HomeMy WebLinkAboutRes 08-97 PP/CUP 08-251 - Prest Vuksic Architects CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
REQUEST: Approval of a Precise Plan of design and Conditional Use Permit to
allow the construction of a new four-story 128-room Holiday Inn
hotel that will be LEED certified with silver rating, including a height
exception to allow a maximum height of 54 feet. The subject project
is located at 36-400 Technology Drive.
SUBMITTED BY: Kevin Swartz
Assistant Planner
APPLICANT: Prest Vuksic Architects
44-530 San Pablo Ave#200
Palm Desert, CA 92260
CASE NOS: PP / CUP 08-251
DATE: October 23, 2008
CONTENTS: Draft Resolution No. oa-9�
Legal Notice
Planning Commission Minutes for Case No. PP/CUP 08-251
Planning Commission Staff Report dated September 2, 2008
Comments from other departments
ARC Minutes from meeting of June 25, 2008
Plans and Exhibits
Recommendation:
That the City Council waive further reading and adopt Resolution No. os-9�
approving PP / CUP 08-251, subject to conditions attached.
Executive Summary:
Approval of staff's recommendation will approve a new Holiday Inn hotel totaling
128 rooms with a predominant building height of 48 feet high and the tallest
element of 54 feet. The proposed height exception is consistent with previously
approved and constructed hotels found within the City, and is necessary in order
to present the roof level above the grade of the adjacent arterial street.
Staff Report
VAR 08-251
October 23, 2008
Page 2 of 9
Discussion:
I. BACKGROUND:
A. PROPERTY DESCRIPTION:
The subject property is located on Technology Drive, west of Cook Street.
The vacant property totaling 3.14 acres is rectangular in shape, relatively
flat, and is zoned Planned Community Development, Freeway
Commercial Overlay Zone (P.C.D., FCOZ). The P.C.D., FCOZ zone
allows the developer/property owners flexibility in design and requires that
a master plan be approved on the property. The property is generally at
the lowest elevation in the City. On the corner of Cook Street and Frank
Sinatra the elevation is at 200 feet and the finish floor for the hotel is at
171 feet for a difference of 18 feet. Properties are falling to the north in
this area making this site lower than the existing Hampton Inn at the
Corner of Cook Street and Gerald Ford Drive.
Buildings in the area range from single-story commercial and industrial
buildings to the newly-constructed Valley Center Business Park, which
was allowed a height exception to 39 feet 8 inches. To the south is the
Cal State San Bernardino, Palm Desert Campus that will also include a
number of large buildings as the campus grows.
Tentative Parcel Map 34211 has been approved by Planning Commission.
If the project is approved by the City Council, the map and all necessary
improvements must be recorded and completed before any permits are
issued for this project.
B. Wonder Palms Master Plan:
In April of 1997, the City Council approved the Wonder Palms Master
Plan, which included 269 acres of land generally between Portola and
Cook Street at Interstate 10. Uses identified in the Master Plan included
Freeway Oriented Businesses, Regional Commercial, Industrial / Office,
and Multi-Family Residential.
The subject parcel falls within the Planning Area 2 (PA 2) of the Wonder
Palms Master Plan. Planning Area 2 shall use the general provisions of
the PC 3 Planned Commercial Development, Regional Center but shall
G�.\Plnnning\Kevin Swartz\Word\PPCUP OS-251 Holiday Inn\CC re}�ortdoc
Staff Report
VAR 08-251
October 23, 2008
Page 3 of 9
encourage mixed-use retail, office and residential uses under a
Conditional Use Permit.
C. ZONING AND GENERAL PLAN DESIGNATION:
The property is zoned PCD, Planned Commercial Development and is
designated I-B.P., Industrial Business Park in the City's General Plan.
D. ADJACENT ZONING AND LAND USE:
North: Interstate 10
South: Planned Community Development Starbucks/Jack-in-Box
East: Planned Community Development
West: Planned Community Development Mobile gas station
E. PLANNING COMMISSION:
The proposed project was presented to the Planning Commission on
September 2, 2008. The Commissioners had a long discussion on this
matter. Commissioners Tanner, S. Campbell, and R. Campbell stated that
the proposed Holiday Inn hotel is consistent with the surrounding
neighborhood and that the architecture will enhance the area.
Commissioner Limont couldn't over look the height exception at 54 feet to
the tallest element. The Commissioners voted to approve the project and
the motion carried 3-1 with Commissioner Schmidt absent.
II. PROJECT DESCRIPTION:
The applicant is requesting approval of a Precise Plan of design and a
Conditional Use Permit to allow the construction of a new four-story 128-room
Holiday Inn hotel that will meet LEED silver certification standards including, a
restaurant, an outdoor pool and spa, meeting room, exercise room, gift shop,
amenities including two outdoor decks located on the fourth floor, and 198 total
parking spaces. The site is part of the Wonder Palms Master Plan and the
Regional Commercial standards under Planned Commercial District apply.
A. SITE PLAN:
The site plan is designed with four vehicular driveways off of Technology
Drive. The two main entrances consist of a circular path that leads to the
main entrance of the hotel. The other two entrances are located on the
far north and south property that lead to additional parking spaces and the
G�.\Planning\Kevin Swartz\Word\PPCUP 08-251 Holiday Inn\CC report-doc
Staff Report
VAR 08-251
October 23, 2008
Page 4 of 9
pool and spa located directly behind the hotel. The site will share
reciprocal access with adjacent properties. The site has 198 parking
spaces that are spread out within the property with plenty of landscaping.
Parking:
The project is designed with a total of 198 parking spaces. Section
25.58.310 requires 1.1 parking spaces per unit plus additional parking for
other uses. The 128 rooms will require 141 parking spaces. In addition to
the required parking for the hotel, the restaurant parking rate is calculated
at 10 spaces per thousand square feet of floor area up to 3,000 square
feet. At 3,136 square feet, the restaurant would be required to have 32
spaces. In situations when hotels are located inside the hotels, staff has
made the argument that most of the users of the restaurant will be guests
of the hotel. For that reason, staff is prepared to argue for up to a 50%
reduction in the required parking for the restaurant reducing the parking to
16 spaces.
The applicant has provided a total of 198 parking spaces of which 141 is
for rooms, 16 are for the restaurant, and 17 are for the conference room
totaling 174 parking spaces. The applicant has provided 24 additional
spaces than are required.
B. BUILDING DESCRIPTION:
The proposed hotel is four stories with a variety of roofline heights varying
on the main building from the predominant building line of 48 feet high to
the tallest element of 54 feet. The building consists of 128 hotel rooms, 14
on the first floor, 38 on the second floor, 40 on the third floor and 36 on the
fourth floor. The hotel will feature a restaurant and bar, which is open to
the public; an exercise room, lobby and administrative staff offices, a gift
shop, conference, workout room, a pool and spa located outdoors, and
two outdoor patios located on the fourth floor.
C. ARCHITECTURE:
The project architecture is of a Contemporary architecture design, utilizing
a mix of plaster, metal, recessed windows, vertical columns, stone veneer,
and earth tone colors. The building colors are Dunn Edwards "Cherry
Cola", "Adobe", "Brown Bear", "Wild Mustang", and "Drift wood". The
project is punctuated with a series of defined modulations in the form of
recessed windows, articulating rooflines, and a variety of fenestration
G�.\Planning\Kevin Swartz\Word\PPCUP 08-251 Holiday Inn\CC report.doc
Staff Report
VAR 08-251
October 23, 2008
Page5of9
types; while the landscape palette will focus on a desert theme, with plants
requiring minimal water usages. The plant selection is in conformance
with the City's Landscape Maintenance Guide and recommendations.
While the plans have not yet received preliminary approval from the City's
Landscape Specialist, they are being reviewed.
At its meeting of July 22, 2008 the Architectural Review Commission
(ARC) reviewed the project. The Commission generally supported the
concept of a four story hotel and the height. The Commission granted
preliminary approval and the Commission agreed that the project
architects have provided a well designed project, and the project was
approved on a 4-1-1-1 vote, with Commissioner DeLuna voting NO,
Commissioner Vuksic abstaining and Commissioner Gregory absent.
D. LANDSCAPING:
The landscape palette will focus on a desert theme, with plants requiring
minimal water usage. The project exceeds landscape requirements in
regards to proposed landscape percentage. Preliminary approval from the
City's Landscape Specialist has not been approved at this time. A
condition of approval has been placed on the project that all lighting for the
facility will be strictly on site and will not intrude onto surrounding
properties. Another condition has been placed that the plant selection is in
conformance with the City's Landscape Maintenance Guide and
recommendations.
E. LEED-CERTIFIED:
The proposed project will meet the specifications a Leadership in Energy
and Environmental Design (LEED) Green Building Rating System. LEED
certified buildings provide an environmental and financial benefit to the
City and property owner. LEED certification provides independent, third-
party verification that a building project meets green building and
performance measures. All certified projects receive a LEED plaque,
which demonstrates that a building is environmentally friendly. Under the
LEED program, a building will earn points in a ranking system that
consists of LEED Certified, Silver, Gold or Platinum ratings. A Certified
classification is the minimum green rating while Platinum is the highest.
LEED-Certified buildings:
• Lower operation costs and increase asset value.
G�.\Planning\Kevin Swmtz\Word\PPCUP OS-251 Holiday Inn\CC repoit.doc
Staff Report
VAR 08-251
October 23, 2008
Page 6 of 9
• Reduce waste sent to landfills.
• Conserve energy and water.
• Are healthier and safer for occupants.
• Reduce greenhouse gas emissions.
• Qualify for tax rebates, zoning allowances and other incentives in
hundreds of cities.
The applicant is proposing a building designed to a LEED Silver building
for New Construction with 36 points out of a maximum of 69 points for
Platinum status. To achieve Silver status the applicant must obtain 33 to
38 points in; Sustainable Site, Water Efficiency, Energy and Atmosphere,
Materials and Resources, Indoor Environmental Quality, and Innovation
and Design Process. The LEED templates submitted illustrates a total of
36 points achieved with an additional four points possible.
II1. ANALYSIS:
The subject parcel falls within the Planning Area 2 (PA 2) of the Wonder Palms
Master Plan. Planning Area 2 shall use the general provisions of the PC 3
Planned Commercial Development, Regional Center. The following table
compares the proposed project.
STANDARD P.A.2 PROJECT
Front Setback 30 feet 84'
Rear Yard Setback 30 feet 80'
Side Yard Setbacks 30 feet 82', 125'
48 feet to parapet,
Hei ht 35 feet 54 feet to top of tower
Lot Covera e 40% 20%
Parkin 174 198
Discussion:
Every hotel that has been approved in the City has required a height
exception as well as exceptions from other development standards on a
case by case basis. These hotels have been built in either Planned
Commercial or Planned Residential zones. Both of these zones have an
exception process to the development standards within the ordinance.
