HomeMy WebLinkAboutRes No 2856PLANNING COMMISSION RESOLUTION NO. 2856
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM
DESERT, CALIFORNIA, ADOPTING A NOTICE OF EXEMPTION
PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT AND
APPROVING A PRECISE PLAN TO DEVELOP AN APPROXIMATELY 61,788
SQUARE FOOT PERSONAL STORAGE FACILITY ON A 1.89-ACRE
PARCEL LOCATED AT 75220 MERLE DRIVE (ASSESSOR’S PARCEL
NUMBER 634-260-008)
CASE NOS. PP/EA 22-0008
WHEREAS, Wallace Design Group (“Applicant”), on behalf of property owner Dave
Hotchkin, submitted applications for an Environmental Assessment (EA), and Precise Plan
(PP) to develop an approximately 61,788 square foot personal storage facility (“Project”)
located on a 1.89-acre Project site at 75220 Merle Drive (Assessor Parcel Number 634-260-
008); and
WHEREAS, the Project site has a land use designation of Employment District (“ED”)
in the Palm Desert General Plan adopted November 10, 2016, and a zoning designation of
Service Industrial (“SI”); and
WHEREAS, the proposed Project is consistent with the development intensity and use
characteristics considered by the Palm Desert General Plan for the ED land use designation;
and
WHEREAS, the proposed Project conforms to the development standards in the City’s
Zoning Ordinance for the SI zoning district and other applicable requirements; and
WHEREAS, under Section 21067 of the Public Resources Code, Section 15367 of the
State California Environmental Quality Act (CEQA) Guidelines (Cal. Code Regs., tit. 14, §
15000 et seq.) and the City of Palm Desert’s (“City’s”) Local CEQA Guidelines, the City is the
lead agency for the Project; and
WHEREAS, the Architectural Review Commission (ARC) of the City of Palm Desert,
California, did on the 12th day of December 2023, approve a design review for the Project
subject to conditions; and
WHEREAS, pursuant to the requirements of the CEQA, the State Guidelines for
Implementation of CEQA (State CEQA Guidelines) and the City of Palm Desert CEQA
Implementation Requirements, the City of Palm Desert Development Services Department
has determined that the Project will not have a significant impact on the environment and that
the Project is categorically exempt under Article 19, Section 15332 Infill Development (Class
32) of the CEQA Guidelines; therefore, no further environmental review is necessary; and
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 20th day of February 2024, hold a duly noticed public hearing to consider the request by
the Applicant for approval of the above-noted Project request; and
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PLANNING COMMISSION RESOLUTION NO. 2856
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WHEREAS, all other legal prerequisites to the adoption of this Resolution have
occurred; and
WHEREAS, at the said public hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, the Planning Commission
did find the following facts and reasons, which are outlined in the staff report, exist to justify
approval of said request:
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
Palm Desert, California, as follows:
SECTION 1. Recitals. The Planning Commission hereby finds that the foregoing
recitals are true and correct and are incorporated herein as substantive findings of this
Resolution.
SECTION 2. CEQA Findings. The application has complied with the requirements of the
“City of Palm Desert Procedure for Implementation of CEQA” Resolution No. 2019-41, in that
the Planning Commission finds that the Project is exempt from CEQA per Section 15332 of
the CEQA guidelines as the Project is a Class 32 Exemption for Infill” development. Class 32
is intended for projects characterized as infill developments satisfies the conditions described
below:
1) The Project is consistent with the applicable General Plan designation and all
applicable General Plan policies. As analyzed, the Project includes an additional
61,788 square feet of personal storage building area on a vacant parcel. The proposed
Project complies with the development standards within the Service Industrial (SI)
zoning designation.
2) The Project occurs on a 1.89-acre Project site, which is less than five (5) acres
specified in the criteria of the Class 32 exemption and is substantially surrounded by
urban uses.
3) The site has no value as a habitat for endangered, rare, or threatened species. The
site has been previously graded and is occupied by existing portable building
structures and a greenhouse. The site is not identified as suitable as a habitat for
endangered species in the Coachella Valley Multi-Species Habitat Conservation Plan
(MSHCP).
