HomeMy WebLinkAboutB. PP 07-10, CUP 07-18, DA 07-03, DA 07-04 Amendment #1 CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
PLANNING COMMISION STAFF REPORT
REQUEST: Consideration of approval of Amendment #1 to a Precise Plan of
Design, including Conditional Use Permit and Development
Agreements, to allow a previously approved 27,000 square foot
addition to the existing Saks 5th Avenue at the existing Gardens on El
Paseo and construction of a new 42,539 square foot single-story
retail and restaurant development, with the adoption of an addendum
to the approved Mitigated Negative Declaration as it relates to the
project thereto. Subject properties are located at 73-545 El Paseo
(Gardens on El Paseo, APN: 627-261-006) and 73-425 El Paseo (El
Paseo Village, APN: 627-252-004, 005)
SUBMITTED BY: Ryan Stendell
Senior Management Analyst
APPLICANT: Davis Street Land Company
622 Davis Street, Suite 200
Evanston, IL 60201
CASE NO: PP 07-10, CUP 07-18, DA 07-03, DA 07-04 Amendment#1
DATE: May 19, 2009
I. EXECUTIVE SUMMARY:
Approval of this request will allow a 27,000 square foot expansion to the existing
Saks 5th Avenue at the Gardens on El Paseo and construction of a new 42,539
square foot retail, and restaurant development and associated parking area.
Approval by the Planning Commission would recommend approval of the project
to the City Council.
II. BACKGROUND:
A. PP 07-10, CUP 07-18, & Associated Development Agreements:
At its regular meeting of June 12, 2008 the City Council approved a
project consisting of a 27,000 square foot expansion to the existing Saks
5th Avenue at the existing Gardens on El Paseo. The project also included
the demolition of the existing El Paseo Village and construction of a new
Staff Report
PP 07-10, CUP 07-18, DA 07-03, DA 07-04 Amendment#1
May 19, 2009
Page 2 of 8
two-story retail, office, and restaurant project totaling 72,474 square feet,
and an associated two story parking garage. The project included two
development agreements that provided public parking and enhanced
sustainability features in exchange for a height exception, relief from the
daylight triangle requirements, and adjustments to the ratio of parking per
square foot of net leasable space.
B. Property Description:
Gardens on El Paseo:
At its regular meeting of November 9, 1995 the City Council approved a
Precise Plan of Design and building height variance for the Gardens on El
Paseo (Gardens) project. The existing Gardens includes approximately
207,000 square feet of retail and restaurant space. The project includes a
parking structure to the rear of the property that houses approximately
1,000 parking spaces. The City's Redevelopment Agency contributed to
the construction of the structure and was given a public parking easement
over the entire structure.
Proposed El Paseo Village Site:
The property is currently zoned General Commercial (C-1) and has a
Scenic Preservation overlay on the property. To the south of the property
is an existing condominium complex. Two of the condominiums are
oriented along the common property line and have at least one window
looking directly down on the existing site. Between the two units are the
existing tennis courts for the condominium project.
C. Adjacent Zoning and Land Use:
North: General Commercial / Existing Retail Buildings
South: R-3 (4) Multi Family Residential/ Existing Condominiums
East: General Commercial / Existing Gardens on El Paseo
West: General Commercial / Existing Retail Buildings
III. PROJECT DESCRIPTION:
Saks 5th Avenue Expansion:
The approved project was a 27,000 square foot expansion to the existing Saks
5th Avenue at the Gardens on El Paseo. At the time, the applicants received site
plan approval of this expansion only. They subsequently gained approval for the
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Staff Report
PP 07-10, CUP 07-18, DA 07-03, DA 07-04 Amendment#1
May 19, 2009
Page 3 of 8
architecture and landscaping for the expansion. The expansion will result in a
loss of 40 to 45 parking spaces at the existing Gardens parking deck, however
the applicants have provided for that parking loss in the parking area for the new
El Paseo Village. The attached amendment to the Development Agreement
states that there will be a private easement conveyed between the two parcels
that will accommodate for the lost spaces.
El Paseo Village:
The proposal is to construct 42,539 square feet of retail and restaurant space.
The plan also includes on-grade parking to the rear with approximately 180
spaces. The proposed buildings have been oriented towards the El Paseo side
of the property leaving the same streetscape and feeling that the existing
Gardens on El Paseo has. The project requires a Conditional Use Permit (CUP)
for the proposed restaurant use.
A. Site Plan:
Saks 5th Avenue:
The existing Saks is located in the middle of the existing Gardens towards
the rear of the property and has direct access to the existing parking
structure. The proposal extended the existing Saks store 96 feet towards
Shadow Mountain Drive. The expansion also resulted in a loss of 40 to 45
parking spaces in the existing parking structure at the Gardens. Because
there is a public parking easement over the entire structure, part of the
original request was to allow the applicants to amend the parking
easement to reflect the spaces lost, which has occurred.
Parking:
The existing structure houses approximately 1,000 parking spaces. From
data supplied in the original entitlements, staff determined that at peak
demand in season (January & February) the existing Gardens structure is
using 3.25 spaces per 1,000 square feet of leased space. In many cases
the structure has an apparent over-abundance of parking, but this insures
adequate parking during the peak demand. The Gardens has also
supplied a parking study of Saks 5th Avenues from other areas. The study
indicates that the demographics of Saks 5th Avenue are such that parking
volumes are much less than a normal retail environment due to the price-
point of their products. In this case staff feels that the net loss of the 40 to
45 spaces is acceptable based on the capacity of the existing structure
and the addition of parking across the street.
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Staff Report
PP 07-10, CUP 07-18, DA 07-03, DA 07-04 Amendment#1
May 19, 2009
Page 4 of 8
El Paseo Village:
The original El Paseo Village had a grade change of approximately four
feet between the parking lot and the retail spaces. The applicants
proposed in the original entitlements to excavate that grade change to
create a flat ground surface, as is more desirable to today's shoppers.
The site plan and building footprints remain very similar to the original
approval. The main access points are from San Pablo and Lupine Lane.
The ground level parking provides for approximately 180 parking stalls,
with 60 spaces covered by a carport structure. It has a densely planted
landscape buffer on the south property line, which will provide additional
shade, and a screening buffer to the condominiums to the south. The
applicant proposes that the City maintain the financial participation
approved in the original Development Agreement 07-03; this issue will be
considered by the City Council in a study session on 21 May 2009.
Parking:
The municipal code does not define parking requirements for a mixed use
project. The El Paseo area is fairly unique in that a shopper will visit
several different locations on El Paseo and only utilize one parking space.
In this instance with very high—end retail, four spaces per thousand has
proven to be more parking than is necessary. Using the parking data
provided from the managers of the existing Gardens on El Paseo, staff
believes that 3.25 spaces per thousand square feet of floor space is
sufficient. The intent is to have adequate parking for periods of high
demand, but also allow for the pedestrian style shopping experience that
El Paseo provides. The applicants have provided 180 parking spaces, of
which 133 can be allocated to the proposed El Paseo Village with the
balance going to offset the loss of spaces due to the Saks expansion.
With the provided spaces staff believes that there is more than enough
parking supply to handle the new proposal, including the Saks expansion
across the street.
B. Building Description:
El Paseo Village:
The proposal is for a single-story building (made up of three separate
buildings) measuring 30 feet to the highest architectural feature. The
building is set back twelve feet from the curb along the El Paseo frontage
and fourteen feet along the east and west sides of the property. Along the
street frontage, the building steps in and out to create interest and
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Staff Report
PP 07-10, CUP 07-18, DA 07-03, DA 07-04 Amendment#1
May 19, 2009
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movement on the ground floor. There are two paseos that lead shoppers
from the rear parking area to the front of the buildings. A great deal of
consideration was given to these paseos during the original entitlement as
they will really serve as the gateway to the project. The applicants have
introduced a water feature/art piece at the El Paseo entry to the paseos,
as well as decorative pavers to make them more visually attractive.
The two development agreements that were approved with the original
project allowed for the height exceptions, daylight triangle encroachment
and parking requirements. Staff is proposing amendments to the originally
approved development agreements, (amendments attached) leaving all of
the originally approved requirements in place with exception the proposed
modifications. Because this project now meets the height limit of the C-1
zone, a height exception is no longer needed. Financial contributions to
the project have also been eliminated in this draft of the amendments to
the development agreements, since the project will no longer provide the
enhancements that originally induced the City to participate in the project
financially.
C. Architecture:
The applicant's new design is a single-story multi-tenant retail and
restaurant environment that will serve as a blank canvas for the
prospective end users. The buildings are a contemporary design utilizing
steel awnings and trellises to accent the architecture. The El Paseo
storefronts are proposed to allow the tenants flexibility in design. As
spaces are leased, the owner will allow each tenant storefront to take on
its own unique identity. This same concept was used at the existing
Gardens and has been very successful.
At its meeting of May 12, 2009 the Architectural Review Commission
reviewed the proposed amendment. The Commission supported the
design and felt that the architect has responded well to the single-story
design including the interest created at both corners. The project was
granted preliminary approval by a unanimous vote.
IV. ANALYSIS:
A. Project Data:
The following is a table comparing the proposed project with the standards of the
General Commercial Zone.
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Staff Report
PP 07-10, CUP 07-18, DA 07-03, DA 07-04 Amendment#1
May 19, 2009
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\ v y x 7 -7010" n aY .
Front Setback 5' 12'
Rear Yard Setback 5' 11'10" min.
Side Yard Setbacks 5' 14'
Height 30' 30'
Parking 178* 180*
* The parking ordinance does not specifically list requirements for
mixed use projects such as this. The parking ordinance has
language that allows projects flexibility through the entitlement
process.
B. Findings for Approval:
Precise Plan/Conditional Use Permit:
1. The proposed location of the project is in accordance with the
objectives of the Zoning Ordinance and the purpose of the district in
which the site is located.
The proposed project is located in a C-1, General Commercial zone
and is covered by the Palm Desert Commercial Core Area Specific
Plan which encourages the retail/restaurant mixed use spaces in
the El Paseo Corridor. The proposed retail and restaurant project
is in accordance with the district in which it is located and helps fulfil
objective 25.02.020131 by producing sales tax and property revenue
to the City over time.
