HomeMy WebLinkAboutTM 28818-5 Marriott Ownership ResortsREQUEST:
SUBMITTED BY:
APPLICANT:
DATE:
CONTENTS:
Recommendation:
CITY OF PALM DESERT
PUBLIC WORKS DEPARTMENT
STAFF REPORT
Adopt Resolution #07-73
Mark Greenwood, P.E., Director of Public Works
Marriott Ownership Resorts, Inc.
7400 Shadow Ridge Road
Palm Desert, CA 92211
November 8, 2007
Resolution, Conditions of Approval
Tentative and Final Maps, Vicinity Map
Approving Tract Map 288b$-5
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By Minute Motion, waive further reading and adopt Resolution No. 07-73,
approving Final Tract Map 28818-5.
Discussion:
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Tract Map No. 28818-5 is located within the Marriott's Shadow Ridge Project east of
Monterey Avenue between Gerald Ford Drive and Frank Sinatra Drive. This phase-5 map
includes construction phases 7, 8 and 9 for condominium time-share units and provides for
the creation of 14 lots and the extension of a private street in 19.12 acres out of a portion of
the first recorded map. The tentative map was approved by the City Council on November
12, 1998 and will expire in November 2008.
Those conditions of approval related to the map have been satisfied. This map conforms to
the requirements of the Subdivision Map Act and City ordinance and it is substantially the
same as it appeared on the tentative map and as amended by Planning Commission
Resolution No. 2338, passed, approved and adopted by the Planning Commission on June
21, 2005 as Precise Plan/CUP 98-5 (Revised) Amendment No. 1.
Staff recommends adopting the attached Resolution for the approval of the subject map.
Submitted B
r
R. Page Garneer, L.S.
Sr. Engineer/City Surveyor
Approval:� f�..
iHomer Croy
ACM for Development Services
Depart
Mark Greenv;600d, P.E.
Director of Public Works
Carlos Ortega
City Manager
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TRACT NO. 28818-5 VICINITY MAP
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RESOLUTION NO. 07-73
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING THE MAP OF TRACT NO. 28818-
5.
BE IT HEREBY RESOLVED, by the City Council of Palm Desert,
California, as follows:
(1) Tract No. 28818-5 of the City of Palm Desert, California, is hereby
approved as the official map of said tract map, subject to the
conditions of the Tentative Map and Planning Commission
Resolution No. 2338.
(2) The City Engineer is directed to process the Tract Map for
recording upon receipt of payment of all fees.
PASSED, APPROVED, and ADOPTED by the City Council of the City of
Palm Desert, California, on this 8th day of November, 2007 by the following vote,
to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
RICHARD S. KELLY, MAYOR
CITY OF PALM DESERT, CALIFORNIA
ATTEST:
RACHELLE D. KLASSEN, CITY CLERK
CITY OF PALM DESERT, CALIFORNIA
R�s���-�-�o�v �a. ��-�os
/a RCSOLUTIQN DI= THE CITY COUNCIL OF i HE CITY OF PALM
DESERT, CALfFORNIA, A�'PI'OVING /a PRECiSE PI.AN �� DESlGN,
COND1TIOtVAL USE ��RMIT AND TENTATIVE TRACT (i/IAP TO ALL4W
DEVELOAMENT �F A 999 UNIT TIMESHARE RES�RT, AN EY.CEPTION
TO ►HE BU1LDIiVG �-ICIGHT L1MIT IN T4-i� AR (PLANNED RESIDENTIAL)
ZONE AND A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
AS IT RELATES THERET� TO BE LOCATED ON THE EAST S[DE OF
MONTEREY AVENUE BETWEEN FRANK SiNATRA DRIVE ,AN� GERALD
FaRD DRlVE.
