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PP 85-18 HOTEL/COMMERCIAL/COOK STREET 1985
PRECISE PLAN � " �� TENTATIVE TRACT ZONE CHANGE PARCEL MAP VARIANCE _ U.U.I . 00 REFER TO 1201 a 0 00 00 z APPI-ICANT: 0 ERVE R 0 P /4 LOCATIC;+N : u Ctr,w.cn r�c�e�CC �1 Cs��vibt z r�i r REQUEST_ o EXISTING ZONE:- PREPARATION PROGRESS 0 DATE BY COMMENTS APPLICATION RECEIVED LEGAL_PUBLICATION SENT NOTICES SENT FIELD INVESTIGATION DEPTS. NOTIFIED BUILDING ENGINEERING _ FIRE POLICE RECREATION & PARKS SCHOOL DISTRICT DIVISION OF HIGHWAYS FLOOD CONTROL PRELIMINARY MEETING STAFF REPORT I_ FINAL_PLAN APPROVAL PRECISE PLAN (6) LANE)SCAPING PLAN (5) PLAN. DIRECTOR MOD. (6) HEARINGS & ACTIONS DATE ACTION VOTE REVIEW BOARD HEARING P.C. HEARING PUBLISHED P.C. PUBLIC HEARING APPLICANT NOTIFIED C.C. PUBLIC HEARING ORDINANCE NO. RESOLUTION NO. EFFECTIVE DATE RECORDED FOR DATA- BANK ZONING MAP CORRECTED 1 Lui* s Barragan 6 2 r' The Pritzker Architecture Prize 1980 Presented to Luis Barragan Sponsored by The Hyatt Foundation 4 San Cristobal, San Cristobal, stable,horse pool,swimming pool and house caballerizas,batios,alberca y casa for Mr.and Mrs.Folke Egerstrom, del Sr.Folke Egerstrom y senora, subdivision Los Clubes,suburb of Mexico, subdivision Los Clubes,saburbio de Mexico, D.F. 1967-1968,with the collaboration U.F. 1967-1968,en colaboraci6n con of architect Andres Casillas el aryuitecto Andres Casillas. s ly • ..:..u. 1. . � • r �,. e ; �� i A t'p' e+ e Y • J � �4 �� �� � kNk � 4 kj' � ok 4 441 � 1 14 " Ok 4 kk k 1to 4411 ,oil 1 � f � 11 � I I I�IIlliiiii�i4u 11 � � � 11 � 11111111��1u � � 3 Las Arboledas, Las Arboledas, residential subdivision. subdivisi6n residencial h \F, •�Y y .�, it + �1 1I 11 1• I � � I r � m !� t 1 ' r e 7 V„_ I � I I 1 The Towers of Sacellite City Las Torres de la Cuidad Satelite Queretaro Highway,Mexico City. 1957, Carretera Queretaro,cuidad de Mexico.1957, in collaboracion with Mathias Goeritz en colaboracion con Matias Gocritz Y I FM � The Jury J. Carter Brown We are honoring Luis Barragan for his commitment Director, National Gallery of Art to architecture as a sublime act of the poetic imagina- Washington, D.C. tion. He has created gardens, plazas, and fountains of haunting beauty—metaphysical landscapes for medi- Lord Clark of Saltwood ration and companionship. Author and Art Historian A stoical acceptance of solitude as man's fate per- meates Barragan's work.His solitude is cosmic,with Arata Isozaki Mexico as the temporal abode he lovingly accepts. Architect and Critic It is to the greater glory of this earthly house that he has created gardens where man can make peace with Philip Johnson himself, and a chapel where his passions and desires Architect, 1979 Pritzker Prize Laureate may be forgiven and his faith proclaimed. The gar- den is the myth of the Beginning and the chapel that J. of the End. For Barragan, architecture is the form Chairman, Executive Committee Irwin Miller man gives to his life between both extremes. C Cummins Engine Company, Inc. Architectural Patron Celebramos a Luis Barragan por su dedication a la Cesar Pelli arquitectura como acto sublime de la imagination Architect and Dean poetica. Sus fuentes,jardines y plazas de inmarcesible of the School of Architecture belleza, son paisajes metafisicos companeros de la Yale University meditation. La obra de Barragan rezuma la estoica aceptacion de la soledad del hombre. Una soledad cosmica, en la que Mexico es la pasajera residencia aceptada.con, Carleton Smith amor. Es para la mayor gloria de este hogar terrenal Secretary to theJury que Barragan ha creadojardines donde el hombre Chairman, International Awards Foundation puede conciliarse consigo mismo, y capillas donde sus pasiones y deseos pueden set perdonados y donde Arthur Drexler puede proclamar su £e. El jardfn es el simbolo del Consultant to the Jury Principio, la capilla el del Final. Para Luis Barragan, Director, Architecture and Design la arquitectura es la forma que el hombre da a su vida Museum of Modern Art, New York City entre ambos extremos. About Prizes Respecto a Prer ios J. Irwin Miller J. Irwin Miller Prizes have been awarded by humans to their fellows El hombre ha adjudicado premios a sus semejantes a as far back as history records—for achievements in todo to largo de la historic—por proezas belicas, war, in poetry,in music,in athletics, in whatever poeticas, musicales y atleticas, en cualquier campo fields were valued by particular generations at partic- apreciado per ciertas generaciones en epocas deter- ular times. minadas. The prize might be a laurel wreath, a medal, El premio podia ser una corona de laurel, una Blenheim Palace, the king's daughter, or a duchy. medalla, el Palacio de Blenheim, una princesa o un Prize ceremonies have been occasions for general ducado. celebration, or they have expressed simple gratitude, Las ceremonial de premiacion ban sido aconteci- but they have also in a very significant way expressed mientos celebrados por todos, o ban expresado sim- the need to reward excellence, the human achieve- ple agradecimiento; pero tambien han manifestado ment at its most creative. de una manera significativa, la necesidad de permiar Sometimes a generation's judgment of its own to excelente,]a hazana del hombre en cuanto mas artists and creators has been flawed. Socrates was put creativa. to death, Mozart buried in a pauper's grave, and Aveces el criterio de una generation sobre sus Wren discharged as architect of St. Paul's.The list is propios artistas y creadores ha sido erroneo. long, but so is the other list. Ictinus and Callicrates Socrates fue condenado a muerte, Mozart fue enter- were esteemed by 5th century Athens. The honored rado en la fosa comun y Wren fue despedido como names of the architects of Hagia Sophia survive to arquitecto de Saint Paul. La lista es larga, pero this day. And during their lifetimes, Wright, Mies, tambien to es la otra. Ictino y Calicrates fueron apre- and Corbusier were recognized publicly as giants ciados per la Arenas del Siglo V. Los nombres of their century. laureados de los arquitectos de Santa Sofia It is a good thing for a society to rejoice in splendid sobreviven hasta nuestros dias. Y durante sus vidas, achievements, to hold up excellence to all its mem- Wright, Mies y Le Corbusier,fueron reconocidos bers, and to call attention to those who accomplish publicamente como gigantes de su siglo. great works. These rare persons remind the rest of Es digno de elogio el que una sociedad se regocije us what we have in us to do if we will achieve only de sus logros esplendidos, que apoye la excelencia de a portion of the commitment, the discipline, the clear sus miembros y que distinga a aquellos que llevan a vision, and the taste for work (even to the threshold Cabo grandes obras. Estas contadas personas nos of pain) which are invariable characteristics of the recuerdan to que tenemos en nosotros por hater si infinitesimal number of the greatest in any time. alcanzamos solamente una parte del compromiso, la Aworld prize in architecture is long overdue. disciplina, la vision data y el gusto per el trabajo "First we shape our buildings, then our buildings (atin en el umbral del dolor), que son caracteristicas shape us." Architects have built slums and even invariables del ntimero infinitesimal de los grandes I �I i. 'i h whole cities which crush the human spirit. But de cualquier epoca. always a few have designed other and better kinds Era necesario un permio muridial de arquitectura. of cities, more humane housing, cathedrals, colleges, "Primeramente damos forma a nuestros edificios, y f parks, centers of government, even factories and luego estos nos la dan a nosotros." Los arquitectos, barns, which reveal truth, which give us joy for han construido barrios bajos y atin ciudades enteral centuries, and which shame us from sinking to que aplastan el espiritu humano.Pero siempre unos i our meanest. pocos han disenado cuidades mejores, viviendas mis This prize gives a just and due reward to the small humanitarias, catedrales, universidades, parques, cen- band of the best, but even more it serves to remind tros gubernamentales, aun graneros y fibricas, que every member of the discipline that architecture can revelan la verdad, que nos regocijan por siglos y nos and should be more than a close professional guild. avergilenzan de hundirnos en nuestra mezquindad. -i Architecture, indeed every profession at its most Este premio da un galardon justo y debido al admirable, is a calling, a `vocation" in the root mean- pequeno grupo de los mejores; pero mis aun, sirve ing of that ancient word. para recordar a todos los miembros de esta disci- plina, que la arquitectura puede y debe ser mis, que un cerrado gremio profesional. La arquitectura, y en realidad toda profesion en su aspecto mis admirable, es un llamado, una `vocation" en el sentido etimologico de esta antigua palabra. f '4 I Formal Address Discurso Luis Barragan, Dumbarton Oaks Luis Barragan, Dumbarton Oaks Tuesday,June 3, 1980 Mattes 3 de junio, 1980 I welcome the opportunity to express my admiration Deseo dejar constancia, ademis, de mi respeto y for the United States of America, generous patron of admiration por el pueblo norteamericano, gran the arts and sciences, which—as in so many instances Mecenas de las ciencias y de las artes, y que sin en- -has transcended its geographical frontiers and cerrarse dentro de los limites de sus fronteras]as trascen- purely national interests to confer this high distinc- dio para distinguir de manera tan honrosa y generoua, tion on a son of Mexico, thus recognizing the univer- en este caso, a un hijo de Mexico. Tengo plena con- 11 sality of cultural values and,in particular, those of my ciencia, por tanto, que el premio que se me otorga es native country. un acto de reconocimiento de la universalidad de la 4 But as no one ever owes all to his own individual cultura y en particular de]a cultura de mi patria. effort, it would be ungrateful not to remember all Pero Como nunca nadie se debe todo solo a si mismo, those who throughout my lifetime have contributed seria mesquino no recordar en este momento la cola- to my work with their talents, assistance and encour- boracaon, la ayuda y el estimulo que he recibido a to agement: fellow architects, designers,photographers, largo de mi vida por parte de colegas, dibujantes, writers,journalists, as well as personal friends who fotografos, escritores,periodistas y personales amigos have honored me by taking an active interest in my que ban tenido la bondad de interesarse en mis trabajos. work. Quisiera avalarme de esta ocasion Para presentar I take this occasion to present some impressions ante ustedes algunos pensamientos, algunos recuer- and recollections that, to some extent, sum up the dos e impresiones que, en su conjunto, expresen la ideology behind my work. In this regard, Mr.Jay ideologia que sustenta mi trabajo. Ya este respecto Pritzker stated in an announcement to the press— ya se anticipo—aunque con excesiva generosidad— with excessive generosity—what I consider essential el senor Jay A. Pritzker cuando exphco a la prensa que to that ideology: that I had been chosen as the recipi- se me habia discemido el premio por considerar que me ent of this prize for having devoted myself to archi- he dedicado a la arquitectura "como un acto sublime tecture"as a sublime act of poetic imagination." Con- de la imagination poetica." En mi se premia, entonces, sequently, I am only a symbol for all those who have a todo aquel que ha sido tocado por la belleza. been touched by Beauty. En proportion alarmante ban desaparecido en las It is alarming that publications devoted to architec- publications dedicadas a la arquitectura las palabras ture have banished from their pages the words belleza, inspiration embmjo,magia, sortilegio, Beauty, Inspiration, Magic, Spellbound, Enchant- encantamiento y tambien las de serenidad, silencio, ment, as well as the concepts of Serenity, Silence, intimidad y asombro. Todas ellas ban encontrado Intimacy and Amazement. All these have nestled in amorosa acogida en mi alma, y si estoy lejos de pre- my soul, and though I am fully aware that I have not tender haberles hecho plena justicia en mi obra, no done them complete justice in my work, they have por eso ban dej ado de ser mi faro. never ceased to be my guiding lights. Religion y Mito. zComo comprender el arte y la i i Religion and Myth. It is impossible to understand gloria de su historia sin la espiritualidad religiosa y sin Art and the glory of its history without avowing reli- el trasfondo mitico que nos Ileva hasta las raices mis- gious spirituality and the mythical roots that lead us mas del fenomeno artistico? Sin to uno y to otro no to the very reason of being of the artistic phenome- habria las pirimides de Egipto y las nuestras mex- non. Without the one or the other there would be icanas; no habria templos griegos ni catedrales goticas no Egyptian pyramids nor those of ancient Mexico. ni los asombros que nos dejo el renacimiento y la Would the Greek temples and Gothic cathedrals have Edad Barroca; no las danzas rituales de los mal llama- existed?Would the amazing marvels of the Renais- dos pueblos primitivos in el inagotable tesoro artistico sance and the Baroque have come about? de la sensibilidad popular de todas las nations de And in another field, would the ritual dances of the la tierra. Sin el afan de Dios nuestro planeta seria so-called primitive cultures have developed?Would un yermo de fealdad."En el arte de todos los tiempos we now be the heirs of the inexhaustible artistic trea- y de todos los pueblos impera la logica irrational del sure of worldwide popular sensitivity? Without the mito"me dijo un dia mi amigo Edmundo O'Gorman, desire for God, our planet would be a sorry waste- y con o sin su permiso me he apropiado sus palabras. land of ugliness. "The irrational logic harboured in Belleza. La invencible dificultad que siempre han the myths and in all true religious experience has been tenido los filosofos en definir la belleza es muestra the fountainhead of the artistic process at all times inequivoca de su inefable misterio. La belleza habla and in all places." These are words of my good como un oriculo,y el hombre, desde siempre,le ha friend, Edmundo O'Gorman, and, with or without rendido culto, ya en el tatuaje, ya en la humilde herra- his permission, I have made them mine. mienta,ya en los egregios templos y palacios, ya, Beauty. The invincible difficulty that the philoso- en fin, hasta en los productos industriales de la mis phers have in defining the meaning of this word is avanzada tecnologia contemporinea. La vida privada unequivocal proof of its ineffable mystery. Beauty de belleza no merece llamarse humana. speaks like an oracle, and ever since man has heeded Silencio. En mis jardines, en mis casas siempre he its message in an infinite number of ways: it may be procurado que prive el plicido murmullo del silencio, in the use of tatoos,in the choice of a seashell neck- y en mis Fuentes canta el silencio. lace by which the bride enhances the promise of her Soledad. Solo en intima comunion con la soledad surrender, or, again,in the apparently superfluous puede el hombre hallarse a si mismo. Es buena ornamentation of everyday tools and domestic uten- companera, y mi arquitectura no es para quien la sils, not to speak of temples and palaces and even, tema y la rehuya. in our day, in the industrialized products of modern Serenidad. Es el gran y verdadero antidoto contra la technology. Human life deprived of beauty is not angustia y el temor y hoy, mis que nunca,la habita- worthy of being called so. cion del hombre debe propiciarla. En mis proyectos y Silence. In the gardens and homes designed by me en mis obras no otro ha sido mi constante afan, pero I I have always endeavored to allow for the interior hay que cuidar que no la ahuyente una indiscriminada placid murmur of silence, and in my fountains, paleta de colores. Al arquitecto le toca anunciar en su silence sings. obra el evangelio de la serenidad. Solitude. Only in intimate communion with solitude Alegrid. Como olvidarla! Pienso que una obra alcan- may man find himself. Solitude is good company za la perfection cuando no excluye la emotion de la and my architecture is not for those who fear or shun it. alegria, alegria silenciosa y serena disfrutada en soledad. Serenity. Serenity is the great and true antidote La Muerte. La certeza de nuestra muerte es fuente against anguish and fear, and today, more than ever, it de vida,y en religiosidad implicita en la obra de arte is the architect's duty to make of it a permanent guest triunfa la vida sobre la muerte. in the home,no matter how sumptuous or how La Muerte. La certeza de nuestra muerte es fuente humble. Throughout my work I have always strived de vida, y en religiosidad implicita en la obra de arte to achieve serenity, but one must be on guard not to triunfa la vida sobre la muerte. destroy it by the use of an indiscriminate palette. Jardines. En el jardin el arquitecto invita a colaborar Joy. How can one forget joy? I believe that a work con el al reino vegetal. Un jardin bello es presencia of art reaches perfection when it conveys silent joy permanente de la naturaleza, pero la naturaleza redu- and serenity. cida a proportion humana y puesta al servicio del Death. The certainty of death is the spring of action hombre, y es el mas eficaz refugio contra la agresivi- and therefore of life, and in the implicit religious ele- dad del mundo contemporaneo. u ment in the work of art, life triumphs over death. "El alma de los jardines,"decia Ferdinand Bac, Gardens. In the creation of a garden, the architect "alberga la mayor suma de serenidad de que puede _ invites the partnership of the Kingdom of Nature. disponer el hombre."Y fue Bac quien desperto en mi In a beautiful garden, the majesty of Nature is ever el anhelo de la arquitectura de jardin. El decia: "En present, but Nature reduced to human proportions este pequeno dominio (sus jardines de Les Colom- and thus transformed into the most efficient haven biers) no he hecho otra Cosa que unirme a la solidari- against the aggressiveness of contemporary life. dad milenaria a que todos estamos sujetos, que no es Ferdinand Bac taught us that "the soul of gardens sino la ambition de expresar con la materia un senti- shelters the greatest sum of serenity at man's dis- miento comun a muchos hombres en busqueda de un posal" and it is to him that I am indebted for my vinculo con la naturaleza al crear un lugar de repose, longing to create a perfect garden. He said, speaking de placer-apacible."Ya se ve que es condition de un of his gardens at les Colombiers, "in this small jardin aunar to poetico y to misterioso con la sereni- domain, I have done nothing else but joined the dad y la alegria. No hay mejor expresion de la millenary solidarity to which we are all subject: the vulgaridad que un jardin vulgar. ambition of expressing materially a sentiment, com- En una vasta extension de lava al sur de la ciudad mon to many men in search of a link with nature,by de Mexico me propuse, arrobado por la belleza de ese 1 ! creating a place of repose of peaceable pleasure." It antiguo paisaje volcinico, realizar algunos jardines que will appear obvious, then, that a garden must com- humanizaran, sin destruir, tan maravilloso especticulo. bine the poetic and the mysterious with a feeling of Paseando entre]as grietas de lava protegido por la serenity and joy. There is no fuller expression of vul- sombra de imponentes murallas de roca viva, repen- garity than a vulgar garden. tinamente descubri, Oh sorpresa encantadora! pe- To the south of Mexico City lies a vast extension quenos secretos verdes valles rodeados y limitados of volcanic rock,and,overwhelmed by the beauty of por las mis caprichosas,hermosas y fantisticas for- this landscape, I decided to create a series of gardens maciones de piedra que habia esculpido en la roca to humanize, without destroying,its magic. While derretida el poderoso soplo de vendavales prehistoricos. walking along the lava crevices, under the shadow Tan inesperado hallazgo de esos valles me produjo of imposing ramparts of live rock, I suddenly discov- una sensation no desemejante a la que tuve cuando, ered, to my astonishment, small secret green val- caminando por un estrecho y oscuro tunel de la Al- leys—the shepherds call them "jewels"—surrounded hambra, se me entrego, sereno, callado y solitario, el and enclosed by the most fantastic, capricious rock hermoso patio de los Mirtos de ese antiguo palacio. formations wrought on soft, melted rock by the Contenii to que debe contener un jardin bien logrado: onslaught of powerful prehistoric winds. The unex- nada menos que el universo entero. petted discovery of these "jewels" gave me a sensa- Jamis me ha abandonado tan memorable epifania tion similar to the one experienced when, having y no es casual que desde el primer jardin que realice walked through a dark and narrow tunnel of the en 1941, todos los que le ban seguido pretenden con Alhambra,I suddenly emerged into the serene, humilidad recoger el eco de la inmensa leccion de la silent and solitary "Patio of the Myrtles" hidden in sabiduria plistica de los moros de Espana. the entrails of that ancient palace. Somehow I had Fuentes. Una fuente nos trae Paz, alegria y apacible the feeling that it enclosed what a perfect garden— sensualidad y alcanza la perfection de su razon de ser no matter its size—should enclose: nothing less than cuando por el hechizo de su embrujo, nos transporta, the entire Universe. por decirlo asi, fuera de este mundo. This memorable epiphany has always been with En la vigilia y en el sueno me ha acompariado me, and it is not by mere chance that from the first a to largo de mi vida el dulce recuerdo de fuentes garden for which I am responsible all those following maravillosas; las que marcaron para siempre mi are attempts to capture the echo of the immense les- ninez: los derramaderos de aguas sobrantes de las pre- son to be derived from the aesthetic wisdom of the sas; los algibes de las haciendas; los brocales de los Spanish Moors. pozos en los patios conventuales; las acequias por Fountains. A fountain brings us peace,joy and donde corre alegremente el agua; los pequenos restful sensuality and reaches the epitomy of its very manantiales que reflejan las copas de irboles milena- essence when by its power to bewitch it will stir rios, y los viejos acueductos—que desde lejanos ho- i i Ii 1 I I dreams of distant worlds. rizontes traen presurosos el agua a]as haciendas con While awake or when sleeping, the sweet memo- el estruendo de una catarata. ries of marvelous fountains have accompanied me Arquitectura. Mi obra es autobiografica, como tan throughout my life. I recall the fountains of my child- certeramente to senalo Emilio Ambasz en el texto del hood; the drains for excess water of the dam; the dark libro que publico sobre mi arquitectura el Museo de ponds in the recess of abandoned orchards; the curb- Arte Modemo de Nueva York. En mi trabajo subyacen stone of shallow wells in the convent patios; the small los recuerdos del rancho de mi padre donde pase anos country springs, quivering mirrors of ancient giant de ninez y adolescencia, y en mi obra siempre alienta el water-loving trees, and then, of course, the old intento de transponer al mundo contemporaneo la ma- aqueducts—perennial reminders of Imperial Rome— gia de esas lejanas anoranzas tan colmadas de nostalgia. which from lost horizons hurry their liquid treasure Han sido para mi niotivo de permanente inspira- to deliver it with the rainbow ribbons of a waterfall. cion las lecciones que encierra la arquitectura popular Architecture. My architecture is autobiographical, as de la provincia mexicana: sus paredes blanqueadas con