HomeMy WebLinkAboutRes No. 2898 Home2SuitesPLANNING COMMISSION RESOLUTION NO. 2898
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
PALM DESERT, CALIFORNIA, APPROVING A PRECISE PLAN AND
TENTATIVE PARCEL MAP 39279 FOR A NEW FOUR STORY, 107 ROOM
HOTEL LOCATEDON TECHNOLOGY DRIVE, JUST NORTH OF GERALD
FORD DRIVE
CASE NO. PP24-0004/TPM 39279
WHEREAS, Prest Vuksic Greenwood Architects (“Applicant”), submitted a Precise
Plan (PP) application to construct a new, four-story, 107 room “Home2Suites” hotel
located on Technology Drive, just north of Gerald Ford Drive (APN 694-190-093) within
the Millenium Palm Desert Specific Plan (“Project”); and
WHEREAS, Prest Vuksic Greenwood Architects (“Applicant”), submitted a
Tentative Parcel Map application to subdivide an existing 11.98-acre parcel (APN 694-
190-093) to create two parcels measuring 2.15-acres for the hotel and 9.72-acres for
future development within the Millenium Palm Desert Specific Plan; and
WHEREAS, the City Council of the City of Palm Desert adopted Ordinance No.
1281 and 1282 and Resolution Numbers 2015-14 and 2015-15 to approve
DA/SP/GPA/CZ/EA 14-332, TPM 36792, and TTM 36793 for the development of the
Millenium Palm Desert Specific Plan project. This project consists of 152 acres north of
Gerald Ford Drive, south of the Pacific Union Railroad, east of Portola Avenue, and West
of Tchnology Drive for a multi-use development spread across nine planning areas; and
WHEREAS, the Project site is currently within the Millenium Palm Desert Specific
Plan, PC-2 zoning district, and is designated Neighborhood Center by the Palm Desert
General Plan; and
WHEREAS, the proposed Project conforms to the General Plan land use
designation of Neighborhood Center and development standards listed in the subject
Specific Plan; 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 "2024 Local
Guidelines for Implementing the California Environmental Quality Act for the City Palm
Desert” Resolution No. 2024-035, the project is consistent with the previously adopted
Mitigated Negative Declaration for the Millenium Palm Desert Specific Plan, approved by
the City Council on March 26, 2025 via Ordinance No. 1281; and
PLANNING COMMISSION RESOLUTION NO. 2898
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WHEREAS, the Architectural Review Commission of the City of Palm Desert,
California, did on the 13th day of May 2025, provide Design Review approval of said
project, subject to conditions of approval which have been included in this Resolution;
and
WHEREAS, the Planning Commission of the City of Palm Desert, California, did
on the 5th day of August 2025, 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 Precise Plan. Under PDMC Section 25.72.030(E), the
findings for the PP are the following:
1. In the approval of this precise plan, consideration is being given and restrictions
are being 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 subject Specific Plan and provides this project the same
allowances that its surrounding properties would be governed by.
The proposed hotel complies with the original development standards adopted per
the
MPDSP, as outlined in Table 2 above. The proposed development conforms with
legally adopted development standards set forth by Planning Area 6 of the
Millennium Palm Desert Specific Plan, with the exception of the deviation from the
parking standard.
2. The proposed precise plan of design will not 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, such plan shall be
PLANNING COMMISSION RESOLUTION NO. 2898
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rejected or shall be so modified or conditioned before adoption as to remove said
objections. The proposed 4-story hotel is compatible with existing developments
surrounding the project site. The project site has one (1) existing hotel to the north,
two (2) hotels to the east, and one (1) additional hotel that has been entitled to the
north. The proposed hotel project will utilize egress and ingress from Technology
Drive. Under the MPDSP, a traffic study was prepared and identified Technology
Drive as a “Collector Street” with an ultimate width of a 72-foot Right of way (ROW)
which is an acceptable level of service. The site plan proposes shared access to
the property to the north, including shared parking and vehicular and pedestrian
acces
3. On March 13, 2025, the City’s Architectural Review Commission approved Design
Review 24-0004.