2. The proposed location of the project and the conditions under
which it will be operated and maintained will not be detrimental to
the public health, safety or general welfare, or be materially
injurious to properties or improvements in the vicinity.
The development will improve the aesthetics and overall quality of
the area and will be constructed in accordance with all safety
standards and regulations so as to not be materially injurious to
properties or improvements in the vicinity or be detrimental to public
health, safety or general welfare of the City. Conditional Use
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Staff Report
PP 07-10, CUP 07-18, DA 07-03, DA 07-04 Amendment#1
May 19, 2009
Page 7 of 8
Permits will be required for the restaurant uses to assure that they
are operated in a manner that is not detrimental to the surrounding
uses.
3. The proposed project will comply with each of the applicable
provisions of this title.
The project complies with all standards of the C-1, General
Commercial zone, with exception to the allowances granted
through the Development Agreements as amended. The project as
conditioned complies with all provisions of the Zoning Ordinance.
4. The proposed project complies with the goals, objectives, and
policies of the city's adopted General Plan.
The proposed project is consistent with the General Plan
designation of Community Commercial and also the goals outlined
in the Palm Desert Commercial Core Area Specific Plan of keeping
the El Paseo area as a unique, pedestrian-oriented high-end retail
shopping area.
V. CONCLUSION:
The shopping experience is an important component for the continued success
of El Paseo. The El Paseo area has identified itself as a unique pedestrian
oriented shopping district. The continued success depends on creative design
and architecture of the buildings being approved. The Saks expansion and the
development of the El Paseo Village will contribute to the overall streetscape of
El Paseo providing more pedestrian oriented shopping, and street level dining
experiences.
VI. ENVIRONMENTAL REVIEW:
For the original project staff prepared Environmental Assessment that resulted in
a Mitigated Negative Declaration for the project site. The site was analyzed
based on the attributes and requirements of an infill project. Therefore,
mitigations in the original document are those regularly associated with
development of this type. Staff has prepared an addendum to the originally
approved Mitigated Negative Declaration to reflect the lesser impact of the
amended project.
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Staff Report
PP 07-10, CUP 07-18, DA 07-03, DA 07-04 Amendment#1
May 19, 2009
Page 8 of 8
VII. RECOMMENDATION:
Staff recommends that the Planning Commission adopt the findings approving a
recommendation to the City Council of Case Nos. PP 07-10, CUP 07-18 and DA
07-03, & DA 07-04 Amendment # 1, subject to the attached conditions.
VIII. ATTACHMENTS:
A. Draft Resolution
B. Legal Notice
C. Correspondence from Departments
D. Addendum to Initial Study/Mitigated Negative Declaration (including visual
simulations &traffic study)
E. Plans and Exhibits
F. First Amendments to Development Agreements 07-03 and 07-04
Submitted By: Department Head:
4014)„
yan Mendell Lauri Aylaian
Senior Management Analyst Director, Community Development
Approval:
Homer Croy
ACM, Develop en ervices
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PLANNING COMMISSION RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT,
CALIFORNIA, RECOMMENDING APPROVAL TO THE CITY COUNCIL OF
AMENDMENT #1 TO A PREVIOUSLY APPROVED PRECISE PLAN OF DESIGN AND
CONDITIONAL USE PERMIT WITH RELATING DEVELOPMENT AGREEMENTS,
ADOPTING AN ADDENDUM TO THE MITIGATED NEGATIVE DECLARATION,
AMENDING THE EL PASEO VILLAGE PUBLIC PARKING EASEMENT AGREEMENT
AND RELATED PARKING MANAGEMENT PLAN TO REVISE THE NEW EL PASEO
VILLAGE CENTER AND SAKS 5TH AVENUE EXPANSION. SUBJECT PROPERTIES ARE
LOCATED AT 73-545 EL PASEO AND 73-425 EL PASEO (APN'S: 627-261-006 & 627-252-
004, 005) CASE NOS.: PP 07-10, CUP 07-18, DA 07-03, DA 07-04 Amendments#1
WHEREAS, upon the recommendation of the Architectural Review Commission and the
Planning Commission and after duly noticed public hearings, the City Council of the City of
Palm Desert, California, adopted Resolution 08-42 on May 22, 2008. This Resolution approved
three items:
1. Precise Plan of Design PP 07-10 for(a) an expansion of the existing Saks 5th Avenue at
the existing Gardens on El Paseo center(73-545 El Paseo; APN: 627-261-006) and (b)
replacement of the existing El Paseo Village shopping center with a new retail, restaurant
and office complex with one-story parking structure; and
2. Conditional Use Permit 07-18 permitting restaurants within the new El Paseo Village
center; and
3. A Mitigated Negative Declaration(MND)prepared in compliance with the California
Environmental Quality Act(CEQA), the CEQA Guidelines and the City's procedures for
implementing CEQA.
WHEREAS, after a duly noticed public hearing, the City Council of the City of Palm
Desert adopted Ordinance No. 1156 on June 12, 2008 approving Development Agreement DA
07-03 between the City and El Paseo Land Company, LLC providing vested rights to the new El
Paseo Village Shopping Center and Development Agreement DA 07-04 between the City and
Gardens SPE II, LLC providing vested rights to the Saks 5th Avenue expansion project; and
WHEREAS, on September 8, 2008, the City Council adopted Resolution No.
approving the El Paseo Village Public Parking Easement Agreement and Parking Management
Plan to provide limited public parking at the new El Paseo Village Shopping Center. These
documents satisfied certain conditions of the Development Agreements.
Reso.Revised.EPV Page 1 of 4
WHEREAS, a reduced-size El Paseo Village Shopping Center has been proposed through
modifications to Precise Plan No. PP 07-10, and Conditional Use Permit No. CUP 07-18
together with first amendments to Development Agreement 07-03, Development Agreement 07-
04, the El Paseo Village Public Parking Easement Agreement (as shown on Exhibit"A") and a
First Amendment to Parking Management Plan for the El Paseo Village Shopping Center Public
Parking Easement(as shown on Exhibit"B"). The major features of the revised project are a
one-story development to accommodate the restaurants and retail uses with a surface parking lot.
The developer also proposes to maintain section 5f of Development Agreement 07-03 intact,
which proposal shall be considered by the City Council.
WHEREAS, an Addendum to the previously adopted MND has been prepared, as shown
on Exhibit"C", which the Director of Community Development has determined complies with
the requirements of the California Environmental Quality Act including the "City of Palm Desert
Procedure for Implementation of the California Environmental Quality Act", Resolution No. 06-
78; and
WHEREAS, the Architectural Review Commission recommended approval of the
revised project at its May12, 2009 meeting.
WHEREAS, at the Planning Commission's 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 the approval of the
approvals sought for the revised project:
PP 07-10, CUP 07-18, DA 07-03, &DA 07-04 Amendments#1:
1. The proposed location of the project is in accordance with the objectives of the Zoning
Ordinance and the purpose of the district in which the site is located.
The proposed project is located in a C-1, General Commercial zone, with a Scenic
Preservation overlay and is covered by the Palm Desert Commercial Core Area Specific
Plan, which encourages the retail/restaurant enhancement of the El Paseo Corridor. The
proposed retail and restaurants are in accordance with the district in which it is located
and the superior architecture and design meets the intent of the Scenic Preservation
overlay district. The project as proposed helps fulfill objective 25.02.020B1 of the Zoning
Ordinance by producing sales tax and property revenue to the City over time.
2. The proposed location of the project and the conditions under which it will be operated and
maintained will not be detrimental to the public health, safety or general welfare, or be
materially injurious to properties or improvements in the vicinity.
The revised project will improve the aesthetics and overall quality of the area and will be
constructed in accordance with the California Building Code and all relevant safety
standards and regulations so as to not be materially injurious to properties or improvements
Reso.Revised.EPV Page 2 of 4
in the vicinity or be detrimental to public health, safety or general welfare of the City. The
revised project blends with and enhances the neighboring Gardens on El Paseo center.
3. The proposed project will comply with each of the applicable provisions of this title.
The project complies with all standards of the C-1, General Commercial zone. The project as
conditioned complies with all provisions of the Zoning Ordinance including the precise plan,
except to the extent that those standards are superseded by standards provided in the
development agreements.
4. The proposed project complies with the goals, objectives, and policies of the city's adopted
General Plan.
The proposed project is consistent with the General Plan designation of Community
Commercial and also the goals outlined in the Palm Desert Commercial Core Area Specific
Plan of keeping the El Paseo area as a unique,pedestrian-oriented high-end retail shopping
area.
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 Planning
Commission in this case.
2. That the Planning Commission does hereby recommend approval to the City Council of
the Addendum to the Mitigated Negative Declaration utilizing its independent judgment.
A Notice of Determination shall be filed with the County Clerk.
3. That the Planning Commission does hereby recommend approval to the City Council of
the First Amendment to El Paseo Village Public Parking Easement Agreement.
4. That the Planning Commission does hereby recommend approval of the First
Amendment to Parking Management Plan("PMP") for the El Paseo Village Shopping
Center Public Parking Easement.
5. That the Planning Commission does hereby recommend approval of Precise Plan 07-10
as amended, Conditional Use Permit 07-18 as amended, First Amendment to
Development Agreement 07-03, and First Amendment to Development Agreement 07-
04, applying the conditions of approval set forth in Resolution No. 08-42 with the
following changes:
• Condition No. 11 is no longer applicable due to the June 26, 2008 Palm Desert
Redevelopment Agency Resolution No. 550 approving a Second Addendum to Parking
Easement Agreement for the Gardens on El Paseo.
• Condition No. 12 is amended to read as follows:
Reso.Revised.EPV Page 3 of 4
"The applicants shall enter into amendments to the two existing development agreements
for the approval of the above noted project, one agreement for the expansion of the Saks
Fifth Avenue and one agreement for the El Paseo Village portions of the project. The
development agreements shall address items including but not limited to: full reciprocity
of parking between existing Gardens on El Paseo and the El Paseo Village remodel and
designated parking for hybrid vehicles at the El Paseo Village portion of the project."