Emilio Ambasz pointed out in his book on my work cal; la tranquilidad de sus patios y huertas; el colorido published by the Museum of Modern Art in New de sus calles y el humilde senorio de sus plazas York. Underlying all that I have achieved—such as it rodeadas de sombreados portales. Y como existe on is—are the memories of my father's ranch where I profundo vinculo entre esas ensenanzas y las de los spent my childhood and adolescence. In my work I pueblos del norte de Africa y de Marmecos, tambien have always strived to adapt to the needs of modern estos han marcado con su sello mis trabajos. living the magic of those remote nostalgic years. Catolico que soy, he visitado con reverencia y con The lessons to be learned from the unassuming frecuencia los monumentales conventos que hereda- architecture of the village and provincial towns of my mos de la cultura y religiosidad de nuestros abuelos, country have been a permanent source of inspiration. los hombres de la colonia, y nunca ha dejado de con- Such, for instance, the whitewashed walls; the peace moverme el sentimiento de bienestar y paz que se to be found in patios and orchards; the colorful apodera de mi espiritu al recorrer aquellos hoy des- streets; the humble majesty of the village squares sur- habitados claustros, celdas y solitarios patios. Como rounded by shady open corridors. And as there is a quisiera que se reconociera en algunas de mis obras]a deep historical link between these teachings and those huella de esas experiencias, como traee de hacerlo en of the North African and Moroccan Villages, they la capilla de las monjas capuchinas sacramentarias en too have enriched my perception of beauty in archi- Tlalpan, Ciudad de Mexico. tectural simplicity. El Arte de Ver. Es esencial al arquitecto saber ver; Being a Catholic, I have frequently visited with quiero decir ver de manera que no se sobreponga el reverence the now empty monumental monastic analisis puramente racional. Y con este motivo rindo buildings that we inherited from the powerful reli- aqui un homenaje a un gran amigo que con so infali- r 6 gious faith and architectural genius of our colonial ble buen gusto estetico fue maestro en ese dificil arte ancestors, and I have always been deeply moved by de ver con inocencia. Aludo al pintor Jesus (Chucho) the peace and well-being to be experienced in those Reyes Ferreira a quien tanto me complace tener ahora uninhabited cloisters and solitary courts. How I have la oportunidad de reconocerle publicamente la deuda wished that these feelings may leave their mark on que contraje con el por sus sabias ensenanzas. my work. Ya este proposito no esti fuera de lugar traer a la The Art of Seeing. It is essential to an architect to memoria unos versos de otro gran y quendo amigo, . t know how to see: I mean, to see in such a way that el poeta mexicano Carlos Pellicer: g the vision is not overpowered by rational analysis. Por la vista el bien y el mal And in this respect I will take advantage of this nos Megan. opportunity to pay homage to a very dear friend Ojos que nada ven, who, through his infallible aesthetic taste, taught us almas que nada esperan. the difficult art of seeing with innocence. I refer to the La Nostalgia es conciencia del pasado, pero elevada Mexican painter Jesus (Chucho) Reyes Ferreira, for a potencia poetica, y como para el artista su personal whose wise teachings I publicly acknowledge my pasado es la£uente de donde manan sus posibilidades indebtedness. creadoras, la nostalgia es el camino para que ese And it may not be out of place to quote another pasado rinda los frutos de que esti prenadio. El { great friend of mine and of the Arts, the poet Carlos arquitecto no debe, pues, desoir el mandato de las Pellicer: revelaciones nostilgicas, porque solo con ellas es ver- Through sight the good and the bad daderamente capaz de llenar con belleza el vacio que we do perceive le queda a toda obra arquitectonica una vez que ha Unseeing eyes atendido las exigencias utilitarias del programa. De to Souls deprived of hope. contrario la arquitectura no puede aspirar a seguir Nostalgia. Nostalgia is the poetic awareness of our contando entre las bellas artes. personal past, and since the artist's own past is the Mi socio y amigo el joven arquitecto Raul Ferrera mainspring of his creative potential, the architect y el pequeno equipo de nuestro taller comparten con- must listen and heed his nostalgic revelations. migo los conceptos que tan rudimentaria e insuficien- My associate and friend, the young architect Raul temente he intentado presentar ante ustedes.Hemos Ferrera, as well as our small staff, share with me trabajado y seguiremos trabajando animados per la fe en the ideology which I have tried to present. We have la verdad estetica de esa ideologia y con la esperanza de worked and hope to continue to work inspired by que nuestra labor, dentro de sus muy modestos limites, the faith that the aesthetic truth of those ideas will in coopere en la gran tarea de dignificar la vida humana some measure contribute toward dignifying human por los senderos de la belleza y contribuya a levantar un existence. clique contra el oleaje de deshumanizacion y vulgaridad. The Jury wishes to thank Emilio Ambasz for his advice and assistance. Photographs of Las Arboledas; Towers of Satellite City; Chapel for the Capuchinas Sacramentarias 1 del Purisimo Corazon de Maria by Armando Salas Portugal Photograph of Egerstrom House by Carla de Benedetti Photograph of Luis Barragan by Ulrich Ruchti Design by Barbara Balch The sculpture shown on the front cover was created by Henry Moore for The Pritzker Architecture Prize. ©Copyright 1980, The Hyatt Foundation I I AUG 2 8 1985 ENVIRONMENTAL SERVICES DEVELOPMENT GUIDELINES I CITY OF PALM DESERT ALTIUS A MASTER PLANNED MIXED-USE RESORT PREPARED FOR: CARVER COMPANIES 559 SOUTH PALM CANYON DRIVE PALM SPRINGS, CALIFORNIA 92262 AUGUST 12, 1985 AUGUST 27, 1985 CONSULTANTS: LUIS BARRAGAN RAULFERRERA ARQUITECTOS GENERAL FRANCISCO RAMIREZ NO. 12 COL DANIEL GARZA DELEG MIGUEL HIDALGO 11830 MEXICO D F TELS 516 85 95 516 99 88 MORSE CONSULTING GROUP PLANNING, ENGINEERING, LANDSCAPE ARCHITECTURE 73-255 EL PASEO, SUITE #8 PALM DESERT, CALIFORNIA 92260-4237 4860 IRVINE BOULEVARD, SUITE 201 IRVINE, CALIFORNIA 92714-1299 TABLE OF CONTENTS o PURPOSE PAGE 1 o INTRODUCTION PAGE 1 o PROJECT DESCRIPTION PAGE 3 o GOALS, POLICIES, AND OBJECTIVES PAGE 5 o EXISTING CONDITIONS AND CONSTRAINTS PAGE 6 Palm Desert Zoning Ordinance o COMMUNITY DESIGN ELEMENT PAGE 10 Planning Concept Common Open Space Concept Circulation Concept Landscape Character Architectural Character o LAND USE ELEMENT PAGE 23 Land Use Plan o CIRCULATION ELEMENT PAGE 25 o PUBLIC SERVICES AND UTILITIES PAGE 27 o PHASING AND IMPLEMENTATION PAGE 29 DEVELOPMENT GUIDELINES PURPOSE To establish design guidelines for development of ALTIUS, a master planned mixed-use resort development at the north-west corner of Cook Street and Country Club Drive in the City of Palm Desert, California. INTRODUCTION The Development Guidelines address planning issues related to ALTIUS and establish the development plan and program for the 80.8 acre mixed-use resort development. These guidelines are intended to provide a comprehensive analysis and development policy governing the orderly development of this project in conformance with the City of Palm Desert General Plan. They will control and regulate the way in which the subject property is planned, developed, and maintained by both the City of Palm Desert and the project developers. ALTIUS/CARVER COMPANIES P.1 mMONm § 0. .PROJECT SITE co ' « * SIA2A JDR x Y mDR � G RANCHMIRAGO. 1 §Aw—lll \ �A FWue . ® INDIAN / WELLS NORTH VICINITY MAP ALIU/CARV R COMPANIES R2 PROJECT DESCRIPTION The subject property consists of approximately 80.8 acres within the northern portion of the City of Palm Desert. The project is bounded on the south by Country Club Drive and on the east by Cook Street. I ALTIUS is proposed to be a comprehensively planned, mixed-use resort complex. Conceptual development plans provide for an approximate 20-acre district commercial center, a 25-acre luxury hotel site, a 12-acre suite hotel, a 9-acre sports and preventative medicine center, and 13-acres for sports, recreation, and areas set aside for future hotel/medical expansion. 1 The 20-acre district commercial center is located between the main entrance to ALTIUS, which will align with the entrance to the Desert Springs Marriott and the intersection of Cook Street and Country Club Drive. It is intended to have approximately 150,000 to 200,000 square feet of retail commercial and restaurant space. The 25-acre hotel site along Country Club Drive is planned to accommodate a 400-unit a luxury hotel and related entertainment facilities. A 250-unit all-suite hotel is planned for the site adjacent to the Cook Street entry. A 9-acre sports and preventative medicine center is proposed in the northwest corner of the site. The central portion of f the project will include a major sports fitness and recreation center, intended to be a main area of activity, and a central focal area for the entire project. The land uses indicated on the proposed tentative parcel map are the result of a desire on the part of the developer to create a mixed-use resort development responsive to those current and future market trends in hotel and commercial development in the United States which are particularly appropriate for development in the Palm Desert area. -The proposed land uses are hotel, commercial, health, recreational, and expansion areas on the adjacent land. ALTIUS/CARVER COMPANIES P.3 l 9.2 AQiES,OPOPS 6 NEi 'e 6 B Ap1E9 tli 5 6 T �— IB'B AgES NET O� NET —= 3� 1 Ali Ti7 7IA s ( zie ACPEs caoss �1 - 1�I�ill`Il IB.d ApiES NEi c) sys —� tj II lf6u ce6tNVrtm JN � i ,`dA ill ill 10fI Ill �B7 Et ', ;...� .. a aNOT- a.p � F77 � . �7 _ a., . .. 4.a . ................. TENTATIVE PARCEL MAP 20573 PA ALTIUS BB ,5B .BB LUIS a� THE CARVER COMPANIES RAUL IIBRN fl RGRN M.MORSE CONSULTING CROUP 1 A i a f E P E o R rummnc.wcnwnncwurmrArzAxOrtTECP/F[ 559 SOUTH PALM CANYON DRIVE PALM SPRINGS.CA 92262 ,,........................ GOALS,POLICIES,AND OBJECTIVES ALTIUS will be the first mixed-use commercial resort development in the Coachella Valley. The following list of Goals, Policies, and Objectives have been carefully developed for this major project. They are intended to govern the resort character for the development through its completion and continuing operation. 1) Develop a distinctive and prestigious hotel resort/recreational sports and preventative medicine/commercial project of the highest quality. 2) Require adherence to high standards for appearance, aesthetics, safety, convenience, and service to the community. 4) Create a sense of total project identity using sound and creative architectural, design and landscaping standards consistent with the desert climate and topography. 5) Design an internal circulation system that is safe and efficient and one that encourages pedestrian and bicycle usage by separating them from vehicular traffic. I 6) Create open space corridors with a sense of identity for the entire project. 7) Develop sports facilities with private capital providing major recreational and total fitness opportunities, not only for hotel guests but for the residents of the surrounding area as well. 8) Provide for development which will protect the environment, meet emerging market demands for programs aimed at the physical, emotional, and nutritional fitness of the individual, and be appropriately phased so that the mixed-use character of the development is initially established and that future phases won't interrupt ongoing portions of the project. 9) Be compatible and complimentary with adjacent land uses. ALTIUS/CARVER COMPANIES P.5 EXISTING CONDITIONS AND CONSTRAINTS The area to be developed is located on the gently-sloping floor of the Coachella Valley. The site is currently vacant. Property adjacent to Cook and Country Club on the north is vacant. The property to the west of the site is currently vacant, but a medical facility is proposed. i Directly south of the site across Country Club Drive, the new 900-unit Marriott Desert Springs Hotel and Golf Course is under construction. Two major golf course/residential developments are located to the east, The Lakes Country Club and Desert Falls Country Club. The site affords dramatic views to the south and west of the San Jacinto Mountains and to the north of the Chocolate Mountains. Cook and Country Club lies within the jurisdiction of the City of Palm Desert. r v' ALTIUS/CARVER COMPANIES P.6 lff/Am 1 I NOWH 0 EXISTING CONDITIONS ALTIUS/CARVER COMPANIES P.7 Palm Desert Zoning Ordinance The property is currently zoned as follows: Zoning Designation Acreage PR-5 40.39 GR. AC. PR-10 15.41 GR. AC. PC-2 25.00 GR. AC. Total 80.80 GR. AC. All proposed land uses are consistent with current zoning regulations and will not require a change of zone. Present PR zoning allows up to eighteen (18) hotel units per gross acre for a total of 1,004 units within the PR zone area. Present PC zoning provides 25 gross acres of commercial development. Existing zoning allows the following land uses: PR - Planned Residential District Uses permitted under Section 25.24.020 A. Community Facility B. Open Space C. Recreational Uses D. Related Institutional Facilities E. Resort hotels with a maximum of eighteen units to the gross acre and related auxiliary commercial uses. PC2 - District Commercial Center Uses permitted under Section 25.30.020 Such uses include but are not limited to supermarket, professional offices, variety store, drugstore, banks, hotel, and restaurants. ALTIUS/CARVER COMPANIES P.8 -- _ _ ,4 o � � ' z � z x � a -� � � , y� , � � , � N � O � � � � D m _ � n O ' m � /�'v �-i� . COMMUNITY DESIGN ELEMENT Planning Concept The planning concept for ALTIUS is the integration of diverse and dynamic uses with a recreational sports center as the major focal point. The major circulation element further defines the project with a parkway boulevard penetrating into the project core and providing controlled access to each of the proposed areas. Separate pedestrian and ' bicycle paths provide alternative circulation elements. The mountains to the southwest of the property provide a strong visual backdrop for the project. Major thematic elements will be located along the parkway boulevard at the project entry and at the intersection of Cook Street and Country Club Drive. ALTILIS/CARVER COMPANIES P.10 �Tff h`DIE� NORTH CONCEPTUAL DIAGRAM ALTIUS/CARVER COMPANIES P.11 i I r f / I ^Z � I mo D n CO D IIK O \ I D Z N � � Common Open Space Concept The project concept is centered along an open space corridor defined by the parkway boulevard. The goal is to create separate pedestrian and vehicular access to each of the proposed land uses through a park-like setting. Routing, contouring and landscaping of the parkway will create visual interest and character providing a desirable setting for commercial and hotel/resort development. The parkway provides a ribbon of open space throughout the project. Water elements will create the predominant landscape features of the project as well as being a major open space amenity. A series of lakes and streams will be developed in conjunction with the parkway providing additional open space amentities. � a _lgp Q f�R/rL1ET�R 7��Eil�/f>tl1C�.Er�1 lsWG�sc�iN� Ar iNr�iP1/ NORTH OPEN SPACE ALTIUS/CARVER COMPANIES P.13 { Circulation Concept It is proposed that the project have a private internal road system for vehicular circulation with separate pedestrian and bicycle systems, with proposed land uses organized along a meandering vehicular parkway with main entrances at Country Club Drive and Cook Street. The purpose of the private road system is to provide easy - access to the project and for the safety of the visitors to ALTIUS. The road system is designed to meet the approval of the City, satisfying all standards of the Fire Marshal, Sheriff, and City Engineer. The intent of the horizontal and vertical separation of traffic lanes is to lessen the impact of asphalt and concrete by providing greenbelt areas. In addition, the widened median and parkways provide opportunity for on-site retention areas, minimizing impervious surfaces and reducing runoff and erosion potential. The concept of the basic internal road system has been to: o Provide a road network of major entrance parkway, private driveways, and service drives. o Provide a secured road network system which will promote an environment for separation of pedestrian traffic, joggers, and cyclists. Pedestrian traffic will have access to all areas from the internal path network via open space easements. This will reduce vehicular traffic flow between areas within the project. o A pedestrian and bicyle trail system roughly paralleling the main vehicular routes will provide access to all proposed land uses along the landscaped corridor. ALTIUS/CARVER COMPANIES P.14 - 7 • • • i . . . • a ......... rid'/ / PArH ®® ,gjGYCLE�Tfl - NORM CIRCULATION ALTIUS/CARVER COMPANIES P.15 i r Landscape Character The purpose of the landscape concept is to create an environment at ALTIUS that promotes a park-like environment. The existing landform is flat with a distant backdrop of the rugged San Jacinto Mountains. It is the intent of the proposed landscaping concept to change the landform from flat to gently undulating, providing character, aesthetic relief and visual interest. The landscape concept contains the following elements: MVrIit/6 rlJ �411AR9ti/E" ENFRAME VIEW v/ate' � C��WGbieS -o Hotel resort, recreation, commercial, health and open space areas shall be featured within the project through view corridors. ALTIUS/CARVER COMPANIES P.16 SCREEN SERVICE AREAS o Service areas will be screened by planting and berming. ALTIUS/CARVER COMPANIES P.17 ' to �/f/TEG7UltftG ��i>rav o A variety of plant materials will add character and visual diversity to the project's viewscape, creating a park-like feeling. o Vegetation will be used to soften and blend the pattern of development. It will be utilized to enhance the spatial massing of structures in the landscape. The height of the various structures will blend into the landscape setting. o A wall will be constructed around portions of the perimeter of the project providing a visual screen as well as a feeling of privacy. This perimeter screen will be enhanced by landscaping within the public road right-of-way. The common area improvements along the main circulation routes and the project perimeter adjacent to Cook and Country Club will provide a unifying character to the entire development. ALTIUS/CARVER COMPANIES P.18 11V 1 iVG AgrW fie AX(MUM SY,'W. 0 ova o The landscape character of the project will emphasize the use of trees to soften architectural lines, spacially define activity areas, enframe and enhance views, assist the visitor in site orientation, and mitigate certain environmental factors. The street scene wil be enhanced by a street tree program. Visually prominent areas will feature speciment tree plantings. Large open areas will feature a combination of vertical and dome shaped trees. Spaces between adjacent buildings will be planted with vertical trees. Planting sizes will vary according to use and variety, and will range from five gallon to large box sizes. ALTIUS/CARVER COMPANIES P.19 o Faster growing varieties planted in random masses will feature a predominance of five and. fifteen gallon size trees, street trees, and slower growing varieties will feature fifteen gallon and larger box sizes, and specimen plantings will include larger box size trees only. o Shrubs will be utilized as foundation planting to soften walls and fences throughout the project. Large growing shrubs will be ,used as background plantings, and smaller shrubs as foreground plantings. Planting sizes will vary according to variety and use with one gallon to fifteen gallon sizes predominant. ALTIUS/CARVER COMPANIES P.20 o Vines and espaliers will be used in conjunction with tree and shrub planting to further screen walls in visually prominent areas, and to provide color accent. o Turf will be utilized as the predominant ground cover with specific areas designated for other low growing ground cover beds and annual color. o The common area landscaping will provide a unifying character to the entire project. ALTIUS/CARVER COMPANIES P.21 Architectural Character The master architects for ALTIUS is the internationally acclaimed firm of Luis Barragan, Raul Ferrera Arquitectos. Accompanying this document are publications illustrating their award winning style. The architectural integrity of the project will be protected through stringent controls and guidelines applied to each phase of the development. Every development proposal within ALTIUS will require a preliminary design review by the Master Developer's Architectural Review Committee to insure conformance with the desired architectural parameters. All detailing will enhance and emphasize the architectural character. The architecture will be majestic in a simple celebration of its desert location. Interior spaces will emphasize the tranquility of patios and secluded gardens. Key elements of this architecture will include contrasting planes, simple lines, a poetic use of water, and vibrant colors. ALTIUS/CARVER COMPANIES P.22 LAND USE ELEMENT The Land Use Plan is designated to promote a balanced and functional mix of land uses consistent with the City of Palm Desert's desire for orderly, attractive, and quality development. This plan establishes a pattern of land uses compatible with the site location, natural setting and community's goals and objectives. ALTIUS is intended initially to have 650 hotel rooms, up to 200,000 square feet of commercial, a 9.2 acre health center, 14.8 acre recreation and hotel expansion, and 7.8 acres of private roads and open space. Each parcel will require additional design review and site planning restrictions. Design criteria for street lighting, landscaping, street treatment and signage will be consistent with these design guidelines and reviewed as each project is submitted to the City for precise plan approval. ALTIUS/CARVER COMPANIES P.23 c _ � n � I CA 3 CO CD Z � � m v N CIRCULATION ELEMENT The public streets surrounding the project will be developed to meet City of Palm Desert and Riverside County Standards in accordance with the master plan designations. Improvements will take place incrementally as the project develops. Public access to the project will be provided via a major entrance parkway. The site's internal vehicular circulation system is a major parkway spine which link interior developments to Cook Street and Country Club Drive. The circulation system has been designed to accomplish the following: 1. Provide for a transportation system which supports the land use designations 2. Promote efficient, safe, and effective movements of all visitors 3. Protect the environmental quality of the project 4. Provide for alternatives to total dependence on the automobile. ALTILIS/CARVER COMPANIES P.25 m R , , -� It O . ' z ' ee 11 • • • • • D : • -rl }••..•.. • ..•.• •••f cn C7 D M) m n O D Z m 4i C v N PUBLIC SERVICES AND UTILITIES Water Water facilities are immediately adjacent to the parcel, and will be extended into the project in accordance with CVWD policy. Sewer Sewer facilities are immediately adjacent to the parcel, and will be extended into the project in accordance with CVWD policy. Public Utilities Electrical, gas, telephone, and cable TV are immediately adjacent to the parcel, and will be extended into the project in accordance with Southern California Edison Company, Southern California Gas Company, and General Telephone Company standards. I ALTIUS/CARVER COMPANIES P.27 vY silo !..■ ■■.