4) Additionally, approval of the Project would not result in any significant effects relating
to traffic, noise, air quality, or water quality. The proposed use will not result in
significant noise that will violate the City’s Noise Ordinance as there are presently no
nearby sensitive noise receptors. In addition, the City Engineer has reviewed the
proposed use and the existing infrastructure, including the off-site improvements, and
staff finds the use will not have a significant effect on traffic. The Applicant has
provided a Traffic Impact Assessment letter identifying that the Project will generate
up to 98 trips per day, with up to nine (9) trips produced at AM peak hours and ten
(10) trips produced at PM peak hours. This Project will not adversely impact the
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surrounding traffic system per the County of Riverside Analysis Guidelines for Level
of Service and Vehicle Miles Traveled adopted in December 2020 (TIA Guidelines),
which are adopted by reference by the City of Palm Desert for the purpose of traffic
review. The TIA guidelines indicate that projects that generate less than 110 peak-
hour trips typically do not affect the level of service (LOS). Additionally, the TIA
guidelines indicate that the mini-storage yards (personal storage) are an activity that
will not require a TIA. In addition, a preliminary grading plan and hydrology report have
been submitted for review, and final approval will commence as part of the Conditions
of Approval herein. No other significant noise or air quality effects were identified for
the Project.
5) Finally, the site can be adequately served by all required utilities and public services.
The proposed Project has been reviewed by various utility agencies and public
services including Southern California Edison, the Coachella Valley Water District, and
Burrtec Waste Management. These agencies have not identified that utilities in the
area are insufficient to serve the proposed office building and parking area.
Additionally, the Project is not subject to any of the exceptions for categorical
exemptions identified in CEQA Guidelines Section 15300.2:
1) The Project qualifies as a Class 32 exemption, which is not listed as one of the classes
under 15300.2 (A). The Project is not located on a site where it may have an adverse
impact on an environmental resource of hazardous or critical concern where
designated, precisely mapped, and officially adopted pursuant to law by federal, state,
or local agencies. The Project site will not impact designated environmental or
biological resources as it is not located within a conservation area as identified by the
Coachella Valley Multiple Species Habitat Conservation Plan.
2) The Project will not have a cumulative impact on the environment. The proposal does
not conflict additional impacts in terms of traffic generation. The proposal will expand
existing parking areas and construct new admin and storage buildings, which replace
existing portable buildings used for the same functions. As indicated by the traffic
impact assessment prepared for the Project, no significant traffic impacts are
anticipated.
3) There are no unusual circumstances on the Project site. The Project site is not located
within a flood zone per the latest FEMA Flood Zone Maps. The Project site is located
within an Urban area per Fire Hazard Severity Zone maps available from the
Riverside County Fire Department and depicted in Figure 8.5 on Page 119 of the
General Plan. The Project site is not identified within an Alquist-Priolo Fault Zone per
the latest maps on file with the California Department of Conservation; the nearest
fault zone is adjacent to the Indio Hills area north of the Palm Desert City Limits.
4) The Project site is not located in proximity to any scenic highway. The nearest officially
designated scenic highway is Highway 74, located outside of the Palm Desert City
Limits, approximately 2.6 miles to the southwest of the Project site.
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5) The Project site is not identified as a historic waste site on any list compiled per
Section 65962.5 of the Government Code.
6) The Project site does not contain any existing designated historic resource and is not
within a designated historic preservation district. The site is vacant.
SECTION 3. Project Approvals. The Planning Commission hereby approves PP/EA
22-0008 subject to the findings and Conditions of Approval attached herein as Exhibit A.
SECTION 4. Custodian of Records. The documents and materials that constitute the
record of proceedings on which these findings are based are located at the City’s office at
73510 Fred Waring Drive, Palm Desert, CA 92260. Richard D. Cannone, AICP, the Secretary
to the Palm Desert Planning Commission, is the custodian of the record of proceedings.
SECTION 5. Execution of Resolution. The Chairperson of the Planning Commission
signs this Resolution, and the Secretary to the Commission shall attest and certify to the
passage and adoption thereof.
SECTION 6. Recitals. The Planning Commission hereby finds that the foregoing
recitals are true and correct and are incorporated herein as substantive findings of this
Resolution.
ADOPTED ON February 20, 2024.
JOSEPH PRADETTO
CHAIRPERSON
ATTEST:
RICHARD D. CANNONE, AICP
SECRETARY
I, Richard D. Cannone. AICP, Secretary of the City of Palm Desert, hereby certify that
Resolution No. 2856 is a full, true, and correct copy, and was duly adopted at a regular
meeting of the Planning Commission of the City of Palm Desert on February 20, 2024, by the
following vote:
AYES: DELUNA, GREGORY, HOLT, PRADETTO
NOES: NONE
ABSENT: GREENWOOD
ABSTAIN: NONE
RECUSED: NONE
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IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of Palm Desert, California, on March ____, 2024.
