HomeMy WebLinkAbout2024-02-20 PC Regular Meeting Agenda Packet
PLANNING COMMISSION
CITY OF PALM DESERT
MEETING AGENDA
Tuesday, February 20, 2024
6:00 p.m.
Administrative Conference Room, City Hall
73-510 Fred Waring Drive
Palm Desert, CA 92260
Pursuant to Assembly Bill 2449, this meeting will be conducted as a hybrid meeting and there will be
in-person access to this location.
To participate via Zoom, use the following link: https://palmdesert.zoom.us/j/84739707419 or
call (213) 338-8477, Zoom Meeting ID: 847 3970 7419
•
Written public comment may also be submitted to PlanningCommission@palmdesert.gov. E-
mails received by 3:00 p.m. prior to the meeting will be distributed to the Commission. Any
correspondence received during or after the meeting will be distributed to the Commission as
soon as practicable and retained for the official record. Emails will not be read aloud except
as an ADA accommodation.
•
Pages
1.CALL TO ORDER
2.ROLL CALL
3.PLEDGE OF ALLEGIANCE
4.NONAGENDA PUBLIC COMMENTS
This time has been set aside for the public to address the Planning Commission
on issues that are not on the agenda for up to three minutes. Speakers may
utilize one of the three options listed on the first page of the agenda. Because
the Brown Act does not allow the Planning Commission to act on items not listed
on the agenda, members may briefly respond or refer the matter to staff for a
report and recommendation at a future meeting.
5.CONSENT CALENDAR
All matters listed on the Consent Calendar are considered routine and may be
approved by one motion. The public may comment on any items on the Consent
Agenda within the three-minute time limit. Individual items may be removed by
the Planning Commission for a separate discussion.
RECOMMENDATION:
To approve the consent calendar as presented.
5.a APPROVAL OF MINUTES 7
RECOMMENDATION:
Approve the Minutes of February 6, 2024.
6.CONSENT ITEMS HELD OVER
7.ACTION CALENDAR
The public may comment on individual Action Items within the three-minute time
limit. Speakers may utilize one of the three options listed on the first page of the
agenda.
8.PUBLIC HEARINGS
Anyone who challenges any hearing matter in court may be limited to raising
only those issues he or she raised at the public hearing described herein, or in
written correspondence delivered to the Planning Commission at, or prior to, the
public hearing. Remarks shall be limited to a maximum of three minutes unless
the Planning Commission authorizes additional time.
8.a CONSIDER APPROVING AN 18-MONTH TIME EXTENSION FOR
TENTATIVE PARCEL MAP 38033 AND 12-MONTH TIME EXTENSION
FOR PRECISE PLAN 21-0008 TO CONSTRUCT 32 SINGLE-STORY
CONDOMINIUM UNITS ON 3.91 ACRES AT THE SOUTHWEST CORNER
OF GERALD FORD DR AND SHEPHERD LN
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RECOMMENDATION:
Conduct a public hearing and receive public testimony.1.
Adopt Planning Commission Resolution No. 2853 entitled, “A
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM DESERT, CALIFORNIA, Approving an 18-MONTH time
extension FOR TENTATIVE PARCEL MAP 38033 UNTIL August
20, 2025, AND 12-MONTH TIME EXTENSION FOR PRECISE
PLAN 21-0008 UNTIL February 20, 2025. CASE NO. TPM #38033
Extension of Time No. 1”
2.
Planning Commission Meeting
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8.b CONSIDERATION TO ADOPT A NOTICE OF EXEMPTION PURSUANT
TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA); AND
APPROVAL OF A PRECISE PLAN TO REVISE THE PAD ELEVATION AT
178 TEKIS PLACE (ASSESSOR’S PARCEL NUMBER 771-260-030)
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RECOMMENDATION:
Conduct a public hearing and receive public testimony.1.
Adopt Planning Commission Resolution No. 2854 entitled, “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 REVISE THE PAD ELEVATION AT 178 TEKIS PLACE
(ASSESSOR’S PARCEL NUMBER 771-260-030) CASE NOS.
PP24-0002”.
2.
8.c CONSIDERATION OF A RECOMMENDATION TO THE CITY COUNCIL
TO ADOPT A NOTICE OF EXEMPTION UNDER CEQA AND APPROVE
CHANGE OF ZONE 24-0001 TO CHANGE THE ZONING DESIGNATION
OF THE PROPERTIES LOCATED AT 73600 ALESSANDRO DRIVE TO
DOWNTOWN EDGE
61
RECOMMENDATION:
Conduct a public hearing and receive public testimony.1.
Adopt Planning Commission Resolution No. 2855 entitled, “A
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM DESERT, CALIFORNIA, RECOMMENDING THAT THE
CITY COUNCIL ADOPT A NOTICE OF EXEMPTION PURSUANT
TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
AND APPROVE A CHANGE OF ZONE FROM DE-O TO DE FOR
THE PROPERTIES LOCATED AT 73600 ALESSANDRO DRIVE
(ASSESSOR’S PARCEL NUMBERS 627-153-018, AND 627-153-
019) CASE NO. CZ24-0001”.
2.
8.d CONSIDERATION TO ADOPT A NOTICE OF EXEMPTION PURSUANT
TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA); AND
APPROVAL OF A PRECISE PLAN TO DEVELOP A PERSONAL
STORAGE FACILITY AT 75220 MERLE DRIVE (ASSESSOR’S PARCEL
NUMBER 634-260-008).
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RECOMMENDATION:
Conduct the public hearing and receive public testimony.1.
Adopt Planning Commission Resolution No. 2856 entitled, “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”.
2.
Planning Commission Meeting
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8.e CONSIDERATION TO ADOPT A NOTICE OF EXEMPTION PURSUANT
TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT AND APPROVE
A USE DETERMINATION AND CONDITIONAL USE PERMIT TO PERMIT
A MARRIAGE SOLEMNIZATION/WEDDING CHAPEL USE AT 72221
HIGHWAY 111 (APN: 640020054)
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RECOMMENDATION:
Conduct a public hearing and receive public testimony.1.
Adopt Planning Commission Resolution No. 2857 entitled, “A
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM DESERT, CALIFORNIA, ADOPTING A NOTICE OF
EXEMPTION PURSUANT TO THE STATE OF CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) AND APPROVAL OF A
USE DETERMINATION (UD) FINDING THAT A MARRIAGE
SOLEMNIZATION/WEDDING CHAPEL USE IS SIMILAR TO
OTHER USES PERMITTED IN THE DISTRICT PLANNED
COMMERCIAL (PC-2) ZONING DISTRICT AND MAY BE
ALLOWED, SUBJECT TO A CONDITIONAL USE PERMIT CASE
NO. UD24-0002”.
2.
Adopt Planning Commission Resolution No. 2858 entitled, “A
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM DESERT, CALIFORNIA, ADOPTING A NOTICE OF
EXEMPTION PURSUANT TO THE STATE OF CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) AND APPROVAL OF A
CONDITIONAL USE PERMIT (CUP) TO ESTABLISH A 1,140-
SQUARE-FOOT MARRIAGE SOLEMNIZATION/ WEDDING
CHAPEL AT 72221 HIGHWAY 111, SUITE A7 CASE NO. CUP24-
0002”.
3.
9.INFORMATIONAL REPORTS & COMMENTS
9.a SUMMARY OF CITY COUNCIL ACTIONS
9.b COMMITTEE MEETING UPDATES
9.b.1 Cultural Arts Committee
9.b.2 Parks and Recreation Committee
9.c PLANNING COMMISSIONERS
9.d CITY STAFF
9.e ATTENDANCE REPORT
10.ADJOURNMENT
The next Regular Meeting will be held on March 5, 2024, at 6:00 p.m.
Planning Commission Meeting
Page 4 of 158
11.PUBLIC NOTICES
Agenda Related Materials: Pursuant to Government Code §54957.5(b)(2) the
designated office for inspection of records in connection with this meeting is the
Office of the City Clerk, Palm Desert Civic Center, 73-510 Fred Waring Drive,
Palm Desert. Staff reports for all agenda items considered in open session, and
documents provided to a majority of the legislative bodies are available for
public inspection at City Hall and on the City’s website at www.palmdesert.gov.
Americans with Disabilities Act: It is the intention of the City of Palm Desert to
comply with the Americans with Disabilities Act (ADA) in all respects. If, as an
attendee or a participant at this meeting, or in meetings on a regular basis, you
will need special assistance beyond what is normally provided, the City will
attempt to accommodate you in every reasonable manner. Please contact the
Office of the City Clerk, (760) 346-0611, at least 48 hours prior to the meeting to
inform us of your needs and to determine if accommodation is feasible.
AFFIDAVIT OF POSTING
I hereby certify under penalty of perjury under the laws of the State of California
that the foregoing agenda for the Planning Commission was posted on the City
Hall bulletin board and City website not less than 72 hours prior to the meeting.
/S/ Monique Lomeli
Senior Deputy Clerk
Planning Commission Meeting
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PLANNING COMMISSION
CITY OF PALM DESERT
REGULAR MEETING MINUTES
February 6, 2024, 6:00 p.m.
Present: Commissioner Nancy De Luna*, Commissioner John Greenwood,
Commissioner Ron Gregory, Commissioner Lindsay Holt,
Chairman Joseph Pradetto
*Commissioner De Luna left the meeting at 7:19 p.m.
Staff Present: Director of Development Services Richard Cannone, Principal
Planner Nick Melloni, Principal Planner Carlos Flores, Recording
Secretary Monique Lomeli
1. CALL TO ORDER
A Regular Meeting of the Planning Commission was called to order by Chairman
Pradetto on Tuesday, February 6, 2024, at 6:00 p.m. in the Council Chamber, City Hall,
located at 73-510 Fred Waring Drive, Palm Desert, California.
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE
Commissioner DeLuna led the Pledge of Allegiance.
4. NONAGENDA PUBLIC COMMENTS
Matthew Cain, Palm Desert resident, provided comments regarding the preservation
and use of rainwater and encouraged the City to implement curb cut bioswales under
the City's General Plan policy concerning rainwater harvesting.
The Commission requested that staff add an update regarding the City's efforts toward
rainwater capture projects to a future agenda.
5. CONSENT CALENDAR
Motion by: Commissioner Gregory
Seconded by: Commissioner De Luna
To approve the consent calendar as presented.
Motion Carried (5 to 0)
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Planning Commission Minutes February 6, 2024
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5.a APPROVAL OF MINUTES
Motion by: Commissioner Gregory
Seconded by: Commissioner De Luna
Approve the Minutes of January 4, 2024.
Motion Carried
6. CONSENT ITEMS HELD OVER
7. ACTION CALENDAR
8. PUBLIC HEARINGS
8.a ADOPT A NOTICE OF EXEMPTION PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT AND APPROVE A TENTATIVE PARCEL
MAP TO SUBDIVIDE AN EXISTING PARCEL INTO TWO PARCELS AND A
LETTERED LOT AT 49425 JFK TRAIL (ASSESSORS PARCEL NUMBERS
655300030 AND 031)
Commissioner Gregory announced his recusal on Item 8a due to his residential
proximity to the subject address and left the meeting room.
Principal Planner Flores narrated a PowerPoint presentation and responded to
Commissioner inquiries.
Chair Pradetto opened the public hearing.
Lindsey Ross, applicant's spouse, provided comments regarding the applicant's
efforts to address complaints and concerns regarding the proposed subdivision;
requested that the Commission approve the application; and responded to
Commission inquiries.
Lynn Haus, Ironwood IX Homeowners Association (HOA) Board President, spoke
in opposition of the proposed subdivision and stated the HOA's Conditions,
Covenants, and Restrictions grant the HOA the authority to deny requests to
subdivide parcels.
Glenn Johnson, Ironwood IX HOA Board Member, spoke in opposition of the
proposed subdivision and requested that the Commission deny the application
due to concerns regarding negative impacts on emergency vehicle access to JFK
Trail.
Lindsey Ross, applicant's spouse, stated the Fire Department has approved the
existing plans with respect to street width and encouraged the Commission to
approve the application, allowing the applicant to manage the HOA's concerns
through the appropriate process.
There being no others desiring to speak, Chair Pradetto closed the Public
Hearing.
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Planning Commission Minutes February 6, 2024
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During the course of deliberations, Commissioner Holt requested to see
hydrology calculations with future tentative tract map applications.
Motion by: Commissioner Greenwood
Seconded by: Commissioner De Luna
Adopt Planning Commission Resolution No. 2847 to:
1. Adopt a Notice of Exemption for a Class 15 Categorical Exemption in
accordance with CEQA Guidelines Section 15315 Minor Land Divisions.
2. Approve Case No. TPM/EA23-0001 to approve Tentative Parcel Map
(TPM) 38491 to subdivide an existing parcel and retention lot into two (2)
0.46-acre parcels and a 0.05-acre retention lot, subject to findings and
conditions.
RECUSED (1): Commissioner Gregory
Motion Carried (4 to 0)
8.b ADOPT A NOTICE OF EXEMPTION PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT AND APPROVE A CONDITIONAL USE
PERMIT AND PRECISE PLAN FOR A 11,380 SQUARE FOOT FIRE STATION
ON A 2.66 ACRE SITE AT 75665 GERALD FORD DR (ASSESSOR’S PARCEL
NUMBER 694160015)
Vice Chair Gregory returned to the dais.
*Commissioner De Luna announced her recusal on Items 8b and 8c, noting that
her employer is engaged in a business relationship within close proximity and left
the meeting room.
Principal Planner Flores narrated a PowerPoint presentation and responded to
Commission inquiries.
Chair Pradetto opened the public hearing.
Bernhard Wassink, PBK Architects, was present (via Zoom) and declined to
provide additional testimony.
There being no others desiring to speak, Chair Pradetto closed the public
hearing.
Project Manager Lucero Leyva responded to Commission inquiries regarding the
project timeline.
Motion by: Commissioner Greenwood
Seconded by: Commissioner Gregory
Adopt Planning Commission Resolution No. 2851 to:
1. Conduct the public hearing and receive public testimony.
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Planning Commission Minutes February 6, 2024
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2. Adopt a Notice of Exemption for a Class 32 Categorical Exemption in
accordance with CEQA Guidelines Section 15332 as an Infill
development.
3. Approve Conditional Use Permit (CUP) 23-0011 and Precise Plan (PP)
23-0011 for an 11,380-square-foot (SF) fire station building located at
75665 Gerald Ford Drive (Assessor’s Parcel Number 694-160-015).
RECUSED (1): Commissioner De Luna
Motion Carried (4 to 0)
8.c RECOMMEND THAT THE CITY COUNCIL ADOPT A ZONING ORDINANCE
AMENDMENT TO IMPLEMENT RESIDENTIAL AND MIXEDUSE OBJECTIVE
DESIGN STANDARDS, AND FIND THE PROJECT IS EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
Principal Planner Melloni and John Kaliski, John Kaliski Architects, Inc., narrated
a PowerPoint presentation and responded to Commission inquiries.
Individual Commissioners offered commentary on the proposed Objective Design
Standards (ODS), noting that there are safety concerns with Section 3.9 Passive
and Active Amenities. The Commission suggested modifying the language to
require one interactive water amenity.
Chair Pradetto opened the public hearing.
Stephen Nelson, Palm Desert resident, spoke in support of the proposed ODS
and recommended that the City develop clear and concise enforcement
procedures to ensure developers adhere to the standards.
There being no others desiring to speak, Chair Pradetto closed the public
hearing.
Motion by: Commissioner Gregory
Seconded by: Commissioner Greenwood
Adopt Planning Commission Resolution No. 2852 to:
1. Recommend the City Council approve a Zoning Ordinance Amendment
amending Title 25 of the Palm Desert Municipal Code (PDMC) by adding
Chapter 25.42 – Objective Design Standards and amending other
sections of Title 25 of the Palm Desert Municipal Code, to enact the
Residential and Mixed-Use Residential Objective Design Standards
document.
2. Find the project is exempt from further California Environmental Quality
Act (CEQA) review pursuant to Public Resources Code Section 21065,
CEQA Guidelines Sections 15060(c)(2), 15378, and/or 15061(b)(3).
RECUSED (1): Commissioner De Luna
Motion Carried (4 to 0)
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Planning Commission Minutes February 6, 2024
5
9. INFORMATIONAL REPORTS & COMMENTS
9.a SUMMARY OF CITY COUNCIL ACTIONS
Director of Development Services Richard Cannone reported that the City
Council recently approved a development agreement with the Marriott Hotel and
authorized staff to move forward with a code amendment to prohibit cannabis
manufacturing and adjust fees for permissible cannabis activity.
9.b COMMITTEE MEETING UPDATES
9.b.1 Cultural Arts Committee
None.
9.b.2 Parks and Recreation Committee
Principal Planner Melloni reported the Parks and Recreation Committee
recently adopted a 2024 Work Plan and provided information regarding
the newly established goals.
9.c PLANNING COMMISSIONERS
None.
9.d CITY STAFF
Director of Development Services Richard Cannone reported that all five
members of the Commission could be included in the 2024/2025 training budget;
announced the promotion of Carlos Flores to Principal Planner; and expressed
appreciation to Principal Planner Melloni and John Kaliski for their work on the
ODS.
9.e ATTENDANCE REPORT
10. ADJOURNMENT
The Planning Commission adjourned at 8:53 p.m.
11. PUBLIC NOTICES
_________________________
Monique Lomeli, Senior Deputy Clerk
Recording Secretary
_________________________
Richard Cannone, Director of Development Services
Staff Liaison
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CITY OF PALM DESERT
PLANNING COMMISSION
STAFF REPORT
MEETING DATE: February 20, 2024
PREPARED BY: Kenny Taylor, Associate Planner
REQUEST: CONSIDER APPROVING AN 18-MONTH TIME EXTENSION FOR
TENTATIVE PARCEL MAP 38033 AND 12-MONTH TIME EXTENSION FOR
PRECISE PLAN 21-0008 TO CONSTRUCT 32 SINGLE-STORY
CONDOMINIUM UNITS ON 3.91 ACRES AT THE SOUTHWEST CORNER
OF GERALD FORD DR AND SHEPHERD LN
RECOMMENDATION:
1. Conduct a public hearing and receive public testimony.
2. Adopt Planning Commission Resolution No. 2853 entitled, “A RESOLUTION
OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT,
CALIFORNIA, APPROVING AN 18-MONTH TIME EXTENSION FOR
TENTATIVE PARCEL MAP 38033 UNTIL AUGUST 20, 2025, AND 12-
MONTH TIME EXTENSION FOR PRECISE PLAN 21-0008 UNTIL
FEBRUARY 20, 2025. CASE NO. TPM #38033 EXTENSION OF TIME NO. 1”
BACKGROUND/ANALYSIS:
On February 24, 2022, the Palm Desert City Council approved and adopted the following:
1. Change of Zone 21-0001 by Ordinance 1377, to establish a higher residential density from
five (5) units per acre to eight (8) units per acre and adopt a Mitigated Negative Declaration
in accordance with the California Environmental Quality Act (CEQA), and;
2. Tentative Parcel Map (TPM) 38033 and Precise Plan (PP) 21-0008 by City Council
Resolution No. 2022-16, to construct a 32 single-story unit condominium project,
clubhouse, and pool/spa on 3.91 acres at the southwest corner of Gerald Ford Drive and
Shepherd Lane.
Due to the global housing market and capital conditions for construction financing, the applicant is
seeking funding for the development of the project, and a time extension of 18 months for TPM
38033 and 12 months for PP 21-0008 to allow the applicant to maintain the existing entitlements.
Staff supports the applicants’ request and recommends that the Planning Commission grant the
requested time extensions.
Project Description:
Palm Desert Municipal Code (PDMC) Section 26.20.140 Extensions of Time allows the Planning
Commission to grant tentative maps an extension of time for up to 18 months to file the final map.
After the first extension is granted, the Planning Commission may grant an additional extension of
up to 12 months pursuant to PDMC Section 26.20.145. Additionally, pursuant to PDMC Section
25.72.030K(2) the Planning Commission may grant an extension of time for a Precise Plan up to a
maximum of one year from the date of expiration of the precise plan when extenuating circumstances
can be clearly shown by the applicant. The request for an extension shall be submitted to the
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City of Palm Desert – Planning Commission
Case No. TPM 38033 Extension of Time No. 1
Page 2 of 2
Planning Commission in writing prior to the expiration date and shall clearly state the reasons why
construction has not commenced.
In compliance with PDMC Sections 26.20.140 and 25.72.030K(2) the applicant has filed a written
request for an extension of time for Tentative Parcel Map 38033 and Precise Plan 21 -0008 with the
Palm Desert Planning Department. If the extension requests are granted by the Planning
Commission, the new expiration for TPM 38033 approval will be August 20, 2025, and for PP 21-
0008 until February 20, 2025.
Environment Assessment/Environmental Review:
Pursuant to CEQA and the State CEQA Guidelines, the project was found to be exempt from further
environmental review per Section 15061(b)(3) (General Rule exemption). The project is an extension
of time and will have no direct foreseeable impact on the environment.
The original tentative map and precise map were evaluated for environmental impacts and a
Mitigated Negative Declaration was adopted per CEQA requirements.
Findings of Approval:
Findings can be made in support of the project under the City’s Municipal Code. Findings in support
of this project are contained in Planning Commission Resolution No. 2853, attached to this staff
report.