■■...ova.C..■oaa.■■..■s■■...'■.o...■e....■■a.■o.ea......a..o............ae.m■ .a..abaa.a..a ■.......■■■.a..a.....'.a.e... a......aa.o . ■■ ■.■■a.. � a ■.a......a.a■. NORTH UTILITIES ALTIUS/CARVER COMPANIES P.28 PHASING AND IMPLEMENTATION Phasing of ALTIUS will reflect a number of conditions and factors influencing project implementation. These are: 1. Developing a sufficient number of buildings within each land use category to establish the mixed-use character of the project 2. Current and projected trends in hotel/commercial demand 3. Development and timing of infrastructure and other improvements so that both Country Club and Cook are fully improved in Phase I 4. Availability of financing 5. Relationship between the phasing of Altius and competition from other regional projects. The responsibility for the development of the ALTIUS infrastructure will rest with CARVER COMPANIES. The design guidelines and subsequent detailed plans will be instituted, implemented and completed under the ongoing auspices of CARVER COMPANIES. ALTIUS/CARVER COMPANIES P.29 Each phase of development will be preceded by the preparation and approval of the required detailed plans and documents to insure proper use and appropriate development of the property. A Master Association will be organized to administer and maintain the following: o common open space facilities o private road and landscaping o architectural integrity and consistency All applicable Federal, State, and County laws will be observed by the ALTIUS development. ALTIUS is projected to be completed in five years. The major internal improvements will occur within the first two years. ALTIUS/CARVER COMPANIES P.30 MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 3, 1985 Chairman Crites asked if staff's concern regarding landscaping in I the north parking area outlined in the staff report had been addressed. Mr. Joy replied that the applicant had provided acceptable landscaping. Chairman Crites opened the public testimony and asked the applicant to address the commission. MR. BOB RITCHEY, architect: 45-120 San Pablo, stated that he had no problems with the landscaping requirements. Chairman Crites asked if anyone present wished to speak if FAVOR or OPPOSITION to the request. There being no one, the public testimony was closed. Action: Moved by Commissioner Downs, seconded by Commissioner Erwood, approving the findings as presented by staff. Carried 5-0. Moved by Commissioner Downs, seconded by Commissioner Erwood, adopting Planning Commission Resolution No. 1080, approving PP 85-22 subject to conditions as amended. Carried 5-0. i F. Case Nos PP 85-18�nd PM 20573 - CARVER COMPANIES, Applicant Request for approval of a 10 lot parcel map in the PR-5, PR-10, and PC-2 zone, precise plan of design, and negative declaration of environmental impact to permit the development of a group of hotels and retail commercial complex. The site encompasses some 81 acres at the northwest corner of Cook Street and Country Club Drive. Mr. Diaz explained that the applicant needed certain approvals to proceed with development, and indicated that the applicant did not want to be so specific as to development standards that would make the commission feel that what is shown is exactly what will occur. Mr. Diaz reviewed the staff .report with the assistance of the development guidelines. Mr. Diaz explained that parcel seven was proposed as some type of public element and that the applicant may wish to delete parcel seven until a proposal comes in for parcel six, and that if approved, the parcel map would require the improvement of Country Club Drive and Cook Street. . He stated that the applicants intent was to develop a north/south entry corridor as I 12 MINUTES PALM DESERT PLANNING COMMISSION SS '" SEPTEMBER 3, 1985 V . well as the east/west, which would be developed prior to any other construction. He indicated that the size of the parcel (80 acres) necessitated a unified development. He indicated that the developer was proposing temporary office facility, but would be approved at a staff level . He indicated the applicant's general acceptance to the proposed conditions with a modification on the drainage fee requirement for payment prior to construction/development approval on a given parcel . Mr. Folkers felt that this should be referred to council for fees collected at the time of development. Mr. Diaz noted that the drainage fees would amount to approximately $400,000. Unless needed at the present time, fees could be paid a certain date or prior to development. Mr. Diaz indicated that on condition #15 the applicant was requesting the option of presenting to public works directors plans for additional median openings at a later date, which would mean deletion of the word "only" in the condition. He indicated that if warranted, additional median openings on Cook and Country Club could occur, and the planning commission notified to eliminate a public hearing process. - Mr. Diaz clarified condition #18 and indicated the 12 foot landscape easement was for dedication on final map on Country Club Drive and that the landscaped area would be same width as desert falls. He stated that in regard to height concerns, the applicant would be subject to the height limit set in the PR zone, although a waiver of height might be requested similar to Marriott. He indicated that commercial usas would not be permitted north of the mid access road and that all future development required public hearings for each item, and shall be consistent with the development guidelines. He stated that Country Club Drive shall be constructed and landscaped prior to development of any phase and didn't feel any control was being lost. Commissioner Downs asked for an additional condition that the applicant join an assessment district or redevelopment district for the improvement of Cook Street, Cook Street bridge, and overpass to the freeway, as determined by council . Commissioner Richards indicated that for this type of development some detail is needed to determined if the request is warranted. i 13 i MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 3, 1985 Commissioner Wood requested clarification regarding line of site when a building exceeds height limit and the distance from the highway. It was mentioned by staff that almost 1 ,000 feet was needed. j Chairman Crites asked that the commission/staff to consider a condition for a setting forth a procedure to insure maintenance of a project. He also commended the developer for coming in with only two openings onto the street systems, but the number of openings be settled now instead of being informed of openings later. Mr. Diaz replied that commission could require approval , but that there was not a need for a full public process. Chairman Crites requested that any median cuts come before the commission prior to approval . Staff concurred. Commissioner Richards explained that the development sits next to Desert Falls, which went bankrupt. He noted that the landscaping strip has deteriorated and that the commission would like to insure that if this occurs on any future development that the city will have the ability to place a lien of sorts for future maintenance. He suggested the city could require a bond for a certain number of years and felt that a condition should be worked out beginning with this development. Mr. Diaz indicated that could be done, but indicated that applicant might want to address that matter. Chairman Crites opened the public testimony and asked the applicant to address the commission. MR. BILL CARVER, applicant, outlined the proposed concept. He explained several aspects of a possible development, which would utilize retail shops and sports facilities, with emphasis on olympic sports. MR. CASEY CONRAD, previously with the president's council on fitness and sports, felt that this project was needed and summarized that with his background and input, he felt very comfortable with the success of this project. Commissioner Richards felt that the discussion should be centered around the proposed project. Chairman Crites indicated that the commission would be approving a ij parcel map and preciseplan and .that the approval requested was not l ' tied to a particular development that might occur. Commissioner Wood concurred with the statements from Commissioner Richards and indicated that he had some questions. �i 14 �` MINUTES PALM DESERT PLANNING COMMISSION ( SEPTEMBER 3, 1985 1 r Commissioner Richards asked if Mr. ' Carver might have anyone else present that could speak regarding what was being discussed. Mr. j Carver replied no. Commissioner Wood asked Mr. Carver about the building height. Mr. Carver indicated that height was not an issue at this time. Commission concurred. Chairman Crites asked if Mr. Carver agreed with the requirement to join an assessment district. Mr. Carver replied that he would like to time to think about it. Chairman Crites asked Mr. Carver if he agreed with the comment regarding bonding to maintain landscaping. Mr. Carver agreed. Chairman Crites asked about the status of parcel #7. Mr. Carver replied that he would amend the map and eliminate the parcel . Chairman Crites noted that this would delete the public park access area. I i Commissioner Richards asked if retail was planned for parcels 5 and 6. Mr. Carver replied parcel 6. Commissioner Richards asked Mr. j Carver if he thought the major uses of other parcels would draw the retail he would need. Mr. Carver replied yes. Commissioner Richards commented that there was an assessment district for Cook Street now in force and asked if there was a major problem with him joining an assessment district for Cook Street. Mr. Carver explained that he had contributed a lot in the past and referred to his involvement at Monterey, and that he was not prepared at the present time to commit himself to contribute money without more research and exact figures involved. Chairman Crites asked if staff had objection to the deletion of the public park access area. Mr. Diaz replied no, since commission did not know specifics or size. Mr. Diaz felt some kind of entry statement would be made there. Chairman Crites noted that a health facility would not guaranteed by the passage of what is proposed at the present time. Mr. Diaz replied that the plan and criteria before commission would give the applicant the right to do that, and specific plans would come before the commission later. Commissioner Erwood commented that it would have to comply with the guidelines. Mr. Diaz concurred and explained that it was the j underlying document. Chairman Crites asked if public works had reviewed traffic and circulation patterns. Mr. Folkers replied no. Mr. Diaz replied that the circulation in each site area would be evaluated at the time of development. Mr. Folkers indicated that the entry ways were acceptable as shown. Mr. Diaz commented that the i 4 15 MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 3, 1985 amount involved for the bridge over the channel and extension of Interstate 10 would depend on the size the assessment district would be, what will it include, and understood the applicants concern. He suggested continuance to study this. Mr. Carver explained that he understood there would be a complete realignment of Interstate 10. He indicated that he not protest an assessment district, but felt he needed the exact figures involved before agreeing to join it; he felt the commission was asking to much. Commissioner Richards stated that when commission is in a position to approve major projects that have a tremendous effect, the commission should have guarantees that say that when the funds are needed to help that site with access to the freeway and all the other things, the resources should be there. He indicated that he would like to see Mr. Carver come back with his agreement to join the assessment district. Commissioner Downs explained that this condition came about from a letter from the Desert Sands Unified School District. Chairman Crites asked Mr. Carver if he would be better able to address that issue with a two week continuance, and that at the J present time several commissioners feel that its essential for I approval . He felt Mr. Carver deserved an honest chance to be able to make a decision, and asked if he would to have this issue continued. Mr. Carver explained yes. Commissioner Wood concurred with comments from Commissioner Richards and stated that he could not express any opinion until the matter of the assessment district was settled. Chairman Crites indicated that because the applicant wished to discuss the concept of which there were certain issues of concern, those issues were not before the commission at the present time for review. He asked if the commission would be willing to make a motion to continue to a time certain. Mr. Diaz replied two weeks unless a further continuance was deemed necessary, and indicated that he would be contacting the school district regarding the bridge. Commissioner Richards felt that the applicant was misled with regard to what should be presented to the commission. He indicated the commission would be glad to hear any of Mr. Carvers speakers when the actual project is before the commission. Action: I 16 MINUTES PALM DESERT PLANNING COMMISSION . SEPTEMBER 3, 1985 Moved by Commissioner Richards, seconded by Commissioner Wood, continuing this case to September 17, with the understanding that a further continuance may be requested. Carried 5-0. Vill. MISCELLANEOUS ITEMS Commissioner Erwood stated that while the commission requires certain specifics for a proposal , too much detail presents a problem. Commissioner Richards suggested with significant projects it should be tackled piece by piece. Mr. Diaz stated that some study session items have gone too far the other way regarding speaking to developers ahead of time and felt that it would be better discussed across the table. Chairman Crites felt that on items of this ty pe, commission only needs a general idea of what is proposed, no reason for more details because it is not guaranteed. Mr. Diaz stated that the commission could tie down specifics with the approval of the parcel map. Chairman Crites felt that a development agreement was not needed for a mini zone change, but to just have it spelled out on the parcel map what the use would be. Commissioner Erwood suggested that for projects of this magnitude they be scheduled for day meetings to allow more discussion time without worrying about the lateness of the hour. Commissioner Wood spoke regarding specifics outlined in a project that could not be discussed ( i .e. height) . Mr. Diaz noted that commission was only compelled to approve a height of 35 feet. Chairman Crites asked about aerobics, stress testing, etc. Mr. Diaz stated that it could be included in the guidelines. Commissioner Richards did not approve of the format of the guidelines and felt that they should have come from staff, not the developer, which added to the confusion. Mr. Diaz indicated that it provided a foundation on what the criteria was going to be. Chairman Crites felt this was the time to resolve issues of whether the commission wanted to impose a procedure for setting forth a procedure to allow city maintenance of landscaping for a project in the event of bankruptcy or changing of owners. He felt that this was a place to start. Commissioner Wood concurred. I 1 17 1 MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 17, 1985 V1. CONSENT CALENDAR A. Case Nos. PP 84-28 and PMW 84-12 - NEUFELD INVESTMENTS, Applicant Request for approval of a one year time extension for a precise plan of design and parcel map waiver allowing construction of a 117 bed convalescent (non-ambulatory) facility and 210 bed ( 105 units) residential care (retirement) facility on 9.9 acres located on the north side of Country Club Drive, 2600 feet west of Cook Street. B. Case No. PMW 85-17 - WESTERN COMMUNITY DEVELOPERS, Applicant Request for approval of a parcel map waiver combining three parcels of the 512 unit "Country Club Villas" project as required by their precise plan. Action: e Moved by Commissioner Downs , seconded by Commissioner Wood, to approve the consent calendar by minute motion. Carried 5-0. VII. PUBLIC HEARINGS A. Continued Case Nos. PP 85-1� and PM 20573 - CARVER COMPANIES, Applicant Request for approval of a 10 lot parcel map in the PR-5, PR-10, and PC-2 zone, precise plan of design, and negative declaration of environmental impact to permit the development of a group of hotels and retail commercial complex. The site encompasses some 81 acres at the northwest corner of Cook Street and Country Club Drive. Mr. Diaz outlined the addendum to his original staff report and explained that the applicant was willing to place a $1 ,000 per acre fee for the assessment. He noted that the cost of Cook Street would be greater then Monterey because of the bridge. tl t 2 ek MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 17, 1985 Commissioner Richards indicated that it had been firmly established in the past that when a developer asks for changes, the commission has the ability and right to request certain things of such as joining an assessment district, and that all projects along Monterey and Cook have been required to at least be acceptable to joining an assessment district. Commissioner Richards felt some better numbers were needed for determining costs and noted that most of the cost is basic engineering and study costs. He indicated that a Haver Group study was done in 1980 which could be of help. He felt that the commission should have asked prior developments to join an assessment district. Commissioner Wood outlined the purpose of the North Sphere Assessment District and North Palm Desert Improvement Association and indicated that Mr. Carver had probably been exposed to these districts and asked if he was a participant in the North Palm Desert Improvement Association. Mr. Carver concurred. Mr. Diaz noted that a portion of the map refers to the north area and that the biggest item not included was the Interstate 10 extension, which would be of major importance to the Marriott. Mr. Diaz felt that all developed property should be assessed and indicated that the approximate cost was $16 million for the hook up at the street and the north sphere would be approximately $8 million. Commissioner Downs stated that the reason that he had originally brought this matter up was because of a letter received from M-r. Richard Beck of the Desert Sands Unified School District. Mr. Diaz stated that a letter was received and that he thought a bridge should be installed. He noted that the applicant was willing to pay the $81 ,000. Mr. Diaz explained that a committee was established previously to study the Cook Street bridge. He noted that at that time, the people involved indicated that they would not be willing to join such an assessment district. He suggested that it be pursued once again. He stated that a committee has been established to study the Interstate 10 extension at Cook and that Mr. Steinberg (property owner) has requested that the. matter be brought up again. Commissioner Richards noted that there are also projects dealing with industrial buildings that would benefit from the bridge over wash and Interstate 10 extension. Chairman Crites suggested that this be brought to the October 3 i f MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 17, 1985 meeting with planningcommission and city council . Mr. Diaz Y z concurred that it should be discussed then. Mr. Phillips felt that a statement should be included in which the applicant agrees to participate in the assessment district for a "reasonable amount," not tied to a specific amount. Mr. Diaz proceeded to finish the outline of his report and suggested that the commission might consider using a development agreement as a specific tool for approval of the precise plan. He felt that a subcommittee of two members each of the commission and council could be formed to discuss this and the commission could grant approval of the parcel map to establish the land configuration for the design of the development of the area. Chairman Crites felt that the type of facility proposed was one of several items for a specific committee to discuss and also the items Mr. Carver wishes to bring before the commission. Commissioner Richards noted that the project utilized one of the`more unique mixed uses. He felt the precise plan and parcel map should be considered separately and a committee established, on which he ' would be willing to serve. Commissioner Wood asked if the staff recommendation on page 2 of the report still stood. Mr. Diaz concurred. Chairman Crites opened the public testimony and asked Mr. Carver to address the condition of joining an assessment for a "reasonable amount" and splitting the parcel map and precise plan/development agreement. MR. BILL CARVER stated that he was looking forward to meeting with the commission and council to study a development agreement. He explained that he was faced with two assessments outlined by Commissioner Wood. He noted that the improvements suggested by Commissioner Downs regarding improvements of Cook at the bridge and Interstate 10 was covered by a study done by Haver five years previously, which stated an approximate cost of $670 per acre at that time. He explained that was how he came up with his original figure of $1 ,000 per acre. He indicated that he would accept "reasonable" as an additional condition on the parcel map. Chairman Crites explained that if the commission would use the fees on the parcel map with the provision as to definition of terms of ' 4 MINUTES PALM DESERT PLANNING COMMISSION SEPTEMBER 17, 1985 what the assessment district is deemed. Mr. Carver replied that he felt that he should not be paying other people's bills. Commissioner Richards felt the bridge and Interstate 10 extension were specific concerns and that a district for the bridge and freeway and overpass and suggested a district formed by Indian Wells and the city, since the extension would provide the main entrance into Indian Wells and stated that a clarification should include all the parties from Cook to Vintage. Chairman Crites asked if staff was willing to work with Mr. Carver to development a statement of purpose or philosophy regarding the assessment districts to be acceptable to both parties and condition the temporary parcel map for approval to avoid delay. Commission, staff, and Mr. Carver found this acceptable. Chairman Crites stated that the meeting with Mr. Carver, Commissioners Erwood and Richards, and the city council , would be arranged for the earliest possible time. Chairman Crites asked if anyone present wished to speak in FAVOR or OPPOSITION to the proposed. There being no one, the public testimony was closed. Action: Moved by Commissioner Richards, seconded by Commissioner Wood, to recommend approval of PM 20573 and continue PP 85-I8, noting that Mr. Carver agreed to join an assessment district for "reasonable fees" and that a committee consisting of two planning commissioners and two city council members would be formed to prepare a development agreement. Carried 5-0. Moved by Commissioner Richards, seconded by Commissioner Downs, adopting Planning Commission Resolution No. 1081 , approving PM 20573 subject to the attached conditions. B. Case No. PP 85-23 - TRIAD DEVELOPMENT COMPANY, Applicant Request for approval of a negative declaration of environmental impact and a precise plan of design to allow construction of an industrial complex (two story) with 62.634 square feet in the S. I . , S.P. (service industrial with a scenic preservation overlay) zone on 3.6 acres located at the southwest corner of Cook Street and Hovley Lane. S / CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT T0: PLANNING COMMISSION DATE: SEPTEMBER 18, 1985 CONTINUED FROM SEPTEMBER 3, 1985 CASE NOS: PP 85-18 AND PM 20573 REQUEST: Approval of a 10 lot parcel map in the PR-5, PR-10, and PC-2 zone, precise plan of design, and negative declaration of environmental impact to permit the development of a group of hotels and retail commercial complex. The site encompasses some 81 acres at the northwest corner of Cook Street and Country Club Drive. APPLICANT: CARVER COMPANIES 559 South Palm Canyon Drive Palm Springs, CA 92262 I. BACKGROUND: A. COOK STREET EXTENSION AND BRIDGE: Commission at its September 3 meeting continued this matter so that the applicant and staff could discuss the matter of an assessment district or contribution for the extension of Cook Street to I-10 and the construction of the Cook Street bridge at the Whitewater channel . Attached is a letter from Mr. Carver, setting forth his concerns and establishing a $1 ,000 per acre contribution to these projects. The establishment of an assessment district to create the Cook Street extension and bridge has been discussed for a number of years, and is apparently under discussion again. The only cost estimates as stated in the applicants letter were developed by Charles Haver and Associates as part of the North Plan Desert Association Development Plan Study and could be lesser or greater. The establishment of an assessment district or some other type of financial vehicle to construct these facilities is a long and involved process. This is not to say that they cannot be established, but the question arises as to what occurs if they are not and commission concurs and imposes the $81 ,000 contribution on this development. It is staff's recommendation that the matter of an assessment district for these improvements is a separate issue. This property, as well as other developed/undeveloped properties can be included in STAFF REPORT CONTINUED the assessment district hearing process. It should be noted that such a district would be the largest dollar value assessment district established by the city. B. PRECISE PLAN: There was a great deal of concern and apparent confusion during the hearing as to exactly what was being requested for approval and some clarification may be beneficial . The one matter before the commission is a tentative parcel map which if approved would result in a re-configuration of the 80 acres under consideration. This the owner is permitted to do and could stand alone. The second issue or application before the commission is a precise plan application. Within this application the owner is seeking conceptual approval of proposed uses on the parcels created by the tentative parcel map. The document entitled Altis - Development Guidelines establishes general guidelines for development of the proposed uses identified for each parcel . Because all uses identified are permitted within the zones in question the precise plan can be used as the vehicle to establish the proposal . As part of the process the commission can become quite specific in its review of uses and their development guidelines. In examining the precise plan, it would therefore be very appropriate to examine testimony related to uses as well as design concepts. Staff at the conclusion of the meeting felt that there were concerns with the use of the precise plan as a vehicle to approve this proposal . The apparent concern being the size of the project, combined with the proposed uses and concept. Commission may if it desires separate the items and utilize a development agreement rather than the precise plan. If this is done staff would recommend that a subcommittee of commission and council be created to sit with the applicant and create a specific document ultimately approved by both the council and commission for the development of the area. The applicant has indicated that such a procedure would be acceptable. II. RECOMMENDATION: If commission concurs, staff would recommend approval of the tentative parcel map and continuance of the precise plan with the understanding that ultimately a development agreement might be adopted for the development of the property. 2 STAFF REPORT CONTINUED VI . ATTACHMENTS: A. Letter from applicant. Reviewed and Approved by /tm 3 CARVER MANAGEMENT CORPORATION SHOPPING CENTER LEASING AND MANAGEMENT September 10, 1985 Planning Commission City of Palm Desert 73-510 Fred Waring Dr. Palm Desert, CA 92260 Attn: Mr. Ray Diaz Subject: Parcel Map Case #PM20573 Gentlemen: At the Planning Commission hearing held September 3 on the above matter, our application was continued for -two weeks in order that we might ascertain the economic impact on our proposed develop- ment of an additional condition of approval . This added condi- tion of approval was the only unresolved issue in the Commission' s deliberations on our Parcel Map. It was suggested by the Commission that another condition of approval be added which would require that we agree to be included in another assessment district yet to be .formed that would be for the purpose of funding the cost of constructing two projects: 1 . ) the Cook Street bridge over the Whitewater Wash and 2. ) the interchange be- tween Cook Street and Interstate 10. During the continuance per- iod we were to cost out the projects and determine how much of that cost' would be assigned to our land. The only information we were able to gather is contained in a study prepared by Charles Haver and Associates dated November 1980 en- titled North Palm Desert Improvement Association - Development Plan Study. Excerpts from that report are attached that are germain to the street .improvements suggested as a condition of approval . Accord- ing to this study the Whitewater Wash crossing was estimated to be one and one-half million, while the Interchange with Interstate 10 was estimated at five million eight hundred thousand. The total of these two estimates would be seven million three hundred thousand. Using the spread suggested by Mr . Haver, the "Marzicola Cook & CC Parcel" of 96 . 10 acres was to pick up $20, 814 and $43 , 606 respec- tively on each of these projects . The land we own, however, is not 110 WEST LAS TUNAS DRIVE • SAN GABRIEL, CALIFORNIA 9177E • 1819) 295-2132 CARVER MANAGEMENT CORPORATION " Page Two Planning Commission exactly the same properties included in the. "Marzicola Cook & CC Parcel" . We purchased 40 acres of that parcel and later purchased another 40 acres included in the area shown on the map designated "Homestead Area" which apparently was unassessed under Mr. Haver ' s spread. In order to arrive at some basis on which to judge what might have been assessed to the property we presently own even though 40 acres does not lie along Cook Street, we are using the same spread per acre Mr. Haver used on the original "Marzicola Cook & CC Parcel" . y Bridge $20 , 814 96 . 10 acres = $216 . 59 per acre Interchange $43 , 606 96 . 10 acres = $453 .76 per acre $670 . 35 per acre If that figure were rounded to $670 . 00 per acre and multiplied by the size of our- property (81 acres) , the amount that would be spread ' to our property for these two projects would be $54 , 270 . At this point in time, that is as close a number as we can generate with a the information we have at hand. i ' Since we feel strongly that the proposed improvements would bene- fit the community as well as our project and in the spirit of try- ing to cooperate with the Planning Commission, we will accept as a condition of approval to committment on our part to contribute to an assessment district or other funding mechanism for the con- struction of both of these projects our share of the spread pro- vided that our share shall not exceed $1 , 000 per acre or a total of eighty-one thousand dollars ($81, 000) . Ver Mtruly p�yo�urs, Ro William Carver RWC/krs attachments t ! \ ;b• ~�y� G"j6nn. c, vUi .. .--•-.29 Yce.e.8.6.1 O• _ 1 \��. , . ay Caw kn�� .. "• 1 1f r •s, _ __ HAI N BPRO 32 — 3 \ NORTH m \ R DER l !GC r • --�•" RANK SINATRA DRIVE - _ - • � AYLOR !, ,, ;•'1r p o CORDO"l PACI.TC .OA '1.. • ,\� •l.r a llll7. DIiR DF.SER FALLS COUNTRY CLUB '-- - AR1;A RLVE`Rr57D CITY OF PALM DBSP T : :: COUNTRY CLU➢ URIVE I H W Jb a A UE ➢ ,E CLTY OF PALM DESIIRT UNTV RSITY.. PL M1� Y I RIVF.RSI . s.en.non 8 o"IARLICO COUNTY w.11 W.II � O c5 ➢➢ w.n ;-_ - _ _ °� •- .-KAVANAU 'H ASE - Hz Pv1 - r•W.II b _ 4 W lob o��0 • +� h �� K�r`ek4 0 0 . . s. ,.wo _ }•T' i.- "R-1 —_____ 1a R I v F R Slt UP: CUUN' •. �'�� r? •.. r :44TF /- AVCNUI: � �.. �.. D,iV,��:uP • 'jNDI II,LIjI'[U "U llpn hlj: nl . � t l OWNER 3 v S 4w¢ a oo ITEIf5 .�c�C• 5 O 496,929 SEWER 221.32/AC 50,771 28,399 3,145 - 150,638 58,631 44,333 - - 1,U29,946 - - WATER 107,152 73,382 43,284 9.534 313,529 61,189 122,733 - 82,818 19,068 - 9,575 509.31/AC 5,980,495 CITY _ _ - 291,079 - - 1,437,709 - 2,022,346 .587,153 435,823 - DRAINAGE 3,700/AC 2,204,516 STREETS 30.16/F.F 192,783 101,036 78,144 39,208 604,424 129,688 260,130 - 159,245 40,414 38,002 20,508 1,500,000 WHITEWATER 34,968 23,680 f2 U,1414 17,039 143,177 55,653 84,160 - 118,384 34,371 25,512 4,189 BRIDGE a 216.59/AC 5,880,000 4OVE76/AC PASS 73,260 49,610 3L,606 35,697 299,95E 116,594 176,317 207,368 248,016 72,007 53,448 8,776 TOTAL ACREAGE 161.45 109.33 96.10 78.67 ;,61.05 256.95 388.57 457.00 546.58 158.69 117.77 19.34 TOTAL ASSESSMENT 458,934 276,207 188,993 392,557 1,511,926 421,755 2,125,382 207,368 2,630,809 753,013 552,785 43,149 S PER ACRE 2,843 2,525 1,967 4,990 2,287 1,641 5,469 454 4,813 4,745 4,693 2,231 S PER UNIT ' 1000 1522 • 1700 Units Units Units 2,125 136 1,548 REMARKS TOTAL ESTIMATED CONSTRUCTION COSTS $22,956,624 TOTAL ACREAGE GENERAL ASSESSMENT AREA (Streets, Water, Sewer) - 3,982 TOTAL ACREAGE WHITEWATER BRIDGE ASSESSMENT AREA - 6,925 * ESTIMATED UNITS TOTAL ACREAGE OVERPASS ASSESSMENT AREA - 12,976 dr' akN t. e' a - NN RI , cx� sv S`I o0 �o gUP'D Cook V w �� DESEkT � `ti •'�f PAwAYj r �Fy r w mow,• ,, �yQKSH �Y WHITEWATER BRIDGE As a part of the development program, it is contemplated that a bridge will be constructed across the Whitewater Channel at Cook Street. For our estimate of cost, we have considered that the bridge would be similar to the bridge constructed by the County at Washington Street in both design and size. The main advantage to the Cook Street bridge is that it is straight, while the Washington Street bridge is built, in part, on a curve. The grade crossing at Whitewater Channel at Cook Street has failed repeatedly and major erosion has occurred on the southerly approach due to waters coming from the south. The elimination of these problems will enhance the value of the property northerly of the Whitewater and will , of course, benefit those parties living southerly of the Whitewater wishing to reach Interstate 10. During periods of flooding, the prime crossroad has become the Bob Hopp bridge with major traffic jams re- sulting. In some cases, during storms the route from the areas on Cook Street just northerly of the Whitewater, to areas in Palm Desert, have been lengthened by six to seven miles. For the purposes of this study, the assessment for the Whitewater bridge has been spread to that area north of the Whitewater River to the Inter- state and extending for one and one half miles each side of Cook Street. The logic for this assessment is that each of these limiting lines re- presents the mid-distances to the next available bridge at Bob Hope Drive and Washington Street. Further investigation is necessary to determine the possibility that the assessment for this improvement might be joined by some capital contribution from the Cities of Palm Desert and Indian Wells. -13- The value of the bridge will be great to these communities and their citizens. To the best of our knowledge, no action is on-going, at this time, to create any other bridge crossings between the crossing at Bob Hope Drive and the crossing at Washington Street. Recent bridge construction at Date Palm Drive, and on Jefferson and Highway 111, for the La Quinta Channel have been bid at prices lower than the engineer's estimates. These bridges are not comparable to the bridge across Washington Street. The bidding trend does indicate at least a competitive stance in that part of the construction industry. The construction of the bridge on Washington Street in 1975 cost $750,000. It is estimated that the crossing on Cook Street will cost twice as much and, therefore, an estimated cost figure of one and one half million dollars has been used. A more precise estimate will be necessary before any work is to proceed. For the scope of this study, we believe this cost estimate is valid. -14- INTERSTATE_ 10 - COOK STREET INTERCHANGE 4i As a part of the development plan, an interchange with Interstate 10 is proposed at the northerly end of Cook Street. The interchange to the freeway is complicated by the fact that the freeway is contiguous to the Southern Pacific Railroad, and there is no room on the southerly side of the freeway for interchange construction. Therefore, it is planned that an interchange similar to those at Kubic Road and Washington Street would be constructed connecting Cook Street to a frontage road, and r = thence to the existing portion of Chase School Road to the north. To accomplish this, it will be necessary to re-locate approximately 4,000 feet of the present freeway and construct the necessary structures to separate Cook Street from the railroad and the freeway. A meeting was held with the Division of Highways to explore the question of the interchange. We were advised, at that time, that the State does r not plan on constructing any more interchanges on existing freeways with State funds. Similarly, we were told that it is not normally the Federal Government's policy to add interchanges to completed interstate freeways. Both of these policies are basically the result of funding limitations for both agencies of government. However, it is not considered that either policy is without exception and, therefore, consideration should be given to the continuining pursuit of funds from these sources. If the Federal Government could be encouraged to participate in the interchange ? in a normal manner, furnishing 90% of the cost of construction, the State indicated that they would be willing to pick up the balance of the cost with the interchange being built without cost to the developers. The location shown for the interchange is, in our opinion, the only practi- cal location for this type of structure. It is necessary that the offset from Chase School Road be sufficient to permit the return to grade at Chase School Road. It is also necessary that the crossing, to be efficient, be at right angles to the freeway and, of course, connect back to Cook Street. r. -15- With these restrictions we believe the location, as shown, is the most feasible. If the interchange is to be built with private funds , the procedure is to ask the County Board of Supervisors, as the control agency, to in- dicate by formal resolution, that they want an interchange built. They will then have to ask the State to make an initial study to determine the general paramaters of the interchange, the probable cost, and the overall feasibility. The study would be initiated by the deposit of $10,000 with the State for their study. After a favorable finding that such an interchange is feasible, the State would request the design money for the interchange and after its .:. deposit in escrow, would proceed with the design. Similarly, when a satisfactory design is complete, they would ask for the deposit of the moneys necessary for construction, in escrow, and would then advertise for bids and proceed to construct the interchange. Considering the shortest possible time for the accomplishment of such r a project, after the request by the County for the initial study, a minimum of three (3) years would be required before an existing free- way interchange would be completed. t As the result of consultation with the State, it is estimated that the cost of an interchange, including the design, would be approximately 5.8 million dollars. For the purpose of spreading the assessment, the interchange is considered to be a benefit to a larger area, including areas into .Palm Desert and the City of Indian Wells. The assessment has been spread accordingly and, we. hope again, that some method of capital improvement contribution might be forthcoming from these communities. This would prevent the assessment of numerous properties of individual residence size as a part of the improvement program. -16- u If possible, any feasible source of funds should be investigated including community development funds, to assure that this facility can be built with a reasonable distribution of cost to the large pro- perty owners and with an equitable contribution from the community served. i i 2 i a I i -17- CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: PLANNING COMMISSION DATE: SEPTEMBER 3, 1985 CASE NOS: PP 85-18 AND PM 20573 REQUEST: Approval of a 10 lot parcel map in the PR-5, PR-10, and PC-2 zone, precise plan of design, and negative declaration of environmental impact to permit the development of a group of hotels and retail commercial complex. The site encompasses some 81 acres at the northwest corner of Cook Street and Country Club Drive. APPLICANT: CARVER COMPANIES 559 South Palm Canyon Drive Palm Springs, CA 92262 1. BACKGROUND: A. ADJACENT ZONING AND LAND USE: NORTH: PR-5 (PLANNED RESIDENTIAL 5 UNITS PER ACRE/VACANT SOUTH: PR-5/MARRIOTT HOTEL EAST: PR-5/DESERT FALLS COUNTRY CLUB WEST: PR-5/VACANT B. GENERAL PLAN LAND USE DESIGNATION: Low density residential . C. DESCRIPTION OF SITE: The site is 81 acres of vacant land zoned planned residential and planned community commercial on the northwest corner of Cook and Country Club. The site contains some 20 acres of planned commercial zone, 47 acres of PR-5 and 14 acres of PR-10 zoning. The commercial zoning is located at the northwest corner of Cook Street and Country Club extending approximately 1100 feet north of Country Club Drive and westerly of Cook Street. The PR-10 zoned portion abuts the commercially zoned portion of the site on the north and extends northerly approximately 400 feet, the remainder of the site is the PR-5 portion. i " STAFF REPORT CONTINUED" D. PARCEL MAP: The proposed map creates seven parcels for development and four parcels for public street purposes. Parcel 1 contains 9.2 acres and the proposed use is for a health oriented facility and is located at the northwest quadrant of the property. The current zoning for the parcel is PR-5. Parcel 2 contains 6.8 acres and is identified as a future expansion for either health facilities or hotel , but in all probability it will be a future health oriented facility. It is immediately east of parcel I . Parcel 3 contains 8 acres gross and 6.8 acres net and is located east of parcel 2, north of parcel 6, and west of parcel A. Approximately 1 .2 acres of parcel 3 will be used for the future east/west access road running from Cook Street. The parcel is zoned partially PC-2 (community commercial ) and partially PR-10 (about 6 acres) . The proposed use of the parcel is probable hotel expansion. Parcel 4 contains 11 .7 acres gross and 9.2 acres net with the difference being used by the east/west roadway and Cook Street expansion. The proposed use is a hotel . Similar to parcel 3, parcel 4 is zoned PC-2 and PR-10. (Specific discussion relating to zoning of parcels 3 and 4 will be given later. ) Parcel 5 contains 24.8 gross acres and 18.3 net acres, the difference being the east/west roadway, as well as the proposed north/south entry corridor (perpendicular to Country Club Drive) ; and future Country Club Drive right-of-way. The applicant is proposing a hotel use for this site. The parcel is zoned PR-5. Parcel 6 contains 19.4 gross acres, and 17.3 net acres with the difference being right-of-way required for Country Club Drive and Cook Street. The parcel is zoned PC-2 and the proposed use is commercial . Parcel 7 contains .9 acres gross and .5 acres net with the difference being dedication requirements for Country Club and Cook Street. The parcel will be a public facility parcel , which is proposed to be dedicated to the city but which the applicant proposes to develop and maintain with an open space theme. Zoning Parcels 3 8 4 In order to create the meandering east/west scenic roadway and create developable parcels of adequate size and depth the roadway divides the parcels at a point where multiple 2 7 STAFF REPORT CONTINUED- zoning occur on parcels 3 and 4. This becomes a concern only if someone would attempt to develop commercial uses on these parcels. The applicant has proposed to limit development on the entire area of parcels 3 and 4 to those uses permitted in the PR zone. E. PRECISE PLAN Applicant and staff is aware of commission's concerns relating to lack of specificity on a precise plan. On the other hand when larger developments are applied for often times the foundation must be established and then the specific pieces brought into play. A set of development standards, if adopted, will control any development of the area, providing the umbrella necessary to assure the ultimate quality development of the site. Within these standards are identified proposed uses, design criteria, and other development standards described to a specificity that assures all concerned of property development. A further key are the "front end" improvements and aesthetic developments which will provide a positive impact on the area during development, as well as assist in the speed of development. One of staff's principal concerns is the short range impact of what will occur on Country Club Drive and Cook as build out occurs. The applicant has agreed to improvements and landscaping along Country Club Drive and Cook Street. It is also his desire to construct the entry ways from Country Club Drive, as well as the east/west corridor road as part of the initial construction of the development. II. FINDINGS: In analyzing the required findings for approval staff believes that all findings can be affirmed. 1 . That the proposed map and development is consistent with the city's adopted general plan. Justification: All proposed uses are permitted, all parcels created meet the size requirements of the city ordinance. 2. That the proposed design and improvements are consistent with the city's adopted general plan and can be accommodated on the site. Justification: 3 STAFF REPORT CONTINUED As stated above the uses proposed are all permitted in the zones, in addition all developments must conform to the adopted standards of developments (attached) ; and will require separate public hearings and evaluation. 