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HomeMy WebLinkAboutRes No 27121 PLANNING RESOLUTION NO.2712 A RESOLUTION OF THE PLANNING COMMISSION APPROVING A REQUEST TO SUBDIVIDE AN 18-ACRE COMMERCIAL PARCEL INTO 14 PARCELS FOR MONTEREY CROSSING SPECIFIC PLAN LOCATED AT THE NORTHEAST CORNER OF MONTEREY AVENUE AND DINAH SHORE DRIVE CASE NO: TPM 37157 AMENDMENT NO. 1 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 7th day of November, 2017, hold a duly noticed public hearing to consider the request by Fountainhead Shrugged, LLC, for approval of the above noted; and WHEREAS, the City Council of the City of Palm Desert, California, did on the 11 th day of May 2017, adopted Resolution 2017-39 approving Tentative Parcel Map 37157 for the subdivision of an 18-acre parcel as part of the Monterey Crossing Specific Plan; and WHEREAS, the amended Tentative Parcel Map 37157 does not alter the boundaries of the Specific Plan, is in conformity with standards in the Specific Plan, and complies with the subdivision map act and City ordinance; and WHEREAS, said application does not alter, materially change, or create any new negative impacts on the environment and that a mitigated negative declaration that the Planning Commission adopted on the 4ch day of April is still valid and supports the amendment to the tentative parcel map; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said the Planning Commission did find the following facts and reasons exist to justify the approval of said request: 1. The amendment to Tentative Parcel Map 37157, as proposed, is consistent with the goals and policies of the Monterey Crossing Specific Plan and the Palm Desert General Plan, including that the project provides a variety of retail, commercial, and hospitality services in proximity to major intersections and freeway connections. 2. The amendment to Tentative Parcel Map .37157, as proposed, is compatible with adjacent properties and surrounding uses and development standards are similar to existing regional commercial centers to the south and west. 3. The amendment to Tentative Parcel Map 37157 is suitable and appropriate for the property in that the property has been designated for regional ' commercial uses and that development will comply with applicable City standards and standards approved within the Specific Plan. PLANNING COMMISSION RESOLUTION NO.2712 4. That the amended Tentative Parcel Map is not detrimental to the public health, safety or general welfare, or be materially injurious to the surrounding I properties or improvements in the City of Palm Desert. 5. The amended Tentative Parcel Map and the Specific Plan have complied with the provisions of the California Environmental Quality Act in that a mitigated negative declaration has been adopted for the project and all potentially significant environmental impacts have been mitigated. Findings for Approval: 1. That the density of the proposed subdivision is consistent with applicable general and specific plans. The project includes a mix of commercial uses and intensities ranging from drive-thru restaurants, pad buildings, general retail, and automotive services. In addition, hospitality facilities for up to two hotel sites are provided with the project area. The General Plan identifies the project area as being within the "Regional Retail District" and encourages the mix of "large -format retail, commercial services, and lodging." As it relates to General Plan Land Use Goal 1 and 2, the project provides a scale of development suitable for the Monterey Avenue corridor and provides a pedestrian focus by providing interconnecting pedestrians paths and sidewalks both internally to the project and externally to the surrounding developments. Specifically, the project complies with Land Use policy 2.9 "Commercial Requirements" in that building frontages are sidewalk adjacent, vehicle intrusions across sidewalks are minimized, and an outdoor plaza and dining areas are provided. 2. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. The design and improvements of the parcel map has been reviewed by the Planning Department, Fire Department, and Public Works Department for consistency with the General Plan and emergency services. The lot sizes, street and utility improvements, circulation patterns, and drainage improvements meet all requirements of the General Plan. All perimeter streets are in conformance with the General Plan and modifications to the surrounding roadways will improve vehicle circulation in the vicinity. 3. That the site is physically suitable for the type of development. The 18-acre site located at the northeast corner of Monterey Avenue and Dinah Shore Drive is suitable for the proposed development. Environmental, cultural, traffic, and other special studies were prepared for the project site. No environmental issues were identified that would indicate that development , in this area would be unsuitable. In addition, existing regional commercial centers in the vicinity have successfully constructed similar types of development and no obstacles to the development of those surrounding 2 PLANNING COMMISSION RESOLUTION NO. 2712 subdivisions were experienced. Due to the proximity and similarity of the proposed development, it's reasonable to conclude that the site is physically suitable for it. The property is suitable for the proposed development as conditioned and mitigated as described in the Initial Study and Mitigated Negative Declaration. 