HomeMy WebLinkAboutRes No 27241
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PLANNING COMMISSION RESOLUTION NO. 2724
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING A PRECISE PLAN OF DESIGN AND A
TENTATIVE PARCEL MAP (TPM) FOR TWO NEW, FOUR-STORY HOTELS
(HOLIDAY INN EXPRESS AND SUITES AND A FUTURE HOTEL) ON PARCEL
5 WITHIN THE MILLENNIUM SPECIFIC PLAN, LOCATED AT 74-755 AND 74-
777 TECHNOLOGY DRIVE; AND ADOPTION OF A NOTICE OF EXEMPTION
IN ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA)
CASE NOS: PP 18-0002 AND TPM 37488
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the
17th day of July 2018, hold a duly noticed public hearing to consider the request by Prest Vuksic
Architects, for approval of the above -noted project request; and
WHEREAS, the Architectural Review Commission of the City of Palm Desert, California,
did on the 8th day of May 2018, hold a public hearing to consider the request by Prest Vuksic
Architects, and recommended approval of the above -noted project request; and
WHEREAS, according to the California Environmental Quality Act (CEQA), the City must
determine whether a proposed activity is a project subject to CEQA. If the project is subject to
CEQA, staff must conduct a preliminary assessment of the project to determine whether the
project is exempt from CEQA review. If a project is not exempt, further environmental review is
necessary. The application has complied with the requirements of the "City of Palm Desert
Procedure for Implementation of the California Environmental Quality Act," Resolution No. 2015-
75, in the Director of Community Development has determined that the proposed project request
is categorically exempt under Article 19 Section 15332 In -Fill Development Projects (Class 32)
of the CEQA; therefore, no further environmental review is necessary; and
WHEREAS, the proposed project conforms to the Subdivision Map Act; and
WHEREAS, the project conforms to the Millennium Specific Plan; and
WHEREAS, at 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:
Findings of Approval:
1. That the density of the proposed subdivision is consistent with applicable general
and specific plans.
On March 12, 2015, the City Council adopted Resolution No. 1281 approving the
Millennium Specific Plan. The plan consists of 152 acres located near the City's
northern corporate limits, south of Interstate10 and the Union Pacific Railroad
between Portola Avenue and Cook Street. The proposed hotel and future hotel will
be located on Parcel 5, which is 3.92 acres and zoned District Commercial Center
(PC-2).
PLANNING COMMISSION RESOLUTION NO. 2724
The project as designed complies with all development standards outlined in the
Millennium Specific Plan and General Plan, including setbacks, building height (four
stories), parking, lot coverage, and land use compatibility.
2. That the design or improvement of the proposed subdivision is consistent with
applicable general and specific plans.
The design and improvements of the proposed subdivision have been reviewed and
approved by the Planning Department, Economic Development Department, Fire
Department, and Public Works Department for consistency with the General Plan and
emergency services. The street and utility improvements, circulation patterns, and
drainage improvements meet all requirements of the General Plan and the Millennium
Specific Plan. All existing perimeter streets are in conformance with the General Plan.
All internal project streets that serve Tentative Parcel Map 37488 conform to City
standards.
3. That the site is physically suitable for the type of development.
The 3.92 acres is suitable for the development proposed. Environmental and traffic
studies were prepared for the project area and approved as part of the Millennium
Specific Plan. No environmental or traffic concerns were identified that would indicate
that the development in this area would be unsuitable. In addition, existing
commercial hotels have successfully constructed similar types of development in the
immediate vicinity. No obstacles to development of surrounding subdivisions were
experienced and, 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 described in the Millennium Specific Plan
and as conditioned.
4. That the site is physically suitable for the proposed density of development.
The property allows for two hotels on 3.92-acres as approved within the Millennium
Specific Plan. Directly east and south of the property are approved hotels. As
proposed, the site layout and density are consistent with surrounding development.
5. That the design of the subdivision and the proposed improvements are not likely to
cause substantial environmental damage or substantially and unavoidably injury to
fish or wildlife or their habitat.
For purposes of CEQA, a Mitigated Negative Declaration of Environmental Impact was
approved under the Millennium Specific Plan. The design of the project will not cause
substantial environmental damage or injure fish or wildlife or their habitat since the
surrounding area has been developed with similar land uses. 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.
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PLANNING COMMISSION RESOLUTION NO. 2724
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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 two hotels comply with the Millennium Specific Plan and
all grading requirements and the properties will be developed in accordance with the
Uniform California Building Code.