3. That the proposed map and project will be in the furtherance of the general health, safety, and welfare. Justification: The improvement of Country Club Drive, Cook Street, and proposed treatment of the entry way, the parcelization, and conditions of approval that are imposed on the project will make the area aesthetically better and the traffic flows shall be improved. Finally, all necessary rights-of-way and public easements shall be secured as part of the approval . III. ENVIRONMENTAL REVIEW: The director of community development has determined that the proposed project will not have an adverse impact on the environment and a negative declaration of environmental impact has been prepared. IV. RECOMMENDATION: Staff recommends: A. Approval of PP 85-15 and PM 20573, subject to the conditions set forth in attached resolution. VI. ATTACHMENTS: A. Draft resolution. B. Legal notice. C. Standards of development. D. Comments from city departments and other agencies. E. Plans and exhibits. Reviewed and Approved by /tm 4 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A TENTATIVE PARCEL MAP TO DIVIDE AN 80 ACRE SITE AT THE NORTHEAST CORNER OF COUNTRY CLUB DRIVE AND COOK STREET INTO TEN PARCELS. CASE NO. PM 20573 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 3rd day of September, 1985, hold a duly noticed public hearing to consider the request of CARVER COMPANIES as mentioned above. WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implement of the California Environmental Quality Act, Resolution No. 80-89," in that the director of community development has determined that the project will not have a significant adverse impact on the environment in that any impacts are being mitigated per the conditions of approval . WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said planning commission did find the following facts and reasons to exist to justify approval of the tentative parcel map: (a) That the proposed map is consistent with applicable general and specific plans. (b) That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. (c) That the site is physically suitable for the type of development. (d) That the site is physically suitable for the proposed density of development. (e) That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. (f) That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. (g) 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. WHEREAS, in the review of this tentative tract map the planning commission has considered the effect of the contemplated action on the housing needs of the region for purposes of balancing these needs against the public service needs of the residents of the City of Palm Desert and its environs, with available fiscal and environmental resources. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1 . That the above recitations are true and correct and constitute the findings of the commission in this case; `PLANNING COMMISSION R.._rLUTION NO. 2. That it does hereby approve the above described Tentative Parcel Map No. 20573, subject to fulfillment of the attached conditions. 3. That a negative declaration of environmental impact is hereby certified. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 3rd day of September, 1985, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: BUFORD CRITES, Chairman ATTEST: RAMON A. DIAZ, Secretary /tm 2 PLANNING COMMISSION RL_aUTION NO. CONDITIONS OF APPROVAL CASE NO. PM 20573 Department of Public Works: 1 . Drainage fees, as required by city ordinance, shall be paid prior to recordation of the final map. 2. Drainage facilities shall be provided, per Ordinance No. 218 and the Master Drainage Plan, to the specifications of the director of public works. 3. Storm drain construction shall be contingent upon a drainage study by the private engineer that is approved by the director of public works. 4. Full public improvements, including traffic safety lighting, a required by ordinance and the director of public works, shall be installed in accordance with city standards. 5. Improvement plans for water and sewer systems shall be approved by the respective service districts with "as-built" plans submitted to the department of public works prior to the project final . 6. Complete improvement plans and specifications shall be submitted, as required by ordinance, to the city engineer for checking and approval before construction of any improvements is commenced. The engineer shall submit "as-built" plans prior to the acceptance of the improvements by the city. 7. All private streets shall be inspected by the engineering department and a standard inspection fee shall be paid prior to recordation of the final . map. 8. Landscaping maintenance on Country Club and Cook Street shall be provided by the property owner. 9. Complete grading plans and specifications shall be submitted, as required by ordinance, to the city engineer for checking and approval prior to issuance of any permits. 10. Dedication of right-of-way on Country Club and Cook Street shall be done prior to issuance of any permits and approval of plans. 11 . Installation of curb and gutter, matching paving and sidewalk on Cook Street and Country Club Drive. 12. Waiver of access to Country Club and Cook Street except at approved locations shall be granted on the final map. PLANNING COMMISSION REWLUTION NO. 13. Installation of one-half landscaped median in Country Club and Cook Street or cash payment for one-half the cost of landscaped median at the option of the director of public works. 14. Installation of sewers to serve this project. 15. Size, number and location of median openings to public works specifications with only two (2) openings to be allowed to serve this property. 16. Complete parcel map shall be submitted as required by ordinance to the city engineer for checking and approval and be recorded before issuance of certificate of occupancy by building department. 17. Signalization fund fees shall be deferred and paid upon development plan approval for each separate parcel . 18. A 12 foot landscape easement shall be offered for dedication on the final map to the city. Fire Department: 1 . Install Riverside County super fire hydrants so that no point of any building is more than 200 feet from a fire hydrant measured along approved vehicular travel ways. a. exterior surface of hydrant barrels and heads shall be painted chrome yellow, and the tops and nozzle caps shall be painted green. b. curbs shall be painted red 15 feet in either direction from each hydrant. C. hydrants shall not be located closer than 25 feet to any building. 2. Prior to the issuance of a building permit, the developer shall furnish the original and three copies of the water system to the fire marshal for review. Upon approval , one copy will be sent to the City of Palm Desert Building Department and the original will be returned to the developer. 3. The water system plan shall be signed by a registered civil engineer and approved by the Coachella Valley Water District with the following certification: "I certify that the design of the water system in PP 85-18 and PM 20573 is in accordance with the requirements prescribed by the fire marshal ." 4. Prior to delivery of combustible materials to the building site, the required water system shall be installed, operating, and delivering to required flow. PLANNING COMMISSION RESOLUTION NO. 5. Any building over 5000 square feet requires an N.F.A. 13 fire sprinkler system. Coachella Valley Water District: 1. The area shall be annexed to Improvement Districts Nos. 53 and 80 of Coachella Valley Water District for sanitation service. 2. The area shall be required to provide land for necessary water facilities, said facilities may include wells, reservoirs, and booster pumping stations. Sites shall be shown on the tract map as lots deeded to the district for such purpose. PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A PRECISE PLAN OF DESIGN TO ALLOW THE DEVELOPMENT OF A GROUP OF HOTELS AND RETAIL COMMERCIAL COMPLEX, ENCOMPASSING 117 ACRES LOCATED AT THE NORTHWEST CORNER OF COOK STREET AND COUNTRY CLUB DRIVE. CASE NO. PP 85-18 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 3rd day of September, 1985, hold a duly noticed public hearing to consider the request of CARVER COMPANIES for the establishment of uses and development guidelines at the northwest corner of Country Club Drive and Cook Street. WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implement of the California Environmental Quality Act, Resolution No. 80-89," in that the director of community development has determined that the project will not have a significant adverse impact on the environment in that any impacts are being mitigated per the conditions of approval . Therefore a negative declaration of environmental impact should be certified with this approval . WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said planning commission did find the following facts and reasons to exist to justify granting of said precise plan of design: 1 . The design of the precise plan will not substantially depreciate property values in the vicinity. 2. The precise plan will not unreasonably interfere with the use or enjoyment of property in the vicinity by the occupants thereof for lawful purposes. 3. The precise plan will not endanger the public peace, health, safety or general welfare. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1 . That the above recitations are true and correct and constitute the findings of the commission in this rase; 2. That approval of Precise Plan 85-18 is hereby granted for reasons subject to the attached conditions. PLANNING COMMISSION RESOLUTION NO. 3. That a negative declaration of environmental impact is hereby certified. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 3rd day of September, 1985, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: BUFORD CRITES, Chairman ATTEST: RAMON A. DIAZ, Secretary /tm 2 ' PLANNING COMMISSION RL. _-UTION NO. CONDITIONS OF APPROVAL CASE NO. PP 85-I8 Department of Community Development: I . Comply with all conditions set forth in Resolution No. approving tentative parcel 20573. 2. Conform to the development guidelines as set forth in the document called, "Altius" on file with the department of community development. 3. Uses north of the mid access road shall be limited to those uses permitted in the PR zones of the City of palm Desert. 4. The mid access road shall be developed prior to any development. 5. All future developments shall be processed through the city through the precise plan procedure and be consistent with the development guidelines identified in item 2. 6. Country club Drive and Cook Street shall be constructed and landscaped prior to development of any phase. 3 (D 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (619) 346-0611 Pursuant to Title 14, Division 6, Article 7, Section 15083, of the California Administrative Code. NEGATIVE DECLARATION CASE NOS: PP 85-18 and PM 20573 APPLICANT/PROJECT SPONSOR: CARVER COMPANIES, 559 South Palm Canyon Drive, Palm Springs, CA 92262. PROJECT DESCRIPTION/LOCATION: A ten lot parcel to permit development of a group of hotels and retail commercial complex. The site encompasses some 81 acres at the northwest corner of Cook Street and Country Club Drive. The Director of the Department. of Community Development, City of Palm Desert, California, has found that the described project will not have a significant effect on the environment. A copy of the Initial Study has been attached to document the reasons in support of this finding. Mitigation measures, if any, included in the project to avoid potentially significant effects, may also be found attached. ---------------------------------------- RAMON A. DIA7_ DATE DIRECTOR OF COMMUNITY DEVELOPMENT /tm CASE NO. Y -/S PM ZOS'73 tTMIAON?:IENTAL SERVICES DEPT. INITIAL STUDY ENVIRONMENTAL EVALUATION CHECKLIST NOTE: The availability of data necessary to address the topics listed below shall form the basis of a decision as to whether the application is considered complete for purposes of environmental assessment. ENVIRONMENTAL IMPACTS (Explanations of all "yes" and "maybe" answers, possible mitigation measures and comments are provided on attached sheets). Yes Maybe No 1 . Earth. Will the proposal result in: , a. Unstable earth conditions or in changes in geologic substructures? — — b. Disruptions, displacements , compaction, or t/ overcovering of the soil? c. Change in topography or ground surface relief features? d. The destruction, covering, or modification / of any unique geologic or physical features? _ 1/ e. Any increase in wind or water erosion of / soils , either on or off the site? 2. Air. Will the proposal result in: a. Air emissions or deterioration of ambient air / quality? b. The creation of objectionable odors? _ - c. Alteration of air movement, moisture, or temperature, or any change in climate, either locally or regionally? v 2; Yes Maybe No 3. Water. Will the proposal result in: a.... Changes in currents, "or the course or direction of water movements? b. Changes in absorption rates, drainage patterns, or the rate and amount of / surface water runoff? V c. Alterations to the course or flow of flood waters? d. Alteration of-the direction or rate of _ — flow of ground waters? e. Change in the quantity of ground waters, I either through direct additions or with- drawals , or through interception of an aquifer by cuts or excavations? _ f. Reduction in the amount of water other- / wise available for public water supplies? _ _ V 4. Plant Life. Will the proposal result in: a. Change in the diversity of species, or numbers of any species of plants (including trees , shrubs , grass , and crops)? b. Reduction of the numbers of any unique, rare, or endangered species of plants? c. Introduction of new species of plants into an area , or in a barrier to the normal / replenishment of existing species? 1/.' - - 5. Animal. Life. Will the proposal result in: a. Changes in the diversity of species, or numbers of any species of animals (birds , land animals including reptiles , or insects)? b. Reduction of the numbers of any unique, rare, or endangered species of animals? ✓ c. Introduction of new species of animals into an area, or result in a barrier. to / the migration or movement of animals? _ V d. Deterioration to existing wildlife habitat? J 3. Yes Mbe No 6. Natural Resources. Will the proposal result in: a. Increase in :the rate of use of any natural / resources? - ✓ b. Depletion ofeany non-renewable natural / . resource? �/ 7. Energv. Will the proposal result in: ,, a. Use of substantial amounts of fuel or energy? . _ b. Demand upon existing sources of energy, or re- quire the.development of new sources of energy? V — 8. .Risk of Upset tOoes the proposal involve a risk of an explosion or the release of , hazardous substances (including, but not limited to, pesticides , oil , chemicals , or radiation) in the event of an accident or upset conditions? V �c — — 9. Economic Loss. Will the proposal result in: :i a. A change in the value of property and / improvements endangered by flooding? t — — — b. A change in the value of property and improvemen[srexposed to geologic hazards beyond accepted community risk standards? _ 10. Noise. Will the proposal increase existing noise levels toethe point at which accepted community noise and vibration levels are exceeded? i a _ 11. Land Use. Willethe proposal result in the a Eeration of the present developed or planned land use of an area? 12. Open Space. Will the proposal lead tb a decrease in theramount of designated open space? V 13. Population. Will the proposal result in: a. Alteration of` the location, distribution , density, or growth rate of the human population of- the Citv? b. Change in the population distribution by aye, income,-4-eligion, racial , or ethnic / r group, occupational class , household type? 4. Yes Maybe No 14. Employment. Will the proposal result in additional new long-term jobs provided, or a change in the number and per cent employed, unemployed, and underemployed? 15. Housing. Will the proposal result in: a. Change in number and per cent of housing units by type (price or rent range, zoning category, owner-occupied and rental , etc. ) relative to demand or to number of / families in various income classes in the City? _ V/ b. Impacts on existing housing or creation of a demand for additional housing? ✓ 16. Transportation/Circulation. Will the proposal I result in: a. Generation of additional vehicular movement? b. Effects on existing parking facilities, or / demand for new parking? _ V/ c. Impact upon existing transportation systems? d. Alterations to present patterns of circulation / or mcvement of people and/or goods? J e. Increase in traffic hazards to motor vehicles, bicyclists, or pedestrians? 17. Public Services. Will the proposal have an effect upon , or result in a need for, new or altered governmental services in any of the following areas : a. Fire protection? L/ b. Police protection? c. Schools? d. Parks or other recreational facilities? e. Maintenance of public facilities , including / roads? V f. Other governmental services? 5. Yes Maybe No 18. Public Fiscal Balance. Will the proposal result in a net change in government fiscal flow (revenues less operating expenditures and annualized capital expenditures)? 19. Utilities. Will the proposal result in a need for new systems, or alterations to the following utilities: a.- Power or- natural gas? b. Communications system? _ ✓ c. Water? d. Sewer or septic tanks? e. Storm water drainage? f. Solid waste and disposal ? _ 20. Human Health. Will the proposal result in: a. The creation of any health hazard or potential health hazard? , / b. A change in the level of community health v care provided? 21 . Social Services. Will the proposal result in an increased denand for provision of general social services? 22. Aesthetics . Will the proposal result in: a. Obstruction of any scenic vista or view open to the public? >/ b. The creation of an aesthetically offensive site open to public view? c. Lessening of the overall neighborhood (or area) attractiveness, pleasantness , / and uniqueness? J 23. Light and Glare. Will the proposal produce / new light or glare? ✓ 24. Archeological/Historical . Will the proposal resu—Tt i a a t i ion of a significant archeological or historical site, structure, / object, or building? J 6. Yes MLbe No 25. Mandatory Findings of Significance. a. Does the project have the potential to degrade the quality of the environment or to curtail the diversity in the environment? b. Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? (A short-term impact on the environment is one which occurs in a relatively brief, definitive period of time while long-term impacts will endure well into the future. ) c. Does the project have impacts which are indi- vidually limited, but cumulatively considerable? (A project may impact on two or more separate resources where the impact on each resource is relatively small , but where the effect of the total of those impacts on the environment is significant. ) d. Does the project have environmental effects which will cause substantial adverse effects on human beings , either directly or indirectly? J Initial Study Prepared By: INITIAL STUDY CASE NOS. PP 85-18 and PM 20573 ENVIRONMENTAL EVALUATION CHECKLIST COMMENTS AND POSSIBLE MITIGATION MEASURES (CATEGORIES PERTAIN TO ATTACHED CHECKLIST) . 1 . EARTH b. The soil on the site, which is vacant, will be over-covered by virtue of. construr_tion, paving, and landscaping. This activity on the proposed site wou 1 d not have a negative impact on the environment and no mitigation measures are necessary. e. This proposal may result in temporary wind erosion of soil due to construction--mitigation of impacts will occur by compliance with city requirements for watering during grading and construction phases. 3. WATER b. This proposal will result in a change in absorption rates, drainage patterns and the rate and amount of surface runoff by virtue of development. Compliance with applicable grading ordinances at time of development will mitigate any adverse impacts. 5.b. ANIMAL LIFE Project will destroy habitat of the Coachella Valley Fringed-Toed Lizard, an endangered species. Applicant will contribute $750 per acre developed for a total of $60,750.00 to the City of Palm Desert for the eventual purchase of land in the proposed desert reserve critical habitat north of Interstate 10. This mitigation method has been accepted by the State Department of Fish and Game. I5.b. The project will create additional jobs which will necessitate provision of additional housing within a reasonable distance. The project at this time is conceptual and the number of jobs to be created and consequently the number of addition housing units needed is not known at this time. Each individual project on the property will be reviewed through the precise plan process and appropriate conditions imposed at this time. 16.a. The ultimate development on the site is unknown and hence the number of traffic movements is unknown. The public works department has requested street widenings and signalization fees. When each of the individual projects is reviewed through the precise plan process the traffic impacts will be adequately accessed. 18. The proposed development will be commercial in nature and will generate income to the city in the form of transient occupancy tax and sales tax revenue. INITIAL STUDY CONTINUED 23. LIGHT AND GLARE There will undoubtedly be some new lighting provided for safety, security, and aesthetic reasons. Mitigation measures will include utilization of lights designed for the appropriate use and provided with shields where necessary. 2 �'- 73-510 FRED WARING DRIVE, PALM DESERT,CALIFORNIA 92260 TELEPHONE (619) 346-0611 CITY OF PALM DESERT LEGAL NOTICE CASE N0. PP85-18 d PM 20573 NOTICE IS HEREBY GIVEN that a public hearina will be held before the Palm Desert Planning Commission to consider a request by CARVER COMPANIES for approval of a neaative declaration of environmental Impact, a 10 lot parcel map and precise plan within the PR-5, PR-10 and PC-2 zones to permit develop- ment of a aroup of hotels and retail commercial complex on 80 acres at the northwest corner of Cook Street and Country Club Drive more particularly described as: APN 620-200-032/620-200-037 PR-5 fl1M J F P fl:5 P.R.-3. 9.:. _ MY 09-CS n PR-10 I PR-5 p U LG33.92. '1 r/ F..F 6 N/SUBJECT PROP C.f2) P.C.-121� II[_1�y21 S.P R-1 12,000 The Lak. P.R.-4 Count SAID public hearing will be held on September 3, 1985 at 7:00 p.m. In the Council Chamber in the Palm Desert City Ilal 1 . 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all interested persons are Invited to attend and be heard. If you chal lenae the proposed actions in court, youfS, . my be limited to raising only those issues you or someone else raised at the public hearing described In this notice, or In written correspondence delivered . to the city council (or planning commission) at, or prior to, the public hearing. PUBLISH: Desert Post Ramon A. Diaz, Secretary Auaust 22, 1985 Palm Desert Planning Commi ss ion DEVELOPMENT GUIDELINES LTIUS A MASTER PLANNED MIXED-USE RESORT nE PREPARED FOR: CARVER COMPANIES _ 559 SOUTH PALM CANYON DRIVE PALM SPRINGS, CALIFORNIA 92262 AUGUST 12, 1985 CONSULTANTS: LUIS BARRAGAN RAUL FERRERA ARQUITECTOS GENERAL FRANCISCO RAMIREZ NO. 12 COL DANIEL GARZA DELEG MIGUEL HIDALGO 11830 MEXICO D F TELS 516 85 95 516 99 88 f. MORSE CONSULTING GROUP PLANNING, ENGINEERING, LANDSCAPE ARCHITECTURE 73-255 EL PASEO, SUITE #8 PALM DESERT, CALIFORNIA 92260-4237 4860 IRVINE BOULEVARD, SUITE 201 IRVINE, CALIFORNIA 92714-1299 TABLE OF CONTENTS o PURPOSE PAGE 1 o INTRODUCTION PAGE I o PROJECT DESCRIPTION PAGE 3 o GOALS, POLICIES, AND OBJECTIVES PAGE 5 o EXISTING CONDITIONS AND CONSTRAINTS PAGE 6 -- Palm Desert Zoning Ordinance o COMMUNITY DESIGN ELEMENT PAGE 10 Planning Concept Common Open Space Concept _- Circulation Concept Landscape Character „. " Architectural Character o LAND USE ELEMENT PAGE 23 Land Use Plan Height Limitations o CIRCULATION ELEMENT PAGE 27 o PUBLIC SERVICES AND UTILITIES PAGE -29 o PHASING AND IMPLEMENTATION PAGE 31 `DEVELOPMENT GUIDELINES PURPOSE To establish design guidelines for development of ALTIUS, a master planned mixed-use resort development at the north-west corner of Cook Street and Country Club Drive in the City of Palm Desert, California. INTRODUCTION The Development Guidelines address planning issues related to ALTIUS and establish the development plan and program for the 80.8 acre mixed-use resort development. These guidelines are intended to provide a comprehensive analysis and development policy governing the orderly development of this project in conformance with the City of Palm Desert General Plan. They will control and regulate the way in which the subject property is planned, developed, and maintained by both the City of Palm Desert and the project developers. ALTIUS/CARVER COMPANILS P.i RAMON RD. PROJECT SITE K SIN ATRA DR « Y � UB DR RANCHO MIRAGE n �a R STATE FWY. Ill INDIAN -WELLS NORTH VICINITY MAP ALnUS/CARVER COMPANIES P.2 _-.PROJECT DESCRIPTION. The subject property consists of approximately 80.8 acres within the northern portion of the City of Palm Desert. The project is bounded on the south by Country Club Drive and on the east by Cook Street. ALTIUS is proposed to be a comprehensively planned, mixed-use resort complex. Conceptual development plans provide for an approximate 20-acre district commercial center, a 25-acre luxury hotel site, a 12-acre suite hotel, a 9-acre sports and preventative medicine center, and 13-acres for sports, recreation, and areas set aside for future hotel/medical expansion. The 20-acre district commercial center is located between the main entrance to ALTIUS, which will align with the entrance to the Desert Springs Marriott and the intersection of Cook Street and Country Club Drive. It is intended to have approximately 150,000 to 200,000 square feet of retail commercial and restaurant space. The 25-acre hotel site along Country Club Drive is planned to accommodate a 400-unit luxury hotel and related entertainment facilities. A 250-unit all-suite hotel is planned for the site adjacent to the Cook Street entry. A"9-acre sports and preventative medicine center is proposed in the northwest corner of the site. The central portion of the project will include a major sports fitness and recreation center, intended to be a main area of activity, and a central focal area for the entire project. The land uses indicated on the proposed tentative parcel map are the result of a desire on the part of the developer to create a mixed-use resort development responsive to those current and future market trends in hotel and commercial development in the United States which are particularly appropriate for development in the Palm Desert area. The proposed land uses are hotel, commercial, health, recreational, and expansion areas on the adjacent land. ALTIUS/CARVER COMPANIES P.3 m � LD ► /, �� ��',�:• � �/��' � it . �� �� 11 g mcn > � I, �' • �,%; , � t � ��1, �' e I, �.�f% . � • � II Z VieI c, = , d , III I Ps Is ! F"a � .� II � v� ;�, � � ,� > �' ; Ill � •�� 6 , � C � } ICI, � � I, , IIII • I ;�e�ms � 9 Egg� e �... •� ' 5 � 9E� I III I � ��� r ( i 1Y r aiI COOK—• - STPEEi—�— i � y `fi.: GOALS,POLICIES,AND OBJECTIVES AMUS will be the first mixed-use commercial resort development in the Coachella Valley. The following list of Goals, Policies, and Objectives have been carefully developed for this major project. They are intended to govern the resort character for the development through its completion and continuing operation. 1) Develop a distinctive and prestigious hotel resort/recreational sports and preventative medicine/commercial project of the highest quality. 2) Require adherence to high standards for appearance, aesthetics, safety, convenience, and service to the community. 4) Create a sense of total project identity using sound and creative architectural, design and landscaping standards consistent with the desert climate and topography. 5) Design an internal circulation system that is safe and efficient and one that encourages pedestrian and bicycle usage by separating them from vehicular traffic. 6) Create open space corridors with a sense of identity for the entire project. 7) Develop sports facilities with private capital providing major recreational and total fitness opportunities, not only for hotel guests but for the residents of the surrounding area as well. 8) Provide for development which will protect the environment, meet emerging market demands for programs aimed at the physical, emotional, and nutritional fitness of the individual, and be appropriately phased so that the mixed-use character of the development is initially established and that future phases won't interrupt ongoing portions of the project. 9) Be compatible and complimentary with adjacent land uses. ALTIUS/CARVER COMPANIES P.5 EXISTING CONDITIONS AND CONSTRAINTS The area to be developed is located on the gently-sloping floor of the Coachella Valley. The site is currently vacant. Property adjacent to Cook and Country Club on the north is vacant. The property to the west of the site is currently vacant, but a medical facility is proposed. Directly south of the site across Country Club Drive, the new 900-unit Marriott Desert Springs Hotel and Golf Course is under construction. Two major golf course/residential developments are located to the east, The Lakes Country Club and Desert Falls Country Club. The site affords dramatic views to the south and west of the San Jacinto Mountains and to the north of the Chocolate Mountains. Cook and Country Club lies within the jurisdiction of the City of Palm Desert. n ALTIUS/CARVER COMPANIES P.6 i m X z 0 O zcn D z S < Cl) m O I z I z_ m cn 4 V Palm Desert Zoning Ordinance The property is currently zoned as follows: Zoning Designation Acreage PR-5 40.39 GR. AC. PR-10 15.41 GR. AC. PC-2 25.00 GR. AC. Total 80.80 GR. AC. All proposed land uses are consistent with current zoning regulations and will not require a change of zone. Present PR zoning allows up to eighteen (18) hotel units per gross acre for a total of 1,004 units within the PR zone area. Present PC zoning provides 25 gross acres of commercial development. Existing zoning allows the following land uses: PR - Planned Residential District Uses permitted under Section 25.24.020 A. Community Facility B. Open Space C. Recreational Uses D. Related Institutional Facilities E. . Resort hotels with a maximum of eighteen units to the gross acre and related auxiliary commercial uses. PC2 - District Commercial Center Uses permitted under Section 25.30.020 Such uses include but are not limited to supermarket, professional offices, variety store, drugstore, banks, hotel, and restaurants. ALTIUS/CARVER COMPANIES P.8 i Z Z X i 2 - 00 a N � � N � O D cn M m O m cn v cD COMMUNITY DESIGN ELEMENT Planning Concept The planning concept for ALTIUS is the integration of diverse and dynamic uses with a recreational sports center as the major focal point. The major circulation element further defines the project with a parkway boulevard penetrating into the project core and providing controlled access to each of the proposed areas. Separate pedestrian and bicycle paths provide alternative circulation elements. The mountains to the southwest of the property provide a strong visual backdrop for the project. Major thematic elements will be located along the parkway'boulevard at the project entry and at the intersection of Cook Street and Country Club Drive. ALTIUS/CARVER COMPANIES P.10 a m � \ y O a b Il � Z � n 0�� cz D �} ' G r� m D Z cn -0 1 ' N Common Open Space Concept The project concept is centered along an open space corridor defined by the parkway boulevard. The goal is to create separate pedestrian and vehicular access to each of the proposed land uses through a park-like setting. Routing, contouring and landscaping of the parkway will create visual interest and character providing a desirable setting for commercial and hotel/resort development. -The parkway provides a ribbon of open space throughout the project. Water elements will create the predominant landscape features of the project as well as being a major open space amenity. A series of lakes and streams will be developed in conjunction with the parkway providing additional open space amentities. y rfh�li�ric�ENr- � T iCiurRY ` r ftRiMETER - TffEMf/7TC E�� l�wG�'�ir✓� Ar ��/T�iP�SE�l NOFITH OPEN SPACE ALnUS/CARVER COMPANIES P.13 Circulation Concept It is proposed that the project have a private internal road system for vehicular circulation with separate pedestrian and bicycle systems, with proposed land uses organized along a meandering vehicular parkway with main entrances at Country Club Drive and Cook Street. The purpose of the private road system is to provide easy access to the project and for the safety of the visitors to ALTIUS. The road system is designed to meet the approval of the City, satisfying all standards of the Fire Marshal, Sheriff, and City Engineer. The intent of the horizontal and vertical separation of traffic lanes is to lessen the impact of asphalt and concrete by providing greenbelt areas. In addition, the widened median and parkways provide opportunity for on-site retention areas, minimizing impervious surfaces and reducing runoff and erosion potential. The concept of the basic internal road system has been to: o Provide a road network of major entrance parkway, private driveways, and service drives. o Provide a secured road network system which will promote an environment for separation of pedestrian traffic, joggers, and cyclists. Pedestrian traffic will have access to all areas from the internal path network via open space easements. This will reduce vehicular traffic flow between areas within the project. o A pedestrian and bicyle trail system roughly paralleling the main vehicular routes will provide access to all proposed land uses along the landscaped corridor. ALTIUS/CARVER COMPANIES P.14 • .•`� r ' a o • Z .. �I D : r • C m m C) O D Z _. m cn Ol Landscape Character The purpose of the landscape concept is to create an environment at ALTIUS that promotes a park-like environment. The existing landform is flat with a distant backdrop of the rugged San Jacinto Mountains. It is the intent of the proposed landscaping concept to change the landform from flat to gently undulating, providing character, aesthetic relief and visual interest. The landscape concept contains the following elements: je4WIA/6 ENFRAME VIEW ' GGWGbif S o Hotel resort, recreation, commercial, health and open space areas shall be featured within the project through view corridors. ALTIUS/CARVER COMPANIES P.16 Y SCREEN SERVICE AREAS o Service areas will be screened by planting and berming. ALTIUS/CARVER COMPANIES P.17 re � �%rEcll�igftG o A variety of plant materials will add character and visual diversity to the project's viewscape, creating a park-like feeling. o Vegetation will be used to soften and blend the pattern of development. it will be utilized to enhance the spatial massing of structures in the landscape. The height of the various structures will blend into the landscape setting. o A wall will be constructed around portions of the perimeter of the project providing a visual screen as well as a feeling of privacy. This perimeter screen will be enhanced by landscaping within the public road right-of-way. The common area improvements along the main circulation routes and the project perimeter adjacent to Cook and Country Club will provide a unifying character to the entire development. ALTIUS/CARVER COMPANIES P.18 1 o o o The landscape character of the project will emphasize the use of trees to soften architectural lines, spacially define activity areas, enframe and enhance views, assist the visitor in site orientation, and mitigate certain environmental factors. The street scene wil be enhanced by a street tree program. Visually prominent areas will feature speciment tree plantings. Large open areas will feature a combination of vertical and dome shaped trees. Spaces between adjacent buildings will be planted with vertical trees. Planting sizes will vary according to use and variety, and will range from five gallon to large box sizes. ALTIUS/CARVER COMPANIES P.19 i�/QEG�GY/iV,G (4:7Z ev&Wydog Cie o Faster growing varieties planted in random masses will feature a predominance of five and fifteen gallon size trees, street trees, and slower growing varieties will feature fifteen gallon and larger box sizes, and specimen plantings will include larger box size trees only. o Shrubs will be utilized as foundation planting to soften walls and fences throughout the project. Large growing shrubs will be used as background plantings, and smaller shrubs as foreground plantings. Planting sizes will vary according to variety and use with one gallon to fifteen gallon sizes predominant. ALTIUS/CARVER COMPANIES P.20 o Vines and espaliers will be used in conjunction with tree and shrub planting to further screen walls in visually prominent areas, and to provide color accent. o Turf will be utilized as the predominant ground cover with specific areas designated for other low growing ground cover beds and annual color. o The common area landscaping will provide a unifying character to the entire project. ALTIUS/CARVER COMPANIES P.21 Architectural Character The master architects for ALTIUS is the internationally acclaimed firm of Luis Barragan, Raul Ferrera Arquitectos. Accompanying this document are publications illustrating their award winning style. The architectural integrity of the project will be protected through stringent controls and guidelines applied to each phase of the development. Every development proposal within ALTIUS will require a preliminary design review by the Master Developer's Architectural Review Committee to insure conformance with the desired architectural parameters. All detailing will enhance and emphasize the architectural character. The architecture will be majestic in a simple celebration of its desert location. Interior spaces will emphasize the tranquility of patios and secluded gardens. Key elements of this architecture will include contrasting planes, simple lines, a poetic use of water, and vibrant colors. ALTIUS/CARVER COMPANIES P.-22 LAND USE ELEMENT The Land Use Plan is designated to promote a balanced and functional mix of land uses consistent with the City of Palm Desert's desire for orderly, attractive, and quality development. This plan establishes a pattern of land uses compatible with the site location, natural setting and community's goals and objectives. ALTIUS is intended initially to have 650 hotel rooms, up to 200,000 square feet of commercial, a 9.2 acre health center, 14.8 acre recreation and hotel expansion, and 7.8 acres of private roads and open space. Each parcel will require additional design review and site planning restrictions. Design criteria for street lighting, landscaping, street treatment and signage will be consistent with these design guidelines and reviewed as each project is submitted to the City for precise plan approval. ALTIUS/CARVER COMPANIES P.23 CIrsh Cl) 33 t CD T ICU`o D m � n \! Z UN m N .A Height Limitations In order to allow for flexibility in development, and to promote creative and imaginative design solutions for the proposed parcels, height limitation diagrams have been prepared creating setbacks where the height of structures is related to sight lines and the surrounding setting. A building height limitation of 30 feet with a 32 foot setback will exist along the edge of the right-of-way from all public arterial roads. Building height will graduate incrementally from that point based upon the sight lines established by the approximate viewing height of a passing motorist. The distance to a maximum building height of 72 feet from the established viewpoint is 310 feet. The visual impact of buildings within this sight line shadow will be less than the impact created by a 30 foot height building 32 feet from the property line. The resulting flexibility allows for a more creative and aesthetic architectural solution to building massing and spacial organization. ••• �1f�_��-is #�•*•• ��� � gym, � Y , 2f' 32� 27 OV y5' 55 SIGHTLINE ALTIUS/CARVER COMPANIES P.25 Intensive landscaping consisting of plant material and large berms will blend the structures into the landscaped setting. Comprehensive architectural and design guidelines will ensure a harmonious blend of structures throughout the project. Large massing of structures will be prohibited. Rather, the buildings will be designed with a staggered placement to promote and complement the open space environment of ALTIUS and views of the adjacent mountains. b co. bo@`sy 22' '.a Tb2b 3 ^ ' @yk m g „) 3 @ a SK�@.@. �a`s@ � I ryryry(J��s�(((Jy/��•�� )v /// /�./µ�( HEIGHT SETBACKS ALTIUS/CARVER COMPANIES P.26 CIRCULATION ELEMENT The public streets surrounding the project will be developed to meet City of Palm Desert and Riverside County Standards in accordance with the master plan designations. Improvements will take place incrementally as the project develops. Public access to the project will be provided via a major entrance parkway. The site's internal vehicular circulation system is a major parkway spine which link interior developments to Cook Street and Country Club Drive. The circulation system has been designed to accomplish the following: 1. Provide for a transportation system which supports the land use designations . 2. Promote efficient, safe, and effective movements of all visitors 3. Protect the environmental quality of the project 4. Provide for alternatives to total dependence on the automobile. ALTIUS/CARVER COMPANIES P.27 A � 11 T w,, • �1J � • a O ' Z ' • • • • oe • cn n O D Z m l'A N c PUBLIC SERVICES AND UTILITIES Water Water facilities are immediately adjacent to the parcel, and will be extended into the project in accordance with CVWD policy. Sewer Sewer facilities are immediately adjacent to the parcel, and will be extended into the project in accordance with CVWD policy. Public Utilities Electrical, gas, telephone, and cable TV are immediately adjacent to the parcel, and will be extended into the project in accordance with Southern California Edison Company, Southern California Gas Company, and General Telephone Company standards. ALTIUS/CARVER COMPANIES P.29 ■ 2 � � ■ a : � 1 ( ■ ■ CD ■ s ■ : � 1 s ■ ■ 1 ■ 1 ■ ■ ■ ■ 1 1 1 • D ■ : ■ CO ■ C) ■ ■ ■ F , < ■ ■ 1 m ; : ■ ■ � ■uo■u■ � o ■ r -0 : ■ Ca ■ ■ o � : a ■ a ■ ' r PHASING AND IMPLEMENTATION Phasing of ALTIUS will reflect a number of conditions and factors influencing project implementation. These are: 1. Developing a sufficient number of buildings within each land use category to establish the mixed-use character of the project 2. Current and projected trends in hotel/commercial demand 3. Development and timing of infrastructure and other improvements so that both Country Club and Cook are fully improved in Phase I 4. Availability of financing 5. Relationship between the phasing of Altius and, competition from other regional projects. The responsibility for the development of the ALTIUS infrastructure will rest with CARVER COMPANIES. The design guidelines and subsequent detailed plans will be instituted, implemented and completed under the ongoing auspices of CARVER COMPANIES. ALTIUS/CARVER COMPANIES P.31 Each phase of development will be preceded by the preparation and approval of the required detailed plans and documents to insure proper use and appropriate development of the property. A Master Association will be organized to administer and maintain the following: o common open space facilities o private road and landscaping o 1 architectural integrity and consistency All applicable Federal, State, and County laws will be observed by the ALTIUS development. ALTIUS is projected to be completed in five, years. The major internal improvements will occur within the first two years. ALTIUS/CARVER COMPANIES P.32 RIVERSIDE COUNTY �p�Eof CAL11 eww I'A FIRE DEPARTMENT " ppaw r.�. IN IA DEPARTION MENT OF COUNTY_ry-'�:�' �'�_-� CALIFORNIA DEPARTMENT OF FORESTRY e � "RIVERS%DE� ;"i'." 'yr � RAY HEBRARD 'rEsr of f° �.., FIRE CHIEF 210 WEST SAN JACINTO AVENUE July 1 , 1985 PERRIS,CALIFORNIA 92370 TELEPHONE:(714)6573183 Ramon City oflPalm Desert 73510 Fred Waring JUL1 1985 Palm Desert, CA 92260 Reference: PP 85-18/PM 20573 Applicant: Bi11 CarvegNVIRONMENTAL SERVICES CITY OF PALM DESERT Dear Mr. Diaz, . Water system requirements for fire protection will be established when plans showing specific building square footage are submitted. The following are standard requirements. 1 . Install Riverside County super fire hydrants so that no; point of any building is more than 200 feet from a fire hydrant measured along approved vehicular travel ways. a. exterior surface of hydrant barrels and heads shall be painted chrome yellow, and the tops and nozzle caps shall be painted green.. b. curbs shall be painted red 15 feet in either direction from each hydrant. c. hydrants.shall not be located closer than 25 feet to any building. 2. Prior to issuance of a building permit, the developer shall furnish the original and three copies of the water system plan to the Fire Marshal for review. Upon approval , one copy will be sent to the Building Department and the original will be returned to the developer. 3. The water system plan shall be signed by a registered civil engineer and approved by the water company with the following certification: "I certify that the design of the water system in PP 85-18, PM 20573 is in accordance with the requirements prescribed by the Fire Marshal ." 4. Prior to delivery of combustible materials to the building site, the required water system shall be installed, operating and delivering the required flow. 5. Any building over 5000 square feet requires an N.F.P.A. 13 fire sprinkler system. 6. Additional fire protection requirements may be necessary when the applicant submits specific plans for consideration and approval . Very truly yours, RAY HEBRARD Fire /Chief �/� By '^ , � `��.V� I MIKE MCCONNELL Fire Marshal dpm i INTEROFFICE MEMORANDUM U419CH RID City of Palm Desert uuvv J U L 2 1985 TO: Director of Environmental Services ENVIRONMENTAL SERVICES CITY. OF. PALM DESERT FROM: Director of Public Works SUBJECT: PM 20573 Bill Carver DATE: June 27, 1985 The following should be considered conditions of approval : 1. Drainage feds, as required by City ordinance, shall be paid prior to re- cordation of the final map. 2. Drainage facilities shall be provided, per Ordinance No. 218 and the Mas- ter Drainage Plan, to the specifications of the Director of Public Works. 3. Storm drain construction shall be contingent upon a drainage study by the private engineer that is approved by the Department of Public Works. 4. Full public improvements, including traffic safety lighting, as required by ordinance and the Director of Public Works, shall be installed in ac- cordance with City standards. 5. Improvement plans for water and sewer systems shall be approved by the respective service districts with "as-built" plans submitted to the Depar.t- ment of Public Works prior to the project final . 6. Complete improvement plans and specifications shall be submitted, as re- quired by ordinance, to the City Engineer for checking and approval before construction of any improvements is commenced. The engineer shall submit ".as-built" plans prior to the acceptance of the improvements by the City. 7. All private streets shall be inspected by the engineering department and a standard inspection fee shall be paid prior to recordation of the final map. 8. Landscaping maintenance on Country Club and Cook St. •'shall be provided by the property owner. 9. Complete grading plans and specifications shall be submitted, as required by ordinance, to the City Engineer for checking and approval prior to is- suance of any permits. 10. Dedication of right-of-way on Country Club and Cook St. shall be done prior to issuance of any permits and approval of plans. 11. Installation of curb and gutter, matching paving and sidewalk on Cook St. and Country Club Dr. 12. Waiver of access to Country Club & Cook St. except at approved locations shall be granted on the final map. 13. Installation of one-half landscaped median in Country Club & Cook St. or cash payment for one-half the cost of landscaped median at the option of the Director of Public Works. 14. Installation of sewers to serve this project. 15. Size, number and location of median openings to Public Works specifications with only 2 openings to be allowed to serve this property. 16. Complete parcel map shall be submitted as required by ordinance to the City Engineer for checking and approval and be recorded before issuance of cer- tificate of occupancy by Building Department. 17. Signalization fund fees shall be deferred and paid upon development plan '. approval for each separate parcel . 18. A 12 foot landscape easement shall be offered for dedication on the final /� map to the city. Barr McClellan ARC:BM/lo N�FIEa S -o G Desert Sands Unified School District y A DUNES RANCHO MIRAGE C 82-879 HIGHWAY 111 • INDIO. CALIFORNIA 92201-5678•(619) 347-8631 RANCHO INDIAN WELLS Y June 21, 1985 PALM DESERT 0 d` LA QUINTA INDIO ♦� Mr. Ramon Diaz 3 IVJfi" Environmental Services City of Palm Desert JUN 2 5 1985 73-510 Fred Waring Drive Palm Desert, CA 92260 ENVIRONMENTAL SERVICES Re: Comments to Precise Plan 85018 CITY OF PALM DESERT Parcel Map 20573 Dear Mr. Diaz: The project will not impact the school district. It would seem applicable that the population generated from this project, as well as the cumulative impact of all projects in this area, would warrant consideration for bridging Whitewater at Cook or Monterey. It will be essential in the future that access to the school site from the north be assured. I do understand that flooding is normally confined to summer months, but extended flood damage could extend the access problem into the school year. We are sure that you have considered some mechanism to provide a bridge or you have already considered other appropriate mitigation measures, but I did feel it was necessary to mention this potential impact in our response. Sin�re y you , ,�� Richard M. eck Facilities Planner RMB/vumt !Z 12. SOUTHERN CALIFORNIA LgUS COMPAN 3700 CENTRAL AVENUE • RIVERSIDE, CALIFORNIA R.W. RIDDELL " \ E 1 7' Eastern Division � A�IG�DDRESS: P. O. BOX 2200, RIVERSIDE, CALIFORNIA 92516 Distribution Planning Supervisor ��``yy'',,�. J71 Fn l�; 10 1985 ;ITy0rPgfMDJJ`T§'v2, 1985 RT Nearest 'Gas Distribution Main : In Country Club Drive adjacent to subject area City of Palm Desert 73-510 Fred Waring Drive Palm Desert , Ca 92260 RE: Precise Plan 85-18 and Parcel Map 20573 This letter is not to be interpreted as a contractual commitment to serve the proposed project; but only as an information service . Its intent is to notify you that the Southern California Gas Company has facilities in the area where the above named project is proposed . Gas service to the project could be provided from an existing main without any significant impact on the environment . The service would be in accordance with the Company' s policies and extension rules on file with the California Public Utilities Commission at the time contractual arrangements are made. The availability of natural gas service , as set forth in this letter , is based upon present conditions of gas supply and regulatory policies . As a public utility, the Southern California Gas Company is under the jurisdiction of the California Public Utilities Commission . We can also be affected by actions of federal regulatory agencies. Should these agencies take any action which affects gas supply or the condition under which service is available , gas service will be provided in accordance with revised conditions Die have developed several programs which are available , upon request , to provide assistance in selecting the most effective applications of energy conservation techniques for a particular project . If you desire further information on any of our energy conservation programs, please contact our Area Market Services Manager , P.O. Box 303, Redlands, CA 92373-0306, phone 714 ) 884-9411 . R, W. Ri 'dell Distribution Planning Supervisor RWR:mac .-�..,.......... -.. . . - -o:c _._.-,.T....-.. . .....: ....,:.-.es^.•.w.,-..-.._.......e.....v-.+.....-. «......-.�.,�..-..ems.--.-��.......��...���. ...-^e�.�.. Southern California Edison Company � �= 36.100 CATHEDRAL CANYON DRIVE CATHEDRAL CITY, CALIFORNIA 922 4 June 24, 1985 T C 1 S 3 IV _ J i N 2 7 1985 ENVI RON MEN TAL.SERVICES ' CITY OF PALM DESERT To: City of Palm Desert _ Subject:recise Plan 85-18 & Parcel Map 20573 (Project Name) Environmental Impact Report Gentlemen: This is to advise that the subject property is located. within the service territory of the Southern California Edison Company and that the electric loads of the project are within parameters of projected load growth which Edison is planning to meet in this area. Unless the demand for electrical generating capacity exceeds our estimates, and provided that there are no unexpected outages to major sources of electrical supply, welexpect to meet our electri- cal requirements for the next several years. Our total system demand is expected to continue to increase annually; however, excluding any unforeseen problems, our plans for new generation resources indicate that our ability to serve all customer loads during peak demand periods will be adequate during the decade of the 80 's. Current conservation efforts on the part of Edison's customers has resulted in energy savings. Optimization of conservation measures in this project will contribute to the overall energy savings goal. Very truly yours, -, 4W101_1 Glenn Buchanan Customer Service Planner GB/aj . C �V ` • z - ESTABLISHED IN 1918 AS A PUBLIC AGENCY JUL 19g5 ��j COACHELLA VALLEY WATER 4;oRICf EN POST OFFICE BOX 1058•COACHELLA, CALIFORNIA 92236•TELEBd�Ngye1W4g6a9ERVICES DESERT DIRECTORS OFFICERS RAYMOND R.RUMMONDS,PRESIDENT LOWELL O.WEEKS,GENERAL MANAGER-CHIEF ENGINEER TELLIS CODEKAS,VICE PRESIDENT BERNARDINE SUTTON,SECRETARY _ JOHN P.POW ELL KEITH H.AINSWORTH,ASSISTANT GENERAL MANAGERIAUDITOR PAUL W.NICHOLS REDWINE AND SHERRILL,ATTORNEYS STEVE D.BUXTON July 1, 1985 File: 0163.11 0421.1 0721.1 Department of Environmental Services City of Palm Desert Post Office Box 1977 Palm Desert, California 92261 Gentlemen: Subject: Precise Plan 85-18 and PM 20,573 Portion of SEy, Sec. 4, T5S, R6E San Bernardino Meridian This area lies on the sandy area in the northern portion of Palm Desert and is considered safe from stormwater flows except in rare instances. The District will furnish domestic water and sanitation service to this area in accordance with the current regulations of this District. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. This area shall be annexed to Improvement District No. 70 of Coachella Valley Water District for domestic water service. The District will need additional facilities to provide for the orderly expansion of its domestic water system. These facilities may include wells, reservoirs and booster pumping stations. The developer will be required to provide land on which some of these facilities will be located. These sites shall be shown on the tract map as lots to be deeded to the District for such purpose. This area shall be annexed to Improvement District Nos. 53 and 80 of Coachella Valley Water District for sanitation service. Y urs very truly, Lowell 0. Weeks /Meneral Manager-Chief Engineer RCM:cp cc: Riverside County DepartmenFRUE CONSERVATION of Public Health, Indio USE WATER WISELY 46-V5 PRICXLY PEAR LANE. PALM DESERT, CAUFORNIA 92260 TELEPMONE (714) 346-0611 IMPAR'>Z'7E1T OF BUII.D= & SAFM PRE L7aCNAIU BFZ q OF PLANS IIiIS IS Mr A PLAN C=l O P(p 2�o►i.t S s�fa� ,(. f 3rz I-�I.�u�lc,^?_f�, BEE= ANY FAR CCM= Q N BE MAID, AIIDTPIlRTAL II rM'ia TT IS NE= FOR Iif=q.. . Ca-g= AMMEr-n RA MAW= AM SPFPF:CIFICATIONS Caf= S*ZMC,'LL?AL, TPAWn= AIM CALZIIIA=lS rrm= A.V.A.C. , =Ff T9TCAL AND FLi2M= FLANS & S?r-CIFZ=IOIS CCMPL. =2 24 F1`TEZc C"Y =ZMA=1 MaVMTTAS=U Q CM-T= GRAD= FLANS •Q Get 't" 1J DATE DIRECTOR OF BUILDING 6 SAFETY 1 1.2 a a ZONING PR - 5 EXISTING ZONING PR - 10j EXISTING PROPOSED (HEALTH, EXPANSION,HOTEL) LAND USE PROPOSED (HOTEL, EXPANSION)LAND USE IN 4' - IN CONFORMANCE WITH EXISTING ZONING CONFORMANCE WITH EXISTING ZONING `7WITH A B nnv� B ! 6 EXPC- 2 " PRO USE IN ° CONONING o ;j 0 o i 4 L7`._Y COI y CLUB DRIVE HOTEL SUMMARY MAXIMM ALLOWABLE HOTEL DEVELOPMENT LPIDER EXISTMG ZOMNG 18 D. AC. C �I ZONE (GROSS AC.) D.U./AC) HOTEL UNITS PR-5 PR-10 15.41 ' TOTALS 55.8 18 1004 (ALLOWED) e RMSH GRADE PR-5 24.8 PR-10 117 -- --- TOTALS 36.5 18 657 (PROPOSED) PROPOSED SETBACK / BLDG. HT.SECTION �.�: ,"ob• ZONING MAP COOK & COUNTRY CLUB F " LID THE CARVER COMPANIES LDIS RA RRAGANMORSECONSULT/NC CROUP R;oL P F R R E n i .uxrF.pRi.Lmnc.umsGVClrtommCNA[ 559 SOUTH PALM CANYON DRIVE PALM SPRINGS CA. 92262 ...........,.......... .... - "" ...-.M •AW�. Tow--- ----I TOMHOE I e 1 1 r 41 q 2 \ I S II-'+L'fls l'S�I ISS, CONCEPTUAL SITE PLAN COOK & COUNTRY CLUB r � � THECARVER COMPANIES LUIS BANPAGAN �MORSE CONSUL77NG GROUP HApL f EPPEPA MOP-jE � • - 559 SOUTH PALM CANYON DRNE PALM SPPoNGS C0. 92262 ` � � - _ •� v. .^• �.. .^_ ... �.._ - �Y �� PROOF OF PU ICATION This space Is to ': County Clerk's Filing Stamp (2015.5 C.C.P.) STATE OF CALIFORNIA, County of Riverside CITY OF PALM DESERT,. I am a citizen of the United States and a Z9 GM d w resident of the County aforesaid; I am over < the age of eighteen years, and not a party to Proof of Publication of I eeo or interested in the above entitled matter. I m ry i am the principal clerk of the printer of the .....CA,$r, NO;,, PP,85-1f3„ „$3y„af)5.7.3....... N < DESERT POST o -v o .................................................... ...................................,.. ................. Paste Clippif>n w of Notice m ry a newspaper of general circulation, printed SECURELY art In This Space and published ..n.i—weekly ; in the City of ..? a1.m..D.O.Se.r.K............. County of Riverside, and which news- paper has been "adjudged a newspaper CITY OF PALM DESERT -LEGALNOTICE -'.. Of general circulation by the Superior CASENO.PP'lS{l Is 11 Court of the Count of Riverside, State Of HER Y G HEREBY IV y NOT CE IS HEREN',(hat a '1 public hearing will be held before California, under the date of,l r ,.Q/ 19 ,64. the Palm Desert Planning Commis- sion to consider a request by 1 CARVER COMPANIES for approval 8 3 6 5 8 of a negative declaration of environ- Case Number ........ mental impact.a 10 lot parcel map........: that the notice, and precise plan within the PH 5 of which the annexed is a printed copy (set PR-t 0 and PC-?zones to pem-.i de: y velopment of a group of hotels and `II in type not smaller than nonpareil), has retail commercial coal on 111' been published in each regular and entire CocaCores tr the nnnnwast corner of acre Sat the n Counts Club Drive issue of said newspaper and not In any more particularly i "as, 62020D032162".d(4031 supplement thereof on the following dates, SAID pubho nNricg .. Leheldon ' September a.. 1985..t '-0 p.m.in to-wit: the Council Chambe ,he Palm 8/2 3/ B 5 Desert -City. Halt, /-.510 Fred Waring Drive,.Palm ',=sart. Cali.................................................... form.,at which time antl place all 8 5interesteip¢rsor• mJted to at all in the year 19...... tend-and be hea;a ro.challenge the proposed at- , o court,.you. I certify (or declare) under penalty of may be limited L+a mg only those perjury that the foregoing is true and issues you or anm g0asrraised' , is the public hearing Cre clse red in correct. this notice, or In w:hten cor. (espondence delivered to the city council(or planning commission)at, _ Dated at .......Palm Desert: ... or prior to,the public hearing. ................. - - RAMONA.OIAZ Secretary L Cali(ornla, this., 3rd day of A9$:., 19 8.5 Palm Desert„ Planning Commfsslon •...••.•• (Pub.D.P.AUg 23,1985)`J Signature Free copies of this blank loran may be secured from: ' CALIFORNIA NEWSPAPER SERVICE BUREAU, INC. Legal Advertising Clearing House 120 west Second St., Los Angeles, Calif. 90012 Telephone: (213) 625-2541 Please request GENERAL Proof of Publlcaelon when ordering this form. j% CONSULT/NC __) ��f�5 PROJECT NO./O CROUP a;. ,�- .. ,,_ \`'O I•h PLANNING 0 ENGINEERING 0 LANDSCAPE ARCHITECTURE (,,iG Z 4 19P" ':,)I.IONMENTAL SERA, TRANSMITTAL Y OF PALM DESERT TO: /1/{1�/��L//i/n ri��/ DATE: SUBJECT: jT ATTN: /`� �j/ I ����✓r/Y.C., THE FOLLOWI�N'G ITEMS ARE TRANSMITTED: HEREWITH�NDER SEPARATE COVER El VIA: �� NO.OF COPIES DESCRIPTION THE ABOVE ITEMS ARE SUBMITTED: AT YOUR REQUEST O FOR YOUR REVIEW FOR YOUR FILES O FOR YOUR APPPPRROVAL0 FOR YOUR ACCT-/I� O FOR YOUR INFORMATION❑ GENERAL REMARKS: Ae- C ?"mmrs 4l_ME f,U�' ENCLOSURE O COPIES TO: gY�l /'�'�� �✓ �' 16 "V : NORTHWOOD TOWN CENTER 4860 IRVINE BOULEVARD •SUITE#201 IRVINE, CA 92714-1299 . (714) 730-7117 MOR CONSULT/NG SE GROUP PROJECT NO. 150-2000-3 PLANNING • ENGINEERING • LA CAPE ARCHITECTURE c 1 � TRANSMITTAL s TO: City of Palm Desert DATE: August 27, 1985 45275 Prickly Pear Lane SUBJECT: Altius Palm Desert, CA 92260 AmN: Stan Sawa THE FOLLOWING ITEMS ARE TRANSMITTED: HEREWITH R UNDER SEPARATE COVER❑ VIA: Personal NO.OF COPIES DESCRIPTION 7 Altius Development Guidelines 7 Brochures - The Pritzker Architecture Prize 1980, Luis Barragan 7 Cover letters - Carver Companies THE ABOVE ITEMS ARE SUBMITTED: AT YOUR REQUEST O FOR YOUR REVIEW X FOR YOUR FILES D FOR YOUR APPROVAL 0 FOR YOUR ACTION Y FOR YOUR INFORMATION O GENERAL REMARKS: ENCLOSURE CI COPIES TO:�j,y,L BY: Bob Mueting n NORTHWOOD TOWN CENTER 4860 IRVINE BOULEVARD •SUITE#201 • IRVINE, CA 92714-1299 (714) 730-7117 CASE NO. Environmental Assessment Form TO THE APPLICANT: Your cooperation in completing this form and supplying the information requested will expedite City review of your application pursuant to the California Environmental Quality Act. The City is required to make an environmental assessment on all projects which it exercises discretionary approval over. Applications submitted will not be considered complete until all information necessary to make the environmental assessment is complete. GENERAL INFORMATION: 1 . Name, address , a dtelephone number 9)r3 f owner, applicant or project sponsor: Companies - 559 South Palm Canyon Drive, Palm Springs, CA 92262 2. Name, address and telephone number of person to be contacted con- cerning the project (such as architect, engineer, or other repre- sentative) : Morse Consulting Group (619) 346-6163 73-255 E1 Paseo, Suite 8, Palm Desert, CA 92260 3. Common name of project (if any) : Cook and Country Club 4. Project location (street address or general location) : Northwest corner of the intersection of Cook Street and Country Club Drive 5. Precise legal description of property (lot and tract number, or meets & bounds) : Tentative Parcel Map 20573 6. Proposed use of the site (project for which the form is filed; describe the total undertaking, not just the current application approval being sought) : Commercial and hotel project 7. Relationship to a larger project or series of projects (describe how this project relates to other activities , phases, and develop- ments planned, or now underway) : Not--Applicable 8. List and describe any other related permits and other public approvals required for this project, to go forward, including those required by the City, Regional , State and Federal agencies (indicate sub- sequent approval agency name, and type of approval required) : ---- Unknown EXISTING CONDITIONS : 9. Project site area: 80 Gross Acres (Size of property in sq. ft. or acreage) 10. Present zoning: PR-5/PR-10/PC-10 (Proposed zoning) : Same 11 . General Plan land use designation: Commercial and residential 12. Existing use of the project site: Vacant 13. Existing use on adjacent properties : (Example - North, Shopping Center; South, Single Family Dwellings; East, Vacant, etc. ) . North - Vacant South - Hotel/Golf Course Resort East - Vacant West - Residential 14. Site topography (describe) : Flat 15. Are there any natural or manmade drainage channels through or adjacent to the property? NO X YES 16. Grading (estimate number of cubic yards of dirt being moved) : Unknown 17. List the number, size and type of trees being removed: None 18. Describe any cultural , historic, or scenic aspects of the project site: None h 19. Residential Project (if not residential do NOT answer) A. Number and type of dwelling units (Specify no. of bedrooms) : B. Schedule of unit sizes : C. Number of stories Height feet. D. Largest single building (sq. ft. ) (hgt. ) E. Type of household size expected (population projection for the project) : F. Describe the number and type of recreational facilities : G. Is there any night lighting of the project: H. Range of sales prices or rents : $ to $ I . Percent of total project devoted to: 0 Building Paving, including streets. . . . . . . . . . . . Landscaping, Open, Recreation Area . . . . . . o J 20. Commercial , Industrial , Institutional or Other Project: A. Type of use(s) and major function(s) (if offices , specify type & number) : In conformance with zoning B. Number of square feet in total building area : In conformance with zoning C. Number of stories Unknown Height Unknown feet. D. Largest single building (Sq. Ft. ) Unknown (Hgt. ) Unknown E. Number of square feet in outdoor storage area: Unknown F. Total number of required parking spaces In conformance with zoning number provided G. Hours of operation: Unknown H. Maximum number of clients, patrons , shoppers, etc. , at one time: Unknown I . Maximum number of employees at one time: Unknown J. If patron seating is involved, state the number: In conformance with zoning K. Is there any night lighting of the project: Yes X No L. Percent of total project devoted to: Building . . . . . . . . . . . . . . . . . . ,a Paving, including streets. . . . . . . . . . * a Landscaping and Open Space (Recreation) . . . * % In conformance with zoning per future individual site plans Are the following items applicable to the project or its effects : Discuss below all items checked yes (attach additional sheets as necessary). YES NO 21 . Change in existing features of hillsides , or substantial alteration of ground contours. X 22. Change in the dust, ash, smoke, fumes or odors in the project vicinity. X 23. Subject to or resulting in soil errosion by wind or flooding. X 24. Change in ground water quality or quantity, or alteration of existing drainage patterns. X 25. Change in existing noise or vibration level in the vicinity. Subject to roadway or airport noise (has the required acoustical report been submitted?) X 26. Involves the use or disposal of potentially hazardous materials, such as toxic substances , flammables or explosives. X 27. Involves the use of substantial amounts of fuel or energy. X 28; Changes the demand for municipal services (police, fire, sewage, etc. ) X 29. Changes the demand for utility services , beyond those presently available. or planned in the near future. X 30. Significantly affects any unique or natural features, including mature trees. X 31 . Change in scenic views or vistas from existing residential areas or public land or public roads. X 32. Results in the dislocation of people. X YES NO 33. Generates controversy based on aesthetics or other features of the project. X [ ] Additional explanation of "yes" answers attached. CERTIFICATION: I hereby certify that the statements furnished above and in the attached exhibits present the data and information required for this initial evaluation, to the best of my ability, and that the facts , statements and information presented are true and correct to the best of my,knowledge and belief. N i Pri t or Type For Si a ure Date INITIAL STUDY FEE: $30. 00 (Make check payable to the City of Palm Desert and sub- mit with this form. ). CARVER COMPANIES Real Estate Development August 27, 1985 MaCTIVIgD AUG 2 8 1985 Planning Commission ENVIRONMENTAL SERVICES City of Palm Desert CITY OF PALM DESERT 73-510 Fred Waring Drive Palm Desert, California 92260 Gentlemen: Enclosed are seven sets of materials pertinent to our application for a Preliminary Parcel Map for Altius, our mixed-use resort complex proposed at the northwest corner of Cook Street and Country Club Drive. These materials include the following: * Development Guidelines which provide a frame- work for the planning and development of the project; * "The Pritzker Architecture Prize: 1980" awarded to Luis Barragan. We are extending every effort to develop this project to the very highest standards. Our Development Guidelines aim to ensure that Altius is a cohesive, integrated development with the best in landscaping and architecture. The international stature of Luis Barragan, as exemplified by his Pritzker Award, supports our commitment. We look forward to the public hearing on September 3 , 1985, and working with you in the realization of this very exciting project. You very truly, RO William Carver RWC:nvk Enclosures 110 WEST LAS TUNAS DRIVE 0 SUITE C 0 SAN GABRIEL • CALIFORNIA 91776 0 (818) 285-2132 • p O•C2eGe�w��ee�we�Aw�PCQ^wl6 weFA j{ O•O�n •p G �Oew eeween•sRiw wg I w e • O Op� •� I� I. • O p 6a + ` � @ j •p�p _ e Y • � �� 9 .� � 4 �i � ' 6 10 J7J7y=e /• A I I I � l0 -� ; i 40 E @ 1 Z E Cf I �e one a 6b e o r 11 ,E rc i1 • u, . �� i r0 1 11 I I ► ,o,,i .�� a o Iw y , w'S I l�' , a, o X f• ��__ ,� cirz r2fe?;z;��Ftaa �� MME w.NO go E � Y 1StlEI w� w�. � p _n y�4i d o m :� 5 I l l s $•y, o ' ; 14tiiD p ill ��= Oil ��pnvn'vr 2 3 4 ai EXISTING ZONING PR-5 EXISTING ZONING PR- 10 PROPOSED (HEALTH, EXPANSION,HOTEL) LAND USE PROPOSED (HOTEL,EXPANSION)LAND USE IN IN CONFORMANCE WITH EXISTING ZONING CONFORMANCE WITH EXISTING ZONING e � - z - 5 EXISTING ZONING PC- 2 PROPOSED (OOMMERCIAU LAND USE IN CONFORMANCE WITH EXISTING ZONING 8 j COUNERY CLUB DRIVE c HOTEL SUMMARY ----- MAXIMUM ALLOWABLE HOTEL DEVELOPAffMf UNDER E=nNG ZON91G 18 DLJAC. ZONE (GROSS AC.) D.U./AC) HOTEL UNITS PR-5 40.39 PR-10 15.41 TOTALS 55.8 18 1004 (ALLOWED) F H MADE PR-5 24.8 PR-10 11.7 TOTALS 36.5 18 657 (PROPOSED) PROPOSED SETBACK / BLDG. HT.SECTION xue: .4:Db• ZONING MAP COOK & COUNTRY CLUB �- -- J THE CARVER COMPANIES RLUIS AULLLJ F ER RAGAA OMM IA �xOrOmNiau rCc GROUP AV0L R R E RA 559 SOUTH PALM CANYON DRIVE PALM SPRINGS,CA 92262 .,..,,,..,,.,,,,.,,,,. ,„, •-- ,„,,,,,„, .,,,,®„ 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (619) 346-0611 REQUEST FOR COMMENTS AND CONDITIONS OF APPROVAL CASE NOW: Precise Plan 85-18 and Parcel Map 20573. PROJECT: Ten lot parcel map and commercial/hotel development. APPLICANT: BILL CARVER 559 S. Palm Canyon Drive Palm Springs, CA 92262 Enclosed please find materials describing a project for which the following is being requested: 10 lot parcel map, precise plan for commercial and hotel project in PR-5, PR- 10, and PC-2 zones located generally on the northwest corner of Country Club Drive and Cook Street. The proposal covers approximately 65+ acres. The attached data was prepared by the applicant and is being forwarded to you for comments and recommended conditions of approval. The city is interested in the probable impacts on the environment (including land, air, water, minerals, flora, fauna, noise, objects of historical or aesthetic significance) and recommended conditions of approval based on your expertise and area of concern. Your comments and recommended conditions of approval must be received by this office prior to 4:30 p.m. July 2, 1985, in order to be discussed by the land division committee. The land division committee (comprised of director of environmental services, city building official, city engineer, fire marshal, and a representative of CVWD) will discuss the comments and recommended conditions of approval and will forward them to the planning commission through the staff report. Any information received by this office after the receipt deadline will not be discussed by the land division committee. Sincere , RAMON�Z , DIRECTOR OF ENVIRON10fENTAL SERVICES RAD/tm Attachments PLEASE RETURN MAP WITH COMMENTS i TOO° n ba - � < C C by ROcn TO ' D z a Z m � a a- x V � � ;L•.bC �e A ( •. � _,may.,�- _ '. jig C77 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (619) 346-0611 REQUEST FOR COMMENTS AND CONDITIONS OF APPROVAL CASE NON: 1'Zecg e_//' PROJECT__/Olf APPLICANT: �/ �� CelL[J P/z - PA Enclosed please find materials describing a project for which the following Is being requested: _'05w/' eZisE_�oC/�� r .. coinir�r�c/.t�f.w hpf_tl --/ moo/j<r�r�.c// dJ miff 0�1�/CD/�.v,ir CGvS /die A.JD roe/G Syiee'f. 7�{��/�rn Hsu v The attached data was prepared by the applicant and is being forwarded to you for comments and recommended conditions of approval. The city is interested in the probable impacts on the environment (including land, air, water, minerals, flora, fauna, noise objects of historical or aesthetic significance) and recommended conditions of approval based on your expertise and area of concern. Your comments and ommended conditions of approval must be received by this office re prior to 4:30 p.m. a /y S; in order to be discussed by the land division committee. The land division committee (comprised of director of environmental services, city building official, city engineer, fire marshal and a representative of CVWD) will discuss the comments and recommended conditions of approval and will forward them to the planning commission through the staff report. Any information received by this office after the receipt deadline will not be discussed by the land division committee. Sincerely, RAMON A. DIAZ DIRECTOR OF ENVIRONMENTAL SERVICES RD/Ir Attachments PLEASE RETURN MAP WITH COMMENTS CIRCULATIU`! LIST FOR ALL CASES Circulation of Tentative Maps, Parcel Maps , CUP' S , 6PA' s , etc. : REVIEW COMMITTEE: to Palm Desert Director of Environmental Services - Ramon Diaz ✓ 2� Palm Desert Director of Building & Safety (� (,,Palm Desert Director of Public Works - Barry h_�,—NG Glen'.