITY OF RANCHO MIRAGE
COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
FOR CONDOMINIUM PURPOSES
NO.
BEARING
DISTANCE
L2
N63'09'51"E
44.56'
L3
N33'00'00"E
40.78'
L4
N61'01'12"W
37.59'
L5
N23'19'08"W
187.51'
CURVE DATA
NO.
RADIUS
DELTA
ARC
C3
60.00'
105'19'38"
110.30'
C4
24.00'
55'07'34"
23.09'
C5
950.91'
01'49'55"
30.41'
C7
47.00'
95'03'04"
77.97'
C8
21.00'
52'21'26"
19.19'
C9
144.00'
60'42'42"
152.58'
C13
205.00'
25'51'28"
92.52'
C15
115.50'
41'16'55"
83.22'
C17
634.35'
14'28'35"
160.27'
NOTE
OWNER/SUBDIVIDER
NEWAGE RANCHO MIRAGE, LLC
68900 FRANK SINATRA DR.
RANCHO MIRAGE, CA 92270
PREPAR NDER E SUPERVISION OF:
NT COOPER P.L.S. 9322
KENT COOPER
NO. 9322
AREA TABULATION
PARCEL 1 2.699 AC. / 117,549 SQ. FT.
PARCEL 2 15.995 AC. / 696,744 SQ. FT.
PARCEL 3 11.873 AC. / 517,202 SQ. FT.
TOTAL 30.567 AC.
MAP BOUNDARY
N.A.P.
TOTAL
31.058 AC.
-0.491 AC.
30.567 AC.
SEE SHEET 2 FOR LEGAL DESCRIPTION.
CL
LLJ
LLJ
STATE
HIGHWAY
VICINITY MAP
EXISTING EASEMENT NOTES 0 INDICATES EASEMENT PLOTTED HEREON.
NOT TO SCALE
SITE
DRIVE
FRANK SINATRA
THE FOLLOWING EASEMENT NUMBERS CORRESPOND TO EXCEPTION NUMBERS OF PRELIMINARY REPORT, ORDER NO. NHSC-6955664, DATED FEBRUARY 7, 2023 PREPARED BY FIRST AMERICAN TITLE COMPANY, UNLESS OTHERWISE NOTED.
8. AN EASEMENT FOR ROADS, PIPELINES, DITCHES AND CONDUITS AND INCIDENTAL PURPOSES, RECORDED JANUARY 16, 1941 AS INSTRUMENT NO. 973 IN BOOK 489, PAGE 141 OF OFFICIAL RECORDS.
IN FAVOR OF: COACHELLA VALLEY COUNTY WATER DISTRICT
THE LOCATION OF THE EASEMENT CANNOT BE DETERMINED FROM RECORD INFORMATION.
AN EASEMENT SHOWN OR DEDICATED ON THE MAP AS REFERRED TO IN THE LEGAL DESCRIPTION FOR: PUBLIC UTILITY, EMERGENCY ACCESS ROAD AND INCIDENTAL PURPOSES.
AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES, RECORDED JULY 24, 1987 AS INSTRUMENT NO. 1987-0213561 OF OFFICIAL RECORDS.
IN FAVOR OF: SOUTHERN CALIFORNIA EDISON COMPANY
AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES, RECORDED NOVEMBER 25, 1987 AS INSTRUMENT NO. 1987-0337350 OF OFFICIAL RECORDS.
IN FAVOR OF: SOUTHERN CALIFORNIA EDISON COMPANY
THE EFFECT OF A DOCUMENT ENTITLED "PARTIAL QUITCLAIM OF EASEMENT'', RECORDED MAY 11, 2007 AS INSTRUMENT NO. 2007-0316712 OF OFFICIAL RECORDS.
AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES, RECORDED DECEMBER 16, 1987 AS INSTRUMENT NO. 1987-0354070 OF OFFICIAL RECORDS.
IN FAVOR OF: GENERAL TELEPHONE COMPANY OF CALIFORNIA
AN EASEMENT FOR UNDERGROUND PIPELINE AND NECESSARY DEVICES AND APPURTENANCES AND INCIDENTAL PURPOSES, RECORDED FEBRUARY 19, 2008 AS INSTRUMENT NO. 2008-0079681 OF OFFICIAL RECORDS.
IN FAVOR OF: COACHELLA VALLEY WATER DISTRICT, A PUBLIC AGENCY OF THE STATE OF CALIFORNIA THE FOLLOWING EASEMENT NUMBERS CORRESPOND TO EXCEPTION NUMBERS OF PRELIMINARY REPORT, ORDER NO. NHSC-6958366, DATED FEBRUARY 21, 2023 PREPARED BY FIRST AMERICAN TITLE COMPANY, UNLESS OTHERWISE NOTED.
AN EASEMENT FOR UNDERGROUND PIPELINE AND NECESSARY DEVICES AND APPURTENANCES AND INCIDENTAL PURPOSES, RECORDED JUNE 18, 2008 AS INSTRUMENT NO. 2008-0333030 OF OFFICIAL RECORDS.
IN FAVOR OF: COACHELLA VALLEY WATER DISTRICT, A PUBLIC AGENCY OF THE STATE OF CALIFORNIA
AN EASEMENT SHOWN OR DEDICATED ON THE MAP AS REFERRED TO IN THE LEGAL DESCRIPTION FOR: EMERGENCY ACCESS ROAD EASEMENT FOR EMERGENCY ACCESS PURPOSES, WITH THE RIGHT OF INGRESS AND EGRESS FOR EMERGENCY VEHICLES AND PERSONNEL AND INCIDENTAL PURPOSES.
PROPOSED EASEMENT NOTES
INDICATES AN ACCESS EASEMENT FOR THE USE AND BENEFIT OF THE OWNERS OF UNITS 1 TROUGH 16, INCLUSIVE AND THE COMMON AREA SHOWN AND DESCRIBED IN THE SPA SUITES AT RANCHO MIRAGE MODULE A OF LOT 1 OF TRACT MAP NO. 34640-1 CONDOMINIUM PLAN (RESIDENTIAL), RECORDED JULY 21, 2016 AS INSTRUMENT NO. 2016-0306272 OF OFFICIAL RECORDS.
DRIVE
DESCRIPTION
raSmith
CREATIVITY BEYOND ENGINEERING
8911 Research Drive
Irvine, CA 92618-4237
(949) 872-2378
rasmith.com
TENTATIVE
PARCEL MAP NO. 38768
68900 FRANK SINATRA DR.
A.P.N.'s 689-330-026, 028, 031, 032, 034
RANCHO MIRAGE, CA
DATE: 7/06/23
SCALE: 80
JOB NO. 3230037
PROJECT MANAGER:
CHRIS BRATTY
DESIGNED BY: TFW
CHECKED BY: KEC
SHEET 1 OF 2
3646
LEGAL DESCRIPTION
PARCEL 1
REAL PROPERTY IN THE CITY OF RANCHO MIRAGE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:
LOTS 1 AND 2 OF TRACT NO. 34640-1, AS PER MAP RECORDED IN BOOK 443 PAGES 11 THROUGH 16 INCLUSIVE OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
EXCEPT FROM LOT 1, UNITS 1 THROUGH 16, INCLUSIVE AND COMMON AREA SHOWN AND DESCRIBED IN THE SPA SUITES AT RANCHO MIRAGE MODULE A OF LOT 1 OF TRACT MAP NO. 34640-1 CONDOMINIUM PLAN (RESIDENTIAL), RECORDED JULY 21, 2016 AS INSTRUMENT NO. 2016-0306272 OF OFFICIAL RECORDS.
APN: 689-330-031 (LOT 2), 689-330-032 (PORTION OF LOT 1) AND 689-330-034 (PORTION OF LOT 1) PARCEL 2
REAL PROPERTY IN THE CITY OF RANCHO MIRAGE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:
THOSE PORTIONS OF LOTS 50 AND 51 OF TRACT MAP NO. 19397, AS SHOWN BY MAP ON FILE IN BOOK 160 PAGES 64 THROUGH 77, INCLUSIVE, OF MAPS, RIVERSIDE COUNTY RECORDS, BEING LOCATED IN THE NORTHWEST QUARTER OF SECTION 3, TOWNSHIP 5 SOUTH, RANGE 5 EAST, S.B.M., MORE PARTICULARLY DESCRIBED AS A WHOLE AS FOLLOWS:
BEGINNING AT THE MOST EASTERLY NORTHEAST CORNER OF SAID LOT 50; THENCE SOUTH 30'34'16" WEST, A DISTANCE OF 646.95 FEET; THENCE NORTH 57'00'00" WEST, A DISTANCE OF 226.38 FEET; THENCE SOUTH 33'00'00" WEST, A DISTANCE OF 56.08 FEET; THENCE NORTH 57'00'00" WEST, A DISTANCE OF 125.02 FEET TO THE BEGINNING OF A NON -TANGENT CURVE CONCAVE NORTHWESTERLY AND HAVING A RADIUS OF 92.50 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 70'08'57" EAST; THENCE SOUTHWESTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE OF 27'55'01", AN ARC DISTANCE OF 45.07 FEET TO THE BEGINNING OF A COMPOUND CURVE, CONCAVE NORTHWESTERLY AND HAVING A RADIUS OF 195.00 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 42'13'55" EAST; THENCE SOUTHWESTERLY ALONG THE ARC OF LAST SAID CURVE, THROUGH A CENTRAL ANGLE OF 23'02'28", AN ARC DISTANCE OF 78.42 FEET TO THE BEGINNING OF A COMPOUND CURVE, CONCAVE NORTHERLY, AND HAVING A RADIUS OF 115.50 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 19'11'27" EAST; THENCE WESTERLY ALONG THE ARC OF LAST SAID CURVE, THROUGH A CENTRAL ANGLE OF 41'16'55", AN ARC DISTANCE OF 83.22 FEET TO THE BEGINNING OF A REVERSE CURVE CONCAVE SOUTHERLY, AND HAVING A RADIUS OF 11.50 FEET, A RADIAL LINE TO SAID POINT BEARS NORTH 22'05'28" EAST; THENCE WESTERLY ALONG THE ARC OF LAST SAID CURVE, THROUGH A CENTRAL ANGLE OF 60'20'04", AN ARC DISTANCE OF 12.11 FEET TO THE BEGINNING OF A REVERSE CURVE CONCAVE NORTHWESTERLY AND HAVING A RADIUS OF 205.00 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 38'14'36" EAST; THENCE SOUTHWESTERLY ALONG THE ARC OF LAST SAID CURVE, THROUGH A CENTRAL ANGLE OF 25'51'28", AN ARC DISTANCE OF 92.52 FEET TO THE BEGINNING OF A COMPOUND CURVE, CONCAVE NORTHERLY, AND HAVING A RADIUS OF 278.00 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 12'23' 08" EAST; THENCE WESTERLY ALONG THE ARC OF LAST SAID CURVE, THROUGH A CENTRAL ANGLE OF 3605'31", AN ARC DISTANCE OF 175.12 FEET TO A POINT ON THE WESTERLY LINE OF SAID LOT 50 OF TRACT MAP NO. 19397 AND THE BEGINNING OF A NON -TANGENT CURVE CONCAVE NORTHWESTERLY AND HAVING A RADIUS OF 634.35 FEET, A RADIAL LINE FROM LAST SAID NON -TANGENT CURVE TO SAID POINT BEARS SOUTH 53'08'51" EAST; THENCE SOUTHWESTERLY ALONG THE ARC OF LAST SAID CURVE AND ALONG THE WESTERLY LINES OF SAID LOTS 50 AND 51, THROUGH A CENTRAL ANGLE OF 14'28'34", AN ARC DISTANCE OF 160.27 FEET TO THE BEGINNING OF A REVERSE CURVE CONCAVE SOUTHEASTERLY AND HAVING A RADIUS OF 21.00 FEET, A RADIAL LINE TO SAID POINT BEARS NORTH 38'40'18" WEST; THENCE CONTINUING SOUTHERLY ALONG THE WESTERLY LINES OF SAID LOT 51 THROUGH THE FOLLOWING FOUR (4) COURSES:
1. THENCE SOUTHWESTERLY ALONG THE ARC OF LAST SAID CURVE, THROUGH A CENTRAL ANGLE OF 52'22'39", AN ARC DISTANCE OF 19.20 FEET TO THE BEGINNING OF A REVERSE CURVE CONCAVE NORTHWESTERLY AND HAVING A RADIUS OF 47.00 FEET, A RADIAL LINE TO SAID POINT BEARS NORTH 88'57'03" EAST;
2. THENCE SOUTHWESTERLY ALONG THE ARC OF LAST SAID CURVE, THROUGH A CENTRAL ANGLE OF 104'40'22", AN ARC DISTANCE OF 85.86 FEET TO THE BEGINNING OF A NON -TANGENT CURVE CONCAVE SOUTHEASTERLY AND HAVING A RADIUS OF 24.00 FEET, A RADIAL LINE FROM LAST SAID NON -TANGENT CURVE TO SAID POINT BEARS NORTH 21'46'24" WEST;
3. THENCE SOUTHWESTERLY ALONG THE ARC OF LAST SAID CURVE, THROUGH A CENTRAL ANGLE OF 22'58'08", AN ARC DISTANCE OF 9.62 FEET TO THE BEGINNING OF A COMPOUND CURVE, CONCAVE SOUTHEASTERLY AND HAVING A RADIUS OF 950.91 FEET, A RADIAL LINE TO SAID POINT BEARS NORTH 44'44'32 WEST;
4. THENCE SOUTHWESTERLY ALONG THE ARC OF LAST SAID CURVE, THROUGH A CENTRAL ANGLE OF 00'40'54", AN ARC DISTANCE OF 11.31 FEET TO THE BEGINNING OF A NON -TANGENT CURVE CONCAVE EASTERLY AND HAVING A RADIUS OF 94.50 FEET, A RADIAL LINE FROM LAST SAID NON- TANGENT CURVE TO SAID POINT BEARS NORTH 52'09'57" WEST, SAID POINT ALSO BEING THE MOST NORTHERLY CORNER OF PORTION C, AS DESCRIBED IN CITY OF RANCHO MIRAGE LOT LINE ADJUSTMENT NO. 00-23, RECORDED OCTOBER 16, 2001 AS INSTRUMENT NO. 2001-501976 OF OFFICIAL RECORDS; THENCE SOUTHERLY ALONG THE EASTERLY LINE OF SAID PORTION C, AND THE ARC OF LAST SAID CURVE, THROUGH A CENTRAL ANGLE OF 32'58'34", AN ARC DISTANCE OF 54.39 FEET TO THE BEGINNING OF A NON -TANGENT CURVE CONCAVE NORTHWESTERLY AND HAVING A RADIUS OF 60.00 FEET, A RADIAL LINE FROM LAST SAID NON -TANGENT CURVE TO SAID POINT BEARS NORTH 8718'53" EAST, ALSO BEING A POINT ON SAID WESTERLY LINE OF LOT 51; THENCE SOUTHWESTERLY ALONG SAID WESTERLY LINE AND THE ARC OF LAST SAID CURVE, THROUGH A CENTRAL ANGLE OF 78'08'58", AN ARC DISTANCE OF 81.84 FEET TO THE BEGINNING OF A NON- TANGENT CURVE CONCAVE SOUTHEASTERLY AND HAVING A RADIUS OF 78.50 FEET, A RADIAL LINE FROM LAST SAID NON -TANGENT CURVE TO SAID POINT BEARS NORTH 20'32'39" WEST, SAID POINT BEING THE NORTHWESTERLY CORNER OF PORTION B AS DESCRIBED IN CITY OF RANCHO MIRAGE LOT LINE ADJUSTMENT NO. 00-23, RECORDED OCTOBER 16, 2001 AS INSTRUMENT NO. 01-501976 OF OFFICIAL RECORDS; THENCE SOUTHWESTERLY ALONG THE EASTERLY LINE OF SAID PORTION B AND THE ARC OF LAST SAID CURVE, THROUGH A CENTRAL ANGLE OF 35'05'08", AN ARC DISTANCE OF 48.07 FEET TO THE BEGINNING OF A COMPOUND CURVE, CONCAVE EASTERLY AND HAVING A RADIUS OF 19.50 FEET, A RADIAL LINE TO SAID POINT BEARS NORTH 55'37'47" WEST; THENCE CONTINUING SOUTHERLY ALONG SAID EASTERLY LINE OF PORTION B AND THE ARC OF LAST SAID CURVE, THROUGH A CENTRAL ANGLE OF 49'01'23", AN ARC DISTANCE OF 16.68 FEET TO THE BEGINNING OF A NON -TANGENT CURVE CONCAVE NORTHEASTERLY AND HAVING A RADIUS OF 24.00 FEET, A RADIAL LINE FROM LAST SAID NON -TANGENT CURVE TO SAID POINT BEARS SOUTH 67'59'25" WEST, SAID POINT BEING ON THE SOUTHERLY LINE OF SAID LOT 51 OF TRACT MAP NO. 19397; THENCE ALONG THE SOUTHERLY, SOUTHEASTERLY AND EASTERLY LINES OF SAID LOT 51, THROUGH THE FOLLOWING TEN (10) COURSES:
1. THENCE SOUTHEASTERLY ALONG THE ARC OF LAST SAID CURVE, THROUGH A CENTRAL ANGLE OF 39'32'15", AN ARC DISTANCE OF 16.56 FEET TO THE BEGINNING OF A REVERSE CURVE CONCAVE SOUTHWESTERLY AND HAVING A RADIUS OF 369.00 FEET, A RADIAL LINE TO SAID POINT BEARS NORTH 28'27'10" EAST;
2. THENCE SOUTHEASTERLY ALONG THE ARC OF LAST SAID CURVE, THROUGH A CENTRAL ANGLE OF 18'49'32", AN ARC DISTANCE OF 121.24 FEET;
3. THENCE TANGENT TO SAID CURVE SOUTH 42'43'18" EAST, A DISTANCE OF 87.07 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE NORTHERLY AND HAVING A RADIUS OF 169.00 FEET;
O4. THENCE EASTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE OF 74'06'51", AN ARC DISTANCE OF 218.61 FEET;
5. THENCE TANGENT TO SAID CURVE NORTH 63'09'51" EAST, A DISTANCE OF 44.56 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE SOUTHERLY AND HAVING A RADIUS OF 144.00 FEET;
6. THENCE EASTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE OF 60'42'41", AN ARC DISTANCE OF 152.58 FEET;
7. THENCE NON -TANGENT TO SAID CURVE SOUTH 89'35'00" EAST, A DISTANCE OF 413.17 FEET;
8. THENCE NORTH 15'00'00" EAST, A DISTANCE OF 185.00 FEET;
9. THENCE NORTH 89'50'00" EAST, A DISTANCE OF 182.65 FEET;
10. THENCE NORTH 43'40'00" EAST, A DISTANCE OF 275.95 FEET; THENCE CONTINUING ALONG THE EASTERLY LINE OF SAID LOT 51 AND ALONG THE EASTERLY LINE OF SAID LOT 50 NORTH 00'31'00" EAST, A DISTANCE OF 658.00 FEET TO THE POINT OF BEGINNING.
SAID LAND IS ALSO KNOWN AS PARCEL 2, AS SHOWN ON A MAP MARKED EXHIBIT "B" ATTACHED TO LOT LINE ADJUSTMENT NO. 06-07 CERTIFICATE OF COMPLIANCE, RECORDED JULY 25, 2007 AS INSTRUMENT NO. 2007-0480660 OF OFFICIAL RECORDS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
EXCEPTING THEREFROM:
ALL OF LOT 1 OF TRACT NO. 34640-1, AS PER MAP RECORDED IN BOOK 443 PAGES 11 THROUGH 16 INCLUSIVE OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
APN: 689-330-026 and 689-330-028
EN
A
V
h PARCH _ MAC NO. 3 7
IN THE CITY OF RANCHO MIRAGE
COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
FOR CONDOMINIUM PURPOSES
DATE
DESCRIPTION
raSmith
CREATIVITY BEYOND ENGINEERING
8911 Research Drive
Irvine, CA 92618-4237
(949) 872-2378
rasmith.com
TENTATIVE
PARCEL MAP NO. 38768
68900 FRANK SINATRA DR.
A.P.N.'s 689-330-026, 028, 031, 032, 034
RANCHO MIRAGE, CA
DATE: 7/O6/23
SCALE: NONE
JOB NO.
PROJECT MANAGER:
CHRIS BRATTY
DESIGNED BY: TFW
CHECKED BY: KEC
3647
SHEET 2 OF 2
ATTACHMENT 15
PROJECT CASE NUMBERS: EA21 -0002,
GPZMA2I -0001, MOD2I -0004, DA21 -0002
THE RAT _ � �- RLTON
RESIDENCE
RANCID MI' �� = E
3648
SHEET INDEX
LANDSCAPE
AREA BREAKDOWN
P ROJECT TEAM
COVER
A-0.1
A-0.2
A-0.3
A -R.1
A -R.2
A -R.3
A -R.4
BUILDING A-1
SHEET INDEX & PROJECT DATA
OVERALL SITE PLAN
PARTIAL SITE PLAN
SITE ENTRY RENDERING
THE VENUE RENDERING
THE LOUNGE RENDERING
BUILDING A-1 RENDERING
C-1.0
C-1.1
C-1.2
C-1.3
C-1.4
C-1.5
C-2.0
C-2.1
C-2.2
C-2.3
C-2.4
C-2.5
C-3.0
C-3.1
PARKING LEVEL P3
PARKING LEVEL P2
PARKING LEVEL P1 / GROUND FLOOR
FIRST FLOOR PLAN
SECOND FLOOR PLAN
ROOF PLAN
ELEVATIONS - THE VENUE
ELEVATIONS - THE VENUE
ELEVATIONS - RESIDENTIAL UNITS
ELEVATIONS - RESIDENTIAL UNITS
SITE SECTION
LINE -OF -SIGHT STUDY
THE VENUE PLAN
RESIDENTIAL UNIT PLANS
BUILDING B-1 to B-15
V-1.0
V-1.1
V-1.2
V-1.3
V-1.4
V-1.5
V-1.6
V-1.7
V-1.8
V-1.9
V-2.0
V-2.1
V-2.2
V-2.3
V-2.4
V-2.5
V-2.6
V-3.0
V-3.1
V-3.2
V-3.3
V-3.4
TYP. DUPLEX/TRIPLEX FLOOR PLANS
TYP. FOURPLEX FLOOR PLANS
TYP. FIVEPLEX FLOOR PLANS
BUILDING B-5 FLOOR PLANS
BUILDING B-9 FLOOR PLANS
BUILDING B-11 FLOOR PLANS
BUILDING B-12 FLOOR PLANS
TYPICAL ROOF PLANS
BUILDING B-5 & B-9 ROOF PLANS
BUILDING B-11 & B-12 ROOF PLANS
DUPLEX ELEVATIONS
TRIPLEX ELEVATIONS
FOURPLEX ELEVATIONS
FIVEPLEX ELEVATIONS
BUILDING B-9 ELEVATIONS
BUILDING B-11 ELEVATIONS
SITE SECTION
UNIT FLOOR PLANS
UNIT FLOOR PLANS
THE LOUNGE ENLARGED PLANS
THE LOUNGE ENLARGED PLANS
THE LOUNGE ENLARGED PLANS
SKY MESA AREA
R -1.0A
R-1.0
R-1.1
R-1.2
R-1.3
R-1.4
R-2.1
R-2.2
SKY MESA COLORED SITEPLAN
SKY MESA ENLARGED SITEPLAN
SKY MESA FLOOR PLAN
SKY MESA ELEVATIONS
SKY MESA ELEVATION & SECTION
SKY MESA ROOF PLAN
SKY MESA RESTROOM PLAN
SKY MESA RESTROOM SECTIONS
RETAINING WALL LOCATIONS
AL.0.00 SITE PLAN
AL.0.01 ENHANCED RETAINING WALL PLAN VIEW
AL.0.02
AL.0.01
AL.0.01
ENHANCED RETAINING OVERALL ELEVATION A&B
ENHANCED RETAINING WALL ELEVATION DETAIL A&B
ENHANCED RETAINING WALL AXONOMETRIC VIEW
COLOR & MATERIALS
CM -1.0 PHASE II EXPANSION
CM -1.1 SKY MESA
LR-0
LR-01
LR-02
LS -01
LS -02
LS -03
LS -04
LS -05
LS -06
LS -07
LS -08
LS -09
LS -10
LS -11
LS -12
LT -01
LT -02
LT -03
LT -04
LT -05
LT -06
LT -07
LT -08
LT -09
LT -10
LT -11
LT -12
LN-01
LF-01
LF-02
LF-03
LF-04
LF-05
CIVIL
SHEET INDEX - ILLUSTRATIVE REF. PLAN
SHEET ORGANIZATION MATER & MASTER
PLANT PALETTE - RESIDENTIAL
SHEET ORGANIZATION MATER & MASTER
PLANT PALETTE - SKY MESA
SHRUB PLAN
SHRUB PLAN
SHRUB PLAN
SHRUB PLAN
SHRUB PLAN
SHRUB PLAN
SHRUB PLAN
SHRUB PLAN
SHRUB PLAN
SHRUB PLAN
SHRUB PLAN
SHRUB PLAN
TREE PLAN
TREE PLAN
TREE PLAN
TREE PLAN
TREE PLAN
TREE PLAN
TREE PLAN
TREE PLAN
TREE PLAN
TREE PLAN
TREE PLAN
TREE PLAN
LANDSCAPE NOTES
LANDSCAPE FEATURES PLAN - RESIDENTIAL
LANDSCAPE FEATURES PLAN - SKY MESA
LANDSCAPE FEATURES PLAN - SKY MESA
LANDSCAPE FEATURES PLAN - SKY MESA
LANDSCAPE FEATURES PLAN - SKY MESA
C-1
C-2
C-3
C-4
C-5
C-6
C-7
C-8
C-9
C-10
C-11
C-12
C-13
C-14
C-15
TITLE SHEET
DETAILS & TYPICAL SECTIONS
SITE GRADING - GROUND LEVEL
SITE GRADING - P2 LEVEL
SITE GRADING - P3 LEVEL
SITE GRADING - SKY MESA
YARD DRAIN -GROUND LEVEL -NW CORNER
YARD DRAIN -GROUND LEVEL -NE CORNER
YARD DRAIN -GROUND LEVEL -SW CORNER
YARD DRAIN -GROUND LEVEL -SE CORNER
YARD DRAIN -GROUND LEVEL-WESERTLY SITE
YARD DRAIN -GROUND LEVEL-EASTERTLY SITE
RETAINING WALL LOCATION & SECTIONS
PLAN WALL NO. A & B
RETAINING WALL LOCATION & SECTIONS
PLAN WALL NO. C, D, & E
RETAINING WALL PALN & PROFILE WALL - F
PROJECT CASE NUMBERS:
EA2I -0002, GPZMA21-0001,
MOD2I -0004, DA2I -0002
ARCHITECTURAL STYLE NARRATIVE:
THE PROJECT'S ARCHITECTURAL STYLE IS CONTEMPORARY DESERT
ARCHITECTURE COMPATIBLE WITH THE EXISTING RITZ-CARLTON
ARCHITECTURAL STYLE. COLORS AND MATERIALS RELATE BACK TO THE
EXISTING HOTEL AND ARE INFLUENCED BY THE SURROUNDING NATURAL DESERT TO GROUND IT ONTO THE SITE.