CASE NOS. PP/CUP 98-5 REVISED AND TT 28818 REVIS�D
WHEREAS, the City Councif of the City of Palm Desert, California, did on the 1 Qth
day of September, 1998, hvld a duly noticed pub}ic hearing which was continued to June
1 't, July 9, August 27, September 10, October 8, October 22 and November 12, 1998, to
consider the request by NEARRIOTT OWNERSHIP RESORT, INC., for the a6ove mentioned
project; and
WHEREAS, the Planning Corrimission recommended approval by adoption af Planning
Commission Resolution No. 1889; and
WHEREAS, said application has complied with the requirements af the "City of Palm
I Desert Procedure for Implsmentation of the California Environmental Quality Act, Resolution
-�� � No. 97-18, Director af Community Development has determined that the project as
mitigated will not have a significant impact on the environment and a Negative Declaration
has been prepared; and
WHERERS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of af! interested persons desiring to be heard, said City CounciE did find
the following facfis and reasons to exist to justify recommending approvai af said precise
plan, conditional use permit, and tentative tract map:
PRECISE PLAN
1 . The design of the precise pfan will not substantially depreciate property values
nor be mafierially ir►}urious to properties or improvements in the vicinity.
2. The precise plan will not unreasonably interfere with the use or en�oyment of
property in the vicinity by the occupants thereof fnr lawful purposes.
3. The precise plan wilE not endanger the public p�ace, health, safety, or general
welfare.
CONDiTIONAL USE
1 . That the �roposec! location of the canditional use is in accord with the
objectives of the Palm Desert Zoning Ordinance and ihe purpose of the districi
,,: .�����•; the site is focated.
RESOLUTION NO. 98-1 OS
2. That 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.
3. That the proposed conditional use will comply with each of the applicable
provisions of the Palm Desert Zoning Ordinance, except for approved
variances, adjustments or exceptions.
4. That the proposed conditional use complies with the goals, objectives, and
policies of the City's General Plan.
5. The proposed timeshare resort will operate "in conjunction with" the Desert
Springs Marriott Resort, a hotel operating in the City of Palm Desert having
more than 500 rooms.
6. The proposed timeshare resort will be located within an eighteen hole golf
course of not less than six thousand four hundred (6,400) yards.
TENTATIVE TRACT MAP
1 . That the proposed tentative map is consistent with applicable general and
specific plans.
2. That the design or improvement of the proposed subdivision is consistent with
applicable general and specific plans.
3. That the site is physically suitable for the type of development.
4. That the site is physically suitable for the proposed density of development.
5. That the design of the subdivision or the proposed improvements are not likely
to cause substantial environmental damage or substantially and avoidably
injure fish or wildlife or their habitat.
6. That the design of the subdivision or the type of improvements is not likely to
cause serious public health problems.
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.
8. The design will allow unrestricted solar access to all lots.
2
RESOLUTION NO. 98-108
WHEREAS, in the review of this tentative tract map the City Council has considered
the effect of the contemplated action on the housing needs of the region for purposes of
balancing these needs against the public service needs of the residents of the City of Palm
Desert and its environs, with available fiscal and environmental resources.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm Desert,
California, as follows:
1 . That the above recitations are true and correct and constitute the findings of
the Council in this case.
2. That Precise Plan/Conditional Use Permit 98-5 Revised is hereby approved,
subject to the attached conditions, Exhibit A.
3. That Tentative Map No. 28818 as revised on file in the Department of
Community Development is hereby approved, subject to the attached
conditions.
4. That the maximum height of the three story buildings shall be 36 feet, subject
to the conditions relating to setbacks.
5. That a Negative Declaration of Environmental Impact, Exhibit B attached, is
hereby certified.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City
Council, held on this 12th day of November, 1998, by the following vote, to wit:
AYES: CRITES, FERGUSON, KELLY, SPIEGEL
NOES: BENSON
ABSENT: NONE
ABSTAIN: NONE
ROBERT A. SPIEGE
�� T VT: .
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SHEILA R.COIL IGAN, Ci Clerk
City of Palm Desert, Cl ifornia
3
RESOLUTION NO. 98-108
EXHIBIT A
CONDITIONS OF APPROVAL
CASE NOS. PP/CUP 98-5 REVISED AND TT 28818 REVISED
Department of Community Development: •
1. The development of the property shall conform substantially with revised exhibits on
file with the Department of Community Development, as modified by the following
conditions.
2. That the final map or portion thereof shall be recorded within two years from the date
of approval unless an extension of time 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 all municipal ordinances and
state and federal statutes now in force, or which hereafter may be in force.
4. 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.
5. All future occupants of the buildings shall comply with parking requirements of the
ordinance.
6. Marketing practices shall not include street solicitation.
7. Advertising shall strictly adhere to Palm Desert's Zoning Ordinance Chapter 25.68
pertaining to signage.
8. Access to trash/service areas shall be placed so as not to conflict with parking areas.
Said placement shall be approved by applicable trash company and Department of
Community Development.
4
RESOLUTION NO. 98-i 08
9. Should the applicant/owner choose to create an illuminated parking lot(s) or illuminate
the building exteriors, a detailed parking lot and/or building lighting plan shall be
submitted for staff approval, subject to applicable lighting standards, plans to be
prepared by a qualified lighting engineer.
10. All sidewalk plans shall be reviewed and approved by the Department of Public Works
prior to Architectural Review Commission review of final landscape plan.
11 . Project is subject to Art in Public Places program per Palm Desert Municipal Code
Chapter 4.10.
12. Final landscape plans shall comply with the parking lot tree planting master plan.
13. 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 matter,
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.
14. The project shall be subject to all applicable fees at time of issuance of permits
including, but not limited to, Art in Public Places, TUMF and school mitigation fees
and low income housing mitigation fee.
15. That the site grading plan be designed to lower the site at least two (2) feet in the
area west and northwest of the homes on Drexell Drive. Said two (2) foot lowering
of the site shall be relative to the existing grade in the area where the buildings are
to be located or relative to the existing grade in the rear yards of the homes on the
west side of Drexell Drive, whichever provides the greater protection to the views
from the homes on the west side of Drexell Drive.
16. That all mitigation measures contained in the traffic study dated May 14, 1998,
prepared by Nickerson, Diercks and Associates shall be conditions of this approval.
17. That the design of the east end of the buildings nearest the homes on Drexell Drive
shall not include windows or balconies facing east.
18. That the golf course, clubhouse, and sales center be constructed as part of phase 1 .
5
RESOLUTION NO. 98-108
19. That the three story buildings shall not exceed 36 feet in height and shall be setback
a minimum of 340 feet from the residential property lines adjacent to the I< & B
development.
20. That the perimeter fence design include wrought iron openings to create view
corridors into the golf course.
21 . That the parking for the timeshare units shall be at a ratio of 1 .5 spaces per unit with
at least one space per unit covered.
22. That the design of the maintenance building include sufficient parking on site for all
employees of that facility.
23. That any conversion of the project or any unit within the project to other than
timeshare or transient tourist use must first obtain approval by the City in
consultation with the Palm Springs Unified School District or such school district
which is serving the property at that time.
24. That the applicant pay a day care mitigation fee of $100,000 to the City.
25. That shuttle vehicles connecting this project to the Desert Springs Marriott shall be
alternate energy vehicles.
I
Department of Public Works:
1 . Drainage fees in accordance with Palm Desert Municipal Code Section 26.49 and
Ordinance No. 653 shall be paid prior to recordation of the final map.
2. Any drainage facility construction required for this project 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. The project shall
be designed to retain storrnwaters associated with the increase in developed vs.
undeveloped condition for a 100 year storm.
3. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17 and
79-55, shall be paid prior to issuance of any permits associated with this project. The
costs associated with the installation of new traffic signal and modification of
existing signal systems for this project may be used as a credit against the subject
signalization fees. Such a credit would be subject to approval by the Palm Desert
City Council.
4. The project shall be subject to Transportation Uniform Mitigation Fees (TUMF).
Payment of said fees shall be at the time of grading/building permit issuance.
6 .
RESOLUTION NO. 98-108
5. 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.
6. Complete tract map shall be submitted as required by ordinance to the Director of
Public Works for checking and approval prior to the issuance of any permits
associated with this project.
7. As required under Palm Desert Municipal Code Section 26.28, and in accordance with
Sections 26.40 and 26.44, complete improvement plans and specifications shall be
submitted to the Director of Public Works for checking and approval before
construction of any improvements is commenced. Offsite improvement plans to be
approved by the Public Works Department and a surety posted to guarantee the
installation of required offsite improvements prior to permit issuance.
8. 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.