This proposal falls within the Wonder Palms Master Plan, Planning Area 2,
G�.\Planning\Kevin Swartz\Word\PPCUP 08-251 Holiday Inn\CC repo�tdoc
Staff Report
VAR 08-251
October 23, 2008
Page 7 of 9
which encourages a mix of retail and residential type uses under a
Conditional Use Permit. The proximity to the freeway and the growing
college campus makes this location attractive for this type of development.
The Wonder Palms Master Plan requires this project to be compared to
the Planned Commercial (P.C-3). The P.C-3 zone height limit is 35 feet,
but allows the Planning Commission and City Council to modify those
standards through the entitlement process. The project meets all
development standards with exception of the height. Per section
25.30.260 of the Zoning Ordinance under exceptions the standards
outlined in Sections 25.30.220 through 25.30.250 shall be required unless
modified by the approved precise plan.
Similar hotels within the City have generated approximately $2,500 per
room, per year in transient occupancy taxes (T.OT.). Using that
information as a base model, the proposed Holiday Inn Hotel could
generate upwards of $230,000 in T.O.T. monies for the City. The
proposed hotel would be well situated to serve the university's needs,
including visiting professors and administrators. Staff analyzed the project
with the surrounding land uses in regards to any potential height and land
use compatibility.
A. Height:
The hotel is designed as a four-story building measuring 48 feet to the
parapet with an element at 54 feet maximum. The hotel exceeds the
height limit of the zone, but it has been designed in context to the grade
change and adjacent uses. The applicant has prepared site sections of the
architectural plans illustrating the project in context to the surrounding
area. In addition, staff has done a field study and visual analysis to
determine any potential view impacts. The property slopes down 18 feet
from the corner of Cook Street and Frank Sinatra. The hotel is also at the
lowest point of the City and is tucked behind the approach to the Cook
Street overpass which is 35 feet tall. If the hotel were three stories tall, the
structure's roof top equipment would be visible from the road. By adding a
fourth story, it screens the equipment and ties the architecture of the
building together.
B. Land Use Compatibility:
The proposed hotel is located in the Wonder Palms Master Plan, Planning
Area 2, which encourages a mix of retail and residential type uses under a
G.\Pl�nnin�,\Kevin Swartz\Word\PPCUP 08-251 Holiday Inn\CC repott.doc
Staff Report
VAR 08-251
October 23, 2008
Page 8 of 9
Conditional Use Permit. The proposed project is surrounded by
commercially zoned properties. Directly in front of the proposed hotel is
an existing three story Hampton Inn with a height of 42 feet to the tallest
element. To the east is a recently approved four story Candlewood
Suites hotel with a height of 52 feet. To the south on the corner of Cook
Street and Frank Sinatra is a three story Courtyard Marriott with a height
of 52 feet. To the southeast is the Cal State San Bernardino, Palm.Desert
Campus that will also include a number of large buildings. With the
proximity of the freeway and growing college campus makes this location
attractive for this type of development. It has been shown that the
proposed use is compatible with the other commercial uses in the
surrounding area.
IV. ENVIRONMENTAL REVIEW:
For the purposes of CEQA, the Director of Community Development has
determined that the proposed precise plan and Conditional Use Permit are a
Class 32, Categorical Exemption, and no further review is necessary.
G:\Planning\Kevin SwaiYz\Word\PPCUP 08-251 Holiday Inn\CC repoit.doc
Staff Report
VAR 08-251
October 23, 2008
Page 9 of 9
V. CONCLUSION:
The proposed Holiday Inn Hotel building meets the development standards for
the Regional Commercial standards under the Wonder Palms Master Plan,
subject to a Precise Plan, Conditional Use Permit, and a height exception. The
building is in keeping with the existing buildings in the surrounding area. The
proposed height would not adversely impact neighboring properties. All the
findings of approval for the Precise Plan and Conditional Use Permit can be met
and are described on pages 1 and 2 of the draft resolution.
Submitted By: Department Head:
�� �
�-==-�� ��—
Kevin Swartz �Lauri Aylaian
Assistant Planner Director, Community Development
::ITY COUNCIL�TION:
Approval: " �,, APpROVED DENIED
j RF:CEZVED 0�'HER .
� �''�� � � !���'I'I D�i°].'� �
Homer Croy ����` � � �e � �
ACM for Develop ent Services�4jc:;":r
�'�,�3��.,��'� ,�...�.�._
?�i3a i�-tiII�:
� JERTFIED pY: �
�.rz�inal c�n E'.�.iZe w Ca�ty �:�.�rk" s Offi�-E
Carlos L. Orte
City Manager * Adopted Res. No. 08-97 as amended, to include
Gold LEED Certification and covered parking along
the rear of the project (Cook Street �rontage) . 5-0
G�.\Planning\Kevin SwmYz\Word\PPCUP 08-251 Holiday Inn\CC repoit.doc
CITY COUNCIL RESOLUTION NO. 08-97
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING A PRECISE PLAN AND
CONDITIONAL USE PERMIT TO ALLOW A NEW FOUR STORY 128
ROOM HOLIDAY INN HOTEL, INCLUDING A HEIGHT EXCEPTION TO
ALLOW A MAXIMUM HEIGHT OF 54-FEET. SUBJECT PROPERTY IS
LOCATED AT 36-400 TECHNOLOGY DRIVE.
CASE NOS. PP/CUP 08-251
WHEREAS, the City Council of the City of Palm Desert, California, did on the 23ra
day of October 2008, hold a duly noticed public hearing to consider the request by Prest
Vuksic Architects, for approval of the above noted; and
WHEREAS, the Planning Commission of the City of Palm Desert, California, did
on the 2�d day of September 2008, hold a duly noticed public hearing to consider the said
request and by its Resolution No. 2484 approved PP/CUP 08-251; and
WHEREAS, said application has complied with the requirements of the "City of
Palm Desert Procedure for Implementation of the California Environmental Quality Act",
Resolution No. 06-78, 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 City Council
did find the following facts and reasons to exist to justify the approval of said request:
Precise Plan/Conditional Use Permit:
1. The proposed location of the project is in accordance with the objectives
of the Zoning Ordinance and the purpose of the district in which the site is
located.
The project is located within the Wonder Palms Master Plan, Planning
Area 2, which encourages a mix of retail and residential type uses under a
Conditional Use Permit The proximity to the freeway and the growing
college campus makes this location attractive for this type of deve/opment.
The Wonder Palms Master P/an requires this project to be compared to
the Planned Commercial (PC-3). The purpose the PC-3 regional
commercia/ center is to provide a unified area for commercia/ uses which
offer a wide range of goods and services. The hotel meets the
deve/opment and land use of the Wonder Pa/ms Master Plan. The
proposed project wil/ be used for all residents, which is in accord with the
objectives of the Zoning Ordinance and is consistent with the uses
outlined in section 25.38.030 Conditional Uses.
CITY COUNCIL RESOLUTION NO. 08--9�
2. The proposed location of the project 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.
The proposed hotel use is consistent with the intent of the City's Zoning
Ordinance as described above. The project has been conditioned to
address pub/ic health and safety and will require permits from the City's
Building and Safety Department, Finance Department, Riverside County
Fire Marshal, as we/l as other /ocal agencies. The project will not be
detrimental to the public interest, health, safety, we/fare and will not be
materially injurious to properties or improvements in the vicinity.
3. The proposed project will comply with each of the applicable provisions of
this Title 25 (Zoning).
The proposed use is consistent with the intent of the Zoning Ordinance,
except for the height exception and will comply with the Wonder Palms
Master P/an. Additionally, conditions have been added to the project to
ensure that all the minimum requirements of the Palm Desert Municipal
Code are met, inc/uding building, landscaping, public works, and the fire
departments conditions.
4. The proposed project complies with the goals, objectives, and policies of
the City's adopted General Plan.
A primary objective stated in the Land Use E/ement of the Genera/ Plan
under Commercial Goals, Policies and Programs is Goal i, which states an
integrated and comp/ementary mix of commercial land uses that meet the
day to day needs of/ocal residents, fully exploit opportunities to serve the
regional retail commercia/ market. Policy 1 of the Genera/ Plan Land Use
Element is sufficient /ands shall be designated to provide a full range of
conveniently /ocated convenience, neighborhood, regional and tourist
commercial services to the residents and visitors of the community and
surrounding areas for present and future years. Program 3.A. of the
General Plan Land Use Element is that the City sha/l deve/opment and
imp/ement incentive programs for se/ected /ands encouraged cohesive and
coherent commercial development patterns, which reduce fragmented
deve/opment, enhance community design values and promote effective in-
fill deve/opment.
This project promotes a /and use that is consistent with the goals, policies,
and programs of the General P/an. The project is consistent with the
General Plan because the project proposes a four story, 128 room Holiday
CITY COUNCIL RESOLUTION NO. 08-97
Inn hotel, which is compatible with the existing uses within the
surrounding area, and offers an exce/lent service to the community.
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 City Council in this case.
2. That the City Council does hereby recommend approval of PP/CUP 08-251,
subject to the conditions attached.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert
City Council, held on this 23rd day of October 2008, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JEAN M. BENSON, Mayor
ATTEST:
RACHELLE KLASSEN, City Clerk
City of Palm Desert, Cafifornia
CITY COUNCIL RESOLUTION NO. os-9�
CONDITIONS OF APPROVAL
CASE NOS. PP/CUP 08-251
DEPARTMENT OF COMMUNITY DEVELOPMENT:
1. The development of the property shall conform substantially with exhibits on file
with the Department of Community Development/Planning, as modified by the
following conditions.
2. 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.
3. Applicant agrees to maintain the landscaping required to be installed pursuant to
these conditions. 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.
4. 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.
5. The project shall comply with the Energy Efficiency Standards, Ordinance No.
1124.
6. All sidewalk ptans shall be reviewed and approved by the department of public
works.
7. The project is subject to the Art in Public Places program per Palm Desert
Municipal Code Chapter 4.10.
8. In the event that Native American cultural resources are discovered during
project development/construction, all work in the immediate vicinity of the find
shall cease and a qualified archaeologist meeting Secretary of Interior standards
shall be hired to assess the find. Work on the overall project may continue during
CITY COUNCIL RESOLUTION NO. os-9�
this assessment period. If significant Native American cultural resources are
discovered that require a Treatment Plan, the developer or his archaeologist
shall contact the Morongo Band of Mission Indians. If requested by the Tribe, the
developer or archaeologist shall, in good faith, consult on the discovery and its
disposition (e.g. avoidance, preservation, return, or artifacts to tribe, etc.).