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 construct a retention drainage basin located along the
eastern boundary of the project. The parcel map identifies the use of this area, and
the applicant is responsible for the maintenance of the retention. Surrounding
perimeter City streets are built -out to the General Plan designation. The developer
will complete improvements along Technology Drive to the standards within the
Millennium Specific Plan.
NOW, THEREFORE, BE IT ORDAINED 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 recommend approval of the Precise Plan
of design and Tentative Parcel Map 37488 as proposed.
PASSED, APPROVED, AND ADOPTED by the Planning Commission of the City of Palm
Desert, California, at its regular meeting held on the 17th day of July 2018, by the following vote,
to wit:
AYES: DE LUNA, HOLT, and PRADETTO
NOES: NONE
ABSENT: GREENWOOD and GREGORY
ABSTAIN: NONE
ATTEST:
Foil
YAN STE$ BELL, SECRETARY
PALM DESERT PLANNING COMMISSION
„.z,s4
EPH PRADETTO, CHAIRMAN
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PLANNING COMMISSION RESOLUTION NO. 2724
CONDITIONS OF APPROVAL
CASE NO: PP 18-0002 and TPM 37488
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. The applicant shall record Parcel Map 37488 within two (2) years of project approval unless
a time extension is granted; otherwise, said approval shall become null, void and of no effect
whatsoever.
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 project and all Palm Desert
Municipal ordinances and state and federal statutes now in force, or which hereafter may be
in force.
4. The development must conform to the Millennium Specific Plan and all conditions within
Resolution No. 1281.
5. Prior to issuance of a building permit for 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
Evidence of said permit or clearance from the above agencies shall be presented to the
Department of Building & Safety at the time of issuance of a building permit for the use
contemplated herewith.
6. If the presence of cultural resources is identified in the cultural resources inventory, an
approved Native Cultural Resource Monitor shall be on site during ground disturbing activities.
7. Should human remains be discovered during the construction of the proposed project, the
project coordinator will be subject to either the state law regarding the discovery and
disturbance of human remains or the Tribal burial protocol. In either circumstance, all
destructive activity in the immediate vicinity shall halt, and the County Coroner shall be
contacted pursuant to State Health and Safety Code 7050.5. If the remains are determined
to be of Native American origin, the Native American Heritage Commission (NAHC) shall
be contacted. The NAHC will make a determination of the Most Likely Descendent (MLD).
The City and Developer will work with the designated MLD to determine the final disposition
of the remains.
8. All sidewalk plans shall be reviewed and approved by the Department of Public Works.
9. Applicant shall defend, indemnify and hold harmless the city against any third party legal
challenge to these approvals, with counsel chosen by the City at applicant's expense.
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PLANNING COMMISSION RESOLUTION NO. 2724
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10. Lighting plans shall be submitted in accordance with Palm Desert Municipal Code (PDMC)
Section 24.16 for any landscape, architectural, street, or other lighting types within the
project area.
11. Final landscape plans shall be submitted to the City's Department of Community
Development and the CVWD for review and approval. The landscape plan shall conform to
the landscape palate contained in the preliminary landscape plans prepared as part of this
application, and shall include dense plantings of landscape material. All plants shall be a
minimum of five gallons in size, and trees shall be a minimum of 24-inch box sizes.
DEPARTMENT OF PUBLIC WORKS:
Prior to recordation of the Parcel Map and any permits:
12. The parcel map shall be submitted to the City Engineer for review and approval.
13. Easements for drainage, pedestrian, and public utility purposes shall be provided as needed
on the final parcel map.
14. Pad elevations, as shown on the tentative map, are subject to review and modification in
accordance with Chapter 27 of the PDMC.
15. Right-of-way, as may be necessary for the construction of required public improvements
shall be provided on the parcel map.
16. Prior to City Council approval of Parcel Map 37488, the applicant shall construct or enter
into an agreement and post security, in a form and amount acceptable to the City Engineer,
guaranteeing the construction of all off -site improvements. Improvements may include but
are not limited to:
A. The extension and frontage landscaping of Technology Drive up to the property
boundary.
B. The installation of curb ramps on Technology Drive.
C. The installation of a six-foot (6') sidewalk on Technology Drive.
Prior to the issuance of a grading permit:
17. The applicant shall submit a grading plan to the Department of Public Works for review and
approval. Any changes to the approved civil plans must be reviewed for approval prior to work
commencing.