6. The applicant shall provide a first amendment to El Paseo Village Public Parking
Easement Agreement for the new surface parking lot.
7. That the City Council's earlier approvals of Precise Plan 07-10 and CUP 07-18 through
Resolution 08-42 remain in force and applicable to the Gardens on El Paseo Shopping
Center Saks 5th Avenue expansion project and the restaurant uses.
PASSED,APPROVED AND ADOPTED at a regular meeting of the Palm Desert Planning
Commission, held on this 19th day of May 2009,by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Van Tanner, Chairperson
ATTEST:
LAURI AYLAIAN,
Secretary, Palm Desert Planning Commission
Reso.Revised.EPV Page 4 of 4
CITY Of Hill DESERT
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PALM DESERT,CALIFORNIA 92260-2578
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*'.•i= info@palm-desert.org
• CITY OF PALM DESERT
PUBLIC NOTICE
CASE NO. PP 07-10, CUP 07-18,DA 07-03 Amendment#1
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert
Planning Commission to consider an amendment to an approved projects by Davis Street
Land Company for approval of a Precise Plan of Design, Conditional Use Permit and
Variance to allow:
A. The construction of a 27,000 square foot expansion of the existing Saks 5th
Avenue at the Gardens on El Paseo, located at 73-545 El Paseo (APN: 627-261-
006)and;
B. The construction of a new single-story 41,000 square foot retail/restaurant project
located at 73-425 El Paseo(APN.627-252-004,005).
C. Adoption of an addendum to a previously approved Mitigated Negative Declaration
as it relates to the project thereto.
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SAID public hearing will be held on Tuesday, May, 19, 2009, at 6:00 p.m. in the Council
Chambers at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert,
California, at which time and place all interested persons are invited to attend and be
heard. Written comments concerning all items covered by this public hearing notice shall
be accepted up to the date of the hearing. Information concerning the proposed project
and/or negative declaration is available for review in the Department of Community
Development at the above address between the hours of 8:00 a.m. and 5:00 p.m.
Monday through Friday. 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 Palm Desert
Planning Commission at,or prior to,the public hearing.
PUBLISH: Desert Sun LAURI AYLAIAN, Secretary
May 8,2009 Palm Desert Planning Commission
ADDENDUM TO
INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
AND FINDINGS
UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
("CEQA") FOR THE
REVISED EL PASEO VILLAGE PROJECT
PALM DESERT, CALIFORNIA
BACKGROUND
The GARDENS EXPANSION/NEW EL PASEO VILLAGE Project (the
"Project")was approved by the City of Palm Desert, California through a series of
approvals on or about January 8, 2008 (Architectural Review Commission), February 5,
2008 (Planning Commission), February 28, 2008 and May 22, 2008 (City Council). This
Project provided for the (i) limited expansion of the existing Saks Fifth Avenue building
at the existing Gardens on El Paseo shopping center; and(ii) the redevelopment of the El
Paseo Village shopping center. An Initial Study and Mitigated Negative Declaration
("MND")was prepared for the Project pursuant to the California Environmental Quality
Act (CEQA) and the CEQA Guidelines. The MND was circulated for public comment
and approved by the Palm Desert City Council through Resolution No. 08-42 adopted on
May 22, 2008. In accordance with all Project approvals, the existing El Paseo Village
shopping center has been razed.
In response to the current downturn in the economy, a reduced redevelopment
design has been proposed for the new El Paseo Village portion of the project(the
"Reduced Project"). The Reduced Project envisions a one-half reduction in the gross
square feet of the original El Paseo Village center, from approximately 70,000 s.f. to
about 40,800 s.f. The Reduced Project consists of 3 one-story buildings for retail and
restaurant uses with a surface parking lot covering generally the same footprint as the
original El Paseo Village center. The original El Paseo Village center consisted of 3 two-
story buildings for retail, restaurant and office uses with a one-story parking structure.
There are no physical changes proposed for the Saks Fifth Avenue building expansion
portion of the Project.
The Reduced Project entails certain technical amendments to the approvals issued
for the Project in 2008 and also requires a new Precise Plan. These amendments and
Precise Plan are materially consistent with the original Project approvals and all
CEQA Findings&Addendum for the Reduced El Paseo Village Project(5-12-09) Page 1 of 3
applicable development regulations of the City of Palm Desert, including without
limitation the City's General Plan, Commercial Core Area Specific Plan, and Zoning
Ordinance, inclusive of the C-1 zone standards and scenic preservation overlay standards.
CEQA ANALYSIS
Review under the California Environmental Quality Act(CEQA)has already
occurred for the Project through the adopted MND. CEQA limits re-review to conditions
or circumstances that arise under Public Resources Code Section 21166 and CEQA
Guidelines Section 15162.
These CEQA laws state no subsequent environmental document such as an EIR or
negative declaration shall be prepared for a project unless the lead agency determines, on
the basis of substantial evidence in light of the whole record, one or more of the
following:
(1) substantial changes are proposed in the project which will require major
revisions of the previous MND due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously
identified significant effects;
(2) Substantial changes occur with respect to the circumstances under which the
project is undertaken which will require major revisions of the previous MND
due to the involvement of new significant environmental effects or a
substantial increase in the severity of previously identified significant effects;
(3) New information of substantial importance, which was not known and could
not have been known with the exercise of reasonable diligence at the time the
previous MND was approved as complete shows any of the following:
a. The project will have one or more significant effects not discussed in
the previous MND;
b. Significant effects previously examined will be substantially more
severe than shown in the previous MND;
c. Mitigation measures or alternatives previously found not to be feasible
would in fact be feasible but the project proponents decline to adopt
such measures or alternative;
d. Considerably different mitigation measures or alternatives would
substantially reduce one or more significant effects,but the project
proponents decline to adopt such measures or alternative
Where none of the conditions set forth above occur,with substantial evidence,
then the lead agency may determine to prepare an Addendum to the previously adopted
Mitigated Negative Declaration. CEQA Guidelines 15162(b) and 15164(b). Reliance
upon the earlier MND is cause for the filing of a new Notice of Determination once the
Reduced Project is approved accompanied by an Addendum. CEQA Guidelines 15094.
CEQA Findings&Addendum for the Reduced El Paseo Village Project(5-12-09) Page 2 of 3
The Reduced Project has been evaluated to determine if there is any substantial
evidence of the circumstances or conditions which would warrant a subsequent
environmental document. The existing environmental assessments, studies and reports
were evaluated and compared with the Reduced Project. All 17 potential environmental
impacts studied in the MND were determined to be Less Than Significant, with only
Aesthetics, Geology& Soils, Noise and Transportation/Traffic requiring select mitigation
measures in order to reach that determination.
Due to the fact that this Reduced Project presents a substantial reduction in the
size of the original project, its potential physical impacts on the environment are fewer
and less intense than the original Project. Its height, massing and scale are significantly
reduced, and the parking structure is replaced with an adequate surface parking lot. In
addition, this Reduced Project is materially consistent with the existing approvals and
land use regulations of the City of Palm Desert. Therefore, there is no substantial
evidence that any of the conditions or circumstances which would require a new
environmental document are present. This smaller project does not present new or
heightened significant effects nor introduce the possibility of new, feasible mitigation
measures or alternatives.
In conclusion, the lead agency, the City of Palm Desert, in the exercise of its
independent judgment, determines that this Addendum is complete and has been prepared
in accordance with the requirements of CEQA. The previously adopted MND is
incorporated herein by this reference. The City determines that all mitigation measures in
the MND remain applicable to the Reduced Project except all those which relate to the
parking structure (sometimes referred to as the New El Paseo Village Parking Deck)
since the Reduce Project does not contain a parking structure.
A notice of determination shall be filed with the County Clerk upon the approval
of the Reduced Project.
Signature—Lauri Aylaian, Community Development Date
Director, City of Palm Desert
CEQA Findings&Addendum for the Reduced El Paseo Village Project(5-12-09) Page 3 of 3
RECORDING REQUESTED BY,AND
WHEN RECORDED, MAIL TO:
City Clerk's Office
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260-2578
FOR THE BENEFIT OF THE
CITY OF PALM DESERT
-NO FEE-
6103 OF THE GOVT. CODE
FIRST AMENDMENT
TO
DEVELOPMENT AGREEMENT 07-03
by and between the
CITY OF PALM DESERT, CALIFORNIA
and
EL PASEO LAND COMPANY, L.L.C.
of
, 2009
FIRST AMENDMENT
TO
DEVELOPMENT AGREEMENT 07-03
THIS FIRST AMENDMENT TO DEVELOPMENT AGREEMENT 07-03 is made
and entered into as of this day of , 2009, by and between the CITY OF PALM
DESERT, CALIFORNIA, a municipal corporation organized and existing under the laws of the
State of California (the "City"), and EL PASEO LAND COMPANY, L.L.C., a Delaware
limited liability company (the "Developer"). All capitalized terms used but not otherwise
defined herein shall have the meanings ascribed to them in the Development Agreement 07-03.
RECITALS
1. The City and the Developer did enter into that certain Development Agreement
07-03 dated June 12, 2008 and recorded on June 26, 2008 as Doc #2008- 0350515, in Riverside
County, California(the"Agreement").
2. The City and Developer are not in default of their respective obligations under the
Agreement.
2. The City and the Developer desire to amend the Agreement (the "First
Amendment") to reflect certain approved changes to the Project, as allowed under Section 2.2 of
the Agreement.
NOW, THEREFORE, in consideration of the premises and mutual covenants contained
herein, and for other good and valuable consideration, the receipt and sufficiency of which is
hereby acknowledged, the parties agree as follows:
1. The Development Plan attached to the Agreement as Exhibit "A" is deleted and in
its entirety and is replaced with the First Amended Development Plan attached to this First
Amendment as Exhibit"A".