9. The applicant shall provide designated hybrid parking spaces that can be used
for electric vehicles, golf carts and bicycles.
10. The proposed project shall meet the specifications of a Leadership in Energy
and Environmental Design (LEED) Certified Green Building.
11. All conditions of approval shall be recorded with the Riverside County Clerk's
office before any building permits are issued. Evidence of recordation shall be
submitted to the Department of Community Development/Planning.
DEPARTMENT OF PUBLIC WORKS:
1. All landscape maintenance shall be performed by the property owner, and
consistent with the Municipal Code provisions and the approved landscaped
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.
BONDS AND FEES
3. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17
and 79-55, shall be paid prior to issuance of grading permit.
4. The project shatl 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 issuance of grading permits.
6. Drainage fees, in accordance with Section 26.49 of the Palm Desert Municipal
Code shall be paid prior to issuance of grading permits.
7. A security bond shall be submitted for public improvements prior to issuance of
grading permit.
DESIGN REQUIREMENTS
CITY COUNCIL RESOLUTION NO. os-9�
8. 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.
9. Complete grading and improvement plans and specifications shall be submitted
to Public Works for checking and approval prior to permit issuance.
10. 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.
11. Pad elevations are subject to review and modification in accordance with
Chapter 27 of the Palm Desert Municipal Code.
12. Landscape installation shall be drought tolerant in nature and in accordance with
the City's Water Efficient Landscape Ordinance (24.04).
13. Landscape plans shall be submitted for review concurrently with grading plans.
14. Full public improvements, as required by Section 26 of the Palm Desert
Municipal Code, shall be installed in accordance with City standards including:
Installation of Technology Drive and bike path as shown on the plans. 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 this
project.
CONSTRUCTION REQUIREMENTS
15. All public and private improvements shall be inspected by the Department of
Public Works and no occupancy permit shall be granted until the improvements
have been completed.
16. 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.
17. Prior to the start of construction, the applicant shall submit satisfactory evidence
to the Director of Public Works of intended compliance with the National
Pollutant Discharge Elimination System (NPDES) General Construction Permit
CITY COUNCIL RESOLUTION NO. og-97
for storm water discharges associated with construction. Developer must
contact Riverside County Flood Control District for informational materials.
SPECIAL CONDITIONS
18. Reciprocal parking and access easement is required with property to the south
for the southerly row of parking spaces and an irrevocable access easement
required in favor to the property to the north to be with the necessity of which to
be determined by the planning commission when plans for that project are
submitted.
19a. Public Easement is required for bikepath along easterly property line and shall
connect with existing pathway to the south and extend to the north property line.
19b. Project is required to landscape/stabilize the Cook Street overpass slope. The
City shall reimburse the developer for 50% of the cost of the slope landscaping
in accordance with a written agreement to be executed by all parties before
issuance of any grading or building permit.
20. No permits associated with this project shall be issued prior to recordation of the
map on which the subject project is located and any required merger of lots.
21. Retention basin shown in the public right of way adjacent to the overpass is not
allowed and shall be re-located. No public right of way shall be used for
retention.
Riverside Countv Fire Department:
1. With respect to the conditions of approval regarding the above referenced
project, the Fire Department recommends the following fire protection measures
be provided in accordance with City Municipal Codes, NFPA, UFC and UBC, or
any recognized fire protection standards.
The Fire Department is required to set a minimum fire flow for the remodel or
construction of all buildings per UFC article 87.
2. A fire flow of 1500 gpm for a 1-hour duration at 20 psi residual pressure must be
available before any combustible material is placed on the job site.
3. Provide or show there exists a water system capable of providing a gpm fire flow
of 3000 gpm for commercial buildings.
G:\Planning\Kevin Swartz\Word\PPCUP 08-251 Holiday Inn\Resolution CC.doc
7
CITY COUNCIL RESOLUTION NO. 08-9�
4. The required fire flow shall be available from a wet barrel Super Hydrant(s) 4"x2-
1/2"x2-1/2", located not less than 25' nor more than 150' feet from any portion of
a commercial building measured via vehicular travelway.
5. Water plans must be approved by the Fire Marshal and include verification that
the water system will produce the required fire flow.
6. Install a complete NFPA 13 fire sprinkler system. This applies to all buildings with
a 3000 square foot total cumulative floor area. The Fire Marshal shall approve
the locations of all post indicator valves and fire department connections. All
valves and connections shall not be less than 25' from the building and within 50'
of an approved hydrant. Exempted are one and two family dwellings.
7. All valves controlling the water supply for automatic sprinkler systems and water-
flow switches shall be monitored and alarmed per UBC Chapter 9.
8. Install a fire alarm system as required by the UBC Chapter 3.
9. Install portable fire extinguishers per NFPA 10, but not less than one 2A106C
extinguisher per 3000 square feet and not over 75' walking distance. A "K" type
fire extinguisher is required in all commercial kitchens.
10. 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 not be
less than 24' of unobstructed width and 13'6" of vertical clearance. Where
parallel parking is required on both sides of the street the roadway must be 36'
wide and 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.
11. Whenever access into private property is controfled 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".
12. A second access is required. This can be accomplished by two main access
points from the main roadway or an emergency gate from an adjoining property.
13. All buildings shall have illuminated addresses of a size approved by the city.
14. All fire sprinkler systems, fixed fire suppression systems and alarm plans must
be submitted separately to the Fire Marshal for approval prior to construction.
15. Conditions subject to change with adoption of new codes, ordinances, laws or
when building permits are not obtained within 12 months.
G:\Planning\Kevin Swartz\Word\PPCUP 08-251 Holiday Inn\Resolution CC.doc
8
CITY COUNCIL RESOLUTION NO. os-9�
16. Install a Hood/Duct automatic fire extinguishing system per NFPA 96 in all public
and private cooking operations except single-family residential usage.
17. A dead end single access over 500' will require a secondary access, sprinklers
or other mitigative measures approved by the Fire Marshall. Under no
circumstances shall dead end over 1300' be accepted.
18. All turning radius for the Fire Department access shall be not less than 31' inside
and 52' outside.
19. Plans not reflecting fire hydrants.
20. All buildings shall be sprinklered.
21. Provide stand pipes in stairwells.
Buildinq Departments Conditions:
1. Project must conform to the current State of California Codes adopted at the
time of plan check submittal. The following are the codes enforced at this time:
2007 CALIFORNIA BUILDING CODE (Based on 2006 IBC)
2007 CALIFORNIA MECHANICAL CODE (Based on 2006 UMC)
2007 CALIFORNIA PLUMBING CODE (Based on 2006 UPC)
2007 CALIFORNIA ELECTRICAL CODE (Based on 2005 NEC)
2007 CALIFORNIA ENERGY CODE
2007 CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE
2007 CALIFORNIA FIRE CODE
2. Compliance with Ordinance 1124, Local Energy Efficiency Standards. The
requirements are more restrictive than the 2007 California Energy Code. Please
obtain a copy of the Ordinance for further information.
3. A disabled access overlay of the precise grading plan is required to be submitted
to the Dept of Building and Safety for plan review of the site accessibility
requirements as per 2007 CBC Chapters 11 A & B (as applicable) and Chapter
10.
4. All exits must provide an accessible path of travel to the public way. (CBC
1024.6 & 11276.1)
5. Detectable warnings shall be provided where required per CBC 1133B.8 and
11276.5 (7). 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 supercede the State requirement.
G:\Planning\Kevin Swartz\Word�PPCUP 08-251 Holiday Inn\Resolution CC.doc
9
CITY COUNCIL RESOLUTION NO. 08-97
6. Provide an accessible path of travel to the trash enclosure. The trash enclosure
is required to be accessible. Please obtain a detail from the Dept of Building and
Safety.
7. Public pools and spas must be first approved by the Riverside County Dept of
Environmental Health and then submitted to Dept of Building and Safety. Pools
and Spas for public use are required to be accessible as per CBC 1104B.4.3 (4).
8. All contractors and subcontractors shall have a current City of Palm Desert
Business License prior to permit issuance per Palm desert Municipal Code, Title
5.
9. All contractors and/or owner-builders must submit a valid Certificate of Worker's
Compensation Insurance coverage prior to the issuance of a building permit per
California Labor Code, Section 3700.
10. Address numerals shall comply with Palm Desert Ordinance No. 1006 (Palm
Desert Municipal Code 15.04.110 through 15.04.160). Compliance with
Ordinance 1006 regarding street address location, dimension, stroke of line,
distance from 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 1006 from the Department of
Building and Safety counter staff.
G:\Planning\Kevin Swartz\Word\PPCUP 08-251 Holiday Inn\Resolution CC.doc
10
CIl- Y d � PNI �{ � ES � �� �(
73-5io Fke�Wnx�Nc.Dkive
Pn�nf DeseRr,Cnt,uoxNin qzz6o—z578
TEL:��10 ;46-06��
FAX:760 34i-7o98
inful:palm-dcscrc.urg
CITY OF PALM DESERT
LEGAL NOTICE
CASE NO. PP/CUP 08-251
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert
City Council to consider a request by Prest Vuksic Architects for approval of a precise
pian of design and conditional use permit to construct a 4-story Holiday Inn hotel located
at 36-400 Technology Drive.
CI of Palm Desert Ma
v
Gh�'p �t'pl�;
��\RR�o
3
s
�
�
>
' �.—�1
I
.�—�cv��o _R
��.
4�:
QF'�� GERALO FORO DR�
f
� ��ql
�c�F�. ��o
G� E'�� � ��P_
� �
s,3
q I
�
���""'UNNERStTY.P�KOR
�
SAID public hearing will be held on Thursday, October 23, 2008, at 4:00 p.m. in the
Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm
Desert, California, at which time and place all interested persons are invited to attend and
be heard. Written comments concerning all items covered by this public hearing notice
shall be accepted up to the date of the hearing. Information concerning the proposed
project and/or negative declaration is available for review in the Department of
Community Development at the above address between the hours of 8:00 a.m. and 5:00
p.m. Monday through Friday. If you challenge the proposed actions in court, you may be
limited to raising only those issues you or someone else raised at the public hearing
described in this notice, or in written correspondence delivered to the Planning
Commission (or city council)at,or prior to,the public hearing.
PUBLISH: Desert Sun RACHELLE KLASSEN, City Clerk
October 13,2008 Palm Desert City Council
MINUTES
PALM DESERT PLANNING COMMISSION SEPTEMBER 2 nnR
VII1. PUBLIC HEARINGS
Anyone who challenges any hearing matter in court may be limited to
raising only those issues he, she or someone else raised at the public
hearing described herein, or in written correspondence delivered to the
Planning Commission at, or prior to, the public hearing.