ATTACHMENTS:
1. Draft Planning Commission Resolution No. 2853
2. Public Hearing Notice
3. Time Extension Request Letter
4. For Reference Only: Tentative Parcel Map and Precise Plan
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PLANNING COMMISSION RESOLUTION NO. 2853
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING AN 18-MONTH TIME EXTENSION
FOR TENTATIVE PARCEL MAP 38033 UNTIL AUGUST 20, 2025, AND 12-
MONTH TIME EXTENSION FOR PRECISE PLAN 21-0008 UNTIL
FEBRUARY 20, 2025. CASE NO. TPM #38033 EXTENSION OF TIME NO. 1
WHEREAS, the City Council of the City of Palm Desert, California, did on the 24th day
of February 2022, adopt Resolution No. 2022-16, adopting a Mitigated Negative Declaration
of Environmental Impact pursuant to the California Environmental Quality Act (CEQA, and
approval of a Change of Zone to establish a higher residential density (eight (8) units per
acre), Tentative Parcel Map 38033, and a Precise Plan to construct 32 single -story
condominium units, clubhouse, and pool/spa on 3.91 acres at the southwest corner of Gerald
Ford Drive and Shepherd Lane; and
WHEREAS, the original resolution for the tentative map established a 24-month life
and was set to expire on February 24, 2024; and
WHEREAS, a timely request was filed by Quality Choice Construction, the authorized
representative for the property owner, Elevated Entitlements LLC, for a 18-month time
extension of TPM 37234 and 12-month time extension of PP21-008; and
WHEREAS, the original findings and Conditions of Approval in the entirety for
Planning Case Nos. PP 21-008, TPM 38033, and CZ21-0001 as stated in City Resolution No.
2022-16 are still applicable to the project and incorporated herein by reference; 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 property owner for approval of the above-noted extension of time request; 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; and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have
occurred; and
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. Project Approval. The Planning Commission approves a 18-month time
extension for Planning Case No. TPM 38033 from February 22, 2024, to August 22, 2025,
subject to the Conditions of Approval attached hereto as Exhibit “A.”
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PLANNING COMMISSION RESOLUTION NO. 2853
2
SECTION 3. Project Approval. The Planning Commission approves a 12-month time
extension for Planning Case No. PP21-0008 from February 22, 2024, to February 22, 2025,
subject to the Conditions of Approval attached hereto as Exhibit “A.”
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. 2853 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:
NOES:
ABSENT:
ABSTAIN:
RECUSED:
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of Palm Desert, California, on February ____, 2024.
RICHARD D. CANNONE, AICP
SECRETARY
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PLANNING COMMISSION RESOLUTION NO. 2853
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EXHIBIT A
CONDITIONS OF APPROVAL
CASE NOS. TPM 38033 & PP 21-0008 EXTENSION OF TIME NO. 1
PLANNING DIVISION:
1. The Applicant agrees that in the event of any administrative, legal, or equitable action
instituted by a third party challenging the validity of any of the procedures leading to the
adoption of these Project Approvals for the Project, or the Project Approvals themselves,
the Developer and City each shall have the right, in their sole discretion, to elect whether
or not to defend such action. The Developer, at its sole expense, shall defend, indemnify,
and hold harmless the City (including its agents, officers, and employees) from any such
action, claim, or proceeding with counsel chosen by the City, subject to the Developer’s
approval of counsel, which shall not be unreasonably denied, and at the Developer’s sole
expense. If the City is aware of such an action or proceeding, it shall promptly notify the
Developer and cooperate in the defense. The Developer, upon such notification, shall
deposit with City sufficient funds in the judgment of the City Finance Director to cover the
expense of defending such action without any offset or claim against said deposit to
assure that the City expends no City funds. If both Parties elect to defend, the Parties
hereby agree to affirmatively cooperate in defending said action and to execute a joint
defense and confidentiality agreement in order to share and protect the information under
the joint defense privilege recognized under applicable law. As part of the cooperation in
defending an action, City and Developer shall coordinate their defense in order to make
the most efficient use of legal counsel and to share and protect information. The
Developer and City shall each have sole discretion to terminate its defense at any time.
The City shall not settle any third-party litigation of Project approvals without the
Developer’s consent, which consent shall not be unreasonably withheld, conditioned, or
delayed unless the Developer materially breaches this indemnification requirement.
2. The Applicant shall comply with the Conditions of Approval of the previously approved
Planning Case No. TPM 38033, per City Council Resolution No. 2022-16, attached
hereto as Exhibit “B” in their entirety. The Conditions of Approval are still applicable and
valid and are incorporated herein by reference. The tentative map will expire on August
22, 2025.
3. The Applicant shall comply with the Conditions of Approval of the previously approved
Planning Case No. PP21-0008, per City Council Resolution No. 2022-16, attached
hereto as Exhibit “B” in their entirety. The Conditions of Approval are still applicable and
valid and are incorporated herein by reference. The Precise Plan will expire on February
22, 2025.
END OF CONDITIONS OF APPROVAL
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PLANNING COMMISSION RESOLUTION NO. 2853
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EXHIBIT B
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PLANNING COMMISSION RESOLUTION NO. 2853
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PLANNING COMMISSION RESOLUTION NO. 2853
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PLANNING COMMISSION RESOLUTION NO. 2853
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PLANNING COMMISSION RESOLUTION NO. 2853
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PLANNING COMMISSION RESOLUTION NO. 2853
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PLANNING COMMISSION RESOLUTION NO. 2853
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PLANNING COMMISSION RESOLUTION NO. 2853
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PLANNING COMMISSION RESOLUTION NO. 2853
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CITY OF PALM DESERT
73-510 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92260-2578
TEL: 760-346-0611
INFO@CITYOFPALMDESERT.ORG
CITY OF PALM DESERT
PUBLIC HEARING NOTICE
CASE NO. TPM 38033 & PP21-008
NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BEFORE THE PLANNING
COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, TO REVIEW A REQUEST BY DESERT
LUXURY APARTMENTS FOR THE ADOPTION OF A NOTICE OF EXEMPTION PURSUANT TO THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) AND APPROVAL OF AN EXTENSION OF TIME
FOR TENTATIVE PARCEL MAP (TPM 38033) AND PRECISE PLAN (PP21-0008) AT THE SOUTHWEST
CORNER OF GERALD FORD DRIVE AND SHEPHERD LANE.
The City of Palm Desert (City), in its capacity as the Lead Agency for this project under the CEQA, finds
that the proposed project is consistent with the previously adopted Mitigated Negative Declaration;
therefore, no further environmental review is necessary, and a Notice of Exemption can be adopted as part
of this project.
PROJECT LOCATION/DESCRIPTION:
PROJECT LOCATION: The southwest corner of Gerald Ford Drive and Shepheard Lane, #APN 694-300-
003.
PROJECT DESCRIPTION: The project will extend previously approved Tentative Parcel Map 38033 by 18
months and Precise Plan 21-0008 by 18 months for a 32 single-story condominium project.
PUBLIC HEARING: NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Palm Desert,
California, will hold a Public Hearing at its meeting on February 20, 2024. The Planning Commission
meeting begins at 6:00 p.m. in the Council Chamber at 73510 Fred Waring Drive, Palm Desert, California.
Pursuant to Assembly Bill 2449, this meeting may be conducted as a hybrid meeting allowing public access
via teleconference or in person. Options for remote participation will be listed on the Posted Agenda for the
meeting at: https://www.palmdesert.gov/our-city/committees-and-commissions/commission-information.
PUBLIC REVIEW: The plans and related documents are available for public review Monday through Friday
from 8:00 a.m. to 5:00 p.m. by contacting the project planner, Kenny Taylor. Please submit written
comments to the Planning Division. If any group challenges the action in court, issues raised may be limited
to only those issues raised at the public hearing described in this notice or in written correspondence at or
prior to the Planning Commission hearing. All comments and any questions should be directed to:
Kenny Taylor, Associate Planner
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
(760) 776-6434
ktaylor@palmdesert.gov
PUBLISH: THE DESERT SUN RICHARD D. CANNONE, AICP, SECRETARY
FEBRUARY 9, 2024 PALM DESERT PLANNING COMMISSION
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PARKCLCLSHEPHERD LANEGERALD FORD DRIVEGUANCI DRIVEROSS DRIVEGUANCI DRIVELOCATIONWATER:COACHELLA VALLEY WATER DISTRICT (CVWD)PHONE: (760) 398-2651SEWER: COACHELLA VALLEY WATER DISTRICT (CVWD)PHONE: (760) 398-2651ELECTRIC: SOUTHERN CALIFORNIA EDISON COMPANYPHONE: (951) 249-8443GAS: SOUTHERN CALIFORNIA GAS COMPANYPHONE: (909) 335-7677TELEPHONE/CABLE: TIME WARNERPHONE: (760) 340-1312LEGEND SYMBOLOGYPage 37 of 158
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Page 1 of 4
CITY OF PALM DESERT
PLANNING COMMISSION
STAFF REPORT
MEETING DATE: February 20, 2024
PREPARED BY: Carlos Flores, AICP, Principal Planner
REQUEST: CONSIDERATION TO ADOPT A NOTICE OF EXEMPTION PURSUANT
TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA); AND
APPROVAL OF A PRECISE PLAN TO REVISE THE PAD ELEVATION AT
178 TEKIS PLACE (ASSESSOR’S PARCEL NUMBER 771-260-030)
RECOMMENDATION:
1. Conduct the public hearing and receive public testimony.
2. Adopt Planning Commission Resolution No. 2854 entitled, “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 REVISE THE PAD ELEVATION
AT 178 TEKIS PLACE (ASSESSOR’S PARCEL NUMBER 771 -260-030) CASE NOS. PP24-
0002”.
EXECUTIVE SUMMARY:
The proposal is a request by Paul Flotterud (Applicant) on behalf of the owner, Shields 2017
Irrevocable Trust, to revise the pad elevation for a single-family residential home lot at 178 Tekis
Place. The revised pad elevation is to accommodate a two-story home where one portion of the
building would be on a pad elevation 12 feet lower than another portion of the building.
On May 6, 2014, the City of Palm Desert Planning Commission (Commission) adopted
Commission Resolution No. 2628, approving an amendment to Development Plan 13 -316 to
add a pad height elevation schedule for 23 lots within the Mountains at Bighorn (Bighorn). This
included approving a pad elevation for 178 Tekis Place of 1,133.0’ based off a National Geodetic
Vertical Datum of 1929 (NGVD29).
Per Palm Desert Municipal Code (PDMC) Section 27.12.045(C) Control of Building pad
elevation, the Development Services Director may refer pad elevation changes to the
Commission, as is currently being requested. The proposal is to allow for the building to be
constructed on a pad elevation lower than the approved pad elevation. The approved pad
elevation would remain at 1,133 but the building would be allowed to be constructed on lower
elevations.
BACKGROUND/ANALYSIS:
The Applicant applied for building construction permits in October 2023 to build a new, two-story
single family residential house (House) at 178 Tekis Place (Site). The proposed House includes
Page 39 of 158
City of Palm Desert – Planning Commission
Case No. PP 24-0002 178 Tekis Place
Page 2 of 4
a total of 14,575 square feet (sf) of living area, 1,897 sf of Garage/Storage area, and 4,479 sf of
outdoor area. The proposed Home includes pad elevations (Elevations) that differ from the
previously approved Elevations, including a portion of the Site that would have an Elevation 12
feet lower than another portion of the Site.
Construction plans for single family residential homes are typically approved by the Development
Services Department. Per PDMC Section 27.12.045(C), “Where the property is subject to a
tentative tract map or a final tract map that provides elevations for the property to be graded, the
pad elevations shall conform to the applicable approved map. If the proposed elevations vary
more than six inches from the elevations of the approved map, the revised elevations must be
reviewed by the city engineer and approved through the director of development services. The
director of development services may refer the request to a public hearing process for approval.”
The current proposal is for the Commission to consider the request for a change in Elevation to
accommodate the Home.
a) Property Location: The Site is located on a 0.95-acre parcel off Tekis Place within
Bighorn. The Site is generally surrounded by existing single family residential homes,
open space, and an existing golf course.
b) Current Adjacent Uses, General Plan and Zoning:
Table 1 – Adjacent Land Use and Designations
Existing Uses General Plan Zoning
Project
Site
Vacant Golf Course and Resort
Neighborhood
Planned Residential (P.R.-
5)
North Open Space/Golf
Course
Golf Course and Resort
Neighborhood
Planned Residential (P.R.-
5)
South Existing
Residential
Golf Course and Resort
Neighborhood
Planned Residential (P.R.-
5)
East Existing
Residential
Golf Course and Resort
Neighborhood
Planned Residential (P.R.-
5)
West Vacant Golf Course and Resort
Neighborhood
Planned Residential (P.R.-
5)
Project Description:
The applicant is proposing to revise the pad elevation to accommodate a new House. The pad
elevations on the property would include an “Upper Lot” and a “Lower Lot” with a 12 -foot
difference in Elevation. The Upper Lot Elevation is proposed at 1,129.46’ based off NGVD29
and the Lower Lot Elevation at 1,117.46’. These changes are 3.54’ and 15.54’ lower than the
approved 1,113’ Elevation. The Applicant has stated that due to the Site topography, the change
in Elevation is necessary to accommodate an addition of a lower level for additional home area.
The approved Elevation would remain at 1,133 for purposes of calculating height but the building
itself would be constructed on the lower Elevations.
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City of Palm Desert – Planning Commission
Case No. PP 24-0002 178 Tekis Place
Page 3 of 4
The Site takes access off the existing Tekis Place private street with a driveway that connects
to two (2) garages. The proposed Home will include a two -story primary dwelling with a
basement, a two-story guesthouse, two (2) garages, storage/mechanical room, outdoor patios,
and a pool. The total building coverage is 8,783 sf, which covers 21.3% of the total Site. The
Home is proposed with a maximum height of 20’ above the 1,133’ Elevation. The total height of
the building from the lower level (1,117.46’) to the top of the unit is 35.54’.
Final approval of the Site building and grading construction plans, including review of structural
engineering, retaining walls, drainage, landscaping, and accessory structures, would require
final approval from the City’s Development Services Department and City Engineer.
Analysis:
Approval of PP24-0002 is limited to allowing the building to be located on Elevations lower than
the effectively approved Elevation. The City’s Development Services Department, City Engineer,
and Riverside County Fire Department would review any proposed structures for conformance
with appropriate development standards and building and safety codes. Habitable and
accessory structures located at this Site are subject to the development standards outlined in
Commission Resolution No. 2628, summarized in Table 2 below.
Table 2 – Project Development Standards
Standard Reso 2628
Minimum Front
Yards 14’
Minimum Rear
Yards 10’
Minimum Side Yards 5’
Height1 20’
1Height based off the approved pad elevation of 1,133.
The calculation of height within the Mountains at Bighorn has historically been taken from the
approved Elevation from the original approval. The intent of the calculation of height as it relates
to Elevations is to take height from the elevation of the frontage road. Calculating height from
the approved Elevation protects from situations where the pads slope upward whereas situations
as described in this project where the elevations are being reduced are intended to be allowed
to reach a height 20’ from the approved Elevation, which doesn’t create impacts from the
surrounding roads.
Public Input:
Public Notification
Public noticing was conducted for the February 20, 2024, Planning Commission meeting per the
requirements of PDMC Section 25.60.060 and Government Code Sections 65090 to 65094. A
public hearing notice was published on Friday, February 9, 2024, in The Desert Sun newspaper.
Notices were mailed to all property owners within 300 feet of the Project site. No comments were
received by the public as of February 15, 2024.
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City of Palm Desert – Planning Commission
Case No. PP 24-0002 178 Tekis Place
Page 4 of 4
The Applicant has received approval of their proposed project from the Bighorn Architectural
and Landscape Control Committee.
Environment Assessment/Environmental Review:
City staff has reviewed the Project in accordance with CEQA a nd recommends that the Project
is exempt from environmental review pursuant to Section 15304 Minor Alterations to Land (Class
4) of the State CEQA guidelines. Class 4 consists of minor public or private alterations in the
condition of land, water, and/or vegetation which do not involve removal of healthy, mature,
scenic trees except for forestry and agricultural purposes. Examples include but are not limited
to: Grading on land with a slope of less than 10%, except that grading shall not be exempt in a
waterway, in any wetland, or an officially designated (by federal, state, or local government
action) scenic area, or in officially mapped areas of severe geologic hazard such as an Alquist -
Priolo Earthquake Fault Zone or within an official Seismic Hazard Zone , as delineated by the
State Geologist.
Findings of Approval:
Findings can be made in support of the Project under the PDMC. Findings in support of this
Project are contained in the draft Planning Commission Resolution No. 2854, attached to this
staff report.
ATTACHMENTS:
1. Draft Planning Commission Resolution No. 2854
2. Public Hearing Notice
3. CEQA Notice of Exemption
4. Bighorn Approval
5. Project Plans
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PLANNING COMMISSION RESOLUTION NO. 2854
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 REVISE THE PAD ELEVATION AT 178
TEKIS PLACE (ASSESSOR’S PARCEL NUMBER 771-260-030)
CASE NOS. PP24-0002
WHEREAS, Paul Flotterud (“Applicant”) submitted an application for a Precise Plan
(PP) to allow for buildings to be constructed on pad elevations lower than the currently
approved pad elevation at 178 Tekis Place for an existing single family residential lot
(Assessor Parcel Number 771-260-030); and
WHEREAS, the Project site has a land use designation of Golf Course and Resort
Neighborhood in the Palm Desert General Plan adopted on November 10, 2016, and a zoning
designation of Planned Residential (PR-5); 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 Planning Commission of the City of Palm Desert, California, did on
the 6th day of May 2014 adopt Planning Commission Resolution No. 2628 which approved an
amendment to Development Plan 13-316 to add a pad height elevation schedule for 23 lots
within the Mountains at Bighorn and established an approved pad elevation for 178 Tekis
Place of 1,133.0’ based off a National Geodetic Vertical Datum ; 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 Section 15304 Minor Alterations to Land (Class 4)
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 constructing a single-family residential home on pad elevations
of 1,129.26’ and 1,117.46’ based off a National Geodetic Vertical Datum of 1929 ; 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:
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PLANNING COMMISSION RESOLUTION NO. 2854
2
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. Review Criteria on Precise Plans. In approving this Project, the Planning
Commission, and under Palm Desert Municipal Code (PDMC) Section 25.72.030(E), the
following review criteria apply:
1. Consideration shall be given and restrictions shall be imposed to the extent
necessary, in view of the size and shape of the parcel and the present and proposed
zoning and use of the subject property and the surrounding property, to permit the
same degree of enjoyment of the subject property, but subject to the same degree of
protection of adjoining properties, as would be accorded in normal circumstances by
the standard restrictions imposed by this chapter. The standard restrictions imposed
in the various zones by this chapter are intended as minimum restrictions necessary
in normal circumstances to prevent substantial depreciation of property values in the
vicinity and unreasonable interference with the use and enjoyment of property in the
vicinity by the occupants thereof for lawful purposes, and for the protection of the
public peace, health, safety, and general welfare. “Normal circumstances” are
intended to refer to the case of a permitted case upon a lot of a normal size and
shape surrounded by property in the same zone as the lot in question.
The proposed project, as conditioned, would be subject to the same development
standards as the rest of the parcels within the Mountains at Bighorn development,
including height. The proposal would allow for the property to develop with unique
topography circumstances and still be able to accommodate a single-family house.
2. If the proposed precise plan of design would substantially depreciate property values
in the vicinity or would unreasonably interfere with the use or enjoyment of property
in the vicinity by the occupants thereof for lawful purposes or would endanger the
public peace, health, safety, or general welfare, such plan shall be rejected or shall
be so modified or conditioned before adoption as to remove said objections.
The approval of this Precise Plan would not depreciate property values in the vicinity
and would allow for the construction of a single-family home that is similar to
surrounding single family homes.
SECTION 3. CEQA Determination. The Planning Commission finds the Project is
exempt from CEQA pursuant to Section 15304 Minor Alterations to Land (Class 4) of the
State CEQA guidelines.
SECTION 4. Project Recommendations. The Planning Commission hereby approves
PP24-0004, subject to the findings and Conditions of Approval attached herein as Exhibit A.
SECTION 5. 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.
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PLANNING COMMISSION RESOLUTION NO. 2854
3
SECTION 6. 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 7. Recitals. The Planning Commission hereby finds that the foregoing
recitals are true and correct and are incorporated herein as substantive findi ngs 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. 2854 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:
NOES:
ABSENT:
ABSTAIN:
RECUSED:
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of Palm Desert, California, on February ___, 2024.
RICHARD D. CANNONE, AICP
SECRETARY
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PLANNING COMMISSION RESOLUTION NO. 2854
4
EXHIBIT A
CONDITIONS OF APPROVAL
CASE NOS. PP24-0002
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 Applicant agrees that in the event of any administrative, legal, or equitable action
instituted by a third party challenging the validity of any of the procedures leading to the
adoption of these Project approvals for the Project, or the Project approvals themselves,
the Developer and City each shall have the right, in their sole discretion, to elect whether
or not to defend such action. Developer, at its sole expense, shall defend, indemnify, and
hold harmless the City (including its agents, officers, and employees) from any such
action, claim, or proceeding with counsel chosen by the City, subject to the Developer’s
approval of counsel, which shall not be unreasonably denied, and at the Developer’s sole
expense. If the City is aware of such an action or proceeding, it shall promptly notify the
Developer and cooperate in the defense. The Developer, upon such notification, shall
deposit with City sufficient funds in the judgment of the City Finance Director to cover the
expense of defending such action without any offset or claim against said deposit to
assure that the City expends no City funds. If both Parties elect to defend, the Parties
hereby agree to affirmatively cooperate in defending said action and to execute a joint
defense and confidentiality agreement in order to share and protect the information under
the joint defense privilege recognized under applicable law. As part of the cooperation in
defending an action, City and Developer shall coordinate their defense in order to make
the most efficient use of legal counsel and to share and protect information. Developer
and City shall each have sole discretion to terminate its defense at any time. The City
shall not settle any third-party litigation of Project approvals without the Developer’s
consent, which consent shall not be unreasonably withheld, conditioned, or delayed
unless the Developer materially breaches this indemnification requirement.
3. 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.
4. 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.
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PLANNING COMMISSION RESOLUTION NO. 2854
5
5. The PP approval is to revise the pad elevation to accommodate a new House. The pad
elevations on the property would include an “Upper Lot” and a “Lower Lot” with a 12’
difference in Elevation. The Upper Lot Elevation is proposed at 1,129.46’ based off
NGVD29 and the Lower Lot Elevation at 1,117.46’. These changes are 3.54’ and 15.54’
lower than the approved 1,133’ Pad Elevation.
6. 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.
7. 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.
8. Approval of this Precise Plan does not grant or suggest approval of any precise grading
and/or building permit review. Approval of this Precise Plan is limited to allowing the
building to be located on pad elevations lower than the effectively approved pad
elevation.
9. Any changes to the pad elevations shall be reviewed in conformance with Palm Desert
Municipal Code Section 27.12.045 Control of building pad elevation. If the proposed
elevations vary more than six inches from the elevations of the approved map, the
revised elevations must be reviewed by the city engineer and approved through the
director of development services. The director of development services may refer the
request to a public hearing process for approval.
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.
END OF CONDITIONS OF APPROVAL
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CITY OF PALM DESERT
73-510 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92260-2578
TEL: 760-346-0611
INFO@CITYOFPALMDESERT.ORG
CITY OF PALM DESERT
PUBLIC HEARING NOTICE
CASE NO. PP 24-0002
NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BEFORE THE PLANNING
COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, TO REVIEW A REQUEST BY PAUL
FLOTTERUD FOR THE ADOPTION OF A NOTICE OF EXEMPTION PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) AND APPROVAL OF A PRECISE PLAN APPLICATION TO
REVISE THE APPROVED PAD ELEVATION AT 178 TEKIS PLACE FOR AN EXISTING SINGE FAMILY
RESIDENTIAL LOT.
The City of Palm Desert (City), in its capacity as the Lead Agency for this project under the CEQA, finds
that the proposed project is categorically exempt in accordance with Section 15304 Minor Alterations to
Land (Class 4); therefore no further environmental review is necessary and a Notice of Exemption can be
adopted as part of this project.
PROJECT LOCATION/DESCRIPTION:
PROJECT LOCATION: 178 Tekis Place (APN: 771-260-030)
PROJECT DESCRIPTION: The project is a Precise Plan application to revise the approved pad elevation
at 178 Tekis Place for an existing single family residential lot within the existing Bighorn residential
community.
PUBLIC HEARING: NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Palm Desert,
California, will hold a Public Hearing at its meeting on February 20, 2024. The Planning Commission
meeting begins at 6:00 p.m. in the Council Chamber at 73510 Fred Waring Drive, Palm Desert, California.
Pursuant to Assembly Bill 2449, this meeting may be conducted as a hybrid meeting allowing public access
via teleconference or in person. Options for remote participation will be listed on the Posted Agenda for the
meeting at: https://www.palmdesert.gov/our-city/committees-and-commissions/commission-information.
PUBLIC REVIEW: The plans and related documents are available for public review Monday through Friday
from 8:00 a.m. to 5:00 p.m. by contacting the project planner, Carlos Flores. Please submit written
comments to the Planning Division. If any group challenges the action in court, issues raised may be limited
to only those issues raised at the public hearing described in this notice or in written correspondence at or
prior to the Planning Commission hearing. All comments and any questions should be directed to:
Carlos Flores, AICP, Principal Planner
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
(760) 776-6478
cflores@palmdesert.gov
PUBLISH: THE DESERT SUN RICHARD D. CANNONE, AICP, SECRETARY
FEBRUARY 9, 2024 PALM DESERT PLANNING COMMISSION
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Statutory Exemptions. State code number:
_______________________________________________
Print Form
Notice of Exemption Appendix E
From: (Public Agency): ____________________________To: Office of Planning and Research
P.O. Box 3044, Room 113 _______________________________________________Sacramento, CA 95812-3044
County Clerk
(Address)
___________________________
___________________________
County of: __________________
Project Title: ____________________________________________________________________________
Project Applicant: ________________________________________________________________________
Project Location - Specific:
Project Location - City: ______________________ Project Location - County:
Description of Nature, Purpose and Beneficiaries of Project:
_____________________
Name of Public Agency Approving Project: _____________________________________________________
Name of Person or Agency Carrying Out Project: ________________________________________________
Exempt Status: (check one):
Ministerial (Sec. 21080(b)(1); 15268);
Declared Emergency (Sec. 21080(b)(3); 15269(a));
Emergency Project (Sec. 21080(b)(4); 15269(b)(c));
Reasons why project is exempt:
Lead Agency
Contact Person: ____________________________ Area Code/Telephone/Extension: _______________
If filed by applicant: 1.Attach certified document of exemption finding.
2.Has a Notice of Exemption been filed by the public agency approving the project? Yes No
Signature: ____________________________ Date:
Signed by Lead Agency Signed by Applicant
Authority cited: Sections 21083 and 21110, Public Resources Code. Date Received for filing at OPR:
Reference: Sections 21108, 21152, and 21152.1, Public Resources Code.
_______________
Categorical Exemption. State type and section number: ____________________________________
______________________________________________
______________ Title: _______________________
Revised 2011
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
Riverside
2724 Gateway Drive
Riverside, CA 92507
PP 24-0002 178 Tekis Place
Paul Flotterud
178 Tekis Place (ASSESSOR’S PARCEL NUMBER 771-260-030)
Palm Desert Riverside
Approving Precise Plan (PP) 24-0002 for a revision to a pad elevation at 178 Tekis Place
for an existing single family residential lot (Assessor’s Parcel Number 771-260-030).
City of Palm Desert
City of Palm Desert
X Section 15304; Class 4 - Minor Alterations to Land
City staff has reviewed the Project in accordance with CEQA and recommends that the Project is exempt from environmental review pursuant to
Section 15304 Minor Alterations to Land (Class 4) of the State CEQA guidelines. Class 4 consists of minor public or private alterations in the
condition of land, water, and/or vegetation which do not involve removal of healthy, mature, scenic trees except for forestry and agricultural purposes.
Examples include but are not limited to: Grading on land with a slope of less than 10%, except that grading shall not be exempt in a waterway, in any
wetland, or an officially designated (by federal, state, or local government action) scenic area, or in officially mapped areas of severe geologic hazard
such as an Alquist-Priolo Earthquake Fault Zone or within an official Seismic Hazard Zone, as delineated by the State Geologist.
Carlos Flores, Principal Planner 7607766478
2/20/2024 Principal Planner
n
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LOWER LEVEL PAD = 1117.46’
(12 FEET LOWER)
MAIN LEVEL PAD = 1129.46’
178 TEKIS PLACE
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Page 1 of 5
CITY OF PALM DESERT
PLANNING COMMISSION
STAFF REPORT
MEETING DATE: February 20, 2024
PREPARED BY: Nick Melloni, AICP Principal Planner
REQUEST: CONSIDERATION OF A RECOMMENDATION TO THE CITY COUNCIL TO
ADOPT A NOTICE OF EXEMPTION UNDER CEQA AND APPROVE CHANGE
OF ZONE 24-0001 TO CHANGE THE ZONING DESIGNATION OF THE
PROPERTIES LOCATED AT 73600 ALESSANDRO DRIVE TO DOWNTOWN
EDGE.
RECOMMENDATION:
1. Conduct a public hearing and receive public testimony.
2. Adopt Planning Commission Resolution No. 2855 entitled, “A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING THAT THE
CITY COUNCIL ADOPT A NOTICE OF EXEMPTION PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) AND APPROVE A CHANGE OF ZONE FROM DE -
O TO DE FOR THE PROPERTIES LOCATED AT 73600 ALESSANDRO DRIVE (ASSESSOR’S
PARCEL NUMBERS 627-153-018, AND 627-153-019) CASE NO. CZ24-0001”.
EXECUTIVE SUMMARY
The project is a request by Linda C. Biggi (Applicant) to change the zoning designation of a property
located at 73600 Alessandro Drive (Assessor’s Parcel Number 627-153-018, and 627-153-019) from
Downtown Edge Transition Overlay (DE-O) to Downtown Edge (DE). The two parcels total 1.46 acres
and are developed with an existing 24,566.7-square-foot commercial building and associated parking lot.
The general intent of the zoning change is to enable the property owner to lease the building to additional
land uses which are not currently allowed by the DE-O designation.
City Staff has reviewed the request and concludes that the proposed change of zone is consistent with
the General Plan and will not result in non-conformities for the existing land uses within the center or
development standards for the parcel.
This is a legislative action and Planning Commission is the recommending body to the City Council.
Adopting the staff recommendation will result in a recommendation that the City Council adopt a notice
of exemption pursuant to CEQA under the General Rule exemption and approve Case No. CZ24-0001
BACKGROUND/ANALYSIS:
A. Property Description:
The project site is a 1.46-acre property located at 73600 Alessandro Drive at the northeast
corner of Alessandro Drive and San Carlos Avenue. The property is comprised of two
separate assessor’s parcel numbers (APNs) with a 24,566-square-foot building. The building
was previously occupied by Venus de Fido, a spa for pets and their owners. providing
services including spa, esthetician, massage, gym, retail, and café uses, which as approved
by Planning Commission Resolution No 2619 for Conditional Use Permit (CUP) 13-358. At
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City of Palm Desert – Planning Commission
Case Nos. CZ24-0001
Page 2 of 5
the time of approval of CUP 13-358 in March 2014, the zoning of the site was Residential
Multifamily (R-3).
On November 10, 2016, the Palm Desert City Council adopted Ordinance 1313, which
adopted the Highway 111 Development Code, and applied the Downtown Edge Transition
Overlay (DE-O) to the site. This zoning resulted in land use restrictions which prohibited
certain uses such as personal services, massage, gym, retail and restaurant uses. The uses
within the building could continue operating provided the CUP remain in continuous use. In
2020, the existing Venus de Fido use ceased operating, and the CUP is no longer in
continuous use.
The building is currently occupied by independent tenants and businesses including
estheticians, massage technicians, and personal services.
B. Current Zoning & General Plan Land Use Designation:
Table 1 – Adjacent Land Use and Designations
Existing Uses General Plan Zoning
Project Site Commercial City Center / Downtown
District
Downtown Edge
Transition Overlay
(DE-O)
North
Coachella Valley
Water District Well
Site
City Center / Downtown
District DE-O
South Commercial City Center / Downtown
District
Downtown Edge
(DE)
East Single-family
residential
Small Town
Neighborhood
Regional
Commercial
Center (PC-3)
West Commercial City Center / Downtown
District
District
Commercial
Center (PC-2)
Project Description/Analysis:
The project is a request to change the zoning designation of the project site by removing the
Downtown Edge Transition Overlay and reverting to the Downtown Edge zoning designation. If
approved, the change will require the zoning map be altered to reflec t the parcel specific change.
The applicant has requested the change to enable additional land uses to open within the existing
commercial building.
Requests to amend the zoning designation of the parcel require approval by the City Council
pursuant to PDMC 25.78.040 upon a recommendation of the Planning Commission. These
procedures are consistent with the requirements of Government Code Sections 65853-65857. The
PDMC does not establish specific findings for the approval of a change of zone. Staff has analyzed
the proposed change based on the following criteria:
1. General Plan Land Use Consistency
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City of Palm Desert – Planning Commission
Case Nos. CZ24-0001
Page 3 of 5
2. Conformance of existing site conditions with Zoning Requirements
3. Conformance with SB 330 with regard to downzoning for housing
General Plan Land Use Consistency
The General Plan Land Use Designation for the site is City Center/Downtown District. This
designation was adopted for the site in conjunction with the comprehensive 2035 General Plan
Update adopted by the Palm Desert City Council in November 2016 under Res olution No. 2016-87.
This land use designation is intended to provide ahigh intensity mixed-use development anchored
by civic, cultural, entertainment, retail and dining activity that features a variety of building sizes and
housing choices. Allowable uses include multi-family, small-scale retail, and large-scale retail,
service and hospitality use.
Under State Law, more specifically Government Code Section 65860, zoning must be consistent
with the General Plan for general law cities, and charter cities wi th a population greater than two
million persons. Palm Desert is incorporated as a charter city, and the state requirement for zoning
consistency to the general plan (also known as vertical consistency) does not apply (GC 65803).
PDMC Section 25.04.020 – Zoning Districts establishes how each general plan land use designation
is implemented through zoning and establishes the consistency requirement by local ordinance.
Table 25.04-1: Zoning Districts establishes that the Downtown Edge zoning district is consistent with
the Downtown (City Center/Downtown District general plan land use designation. Based on the
preceding, the proposed zoning designation is consistent with the general plan.
Zoning Consistency
The project site is developed with an existing commercial building, which contains existing tenants.
The proposed change of zone must be evaluated to ensure that the new zone will not result in
nonconforming land uses or inconsistent development standards. To evaluate this, staff reviewed
the existing approved land uses on the parcel for consistency with the allowed land uses established
by Table 25.16-1 Use Matrix for Commercial and Industrial Districts. The table below summarizes
the land use conformity based on the current and proposed zoning designation:
Table 2 – Land Use Classification Conformance Determination
Existing or
Proposed Land
Use
Classification
Land Use
Classification
Regulation
under DE-O
Regulation
under DE
Conformance
(Allowed by
Zone)
Massage Accessory
Massage
Not Permitted Permitted by-
right
Yes
Retail Retail Not Permitted Permitted by-
right
Yes
Esthetician Personal
Services
Not Permitted Permitted by-
right
Yes
Cosmetologist Personal
Service
Not Permitted Permitted by-
right
Yes
Café Restaurant Not Permitted Permitted by
Administrative
Use Permit
Yes
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City of Palm Desert – Planning Commission
Case Nos. CZ24-0001
Page 4 of 5
Due to the existing improvements on the site, the request must also be evaluated determine that the
change will not result in nonconformities with the development standards due to the change. The
table below summarizes and evaluates the conformance of the existing site with the current and
proposed zoning designation established by Table 25.18-2 for Downtown District Development
Standards:
Table 3 – General Development Standard Conformance Determination
Development Standard Existing Site
Condition
DE-O
Requirement
DE
Requirement
Conformance
under DE
Floor Area Ratio 0.39 2.0 2.0 Yes
Primary Street Setback
Ground Floor Residential
Ground Floor Commercial
N/A
5’+
10’
10’
10’
0’
Yes
Street Side Yard Setback
Residential
Non-Residential
N/A
10’+
10’
10’
10’
0’
Yes
Side Yard Setback
Residential
Non-Residential
N/A
40’+
5’
5’
0’
0’
Yes
Rear Setback
With alley
Without alley
N/A
55’+
25’
5’
5’
5’
Yes
Maximum building height 33’-5” (tower) 40’ 40’ Yes
As indicated above, the existing project would comply with applicable general development
standards under the DE zoning designation.
The parcel is contiguous with other properties within the DE zoning district, located to the southeast
of the site along Alessandro Avenue. At the time of application, the existing development is
adequately served by existing utilities with adequate sewer, and water lines. No new alterations to
the site are proposed at this time in conjunction with the change of zone.
Senate Bill 330/ Housing Crisis Act
The Housing Crisis Act (HCA) otherwise known as SB 330/SB 8 broadly restricts the City from
reducing the zoning of a property to a less intensive residential use. The DE-O and DE zone allow
for residential land uses and therefore, the HCA is relevant to the project. The proposed change will
not increase or decrease the total number of residential allowed on the site, which is permitted at 40
dwelling units per acre.
Public Input:
Public Notification
Public noticing was conducted for the February 20, 2024, Planning Commission meeting per the
requirements of PDMC Section 25.60.060 and Government Code Sections 65090 to 65094. A public hearing
notice was published a minimum of 10 days before the hearing date in The Desert Sun newspaper. Notices
were mailed to all property owners within 300 feet of the project site. No comments have been received as
of the date of this report.
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City of Palm Desert – Planning Commission
Case Nos. CZ24-0001
Page 5 of 5
Environmental Assessment/Environment Review:
Pursuant to CEQA and the State CEQA Guidelines, the project was found to be exempt from further
environmental review per Section 15061(b)(3) (General Rule exemption). The project enacts the general
plan in accordance with the zoning ordinance by changing the designation of the site to DE. The project site
is an existing approved commercial building. No significant impacts on the environment are anticipated.
Findings of Approval:
Findings can be made in support of the project under the City’s Municipal Code. Findings in support of this
project are contained in Planning Commission Resolution No. 2855, attached to this staff report.
ATTACHMENTS:
1. Draft Resolution No. 2855
2. Public Hearing Notice
3. Reference Only – Site Plan
4. Notice of Exemption
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PLANNING COMMISSION RESOLUTION NO. 2855
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM
DESERT, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL
ADOPT A NOTICE OF EXEMPTION PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) AND APPROVE A CHANGE OF
ZONE FROM DE-O TO DE FOR THE PROPERTIES LOCATED AT 73600
ALESSANDRO DRIVE (ASSESSOR’S PARCEL NUMBERS 627-153-018,
AND 627-153-019)
CASE NO. CZ24-0001
WHEREAS, Linda C. Biggi (“Applicant”), submitted a request to change the zoning
designation of a 1.46-acre property located at 73600 Alessandro Drive generally located at
the northeast corner of San Carlos Avenue and Alessandro Drive in Palm Desert, which is
comprised of two parcels also known as Assessor’s Parcel Numbers 627-153-018, and 627-
153-019 (“Project site”) to Downtown Edge (DE); and
WHEREAS, the Project site has a land use designation of City Center/Downtown per
the Palm Desert General Plan adopted on November 10, 2016, and a zoning designation of
Downtown Edge Transition Overlay (DE-O); and
WHEREAS, the Project site has been developed with existing improvements which
generally consist of a commercial building, and related parking lot and landscaping; and
WHEREAS, the Project site is adequately served by existing public utilities and
services; 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, under Palm Desert Municipal Code Chapter 25.02 establishes that the
City Center/Downtown General Plan land use designation can be implemented by the DE
zoning designation and therefore is consistent with the 2016 Palm Desert General Plan; and
WHEREAS, the proposed change of zone will not render the existing improvements
on the site or land uses, nonconforming with any applicable Palm Desert zoning ordinance
standards; and
WHEREAS, under Section 21067 of the Public Resources Code, Section 15367 of the
State 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 Project has complied with the requirements of the "City of Palm Desert
Procedure for Implementation of CEQA” Resolution No. 2019-41, in that the Director of
Development Services has determined that the Project will not have a foreseeable significant
impact on the environment and that the Project is eligible for an exemption exempt Section
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PLANNING COMMISSION RESOLUTION NO. 2855
2
15061(b)(3) General Rule of the CEQA Guidelines, therefore, no further environmental review
is necessary at this time; 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
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. General Plan Consistency. The Planning Commission hereby finds that
the proposed zone change to DE is consistent with the City of Palm Desert General Plan.
SECTION 3. CEQA. 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 an exemption from CEQA per Section
15061(b)(3) of the CEQA guidelines as the Project is a determination on whether a use that
is not listed shall be deemed a conditional use. No direct, foreseeable impact on the
environment can be identified as this time.
SECTION 4. Project Recommendation. The Planning Commission hereby
recommends to the Palm Desert City Council approval of case no CZ24-0001 to change the
zoning designation of the parcels located at Assessor’s Parcel Number 627-153-018, and
627-153-019 to Downtown Edge (DE) as depicted in Exhibit A, attached hereto; and
SECTION 5. 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 6. 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.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
Palm Desert, California, as follows:
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PLANNING COMMISSION RESOLUTION NO. 2855
3
1. That the above recitations are true and correct and constitute the findings for
recommendation by the Planning Commission in this case.
2. That the Planning Commission does hereby recommend approval of CZ24-0001
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. 2855 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:
NOES:
ABSENT:
ABSTAIN:
RECUSED:
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of Palm Desert, California, on February ____, 2024.
RICHARD D. CANNONE, AICP
SECRETARY
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PLANNING COMMISSION RESOLUTION NO. 2855
4
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CITY OF PALM DESERT
73-510 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92260-2578
TEL: 760-346-0611
PLANNING@PALMDESERT.GOV
CITY OF PALM DESERT
PUBLIC HEARING NOTICE
CASE NO. CZ24-0001
NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BEFORE THE
PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, TO CONSIDER A
RECOMMENDATION TO THE PALM DESERT CITY COUNCIL TO ADOPT A NOTICE OF
EXEMPTION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
AND APPROVE A CHANGE OF ZONE FOR THE PROPERTY LOCATED AT 73600
ALESSANDRO DRIVE TO DOWNTOWN EDGE BY REMOVING THE DOWNTOWN EDGE
TRANSITION OVERLAY
The City of Palm Desert (City), in its capacity as the Lead Agency for this project and pursuant to
the California Environmental Quality Act (CEQA), has determined the project to be exempt from
further environmental review pursuant to CEQA Guidelines Section §15061(b)(3).
PROJECT LOCATION:
PROJECT LOCATION: 73600 Alessandro Drive in the City of Palm Desert, located in Riverside County.
Assessor’s Parcel Numbers 627-153-018 and 627-153-019
PROJECT DESCRIPTION: The consideration is a request to change the existing designation of
the property to Downtown Edge (DE) by removing the Downtown Edge Transition Overlay (DE-
O).
PUBLIC HEARING: NOTICE IS HEREBY GIVEN that the Planning Commission of the City of
Palm Desert, California, will hold a Public Hearing on Tuesday, February 20, 2024. The Planning
Commission meeting begins at 6:00 p.m. in the Council Chamber at 73510 Fred Waring Drive,
Palm Desert, California. Pursuant to Assembly Bill 2449, this meeting may be conducted as a
hybrid meeting, allowing public access via teleconference or in person. Options for remote
participation will be listed on the Posted Agenda for the meeting at:
https://www.palmdesert.gov/connect/committees-and-commissions/planning-
commission
PUBLIC REVIEW: The plans and related documents are available for public review Monday
through Friday from 8:00 a.m. to 5:00 p.m. by contacting the project planner, Nick Melloni. Please
submit written comments to the Planning Division. If any group challenges the action in court,
issues raised may be limited to only those issues raised at the public hearing described in this
notice or in written correspondence at or prior to the Planning Commission hearing. All comments
and any questions should be directed to:
Nick Melloni, AICP, Principal Planner
City of Palm Desert
73510 Fred Waring Drive
Palm Desert, CA 92260
(760) 346-0611, Extension 479
nmellloni@palmdesert.gov
PUBLISH: THE DESERT SUN RICHARD D. CANNONE, AICP, SECRETARY
February 9, 2024 PALM DESERT PLANNING COMMISSION
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_______________________________________________
Print Form
Notice of Exemption Appendix E
From: (Public Agency): ____________________________To: Office of Planning and Research
P.O. Box 3044, Room 113 _______________________________________________Sacramento, CA 95812-3044
County Clerk
(Address)
___________________________
___________________________
County of: __________________
Project Title: ____________________________________________________________________________
Project Applicant: ________________________________________________________________________
Project Location - Specific:
Project Location - City: ______________________ Project Location - County:
Description of Nature, Purpose and Beneficiaries of Project:
_____________________
Name of Public Agency Approving Project: _____________________________________________________
Name of Person or Agency Carrying Out Project: ________________________________________________
Exempt Status: (check one):
Reasons why project is exempt:
Lead Agency
Contact Person: ____________________________ Area Code/Telephone/Extension: _______________
If filed by applicant: 1.Attach certified document of exemption finding.
2.Has a Notice of Exemption been filed by the public agency approving the project? Yes No
Signature: ____________________________ Date:
Signed by Lead Agency Signed by Applicant
Authority cited: Sections 21083 and 21110, Public Resources Code. Date Received for filing at OPR:
Reference: Sections 21108, 21152, and 21152.1, Public Resources Code.
_______________
Ministerial (Sec. 21080(b)(1); 15268);
Declared Emergency (Sec. 21080(b)(3); 15269(a));
Emergency Project (Sec. 21080(b)(4); 15269(b)(c));
Categorical Exemption. State type and section number: ____________________________________
General Rule Exemption. State code number: __15061(b)(3)______________________________
______________ Title: _______________________
Revised 2011
City of Palm Desert
73510 Fred Waring Drive
Palm Desert, CA 92260
Riverside
2724 Gateway Drive
Riverside CA, 92507
CZ24-0001
Linda C. Biggi
73600 Alessandro Drive (Assessors Parcel Number 627-153-018, and 627-153-019)
Palm Desert Riverside
Change the zoning designation of a property located at 73600 Alessandro Drive
(Assessors Parcel Number 627-153-018, and 627-153-019) from Downtown Edge
Transition Overlay (DE-O) to Downtown Edge (DE)
City of Palm Desert
Linda C. Biggi
No potential for change in environment. Exempt by general rule per CEQA
Guidelines section 15061(b)(3).
Nick Melloni 760-776-6479
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Page 1 of 9
CITY OF PALM DESERT
PLANNING COMMISSION
STAFF REPORT
MEETING DATE: February 20, 2024
PREPARED BY: Nick Melloni, AICP, Principal Planner
REQUEST: CONSIDERATION TO ADOPT A NOTICE OF EXEMPTION PURSUANT
TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA); AND
APPROVAL OF A PRECISE PLAN TO DEVELOP A PERSONAL
STORAGE FACILITY AT 75220 MERLE DRIVE (ASSESSOR’S PARCEL
NUMBER 634-260-008).
RECOMMENDATION:
1. Conduct the public hearing and receive public testimony.
2. Adopt Planning Commission Resolution No. 2856 entitled, “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”.
ARCHITECTURAL REVIEW COMMISSION RECOMMENDATION (ARC):
On December 12, 2023, the Project was presented to the ARC for design review consideration.
After discussion of the plans, Chair Vuksic, seconded by Vice-chair McIntosh, motioned to
approve the Design Review for the Precise Plan in a 6 -0 vote (Commissioner Latkovic absent),
subject to the following comments and conditions:
1. 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.
2. 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.
3. Dasylirion Wheeleri, plant specimen shall not be planted too close to walkways.
4. Signage shall comply with the Palm Desert Municipal Code and not utilize raceways,
backers, or phone numbers.
5. The walls of the trash enclosure shall be finished with stucco to match the primary building.
6. 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.
7. All exterior downspouts shall be painted to match the adjacent section of the building wal l.
8. Require all exterior equipment to be screened from view of the Public Right of Way
Page 77 of 158
City of Palm Desert – Planning Commission
Case Nos. PP/ EA 22-0008 Merle Drive Self-Storage
Page 2 of 9
The plans have been amended to incorporate these conditions where applicable. The project
has been conditioned to incorporate these comments into the final plans.
EXECUTIVE SUMMARY:
The proposal is a request by Wallace Design Group (Applicant) on behalf of property owner
Dave Hotchkin to develop a personal storage facility with indoor conditioned space and outdoor
storage area for recreational vehicle storage. The to tal floor area of the storage facility will be
approximately 61,788-square-feet. The site is an existing industrial warehouse with an outdoor
storage area. The zoning designation of the proposed project site is Service Industrial (SI), and
the personal storage use is allowable by the current zoning designation. The proposed
improvements comply with minimum applicable development standards. Staff is recommending
that the Architectural Review Commission (ARC) approve the Design Review with conditions
discussed in this report for screening.
The Project requires the approval of two (2) entitlements, consisting of:
1. EA 22-0008: An environmental analysis is required for the proposed Project.
2. PP 22-0008: A PP approval is required for the review of the use, site, and structures to
ensure applicable design and development standards are implemented as intended.
The Project has been reviewed for full conformance with the applicable requirements of the Palm
Desert Zoning Ordinance and is consistent with the Palm Desert General Plan, as conditioned.
Staff recommends the Planning Commission (PC) make findings to approve PP/ EA 22 -0008
BACKGROUND/ANALYSIS
On November 29, 2022, the applicant submitted an applic ation for the proposed project. On
November 16, 2023, the Palm Desert City Council adopted Ordinance 1405 approving a zoning
ordinance amendment which included changes to the review procedures and development
standards for personal storage facilities including the requirement that the use applies for a
conditional use permit and comply with requirements for landscape setbacks, among other
performance and operation standards. The proposed application was deemed complete prior to
the adoption of the updated regulations pertaining to personal storage facilities and is therefore
not subject to the updated regulations.
a) Property Location: The project site is located on a 1.89-acre parcel located at 75220
Merle Drive, at the northeast corner of Melanie Place and Merle Drive. The project site
was originally approved by the County of Riverside in January 1986 by Plot Plan 8889
and Environmental Assessment No. 30185. The building was approved as an industrial
and office building for an air-conditioning supply company and business license records
show the building has been used for this purpose since 2011.
b) Current Adjacent Uses, General Plan and Zoning:
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City of Palm Desert – Planning Commission
Case Nos. PP/ EA 22-0008 Merle Drive Self-Storage
Page 3 of 9
Table 1 – Adjacent Land Use and Designations
Existing Uses General Plan Zoning
Project Site Office and Industrial
Building
Employment District (ED) Service Industrial (SI)
North Multi-tenant Light
Industrial Building
Employment District (ED) Service Industrial (SI)
South Office and Industrial
Building
Employment District (ED) Service Industrial (SI)
East Coachella Valley Water
District
Public Facility/Institutional (P) Public Institution (P)
West Office and Industrial
Building
Employment District (ED) Service Industrial (SI)
Project Description:
The applicant is proposing to convert the existing site development into a personal storage
facility comprised of the following:
“Building A” – Conversion of the existing office and industrial building into a two -story
36,476 personal storage building containing a conditioned storage area, an onsite
administrative office, and wine storage space. The conversion will include a façade
enhancement to the existing concrete tilt-up building.
“Building B” - Construction of a new two-story 25,312-square-foot containing interior
conditioned personal storage space.
Outdoor Storage Area – The project will stripe the existing outdoor area for the storage
of personal vehicles and recreational vehicles.
Outdoor Recreational Vehicle (RV) parking for up to 30 RVs.
Fifteen (15) parking stalls including thirteen (13) standard stalls, one (1) accessible stall,
one (1) electric vehicle stall, and three separate loading areas.
Landscape improvements along the project frontage.
Miscellaneous site improvements including new exterior lighting, trash enclosure, and
frontage improvements (e.g. sidewalk and driveways).
a) Site Plan and Access: The site plan (Figure 1 below) shows the location of the existing
building, proposed new building, parking, and vehicular circulation. As shown, the existing
building (“Building A”) on the site will not be expanded and the new storage building
(“Building B”) will be located directly to the north. The site access and drive-aisles located
on the southern and eastern portion of the site will be updated to comply with current
requirements for drive-aisle width minimum of 25’-0” wide. The existing access at the
western edge of the site will be 19’-7” wide; this is an existing condition that cannot be
widened due to the existing location of Building A. The condition has been reviewed and
accepted by the fire department. Access to the rear storage area site will be secured with
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limited access outside of normal business hours by automatic gates.
Near front setback of the site, the applicant will construct the trash enclosure serving the
development. The enclosure will be constructed from precision concrete masonry unit
blocks. Due to the potential for visibility from the adjacent right-of-way, staff recommends
this enclosure be treated with plaster and/or paint to match the primary earth tone color
of the main buildings on the parcel.
RV parking is located along the eastern and northern edge of the site with uncovered
angled parking spaces. The perimeter of the site will be fenced in with a combi nation of
new and existing fences and walls including concrete masonry unit (CMU) to replace
existing chain-link and preservation of existing chain-link along the eastern property line
along the Coachella Valley Water District (CVWD) property.
Figure 1- Proposed Site Plan (See Plan sheet 1)
b) Architecture and Screening: The proposed project architecture is characterized as
desert contemporary consisting of a combination of exterior materials including concrete
tilt-up with corrugated metal siding enhancements arranged to form rectangular forms.
For the purposes of discussion, the architecture of Building A and Building B will be
discussed separately.
Building A
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This building is an existing concrete tilt-up industrial development on the site. The existing
building is characterized by unadorned concrete and vertical bands which are painted
with a single earthtone color. The office area near the eastern side of the building has a
larger window area and awnings. An existing roll-up door is located along the street
frontage to provide direct access to the warehouse area.
The project will modify the exterior façade by adding a combination of vertical and
horizontal corrugated metal siding which projects approximately 0’-6” from the existing
concrete wall. These added metal panels will also extend approximately 2’-0” above the
existing parapet of the building. The roll-up door facing the street frontage will be
removed. Additionally, the applicant proposes to add metal awnings above certain
windows and doors. The ARC conditioned the proposed metal downspouts to be painted
to match the building.
Figure 2 – Building A Exterior South Elevation (see plan Sheet 8)
Building B
This building will be newly constructed. The architectural treatments are similar to the
façade updates to Building A as it uses similar form, materials, scale, and bulk. Notable
differences include the use of painted CMU and roll-up doors which provide access to
internal storage areas; screening of the doors is not a concern du e to the building
placement being screened by Building A. The building will include an elevator with an
overrun extending above the roof line at a maximum height of 25’-1”.
Figure 3 – Building B Exterior North Elevation (see plan Sheet 9)
Screening – Mechanical Equipment and Utilities
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The applicant has provided preliminary plans for the screening of mechanical equipment
and utilities on the site plan, floor plans, and roof plans. The site plan on sheet 1 shows
the location of equipment and utilities generally, behind screen walls or within the building.
Along the primary street frontage there are existing ground-mounted mechanical units
screened by a fence and existing landscaping. The applicant is proposing to replace these
units, which will serve Building A, with mini-split condensers which will be screened by a
new low fence, finished with the same metal siding being added to the primary building.
Details for this are provided on Sheet 7 of the plan set under elevation 3 and the
corresponding details. ARC conditioned the project to provide a return fence matching
the height and material of the fence along the western end of the units. Within Building A,
there are existing electrical and utility rooms that will screen electrical meters and fire
backflow prevention devices from public view. Additionally, no new rooftop mechanical
equipment is proposed in Building A.
Building B will add new rooftop equipment and use a metal screen to match the building
architecture. No internal utility rooms are shown o n the floor plan of Building B. New
electrical equipment may be located on the exterior of the building with no proposed
screening, unless the ARC conditions the project to screen any new utilities.
Exterior storage areas will be located north of the primary Building A, which will screen a
majority of the storage from public view. The storage will be screened from adjacent light
industrial properties by the proposed 7’-0” CMU block walls. Along the eastern edge of
the site, the applicant is proposing to keep the existing chain-link fence. This portion of
the site is adjacent to a CVWD wastewater treatment area which is not readily accessible
by the public.
c) Landscaping: The applicant proposes landscaping along the front setback area of the
site within the existing landscape planters. The applicant will remove existing artificial turf
and utilize desert-appropriate landscaping. The landscaping consists of new trees
including Desert Museum Palo Verde and Desert Willow and will preserve in place four
(4) existing W ashingtonia Robusta palms. New shrubs will include Dalea Sierra Gold,
Grey Desert Spoon, Golden Barrel Cactus, Gold Lantana, Blue Ranger, and Tecoma
Stans. The ground cover will be a layer of decomposed granite mulch.
Figure 4– Project Landscape Plan
(See following page)
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d) Signage: The project provides a preliminary location of building signage along the street
frontage. No details for the construction or design of the signage are provided at this time.
Signage will require future consideration by the Architectural Review Commission.
Analysis:
a) Development Standards: The zoning designation is Service Industrial (SI) which allows
the development of personal storage as a permitted use (as applicable to the project) with
the approval of a Precise Plan by the Palm Desert Planning Commission per Palm Desert
Municipal Code Section (PDMC) 25.72.030. Development in the SI zone is subject to
development standards provided under PDMC 25.16.50. The table below summarizes
the project’s conformance analysis. The applicant must still undergo staff review for
compliance with Engineering and Fire Department requirements.
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Table 2 – Development Conformance Summary
STANDARD SI PROJECT CONFORMS
Lot Size, Min. 20,000 square feet 82,397 square feet Yes
Front Yard Setback 20’-0” 25’-0” min. (South) Yes
Side Yard Setback 0’-0” 19’-7” (West) Yes
Street Side Yard
Setback 10’-0” N/A N/A
Rear Yard Setback 0’-0” 161’- 4 ½ ” min. Yes
Floor Area Ratio 0.75 0.75 Yes
Maximum Height 40’-0” 25’-9” (Building A)
25’-1” (Building B) Yes
Maximum No. of
Stories 3 Stories 2 Stories Yes
Parking 6 Spaces
15 Spaces (13
standard + 1
accessible + 1 EV)
Yes
Parking
Section 25.46.040 Parking Requirements of the Palm Desert Municipal Code (PDMC)
establishes that personal storage facilities are required to provide a minimum of six (6) parking
spaces plus an additional two per onsite manager’s unit. The proposal provides a minimum of
13 (13) parking spaces onsite, plus 1 accessible and 1 electrical vehicle parking stall. No onsite
manager’s units are proposed; therefore, the project exceeds minimum parking requirements.
Public Input:
Public Notification
Public noticing was conducted for the February 20, 2024, Planning Commission meeting per the
requirements of PDMC Section 25.60.060 and Government Code Sections 65090 to 65094. A
public hearing notice was published on Friday, February 9, 2024, in The Desert Sun newspaper.
Notices were mailed to all property owners within 300 feet of the Project site. No comments were
received by the public as of February 15, 2024.
Environmental Assessment (EA 22-0008)/Environment Review:
City staff has reviewed the Project in accordance with CEQA and recommends that the Project
is exempt from environmental review pursuant to Section 15332 Infill Development (Class 32)
of the State CEQA guidelines. Class 32 consists of projects characterized as infill development
meeting the following conditions:
a) The Project is consistent with the applicable General Plan designation and all applicable
General Plan policies as well as with applicable zoning designation and regulations. The
proposed general institution use is consistent with the Employment General Plan land
use designation and the Service Industrial zoning designation. The Project does not
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conflict with General Plan policies and meets all regulations of the PDMC.
b) The proposed development occurs within the city limits on a Project site of no more than
five (5) acres substantially surrounded by urban uses. The Project site is a 1.46-acre site
within the City of Palm Desert.
c) The Project site has no value as a habitat for endangered, rare, or threatened species.
d) Approval of the Project would not result in any significant effects relating to traffic, noise,
air quality, or water quality.
e) The site can be adequately served by all required utilities and public services.
Findings of Approval:
Findings can be made in support of the Project under the PDMC. Findings in support of this
Project are contained in the draft Planning Commission Resolution No. 2856, attached to this
staff report.
ATTACHMENTS:
1. Draft Planning Commission Resolution No. 2856
2. Public Hearing Notice
3. CEQA Notice of Exemption
4. Architecture Review Notice of Action
5. Project Plans
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PLANNING 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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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:
NOES:
ABSENT:
ABSTAIN:
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RECUSED:
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of Palm Desert, California, on February ___, 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.
Fire Depart:
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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
codes/standards adopted at the time of construction plan submittal. Reference CFC
105.1.
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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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ELEV.ROOMELEV.254'-9"NEW 7 FT. CMU WALL TO REPLACE EXISTING CHAIN LINK FENCE30'-9"DRIVEWAY56'-0 1/2"75'-4"31'-5"R1
4
'
-
0
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3
8
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-
0
"191'-1"R14'-0"R38'-0"10'-0"36'-1 3/4"140'-6"
330'-4 1/2"
EXISTING CHAIN LINK FENCE @ ADJACENT PROPERTY TO REMAIN -
FALL PROTECTION SAFETY GUARD RAIL
287'-9"126'-5"EXISTING 6 FT. CMU WALL ON NEIGHBORING PROPERTY
5'-0"47'-8 1/2"30'-0"15'-4"12'-1"28'-0"42'-6"R38'-0"R14'-0"1SHEET 73'-0"76'-5"161'-4 1/2"NEW 8 FT. CMU WALL TO REPLACE EXISTING CHAIN LINK FENCE P R O P E R T Y L I N E L = 265.0'P R O P E R T Y LINE L = 331'-10"
P R O P E R T Y L I N E L = 287'-10"M E R L E D R I V EP R O P E R T Y L I N E L=125.12' PROPERTY LINE EXIT ONLY NOPARKINGEXITKEY PADEXISTING PALMTREES TO REMAINLOADIING 12' X 45'LOADIING 12' X 45'LOADIING 12' X 45'ENTRYKEY PADE M E L A N I E P L A C E (EV)(EV)24'-11 1/2"179'-10"RV - 12' X 39'R
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-
1
2
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3
9
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V
-
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RV - 12' X 25'RV - 10' X 25'18'-0"28'-6"25'-0"EXISTING GATESETBACK 25'-0"R300'-0"
9'-0 1/2"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"5'-0"9'-0 1/2"9'-0"9'-0"8'-0"19'-8"EVEV
60"DIA.61'-1"6'-8"1'-0"9'-0"9'-0"26'-0 1/2"25'-8 1/2"EXISTINGDRIVEWAY10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"12'-6"30'-0"12'-0"25'-3 1/2"
DRIVEWAY
12'-1"44'-10"25'-0"45'-0"25'-0"45'-0"
25'-0"NEW SIDEWAIL4'-8"6'-0"PROPOSED SELFSTORAGE BUILDING - B1ST FLOOR =12,656 SF2ND FLOOR = 12,656 SFFF = 183.35EXISTING BUILDING - A1ST FLOOR = 18,238 SF2ND FLOOR = 18,238 SFFF = 183.35EXISTING GATE ANDEQUIPMENT TO REMAIN38'-0"14'-2"3'-0"(1-BIKE) STALLPATH OF TRAVELPATH OF TRAVELPATH OF TRAVELEXIT KEY PADMECH'L CONDENSERUNIT ON CONC. PADSEE DETAIL - C SHEET 719'-7"19'-11"30'-9"30'-6"2'-0"CONC. STEP OFF9'-0"6'-0 1/2"35'-8"15'-4"15'-1"10'-3"PAINTED BLACKEXISTINGWALL ON ADJACENT PROPERTY TO RAMIAN64'-9"5'-2 1/2"18'-0"28'-0 1/2"1SCALE: 1" = 20'-0"BICYCLE PARKINGBICYCLE PARKING REQUIRED:LONG TERM BICYCLE5% OF ALL REQUIREMENTOFF STREET PARKING BICYCLE PARKING PROVIDED:1 SPACE27405 PUERTA REAL, SUITE 235, MISSION VIEJO, CA 92691949-525-9229DATE:PROJECT No: 22-05250010'20'OF 9MERLE DR SELF STORAGE75220 MERLE, PALM DESERT, CA 92211LOW COST STORAGE- PD, LLC280 TEJAS TRAIL,BASALT, CO 8162106 JUL 23... JUL 23DESIGN REV-2SUBMIT-2 REPLY14 NOV 23SUBMIT-3 REPLYSITE PLANVICINITY MAPLOADING AREA:LOADING STALLS REQUIREMENT:3- SPACES (12'x45')LOADING STALLS PROVIDED:3- SPACES (12'X45')RV PARKING : 6- SPACES (12'x39') : 2- SPACES (12'x25') : 21- SPACES (10'x25')PARKING TABULATION:LANDSCAPE PARKING PROVIDED: 887 SF.PARKING STALLS REQUIRED:6 STALLSPARKING PROVIDED:15 STALLSSTANDARD PARKING : 13 STALLS (9'x18')H.C. ACCESSIBLE: 1 STALL (9'x18')EV. PARKING: 1 STALL (9'X18')NORTHARCHITECT/APPLICANT:RICK WALLACEWALLACE DESIGN GROUP27405 PUERTA REAL SUITE #235MISSION VIEJO, CA 92691PHONE: 949-525-9229EMAIL: RICK@WALLACEDESIGNGROUP.NETPROJECT DATA:ADDRESS: 75220 MERLE DR PALM DESERT, CA92211ASSESSOR'S PARCEL NUMBER: 634-260-008ZONING: SI - SERVICE INDUSTRIAL STORAGE FACILITYAPPLICATION NO.: PP22-0008FIRE DEPARTMENT CASE NUMBER: FPPPC2300001 SITE TABULATION:TOTAL SITE AREA:82,397 S.F. (1.89 ACRES)LOT COVERAGE: 30,894 SF. (37.49%)LANDSCAPE AREA:4,020 SF. (4.9%)TOTAL BUILDING AREA : 61,788 SF.ALLOWABLE F.A.R.: 61,797.75 SF (0.75)PROPOSED F.A.R.:61,788 SF (0.749) ALLOWABLE BUILDING STORIES: 4-STORIESALLOWABLE MAX. BUILDING HEIGHT: 55 FT.PROPOSED MAX. BUILDING HEIGHT: 26 FTSETBACKS REQUIREDFRONT: 25' - 10 ' LANDSCAPE SETBACKSIDE: 0'REAR: 0'GROSS BUILDING FLOOR AREA :EXISTING BUILDING - A: (TYPE IIIB SPRINKLER) 36,476 SF. 1ST FLOOR: 18,238 SF.STORAGE UNITS (S1 OCCUPANCY TYPE) : 15,052 SF.WINE STORAGE (S1 OCCUPANCY TYPE) : 2,328 SF.OFFICE (B OCCUPANCY TYPE) 858 SF. 2ND FLOOR: 18,238 SF.BUILDING - B: (TYPE IIB SPRINKLER) 25,312 SF. 1ST FLOOR: (S1 OCCUPANCY TYPE) 12,656 SF. 2ND FLOOR: (S1 OCCUPANCY TYPE) 12,656 SF. TOTAL AREA 61,788 S.F.CONSTRUCTION TYPE:III-B, FULLY SPRINKLERED (EXISTING BUILDING-A)II-B, FULLY SPRINKLERED (BUILDINGS B)CAL GREEN SECTION 5.507 - ENVIRONMENTAL COMFORTFOR ANY NECESSARY SOUND CONTROL DESIGN. OWNER:DAVE HOTCHKINLOW COST STORAGE- PD, LLC280 TEJAS TRAILBASALT, CO 81621PHONE: 818-404-0072dave@anchorpacifica.comSITE PLAN KEYNOTE:EXISTING C.M.U WALL TOREMAIN- SEE CIVILS1REMOVE EXISTING CHAIN LINKFENCES2EXISTING SECONDARYEMERGENCY EXIT GATES36' HT. C.M.U WALL TO REMAINSEE CIVIL 2 OF 2S44' HT. MECH'L SCREEN WALLSEE DETAIL-C SHEET 7S5S68' HIGH PAINTED TUBE STEELFENCE - SHEET 6 FOR DETAILS7S1S2S3S6S7S5EXISTING C.M.U. RETAININGWALL W/ CHAIN LINK FENCE@ ADJACENT PROPERTY TOREMAINS8S88' HIGH PAINTED TUBESTEEL FENCE ANDVEHICLE ENTRY-EXIT GATEW/ KEYPAD CONTROLSEE SHEET 6 FOR DETAILCOLOR: BLACKS9TRASH ENCLOSURESEE SHEET 5 FOR DETAILS10NEW 12" RETAININGCURB/WALL SEE CIVIL 2 OF 2S11TRANSFORMER / EXISTINGTO REMAINS12EXISTING DETECTORCHECK VALVES13EXISTING HYDRANTS14S14S13S9S10NEW GENERATORS15S12S15NEW 8' HIGH PRECISION CMUWALL - COLOR MATCH TOEXISTING WALL (NATURAL GRAY)TO REPLACE EXISTING CHAINLINK FENCES6CIVIL ENGINEEREDWARD J. BONADIMAN, M.B.A., P.L.S.PRESIDENTJOSEPH E. BONADIMAN & ASSOC. INC234 NORTH ARROWHEAD AVENUESAN BERNARDINO, CA 92408PH (909) 885-3806 X132CELL (909) 771-643015 FT POLE LIGHT FIXTURES16S16S16SITE PLANSCALE 1"=20'-0"9'X18' STANDARD PARKINGSTALL - STRIP PER CITYSTANDARD (SHEET 5)S179'X18' ELEC'T VEHICLE (EV)PARKING STALLS189'X18' H.C. ACCESSIBLEPARKING STALL WITH 8'WIDE VAN LOADING AREAS19S17S18S17S18S2010'X25' RV PARKING STALLS2112'X39' RV PARKING STALLS21S22S2212'X25' RV PARKING STALLS17S22S20S19S23S23NEW MONUMENT SIGNS11S9S8S6S8S9S8S6S8 S8S8S6S6S1S2
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ELEV.Xref .\X-SECTIONS.dwg 1SHEET 7101'-5"179'-10"179'-10"26'-8 1/2"23'-11"26'-0"24'-9 1/2"101'-5"39'-0 3/4"34'-8 3/4"35'-0"34'-11"34'-0 1/2"34'-0 1/2"3SCALE: 1" = 10'-0"27405 PUERTA REAL, SUITE 235, MISSION VIEJO, CA 92691949-525-9229DATE:PROJECT No: 22-05250010'20'OF 9MERLE DR SELF STORAGE75220 MERLE, PALM DESERT, CA 92211LOW COST STORAGE- PD, LLC280 TEJAS TRAIL,BASALT, CO 8162106 JUL 23... JUL 23DESIGN REV-2SUBMIT-2 REPLY14 NOV 23SUBMIT-3 REPLYNORTHSEE SHEET 2 FOR OCCUPANCY CALCULATION & CODE REQUIREMENTEXISTING BUILDING UPPER FLOOR PLANBUILDING - A UPPER FLOOR PLANSCALE 1"=10"Page 107 of 158
ELEV.AB121SHEET 754'-0"21'-4"75'-4"
9'-8"4'-8"20'-0"20'-0"6'-0"8'-8"5'-0" 62'-4"5'-4"69'-8"5'-0"10'-0"168'-0"78'-4"12'-0"68'-8"8'-0"1'-0"54'-0"21'-4"
75'-4"10'-0"147'-4"10'-8"168'-0"ELEV.ROOMELEV.AB121SHEET 778'-0"3'-2"75'-4"70'-0"19'-0"9'-4"70'-0"80'-8"168'-0"3'-4"16'-8"
39'-0"36'-4"
75'-4"4'-0"10'-4"4'-0"8'-0"2'-0"8'-0"2'-0"8'-0"2'-0"8'-0"2'-0"8'-0"2'-0"8'-0"1'-8"9'-4"12'-0"3'-4"10'-0"5'-8"8'-0"2'-0"8'-0"2'-0"8'-0"6'-0"10'-0"5'-8"168'-0"16'-8"3'-4"3'-2"10'-0"3'-2"4'-0"6'-0"8'-0"2'-0"8'-0"2'-0"7'-0"2'-0"10'-4"4'-8"8'-0"2'-0"8'-0"2'-0"8'-0"2'-0"8'-0"2'-0"8'-0"2'-0"8'-0"2'-0"8'-0"2'-0"8'-0"2'-0"8'-0"2'-0"8'-0"2'-0"8'-0"2'-0"8'-0"2'-0"7'-4"12'-4"13'-4"10'-0"3'-2"4'-0"6'-0"8'-0"2'-0"8'-0"2'-0"7'-0"2'-0"427405 PUERTA REAL, SUITE 235, MISSION VIEJO, CA 92691949-525-9229DATE:PROJECT No: 22-05250010'20'OF 9MERLE DR SELF STORAGE75220 MERLE, PALM DESERT, CA 92211LOW COST STORAGE- PD, LLC280 TEJAS TRAIL,BASALT, CO 8162106 JUL 23... JUL 23DESIGN REV-2SUBMIT-2 REPLY14 NOV 23SUBMIT-3 REPLYSCALE: 1" = 10'-0"NEW BUILDING-BSEE SHEET 2 FOR OCCUPANCY CALCULATION & CODE REQUIREMENTBUILDING - B LOWER FLOOR PLANSCALE 1"=10"SEE SHEET 2 FOR OCCUPANCY CALCULATION & CODE REQUIREMENTBUILDING - B UPPER FLOOR PLANSCALE 1"=10"BUILDING- BNORTHBUILDING- BNORTHPage 108 of 158
179'-10"39'-0 1/2"34'-9"35'-0"34'-11"34'-0 1/2"26'-8 1/2"23'-11"26'-0"24'-9 1/2"101'-5"
101'-5"
50'-9 1/2"50'-8"1SHEET 78'-0"
6"A8'-0"3'-0"
4" MIN.
CLR.5'-0"3'-8"1'-4"B60"DIA.8'-8"5'-0"15'-4"14'-0"PLANFRONT ELEVATION-B14'-0" SIDE ELEVATION-ANOPARKING(EV)9'-0"9'-0"8'-0"11'-0" MIN.FOR END SPACE E=WHERE CLEAR BACK-OUTSPACE IS RESTRICTED ON ONE SIDE2'-0"OVERHANG 4'-5"20'-0"18'-0"16'-6' MIN.5SCALE: 1" = 10'-0"27405 PUERTA REAL, SUITE 235, MISSION VIEJO, CA 92691949-525-9229DATE:PROJECT No: 22-05250010'20'OF 9MERLE DR SELF STORAGE75220 MERLE, PALM DESERT, CA 92211LOW COST STORAGE- PD, LLC280 TEJAS TRAIL,BASALT, CO 8162106 JUL 23... JUL 23DESIGN REV-2SUBMIT-2 REPLY14 NOV 23SUBMIT-3 REPLYBUILDING-A ROOF PLANNORTHBUILDING - A ROOF PLANSCALE 1"=10"TRASH ENCLOSURESCALE 1/4"=1'-0"PARKING LOT DESIGN REQUIREMENTS(FIGURE 25.46-1- CHAPTER 25.46 OFF-STREET PARKING AND LOADING) SCALE 1/4"=1'-0"ACCESSIBLE ACCESS NOTE:ADDITIONAL INFORMATION ON TYPES OF STORAGE AND ACCESSIBLE ACCESS.INDIVIDUAL SELF-SERVICE STORAGE SPACES SHALL BE DISPERSEDTHROUGHOUT THE VARIOUS CLASSES OF SPACES PROVIDED. WHERE MORECLASSES OF SPACES ARE PROVIDED THAN THE NUMBER REQUIRED TO BEACCESSIBLE, THE NUMBER OF SPACES SHALL NOT BE REQUIRED TO EXCEEDTHAT REQUIRED BY TABLE 11B-225.3. SELF-SERVICE STORAGE SPACESCOMPLYING WITH TABLE 11B-225.3 SHALL NOT BE REQUIRED TO BE DISPERSEDAMONG BUILDINGS IN A MULTI-BUILDING FACILITY. (CBC 11B-225.3.1)NORTHPage 109 of 158
AB1275'-4"37'-8"37'-8"ELEV.56'-2"49'-0"62'-10"168'-0"18'-0"69'-4"12'-0"47'-4"21'-4"168'-0"10'-0"27'-8"1SHEET 7ELEVATION-APLANA-EXISTING BUILDING - AEXISTING BUILDING - A6SCALE: 1" = 10'-0"27405 PUERTA REAL, SUITE 235, MISSION VIEJO, CA 92691949-525-9229DATE:PROJECT No: 22-05250010'20'OF 9MERLE DR SELF STORAGE75220 MERLE, PALM DESERT, CA 92211LOW COST STORAGE- PD, LLC280 TEJAS TRAIL,BASALT, CO 8162106 JUL 23... JUL 23DESIGN REV-2SUBMIT-2 REPLY14 NOV 23SUBMIT-3 REPLYBUILDING-B ROOF PLAN, VEHICLE GATENORTHBUILDING - B ROOF PLANSCALE 1"=10"VEHICLE ENTRY-EXIT GATE W/KEYPAD CONTROLSCALE 1/4"=1'-0"FIRE PROTECTION MEASURES :1.FIRE PROTECTION WATER SUPPLIES/FIRE FLOW - PRIOR TO BUILDING PERMIT ISSUANCE FORNEW CONSTRUCTION, THE APPLICANT SHALL PROVIDE DOCUMENTATION TO SHOW THEREEXISTS A WATER SYSTEM CAPABLE OF DELIVERING 2,000 GPM AT 20 PSI FOR A 2 HOURDURATION. SPECIFIC DESIGN FEATURES MAY INCREASE OR DECREASE THE REQUIRED FIREFLOW REFERENCE CFC 507.32.FIRE PROTECTION WATER SUPPLIES/HYDRANTS - THE MINIMUM NUMBER OF FIREHYDRANTS REQUIRED, AS WELL AS THE LOCATION AND SPACING OF FIRE HYDRANTS, SHALLCOMPLY WITH CFC APPENDIX C AND NFPA 24. FIRE HYDRANTS SHALL BE LOCATED NOMORE THAN 400 FEET FROM ALL PORTIONS OF THE EXTERIOR OF THE BUILDING ALONG ANAPPROVED ROUTE ON A FIRE APPARATUS ACCESS ROAD, UNLESS OTHERWISE APPROVED BYTHE FIRE DEPARTMENT. FIRE HYDRANTS SHALL BE AT LEAST 40 FEET FROM THE BUILDING ITIS SERVING. A FIRE HYDRANT SHALL BE LOCATED WITHIN 20 TO 100 FEET OF THE FIREDEPARTMENT CONNECTION FOR BUILDINGS PROTECTED WITH A FIRE SPRINKLER SYSTEM. THESIZE 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 7.2.33.FIRE DEPARTMENT VEHICLE ACCESS - THE CONSTRUCTION OF THE FIRE APPARATUSACCESS ROADS SHALL BE ALL WEATHER AND CAPABLE OF SUSTAINING 75,000 LBS. PARALLELPARKING WILL NOT BE PERMITTED ON EITHER SIDE OF A FIRE APPARATUS ACCESS DRIVEWAYTHAT IS LESS THAN 30 FEET WIDE. PARALLEL PARKING IS PERMITTED ON ONE SIDE OF AREQUIRED FIRE APPARATUS ACCESS ROAD WHEN THE CLEAR WIDTH IS A MINIMUM OF 30FLOW. APPROVED MARKING AND/OR SIGNS SHALL BE PROVIDED TO IDENTIFY THE FIRE LANEAND PREVENT THE OBSTRUCTION THEREOF.4.GATE ACCESS: ALL ELECTRONICALLY OPERATED GATES SHALL BE PROVIDED WITH KNOXKEY SWITCHES AND AUTOMATIC SENSORS FOR ACCESS. THESE GATES SHALL BE PROVIDEDWITH ACCESS TO GATE EQUIPMENT OR ANOTHER METHOD TO OPEN THE GATE IF THERE IS APOWER FAILURE. REFERENCE CFC 506.15.TRAFFIC CALMING DEVICES - REQUESTS FOR INSTALLATION OF TRAFFIC CALMINGDESIGNS/DEVICES ON FIRE APPARATUS ACCESS ROADS SHALL BE SUBMITTED ANDAPPROVED BY THE OFFICE OF THE FIRE MARSHAL. REFERENCE CFC 503.4.1PAGE 1 OF 2 PAGE 2 OF 2 STORAGE FACILITY PP22-0008 - 6.5.236.FIRE DEPARTMENT BUILDING CONSTRUCTION PERMIT REVIEW - SUBMITTAL OFCONSTRUCTION PLANS TO THE FIRE DEPARTMENT WILL BE REQUIRED. FINAL FIRE AND LIFESAFETY CONDITIONS WILL BE ADDRESSED WHEN THE FIRE DEPARTMENT REVIEWS THESEPLANS. THESE CONDITIONS WILL BE BASED ON CALIFORNIA FIRE CODE, CALIFORNIA BUILDINGCODE (CBC), AND RELATED CODES/STANDARDS ADOPTED AT THE TIME OF CONSTRUCTIONPLAN SUBMITTAL. REFERENCE CFC 105.17.FIRE SPRINKLER SYSTEM - ALL NEW COMMERCIAL BUILDINGS AND STRUCTURES 3,600SQUARE FEET OR LARGER WILL BE REQUIRED TO INSTALL A FIRE SPRINKLER SYSTEM.REFERENCE CFC 903.2 AS AMENDED BY THE COUNTY OF RIVERSIDE8.FIRE ALARM AND DETECTION SYSTEM - A WATER FLOW MONITORING SYSTEM AND/OR FIREALARM SYSTEM MAY BE REQUIRED AS DETERMINED AT TIME OF BUILDING CONSTRUCTIONPLAN REVIEW. REFERENCE CFC 903.4 AND CFC 907.2 NORTHPage 110 of 158
9'-4"10'-8"
25'-9"T.O.PARAPET - SOUTH SIDE11'-5"9'-4"F.F.183.35'F.F.183.35'101'-5"EXISTING BUILDING - A30'-0"DRIVE WAY75'-4"NEW BUILDING - BPROPERTY LINE
PROPERTY LINE 56'-1"DRIVEWAY69'-0"MERLE DRIVE
22'-0"
T.O.PARAPET - SOUTH SIDE
4'-0"
23'-9"
T.O.PARAPET - NORTH SIDE
23'-4"
T.O.PARAPET - SOUTH SIDE (BEYOND)
22'-0"
T.O.PARAPET - NORTH SIDE
23'-4"
T.O.PARAPET - NORTH SIDE (BEYOND)10'-0"1'-0"8'-0"11'-5"7"3'-4"6"AB℄ TO ℄5 1/2"HANGER ROD HEIGHT
6'-0"1 3/4"5'-0"SECTION WIDTH5'-0"SECTION WIDTH5'-0"SECTION WIDTHSEE PLANCANOPY WIDTH4'-1"CANOPY PROJECTION2'-10 1/2"℄ FRONT CLIP ANGLE(APPROX. 2/3 PROJ.)2'-8"4'-0"OVERALL HANGER ROD LENGTHOVERALL HANGER ROD LENGTH3 1/4"℄ TO ℄ HANGER RODS5 1/2"5"5"℄ TO ℄ HANGER RODS5"5"5"℄ TO ℄ HANGER RODS1-SECTION - 1PAINTED COLONIAL RED8" STEEL CHANNEL FRAME W/ BASEPLATE OVER DELTA-FASSADEFLASHING1'-0"SEE PLANFACE OF NEW STUD
3/8" DRIP EDGE
10"1/2"SET THRU-BOLTS ANDWASHERS IN BED OF SEALANT-SEE STRUCTURALPROVIDE 3/8" CLEARANCE AT PANEL EDGE BEYONDEDGE OF BASE PLATE (TYPICAL SURROUND)SEE ELEVATIONB.O.STRUC. BASE PLATET.O.BASE PLATE3/4"MTL SIDDING FINISHINGMTL SIDDING FINISHING2-3-PARTIAL PLAN2'-0"2'-6"2'-0"2'-6"2'-0"2'-6"2'-0"2'-6"2'-0"2'-6"2'-0"2'-6"2'-0"2'-6"2'-0"2'-6"2'-0"6'-6"
2'-6"2'-6"38'-0"L4'-0"ELEVATION - 31'-0"14'-2"2-L3"
4'-0"1'-6"
1'-3"
3'-4"SECTION - 23'-4"
3'-0"6"2"
10"
4'-2"10'-0"NOT TO SCALE727405 PUERTA REAL, SUITE 235, MISSION VIEJO, CA 92691949-525-9229DATE:PROJECT No: 22-05250010'20'OF 9MERLE DR SELF STORAGE75220 MERLE, PALM DESERT, CA 92211LOW COST STORAGE- PD, LLC280 TEJAS TRAIL,BASALT, CO 8162106 JUL 23... JUL 23DESIGN REV-2SUBMIT-2 REPLY14 NOV 23SUBMIT-3 REPLYBUILDING SECTIONS AND DETAILSBUILDING - A SECTION-1SCALE 1"=10"BUILDING - B SECTION-1SCALE 1"=10"SECTION-2 (CANOPY)BUILDING - ASCALE 3/8"=1'SECTION-3 (OVERHANG)BUILDING - ADETAIL - A TYPICAL CANOPYDETAIL - B TYPICAL OVERHANGSCALE 3/8"=1'DETAIL - CMECH'L EQUIPMENT AND SCREEN WALLSCALE 1/4"=1'NORTHDETAIL - DTYPICAL MECH'L EQUIPMENT SCREENON THE ROOFPage 111 of 158
Page 112 of 158
EGC23'-4"25'-1"18'-0"69'-4"12'-0"47'-4"21'-4"BBBD8'-0"2'-0"8'-0"2'-0"8'-0"2'-0"8'-0"10'-0"5'-8"8'-0"2'-0"8'-0"10'-0"15'-4"11'-0"8'-0"2'-0"183.35'8'-0"4'-0"10'-4"4'-0"6'-0"10'-0"2'-0"5'-8"HH1'-8"22'-0"KK12'-0"B2DEG23'-4"10'-8"9'-4"