2. The last sentence of Section 1.9 of the Development Agreement is deleted in its
entirety and is replaced with the following: "In general, the Project comprises the demolition of
the existing El Paseo Village shopping center and its redevelopment with 3 one-story buildings
to form a new El Paseo Village retail and restaurant project."
3. Section 5 of the Development Agreement is deleted in its entirety and is replaced
with the following: "The City and Developer desire to cooperate with each other to secure
enhancements to the Project to be furnished by Developer, at its sole cost. The following
enhancements shall be provided as part of the Project: (a) inclusion of preferential parking spaces
for hybrid or hydrocarbon-fuel-alternative vehicles at the new El Paseo Village surface parking
lot; (b) reciprocal parking within the Project's new surface parking lot shall be provided for
customers of the adjacent Gardens on El Paseo shopping center by means of private easement
executed by Developer; (c) the City shall provide written notification to Developer and shall
consult with Developer in advance of any future consideration to place any objects taller than
four (4) feet within public right of way in front of the Project; and (d) Developer shall be
required to execute a First Amendment to the Public Parking Easement in the amount of 43
parking spaces to accommodate for the loss of Public Parking spaces due to the Saks 5th Avenue
Expansion.
4. Wherever the term "parking structure" appears in the Development Agreement
the term shall be replaced with"surface parking lot."
5. Except as expressly set forth in this First Amendment, the terms, provisions,
covenants and conditions of the Agreement remain unmodified and in full force and effect.
6. This First Amendment may be executed in counterparts, each of which shall be
deemed an original and shall constitute one and the same instrument.
IN WITNESS WHEREOF, the City and the Developer have caused this First
Amendment to the Development Agreement 07-03 to be executed by their duly authorized
representatives and the City has caused its seal to be affixed thereto, and attested as to the date
first above written.
"CITY": CITY OF PALM DESERT, CALIFORNIA
By:
Mayor
Attest:
(SEAL)
City Clerk
STATE OF CALIFORNIA )
) SS.
COUNTY OF RIVERSIDE )
On this day of , 2009, before me appeared
, to me personally known, who, being by me duly sworn, did say that he
is the Mayor of the CITY OF PALM DESERT, CALIFORNIA, an incorporated political
subdivision of the State of California, and that the seal affixed to the foregoing instrument is the
seal of said City, and said instrument was signed and sealed in behalf of said City by authority of
its City's Board of Councilmen, and said Mayor acknowledged said instrument to be the free act
and deed of said City.
IN TESTIMONY WHEREOF, I have hereunto set my hand and affixed my official seal
in the County and State aforesaid, the day and year first above written.
Notary Public
(SEAL)
My Commission Expires:
"DEVELOPER": EL PASEO LAND COMPANY,L.L.C.
a Delaware limited liability company
By:
Robert Perlmutter, Manager
Attest:
(SEAL)
, Secretary
STATE OF ILLINOIS )
) SS.
COUNTY OF )
On this day of , 2009, before me appeared ,
to me personally known, who, being by me duly sworn, did say that he is the Manager of EL
PASEO LAND COMPANY, L.L.C., a Delaware limited liability company, and that he is
authorized to sign the instrument on behalf of said company, and acknowledged to me that he
executed the within instrument as said company's free act and deed.
IN TESTIMONY WHEREOF, I have hereunto set my hand and affixed my official seal
in the County and State aforesaid, the day and year first above written.
Notary Public
(SEAL)
My Commission Expires:
EXHIBIT "A"
FIRST AMENDED DEVELOPMENT PLAN
The Project Development Plan represents City approval of demolition of the El Paseo Village
shopping center on the Property Described on Exhibit "B" and replacement with an approximate
40,800 square foot retail and restaurant complex and a new surface parking lot.
The Project Development Plan shall include and shall be constructed consistent with the
following:
1. The City approved plans by developer on file with the City.
2. The City approved First Amended Precise Plan PP 07-10 and First Amended
Conditional Use Permit CUP 07-18 .
3. The City approved Addendum to the Mitigated Negative Declaration prepared in
compliance with the California Environmental Quality Act (CEQA), dated .
4. The City Architectural Review Commission approval.
5. The existing Land Use Regulations excerpt that the following specific development
standards shall apply irrespective of any conflict or inconsistency with any existing Land
Use Regulation:
a. The Project is allowed to encroach into the eastern and western corner lot setback
of the "daylight triangle" pursuant to Palm Desert Municipal Code Section
25.25.016.
b. The new surface parking lot at the Project shall be constructed with a minimum of
182 parking spaces. The total number of spaces is allowed to fluctuate thereafter
by no more than 5%.
c. Tenant improvements are allowed to fluctuate from the Project Development Plan
so long as they do not substantially alter the overall aesthetic of the approved
Project.
RECORDING REQUESTED BY,AND
WHEN RECORDED,MAIL TO:
City Clerk's Office
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260-2578
FOR THE BENEFIT OF THE
CITY OF PALM DESERT
-NO FEE-
6103 OF THE GOVT. CODE
FIRST AMENDMENT
TO
DEVELOPMENT AGREEMENT 07-04
by and between the
CITY OF PALM DESERT,CALIFORNIA
and
GARDENS SPE II,L.L.C.
of
_,2009
FIRST AMENDMENT
TO
DEVELOPMENT AGREEMENT 07-04
THIS FIRST AMENDMENT TO DEVELOPMENT AGREEMENT 07-04 is made and
entered into as of this day of , 2009, by and between the CITY OF PALM DESERT,
CALIFORNIA, a municipal corporation organized and existing under the laws of the State of California
(the "City"), and GARDENS SPE II, L.L.C., a Delaware limited liability company (the "Developer").
All capitalized terms used but not otherwise defined herein shall have the meanings ascribed to them in
the Development Agreement 07-04.
RECITALS
1. The City and the Developer did enter into that certain Development Agreement 07-04
dated June 12, 2008 and recorded on June 26, 2008 as Doc #2008- 0350516, in Riverside County,
California(The"Agreement").
2. The City and Developer are not in default of their respective obligations under the
Agreement.
3. The City and the Developer desire to amend the Agreement to reflect certain approved
modifications to the Development Plan for the Project, as allowed pursuant to Section 2.2 of the
Agreement.
4. Except as expressly set forth in this First Amendment, the terms, provisions and
covenants of the Agreement remain unmodified and in full force and effect.
5. This First Amendment may be executed in counterparts, each of which shall be deemed
an original and shall constitute on and the same instrument.
NOW, THEREFORE, in consideration of the premises and mutual covenants contained herein,
and for other good and valuable consideration, the receipt and sufficiency of which is hereby
acknowledged, the parties agree as follows:
The Development Plan attached to the Development Agreement as Exhibit "A" is deleted in its
entirety and is replaced with the First Amended Development Plan attached to this First Amendment as
Exhibit"A".
1
IN WITNESS WHEREOF,the City and the Developer have caused this First Amendment to the
Development Agreement 07-04 to be executed by their duly authorized representatives and the City has
caused its seal to be affixed thereto, and attested as to the date first above written.
"CITY": CITY OF PALM DESERT, CALIFORNIA
By:
Mayor
Attest:
(SEAL)
City Clerk
STATE OF CALIFORNIA )
) SS.
COUNTY OF RIVERSIDE )
On this_day of , 2009, before me appeared , to
me personally known,who,being by me duly sworn, did say that he is the Mayor of the CITY OF PALM
DESERT, CALIFORNIA, an incorporated political subdivision of the State of California, and that the
seal affixed to the foregoing instrument is the seal of said City, and said instrument was signed and sealed
in behalf of said City by authority of its City's Board of Councilmen, and said Mayor acknowledged said
instrument to be the free act and deed of said City.
IN TESTIMONY WHEREOF, I have hereunto set my hand and affixed my official seal in the
County and State aforesaid,the day and year first above written.
Notary Public
(SEAL)
My Commission Expires:
"DEVELOPER": GARDENS SPE II,L.L.C.
a Delaware limited liability company
By:
Robert Perlmutter,Manager
Attest:
(SEAL)
, Secretary
STATE OF ILLINOIS )
) SS.
COUNTY OF )
On this day of , 2009, before me appeared , to me
personally known, who, being by me duly sworn, did say that he is the Manager of Gardens SPE II,
L.L.C., a Delaware limited liability company, and that he is authorized to sign the instrument on behalf of
said company, and acknowledged to me that he executed the within instrument as said company's free act
and deed.
IN TESTIMONY WHEREOF, I have hereunto set my hand and affixed my official seal in the
County and State aforesaid,the day and year first above written.
Notary Public
(SEAL)
My Commission Expires:
EXHIBIT"A"
FIRST AMENDED DEVELOPMENT PLAN
The Project Development Plan represents City approval of an approximate 27,000 square foot two-story
expansion of the existing Saks Fifth Avenue building and associated improvements,including without
limitation modifications to the existing two-story parking structure,all of which are located at the existing
Gardens on El Paseo shopping center on the Property described on Exhibit"B".
The Project Development Plan shall include and shall be constructed consistent with the following:
1. The City approved plans by developer on file with the City.
2. The City approved First Amended Precise Plan PP 07-10.
3. The City approved Addendum to the Mitigated Negative Declaration prepared in compliance with
the California Environmental Quality Act(CEQA), dated
4. The City Architectural Review Commission approval.
5. The existing Land Use Regulations except that the following specific development standards shall
apply irrespective of any conflict or inconsistency with any existing Land Use Regulation:
a. In consideration of the present state of excess parking capacity in the parking structure,
the Project is allowed to operate below the parking requirements of 1 space for each 250
square feet of net floor area set forth in the Existing Land Use Regulations. After the
project is constructed,the total number of spaces is allowed to fluctuate by no more than
2%.
b. Tenant improvements are allowed to fluctuate from the Project Development Plan so long
as they do not substantially alter the overall aesthetic of the approved Project.