A. Case No. PP/CUP 08-251 — PREST VUKSIC ARCHITECTS,
Applicant
Request for a recommendation to City Council for approval of
a Precise Plan of Design and Conditional Use Permit to allow
the construction of a new four-story, 128-room Holiday Inn
hotel that will be LEED certified with silver rating, including a
height exception to allow a maximum height of 54 feet. The
subject project is located at 36-400 Technology Drive.
Chairperson Tanner noted that there was a proposed change to the
conditions of approval. Staff was requesting the addition of Public Works
Department Condition No. 21 to read, "Retention basin shown in public
right-of-way adjacent to the overpass is not allowed and shall be
relocated. No public right-of-way shall be used for retention."
Mr. Swartz reviewed the staff report and recommended that the Planning
Commission adopt the findings and the Planning Commission resolution
recommending to the City Council approval of Case No. PP/CUP 08-251.
Commissioner Limont read the projections for parking and asked if there
were any other hotels where staff had similar data they could look at that
included a restaurant, a conference center, and where they discounted the
parking spaces because they thought they were normally hotel guests.
Mr. Swartz replied the Candlewood Hotel, which was the last hotel
approved with a reduction for the restaurant. Commissioner Limont asked
if there was something from a couple of years ago so they could see. She
looked at this and questioned where staff was going to park. Were they
going to be upsetting Starbucks? Were they going to run out of parking?
Mr. Swartz stated that the applicant was doing a reciprocal parking
easement with Starbucks, but the requirement was for 174 parking spaces �
and they were providing 198 stalls. Commissioner Limont knew from a
personal level that she attends meetings that are held in hotels in Palm
Desert and elsewhere, and was using up their parking stalls. She thanked
hirn.
Chairperson Tanner pointed out that the conference room is also parked
by the number of chairs. He asked for clarification: the conference room
3
MINUTES
PALM DESERT PLANNING COMMISSION SEPTEMBER 2 2008
would have 104 chairs and they were only requiring 35 spaces. Was it
really one car per chair? Mr. Joy thought it was probably one parking
space for every 35 square feet of area for a conference room.
Commissioner Limont asked if there was covered parking being provided
or any shade structure. Mr. Swartz indicated that they would be providing
landscaping for the shade; staff never worked with them on covered
parking.
There were no other questions for staff. Chairperson Tanner o ened the
public hearing and asked the applicant to address the Commission.
MR. JOHN VUKSIC with Prest Vuksic Architects, 46311 Goldenrod
Lane in Palm Desert, mentioned on the parking that the project met
the shading requirement. They have a lot of landscaping on the
project; it was very generously landscaped with drought-tolerant
trees and plants. He said they continued to work on this project
since it had been submitted to continue to get comments and make
a good project better. They designed it to LEED Certified Standard
as Kevin mentioned, which includes things such as drought-tolerant
plants, bike racks and bike storage, which might be especially
useful here because it is close to the university campus and could
actually see bikes coming, students visiting parents at the hotel,
and things like that. They were using material with recycle content
and beyond what was in the LEED calculations, they were still
looking at using alternative energy as well. They couldn't commit to
that yet because they were waiting on the cost, but a couple of
systems they were looking at were photovoltaic panels, as well as a
hydrogen cell to create energy. Another idea that was brought up
that they would like to incorporate was a pet park; they have a
retention area where they thought they could get some grass for a
pet park.
Also, they talked about signage a little bit and something he wanted
to mention, which was not part of the submittal package, but he
wanted to mention that they showed the signage on the building
and he was comfortable in saying for the record that it was their
intent to have it look as shown on the plans. He thought it was
understated and not what they would expect of a hotel. It worked
nicely with the architecture and was of proper scale, so it blended in
and didn't draw the eye in in an obtrusive way.
He also wanted to mention that they would have art that is part of
this project that is part of the Art in Public Places Program. They
recognized that this is an important off ramp, the Cook Street off
4
MINUTES
LM DESERT PLANNING COMMISSION SEPTEMBER 2
ramp, which is about 30 feet above the building pad. He thought it
was the highest in the city. But they could see the top level of the
building clearly from Cook Street and they recognized the
importance of that and really worked to make that an appropriate
architectural statement and wanted to incorporate art on the
building which was an idea brought up because it would be the
most visible and would add another layer to the building. He said he
was present to answer any questions, as was the owner of the
project. He thanked them.
Commissioner Limont noted that Mr. Vuksic said when he first brought this
project to Palm Desert it was three-stories and asked what the height was
at that point.
Mr. Vuksic said it was a story lower, so it was probably 12 or 14
feet lower, something like that.
Commissioner Limont asked if it had pretty much the same design.
Mr. Vuksic said there was no design; they were just interested in
concept at that point.
She didn't want to brush past what Mr. Vuksic was saying as far as the
elevation for the Cook Street ramp and that type of thing, but thought it
would fly in the face of the height ordinance. They received a letter from
one of the neighbors saying they came in with their project and were told
no, there are height limitations, so they stuck to it and that's how it was
approved, and now these guys are coming in asking for an exception and
she felt if they were going to grant exceptions, they should be for very
specific reasons, not just because every other hotel in the neighborhood
has received an exception. That means there is something wrong with the
ordinance.
Mr. Vuksic agreed. Where this project differed from that one is that
this one is next to the Cook Street off ramp, which is an ominous
mass, a huge mass. So 90+% of the people were going to view the
building from that side and it's in a deep hole. Really, at four
stories, the part above them is a one-story building.
Commissioner Limont asked if at three-stories he just didn't feel from an
architectural standpoint there was something he could come up with that
he felt would really present his client properly.
Mr. Vuksic said they wouldn't be catching the building at a good
level; they would basically be looking at the top line of the building
5
MINUTES
PALM DESERT PLANNING COMMISSION SEPTEMBER 2 2008
and at first he was a little concerned that they would have a four-
story building and it would be harder to get approved, but as he
started designing it and really thinking about it, he was actually
pleased it was a four-story building because it is a long, narrow site
and it's a long, narrow building. The building is 300 feet long; that's
as long as a football field. As a four-story structure, it really
composed much better as a piece of architecture. It looked more to
scale and allowed them to do some things as far as creating a play
of masses they couldn't do nearly as well as with a three-story
building.
Commissioner Limont thanked him. Commissioner Campbell asked if it
was right that the roofline of the building was not really 54 feet, it was just
the enhancement on the front of the entrance and had nothing to do with
the rest of the building.
Mr. Vuksic said that was right; the huge majority of the building was
at 48 feet; that 54 feet was just to enhance it and break up that line.
Commissioner Limont asked how seriously Mr. Vuksic was thinking about
solar panels.
Mr. Vuksic said they were actually thinking about doing part of it in
solar panels; the cost to do it all was astronomical, so they were
looking at what part they could do.
Commissioner Limont encouraged him to go down that route, especially
with the way the City is going.
Mr. Vuksic said they would like to do that, it was a good thing to do.
MR. CODY SMALL, one of the owners of the Holiday Inn project,
2621 Bayshore Drive in Newport Beach, for the record, reading the
conditions for the first time in the last 30 minutes, he stated that
there is a condition, a Special Condition No. 19 in the staff report
which relates to stabilization of an overpass slope area. This
condition, No. 19, at the beginning they had a concern about the
cost being price prohibitive being a 35-40 foot slope and the
stabilization of it and trying to get quantification of the cost. They
had a meeting with the City Manager, Carlos Ortega, and they
discussed the issue to the point where he understood their
condition, meaning the burden it would place on the development,
and they received a call about two weeks after their meeting and
Mr. Ortega mentioned that the condition had been taken care of;
they would not be responsible for the slope stabilization. So this
6
MINUTES
PALM DESERT PLANNING COMMISSION SEPTEMBER 2. 2008
was catching them off guard being a written condition from staff. It
was something that was brought up on the design review level and
that's when they did meet with Carlos and wanted to make that a
note for them when they go to the next level. Aside from that, he
thanked them for having them number one on the agenda. That
had never happened before in 28 years of development, so that
was nice. He complimented the staff; they enjoyed the professional
relationship that was there working with the entire staff moving
through to get to this point. It had been about a six-month process,
it didn't happen overnight, and he wanted to compliment those
people who were part of guiding, directing and giving them good
insight as to where they needed to go for approval. He thanked
them.
For the record, Chairperson Tanner pointed out that under Special
Conditions there were two number 19's and the first 19 referred to a public
easement required for a bikepath along the easterly property line to
connect with the existing pathway to the south and extend to the north
property line. He said that would be 19a. 19b would be the one the
applicant was referring to, and that was, "Project is required to
landscape/stabilize the Cook Street overpass slope." They heard that the
City Manager has comments on that and asked for clarification. Ms.
Aylaian was unaware of that conversation, but a representative from the
Public Works Department might know something about that. Mr. Joy was
also unaware of that discussion, but noted that this project would be going
to City Council and clarification on that matter could be obtained at that
time. Ms. Aylaian said they could leave that condition in the resolution,
subject to clarification at the City Council. Chairperson Tanner asked if the
conditions would be renumbered since there were two 19's. Staff
concurred. Chairperson Tanner asked if they should be separate
conditions. Ms. Aylaian concurred and clarified that they should be
numbered consecutively. She also recommended that Condition 19b stay
in subject to clarification prior to going to City Council.
Chairperson Tanner asked for any testimony in FAVOR of the project.
There was no response. Chairperson Tanner asked for any testimony in
OPPOSITION to the proposed project. There was no response.
Chairperson Tanner closed the public hearing and asked for Commission
comments.
Commissioner Limont thought it was great that they were doing a LEED
Silver project. She thought that was wonderful that they were shooting for
that; it definitely helped everyone. She thought architecturally it was a nice
building. She wasn't really good with that type of thing, but she really liked
the curves. More specifically, she just thought that they as a City needed
7
MINUTES
PALM DESERT PLANNING COMMISSION SEPTEMBER 2. 2008
to stick with our ordinances. She felt they weren't playing a fair game
when they said to one developer that they could have four stories, and to
the one that just came before them that they could only have three. She
hadn't made a decision on her vote just yet. She also thought there
needed to be a little more work with regard to the parking and the shade.
She thought there should be shade structures. She didn't know if anyone
tried to find parking this summer in our parking lots in Palm Desert, but our
trees haven't filled out the way we wanted them to, so she was a little bit
hesitant to rely on the landscaping to provide shade.
Commissioner R. Campbell liked the building itself, especially on the
sides; they've stepped it down to help soften the height of the building. He
agreed that they had to be careful with height, but if he understood it
correctly, City Council has approved height variances. They chose the
lowest hole, and staff determined that people coming down, if they left it at
three, would probably be seeing the air-conditioning ducts and other
things on top of the building, which would not be all that attractive. There
was also the chance it would be a little hard to find the sign. So at this
point in time he would support what they were doing.
Commissioner S. Campbell was also very much in favor of the project,
even though it was a four-story hotel. Location had everything to do with it.
It was in a hole and Council already approved the Candlewood Hotel at 52
feet. This being 54 feet, she didn't think it would be a detraction to people
coming down the freeway down the slope and would actually be more
attractive than having a boxy building the first thing they saw. It had nice.
flowing lines and hopefully they would stay with the colors presented. As
Mr. Vuksic mentioned, the signs would not be obtrusive and would be
nicely done, and quietly done. It was a great location and she was in favor
of the project.
Chairperson Tanner stated that after looking at the project and visiting the
site several times and coming in off of Cook Street, he thought this would
be a nice addition to the gateway of Palm Desert. Cook Street would
continue to be a gateway into Palm Desert. He liked the colors, the
softness of it, the rooflines were not hard, and they rolled a bit. With
proper landscaping along Cook Street, the entranceway, it would do
nothing but enhance that part of Palm Desert. So he, too, was in favor and
asked for a motion.
Commissioner Campbell said she would move for approval, subject to
clarification of Public Works Department Condition No. 19(b).
8
MINUTES
PALM DESERT PLANNING COMMISSION SEPTEMBER 2. 2008
Action:
It was moved by Commissioner S. Campbell, seconded by Commissioner
R. Campbell, approving the findings as presented by staff. Motion carried
3-1 (Commissioner Limont voted no, Commissioner Schmidt was absent).
It was moved by Commissioner S. Campbell, seconded by Commissioner
R. Campbell, adopting Planning Commission Resolution No. 2484,
recommending to City Council approval of Case No. PP/CUP 08-251,
subject to conditions. Motion carried 3-1 (Commissioner Limont voted no,
Commissioner Schmidt was absent).
B. Case Nos. PP 07-13 and CUP 07-16 — CRAIG SMITH,
FOUNTAINHEAD INDIO, Applicant
Request for approval of a Precise Plan and Conditional Use Permit to
construct a 6,100 square foot tire store located at 78-018 Country
Club Drive.
Chairperson Tanner noted that staff was requesting a revision to Public
Works Department Special Condition No. 19 as follows: "12' public
easement is required for a bikepath along west and north property lines
with any landscaping within this area subject to removal upon construction of
the bikepath precluding installation of any trees. Provisions for vehicular
access shall also be provided through this area."
Mr. Kevin Swartz reviewed the staff report and recommended adoption of
the findings and the draft Planning Commission Resolution approving Case
Nos. PP 07-13 and CUP 07-16 with deletion of Community Development
Department Condition No. 6; he stated that the fee was already paid when
phase one was developed.
Chairperson Tanner opened the public hearing and asked the applicant to
address the Commission.
MR. CRAIG SMITH, Fountainhead Development, 3636 Brook Street
in Newport Beach, stated that he was present with the development
team to answer any questions the Commission might have on the
project. It was the third phase in the project they have been working
on for about three years now.
Chairperson Tanner asked if they were currently working on Phase 4 and if
there were any plans for development of Phase 4.
9
C
� ' CITY OF P � �1 DESERI
c� 73-5�0 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92260-257$
TEL: 760 ;q6—o6<<
F�vc: 760 34t-7o98
i n fo @pal m-deserc.o rg
PLANNING COMMISSION MEETING
NOTICE OF ACTION
Date: September 8, 2008
Prest Vuksic Architects
44-530 San Pablo Avenue, #200
Palm Desert, California 92260
Re: PP/CUP 08-251
36-400 Technology Drive
The Planning Commission of the City of Palm Desert has considered your request and
taken the following action at its regular meeting of September 2, 2008:
THE PLANNING COMMISSION RECOMMENDED TO THE CITY COUNCIL
APPROVAL OF CASE NO. PP/CUP 08-251 BY ADOPTION OF PLANNING
COMMISSION RESOLUTION NO. 2484, SUBJECT TO CONDITIONS AS
AMENDED. MOTION CARRIED 3-1 (COMMISSIONER LIMONT VOTED
NO, COMMISSIONER SCHMIDT ABSENT).
Any appeal of the above action may be made in writing to the City Clerk, City of Palm
Desert, within fifteen (15) days of the date of the decision.
/
_ .�-
Lauri Aylaian, Secretary �""'--�
Palm Desert Planning Commission
/tm
cc: Coachella Valley Water District
Public Works Department
Building & Safety Department
Fire Marshal
��hI�iEO OM Itf1(IFD I�Il1
� �� ��
CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
PLANNING COMMISSION STAFF REPORT
REQUEST: Recommendation to City Council for approval of a Precise Plan of
design and Conditional Use Permit to allow the construction of a new
four-story 128-room Holiday Inn hotel that will be LEED certified
with silver rating, including a height exception to allow a maximum
height of 54 feet. The subject project is located at 36-400
Technology Drive.
SUBMITTED BY: Kevin Swartz
Assistant Planner
APPLICANT: Prest Vuksic Architects
44-530 San Pablo Ave #200
Palm Desert, CA 92260
CASE NOS: PP/CUP 08-251
DATE: September 2, 2008
I. EXECUTIVE SUMMARY:
Approval of staff's recommendation will recommend to City Council approval of a
new Holiday Inn hotel totaling 128 rooms with a predominant building height of
48 feet high to the tallest element of 54 feet. The proposed height exception is
consistent with previously approved and constructed hotels found within the City.
I1. BACKGROUND:
A. Property Description:
The subject property is located on Technology Drive, west of Cook Street.
The vacant properry totaling 3.14 acres is rectangular in shape, relatively
flat, and is zoned Planned Community Development, Freeway
Commercial Overlay Zone (P.C.D., FCOZ). The P.C.D., FCOZ zone
allows the developer/property owners flexibility in design and requires that
a master plan be approved on the property. The property is generally at
the lowest elevation in the City. On the corner of Cook Street and Frank
Sinatra the elevation is at 200 feet and the finish floor for the hotel is at
171 feet for a difference of 18 feet. Properties are falling to the north in
�
Staff Report � �
� Case Nos. PP/CUP 08-251
September 2, 2008
Page 2 of 8
this area making this site lower than the existing Hampton Inn at the
Corner of Cook Street and Gerald Ford Drive.
Buildings in the area range from single-story commercial and industrial
buildings to the newly-constructed Valley Center Business Park, which
was allowed a height exception to 39 feet 8 inches. To the south is the
Cal State San Bernardino, Palm Desert Campus that will also include a
number of large buildings as the campus grows.
Tentative Parcel Map 34211 has been approved by Planning
Commission. If the project is approved by the City Council, the map and
all necessary improvements must be recorded and completed before any
permits are issued for this project.
B. Wonder Palms Master Plan:
In April of 1997, the City Council approved the Wonder Palms Master
Plan, which included 269 acres of land generally between Portola and
Cook Street at Interstate 10. Uses identified in the Master Plan included
Freeway Oriented Businesses, Regional Commercial, Industrial / Office,
and Multi-Family Residential.
The subject parcel falls within the Planning Area 2 (PA 2) of the Wonder
Palms Master Plan. Planning Area 2 shall use the general provisions of
the PC 3 Planned Commercial Development, Regional Center but shall
encourage mixed-use retail, office and residential uses under a
Conditional Use Permit.
C. General Plan Designation and Zoning:
The property is zoned PCD, Planned Commercial Development and is
designated I-B.P., Industrial Business Park in the City's General Plan.
D. Adjacent Zoning and Land Use:
North: Interstate 10
South: Planned Community Development Starbucks/Jack-in-Box
East: Planned Community Development
West: Planned Community Development Mobile gas station
G:\Planning\Kevin Swartz\Word\PPCUP 08-251 Holiday Inn\PC staff report.doc
�
Staff Report ��� ��
' Case Nos. PP/CUP 08-251
September 2, 2008
Page 3 of 8
III. PROJECT DESCRIPTION:
The applicant is requesting approval of a Precise Plan of design and a
Conditional Use Permit to allow the construction of a new four-story 128-room
Holiday Inn hotel that will meet LEED silver certification standards including, a
restaurant, an outdoor pool and spa, meeting room, exercise room, gift shop,
amenities including two outdoor decks located on the fourth floor, and 198 total
parking spaces. The site is part of the Wonder Palms Master Plan and the
Regional Commercial standards under Planned Commercial District apply.
A. Site Plan:
The site plan is designed with four vehicular driveways off of Technology
Drive. The two main entrances consist of a circular path that leads to the
main entrance of the hotel. The other two entrances are located on the far
north and south properry that lead to additional parking spaces and the pool
and spa located directly behind the hotel. The site will share reciprocal
access with adjacent properties. The site has 198 parking spaces that are
spread out within the property with plenty of landscaping.
Parking:
The project is designed with a total of 198 parking spaces. Section
25.58.310 requires 1.1 parking spaces per unit plus additional parking for
other uses. The 128 rooms will require 141 parking spaces. In addition to
the required parking for the hotel, the restaurant parking rate is calculated at
10 spaces per thousand square feet of floor area up to 3,000 square feet.
At 3,136 square feet, the restaurant would be required to have 32 spaces.
In situations when hotels are located inside the hotels, staff has made the
argument that most of the users of the restaurant will be guests of the hotel.
For that reason, staff is prepared to argue for up to a 50% reduction in the
required parking for the restaurant reducing the parking to 16 spaces. The
hotel also has a conference room that is parked by number of chairs. The
conference room has 104 chairs and 1 car per chair is needed requiring 35
spaces. Staff is prepared to argue for up to a 50% reduction since majority
of the guest will be staying at the hotel reducing the parking to 17 spaces.
The applicant has provided a total of 198 parking spaces of which 141 is for
rooms, 16 are for the restaurant, and 17 are for the conference room
totaling 174 parking spaces. The applicant has provided 24 additional
spaces than are required.
G:\Planning\Kevin Swartz\Word\PPCUP 08-251 Holiday Inn\PC staff report.doc
Staff Report �
` Case Nos. PP/CUP 08-251
September 2, 2008
Page 4 of 8
B. Buiiding Description:
The proposed hotel is four stories with a variety of roofline heights varying
on the main building from the predominant building line of 48 feet high to
the tallest element of 54 feet. The building consists of 128 hotel rooms, 14
on the first floor, 38 on the second floor, 40 on the third floor and 36 on the
fourth floor. The hotel will feature a restaurant and bar, which is open to the
public; an exercise room, lobby and administrative staff offices, a gift shop,
conference, workout room, a pool and spa located outdoors, and two
outdoor patios located on the fourth floor.
