HomeMy WebLinkAboutRes No 2877PLANNING COMMISSION RESOLUTION NO. 2877
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM
DESERT, CALIFORNIA, ADOPTING A MITIGATED NEGATIVE
DECLARATION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (CEQA) AND APPROVING A CONDITIONAL USE PERMIT
AND PRECISE PLAN FOR THE LIVING DESERT ZOO AND GARDENS
EXPANSION PROJECT LOCATED AT 47900 PORTOLA AVENUE
(ASSESSOR’S PARCEL NUMBER 630-250-045 & 625-300-052)
CASE NO. CUP/PP/EA23-0010
WHEREAS, Prest Vuksic Architects (“Applicant”) submitted applications for a
Conditional Use Permit (CUP), Precise Plan (PP), and Environmental Assessment to
construct a new event center, administration office, and lion habitat at the existing Living
Desert Zoo and Gardens Facility located at 47900 Portola Avenue (APNs 630-250-045 &
625-300-052); and
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 19th day of October 2016, adopt Resolution No. 2680, adopting a Mitigated Negative
Declaration (MND) of Environmental Impact pursuant to the California Environmental Quality
Act (CEQA), and approving a Conditional Use Permit and Precise Plan (PP/CUP 15-370) for
the Living Desert’s Master Plan of three (3) phases of the Living Desert; and
WHEREAS, the Applicant submitted CUP/PP/EA23-0010 to amend PP/CUP15-370;
and
WHEREAS, the Project site has a land use designation of Public Facility/Institutional
in the General Plan adopted on November 10, 2016, and a Zoning Designation of Public
Facility; and
WHEREAS, the Architectural Review Commission (ARC) of the City of Palm Desert,
California, did on the 9th day of April 2024, approve a design review for the Project; 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, pursuant to the requirements of the CEQA, the State Guidelines for the
Implementation of CEQA (State CEQA Guidelines) and the City of Palm Desert CEQA
Implementation Requirements Resolution No. 2024-035, a Mitigated Negative Declaration
(State Clearinghouse Number: 2024060302) and an accompanying Mitigation Monitoring and
Reporting Program (MMRP) were prepared for the Project, and are included as “Exhibit A” to
this Resolution; and
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 16th day of July 2024, hold a duly noticed public hearing to consider the request by the
Applicant for approval of the above-noted Project request and continued the project due to a
lack of quorum; and
PLANNING COMMISSION RESOLUTION NO. 2877
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WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 3RD day of September 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. 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 expansion of the existing Living Desert
Zoo and Gardens. The project, as conditioned, is designed to meet the purpose of
the district in which the site is located and would allow for the continued use of an
existing and operational zoo and garden use.
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 as infill of the existing Living Desert and would continue to
operate with similar operations as the existing facility. The project, as conditioned,
has been analyzed to ensure that the expansion of a new habitat and event center
will not be detrimental to the public health, safety, or welfare, or be materially
injurious to properties or improvements in the vicinity. Event coordination has
occurred to ensure proper vehicular and pedestrian circulation. The project will
need to operate consistent with the operations outlined in the MND.
3. The proposed conditional use will comply with each of the applicable provisions of
this title, except for approved variances or adjustments.
The project, as conditioned, is designed to meet the purpose of the Public Facility
district in which the site is located. The project continues the existing operations of
the Living Desert Zoo and Gardens and does not propose any different uses than
established.
PLANNING COMMISSION RESOLUTION NO. 2877
3
4. The proposed conditional use complies with the goals, objectives, and policies of
the City’s General Plan
The subject property is designated Public Facility/Institutional District in the City’s
General Plan which allows facilities giving a wide range of public uses, higher
educational facilities, and other similar uses. The Living Desert Zoo and Gardens
has been operational and established for decades in this location as a zoo and
garden area with open space and educational intent. Specifically, the following
General Plan Goals and policies are being met:
Land Use Goal 1 Quality Spaces. The project will allow for the continuance of “A
beautiful city with a balance of high quality open spaces and high quality urban
areas”.
Land Use Goal 7 The Arts. The project allows for “A high quality of life and strong
community identity enhanced by rich arts and culture programs”.
Land Use Goal 8 Economic Development. The project achieves the goal of having
a diverse, growing, and resilient local economy with the expansion of this
attraction.
Land Use Policy 8.7 Natural Environmental. The project maintains and enhances
the natural environment as a critical attraction to tourists.
SECTION 3. Findings on Precise Plan. In recommending approval of this Project, the
Planning Commission, and under Palm Desert Municipal Code (PDMC) Section 25.72.030(E),
must make the following findings before granting a PP:
1. In the approval of this precise plan, consideration is given and restrictions are 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 Chapter 25.72.030. The
project, as conditioned, meets all of the requirements of the underlying zone and
provides this project the same allowances that its surrounding properties would be
governed by.
2. As conditioned, the proposed precise plan is not found to substantially depreciate
property values in the vicinity or 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.
3. A Design Review for the project architecture and landscape was reviewed and
approved as required by the Architectural Review Commission on April 9, 2024.
SECTION 4. CEQA Determination. The Planning Commission finds the Project has
been reviewed in compliance with the provisions of the CEQA. Under the CEQA and the State
PLANNING COMMISSION RESOLUTION NO. 2877
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CEQA guidelines, an Initial Study has been prepared to analyze the environmental impacts
of the project. The documents have been completed in compliance with the CEQA, the State
CEQA Guidelines, and the City of Palm Desert local CEQA guidelines. The document finds
that all environmental impacts of the Project are either insignificant or can be mitigated to a
less than significant level pursuant to the mitigation measures outlined in the Mitigated
Negative Declaration. The Mitigated Negative Declaration and the corresponding Mitigation
Monitoring Reporting Program can be found attached to this Resolution as “Exhibit A”. The
Planning Commission determines that they adopt the MND.
SECTION 5. Project Recommendations. The Planning Commission hereby approves
CUP/PP/EA23-0010, subject to the findings and Conditions of Approval attached herein as
“Exhibit B”.
SECTION 6. 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 7. 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 8. 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 September 3, 2024.
RON GREGORY
CHAIRPERSON
ATTEST:
RICHARD D. CANNONE, AICP
SECRETARY
PLANNING COMMISSION RESOLUTION NO. 2877
5
I, Richard D. Cannone, AICP, Secretary of the City of Palm Desert Planning
Commission, hereby certify that Resolution No. 2877 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
September 3, 2024, by the following vote:
AYES: DELUNA, GREENWOOD, GREGORY
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
RECUSED: HOLT, PRADETTO
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of
the City of Palm Desert, California, on 2FWRber _1_, 2024.
RICHARD D. CANNONE, AICP
SECRETARY
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EXHIBIT B
CONDITIONS OF APPROVAL
CASE NOS. CUP/PP/EA23-0010
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 Applicant shall adhere to all of the mitigation measures identified in the Mitigated
Negative Declaration prepared as part of this project and incorporated as Exhibit B of
Resolution 2877.
4. The Applicant shall adhere to the operations identified in the Mitigated Negative
Declaration prepared as part of this project and incorporated as Exhibit B of Resolution
2877.
5. 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.
PLANNING COMMISSION RESOLUTION NO. 2877
2
6. The Precise Plan (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.
7. The Conditional Use Permit (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.
8. The approved CUP and PP shall only be modified with written City approval per PDMC
Chapter 25.72.030. Any proposed changes to this CUP and PP will require an
amendment to the application, which may result in a new public hearing.
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.
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. Final lighting plans shall be submitted per PDMC Section 24.16 for any landscape,
architectural, street, or other lighting types within the Project area.
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.
13. Prior to the building permit issuance, the Applicant shall submit a landscape construction
application for approval by the Development Services Department and Coachella Valley
PLANNING COMMISSION RESOLUTION NO. 2877
3
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
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.
14. 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.
15. Prior to the issuance of the Certificate of Occupancy, the Project landscape architect shall
submit written certification to the Planning Division that the landscaping and irrigation
have been installed per the approved landscape plan, by completing a Certificate of
Completion.
16. 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.
17. 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.
18. 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.
19. Exterior building elevations showing building wall materials, roof types, exterior colors,
and appropriate vertical dimensions shall be included in the development construction
drawings.
20. The Applicant or any successor in interest shall comply with all applicable local, state,
and federal laws and regulations.
PLANNING COMMISSION RESOLUTION NO. 2877
4
21. 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.
22. Exterior signage shall comply with Chapter 25.56 of the PDMC.
23. Prior to a 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.
LAND DEVELOPMENT DIVISION:
24. The following plans, studies, and exhibits are hereby referenced: Phase 3.0 Preliminary
Grading Exhibit, prepared by MSA Consulting, Inc., dated May 8, 2024.
25. 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,
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.
26. All utility extensions within the site shall be placed underground unless otherwise specified
or allowed by the respective utility purveyor.
27. Prior to any work within the public right-of-way, the applicant shall obtain an encroachment
permit from the City’s Public Works Department.
28. Prior to grading permit, the applicant shall provide a copy of approved water and sewer
plans, by Coachella Valley Water District (CVWD) and submit financial security and
assurance for the improvements in a manner and amount approved by the City Engineer.
29. Prior to grading permit, the applicant shall submit final Grading Plans for review and
approval by the City Engineer. Final grading plans 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. The grading plan and hydrology report shall provide for acceptance and proper
conveyance of all off-site or on-site drainage flowing onto or through the site.
B. Pad elevations, as shown on the conceptual exhibit, are subject to review and
modification per Chapter 27 of the PDMC.
C. Verification that coordination with the City of Indian Wells was accepted for all
facilities and/or improvements within their City Boundaries.
PLANNING COMMISSION RESOLUTION NO. 2877
5
30. Prior to issuance of grading permit, the applicant shall prepare a Storm Water Pollution
Prevention Plan (SWPPP) in conformance with the State’s current Construction Activities
Storm Water General Permit.
31. Prior to grading permit, the applicant shall pay all appropriate signalization and impact
fees in accordance with the City’s Resolution No. 79-17 and 79-55.
32. 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
Water Resources Control Board or the Regional Water Quality Control Board, or a letter
from either agency stating that the NOI has been filed. The Waste Discharger’s
Identification number (WDID#) shall be noted on the grading plans.
33. 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.
34. Prior to issuance of grading permit, the applicant shall obtain the relevant permit(s) for the
hauling of imported or exported earthwork materials.
35. Prior to grading permit, a site specific geotechnical report shall be submitted for review
and approval and the Geotechnical Engineer shall approve the grading plans are in
conformance to their recommendations and conclusions.
36. It is assumed that the grading and the provisions for water quality management shown on
the conceptual grading exhibit and Preliminary Water Quality Management Plan 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 the
applicant shall submit 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. Infiltration rates, for purposes of sizing the proposed retention, shall be no more
than 1-in/hr only if percolation tests are conducted in the field by a licensed
geotechnical engineer, validating at least twice this amount; or as otherwise
approved by the City Engineer.
B. In compliance with the City’s Municipal Code, project BMPs shall
accommodate the 100-year 24-hour storm.
37. Prior to grading permit, and in compliance with the City’s Municipal Code Chapter 27.24,
the applicant shall enter into an agreement and post financial security to guarantee the
safe completion of grading operations and implementation, including as necessary,
maintenance of erosion control measures.
38. Prior to building permit, the project’s Engineer of Record and Geotechnical Engineer shall
certify the completion of grading in conformance with the approved grading plans and
recommendations of the approved geotechnical report.
PLANNING COMMISSION RESOLUTION NO. 2877
6
39. Prior to building permit, applicant shall provide grading pad or form certification by a
licensed Land Surveyor or Civil Engineer of Record in a form approved by the City
Engineer.
40. Prior to building permit sign-off, the applicant shall provide to the City written proof of
Coachella Valley Water District acceptance of all relevant water and sewer improvements.
BUILDING AND SAFETY DIVISION:
41. 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.
42. 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
43. 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.
44. All contractors and subcontractors shall have a current City of Palm Desert Business
License before permit issuance per PDMC, Title 5.
45. 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.
46. California Accessibility Requirements. The accessibility provisions of CBC Chapter 11B
applies to this project. For development review consideration:
- Ensure accessible parking is dispersed to accommodate an even distribution.
- Identify EV accessible parking.
- Review paths of travel within community buildings and amenities to all trash enclosures
and recycling areas. - Include to dog park.
PLANNING COMMISSION RESOLUTION NO. 2877
7
47. 2022 California Energy Requirements. The non-residential and multi-family energy
provisions will apply to this project. For development review purposes, properly identify:
- All solar access roof areas, as needed. (Note provided but not demonstrated.)
- Any detached or remote battery storage areas, if designed, are identified within the Site
Plan.
48. 2022 California Green Building Requirements. The non-residential and multi-family CGBC
provisions will apply for this project. For development review considerations:
- Identify the proposed EV spaces of residential and non-residential areas.
- Identify areas designated for recycling (CGBC 4.410.2 Recycling by Occupants).
49. 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.
END OF CONDITIONS OF APPROVAL