9. In accordance with the Circulation Network of the Palm Desert General Plan,
installation of landscaped median island in Monterey Avenue from Gerald Ford Drive
j south to a point southerly of the mid-section line of Section 32 shall be provided. In
addition, applicant shall provide for the installation of landscape improvements within
the existing median islands in Frank Sinatra Drive and Gerald Ford Drive. Landscape
shall be drought tolerant in nature.
10. Landscape installation on the property frontages shall be drought tolerant in nature
and maintenance shall be provided by the property owner. Landscaping maintenance
for the proposed median island improvements shall be provided through a landscape
and lighting maintenance district. Applicant shall be responsible for the formation of
said district.
11 . 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. in addition to the above noted items, those traffic impact mitigation
measures identified in the project Traffic Impact Analysis prepared by Nickerson,
Diercks & Associates/Valley Research and Planing Associates shall be provided. The
subject report and proposed mitigation measures shall be approved by the Public
Works Department. Residential street sections shall be as shown on the tentative
tract map with a minimum width of thirty-two feet. Rights-of-way as may be
necessary for the construction of required public improvements shall be provided on
the Tract Map.
7
RESOLUTION NO. 98_108
12. Applicant shall comply with the provisions of Municipal Code Section 24.12, Fugitive
Dust Control as well as Section 24.20, Stormwater Management and Discharge
Control. •
13. 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.
14. In accordance with Palm Desert Municipal Code Section 26.44, complete grading
plans/site improvement plans and specifications shall be submitted to the Director of
Public Works for checking and approval prior to issuance of any permits.
15. Traffic safety striping on Monterey Avenue, Gerald Ford Drive and Frank Sinatra Drive
and the proposed residential streets shall be provided to the specifications of the
Director of Public Works. A traffic control plan must be submitted to, and approved
by, the Director of Public Works prior to the placement of any pavement markings.
16. Proposed building pad elevations are subject to review and modification in accordance
with Chapter 27 of the Palm Desert Municipal Code.
17. As required under Sections 26.32 and 26.40 of the Palm Desert Municipal Code, all
existing overhead utilities shall be placed underground per the respective utility
district recommendation.
18. Waiver of access rights to Monterey Avenue, Frank Sinatra Drive and Gerald Ford
Drive except at approved locations shall be granted on the Tract Map.
19. Prior to start of construction, the applicant shall submit satisfactory evidence to the
Director of Public Works of intended compliance with the National Pollutant Discharge
Elimination (NPDES) General Permit (Permit # CAS000002) for storm water
discharges associated with construction.
20. All project access points shall provide for acceleration and deceleration lanes.
Existing medians on Frank Sinatra Drive and Gerald Ford Drive shall be modified to
provide for full project ingress/egress.
8
RESOLUTION NO. 98-108
Riverside County Fire Department:
1 . With respect to the conditions of approval regarding the above referenced plan check,
the 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 California Fire Code Sec. 10.401 .
2. 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.
3. Provide, or show there exists, a water system capable of providing a potential 2500
for multifamily and 3000 for commercial structure. The actual fire flow available
from any one hydrant connected to any given water main shall be 1500 gpm for two
hours duration at 20 psi residual operating pressure.
4. The required fire flow shall be available from a_Super hydrant(s) (6"x4"x2Y2" x 2%2");
located not less than 25' or more than 165 feet from multifamily and 150 feet
commercial from any portion of the building(s) as measured along approved vehicular
- travelways. Hydrants installed below 3000 feet elevation shall be of the "wet barrel"
type.
5. Prior to the application for a building permit, the developer shall furnish the original
and two copies of the water system plan to the County Fire Department for review.
No building permit shall be issued until the water system plan has been approved by
the County Fire Chief. Upon approval, the original will be returned. One copy will
be sent to the responsible inspecting authority.
6. Comply with Title 24 of the California Code of Regulations, adopted January 1,
1990, for all occupancies.
7. Install a complete fire sprinkler system per NFPA 13 Ft. The post indicator valve and
fire department connection shall be located to the front, not less than 25' from the
building and within 50' of an approved hydrant. This applies to all buildings with
3000 square feet or more building area as measured by the building footprint,
including overhangs which are sprinklered per NFPA 13. The building area of
additional floors is added in for a cumulative total. Exempted are one and two family
dwellings.