Recording requested by, and when
recorded, mail to:
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
Attn: City Clerk
[This instrument is exempt from Documentary Transfer Tax pursuant to Revenue and Taxation
Code Section 11922 and is exempt from Recorder's Fees pursuant to Gevernment Code Sections
6103 and 273831
FIRST AMENDMENT
TO
EL PASEO VILLAGE PUBLIC PARKING EASEMENT AGREEMENT
by and between the
CITY OF PALM DESERT, CALIFORNIA
and
EL PASEO LAND COMPANY,L.L.C.
of
, 2009
FIRST AMENDMENT
TO
EL PASEO VILLAGE PUBLIC PARKING EASEMENT AGREEMENT
THIS FIRST AMENDMENT TO EL PASEO VILLAGE PUBLIC PARKING EASEMENT
AGREEMENT is made and entered into as of this day of , 2009, by and between the
CITY OF PALM DESERT, CALIFORNIA, a municipal corporation organized and existing
under the laws of the State of California (the "City"), and EL PASEO LAND COMPANY,
L.L.C., a Delaware limited liability company (the "Developer"). All capitalized terms used but
not otherwise defined herein shall have the meanings ascribed to them in the El Paseo Village
Public Parking Easement Agreement.
RECITALS
1. The City and the Developer did enter into that certain El Paseo Village Public
Parking Easement Agreement dated September 8, 2008 and recorded on October 2, 2008 as Doc
#2008- 0537024, in Riverside County, California(the "Agreement").
2. The City and the Developer are not in default of their respective obligations under
the Agreement.
3. The City and the Developer desire to amend the Agreement to reflect certain
approved changes to the Project, including, inter alia, that the Project will not have a parking
deck, but will have only a surface parking area and that the total number of parking spaces will
be 182 and not the 295 spaces originally contemplated.
NOW, THEREFORE, in consideration of the premises and mutual covenants contained
herein, and for other good and valuable consideration, the receipt and sufficiency of which is
hereby acknowledged, the parties agree as follows:
1. The Parking Site Plan attached to the Agreement as Exhibit "B" is deleted in its
entirety and is replaced with the First Amended Parking Site Plan attached to this First
Amendment as Exhibit"A".
2. Section 1 of the Agreement is deleted in its entirety and is replaced with the
following: "Public Parking Easement. Developer hereby grants to City a non-exclusive
easement solely for the purpose of providing passenger vehicle parking to 43 public parking
spaces within the surface parking lot of the El Paseo Village Shopping Center. This Easement
inures to the benefit of the general public, the Developer and developer's tenants, occupants,
employees, customers, invitees and licensees. Developer, on behalf of itself and all future
owners of the Property, expressly reserves all of its rights which are not inconsistent with the use
and enjoyment of the Easement herein granted, including without limitation, the right to operate
a private commercial development. There shall be no residential parking nor parking provided
for employees of other businesses within the El Paseo Village Business District."
3. Section 2 of the El Paseo Village Public Parking Easement Agreement is deleted in
its entirety and replaced with the following: "Effective Date and Term of Easement. The term of
the easement and this Agreement shall commence upon the date which the City issues a
certificate of occupancy for the parking lot and the City complies with section 5 of Development
Agreement 07-03 as amended. The term of the Easement and this Agreement shall expire and be of no
further force and effect on January 1, 2050, unless prior to the expiration date, the parties (or their
successors and assigns)in writing terminate this Easement and Agreement."
4. Except as expressly set forth in this First Amendment, the terms, provisions and
covenants of the Agreement remain unmodified and in full force and effect.
5. This First Amendment may be executed in counterparts, each of which shall be
deemed an original and shall constitute one and the same instrument.
IN WITNESS WHEREOF, the City and the Developer have caused this First
Amendment to the El Paseo Village Public Parking Easement Agreement to be executed by their
duly authorized representatives and the City has caused its seal to be affixed thereto, and attested
as to the date first above written.
"CITY": CITY OF PALM DESERT, CALIFORNIA
By:
Mayor
Attest:
(SEAL)
City Clerk
STATE OF CALIFORNIA )
) SS.
COUNTY OF RIVERSIDE )
On this day of , 2009, before me appeared
, to me personally known, who, being by me duly sworn, did say that he
is the Mayor of the CITY OF PALM DESERT, CALIFORNIA, an incorporated political
subdivision of the State of California, and that the seal affixed to the foregoing instrument is the
seal of said City, and said instrument was signed and sealed in behalf of said City by authority of
its City's Board of Councilmen, and said Mayor acknowledged said instrument to be the free act
and deed of said City.
IN TESTIMONY WHEREOF, I have hereunto set my hand and affixed my official seal
in the County and State aforesaid, the day and year first above written.
Notary Public
(SEAL)
My Commission Expires:
"DEVELOPER": EL PASEO LAND COMPANY,L.L.C.
a Delaware limited liability company
By:
Robert Perlmutter, Manager
Attest:
(SEAL)
, Secretary
STATE OF ILLINOIS )
) SS.
COUNTY OF )
On this day of , 2009, before me appeared
to me personally known, who, being by me duly sworn, did say that he is the Manager of El
Paseo Land Company, L.L.C., a Delaware limited liability company, and that he is authorized to
sign the instrument on behalf of said company, and acknowledged to me that he executed the
within instrument as said company's free act and deed.
IN TESTIMONY WHEREOF, I have hereunto set my hand and affixed my official seal
in the County and State aforesaid, the day and year first above written.
Notary Public
(SEAL)
My Commission Expires:
FIRST AMENDMENT
TO
PARKING MANAGEMENT PLAN ("PMP") FOR THE EL PASEO VILLAGE
SHOPPING CENTER PUBLIC PARKING EASEMENT
by and between the
CITY OF PALM DESERT, CALIFORNIA
and
EL PASEO LAND COMPANY,L.L.C.
of
, 2009
FIRST AMENDMENT
TO
PARKING MANAGEMENT PLAN ("PMP") FOR THE EL PASEO VILLAGE
SHOPPING CENTER PUBLIC PARKING EASEMENT
THIS FIRST AMENDMENT TO PARKING MANAGEMENT PLAN ("PMP") FOR THE
EL PASEO VILLAGE SHOPPING CENTER PUBLIC PARKING EASEMENT is made
and entered into as of this day of , 2009, by and between the CITY OF PALM
DESERT, CALIFORNIA, a municipal corporation organized and existing under the laws of the
State of California (the "City"), and EL PASEO LAND COMPANY, L.L.C., a Delaware
limited liability company (the "Developer"). All capitalized terms used but not otherwise
defined herein shall have the meanings ascribed to them in the PMP.
RECITALS
1. The City and the Developer did enter into that certain Parking Management Plan
("PMP") For The El Paseo Village Shopping Center Public Parking Easement dated September
8, 2008 (the"Agreement").
2. The City and the Developer are not in default in the performance of their
respective obligations under the PMP.
3. The City and the Developer desire to amend the Agreement to reflect certain City
approved changes to the El Paseo Village Shopping Center, as allowed by Article 6 of the PMP
NOW, THEREFORE, in consideration of the premises and mutual covenants contained
herein, and for other good and valuable consideration, the receipt and sufficiency of which is
hereby acknowledged, the parties agree as follows:
1. Section 1.2 of the Agreement is deleted in its entirety and replaced with the
following: "Improvements shall mean those 43 public parking spaces constructed within the
surface Parking Lot at the El Paseo Village Shopping Center for public parking."
2. Section 1.3 of the Agreement is deleted in its entirety and replaced with the
following: "The Parking Site Plan defines all parking improvements, areas and spaces within
the Parking Lot at the El Paseo Village Shopping Center, inclusive of those Improvements for
public parking, as may be amended. The current Parking Site Plan is the First Amended Parking
Site Plan attached as Exhibit A to the First Amendment to Parking Management Plan("PMP")."
3. The Parking Site Plan attached to the PMP as Exhibit A is deleted in its entirety
and replaced with the First Amended Parking Site Plan attached to the First Amendment to the
PMP as Exhibit"A".
4. Except as expressly set forth in this First Amendment, the terms, provisions,
covenants and agreements of the PMP remain unmodified and in full force and effect.
5. This First Amendment may be executed in counterparts, each of which shall be
deemed an original and shall constitute on and the same document.
IN WITNESS WHEREOF, the City and the Developer have caused this First
Amendment to the Parking Management Plan ("PMP") For The El Paseo Village Shopping
Center Public Parking Easement to be executed in their respective names and the City has caused
its seal to be affixed thereto, and attested as to the date first above written.
"CITY": CITY OF PALM DESERT, CALIFORNIA
By:
City Manager
Attest:
(SEAL)
City Clerk
"DEVELOPER": EL PASEO LAND COMPANY, L.L.C.
a Delaware limited liability company
By:
Robert Perlmutter, Manager
LINSCOTT
LAW &
GREENSPAN
engineers
May 13,2009 a rs&Planners
Traffic
Transportation
Parking
Mr. Steven Di Vito
Linscott,Law&
Davis Street Land Company Greenspan,Engineers
622 Davis Street, Suite 200 1580 Corporate Drive
Evanston,Illinois 60201 Suite 122
Costa Mesa,CA 92626
LLG Reference No.2.07.2888.1 714.641.1587 I
714.641.0139 F
Subject: Parking Demand Analysis Addendum for the Proposed Gardens on www.11gengineers.com
El Paseo Expansion and El Paseo Village Redevelopment Project Pasadena
Palm Desert,California Costa Mesa
San Diego
Dear Mr. Di Vito: Las Vegas
As requested, Linscott, Law, & Greenspan, Engineers (LLG) is pleased to submit this
Parking Demand Analysis Addendum for the proposed Gardens on El Paseo
Expansion and El Paseo Village Redevelopment Project. The project is located in the
City of Palm Desert's El Paseo Shopping District, also known as the "Rodeo Drive of
the Desert". This mile-long stretch of El Paseo serves a mix of retail, restaurant, and
office uses, and runs parallel to SR-111, one block to the south of the Highway. El
Paseo has a landscaped median, and provides on-street parking on both sides of the
street. On-street parking also exists along the north-south streets that intersect El
Paseo. The two sites that comprise the project are located on the south side of El
Paseo, in the center of the shopping district. Figure 1, located at the rear of this letter
report, presents an Aerial Vicinity Map, which illustrates the general location of the
project site and depicts the surrounding street system.