8'-0"B27'-10"9'-10"37'-8"25'-1"F.F.183.35'16'-8"3'-4"3'-2"10'-0"3'-2"4'-0"6'-0"8'-0"2'-0"8'-0"2'-0"7'-0"2'-0"HK12'-0"3SHEET 9B2EC23'-4"D25'-1"21'-4"49'-0"BB8'-0"8'-0"2'-0"8'-0"2'-0"8'-0"2'-0"8'-0"2'-0"8'-0"2'-0"8'-0"2'-0"8'-0"2'-0"8'-0"2'-0"8'-0"2'-0"8'-0"2'-0"8'-0"2'-0"2'-0"12'-4"F.F.183.35'7'-4"8'-0"18'-4"2'-0"18'-0"41'-6"38'-2"EAHH22'-0"1'-4"K12'-0"3SHEET 9B2DEGB23'-4"
9'-4"37'-8"9'-10"27'-10"10'-8"2'-0"F.F.183.35'7'-0"2'-0"8'-0"2'-0"8'-0"6'-0"4'-0"3'-2"10'-0"3'-2"3'-4"16'-8"HK12'-0"B2ELEVATION KEY NOTESBACHORIZONTAL EXTERIOR METAL SIDING TO MATCHPBD PANELEXISTING - PREFAB CONCRETE PANELFPAINTED METAL ACCESS MAN DOORGNEW ALUMINUM STORE FRONTDPAINTED 8X8X16 SPLIT FACE CMUVERTICAL METAL EXTERIOR SIDING TO MATCH MBCIPBR PANELROLL-UP STORAGE UNIT DOORECOLOR: SAND DUNE - SW6086COLOR: COLONIAL REDCOLOR: HALF-CAFF - SW9091COLOR: DESERT TANCOLOR: DESERT TANEXTERIOR LIGHT PAINTED BLACKHSEE E10 & E20 SHEETSSIGN UNDER SEPARATE PERMITJSCUPPER & DOWNSPOUTPAINT TO MATCH ADJACENT MATERIALKCOLOR: BROWN STONEB2VERTICAL METAL EXTERIOR SIDING TO MATCH MBCIPBR PANELCOLOR: BROWN STONE8SCALE: 1/8" = 1'-0"27405 PUERTA REAL, SUITE 235, MISSION VIEJO, CA 92691949-525-9229DATE:PROJECT No: 22-05250010'20'OF 9MERLE DR SELF STORAGE75220 MERLE, PALM DESERT, CA 92211LOW COST STORAGE- PD, LLC280 TEJAS TRAIL,BASALT, CO 8162106 JUL 23... JUL 23DESIGN REV-2SUBMIT-2 REPLY14 NOV 23SUBMIT-3 REPLYELEVATIONS - BUILDING BSCALE 1/8"=1'-0"WEST ELEVATION - BUILDING -BSOUTH ELEVATION - BUILDING -BSCALE 1/8"=1'-0"NORTH ELEVATION - BUILDING -BEAST ELEVATION - BUILDING -BSCALE 1/8"=1'-0"SCALE 1/8"=1'-0"SOUTH ELEVATION - BUILDING -BSCALE 1/8"=1'-0"WEST ELEVATION - BUILDING -BSCALE 1/8"=1'-0"Page 113 of 158
E. MELANIE MERLE DRIVERITTER CIRCLE
℄PLACE ℄PROJECT SITE11121225039EJBCHECKED BY:JOB NO:10-19-23DISREGARD PRINTS BEARINGEARLIER REVISION DATESSCALE:DRAWN BY:PREPARED FOR:KBOSHEET:1" = 20'BREMCO CONSTRUCTIONOFDATEDESCRIPTIONNOBYREVISIONSAPPROVEDEST.1941PRELIMINARY SITE PLAN75220 MERLE DRIVEPALM DESERT, CAAPN(S): 634-260-008PROJECT INFORMATION LEGEND75220 MERLE DRIVEEXISTING SITE CONDITIONSIN THE CITY OF PALM DESERT, CALIFORNIA75220 MERLE DRIVEVICINITY MAPCITY OF PALM DESERTEXISTING EASEMENTS & ENCUMBRANCES:LEGAL DESCRIPTION:OWNER / APPLICANT:Page 114 of 158
EVEV
C~A~B
~
D
~
E. MELANIE MERLE DRIVE℄PLACE ℄SECTION CC~SECTION AA~SECTION DD~SECTION BB~CONSTRUCTION NOTES:QTY:22225039EJBCHECKED BY:JOB NO:10-19-23DISREGARD PRINTS BEARINGEARLIER REVISION DATESSCALE:DRAWN BY:PREPARED FOR:KBOSHEET:1" = 20'BREMCO CONSTRUCTIONOFDATEDESCRIPTIONNOBYREVISIONSAPPROVEDEST.1941PRELIMINARY SITE PLAN75220 MERLE DRIVEPALM DESERT, CAAPN(S): 634-260-008PROJECT INFORMATION BUILDING SETBACK:LEGEND75220 MERLE DRIVEPRELIMINARY SITE/GRADING PLANIN THE CITY OF PALM DESERT, CALIFORNIA75220 MERLE DRIVEVICINITY MAPCITY OF PALM DESERTBUILDING SQUARE FOOTAGE PARKING REQUIREMENTS 111PROJECT SITEEXISTING EASEMENTS & ENCUMBRANCES:OWNER / APPLICANT:GROUND/BOUNDARY SURVEY BY:LEGAL DESCRIPTION:CIVIL ENGINEER:FLOOD INFORMATION:PROPERTY ADDRESS:PROJECT DATA:EARTHWORK QUANTITIES:Page 115 of 158
EVEVMERLE DRIVERITTER CIRCLE
℄℄E. MELANIE PLACE
11111225039EJBCHECKED BY:JOB NO:10-19-23DISREGARD PRINTS BEARINGEARLIER REVISION DATESSCALE:DRAWN BY:PREPARED FOR:KBOSHEET:1" = 30'BREMCO CONSTRUCTIONOFDATEDESCRIPTIONNOBYREVISIONSAPPROVEDEST.1941LINE OF SIGHT EXHIBIT75220 MERLE DRIVEPALM DESERT, CAAPN(S): 634-260-008LEGEND75220 MERLE DRIVELINE OF SIGHT EXHIBITIN THE CITY OF PALM DESERT, CALIFORNIA75220 MERLE DRIVEVICINITY MAPCITY OF PALM DESERTPROJECT SITEPage 116 of 158
EVEV
E. MELANIE MERLE DRIVE℄PLACE ℄11151225039EJBCHECKED BY:JOB NO:10-19-23DISREGARD PRINTS BEARINGEARLIER REVISION DATESSCALE:DRAWN BY:PREPARED FOR:KBOSHEET:1" = 20'BREMCO CONSTRUCTIONOFDATEDESCRIPTIONNOBYREVISIONSAPPROVEDEST.1941TRUCK TURNING TEMPLATE EXHIBIT75220 MERLE DRIVEPALM DESERT, CAAPN(S): 634-260-008LEGEND75220 MERLE DRIVETRUCK TURNING TEMPLATE EXHIBITIN THE CITY OF PALM DESERT, CALIFORNIA75220 MERLE DRIVEVICINITY MAPCITY OF PALM DESERTPROJECT SITEREPRESENTS FIRE TRUCKPage 117 of 158
EVEV
E. MELANIE MERLE DRIVE℄PLACE ℄11152225039EJBCHECKED BY:JOB NO:10-19-23DISREGARD PRINTS BEARINGEARLIER REVISION DATESSCALE:DRAWN BY:PREPARED FOR:KBOSHEET:1" = 20'BREMCO CONSTRUCTIONOFDATEDESCRIPTIONNOBYREVISIONSAPPROVEDEST.1941TRUCK TURNING TEMPLATE EXHIBIT75220 MERLE DRIVEPALM DESERT, CAAPN(S): 634-260-008LEGEND75220 MERLE DRIVETRUCK TURNING TEMPLATE EXHIBITIN THE CITY OF PALM DESERT, CALIFORNIA75220 MERLE DRIVEVICINITY MAPCITY OF PALM DESERTPROJECT SITEREPRESENTS LONGER RVPage 118 of 158
EVEV
E. MELANIE MERLE DRIVE℄PLACE ℄11153225039EJBCHECKED BY:JOB NO:10-19-23DISREGARD PRINTS BEARINGEARLIER REVISION DATESSCALE:DRAWN BY:PREPARED FOR:KBOSHEET:1" = 20'BREMCO CONSTRUCTIONOFDATEDESCRIPTIONNOBYREVISIONSAPPROVEDEST.1941TRUCK TURNING TEMPLATE EXHIBIT75220 MERLE DRIVEPALM DESERT, CAAPN(S): 634-260-008LEGEND75220 MERLE DRIVETRUCK TURNING TEMPLATE EXHIBITIN THE CITY OF PALM DESERT, CALIFORNIA75220 MERLE DRIVEVICINITY MAPCITY OF PALM DESERTPROJECT SITEREPRESENTS MOVING TRUCK OR SHORTER RVPage 119 of 158
EVEV
E. MELANIE MERLE DRIVE℄PLACE ℄11154225039EJBCHECKED BY:JOB NO:10-19-23DISREGARD PRINTS BEARINGEARLIER REVISION DATESSCALE:DRAWN BY:PREPARED FOR:KBOSHEET:1" = 20'BREMCO CONSTRUCTIONOFDATEDESCRIPTIONNOBYREVISIONSAPPROVEDEST.1941TRUCK TURNING TEMPLATE EXHIBIT75220 MERLE DRIVEPALM DESERT, CAAPN(S): 634-260-008LEGEND75220 MERLE DRIVETRUCK TURNING TEMPLATE EXHIBITIN THE CITY OF PALM DESERT, CALIFORNIA75220 MERLE DRIVEVICINITY MAPCITY OF PALM DESERTPROJECT SITEREPRESENTS MOVING TRUCK OR SHORTER RVPage 120 of 158
EVEV
E. MELANIE MERLE DRIVE℄PLACE ℄11155225039EJBCHECKED BY:JOB NO:10-19-23DISREGARD PRINTS BEARINGEARLIER REVISION DATESSCALE:DRAWN BY:PREPARED FOR:KBOSHEET:1" = 20'BREMCO CONSTRUCTIONOFDATEDESCRIPTIONNOBYREVISIONSAPPROVEDEST.1941TRUCK TURNING TEMPLATE EXHIBIT75220 MERLE DRIVEPALM DESERT, CAAPN(S): 634-260-008LEGEND75220 MERLE DRIVETRUCK TURNING TEMPLATE EXHIBITIN THE CITY OF PALM DESERT, CALIFORNIA75220 MERLE DRIVEVICINITY MAPCITY OF PALM DESERTPROJECT SITEREPRESENTS TRASH TRUCKPage 121 of 158
SCALE:
DATE:
PROJECT No: 22-0525
00 10' 20'
MERLE DR SELF STORAGE75220 MERLE, PALM DESERT, CA 92211
LOW COST STORAGE- PD, LLC
280 TEJAS TRAIL,
BASALT, CO 81621
NORTH
CONSULTANT:
SHEET TITLE:SHEET NUMBER:11-02-2022
JOB NO:22-480
DRAWN:RP
CHEKED:RP 27405 PUERTA REAL, SUITE 235, MISSION VIEJO, CA 92691
949-525-9229
ELECTRICAL SCHEDULES,
NOTES & DETAILS
NONE
E01
Page 122 of 158
PROPERTY LINE
PROPERTY LINE
PROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINE
PROPERTY LINEPROPERTY LINESCALE:
DATE:
PROJECT No: 22-0525
00 10' 20'
MERLE DR SELF STORAGE75220 MERLE, PALM DESERT, CA 92211
LOW COST STORAGE- PD, LLC
280 TEJAS TRAIL,
BASALT, CO 81621
NORTH
CONSULTANT:
SHEET TITLE:SHEET NUMBER:08-10-2023
JOB NO:22-480
DRAWN:RP
CHEKED:RP 27405 PUERTA REAL, SUITE 235, MISSION VIEJO, CA 92691
949-525-9229
SITE LIGHTING/PHOTOMETRIC
1/20"=1'-0"
E10
12'
14'
Page 123 of 158
SCALE:
DATE:
PROJECT No: 22-0525
00 10' 20'
MERLE DR SELF STORAGE75220 MERLE, PALM DESERT, CA 92211
LOW COST STORAGE- PD, LLC
280 TEJAS TRAIL,
BASALT, CO 81621
NORTH
CONSULTANT:
SHEET TITLE:SHEET NUMBER:11-02-2022
JOB NO:22-480
DRAWN:RP
CHEKED:RP 27405 PUERTA REAL, SUITE 235, MISSION VIEJO, CA 92691
949-525-9229
CUT SHEETS
1/20"=1'-0"
E20
Page 124 of 158
265'-0"
NEW 7 FT. CMU WALL TO REPLACE EXISTING CHAIN LINK FENCE
30'-9"
DRIVEWAY56'-0 1/2"75'-4"31'-5"R14'-0"R38'-0"
191'-1"25'-5 1/2"30'-7"R14'
-0"R38'-0"10'-0"36'-1 3/4"140'-6"330'-4 1/2"EXISTING CHAIN LINK FENCE @ ADJACENT PROPERTY TO REMAIN -FALL PROTECTION SAFETY GUARD RAIL287'-9"19'-11"126'-5"NEW 5.5 FT. CMU WALL ON NEIGHBORING PROPERTY4'-10"47'-8 1/2"30'-0"15'-4"12'-1"28'-1"
42'-6"
R38'-0"R14'
-
0
"
2'-11"
5'-0"76'-5"161'-4 1/2"<>\XNEW 8 FT. CMU WALL TO REPLACE EXISTING CHAIN LINK FENCENOPARKING 25'-9"179'-10"
18'-0"28'-6"25'-0"25'-0"9'-0 1/2"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"5'-0"9'-0 1/2"9'-0"9'-0"8'-0"20'-0"
61'-1"6'-8"
1'-0"
6'-0"9'-0"9'-0"9'-0"26'-0 1/2"
2
5
'
-
8
1
/
2
"
E
X
I
S
T
I
N
G
D
R
I
V
E
W
A
Y
10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"12'-6"30'-0"1
2
'
-
0
"25'-3 1/2"DRIVEWAY9'-0"9'-0"9'-1 1/2"35'-9"15'-4"2'-11"12'-1"45'-0"25'-0"45'-0"25'-0"45'-0"EV EV>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>XM E R L E D R I V E
EMELANIEPLACEPROPOSED SELF
STORAGE BUILDING - B
1ST FLOOR =12,656 SF
2ND FLOOR = 12,656 SF
FF = 183.35
EXISTING BUILDING - A
1ST FLOOR = 18,238 SF
2ND FLOOR = 18,238 SF
FF = 183.35
PROPERTY LINE
EXIT ONLY
EXIT KEY PAD
EXIT
KEY PAD
ENTRY
KEY PAD
PATH OF TRAVEL
T
(E) FH
NEW MONUMENT SIGN
PLANT LEGEND
SYMBOL BOTANICAL NAME COMMON NAME SIZE
TREES
SHRUBS
HT. x SP.QTY
MULCH NOTE:
ALL SHRUB AREAS TO RECEIVE A 2" LAYER OF DECOMPOSED GRANITE MULCH
24" BOX 25' x 25'4PARKINSONIA 'DESERT MUSEUM'DESERT MUSEUM PALO VERDE
24" BOX 10'-30' x 6'-25'2CHILOPSIS LINEARIS DESERT WILLOW
5 GAL.ECHINOCACTUS GRUSONII GOLDEN BARREL CACTUS 2'-3' x 2'
5 GAL.DALEA CAPITATA 'SIERRA GOLD'DALEA SIERRA GOLD 1' x 3'
5 GAL.HESPERALOE PARVIFLORA RED YUCCA 3'-4' x 3'-4'
5 GAL.LANTANA 'NEW GOLD'NEW GOLD TRAILING LANTANA 1.5' x 3'
5 GAL.LEUCOPHYLLUM ZYGOPHYLLUM 'CIMARRON'BLUE RANGER 3' x 3'
5 GAL.TECOMA STANS 'GOLD STAR'GOLD STAR YELLOW BELLS 10' x 8'
5 GAL.DASYLIRION WHEELERI GREY DESERT SPOON 4'-10' x 4'-5'
IRRIGATION NOTE:
IRRGATION SHALL BE DRIP IRRGATION WITH SMART CONTROLLER AND CONFORM TO THE STATE WATER ORDINANCE
WUCOLS
L
L
L
L
L
L
L
M
L
27405 PUERTA REAL, SUITE 235, MISSION VIEJO, CA 92691
949-525-9229
DATE:
PROJECT No: 22-0525
00 20'40'MERLE DR SELF STORAGE
75220 MERLE, PALM DESERT, CA 92211
LOW COST STORAGE - PD, LLC
280 TEJAS TRAIL,
BASALT, CO 81621
11/06/2023
01
SCALE: 1" = 20'-0"
PRELIMINARY LANDSCAPE PLAN
NORTH CA 3943 . NV 1097 . AZ 75045 | SBE . DBE
22-207.01 11-06-2023
TREE IMAGES
CHILOPSIS LINEARIS
DESERT WILLOW
PARKINSONIA X 'DESERT MUSEUM'
DESERT MUSEUM PALO VERDE
SHRUB IMAGES
DALEA CAPITATA 'SIERRA GOLD'
DALEA SIERRA GOLD
DASYLIRION WHEELERI
GREY DESERT SPOON
ECHINOCACTUS GRUSONII
GOLDEN BARREL CACTUS
HESPERALOE PARVIFLORA
RED YUCCA
LANTANA 'NEW GOLD'
NEW GOLD TRAILING LANTANA
Leucophyllum Zygophyllum 'Cimarron'
BLUE RANGER
TECOMA STANS 'GOLD STAR'
GOLD STAR YELLOW BELLS
(4) EXISTING PALM TREES TO REMAIN
EXISTING TREE TO REMAIN
ADD NEW SHRUBS IN FRONT OF MECH. EQUIPMENT SCREEN
EXISTING TREE
TO REMAIN
NEW DROUGHT-TOLERANT
DESERT LANDSCAPING
NEW DROUGHT-TOLERANT
DESERT LANDSCAPING
EXISTING DESERT
LANDSCAPING TO REMAIN
REMOVE EXISTING PATCH
OF SYNTHETIC GRASS &
REPLACE WITH NEW
DESERT LANDSCAPING
TO MATCH EXISTING
REMOVE EXISTING PATCH
OF SYNTHETIC GRASS &
REPLACE WITH NEW
DESERT LANDSCAPING
TO MATCH EXISTING
EXISTING
TREE TO
REMAIN
PROPERTY LINE WALL
PROPERTY LINE WALL
PROPERTY LINE WALL
PROPERTY LINE WALL
Page 125 of 158
265'-0"
NEW 7 FT. CMU WALL TO REPLACE EXISTING CHAIN LINK FENCE
30'-9"
DRIVEWAY56'-0 1/2"75'-4"31'-5"R14'-0"R38'-0"
191'-1"25'-5 1/2"30'-7"R14'
-0"R38'-0"10'-0"36'-1 3/4"140'-6"330'-4 1/2"EXISTING CHAIN LINK FENCE @ ADJACENT PROPERTY TO REMAIN -FALL PROTECTION SAFETY GUARD RAIL287'-9"19'-11"126'-5"NEW 5.5 FT. CMU WALL ON NEIGHBORING PROPERTY4'-10"47'-8 1/2"30'-0"15'-4"12'-1"28'-1"
42'-6"
R38'-0"R14'
-
0
"
2'-11"
5'-0"76'-5"161'-4 1/2"<>\XNEW 8 FT. CMU WALL TO REPLACE EXISTING CHAIN LINK FENCENOPARKING 25'-9"179'-10"
18'-0"28'-6"25'-0"25'-0"9'-0 1/2"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"5'-0"9'-0 1/2"9'-0"9'-0"8'-0"20'-0"
61'-1"6'-8"
1'-0"
6'-0"9'-0"9'-0"9'-0"26'-0 1/2"
2
5
'
-
8
1
/
2
"
E
X
I
S
T
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N
G
D
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10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"12'-6"30'-0"1
2
'
-
0
"25'-3 1/2"DRIVEWAY9'-0"9'-0"9'-1 1/2"35'-9"15'-4"2'-11"12'-1"45'-0"25'-0"45'-0"25'-0"45'-0"EV EV>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>XM E R L E D R I V E
EMELANIEPLACEPROPOSED SELF
STORAGE BUILDING - B
1ST FLOOR =12,656 SF
2ND FLOOR = 12,656 SF
FF = 183.35
EXISTING BUILDING - A
1ST FLOOR = 18,238 SF
2ND FLOOR = 18,238 SF
FF = 183.35
PROPERTY LINE
EXIT ONLY
EXIT KEY PAD
EXIT
KEY PAD
ENTRY
KEY PAD
PATH OF TRAVEL
T
(E) FH
NEW MONUMENT SIGN
PLANT LEGEND
SYMBOL BOTANICAL NAME COMMON NAME SIZE
TREES
SHRUBS
HT. x SP.WUCOLS
MULCH NOTE:
ALL SHRUB AREAS TO RECEIVE A 2" LAYER OF DECOMPOSED GRANITE MULCH
24" BOX 25' x 25'LPARKINSONIA 'DESERT MUSEUM'DESERT MUSEUM PALO VERDE
24" BOX 10'-30' x 6'-25'LCHILOPSIS LINEARIS DESERT WILLOW
5 GAL.ECHINOCACTUS GRUSONII GOLDEN BARREL CACTUS 2'-3' x 2'L
5 GAL.DALEA CAPITATA 'SIERRA GOLD'DALEA SIERRA GOLD 1' x 3'L
5 GAL.HESPERALOE PARVIFLORA RED YUCCA 3'-4' x 3'-4'L
5 GAL.LANTANA 'NEW GOLD'NEW GOLD TRAILING LANTANA 1.5' x 3'L
5 GAL.LEUCOPHYLLUM ZYGOPHYLLUM 'CIMARRON'BLUE RANGER 3' x 3'L
5 GAL.TECOMA STANS 'GOLD STAR'GOLD STAR YELLOW BELLS 10' x 8'M
5 GAL.DASYLIRION WHEELERI GREY DESERT SPOON 4'-10' x 4'-5'L
QTY
6
4
IRRIGATION NOTE:
IRRGATION SHALL BE DRIP IRRGATION WITH SMART CONTROLLER AND CONFORM TO THE STATE WATER ORDINANCE
27405 PUERTA REAL, SUITE 235, MISSION VIEJO, CA 92691
949-525-9229
DATE:
PROJECT No: 22-0525
00 20'40'MERLE DR SELF STORAGE
75220 MERLE, PALM DESERT, CA 92211
LOW COST STORAGE - PD, LLC
280 TEJAS TRAIL,
BASALT, CO 81621
11/06/2023
01
SCALE: 1" = 20'-0"
PRELIMINARY LANDSCAPE PLAN - OPTION B
NORTH CA 3943 . NV 1097 . AZ 75045 | SBE . DBE
22-207.01 11-06-2023
CHILOPSIS LINEARIS
DESERT WILLOW
TREE IMAGES
PARKINSONIA X 'DESERT MUSEUM'
DESERT MUSEUM PALO VERDE
SHRUB IMAGES
DALEA CAPITATA 'SIERRA GOLD'
DALEA SIERRA GOLD
DASYLIRION WHEELERI
GREY DESERT SPOON
ECHINOCACTUS GRUSONII
GOLDEN BARREL CACTUS
HESPERALOE PARVIFLORA
RED YUCCA
LANTANA 'NEW GOLD'
NEW GOLD TRAILING LANTANA
Leucophyllum Zygophyllum 'Cimarron'
BLUE RANGER
TECOMA STANS 'GOLD STAR'
GOLD STAR YELLOW BELLS
ADD NEW SHRUBS IN FRONT OF MECH. EQUIPMENT SCREEN
FH
PROPERTY LINE WALL
PROPERTY LINE WALL
PROPERTY LINE WALL
PROPERTY LINE WALL
Page 126 of 158
Page 127 of 158
Page 128 of 158
CITY OF PALM DESERT
73-510 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92260-2578
TEL: 760-346-0611
PLANNING@PALMDESERT.GOV
CITY OF PALM DESERT
PUBLIC HEARING NOTICE
CASE NO. PP22-0008
NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BEFORE THE
PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, TO CONSIDER
ADOPTION OF A NOTICE OF EXEMPTION PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) AND APPROVAL OF A PRECISE PLAN TO
CONVERT AN EXISTING INDUSTRIAL WAREHOUSE INTO A PERSONAL STORAGE
FACILITY, DEVELOPMENT OF A 25,312 SQUARE-FOOT STORAGE BUILDING, AND
OUTDOOR RECREATIONAL VEHICLE STORAGE ON A 1.89-ACRE PARCEL LOCATED AT
75220 MERLE DRIVE
The City of Palm Desert (City), in its capacity as the Lead Agency for this project and pursuant to
the California Environmental Quality Act (CEQA), has determined the project to be categorically
exempt from further environmental review pursuant to CEQA Guidelines Section §15332 – In-fill
Development Projects.