4. That the site is physically suitable for the proposed density of development. The project site is surrounded by regional commercial centers to the south, southwest, and west, and the Union Pacific Railroad to the north. As proposed, the site layout and distribution of land uses are consistent with surrounding development. The Specific Plan includes commercial and hotel development within the project area at heights and intensities similar to existing commercial and hotel uses in the vicinity and along Interstate 10 in the City of Palm Desert. 5. That the design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantial and unavoidable injury to fish or wildlife or their habitat. For purposes of the California Environmental Quality Act (CEQA), a Mitigated Negative Declaration of Environmental Impact has been adopted for the project. The action to amend the approved Tentative Parcel Map to further subdivide the property will not cause substantial environmental damage or injure fish or wildlife or their habitat since the surrounding area has been developed with similar densities and limited wildlife is present at the site. Environmental studies performed at the site did not identify any endangered or sensitive species. In addition, the project will pay into the Coachella Valley Multi -Species Habitat Conservation fund for the development of raw land. 6. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. The design and layout of the parcel map is in compliance with all grading, drainage, shared vehicle access and parking requirements and the properties will be developed in accordance with the Uniform California Building Code. Grade changes and utility easements are accommodated by the building and street layout and open space provided throughout the project site. Pedestrian access is provided to adjoining land uses via sidewalks and other pedestrian walkways. Mitigation measures are also in place to minimize air and noise impacts from the adjoining railroad and freeway. 7. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. The proposed project will utilize and enhance existing drainage and electrical distribution easements located within and adjacent to the project site. The "Cl PLANNING COMMISSION RESOLUTION NO.2712 parcel map identifies the use of this area and will record an easement for drainage purposes. Improvements related to drainage will be provided to ' ensure the project area accommodates 100 percent of the 100-year storm. Surrounding perimeter City streets are built -out to the General Plan designation and the developer will make modifications to Dinah Shore Drive for project access. In addition, the developer and the City will make modifications to the existing signalized intersection of Monterey Avenue and Dinah Shore Drive to accommodate any increased traffic demand. Pedestrian connections are provided throughout the project area and an enhanced pedestrian plaza is provided at the intersection of Monterey Avenue and Dinah Shore Drive. NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, AS FOLLOWS: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case. 2. That the Planning Commission does hereby approve an amendment to TPM 37175, subject to conditions. PASSED, APPROVED, AND ADOPTED by the Planning Commission of the City of Palm Desert, California, at its regular meeting held on the 7th day of November 2017, I by the following vote, to wit: AYES: DE LUNA, GREENWOOD, GREGORY, HOLT, and PRADETTO NOES: NONE ABSENT: NONE ABSTAIN: NONE ATTEST: RYAN STENDELL, SECRETARY PALM DESERT PLANNING COMMISSION 0 PLANNING COMMISSION RESOLUTION NO.2712 ' CONDITIONS OF APPROVAL CASE NO. TPM 37157 AMENDMENT NO.1 DEPARTMENT OF COMMUNITY DEVELOPMENT: C 1. The development of the property and all buildings pads within the Specific Plan boundaries shall conform substantially with exhibits on file with the Department of Community Development, and as modified by the following conditions. 2. The applicant shall record Tentative Parcel Map 37175 within two (2) years of project approval. Construction of improvements, in accordance with the approved Specific Plan and Precise Plan, shall commence within two (2) years from the date of approval unless a time extension is granted; otherwise, said approval shall become null, void and of no effect whatsoever. 3. Prior to the issuance of a grading permit, the applicant shall submit for review and obtain approvals from the affected local utility owners, including the Coachella Valley Water District, Southern California Edison, and Southern California Gas Company. 4. All Conditions of Approval identified in City Council Resolution Nos. 2017-38 and 2017-39 remain in effect for this project. 5