BUILDING A-1
THE VENUE
PRE -FUNCTION SPACE
MAIN EVENT SPACE
AUXILIARY SPACES
VENUE TOTAL
EXTENSION COMMON SPACE
RESIDENTIAL UNITS
PLAN TYPE
PLAN A - 1 BR/1 BA
PLAN B - 2BR/2BA LOCK -OFF
PLAN C - 2BR/3BA LOCK -OFF
RESIDENTIAL UNITS TOTAL
BUILDING A-1 TOTAL
BUILDING B-1 to B-15
COUNT
26 12
10 48
NET AREA
5,600 SF
11,135 SF
7,108 SF
23,843 SF
3,960 SF
UNIT AREA NET AREA
27,638 SF
19,740 SF
19,180 SF
66,558 SF
1063
1645
1918
90,401 SF
RESIDENTIAL UNIT TYPE
PLAN 1 - 2BR/2BA
PLAN 1X - 2BR/2BA
PLAN 2 - 3BR/3BA
PLAN 2X - 3BR/3BA
RESIDENTIAL UNIT TOTAL
THE LOUNGE
ENTRY LEVEL
LOWER LEVEL
THE LOUNGE TOTAL
BUILDING B-1 TO B-15
SKY MESA
COUNT
15 14
15 14
58 UNIT AREA
2131
2117
2461
2525
SUBTOTAL
31,965 SF
29,638 SF
36,915 SF
35,350 SF
133,868 SF
2,444 SF
3,069 SF
5,513 SF
139,381 SF
AREA
RESTAU RANT
RESTROOMS
SKY MESA TOTAL
TOTAL PROJECT
PARKING BREAKDOWN
6,273 SF
693 SF
6,966 SF
236,748 SF
PARKING PROPOSED/PROVIDED
THE VENUE (1 SPACE PER 50 SF)*
RESIDENTIAL UNITS (1.1 SPACES PER GUEST RM)
RESIDENTIAL UNITS (2 SPACES PER UNIT)**
RESIDENTIALGUEST SPACE (1 SPACE PER 2 UNITS)
SKY MESA RESTAURANT (1 SPACE PER 80 SF)
TOTAL PARKING PROPOSED/PROVIDED***
223 SPACES
53 SPACES
116 SPACES
29 SPACES
78 SPACES
499 SPACES
*BASED ON EVENT SPACE AREA
**58 SPACES PROVIDED IN 2 -CAR GARAGES, 58 SPACES PROVIDED AS A COMBINATION OF 1 -CAR GARAGE PLUS DRIVEWAY SPACE
***381 SPACES PROVIDED IN SUBTERRANEAN PARKING STRUCTURE SUBTERRANEAN PARKING AREA (BUILDING A-1)
P1 LEVEL
P2 LEVEL
P3 LEVEL
TOTAL
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
26,783 SF
50,853 SF
91,596 SF
169,232 SF
OWNER:
KAM SANG COMPANY, INC.
411 E HUNTINGTON DRIVE, STE 305
ARCADIA, CA 91006
(626) 446-2988
CIVIL:
FOCUS ENGINEERING, INC.
CONTACT: CHARLIE LIU
25 MAUCHLY #317, IRVINE, CA 92618
(949) 450-0590
P ROJECT DATA
ARCHITECT:
LCRA
CONTACT: EVERARDO GARCIA
35 HUGUS ALLEY, STE 220
PASADENA, CA 91103
(626) 449-9698
LANDSCAPE:
DESIGN STUDIO OF MICHAEL MCKAY
CONTACT: MICHAEL MCKAY
246 FLOWER ST., COSTA MESA, CA 92627
(949) 378-3238
PROJECT ADDRESS:
GENERAL PLAN
LAND DESIGNATION:
LOT SIZE:
68900 FRANK SINATRA DRIVE
RANCHO MIRAGE GENERAL PLAN
RS -H (RESORT HOTEL)
ASSESSOR PARCEL NUMBER
AREA
689330031
698,827 SF
689330026 & 689330028
505,497 SF
689020012 & 689020014
174,653 SF
689330032, 689330034, 689331001
& 689331018
148,565 SF
TOTAL LOT AREA
1,553,500 SF / 35.07 AC
TOTAL LOT EXISTING HOTEL
COVERAGE: BUILDING A-1
BUILDING B-1 TO B-15
SKY MESA
TOTAL COVERAGE
(DIVIDE BY TOTAL LOT AREA)
P ROJECT DESCRIPTION
167,635 SF
76,161 SF
109,244 SF
6,966 SF
360,006 SF
(23.17%)
THE PROJECT CONSISTS OF THREE DIFFERENT BUILDING(S)
HEREBY REFERRED TO AS "BUILDING A-1", "BUILDING B-1 TO B-15" & "SKY MESA".
BUILDING Al
CONSTRUCTION OF NEW TWO-STORY BUILDING INCLUDING:
1) HOTEL EVENT SPACE & ANCILLARY SERVICE AREAS
2) 48 RESIDENTIAL UNITS (KEYS)
3) 2.5 LEVELS OF UNDERGROUND PARKING
OCCUPANCY TYPE:
A EVENT SPACE
R-2 RESIDENTIAL
S-2 PARKING
BUILDING B1 - B15
CONSTRUCTION TYPE:
- TYPE IIIB
- TYPE VB
TYPE IA
BUILDING STORIES:
2 -STORIES
CONSTRUCTION OF NEW RESIDENTIAL UNITS & THE LOUNGE
INCLUDING:
1) 58 TWO-STORY ATTACHED TOWN -HOME RESIDENTIAL UNITS
WITH ATTACHED GARAGE WITHIN 15 SEPARATE BUILDINGS
2) TWO-STORY LOUNGE
3) POOL TERRACE & SECONDARY POOL AREA
4) SURFACE GUEST PARKING
OCCUPANCY TYPE:
A LOUNGE
R-2 RESIDENTIAL
CONSTRUCTION TYPE:
- TYPE VB
- TYPE VB
BUILDING STORIES:
2 -STORIES
TOTAL PROJECT KEYS: 106
SKY MESA
CONSTRUCTION OF NEW HOTEL AMENITY SPACE INCLUDING:
1) POOL TERRACE & BATHROOMS
2) OUTDOOR EVENT SPACE
3) DINING AREA
OCCUPANCY TYPE: CONSTRUCTION TYPE:
A DINING AREA - TYPE I
BUILDING STORIES:
1 -STORY
SHEET INDEX & PROJECT DATA A-0.1
Ritz Carlton
March 10, 2023
3649
1 k
EXISTING
CONSOLIDATED /
TRASH COLLECTION
I'
•
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
Ritz Carlton
* Qt
• Atfoo
•
1 6 3.0
Ut
Q *t
0440
•
KEY PLAN
✓
r
/ EXISTING HOTEL
r
PHASE I I
EXPANSION**
*SEE SHEET R-0.1 FOR MORE SITE INFO
*SEE SHEET C-0.1 FOR MORE SITE INFO
SKY
I MESA*
! ' r
OVERALL SITE PLAN A-0.2
3650
NOT TO SCALE
;EPA i
February 15, 2023
•
r
I
r
I
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
J
EXISTING
HOTEL
BLDG.
EXISTING
Ali
HOTEL
BLDG.
4 14
'ill 41
LEGEND
NO.
BUILDING TYPE
A-1
RESIDENTIAL UNITS W/
ATTACHED EVENT SPACE
B-1
(4) FOURPLEX
B-2
(4) FOURPLEX
B-3
(5) FIVEPLEX
B-4
(3) TRIPLEX
B-5
(5) FIVEPLEX
B-6
(2) DUPLEX
B-7
(3) TRIPLEX
B-8
(5) FIVEPLEX
B-9
(7) SEVENPLEX
B-10
(5) FIVEPLEX
B-11
(3) TRIPLEX W/ ATTACHED
LOUNGE
B-12
(3) TRIPLEX
B-13
(3) TRIPLEX
B-14
(2) DUPLEX
B-15
(4) FOURPLEX
PARTIAL SITE PLAN A-0.3
Ritz Carlton
February 15, 2023
3651
SCALE: 1/32" = 1' iuci
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
THE VENUE RENDERING A -R.2
Ritz Carlton
February 15, 2023
3653
LEM I
BUILDING A- 1
THE RITz-CARLTON
RESIDENCES, RANCHO MIRAGE
104'-10"
N
N
0 In
45'-34"
27'-0"
N
N
N
128 27'_0"
24'-0"
DRIVE AISLE
21'-0"
27'-0"
21'-0"
21'-0"
27'-0"
PARKING ELEVATOR _
ATTENDANT LOBBY
616.0'
27'-0" 21 -0"
27'-0'
21-0 "
27'-0"
•
■
■
■
■
■
24 25
26 27
25 2q
30 31
32 33
34 35
36 37
35 5,1
40 41
■
42 43
■
44 45
46 41
■
45 4P
■
50 51
52 ■
53 54
55 56
■
57 27'-0"
21'-0"
21'-0"
I5'-0"
■
■
■
■
■
■
■
■
67 68
6a
1O
11 12
73 74
75 76\17
15 7a
SO
51 52
55 54
55 56
57 55
Sci
q0
9I
92 c13
q4
q5
ci6
ci7
c1S
cicl
100
104
102
103
104
105
106
107
11O
■
■
■
■
■
■
\
IOq
i
HOTEL & VENUE
PARKING
(251 0 302 SPA05S)
SLOPE
616.0'
156
N
21'-0" Jr Jr 24'-0" 27'-0" JrJr 27'-0" JrJr 27'-0" JrJr 21'-0" JrJr 27'-0" �
DRIVE AISLE
27'-0"
27'-0"
■
2OO 2O1
27'-0"
27'-0"
LOBBY
62O.O'
■
BUILDING A-1
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
•
•
•
•
KEY PLAN
•
J
i
J
PARKING LEVEL P3 C-1.0
Ritz Carlton
February 15, 2023
3657
SCALE: 1/16" = 1'-0"
O
0 r -
in
PARKING
ENTRY
626.0'
28'-0"
1 1
24'-O"
DRIVE AISLE
50 51
18'-O"
LOADING
AREA
5% MAX. SLOPE
DN.
628.0'
I q' -O"
% SLOPE
•
5% MAX. SLOPE
ft 27T -O"
' ° rr
288'-3"
THE
VENUE
626.0'
SLOPE
UP
650.0'
MOTORCOURT
24'-0"
17RIVE AISLE
HOTEL & VENUE
PARKING
51 OF 502 SPACES) ,0
LOBBY
BUILDING A-1
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
•
TO MAIN
HOTEL &
SPA
GUEST
DROP-OFF
ENTRY
PLAZA
LOBBY
650.0'
KEY PLAN
•
•
•
•
•
•
PARKING LEVEL P2 C-1.1
Ritz Carlton
February 15, 2023
3658
SCALE: 1/16" = 1'-0"
TEM I
F0 634
W
9 0
r
Ul
48'-52"
640.0'
5LOPE
RESIDENTIAL
UNITS PARKING
(44 of 8I SPACES)
2i'-0" 21'-O"
■ ■
22 25 24 25 26 21 26 241
OPEN TO
BELOW
OPEN TO
BELOW
VENUE
GARDENS
21'-0"
288'-5"
LOBBY
RESIDENTIAL UNITS: PLAN A, PLAN B, & PLAN C
(UNIT PLANS REFER TO SHEET C-3.1)
BUILDING A-1
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
50 633
•
•
•
•
33 3q
PLAN
A/
KEY PLAN
•
•
•
PARKING LEVEL P1 c-i .2
Ritz Carlton
February 15, 2023
3659
SCALE: 1/16" = l'-0"
TEM I
ENTRY
LOBBY
675®.®'
RESIDENTIAL UNITS: PLAN A, PLAN B, & PLAN C
(UNIT PLANS REFER TO SHEET C-3.1)
BUILDING A-1
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
,
KEY PLAN
A-1
B-6
B-5
r --
J
FIRST FLOOR PLAN C-1.3
Ritz Carlton
February 15, 2023
3660
SCALE: 1/16" = 1'-0"
TEM I
ENTRY
LOBBY
("ao.o
RESIDENTIAL UNITS: PLAN A, PLAN B, & PLAN C
(UNIT PLANS REFER TO SHEET C-3.1)
BUILDING A-1
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
KEY PLAN
•
•
•
N.
SECOND FLOOR PLAN C-1.4
Ritz Carlton
February 15, 2023
3661
SCALE: 1/16" = 1'-0"
LCRA
BUILDING A-1
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
•
•
•
•
KEY PLAN
•
•
•
•
ROOF PLAN
C-1.5
LCRI
Ritz Carlton
February 15, 2023
3662
SCALE: 1/16" = 1'-0"
_0 666.5'
650'
knj
640'
4, 628'
1.0 •
I
i
I
I
11 MIL WWI
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75.5' s
FRONT ELEVATION
BUILDING A-1
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
660'
640'
r
628' ,s
ELEVATIONS - THE VENUE C-2.0
Ritz Carlton
February 15, 2023
3663
SCALE: 1/8" = 1'-0"
LCRA I
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SOUTH ELEVATION
BUILDING A-1
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
ELEVATIONS - RESIDENTIAL UNITS C-2.3
Ritz Carlton
February 15, 2023
3666
SCALE: 1/8" = 1'-0"
:CRAI
HOTEL
PORTE COCHERE
tr M fffl`h\ ly
THE VENUE
628%
PARKING
BUILDING A-1
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
B-4
LEGEND
POOL TERRACE /633'$
EXISTING NATURAL GRADE
SITE SECTION C-2.4
Ritz Carlton
February 15, 2023
3667
SCALE: 1/16" = 1'-0"
TEM I
PROPERTY LINE
LEGEND
BUILDING A-1
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
LINE OF SIGHT FROM INTERIOR WINDOW (OVER 5FT FENCE)
EXISTING NATURAL GRADE
LINE -OF -SIGHT STUDY
NEAREST HOME
C-2.5
LCRI
Ritz Carlton
February 15, 2023
3668
SCALE: 1/16" = 1'-0"
TO MAIN
HOTEL
WOMEN'S
COAT
CHECK
/STORAGE
WATER
FEATURE
VENUE
GARDENS
KITCHEN
3,809 SF
PRE -FUNCTION
SPACE
5,600 SF A
ENTRY
COURT
MAIN EVENT SPACE
11,135 SF
ENTRY
LOBBY
BUILDING A-1
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
ELEV.
LOBBY
KEY PLAN
THE VENUE PLAN C-3.0
Ritz Carlton
February 15, 2023
3669
SCALE: 1/8" = 1'-0"
TEM I
26"-2"
F
MASTER
BATH
?d1 -6„
FLOOR PLAN
PLAN A
1,063 SF
-17' .- --
/
15'-72"
LII
MASTER
-.
BEDROOM
- i
--
I4' -lo- X lY-fI
I
I
1 '‘ 4
MASTER
- - -
BEDROOM.
64' -II" X IS' -5'°
ilif
9 rR
�
I_ -,
�, ,
EAT F�.O �
,5x11"x21"_
Ai
ni-
A
MASTER
BATH
I
I
MASTER
BATH
'fir
4 . ..
LE:
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I
0011
t
KITCHEN
1111
Abh,
W.I.C. —o
_
'I II
iiM
a -2
lo'-.'
IC" -iv"
�► 46-5'
.r
FLOOR PLAN
PLAN B
1,637 SF
BUILDING A-1
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
if+
F
MASTER
BEDROOM
I4' -!o' X IT -II"
MASTER
BATH
1 241-5"
y
I5. -S
MASTER
BEDROOM
41_q,,.
'1
MASTER
BATH
IC "
(11
FLOOR PLAN
PLAN C
1,902 SF
KEY PLAN
RESIDENTIAL UNIT PLANS C-3.1
Ritz Carlton
February 15, 2023
3670
SCALE: 1/4" = 1'-0"
i
BUILDING B-1 TO B-15
THE RITZ CARLTON
2ESIDENCES,
RANCHO MIRAGE
24'-611
MASTER
BEDROOM
-14
H)
H)
MASTER
BATH
PLAN 2
PLAN 2x
Imo'=I®2:1
UPPER LEVEL
BEDROOM
BEDROOM
24'-8"
MASTER
BEDROOM
MAST
BATH
1 4
DUPLEX (B-10 & B-2)
/
2-011
/
—14
� I
2'
—1
m
Cl
L
24 -811
R.
GREAT U
ROOM
ENTRANCE
-
KITCHEN
0 20'-02"
ENTRY LEVEL
81'-q"
14'-52"
BEDROOM
GARAGE
PLAN 2
PLAN 2x
BEDROOM
GARAGE
20'-af" I 20'-I I "
81'-q"
1'4;I- II II
�///lam/
GREAT
ROOM
ENTRANCE
KITCHEN
DUPLEX (B-10 & B-2)
BUILDING B-1 TO B-15
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE TYP. DUPLEX/TRIPLEX FLOOR PLANS V -1.O Ritz Carlton SCALE: 1/8" _''-°�� _ I
oee»nezq zaz 3672
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0 ♦ - ♦
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-®•
-14
4 -It
24'-6'1
/ I
DECK
MASTER
BEDROOM
UPPER LEVEL
BEDROOM
BEDROOM
17'-6"
MASTER
BEDROOM
2 MASTS
BATH
BEDROOM
24'-8"
1'-6"
/ /
DECK I; -a
MASTER
BEDROOM
25'-711
PLAN 2x
MAST
BATH
TRIPLEX (B-13, B-8 & B-3)
/
21-0" 241-81:
2'
GREAT
ROOM
ENTRANCE I
KITCHEN
20-02'1
14-5-2
BEDROOM
GARAGE
20'-�i ❑
GARAGE
12'-0"
110'-or2 ❑
18'-5,"
I7'-2211
15'-22
BEDROOM
GARAGE
20'-cl"
10'-Q2
241-8"
GREAT
ROOM
ENTRANCE
KITCHEN
PLAN 2
PLAN 1
—1
In
U)
/
I'-6" a"
/ //
PLAN 2
ENTRY LEVEL
PLAN 1
PLAN 2x
TRIPLEX (B-13, B-8 & B-3)
♦
♦
♦
UNIT FLOOR PLANS REFER TO SHEET V-3.0 TO V-3.4.
KEY PLAN
•
•
•
•
•
•
J
•
•
J
A
111
I✓ I --r
/
" 24'-8"
14'-32 ,,,_51„2
16'_6"
18'-6..
I I ' -52..
4'-52„
24'-8" I
-6
6 ♦
♦
c
A
A
9 DECK ay
_�
I I
11 DECK
DECK
/\
DECK
/
_ry
!f I A-
1-
,
♦
=
MASTER
BEDROOM
BEDROOM
MASTER
BEDROOM
MASTER
BEDROOM
BEDROOM
BEDROOM
MASTER
BEDROOM
BEDROOM
-rt
4 Q
d
..
0 ASTER
_
BATH\
BATH
BATH
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BATH
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BATH
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STER
MAST
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BATH
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I--
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-Pt
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ir
♦
♦
-8
I I'-2! "
2 I5'-10! "
2 q'-8! I.
2 I I'- o
17'-�i! "
2 I6'-5! "
2 I I -10
25 -1'
I I'-2! "
2 ,3
-8 I1
/3
/
/ / / / / /
138'-I0"
-1r
0 ♦4
PLAN 2
UPPER LEVEL
PLAN 1
PLAN lx
PLAN 2x
FOURPLEX (B-12, B-11 & B-1)
24'-8
GREAT
ROOM
ENTRANCE
77 KITCHEN
20'-02"
BEDROOM
----h
BATHS �-
GARAGE
PLAN 2
ENTRY LEVEL
BUILDING B-1 TO B-15
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
20 II
PLAN 2x
GARAGE
I2'-0"
GREAT
ROOM
I'i'-ai2
IS011-I0"
I S'-6"
GREAT
ROOM
16'-52"
GARAGE
PLAN 1
PLAN lx
BEDROOM
GARAGE
24'-5"
GREAT
ROOM
ENTRANCE
KITCHEN
FOURPLEX (B-12, B-11 & B-1)
UNIT FLOOR PLANS REFER TO SHEET V-3.0 TO V-3.4.
KEY PLAN
•
.
•
•
•
•
•
•
J
•
•
J
TYPICAL FOURPLEX FLOOR PLANS V-1.1
Ritz Carlton
December 20, 2022
3673
SCALE: 1/8" = 1'-0"
r -
PLAN 2x
PLAN lx PLAN 1
PLAN lx PLAN 2
24' -a"
MASTER
BEDROOM
MAST
BAT
UPPER LEVEL
BEDROOM
BEDROOM MASTER
BEDROOM
I l l -lo°
ASTE
BATH
6-r -1O1"
MASTER
BEDROOM
MAST
BAT
16 i'-102"
BEDROOM
Ill-lO"
BEDROOM
MASTER
BEDROOM
MASTER
BATH
FIVEPLEX (B-15, B-9 & B-6)
PLAN 2x
PLAN lx
PLAN 1
PLAN lx
PLAN 2
ENTRY LEVEL
FIVEPLEX (B-15, B-9 & B-6)
BUILDING B-1 TO B-15
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
UNIT FLOOR PLANS REFER TO SHEET V-3.0 TO V-3.4.
KEY PLAN
•
•
•
•
J
TYPICAL FIVEPLEX FLOOR PLANS V-1.2
LCRA i
Ritz Carlton
December 20, 2022
3674
SCALE: 1/8" = 1'-0"
168'-42"
/
/
24'-8"
2°
18'-6"
I6'-6"
18'-6"
1O'-6-2"
15'-22"
24'-8"
I:-6"
.c�
PLAN 2x
PLAN lx
PLAN 1
PLAN lx
PLAN 2
DECK
0 -1 -
in
m
DECK
MASTER
BEDROOM
0 —
0 DECK
BEDROOM
BATH
LOFT
MASTER
BEDROOM
MASTER
BATH
5'-8
25'-1"
I11-10"
17' -
MASTER
BEDROOM
-r'-o2"
I5'-102"
I I ' -22"
121 -0"
MASTER
BEDROOM
11'-10"
Q
'-82 ‘11-82-1"
I
MASTER
BEDROOM
168'-4n"
5'-8"
—Ict
UPPER LEVEL
FIVEPLEX (B-14)
168'-10:,"
m
N
MASTER
BEDROOM
168'-4n"
5'-8"
—Ict
UPPER LEVEL
FIVEPLEX (B-14)
168'-10:,"
m
N
61I
1 '-6" 14'-I
24'-8
I ;'
2 I I' -"I 2
=6
16'-6"
10'-6 1._6"
2 18'-6"
1 -'72"
14'-12
,.-
241-8" "
//
/
PLAN 2x
PLAN
lx
PLAN
1 PLAN
lx
PLAN
2 1
♦
...�I w w
0♦
,
'I
i_
I
I
BEDROOM
♦
■
11-
—
U1
T
r
PD
;,Ir'
■
■
GREAT
♦
'�
■
_
�
-
ROOM
_�
I(V
O
-PI
BATH
�_
1<t
ci
-1(V
BEDROOM
— — — -
iy
— — — .-
r
'
00 m
OD U�
Q
—�
PDR.
-0
I
IE
\
GREAT
ENTRANCE
ROOM
°
I
KI
CHE
ITC
EN
TC I
N
1 o
BAT
I
-
cn
REF.
6 �
GREAT
GREAT
I
GREAT
GARAGE
°°
ROOM
ROOM
ROOM
i_ _[
Il 7'
E
KITCHEN
HEN
In
r
GARAGE
GARAGE
-pi
O
I .'3'1
GARAGE
L I__,_,
r- 7
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'
GARAGE
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PDR.
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no
II
'
1 1 1
�
�
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I I
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J-
1 1
1 1 1
I
I
1 1 1 1
I I I I
I
I
1 I.
1 1 1
I I I
I I
1 1 1 1 1
1 I
♦
-
I
I I
I
1 1 1 1
Icl
_r___ _1_
_
--
----
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o
-In
-IN
'
.9
r
lir
-
0 1
♦ I ♦
- 0 "
-�
�
- �'
17'-2 "
2 ---
I"I'_0 "
2 12'-O"
1'7'_O ��
2 I'-10"
20'-I I"
�,
�® 02
♦ CV♦
I68'-102"
ENTRY LEVEL
FIVEPLEX (B-14)
BUILDING B-1 TO B-15
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
UNIT FLOOR PLANS REFER TO SHEET V-3.0 TO V-3.4.
KEY PLAN
•
•
.
•
•
•
•
•
1 J
BUILDING B-14 FLOOR PLANS V-1.3
Ritz Carlton
December 20, 2022
3675
SCALE: 1/8" = 1'-0"
PLAN 2
UPPER LEVEL
PLAN 1
PLAN lx
PLAN lx
PLAN 1
156'-7—, "
PLAN lx
PLAN 2x
2°
I'-7- -8
18 '-8 I'
10'-78"
18'-/0 "
16'-O"
1 -on 1,
le;' -6;"
11'-52"
l4'-52 i�
24'-81'
/ /
/ -KI
_
DECK
DECK
H
DECK 11
'
DECK
F a
DECK
-IN♦
�i�1\III
I
/
♦
WM
;Jr
I
1 3EDROOM
BEDROOM
MASTER
BEDROOM
MASTER
BEDROOM
MASTER
BEDROOM
BEDROOM
MASTER
BEDROOM
BEDROOM
MASTER
BEDROOM
BEDROOM
-Ii-
I
BEDROOM
1 MASTE
°
ASTER
BATH
BATH
ASTE
BATH 1
BATH
,..
BATH
BATH
_-
ATH
MASTER
BATH
—
BATH
o
°
f
—t-4BAT
11 a
Hi-
ilik
(i
in
I
in
u --=
n
.
MASTE
1!
BATH
.
LOFT
�
LOFT
O
LOFT
1 LOFT
.
1 LAO.
It
t-
1 *I-
-♦
�R
74 ♦
♦
II
-1N
1(
N
—Icv
AT
II—
I
1 (1
I I ' -2—I
2 —10
17'—O-"
2 12 —O
l6; —�i
7 —�O
2'—O'
17'—O�"
2 2'—O'
25'-5 a
II'-2�
2 5 —8
1678 —2'
/
/
SEVENPLEX (B-7)
PLAN 2
BEDROOM
GARAGE
„
GREAT
ROOM
PLAN 1
GARAGE
I I'-72"
GARAGE
23'-0"
PLAN 1 PLAN lx
GREAT
ROOM
GARAGE
18'-611
GREAT
ROOM
PLAN 1 PLAN lx PLAN 2x
57 12
GREAT
ROOM
LOWER LEVEL
1681-2"
KITCH
GARAGE
12'-0"
18'-6"
GREAT
ROOM
KITCH
GARAGE
IS' -22'1
BEDROOM
GARAGE
241-8"
GREAT
ROOM
ENTRANCE
I=6; II II
SEVENPLEX (B-7)
BUILDING B-1 TO B-15
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
((1
0 I
NOTE: SEE SHEET V-1.5 FOR KEY PLAN
UNIT FLOOR PLANS REFER TO SHEET V-3.0 TO V-3.4.
BUILDING B-7 FLOOR PLANS V-1.4
Ritz Carlton
December 20, 2022
3676
SCALE: 1/8" = 1'-0"
:ERA I
I51'--11„
0 27'-S"
SERVICE
WOMEN'S
RESTROOM
MEN'S
RESTROOM
KITCHEN
STORAGE
UPPER LEVEL
BEDROOM
12'-0"
PLAN 1 PLAN lx PLAN 2
MASTER
BEDROOM
MASTE
BATH
MASTER
BEDROOM
MASTER
BATH
BEDROOM
BEDROOM
I I'=10"
24'-S"
MASTER
BEDROOM
MASTE
BATH
TRIPLEX W/ ATTACHED LOUNGE (B-5)
8'-32" ;,_6„
I . . ..
IS' -72 2'-I
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I
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I6'-6" 2
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24'-8" I'-6"
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158'-4,2"
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ENTRY
LEVEL
TRIPLEX W/ ATTACHED LOUNGE
(B-5)
BUILDING B-1 TO B-15
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
UNIT FLOOR PLANS REFER TO SHEET V-3.0 TO V-3.4.
KEY PLAN
•
•
•
•
•
•
J
•
•
J
NOTE: SEE SHEET V-1.4 FOR BUILDING B-7 FLOOR PLAN
BUILDING B-5 FLOOR PLANS V-1.5
Ritz Carlton
December 20, 2022
3677
SCALE: 1/8" = 1'-O"
wil,RA I
r
— 4
r- -
111-
111
in
♦
24'-8"
MASTER
BEDROOM
MASTER
BAT r\
I'-22"
PLAN 2x
25'-7"
14'-32"
BEDROOM
11'-112"
BEDROOM
BATH
I I I -10"
DECK
MASTER
BEDROOM
PLAN 1
MASTER
BATH _
17-21
14'-52"
BEDROOM
24'-8"
DECK
MASTER
BEDROOM
MASTE
BATH
PLAN 2
I'-6"
/ /
- 1(1
O
I
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r-
-14
- 14
♦
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O
GREAT
ROOM
AMEN
BEDROOM
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PL _
GARAGE
N 2x
EH
GARAGE
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20'-cl "
12'-0"
I6'--1"
-14
0 0
LI
1 GREAT
ROOM
PLAN 2
21'-42"
ENTRANCE
20'-0 "
I10'-c;i2"
BUILDING B-1 TO B-15
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
UNIT FLOOR PLANS REFER TO SHEET V-3.0 TO V-3.4.
KEY PLAN
•
•
•
•
•
•
J
•
•
J
BUILDING B-4 FLOOR PLANS V-1.6
LCRA I
Ritz Carlton
December 20, 2022
3678
SCALE: 1/8" = 1'-0"
♦
/
6"
31_1I
21'-10"
2'-10"
12'-22"
13'62
14'-5
22'-8..
6'-2211
31-21,
4'-32
24'-8"
3'_1"
/
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♦
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4:12in
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4:12
4:12
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4:12
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4:12
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21'-6 I'
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143'-6 "
/
/
/
ROOF PLAN
FOURPLEX (B-12, B-11 & B-1)
1121-62-
- 14
`' -11-
24'-8" I 22'-8" 14'-3211
14'-3 " 31-2" 6 _22
/ /
31-a / ll
/
63 4
♦
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1 ♦
4:12
4 4:12
4:12
4 4:12
4:12
N �n
4 221-81
4:12
20'-02"
21'-6"
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4 4:12
4:12
4:12
16'-5411
(1111-
10-
4:12
4:12
2'-10"
/ /
211-10"
51_111 611
4:12
Iv
21'-I12"
112'-62"
4:12
Cl
4 4:12
0 1-
4:12
4:12
20'-22"
1 r
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211_2211
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4:12
4:12
4:12
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20'-02"
—I
/ 2 �
211-6"
4:12
22'-12"
4 N
. )'
O
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—‚Cl
O
1 ROOF PLAN
FIVEPLEX (B-15, B-9 & B-6)
in
BUILDING B-1 TO B-15
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
85 5 '- 1I
/
/
6131_1II
21'-10"
2'-1011 13'-62..
5'-10"
I I ' -0211
24'-8"
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I I'-22"
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4:12
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O
I
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22'-12
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21'-6"
20'-2'I
I
20'-02"
I I-7"
/
/
85'-5"
/
ROOF PLAN
DUPLEX (B-10 & B-2)
ROOF PLAN
TRIPLEX (B-13, B-8 & B-3)
TYPICAL ROOF PLANS V-1.7
Ritz Carlton
December 20, 2022
3679
SCALE: 1/8" = 1'-0"
IrLERA
IILILLI
—1N = 5'-a„
I
0 r
r
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t
♦
♦
LL11—ILLI—ILL
4:12
4:12
4:12
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50'-I Q
I
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4:12
4:12
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LI-11 LLLI —ILLI
4:12
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O
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2'-1" 6'-1"
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4:12
16'-5"
4:12
4:12
H
In
4:12
4:12
N
4 Z1:17
P
20'-2
4 4:12
P
21'-112"
11.2 ♦
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4:12
4:12
4: 12
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20'-02°
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ci
I-
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V -I.01 /
2-22"
21'-O"
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I
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21'-102"
O
ROOF PLAN
155'-11 4"
ROOF PLAN
FIVEPLEX (B-14)
SEVENPLEX B-7
BUILDING B-1 TO B-15
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
(1♦ •
BUILDING B-14 & B-7 ROOF PLANS V-1.8
Ritz Carlton
December 20, 2022
3680
SCALE: 1/8" = 1'-0"
1LCRA I
TYP. MECHANICAL WELL
A2
TYP. MECHANICAL WELL A3 TYP. MECHANICAL WELL
,� = II=®II
176'-62"
/2"
-®II
Al
/2"
14'—I"
5 —52
2'-22'
51'-10"
2'-1-
4:12
4:12
Cl
4 4'
—62
22'-5"
6'-52'I 5'—I 'I
I /
14'-52"
2'-10"
/
21'-10"
ti _
PARAPET DETAIL
M TAL COP I NO
2X VsiOOV FkAH I NO
S'ONE VENEER
LYV OOr, SH AMINO
EXTERIOR STUCCO
ti _
SARREL ROOD TILE
2X V OO RAM'INO
#2 SLOPED ROOF DETAIL
4:12
4:12
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>
Ay
14'—I" 2'-0'
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v-I.a
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4:12
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4:12
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4:12
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4:12
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4:12
4:12
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IV
4:12
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4:12
4:12
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K
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4:12
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4:12
1761-6211
21'-I I2"
m
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1 tr
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9 10'-6-2"
N
V
4:12
4:12
4 m
♦
14 co
AS
20'-02
4:12
2 21'_/ II
22'-12
N
9 ROOF PLAN
V-1.9
O
TRIPLEX W/ ATTACHED LOUNGE (B-5)
#1
I I I = I I -®II
115'-I I "
5'-`i"
24'-5"
14'-52"
I I I -5 2
IS' -6
15,-221I, 24'-8"
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4:12
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4:12
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4:12
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-
O
I
ir
22, -1 -I II
2 21 -6
'1'-2II
17'-1 I
2 20'-a" 2
20'-® „
112'-10.12" 2'-5"
BUILDING B-1 TO B-15
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
ROOF PLAN
TRIPLEX (B-4)
BUILDING B-5 & B-4 ROOF PLANS V-1.9
Ritz Carlton
December 20, 2022
3681
SCALE: 1/8" = l'-0"
LCRA I
REAR ELEVATION
T.O. FRO,JE TlOM
3 L. TQYVER,
-RN
1 1 ■
FRONT ELEVATION - ST
MD
EETSIDE
r-`'�sret,r • �'r,
Ph wr '`"i".?, !'`w nJUMenre Jrr «� ''a i11 L
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SI
E ELEVATION - LEFT
SIDE ELEVATION - RIGHT
BUILDING B-1 TO B-15
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
KEY PLAN
B-12
DUPLEX ELEVATIONS V-2.0
Ritz Carlton
February 15, 2023
3682
SCALE: 1/8" = 1'-0"
TEM I
T.O. PROJECTION
T. L. TOWER
FRONT ELEVATION - STREETSIDE
s
._1,4_7'. L.
HD
7.O. PROJE TIOP
REAR ELEVATION
J
SIDE ELEVATION - LEFT
FRONT ELEVATION (B-13)
T.J. PROJECTION
REAR ELEVATION (B-13)
SIDE ELEVATION - RIGHT
BUILDING B-1 TO B-15
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
KEY PLAN
J
J
TRIPLEX ELEVATIONS V-2.1
Ritz Carlton
February 15, 2023
3683
SCALE: 1/8" = 1'-0"
:ERA'
T.O. PROJECTION
A‘ -T. •PL. TO R
REAR ELEVATION
2N, 7:! R. 1= -
T. PL
2ND FLF. F
FRONT ELEVATION - STREETSIDE
FRONT ELEVATION (B-1)
immismum
SIDE ELEVATION - LEFT
__-= -
swim •W■a■i
bp MR. ilIMIEW„ p rill 1'7
niter MAIMINEINJ
ilimeirm
•
T.O. PROJECTION
SIDE ELEVATION - RIGHT
BUILDING B-1 TO B-15
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
I ►�■��sf a!r.vanurwirirAmi
REAR ELEVATION (B-1)
KEY PLAN
•
•
•
•
•
•
•
•
J
•
•
I
J
FOURPLEX ELEVATIONS V-2.2
Ritz Carlton
February 15, 2023
3684
SCALE: 1/8" = 1'-0"
i�I
T.G. PROJECTION
T. PL. TONER
?1,0 FLR. F.
�ASTWi
Gii f�
11. ■I' CIF 'RWT
a sa
L.AS
SIDE ELEVATION - LEFT
FRONT ELEVATION - STREETSIDE
FRONT ELEVATION (B-15 & B-9)
-41.1
REAR ELEVATION
II
SIDE ELEVATION - RIGHT
BUILDING B-1 TO B-15
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
T. FL.
S
2N FLR. .T
FA
E,r R: k41
-r. .-.`�.
T. FL
E�. +.HLR
SLAB
REAR ELEVATION (B-15 & B-9)'
KEY PLAN
J
B-9
FIVEPLEX ELEVATIONS V-2.3
Ritz Carlton
February 15, 2023
3685
SCALE: 1/8" = 1'-0"
i�I
SIDE ELEVATION - RIGHT
BUILDING B-1 TO B-15
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
T. FL.
S
2N FLR. .T
FA
E,r R: k41
-r. .-.`�.
T. FL
E�. +.HLR
SLAB
REAR ELEVATION (B-15 & B-9)'
KEY PLAN
J
B-9
FIVEPLEX ELEVATIONS V-2.3
Ritz Carlton
February 15, 2023
3685
SCALE: 1/8" = 1'-0"
i�I
r.:3. PRQJE TION
FRONT ELEVATION - STREETSIDE
REAR ELEVATION
'= j4�+' [r`a•++J
X' A iYi Y.lil 1 Waft a+� • rii ili�f[+:�
ti z7 'e"r v\ t• d•i y A ' " '[1l" av R i�i4�� lila"� �ss� "4 uri r� •.� :• .a • t Hi !u ' wa z aia '�ii�'W��Y®U wurtr �iL-111- �b3.7�i i"ddi�r�'Py�"'�NPJ�
IIII
I�
SIDE ELEVATION -
LEFT
SIDE ELEVATION - RIGHT
BUILDING B-1 TO B-15
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
I
°
KEY PLAN
•
•
•
•
•
•
B-7
B-6
•
•
•
•
•
•
J
BUILDING B-7 ELEVATIONS V-2.4
Ritz Carlton
February 15, 2023
3686
SCALE: 1/8" = 1'-0"
:ERA'
FRONT ELEVATION - STREETSIDE
TT P1�
. 9 L. TQNE _
SIDE ELEVATION - LEFT
SIDE ELEVATION - RIGHT
. w PLR. I
T. SLAB
REAR ELEVATION
''ROJE .TI ON
BUILDING B-1 TO B-15
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
T.U. F ROJEGTION _
T.O. FROJE TION
KEY PLAN
•
•
BUILDING B-5 ELEVATIONS V-2.5
Ritz Carlton
February 15, 2023
3687
SCALE: 1/8" = 1'-0"
TEM I
B-7 3:ipr
B-6 644'.
644
�• J
ti
s, .y j 643
B-5
643
BUILDING B-1 TO B-15
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
B-4
POOL TERRACE
633'
600
SITE SECTION
V-2.6
LCRI
Ritz Carlton
February 15, 2023
3688
SCALE: 1/16" = 1'-0"
til
•_4C
/-///r)[N:2)
\C),„
0 -010
•
SKY MESA
THE RITz-CARLToN
RESIDENCES, RANCHO MIRAGE,
• * %
jo • .0 •
*
•
It
4421
•
4k0 w
�t
N
St.
die
-; 'RESTAURANT
St
THE RITZ-CARLTON, RANCHO MIRAGE
4. +t at
(iAC
40 4
•
0 et
o
%%4N,
.r�
50'
SETBACK
i
i
i
i
KEY PLAN
z'-\\\
f
EXITING HOTEL
I PHASE II
EXPANSION**
*SEE SHEET R-0.1 FOR MORE SITE INFO
**SEE SHEET C-0.1 FOR MORE SITE INFO
,.,
SKY
MESA*
SKY MESA COLORED SITE PLAN R -1.0A
Ritz Carlton
February 15, 2022
3690
SCALE: 1/32" P-0" ",
r
f
r
/
THE RITZ-CARLTON, RANCHO MIRAGE
r
N
N
/NN,
N
SKY MESA ENLARGED SITE PLAN
R-1.0
cwI
Ritz Carlton
February 15, 2022
3691
SCALE: 1/8" 11-0"
N \.
BAR AREA
DINING PATIO
RESTAURANT KITCHEN
BANQUET KITCHEN
SHARED STORAGE
472 SF
3,049 SF
1,216 SF
1,246 SF
290 SF
TOTAL - 6,273 SQFT.
THE RITZ-CARLTON, RANCHO MIRAGE
EXTERIOR TERRACE
N N
\, ,N
/
I
I
/
/
/
SKY MESA FLOOR PLAN R-1.1
Ritz Carlton
February 15, 2022
3692
SCALE: 1/4" = 1'-0"
t
KITCHEN / STORAGE
a
cY
N
V
616
614
61 610
665
666
664
662
66 655
656
654
610
66e)
666
664
663,2
660
6 656
654
-®tO iHin)m F ix:Jr
men: 4 Ao:er ®sC:s, 3 Jri
®enel : 10 her ®Sets, 3
5:
J\
THE RITZ-CARLTON, RANCHO MIRAGE
/
\
/
SKY MESA RESTROOM PLAN R-2.1
Ritz Carlton
February 15, 2022
3695
SCALE: 1/4" = 1'-0"
TEM I
661
665
665
661
655
651
655
655
6451
641
645
SECTION A
661
665
66 661
6 651
655
655
65I
6411
645
SECTION B
THE RITZ-CARLTON, RANCHO MIRAGE
SKY MESA RESTROOM SECTIONS R-2.2
Ritz Carlton
February 15, 2022
3696
SCALE: 1/4" = 1'-0"
LEM I
S
S
6 12
S
7 10
IS
4 TYPICAL FRONT ELEVATION - STREETSIDE
TYPICAL REAR ELEVATION
NO. MATERIAL
2 S
4 6
MAIN STUCCO: S!NJAY I N MOORS
COLOR STUCCO WIi.- SMOOTH 7
ACCENT STU,OO: S
DOLOR SWU.OO AIT
!RAIN ILL
SMOOT- 7
MASONRY VENEER: CREATIVE M
N
O=5O SL!!<!R SE
SH
NT!ORAL
AMS = SWlO2S SA K:)ROF I NTE AL
N S�
NES = CUSTOM SL!N OF RAFT SFL
MOVULAR ANW URBAN RECTANOL!
ROOF NO: N!WFO
N CAL 1 FORN A M
FASO
A: S!NJAM
N 71 MBERAOL7 COLOR.
7 NT CONCRETE ROOF TILE _ AURAL T! SAXONY SLATE
55 ON ELENI,
N MOORS _ 2
12=50 STONE SRO
N
OUAWRA 1 LS: CRL LASS W Nr;SOREEN OLAMF SYSTEM ANA
ORL=SLUMORAFT 337 S!R ES RA L NO OAF I N SARK SRONZ! ANON F
A
N
SH
NOS: SOOT -LAND W I NO
NCO A SIN 'ARK BRONZE F
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
S ANA BOORS = CLAC CASEMENT
N
SH
Z
S
12 IS
BOORS: SOUTHLAN N O AS AN BOORS = CLAC FRENCH BOORS ANV 5 =FOL BOORS IN ARK BRONZE FINISH
ENTRY BOORS: ETO BOORS = FORT S = E!RGLASS MULTI=
FLANK 'OOR N/=OR1ZONTAL TEXTURES ORA N N STA N F
TRELL S
OARA ! BOOR: OLOFAY OARAO! 1OORS = CANYON R
"PLANK" BOOR IN SENJAM N MOORE 2112=SO STONE SRO
ENTRY LION
SLACK FNS
METAL TR
SLACK
—ORIZONTAL
N
SH TO MATCH
DOE MODERN
NN
NO: OUO I Z!L _ S!ACON LEA OUTDOOR ^ALL F I XCURE IN
M/TRELLIS STRUCTURE: SEN IAM
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/sOO' TRELLIS NS!RTS/FRI VACY SCREENS: RESYSTA = CLA NO IN C S
AM COLOR (5!H N1 MATERIAL 2)
4 VENUE, BUILDING A-1, & Bi TO Bi5
TYPICAL COLOR & MATERIALS - CM -1.0
Ritz Carlton
February 15, 2023
3697
4 6
i
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5 SKY MESA - PARTIAL FRONT ELEVATION - NORTH
SKY MESA - SIDE ELEVATION - EAST
NO. MATERIAL
2 a
4 MAIN STUCCO: 5!N,JAM I N MOORE HO=SO SLEEKER 5E 1 �E
DOLOR STUCCO TH SMOOTH FINIS
ACCENT STUCCO: 5 ER/11N "ILL
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THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
5 6
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METAL TRIM/TRELLIS STRUCTURE : 5ENLAM I N MOORE
TOUCAN SLACK
NOOK TRELLIS INSERTS/PRIVACY SCREENS: RES 'STA
OLA I NO IN CI SIAM DOLOR (SE- MATERIAL 6)
5-20
SKY MESA AREA
TYPICAL COLOR & MATERIALS - CM -1.1
Ritz Carlton
February 15, 2023
3698
Landscape Plans
N
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These documents are the property of Design Studio of Michael Mckay and are not to be copied, reproduced, disposed of, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Design Studio of Michael Mckay.
RESIDENCES
LANDSCAPE I
REFERENCE ONLY
SKY MESA
SEE SUBMITTAL SHEET INDEX FOR SPECIFIC
SUBMITTAL EXHIBITS
RITZ CARLTON EXPANSION PROJECT
LANDSCAPE SUBMITTAL SHEET INDEX
CONCEPTUAL PLAN SUBMITTAL
SHEET INDEX
SHEET DESCRIPTION
LR-0
LR-01
LR-02
LS -01
LS -02
LS -03
LS -04
LS -05
LS -06
LS -07
LS -08
LS -09
LS -10
LS -11
LS -12
LT -01
LT -02
LT -03
LT -04
LT -05
LT -06
LT -07
LT -08
LT -09
LT -10
LT -11
LT -12
LN-01
L F-01
LF-02
LF-03
LF-04
LF-05
SHEET INDEX - ILLUSTRATIVE REFERENCE PLANS
SHEET ORGANIZATION MASTER & MASTER PLANT
PALETTE - RESIDENTIAL
SHEET ORGANIZATION MASTER & MASTER PLANT
PALETTE - SKY MESA
SHRUB PLAN
SHRUB PLAN
SHRUB PLAN
SHRUB PLAN
SHRUB PLAN
SHRUB PLAN
SHRUB PLAN
SHRUB PLAN
SHRUB PLAN
SHRUB PLAN
SHRUB PLAN
SHRUB PLAN
TREE PLAN
TREE PLAN
TREE PLAN
TREE PLAN
TREE PLAN
TREE PLAN
TREE PLAN
TREE PLAN
TREE PLAN
TREE PLAN
TREE PLAN
TREE PLAN
LANDSCAPE NOTES
LANDSCAPE FEATURES PLAN - RESIDENTIAL
LANDSCAPE FEATURES PLAN - SKY MESA
LANDSCAPE FEATURES PLAN - SKY MESA
LANDSCAPE FEATURES PLAN - SKY MESA
LANDSCAPE FEATURES PLAN - SKY MESA
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Sheet Title:
SHEET INDEX
Sheet Reference:
LR-0
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ied, reproduced, disposed of, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Design Studio of Michael Mc These documents are the property of Design Studio of Michael Mckay and are not to be PLANTING LEGE\D
SYMBOL
PLANT
NAME
QTY.
SIZE
WUCOLS
TREES:
ACACIA ANEURA
MULGA
22 36" BOX
LOW
C)
ACACIA FARNESIANA
SWEET ACACIA
16 36" BOX
MULTI-
-RJ\<
LOW
•
CHILOPSIS LINEARIS
DESERT WILLOW
74 36" BOX
MODERATE/
MEDIUM
X CHITALPA TASHKENTENSIS
PINK DAWN
107
36" BOX
LOW
OPARKINSONIA
FLORIDA
BLUE PALO VERDE
24 36" BOX
LOW
PARKINSONIA X 'DESERT MUSEUM'
DESERT MUSEUM PALO VERDE
197
36" BOX
LOW
PROSOPIS CHILENSIS 'THORNLESS'
CHILEAN MESQUITE
107
36" BOX
LOW
TB
•
VITEX AGNUS-CASTUS
CHASTE TREE
17 36" BOX
LOW
BRAHEA ARMATA
BLUE HESPER PALM
5 6' BTH
MODERATE/
MEDIUM
PHOENIX DACTYLIFERA 'MEDJOOL'
MEDJOOL DATE PALM
34 15' BTH
MODERATE/
MEDIUM
■
WASHINGTONIA FILIFERA
CALIFORNUA FAN PALM
143
10'-15' BTH
40 40% SKINNED AT 15'
20% AT 12'
40% AT 10'
MODERATE/
MEDIUM
-01
LT -0
LS -07
LT -07
SHRUBS - SMALL:
S2
ASCLEPIAS SUBULATA
DESERT MILKWEED
500
5 GAL.
LOW
ss
BACCHARIS X 'CENTENNIAL'
CENTENNIAL DESERT BROOM
230
5 GAL.
LOW
s5
DALEA FRUTESCENS
BLACK DALEA
620
1 GAL.
LOW
Ss
ENCELIA FARINOSA
BRITTLE BUSH
215
5 GAL.
VERY LOW
OS7
ERIOGONUM FASCICULATUM
'THEODORE PAYNE'
185
1 GAL.
VERY LOW
S$
GAURA LINDHEIMERI
95 1 GAL.
MODERATE/
MEDIUM
S9
LOBELIA LAXIFLORA
MEXICAN BUSH LOBELIA
435
5 GAL.
MODERATE/
MEDIUM
• SALVIA
GREGGII
AUTUMN SAGE
400
5 GAL.
MODERATE/
MEDIUM
QTY: SIZE:
WUCOLS:
SHRUBS - MEDIUM:
M,
ABUTILON PALMERI
INDIAN MALLOW
30 5 GAL.
MODERATE/
MEDIUM
Mz
CALLIANDRA CALIFORNICA
BAJA FAIRY DUSTER
150
5 GAL.
LOW
M3
FALLUGIA PARADOXA
APACHE PLUME
60 5 GAL.
LOW
eM5
JUSTICIA CALIFORNICA
CHUPAROSA
230
5 GAL.
VERY LOW
s LEUCOPHYLLUM
M6
CANDIDUM
'SILVER CLOUD'
65 5 GAL.
LOW
O LEUCOPHYLLUM
FRUTESCENS
'GREEN CLOUD'
205
5 GAL.
LOW
e LEUCOPHYLLUM
M8
FRUTESCENS
'--,.NDFR CI OJD'
270
5 GAL.
LOW
M9
SENNA ARTEMISIOIDES
FEATHERY CASSIA
1725
5 GAL.
LOW
g SPHAERALCEA
AMBIGUA
APRICOT MALLOW
100
5 GAL.
VERY LOW
RESIDENCES NOT TO SCALE
SHRUBS - LARGE:
O CAESALPINIA
PULCHERRIMA
RED BIRD OF PARADISE
135
5 GAL.
LOW
e2
CHAMELAUCIUM UNCINATUM
'PURPLE PRIDE'
GERARLDTON WAX FLOWER
4 5 GAL.
MODERATE/
MEDIUM
O CORDIA
BOISSIERI
WILD OLIVE
9 5 GAL.
LOW
O CORDIA
PARVIFOLIA
LITTLE -LEAF CORDIA
80 5 GAL.
LOW
O DODONAEA
VISCOSA 'PURPUREA'
PURPLE HOSEED BUSH
30 5 GAL.
MODERATE/
MEDIUM
ACCENTS - CACTUS / SUCCULENTS
AGAVE AMERICANA
CENTURY PLANT
290
5 GAL.
VERY LOW
n,
AGAVE ATTENUATA 'BOUTIN BLUE'
BLUE FOX TAIL AGAVE
240
5 GAL.
LOW
A5
AGAVE 'BLUE GLOW'
BLUE GLOW AGAVE
140
5 GAL.
LOW
A6
AGAVE DESMETTIANA 'VARIEGATA'
VARIEGATED SMOOTH AGAVE
695
5 GAL.
LOW
Aa
AGAVE VICTORIAE—REGINAE
QUEEN VICTORIA AGAVE
55 5 GAL.
LOW
v AGAVE
VILMORINIANA
OCTOPUS AGAVE
200
5 GAL.
LOW
AO
ALOE 'BLUE ELF'
BLUE ELF ALOE
385
5 GAL.
LOW
ALOE STRIATA
CORAL ALOE
350
5 GAL.
LOW
ALOE VERA
MEDICINAL ALOE
260
5 GAL.
LOW
-
CEREUS PERUVIANUS
APPLE CACTUS
17 5 GAL.
LOW
nia
CISTANTHE GRANDIFLORA
ROCK PURSLANE
320
5 GAL.
LOW/MEDIUM
DASYLIRION WHEELERI
DESERT SPOON
295
5 GAL.
LOW
ECHINOCACTUS GRUSONII
GOLDEN BARREL CACTUS
160
5 GAL.
LOW
FOUQUIERIA SPLENDENS
OCOTILLO
475
5 GAL.
VERY LOW
HESPERALOE 'BRAKELIGHTS'
RED YUCCA
2220
5 GAL.
LOW
• .•
•
OPUNTIA VIOLACEA VAR. SANTA RITA
PURPLE PRICKLY PEAR
50 5 GAL.
VERY LOW
YUCCA ROSTRATA
BEAKED YUCCA
105
15 GAL.
LOW
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GROUNDCOVER:
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DALEA GREGGII
TRAILING INDIGO BUSH
7000
S.F.
FLATTED
12" O.C.
LOW
CR�EPINGPORUMMYOPOR OPARVIFMIUM
S00
.F.
FLATTED
12" 0.C.
MODERATE/
MEDIUM
VINES:
BOUGAINVILLEA SPP.
BOUGAINVILLEA
160
5 GAL.
MODERATE/
MEDIUM
GRASSES:
BOUTELOUA GRACILIS
BLUE GRAMA
4800
S.F.
SEEDED
LOW
�////
G3
IA CAPILLARIS 'REGAL MIST 17301 5 GAL.
MUHLENBERGIA
PINK
I MOOD RATE/
M
G4
MUHLENBERGIA RIGENS
DEER GRASS
I 1650
I 5 GAL.
MODERATE/
MEDIUM
ARTIFICIAL TURF I 270 INSTALLED
S.F. PER MANUF.
RECOMMENDATIONS
NOTE:
SECURITY FENCE AROUND
POOL, HEIGHT PER CODE.
NOTE:
SECURITY FENCE AT EDGE
OF RETAINING WALL.
O
NOTES:
0 T-04
1. ALL FINAL GRADING PER ENGINEER.
2. ALL DRAINAGE AND DRAIN CONNECTIONS AT
TOP OF WALLS PER ENGINEER.
3. ALL FINAL LANDSCAPE DRAINAGE PER
ENGINEER.
4. ALL PATHWAYS THAT CONNECT TO ROAD
SHALL HAVE CURB RAMPS PER ADA
(AMERICANS WITH DISABILITIES ACT)
STANDARDS, PER ENGINEER.
5. SECURITY FENCING AT TOP OF RETAINING
WALLS, PER ENGINEER - DISCUSSION ITEM
WITH CLIENT.
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Sheet Title:
SHEET
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Sheet Reference:
LR-01
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These documents are the property of Design Studio of Michael Mckay and are not to be copied, reproduced, disposed of, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Design Studio of Michael Mckay.
N
FS 620
EXISTING
GRADE AT
RESORT
FS 634
TW 642.5
FG 642
FS 640
EXISTING
GRADE
IC 640.5
FG 640
SKY MESA - NOT TO SCALE
LP 651
TW 652.5
TR
658.5
+HP
655
TW 654.5
FG 653
TC 648.5
FG 645.5
646.5
FG 642.5
TC 644.5
FG 642
FG 644.5
TW 652.5
FG
FS 646
FG 650.5
TW
FG
FS 650
'F‘,51W 649.5
\FG 649
FG 648
TW 65
FG 6
R
TW 653.5
FG 653
FG 653
FG 655
FG 653
50 652
FG
652
FG 650.5
FG 649.5
FG 651.5
FFE
652
TC 655.5
FG 653.8
TR 662.5
FG
654
G 650.5
FS 652.4
FG
656
651
FG
651.5 TW 654.5
FG 650.5
FG
658
FG
660
FG 653
FG 652.5
TC 653.5
FG
659
FS 651.5
FG
662
FG
658
FG
656
FG 648.5
FG 648.5
FW
648.5
FG
649
FW 648.5
FG
647
6 ..0
V •46,5
5 +FG FW 646.0
642
FG
648.5
PA
FS
649.0
TW 646.5
644.5
TW 650.5
FG 650
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642.2
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LS -12
LT -12
644.5
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SYMBOL
PLANT
NAME
QTY.
SIZE
WUCOLS
TREES:
ACACIA ANEURA
MULGA
0 36" BOX
LOW
ACACIA FARNESIANA
SWEET ACACIA
0 36" BOX
MULTI-
TRJN<
LOW
CHILOPSIS LINEARIS
DESERT WILLOW
30 36" BOX
MODERATE/
MEDIUM
•
OX
CHITALPA TASHKENTENSIS
PINK DAWN
0 36" BOX
LOW
•PARKINSONIA
FLORIDA
BLUE PALO VERDE
0 36" BOX
LOW
PARKINSONIA X 'DESERT MUSEUM'
DESERT MUSEUM PALO VERDE
35 36" BOX
LOW
PROSOPIS CHILENSIS 'THORNLESS'
CHILEAN MESQUITE
40 36" BOX
LOW
Te
•
VITEX AGNUS-CASTUS
CHASTE TREE
0 36" BOX
LOW
•
BRAHEA ARMATA
BLUE HESPER PALM
0 6' BTH
MODERATE/
MEDIUM
tV
A
PHOENIX DACTYLIFERA 'MEDJOOL'
MEDJOOL DATE PALM
5 15' BTH
MODERATE/
MEDIUM
WASHINGTONIA FILIFERA
CALIFORNUA FAN PALM
9 io'—i5' BTH
SKINNED
MODERATE/
MEDIUM
SHRUBS - SMALL:
s2 O ASCLEPIAS
SUBULATA
DESERT MILKWEED
105
5 GAL.
LOW
s3
BACCHARIS X 'CENTENNIAL'
CENTENNIAL DESERT BROOM
80 5 GAL.
LOW
OODALEA
FRUTESCENS
BLACK DALEA
25 1 GAL.
LOW
ss O ENCELIA
FARINOSA
BRITTLE BUSH
100
5 GAL.
VERY LOW
S7 O ERIOGONUM
FASCICULATUM
'THEODORE PAYNE'
360
1 GAL.
VERY LOW
ED LAURA
LINDHEIMERI
0 1 GAL.
MODERATE/
MEDIUM
se
LOBELIA LAXIFLORA
MEXICAN BUSH LOBELIA
25 5 GAL.
MODERATE/
MEDIUM
® SALVIA
GREGGII
AUTUMN SAGE
40 5 GAL.
MODERATE/
MEDIUM
QTY: SIZE:
WUCOLS:
SHRUBS - MEDIUM:
M1
ABUTILON PALMERI
INDIAN MALLOW
25 5 GAL.
MODERATE/
MEDIUM
0 CALLIANDRA
M2
CALIFORNICA
BAJA FAIRY DUSTER
0 5 GAL.
LOW
O FALLUGIA
M3
PARADOXA
APACHE PLUME
0 5 GAL.
LOW
0 JUSTICIA CALIFORNICA
CHUPAROSA
20 5 GAL.
VERY LOW
M6 O LEUCOPHYLLUM
CANDIDUM
'SILVER CLOUD'
10 5 GAL.
LOW
M' O LEUCOPHYLLUM
FRUTESCENS
'GREEN CLOUD'
10 5 GAL.
LOW
M6
LEUCOPHYLLUM FRUTESCENS
'-- NDFR C OUD'
0 5 GAL.
LOW
8 SENNA
Ms
ARTEMISIOIDES
FEATHERY CASSIA
130
5 GAL.
LOW
® SPHAERALCEA
AMBIGUA
APRICOT MALLOW
90 5 GAL.
VERY LOW
SHRUBS - LARGE:
O CAESALPINIA
PULCHERRIMA
RED BIRD OF PARADISE
50 5 GAL.
LOW
O CHAMELAUCIUM
L2
UNCINATUM
'PURPLE PRIDE'
GERARLDTON WAX FLOWER
0 5 GAL.
MODERATE/
MEDIUM
O CORDIA
BOISSIERI
WILD OLIVE
0 5 GAL.
LOW
O CORDIA
PARVIFOLIA
LITTLE -LEAF CORDIA
20 5 GAL.
LOW
O DODONAEA
VISCOSA 'PURPUREA'
PURPLE HOSEED BUSH
0 5 GAL.
MODERATE/
MEDIUM
ACCENTS - CACTUS / SUCCULENTS
A3
AGAVE AMERICANA
CENTURY PLANT
15 5 GAL.
VERY LOW
O�'
AGAVE ATTENUATA 'BOUTIN BLUE'
BLUE FOX TAIL AGAVE
20 5 GAL.
LOW
A5
AGAVE 'BLUE GLOW'
BLUE GLOW AGAVE
0 5 GAL.
LOW
A6
AGAVE DESMETTIANA 'VARIEGATA'
VARIEGATED SMOOTH AGAVE
70 5 GAL.
LOW
O AGAVE
as
VICTORIAE—REGINAE
QUEEN VICTORIA AGAVE
0 5 GAL.
LOW
AGAVE VILMORINIANA
OCTOPUS AGAVE
20 5 GAL.
LOW
A°
ALOE 'BLUE ELF'
BLUE ELF ALOE
110
5 GAL.
LOW
`C;
ALOE STRIATA
CORAL ALOE
80 5 GAL.
LOW
A12
ALOE VERA
MEDICINAL ALOE
55 5 GAL.
LOW
CEREUS PERUVIANUS
APPLE CACTUS
14 15 GAL.
LOW
0 CISTANTHE
A'°
GRANDIFLORA
ROCK PURSLANE
100
5 GAL.
LOW/MEDIUM
DASYLIRION WHEELERI
DESERT SPOON
55 5 GAL.
LOW
•
ECHINOCACTUS GRUSONII
GOLDEN BARREL CACTUS
0 5 GAL.
LOW
FOUQUIERIA SPLENDENS
OCOTILLO
30 5 GAL.
VERY LOW
416
HESPERALOE 'BRAKELIGHTS'
RED YUCCA
0 5 GAL.
LOW
OPUNTIA VIOLACEA VAR. SANTA RITA
PURPLE PRICKLY PEAR
0 5 GAL.
VERY LOW
YUCCA ROSTRATA
BEAKED YUCCA
20 5 GAL.
LOW
GROUNDCOVER:
D
DALEA GREGGII
TRAILING INDIGO BUSH
3,000
S.F.
FLATTED
12" O.C.
LOW
CREOEPINGMMYOPOR OMIUM
8S.F. 0
F1 LATTED 2" O.C.
MEODERAD UM TE/
J risszrr
AREA - ASCLEPIAS
SUBULATA, ENCELIA FARINOSA,
ERIOGONUM FASCICULATUM,
HESPEROYUCCA WHIPPLEI, LARREA
TRIDENTATA, SALVIA APIANA,
SPHAERALCEA AMBIGUA
21,300
S.F.
PLANTED
3-4'
APART
IN A
RANDOM
MIX
LOW
„///REVEGETATION
GRASSES:
BOUTELOUA GRACILIS
BLUE GRAMA
700
S.F.
SEEDED
LOW
O
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MUHLENBERGIA CAPILLARIS 'REGAL MIST
PINK MUHLY
90 5 GAL. I MODERATE/
MEDIUM
G4
MUHLENBERGIA RIGENS
DEER GRASS
130 I
5 GAL.
MODERATE/
MEDIUM
ARTIFICIAL TURF
7200
S.F.
I INSTALLED
PER MANUF.
RECOMMENDATIONS
Architect:
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PROJECT: RITZ CARLTON EXPANSION
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LR-02
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These documents are the property of Design Studio of Michael Mckay and are not to be copied, reproduced, disposed of, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Design Studio of Michael Mckay.
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These documents are the property of Design Studio of Michael Mckay and are not to be copied, reproduced, disposed of, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Design Studio of Michael Mckay.
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These documents are the property of Design Studio of Michael Mckay and are not to be copied, reproduced, disposed of, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Design Studio of Michael Mckay.
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These documents are the property of Design Studio of Michael Mckay and are not to be copied, reproduced, disposed of, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Design Studio of Michael Mckay .
C: \Users\emily\Documents\1 . Projects\Ritz\2022 Final Landscape Package\17120+Siteplan — Landscape Submittal — Standard\Ritz — Landscape Plans — Current .dwg PROJECT: RITZ CARLTON EXPANSION
CASE NUM BERS EA21-0002, GPZ-MA21-0001
'MOD21-0004, DA21-0002
68900 FRANK SINATRA DRIVE,
RANCHO MIRAGE, CALIFORNIA 92270
These documents are the property of Design Studio of Michael Mckay and are not to be copied, reproduced, disposed of, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Design Studio of Michael Mckay .
C: \Users\emily\Documents\1 . Projects\Ritz\2022 Final Landscape Package\17120+Siteplan — Landscape Submittal — Standard\Ritz — Landscape Plans — Current .dwg PROJECT: RITZ CARLTON EXPANSION
CASE NUM BERS EA21-0002, GPZ-MA21-0001
'MOD21-0004, DA21-0002
68900 FRANK SINATRA DRIVE,
RANCHO MIRAGE, CALIFORNIA 92270
These documents are the property of Design Studio of Michael Mckay and are not to be copied, reproduced, disposed of, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Design Studio of Michael Mckay .
C: \Users\emily\Documents\1 . Projects\Ritz\2022 Final Landscape Package\17120+Siteplan — Landscape Submittal — Standard\Ritz — Landscape Plans — Current .dwg PROJECT: RITZ CARLTON EXPANSION
CASE NUM BERS EA21-0002, GPZ-MA21-0001
'MOD21-0004, DA21-0002
68900 FRANK SINATRA DRIVE,
RANCHO MIRAGE, CALIFORNIA 92270
These documents are the property of Design Studio of Mazttaet )ickay and are not to be copied. reproduced, disposed of etr e, daectt? or ndrrectty, used for another prqect or any purpose wh at soever without eryress and written penmsson of Desagn Sludio of Michael Mc ay C: \Users\amity\Doc uments\1. Pr ojects\Ritz\2O22 Final L andscape P ack age\17120+Siteplan — Landscap e Submittal — Standard\Ritz — Landscape Plans — Current.dwg PROJECT: RITZ CARLTON EXPANSION
CASE NUMBERS EA21-0002, GPZ-MA21-0001
'MOD21-0004, DA21-0002
68900 FRANK SINATRA DRIVE,
RANCHO MIRAGE, CALIFORNIA 92270
These documents are the property of Design Studio of Michael Mckay and are not to be copied, reproduced, disposed of, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Design Studio of Michael Mckay .
C
C: \Users\emily\Documents\1 . Projects\Ritz\2022 Final Landscape Package\17120+Siteplan — Landscape Submittal — Standard\Ritz — Landscape Plans — Current .dwg PROJECT: RITZ CARLTON EXPANSION
CASE NUM BERS EA21-0002, GPZ-MA21-0001
'MOD21-0004, DA21-0002
68900 FRANK SINATRA DRIVE,
RANCHO MIRAGE, CALIFORNIA 92270
These documents are the property of Design Studio of Michael Mckay and are not to be copied, reproduced, disposed of, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Design Studio of Michael Mckay .
C: \Users\emily\Documents\1 . Projects\Ritz\2022 Final Landscape Package\17120+Siteplan — Landscape Submittal — Standard\Ritz — Landscape Plans — Current .dwg PROJECT: RITZ CARLTON EXPANSION
CASE NUM BERS EA21-0002, GPZ-MA21-0001
'MOD21-0004, DA21-0002
68900 FRANK SINATRA DRIVE,
RANCHO MIRAGE, CALIFORNIA 92270
These documents are the property of Design Studio of Michael Mckay and are not to be copied, reproduced, disposed of, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Design Studio of Michael Mckay .
C: \Users\emily\Documents\1 . Projects\Ritz\2022 Final Landscape Package\17120+Siteplan — Landscape Submittal — Standard\Ritz — Landscape Plans — Current .dwg PROJECT: RITZ CARLTON EXPANSION
CASE NUM BERS EA21-0002, GPZ-MA21-0001
'MOD21-0004, DA21-0002
68900 FRANK SINATRA DRIVE,
RANCHO MIRAGE, CALIFORNIA 92270
These documents are the property of Design Studio of Michael Mckay and are not to be copied, reproduced, disposed of, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Design Studio of Michael Mckay C: \Users\emily\Documents\1 . Projects\Ritz\2022 Final Landscape Package\17120+Siteplan — Landscape Submittal — Standard\Ritz — Landscape Plans — Current .dwg PROJECT: RITZ CARLTON EXPANSION
CASE NUM BERS EA21-0002, GPZ-MA21-0001
'MOD21-0004, DA21-0002
68900 FRANK SINATRA DRIVE,
RANCHO MIRAGE, CALIFORNIA 92270
These documents are the property of Design Studio of Michael Mckay and are not to be copied, reproduced, disposed of, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Design Studio of Michael Mckay C
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C: \Users\emily\Documents\1 . Projects\Ritz\2022 Final Landscape Package\17120+Siteplan — Landscape Submittal — Standard\Ritz — Landscape Plans — Current .dwg PROJECT: RITZ CARLTON EXPANSION
CASE NUM BERS EA21-0002, GPZ-MA21-0001
'MOD21-0004, DA21-0002
68900 FRANK SINATRA DRIVE,
RANCHO MIRAGE, CALIFORNIA 92270
These documents are the property of Design Studio of Michael Mckay and are not to be copied, reproduced, disposed of, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Design Studio of Michael Mckay .
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C: \Users\emily\Documents\1 . Projects\Ritz\2022 Final Landscape Package\17120+Siteplan — Landscape Submittal — Standard\Ritz — Landscape Plans — Current .dwg PROJECT: RITZ CARLTON EXPANSION
CASE NUM BERS EA21-0002, GPZ-MA21-0001
'MOD21-0004, DA21-0002
68900 FRANK SINATRA DRIVE,
RANCHO MIRAGE, CALIFORNIA 92270
D esign Stu dio of Michael McK ay
Lan dscape A rchitects , plan ne rs + Co nsu ltan ts
These documents are the property of Design Studio of Michael Mckay and are not to be copied, reproduced, disposed of, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Design Studio of Michael Mckay .
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C: \Users\emily\Documents\1 . Projects\Ritz\2022 Final Landscape Package\17120+Siteplan — Landscape Submittal — Standard\Ritz — Landscape Plans — Current .dwg PROJECT: RITZ CARLTON EXPANSION
CASE NUM BERS EA21-0002, GPZ-MA21-0001
'MOD21-0004, DA21-0002
68900 FRANK SINATRA DRIVE,
RANCHO MIRAGE, CALIFORNIA 92270
D esign Stu dio of Michael McK ay
Lan dscape A rchitects , plan ne rs + Co nsu ltan ts
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CONCEPTUAL PLANTING NOTES
1. All landscape areas shall have positive drainage
(minimum 2% grade in planting areas) away from
all structures and terminating in an approved
drainage system.
2. All plantings at entries, along roadways,
driveways, and pedestrian crossings shall be
installed and maintained to avoid obstructing
motorists' views per City standards.
3. All trees located within five (5) feet of public
sidewalk or other hardscape to have root barriers
installed per City standards.
4. No trees will be located within a public utility
easement, above or near utilities, per City
standards.
5. All species listed on the plant legend are drought
tolerant and listed in the CVWD Recommended
Plant List and Robert Perry's Landscape Plants
for California Gardens book of recommended
desert species.
6. No plant substitutions shall be made without
written authorization of the project landscape
architect.
7. All plants shall be delivered to the site and
inspected by project landscape for approval and
acceptance prior to installation.
8. All plants shall be placed on site per the plans
and adjusted in the field by the project landscape
architect prior to installation.
9. A 3" layer of crushed rock mulch shall be applied
on all exposed soil surfaces per City standards.
10. Irrigation shall be designed for mature plants,
comprised of drip systems, grouped into proper
hydrozones, and segregated into separate
systems for trees, palms, shrubs, and ground
cover areas. Turf shall be artificial.
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LANDSCAPE
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SEE SUBMITTAL SHEET INDEX FOR SPECIFIC SUBMITTAL EXHIBITS Five Star Restaurant by Architects - built into natural hillside, with rooftop desert garden. Curving dining terrace overlooking gardens, oasis pool and the distant desert views.
Restroom Facility by Architects - built into natural hillside with rooftop desert garden.
Curving resort oasis pool with infinity edge, and shallow sunning ledge in pool.
Spa with infinity edge overlooking the desert views.
Cabanas at pool level, set in shallow water pond with water cascading from 10' high rocks. Cabanas and pool furniture of a neutral color, are to be selected and coordinated with interior design consultant
Large event lawn on lower level.
Fire lane access, 10% slope, 120' in length and 20' wide with 70' back up area.
Hydrant located at top of fire lane.
Sunning terraces.
Cascading fountain feature from pool level to event lawn level.
Natural rock and constructed rock outcrops to enhance natural setting and surroundings.
Lush desert landscape adjacent to activity areas.
Natural desert areas surrounding site.
Existing Ritz Carlton Hotel.
LANDSCAPE LIGHTING WILL BE CAREFULLY SELECTED TO MEET DARK SKY
CRITERIA, PROVIDING COMFORTABLE DOWNWARD ORIENTED LIGHTING ALONG
WALKWAYS AND RAMPS TO FACILITATE PEDESTRIAN ACCESS THROUGHOUT THE SITE.
THERE WILL NOT BE ANY LANDSCAPE UPLIGHTS INTO TREES. LIGHTS IN PALMS
IN POOL AREAS WILL BE MOUNTED ON THE TRUNKS WITH LOW VOLTAGE LED
UPWARD LIGHTING TO THE CLOSE ADJACENT FRONTS AND DOWNLIGHTS CASTING LIGHT TO THE TERRACES AND PATIOS BELOW.
CONCEPT WALKWAY -ADJACENT FIXTURE SELECTION WILL BE A BRONZE FINISH, PROVIDED BY SPJ LIGTING, SEE BELOW FOR EXAMPLE.
Model*:
Material:
Electrical:
Engine:
Lumens:
Color Temp:
Options:
Mounting:
LED:
Our naturally etched finishes will withstand the test of time. All finishes are individually treated insuring consistency. Our meticulous application results in a fixture that truly becomes "a one of a kind".
Available in 8-15V
ETL Standard Wet Label
C-ETL
SPJ402
Solid Brass
8-15V
FB-3W-Cone-TA 16
200
2700k
2700 -FL, RGBW, 2000K -6500K
1/2" NPT. Dual Fin Spike Incl.
Nichia
SPJ 19-03-RBBG
Matte Bronze
Solid brass top fits on our standard
perma-post with finish to match.
Install fixture at grade level and as
the landscape grows adjust fixture
height as needed.
V = Verde GM = Gun Metal
M = Moss B = Black
AG = Aged Brass R = Rusty
MBR = Matte Bronze PVDP= PVD Polished
RC = Raw Copper PVBS= PVD Satin
age\1712O+Siteplan -- Landscape Submittal — Standard\Ritz -- Landscape Plans — Current dwg rrrfiy' Decuments\1. Projects\RHx\2022 Final Landscape
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GENERAL NOTES.
1. ALL WORK SHALL BE DONE IN ACCORDANCE WITH THE STANDARD PLANS OF THE CITY OF RANCHO MIRAGE AND THE
STANDARD SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION, LATEST EDITION, AND OTHER STANDARD PLANS AS SPECIFIED IN THE PLANS.
2. NOTHING IN THESE PLANS SHALL RELIEVE THE CONTRACTOR FROM OBTAINING PERMITS AS REQUIRED BY THE CITY OF RANCHO MIRAGE MUNICIPAL CODE.
3. THE LOCATION OF EXISTING UNDERGROUND UTILITIES ARE SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK. HE AGREES TO BE FULLY
RESPONSIBLE FOR ANY AND ALL DAMAGES WHICH MIGHT BE OCCASIONED BY HIS FAILURE TO LOCATED AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES.
4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE REMOVAL, REPLACEMENT, PROTECTION, OR RELOCATION OF ALL REGULATORY, WARNING,A AND GUIDE SIGNS STRIPPING AND PAVEMENT LEGENDS.
5. STREET NAME SIGNS AND TRAFFIC CONTROL SIGNS, TYPE AND LOCATION SHALL BE APPROVED BY THE CITY ENGINEER, TRAFFIC STRIPING, LEGENDS AND PAVEMENT MARKERS, TYPE AND LOCATIONS SHALL BE APPROVED BY THE CITY ENGINEER.
6. PRIOR TO GRADING OPERATIONS ALL PROPERTY BOUNDARIES SHALL BE VISIBLY MARKED BY SETTING WITNESS STAKES AT FOUND PROPERTY MONUMENTS. FOUND MONUMENTS SHALL BE NOTED OF THE PLANS. RESETTING OF MISSING MONUMENTS OF ANY REMOVAL / REPLACEMENT OF EXISTING MONUMENTS SHALL BE DONE BY AN R.C.E. BELOW 33985 OF L.S. ONLY. THE CONTRACTOR SHALL NOT DISTURB EXISTING MONUMENTS NOTED ON PLANS OR FOUND DURING CONSTRUCTION.
7. ALL STREET SECTIONS ARE TENTATIVE. THE MINIMUM SECTION IS 3" A.C / 4" A..B. ADDITIONAL SOIL TEST MAY BE TAKEN AFTER ROUGH GRADING TO DETERMINE EXACT SECTION REQUIREMENTS.
8. LOCATIONS OF FIELD DENSITY TEST SHALL BE DETERMINED BY THE CITY OF APPROVED TESTING AGENCY AND SHALL BE SUFFICIENT IN BOTH HORIZONTAL AND VERTICAL PLACEMENT TO PROVIDE REPRESENTATIVE TESTING OF ALL FILL PLACED.
TESTING IN AREAS OF A CRITICAL NATURE OR SPECIAL. EMPHASES SHALL BE IN ADDITION TO THE NORMAL REPRESENTATIVE SAMPLINGS.
9. ALL UNDERGROUND FACILITIES, WITH LATERALS, SHALL BE IN PLACE AND INSPECTED PRIOR TO PAVING. INCLUDING, BUT NOT LIMITED TO THE FOLLOWING: SEWER, WATER, ELECTRIC, GAS, TELEPHONE AND DRAINAGE.
10. THE DESIGN CIVIL ENGINEER SHALL EXERCISE SUFFICIENT CONTROL OF THE CONSTRUCTION TO ENSURE COMPLIANCE WITH PLANS, SPECIFICATIONS AND CITY CODES.
11. THE FINAL UTILITY LINE BACKFILL REPORT FROM THE PROJECT SOIL ENGINEER SHALL INCLUDE AN APPROVAL STATEMENT THAT THE BACKFILL IS SUITABLE FOR THE INTENDED USE.
12. THE FINAL COMPACTION REPORT AND APPROVAL FROM THE SOILS ENGINEER SHALL CONTAIN THE TYPE OF FIELD TESTING PERFORMED. EACH TEST SHALL BE IDENTIFIED WITH THE METHOD OF OBTAINING THE IN -PLACE DENSITY, WHETHER SAND
CONE OR DRIVE RING AND SHALL BE PERFORMED TO VERIFY THE ACCURACY OF THE MAXIMUM DENSITY CURVES B THE FIELD TECHNICIAN.
13. ALL CONSTRUCTION AREAS SHALL BE PROPERLY POSTED AND LIGHTED IN CONFORMANCE WITH THE STATE MANUAL OF
WARNING SIGNS, LIGHTS AND DEVICES FOR USE IN THE PERFORMANCE OF WORK UPON HIGHWAYS, IN ORDER TO ELIMINATE ANY HAZARDS.
14. AT NO TIME WILL PRIVATE PROPERTY BE USED IN CONJUNCTION WITH THE PROJECT UNLESS PROPERTY OWNER APPROVAL IS OBTAINED IN WRITING AND GIVEN TO THE CITY FOR APPROVAL.
15. ANY CHANGES CONTEMPLATED IN: DRAINAGE, ELEVATIONS OR STRUCTURES SHOWN ON THESE PLANS MUCH BE REVIEWED BY THE CITY TO DETERMINE IF REVISED PLANS SHOULD BY SUBMITTED. NONCOMPLYING CONSTRUCTION MAY BE SUBJECT TO PENALTIES AND/OR REMOVAL. "AS -BUILT" PLANS MUST BE SUBMITTED PRIOR TO ANY RELEASE OF SECURITIES AND / OR ISSUANCE OF CERTIFICATE OF USE.
PAv/NG NOTES.
1. ALL UNDERGROUND FACILITIES, INCLUDING LATERALS, SHALL BE IN PLACE, AND ALL TRENCHS COMPACTED AND TESTED PRIOR TO PAVING.
2. ALL EXISTING OR NEW IMPROVEMENTS, INCLUDING CURB AND GUTTERS, SIDEWALKS, ASPHALT CONCRETE OR P.C.C. PAVING,
WHICH ARE BEING JOINED OR MATCHED IN CONNECTION WITH THIS PROJECT SHALL BE JOINED OR MATCHED IN A MANNER SATISFACTORY TO THE CITY ENGINEER, INCLUDING NECESSARY SAW CUTTING, REMOVAL, REPLACEMENT AND CAPPING.
3. NEW CURB AND GUTTER SHALL BE MARKED AT EVERY 10 -FEET WITH A SCORE LINE AND EXPANSION JOINS AS REQUIRED.
4. NEW OR EXISTING CURB AND GUTTER SHALL BE JOINED, MATCHED, OR REPLACED IF DAMAGED, TO S SAW CUT LINE SUCH THAT A MINIMUM LENGTH OF 7 -FEET OF CURB AND GUTTER REMAINS IN PLACE AT ALL LOCATIONS.
5. A "TACK COAT" SHALL BE APPLIED BETWEEN PAVEMENT LAYERS, CONCRETE SURFACES AND ON EXISTING PAVEMENT TO BE RESURFACED AT THE RATE OF 0.10 GAL/YD. THE TACK COAT SHALL BE TYPE SS1 ASPHALTIC EMULSION WITH A 6-=70 GRADE LIQUID ASPHALT.
6. THE VISCOSITY GRADE OF PAVING ASPHALT SHALL BE PG 70-10 OR AS DETERMINED BY THE CITY ENGINEER AT THE TIME OF PAVING.
7. THE FINAL OR SURFACE LAYER OF ASPHALT CONCRETE SHALL BE BE PLACED UNTIL ALL ON -SITE IMPROVEMENTS HAVE BEEN COMPLETED , INCLUDING ALL EARTHWORK GRADING.
8. MANHOLES AND VALVE BOX FRAMES SHALL BE ADJUSTED TO FINISHED GRADES AFTER COMPLETION OF CONSTRUCTION TO THE STANDARDS OF THE FACILITY OWNER.
9. ALL EXISTING PAVEMENT WITHIN AND ADJOINING THIS PROJECT SHALL BE EITHER REMOVED OR STRUCTURALLY TESTED TO VERIFY THAT THE STRUCTURAL CAPABILITIES ARE ACCEPTABLE. ALL RESULTS SHALL BE APPROVED BY THE CITY ENGINEER.
10. THE CURB SHALL BE "ETCHED" SHOWN LATERAL LOCATION: "S" FOR SEWER, "G" FOR GAS, AND "E" FOR ELECTRICAL.
11. ALL PERMANENT ROADWAY TRAFFIC STRIPING, LEGENDS AND PAVEMENT MARKERS SHALL BE INSTALLED AFTER PERMANENT PAVING. THE TYPE AND LOCATIONS SHALL BE INSTALLED PER PLAN OR AS DIRECTED BY THE CITY ENGINEER.
12. TEMPORARY ROADWAY STRIPING SHALL BE INSTALLED ON ALL UNFINISHED ROADWAY SURFACES AS DIRECTED BY THE CITY ENGINEER.
13. THE AGGREGATE BASE MATERIAL SPECIFIED IN THE PLANS SHALL BE COMPACTED TO A MINIMUM OF 95% RELATIVE COMPACTION WITH THE TOP FOOT OF MATERIAL UNDER PAVING. THE DEEPER SUBGRADE MUST BE COMPACTED TO AT LEAST 90% OF MAXIMUM RELATIVE DENSITY. TESTING WILL BE REQUIRED BY A SOIL ENGINEER.
14. JUST BEFORE PAVING, A SOIL STERILANT SHALL BE APPLIED TO THE COMPACTED BASE MATERIAL FOR ALL ASPHALT PAVING SEE THE CITY'S STANDARD "SPECIAL PROVISIONS TO THE STANDARD SPECIFICATIONS" FOR THE SOIL STERILENT
REQUIREMENTS
C t NCEPTUAL GRADING PLA\
RITZ VARLTON RANCHO MIRAGE
CITY OF RANCHO MIRAGE, STATE OF CALIFORNIA
G2AD/NG NOTES.
1. ALL WORK SHALL CONFORM TO CITY OF RANCHO MIRAGE GRADING ORDINANCE NO. 398, THE CITY ENGINEER, AND ANY SPECIAL PROVISIONS OF THE PERMIT.
2. GRADING SHALL BE IN ACCORDANCE WITH THE ENGINEERED GRADING REQUIREMENTS OF A SOIL REPORT PREPARED BY NO. DATED TELEPHONE #
3. THE CONTRACTOR SHALL NOTIFY THE CITY PUBLIC WORKS INSPECTION LINE (760-324-8271) 24 HOURS PRIOR TO ANY GRADING, BRUSHING OR CLEARING, EACH PHASE OF CONSTRUCTION, AND ANY OTHER WORK REQUIRING INSPECTION.
4. DURING ROUGH GRADING OPERATIONS AND PRIOR TO CONSTRUCTION OF PERMANENT DRAINAGE STRUCTURE, TEMPORARY DRAINAGE CONTROL SHALL BE PROVIDED TO PREVENT PONDING WATER, EROSION AND DAMAGE TO ADJACENT PROPERTY.
5. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AN EFFECTIVE MEANS OF DUST CONTROL WHICH SHALL
INCLUDE PREVISIONS FOR ADEQUATE WATERING DURING THE GRADING PROCESS AND PROVISIONS FOR CONTINUANCE OF DUST CONTROL AFTER THE GRADING. DUST CONTROL SHALL CONTINUE UNTIL SUCH TIME THAT THE GRADED SURFACE PRESENTS SUFFICIENT PROTECTIVE COVER AGAINST WIND OR WATER EROSION AS DETERMINED BY THE CITY ENGINEER.
SEE THE ATTACHED LOCAL AIR QUALITY MANAGEMENT PLAN FOR DETAILS OF EXPECTED DUST CONTROL METHODS.
6. AREAS OF FUTURE CONSTRUCTION AND ALL CUT AND FILL SLOPE FACES SHALL BE PLANTED WITH A CITY APPROVED LANDSCAPE MATERIAL.
7. GRADING OPERATIONS AND MAINTENANCE OF EQUIPMENT WITHIN ONE HALF MILE OF HUMAN OCCUPANCY SALL NOT BE CONDUCTED BETWEEN THE HOUR OF 5"00 P.M. AND 8:00 A.M. OR ANYTIME ON A SUNDAY OF FEDERAL HOLIDAY PER CITY CODE: 15.04.020 (A).
8. PRIOR TO ANY GRADING OPERATIONS, ALL FILL AREAS SHALL BE CLEARED OF ORGANIC MATERIAL AND THE EXISTING GROUND SHALL BE SCARIFIED TO A MINIMUM DEPTH OF 12" OR AS RECOMMENDED BY THE SOIL REPORT.
9. MAXIMUM CUT AND FILL SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL.
10. ALL BUILDING PADS SHALL BE COMPACTED TO A MINIMUM OF 90% RELATIVE DENSITY IN ACCORDANCE WITH CITY ORDINANCE NO. 398 AND ABOVE MENTIONED SOIL REPORT.
11. ALL FILLS SHALL BE COMPACTED TO A MINIMUM OF 90% RELATIVE DENSITY IN ACCORDANCE WITH CITY ORDINANCE NO. 398. FIELD DENSITY SHALL BE DETERMINED IN ACCORDANCE WITH CITY GRADING ORDINANCE NO. 398.
12. MINIMUM BUILDING PAD AND DRAINAGE SLOPE=0.50%. DRAINAGE SWALES SHALL BE A MINIMUM OF 0.5 FEE DEEP, 5 FEET WIDE, AND BE CONSTRUCTED A MINIMUM OF 2 FEET FROM THE TOP OF CUT OR FILL SLOPE. A 1 -FOOT HIGH BERM SHALL BE PLACED AT THE TOP OF ALL SLOPES WHICH EXCEED 5:1 UNLESS PROTECTED WITH APPROVED EROSION CONTROL.
13. ALL TRAVELED WAYS MUCH BE CLEANED DAILY OF ALL DIRT, MUD AND DEBRIS DEPOSITED ON THEM AS A RESULT OF THE GRADING OPERATION. CLEANING IS TO BE DONE TO THE SATISFACTION OF THE CITY ENGINEER.
14. BLOCK WALLS ARE NOT PART OF THE GRADING PERMIT. SUBMIT FOR SEPARATE BUILDING PERMIT.
15. THE SOILS ENGINEER, ENGINEERING GEOLOGIST AND DESIGN CIVIL ENGINEER SHALL, DURING GRADING, ENSURE COMPLIANCE WITH THE PLANS, SPECIFICATIONS AND CODES WITHIN THEIR PURVIEW.
16. PRIOR TO FINAL ACCEPTANCE OF GRADING, THE SOILS ENGINEER AND DESIGN ENGINEER SHALL SUBMIT (ON CITY FORMS)
VERIFICATION THAT ALL WORK HAS CONFORMED TO THE GRADING PLAN, CITY STANDARD AND THE RECOMMENDATIONS OF THE SOILS REPORT.
17. ANY PUBLIC ROADWAY WHICH IS INTENDED TO BE USED TO CONDUCT ANY ASPECT OF THE GRADING FOR THE PROJECT SHALL BE COVERED BY A CITY ENCROACHMENT PERMIT AND SUBJECT TO PERMIT CONDITIONS.
18. THE CITY OF RANCHO MIRAGE IS IN A QUARANTINE AREA FOR THE RED IMPORTED FIRE ANT. PRIOR TO ANY MOMENT OF SOIL WITHIN THE SITE, OR FORM THE SITE, YOU MUST SCHEDULE AN INSPECTION AT 760-776-8208 WITH THE R.I.F.A.
INSPECTOR AT LEAST 24 HOURS IN ADVANCE AND SUBMIT CERTIFICATION OF CLEARANCE TO THE CITY.
CITY OF RANCHO MIRAGE -UTILITIES
NOTIFICATION LIST
CITY OF RANCHO MIRAGE
69-825 HIGHWAY 111
RANCHO MIRAGE, CA 92270
PHONE: (760) 324-8830
ELECTRIC:
EDISON INTERNATIONAL
PHONE: (760) 202-4291
TELEPHONE:
VERIZON
PHONE: (760) 323-1231
DIG ALERT
USA UNDERGROUND ALERT
PHONE: (811)
LEGAL DESCRIPTION
PARCEL NO. 1:
WATER AND SEWER:
COACHELLA VALLEY WATER DISTRICT
P 0 BOX 1058
COACHELLA, CA 92236
PHONE: (760) 398-2651
GAS:
THE GAS COMPANY
PHONE: (800) 227-2800
CABLE TV:
TIME WARNER
PHONE: (800) 340-1312
A PORTION OF LOTS 1 AND 2 OF TRACT NO. 34640-1, IN THE CITY OF RANCHO MIRAGE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA AS PER MAP RECORDED IN BOOK 443 PAGES 11 THROUGH 16,
INCLUSIVE OF MAP IN THE OFFICE OF THE COUNTY RECORDER OF RIVERSIDE OF RIVERSIDE COUNTY, CALIFORNIA.
PARCEL NO. 2:
A PORTION OF PARCEL 2 OF LOT LINE ADJUSTMENT NO. LLA 06-07 IN THE CITY OF RANCHO MIRAGE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA AS PER INSTRUMENT NO. 2007-0480660
RECORDED IN THE OFFICE OF THE COUNTY RECORDER OF RIVERSIDE OF RIVERSIDE COUNTY, CALIFORNIA.
PARCEL NO. 3:
PARCEL IN THE CITY OF RANCHO MIRAGE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA AS PER INSTRUMENT NO. 1995-405421, RECORDED ON DECEMBER 6, 1995 IN THE OFFICE OF THE COUNTY RECORDER OF RIVERSIDE OF RIVERSIDE COUNTY, CALIFORNIA.
SOURCE OF SURVEYING DATA:
z
0 r
z
0 J
0 w
0 PROJECT
SITE
EXISTING FIELD DATE SHOWN ON THIS PLAN WAS PROVIDED BY PROJECT ARCHITECT'S OFFICE ON SEPTEMBER 2017.
NOTE:
SECTION 4216/4217 OF THE
GOVERNMENT CODE REQUIRES
A DIG ALERT IDENTIFICATION
NUMBER BE ISSUED BEFORE A
PERMIT TO EXCAVATE WILL BE
VALID. FOR YOUR DIG ALERT
ID NUMBER CALL
UNDERGROUND SERVICE ALERT
TOLL FREE "811"
TWO WORKING DAYS BEFORE
YOU DIG.
RAMON ROAD 071 /MT
DINAH
C/TY //tiI/T
C/l1 /MT J
SHEET INDEX:
SHEET
SHEET
SHEET
SHEET
SHEET
SHEET
SHEET
SHEET
SHEET
SHEET
SHEET
SHEET
SHEET
SHEET
SHEET
SHORE DRIVE
GERALD FORD DRIVE
FRANK SINATRA DRIVE
r -L4' /J /kJ-7,lerr
COUNTRY CLUB DRIVE
1: TITLE SHEET
2: SECTIONS
3: PRELIMINARY SITE GRADING - GROUND LEVEL - 40 SCALE
4: PRELIMINARY SITE GRADING - P2 LEVEL - 40 SCALE
5: PRELIMINARY SITE GRADING - P3 LEVEL - 40 SCALE
6: PRELIMINARY SITE GRADING - SKY MESA RECREATION AREA
7: SITE GRADING -GROUND LEVEL -NW CORNER - 20 SCALE
8: SITE GRADING -GROUND LEVEL -NE CORNER - 20 SCALE
9: SITE GRADING -GROUND LEVEL -SW CORNER - 20 SCALE
10: SITE GRADING -GROUND LEVEL -SE CORNER - WO SCALE
11: SITE YARD DRAINAGE PLAN - WESTERLY PORTION
12: SITE YARD DRAINAGE PLAN - EASTERLY PORTION
13: RETAINING WALL LOCATION AND SECTIONS PLAN - WALLS "A" AND "B" 14: RETAINING WALL LOCATION AND SECTIONS PLAN - WALLS "C", "D" AND "E" 15: RETAINING WALL LOCATION AND SECTIONS PLAN - WALLS "F" DIAL
BEFORE
YOU DIG
TOLL FREE
81 1
D T
TWO WORKING
DAYS BEFORE
YOU DIG
A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT
LEGEND:
TC TOP OF CURB
FL FLOW LINE
FS
FG
FF
GF
PAD
TW
TF
L
F
R/W
FINISHED SURFACE
FINISHED GRADE
FINISHED FLOOR
GARAGE FLOOR
PAD
TOP OF WALL
TOP OF FOOTING
HEIGHT
LENGTH
PROPERTY LINE
RIGHT-OF-WAY
PARKING AREA LIGHT
GRATE INLET WITH FILTER
(120)
120
TBM
BM
C
F
N
VICINITY MAP
TG: 817-F2
NTS
RETAINING WALL
EXISTING ELEVATION OR DATA
PROPOSED ELEVATION OR DATA
TEMPORY BENCH MARK
BENCH MARK
CUT
FILL
NATURAL
PROPERTY LINE
EXISTING CONTOURS
PROPOSED CONTOURS
LIMIT OF OVEREXCAVATION
CUT/FILL DAYLIGHT LINE
TRENCH DRAIN W/FILTER INLET
DRAFT PRINT
CITY OF RANCHO MIRAGE
BASIS OF BEARINGS:
THE BEARINGS N 00'31'00" E OF THE EASTERLY LINE OF LOTS 50 AND 51 OF TRACT MAP 19397, AS SHOWN BY MAP ON FILE IN BOOK 160, PAGES 64 THROUGH 77,
INCLUSIVE, OF MAPS, RIVERSIDE COUNTY RECORDS IS TAKEN AS THE BASIS OF BEARINGS OF THIS MAP.
BENCH MARK
2 1/2" BRASS DISK STAMPED "COUNTY OF RIVERSIDE PD -21, DEC. 1963" SET IN HEADWALL ON SOUTH SIDE OF HWY 1 1 1, 360 FEET NW OF FRANK SINATRA DRIVE OWNER:
KAM SANG COMPANY, INC.
411 E. HUNTINGTON DRIVE, #305
ARCADIA, CA 91006
TEL: (626) 446-2988
FAX: (626) 446-3392
E—MAIL: www.kamsangcompany.com
ARCHITECT:
LCRA
ARCHITECTURE & PLANNING
35 HUGUS ALLEY, SUITE 220
PASADENA, CA 91103
TEL. (626) 449-9698
E—MAIL: www.lcra— architects.com
PREPARED BY:
FOCUS ENGINEERING, INC.
8 CORPORATE PARK, SUITE 300
IRVINE, CA 92606
TEL: (949) 450-0590
E—MAIL: focusengring®sbcglobal.net
QROFESSIO,y
_A.,LIN��G
No. 41497 m
* EXP. 12/31/23
4CIV /
`0��
PRINT: 2020/08/18
Fy
REVISIONS
NO.
DATE
DESCRIPTION
CONCEPTUAL GRADING STUDY
FOR
RANCHO MIRAGE - RITZ II
TITLE SHEET
SHEET
1 OF
15 700
650
600
550
10+00
700
650
600
550
10+00
700
650
A
600
550
10+00
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REET RIGHT OF WAY
HERLY PROPERTY LINE
PRIVATE
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PRIVATE
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PER PEA
NO. 0�
i'
GRADE_
BUILDING
N0. 10
-
��= 648_
PLAN
BUILDING
NO. 13
- EX,
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NO. 15
PRIVATE
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PER
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7 -
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\
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¢
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NO. 11
BUILDING
NO. 14
PRIVATE
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PER PLAN
I
=66.5
F 4-
LS AREA SIDEWALK
E
EXISTING Zc,
PAVED o
ACCESS ROAD
' 30 APPROVED
BY SOILS ENGR.
NTS
0.5'
4" MIN.
15+00
6"
6X6 -10X10
WWM ©MID.
1 -FT CONC. "V" DITCH
SLOPE= 1% MINIMUM NTS
THE SAND BACKFILL PLACED
AT THE BASE OF THE WALLS
SHOULD EXTEND TO A
MINIMUM HORIZONTAL
DISTANCE OF 2 FEET BEHIND
THE WALL, OR TO A DISTANCE
EQUAL TO THE HEEL WIDTH
OF THE FOOTING, WHICHEVER
IS GREATER.
TYPICAL RETAINING WALL SECTION
W/2:1 BACKFILL
RETAINING WALL CONSTRUCTION
PER STRUCTURAL
ENGINEER'S DIRECTION
N.T.S.
4" PERFORATED PVC SCH. 40 PIPE W/MIN. 1 CF/LF OF OPEN GRADED GRAVEL WRAPPED IN MIRAFI 140N, OR EQUAL FILTER FABRIC.
2" PVC SCH. 40 PIPE © 10' O.C. FOR SUBDRAIN OUTLET
16+00
STANDARD 6" CURB
OR CURB & GUTTER
PER SPPWC
STANDARD PLAN
120-2
17+00
MODIFIED CURB
AND GUTTER
10' MIN CURB
TRANSITION
C/L
PAVED ACCESS ROAD
32'
CURB TRANSITION DETAIL
SCALE: NONE
TYPICAL PRIVATE ACCESS ROAD SECTION
N.T.S.
DRAFT PRINT
CITY OF RANCHO MIRAGE
BASIS OF BEARINGS:
THE BEARINGS N 00°31'00" E OF THE EASTERLY LINE OF LOTS 50 AND 51 OF TRACT MAP 19397, AS SHOWN BY MAP ON FILE IN BOOK 160, PAGES 64 THROUGH 77,
INCLUSIVE, OF MAPS, RIVERSIDE COUNTY RECORDS IS TAKEN AS THE BASIS OF BEARINGS OF THIS MAP.
BENCH MARK
2 1/2" BRASS DISK STAMPED "COUNTY OF RIVERSIDE PD -21, DEC. 1963" SET IN HEADWALL ON SOUTH SIDE OF HWY 1 1 1, 360 FEET NW OF FRANK SINATRA DRIVE OWNER:
KAM SANG COMPANY, INC.
411 E. HUNTINGTON DRIVE, #305
ARCADIA, CA 91006
TEL: (626) 446-2988
FAX: (626) 446-3392
E—MAIL: www.kamsangcompany.com
ARCHITECT:
LCRA
ARCHITECTURE & PLANNING
35 HUGUS ALLEY, SUITE 220
PASADENA, CA 91103
TEL. (626) 449-9698
E—MAIL: www.lcra— architects.com
PREPARED BY:
FOCUS ENGINEERING, INC.
8 CORPORATE PARK, SUITE 300
IRVINE, CA 92606
TEL: (949) 450-0590
REVISIONS
NO.
DATE
DESCRIPTION
CONCEPTUAL GRADING STUDY
FOR
RANCHO MIRAGE - RITZ II
DETAILS & TYPICAL SECTIONS
SHEET
2 OF
15 E—MAIL: focusengring©sbcglobal.net
PRINT: 2022/12/23
Y -ft /yj II
P POSED
NDSCAPE
AREA
7:47 ,c / ik I No, i -
/kg, /nJ/6Jr% 7
/-yr-/-/
PROPOSED
LANDSCAPE
AREA
PROPOSED
LANDSCAPE
AREA
•
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BASIS OF BEARINGS:
THE BEARINGS N OO°31'OO" E OF THE EASTERLY LINE OF LOTS 5O AND 51 OF TRACT MAP 19397, AS SHOWN BY MAP ON FILE IN BOOK 16O, PAGES 64 THROUGH 77,
INCLUSIVE, OF MAPS, RIVERSIDE COUNTY RECORDS IS TAKEN AS THE BASIS OF BEARINGS OF THIS MAP.
BENCH MARK
2 1/2" BRASS DISK STAMPED "COUNTY OF RIVERSIDE PD -21, DEC. 1963" SET IN HEADWALL ON SOUTH SIDE OF HWY 1 1 1, 36O FEET NW OF FRANK SINATRA DRIVE POSED
NDSCAPE
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OWNER:
KAM SANG COMPANY, INC.
411 E. HUNTINGTON DRIVE, #3O5
ARCADIA, CA 91OO6
TEL: (626) 446-2988
FAX: (626) 446-3392
E—MAIL: www.kamsangcompany.com
B(&.006,
or,
653,2
GF T
653.2
a
PROPOSED
LANDSCAPE
AREA
655.11
ARCHITECT:
LCRA
ARCHITECTURE & PLANNING
35 HUGUS ALLEY, SUITE 22O
PASADENA, CA 911O3
TEL. (626) 449-9698
E—MAIL: www.lcra— architects.com
PROPOSED
LANDSCAPE
AREA
WATER
FEATURE
OPOSED
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653 4 FF
6539 a
F=
653.4 653.9 a ° 644.5
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WATER
FEATURE
PROPOSED
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AREA
0 FF=
GF= 653.0
6 F = 642.5
a
643.0
° PROPOSED
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11 11
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11 11
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J JJJ�J /601/61"1-77
PREPARED BY:
FOCUS ENGINEERING, INC.
8 CORPORATE PARK, SUITE 3OO
IRVINE, CA 926O6
TEL: (949) 45O-O59O
E—MAIL: focusengring©sbcglobal.net
PRINT: 2023/02/15
0 PROPOSED
LANDSCAPE
AREA
OL A
633.
T�-
•
PROPOS
NDSCAPE
AREA
NO.