INTRODUCTION AND PROJECT DESCRIPTION
The Project as now proposed has the following two components: (1) addition of•
27,000 square feet(SF) (within two levels) to the existing Saks Fifth Avenue store in
The Gardens on El Paseo shopping center, and(2) development of 31,271 SF of retail Philip M.Linscott,PE 11924-20001
(inclusive of 1,360 SF of storage), and 9,537 SF restaurant (including the demolition Jack M.Greenspan,PE lilac)
of 35,812 SF of existing commercial uses) in El Paseo Village, which adjoins The William A.Law,PE(Rot)
Gardens on El Paseo on the west. The Gardens on El Paseo is an existing mixed-use Paul W.Wilkinson,PE
shopping center with approximately 200,000 SF of development and 981 existing John P.Keating,PE
parking spaces. Figure 2 presents the portion of The Gardens on El Paseo with the David S.Shender,PE
proposed Saks Expansion area and the upper level of the parking structure, which John A.Boarman,PE
provides direct access to Shadow Mountain Drive. Figure 3 presents the proposed Clare M.Look-Jaeger,PE
Richard E.Berretto,PE
Keil D.Maberry,PE
N •2C00 2072888 Parking.1nol�si.2888 I he(iardLn.on LI Paseo Parking I)inand,AnalySI',(1',-I -',(iu l f inal iloc
An L62WB Company Founded 1966
Mr. Steven Di Vito LINSCOTT
May 13, 2009 LAW &
Page 2 GREENSPAN
engineers
site plan for the El Paseo Village redevelopment project, which includes 40,808 SF of
new building area with a 182 parking spaces(170 auto& 12 golf cart spaces). .
Table 1, attached, presents the Project Development Summary Comparison, which
details the prior Project development summary versus the proposed Project
development summary. As shown in Table 1,the proposed Project will now consist of
67,808 SF of new development versus 99,834 SF of new development in the prior
Project.
In addition, The Gardens on El Paseo parking supply will be reduced from 981 spaces
to 938 spaces, while maintaining the 58 golf cart spaces, as a result of the Saks
Expansion. Under future conditions with completion of The Gardens on El Paseo
Expansion Project, 43 spaces would be removed from the parking structure resulting
in 482 vehicle spaces (432 auto & 50 golf cart spaces) on the lower level and 456
vehicle spaces (448 auto & 8 golf cart spaces) on the upper level. The 58 golf cart
spaces in the structure consist of 50 spaces on the lower level and 8 spaces on the
upper level.
The addition of 182 parking spaces at El Paseo Village to the proposed parking
supply of 938 parking spaces at the Gardens' structure results in a future total off-
street supply of 1,120 spaces (comprised of 1,050 auto spaces and 70 golf cart
spaces).
Please note that approximately 21 on-street parking spaces are provided along El Paseo,
Lupine Lane,and San Pablo Avenue bordering El Paseo Village. These on-street spaces
have not been added to,and are not considered a part of,the supply inventory.
Based on our understanding, a parking study is required by the City of Palm Desert to
determine the parking demand for the existing shopping center with the proposed
27,000-SF Saks Expansion and redevelopment of El Paseo Village with 40,808 SF of
new building area to ensure that adequate parking will be provided.
This report evaluates the parking demands of the existing and proposed land uses at
the Gardens on El Paseo and El Paseo Village. The parking analysis evaluates the
project's parking requirements based on the current City of Palm Desert Municipal
Code, the methodology outlined in Urban Land Institute's (ULI) Shared Parking
Second Edition guidelines, and existing parking surveys.
Briefly, The Gardens on El Paseo and El Paseo Village Project is forecast to have a
parking surplus of 49 parking spaces based on a City Parking Code analysis.
However,the City's Parking Code does not necessarily reflect actual parking conditions
or the shared parking potential between The Gardens on El Paseo and El Paseo Village
Projects and, as a result, fewer parking spaces are actually needed to support the
2800 2n t'HSN \nal%tii,?3SR 1 hr oartkir,on II Pri.,e0 Parking ing Demand 1nuh.0 Ui-1 inal do,
Mr. Steven Di Vito LINSCOTT
May 13,2009 LAW &
Page3 GREENSPAN
engineers
existing uses in the shopping center combined with the proposed 27,000-SF Saks
Expansion and redevelopment of El Paseo Village.
As such,a survey/shared parking analysis based on actual parking surveys at the project
site was prepared and indicates that the proposed 27,000-SF Saks Expansion and
redevelopment of El Paseo Village will not adversely impact existing or future
parking conditions. The proposed on-site parking supply of 1,120 parking spaces is
forecast to adequately accommodate future parking demands on both a weekday and
weekend day. Our method of analysis, findings, and recommendations are detailed in
the following sections of this report.
PARKING SUPPLY-DEMAND ANALYSIS
This parking analysis for The Gardens on El Paseo and El Paseo Village Project
involves determining the expected parking needs, based on the size and type of
existing and proposed development components.
For this Project, there are two appropriate methods that can be used to estimate the
site's peak parking requirements. These methods include:
1. Application of City code requirements (which typically treat each use in the
project as a"stand alone"use at maximum demand);and
2. Application of parking survey information combined with the shared parking
methodology,which combines actual parking demand data with proposed uses
based on city code and time of day profiles.
The shared parking methodology is certainly applicable to a development such as the
Gardens on El Paseo and El Paseo Village Project, as the individual land uses (i.e.,
office, restaurant, and retail) experience peak demands at different times of the day
and the parking survey/shared parking combination is the most accurate parking
requirement forecast.
Parking Code Requirements
To determine the maximum number of parking spaces required to support The Gardens
on El Paseo and El Paseo Village Project, parking demand was first calculated using
the City of Palm Desert Municipal Code. The City Code/City-approved ratios used in
this study include the following:
• General retail: 4 spaces per 1,000 SF (includes an allowance of
approximately 20 percent(±)floor area dedicated to restaurant/food uses)
• City-Approved parking ratio for The Gardens: 4 spaces per 1,000 SF
8lU'2072888'•Pauking Analy,is,2888 the Gardens on 1t Paseo Parking-Demand Anal a,Us-I.3-2000 final dot.
Mr. Steven Di Vito LINSCOTT
May 13,2009 LAW &
Page 4 GREENSPAN
engineers
The application of City Code parking ratios to the project yields a total Code-based
requirement of 271 spaces for new development,and 1,071 spaces for existing plus new
development,which are comprised of the following:
• 800 spaces for the 200,000 SF existing Gardens on El Paseo
• 108 spaces for the 27,000-SF Saks Expansion in The Gardens on El Paseo
• 163 spaces for the 40,808 SF of floor area in El Paseo Village
Comparing the Code-based requirement of 1,071 spaces for existing and new
development within The Gardens on El Paseo and El Paseo Village Project against
the overall supply of 1,120 spaces results in a parking surplus of 49 parking spaces
based on a City Parking Code analysis; a surplus of 19 spaces and 30 spaces is
forecast for the El Paseo Village and the Gardens on El Paseo, respectively. However,
the City's Parking Code does not necessarily reflect actual parking conditions or the
shared parking potential between The Gardens on El Paseo and El Paseo Village
Projects and, as a result, fewer parking spaces are actually needed to support the
existing uses in the shopping center combined with the proposed 27,000-SF Saks
Expansion and redevelopment of El Paseo Village.
It should be noted that the City of Palm Desert had previously approved utilization of a
parking ratio of 3.25 spaces per 1,000 SF of floor area for development projects located
within the El Paseo District. When using this parking ratio, the El Paseo Village project
would require 133 spaces. With a proposed parking supply of 182 spaces, the El Paseo
Village would have a parking surplus of 49 spaces, of which 43 would replace those
spaces lost at the parking structure at the Gardens on El Paseo and 6 could support the
new Saks Fifth Avenue square footage.
Parking Surveys at The Gardens on El Paseo
In order to determine the existing parking characteristics at The Gardens' parking
structure at various times throughout a typical day,a survey of actual parking utilization
was conducted on the following days in March 2007 as part of the preparation of the
approved Traffic Impact and Parking Demand Analysis for the Gardens on El Paseo,
prepared by LLG, dated October 2007:
• Thursday,March 29,2007
• Saturday, March 31, 2007
The vehicles parked in the structure were counted every hour, beginning at 10:00 AM
and ending at 10:00 PM. Table 2 presents the results of the parking surveys performed
at The Gardens' structure. Table 2 indicates the existing parking supply of 981 vehicular
spaces, the number of spaces occupied by time of day, the percent occupancy during
's!r '1 '8S8 I ir'.ing \nah,i,`2888 I he Carden.,on 1 I l'axo I'mking Demand \nal\,i,0-1.S-2(mr)lrnal ito.
Mr. Steven Di Vito L i N SCOTT
May 13, 2009 LAW &
Page5 GREENSPAN
engineers
each observation, and a comparison of the peak demand against supply indicating an
existing parking surplus or deficiency.
As indicated in 2, the peak parking demand observed on Thursday, March 29, 2007,
was 679 spaces, which occurred at 2:00 PM. This 679-space demand corresponds to
74%of the 981-space total parking supply being occupied.
Table 2 indicates that the peak parking demand observed on Saturday, March 31,
2007, was 728 spaces, which also occurred at 2:00 PM. This 728-space demand
indicates that 79% of the 981-space total existing supply in the structure was
occupied. The demand of 728 spaces on Saturday is considered the peak demand,
since it is greater than the 679-space demand under Thursday conditions. Therefore,
Saturday conditions provide the basis for the parking demand analysis.
Parking facilities with occupancy levels of 85% or more are typically considered
"full"; therefore, The Gardens' parking structure was not fully occupied during the
Thursday and Saturday survey time periods.
It should be noted that because The Gardens' parking structure is centrally located in
the El Paseo Shopping District, and is unrestricted and open to the general public
("Public Parking" signs are posted along El Paseo that direct parkers to the structure),
the structure currently serves the parking needs of The Gardens' visitors and
employees, plus additional demand generated by the surrounding retail, restaurant,
and office uses. Therefore, the results of the parking utilization surveys (per Table 2)
account for both The Gardens' and general public parking demand.