9
RESOLUTION NO. 98-108
OTHER:
NFPA 13R plus special provisions of fire sprinklers in attics and protect exit ways on
second floor.
8. Install a fire alarm (water flow) as required by the Uniform Building Code 3803 for
sprinkler system. Install tamper alarms on all supply and control valves for sprinkler
systems.
9. Certain designated areas will be required to be maintained as fire lanes and shall be
clearly marked by painting and/or signs approved by the Fire Marshal.
10. install a fire alarm as required by the Uniform Building Code and/or Uniform Fire Code.
Minimum requirement is UL central station monitoring of sprinkler system per NFPA
71 and 72. Alarm plans are required for all UL central station monitored systems,
systems where any interior devices are required or used. (U.F.C. 14-103(a))
11 . install portable fire extinguishers per NFPA, Pamphlet #1.0, but not less than 2A1 OBC
in rating. Fire extinguishers must not be over 75' walking distance. In addition to
the above, a 40BC fire extinguisher is required for commercial kitchens.
12. 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 turn-arounds shall not exceed a 5'
radius or 10' diameter. City standards may be more restrictive.
13. Whenever access into private property is controlled through use of gates, barriers,
guard houses or similar means, provision shall be made to facilitate access by
emergency vehicles in a manner approved by the Fire Department. All controlled
access devices that are power operated shall have a Knox Box over-ride system
capable of opening the gate when activated by a special key locate din emergency
vehicles. Devices shall be equipped with backup power facilities to operate in the
even of power failure. All controlled access devices that are not power operated shall
also be approved by the Fire Department. Minimum opening width shall be 16' with
a minimum vertical clearance of 13'6".
14. A dead end single access over 500' in length will require a secondary access,
sprinklers or other mitigative measure approved by the Fire Marshal. Under no
circumstances shall a single dead end access over 1300 feet be accepted.
10
RESOLUTION ION NO. 98-1 08
15. A second access is required. This can he accomplished by two main access points
from main roadway or an emergency gated access into an adjoining development.
16. Contact the Fire Department for a final inspection prior to occupancy.
17. All new residences/dwellings are required to have illuminated residential addresses
meeting both City and Fire Department approval. Shake shingle roofs are no longer
permitted in the cities of Indian Wells, Rancho Mirage or Palm Desert.
18. Commercial buildings shall have illuminated addresses of a size approved by the city.
19. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be
submitted separately for approval prior to construction. Subcontractors should
contact the Fire Marshal's office for submittal requirements.
11
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PLANNING COMMlSSION MEETlNG
NOTICE OF ACTION
Date: June 22, 2005
Marriott Ownership Resorts, Inc.
7400 Shadow Ridge Road
Palm Desert, California 92211
Re: PP/CUP 98-5 (REVISED) AMENDMENT NO. 1
The Planning Commission of the City of Palm Desert has considered your request and
taken the following action at its regular meeting of June 21, 2005:
PLANNING COMMISSION APPROVED CASE NO. PP/CUP 98-5
(REVISED) AMENDMENT NO. 1 BY ADOPTION OF PLANNING
COMMISSION RESOLUTION NO. 2338, SUBJECT TO CONDITIONS.
MOTION CARRIED 3-0-2 1COMMtSSIONERS CAMPBELL AND
JONATHAN ABSENT).
Any appeal of the above action may be made'in writing to the City Clerk, City of Palm
Desert, within fifteen (151 days of the date of the decision.
� ,�n
Philip Drell, cretary /�"
Palm Desert lanning Commission
/tm
cc: Coachella Valley Water District
Pub(ic Works Department
Building & Safety Department
Fire Marshal
"I1N'0G I:RCf01Mlt
� r
PLANNlNG COMMISSION RESOLUTION NO. 2338
A RESOLUTI�N OF THE PLANNING COMMISSION OF THE
CITY OF PALM DESERT, CALIFORNIA, APPROVING AN
AMENDMENT TO THE PRECISE PLAN OF DESIGN WiTH
RESPECT TO PHASES 7, 8 AND 9 OF THE SHADUW
RiDGE RESORT, 7400 SHADOW RIDGE DRIVE, APN 653-
730-041.