PROJECT LOCATION:
PROJECT LOCATION: 75220 Merle Drive in the City of Palm Desert, located in Riverside County.
Assessor’s Parcel Number 634-260-008
PROJECT DESCRIPTION: The consideration is a request to convert an existing industrial
warehouse into a 36,476 square-foot personal storage facility, and development of a new 25,312
square-foot personal storage building, with outdoor recreational vehicle storage on a 1.89-acre
parcel.
PUBLIC HEARING: NOTICE IS HEREBY GIVEN that the Planning Commission of the City of
Palm Desert, California, will hold a Public Hearing on Tuesday, February 20, 2024. The Planning
Commission meeting begins at 6:00 p.m. in the Council Chamber at 73510 Fred Waring Drive,
Palm Desert, California. Pursuant to Assembly Bill 2449, this meeting may be conducted as a
hybrid meeting, allowing public access via teleconference or in person. Options for remote
participation will be listed on the Posted Agenda for the meeting at:
https://www.palmdesert.gov/connect/committees-and-commissions/planning-
commission
PUBLIC REVIEW: The plans and related documents are available for public review Monday
through Friday from 8:00 a.m. to 5:00 p.m. by contacting the project planner, Nick Melloni. Please
submit written comments to the Planning Division. If any group challenges the action in court,
issues raised may be limited to only those issues raised at the public hearing described in this
notice or in written correspondence at or prior to the Planning Commission hearing. All comments
and any questions should be directed to:
Nick Melloni, AICP, Principal Planner
City of Palm Desert
73510 Fred Waring Drive
Palm Desert, CA 92260
(760) 346-0611, Extension 479
nmellloni@palmdesert.gov
PUBLISH: THE DESERT SUN RICHARD D. CANNONE, AICP, SECRETARY
February 9, 2024 PALM DESERT PLANNING COMMISSION
Page 129 of 158
Page 130 of 158
CITY OF PALM DESERT
73-510 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92260-2578
TEL: 760-346-0611
PLANNING@PALMDESERT.GOV
ARCHITECTURAL REVIEW COMMISSION
NOTICE OF ACTION
December 19, 2023
Mr. Rick Wallace
Wallace Design Group
27405 Puerta #235
Mission Viejo, CA 92691
Subject: Consideration to approve a Design Review (DR) for a proposed Precise Plan
(PP) and Environmental Assessment (EA) to convert an existing industrial warehouse
into a 36,476 square-foot personal storage facility, and development of a 25,312
square-foot, with outdoor recreational vehicle storage on a 1.89-acre parcel located at
75220 Merle Drive (Assessor’s Parcel Number 634-260-008).
The Architectural Review Commission of the City of Palm Desert considered your request
and took the following action at its meeting of December 12, 2023:
Following discussion, MOTION BY CHAIR VUKSIC, SECOND BY VICE CHAIR
MCINTOSH, CARRIED 6-0 (COMMISSIONER LATKOVIC ABSENT); to approve Case
Nos. PP/EA/DR 22-0008 with the following conditions:
1. 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.
2. 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.
3. Dasylirion Wheeleri, plant specimen shall not be planted too close to walkways.
4. Signage shall comply with the Palm Desert Municipal Code and not utilize raceways,
backers, or phone numbers.
5. The walls of the trash enclosure shall be finished with stucco to match the primary
building.
6. 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.
7. All exterior downspouts shall be painted to match the adjacent section of the building
wall.
8. Require all exterior equipment to be screened from view of the Public Right of Way.
Page 131 of 158
Mr. Rick Wallace – Wallace Design Group
Page 2
December 19, 2023
Any appeal of the above action may be made in writing to the City Clerk of the City of Palm
Desert within 15 days of the date of the decision.
If you have any questions, please contact Principal Planner, Nick Melloni, at (760) 776-6479
or nmelloni@palmdesert.gov.
Sincerely,
NICK MELLONI, SECRETARY
ARCHITECTURAL REVIEW COMMISSION
cc: File
Page 132 of 158
Page 1 of 4
CITY OF PALM DESERT
PLANNING COMMISSION
STAFF REPORT
MEETING DATE: February 20, 2024
PREPARED BY: Carlos Flores, AICP, Principal Planner
REQUEST: CONSIDERATION TO ADOPT A NOTICE OF EXEMPTION PURSUANT
TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT AND APPROVE
A USE DETERMINATION AND CONDITIONAL USE PERMIT TO PERMIT
A MARRIAGE SOLEMNIZATION/WEDDING CHAPEL USE AT 72221
HIGHWAY 111 (APN: 640020054)
RECOMMENDATION:
1. Conduct a public hearing and receive public testimony.
2. Adopt Planning Commission Resolution No. 2857 entitled, “A RESOLUTION OF THE
PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, ADOPTING A
NOTICE OF EXEMPTION PURSUANT TO THE STATE OF CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) AND APPROVAL OF A USE DETERMINATION
(UD) FINDING THAT A MARRIAGE SOLEMNIZATION/WEDDING CHAPEL USE IS
SIMILAR TO OTHER USES PERMITTED IN THE DISTRICT PLANNED COMMERCIAL
(PC-2) ZONING DISTRICT AND MAY BE ALLOWED, SUBJECT TO A CONDITIONAL USE
PERMIT CASE NO. UD24-0002”.
3. Adopt Planning Commission Resolution No. 2858 entitled, “A RESOLUTION OF THE
PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, ADOPTING A
NOTICE OF EXEMPTION PURSUANT TO THE STATE OF CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) AND APPROVAL OF A CONDITIONAL USE
PERMIT (CUP) TO ESTABLISH A 1,140-SQUARE-FOOT MARRIAGE SOLEMNIZATION/
WEDDING CHAPEL AT 72221 HIGHWAY 111, SUITE A7 CASE NO. CUP24-0002”.
EXECUTIVE SUMMARY:
The project is a request by “Today We Become One, LLC” (Applicant) that the Planning
Commission (Commission) make a Use Determination (UD) to allow Marriage
Solemnization/Wedding Chapel (Solemnization) uses within the PC-2 zoning district, subject to
a Conditional Use Permit (CUP) based on its similarity to the Institution, general land use
classification.
The PC-2 zoning district establishes land uses that are permitted by right (“P”), allowed subject
to an administrative use permit (“A”), conditionally permitted (“C”), or not permitted (“N”). Land
uses that are not listed in the Palm Desert Zoning Ordinance may be reviewed by the
Commission pursuant to Chapter 25.72.020 of the Palm Desert Municipal Code (PDMC) to
determine if the proposed use is allowed based on its similarity to land uses that are spec ifically
listed.
Page 133 of 158
City of Palm Desert – Planning Commission
Case No. UD/CUP24-0002 Today We Become One, LLC
Page 2 of 4
The UD and CUP request by the Applicant has been filed to allow and establish a 1,140 -square-
foot Solemnization business, within an existing single -story, multitenant commercial space
located at 72221 Highway 111, Suite A7.
Adopting staff’s recommendation would:
1) Determine that Solemnization uses are similar to general institutions and allow such
users to apply for an CUP within the PC-2 zoning district, and
2) Approve a CUP to allow the Applicant to operate a Solemnization Use within 72221
Highway 111, Suite A7.
BACKGROUND/ANALYSIS:
a) Property Description: The project site is an existing multitenant commercial building
located on the northwest corner of Highway 111 and Fred Waring Drive. The site is
comprised of one (1) parcel totaling 1.34 acres containing one (1) single -story building
with a combined floor area of 16,008 square feet. The parcel and building were approved
in 1979 as part of the “Las Sombras” development via Development Plan 01-78 and
Variance 01-78, which established a commercial center with a parking reduction variance
on the northwest corner of Fred Waring Drive and Highway 111 for five (5) parcels and
five (5) buildings. Construction of the buildings was completed in 1980. The project parcel
has an existing parking lot with a total of 59 spaces, accessible from Fred Waring Drive
and Painters Path, and has access to approximately 508 total spaces from adjoining
parcels within the commercial center.
The building currently has seven (7) suites, four (4) of which are occupied by a restaurant,
tattoo shop, dog grooming business, and private gym. The proposed Marriage
Solemnization/Wedding Chapel will be located within Suite A7 in the interior of the
building.
The rest of the commercial center has four (4) additional buildings, including one (1)
multitenant building and three (3) single-tenant buildings that each have a restaurant.
b) Current Zoning & General Plan Land Use Designation:
Table 1 – Adjacent Land Use and Designations
Existing Uses General Plan Zoning
Project
Site Vacant Suburban Retail
Center
Resort Commercial
Center (PC-2)
North Vacant Suburban Retail
Center
Resort Commercial
Center (PC-2)
South Restaurant/Commercial Suburban Retail
Center
Resort Commercial
Center (PC-2)
East Commercial Regional Retail Regional Commercial
Center (PC-3)
West Professional Office Employment Center District Commercial
Center (PC-2)
Page 134 of 158
City of Palm Desert – Planning Commission
Case No. UD/CUP24-0002 Today We Become One, LLC
Page 3 of 4
Project Description/Analysis:
The project is a request by the Applicant that the Commission do the following:
1) Make a UD to allow Solemnization uses within the PC-2 zoning district, subject to a
CUP based on its similarity to the Institution, general land use classification.
2) Approve a CUP to allow a Solemnization use at 72221 Highway 111, Suite A7
Use Determination
Land uses that are not listed in the Palm Desert Zoning Ordinance may be reviewed by the
Commission pursuant to Chapter 25.72.020 of the PDMC to determine if the proposed use is
allowed based on its similarity to land uses that are specifically listed. PDMC Section 25.16.030
Allowed Land Uses and Permit Requirements, states that uses that are not listed are not
permitted; however, they may be considered by the Commission through a UD.
A Solemnization use is not defined or established in any section of the PDMC. With a request
for a UD, the Commission shall determine whether a use not specifically listed in any district
shall be permitted based on its similarity to uses specifically listed in any one o r more districts.
The UD request is to consider allowing Marriage Solemnization/Wedding Chapel Use for non -
denominational issuance of marriage licenses through small, private ceremonies.
PDMC Section 25.99.020 Land Use Definitions, defines Institution, general use as “Publicly or
privately owned and operated activities, nonprofit organizations, or philanthropic activities that
cannot be considered residential, commercial, or industrial uses.” It differentiates itself from an
Institution, religious use which is defined as “A church or other religious organization.” Both
“Institution, general” and “Institution, religious” are in the category of Public Assembly Uses
within Table 25.16-1 of the PDMC and require approval of a CUP within the PC -2 zone. Given
the similarity of the proposed Solemnization Use, requiring a CUP for this Use within the PC -2
zone would be appropriate. Approval of this UD would permit Solemnization Uses within the PC -
2 with approval of a CUP.
Conditional Use Permit
The request by the Applicant has been filed to approve a CUP for a ~1,140 -square-foot
Solemnization use within an existing single -story, multitenant commercial space located at
72221 Highway 111, Suite A7. The Applicant’s statement of use states that the Solemnization
use would include the issuance of marriage licenses conducted through private indoor
ceremonies on an appointment only basis. The business would operate Monday through Friday,
from 9:00 am through 7:00 pm. The ceremonies would be expected to have 20 -40 attendees
and last under two hours. The tenant space would be broken up by a reception area, ceremony
space, bathroom, office and storage area, and an accessory retail area. No food preparation
would occur onsite. No exterior modifications to the building are propos ed as part of the CUP
and the project would be conditioned to comply with all other PDMC requirements, including
noise requirements. The building has an existing parking lot with a total of 59 spaces, accessible
from Fred Waring Drive and Painters Path, and has access to approximately 508 total spaces
from adjoining parcels within the commercial center.
Public Input:
Page 135 of 158
City of Palm Desert – Planning Commission
Case No. UD/CUP24-0002 Today We Become One, LLC
Page 4 of 4
Public Notice
Public noticing was conducted for the February 20, 2024, Commission meeting in accordance
with the requirements of PDMC Section 25.60.060 and Government Code Sections 65090 to
65094. A public hearing notice was published a minimum of ten (10) days prior to the hearing
date on Friday, February 9, 2024, in The Desert Sun newspaper. Notices were mailed to all
property owners within 300 feet of the project site. No comments have been received as of
February 16, 2024.
Environment Assessment/Environmental Review:
Use Determination
City staff has reviewed the Use Determination in accordance with CEQA and determined that
the project is eligible for an exemption pursuant to the General Rule Exemption under Section
15061(b)(3) of the CEQA, General Rule. The activity is covered by the ge neral rule exemption
that CEQA applies only to projects which have the potential for causing a significant effect on
the environment. This project is a determination on whether a use that is not listed shall be
deemed a conditionally allowed use. Any action taken on this project would not result in a direct,
foreseeable impact on the environment as this project, and all future proposals will be required
to return to the Commission under a CUP and be assessed for environmental impacts at that
time.
Conditional Use Permit
City staff has reviewed the CUP in accordance with CEQA and determined that the project is
eligible for an exemption pursuant to Article 19, Section 15301 Existing Facilities (Class 1). Class
1 consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration
of existing public or private structures, facilities, mechanical equipment, or topographical
features, involving negligible or no expansion of existing or former use.
Findings of Approval:
Staff recommends that the Commission determines the proposed use of a Marriage
Solemnization/Wedding Chapel Use is allowed as a conditionally approved use within the
Planned Commercial Zone and approves a Conditional Use Permit for a Marriage
Solemnization/Wedding Chapel Use located at 72221 Highway 111, Suite A7, as detailed in
Resolutions 2857 and 2858.
ATTACHMENTS:
1. Draft Planning Commission Resolution No. 2857
2. Draft Planning Commission Resolution No. 2858
3. Public Hearing Notice
4. CEQA Notice of Exemption
5. Statement of Use
6. Project Plans
Page 136 of 158
PLANNING COMMISSION RESOLUTION NO. 2857
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM
DESERT, CALIFORNIA, ADOPTING A NOTICE OF EXEMPTION
PURSUANT TO THE STATE OF CALIFORNIA ENVIRONMENTAL QUALITY
ACT (CEQA) AND APPROVAL OF A USE DETERMINATION (UD) FINDING
THAT A MARRIAGE SOLEMNIZATION/WEDDING CHAPEL USE IS SIMILAR
TO OTHER USES PERMITTED IN THE DISTRICT PLANNED COMMERCIAL
(PC-2) ZONING DISTRICT AND MAY BE ALLOWED, SUBJECT TO A
CONDITIONAL USE PERMIT
CASE NO. UD24-0002
WHEREAS, Today We Become One (“Applicant”), submitted a UD application to
establish a new Marriage Solemnization/Wedding Chapel Use at 72221 Highway 111 (APN:
640-020-054) (“Project”); and
WHEREAS, the current zoning designation of the Project site is District Planned
Commercial (PC-2) and the Palm Desert Municipal Code (PDMC) does not have a land use
classification for a marriage solemnization use; and
WHEREAS, the PC-2 zoning designation allows Institution, general uses by an
Conditional Use Permit (CUP) in accordance with PDMC 25.16.030; and
WHEREAS, uses which are not specifically listed in any district may be reviewed by
the Planning Commission in accordance with PDMC 25.72.020 to determine if the proposed
use is allowed in any one or more districts based on its similarity to uses that are specifically
listed; and
WHEREAS, Marriage Solemnization uses were found to be similar to general
institution uses; therefore, permitted as conditional use in the District Planned Commercial
(PC-2) zoning district; and
WHEREAS, under Section 21067 of the Public Resources Code, Section 15367 of the
State 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 Project has complied with the requirements of the "City of Palm Desert
Procedure for Implementation of CEQA” Resolution No. 2019-41, in that the Director of
Development Services has determined that the Project will not have a foreseeable significant
impact on the environment and that the Project is eligible for an exemption exempt Section
15061(b)(3) General Rule of the CEQA Guidelines, and is not subject to any exceptions as
identified in CEQA Guidelines Section 15300.2; therefore, no further environmental review is
necessary at this time; 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
Page 137 of 158
PLANNING COMMISSION RESOLUTION NO. 2857
2
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. Findings on Use Determination. Under PDMC Section 25.72.020, the
Planning Commission shall determine whether a use not specifically listed in any district shall be
allowed in any one or more districts based on its similarity to uses specifically listed. Marriage
Solemnization uses are found to be similar to Institution, general uses within the PC-2 zoning
district, subject to a Conditional Use Permit.