RICHARD D. CANNONE, AICP
SECRETARY
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EXHIBIT A
CONDITIONS OF APPROVAL
CASE NOS. PP/EA22-0008
PLANNING DIVISION:
1. The development of the property shall conform substantially with exhibits on file with the
Development Services Department, except as modified by the following conditions. Any
variation from the approved plans must be reviewed and approved by the Planning
Division prior to the building permit issuance and may require review and approval by the
Architectural Review Commission, Planning Commission, and/or City Council.
2. The development of the property described herein shall be subject to the restrictions and
limitations set forth herein, which are in addition to the approved development standards
listed in the PDMC and state and federal statutes now in force, or which hereafter may be
in force.
3. The PP shall expire if construction of the said Project shall not commence within 24
months from the date of final approval unless an extension of time is granted by the Palm
Desert Planning Commission; otherwise, said approval shall become null, void, and of
no effect whatsoever.
4. The PP approval is for a 61,788 square-foot personal storage facility generally comprised
of a conversion of the existing industrial building located on the project site and
construction of a new, two-story 25,312 square-foot conditioned storage building, and
outdoor uncovered parking for 30 recreational vehicles.
5. The approved PP shall only be modified with written City approval per PDMC Chapter
25.72.030. Any proposed changes to this PP will require an amendment to the
application, which may result in a new public hearing.
6. The Applicant or any successor in interest shall comply with all applicable local, state,
and federal laws and regulations.
7. A copy of the herein-listed Conditions of Approval shall be included in the construction
documentation package for the Project, which shall be continuously maintained on-site
during Project construction.
8. Within five (5) days of the project approval the applicant shall submit a check payable to
the City of Palm Desert to cover all required filings for the California Environmental
Quality Act (CEQA).
9. All construction documentation shall be coordinated for consistency, including, but not
limited to, architectural, structural, mechanical, electrical, plumbing, landscape and
irrigation, grading, and street improvement plans. All such plans shall be consistent with
the approved entitlement plans on file with the Development Services Department.
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10. Prior to the issuance of a building permit for the construction of any use or structure
contemplated by this approval, the Applicant shall first obtain permits and or clearance
from the following agencies:
Coachella Valley Water District (CVWD)
City of Palm Desert Public Works Department
Riverside County Fire Department
City of Palm Desert Land Development Division
City of Palm Desert Planning Division
City of Palm Desert Building and Safety Division
Evidence of said permit or clearance from the above agencies shall be presented to the
Building & Safety Division at the time of issuance of a building permit for the use
contemplated herewith.
11. This Project is subject to the Art in Public Places requirements in Chapter 4.10 of the
PDMC.
12. Prior to building occupancy, final lighting plans shall be submitted per PDMC Section
24.16 for any landscape, architectural, street, or other lighting types within the Project
area.
A. All exterior lighting sources shall be fully shielded and directed downwards and
is subject to approval by the Development Services Department. Luminaries
with total lamp lumens above 16,000 lumens shall not be used. Prior to the
building permit issuance, the Applicant shall submit plans for outdoor lighting
as required by PDMC Section 24.16.030 and include glare ratings and color
temperature for all exterior light fixtures.
B. Outdoor lighting shall be at the minimum amount required to discourage
vandalism and theft.
13. All parking spaces shall be clearly marked with white or yellow paint or other easily
distinguished material. Except as required by State and ADA requirements, all markings
shall be a minimum four-inch wide double (“hairpin” style) stripe designed to provide 18
inches measured outside to outside under City Council Resolution No. 01-5.
14. Access to trash/service areas shall be placed so as not to conflict with parking areas.
Prior to permit issuance, the Applicant shall provide proof that said placement shall be
approved by Burrtec Waste Management and Development Services Department and
shall include a recycling program.