C. Architecture:
The project architecture is of a Contemporary architecture design, utilizing a
mix of plaster, metat, recessed windows, vertical columns, stone veneer,
and earth tone colors. The building colors are Dunn Edwards "Cherry Cola",
"Adobe", "Brown Bear", "Wild Mustang", and "Drift wood". The project is
punctuated with a series of defined modulations in the form of recessed
windows, articulating rooflines, and a variety of fenestration types; while the
landscape palette will focus on a desert theme, with plants requiring
minimal water usages. The plant selection is in conformance with the City's
Landscape Maintenance Guide and recommendations. While the plans
have not yet received preliminary approval from the City's Landscape
Specialist, they are being reviewed.
At its meeting of July 22, 2008 the Architectural Review Commission (ARC)
reviewed the project. The Commission generally supported the concept of a
four story hotel and the height. The Commission granted preliminary
approval and the Commission agreed that the project architects have
provided a well designed project, and the project was approved on a 4-1-1-
1 vote, with Commissioner DeLuna voting NO, Commissioner Vuksic
abstaining and Commissioner Gregory absent.
D. Landscaping:
The landscape palette will focus on a desert theme, with plants requiring
minimal water usage. The project exceeds landscape requirements in
regards to proposed landscape percentage. Preliminary approval from the
City's Landscape Specialist has not been approved at this time. A condition
of approval has been placed on the project that all lighting for the facility will
be strictly on site and will not intrude onto surrounding properties. Another
condition has been placed that the plant selection is in conformance with
the City's Landscape Maintenance Guide and recommendations.
G\Planning\Kevin Swartz\Word�PPCUP 08-251 Holiday Inn\PC stafl report.doc
� �- �
Staff Report
` Case Nos. PP/CUP 08-251
September 2, 2008
Page 5 of 8
E. LEED-Certified:
The proposed project will meet the specifications a Leadership in Energy
and Environmental Design (LEED) Green Building Rating System. LEED
certified buildings provide an environmental and financial benefit to the City
and properry owner. LEED certification provides independent, third-party
verification that a building project meets green building and performance
measures. All certified projects receive a LEED plaque, which demonstrates
that a building is environmentally friendly. Under the LEED program, a
building will earn points in a ranking system that consists of LEED Certified,
Silver, Gold or Platinum ratings. A Certified classification is the minimum
green rating while Platinum is the highest.
LEED-Certified buildings:
• Lower operation costs and increase asset value.
• Reduce waste sent to landfills.
• Conserve energy and water.
• Are healthier and safer for occupants.
• Reduce greenhouse gas emissions.
• Qualify for tax rebates, zoning allowances and other incentives in
hundreds of cities.
The applicant is proposing a building designed to a LEED Silver building for
New Construction with 36 points out of a maximum of 69 points for Platinum
status. To achieve Silver status the applicant must obtain 33 to 38 points
in; Sustainable Site, Water Efficiency, Energy and Atmosphere, Materials
and Resources, Indoor Environmental Quality, and Innovation and Design
Process. The LEED templates submitted illustrates a total of 36 points
achieved with an additional four points possible.
G:\Planning\Kevin Swartz\Word\PPCUP 08-251 Holiday Inn\PC staH report.doc
Staff Report �� �
' Case Nos. PP/CUP 08-251
September 2, 2008
Page 6 of 8
IV. ANALYSIS:
The subject parcel falls within the Planning Area 2 (PA 2) of the Wonder Palms
Master Plan. Planning Area 2 shall use the general provisions of the PC 3
Planned Commercial Development, Regional Center. The following table
compares the proposed project.
' � '.����E 3���.� � �y '�'�,`� r _ E 7�_�;K
.�'� �.c- t.,f ,. r %� �r�.; `,�4 �' �,��'�.v�^ �� s ,a�.�,;�',
Front Setback 30 feet 84'
Rear Yard Setback 30 feet 80'
Side Yard Setbacks 30 feet 82', 125'
48 feet to parapet,
Hei ht 35 feet 54 feet to to of tower
Lot Covera e 40% 20%
Parkin 174 1 gg
Discussion:
Every hotel that has been approved in the City has required a height
exception as well as exceptions from other development standards on a
case by case basis. These hotels have been built in either Planned
Commercial or Planned Residential zones. Both of these zones have an
exception process to the development standards within the ordinance.
This proposal falls within the Wonder Palms Master Plan, Planning Area
2, which encourages a mix of retail and residential type uses under a
Conditional Use Permit. The proximity to the freeway and the growing
college campus makes this location attractive for this type of
development.
The Wonder Palms Master Plan requires this project to be compared to
the Planned Commercial (P.C-3). The P.C-3 zone height limit is 35 feet,
but allows the Planning Commission and City Council to modify those
standards through the entitlement process. The project meets all
development standards with exception of the height. Per section
25.30.260 of the Zoning Ordinance under exceptions the standards
outlined in Sections 25.30.220 through 25.30.250 shall be required unless
modified by the approved precise plan.
Similar hotels within the City have generated approximately $2,500 per
room, per year in transient occupancy taxes (T.OT.). Using that
information as a base model, the proposed Holiday Inn Hotel could
G:\Planning\Kevin Swartz\Word\PPCUP 08-251 Holiday Inn\PC staff report.doc
Staff Report � r
' Case Nos. PP/CUP 08-251
September 2, 2008
Page 7 of 8
generate upwards of $230,000 in T.O.T. monies for the City. The
proposed hotel would be well situated to serve the university's needs,
including visiting professors and administrators. Staff analyzed the project
with the surrounding land uses in regards to any potential height and land
use compatibility.
A. Height:
The hotel is designed as a four-story building measuring 48 feet to the
parapet with an element at 54 feet maximum. The hotef exceeds the
height limit of the zone, but it has been designed in context to the grade
change and adjacent uses. The applicant has prepared site sections of
the architectural plans illustrating the project in context to the surrounding
area. In addition, staff has done a field study and visual analysis to
determine any potential view impacts. The property slopes down 18 feet
from the corner of Cook Street and Frank Sinatra. The hotel is also at the
lowest point of the City and is tucked behind the Cook Street overpass
which is 35 feet tall. If the hotel were three stories tall, the structures roof
top equipment would be visible from the overpass. By adding a fourth
story, it screens the equipment and ties the architecture of the building
together.
B. Land Use Compatibility:
The proposed hotel is located in the Wonder Palms Master Plan, Planning
Area 2, which encourages a mix of retail and residential type uses under a
Conditional Use Permit. The proposed project is surrounded by
commercially zoned properties. Directly in front of the proposed hotel is
an existing three story Hampton Inn with a height of 42 feet to the tallest
element. To the east is a recently approved four story Candlewood
Suites hotel with a height of 52 feet. To the south on the corner of Cook
Street and Frank Sinatra is a three story Courtyard Marriott with a height
of 52 feet. To the southeast is the Cal State San Bernardino, Palm Desert
Campus that will also include a number of large buildings. With the
proximity of the freeway and growing college campus makes this location
attractive for this type of development. It has been shown that the
proposed use is compatible with the other commercial uses in the
surrounding area.
V. ENVIRONMENTAL REVIEW:
For the purposes of CEQA, the Director of Community Development has
determined that the proposed precise plan and Conditional Use Permit are a
G:\Planning\Kevin Swartz\Word�PPCUP 08-251 Holiday Inn\PC staff report.doc
� �- ;
Staff Report
� Case Nos. PP/CUP 08-251
September 2, 2008
Page 8 of 8
Class 32, Categorical Exemption, and no further review is necessary.
VI. CONCLUSION:
The proposed Holiday Inn Hotel building meets the development standards for
the Regional Commercial standards under the Wonder Palms Master Plan,
subject to a Precise Plan, Conditional Use Permit, and a height exception. The
building is in keeping with the existing buildings in the surrounding area. The
proposed height would not adversely impact neighboring properties. All the
findings of approval for the Precise Plan and Conditional Use Permit can be met
and are described on pages 1 and 2 of the draft resolution.
VII. RECOMMENDATION:
That the Planning Commission adopt the findings and adopt Planning
Commission Resolution No. , recommending to City Council approval of
PP/CUP 08-251, subject to attached conditions.
VIII. ATTACHMENTS:
A. Draft Resolution
B. Legal Notice
C. Comments from other departments
D. Architectural Review Commission Notices and Minutes
E. Plans and Photo Exhibits
Submitted by: Department Head:
� --�' �_.—_—.�._��
Kevin Swartz Lauri Aylaian
Assistant Planner Director of Community Development
Approval:
/ �-�— .
. �-�: - _,- . -- _
�Homer Croy
ACM for Development Services
G:\Planning\Kevin Swartz\Word\PPCUP 08-251 Holiday Inn\PC staft report.doc
�
� CITY OF PALM DESERT
INTEROFFICE MEMORANDUM
TO: Department of Community Development/Planning
Attention: Kevin Swartz
FROM: Phil Joy, Associate Transportation Planner
SUBJECT: PP 8-251 Holiday Inn -Technology Drive conditions of approval
DATE: July 30, 2008
GENERAL REQUIREMENTS
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 Municipal Code provisions and the approved landscaped 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.
BONDS AND FEES
3. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17 and 79-
55, shall be paid prior to issuance of grading permit.
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 issuance of grading permits.
6. Drainage fees, in accordance with Section 26.49 of the Palm Desert Municipal
Code shall be paid prior to issuance of grading permits.
7. A security bond shall be submitted for public improvements prior to issuance of grading
permit.
DESIGN REQUIREMENTS
8. 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.
9. Complete grading and improvement plans and specifications shall be submitted to Public
Works for checking and approval prior to permit issuance.
10. 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.
11. Pad elevations are subject to review and modification in accordance with Chapter 27 of
the Palm Desert Municipal Code.
12. Landscape installation shall be drought tolerant in nature and in accordance with the
City's Water Efficient Landscape Ordinance (24.04).
13. Landscape plans shall be submitted for review concurrently with grading plans.
. � f_
14. Full public improvements, as required by Section 26 of the Palm Desert Municipal Code,
shall be installed in accordance with City standards including:
• Installation of Technology Drive and bike path as shown on the plans.
• 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 this project.
CONSTRUCTION REQUIREMENTS
14. All public and private improvements shall be inspected by the Department of
Public Works and no occupancy permit shall be granted until the improvements
have been completed.
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. Prior to the start of construction, the applicant shall submit satisfactory evidence
to the Director of Public Works of intended compliance with the National
Pollutant Discharge Elimination System (NPDES) General Construction Permit
for storm water discharges associated with construction. Developer must
contact Riverside County Flood Control District for informational materials.