° f O (Palm Desert Fire Marshall - Eric Vogt 5. Palm Desert Redevelopment Agency Consultant - Les Pricer Office of Road Commissioner and County Surveyor . Administration Office Building , Room 313 46-209 Oasis Street Indio, Calif. 92201 (Phone: 347-8511 , ext. 267) 7. M. A. Ferguson Imperial irrigation Dist. Power Div, P.O. Box 248 Coachella, Calif. 92236 (Phone: 398-2211 �8 ' Lowell U. Weeks General Manager - Chief Engineer v Coachella Valley County Water District (C.V.C.W.D. ) P.O. Sox 1058 Coachella, California 92236 (Phone: (714) 398-2651 ) .9. R. J. Lowry Project Development Services California Department of Transportation .? P.O. Box 231 San Bernardino, .Calif. 92403 (Phone: (714- 383-4671 ) 10. Director of Planning and Building City of Indian Wells 45-300 Club Drive Indian Wells, Calif.. 92270 (Phone: 345-2831 ) 11 . Director of Planning City of Rancho Mirage 69-825 Highway III Rancho Mirage, Calif. 92270 (Phone: 328-8871 ) 12 Kermit Martin Southern California Edison Company ✓ ' P.O. Box 203 Palm Desert, Calif. 92260 (Phone: 346-8660) Al Doody, RC6003 General Telephone Co. P.O. Sox 2920 Pomona, Calif. 91766 (Phone: ) 14 R.W. Riddell Engineering Department Southern California Gas Company P.O. Box 2200 Riverside, Calif. 92506 (Phone: 327-8531 , ask for Riverside extension 214) . l 05. Rogertiaiew- Director Desert Sands Unified School District 83-049 Avenue 46 Indio, Calif. 92201 (Phone: 34/-4071 ) 16 Dick Wolford i Palm Desert Disposal Services, Inc. 36-711 Cathedral Canyon Drive P.O. Drawer LL Cathedral City, Calif. 92234 (Phone: 328-2585 or 328-4687) 17. Robert Lawman President, Palm Desert Community Services District 44-500 Portola Avenue Palm Desert, Calif. 92260 (Phone: 346-6338) 18. Regional Water Quality Control Board 73-271 Highway 111 , Suite 21 Palm Desert, Calif. 92260 (Phone: ) 19. Harold Housley Foreman/Mails U.S. Post Office Palm Desert, Calif. 92260 (Phone: 346-3864) 20. Joe Benes Vice President & General Manager Coachella Valley Television P.O. Box 368 Palm Desert, Calif. 92260 (Phone: 346-8157) 21 . Don Mc Neilly Palm'Desert Chamber of Commerce 74-004 Hwy. 111 Palm Desert, Calif. 92260 (Phone: 346-6111 ) ann n 3emi-ep-1"'i�ner ; Riverside County Planning Commission / V� County Administration Building, Room 304 46-209 Oasis Street Indio, .Calif. 92201 (Phone: 347-8511 , ext. 277, 278, and 279) 23. James Whitehead Superintendent - District 6 State Parks and Recreation 1350 Front Street, Room 6U54 aan Diego, Calif. 92101 (Phone: t714) 236-7411 ) 24. Robert I . Pitchford, Chairman Architectural Committee of the Palm Desert Property Owners Assoc. 73-833 E1 Paseo Palm Desert, Calif. 92260 T: IY. 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (619) 346-0611 CITY OF PALM DESERT LEGAL NOTICE CASE NO. PP85-18 8 PM 20573 NOTICE 15 HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request by CARVER COMPANIES for approval of a negative declaration of environmental impact, a 10 lot parcel map and precise plan within the PR-5, PR-10 and PC-2 zones to permit develop- ment of a group of hotels and retail commercial complex on 80 acres at the northwest corner of Cook Street and Country Club Drive more particularly described as: APN 620-200-032/620-200-037 . .. .' I PR-5 _ RIM J 1 P.R R.-5 .I ^. W �l . . ... —...—_ice/ _ P.R.-3, S.t �... -- MP 09-79 PR-10 v P.R.-5 O P.R.-5 P -1 r P.R.-5 N 5U6JECT PROP m .I P.C.12) a�■ i cvvxrxr cwe Dxrve D6vD0Et—Ti6A P.C.-(2) 9 ( -F.L.-(2)SR i llf R-I 12,000 OLD RNLN Q r The JGr. „s. I Lak; _ tt l7oy�<<I-yF P.R.-4 (Count: Pr R�5 SAID public hearing will be held on September 3, 1985 at 7:00 p.m. In the Council Chamber in the Palm Desert City Hall , 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. If you challenge the proposed actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the city council (or planning commission) at, or prior to, the public hearing. PUBLISH: Desert Post Ramon A. Diaz, Secretary Auaust 22, 1985 Palm Desert Planning Commission GfL'uI�7 o0 auua mcA�o=cDnv{, 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (619) 346-0611 CITY OF PALM DESERT LEGAL NOTICE CASE NO. PP85-18 8 PM 20573 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request by CARVER COMPANIES for approval of a negative declaration of environmental impact, a 10 lot parcel map and precise plan within the PR-5, PR-10 and PC-2 zones to permit develop- ment of a group of hotels and retail commercial complex on 80 acres at the northwest corner of Cook Street and Country Club Drive more particularly described as: APN 620-200-032/620-200-037 PR-5 !Ir Li -, ... __._—•✓%_ ... P.R.-3, S.` 10.P. 09-7 PR-10 n P.R.-S 0 I 0 P.R._3 t� 2653.C?77 U P -1 P.R.-S N 5UffiE P. m - P.C.(2) 5 4 - ���• wunrPr ttue oarve U 9 10 3 , - P.0-121 R-1 12,000 > % III eke PPP[M TJ,he P.R.-4 Count: PR-S SAID public hearing will be held on September 3, 1985 at 7:00 p.m. In the . Council Chamber in the Palm Desert City Hall , 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all interested persons are invited ;:;:?:;.. to attend and be heard. If you challenge the proposed actions in court, may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the city council (or planning commission) at. or prior to. the public hearing. PUBLISH: Desert Post Ramon A. Diaz, Secretary August 22. 1985 Palm Desert Planning Commi ss ion -7� 45- � s� L 'MORSE CONSULTING WWGROUP PROJECT NO. 150-2000-3 PLANNING a ENGINEERING e LANDSCAPE ARCHITECTURE TRANSMITTAL TO: City of Palm Desert DATE: - - 'a `f' II � ry �pJs 45275 Prickly Pear Lane suBJecr: C nnk nnnt-rjr , '—D V Palm nesert, rA Q99ti(1 (`tnh i`i:. "1 61985 ATTN: Ray Diaz ENVIRONMENTAL SERVICE,5 �� AT n`SERT, THE FOLLOWING ITEMS ARE TRANSMITTED: HEREWITH CI UNDER SEPARATE COVER O VIA: NO.OF COPIES DESCRIPTION 6 - Prints of revised Tentative Parcel Map (dated August 2, 1985) THE ABOVE ITEMS ARE SUBMITTED: AT YOUR REQUEST 0 FOR YOUR REVIEW FOR YOUR FILES FOR YOUR APPROVAL 0 FOR YOUR ACTIONr FOR YOUR INFORMATION O GENERAL REMARKS: The Tentative Parcel Map has been revised based upon our recent meeting with you. Development guidelines and plans for the temporary sales office will follow- as soon as possible. Thank you for your assistance. ENCLOSURE CI COPIES TO: Bill Carver BY: Bob Muetind NORTHWOOD TOWN CENTER 4860 IRVINE BOULEVARD •SUITE#201 •IRVINE, CA 92714-1299 (714) 730-7117 CITY OF FALM DESERT YREASI RER'S RECERY 1533 RECEIVED OF: a', //// oy('16� DATECJIA) i;Wp AMOUNT�O �j 00 FOR 16/ - 'IS-P /.(fJn1 ?AA-'P 1&ffoe J a , tVVf2d,%)APrt1X ma`s.sPs^Pay/ 1 /, z o 5 ,3 RECEIVED ITY TREASURER BY: , ACCOUNT NO AMOUNT 5 17, )136 17, CHECKS ACCEPTED SUBJECT TO BANK CLEARANCE PAYOK OF PALM D ESEF� FORK I 65 276 . .JCWY fir Lansig Peomm (/��1l,,��, nn r�y� /� QP ®�®rue l�Omlo LCS��® 'r,15yZ Pek- RCEL MAP QPP�,0(co/A15Pfl®�I f�®I��il: �®P�r4mm®m�4 ®4 ®wmOmIDuumro®w1t�0 ®®rm�c>r®a a P�®wuoBon� ¢�BmBoB®uu a Carver Companies Applicant t dsase Drintl 559 South Palm Canyon Drive Mailing Address (619) 325-8171 Palm Springs, CA Telephone City State Zip-Code REQUEST! (Describe specific nature of approval requested). Approval of Parcel Map subdivided into ten lots. PROPERTY DESCRIPTION: The south half of the southeast quarter of Section 4 Townshi 5 S San Bernardino Base, in the City of Palm Desert, County of Riverside, State of California. ASSESSOR'S PARCEL NO. 620-200-032/620-200-037 EXISTING ZONING PR-5, PR-10, PC-2 Property Owner Authorization The erspgned totes that they are the or Is of the property described herein .and herb iz n for the f nq le applicatio, Y give outnor I nature D to—! Agreement Winq the City of Im Desert Of all Ilabilities relative to any deed restrictions. I 00 By M MY SIGNATURE ON IS AGREEMENT, ADscive ins of Palm Desert of all liabilities regarding any deed restrictions at may a icable to the property described herein. Signature Date Applicant's Signature /x Signature Date bR STAFF USE ONLY) Environme6fal Status Accepted by: - ❑ Ministerial Act - E.A. No. ❑ Categorical Exemption n . ❑ Negative Declaration CASE w 0 No ❑ Other Reference Case No. :YVIgeYYLXTLL LLINI(tp �TL L-OyL CITY OF PALM DESERT SUPPLEMENTAL APPLICATION FORM TENTATIVE PARCEL MAP Both State Law and the Palm Desert Subdivision Ordinance require that when any parcel of contiguous parcels in one ownership is proposed to be divided into less than five parts, now, or in the future, a parcel map must be processed through the City. Procedure: f DEPARTMENT OF PLAN N I N G ENVIRONMENTAL COMMISSION APPLICATION SERVICES APPROVES OR DENIES REQUEST Al el--Map--are -accepted-only on the first working Monday of eaeh month. Prior to submittal , it is recommended that the map be fully discussed with the City Engineer. The staff will investigate the request and notify adjacent property owners of the Public Hearing. The average review period for a parcel map is five weeks. Prior to the Public Hearing, the map may be reviewed by the Land Division Review Committee. Said Committee reviews with the applicant to propose recommendations to the Planning Commission, including any conditions. Prior to the Hearing, the applicant will receive a copy of the Agenda and a copy of the staff report concerning the case. If the parcel map is approved by the Planning Commission, preparation of the final parcel map may begin. The final par- cel map is processed through the Engineering Department. CONTENTS OF A TENTATIVE PARCEL MAP The Tentative Parcel Map shall be in a form acceptable to the City Engineer and shall com- ply to the provisions of Sections 66444-50 of the State Map Act. Department of Environmental Services Form 4 T �2GC,%7—CH POPH : dsmar!MMM V1 I%nwdT— Savo®�v�l amv�Ec�a a r-EennEuoG dEwEzEc,-z Carver Ccnpaniee �pucant � ••.ease Dnnt 1. .. 559 South Palm Canyon Drive 1619) 325-8171 Mamnq aaa•••• . hie anon• Palm Springs, CA 92262 -•rY Slate ZiD-Cade, aE-.UES7e :Oescme soec,fie nature of aoaroval reduested 1. Approval of Parcel Map subdivided into ten lots. PROPERTY DESCRIPTION: The south half of the'southeast quartc45 of Section 4, Township 5 South, Range 6 'East, San Bernardino Base, in the City of Palm Desert, County of Riverside, Stag of California. ASSESSOR'S PARCEL NO. 620-200-032/620-200-037 ExisTING zcNiNG PR-5, -PR-10, PC-2 mca—y �caner Autnorizattan anpnea at(pes that they are the gd-,qk(sl at me property descrlD herain and hereby give duthw- i n for In flit ge7A application. bicnature 0 e agreement cbaalvmg the City o! Put Bert of all lid bllitles relative to any need restrictions. OC 9Y MY SIGNATURE 0 IS AGREE E T, Absolve the of Palm Oewrt of all Ih 011ltles regarding any deed nairictlons mat mov p im0b la-me proper dascribed Penn. Signature Data ApDliccrlt s Signature Signature Date / R STAB: USE ONLY) EnvimnIn fal Status Artepted by: ❑ Ministerial Act E.A. No. �— ❑ Negative Dadaratfon a 3 LS (fG a 2fa (� ❑ Other _ Reference Case No. — uy.H�Y NFCp/.ft bngr •• i 624-030-005 , 006, 011, 013and 015 2 _ _ G G �2• 02G ARMADILLO JOINT VENTURE 626-170-001, 005 , 015toO30 ,& 067 to 072 % MARRIOT CORPORATION 626-180-025 to 036 and 039 ATTENTION: TAX DEPARTMENT DESERT FALLS DEVELOPMENT CO. P.O. BOX 1760 1631 E. 18th St. SANTA MONICA, CA 90406 SANTA ANA, CA 90406 I , 620-200-031 632-280-038 FORTUNATA LTD. BONE, WILLIAM P.O. BOX 47 41500 MONTEREY AVE PALM DESERT, CA 92261 PALM DESERT, CA 92260' I i 620-200-014 620-200-036 PORTERA, VINCENT & THERESA TAYLOR, RICHARD B. 2459 HAFF AVENUE % E. GEORGE MARZICOLA N. BELLMORE, N.Y. 11710 P.O. BOX 47 ii PALM DESERT, CA 92261 I i 620-200-029 & 021 APPLICANT/ENGINEER: NEUFELD INVESTMENTS LTD. MORSE CONSULTING GROUP P.O. BOX 1164 4860 IRVINE BLVD. #201 SURREY, B.C. CANADA IRVINE, CA 92701-1299 V354P6 I I I P. I.Q. 620-200-037 P. I.Q. 620-200-032 COOK PARTNERS LTD PTRSP C/O ROY CARVER CTK PROPERTIES 110 W. LAS TUNAS DRIVE % ROY CARVER SAN GABRIEL. CA 91776 110 W. LAS TUNAS DR. SAN GABRIEL, CA 91776 �® Fil 73-510 FRED WARING DRIVE,PALM DESERT,CALIFORNIA 00 \ice" I TO 1 O I";6Gd125� -_.6Fi�pF - A " ' "''i'•' 626-020-026 �N&re1-LeRN�A/dress I 626-170-001, 005 , 015to030,& 067 to 072 IDF&�?Hin,�rderExpired 7em"r2rM a 626-180-025 to 036 and 039 []InSW4.1cient Address ❑tl DESERT FALLS DEVELOPMENT CO. > w Such N umber C'Vuant 1631 E. 18 th S t. W y •Ns Mail A800#6 SANTA ANA, CA 90406 1 f " "' Attem►ted-Nct Kn G 11111 �p �. � J �} tDnlBr . ..`% MatsMatsMuteN . '^ Z C<LLo r� "O yl b i l`9 `" a 0, W W �. 73-510 FRED WARING DRIVE, PALM DESERT,CALIFORNIA 92260 ITELEPHONE (619) 346-0611 CITY OF PALM DESERT LEGAL NOTICE CASE NO. PP85-18 8 PM 20573 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request by CARVER COMPANIES for approval of a negative declaration of environmental Impact, a 10 lot parcel map and precise plan within the PR-5, PR-10 and PC-2 zones to permit develop- ment of a group of hotels and retail commercial complex on 80 acres at the northwest corner of Cook Street and Country Club Drive more particularly described as: APN 620-200-032/620-200-037 PR-5 R-I-M P.R.-5 Ill ... P.R.-3, 5.; -� 10.P. 09-7E � .� PR-10 - P.R.-5 V „ 0 0 P.R.-5 L� 26 rj 3.�72 P -I I; P.R.-5 a SUBJE�t' PROP m_ �.�.■ ^ P.C.(2) coonrn. cwe oxivr 8 edIIdJFr'N P.G.-121 J 10 r -F.L.-12)S.P R-1 12,000 Q a=ve 01 oco • xex • J/.ems, lThe a La Count RR.-4- k'. SAID public hearing will be held on September 3, 1985 at 7:00 p.m. In the Council Chamber in the Palm Desert City Hall , 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. If you challenge the proposed actions in court, you `::.. . may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the city council (or planning commission) at, or prior to, the public hearing. PUBLISH: Desert. Post Ramon A. Diaz, Secretary Auaust 22, 1985 Palm Desert PlanningCommission �� g � _ -� _ �__� __ -� �,�1II - _ - - ��� {�- ---E �--� _�h- ��_N__��—_f —�y'(�[p__�. --�-- _ 3�J i;_.--, d'2 _�,�. rim � ��. .�,. -- --- -� -�-!1 . . -- - �-_ -- - ---f i- --- -- --- --- . - -------------- - i i -� �" � �J Y �9-V PJOOC� L 2Z �. VV _ - LEGAL DESCRIPTION THE SOUTH HALF OF THE SOUTHEAST QUARTER OF SECTION 4 TOWNSHIP S SOUTH, RANGE 6 EAST, SAN BERNARDINO BASE, IN THE CITY OF PALM DESERT, IN THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA. LEGAL DESCRIPTION THE SOUTH HALF OF THE SOUTHEAST QUARTER OF SECTION 4 TOWNSHIP 5 SOUTH, RANGE 6 EAST, SAN BERNARDINO BASE, IN THE CITY OF PALM DESERT, IN THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA. LEGAL DESCRIPTION THE SOUTH HALF OF THE SOUTHEAST QUARTER OF SECTION 4 TOWNSHIP 5 SOUTH, RANGE 6 EAST, SAN BERNARDINO BASE, IN THE CITY OF PALM DESERT, IN THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA. i i 624-030-005, 006, 011, 013and 015 626-020-026 ARMADILLO JOINT VENTURE 626-170-001, 005, 015toO30,& 067 to 072 % MARRIOT CORPORATION 626-180-025 to 036 and 039 ATTENTION: TAX DEPARTMENT DESERT FALLS DEVELOPMENT CO. P.O. BOX 1760 1631 E. 18th St. SANTA MONICA, CA 90406 SANTA ANA, CA 90406 j .I 620-200-031 632-280-038 FORTUNATA LTD. BONE, WILLIAM P.O. BOX 47 41500 MONTEREY AVE PALM DESERT, CA 92261 PALM DESERT, CA 92260 620-200-014 620-200-036 PORTERA, VINCENT & THERESA TAYLOR, RICHARD B. 2459 HAFF AVENUE % E. GEORGE MARZICOLA N. BELLMORE, N.Y. 11710 P.O. BOX 47 PALM DESERT, CA 92261 620-200-029 & 021 APPLICANT/ENGINEER: NEUFELD INVESTMENTS LTD. MORSE CONSULTING GROUP P.O. BOX 1164 4860 IRVINE BLVD. #201 SURREY, B.C. CANADA IRVINE, CA 92701-1299 V354P6 P. I .Q. 620-200-037 COOK PARTNERS LTD PTRSP P. I.Q. 620-200-032 C/O ROY CARVER . CTK PROPERTIES 110 W. LAS TUNAS DRIVE % ROY CARVER 110 W. LAS TUNAS DR. SAN GABRIEL, CA 91776 SAN GABRIEL, CA 91776 A&I, I jaw$ 4'30_,.YVFDE ING�ESS AND `EGRESS EASEMENT 0wf 1-v I^.f 4 -Trv-T- 7 2653,92'N 0043'35" E qbft M - - I '744 153 4 3^4 I8.0 A OSS 1 1 .7 ACRES , GROSS CtIES GR 6.8 A:CR`ES GtIOSS KT S JNET 9.2 ACRES , G RO i 8% 1 4 i I , I j 9.2 ACRES, NET r-L 6.8 ACRES, NET r m e, L J%, rr r 12',, 341 34' r 112 I55;116 I10,1'41 N r L L 9 Li L 40 IL L r rr Lr) IZ54 01 ----------—7 , Iod II ,A 1>too 0 70.... ..............2-5 ......... z4< ,7 7() I __iT A'97......... L)14�. ...... R RES ,f Loll Ir rj'O.... ......... -4-5.4, 9 6:w �-M 7 \ %0 TUHL oe 440`�-�- TPP:ET -.ACRES, GROSS 2�4.8,, GROSS NE T---------- 2.7 ROSS 2 <rr CR Ss GROSS I2.3 A'C RE S N E�T IIIG 00 S��Ckb AG E$3 ,AC§ES K-26 NET 7 RES, L two zi��ACRES, NET C 4.5 A ES G O'16", 00 j� 4�,11 0 r II...... ..... lZW.4 IJ1 2 -A*CRES GROS%5J, I _LrL 4 r ........... ........ L rr-i > ?.3 ACRE NET 0,\,J'_v L j r _J A (c3 I T W 45' '30', r > 3 r j ........... L V,1!4 76 '\\ ;_// — �j .,\, ,_<_ "I lu _i4r,4 Iui .............. IIoL r r r rr CL L ............. L_rj L......... r ........................MV-4 V L Aw,4 ....... ............. ............ ........................................... . ...... --------------- LO........... ..................... . ........�=-------........ ............... L 10.-,--- - E-A......... 74, CO3 0 LO R JD 0.3_YNT 0--j(00/c. I A,................................A ............................ .......... ........ ..................... . ........ N 8945�08" E—Ex.w _ Tv........... CYO) LO .............C\j IPTAON THE SOUTH HALF OF THE SOUTHEAST QUARTER OF SECTION BERNARDINO 4 TOWNSHIP 5 SOUTH, RANGE 6 EAST, SAN >f IN THE CITY OF PALM DESERT, IN THE COUNTY FVW OF RIVERSIDE, STATE OF CALIFORNIA.I <1 ko, EA5EMENT WARIES) I FUTUFM IMPROVEMeNT5 LEGEND w 1. DATE OF PREPARATION: MAY 21, 1985 v 2. AREA: 80.81 ACRES, GROSS 40 — PRO ,DRYWELL 3. EXISTING LAND USE: VACANT �_j 0== SED ZONING: C=) CATC 4. EXISTING AND PROPO DRIVE COOK STREET L4 PR-5, PR-10, PC-2 COUNTRY � CLUB FL13LC STREET BASI I :I CATCH PUBL�_' STFEET 5. PROPOSED LAND USE: PARCEL 1 Health 11 2 Expansion(40) EXISTING ;.uLzvKj..LON 3 Expansion 40 0S 4 Hotel 5 Hotel 6 Commercial VARIE5 LAND5CAFIE 7 Commercial DO LANDISCAFE 8 Commercial Et�.-5r=MFaNT 9 Commercial EA5 E M EtJT S.EMEI-4T 10 Commercial e-5) I1bkF?1(ML5 A45 FF�NWTE ho PROJECT 6. NUMBER OF PARCELS: 1.6 AND A & B PRANK 504ATRA� vik Ive JOOO 7. UTILITY SERVICE SEWER AND WATER: COACHELLA VALLEY COUNTY G' ROLLIED WATER DISTRICT CiDUNTRY CIA>5 DRtv RY SOUTHERN CAEIFORNIA EDISON (o"ROLLZ-0 INTERIOR STREET ELECTRICAL: SOUTHERN CALIFORNIA GAS STREET PRIVATE STREET GAS: GENERAL TELEPHONE TELEPHONE: u 8. OWNERS: CTK PROPERTIES COOK PARTNERS LIMITED PARTNERSHIP 9. STORM WATER TO BE TO SATISFACTION OF CITY OF PALM DESERT. 320 480 MAY 28, 1985 0 80 160 ILL T P ULTING GROU LUIS BARRAGAN MORSE CONS I�ANDSCAPE ARCHITECTURE RAUL . F E R R' E R A *L PLANNING * ENGINEERING A R 0 U I T E C T 0 S GENERAL FRANCISCO RAMIREZ No. 12 73-255 EL PASEO, SUITE #8 COL-DANIEL GARZA DELEG MIGUEL HIDALGO PALM DESERT, CALIFORNIA 92260-4237 INGS, CA. 92262 iwomExiCOI) FTELS 5168595 5169988 IRVINE (619) 346-6163 PALM DESERT, 559 SOUT ��D r9-2 A C 07 ARM tiv,o "14 30,,,W[)E ING71 imp ESS AND tGR' ESS EASEMENT t14 4 "W7 f 2653.92' N 847,43'35" E 4 to dlm� 41 4?1 4 3- 4 4 44e, 44, 1 .7 ACRES 'GR 8.0 ACRES GROSS OSS 6.8 ACRES G 6SS & NET 9.2 AC�ES , GROSS VNET .4, 6Z ACRESNET 9.2 ACRES, NET n 1-14 r 4 IL L JI-i 4 L 12' 3 tl 3 tl 34' 12' r 55' 55' , 0 _T T— —r—I 7-r. N L r L N. g 19 V) L_r L L e4 7 2.154 _j -------- 53 Rz co I o,/ ....................... _z .................... 10, N '24 1B 14A P PC)P05E D r 7-4fY Of y rT > fK ............... 4,1 24 zo -7 07� ,ACR+ 0 P, 6 000000� rj 7 5 440� UT1JR1 Tj- K0 REET kc F1 5.4--ACRES"L, PRO' SL 9 . . _L.......... 00 -L-.r 24.8 AGRE GROS OSS Lj6j ACRES GROSS , GROSS 4.5 RES, ET 2.3 A'C -7-0 40 '18 ,,A C R I S" NET A RE IN b S f7 E T R . .. ......... 2 7 C R S GR < 15\ 0 \j f ACRES, NET ui S, \N ET 4 RE 4 1, AQ fj ~�4 ............. ......... Z�J L r- Lj- 5 f 04. 4 (3 �7; 0, ........... 9 T-LrL A ........................ ...... 3.2 r"RES GROS '245 j- ------ r 30' 45' T ri 7/ r J .......... r �.3 A C R E S 2ff 4 N E tu r 24G L ............ ...................... .................... J Li L_ f oz �,V 7 000000 .................. ............. ?V�4 .......... f4l 4 r r- L_rj L L J ............ L r ........... r L o- ............ ------------ LL 7' .......... ........... .......... ............. . ..... ....... .......... .......... .......... ---------- 0/, T,!!!� .......... —--------- C Coi UN 1 .7, ........... TRY- C Cj .................. R1 ..............................I_- 4 0-3,Cv 0% to 0 co 0/0 7�7 = 9 . 0 - I .................. .. ..... .............. ,M-4, .............11 ,: __. le"z ............................. .......... ............ -------- EX Tv 7— ih r. _',W,r 1 .;;t _F_X.W N 89W CO LO 751og;�------— ry 4- ........... ................. ............................... W08" E ................ .........—-—------- ............. W LEGAL DESCRIPTION THE SOUTH HALF OF THE SOUTHEAST QUARTER OF SECTION 4 TOWNSHIP. 5 SOUTH, RANGE 6 EAST, SAN BERNARDINO Ft/W 10 0 BASE, IN THE CITY OF PALM DtSERT, IN THE COUNTY > I . /�\ < OF RIVERSIDE, STATE OF CALIFORNIA. EA5EMENT <1 1515 (,4p,FK t E FUURE IMPROVeMF=N T::k EY I 15T I N G I mPFRIOVE ME" '54 LEGEND NAFUE`5� W 1. DATE OF PREPARATION: MAY 21, 1985 wu-K I I I I L 2. AREA: 80.81 ACRES, GROSS v _40 — PROP rT r 3. EXISTING LAND USE: VACANT 4. EXISTING AND PROPOSED ZONING: LUB DRIVE PR-5, PR-10, PC-2 PUBUC sn= CATCH BASIN/b PUBUC STFEET 5. PROPOSED LAND USE: PARCEL I Health 40 EXIST 2 Expansion 40 .1 ATION 3 Expansion 4 Hotel 5 Hotel LAN P15-C-A P F_ VARI E 6 Commercial 7 Commercial EA,15eMENT VARIE5 IVA.RIE5 Et511EX1,9T 8 Commercial LA.ND5CA '�_� 9 Commercial EA5E MENT (VAR I F_5 10 Commercial FbR�ELS A A E, FkNA-M RDAD5 )b 6. NUMBER OF PARCELS: 6 A_ND A.& B PROECT 7. UTILITY SERVICE SEWER AND WATER: 'COACHELLA VALLEY COUNTY 0 ENTR C u R F,5 WATER DISTRICT COUP4-MY CL_oe� CUR� (o"R0LL`E_-0 INTERIOR STREET ELECTRICAL: 'SOUTHERN CALIFORNIA EDISON PRIVATE STREET PRIVATE S I HL±-I GAS: :SOUTHERN CALIFORNIA GAS TELEPHONE: GENERAL TELEPHONE u 8. OWNERS: CTK PROPERTIES WAklmr- VIRIVE COOK PARTNERS LIMITED PARTNERSHIP 9. STORM WATER TO BE TO SATISFACTION OF CITY OF PALM DESERT. 0 80 160 MAY 28, 1985 320 480 L U I S BARRAGA N 1ELMORSE CONSULTING GROUP RAUL- . F E R R' E R A *L PLANNING * ENGINEERING * LANDSCAPE ARCHITECTURE A R 0 U I I T E C T 0 S 73-255 EL PASEO SUITE �8 GENERA ISCO RAMIREZ No. 12 COL-DANIELGARZA' DELIEG MIGUEL H110ALGO PALM DESERT, CALIFORNIA 92260-4237 I PALM SPRINGS, CA. 92262 11830 MEXICO D F'TELS 516 85 95 516 99 83 IRVINE (619) 346-6163 PALM DESERT, r9.2 AC �4�5 559 SOU,TH PALM CANYON DRIVE