15. Prior to the building permit issuance, the Applicant shall submit a landscape construction
application for approval by the Development Services Department and Coachella Valley
Water District. Final landscape and irrigation documents shall be prepared by a
landscape architect registered with the State of California and shall be submitted to the
Development Services Department and the CVWD for review and approval. All sheets
shall be signed by the landscape architect and shall include the license number and the
expiration date. The landscape plan shall conform to the preliminary landscape plans
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prepared as part of this application and shall include dense plantings of live landscape
material. All plants shall be a minimum of five (5) gallons in size, and all trees shall be a
minimum 24-inch box in size.
A. The Applicant shall submit final landscape construction plans to the Palm Desert
Development Services Department for review and acceptance prior to submittal to
CVWD.
16. All Project irrigation systems shall function properly, and landscaping shall be maintained
in a healthy and thriving condition. The maintenance of landscaping and the irrigation
system shall be permanently provided for all areas of the Project site, as well as walkways
and the portion of public right-of-way abutting the Project site (parkways). Furthermore,
the plans shall identify responsibility for the continued maintenance.
17. Prior to the issuance of the Certificate of Occupancy, the Project landscape architect shall
submit written certification to the Public Works Department or Planning Division that the
landscaping and irrigation have been installed per the approved landscape plan. This
certification shall be in the form of a certificate of completion on forms provided by the
Coachella Valley Water District and or City of Palm Desert.
18. All exterior ground-mounted and rooftop equipment and all appurtenances thereto shall
be completely screened from public view by walls or roof screens that are architecturally
treated to be consistent with the building. The final construction plans shall include
appropriate drawings demonstrating how such equipment is to be screened from view.
19. All roof drainage systems and devices shall be designed such that they are fully screened
from view from all public streets. Drainage devices, including but not limited to down-
spouts, shall not be located on any street-facing building elevation or area that is clearly
visible from the public right-of-way. Drainage devices shall be fully integrated into the
building structure and located within the exterior walls of the structure.
20. All ground-mounted utility structures including, but not limited to, transformers, HVAC
equipment, and backflow prevention valves shall be located out of view from any public
street or adequately screened using landscaping and/or permanent screening devices.
21. Exterior building elevations showing building wall materials, roof types, exterior colors,
and appropriate vertical dimensions shall be included in the development construction
drawings.
22. All roof access ladders shall be located on the inside of the building and shall be fully
screened by rooftop parapets.
23. Exterior signage shall comply with Chapter 25.56 of the PDMC.
24. Prior to building permit issuance, the Applicant shall submit plans for the final design of
all site fences and walls subject to review and approval by the Palm Desert Development
Services Department. The design of the walls shall be consistent with the height,
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material, and design on the approved conceptual site plan dated November 14, 2023.
Existing fences which are in disrepair shall be replaced prior to final occupancy.
25. Future modifications to site walls or fences shall require approval by the Director of
Development Services. The use of barbed wire, razor wire, and spiked pickets for fencing
is prohibited.
26. The Applicant shall submit final construction drawings which provide sufficient detail to
demonstrate compliance with the recommendations and conditions of the Architectural
Review Commission, as referenced in the December 19, 2023, Notice of Action for the
December 12, 2023 Design Review approval, incorporated herein:
A. Metal panels being added to the existing Building A shall return two (2) feet
onto the existing roof at the ends to create a sense of mass.
B. More design articulation shall be given to the southwest corner of Building A
with the addition of the horizontal tan-colored metal siding and the addition of
an eyebrow element over the two doors at the southeast corner of the
building.
C. Dasylirion Wheeleri, plant specimen shall not be planted too close to
walkways.
D. Signage shall comply with the Palm Desert Municipal Code and not utilize
raceways, backers, or phone numbers.
E. The walls of the trash enclosure shall be finished with stucco to match the
primary building.
F. The screen fence for the ground-mounted units along the project frontage
shall provide a return along the western end of the fence with the intent of
screening the ground-mounted units.
G. All exterior downspouts shall be painted to match the adjacent section of the
building wall.
H. Require all exterior equipment to be screened from view of the Public Right of
Way
27. Prior to building permit issuance, the final construction drawings shall be presented to a
subcommittee of the Architectural Review Commission to determine the building and
landscape plans substantially conform to the preliminary approved exhibits.
The following conditions shall be followed at all times during business operation:
28. No dry stacking of boats or any other type of recreational vehicles as defined by Palm
Desert Municipal Code Section 8.40 shall be permitted on site.