CASE NO. PP/CUP 98-5 (REVISED}AMENDMENT#1
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 21 st day of June, 2005, hold a duly noticed public hearing to consider the request by
Marriott Ownership Resort, Inc., for the above noted amendment; and
WHEREAS, the precise plan for fhe Shadow Ridge Resort project was originally
approved subject to conditions by City Council November 12, 1998, pursuant to Resolution
No. 98-108; and
WHEREAS, the original project approval was processed pursuant to a Mitigated
Negative Declaration of Environmental Impact which was ce�tified November 12, 1998; and
WHEREAS, the current application is a C1ass 5 categorical exemption for the
purposes of CEQA because it is a minor alteration to the previous approva!which does not
result in changes to land use or density; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any,of a1f interested persons desiring to be heard, said Planning Commission
did find the following facts and reasons to exist to justify granting approval of said
amendment to the precise plan:
1. The amended design of the precise plan will not substantially depreciate
property values, nor be materia{1y injurious to properties or impravements in
the vicinity.
2. The amended precise plan will not unreasonably interfere with the use or
enjoyment of property in the vicinity by the occupants thereof for lawful
purposes.
3. The amended precise plan will not endanger the public peace, health, safety
or general welfare.
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. _. -
( .
PLANNlNG COMMISSION RESOLUTION NO. 2338
2. That Precise Plan/Conditional Use Permit 98-5 Revised Amendment#1 as
described in the staff report dated June 21, 2005, is hereby approved,
subject to the attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
Planning Commission, held on this 21 st day of June, 2005, by#he �ollowing vote, to wit:
AYES: FINERTY, LOPEZ, TSCHOPP
NOES: NONE
ABSENT: CAMPBELL, JONATHAN
ABSTAIN: NONE
� � S
DAVID E. TSCHOPP, Chai e
ATTEST: �
PHILIP DRELL, ecretary
Palm Desert Planning Commission
2 _
� r
PLANNING COMMISSION RESOLUTION NO. 2338
CONDITIONS OF APPROVAL
CASE NO. PP/CUP 98-5 (REVISED) AMENDMENT#1
Department of Community Development:
1. That all canditions of approval imposed on the original approval pursuant to City
Council Resolution No. 98-108 shall be conditions of approval on this application.
ll
3 _. -
CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
TO: Planning Commission
DATE: June 21 , 2005
CASE NO: PP/CUP 98-5 (Revised) Amendment #1
REQUEST: Approval of an amendment to the precise plan of design (building
locations, heights and other matters) in Phases 7, 8 and 9 of the
Shadow Ridge Resort, 7400 Shadow Ridge Road, APN 653-730-
041 .
APPLICANT: Marriott Ownership Resorts, lnc.
7400 Shadow Ridge Road
Palm Desert, CA 9221 1
I. BACKGROUND:
The November 12, 1998 approval of the Shadow Ridge Resort provided for up
to 999 units. Marriott indicates that at this time it intends to build 970 units.
Presently 450 units have been completed.
A. ADJACENT ZONING AND LAND USE:
North: PR-5 / galf course
South: PR-5 / golf course
East: PR-5 / golf course & single family dwellings
West: PR-5 / golf course
B. SITE DESCRIPTION:
The area of the three phases has been rough graded and is surrounded
on four sides by the golf course. The street serving the area has also
been rough graded {see attached aerial photo).
C. PROJECT DESCRIPTION:
The applicant proposes to amend Phases 7, 8 and 9 of tlie original
approval. The revisions include:
STAFF REPORT
PP 98-5 (REVISED) AMENDMENT #1
JUNE 21, 2005
D. ACCESS AND CIRCULATION:
The access to these phases will remain unchanged connecting to the
south and west to Frank Sinatra and Monterey Avenue via Rose Ridge
Drive and Fairway Dunes Drive respectively.
Circulation within the phases will be changed. Rose Ridge Drive which
serves this area formerly was a large curved street around the perimeter.