DATE
REVISIONS
DESCRIPTION
LOT //NE
20 0
20 40
XISTI
PRO
60 SCALE: 1 "=40'
/
BUI SING
CT I PLAC
/
/
DRAFT PRINT
CITY OF RANCHO MIRAGE
CONCEPTUAL GRADING STUDY
FOR
RANCHO MIRAGE - RITZ II
GROUND LEVEL
SHEET
3 OF
15 *6')
4 /72
NO, 1 ' 9g7
PROPOSED
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0 20
0 20
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UILDI
IN P
DRAFT PRINT
CITY OF RANCHO MIRAGE
BASIS OF BEARINGS:
THE BEARINGS N 00°31'00" E OF THE EASTERLY LINE OF LOTS 50 AND 51 OF TRACT MAP 19397, AS SHOWN BY MAP ON FILE IN BOOK 160, PAGES 64 THROUGH 77,
INCLUSIVE, OF MAPS, RIVERSIDE COUNTY RECORDS IS TAKEN AS THE BASIS OF BEARINGS OF THIS MAP.
BENCH MARK
2 1/2" BRASS DISK STAMPED "COUNTY OF RIVERSIDE PD -21, DEC. 1963" SET IN HEADWALL ON SOUTH SIDE OF HWY 1 1 1, 360 FEET NW OF FRANK SINATRA DRIVE OWNER:
KAM SANG COMPANY, INC.
411 E. HUNTINGTON DRIVE, #305
ARCADIA, CA 91006
TEL: (626) 446-2988
FAX: (626) 446-3392
E—MAIL: www.kamsangcompany.com
ARCHITECT:
LCRA
ARCHITECTURE & PLANNING
35 HUGUS ALLEY, SUITE 220
PASADENA, CA 91103
TEL. (626) 449-9698
E—MAIL: www.lcra— architects.com
PREPARED BY:
FOCUS ENGINEERING, INC.
8 CORPORATE PARK, SUITE 300
IRVINE, CA 92606
TEL: (949) 450-0590
&'es
No. 41497
EXP. 12/31/23
-
_
REVISIONS
NO.
DATE
DESCRIPTION
CONCEPTUAL GRADING STUDY
FOR
RANCHO MIRAGE - RITZ II
SITE GRADING - P2 LEVEL
SHEET
4 OF
15 E—MAIL: focusengring©sbcglobal.net
PRINT: 2022/12/23
*6')
4 /72
NO, /gig/
PROPOSED
LANDSCAP
AREA
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AREA
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FEATURE
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6 AOTEL POIlIE COCHERE
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FEATURE
20 0
20 40
60 LOT L/NE
PRO
LAND
A
PROPO
LAN DSC
AR
0 SED
CAPE
EA
/ g /
17110 No, /�107/
/k/B, /✓ i) ✓ J1/- J
PROPOSED
LANDSCAPE
AREA
\ PROTECT IN PLACE
PROPOSED o
LANDSCAPE
AREA
PROPOSED
LANDSCAPE
AREA
LOT L/NE
J
0 SCALE: 1 "=40'
UILDI
IN P
DRAFT PRINT
CITY OF RANCHO MIRAGE
BASIS OF BEARINGS:
THE BEARINGS N 00°31'00" E OF THE EASTERLY LINE OF LOTS 50 AND 51 OF TRACT MAP 19397, AS SHOWN BY MAP ON FILE IN BOOK 160, PAGES 64 THROUGH 77,
INCLUSIVE, OF MAPS, RIVERSIDE COUNTY RECORDS IS TAKEN AS THE BASIS OF BEARINGS OF THIS MAP.
BENCH MARK
2 1/2" BRASS DISK STAMPED "COUNTY OF RIVERSIDE PD -21, DEC. 1963" SET IN HEADWALL ON SOUTH SIDE OF HWY 1 1 1, 360 FEET NW OF FRANK SINATRA DRIVE OWNER:
KAM SANG COMPANY, INC.
411 E. HUNTINGTON DRIVE, #305
ARCADIA, CA 91006
TEL: (626) 446-2988
FAX: (626) 446-3392
E—MAIL: www.kamsangcompany.com
ARCHITECT:
LCRA
ARCHITECTURE & PLANNING
35 HUGUS ALLEY, SUITE 220
PASADENA, CA 91103
TEL. (626) 449-9698
E—MAIL: www.lcra— architects.com
PREPARED BY:
FOCUS ENGINEERING, INC.
8 CORPORATE PARK, SUITE 300
IRVINE, CA 92606
TEL: (949) 450-0590
REVISIONS
NO.
DATE
DESCRIPTION
CONCEPTUAL GRADING STUDY
FOR
RANCHO MIRAGE - RITZ II
SITE GRADING - P3 LEVEL
SHEET
5 OF
15 E—MAIL: focusengring©sbcglobal.net
PRINT: 2022/12/23
in
n
in
9n
r//
i.�-/I I► J �� �
/k�2} O/ ///
w�V
4 o `S'
y www.kamsangcompany.com
ARCHITECT:
LCRA
ARCHITECTURE & PLANNING
35 HUGUS ALLEY, SUITE 220
PASADENA, CA 91103
TEL. (626) 449-9698
E—MAIL: www.lcra— architects.com
PREPARED BY:
FOCUS ENGINEERING, INC.
8 CORPORATE PARK, SUITE 300
IRVINE, CA 92606
TEL: (949) 450-0590
REVISIONS
NO.
DATE
DESCRIPTION
CONCEPTUAL GRADING STUDY
FOR
RANCHO MIRAGE - RITZ II
YARD DRAIN -GROUND LEVEL -NW CORNER
SHEET
7 OF
15 E—MAIL: focusengring©sbcglobal.net
PRINT: 2022/12/23
3 /
/
S
6280
EXISTING
P9OTECT
/ N
/
EX, ACCESS
GOAD
INTER FEATURE
AREA PER LS
ARCH/TECTS
D/RECT/ON
// „ / `�
/ 1/ i / /\
.v/ k�
/ /, // // k
I/ // //
// / //
/I // //
// //
/ / 1/
/,
//
//
`,
-1 j/
//
//
//
//
ULDNG
\. PLACE.
AX
•
J
c9
20q %
2Og qX
&TER FEATURE
AREA PER ZS
ARCH/TECTS
D/RECT/O
kk
648.5F6 650
A-,
\\
E
FH6
'-7
542.0
FS
648.0F
/.
``
\ \ /
N /
EX, ACCESS
GOAD //
\\
M4
69)
6'
O
COURTYARD AREA PER
LANDSCAPE ARCH/TECTS D/RECT/ON
EX, ACCESS
GOAD
ti
:S
0 3
46�0 1
65 ctk\—
618F5
62943
542.0
ES
SSE SHEET 10
633.4FG
2%MIN
//
/
fr
4 6�0F2%MIN
2:1MAX
2%MIN
2:1MAX /N.
//v
CDT‘'.
COURTYARD AREA
PER
LANDSCAPE
ARCH/TECTS
629.5 TG D/RECT/ON
628.0 INVU`
EX ,ACCESS
N
N
N /
/
N / X
\ /
N
�N /iN
/
2%MIN
2:1 MAX
625.0 TG f
623.8INV)j
/
N
EXISTI\G
PROTECT
2%MIN
2:1MAX
0 N
/ \
/
www.kamsangcompany.com
ARCHITECT:
LCRA
ARCHITECTURE & PLANNING
35 HUGUS ALLEY, SUITE 22O
PASADENA, CA 911O3
TEL. (626) 449-9698
E—MAIL: www.lcra— architects.com
SCALE: 1 "=20'
PREPARED BY:
FOCUS ENGINEERING, INC.
8 CORPORATE PARK, SUITE 3OO
IRVINE, CA 926O6
TEL: (949) 45O-O59O
REVISIONS
NO.
DATE
DESCRIPTION
CONCEPTUAL GRADING STUDY
FOR
RANCHO MIRAGE - RITZ II
YEAR DRAIN -GROUND LEVEL -NE CORNER
SHEET
8 OF
15 E—MAIL: focusengring©sbcglobal.net
PRINT: 2022/12/23
7 10
0 10
20 7
r/
MAC/ C/ /YAP ./NO/ ./g g/
30 SCALE: 1 "=20'
P�OPO
LA \ D
��os cq'o
-.57; www.kamsangcompany.com
ARCHITECT:
LCRA
ARCHITECTURE & PLANNING
35 HUGUS ALLEY, SUITE 220
PASADENA, CA 91103
TEL. (626) 449-9698
E—MAIL: www.lcra— architects.com
PREPARED BY:
FOCUS ENGINEERING, INC.
8 CORPORATE PARK, SUITE 300
IRVINE, CA 92606
TEL: (949) 450-0590
REVISIONS
NO.
DATE
DESCRIPTION
CONCEPTUAL GRADING STUDY
FOR
RANCHO MIRAGE - RITZ II
YARD DRAIN -GROUND LEVEL -SW CORNER
SHEET
9 OF
15 E—MAIL: focusengring©sbcglobal.net
PRINT: 2023/02/15
I
SEE SHEET 8
CF
6534 r
653
CF
653.4
F=
`c21
653.4
FE=
X53.4 653.9
//z7//VC
GE=
652.5
2.5 FE=
GE= 653.0
652.5
5,3
652.5
665. 0/V6'
0 0
(r)
0 pq q
2 6
00 co co
0 1.6
(0
CO
1,0
WSEL=
4gMIN
AA/
646.0
U
648
6480F
N
644.0 TG
641.8INV'
645.0
644.0 TG
641.6INV
GF=
644.5
8ij///NG 179
6�8TC
61/.
61/
61/
676:0/V6'
61 97C
6.38. i
643.5FG 644
WSEL
38.5 O
Co
59' 638.2
/I.IL��•►, 638.0f G
36.5FG % 634.5F
642.0 TG
641.0—INVEI 2:1
645.0
WSEL=
629.0
GYATER FEATURE
AREA PER IS
ARCH/TECTS
/2/RECT/ON
/ 629.5FG
630
/ 629.5FG \
63 .i 636.5T'
636.OFG
637.0FG
2%MIN 6 .5 G
2:1MAX 644FG
0/
GF=
644.5
4 642.5FG
644FG
PAT/O AREA ❑
PER PROJECT
ARCH/TECTS
O/RECT/ON
8U//z7/A/
rj LI 633FG
2%MIN
2:1MAX
2%MIN
2:1MAX
G D
INV 2%MIN
2:1 MAX
2%MIN
2:1 MAX
0 2%MIN
632.0 TG
630.0INV
6150//6'
LOT //NZ-
�� I/.�/�/I IY ig3g/
inv/nti-77
'MIN
.1 MAX
633FS
2%MIN
. TO
.OINV
625.5 TG
622.6INV
2%MIN
2:1MAX
625.0 TG /
623.8INV1j
633.0FS
2(A
633
PD.
AREA
ANDS
CH/TE
%l�ECl/O
621 1TC
62,3.. F
2%MIN
2:1MAX
2:14,14x
633.0FS
_4120.0/V6'
2%MIN
2:1 MA
2%M
2:1 MA
25 623.0 TG
620.0INV
1 •
676.1 TX
587.5NG
(5670cZ
595.0//6'
\
f
624.0 TG
ef621.0INV
2%MIN
2:1 MA
/
N
LOT IMF
V
10 i
0 10
20 30
SCALE: 1 "=20'
I
DRAFT PRINT
CITY OF RANCHO MIRAGE
BASIS OF BEARINGS:
THE BEARINGS N 00°31'00" E OF THE EASTERLY LINE OF LOTS 50 AND 51 OF TRACT MAP 19397, AS SHOWN BY MAP ON FILE IN BOOK 160, PAGES 64 THROUGH 77,
INCLUSIVE, OF MAPS, RIVERSIDE COUNTY RECORDS IS TAKEN AS THE BASIS OF BEARINGS OF THIS MAP.
BENCH MARK
2 1/2" BRASS DISK STAMPED "COUNTY OF RIVERSIDE PD -21, DEC. 1963" SET IN HEADWALL ON SOUTH SIDE OF HWY 1 1 1, 360 FEET NW OF FRANK SINATRA DRIVE OWNER:
KAM SANG COMPANY, INC.
411 E. HUNTINGTON DRIVE, #305
ARCADIA, CA 91006
TEL: (626) 446-2988
FAX: (626) 446-3392
E—MAIL: www.kamsangcompany.com
ARCHITECT:
LCRA
ARCHITECTURE & PLANNING
35 HUGUS ALLEY, SUITE 220
PASADENA, CA 91103
TEL. (626) 449-9698
E—MAIL: www.lcra— architects.com
PREPARED BY:
FOCUS ENGINEERING, INC.
8 CORPORATE PARK, SUITE 300
IRVINE, CA 92606
TEL: (949) 450-0590
E—MAIL: focusengring©sbcglobal.net
PRINT: 2023/02/15
REVISIONS
DESCRIPTION
CONCEPTUAL GRADING STUDY
FOR
RANCHO MIRAGE - RITZ II
YARD DRAIN -GROUND LEVEL -SE CORNER
G
0/
LT'
O/r
/Sij4i6,
Ln`�-o
ZoogAF�
C>s
6,
oe,$
";°
co
co
N LANDSCAPE lyALL PER
LANDSCAPE ARCH/TEC7S
D/FECl/ON
15%
20%MA
645 9FG
u U.0
645.9
0 644.5 TO
.11
2%MIN
90%MA
PROPOSED POND
AREA PER L5
ARCH/TECTS
D/RECT/ON
645 9FS
645.9F0
2%MIN
20%MAX
RAIN PIPE
S=0.008
644.5 TG
• ' INV
2%MIN 0
20%MAX
2%MIN
20%MAX
r 2%MIN
20%MAX
653.0FG
6\9
CF=
645.9
,p,4 20%MAX
2%MIN
20%MAX
452. 5
ti
CF=
646.0
653.0FG
655.1 FCC,
645.5 TG
• ".01NV
2%MIN
%MAX
�AMR
4/0
1"
.. 6'5.5.1 TC
.9
655.1 FG
3—� ` 64648NV 2% �0 To
20gM/
\
MAX
2 1N
652..3F5
GF_
653.4 FF
6539
653.4
CH
653.4
FF
CF= 653.9
653.L
BU/LD///G
CH
652.5
PH
CH 653.0
652.5
CH
652.5
S
❑
S
S
O
h
O
-
0 0)
uD
C
71 ✓.
WSEL=
646
ti
644.5
6 i 5 / ,7644 5
YARD DRAIN PIPE_
659.5
DRAFT PRINT
CITY OF RANCHO MIRAGE
BASIS OF BEARINGS:
THE BEARINGS N 00°31'00" E OF THE EASTERLY LINE OF LOTS 50 AND 51 OF TRACT MAP 19397, AS SHOWN BY MAP ON FILE IN BOOK 160, PAGES 64 THROUGH 77,
INCLUSIVE, OF MAPS, RIVERSIDE COUNTY RECORDS IS TAKEN AS THE BASIS OF BEARINGS OF THIS MAP.
BENCH MARK
2 1/2" BRASS DISK STAMPED "COUNTY OF RIVERSIDE PD -21, DEC. 1963" SET IN HEADWALL ON SOUTH SIDE OF HWY 1 1 1, 360 FEET NW OF FRANK SINATRA DRIVE OWNER:
KAM SANG COMPANY, INC.
411 E. HUNTINGTON DRIVE, #305
ARCADIA, CA 91006
TEL: (626) 446-2988
FAX: (626) 446-3392
E—MAIL: www.kamsangcompany.com
ARCHITECT:
LCRA
ARCHITECTURE & PLANNING
35 HUGUS ALLEY, SUITE 220
PASADENA, CA 91103
TEL. (626) 449-9698
E—MAIL: www.lcra— architects.com
PREPARED BY:
FOCUS ENGINEERING, INC.
8 CORPORATE PARK, SUITE 300
IRVINE, CA 92606
TEL: (949) 450-0590
REVISIONS
NO.
DATE
DESCRIPTION
CONCEPTUAL GRADING STUDY
FOR
RANCHO MIRAGE - RITZ II
YARD DRAIN -GROUND LEVEL -WESTERLY SITE
SHEET
11 OF
15 E—MAIL: focusengring©sbcglobal.net
PRINT: 2022/12/23
WSEL=
WSEL= 0WSEL-
643.0
645.0 643.0
64 G
641.81►'N
6^,5.0.005
644.5
643.5FG 644.
WSEL-
38.5 641.6INV 2%MI
PH
645.0 cF=
6L4.5
CH
PH 6 2.5
643.0
CH
639.5
PH
640.0
636E
636.5F
64 .5
36.5FG
642.5 5�
645.0
27 4.
4.0 TG
2%MIN,yAR
✓2%MINy 2: vi,v,,.
2 :1 M I,X
CH
639.5
2%MIN
2:1MAX
IN PIPE
44.0 TG
WSEL=
629.0
G1�ATER FEATURE
AREA PER LS
ARCH/TECTS
D/RECT/ON
/ 629.5FG
630
• 6 .5FG 43.ITW
644FG - 644FG
rn
C
/ 629.5FG N\
642.5FG
644.5FS
PAT/O AREA
PER PROJECT
4RCH/TECTS
/7/RFC/ION
FF-
645/633
632.5
FG
PH
640.E
633FG
2%MIN
2:1 MAX
2%MIN
632.0 TG
630.0INV
2%MIN
633.0 1
625.5 TG
623.0INV
6, T2
627
2%MIN �.
2:1MAX 625.0 TG
623.8INV
a
2%MIN
2:1MAX
625.5 TG
622.6INV
2%MIN
2:1 MAX
/
633.OFS
G4
633.0FS
2O/ AREA
633.0
POOL
AREA /TIP
LA//OSCAPE
ARCl///EC/S
D/RECT/O/V
\ 2%MIN
IN
N/ /MDT 49GW7.3.D/Hf2//ON
,62252, J5,2
2%MIN
2:1 MAX
2%M
2:1 MAX
623.0 TG
620.0IN
/
2%MIN
2:1MAX
2%MIN
2:1 MAX
624.0 TO
621.0INV
2%MIN
2:1 MA
2%MIN
2:1 MAX
DRAFT PRINT
CITY OF RANCHO MIRAGE
BASIS OF BEARINGS:
THE BEARINGS N 00°31'00" E OF THE EASTERLY LINE OF LOTS 50 AND 51 OF TRACT MAP 19397, AS SHOWN BY MAP ON FILE IN BOOK 160, PAGES 64 THROUGH 77,
INCLUSIVE, OF MAPS, RIVERSIDE COUNTY RECORDS IS TAKEN AS THE BASIS OF BEARINGS OF THIS MAP.
BENCH MARK
2 1/2" BRASS DISK STAMPED "COUNTY OF RIVERSIDE PD -21, DEC. 1963" SET IN HEADWALL ON SOUTH SIDE OF HWY 1 1 1, 360 FEET NW OF FRANK SINATRA DRIVE OWNER:
KAM SANG COMPANY, INC.
411 E. HUNTINGTON DRIVE, #305
ARCADIA, CA 91006
TEL: (626) 446-2988
FAX: (626) 446-3392
E—MAIL: www.kamsangcompany.com
ARCHITECT:
LCRA
ARCHITECTURE & PLANNING
35 HUGUS ALLEY, SUITE 220
PASADENA, CA 91103
TEL. (626) 449-9698
E—MAIL: www.lcra— architects.com
PREPARED BY:
FOCUS ENGINEERING, INC.
8 CORPORATE PARK, SUITE 300
IRVINE, CA 92606
TEL: (949) 450-0590
REVISIONS
NO.
DATE
DESCRIPTION
CONCEPTUAL GRADING STUDY
FOR
RANCHO MIRAGE - RITZ II
YARD DRAIN -GROUND LEVEL -EASTERLY SITE
SHEET
12 OF
15 E—MAIL: focusengring©sbcglobal.net
PRINT: 2022/12/23
20 FF=628.0
= 634
630
695
0 W
J
0 J
u
I I
630
HE VENUE
FF= 628.0
F=618.0 ,P3)
20 40
60 639
SECT/ON A/A/
634
NTS
FF=650.0
FF=640.0
FF=628.0
FF=618.0
639
FF=650.0
FF=640.0
SECT/ON AL3A3
9.0 COURTYARD AREA PER
ZANOSCAPE ARCMTECTS
D/RECT/ON
15 648.0
618.0
NTS
❑`o
3 0
649.5
4 FF=628.0
FF=618.0/
281-
63C
630
SECT/ON /42-42
639
NTS
630.5
SECT/ON /41-41
NTS
FF=650.0
FF=640.0
FF=628.0
FF=618.0
/ www.kamsangcompany.com
ARCHITECT:
LCRA
ARCHITECTURE & PLANNING
35 HUGUS ALLEY, SUITE 220
PASADENA, CA 91103
TEL. (626) 449-9698
E—MAIL: www.lcra— architects.com
SCALE: 1 "=30'
PREPARED BY:
FOCUS ENGINEERING, INC.
8 CORPORATE PARK, SUITE 300
IRVINE, CA 92606
TEL: (949) 450-0590
REVISIONS
NO.
DATE
DESCRIPTION
CONCEPTUAL GRADING STUDY
FOR
RANCHO MIRAGE - RITZ II
RETAINING WALL LOCATION & SECTIONS PLAN
WALL NOs — "A" & "B"
SHEET
13 OF
15 E—MAIL: focusengring©sbcglobal.net
PRINT: 2022/12/23
FF=645.0
2T»
2%MIN
POND
AREA
SECT/ON C/ -C/
FF=645.0
20 0
20 NTS
0 co
2T°
2�MIN
FF=645.0
FF=653.5
SECT/ON C2 -C2
NTS
s
l0
.0
40 60
SCALE• 1 "-30'
1/4
co
o 640/-
co
29�
6 ? T,M�X
qk
e \
6:4
/
4g0/-
S11/
PRIVATE
=2%
STREET
SECT/ON Ci—Ci
6'15,z3.
24.44,41
65:
PROPOSED POND
AREA PER /S
ARCH/TECTS
D/RECT/ON
IMLI NOs
NTS
20%MAX
64s
648 4F
2%MIN
20%MAX
645.0FS
/y
6 NO/-
2%MIN �7.0 TG
20%MAX 647.0 b45.0lNV
\
2%MIN
20%MAX
653.0FG 0
647. TG
2%MI
20%M,
a 653.0FG
FF=653.9
FF=653.9
FF=653.0
FF= BUILD/N6 /9
653.5
CZ
GF=
653.0
OF --
653.0
653
O
0 2gMIN 2T J-
O
H-
0_
• /� 2%
SEC//ON 0/-0/
2 N 2.10\4\\
0 CD
O
a
NTS
SEC//ON 02-02
2%MIN 2T J-
NTS
0 co
n
_
.41-477/
SECT/ON Di -Di
NTS
2%
O
H-
O
H-
0 O
F-
FF=645.0
FF=633
FF=643.0
FF=640.5
20 i
r
FF=640.5
GF_
653.4
GF=
653.4
FF=
GF= 653.9
653.4
BU//D/NG
//i92
Ns
-40
0 20
GF=
j 652.5
FF=
GF= 653.0
d652.5
0H
652.5
�fL
40 ,D3
652.5
O
0_
X
Min
z o
b\ I
N =
x
RECREATION
o — AREA -633.0
SECT/ON E1 -E1
NTS
RECREATION PRIVATE
AREA -633.0 29M�2%= W=8' STREET
2ZMINMAX
(W=26')
2:1 TC=628
SECT/ON E2 -E2
x
zo
RECREATION `s a
AREA -633.0 N N
0 I I
\
N
o up a o
5 1
CD >,/
LO
LO LO
MAX
CD
NTS
W=8'
2gMIN
MAXTC=621
POOL
PRIVATE
STREET
(W=26') TC=621
SECT/ON EJ-E3
r
❑
/
❑
❑
NTS
646.0
644.0 T 645.
644.5 641.81NV
ti TG p
644.5 644.5 644.0 641.6INV 2%M
645 J 2a
FF=
645.0 0H
644.5
644.5
BU//D/NO
/6D2
GF=
h
FF= 642.5, _
643.0
FF=
640.5 GF=
640.0z
6.395
649. /TC
618.6FS
649.1TC
6486FS
sar
641.8TC
64/.9FS
64 ..8TC
Cd l
FF=
640.0
60 SCALE: 1-=30"
¢45.0 _
\' d
644.0 N ❑ 640.81V 2%MIN
,,2%MIN\
644.5 i ' 2:1MAX
2%MIN
2:1 MA
625.5 TG
622.6INV
2%MIN
2:1MAX
X
O
(o
11 ¢
O
= W=8'
2ZMX
TC=619.5
PRIVATE
STREET
(W=26) TC=619.5
SEC//ON El -El
NTS
RECREATION R.
AREA -633.0 N
X
O
I
JOIN EX
W=8' PRIVATE
2ZMIN STREET
2:1MAX (W=26')
TC=620
SECT/ON ES E5
625 5 TG �- 0
E5623.01NV
2%MIN
2:1 MAX
633FS
2%MIN
632. TG
630.01NV 633
2%MIN
OF=
639.5$
N r1/4
6.38.9TC
638IFS
6.97. JOIN EX
641.OINV 2:1MAX
FS
RECREATION
AREA -633.0
X
O
I
6-1 61.0FG
2%MIN 6 .5 G
2:1MAX
O/
644FG
636.0FG
644FG
644.0 TG
640.0INV'
644.5FS
/34/V AREA U�
- PER PROJECT
ARCH/TECTS
D/RECT/ON
633FG
FF=
645/633
633.0
FS
1-
BU//D/NG
FF= ❑
640.
GF=0 640.5 0
GF=
639.5
FF=
640.0
6349TC
At. IFS
2:1 MAX
\6J22TC
6.31.7FS
6.32.2TC
2'°MIN
629.0INV
2%MIN
FG
\2%
80,8'
ITALL NOs - "D" & "E"
2%MIN
2:1MAX
2%MIN
NTS
633.0FS
E3
2:1 MAX
624 T
62.36FS
6211TC
626
633.0FS
�J.0
625.5
2%MIN
2:1MAX
2 ~
.
623.0 TG/
620.0INV
P}
ti
E5
i
E4
DRAFT PRINT
CITY OF RANCHO MIRAGE
BASIS OF BEARINGS:
THE BEARINGS N 00°31'00" E OF THE EASTERLY LINE OF LOTS 50 AND 51 OF TRACT MAP 19397, AS SHOWN BY MAP ON FILE IN BOOK 160, PAGES 64 THROUGH 77,
INCLUSIVE, OF MAPS, RIVERSIDE COUNTY RECORDS IS TAKEN AS THE BASIS OF BEARINGS OF THIS MAP.
BENCH MARK
2 1/2" BRASS DISK STAMPED "COUNTY OF RIVERSIDE PD -21, DEC. 1963" SET IN HEADWALL ON SOUTH SIDE OF HWY 1 1 1, 360 FEET NW OF FRANK SINATRA DRIVE OWNER:
KAM SANG COMPANY, INC.