29. No vehicle maintenance, washing, or repair shall be permitted on site.
30. The use of the personal storage facility by customers shall be limited to inactive
storage only. No retail, repair, or other business activity shall be conducted out of the
individual rental storage units or any accessory uses on-premises. No activities other
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than the rental of storage units and pick-up and deposit of storage shall be allowed
on the premises. Examples of activities prohibited in said facilities include, but are
not limited to the following:
A. Auctions, commercial wholesale or retail sales, or miscellaneous garage
sales. An exception is made for auctions required by law to comply with lien
sale requirements. During said lien sales, customer vehicles shall not be
allowed to obstruct travel ways within the personal storage facility.
B. The servicing, repair, or fabrication of motor vehicles, boats, trailers, lawn
mowers, appliances, or other similar equipment.
C. The operation of power tools, spray-painting equipment, table saws, lathes,
compressors, welding equipment, kilns, or other similar equipment.
D. The establishment of a transfer and storage business.
31. No caustic, hazardous, toxic or flammable or explosive matter, material, liquid, or
object, nor any matter, material, liquid or object that creates obnoxious or offensive
dust, odor or fumes shall be stored in a personal storage unit.
32. Water, gas, or telephone service to any individual rental space is prohibited.
33. Human habitation of any rental space is prohibited.
34. Outdoor storage of Recreational Vehicles shall only be permitted within the designated
spaces identified on the precise plan site plan dated November 14, 2023. Any
requests to expand or modify these areas shall require approval by the Director of
Development Services and proof of acceptance by the Riverside County Fire
Department.
35. As part of the rental process, the facility manager shall inform all tenants of conditions
restricting storage of hazardous materials and limitation on the use of the storage
units. These restrictions shall be included in rental contracts and posted in a
conspicuous location within the front of each rental unit. The notice shall be provided
to the Planning Division for review prior to issuance of a certificate of occupancy for
the buildings.
LAND DEVELOPMENT DIVISION/PUBLIC WORKS DEPARTMENT:
36. The following plan is hereby referenced: Site Plan, prepared by Wallace Design Group
and dated November 14, 2023, and Preliminary Site/Grading Plan, prepared by
Bonadiman & Associates, Inc. and dated October 19, 2023.
37. It is assumed that easements shown on the preliminary grading exhibit are shown
correctly and include all the easements that encumber the subject property. A current
preliminary title report for the site will be required to be submitted during technical plan
review. The Applicant shall secure approval from all, if any, easement holders for all
grading and improvements, which are proposed over the respective easement or provide
evidence that the easement has been relocated, quitclaimed, vacated, abandoned,
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easement holder cannot be found, or is otherwise of no effect. Should such approvals or
alternate actions regarding the easements not be provided and approved by the City, the
Applicant may be required to amend or revise the proposed site configuration as may be
necessary.
38. It is understood that the conceptual exhibits correctly show acceptable centerline
elevations, all existing easements, traveled ways, and drainage courses with appropriate
Q’s, and that the omission or unacceptability may require that the Applicant amend or
revise the site plan as may be.
39. Prior to issuance of the first building permit for the development, the Applicant shall pay
all appropriate signalization fees in accordance with the City’s Resolution No. 79-17 and
79-55.
40. Prior to grading plan approval, the Applicant shall pay all appropriate drainage fees in
accordance with the City’s Municipal Code Section 26.49 and Palm Desert Ordinance No.
653.
41. Prior to grading plan approval, the Applicant shall pay all appropriate park fees in
accordance with the City’s Municipal Code Section 26.48.060.
42. The Applicant shall comply with Palm Desert Ordinance No. 843, Section 24.20
Stormwater Management and Discharge Ordinance.
43. All utility extensions within the site shall be placed underground unless otherwise specified
or allowed by the respective utility purveyor.
44. Prior to a grading permit, the Applicant shall prepare a final grading plan for the site. No
grading or other improvements shall be permitted until a final grading plan has been
approved by the City Engineer. Grading plans and all grading shall conform to the
approved Conceptual Grading Plan, the California Building Code, PDMC Title 27 Grading,
and all other relevant laws, rules, and regulations governing grading in the City of Palm
Desert.
A. Applicant may submit combined rough and precise grading plans for this development.
The final grading plans shall show and identify all proposed onsite improvements in
accordance with the approved preliminary site plan exhibit.