Now it will extend east from Shadow Ridge Drive then from the center
branch north and south to serve the three phases. This circulation is an
improvement as traffic will be more spread out within the site. The
revised circulation will not impact the access at Monterey or Frank
Sinatra
E. ARCHITECTURE AND BUILDING HEIGHT:
The architecture is being revised as a result of input from neighbors and
guests staying at Desert Springs I and II. Specifically, the plan:
1 . Reduces the three-story arches to two stories.
2. Removes the roof from some areas, pushes it back and thereby
lowers the height by two feet.
The project will retain the California mission/garden theme and desert
colors yet create individual villages within the project.
May 24, 2005 ARC on a 7-0 vote granted preliminary approval to the
revisions.
The applicant also indicated that the landscaping will be more of a desert
palette.
F. PAD HEIGHT:
The applicant proposes to reduce the approved pad heights in these areas
by two feet from that shown on the original plans. This reduction when
2
STAFF REPORT
PP 98-5 (REVISED) AMENDMENT#1
JUNE 21, 2005
coupled with the reduced building height will result in an overall reduction
of four feet in the building mass.
G. RELOCATION OF BUILDINGS:
In the original approva! tha location and orientation of the five easterly
most buildings in this area were a major concern to the Drexell Drive
residents.
The revised street system noted previously results in three of the
buildings being relocated and reconfigured. Two buildings remain as
previously approved.
Four of the five buildings were oriented with the narrow ends facing east
and were setback 396-496 feet from the east property line. The fifth,
center building, was turned 9Q° with the long side oriented east/west.
This building was 725 feet from the east property line.
The revised plan leaves two of the buildings in the same locations and
orientation (i.e., the north most and south most buildings remain as
previously approved). The second building from the north retains the
same orientation but has been moved fio the north by 60 feet and
westerly by 84 feet (480 feet versus 396 feet}. The two remaining
buildings with the relocated central street location are now shown on a
diagonal. These newly configured buildings are curved toward each end
and wrap around a new pool area and a landscaped area.
The new diagonal building to the north of Rose Ridge Drive will be a
minimum of 477 feet from the east property line, whereas the previous
building had been 396 feet.
The new diagonal building to the south of Rose Ridge Drive will be a
minimum 496 feet at the closest point to the east whereas the previous
building had been 440 feet.
Both these new buildings will angle away from the east property line to
a point where there will be 780 feet from the east property line.
3
STAFF REPORT
PP 98-5 (REVISED) AMENDMENT #1
JUNE 21, 2005
II. ANALYSIS:
During the original processing of the project there was concern raised by
property owners on Drexell Drive that the three-story units on this part of the
Marriott site could negatively impact their views to the west. Many of the
present changes will address this issue directly (i.e., reduction in building height,
lower pad heights and increased setback from the east property line). One
building will be oriented on the diagonal rather than with its narrow end facing
east, but the building is setback further (477 feet versus 396 feet). In the
proposed plan none of the buildings are oriented at 90°to the east (i.e., long
view of buildings facing east) whereas in the original plan one (1) building was
oriented west/east.
Other changes such as going to a full desert palette in the landscaping further
other city goals.
The architectural changes were acceptable to the ARC and benefit Marriott
because they reflect changes suggested in a marketing study.
The proposal is a win-win-win.
Public Works Department notes that the north building may encroach across the
north property line. If it does, then that lot line will need to be adjusted. Said
adjustment will be confirmed, if necessary, at time of working drawings and
final grading.
III. CEQA REVIEW:
The original project was processed pursuant to a Mitigated Negative Declaration
of Environmental Impact. This current request is a minor alteration to the
previous application and as such is a Class 5 categorical exemption (i.e.,
average slope of less than 20% and which does not result in changes to land
use or density). No further environmental review is necessary.
IV. RECOMMENDATION:
4
STAFF REPORT
PP 98-5 (REVISED) AMENDMENT#1
JUNE 21, 2005
That the findings and Amendment #1 to Case No. PP/CUP 98-5 (Revised) be
approved, subjecfi to conditions.
V. ATTACHMENTS:
A. Draft resolution
B. Legai notice
C. Comments from city departments and other agencies
D. Plans and exhibits
Prepared by: Reviewed and Approved by:
Steve Smith Phil Drell
Planning Manager Director of Community Development
Review and Concur:
Homer Croy
ACM for Development Services
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