411 E. HUNTINGTON DRIVE, #305
ARCADIA, CA 91006
TEL: (626) 446-2988
FAX: (626) 446-3392
E—MAIL: www.kamsangcompany.com
ARCHITECT:
LCRA
ARCHITECTURE & PLANNING
35 HUGUS ALLEY, SUITE 220
PASADENA, CA 91103
TEL. (626) 449-9698
E—MAIL: www.lcra— architects.com
PREPARED BY:
FOCUS ENGINEERING, INC.
8 CORPORATE PARK, SUITE 300
IRVINE, CA 92606
TEL: (949) 450-0590
REVISIONS
NO.
DATE
DESCRIPTION
CONCEPTUAL GRADING STUDY
FOR
RANCHO MIRAGE - RITZ II
RETAINING WALL LOCATION & SECTIONS PLAN
WALL NOs — "C"; "D" & "E"
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15 E—MAIL: focusengring©sbcglobal.net
PRINT: 2022/12/23
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ARCHITECT:
LCRA
ARCHITECTURE & PLANNING
35 HUGUS ALLEY, SUITE 220
PASADENA, CA 91103
TEL. (626) 449-9698
E—MAIL: www.lcra— architects.com
PREPARED BY:
FOCUS ENGINEERING, INC.
8 CORPORATE PARK, SUITE 300
IRVINE, CA 92606
TEL: (949) 450-0590
E—MAIL: focusengring®sbcglobal.net
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DRAFT PRINT
CITY OF RANCHO MIRAGE
CONCEPTUAL GRADING STUDY
FOR
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RETAINING WALL PLAN & PROFILE
WALL - "F"
SHEET
15 OF
15 SOUTH ELEVATION
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March 10, 2023
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Ritz Carlton
March 10, 2023
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Ritz Carlton
March 10, 2023
3745
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KEY PLAN
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SKY
MESA*
PHASE II
EXPANSION**
*SEE SHEET R-0.1 FOR MORE SITE INFO
**SEE SHEET C-0.1 FOR MORE SITE INFO
SITE VISUAL PLAN VS.O.O1
Ritz Carlton
March 10, 2023
3748
NOT TO SCALE
4 r
5 6
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
KEY PLAN
EXISTING HOTEL
SKY
MESA*
PHASE II
EXPANSION**
*SEE SHEET R-0.1 FOR MORE SITE INFO
**SEE SHEET C-0.1 FOR MORE SITE INFO
SITE VISUAL PLAN VS.0.02
Ritz Carlton
March 10, 2023
3749
NOT TO SCALE
cRA
•
8 9
THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
KEY PLAN
EXISTING HOTEL
PHASE II
EXPANSION**
*SEE SHEET R-0.1 FOR MORE SITE INFO
**SEE SHEET C-0.1 FOR MORE SITE INFO
SKY
MESA*
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SITE VISUAL PLAN VS.0.03
Ritz Carlton
March 10, 2023
3750
NOT TO SCALE
cRA
10 11
12 THE RITZ-CARLTON RESIDENCES, RANCHO MIRAGE
KEY PLAN
EXISTING HOTEL
SKY
MESA*
PHASE II
EXPANSION**
*SEE SHEET R-0.1 FOR MORE SITE INFO
**SEE SHEET C-0.1 FOR MORE SITE INFO
SITE VISUAL PLAN VS.0.04
Ritz Carlton
March 10, 2023
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EXPANSION**
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*SEE SHEET R-0.1 FOR MORE SITE INFO
**SEE SHEET C-0.1 FOR MORE SITE INFO
SKY
MESA*
SITE VISUAL PLAN VS.O.06
Ritz Carlton
March 10, 2023
3753
NOT TO SCALE
cRA
ATTACHMENT 16
Responses to Comment Letters Received for
Public Hearing
The Draft MND was circulated for public review from March 11, 2024, through April 9, 2024, in accordance with Section 15105(a) of the California Environmental Quality Act (CEQA) Guidelines. The MND was recirculated from July 22,2024 to August 20, 2024. A total of eight written comment letters were received on the Draft MND from agencies, tribes, and organizations. Responses to these letters were included in the Final MND.
Prior to the Planning Commission Meeting for the approval of the Final MND (FMND), five comment letters were received. A list of these letters is shown in Table 1. Each of the written comment letters have been assigned an alphanumeric label, and the individual comments within each written comment letter are bracketed and numbered.
For example, Comment Letter 01 contains one comment that is numbered 01-1. On January 9th, the Rancho Mirage Planning commission approved the FMND. Please note that these comment letters were received outside of the public review period. The purpose of the responses to these comments is to demonstrate that these issues were previously addressed in the FMND. Comment letters have been included as Appendix A.
Table 1. Comment letters and Commenters
Comment Letter
Commenter
Date Received
Organization
01 02
Western States Regional Council of Carpenters
Californians Allied for a Responsible Economy
January 9, 2025
January 9, 2025
Individuals
11 Dr. Deb Windham,
Dr Brian Herman (Chairman of Radiology at Eisenhower
Medical Center)
Bob Greenbaum
Debbi Melman
January 6, 2025
12 Dr. Deb Windham,
Dr Brian Herman (Chairman of Radiology at Eisenhower
Medical Center)
January 6, 2025
13 Drs Deb Windham and Brian Herman
January 2, 2025
11942
SEPTEMBER 2025
3754
RTC -1
RITZ-CARLTON RANCHO MIRAGE MND
FINAL INITIAL STUDY/MITIGATED NEGATIVE DECLARATION / RESPONSES TO COMMENTS
INTENTIONALLY LEFT BLANK
11942 RTC -2
SEPTEMBER 2025
3755
RITZ-CARLTON RANCHO MIRAGE MND
FINAL INITIAL STUDY/MITIGATED NEGATIVE DECLARATION / RESPONSES TO COMMENTS Response to Comment Letter 01
Western States Council of Carpenters
January 9, 2025
01-1 The City acknowledges the comment as an introduction to comments that follow. The comment does not identify specific issues with the adequacy of the FMND. No further response is required. 01-2 The comment provides a summary of the project description and project location. The comment does not identify specific issues with the adequacy of the FMND. No further response is required. 01-3 The comment includes a brief history of the previous comments provided on the Draft MND by WRSCC and an introduction to the comments that follow regarding biological resources, cultural resources, noise, GHG emissions, energy use, and land use. Please refer to comments below addressing these topics.
01-4 The comment provides background information on the Western States Regional Council of Carpenters and an introduction to the comments that follow. The comment does not identify specific issues with the adequacy of the FMND. No further response is required. 01-5 The comment states that the project should require the use of a local workforce. Additionally, the comment states that these requirements would result in a decrease in GHG emissions and VMT.
The FMND analyzed the project's air quality, greenhouse gas, and transportation -related impacts in Section III, Air Quliaty, Section VIII, Greenhouse Gas Emissions; and Section XVII, Transportation. As discussed in these sections, the FND concluded that the project would result in less -than -significant impacts with regard to these resource topics (in the case of the project's transportation impacts, implementation of MM-TRA-1 and MM-TRA-2 are required to reduce the project's operation -related transportation impacts to less than significant). Because the project would not result in significant environmental impacts, no further mitigation is required per Section 15126.4(a)(3) of the CEQA Guidelines.
This comment was previously addressed in Response to Comment 01-4 of the FMND. 01-6 The comment makes general recommendations for the City to adopt training, certification, and safe on - site construction work practices for construction workers on any developments within the City's General Plan Area. The comment also recommends that the project include construction site designs, testing, and planning practices to prevent community spread of C0VID-19 and other infectious diseases. C0VID- 19 is a topic outside the purview of CEQA and CEQA requires the evaluation of potential physical environmental impacts of the project on the environment. The comment does not identify specific issues with the adequacy of the FMND. No further response is required.
This comment was previously addressed in Response to Comment 01-5 of the FMND. 01-7 The comment states that the project must be approved by a two-thirds vote of the Rancho Mirage electorate in addition to the City. The comment states that the intention is to make ensure that proper approval procedures are followed. The project site is located on private land adjacent to the Santa Rosa 11942 RTC -3
SEPTEMBER 2025
3756
RITZ-CARLTON RANCHO MIRAGE MND
FINAL INITIAL STUDY/MITIGATED NEGATIVE DECLARATION / RESPONSES TO COMMENTS and San Jacinto Conservation Areas. The project site is not considered mountainous lands and would not require the project to be approved by a two-thirds vote of the electorate. As discussed in the FMND, the Sky Mesa Recreational Area is the portion of the project that is on the area zoned as Mountain Reserve and the applicant is proposing an amendment to the City's General Plan and Zoning Map that would rezone the Sky Mesa Recreational Area as Resort Hotel. Appendix G land use threshold b) asks if the project would "(c)ause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect". Conflict with the general plan designation and zoning code does not inherently result in a significant environmental impact. As concluded in the FMND, the project would not result in any significant impacts as a result of the change in land use and zoning.
This comment was previously addressed in Response to Comment 01-20 of the FMND. 01-8 The comment provides background information on Environmental Impact Reports under CEQA. The comment does not identify specific issues with the adequacy of the FMND. No further response is required.
01-9 The comment provides background information on Initial Studies, Negative Declarations, and Mitigated Negative Declarations under CEQA. The comment does not identify specific issues with the adequacy of the FMND. No further response is required.
01-10 The comment is an introduction to general comments stating that the project is required to prepare an EIR for the project. The comment states that the FMND fails to support all of its findings with sufficient analysis and substantial evidence and fails to incorporate mitigation measures. The commenter incorrectly identifies the acreage and square footage of buildings identified in the FMND project description, see Chapter 1, Project Description. The comment also states that the project will have a significant impact on the environment and an EIR is required. The project will not have a significant effect on the environment with the proposed mitigation measures, as discussed in the FMND and therefore an EIR is not required.
01-11 The comment states that the mitigation measures in the FMND fail to adequately analyze or mitigate the project's impacts and are improperly deferred, so an EIR is required. The FMND includes specific mitigation measures that reduce impacts to less than significant, therefore, an EIR is not required. The detailed concerns about the adequacy of mitigation measures are addressed in Responses to Comments 01-12 through 01-21.
01-12 The comment provides background on significant effects under CEQA. The comment states that the FMND fails to provide analysis on the project's biological resource impacts and the FMND cannot conclude that the proposed mitigation measures will reduce biological resource impacts to less than significant without first conducting field surveys and subsequent analysis. The comment states that the project should be subject to a more comprehensive EIR review due to the potential occurrence of special -status species. The comment also states that at a minimum, pre -construction biological surveys specifications should be disclosed as part of the proposed mitigation measures.
As discussed in the Biological Resources Assessment dated February 21, 2022, the general reconnaissance surveys conducted provide an accurate representation of the potential for special - 11942 RTC -4
SEPTEMBER 2025
3757
RITZ-CARLTON RANCHO MIRAGE MND
FINAL INITIAL STUDY/MITIGATED NEGATIVE DECLARATION / RESPONSES TO COMMENTS status species to occur. The Biological Resources Assessment describes the existing conditions of special -status biological resources on the project site (proposed project footprint) and within a 500 - foot buffer where access was granted (study area), quantifies impacts to special -status biological resources that would result from implementation of the project and describes those impacts in terms of biological significance under both CEQA and compliance with the CVMSHCP, and provides recommended avoidance, minimization, and mitigation measures to avoid and reduce impacts to special -status biological resources, if necessary. A species' potential to occur is decided by determining whether the project site and surrounding area include suitable habitat for that species as documented during the site visit, as well as a review of know/documented occurrences of that species as kept in the CDFW CNDDB database. A combination of these factors goes into generating the low, moderate, high or not expected potential to occur of the species. The species with potential to occur were not incidentally detected during the June 2021 survey and focused species surveys are not required by CEQA to assess the impacts to species with the potential to occur. The FMND includes MM-BI0-1, which would ensure consistency with the CVMSHCP which would mitigate impacts to CVMSHCP covered species, including the Peninsular bighorn sheep and burrowing owl to less than significant without the need for focused surveys. For species not covered under the CVMSHCP, such as the red diamondback rattlesnake, impacts would still be reduced to less than significant with the implementation of MM-BI0-2, construction best management practices. The FMND already includes pre -construction surveys for nesting birds under MM-BI0-3 and burrowing owls identified under MM-BI0-4. With the inclusion of these mitigation measures, the project would have a less than significant impact to biological resources and an EIR is not required.
This comment was previously addressed in Response to Comment 01-11 of the FMND. 01-13 The comment states that the language of MM-CUL-1 does not include pre- construction training for construction workers to be able to initially identify cultural resource and/or human remains and that the previous response to comments misunderstood WQRSCC's original point. Because of this, the comment states that the analysis as related to cultural resources is inadequate. The comment requests that MM-CUL-1 and MM-CUL-2 at a minimum be revised to adequately mitigate potential significant impacts to cultural resources.
Impacts to cultural resources would be less than significant with the application of MM-CUL-1 and MMCUL-2. Additional mitigation measures are not necessary. Additionally, pre -construction training for construction workers to properly identify sensitive cultural resources or human remains is not specifically required by CEQA. Nonetheless, the role of the construction personnel is to contact the qualified archeologist, Native American Monitor, or the County Coroner in the cases of potential discovery. It is not the role of construction personnel to make final determinations.
This comment was previously addressed in Response to Comment 01-12 of the FMND. 01-14 The comment states that an EIR must be prepared because the project may have a significant noise impact. The comment states that the FMND fails to measure ambient noise levels near the most sensitive receptors at the southern edge of the project and that the three measurement locations (L1, L2, and L3) are inadequate.
11942 RTC -5
SEPTEMBER 2025
3758
RITZ-CARLTON RANCHO MIRAGE MND
FINAL INITIAL STUDY/MITIGATED NEGATIVE DECLARATION / RESPONSES TO COMMENTS As discussed in the FMND, noise impacts are less than significant and an EIR is not required. Also as discussed in the FMND, noise measurement locations were chosen using Caltrans and FTA guidance.
The recommended approach is to characterize the noise environment for clusters of sites based on the measures or estimates at representative locations in the community and the monitored levels are only used to estimate the general ambient noise levels in the area. The impact determination is based on predicted noise levels and the residential communities to the south of the project site (represented by locations R3 to R8) were analyzed using the appropriate prediction methodology. The calculated values at these locations (not the monitored locations) were used to evaluate the potential impacts.
This comment was previously addressed in Response to Comment 01-13 of the FMND. 01-15 The comment states that the FMND incorrectly concludes that there will be no significant impact to sensitive receptors and uses the 85 dBA identified in NIOSH Occupational Noise Exposure as the threshold for significant impact. The comment notes that NIOSH Occupational Noise Exposure does not provide an adequate threshold to assess external noise levels for private property. The analysis has been updated to include the FTA criteria, for which the limit would be 80 dBA Leq for residential properties, assuming there would be no nighttime construction. As identified in Table 13-3 of the FMND, the highest predicted construction noise level at any noise sensitive receptor is 70.3 dBA Leq. As stated in section 13.2 of the FMND, construction of the project would be restricted to the daytime hours between 7 am and 6 pm. Since there will be no nighttime construction activities, this complies with the FTA limit. The 15 dBA increase criterion is not relevant to construction noise. The adequacy of the survey locations is addressed in Response to Comment 01-14.
This comment was previously addressed in Response to Comment 01-14 of the FMND. 01-16 This comment identifies FTA Transit Noise and Vibration Impact Assessment as the preferred assessment for evaluating noise impacts on sensitive receptors. The comment notes that the FTA Transit Noise and Vibration Impact Assessment states that any noise increase of 15 dBA or greater for a residence is considered a severe impact. The comment states that the selected survey locations, although inadequate, have the potential to exceed thresholds using FTA standards and have a significant noise impact. The comment states that MM-NOI-1 would have little to no mitigating effect on the exposure of nearby sensitive receptors to overall project construction noise and should include provisions for noise barriers near the southern edge of the project. The comment calls for at least a revised FMND with updated mitigation measures if a full EIR is not prepared.
The analysis has been updated to include the FTA criteria, for which the limit would be 80 dBA Leq for residential properties, assuming there would be no nighttime construction. As identified in Table 13-3 of the FMND, the highest predicted construction noise level at any noise sensitive receptor is 70.3 dBA Leq. As stated in section 13.2 of the FMND, construction of the project would be restricted to the daytime hours between 7 am and 6 pm. Since there will be no nighttime construction activities, this complies with the FTA limit. The 15 dBA increase criterion is not relevant to construction noise.
MM-NOI-1 does not deal with noise and it only deals with construction vibration. Noise impacts are less than significant and additional mitigations and an EIR are not required. Implementation of MM-NOI-1 will reduce the impact of ground -borne vibration to be less than significant as intended. Other mitigation measures for ambient or ground -borne noise are not proposed because these impacts are less than 11942 RTC -6
SEPTEMBER 2025
3759
RITZ-CARLTON RANCHO MIRAGE MND
FINAL INITIAL STUDY/MITIGATED NEGATIVE DECLARATION / RESPONSES TO COMMENTS significant and mitigation is not required. Please refer to Response to Comment 01-14 regarding survey locations.
This comment was previously addressed in Response to Comment 01-14 of the FMND. 01-17 The comment states that additional measures are necessary to reduce operational GHG emissions and energy use. The comment states that the FMND is not consistent with the GBC, noting the lack of EV vehicle accommodation. The comment states that because this analysis is missing, the FMND conclusions regarding significance of impacts are flawed. The comment also states that project has the potential to result in significant impacts in the form of GHG emissions and conflicting with the 2022 CARB Scoping Plan and GBC because the project would not construct EVCS while proclaiming compliance. Additionally, the comment states that the FMND is missing an analysis of energy use and GHG emissions impacts with and without EVCS infrastructure, which results in a potentially significant impact and requires an EIR.
As identified in the FMND, the project's operation is considered more in line with a commercial hotel use than a traditional residential project, as the 106 residential suites would be treated as a condo hotel in which residents are allowed to live at the residence only during a specified time frame. As such, the CARB Scoping Plan recommendations for residential and mixed -use projects are not appropriate.
Nevertheless, many of the measures and programs included in the Scoping Plan would result in the reduction of project -related GHG emissions with no action required at the project -level, including GHG emission reductions through increased energy efficiency and renewable energy production (SB 350), reduction in carbon intensity of transportation fuels (LCFS), and the accelerated efficiency and electrification of the statewide vehicle fleet (Mobile Source Strategy).
The commenter incorrectly states that because the CARB requirements are deemed not appropriate, the project would be relieved of the GBC EVCS requirements. The FMND states that the project would provide EV charging infrastructure that meets the California GBC. Further analysis of the impact of EV charging infrastructure is not required in the GHG analysis as the project would comply with California GBC and GHG impacts would be less than significant. Because impacts are less than significant, mitigation and EIR are not required. The detailed engineering project specifications and how the project meets all the applicable requirements of the GBC will be specified in the City building permit plan review and the City's departmental review will ensure compliance with GBC regulations and requirements. As such, the commenter incorrectly states that "under the current framework in the MND, the Applicant could very well construct no EVCS's whatsoever in connection with the Project..." The project will meet the requirements of GBC.
This comment was previously addressed in Response to Comment 01-16 of the FMND. 01-18 The commenter states that the FMND lacks comparative analysis of energy use and GHG emissions with and without EVCs infrastructure and claims that it would require an EIR. Please refer to Response to Comment 01-17.
This comment was previously addressed in Response to Comment 01-16 of the FMND. 11942 RTC -7
SEPTEMBER 2025
3760
RITZ-CARLTON RANCHO MIRAGE MND
FINAL INITIAL STUDY/MITIGATED NEGATIVE DECLARATION / RESPONSES TO COMMENTS 01-19 The comment provides background on general plans in California. The comment states the analysis regarding rezoning on significance of impact is flawed. The comment states that the biological mitigation measures do not adequately mitigate potential impacts associated with rezoning Mountain Reserve Land to Resort/Hotel use. The comment states that the only way for the rezoning impacts to be properly mitigated to less than significant is if the project creates protections for other natural lands multiple times larger than the Mountain Reserve Land targeted for development.
As discussed in the FMND, the Sky Mesa Recreational Area is the portion of the project that is on the area zoned as Mountain Reserve and the applicant is proposing an amendment to the City's General Plan and Zoning Map that would rezone the Sky Mesa Recreational Area as Resort Hotel. Appendix G land use threshold b) asks if the project would "(c)ause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect". Conflict with the general plan designation and zoning code does not inherently result in an environmental impact. As discussed in FMND Section 11.2, the project and associated discretionary actions associated with the General Plan and Zoning Map amendment, the project would not conflict with the City's land use policies, including protecting sensitive species with the incorporation of biological resource mitigation measures, and therefore does not require further mitigation. Further, if approved, it would be consistent with the general plan land use designation and zoning of the site.
This comment was previously addressed in Response to Comment 01-17 of the FMND. 01-20 The comment states that project requires significant revisions and resolutions of evidence which at least calls for a revision and recirculation of the FMND if it does not prepare an EIR. The comment further states that the FMND includes significant changes to the proposed mitigation measures and includes additional impact studies. CEQA Guidelines Section 15073.5 provides the legal criteria that a lead agency is to consider when deciding whether it is required to recirculate the FMND. Recirculation is required when the document must be substantially revised after public notice of its availability. A substantial revision is defined as a new, avoidable significant effect where mitigation measures or project revisions must be added to reduce the effect to insignificant (CEQA Guidelines Section 15073.5(b)). Revisions made resulting from comments received during the public review period are not considered substantial revisions to the RMND. The updated analysis does not change the impacts of findings of the FMND Rather, new information is added to the FMND which merely clarifies, amplifies, or makes insignificant modification, which does not require Recirculation of the FMND per CEQA Guidelines Section 15073.5(c)(4). Additionally, potential impacts are less than significant with the mitigation measures proposed and an EIR is not required.
This comment was previously addressed in Response to Comment 01-18 of the FMND. 01-21 The comment provides background information on project descriptions. The comment requests that the project include an adequate project description with the details listed in CEQA Guidelines Section 15124.
Section 15071 of the CEQA Guidelines provides the minimum requirements for an Initial Study and Negative Declaration or Mitigated Negative Declaration. Among these requirements are a brief description of the project, including a commonly used name for the project, if any; and the location of 11942 RTC -8
SEPTEMBER 2025
3761
RITZ-CARLTON RANCHO MIRAGE MND
FINAL INITIAL STUDY/MITIGATED NEGATIVE DECLARATION / RESPONSES TO COMMENTS the project, preferably shown on a map, and the name of the project proponent., Additional guidance regarding the contents of an EIR's project description is provided in Section 15124 (According to Section 15124, a project description shall reflect the specifics of the project, the project site, and its surroundings, but should not provide extensive detail beyond that needed for evaluating environmental impacts. Section 15124 provides the requirements for an EIR, not an FMND. However, the project Description section of the FMND includes a detailed description of the project, the project site and its surroundings, and the anticipated operational and construction characteristics of the project. The narrative project description and accompanying figures meet the specifications required by the CEQA Guidelines and provide sufficient detail to evaluate environmental impacts.
This comment was previously addressed in Response to Comment 01-19 of the FMND. 01-22 The comment provides concluding remarks and summarizes the recommendations identified earlier in the comment letter. These recommendations are addressed in Responses to Comments 01-3 through 01-19.
01-23 The comment provides an introduction and how they provide a report to discuss the significance of worker trips on GHG emissions and the potential for local hire to reduce travel and associated emissions. The comment does not identify specific issues with the adequacy of the FMND. No further response is required.
This comment was previously addressed in Response to Comment 01-22 of the FMND. 01-24 The comment provides background information on CaIEEMod and how it is used to calculate VMT and quantify GHG Emissions, and states that vehicle running emissions can be reduced by decreasing overall trip length, by local hire or otherwise. The comment explains how local hire requirements and associated worker trip length reductions impact GHG calculations using CaIEEMod. The comment assumes that the efficacy of a local hire requirement is dependent on the urbanization of the project site as well as the location. The comment does not identify specific issues with the adequacy of the MND. No further response is required.
This comment was previously addressed in Response to Comment 01-22 of the FMND. 01-25 The comment uses the City of Claremont as an example of the impact of a local hire requirement on construction -related GHG emissions. The example project GHG emissions associated with construction work trips would decrease if a local hire provision with a 10 -mile radius was implemented, but the comment states that this example does not indicate that local hire requirements would result in reduced construction -related GHG emissions for all projects. The comment does not identify specific issues with the adequacy of the FMND. No further response is required. Also, as discussed in the FMND, VMT and GHG impacts were determined to be less than significant with. No mitigation measures are required.
This comment was previously addressed in Response to Comment 01-23 of the FMND. 01-26 The comment is a disclaimer and provides concluding remarks. The comment does not identify specific issues with the adequacy of the MND. No further response is required. 11942 RTC -9
SEPTEMBER 2025
3762
RITZ-CARLTON RANCHO MIRAGE MND
FINAL INITIAL STUDY/MITIGATED NEGATIVE DECLARATION / RESPONSES TO COMMENTS 01-27 The comment includes Attachment A for Exhibit A. The comment includes supporting Air Basin and Specific Plan data for Exhibit A. The comment does not identify specific issues with the adequacy of the MND. No further response is required.
This comment was previously addressed in Response to Comment 01-25 of the FMND. 01-28 The comment includes Attachment B for Exhibit A. The comment includes Specific Plan data for Exhibit A. The comment does not identify specific issues with the adequacy of the MND. No further response is required.
This comment was previously addressed in Response to Comment 01-25 of the FMND. 01-29 The comment includes Attachment C for Exhibit A. The comment includes the change in emissions when using a local hire provision. The comment does not identify specific issues with the adequacy of the FMND. No further response is required.
This comment was previously addressed in Response to Comment 01-25 of the FMND. 01-30 The comment includes the resume of Paul Rosenfeld and Matthew F. Hagemann. The comment does not identify specific issues with the adequacy of the FMND. No further response is required.
This comment was previously addressed in Response to Comment 01-26 and 01-27 of the FMND. 01-31 The comment includes the Transit Noise and Vibration Impact Assessment Manual from the Federal Transit Administration as supporting information for the comment letter. The comment does not identify specific issues with the adequacy of the FMND. No further response is required.
This comment was previously addressed in Response to Comment 01-28 of the FMND. 01-32 The comment includes the Conservancy Territory Map for Coachella Valley Mountain Conservancy as supporting information for the comment letter. The comment does not identify specific issues with the adequacy of the MND. No further response is required.