B. Prior to or along with the precise grading plans, the Applicant shall provide a
Pedestrian Accessibility Route Plan that labels and indicates the path location (running
slope and cross slopes) for required accessible path of travel from building entrance
to public pedestrian infrastructure. Facilities shall be designed in compliance with the
accessibility standards in the California Building Code (current) and Americans with
Disability Act (ADA) regulations.
C. All private improvements shall be kept within private property. Non-standard
encroachments into proposed public right-of-way will not be permitted, unless clearly
identified on these conditions of approval.
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D. A rolling gate operated by keypads has been approved for the site.
E. Plans shall show separate pedestrian access gate to the site that include an
accessible path of travel from building entrance to public pedestrian facilities.
45. Stormwater runoff tributary to the project shall be captured through a series of v-gutters,
inlets, and storm drain lines and conveyed to an infiltration BMP. Such drainage facilities
shall be designed to accept and properly convey the tributary 100-year storm flows.
46. The grading plan shall provide for acceptance and proper disposal of all off-site drainage
flowing onto or through the site. Should the quantities exceed the street capacity, the
Applicant shall provide adequate drainage facilities and/or appropriate easements as
approved by the City Engineer.
47. Pad elevations, as shown on the conceptual exhibit, are subject to review and modification
per Chapter 27 of the Palm Desert Municipal Code.
48. Prior to approval of the grading plan, the Applicant shall prepare a detailed final flood
hazard/hydrology and hydraulics report for approval of the City Engineer. The report shall
encompass the entire project area and comply with all relevant laws, rules, and
regulations governing the City of Palm Desert.
A. Site is required to handle the first flush for a 100-year, 24-hour event. Final report shall
show the site is designed to meet requirement.
B. Design shall incorporate emergency overflow outlet in the event the drainage
improvements exceed full capacity.
C. Excess runoff from site may be directed to Merle Drive. Sheet flow over driveways will
not be allowed. Design shall provide under sidewalk curb drains to direct flow to street.
49. Prior to approval of the grading plan, the Applicant shall prepare a final Water Quality
Management Plan (WQMP) for approval of the City Engineer.
A. The Applicant has proposed to incorporate the use of infiltration BMP. LID BMPs shall
be designed in accordance with the Riverside County Whitewater River Region
Stormwater Quality Best Management Practice Design Handbook for Low Impact
Development, dated June 2014.
50. All drainage and storm drain improvements shall be designed per PDMC Title 24,
Riverside County Flood Control and Water Conservation District’s standards for the
Drainage Element of the Palm Desert General Plan, and all other relevant laws, rules, and
regulations governing grading in the City of Palm Desert.
51. Prior to approval of the grading plans, the Applicant shall provide the City Engineer with
evidence that a Notice of Intent (NOI) has been filed with the State Water Resources
Control Board. Such Evidence shall consist of a copy of the NOI stamped by the State
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Water Resources Control Board or the Regional Water Quality Control Board, or a letter
from either agency stating that the NOI has been filed.
52. Prior to the issuance of a grading permit, the Applicant shall submit a PM10 application
for review and approval. The Applicant shall comply with all provisions of PDMC Section
24.12 regarding Fugitive Dust Control.
53. Where grading involves import or export, the Applicant shall obtain permits, from the
Public Works Department, including import/export quantities and hauling route.
54. Prior to grading permit it shall be the sole responsibility of the Applicant to obtain any and
all proposed or required easements and/or permissions necessary to perform the grading
shown on the preliminary site plan exhibit. Proof shall be provided to the Land
Development Department prior to issuance of grading permit.
55. It is assumed that the grading and the provisions for water quality management shown on
the preliminary site plan exhibit can comply with all requirements for a Final Water Quality
Management Plan (F-WQMP) without substantial change from that shown. Prior to
approval of the grading plan for each Precise Plan Landowner shall prepare, or cause to
be prepared, a Final WQMP in conformance with the requirements of the Riverside
County Flood Control and Water Conservation District (RCFC&WCD) Whitewater River
Watershed area for approval of the City Engineer.
A. Final WQMP shall incorporate revisions as noted on the preliminary WQMP
submittal response by Michael Baker International dated June 2023.
56. All post-construction BMPs shall be designed based on the City of Palm Desert’s
maximum infiltration criteria of two inch/hour.
57. Prior to the issuance of a grading permit, the Applicant shall submit a signed and notarized
WQMP Operations and Maintenance Agreement to the City. The agreement shall include
provisions for the maintenance and operation of all onsite water quality BMP facilities by
the property owner.