SECTION 3. CEQA. 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 eligible for an exemption from CEQA per
Section 15061(b)(3) of the CEQA guidelines as the Project is a determination on whether a
use that is not listed shall be deemed an administrative use. No direct, foreseeable impact on
the environment can be identified at this time.
SECTION 4. Project Approval. The Planning Commission hereby recommends
approval of UD24-0002; and
SECTION 5. 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 6. 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.
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 for
approval of the Planning Commission in this case.
2. That the Planning Commission does hereby approve Case No. UD24-0002.
Commented [MG1]: Is this right?
Page 138 of 158
PLANNING COMMISSION RESOLUTION NO. 2857
3
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. 2857 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:
NOES:
ABSENT:
ABSTAIN:
RECUSED:
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of Palm Desert, California, on February ____, 2024.
RICHARD D. CANNONE, AICP
SECRETARY
Page 139 of 158
Page 140 of 158
PLANNING COMMISSION RESOLUTION NO. 2858
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM
DESERT, CALIFORNIA, ADOPTING A NOTICE OF EXEMPTION
PURSUANT TO THE STATE OF CALIFORNIA ENVIRONMENTAL QUALITY
ACT (CEQA) AND APPROVAL OF A CONDITIONAL USE PERMIT (CUP) TO
ESTABLISH A 1,140-SQUARE-FOOT MARRIAGE SOLEMNIZATION/
WEDDING CHAPEL AT 72221 HIGHWAY 111, SUITE A7
CASE NO. CUP24-0002
WHEREAS, Today We Are One (“Applicant”), submitted an CUP application to allow
a Marriage Solemnization/Wedding Chapel Use at 72221 Highway 111, Suite A7 (APN 640-
020-054) within an existing 1,140 square foot suite in an existing multi-tenant commercial
building (“Project”); and
WHEREAS, the Project site is currently within the District Planned Commercial (PC-
2) zoning designation and is designated Suburban Retail Center by the Palm Desert General
Plan; and
WHEREAS, on February 20, 2024, the Planning Commission of the City of Palm
Desert adopted Resolution No. 2857, adopting a Use Determination (Planning Case No.
UD24-0002) finding that Marriage Solemnization Uses may be allowable by Conditional Use
Permit (CUP) within the PC-2 zoning designation; and
WHEREAS, the proposed Project conforms to the General Plan land use designation
of the Suburban Retail Center and development standards listed in the City’s Zoning
Ordinance for the PC-2 zoning district; and
WHEREAS, under Section 21067 of the Public Resources Code, Section 15367 of the
State 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 Project has complied with the requirements of the "City of Palm Desert
Procedure for Implementation of CEQA” Resolution No. 2019-41, in that the Director of
Development Services has determined that the Project will not have a foreseeable significant
impact on the environment and that the Project is eligible for an exemption pursuant to Article
19, Section 15301 Existing Facilities (Class 1); therefore, no further environmental review is
necessary at this time; 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
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:
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PLANNING COMMISSION RESOLUTION NO. 2858
2
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. Findings on Conditional Use Permit. Under PDMC Section 25.72.050(F),
the findings for the CUP are the following:
1. The proposed location of the conditional use is in accord with the objectives of this
title and the purpose of the district in which the site is located.
The location of the conditional use is an existing suite that was constructed to meet
all applicable standards of the PC-2 district. All objectives of the title and purposes
of the PC-2 district are being met with this CUP as there are no changes to the
building itself. The PC-2 district allows for Public Assembly uses, as is proposed
in this project. The project, as conditioned, is designed to meet the purpose of the
district in which the site is located.
2. The proposed location of the conditional use and the conditions under which it
would be operated or maintained will not be detrimental to the public health, safety,
or welfare, or be materially injurious to properties or improvements in the vicinity.
The Project is located within an existing commercial building with sufficient parking.
The site has been previously designed to meet access, utilities, setbacks, lot
coverage, building height, land use, and parking requirements for nonresidential
uses. The proposed Project does not pose a conflict regarding land use and can
be conditioned to not be detrimental to the public health, safety, or welfare, or be
materially injurious to properties or improvements in the vicinity.
3. The proposed conditional use will comply with each of the applicable provisions of
this title, except for approved variances or adjustments.
The location of the conditional use is an existing suite that was constructed to meet
all applicable standards of the PC-2 district. All objectives of the title and purposes
of the PC-2 district are being met with this CUP as there are no changes to the
building or site itself. The PC-2 district allows for Public Assembly uses, as is
proposed in this project. The project, as conditioned, is designed to meet the
purpose of the district in which the site is located.
4. The proposed conditional use complies with the goals, objectives, and policies of
the City’s General Plan
The subject property is designated Suburban Retail Center per the General Plan
Land Use Element. The Suburban Retail Center land use designation allows big
box retail and commercial uses. The proposed use of a Marriage Solemnization is
compatible with the other existing restaurant, commercial, and personal services
uses within the area. The property does not have any applicable specific plans or
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PLANNING COMMISSION RESOLUTION NO. 2858
3
any other City regulations/standards. Specifically, the following General Plan
Goals and policies are being met:
Land Use Goal 8 – Economic Development. A diverse, growing, and resilient local
economy.
Land Use Policy 4.3 – The project would allow for a wide variety of uses to locate
in a Regional Retail district.
SECTION 3. CEQA. 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 15301 of the
State CEQA guidelines as the Project is an Article 19, Section 15301 Existing Facilities (Class
1) project. Class 1 consists of the operation, repair, maintenance, permitting, leasing,
licensing, or minor alteration of existing public or private structures, facilities, mechanical
equipment, or topographical features, involving negligible or no expansion of existing or
former use.
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 1 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
(MSHCP).
2) The Project will not have a cumulative impact on the environment. The proposal does
not propose any structural changes to the site which would result in increased square
footage or a demand for more resources. The only addition is an outdoor, uncovered
patio which consists of flatwork. There is sufficient parking on the Project site to
accommodate the new use and to avoid vehicular congestion.
3) There are no unusual circumstances identified in relation to the proposed use or
Project site which would result in a significant impact on the environment. The Project
site is not located within a flood zone per the latest FEMA Flood Zone Maps. The
Project site is located within a Very High area per Fire Hazard Severity Zone maps
depicted in Figure 8.5 on Page 119 of the General Plan. The nearest fire station is
located less than ½ mile east of the Project site. 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 the San Andreas Fault located north of the
Palm Desert City Limits.
4) The Project site is not located within proximity of any officially designated state Scenic
Highway. The nearest officially designated scenic highway is Highway 74, south of
Highway 111, located less than one (1) mile southeast of the site.
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PLANNING COMMISSION RESOLUTION NO. 2858
4
5) Hazardous Waste Site: The Project site has not been identified as a hazardous waste
site per maps and databases provided by the California Department of Toxic
Substances Control (DTSC).
6) The Project site does not contain any structure or title that would designate it as a
historical resource. Therefore, the Project will not cause a substantial adverse change
in the significance of a historical resource.
SECTION 4. Project Approval. The Planning Commission hereby recommends
approval of CUP24-0002.
SECTION 5. 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 6. 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.
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 for
approval of the Planning Commission in this case.
2. That the Planning Commission does hereby approve Case No. CUP24-0002,
pursuant to the conditions of approval in Exhibit A and statement of operations in
Exhibit B.
ADOPTED ON February 20, 2024.
JOSEPH PRADETTO
CHAIRPERSON
ATTEST:
RICHARD D. CANNONE, AICP
SECRETARY
Page 144 of 158
PLANNING COMMISSION RESOLUTION NO. 2858
5
I, Richard D. Cannone, AICP, Secretary of the City of Palm Desert, hereby certify that
Resolution No. 2858 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:
NOES:
ABSENT:
ABSTAIN:
RECUSED:
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of Palm Desert, California, on February __, 2024.
RICHARD D. CANNONE, AICP
SECRETARY
Page 145 of 158
PLANNING COMMISSION RESOLUTION NO. 2858
6
EXHIBIT A
CONDITIONS OF APPROVAL
CASE NO. CUP24-0002
PLANNING DIVISION:
1. The development of the property shall conform substantially with the approved plans and
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 building permit issuance and may require
review and approval by the ARC, Planning Commission, and/or City Council.
2. The Applicant agrees that in the event of any administrative, legal, or equitable action
instituted by a third party challenging the validity of any of the procedures leading to the
adoption of these Project Approvals for the Project, or the Project Approvals themselves,
the Developer and City each shall have the right, in their sole discretion, to elect whether
or not to defend such action. The Developer, at its sole expense, shall defend, indemnify,
and hold harmless the City (including its agents, officers, and employees) from any such
action, claim, or proceeding with counsel chosen by the City, subj ect to the Developer’s
approval of counsel, which shall not be unreasonably denied, and at the Developer’s sole
expense. If the City is aware of such an action or proceeding, it shall promptly notify the
Developer and cooperate in the defense. The Developer, upon such notification, shall
deposit with City sufficient funds in the judgment of the City Finance Director to cover the
expense of defending such action without any offset or claim against said deposit to
assure that the City expends no City funds. If both Parties elect to defend, the Parties
hereby agree to affirmatively cooperate in defending said action and to execute a joint
defense and confidentiality agreement in order to share and protect the information under
the joint defense privilege recognized under applicable law. As part of the cooperation in
defending an action, City and Developer shall coordinate their defense in order to make
the most efficient use of legal counsel and to share and protect information. Developer
and City shall each have sole discretion to terminate its defense at any time. The City
shall not settle any third-party litigation of Project approvals without the Developer’s
consent, which consent shall not be unreasonably withheld, conditioned, or delayed
unless the Developer materially breaches this indemnification requirement.
3. 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.
4. The CUP 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.
5. All construction documentation shall be coordinated for consistency, including, but not
limited to, architectural, structural, mechanical, electrical, plumbing, landscape and
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PLANNING COMMISSION RESOLUTION NO. 2858
7
irrigation, grading, and street improvement plans. All such plans shall be consistent with
the approved entitlement plans on file with the Development Services Department.
6. The approved CUP shall only be modified with written City approval per PDMC Chapter
25.72.050. Any proposed changes to this CUP will require an amendment to the
application, which may require review and approval by the ARC, Planning Commission,
and/or City Council.
7. This approval authorizes the operation of a 1,140-square-foot Marriage
Solemnization/Wedding Chapel use to operate at 72221 Highway 111, Suite A7.
8. The sale of alcoholic beverages for consumption off the premises is strictly prohibited.
9. The use shall operate according to the hours specified in the approved Statement of
Operations, attached as Exhibit B on this Resolution and on file with the Development
Services Department. Any amendments to the proposed hours of operation is subject to
the discretion of the Zoning Administrator and shall require a modification of the
approved conditions. After-hours use of the facility, other than for routine clean-up
maintenance, and deliveries will not be permitted.
10. The Applicant shall execute a written acknowledgment to the Planning Division stating
acceptance of and compliance with all the Conditions of Approval of Resolution No. 2858
for CUP24-0002 and that the plans submitted are in compliance with the Conditions of
Approval. No modifications shall be made to said plans without written approval from the
appropriate decision-making body.
11. 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)
Public Works Department
Fire Department
Building and Safety Division
California Department of Alcoholic Beverage Control
Riverside County Department of Health
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.
12. A copy of the herein-listed Conditions of Approval shall be included in the construction
documentation package for the Project, which shall be continuously m aintained on-site
during Project construction.
13. Failure to comply with any of these conditions will result in the revocation of this permit
subject to PDMC 25.60.
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PLANNING COMMISSION RESOLUTION NO. 2858
8
14. Parking shall be provided in compliance with the PDMC and to the satisfaction of the
Department of Development Services. No variance from the parking requirements has
been requested or granted herein.
15. The Applicant shall comply with PDMC Chapter 9.24 for Noise Control Requirements.
No loud or disturbing music, sound, or noise shall be detectable from the exterior of the
premises.
16. All sound resulting from the business shall be contained within the building in compliance
with city noise regulations. No entertainment activities shall be allowed on the building
exterior.
17. The Applicant shall remove litter from the premises, and adjacent public sidewalks and
parking lots daily, and shall keep the areas swept weekly to prevent debris buildup. Trash
cans shall be added, and "No Littering" signs shall be posted on the premises.
18. The Applicant shall not permit any loitering on the premises or on property adjacent to
the premises.
19. The requirements of PDMC Chapter 8.36 regarding smoking shall be complied with at all
times.
20. All permanent and temporary exterior signage shall comply with PDMC 25.56.
21. Only the front door shall be used for patron access. All other doors shall be equipped on
the inside with an automatic locking device and shall be kept closed at all times other
than to permit temporary access for delivery of supplies and trash removal. These doors
shall be solid.
22. Prior to final occupancy, the Applicant shall submit a final security plan to the City for
review and acceptance by the Riverside County Sheriff's Department.
23. The Applicant shall provide payment for filing fees for the Notice of Exemption within five
(5) days of project approval.
BUILDING AND SAFETY DIVISION:
24. Any alteration or addition to the existing floor plan layout, use of areas, or occupancy will
require a tenant improvement building permit.
RIVERSIDE COUNTY FIRE DEPARTMANT
25. 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.
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PLANNING COMMISSION RESOLUTION NO. 2858
9
26. Fire Sprinkler System – Tenant Improvement plans must be submitted and reference the
installing contractor performing the work. Reference CFC as amended.
27. Fire Alarm and Detection System – Where the occupant space includes existing fire
alarm notification appliances, Tenant Improvement plans must be submitted per NFPA
72 as required by the California Building Code, California Fire Code and designed in
accordance with adopted standards. A C-10 licensed contractor must submit plans to
the Office of the Fire Marshal for review and approval prior to installation. Reference
CFC as amended.
END OF CONDITIONS OF APPROVAL
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PLANNING COMMISSION RESOLUTION NO. 2858
10
EXHIBIT B
STATEMENT OF OPERATIONS
Page 150 of 158
CITY OF PALM DESERT
73-510 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92260-2578
TEL: 760-346-0611
INFO@CITYOFPALMDESERT.ORG
CITY OF PALM DESERT
PUBLIC HEARING NOTICE
CASE NO. UD/CUP24-0002
NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BEFORE THE PLANNING
COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, TO REVIEW A REQUEST BY TODAY WE
BECOME ONE FOR THE ADOPTION OF A NOTICE OF EXEMPTION PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) AND APPROVAL OF A USE DETERMINATION AND
CONDITIONAL USE PERMIT TO PERMIT A MARRIAGE SOLEMNIZATION/WEDDING CHAPEL USE
WITHIN AN EXISTING MULTITENANT COMMERCIAL BULIDING AT 72221 HIGHWAY 111.
The City of Palm Desert (City), in its capacity as the Lead Agency for this project under the CEQA, finds
that the proposed project is categorically exempt under Article 19, Section 15301 Existing Facilities (Class
1) of the CEQA: therefore no further environmental review is necessary and a Notice of Exemption can be
adopted as part of this project.
PROJECT LOCATION/DESCRIPTION:
PROJECT LOCATION: 72221 Highway 111, Suite A7 (APN: 640-020-054)
PROJECT DESCRIPTION: The project is a use determination and conditional use permit to allow a
Marriage Solemnization/Wedding Chapel use within an existing ~1,140 square foot multi-tenant commercial
building located at 72221 Highway 111 in Palm Desert.
PUBLIC HEARING: NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Palm Desert,
California, will hold a Public Hearing at its meeting on February 20, 2024. The Planning Commission
meeting begins at 6:00 p.m. in the Council Chamber at 73510 Fred Waring Drive, Palm Desert, California.
Pursuant to Assembly Bill 2449, this meeting may be conducted as a hybrid meeting allowing public access
via teleconference or in person. Options for remote participation will be listed on the Posted Agenda for the
meeting at: https://www.palmdesert.gov/our-city/committees-and-commissions/commission-information.
PUBLIC REVIEW: The plans and related documents are available for public review Monday through Friday
from 8:00 a.m. to 5:00 p.m. by contacting the project planner, Carlos Flores. Please submit written
comments to the Planning Division. If any group challenges the action in court, issues raised may be limited
to only those issues raised at the public hearing described in this notice or in written correspondence at or
prior to the Planning Commission hearing. All comments and any questions should be directed to:
Carlos Flores, AICP, Principal Planner
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
(760) 776-6478
cflores@palmdesert.gov
PUBLISH: THE DESERT SUN RICHARD D. CANNONE, AICP, SECRETARY
FEBRUARY 9, 2024 PALM DESERT PLANNING COMMISSION
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Statutory Exemptions. State code number:
_______________________________________________
Print Form
Notice of Exemption Appendix E
From: (Public Agency): ____________________________To: Office of Planning and Research
P.O. Box 3044, Room 113 _______________________________________________Sacramento, CA 95812-3044
County Clerk
(Address)
___________________________
___________________________
County of: __________________
Project Title: ____________________________________________________________________________
Project Applicant: ________________________________________________________________________
Project Location - Specific:
Project Location - City: ______________________ Project Location - County:
Description of Nature, Purpose and Beneficiaries of Project:
_____________________
Name of Public Agency Approving Project: _____________________________________________________
Name of Person or Agency Carrying Out Project: ________________________________________________
Exempt Status: (check one):
Ministerial (Sec. 21080(b)(1); 15268);
Declared Emergency (Sec. 21080(b)(3); 15269(a));
Emergency Project (Sec. 21080(b)(4); 15269(b)(c));
Reasons why project is exempt:
Lead Agency
Contact Person: ____________________________ Area Code/Telephone/Extension: _______________
If filed by applicant: 1.Attach certified document of exemption finding.
2.Has a Notice of Exemption been filed by the public agency approving the project? Yes No
Signature: ____________________________ Date:
Signed by Lead Agency Signed by Applicant
Authority cited: Sections 21083 and 21110, Public Resources Code. Date Received for filing at OPR:
Reference: Sections 21108, 21152, and 21152.1, Public Resources Code.
_______________
Categorical Exemption. State type and section number: ____________________________________
______________________________________________
______________ Title: _______________________
Revised 2011
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
Riverside
2724 Gateway Drive
Riverside, CA 92507
UD/CUP 24-0002 Today We Are One Marriage Solemnization
Today We Are One
72221 HIGHWAY 111, Suite A7 (APN: 640020054)
Palm Desert Riverside
The UD and CUP request by the Applicant has been filed to allow and establish a 1,140-square-foot
Solemnization business, within an existing single-story, multitenant commercial space located at
72221 Highway 111, Suite A7.
City of Palm Desert
City of Palm Desert
X SECTION 15301 Existing Facilities Class 1
Use Determination
City staff has reviewed the Use Determination in accordance with CEQA and determined that the project is eligible for an exemption pursuant to the General Rule Exemption under Section 15061(b)(3) of the CEQA, General Rule. The activity
is covered by the general rule exemption that CEQA applies only to projects which have the potential for causing a significant effect on the environment. This project is a determination on whether a use that is not listed shall be deemed a
conditionally allowed use. Any action taken on this project would not result in a direct, foreseeable impact on the environment as this project, and all future proposals will be required to return to the Commission under a CUP and be assessed
for environmental impacts at that time.
Conditional Use Permit
City staff has reviewed the CUP in accordance with CEQA and determined that the project is eligible for an exemption pursuant to Article 19, Section 15301 Existing Facilities (Class 1). Class 1 consists of the operation, repair, maintenance,
permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use.
Carlos Flores, Principal Planner 7607766478
2/20/2024 Principal Planner
n
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Today we Become One LLC is a designated space for Marriage License Solemnization. On staff
we have an authorized notary designation from Riverside County to issue marriage licenses. We
will use this space at 72221 Highway 111 to conduct these small, private ceremonies for our
clients which are scheduled on an appointment-only basis.
We plan to operate Monday - Friday, 9AM - 7PM, however we don’t plan to have staff members
on-site throughout the entirety of our operating hours, as we only schedule a handful of
ceremonies each day. If a client would like to host a small ceremony outside of our normal
business hours, we will happily accommodate them if permitted by center & city regulations.
For each ceremony, we expect somewhere between 20 - 40 people, and these ceremonies
typically last under two hours. We also plan to have a small retail component, where clients and
guests can shop for a handful of wedding/ceremonial type items. The space will be broken up
into a small reception area, then it will open into the wedding ceremony space and have a
hallway to the bathroom and “back of house” are where staff will have a small office and keep
storage and supplies.
There will be no food prepared onsite and if any is needed it will be provided via a caterer or
take out service.
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NOPARKINGNOPARKINGEV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLEAPN:
640-020-008
EXISTING
BUILDING
A P N :6 4 0 -0 2 0 -0 5 4
APN:
640-020-007
OLIVE GARDEN
BUILDING
H W Y . 1 1 1
PAINTERS PATH PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEP R O P E R T Y L I N E
P R O P E R T Y L I N E
P R O P E R T Y L I N EPROPERTY LINE
PROPERTY LINE
SITE PLAN DMA DESIGN AND CONSTRUCTIONGENERAL CONTRACTOR LIC# 95547022421 BARTON RD #360GRAND TERRACE, CA 92313(951)712-6575THE FIRM72221 HWY 111PALM DESERT, CASHEET:CLIENT:DRAWINGS PROVIDED BY:DATE:5/14/2021SITE PLANA-1
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