This comment was previously addressed in Response to Comment 01-29 of the FMND. 01-33 The comment includes the Land Use and Zoning Map for the City of Rancho Mirage as supporting information for the comment letter. The comment does not identify specific issues with the adequacy of the MND. No further response is required.
This comment was previously addressed in Response to Comment 01-30 of the FMND. 11942 RTC -10
SEPTEMBER 2025
3763
RITZ-CARLTON RANCHO MIRAGE MND
FINAL INITIAL STUDY/MITIGATED NEGATIVE DECLARATION / RESPONSES TO COMMENTS Response to Comment Letter 02
Californians Allied for a Responsible Economy
January 9, 2025
02-1 The City acknowledges the comment as an introduction to comments that follow. No further response is required.
02-2 The comment states that the MND was circulated for public review from March 11, 2024, though April 9, 2024, and recirculated from July 22, 2024, to August 2024, that Care CA has previously submitted comments stating that the project would have potentially significant impacts related to public health, air quality, energy, and transportation. The comment summarizes comments to follow. The detailed concerns are addressed in Responses to Comments 02-7 through 02-21. 02-3 The comment states the FMND fails to address the previous flaws in the MND identified by CARE CA's prior comments weren't addressed related to health risk impacts, noise impacts, energy, and transportation. The detailed concerns are addressed in Responses to Comments 02-7 through 02-21. 02-4 The comment states the project may result in a significant effect on the environment, concluding that the MND does not comply with CEQA and states that an EIR is required. As discussed in the FMND, the project will not have a significant effect on the environment with the proposed mitigation measures, therefore an EIR is not required. The detailed concerns are addressed in Responses to Comments 02-7 through 02-21.
02-5 The comment provides an introduction to CARE CA. The comment does not identify specific issues with the adequacy of the MND. No further response is required. 02-6 The comment provides background information regarding CEQA and the requirements for an EIR and MND. The comment states that there is evidence that the project may result in potentially significant impacts related to noise, health risk, air quality, energy, and transportation, calling for an EIR. Please refer to Response to comment 02-4. The detailed concerns about the adequacy of analysis and mitigation measures are addressed in Responses to Comments 02-7 through 02-20. 02-7 The comment summarizes the noise conclusions of the FMND and states that the 85 dBA threshold was developed as a threshold for hearing loss and failed to account for ambient noise levels. The comment further states that the new threshold used in Appendix E-2 was not included in the FMND.
Additional analysis updated to include the FTA criteria in Appendix E-2 of the FMND, for which the limit would be 80 dBA Leq for residential properties, assuming there would be no nighttime construction.
While the FMND was not revised to include this threshold in the noise analysis the it was determined in Appendix E-2 of the FMND that the project would still meet the 80 dBA threshold. Futher, as identified in Table 13-3 of the MND, the highest predicted construction noise level at any noise sensitive receptor is 70.3 dBA Leq. As stated in section 13.2 of the MND, construction of the project would be restricted to the daytime hours between 7 am and 6 pm. Since there will be no nighttime construction activities, this complies with the FTA limit. The 15 dBA increase criterion is not relevant to construction noise.
This comment was previously addressed in Response to Comment 01-14 of the FMND. 11942 RTC -11
SEPTEMBER 2025
3764
RITZ-CARLTON RANCHO MIRAGE MND
FINAL INITIAL STUDY/MITIGATED NEGATIVE DECLARATION / RESPONSES TO COMMENTS 02-8 The comment summarizes the conclusion of Appendix E-2 and states that the construction activities are barely below threshold and states that the analysis underestimates the construction noise impacts.
The comment mistakenly compares the reference noise levels (included in Table 1 of Appendix E-2) with modeled noise levels associated with project construction activities (included in Table 2 of Appendix E-2). Additionally, the comment appears to misstate the potential noise level increase of 31 dBA over the ambient noise levels by adding noise levels together. In the report, the reference noise levels are used in a model to represent several crews working simultaneously throughout the site to provide the most realistic and accurate evaluation of construction noise impacts. 02-9 The comment states that noise impacts would be higher if blasting was required. The comment further states that the geotechnical report stated that blasting could be required during construction. The comment acknowledges that response to comment 05-13 states that blasting is not proposed but the response did not contain analysis contradicting the geotechnical report.
The Geotechnical Feasibility Report addressed the preliminary findings and recommendations for the proposed site and states that "heavy-duty may be feasible, blasting could be necessary for deeper cuts" Since the preparation of the Geotechnical Feasibility Report, project plan has a higher level of design and the project would not include blasting as part of the project.
This comment was previously addressed in Response to Comment 05-13 of the FMND. 02-10 The comment states that the Appendix E-2 states that a significant impact would occur if construction noise would exceed an 80 dBA maximum or increases in noise levels by 20 dBA. The comment states that an increase of 10 dB causes a doubling of perceived loudness and a 10 -fold increase in sound level could result in significant impacts. The comment states that for 20 dBA, noise would be four times louder, and 100 times increase in sound level.
The reference to the 10 dB increase being significant is to the City of Los Angeles, CEQA Thresholds Guide, pg. 1.1- 3, available at: https://planning.lacity.gov/eir/CrossroadsHwd/deir/files/references/A07.pdf .
However, in August 2024, the City of Los Angeles released the Construction Noise and Vibration Updates to Threshold and Methodology, which states, after considerable analysis of evidence and discussion, that "[f]or construction activities that occur between 7:00 a.m. and 7:00 p.m. Monday through Friday, and between 8:00 a.m. and 6:00 p.m. on Saturdays, there is no numerical threshold above ambient noise levels." As outlined in Appendix E-2, the increase of 20 dBA, not exceeding 80 dBA, is consistent with FTA recommendations. As concluded in the FMND the project would not exceed this threshold.
02-11 The comment states that significance thresholds may assist lead agencies in determining if an impact is significant, but compliance with the threshold does not mean that it relieves a lead agency to consider substantial evidence that the project may have significant impacts. The comment does not identify specific issues with the adequacy of the MND. No further response is required. 11942 RTC -12
SEPTEMBER 2025
3765
RITZ-CARLTON RANCHO MIRAGE MND
FINAL INITIAL STUDY/MITIGATED NEGATIVE DECLARATION / RESPONSES TO COMMENTS 02-12 The comment includes a summary of court cases that discussed the use of a lead agency's thresholds being exclusively used for noise impacts. The comment further states that the evidence is stronger than in the discussed cases that the project would exceed the construction noise thresholds and an EIR must be prepared. The analysis included in Appendix E-1 and E-2 includes the rationale for adopting a multilayered threshold which is not based on a single concept of the City policies. This analysis not only uses the city policies but also the industry standard understanding of how temporary noise level increases impact people, how long-term noise level increase affect people, a relative threshold to evaluate the increase, and an absolute level to protect people from harm. As described in the FMND, the project would not exceed thresholds and would not result in significant impacts to the environment.
The noise analysis included as appendix E-1 and E-2 has been prepared using the most current industry's best practices and methodologies.
02-13 The comment states that the project would result in potentially significant impacts related to operational noise if HVAC systems were to increase the number of minutes ran per hour. The comment states that the FMND does not address or mitigate noise impacts from HVAC systems. The comment states that the assumptions for the operation time per hour are longer and would result in potentially significant impacts. This comment was previously addressed in FMND Response to Comment 05-12 however, the Table 2 included below includes the remodeled operational noise levels using 45 minutes day, evening, and night. As shown in Table 2, the operational noise levels from the project would be below city noise limits and would still be less than significant.
This comment was previously addressed in Response to Comment 05-12 of the FMND. 11942 RTC -13
SEPTEMBER 2025
3766
RITZ-CARLTON RANCHO MIRAGE MND
FINAL INITIAL STUDY/MITIGATED NEGATIVE DECLARATION / RESPONSES TO COMMENTS Table 2. Operational Noise Levels Assuming 45 minute per hour HVAC Usage Receiver
Location 1
Project Operational Noise Level (dba
Leq)2
Noise Level Standards (Dba Leq)3
Threshold Exceeded?4
1,
Night 1
, ,
lave. Night
R1
30.9 30.6
24.0 55
50 45
No
No
No
R2
43.7 43.1
34.6 55
50 45
No
No
No
R3
47.8 47.6
41.8 55
50 45
No
No
No
R4
44.3 44.3
39.4 55
50 45
No
No
No
R5
44.1 44.1
39.3 55
50 45
No
No
No
R6
44.2 43.9
38.0 55
50 45
No
No
No
R7
42.9 42.9
38.0 55
50 45
No
No
No
R8
35.9 35.9
30.9 55
50 45
No
No
No
1 See Exhibit 8-A for the noise source and receiver ocations. 2 Proposed Project operational noise level calculations included in Appendix 9.1. 3 City of Rancho Mirage exterior noise level standards for residential land use, as shown on Table 3-1. 4 Do the estimated Project operational noise source activities exceed the noise level standards? "Day" = 7:00 a.m. to 7:00 p.m.; "Evening" = 7:00 p.m. to 10:00 p.m.; "Night" = 10:00 p.m. to 7:00 a.m. 11942
SEPTEMBER 2025
3767
RTC -14
RITZ-CARLTON RANCHO MIRAGE MND
FINAL INITIAL STUDY/MITIGATED NEGATIVE DECLARATION / RESPONSES TO COMMENTS 02-14 The comment states that the project would result in a significant and unmitigated health risk from construction and operational emissions. The comment further states that SWAPE's calculated cancer risk would exceed the 10 in one million significance threshold. The comment references response to comment 02-7 of the FMND is misleading because it states that a quantitative health risk is not required because the construction activities would not generate emissions of PM10 in excess of Local Significance thresholds but the construction HRA results in significant impacts.
To clarify, per table 3-8, the analysis shows that proposed construction activities would not generate emissions of PM10 in excess of site specific LSTs. the project would still result in less than significant impacts related to construction localized significance thresholds. Disel particulate matter does not exclusively contain PM10 and the project would exceed 10 in one million cancer risk threshold without mitigation. Overall, with implementation of MM-AQ-1, the project estimated construction emissions result in a potential maximum cancer risk at the Maximally Exposed Individual Resident (MEIR) below the 10 in one million cancer risk threshold and a potential chronic hazard risk below the 1.0 Chronic Hazard Index threshold and impacts would be less than significant.
This comment was previously addressed in Response to Comment 02-7 of the FMND. 02-15 The comment summarized 05-17 and states that the project would fail to address the exposure of sensitive receptors to emissions from both the construction and operation phases. As described in comment 05-17, these phases would not overlap, and therefore emission exposure would not overlap.
Adding construction and operational cancer risk is not required by SCAQMD and the analysis followed applicable SCAQMD guidance.
This comment was previously addressed in Response to Comment 02-27 and 05-17 of the FMND. 02-16 The comment incorrectly states that the Final IS/MND underestimates operational health risk impacts in two critical ways. First, the comment suggests that other sources of TAC emissions would include diesel trucks and other potential stationary sources and then, secondly, provides a flawed AERSCREEN analysis proposed to reflect the land use. The Final IS/MND follows regulatory guidance and industry standards to evaluate the known project stationary source, emergency generator, and follows CARB's Air Quality and Land Use Handbook: A Community Health Perspective' recommendation of evaluation of health risks when there are more than 100 trucks per day. As the project includes land uses of residential, event space, restaurant, and amenities, diesel trucks are less than 100 per day and as such not included in the analysis. Secondly, the comment provides a flawed AERSCREEN analysis as it extracts the total exhaust emissions from the Final IS/MND CaIEEMod analysis and incorrectly considers these emissions as all DPM. The first flaw in this analysis is that the total exhaust emissions extracted from CaIEEMod represent particulate emissions from passenger (gasoline), truck (diesel) vehicles, landscape equipment (gasoline), and natural gas combustion. In addition, diesel vehicles tend to make up —5% of VMT and as such the comment provided AERSCREEN analysis is based on a vastly overestimated and incorrect DPM emissions from the project. Secondly, the particulate emissions that would be emitted by vehicles are dispersed along the length of the trip of the vehicles and not all onsite as would be assumed in AERSCREEN. For these reasons, the AERSCREEN analysis 1CARB handbook recommending evaluating health risk only when there are more than 100 trucks per day htt3s://ww2.arb.ca.gov/sites/default/files/2023-05/Land%20Use%20Handbook 0.pdf 11942 RTC -15
SEPTEMBER 2025
3768
RITZ-CARLTON RANCHO MIRAGE MND
FINAL INITIAL STUDY/MITIGATED NEGATIVE DECLARATION / RESPONSES TO COMMENTS would incorrectly estimate project related impact and subsequent health risk assessment not representative of the project impacts. No further action is required.
Table 1-1
Recommendations on Siting New Sensitive Land Uses
Such As Residences, Schools, Daycare Centers, Playgrounds, or Medical Facilities*
Source
Cate g cry
Advisory Recommendations
Freeways and
High -Traffic
Roads
•
Avoid siting new sensitive land uses within 500 feet of a freeway, urban roads with 100,000 vehicles/day, or rural roads with 50,000 vehicles/day.
Distribution
Centers
•
•
Avoid siting new sensitive land uses within 1,000 feet of a distribution center (that accommodates more than 100 trucks per day, more than 40 trucks with operating transport refrigeration units (TRUs) per day, or where TRU unit operations exceed 300 hours per week).
Take into account the configuration of existing distribution centers and avoid locating residences and other new sensitive land uses near entry and exit points.
•
Avoid siting new sensitive land uses within 1,000 feet of a major 02-17 The comment states that the operational HRA only accounts for emissions from 50 hours of testing, not for use during an emergency. The comment claims that it would be reasonably foreseeable that the emergency generator would be used and cites caselaw about including emissions for emergency generators due to the frequency of public safety power shutoffs. The comment states that HRA underestimates emissions because it does not include generator emissions from an emergency.
The California Environmental Quality Act (CEQA) defines an "emergency" as "a sudden, unexpected occurrence, involving a clear and imminent danger, demanding immediate action to prevent or mitigate loss of, or damage to, life, health, property, or essential public services. "Emergency" includes such occurrences as fire, flood, earthquake, or other soil or geologic movements, as well as such occurrences as riot, accident, or sabotage."
02-18 The comment includes a conclusion to comments regarding the project's health risks assessment.
Please refer to response to comment 02-14 through 02-17. 02-19 The comment incorrectly states that the MND does not evaluate the feasibility of obtaining any equipment that would potentially be used as an alternative method under Tier 4 and is improperly deferred. The comment states that MM -A-1 does not identify a performance standard. The comment misconstrues Response to Comment 02-7 that a significant health risk impact is the same as localized 11942 RTC -16
SEPTEMBER 2025
3769
RITZ-CARLTON RANCHO MIRAGE MND
FINAL INITIAL STUDY/MITIGATED NEGATIVE DECLARATION / RESPONSES TO COMMENTS significant thresholds. As described in MM-AQ-1, Documentation using industry -standard emission estimation methodologies shall be furnished to the City demonstrating that estimated project - generated construction emissions would not exceed the applicable SCAQMD cancer risk threshold with the alternate construction method(s). If the documentation demonstrates that project -generated construction emissions will remain below the applicable SCAQMD cancer risk threshold, then the City may approve the alternate construction method(s), at the City's discretion. This analysis would only be required if the project would occur if the project applicant would not be able to use Tier 4 equipment.
Further, a performance standard (SCAQMD cancer risk threshold), has been identified in the mitigation measure.
This comment was previously addressed in Response to Comment 05-15 of the FMND. 02-20 The comment states that the FMND fails to include sufficient energy conservation measures and that the project fails to meet standard of Appendix F of the CEQA guidelines.
The MND analysis does not rely upon compliance with GBC standards as well. Energy consumption during project operation would be commensurate with typical commercial projects and would not use energy wastefully or inefficiently. The Ritz Carlton Rancho Mirage is enrolled in the Rancho Mirage Energy Authority. The project is an extension of the Ritz Carlton Rancho Mirage and would be subject to the requirements of the existing enrollment. Furthermore, the project would include sustainability design features to reduce potential energy and water usage, such as installation of high -efficiency lighting. Other renewable energy systems including wind turbine generation, geothermal generation, energy storage, and other renewable energy generation features are not considered technically or economically feasible and/or demonstrated for a similar project. Additionally, site constraints include limited land availability and incompatibility with land use for large-scale power generation facilities, as well as unknown interconnection feasibility and compatibility with utility provider systems. For these reasons other on -site renewable energy systems are not considered feasible for the proposed project.
The MND directly states that the project would provide EV charging infrastructure that meets the California GBC. Further analysis of the impact of EV charging infrastructure is not required in the GHG analysis and the project would comply with California GBC. As discussed in the MND, GHG impacts would be less than significant and additional mitigation and an EIR are not required.
This comment was previously addressed in Response to Comment 02-14 through -17 of the FMND. 02-21 The comment states the planning commission lacks evidence required to approve the project entitlement because the project fails to make findings related to impacts to fish or wildlife or their habitat; public health; conflict easements; and compliance with CEQA. As concluded in the FMND, the project would not result in significant impacts related to biological resources, air quality, and land use with the inclusion of mitigation.
02-22 The comment includes concluding remarks that there is supporting evidence that the project would have significant and unmitigated health risks, air quality, noise and transportation impacts. The comment also states that the project will have a significant impact on the environment and an EIR is required. The project will not have a significant effect on the environment with the proposed mitigation 11942 RTC -17
SEPTEMBER 2025
3770
RITZ-CARLTON RANCHO MIRAGE MND
FINAL INITIAL STUDY/MITIGATED NEGATIVE DECLARATION / RESPONSES TO COMMENTS measures, as discussed in the FMND and therefore an EIR is not required. Please refer to Response to Comments 02- 7 through 02-21 for more detailed responses. 02-23 The comment summarizes the detailed comments that follow. The comment does not identify specific issues with the adequacy of the FMND. No further response is required. 02-24 The comment disputes claims made in Appendix E-2 regarding allowable noise level limits in different jurisdictions in California. The comment further states that an increase in 20dBA is extreme and a 10 dBA threshold should be used. The comment further states that the project would also exceed the 20 dBA threshold and would result in an increase of 31 dBA from ambient noise levels. Please refer to Response to Comment 02-10 through -12.
02-25 The comment states that if the proposed HVAC units were to increase their runtime than what was assumed in the noise analysis, the project could result in potentially significant operational noise impacts. Please refer to Response to Comment 02-13.
02-26 The comment states concern regarding potential significant noise impacts includes a conclusion to prior comments. Please refer to Response to Comment 02-23 through -25. 02-27 The comment states that the MND does not analyze potential health risk impacts associated with construction and operation of the project. The commenter also notes that the health risk assessment (HRA) conducted only evaluate emissions from the emergency generator and does not account for other operational sources. Please refer to Response to Comment 02-16. 02-28 The comment states that EPA guidance supports using screening -level HRAs to identify potential health risks and that significant results warrant refined modeling. The commenter also notes that the response to comment relied on its own screening analysis rather than adopting their findings. Please refer to Response to Comment 02-16.
02-29 The comment states that the construction and operational HRAs should be summed up and compared to the SCAQMD threshold. The comment further states that an EIR should be prepared to adequately address HRA impacts. Please refer to Response to Comment 02-15. 02-30 The commenter recommends additional mitigation measures for construction -related DPM emissions.
MM-AQ-1 has been included which requires Tier 4 engines for diesel equipment >75 hp, which reduces cancer risks to below CEQA thresholds and no further mitigation is required. 02-31 The comment is a disclaimer and provides concluding remarks. The comment does not identify specific issues with the adequacy of the MND. No further response is required. 02-32 The comment includes the resume of Matthew F. Hagemann and Paul Rosenfed. The comment does not identify specific issues with the adequacy of the MND. No further response is required. 11942 RTC -18
SEPTEMBER 2025
3771
RITZ-CARLTON RANCHO MIRAGE MND
FINAL INITIAL STUDY/MITIGATED NEGATIVE DECLARATION / RESPONSES TO COMMENTS Response to Comment Letter I1
Dr. Deb Windham,
Dr Brian Herman (Chairman of Radiology at Eisenhower Medical Center) Bob Greenbaum
Debbi Melman
January 6, 2025
The comment provides an introduction to comments to follow and a summary of the project description and expresses general concern regarding potential environmental and infrastructural impacts of the proposed expansion. Please refer to Response to comment I1-2 through I1-5.
I1-2 The comment raises concerns regarding potential traffic impacts along Frank Sinatra Drive and possible effects on emergency vehicle access, specifically given the community's elderly population.
The MND includes analysis of traffic operations, queuing, and emergency access. With implementation of identified mitigation measures (MM-TRA-1 and MM-TRA-2), impacts would be less than significant.
I1-3 The comment raises concerns regarding construction -related -noise, dust, debris and potential effects on wildlife and the surrounding environment. As described in the FMND concludes that construction air quality impacts would be less than significant with compliance of SCAQMD rules, standard of dust controls; noise and vibration impacts would be less than significant with implementation of MM-N0I-1; and biological resources impacts would be less than significant with implementation of MM-BI0-1 through MM-BI0-6.
I1-4 The comment suggests using the existing service road behind the Ritz -Carlton for construction access to reduce impacts on Frank Sinatra Drive. The MND includes analysis of construction traffic and associated impacts and identifies mitigation measures to reduce potential traffic, noise, and safety impacts.
I1-5 The comment requests detailed mitigation plans and community involvement. The FMND is available to the public to review and identified mitigation measures to reduce impacts to less than significant levels. The MND was available for comment during March 11, 2024, through April 9, 2024, in accordance with Section 15105(a) of the California Environmental Quality Act (CEQA) Guidelines. The MND was recirculated from July 22,2024 to August 20, 2024. 11942 RTC -19
SEPTEMBER 2025
3772
RITZ-CARLTON RANCHO MIRAGE MND
FINAL INITIAL STUDY/MITIGATED NEGATIVE DECLARATION / RESPONSES TO COMMENTS Response to Comment Letter 12
Dr. Deb Windham,
Dr Brian Herman (Chairman of Radiology at
Eisenhower Medical Center)
January 6, 2025
I2-1 The comment provides an introduction to comments to follow and a summary of the project description and expresses general concern regarding potential environmental and infrastructural impacts of the proposed expansion. Please refer to Response to comment 11-2 through I1-5.
I2-2 The comment raises concerns regarding potential traffic impacts along Frank Sinatra Drive and possible effects on emergency vehicle access, specifically given the community's elderly population.
Please refer to Response To Comment 11-2.
I2-3 The comment raises concerns regarding construction related -noise, dust, debris and potential effects on wildlife and the surrounding environment. Please refer to Response to Comment 11-3 I2-4 The comment suggests using the existing service road behind the Ritz -Carlton for construction access to reduce impacts on Frank Sinatra Drive. Please refer to Response to Comment I1-4.
I2-5 The comment requests detailed mitigation plans and community involvement. The MND identifies mitigation measures to reduce impacts to less than significant levels, and the CEQA process provides opportunities for public review and input. No further response is required. Please refer to Response to Comment 11-5.
11942 RTC -20
SEPTEMBER 2025
3773
RITZ-CARLTON RANCHO MIRAGE MND
FINAL INITIAL STUDY/MITIGATED NEGATIVE DECLARATION / RESPONSES TO COMMENTS Response to Comment Letter 13
Drs Deb Windham and Brian Herman
January 2, 2025
13-1 The comment expresses concerns regarding construction related traffic, noise, dust, debris and impacts to safety and access along Frank Sinatra Drive. Please refer to Response to Comment 11-2 and 11-3 above.
13-2 The comment recommends using the existing service road near the back of the property for construction access to reduce impacts on residents. Please refer to Response to Comment 11- 4. 11942 RTC -21
SEPTEMBER 2025
3774
RITZ-CARLTON RANCHO MIRAGE MND
FINAL INITIAL STUDY/MITIGATED NEGATIVE DECLARATION / RESPONSES TO COMMENTS
INTENTIONALLY LEFT BLANK
11942 RTC -22
SEPTEMBER 2025
3775
RITZ-CARLTON RANCHO MIRAGE MND
FINAL INITIAL STUDY/MITIGATED NEGATIVE DECLARATION / RESPONSES TO COMMENTS References
SDAPCD 2022. Supplemental Guidelines for Submission of Air Toxics "Hot Spots 11942 RTC -23
SEPTEMBER 2025
3776
RITZ-CARLTON RANCHO MIRAGE MND
FINAL INITIAL STUDY/MITIGATED NEGATIVE DECLARATION / RESPONSES TO COMMENTS
INTENTIONALLY LEFT BLANK
11942 RTC -24
SEPTEMBER 2025
3777
Appendix A
RTC Letters
3778
Comment Letter 01
P: (626) 314-3821
F: (626) 389-5414
E: [email protected]
Mitchell M. Tsai
Law Firm
139 South Hudson Avenue
Suite 200
Pasadena, California 91101
VIA EMAIL
January 9, 2025
Planning Commission
City of Rancho Mirage
Rancho Mirage City Hall
69-825 Highway 111
Rancho Mirage, California, 92270
Em: [email protected]
Em: kristier ranchmirageca.gov
Ben Torres
Planning Manager
69-825 Highway 111
Rancho Mirage, California, 92270
Em: [email protected]
Em: [email protected]
RE: City of Rancho Mirage January 9, 2025, Planning Commission Meeting — Agenda Item No. 3: Ritz -Carlton Phase II Expansion Project.
Dear Honorable Planning Commissioners, City Clerk Ramos, and Ben Torres:
On behalf of the Western States Regional Council of Carpenters ("WSRCC"), our firm is submitting these comments in connection with the City of Rancho Mirage's ("City" or "Lead Agency") January 9, 2025, Planning Commission hearing pertaining to the Ritz -Carlton Phase II Expansion Project (Case Nos. EA21-0002, GPZMA21-0001, DA21-0002, MOD21-0004) ("Project") and the December 2024 Final Initial Study / Mitigated Negative Declaration ("FMND") published in connection therewith.
The Project involves the construction of the Ritz -Carlton Residences Rancho Mirage and the Sky Mesa Recreation Center on a 16.13 -acre site located at 68900 Frank Sinatra Drive, Rancho Mirage, CA 92270 (APNs: 689-330-026, -028, -031, -032, -034; 689-020-012, -014; 689-331-001, -018) in Riverside County. Nestled in the foothills of the Santa Rosa Mountains 650 feet above the Coachella Valley below, the 236,748 - square -foot Project will consist of 106 residential suites and hotel villas (totaling approximately 200,474 -square feet), approximately 23,840 -square feet of event space, approximately 6,273 -square feet of restaurant/commercial space, and approximately 5,510 -square feet of amenity space. The overall Project Site includes an existing hotel v
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City of Rancho Mirage — Ritz -Carlton Phase II Expansion January 9, 2025