58. Prior to issuance of grading permit and in compliance with the City of Palm Desert
Municipal Code Chapter 27.24, the Applicant shall enter into an agreement and post
financial security guarantee for all grading work related to this project.
59. Prior to issuance of grading permit, the Applicant shall submit for review and approval of
the City Engineer a final Geotechnical Report that determines the site’s infiltration rates.
60. The project’s Geotechnical Engineer shall sign the final grading plans.
61. Prior to the start of grading activities, the Applicant shall install all erosion and dust control
mechanisms for the site as approved by the City.
62. Upon completion of grading work, the project’s Geotechnical Engineer shall certify to the
completion of grading in conformance with the approved grading plans and the
recommendations of the geotechnical report approved for this project. A licensed land
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surveyor shall certify to the completion of grading in conformance with the lines and
grades shown on the approved grading plans.
63. Prior to building permit issuance, the Applicant shall submit improvement plans for
required improvements along Merle Drive as outlined in these conditions of approval.
A. The Applicant shall guarantee all improvements within the public right-of-way for a
period of one year from the date of final acceptance and the improvement guarantee
shall be backed by a bond or cash deposit in the amount of ten percent of the surety
posted for the improvements.
64. Prior to issuance of certificate of occupancy, the Applicant is responsible for the
construction and installation of improvements on Merle Drive.
A. Applicant shall install sidewalk improvements along the site frontage per City Standard
No. 104 or as approved by the City Engineer.
B. Applicant shall install landscape and irrigation improvements along the frontage per
the City’s landscaping guidelines. Plans shall clearly show and identify line of sight at
driveway approaches and clear zones within the parkway.
C. Proposed easterly driveway shall provide a minimum of 15-foot curb return radius and
35-foot maximum radius. The final design shall be approved by the City Engineer.
D. Westerly driveway shall be designed to provide a maximum width of 20-feet with a
pedestrian path of travel in conformance with accessibility regulations and connect to
existing and proposed sidewalk. The final design shall be approved by the City
Engineer.
E. If final design plans show that additional public right-of-way is required to
accommodate public infrastructure within the public right-of-way (i.e. curb ramps, ADA
path of travel, etc.), the applicant will be required to process and dedicate the adequate
right-of-way prior to certificate of occupancy.
F. Applicant shall show, as reference only, all existing and proposed utility connections
on plans. Utility plans shall be processed and approved by CVWD.
65. Prior to building final inspection, the Applicant is responsible for the completion of
construction of all grading and improvements for which plans are required.
66. Prior to building final inspection, the Applicant shall field verify that all BMPs are designed,
constructed, and functional in accordance with the approved WQMP. BMPs shall be
inspected by City staff.
67. Prior to building final inspection, certification to the line, grade, flow test and system invert
elevations for the water quality control BMPs shall be submitted for review and approved
by the City Engineer.
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68. Prior to occupancy, the Applicant shall provide as-built drawings and drawing files (CAD
.dwg) for all public infrastructure. As-built drawings shall be stamped, signed, and dated
by the Engineer of Record.
BUILDING AND SAFETY DIVISION:
69. This Project shall comply with the latest adopted edition of the following codes:
A. California Building Code and its appendices and standards.
B. California Commercial Code and its appendices and standards.
C. California Plumbing Code and its appendices and standards.
D. California Mechanical Code and its appendices and standards.
E. California Electrical Code.
F. California Energy Code.
G. California Green Building Standards Code.
H. Title 24, California Code of Regulations.
I. California Fire Code and its appendices and standards.
70. The Applicant shall coordinate directly with:
Riverside County Fire Marshal’s Office
CAL FIRE/Riverside County Fire Department
Main: (760) 863-8886
77933 Las Montañas Road, Suite 201
Palm Desert, CA 92211
71. All trash enclosures are required to be accessible. Provide an accessible path of travel
to the trash enclosure. Trash enclosures shall comply with the minimum requirements
established by Section 8.12 of the PDMC.
72. All contractors and subcontractors shall have a current City of Palm Desert Business
License before permit issuance per PDMC, Title 5.
73. All contractors and/or owner-builders must submit a valid Certificate of Workers’
Compensation Insurance coverage before the issuance of a building permit per California
Labor Code, Section 3700.