SPECIAL CONDITIONS
17. Reciprocal parking and access easement is required with property to the south for
the southerly row of parking spaces and an irrevocable access easement
required in favor to the property to the north to be with the necessity of which to
be determined by the planning commission when plans for that project
are submitted.
18. Public Easement is required for bikepath along easterly property line and shall
connect with existing pathway to the south and extend to the north property line.
19. Project is required to landscape/stabilize the Cook Street overpass slope.
20. No permits associated with this project shall be issued prior to recordation of the
map on which the subject project is located and any required merger of lots.
Phil Joy
. { � .�.. �.
-. `'� ' Pa�m Desert Fire Department
� Fire Prevention Bureau
In cooperarian with Riverside County Iyre Department
73710 Fred Waring Dr.Suite 102 Palm Di;sert Ca 92260 760-346-1870 Fa�760-779-19�9
����IV��}
Palm Desert Fire Mazshal's Office ��� Z �1 2��
73710 Fred Waring Drive#102
Pa1m Desert CA 92260 ;�!!�lUNIT`;DEVEL4P'�ENT DFP�T��tT
(760)346-1870 CITY OF PALM DESERT
TO: `��YJ Sc�D�}Z DATE: 'Z lL�d�
z4�u5 �Lsx.� �5 CcM��T�a-�...
x�F: '�i7 p�5-Z�1
If circled. conditions aqplv to uroject
1�. With respect to t6e conditioas of approval regarding the above
referenced project,the fire department recommends the following fire
protection measures be provided in accordance with City Municipal
Code,NFPA, CFC, and CBC or any recognized Fire Protection �
Standards:
The Fire Department is required to set a minimum fire flow for the
remodel or constrnction of all buildin er UFC article 87. �
2" A fire flow of 1500 gpm for a 1-hour duration at 20 psi residuat
pressure must be available before any combustible material is placed
on the iob site.
Provi�le or shvw there exists a water system capable of providing a gpm floiv of.•
3. 1500 gpm for single family dwellings
4. 2500 gpm for multifamily dwellings
(� 3000 gpm for commercial buildings
The required fire flow shall be available from a wet barrel Super
Hydrant(s)4"z 2%z"a 2%i",located not less than 25' nor more than:
6. 200' from any portion of a single family dwelling measured via
vehicular travelway
7. 165' from any portion of a multifamily dwelling measured via
vehicular travelway
� 150' from any portion of a commercial buitding measured via
vehicular travelwa •
9 Water Plans must be approved by the Fire Marshat and include
verification that the water system will produce the reauired fire flow.
10. Please be advised the proposed project may not be feasible since the
existing water mains will not meet the required fire flow.
' �.,- �
� Install a complete NFPA 13 fire sprinkler system. This applies to aU
buildings with a 3000 square foot total cumulative tloor area The Fire
Marshal shall approved the locations of all post indicator valves and
fire department connections. All valves and connections shall not be
less than 25' from the buildiag and within 50' of an approved
h dran� Eaem ted are one and two fami dweltin .
1 All valves controlling the water supply for automatic sprinkler
systems and Water-tlow switches shall be monitored and alarmed per
CBC C6aoter 9.
� Install a fire alarm system as required bY the UBC Chaater 3.
� Install portable fire eatinguishers per NFPA 10, but not less than one
2AlOBC eatinguisher per 3000 square feet and not over 75' walking
distance.A"K"type fire eztinguisher is required in all commercial
kitchens.
�► 5. Install a Hood/Dnct automatic fire eatinguishiag system per NFPA 96
in all public aad private cooking operations eacept single-family
residential usage.
16. Install a dust collecting system per CFC Chapter 76 if conducting an
oueration that uroduces airborne uarticles.
QAll building shall be accessible by an all-weather roadway egtending
to within 150' of all portions of the egterior walls of the tirst story.
The roadway shail not be tess than 24' of unobstructed width and
13' 6" of vertical clearance.Where parallel parking is required on
both sides of the street the roadway must be 36' wide and 32' wide
with parking on one side. Dead-end roads in egcess of 150' shall be
provided with a minimum 45' radius turn-around 55' in industrial
develouments.
� Whenever access into private property is controlled through use of
gates, barriers or other means provisions shall be made to install a
"Knoz Bog" key over-ride system to allow for emergency vehicle
access. Minimum gate width shall be 16"with a minimum vertical
lern f13'6"
� 19 A dead end single access over 500' will require a secondary access,
sprinklers or other mitigative measures approved by the Fire
Marshal. Under no circumstance shall a dead end over 1300' be
accented.
20 A second access is required. This can be accomplished by two main
access points from a main roadway or an emergency gate from an
adioining develonment.
21. This project may require licensing by a state or county agency,to
,
, � �.
facilitate plan review the applicant shall prepare and submit to the
Fire Marshal a letter of intent detailing the proposed usage and
occu an e.
.All buildings s6a116ave illuminated addresses of a size approved by
the citv.
� All fire sprinkler systems, fized fire suppression systems and alarm
plans must be submitted separately to the Fire Marshal for approval
rior to constructioa.
24 onditions subject to change with adoption of new codes, ordinances,
laws, or when building permits are not obtained within twelve
months.
All questions regarding the meaning of t6ese conditions should be referred to
the Fire Marshal's Office at(760)34b-1870 in Palm Desert.
Location: 73-710 Fred Waring Drive#102.Palm Desert CA 92260
Other:
) �i.�._-'T2+��`t� 2�v� ��c- �i�2.� -7's-k-.z�-Tv�/h"s.�.�`��
�'e� �-/�.L.�_ r'b'�' 1,-=Y7S' �3.� -�1�1� "�t'l r1�,t�c�.� �'
' 'l
�
�
� � � �
� ` r ~ ` '
� r -�,%� .a.�„ .��1.1_
��� z
Sincerety,
Jorge Rodriguez
Fire Marshal
� �t� �
�''�'� CITY OF PALM DESERT
� �
BUILDING & SAFETY DEPARTMENT
. INTEROFFICE MEMORANDUM
To: Kevin Swartz, Assistant Planner
From: Sam Szymanski, Plan Check Manager
Date: July 29, 2008
Subject: PP 08-251, 4 Story Hote136-400 Technology Dr
I have reviewed the information provided and have the following comments:
1. Project must conform to the current State of California Codes adopted at the time
of plan check submittal. The following are the codes enforced at this time:
2007 CALIFORNIA BUILDING CODE (Based on 2006 IBC)
2007 CALIFORNIA MECHANICAL CODE (Based on 2006 UMC)
2007 CALIFORNIA PLUMBING CODE (Based on 2006 UPC)
2007 CALIFORNIA ELECTRICAL CODE (Based on 2005 NEC)
2007 CALIFORNIA ENERGY CODE
2007 CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE
2007 CALIFORNIA FIRE CODE
2. Compliance with Ordinance 1124, Local Energy Efficiency Standards. The
requirements are more restrictive than the 2007 California Energy Code. Please
obtain a copy of the Ordinance for further information.
3. A disabled access overlay of the precise grading plan is required to be submitted
to the Dept of Building and Safety for plan review of the site accessibility
requirements as per 2007 CBC Chapters 11 A & B (as applicable) and Chapter
10.
4. All exits must provide an accessible path of travel to the public way. (CBC 1024.6
& 1127B.1)
5. Detectable warnings shall be provided where required per CBC 11336.8 and
1127B.5 (7). The designer is also required to meet all ADA requirements. Where
G:\Planning\Kevin Swartz\Word\PPCUP OS-251 Holiday Inn�building conditions.doc
� �� �
an ADA requirement is more restrictive than the State of California, the ADA
requirement shall supercede the State requirement.
6. Provide an accessible path of travel to the trash enclosure. The trash enclosure
is required to be accessible. Please obtain a detail from the Dept of Building and
Safety.
7. Public pools and spas must be first approved by the Riverside County Dept of
Environmental Health and then submitted to Dept of Building and Safety. Pools
and Spas for public use are required to be accessible as per CBC 11046.4.3 (4).
8. All contractors and subcontractors shall have a current City of Palm Desert
Business License prior to permit issuance per Palm desert Municipal Code, Title
5.
9. All contractors and/or owner-builders must submit a valid Certificate of Worker's
Compensation Insurance coverage prior to the issuance of a building permit per
California Labor Code, Section 3700.
10. Address numerals shall comply with Palm Desert Ordinance No. 1006 (Palm
Desert Municipal Code 15.04.110 through 15.04.160). Compliance with
Ordinance 1006 regarding street address location, dimension, stroke of line,
distance from 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 1006 from the Department of Building and Safety
counter staff.
11. Please contact Debbie Le Blanc, Land Management Specialist, at the
Department of Building and Safety (760-776-6420) regarding the addressing of
all buildings and/or suites.
G:\Planning\Kevin Swartz\Word�PPCUP 08-251 Holiday Inn�building conditions.doc
�
( r
� CITY OF Phl �l DESERI
I 73-510 FRED WARING DRIVE
iPALM DESERT, CALIFORN[A 92260-2578
TEL: 76o 346—o6ii
F�vc: 760 340-0574
I inEoC�palm-desert.org
July 25, 2008
ARCHITECTURAL REVIEW COMMISSION ACTION
CASE NO: PP 08-251
APPLICANT (AND ADDRESS): PREST VUKSIC ARCHITECTS, 44-530 San
Pablo Ave #200, Palm Desert, CA 92260
NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval of a four-
story Holiday Inn Hotel.
LOCATION: 36-400 Technology Drive
ZONE: PCD
Upon reviewing the plans and presentations submitted by staff and by the
applicant, the Architectural Review Commission granted approval subject to
Commission's comments.
Date of Action: June 22, 2008
Vote: Motion carried 4-1-1-1, with Commissioner DeLuna voting
NO, Commissioner Vuksic abstaining and Commissioner
Gregory absent
(An appeal of the above action may be made in writing to the City Clerk of the
City of Palm Desert within fifteen (15) days of the date of the decision. Any
amendrnents to this approved plan would need to be re-submitted to Commission
for approval.)
STAFF COMMENTS: It is your responsibility to submit the plans approved
by the Architectural Review Commission to the Department of Building
and Safety.
�}YIINiEO UF MI(ItLfU YAPfI
1 �.
ARCHITECTURAL R�JIEW COMMISSION
� MINUTES July 22, 2008
B. Preliminary Plans:
1. CASE NO: PP 08-251
APPLICANT (AND ADDRESSI: PREST VUKSIC ARCHITECTS,
44-530 San Pablo Ave #200, Palm Desert, CA 92260
NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary
approval of a four-story Holiday Inn Hotel.