SECTION 2. Findings on Tentative Parcel Map. Pursuant to PDMC Section
26.20.100(B), the commission finds that the proposed subdivision, together with the
provisions for its design and improvement, is consistent with the General Plan.
SECTION 4. CEQA. The application has complied with the requirements of the
“2024 Local Guidelines for Implementing the California Environmental Quality Act for the
City Palm Desert” Resolution No. 2024-035, in that the Planning Commission finds that
the Project is is consistent with the previously adopted Mitigated Negative Declaration for
the Millenium Palm Desert Specific Plan, approved by the City Council on March 26, 2025
via Ordinance No. 1281
SECTION 5. Project Approval. The Planning Commission hereby recommends
approval of PP24-0004 and TPM 39279.
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. Rosie Lua, 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.
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. TPM 39279,
pursuant to the conditions of approval in Exhibit A.
PLANNING COMMISSION RESOLUTION NO. 2898
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3. That the Planning Commission does hereby approve Case No. PP24-0004
pursuant to the conditions of approval in Exhibit B.
ADOPTED ON August 5, 2025.
LINDSAY HOLT
CHAIRPERSON
ATTEST:
ROSIE LUA
SECRETARY
I, Rosie Lua, Secretary of the City of Palm Desert Planning Commission, hereby
certify that Resolution No. 2898 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 August 5,
2025, by the following vote:
AYES: HOLT, MEYERHOFF
NOES: NICKERSON
ABSENT: COLLUM
ABSTAIN: NONE
RECUSED: GREENWOOD
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of
the City of Palm Desert, California, on December _3_, 2025.
ROSIE LUA
SECRETARY
PLANNING COMMISSION RESOLUTION NO. 2898
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EXHIBIT A
TPM 39279
Conditions of approval
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. 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 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 Palm Desert Municipal Code (PDMC), and state and federal
statutes now in force, or which hereafter may be in force.
3. The applicant shall record Tentative Parcel Map 39279 within two (2) years of project
approval, unless a time extension is granted pursuant to PDMC Chapter 26.20.
4. The Applicant shall comply with Council Ordinance No. 1281 and 1282 and
Resolution Numbers 2015-14 and 2015-15, approved for the Millenium Palm Desert
Specific Plan (Case Numbers: DA/SP/GPA/CZ/EA 14-332), including all conditions
of approval listed and the Specific Plan and Development Agreement documents.
5. The Applicant shall comply with the adopted Mitigated Negative Declaration for the
Millenium Palm Desert Specific Plan, approved by the City Council on March 26,
PLANNING COMMISSION RESOLUTION NO. 2898
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2025 via Ordinance No. 1281. This includes the identified mitigation measures found
within the Mitigated Negative Declaration.
6. Any proposed changes to this Tentative Parcel Map will require adherence with the
requirements and procedures established in PDMC Chapter 26.20.
7. 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. 2898 for TPM 39279 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.
8. 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.
9. The applicant shall pay all applicable fees in effect at the time of Final Map approval.
10. The Applicant shall comply will all applicable local, state, and federal laws and
regulations.
LAND DEVELOPMENT DIVISION
11. The following plans are hereby referenced: Tentative Parcel Map No. 39279
prepared by Alan Mok Engineering and dated February 24, 2025.
12. It is assumed that easements shown on the Tentative Map exhibit are shown
correctly and include all the easements that encumber the subject property. A
current preliminary title report (30 days current) for the site shall be submitted during
final map and technical plan review. The Applicant shall secure approval from all
easement holders for all grading and improvements, which are proposed over
respective easements, if any, or provide evidence that the easement has been
relocated, quitclaimed, vacated, abandoned, easement holder cannot be found, or
is otherwise of no effect. Proof of authorization shall be provided to the Land
Development Department prior to issuance of grading permit.
Should such approvals or alternative 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.
13. Prior to approval of Final Map, applicant shall pay all required impact fees for the
subdivision, including the drainage and signalization fees.