74. Address numerals shall comply with Palm Desert Ordinance No. 1351 (PDMC Section
15.28). Compliance with Ordinance 1351 regarding street address location, dimension,
stroke of line, distance from the street, height from grade, height from the street, etc.,
shall be shown on all architectural building elevations in detail. Any possible obstructions,
shadows, lighting, landscaping, backgrounds, or other reasons that may render the
building address unreadable shall be addressed during the plan review process. The
Applicant may request a copy of Ordinance 1351 or PDMC Section 15.28 from the
Building and Safety Division counter staff.
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FIRE DEPARTMENT:
75. Fire Protection Water Supplies/Fire Flow - Minimum fire flow for the construction of all
buildings is required per CFC Appendix B or other approved method. Prior to building
permit issuance for new construction, the applicant shall provide documentation to show
there exists a water system capable of delivering the required fire flow. Specific design
features may increase or decrease the required fire flow. Reference CFC 507.3 Identify
the maintenance or provision of exterior access door directly to the room/space where
the existing fire sprinkler riser is located for Building A.
76. Fire Protection Water Supplies/Hydrants - The minimum number of fire hydrants required,
as well as the location and spacing of fire hydrants, shall comply with CFC Appendix C
and NFPA 24. Fire hydrants shall be located no more than 400 feet from all portions of
the exterior of the building along an approved route on a fire apparatus access road,
unless otherwise approved by the Fire Department. Fire hydrants shall be at least 40 feet
from the building it is serving. A fire hydrant shall be located within 20 to 100 feet of the
fire department connection for buildings protected with a fire sprinkler system. The size
and number of outlets required for the approved fire hydrants are 4" x 2 ½" x 2 ½" (super
hydrant). Reference CFC 507.5, CFC Appendix C and NFPA 24 7.2.3
77. Fire Department Access - Fire apparatus access roads shall be provided to within 300
feet of all exterior portions of buildings, unless otherwise approved by the Fire
Department. Fire apparatus access roads shall have an unobstructed width of not less
than 24 feet. Dead-end fire apparatus access roads in excess of 150 feet shall be provided
with an approved turn around. The minimum required turning radius of a fire apparatus
access road is 38 feet outside radius and 14 feet inside radius. The construction of the
fire apparatus access roads shall be all weather and capable of sustaining 75,000 lbs.
Unless otherwise approved, the grade of a fire apparatus access road shall not exceed
16 percent and the cross slope shall not exceed 2.5 percent. The angles of approach and
departure for fire apparatus access roads shall be a maximum of 6 percent grade change
for 25 feet of approach/departure. Reference CFC 503.1.1, 503.2.1 as amended by the
County of Riverside and Riverside County Office of the Fire Marshal Technical Policy
#TP22-002.
78. Fire Department Access Turn Around - Dead-end fire apparatus access roads in excess
of 150 feet in length shall be provided with a bulb turnaround at the terminus measuring
a minimum of 38 feet outside radius and 14 feet inside radius. Parallel parking around the
perimeter of the bulb is acceptable provided the bulb outside turning radius is increased
by 8 feet. In-lieu of a bulb, a hammer-head type turnaround is acceptable where the top
of the 'T' dimension is 120 feet with the stem in the center. Additional turnaround designs
may be acceptable as approved by the Fire Department. Reference CFC 503.1.1, 503.2.1
as amended by the County of Riverside and Riverside County Office of the Fire Marshal
Technical Policy #TP22-002.
79. Fire and Life Safety Requirements - Final fire and life safety conditions will be addressed
when the Fire Department reviews any subsequent submittals. These conditions will be
based on California Fire Code, California Building Code (CBC), and related
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PLANNING COMMISSION RESOLUTION NO. 2856
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codes/standards adopted at the time of construction plan submittal. Reference CFC
105.1.
80. Fire Department Building Construction Plan Review - Submittal of construction plans to
the Fire Department will be required. Final fire and life safety conditions will be addressed
when the Fire Department reviews the plans. These conditions will be based on California
Fire Code, California Building Code (CBC), and related codes/standards adopted at the
time of construction plan submittal. Reference CFC as amended.
81. Fire Sprinkler System - All new commercial buildings and structures 3,600 square feet or
larger will be required to install a fire sprinkler system. Reference CFC as amended.
82. Fire Alarm and Detection System - A water flow monitoring system and/or fire alarm
system may be required as determined at time of building construction plan review.
Reference CFC as amended.
END OF CONDITIONS OF APPROVAL
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