LOCATION: 36-400 Technology Drive
ZONE: PCD
Mr. Swartz presented the project and summarized the staff report.
The applicant is requesting approval to construct a four-story
Holiday Inn Hotel which will include: 128 rooms, a restaurant, an
outdoor pool and spa, meeting room, exercise room, and 198 total
parking spaces. The site is part of the Wonder Palms Master Plan
and the Regional Commercial standards under Planned
Commercial District apply. The applicant is proposing a building
designed to a LEED Silver building for New Construction with 36
points out of a maximum of 69 points for Platinum status. He
stated that this would have to Planning Commission and City
Council for the height, but staff feels that the proposed height would
not adversely impact neighboring properties since the building is
screened from the existing three-story Hampton Inn and is located
below the freeway pass and the grade on Cook is down about 18
feet. Therefore, staff is recommending approval subject to
landscape and sign approval.
Commissioner Touschner asked about the code requirement for
height. Mr. Swartz stated that this was the Wonder Palms Master
Plan and the height in that area is 35 feet, but applicants are
allowed an exception that would be approved by City Council
through a Precise Plan. He pointed out that the tallest point on this
bui�ding is 54 feet.
Commissioner Touschner asked about the mechanical units and
Mr. Swartz stated that everything is up on the roof and screened,
that is why they went up four stories. Commissioner Touschner
stated that it is a very handsome building and doesn't necessarily
look residential at all. She expressed her thoughts that the 3-D
drawings don't come together well yet, and felt that this has the
G�\PlanningWanine JudylWord FilesW Minutes12008�P.R080722.mm.doc Page 5 of 8
ARCHITECTURAL R�vIEW COMMISSION �
' MINUTES July 22, 2008
potential to be better than what it is. She discussed the center
piece, the front element in the entry way, and the pillars at the
base. Mr. Vuksic expressed his thoughts on her suggestions and
they both discussed and reviewed the plans.
Commissioner DeLuna stated that she liked the architecture but
was concerned with a fourth story just to hide the roof elements and
felt that this could be done with screening. She feels that
architecture refers to the definition of space, both defined and open
space. She stated that you have a foot print as well as an air print
for a building and 36 of those rooms will be eighteen feet above the
highest point at Cook Street and more highly visible from the south.
She didn't see any reason to take it to the fourth story, however if
you remove the fourth story then that changes the dramatic and
very attractive entry way. She also stated that there are three other
hotels in the north sphere that already have three stories and one
that has four stories and felt that she could not justify going up to a
fourth story.
Commissioner Touschner wanted to clarify what Commissioner
DeLuna was saying that this should be a three story building with a
parapet enclosure and 35 feet. Mr. Bagato stated that anything
above 35 feet requires a height exception per the ordinance. Every
hotel in the City has been approved with an exception.
Commissioner Touschner didn't understand why we woutd start
penalizing this project. Commissioner DeLuna stated that she
didn't want the north sphere full of four story buildings. She feels
that the City of Palm Desert has a resort type atmosphere and
wants to preserve that and doesn't want to see it turn into every
other city where it's building upon building, getting higher and
higher. If we start approving four stories then people will come in
and want five stories. Commissioner Hanson pointed out that if you
look at the view and this was held at the third story the only thing
you would ever see is rooftop equipment. We would rather see a
taller building done architecturally better with the equipment on top
that nobody will see. Commissioner DeLuna asked what it would
take to screen the equipment. Commissioner Hanson stated that
you would have to build something around it that was about eight
feet high and it would still require a height exception.
G:\Plamm�glJanine Judy\Word FilesW Minutes�2008V1R080722.nvn.doc Page 6 of 8
r
�. �
ARCHITECTURAL REd1EW COMMISSION
MINUTES July 22, 2008
Commissioner Touschner stated that what was nice about
extending the parapet is that not only would it be safer for the
workers to be up there, but everything is hidden. It has to be high
enough that you can't see the units. One of the problems with
screening is that a lot of times they don't want to have a door on the
screen because it gets left open or gets blown off, so they'll
juxtapose the entrances and always from some location you can
see that equipment.
Commissioner DeLuna expressed that this would not be in keeping
with the best use of the defined space or the open space. Mr.
Bagato stated that this is why staff went with this approach is
because they are surrounded by a three-story hotel, a 200-foot tall
bridge next to it and the railroad and freeway to the north.
Commissioner Lambell stated that each piece of property is unique.
This property is sitting down from Cook Street and most of the
people are going to be seeing it from that height. If we knocked it
down to a third story we still have to hide the equipment on the roof.
I would rather see an important statement of the architecture rather
than just a dumb little parapet.
Commissioner Hanson asked if the wall units on all the rooms
would have the decorative metal grills. Mr. Vuksic answered that
they would and on the same plane as the glass.
Commissioner Hanson stated that the stone at the bottom was a
compliment to the building, and suggested using more stone. She
also suggested extending the trellis element out more for shade.
She discussed and reviewed the plans with the applicant.
Commissioner Hanson mentioned that height in the City is an
issue, however there are times when it is appropriate and times
when it is not. When you have good architecture then the
Commission tends to give people the option of increasing the
height because it is a much better presence to people coming into
our community when roof equipment is covered.
The Commission and the applicant discussed the site plan and
reviewed the entry way to the main part of the hotel. It was
suggested to make it a little larger to give it more outdoor area.
Commissioner Touschner asked if there were tubs or showers in
the handicap rooms. Mr. Vuksic stated that there would be a
combination of rolling showers and ADA approved tubs.
G:\Planning\Janine Judy\Word Files�A Minute5�2008�AR080722.min.doc Page 7 of 8
ARCHITECTURAL tJIEW COMMISSION �
MINUTES July 22, 2008
Commissioner Touschner hoped that they would keep the same
amount of trees as shown on the landscape plans because it is
very important to the success of this project.
Action:
It was moved by Commissioner Hanson and seconded by Commissioner
Touschner, to grant approval subject to Commission's comments. Motion
carried 4-1-1-1, with Commissioner DeLuna voting NO, Commissioner
Vuksic abstaining and Commissioner Gregory absent.
C. Miscellaneous Items:
VI. ADJOURNMENT
It was moved by Commissioner DeLuna, seconded by Commissioner Vuksic to
adjourn the meeting. Motion carried 6-0-0-1, with Commissioner Gregory absent.
The meeting was adjourned at 1:45 p.m.
TONY BAGATO
PRINCIPAL PLANNER
G:\Planning`Janine Judy\Word FIes1A Minu�es\2008WR080722.min.doc Page 8 of 8
_ r = ..{ ___O 61 �1 70 'n -1 vi � p � D � 3 --- p [� n -� D m n �'*+ � � __
0
3 � � m � n �* N 3 N �o A o � 3 �° 3' m 3 K -z�' 3 �' N !^. � �
A 3 � � � � � � � � � r3f � 3 f�1 A Z pq � fp 3 � � �n N
� a �0 3 n �y � �� o z K ,� A � � '° ao �n,� N 3 � =• �
� y �o ro � o ^ �, ,. �n °' '� 3 �' O = v► � � ,^_�, �
� '�' A < � A' �= � p a '. y w K 3 � n, ,^� w ��', 'T o w nn
� D � � � :^. aD • L K ?`: °' � � ' A n N •' � 3 3 � � s
� n n
K o: '" � 9 � � � o N � o � - _
�n �p � �p 3 C N O v�i '� '� N � O
..
w � � C�°' N � H �
� � � � , N w
� � � a'� o
� �
� Q
� �
y o�"'i y,;, _ w q
m D �: �
- ,� — '
� _ _ � n a
00 0o c° � o � — cA � �,
� O � O O a� N � � p a,.., � p a.
N �
(p (�A fff fA M fH ii9 4�1 tA (�H iA i�A fq d> Ep ffl H1 E9 Vi 4'1 LA y� i�A (A ifl 69 lo�i (A {A f�9 {s9 69
T T I' 'A�`..
� '���� �J .
O O.'. O'
OD, W pp.
O
'O��. p 'G�,. p O� `p�
V V �
t0 tp ,�p
(p I�A i!1 M 6a LN iA ffl iq df iA 69 fp fq (q 69 (,9 Vi M {A tn �i V! 69 1A f,A 69 (fl foH 69 Vi i,9 V1
�, • ����' � ��;
�
t�p .A ��� � iG; �O� Q
N ri � O r� —:� � A A —' —- �
W N N O� �� i0 O O A �i; O i .�
� � p W N C11 W W � � �
W N N "''
pp lN N �
fp fA fA Vi H4 44 69 FA i/i fA fA (!1 (p fp (y fA iA fA d� M GH ' , ' �
(q fd1 3q f/1 fA fA fA 1s9 l�N {�N iA
T' 'fl� , T��
� �k �
Q � o oj pi
� nNi w w v . � W � A � � �
� y — — � cn vi �„
v+ v
A OD N w -+ W W u,i �
d/ (+9 iA W (A Vi (/i 69 M 4�1 ifl b9 {y (q (p (A f/� (�A G9 �f9 i�A GH (A S�f (A (+9 Ffl fA ifl fA 1�N {q
'�' T��.<,�� T
� �` �
N � � � _ �
� N � �' ~ N 01 N fJ � N�� N:��'�.
A 00 P �^ �O OD �1 V hJ d
V OD w O� (n � V
.O w V pp V v V
y� (�A b9 ia9 � {A fA �oH Vi FA fl9 49 b4 y� (q Vi 69 69 4�1 i�A b9 fq fp Vi ioH 69 fA fA 69 69 fN {fl R9
�f �1, T
�� �' �i
W N, � N�"� Ni
.P
o w � m ,allo W O A ,P �' w�€�t w y;
w .�` ^' y b � rn Q� � ,
tn cA bs bn .� bn r,v bv �n c,a tn tA vi ui w f» v+ sv cA tn t,n y� ba u tn fr+ v� ba �n ba v+ dn
�
� N �� -I� -��
o — �� �,or` ��
� N — O� _ A1 . UI N � � �+ A1 �.
� N O T ,0~0 p O N Of � Of P
- � a` � N N O A O�i a� V �
� A' tVn v — �" � V 00 0` tp �
� D � � �
< A < eD � ari m � n
�o c O
� � c
� � � � 0 � C � y c
�� � � � � � � � � 7
fD w ; , -•
� � ,3, 3 � �: .�
� p 0 p o � � � o
0 3 a' 3 � = N � �.
�o A �
a � � o �
� , .� � �
- � � � _
� � t�Y 6 N
� A fD ff —
o a a d
�
� o
o �
x' J
S N
N O
N O
n q
S i i
O 0
a O N
O O
< n
� 3