Shared Parking Analysis
In order to estimate the parking needs of the project, and assure that sufficient parking
is available for its proposed development program, the Shared Parking methodology
was utilized. This goes beyond simply calculating the City Code requirement, and
looks at the operational demand picture within the actual physical setting. The
objective of this Shared Parking analysis is to estimate the peak parking requirements
for the various uses based upon their combined parking demand patterns.
Shared Parking Rationale and Basis
Parking experience indicates that combining different land uses, whose parking
demands peak at different times (of the day, week, and year), generally result in a
parking demand that is significantly lower than "stand-alone" or "free-standing"
facilities. In other words, a mixed-use development results in an overall parking need
that is less than the sum of the individual peak parking requirements for each land use
(parking ratios/factors specific to each land use, or city parking code rates are typically
applied to these"stand-alone"developments).
2SU1)20'2888 I'm ktno Ara 1 ,i._'ggg 1 he card.i or!I I I'aiking ) inanil It I ^(u)r)Iln.il di,L
Mr. Steven Di Vito L I N S C O T T
May 13,2009 LAW &
Page 6 GREENSPAN
engineers
Given the mixed-use nature of the proposed project, with varying peak parking
periods (early afternoon for retail and evening for restaurants), it is appropriate to
utilize the Shared Parking concept in forecasting the overall parking demand for the
project.
The analytical procedures in a Shared Parking analysis are well documented in the
Urban Land Institute's (ULI's) Shared Parking (Second Edition) publication. The
publication defines Shared Parking as "parking space that can be used to serve two or
more individual land uses without conflict or encroachment." Therefore, Shared
Parking calculations recognize that when different uses share a common parking
footprint, the total number of spaces needed to support the collective whole is
determined by adding the different parking profiles (by time of day or day of week) of
each use comprising the mixed-use development. This is done rather than applying
individual peak ratios to each land use component.
There is an important common element between the traditional "code" and the Shared
Parking calculation methodologies. The peak parking ratios, or "highpoint" for each
land use's parking profile,typically equals the "code"parking ratio for that use.
Shared Parking Ratios and Profiles
The hourly parking demand profiles (expressed in percent of peak demand)utilized in
this analysis and applied to the project are based on profiles developed by the Urban
Land Institute (ULI) and published in Shared Parking, 2"d Edition. The ULI
publication presents hourly parking demand profiles for seven general land uses:
office, retail, restaurant, cinema, residential (Central Business District: CBD and non-
CBD), hotel (consisting of separate factors for guest rooms, restaurant/lounge,
conference room, and convention area). These factors present a profile of parking
demand over time and have been used directly,by land use type, in the analysis of this
project.
The ULI retail use profiles are applied directly to the El Paseo Village retail
component. In doing so, there is an intermediate step in expressing ULI profiles as a
percentage of the week-long peak, thus arriving at a weekday profile and weekend
profile each expressed as a percentage of the baseline parking ratio (ULI actually
starts with separate ratios for weekday and weekend day, and develops profiles for
each accordingly; it is more convenient to translate both profiles to a percent of
expected maximum demand, which, for retail, turns out to be on a Saturday). The
resulting profiles represent the most likely hourly parking demand profile, and are
applied to the City's retail parking ratio of 4 spaces per 1,000 SF. Peak demand for
retail uses occurs between 1:00 PM and 2:00 PM on weekdays, and between 2:00 PM
and 4:00 PM on weekends.
gut ,172888 Parking.\nalcai•2888 I he Gardens on I I Paieo Parking Demand Anal"iti 05 I;-2.009 Orial dnc
Mr. Steven Di Vito L I N S C O TT
May 13,2009 LAW &
Page 7 GREENSPAN
engineers
The restaurant use profile applied in the study is based on fine/casual dining. Like the
retail profile, the restaurant profiles are derived from the ULI baseline. A parking
ratio of 10 spaces per 1,000 SF was applied,based on parking studies LLG previously
completed for cities adjoining Palm Desert. According to the Shared Parking
publication, the peak demand for fine/casual dining uses occurs between 7:00 PM and
10:00 PM on weekdays, and between 8:00 PM and 9:00 PM on weekends.
For the Saks Expansion at The Gardens on El Paseo, the hourly parking profile was
derived from the parking survey results and applied in the Shared Parking analysis.
The resulting empirical profile was then applied to the City-approved parking ratio of
4.0 spaces per 1,000 SF for The Gardens.
It should be noted that the application of the City Code parking ratio of 4.0 spaces per
1,000 SF to the Saks expansion of 27,000 SF is believed to overestimate the parking
needs for that component of the project. Based on parking generation equations
contained in ITE's Parking Generation (3rd Edition, 2004) manual, it is apparent that
parking needs generated by a shopping center do not increase at the same rate as
square footage; the relationship is not linear. Specifically, by using the ITE parking
equation, a 200,000-SF shopping center would generate 460 spaces, corresponding to
a parking ratio of 2.3 spaces per 1,000 SF. The application of the same ITE parking
equation to an expanded shopping center size of 227,000 SF yields a parking demand
of 503 spaces, and results in a parking ratio of 2.2 spaces per 1,000 SF. These
calculations indicate that (1) the Code-based parking ratio of 4.0 spaces per 1,000 SF
applied in this study is 74% greater than ITE-based parking ratios for shopping
centers, (2) the addition of 27,000 SF resulted in a reduced parking ratio (i.e., the
expansion of 27,000 SF would not directly translate to an incremental parking need
108 spaces based on the Code-based ratio of 4 spaces per 1,000 SF, and would likely
generate significantly less than 108 spaces), and (3) per ITE, the incremental demand
due to the increase of 27,000 SF is only 43 spaces (503 minus 460 spaces),
constituting a much lower parking ratio of 1.6 spaces per 1,000 SF (43 spaces divided
by 27,000 SF) for the expansion compared to 4 spaces per 1,000 SF.
The parking survey results, which correspond to the existing hourly parking demand
at The Gardens' parking structure, were incorporated directly into the Survey/Shared
Parking analysis.
Survey/Shared Parking Analysis and Results
Table 3 and Table 4 presents the weekday and weekend parking demand summaries
for the project based on the application of the Survey/Shared Parking methodology.
These tables present the parking accumulation characteristics and parking demand for
the proposed project (Village) and existing shopping center (The Gardens) between
6:00 AM and 12:00 midnight, the expected overall,joint-use parking demand on an
N .'_8iiri'2U72888.Pat king.1nahsi,.2888 the Gardens on I I Pasco Paikin^_Ilanand:Anal%.is 13-2PI )1 nal doe
Mr. Steven Di Vito LINSCOTT
May 13, 2009 LAW &
Page 8 GREENSPAN
engineers
hourly basis, and the hourly parking surplus/deficiency compared to a future, total
parking supply of 1,120 spaces.
Appendix A contains the shared parking analysis calculation worksheets for the
weekday and weekend day parking scenarios.
As shown in Table 3, under weekday conditions, the project would generate a peak
parking demand of 941 spaces, which is expected to occur at 2:00 PM. This 941-
space weekday demand corresponds to a parking surplus of 179 spaces when
compared against the total parking supply of 1,120 spaces.
Table 4 indicates that under weekend day conditions, the peak parking demand for the
project is 1,008 spaces, which is expected to occur at 6:00 PM. This 1,008-space
weekend day demand corresponds to a parking surplus of 112 spaces when compared
against the total parking supply of 1,120 spaces.
This parking surplus represents a likely absolute peak condition for The Gardens on
El Paseo and El Paseo Village Project because the following parking demand
reductions have not been considered in the analysis, but are realistic factors that apply
to this Project:
• Due to the close proximity of the two sites(The Gardens and El Paseo Village), the
application of the Shared Parking concept to the project combines the future parking
lot at El Paseo Village and The Gardens parking structure into one parking pool, to
be shared by both project components. Pedestrian connectivity between the two
components is to be expected, given the trip-making and parking characteristics of
visitors and employees of the El Paseo District. The City-run, public "Courtesy
Cart" shuttle program (with ridership at its current peak since its inception in 2004)
will help support the shared use of parking facilities for the project.
• The shared parking demand analysis for the project is considered to result in
conservative estimates of parking needs, and surplus or deficiency, because it does
not take into account any reductions in the project's parking demand due to "walk-
in"traffic from the other uses on El Paseo and the availability of on-street parking in
the area. Based on traffic and parking studies previously completed by LLG in
similar areas (i.e., Beverly Hills "Triangle"), as many as 20% of trips could be
attributed to"walk-in"traffic.
• There are 21 on-street parking spaces located along El Paseo,Lupine Lane, and San
Pablo Avenue bordering the El Paseo Village. These 21 on-street spaces have not
been added to the supply inventory for the project and are not considered in this
analysis.
2800P 4.-2.888 1'arl uig Ural si. '.888 I he C,ardcns on I I Pace Parking Don and Anah,is u;_I;_2(109[Ina!doc
Mr. Steven Di Vito LI NSCOTT
May 13, 2009 LAW &
Page9 GREENSPAN
engineers
■ The demand estimated for the project is conservative because it includes demand
from other uses on El Paseo. It was difficult to isolate the project's parking demand
from the surveys because The Gardens' parking structure is centrally located in the
El Paseo Shopping District, and is unrestricted and open to the general public
("Public Parking" signs are posted along El Paseo that direct parkers to the
structure). The structure currently serves the parking needs of The Gardens' visitors
and employees, plus additional demand generated by the surrounding retail,
restaurant, and office uses, and parking for the City-run "Courtesy Cart" shuttle
program. Therefore, the results of the parking utilization surveys (which were
included in the shared parking analysis) account for both The Gardens' and general
public parking demand.