14. Prior to expiration of the Tentative Map exhibit, or as extended if applicable, the
subdivider shall cause the real property included within the tentative map exhibit, or
any part thereof, to be surveyed; and Final Map thereof shall be prepared based
upon these conditions of approval, City of Palm Desert Municipal Code Title 26, and
the Subdivision Map Act CA Code Section 66410 (et al).
PLANNING COMMISSION RESOLUTION NO. 2898
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15. It is understood that the Tentative Map exhibit correctly shows acceptable centerline
elevations, all existing easements, necessary travelled ways, and drainage courses,
and that the omission or unacceptability may require that the subdivider amend,
revise or re-process the tentative map as may be necessary to allow a finding on the
final map of substantial conformance by the City. The Final Map shall include
appropriate easements for streets, public utilities, and emergency access which shall
be dedicated on the Final Map. Additional right-of-way at project driveways required
to accommodate ADA-compliant public infrastructure within public right-of-way shall
be dedicated on the map.
16. Prior to final map approval, applicant shall submit a draft copy of the development
specific Covenants, Conditions and Restrictions (CC&R's) shall be submitted for
review and approved by the City Engineer and City Attorney. A deposit will be
required to cover legal fees inccured as part of this review. The CC&R's shall
include, but not be limited to, access easements (fire and emergency), reciprocal
access, private and/or public utility easements as may be relevant to the project,
and maintenance (in perpetuity) of common spaces and BMPs associated with the
development of the site.
17. Prior to final map approval, the subdivider is responsible for the submittal of
improvement plans for all offsite and onsite improvements for review and approval
of the City Engineer. In compliance with the Subdivision Map Act, if said
improvements are not constructed prior to final map recordation, the subdivider shall
guarantee the completion of all improvements required to support the development,
within the boundaries of the final map, by executing a Subdivision Improvement
Agreement with the City and posting the required security.
18. Prior to final map approval, in compliance with the Subdivision Map Act, the
subdivider shall provide the surveyor’s certification for placement of monuments or
provide monument bond in the amount and form compliant with the City’s Municipal
Code Chapter 27 and as approved by the City Engineer.
19. Prior to final map, the Applicant shall provide a maintenance guarantee in
accordance with Palm Desert Municipal Code Section 26.28.140. The subdivider
shall guarantee all improvements for a period of one year from the date of final
acceptance and shall correct any and all defects or deficiencies arising during the
period as a result of the acts or omissions of the subdivider, his agents or
employees. The improvement guarantee shall be backed by a bond or cash deposit
in the amount of ten percent of the surety posted for improvements. The city shall
provide written notice of the defect or deficiency. In any instance where the
subdivider fails to take action within the specified time, or when immediate action is
required to protect the public health, safety and/or welfare, the city may cause the
work to be performed and call on the surety for reimbursement. The maintenance
bond shall be submitted prior to final acceptance of the improvements by the city.
PLANNING COMMISSION RESOLUTION NO. 2898
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20. Prior to final map approval, the Applicant shall submit improvement plans for
required improvements along Technology Drive as outlined in these conditions of
approval and post security bonds. The plans are required to be approved by the
City Engineer prior to final map approval.
A. Driveway(s) shall be design per City of Palm Desert standard No. 305
with maximum width of 30 feet.
B. Additional right-of-way dedication at project driveways required to
accommodate ADA-compliant public infrastructure within public right-of-
way shall be dedicated.
C. Existing sidewalk along the project frontage shall be replaced for curb-
adjacent sidewalk and adequately connect to existing improvements.
D. The Applicant shall guarantee all(any) 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 improvements.
END OF CONDITIONS OF APPROVAL
PLANNING COMMISSION RESOLUTION NO. 2898
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EXHIBIT B
PP24-0004
CONDITIONS OF APPROVAL
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, 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 Palm Desert Municipal Code (PDMC), and state and federal
statutes now in force, or which hereafter may be in force.
4. The Precise Plan 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 in conformance with Palm Desert
Municipal Code Section 25.72.030; otherwise, said approval shall become null, void,
and of no effect whatsoever.
PLANNING COMMISSION RESOLUTION NO. 2898
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5. 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.
6. The Applicant shall comply with Council Ordinance No. 1281 and 1282 and
Resolution Numbers 2015-14 and 2015-15, approved for the Millenium Palm Desert
Specific Plan (Case Numbers: DA/SP/GPA/CZ/EA 14-332), including all conditions
of approval listed and the Specific Plan and Development Agreement documents.
7. The Applicant shall comply with the adopted Mitigated Negative Declaration for the
Millenium Palm Desert Specific Plan, approved by the City Council on March 26,
2025 via Ordinance No. 1281. This includes the identified mitigation measures found
within the Mitigated Negative Declaration.
8. 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.
9. The approved Precise Plan 24-0004 (PP24-0004) shall only be modified with written
City approval per PDMC Section 25.72.030. Any proposed changes to this Precise
Plan 24-0004 (PP24-0004) will require an amendment to the application, which may
require review and approval by the ARC, Planning Commission, and/or City Council.
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. 2898 for PP24-0004 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
PLANNING COMMISSION RESOLUTION NO. 2898
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Evidence of said permit or clearance from the above agencies shall be presented to
the Building and 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 maintained on-
site during Project construction.
13. The applicant shall pay all applicable fees in effect at the time of building permit
issuance
14. The Applicant shall comply will all applicable local, state, and federal laws and
regulations.
15. The use and operation shall comply with Palm Desert Municipal Code (PDMC)
Chapter 9.24 for Noise Control Requirements.
16. This Project is subject to the Art in Public Places requirements in Chapter 4.10 of the
PDMC.
17. 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.
18. Access to trash enclosure and service areas shall be placed so as not to conflict with
parking areas. Said placement shall be approved by the applicable waste company
and the Development Services Department and shall include any waste programs
required by law.
19. 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 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.
PLANNING COMMISSION RESOLUTION NO. 2898
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20. 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.
21. 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.
22. All exterior and all appurtenances thereto shall be screened from public view by walls
or roof screens that are architecturally treated to be match the materials and scale of
the building. The final construction plans shall include appropriate drawings
demonstrating how such equipment is to be screened from view.
23. 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.
24. All ground-mounted utility structures including, but not limited to, transformers, HVAC
equipment, and backflow prevention valves shall be located out of direct view from
any public street or adequately screened using landscaping and/or permanent
screening devices.
25. Exterior building elevations showing building wall materials, roof types, exterior colors,
and appropriate vertical dimensions shall be included in the development construction
drawings.
26. All roof access ladders shall be located on the inside of the building and shall be
screened by rooftop parapets.
27. 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 (4”) wide double (“hairpin” style) stripe
designed to provide 18 inches measured between the outside lines.
28. Prior to building permit issuance, the Applicant shall submit plans for the final design
of all site walls subject to review and approval by the Palm Desert Development
Services Department.
29. All exterior signage shall comply with Chapter 25.56 of the PDMC.
PLANNING COMMISSION RESOLUTION NO. 2898
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30. Prior to any work within the public right-of-way, the Applicant shall obtain an
encroachment permit from the City’s Public Works Department.
31. Prior to issuance of a grading permit, the Applicant shall have a pre-construction
meeting with the City’s Public Works Department and install all mitigation measures.
ARCHITECTURAL REVIEW COMMISSION
32. The Architectural Review Commission of the City of Palm Desert approved Case No.
PP24-0004 at its meeting of May 13, 2025 and a Notice of Action was subsequently
recorded and provided to the Applicant with the following condition of approval:
A. An internal gutter shall be installed on the edge of the arched metal roof.
LAND DEVELOPMENT DIVISION
33. Final Map 39279 shall be approved and recorded prior to the issuance of any
construction permits for this project.
34. The following plans are hereby referenced: Preliminary Grading and Drainage Plan
Home-2 prepared by ACE Design LLC. on July 2025.
35. It is assumed that easements shown on the preliminary grading and drainage plan
are shown correctly and include all the easements that encumber the subject
property. A current preliminary title report (30 days current) for the site shall be
submitted during technical plan review. The Applicant shall secure approval from all
easement holders for all grading and improvements, which are proposed over
respective easements, if any, or provide evidence that the easement has been
relocated, quitclaimed, vacated, abandoned, easement holder cannot be found, or
is otherwise of no effect. Proof of authorization shall be provided to the Land
Development Department prior to issuance of grading permit.
Should such approvals or alternative 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.
36. Pad elevations, as shown on the conceptual grading plan, are subject to review and
modification per the City of Palm Desert Municipal Code Title 27. 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.
37. All utility extensions within the site shall be placed underground unless otherwise
specified or allowed by the respective utility purveyor.
PLANNING COMMISSION RESOLUTION NO. 2898
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38. 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.
39. 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.
40. Prior to issuance of the grading 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.
41. The Applicant shall comply with Palm Desert Ordinance No. 843, Section 24.20
Stormwater Management and Discharge Ordinance.
42. Prior to grading permit, the applicant shall record the related land subdivision (TPM
39279).
43. Prior to grading permit, the Applicant shall submit improvement plans for required
improvements along Technology Drive as outlined in these conditions of approval.
The plans are required to be approved by the City Engineer prior to final map
approval.
A. Driveway(s) shall be design per City of Palm Desert standard No. 305
with maximum width of 30 feet.
B. Additional right-of-way dedication at project driveways required to
accommodate ADA-compliant public infrastructure within public right-of-
way shall be dedicated.
C. Existing sidewalk along the project frontage shall be replaced for curb-
adjacent sidewalk and adequately connect to existing improvements.
D. The Applicant shall guarantee all(any) 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 improvements.
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, Palm Desert
Municipal Code (PDMC) Title 27 Grading, and all other relevant laws, rules, and
regulations governing grading in the City of Palm Desert.
A. The final grading plans shall show and identify all proposed onsite
improvements in accordance with the approved conceptual grading
exhibit.
B. Design shall be in compliance with the accessibility standards in the
California Building Code (current) and Americans with Disability Act
(ADA) regulations. Plans shall show running and cross slopes along
accessibility path from building entrances to designated parking stalls and
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to public pedestrian infrastructure.
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.
D. The project’s Geotechnical Engineer shall sign the final grading plans.
45. 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.
46. 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.
47. 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.
48. Prior to approval of the grading plan, the Applicant shall prepare a detailed final
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.
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. 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.
B. Any onsite and offsite BMPs shall be designed and sized per the findings
of the Final Geotechnical Report and Final WQMP. Any changes to the
proposed BMP sizing, design, and type; and impacts to the referenced
exhibits, may require additional approvals.
50. 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 and
their WDID number is depicted on the grading plan before approval.
51. 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
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16
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.
52. Where grading involves import or export, the Applicant shall obtain relevant permits,
from the Public Works Department where the material is coming from or going to,
including import/export quantities and hauling route.
53. 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 surveyor shall certify to the completion of grading in conformance with
the lines and grades shown on the approved grading plans.
54. Prior to the issuance of a building permit, the final grade certification shall be
submitted in conformance with the approved grading plans. A licensed land
surveyor shall certify the completion of grading in conformance with the lines and
grades shown on the approved grading plans.
55. Prior to building final inspection, the Applicant is responsible for the completion of
all grading for which plans are required.
56. Prior to occupancy, 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.
57. Prior to occupancy, the Applicant is responsible for the completion of construction
of all improvements for which plans are required, including street and storm drain
improvements.
58. 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.
59. All post-construction BMPs shall be designed based on the City of Palm Desert’s
maximum infiltration criteria of 1 inch/hour.
60. Improvements that are non-compliant with the accessibility standards in effect at the
time of construction or alteration, shall be brought up to current accessibility
standards. This work shall be incorporated into the scope of this Project and shall
be completed prior to acceptance by the City Engineer.
END OF CONDITIONS OF APPROVAL