HomeMy WebLinkAboutRes No 2420PLANNING COMMISSION RESOLUTION NO. 2420
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
PALM DESERT, CALIFORNIA, RECOMMENDING TO CITY COUNCIL
APPROVAL A PRECISE PLAN/CONDITIONAL USE PERMIT AND A
DEVELOPMENT AGREEMENT TO ALLOW A NEW 12 UNIT, 36 KEYS,
HOTEL CONDOMINIUM PROJECT LOCATED AT 73-811 LARREA
STREET.
CASE NOS. PP/CUP 05-20 AND DA 0601
WHEREAS, the Planning Commission of the City of Palm Desert, Califomia, did
on the 3rd day of October, 2006, hold a duly noticed public hearing to consider the request
by the VILLA PROPERTY DEVELOPER, LLC. for approval of the above noted; and
WHEREAS, said application has complied with the requirements of the "City of
Palm Desert Procedure for Implementation of the Califomia Environmental Quality Act",
Resolution No. 06-78, in that the Director of Community Development has determined
that the project is a Class 32, Categorical Exemption and no further environmental review
is necessary.
WHEREAS, at said public hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, said Planning
Commission did find the following facts and reasons to exist to justify recommending to
City Council approval of said request:
1. The proposed hotel/condominium meets complies with goals and
objectives of the general plan and zoning ordinance.
2. The proposed location of the boutique hotel, as conditioned, is in accord
with the objectives and policies of the general plan and zoning ordinance
and the purpose of the district in which the site is located.
3. The proposed location of the condominium hotel and the conditions under
which it will be operated and maintained will not be detrimental to the
public health, safety or general welfare, or be materially injurious to
properties or improvements in the vicinity.
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 Commission in this case.
2. That it does hereby recommend approval to City Council of Precise
Plan/Conditional Use Permit 05-20 and Development Agreement 06-01,
subject to conditions attached.
PLANNING COMMISSION RESOLUTION NO. 2420
PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert
Planning Commission, held on this 3rd day of October, 2006, by the following vote, to
wit:
AYES: CAMPBELL, TANNER, LOPEZ
NOES: FINERTY
ABSENT: TSCHOPP
ABSTAIN: NONE
ATTEST:
PHILIP DRELL, SecL,Ipa..
Palm Desert PI ning Commission
JA E LOPEZ, h..erson
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PLANNING COMMISSION RESOLUTION NO. 2420
CONDITIONS OF APPROVAL
CASE NOS. PP/CUP 05-20 AND DA 06-01
Department of Community Development:
1. The development of the property shall conform substantially with exhibits on file
with the Department of Community Development, as modified by the following
conditions.
2. Construction of said project shall commence within one (1) year from the date of
final approval unless an extension of time is granted, otherwise said approval
shall become null, void and of no effect whatsoever.
3. Prior to issuance of a building permit for construction of any use contemplated by
this approval, the applicant shall first obtain permits and/or clearance from the
following agencies:
Coachella Valley Water District
Palm Desert Architectural Commission
City Fire Marshal
Public Works Department
Evidence of said permit or clearance from the above agencies shall be
presented to the department of building and safety at the time of issuance of a
building permit for the use contemplated herewith.
4. Applicant agrees to maintain the landscaping required to be installed pursuant to
these conditions. Applicant will enter into an agreement to maintain said
landscaping for the life of the project, which agreement shall be notarized and
which agreement shall be recorded. It is the specific intent of the parties that this
condition and agreement run with the land and bind successors and assigns. The
final landscape plan shall include a long-term maintenance program specifying
among other matters appropriate watering times, fertilization and pruning for
various times of the year for the specific materials to be planted, as well as
periodic replacement of materials. All to be consistent with the Property
Maintenance Ordinance (Ordinance No. 801) and the approved landscape plan.
5. Access to trash/service areas shall be placed so as not to conflict with parking
areas. Said placement shall be approved by applicable waste company and
Department of Community Development and shall include a recycling program.
6. The project shall comply with the Energy Efficiency Standards, Ordinance No.
1124.
7 All sidewalk plans shall be reviewed and approved by the department of public
works prior to architectural review commission submittal.
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PLANNING COMMISSION RESOLUTION NO. 2420
8. The parapets around the exterior elevations facing Larrea Street shall be 5'8" tall
to provide privacy to the adjacent neighbors.
9. A detailed parking lot and building lighting plan shall be submitted to staff for
approval, subject to applicable lighting standards, plan to be prepared by a
qualified lighting engineer.
10. Use of the roof decks on the front buildings shall be prohibited after 10:00 pm
Sundays through Thursdays and after 12:00 am on Fridays and Saturdays.
Department of Public Works:
1. All landscape maintenance shall be performed by the property owner and the
applicant shall enter into a landscape maintenance agreement with the City for
the life of the project, consistent with the Property Maintenance Ordinance (Ord.
801) and the approved landscape plan.
2. A complete preliminary soils investigation, conducted by a registered soils
engineer, shall be submitted to and approved by the Department of Public Works
prior to the issuance of a grading permit.
3. Drainage fees, in accordance with Section 26.49 of the Palm Desert Municipal
Code and Ordinance No. 653, shall be paid prior to recordation of final map.
4. The project shall be subject to Transportation Uniform Mitigation Fees (TUMF).
Payment of said fees shall be at the time of building permit issuance.
5. A standard inspection fee shall be paid prior to the issuance of grading permits.
6. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17
and 79-55, shall be paid prior to recordation of final map.
7 Storm drain design and construction shall be contingent upon a drainage study
prepared by a registered civil engineer that is reviewed and approved by the
Department of Public Works prior to start of construction.
8. Complete grading and improvement plans and specifications on electric files
shall be submitted to the Director of Public Works for checking and approval
prior to the issuance of any permits.
9. Any and all offsite improvements shall be preceded by the approval of plans and
the issuance of valid encroachment permits by the Department of Public Works.
10. Pad elevations are subject to review and modification in accordance with
Chapter 26 of the Palm Desert Municipal Code.
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PLANNING COMMISSION RESOLUTION NO. 2420
11. Landscape install shall be drought tolerant in nature and in accordance with the
City's Water Efficient Landscape Ordinance (24.04).
12. Landscape plans shall be submitted for review concurrently with grading plans.
13. Full public improvements, as required by Sections 26.40 and 26.44 of the Palm
Desert Municipal Code, shall be installed in accordance with applicable City
standards and the City's Circulation Network including the following:
• 6' curb adjacent sidewalk on Larrea Street.
Rights -of -way necessary for the installation of the above referenced
improvements shall be dedicated to the City prior to the issuance of any permits
associated with the project.
14. All public and private improvements shall be inspected by the Department of
Public Works and a standard inspection fee shall be paid prior to issuance of
grading permits.
15. Applicant shall comply with provisions of Palm Desert Municipal Code Section
24.12, Fugitive Dust Control as well as Section 24.20, Storm water Management
and Discharge Control.
16. The applicant shall file a tentative parcel map for condominium purposes.
Riverside County Fire Department:
1. With respect to the conditions of approval regarding the above referenced plan
check, Fire Department recommends the following fire protection measures be
provided in accordance with City Municipal Codes, appropriate NFPA Standards,
CFC, CBC, and/or recognized fire protection standards:
The fire department is required to set a minimum fire flow for the remodel or
construction of all commercial buildings per UFC Article 87.
A fire flow of 1500 gpm for a 1-hour duration at 20-psi residual operating
pressure must be available before any combustible materials are placed
on the job site.
2. Provide, or show there exists, a water system capable of providing a potential
gallon per minute flow of:
a) 3000 for commercial structure.
3. The required fire flow shall be available from a wet barrel Super Hydrant 4"x2-
1/2"x2-1/2"), located not less than 25' nor more than 150' from any portion of a
commercial building measured via vehicular travelway.
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PLANNING COMMISSION RESOLUTION NO. 2420
4 Water plans must be approved by the Fire Marshal and include verification that the
water system will produce the required fire flow.
5. Install a complete NFPA 13 fire sprinkler system. This applies to all buildings within
a 3,000 square foot total cumulative floor area. The Fire Marshal shall approve
locations of all post indicator valves and fire department connections. All valves
and connections shall not be less than 25' from the building with 50' of an
approved hydrant.
6. All valves controlling the water supply for automatic sprinkler systems and
Water -flow switches shall be monitored and alarmed per CBC Chapter 9.
7 Install portable fire extinguishers per NFPA, 10, but not less than 2A1OBC
extinguisher per 3,000 square feet and not over 75' walking distance. A "K" type
fire extinguisher is required in all commercial kitchens.
8. All buildings shall be accessible by an all-weather roadway extending to within 150'
of all portions of the exterior walls of the first story. The roadway shall be not less
than 24' of unobstructed width and 13'6" of vertical clearance. Where parallel
parking is allowed, the roadway shall be 36' wide with parking on both sides, 32'
wide with parking on one side. Dead-end roads in excess of 150' shall be provided
with a minimum 45' radius turn around (55' in industrial developments). Fountains
or garden islands placed in the middle of these tum-arounds shall not exceed a 5'
radius or 10' diameter. City standards may be more restrictive.
9. Whenever access into private property is controlled through use of gates, barriers
or other means provisions shall be made to install a "Knox Box" key over -ride
system to allow for emergency vehicle access. Minimum gate width shall be 16'
with a minimum vertical clearance of 13'6".
10. All buildings shall have illuminated addresses of a size approved by the city.
11. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be
submitted separately for approval prior to construction.
12. Conditions subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained within twelve months.
13. Sprinklers shall be installed in the under ground parking lots.
14. Due to compromising access for fire fighting, sprinkler monitoring may be
required.
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