18. The applicant shall submit a PM10 application for approval. The applicant shall comply with
all provisions of PDMC Section 24.12 regarding Fugitive Dust Control.
19. The applicant shall abide by all provisions of City of Palm Desert Ordinance No. 843, Section
24.20 Stormwater Management and Discharge Ordinance.
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PLANNING COMMISSION RESOLUTION NO. 2724
20. Submit a final Water Quality Management Plan (WQMP) for approval. The WQMP shall
identify the Best Management Practices (BMPs) that will be used on the site to control
predictable pollutant runoff. Prior to the issuance of a grading permit, the Operation and
Maintenance Section of the approved final WQMP shall be recorded with County's Recorder
Office and a conformed copy shall be provided to the Public Works Department.
Prior to final inspection:
21. The applicant shall landscape the onsite retention basin.
BUILDING AND SAFETY DEPARTMENT:
22. This project shall comply with the latest adopted edition of the following codes.
A. 2016 California Building Code and its appendices and standards.
B. 2016 California Residential Code and its appendices and standards.
C. 2016 California Plumbing Code and its appendices and standards.
D. 2016 California Mechanical Code and its appendices and standards.
E. 2016 California Electrical Code.
F. 2016 California Energy Code.
G. 2016 California Green Building Standards Code.
H. Title 24 California Code of Regulations.
I. 2016 California Fire Code and its appendices and standards.
23. An approved automatic fire sprinkler system shall be installed as required per the City of
Palm Desert Code Adoption Ordinance 1265.
24. An accessible access overlay of the precise grading plan is required to be submitted to the
Department of Building and Safety for plan review of the site accessibility requirements as
per 2013 CBC Chapters 11 A & B (as applicable) and Chapter 10.
25. All exits must provide an accessible path of travel to the public way. (CBC 1027.5 & 11 B-
206).
26. Provide an accessible path of travel to the trash enclosure. The trash enclosure is required
to be accessible. Please obtain a detail from the Department of Building and Safety.
27. Detectable warnings shall be provided where required per CBC 11B-705.1.2.5 and 11B-
705.1.2.2. The designer is also required to meet all ADA requirements. Where an ADA
requirement is more restrictive than the State of California, the ADA requirement shall
supersede the State requirement.
28. All common use facilities, areas, amenities, etc. are required to comply with Chapter 11 B of
the California Building Code.
29. Public pools and spas must be first approved by the Riverside County Department of
Environmental Health and then submitted to the Department of Building and Safety. Pools
and Spas for public use are required to be accessible.
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PLANNING COMMISSION RESOLUTION NO. 2724
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30. All contractors and subcontractors shall have a current City of Palm Desert Business
License prior to permit issuance per PDMC, Title 5.
31. All contractors and/or owner -builders must submit a valid Certificate of Workers'
Compensation Insurance coverage prior to the issuance of a building permit per California
Labor Code, Section 3700.
32. Address numerals shall comply with Palm Desert Ordinance No. 1265 (Palm Desert
Municipal Code 15.28. Compliance with Ordinance 1265 regarding street address location,
dimension, stroke of line, distance from the street, height from grade, height from 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. You
may request a copy of Ordinance 1265 or Municipal Code Section 15.28 from the
Department of Building and Safety counter staff.
FIRE DEPARTMENT:
33. Fire Department Plan Review. Final fire and life safety conditions will be addressed when
building plans are reviewed by the Fire Prevention Bureau. These conditions will be based
on occupancy, use, the California Building Code (CBC), California Fire Code (CFC), and
related codes which are in force at the time of building plan submittal.
34. The project may have a cumulative adverse impact on the Fire Department's ability to
provide an acceptable level of service. These impacts include an increased number of
emergency and public service calls due to the increased presence of structures, traffic, and
population. The project proponents/developers will be expected to provide for a proportional
mitigation to these impacts via capital improvements and/or impact fees.
35. Fire Department emergency vehicle apparatus access road locations and design shall be
in accordance with the California Fire Code, City of Palm Desert Municipal Code, and
Riverside County Fire Department Standards. Plans must be submitted to the Fire
Department for review and approval prior to building permit issuance.
36. Fire Department water system(s) for fire protection shall be in accordance with the California
Fire Code, City of Palm Desert Municipal Code, and Riverside County Fire Department
Standards. Plans must be submitted to the Fire Department for review and approval prior
to building permit issuance.
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