• The industry-based standard of 85% parking occupancy (corresponding to a 15%
parking contingency) is projected to be met at 12:00 PM, 1:00 PM, 2:00 PM, 6:00
PM, and 7:00 PM on a weekday, and between 1:00 PM and 7:00 PM on a weekend
day, but these may not necessarily translate to actual, operational parking
deficiencies based on the considerations discussed above. Furthermore, the parking
ratios(per City Code and design ratios)used as basis for the shared parking analysis,
and which were applied to the proposed uses for the project, already typically
include a 15%parking contingency.
Consequently, the parking survey data shared parking demand analysis indicates that
there is adequate parking on site to accommodate The Gardens on El Paseo and El
Paseo Village Project.
SUMMARY OF FINDINGS AND CONCLUSIONS
1. The Gardens on El Paseo and El Paseo Village Project involves addition of
27,000 SF (within two levels) to the existing Saks Fifth Avenue store in The
Gardens on El Paseo shopping center, and redevelopment of 31,271 SF of retail,
and 9,537 SF restaurant (including the demolition of 35,812 SF of existing
commercial uses) in El Paseo Village, which adjoins The Gardens on El Paseo on
the west. The revised parking supply for The Gardens on El Paseo and El Paseo
Village Project will be 1,120 parking spaces (938 parking spaces at The Gardens
on El Paseo and 182 parking spaces at El Paseo Village).
2. Direct application of City parking ratios to The Gardens on El Paseo and El Paseo
Village Project results in a City parking code requirement of 1,071 parking spaces.
Based on a parking supply of 1,120 parking spaces, a parking surplus of 49 spaces
is forecast.
\ ,2800 2(J7 838 Narking.\nah iti 2888 I he Garden,'on I I Paco I'm king Uemand \naI t1;-I i-2(09 Ilnat dnc
Mr. Steven Di Vito L I N S C O T T
May 13,2009 LAW &
Page 10 GREENSPAN
engineers
3. The Survey Data Shared Parking Analysis indicates that the peak parking demand
for the proposed The Gardens on El Paseo and El Paseo Village Project (Table 3)
during a weekday(Friday)totals 941 parking spaces and occurs at 2:00 PM. With a
proposed parking supply of 1,120 parking spaces, a minimum parking surplus of
179 parking spaces is forecast for the entire site on a typical weekday. In addition,
the peak parking demand for the proposed The Gardens on El Paseo and El Paseo
Village Project (Table 4) during a weekend (Saturday) totals 1,008 parking spaces
and occurs at 2:00 PM. With a proposed parking supply of 1,120 parking spaces, a
minimum parking surplus of 112 parking spaces is forecast for the entire site on a
typical peak weekend day.
4. As a result,adequate parking will be provided to accommodate The Gardens on El
Paseo and El Paseo Village Project upon completion of the proposed Saks
Expansion and redevelopment of El Paseo Village, particularly during a peak
Saturday condition. In addition, there are several parking demand reduction factors
associated with these developments that will likely reduce the parking demand
beyond the peak parking demand forecast in this analysis.
5. The application of the City Code parking ratio of 4.0 spaces per 1,000 SF to the
Saks expansion of 27,000 SF is believed to overestimate the parking needs for
that component of the project. Based on parking generation equations contained
in ITE's Parking Generation (3rd Edition, 2004) manual, it is apparent that
parking needs generated by a shopping center do not increase at the same rate as
square footage; the relationship is not linear. The ITE calculations indicate that
(1)the Code-based parking ratio of 4.0 spaces per 1,000 SF applied in this study is
74% greater than ITE-based parking ratios for shopping centers, (2) the addition
of 27,000 SF resulted in a reduced parking ratio (i.e., the expansion of 27,000 SF
would not directly translate to an incremental parking need 108 spaces based on
the Code-based ratio of 4 spaces per 1,000 SF, and would likely generate
significantly less than 108 spaces), and (3) per ITE, the incremental demand due
to the increase of 27,000 SF is only 43 spaces, constituting a much lower parking
ratio of 1.6 spaces per 1,000 SF (43 spaces divided by 27,000 SF) for the
expansion compared to 4 spaces per 1,000 SF.
• • •
� ,2m)O 2t)72888,Parking Anal% 2888 I he(,ardens on I I Past Parking Demand lnaly>n u3-I3-2009 final doe
Mr. Steven Di Vito LINSCOTT
May 13,2009 LAW &
Page 11 GREENSPAN
engineers
We appreciate the opportunity to prepare this parking analysis for Davis Street Land
Company. Should you have any questions or need additional assistance,please do not
hesitate to call me at(714) 641-1587.
Very truly yours,
Linscott,Law& Greenspan,Engineers
cNs./4.4.44.4.d
Trissa(de Jesus)Allen,P.E.
Senior Transportation Engineer
Attachments
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LINSCOTT
LAW &
GREENSPAN
TABLET engineers
PROJECT DEVELOPMENT SUMMARY COMPARISON'
THE GARDENS ON EL PASEO,PALM DESERT
Prior Project Proposed Project
Development Summary Development Summary
Project Description (SF—GLA)2 (SF—GLA)
• Saks Fifth Avenue Expansion 27,000 SF 27,000 SF
• Retail 36,893 SF 29,911 SF
• Restaurant 20,207 SF 9,537 SF
• Office 15,734 SF 0
• Storage 0 SF 1,360 SF
Total Added Floor Area 99,834 SF 67,808 SF
Notes:
• SF=square foot of development
• GLA=gross leasable area
Source:Davis Street Land Company
2 This represented anticipated mix of uses as evaluated in the Traffic Impact&Parking Demand Analysis for the Gardens on El Paseo,
prepared by LLG,dated October 2007
LINSCOTT
LAW &
GREENSPAN
engineers
TABLE 2
PARKING SURVEY
THE GARDENS ON EL PASEO, PALM DESERT
Thursday,March 29,2007 Saturday,March 31,2007
On-Site Parking Supply On-Site Parking Supply
Supply= 981 Minus Supply= 981 Minus
Spaces Percent Demand Spaces Percent Demand
Time Occupied Occupancy (spaces) Occupied Occupancy (spaces)
10:00 AM 262 27% 719 157 16% 824
11:00 AM 377 38% 604 321 33% 660
12:00 PM 592 60% 389 461 47% 520
1:00 PM 601 61% 380 665 68% 316
2:00 PM 679 69% 302 728 74% 253
3:00 PM 549 56% 432 635 65% 346
4:00 PM 427 44% 554 586 60% 395
5:00 PM 440 45% 541 650 66% 331
6:00 PM 536 55% 445 716 73% 265
7:00 PM 517 53% 464 657 67% 324
8:00 PM 416 42% 565 525 54% 456
9:00 PM 326 33% 655 365 37% 616
10:00 PM 187 19% 794 275 28% 706
3-Surveys Parking(Summary).xls 5/13/2009
LINSCOTT
LAW &
GREENSPAN
engineers
TABLE 3
WEEKDAY SHARED PARKING DEMAND ANALYSIS[1]
THE GARDENS ON EL PASEO,PALM DESERT
El Paseo Village El Paseo Gardens
Fine/Casual
Land Use Retail Dining Saks Expansion
Size 31.271 KSF 9.537 KSF 27.000 KSF EP Gardens Shared Supply
Ratio [2] 4.0 /KSF 10.000 /KSF 4.0 /KSF Parking Survey Parking Minus
Spaces 125 Spc. 95 Spc. 108 Spc. Results Demand Demand
1,120 spaces
No. of No.of No.of No.of No.of Surplus or
Time of Day Spaces Spaces Spaces Spaces Spaces (Deficiency)
6:00 AM 3 0 3 20 26 1,094
7:00 AM 8 3 7 50 68 1,052
8:00 AM 23 7 20 140 190 930
9:00 AM 48 10 42 200 300 820
10:00 AM 78 23 67 262 430 690
11:00 AM 99 41 85 377 602 518
12:00 PM 109 66 94 592 861 259
1:00 PM 113 66 97 601 877 243
2:00 PM 109 59 94 679 941 179
3:00 PM 104 39 89 549 781 339
4:00 PM 104 46 89 427 666 454
5:00 PM 108 68 93 440 709 411
6:00 PM 108 83 93 536 820 300
7:00 PM 108 86 93 517 804 316
8:00 PM 92 86 80 416 674 446
9:00 PM 61 86 53 326 526 594
10:00 PM 36 83 31 187 337 783
11:00 PM 12 66 11 65 154 966
12:00 AM 0 23 0 0 23 1,097
Notes:
[1] Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios.
LINSCOTT
LAW &
GREENSPAN
engineers
TABLE 4
WEEKEND SHARED PARKING DEMAND ANALYSIS[1]
THE GARDENS ON EL PASEO,PALM DESERT
El Paseo Village El Paseo Gardens
Fine/Casual
Land Use Retail Dining Saks Expansion
Size 31.271 KSF 9.537 KSF 27.000 KSF EP Gardens Shared Supply
Ratio [2] 4.0/KSF 10.000 /KSF 4.0 /KSF Parking Survey Parking Minus
Spaces 125 Spc. 95 Spc. 108 Spc. Results Demand Demand
1,120 spaces
No.of No.of No.of No.of No.of Surplus or
Time of Day Spaces Spaces Spaces Spaces Spaces (Deficiency)
6:00 AM 4 0 3 20 27 1,093
7:00 AM 9 3 7 50 69 1,051
8:00 AM 20 4 18 80 122 998
9:00 AM 49 8 43 100 200 920
10:00 AM 71 11 62 157 301 819
11:00 AM 89 23 77 321 510 610
12:00 PM 105 52 91 461 709 411
1:00 PM 115 56 99 665 935 185
2:00 PM 125 47 108 728 1,008 112
3:00 PM 125 47 108 635 915 205
4:00 PM 120 47 104 586 857 263
5:00 PM 114 63 98 650 925 195
6:00 PM 101 87 88 716 992 128
7:00 PM 95 91 83 657 926 194
8:00 PM 84 95 73 525 777 343
9:00 PM 66 87 57 365 575 545
10:00 PM 46 87 40 275 448 672
11:00 PM 19 85 16 110 230 890
12:00 AM 0 48 0 0 48 1,072
Notes:
[I] Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios.