HomeMy WebLinkAboutPP 14-25 74764 Technology Drive APN 694-190-061 CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
REQUEST: CONSIDERATION OF ADOPTION OF A NOTICE OF EXEMPTION FROM
ENVIRONMENTAL IMPACT ANALYSIS, A NEW FOUR-STORY 108-
ROOM FAIRFIELD INN & SUITES MARRIOTT HOTEL, AND A FUTURE
RESTAURANT BUILDING PAD LOCATED AT 74-764 TECHNOLOGY
DRIVE (APN 694-190-061)
SUBMITTED BY: Kevin Swartz, Assistant Planner
APPLICANT: Prest Vuksic Architects
44-530 San Pablo Ave #200
Palm Desert, CA 92260
CASE NO: PP 14-25
DATE: May 8, 2014
CONTENTS: 1. Draft Resolution
2. Notice of Exemption of Environmental Impact
3. Draft Initial Study
4. Legal Notice
5. Planning Commission Draft Minutes dated April 15, 2014
5. Architectural Review Commission Minutes dated March 12, 2014
6. Plans and Exhibits: Site Plan, Floor Plan, Elevations, Photo Survey
Recommendation
Waive further reading and adopt Resolution No. 2oi4-4o, approving a Notice of
Exemption from Environmental Impact analysis as it relates to the project, and a
new four-story 108-room Fairfield Inn&Suites Marriott hotel, including a detached
6,300 square-foot pad for a future restaurant.
Planninq Commission Action
On April 15, 2014, the Planning Commission recommended approval to the City Council of the
proposed project on a 3-0 vote, with Commissioners Greenwood and Stendell absent. The
Commission supported the project and stated that the height exception is warranted, because of
the site location and the architectural design merit.The Commission also stated that the hotel will
be a nice addition to the surrounding area.
Resolution No. 2014-40
Fairfield Inn & Suites Marriott
PP 14-25
May 8, 2014
Page 2 of 7
Architecture Review Commission
On November 12,2013,the Architectural Review Commission (ARC) reviewed and approved the
project as proposed. The Commission supported the architectural and landscaping design, and
the building site location. The Commission liked the simple, contemporary design with the open
glass windows and large overhangs. The ARC granted approval on a 7-0-1 vote, with
Commissioner Vuksic abstaining.
Executive Summary
Approval of staff's recommendation would approve a new four-story, 108-room Fairfield Inn &
Suites Marriott hotel,and a detached 6,300 square-foot pad for a future restaurant.The applicant
is requesting a height exception to the 35-foot height limit.The proposed hotel is 56 feet in height
to the tallest element. The proposed height exception is consistent with a previously approved
hotel and with constructed hotels within the City. The height is necessary in order to present the
roof level above the grade of the adjacent Cook Street overpass.
Backqround
A. Property Description:
The parcel is located on Technology Drive, west of Cook Street, and north of Gerald Ford
Drive. The vacant 3.14-acre parcel is rectangular in shape and relatively flat. All other
properties in the vicinity are sloping downwards to the site. The site is generally at the lowest
elevation in the City. The property sits 29 feet lower than the southwest corner of Cook Street
and Frank Sinatra Drive.
The property is zoned Planned Community Development, Freeway Commercial Overlay Zone
(P.C.D., FCOZ). The P.C.D., FCOZ zone allows the developer/property owner flexibility in
design and requires that a master plan be approved on the property. In April of 1997,the City
Council approved a 15-year development agreement known as the Wonder Palms Master
Plan (WPMP).The WPMP included 269 acres of land generally between Portola Avenue and
Cook Street at Interstate 10.The WPMP created planning areas,which established what kind
of uses could be constructed. The subject parcel was identified within Planning Area 2.
Planning Area 2 used the general provisions of the PC-3, Planned Commercial Development
Regional Center, which included hotel uses.
On October 23, 2008,the City Council approved Precise Plan OS-251 for a new four-story 128-
room Holiday Inn hotel, including a restaurant, an outdoor pool and spa, meeting room,
exercise room, gift shop, two outdoor decks located on the fourth floor, and 198 total parking
spaces. The approved Holiday Inn hotel was never constructed.
In April 2012, the WPMP expired, and left a large portion of the undeveloped land without
development standards. Although the WPMP expired, staff has determined that this parcel
was legally mapped and grandfathered in. Therefore, the Planning Area 2 standards would
apply. Planning Area 2 used the general provisions of the PC-3 Regional Center, which
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Resolution No. 2014-40
Fairfield Inn & Suites Marriott
P P 14-25
May 8, 2014
Page 3 of 7
included hotel uses. Today, the same applicant as in 2008 is proposing the Fairfield Inn &
Suites Marriott hotel.
B. Zoning and General Plan Designation:
Zone: PCD, Planned Commercial Development
General Plan: I-B.P., Industrial Business Park
C. Adjacent Zoning and Land Use:
North: Interstate 10
South: Planned Community Development/Starbucks/Jack-in-Box
East: Planned Community Development/Vacant land
West: Planned Community Development/ Mobile gas station
Proiect Description
The applicant is proposing to construct the site into two phases. Phase One would consist of the
proposed four-story, 108-room hotel.The hotel totals 56,067 square feet,and includes an outdoor
pool, meeting room, exercise room, and gift shop. Phase One would also include all of the
landscaping and parking spaces except around the proposed restaurant pad. Phase Two consists
of the proposed 6,300 square-foot future restaurant pad, landscaping, and parking spaces
surrounding the pad. The construction of the restaurant is not part of this approval.
A. Site Plan:
The site plan is designed with two 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 site will
also share reciprocal access with the property to the south. The site will maintain 185 parking
spaces spread throughout the property.
B. Architecture/ Building Description:
The proposed hotel totals 56,067 square feet and maintains four stories. The hotel square-
footage and room breakdown per floor are as follows:
• 1 St Floor - 13,431 square feet/ 15 Rooms
• 2�d Floor - 14,212 square feet/31 Rooms
• 3�d Floor- 14,212 square feet/31 Rooms
• 4'h Floor - 14,212 square feet/31 Rooms
The hotel maintains a variety of roofline heights from the predominant building line of 44 feet
high to the tallest element of 56 feet high. The project architecture is best described as
contemporary architecture design, utilizing a mix of plaster, metal, vertical columns, stone
veneer, and earth tone colors.The building colors are Dunn Edwards"Cherry Cola,""Adobe,"
"Brown Bear," "Wild Mustang," and "Driftwood." The project is punctuated with a series of
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Resolution No. 2014-40
Fairfield Inn & Suites Marriott
PP 14-25
May 8, 2014
Page 4 of 7
defined modulations in the form of recessed windows, articulating rooflines,deep overhangs,
and a variety of fenestration types.
C. Landscaping:
The landscaping design consists of a natural desert theme with native species requiring
minimal water usage.The proposed landscaping plan along the northern property line provides
24" box Weeping Bottle Brush trees and a mixture of five gallon shrubs (Rosemary, Fountain
Grass, and Dwarf Weeping Bottle Brush). Along the east properry line/ retention basin, the
plan provides 24" box Weeping Bottle Brush and Southern Live Oak trees, and a mixture of
five gallon shrubs(Purple Lantana, Dwarf Weeping Bottle Brush, Red Yucca,Texas Sage,and
Firecracker Plant).Along the west property line/Technology Drive,the plan provides 24"box
Weeping Bottle Brush and Texas Mountain Laurel, 36" box Mediterranean Fan Palms and
California Fan Palms with a variety of five gallon shrubs (Purple Lantana, Crimson Jewel
Bougainvillea, Barbados Aloe, Octopus Agave, and Golden Barrel Cactus).
The landscaping design surrounding the hotel consists of 36"box Mediterranean Fan Palms
and California Fan Palms, 24" box Weeping Bottle Brush and Shoestring Acacia scattered
around the hotel. The plan also provides a mi�ure of five gallon shrubs (Barbados Aloe,
Octopus Agave, Compact Xylosma, Grevillea, and Golden Barrel Cactus).
Phase Two's landscaping plan surrounding the future restaurant pad consists of 24" box
Shoestring Acacia and Weeping Bottle Brush trees. Once the architecture plans for the
restaurant are submitted, additional shrubbery will be added.
Preliminary approval from the City's Landscape Specialist has been granted. A condition of
approval has been placed on the project stating that all landscape and lighting for the facility
will be strictly on site,and will not intrude onto surrounding properties.Other conditions are that
the plant selection is in conformance with the City's Desert Floral Palette, and a final
landscaping plan must be reviewed and approved by the City's Landscaping Manager and by
CVWD before building permits are issued.
Analvsis
The proposed hotel meets the PC-3 development standards, subject to approval of a precise plan
and a height exception. The height exception,which is allowed by code, must be approved by the
Planning Commission and City Council, taking into consideration that the building height is in
keeping with the surrounding area.
The applicant is also proposing to phase the project.The construction of the restaurant would be
part of Phase Two.The applicant is requesting that the restaurant be constructed within ten years
upon the hotel receiving a Certificate of Occupancy. Palm Desert Municipal Code (P.D.M.C.)
Section 25.34.070 Hotels states that all hotels must provide a three-meal restaurant either within
the building itself, attached,or adjacent to the building.When the restaurant is detached from the
hotel, the restaurant may be constructed before or after the hotel is developed.
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Resolution No. 2014-40
Fairfield Inn & Suites Marriott
PP 14-25
May 8, 2014
Page 5 of 7
Also, Section 25.60.100 Land Use Permit Time Limits and Extensions states that time limits may
be established through a condition of approval.Staff has placed a condition of approval that,"The
approved detached restaurant pad shall be developed within five years of the hotel receiving a
Certificate of Occupancy. If the restaurant is not built within the first five years then the applicant
may request that the Planning Commission approve an additional five years. If the restaurant is not
built within ten years of the hotel receiving a Certificate of Occupancy,then the precise plan for the
restaurant will be null and void. The applicant would then have to submit a new Precise Plan of
design for the restaurant."With the condition of approval, the applicant's proposed phasing plan
meets the intent of the P.D.M.C.
A. Building Height:
The PC-3 zone has a height limit of 35 feet. The proposed four-story hotel maintains a
predominant roof height of 44 feet,with a maximum building height of 56 feet. In comparison,
all other hotels approved in the City have requested and received a height exception. These
hotels have been built in either Planned Commercial or Planned Residential zones. Hotels in
the surrounding area that were approved with a height exception are:
• Southwest— Hampton Inn / Maximum roof height of 42 feet
• East—Candlewood Suites hotel/Maximum roof height of 52 feet
� South —Courtyard Marriott/Maximum roof height of 52 feet
For this project, a variety of visual studies have been prepared to evaluate the potential
impacts of the proposed project. These studies have included on-site field and photographic
studies. Staff required the applicant to provide a viewshed study from distinct areas to illustrate
any potential impacts along Cook Street, Gerald Ford Drive, and Frank Sinatra Drive. The
viewshed studies are attached to the staff report.These studies illustrate the building in context
with the natural grade change and the surrounding properties.The hotel is proposed at one of
the lowest points of the City.The properry sits 29 feet lower than the southwest corner of Cook
Street and Frank Sinatra Drive. The hotel is also 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. The proposed height and site location is
supported by staff, as it will not adversely impact any viewsheds or diminish property values.
The building is in keeping with the existing buildings in the surrounding area.
B. Parking:
Section 25.46.040 Parking Requirements requires 1.1 parking spaces per room. The 108
rooms require 119 parking spaces. In addition to the required parking for the hotel, the
proposed 6,300 future restaurant parking is calculated at 8 parking spaces per 1,000 square
feet. At 6,300 square feet, the restaurant would be required to provide 51 parking spaces.
The applicant has provided a total of 185 parking spaces, of which 119 are for the rooms, and
51 are for the restaurant, totaling 170 parking spaces. The applicant has provided 15 more
spaces than are required.
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Resolution No. 2014-40
Fairfield Inn & Suites Marriott
PP 14-25
May 8, 2014
Page 6 of 7
C. Land Use Compatibility:
The proposed hotel meets the development standards for the PC-3 Regional Commercial
standards,subject to a precise plan,and a height exception.The hotel is located in north Palm
Desert, where there is a mixture of residential, commercial, hotels, office, and industrial
developments. In the surrounding area, there are three existing hotels (Courtyard Marriott,
Hilton Homewood Suites, and Hampton Inn), and one non-constructed approved hotel
(Candlewood Suites).All of these hotels, plus other hotels within the City,have received height
exceptions.The applicant is not requesting or receiving any special height approvals that other
hotels have not received. Staff has determined that the hotel will not physically divide an
existing community, and does not conflict with any applicable land use plan, policy, or
regulation outlined in the General Plan. The site has been previously approved for a hotel,and
the proposed hotel is in keeping with the existin.g hotels and other uses in the surrounding
area. With the proximity of the freeway and college campus,this location is very attractive for
this type of development, since it provides accommodations for families and friends visiting the
college students. It has been shown that the proposed use is compatible with the other uses in
the surrounding area.
D. Grading Plan:
Attached to the staff report is a preliminary grading plan. The pad elevations shown for the
parcel are consistent in height with the natural terrain of the land. Staff has determined that the
proposed pad height elevations are in keeping with the surrounding properties. The City
Engineer will review the final hydrology study to assure that storm flows do not exceed current
volumes, and storm water runoff is not polluted.
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Resolution No. 2014-40
Fairfield Inn & Suites Marriott
PP 14-25
May 8, 2014
Page 7 of 7
Environmental Review
According to the California Environmental Quality Act (CEQA), staff must determine whether a
proposed activity is a project subject to CEQA. If the project is subject to CEQA,staff must conduct
a preliminary assessment of the project to determine whether the project is exempt from CEQA
review. If a project is not exempt,further environmental review is necessary. Further review from a
non-exempt project would result in a Negative Declaration,a Mitigated Negative Declaration or an
Environmental Impact Report (EIR). Generally, an EIR must be prepared if a project may have a
significant impact on the environment.
In this case,the proposed project is a Class 32: In-Fill Development Projects(15332)Categorical
Exemption for purposes of CEQA and no further review is necessary.
Submitted By:
Kevin Swartz, Assistant Planner
Department Hea :
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Lauri Aylaian, Director of Community Development
Appro al: �
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J M. Wohlmuth, City Manager
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G:\Planning\Kevin Swartz\Word\Predse Plans\PP 14-25 Fairfield Inn\CC Staff Report.doc
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING AN ADOPTION OF A NOTICE OF
EXEMPTION FROM ENVIRONMENTAL IMPACT ANALYSIS, A NEW
FOUR-STORY 108-ROOM FAIRFIELD INN & SUITES MARRIOTT HOTEL,
AND A FUTURE RESTAURANT BUILDING PAD LOCATED AT 74-764
TECHNOLOGY DRIVE (APN 694-190-061)
CASE NO: PP 1425
WHEREAS, the Ciry Council of the City of Palm Desert, California, did on the 8t" day of
May 2014, 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
15'h day of April 2014, hold a duly noticed public hearing and recommended approval to the
City Council the request by Prest Vuksic Architects, for approval of the above noted; and
WHEREAS, according to the California Environmental Quality Act (CEQA), the City
must determine whether a proposed activity is a project subject to CEQA. If the project is
subject to CEQA, staff must conduct a preliminary assessment of the project to determine
whether the project is exempt from CEQA review. If a project is not exempt, further
environmental review is necessary. Further review from a non-exempt project would result in a
Negative Declaration, a Mitigated Negative Declaration or an Environmental Impact Report
(EIR). Generally, an EIR must be prepared if a project may have a significant impact on the
environment. The said application has complied with the requirements of the "Ciry of Palm
Desert Procedure for Implementation of the California Environmental Quality Act," Resolution
No. 2013-16, in the Director of Communiry Development has deterrnined that the proposed
project is a Class 32: In-Fill Development Projects (15332) Categorical Exemption for
purposes of CEQA and no further review is necessary; and
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, which are outlined in the staff report reasons to approve the
said request:
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 approval of the City
Council in this case.
2. That the City Council does hereby approve PP 14-25.
RESOLUTION NO.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Palm
Desert, California, at its regular meeting held on the 8th day of Mav 2014, by the following
vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
VAN G. TANNER, MAYOR
ATTEST:
RACHELLE KLASSEN, CITY CLERK
CITY OF PALM DESERT, CALIFORNIA
G.��Planning\Kevin Swartz\Word\Predse Plans\PP 14-25 Fairfield Inn�.Final CC Res Fairfield.doc
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RESOLUTION NO.
CONDITIONS OF APPROVAL
CASE NO: PP 14-25
DEPARTMENT OF COMMUNITY DEVELOPMENT:
1. The development of the property shall conform substantially with exhibits on file with the
Department of Community DevelopmenUPlanning, as modified by the following
conditions.
2. The development of the property described herein shall be subject to the restrictions
and limitations set forth herein, which are in addition to all municipal ordinances and
state and federal statutes now in force, or which hereafter may be in force.
3. Prior to issuance of a building permit for construction of any use contemplated by this
approval, the applicant shall first obtain permits and/or clearance from the following
agencies:
Coachella Valley Water District
Building & Safety Department
City Fire Marshal
Public Works Department
Evidence of said permit or clearance from the above agencies shall be presented to the
Department of Building & Safety at the time of issuance of a building permit for the use
contemplated herewith.
4. 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.
5. Applicant shall defend, indemnify and hold harmless the city against any third party legal
challenge to these approvals, with counsel chosen by the city at applicanYs expense.
6. Any proposed change to the project request will require an amendment, which will result
in a new public hearing.
7. 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.
8. The project shall comply with the Energy Efficiency Standards, Ordinance No. 1124.
9. All sidewalk plans shall be reviewed and approved by the department of public works.
10.The project is subject to the Art in Public Places program per Palm Desert Municipal
Code Chapter 4.10.
11. 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
G:�Planning�Kevin Swanz\Word�Prease Plans�PP 14-25 Fairfield Inn\Final CC Res Fairfield.tloc
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RESOLUTION NO.
qualified archaeologist meeting Secretary of Interior standards shall be hired to assess
the find. Work on the overall project may continue during 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.).
12.The applicant shall provide designated hybrid parking spaces that can be used for
electric vehicles, golf carts and bicycles.
13.The approved detached restaurant pad shall be developed within five years of the hotel
receiving a Certificate of Occupancy. If the restaurant is not built within the first five
years then the applicant may request that the Planning Commission approve an
additional five years. If the restaurant is not built within ten years of the hotel receiving a
Certificate of Occupancy, then the precise plan for the restaurant will be null and void.
The applicant would then have to submit a new Precise Plan of design for the
restaurant.
DEPARTMENT OF PUBLIC WORKS:
14.The applicant shall maintain the retention basin along the east side of the property.
15.The applicant shall construct a 6' meandering sidewalk, driveways and ADA accessible
ramps on Technology drive.
Prior to the issuance of grading permits the applicant shall:
16. Submit a deposit in lieu of construction or construct a 10' AC bike path along the east side
of the property. The bike path shall connect to the bike path along the DMV.
17. Submit a precise grading plan for review and approval. Any changes to the civil or
landscape plans must be reviewed for approval prior to work commencing.
18. Submit a final Water Quality Management Plan (WQMP) for approval. The WQMP shall
identify the Best Management Practices (BMPs) that will be used on the site to control
predictable pollutant runoff. Prior to the issuance of grading permit, the Operation and
Maintenance Section of the approved final WQMP shall be recorded with County's
Recorder Office and a conformed copy shall be provided to the Public Works
Department.
19. Provide the City Engineer with evidence that a Notice of Intent (NOI) has been filed with
the State Water Resources Control Board. Such evidence shall consist of a copy of the
NOI stamped by the State Water Resources Control Board or the Regional Water Quality
Control Board, or a letter from either agency stating that the NOI has been filed.
20. Submit a PM10 application to the Department of Public Works for approval. The applicant
shall comply with all provisions of Palm Desert Municipal Code Section 24.12 regarding
Fugitive Dust Control.
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RESOLUTION NO.
21. Drainage fees shall be paid in accordance with Section 26.49 of Palm Desert Municipal
Code and Palm Desert Ordinance Number 653.
22.The applicant shall pay the appropriate signalization fee in accordance with City of Palm
Desert Resolution Nos. 79-17 and 79-55.
23. Pad elevations, as shown on the preliminary grading plan, are subject to review and
modification in accordance with Chapter 27 of the Palm Desert Municipal Code.
24.A landscape plan must be submitted concurrently with the grading plan for review and
approval. Applicants are advised to use the City of Palm Desert Design Guide when
designing plans. Landscape plans must meet the following criteria:
a. Must be water efficient in design and meet the City of Palm Desert's Water
Efficient Landscape Ordinance.
b. Planting plans must show location of proposed and existing utilities.
c. Must match approved civil plans.
d. All specs and details must be site specific.
e. Applicants must have CVWD approval of their irrigation plans prior to City
approval.
DEPARTMENT OF BUILDING & SAFETY:
25.This project shall comply with the latest adopted edition of the following codes:
a. 2013 California Building Code and its appendices and standards.
b. 2013 California Plumbing Code and its appendices and standards.
c. 2013 California Mechanical Code and its appendices and standards.
d. 2013 California Electrical Code.
e. 2010 California Energy Code. (Until July 1, 2014)
f. 2013 California Green Building Standards Code
g. Title 24, California Code of Regulations.
h. 2013 California Fire Code and its appendices and standards.
26.An approved automatic fire sprinkler system shall be installed as required per the City of
Palm Desert Code Adoption Ordinance 1265.
27.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
2013 CBC Chapters 11 A & B (as applicable) and Chapter 10.
28.All exits must provide an accessible path of travel to the public way. (CBC 1027.5 &
11 B-206)
29. Detectable warnings shall be provided where required per CBC 11 B-705.1.2.5 and 11 B-
705.1.2.2. The designer is also required to meet all ADA requirements. Where an ADA
requirement is more restrictive than the State of California, the ADA requirement shall
supersede the State requirement.
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RESOLUTION NO.
30. 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.
31. 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.
32.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.
33.All contractors and/or owner-builders must submit a valid Certificate of Workers'
Compensation Insurance coverage prior to the issuance of a building permit per
California Labor Code, Section 3700.
34.Address numerals shall comply with Palm Desert Ordinance No. 1265 (Palm Desert
Municipal Code 15.28. Compliance with Ordinance 1265 regarding street address
location, dimension, stroke of line, distance from street, height from grade, height from
street, etc. shall be shown on all architectural building elevations in detail. Any possible
obstructions, shadows, lighting, landscaping, backgrounds or other reasons that may
render the building address unreadable shall be addressed during the plan review
process. You may request a copy of Ordinance 1265 or Municipal Code Section 15.28
from the Department of Building and Safery counter staff.
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NOTICE OF EXENIPTION
� -rp. Oftice of Planning and Research � FROM: City of Palm Desert
P.O. Box 3044,Room 212
Sacramento,CA 95 8 1 2-3044
. �
� ❑ Clerk of the Board of Supervisors �
; °C �
❑ County Clerk
County of:
,r I. Yroject TiUe: , Fairfield Inn&Suites Marriott hotel �
-- i
' 2. Project Applicant: Prest Vuksic Architects
� ---- -----
3. Project Location—Identify street address and The parcel is located on Technology Drive, west of Cook
cross streets or attach a map showing project site Street, and north of Gerald Ford Drive. The vacant 3.14
(preferably a USGS IS'or 7 i/Z' topographical a�re parcel is rectangular in shape and relatively tlat
map identified by quadrangle name):
4. (a) Project Location—City: 74764 Technology llrive
(b) Project Location—County: Kiverside County
5. Description of nature,purpose,and beneticiaries ', A new 108-room ti�ur-story hotel including a future 6,3(�
; of 1'roject: square-foot detached restaurant pad
' 6. Name of Public Agency approving project: City of Palm Desert
� -- ------ '
-- -----------
7. Name of Person or Agency undertaking the City of Yalm Desert
project, including any person undertaking an
activity that receives financial assistance from the �
Public Agency as part of the activity or the person '
receiving a lease, permit, license,certific;ate,or
� other entitlement of use from the Public Agency '
as part of the activity:
--- - --- __ ..._.
� 8. Exempt status (check one)
_ ---
� (a) ❑ Ministerial projcct. (Pub. Res.C��de § 21080(b)(1);State CEQA Guidelines §
' 15268)
�-------
_.. .__ P J _..
, --____ --._...
(b) _ � Not a ro'ect. - --- --�
(c) ❑ F.mergency Project. (Pub. Res.Code § 21080(b)(4);State CEQA Guidelines §
! 15269(b).(c)) I
_.. .. ' _-.-..- ,
�d� � Cate�,orical Exemption. The pr'oposed pr'OjeCt is a Class 32: In-FiN I
State type and class number: DG'VelOpRlent Projects (15332) Categorical
Exemption for purposes of CEQA and no
I further review is necessary.
(e) ❑ Declared Emergency. (Pub. Reti.Code § 2108O(b)(3};State C�:QA Guidelines �
15269(a))
(t) ❑ Statutory Excmption.
State Code section number:
- -- -- __ ...__ ,
_ __.._. ... --
_....
� (g) Othcr. Explanation: '
--- - --.: ------- J
Notice of Exemption FORM`B"
9. Reason why project was exempt: Project is less than two acres and is in-till developed i yC
� staff completed the Initial Study Checklist and there were
; no impacts.
10. Lead Agency Contact Person: Kevin Swartz,Assistant Ylanner
Telephone: - -- (760)346-061 I -—
I I. If filed by applicant: Attach Preliminary Exemption Assessment(Form"A")before tiling.
12. Has a Notice of Fxemption been tiled by the public agency approving the project? Yes No ;
----- ------ ---- ---------- --- a
� 13. Was a public hearing held by the lead agency to consider the exemption? Yes No
I If ycs,the date of the public hearing was: May 8,2014
�-- ----- -- --- --
Signature: Date: Title:
Signed by Lead Agency Signed by Applicant
Date Received for Filing:
(Clcrk Stamp Here)
Authority cited: Sections 21083 and 21 100,Public Resources Code.
Reterence: Sections 21 108, 21 152,and 21 152.1,Public Resources Code.
N��tice of F.xemption FORM "f3"
INITIAL STUDY
NOTE:The following is a sample ti�rm and may be tailored by the Lead Agency to satisfy project circumstances.
It may be used to meet the requiremenGs for an initial study when the criteria set forth in the State and Local CEQA
Guidelines have been met. Substantial evidence of potential impacts that are not listed on this form must also be
considered. The sample questions in this form are intended to encourage thoughtful assessment of impacts, and do not
necessarily represent thresholds of significance.
1. Project Title: �� � �I"Z S �G,('�;i �� �n�- , .��-IPS �'`'1 a/'�r�.l�
2. Lead Agency Name and Address:
L i-1� ��r Q o�ln. �PS,�i-a-
�3 s�� r�aL 1,,I�, �� 1�r.v�
t�c�lr• i�vs<� CA' �� �i2Z,bv
3. Contact Person and Phone Number: K?��� Sw�"�2, � �bo� 776 --6�i� S
4. Project Location: �L� 7 6 y �PC�n v���� � ',�'�
5. Project Sponsor's Name and Address:
�!r�k U�ks,� Rrc� ,+�C-i�
�IN �Sa S�, 6'�•�o A� � �oo
�•I� r^c,-� c ?a 6�,
6. General Plan llesignation: �— (3 •i� 7. Zoning: � D �, ��� �
8. Description of Project: (Describe the whole action involved, including but not limited to later phases of the
project,and any secondary,support,or off-site features necessary for its implementation. Attach additional
sheet(s) if necessary.)
� n�w -�r�.� - s�}��, 10�' - � ,�, �-►F I �cl��+,,,, a .T����c,
����� s�, �L ��r�. r���,�:��- p��
9. Surrounding Land Uses and Setting: (Brietly describe the project's surroundings.)
�G�rIL - �r.�cr S��IE. I p Sv�l( , �;,n,.t c� r1 �S�S
L�'�( � U�`�'L.P� J�� WP�' C/bM G'f� O( d t 1'I C G (��(.' J
10. Other public agencies whose approval is required(e.g.,permits, tinancing apprc>val,or participation agreement):
L , V W .,� �FG� (,,)Cf�Pi C���[� �r���:�� c•.� ��.-�S c c(�� r� <,�
ENVIRONMEN'fAL FACTORS PO"fGNTIALLY AFTTCTED: ����
The environmental facrors checked below would be potentially affected by this project, involving at least one impact that
is a"Yotentially Signiticant Impact" as indicated by the checklist on the t<>Ilowing pages.
� Aesthetics � Agriculture/Forestry Resources � Air Quality
� Biological Resources � Cultural Resources � Geology/Soils
� Greenhouse Gas Emissions � Hazards&Hazardous Materials � Hydrology/Water Quality
� Land Usc/Planning � Mincral Resources � Noise
� Population/Housing � Public Services � Recreation
� Transportation/Traffic � Utilities/Service Systems � Mandarory Findin�s of Significance
Initial Study Form P�ge 1 of I S FORM ..J,•
DETERMINATION(To be completed by the Lead Agency):
On the basis of this initial evaluation:
� I tind that the proposed project COULD NOT have a significant effect on the environment,and a NEGA'fIVE
DECLARATION will be prepared.
� I find that although the proposed project could have a significant effect on the environment,there wiil not be a
significant effect in this case because revisions in the project have been made by or agreed to by the project
proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
� I find that the proposed project MAY have a signiticant effect on the environmen[,and an ENVIRONMENTAL
IMPACT REYORT is required.
� I find that the proposed project MAY have a"potentially significant" or"potentially significant unless mitigated"
impact on the environment,but at least one effect 1)has been adequately analyzed in an earlier document pursuant
to applicable legal standards,and 2) has been addressed by mitigation measures based on the earlier analysis as
described on attached sheets. An ENVIRONMENTAL IMI'ACT REPORT is required,but it must analyze only the
effects that remain to be addressed.
� I find that although the proposed project could have a signiticant ef�fect on the environment,because all potentially
si��nificant effects(a)have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to
applicable standards,and(b)have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE
DGCLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing
fur[her is required.
��i '-j - �- � �j
Signature Date
ue��, sWw� L
Printed Name For
GVALUATION OF ENVIRONMENTAL IMPACTS:
I) A brief explanation is required for all answers except"No Impact" answers that are adequately supported by the
information sources a Lead Agency cites in the parentheses t��llowing each yuestion. A"No Impact" answer is
adequately supported if the referenced information sources show that the impact simply does not apply to
projects like the one involved (e.g. the project falls outside a fault rupture zone). A "No Impact" answer should
be explained where it is based on project-specific facrors as well as general standards(e.g. the project will not
expose sensitive receptc�rs ro pollutants,based on a project-specific screening analysis).
2) All answers must take account of the whole action involved, including off-site as well as on-site,cumulative as
well as project-level, indirect as well as direct,and construction as well as operational impacts.
3) Once the Lead Agency has determined that a particufar physical impact may occur,then the checklist answers
must indicate whether the impact is potentially significant, less than signiticant with mitigation,or less than
signiticant. 'Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is
significant. If there are one or more "Potentially Signiticant Impact" entries when the determination is made,an
EIR is required.
4) "Negative Declaration: Less'I'han Significant With Mitigation lncorporated" applies where the incorporation of
mitigation measures has reduced an effect from "Yotentially Signiticant Impact" to a"I_ess than Significant
Impact." The Lead Agency must describe the mitibation measures,and briefly explain how they reduce the ef'fect
to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-
referenced).
Initial Swdy form Yage 2 of I S NORM "J"
5) Earlier analyses may be used where,pursuant to the tiering, program EIR,ur other CEQA process,an effect has
been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case,a brief
discussion should identify the ti>Ilowing:
a) Earlier Analyses Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope
of and adequately analyzed in an earlier document pursuant to applicable legal standards,and state
whether such effects were addressed by mitigation measures based on the earlier analysis.
c) Mitigation Measures. For effects that are °Less than Significant with Mitigation Measures
Incorporated,"describe the mitigation measures which were incorporated or retined from the earlier
document and the extent to which they address site-specific conditions for the projert.
6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential
impacts(e.g. general plans,zoning ordinances). Reference to a previously prepared or outside document should,
where appropriate, include a reference to the page or pages where the statement is substantiated.
7) Supporting Inti�rmation Sources. A source list should be attached,and other sources used or individuals
contac[ed should be cited in the discussion.
8) This is only a suggested form,and lead agencies are free to use different formats;however, lead agencies should
normally address the questions from this checklist that are relevant to a project's environmental effects in
whatever t��rmat is selected.
9) The explanation of each issue should identify:
a) the significance criteria or threshold, if any, used to evaluate each question;and
b) the mitigation measure identified, if any,to reduce the impact to less than significance.
SAMPLE QUESTION
Less'I'han
Significant
Potentially With [.ess Than
Significant Mitigation Significant No
Issues: Impact Incorporated Impact [mpact
L AFSTHET[CS--Would the projecL•
a) Have a substantial adverse effect on � � � �
a scenic vista? '
b) Substantially damage scenic � � � G{'
resources, including,but not limited ��
to,trees,rock uutcroppings,and
historic buildings within a state
scenic highway'?
c) Substantially degrade the existing � � � j7�
visual character or quality of the site �� �
and its surroundings?
d) Create a new source of substantial � � � pj
light or glare which would adversely ���
affect day or nighttimc views in the
area'?
Initial S[udy Form Page 3 of I S I'ORM"J"
Less Than
Significant
Potentially With Less Than
Significant Mitigation Significant No
Issues: Impact Incorporated Impact Impact
II. AGRICULTURE AND FORESI'
RESOURCES -- In determining whethcr
impacts ro agricultural resources are
signiticant environmental effects, lead
agencies may refer to the California
Agricultural Land Evaluation and Site
Assessment Model (1997)prepared by the
Caliti�rnia Dept.of Conservation as an
optional model to use in assessing impacts on
agriculture and farmland. In determining
whether impacts to forest resources,
including timberland,are significant
environmental effects, lead agencies may
reter to information compiled by the
California Department of'Forestry and Fire
Protection regarding the state's inventory of
forest land, including the Forest and Range
Atisessment Project and the Forest Legacy
Assessment project;and forest carbon
measurement methodology provided in
Forest protocols adopted by the California
Air Resources Board.--Would the project:
a) Convert Prime Farmland, Unique � � � p�
Farmland,or Farmland ot Statewide �`�
Importance(Farmland),as shown on
the maps prepared pursuant to the
Farmland Mapping and Monitoring
Program of the California Resources
Agency,to non-agricultural use'?
b) Contlict with existing zoning f'or O O ❑ �
agricultural use,or a Williamson
Act contracC?
c) Contlict with existing zoning t<x,or � � � �
cause rezoning of, t<�rest land(as
defined in Public Resources Code
section 12220(g)),timberland (as
detined by Public Resources Code
section 4526),or timberland zoned
Timberland Production(as def'ined
by Government Code section
S I f 04(g))°
d) Result in the loss of forest land or � � �
conversion of forest land to non-
forest use?
Initial Swdy Fonn Page 4 of I S PORM "J"
l.ess'I'han
Significant
Potentially With Less Than
Significant Mitigation Signi�cant No
Issues: Impact Incorporated Impact Impac
e) Involve other changes in the existing � � �
environment which,due to their _
location or nature,could result in
conversion of Farmland,to non-
agriculwral use or conversion of
forest land to non-ti�rest use?
III. AIR QUALI"CY--Where available,the
significance criteria established by the '
applicable air quality management or air
pollution control district may be relied upon
ro make the following determinations.
Would the project:
a) Conflict with or obstruct � � � �
implementation of the applicable air .
quality plan?
b) Violate any air quality standard or � � � �
contribute substantially to an ,
existing or projected air quality
violation?
c) Result in a cumulatively � � � �
considerable net increase of any
criteria pollutant for which the
project region is nonattainment
under an applicable federal or state
ambient air quality standard
(including releasing emissions
which exceed quantitative
thresholdsfor ozone precursors)?
d) Expose sensitivc receptors to � � � �
substantial pollutant concentrations`?
e) Create objectionable odors affecting � � � �
a substantial numbcr c>f people? '
N. BIOLOGICAI.RF.SOURC�S --Would the
project:
a) Have a substantial adverse effect, � � � �
cither directly or through habitat
moditications,on any species
identified as a candidate,sensitive,
or special status species in local or
regional plans,policies,or
regulations,or by the California
Department of Pish and Game or
U.S. Fish and Wildlife Service?
Initial Study Form PagC 5 of 15 FORM"J"
Less"I'han
Significant
Potentially With Less Than
Signiticant Mitigation Significant No
[ssues: [mpact Incorporated [mpact Impac
b) Have a substantial adverse effect on � � �
any riparian habitat or other
sensitive natural community
identified in local or regional plans,
policies,regulations or by the
California Department of Fish and
Game or U.S. Fish and Wildlife
Service?
c) Have a substantial adverse effect on � � �
federally protected wetlands as
detined by Section 404 of the Clean
Water Act(including,but not
limited to,marsh,vernal pool,
coastal,ete.)through direct removal,
filling,hydrological interruption,or
other means'?
d) Interfere substantially with the � � �
movement of any native resident or
migratory fish or wildlife specics or
with established native resident or
migratory wildlife corridors,or
impede the use of native wildlife
nursery sites'?
c) Contlict with any local policies or � � � �
ordinances protecting biological ,
resources,such as a tree
preservation policy or ordinance?
t) Contlict with the provisions of an � � � �
adopted Habitat Conservation Plan,
Natural Community Conservation
Plan,or other approved local,
rcgional,or titate habitat
conservation plan?
V. CULTURAI_RESOURCES -- Would the
project:
a) Cause a substantial adverse change � � � �
in the signiticance of a historical -
resource as defined in § 15064.5?
b) Cause a substantial adverse rhange � � � p�
in the signiticance of an ,�� �
archaeological resourcc pursuant to
,��' 15064.5?
c) Directly or indirectly destroy a � � �
unique paleontological resource or
site or unique gcologic feature?
Initial Study Form P�ge 6 of I S FORM "J"
�,ess Than
Signiticant
Potentially With Less Than
Significant Mitigation Signiticant No
Issues: Impact Incorporated Impact Impac
d) Disturb any human remains, � � []
including those intcrred outside of
form�l ccmeteries?
VI. GEOLOGY AND SOILS--Would the
project:
a) Expose people or structures to � � �
potenti�l substantial adverse effects, .
including the risk of loss, injury or
death involving:
i) Rupture of a known earthquake � � ❑
fault,as delineated on the most
� 1!`��/`�� recent Alquist-Priolo Earthquakc
Gv-�
��� Fault Zoning Map issued by the
'�n ��"� �� � State Geologist for the area or based
on other substantial evidence of a
known fault? Refer to Division of
Mines and Geology Special
f'ublication 42.
ii) Strong seismic ground shaking? � � � �
iii) Seismic-rclatcd groimd failure, � � � �
including liquefaction?
iv) Landslides? � � ❑ �
b) Result in substantiaf soil erosion or � � � �
the loss of topsoil'?
c) Be located on a geologic unit or soil � � � �
that is unstable,or that would
become unstable as a result of the
project,and potentially result in on-
or off-site landslide, lateral
sQreading,subsidence,liquefaction
or collapse'?
d) Be located on expansive soil,as � � � �
detined in Tablc 18 I B of the •
Unit<�rm Building Code(1994).
crcating substantial risks to life or
property'?
e) Have soils incapable of adequately � � � �
supporting the use of septic tanks or �
alternative waste water disposal
systems where sewers are not
available for the disposai of waste
watcr?
Initial SwJy Porni Page 7 Of 15 FORM"J"
L,ess Than
Sianificant
Potentially With Less Than
Significant Mitigation Significant No
Issues: Impact Incorporated [mpact Impact
VII. GRE�NHOUSE GAS EMISSIONS --Would
the project:
a) Gencrate greenhouse gas emissions, � � � �
either directly or indirectly,that may •
have a significant impact on thc
cnvironment'?
b) Contlict with an applicable plan, � � �
policy or regulation adopted for the ,
purpose of reducing the emission c�f
greenhouse gases?
VIII. HAZARDS AND HAZARDOUS
MATERIALS --Would the projcct:
a) Crcate a signiticant hazard to the � � [] �
public or the environment through �
the routine transport, use,or
disposal of hazardous materials'?
b) Create a significant hazard to the � � � �
public or the environment through �
reasonably foreseeable upset and
acciden[conditions involving thc
release of hazardous materials into
the environment'?
c) Emit hazardous emissions or handle � � � �
hazardous or acutcly hazardous
materials, substances,or waste
within one-quarter mile of an
existing or proposcd school?
d) Be located on a site which is � � [] �
included on a list of hazardous
materials sites compiled pursuant to
Government Cvdc section 65962.5
and,as a result, would it crcate a
signiticant hazard to the public or
the environment'?
e) For a project located within an � � � �
aicport land use plan or, whcre such
a plan has not been adopted,within
two miles of a public airport or
public use airport,would the project
result in a safety hazard for pcople
residing or working in the project
area'?
Initial StuJy Form Page 8 of I S FORM"J"
Less Than
Signiftcant
Potentially With Less"fhan
Signiticant Mitigation Significant No
Issues: Impact Incorporated Impact Impac
t) For a project within the vicinity of a � � �
private airstrip, would the project
result in a safety hazard for people
residing or working in the project
area'?
g) Impair implementation of or � � � �
physically interfere with an adopted
emerbency response plan or
emergency evacuation plan?
h) Expose people or structures to a � � �
si��niticant risk of loss, injury or
dcath involving wildland tires,
including where wildlands are
adjacent to urbanized areas or where
residences are intermixed with
wildlands?
IX. HYUROLOGY AND WATER QUALITY-- ��f�� , �Y-}- S� �r- i I1-L.� � �'`� � r' P
Would the project:
a) Violate any water quality standards � � � �
or waste discharge requirements?
b) Substantially deplete groundwater � � � �
supplies or intcrfere substantially
with groundwater recharge such that
there would be a net deticit in
aquifer volume or a lowering of the
local groundwater table level (e.g.,
thc production rate of pre-existing
nearby wells would drop to a level
which would not support existing
land uses or planned uses for which
permits have been granted)'?
c) Subst�ntially alter the existing � � �
drainage pattern of the site or area,
including through the alteration of
thc coursc of a stream or rivcr, in a
manner which would result in
substantial crosion or siltation on-or
off-site'?
d) Substantially alter the existing � � �
drainage pattern of the site or area,
including through the alteration of
the course uf a stream or river,or
substantially increase the rate or
amount of surface runoff in a
manner which would result in
flooding on-or off-site'?
Initial Swdy Fortn Page 9 of I S FORM"J"
l.ess Than
Significant
Potentially With Less Than
Significant Mitigation Signiticant No
Issues: Impact Incorporated Impact Impac
e) Create or amtribute runoff water � � �
which would exceed the capacity of
existing or planned storm water
drainage systems or provide
substantial additional sources of
polluted runoff?
t) Otherwise substantially degrade � � � �
water quality?
g) Place housing within a IUO-year � � �
tlood hazard area as mapped on a
federal Flood Hazard Boundary or '
Flood Insurance Rate Map or other
t7ood hazard delineation map'?
h) Place within a 100-year flood hazard � � �
area structures which would impede
or redirect tlood flows?
i) Expose people or structures to a � � �
signiticant risk of loss, injury or
death involving tlooding, including
flooding as a result of the failure of
a levee or dam?
j) Expose people or structures to � � �
inundation by seiche,tsunami,or
mudflow?
X. I,AND USE AND f'LANNING--Would the
project:
a) Physically divide an established � � � �
community?
b) Contlict with any applicable land � � � �
use plan,poli�y,or rcgulation of an
agency with jurisdiction<�ver the
project(including,but not limited �� �v�{e c,' ��D c•s �'f��P P��� , -�-'-�� r��
to the general plan,specitic plan,
local coastal program,or zoning ��o -��Q, ���r J CN/tif�M. 'SI c., cnc� c��� ��,.�-J
ordinancc)adopted for the purpose �,��� � p�'y��{� A�G^
of avoiding or mitigating an �,
environmental effect'?
c) Cont7ict with any applicable habitat � � �
conservation plan or natural
community conservation plan?
Initial Swdy Fonn Yage 10 of IS FORM"J"
i.ess Than
Signiticant
Potentially With Less Than
Significant Mitigation Significant No
Issues: Impact Incorporated Impact Impact
XI. MINERAL RESOURCES--Would the
projecr.
a) Result in the loss of availability of a � � �
known mineral resource that would
be of value to the region and the
residents of the state?
b) Result in the loss of availability of a � � �
locally-important mineral resource
recovery site delineated on a local
general plan,speci�ic plan or other
land use plan'?
XII. NOISE--Would the project result in:
a) Exposure of persons to or generation � � �
of noise levels in excess of
standards established in the local
general plan or noise ordinance,or
applirablc standards uf othcr
agencics?
b) Exposure of persons to or generation � � �
of excessive groundborne vibration
or groundborne noise levels'?
c) A substantial permanent increase in � � � �
ambient noise levels in the project ���
vicinity above levels existing
without the project?
d) A substantial temporary or periodic � � [] �
increase in ambient noise levels in
the project vicinity above levels
existing without the project?
e) For a project located within an � � �
airport land use plan or, where such
a plan has not been adopted,within
two miles of a public airport or
public use airport, would the project
expose people residing or working
in the projert area to exccssive noise
Icvels'?
t) For a project within the vicinity of a � � �
private airstrip, would the project
expose people residing or working
in the project area to excessive noise
lcvels'?
Initi�l Study Fom� Page I I of I S t'nKM "�'�
L.ess Than
Significant
Potentially With L.ess'Than
Significant Mitigation Significant No
Issues: tmpact Incorporated Impact Impact
XIII. POPULATION AND HOUSIIVG--Would
the project:
a) Induce substantial population � � �
growth in an area,either directly
(for example,by proposing new
homes and businesses)or indirectly
(for example,through extension of
road ur other infrastructure)'?
b) Displacc substantial numbers of � � �
existing housing,necessitating the
construction of replacement housing
elsewhere'?
c) Displace substantial numbers of � � �
people,necessitating the
construction of replacement housing
elsewherc?
XIV. PUBLIC SERVICES --Would the project:
a) Result in substantial adverse � � � �
physical impacts associated with the
provision of new or physically
altered governmental facilities,need
for new c�r physically altered
tovernmental facilities,the
construction of which could cause
significant environmental impacts,
in order to maintain acceptable
scrvice ratios,response times or
other perfc�rmance objectives for
any of the public services:
Fire protection`? � � � �
Policc protection? ❑ ❑ ❑ �
Schools? ❑ ❑ ❑ �
�"
Parks? � � � �
Other public facilities'? � � � �
XV. RECREATION--Would the project:
a) Increase the use of existing � � �
neighborhood and regional parks or
other recreational faci{ities such that
substantial physical deterioration of
the facility would occur or be
accelerated?
Initial Study Porm Page l2 of I S FORM"J"
Less Than
Significant
Potentially With Less Than
Signiticant Mitigation Signiticant No
Issues: Impact Incorporated Impact Impac
b) Does the project include recreational � � � �
facilities or require the constructic�n �
or expansion of recreational
facilities which have an adverse
physical effect on the environment?
XVI. TRANSPORTATION/TRAFFIC--Would
the project:
a) Conflict with an applicable plan, � � �
ordinance or policy establishing
mcasures of effectiveness for the
performance of the circulation
system,taking into account all
modes of transportation n including
mass transit and non-motorized
travel and relevant components of
the circulation systcm, including but
not limited to intersections, streets.
highways and freeways,pedestrian
and bicycle paths,and mass transit'?
b) Contlict with an applicable � � �
congestion manabement program,
including,but not limited to, level
of service standards and travel
demand measures,or other
standards established by the county
congestion management agency for
desi�,nated roads or highways?
c) Result in a change in air traftic � � �
patterns, including either an increase
in traftic levels or a change in
location that results in substantial
safety risks?
d) Substantiully increase hazards duc � � �
to a design feature(e.g.,sharp
curves ur dangerous intersections)
or incompatible uses(e.g., farm
equipmcnt)?
e) Result in inadequate emergency � � �
access'?
t) Conflict with adopted policies, � � �
plans,or programs regarding public
transit,bicycle,or pedestrian
facilities,or otherwise decrease the
pert<>rmance or safety of such
facilitics'?
Initial Swdy Form Page 13 of I S FORM"J"
Less Than
Signiticant
Potentially With Less Than
Signiticant Mitigation Signiticant No
Issues: Impact [ncorporated Impact Impact
XVII. UTILITIES AND SERVICE SYSTEMS --
Would the project:
a) Exceed wastewater treatment � � �
requirements of the applicable
Regional Water Quality Control
Board?
b) Require or result in the construction � � �
of new water or wastewater
treatment facilities or expansion of
existing facilities, the construction
of which could cause significant
environmental effects?
c) Require or result in the construction � � � �
of new storm water drainage
facilities or expansion of existing
fac'ilities,the construction of which
could cause signiticant
cnvironmental effects'?
d) Have sufticient water supplies � � �
available to serve the project from
existing entitlements and resources,
or are new or cxpanded entidements
needed'? In making this
determination,the Lead Agency
shall consider whether the project is
subject ro the water supply
assessment requirements of Water
Code Section 10910,et. seq. (SB
610),and the requirements of
Govcrnment Code Section 664737
(SB 221).
e) Result in a de[ermination by the � � �
wastewater treatment provider
which serves or may serve the
project that it has adequate capaciry
to tierve the project's projected
demand in addition to the provider's
existing commitments?
t) Be served by a landtill with � � �
sufticient permitted capacity to
accommodate the project's solid
waste disposal needs'?
g) Comply with federal,state,and local � � �
stawtes and regulations related to
solid waste?
Initial Stud}'Fo�m Page 14 of I 5 t'nRM"J"
�.ess 1'han
Significant
Potentially With Less Than
Significant Mitigation Significant No
Issues: Impact Incorporated Impact Impact
XVIII. MANDATORY ��INDINGS OF
SIGNIFICANCE--
a) Does the project have the potential � � �
to degrade the quality of the
environment,substantially reduce
the habitat of a fish or wildlife
species,cause a tish or wildlife
population to drop below self-
sustaining levels,threaten to
climinate a plant or animal
community,substantially reduce the
number or restrict the range of a rare
or endangered plant or animal or
eliminate important examples c�f the
major periods of California history
or prehistory?
b) Does the project have the potential � � �
to achieve short-term environmental
goals to thc disadvantage of long-
term environmental goals?
c) Does the project have impacts that � � �
arc individually limited,but
cumula[ively considerable?
("Cumulatively considerable" means
that the incremental effects of a
project are considerable when
viewed in connection with the
effects of past projects,the effects of
other current project,and the effects
of probable future projects.)
d) Does the project have environmental � � �
effects which will cause substantial
adverse effects on human beings,
either directly or indirectly?
Note: Authority cited: Sections 21083,21083.05,Public Retiources Code. Reference: Section 65088.4,Gov.Code;
Sections 21080,21083.05,21095,Pub. Resources Code; F.ureku Citi:ens f'or Respo�isible Gut�t. v. Citr nf'Eurekcr (2007)
147 Cal.App.4th 357; Protect the Historic Anrador Wuterx•uys v. Amador Wuter Agency(2004) I 16 Cal.App.4th at t 109:
Sun h'ruiu•iscnns Uplinldin�the Do�t�nto�t��t Plu�t v. Cit}�ct�td Con�ih�of'San Frnncisco(2002) 102 Cal.App.4th 65(.
Initial Study Form Page I S of I S FORM"J"
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CITY OF PALM DESERT
LEGAL NOTICE
NOTICE IS HEREBY GIVEN THAT A PUBI.IC HEARING WILL BE HELD BY THE PALM
DESERT CITY COUNCIL FOR CONSIDERATION OF ADOPTION OF A NOTICE OF
EXEMPTION OF ENVIRONMENTAL IMPACT; AND APPROVAL OF A PRECISE PLAN OF
DESIGN FOR A NEW FOUR-STORY 108-ROOM FAIRFIELD INN & SUITES HOTEL AND A
FUTURE RESTAURANT PAD.CASE NO: PP 14-25
Project Location: 74-764 Technology Drive.
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Recommendation: Staff is recommending approval of Precise Plan 14-25.
Public Hearing:The public hearing will before the City Council on May 8, 2014, at 4:00 p.m.
Comment Period: Based on the time limits defined by CEQA, your response should be sent at
the earliest possible date. The public comment period on this project is from April 25, 2014 to
May 8, 2014.
Public Review: All related documents are available for public review daily at City Hall. Please
submit written comments to the Planning Department. If any group challenges the action in court,
issues raised may be limited to only those issues raised at the public hearing described in this
notice or in written correspondence at, or prior to the City Council hearing.All comments and any
questions should be directed to:
Kevin Swartz,Assistant Planner
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
(760) 346-0611
kswartz@cityofpalmdesert.org
Publish: Desert Sun RACHELLE KLASSEN, City Clerk
April 25, 2014 Palm Desert City Council
PRELIMINARY MINUTES
PALM DESERT PLANNING COMMISSION APRIL 15, 2014
VI. CONSENT CALENDAR
A. MINUTES of the Planning Commission meeting of March 18, 2014.
Rec: By Minute Motion, approve as presented.
B. REQUEST FOR CONSIDERATION of a lot line adjustment (APN 625-253-
002) at 74-765 Del Coronado Drive. Case No. PMW 13-352 (Mark Pachacki,
74-765 Del Coronado Drive, Palm Desert, California 92260, Applicant).
Rec: By Minute Motion, approve a lot line adjustment, Case No. PMW 13-
352.
C. REQUEST FOR CONSIDERATION of a one-year extension to PP/CUP 06-
03 due to the economic conditions, which do not warrant the project's
construction. Case No. PP/CUP 06-03.(Gerald Ford Business Park, LLC, 40-
004 Cook Street, Suite 3, Palm Desert, California 92260, Applicant).
Rec: By Minute Motion, approve a one-year extension (until August 24,
2015), Case No. PP/CUP 06-03.
Upon a motion by Commissioner Campbell, second by Commissioner
Greenwood, and a 4-0-1 vote of the Planning Commission (AYES: Campbell, Dash,
DeLuna, and Greenwood; NOES: None; ABSENT: Stendell), the Consent Calendar was
approved as presented.
VII. CONSENT ITEMS HELD OVER
None
VIII. NEW BUSINESS
None
IX. PUBLIC HEARINGS
A. REQUEST FOR CONSIDERATION to recommend to the City Council for
consideration of adoption of a Notice of Exemption of Environmental Impact,
a new four-story 108-room Fairfield Inn & Suites Marriott hotel, and a future
restaurant pad located at 74-765 Technology Drive (APN 694-190-061). Case
No. PP 14-25 (Prest-Vuksic Architects, 44-530 San Pablo Avenue, #200,
Palm Desert, California 92260, Applicant).
Commissioner John Greenwood recused himself because he is an associate of
Prest-Vuksic Architects (Applicant).
2
G:\Planning`.Nbnica OReilly\Planning Commission�2014\Minutes\4-15-14 min.doCx
PRELIMINARY MINUTES
PALM DESERT PLANNING COMMISSION APRIL 15, 2014
Mr. Kevin Swartz, Assistant Planner, reported that the property is located at
Technology Drive. He noted that the site is at the lowest elevation in the City.
The applicant is proposing a four-story 108-room Fairfield Inn & Suites Marriott
hotel, a future 6,300-square-foot restaurant pad, and the site will maintain 185
parking spaces. He stated that the applicant is also proposing to construct the
site in two phases. Phase 1 will consist of the hotel, and Phase 2 would be the
restaurant pad. He noted that the construction of the restaurant is not part of the
approval. When the applicant submits plans for the restaurant, it would have to
be approved by the Architectural Review Commission. The restaurant would not
require approval from the Planning Commission or tf�e City Council. He
presented photos of the site plan, floor plan, elevations, and photo survey. Mr.
Swartz stated that the proposed hotel meets all th� development standards
except for the height exception. He mentioned that other hotels in the City have
received height exceptions. Staff recommended approval and offered to answer
any questions. _
Chair Dash asked if there is a time specification for the construction of the
restaurant.
Mr. Swartz responded that there is not. However, the Palm Desert Municipal
Code does state that a detached' restaurant pad must be allocated or have a
restaurant within the hotel.
Chair Dash inquired if hotel height� exceptions are becoming the normal thing to
do.
Mr. Bagato replied that many hotels have received height exceptions since the
City incorporated, which has become a standard practice to make the hotel
feasible.
Chair Dash referred to photo A3.11 , and asked what the area with the shadow is.
Mr. Swartz replied that it is an overhang.
Chair Dash asked what the reason for height exception is. Are rooms being
added? Is it for a flag pole?
Mr. Swartz responded that height exceptions are usually for adding rooms.
However, this site sits 35 feet below, and you would see the rooftop if the hotel
had three floors. With the fourth floor, the applicant is able to screen the
mechanical equipment.
Mr. Bagato explained that there is a municipal code for the timing of phased
projects. He said that precise plans require the restaurant to be built one year
after the Certificate of Occupancy has been issued for the hotel, or the applicant
may request a one-year extension.
3
G�Planning\Monica OReilly\Planning Commi55ion�2014\Minutes\4-1514 min.docx
PRELIMINARY MINUTES
PALM DESERT PLANNING COMMISSION APRIL 15, 2014
Commissioner DeLuna asked if the 56-foot tower element is on the north side
closest to Interstate 10.
Mr. Swartz replied that is correct.
Commissioner DeLuna inquired about the restaurant, and asked if the applicant
has to build within code and meet the height requirements.
Mr. Swartz replied that is correct. He made clear that the Planning Commission is
approving a 6,300-square-foot restaurant pad. If the applicant exceeds the
approved square footage, the applicant must return to the Planning Commission
for approval for the modifications.
Commissioner DeLuna asked what the allowable height is for the restaurant.
Mr. Swartz replied 35 feet. -
Commissioner DeLuna clarified that there are restrictions in place, if the Planning
Commission gives a blanket approval for the resta�rant pad.
Mr. Swartz replied that is correct.
Chair Dash declared the public hearing open and asked for any public testimony IN
FAVOR or OPPOSITION.
MR. JOHN VUKSIC, Prest-Vuksic Architects, 44-530 San Pablo Avenue, Suite
200, Palm Desert, California 92260, referred to photo A3.11 and noted that the
shadow demonstrates the depth of the building, the articulation, and the deeply
recessed windows that they like to incorporate into the architecture. He noted
that the height of the main building is 44 feet, and Cook Street sits at
approximately 27 feet so the building is roughly 17 feet above Cook Street. He
offered to answer any questions.
Commissioner DeLuna asked if the overhang at the top of the building goes
straight out or does it angle up.
MR. VUKSIC replied that the overhang goes out horizontally.
Commissioner DeLuna asked how far out the projection of the overhang is.
MR. VUKSIC replied that it is at least 12 or 15 feet.
Commissioner Sonia Campbell inquired if all the equipment is located in the
middle of the building so nothing is visible from the Cook Street off-ramp.
MR. VUKSIC replied that is correct.
4
G-\Planning\Moniq OReilly\Planning Commission�2014�Minutes\4-15-14 min docx
PRELIMINARY MINUTES
PALM DESERT PLANNING COMMISSION APRIL 15, 2014
Commissioner DeLuna inquired if there is an applicant for the restaurant.
MR. VUKSIC responded that he is not aware of a prospective restaurant at the
moment.
MR. CODY SMALL, Radius Retail Advisors, 567 San Nicolas Drive, Suite 130,
Newport Beach, California, stated that Fairfield Inn & Suites Marriott is not a full
service hotel. He stated that at this time, they do not know who will go on the
restaurant pad. He also stated that the pad size and height will be at the allowed
requirements. Mr. Small voiced his concern with the time limit on building the
restaurant. He said that he does not know where the condition for the time limit
came from. He understood that there would be no time limit or restrictive
covenant on building the restaurant.
Mr. Bagato interjected that it is not a condition; it is in the Zoning Ordinance.
MR. SMALL stated that he thought the issue was cleared months ago when he
met with Planning staff, and asked where the condition came from.
Commissioner DeLuna asked if the Planning Commission is constrained to deal
with building of the restaurant. �
Mr. Bagato responded that it is up to the applicant to request a continuance on
the item. He said that they would have to review the code and consult with the
City Manager and City Attorney. He stated that the Planning Commission could
make an action, and staff could figure out the time limit on the restaurant before it
goes to the City Council. Mr. Bagato noted that per code there must be a time
limit, and a restaurant must be built.
Commissioner DeLuna clarified that they will vote on what was presented by staff
in terms of the structure of the hotel, the site for the restaurant, and the
conditions.
Mr. Bagato replied that the Planning Commission's purview is the site plan, the
height exemption, the overall land use compatibility, and environmental review.
MR. SMALL voiced that he is confused that there is a written condition about a
timeline of a restaurant to open a year after their occupancy.
Mr. Bagato responded that it is not a condition; it is a law. He briefly referred to
the ordinance.
Chair Dash requested guidance from the City Attorney.
Ms. Jill Tremblay, City Attorney, stated that the hotel and restaurant site plan has
to be approved together, and the City Council will review and make a
5
G:\Planning\Monica OReilly\Planning CommissioM2014\Minute5\4-1514 min.docx
PRELIMINARY MINUTES
PALM DESERT PLANNING COMMISSION APRIL 15, 2014
determination on the ordinance. She said the Council would also look at
extensions, if requested.
Commissioner DeLuna asked if the Planning Commission gives an approval
tonight, is there a timeline that starts running.
Ms. Tremblay responded that the timeline would start once the Certificate of
Occupancy is issued.
Mr. Bagato added that the only timeline that would start is if the Planning
Commission approves the item, staff has 40 days to take it to the Ciry Council.
Commissioner Campbell clarified that the applicant can request time extensions
on the restaurant pad.
Mr. Bagato replied that is correct.
MR. SMALL commented that he hopes it is approved by the Planning
Commission, and his concerns regarding the timeline are worked out in the next
few days. He stated that he hopes to have constructive discussion on the
timeline with the City Council at the Council level.
With no further testimony offered, Chair Dash declared the public hearing closed.
Commissioner DeLuna moved, by Minute Motion, to recommend to the City
Council for consideration of adoption of a Notice of Exemption of Environmental Impact,
a new four-story 108-room Fairfield Inn & Suites Marriott hotel, and a future restaurant
building pad located at 74-764 Technology Drive (APN 694-190-061). Motion was
seconded by Commissioner Campbell and carried by a 3-0-2 vote (AYES: Campbell,
Dash, and DeLuna; NOES: None; ABSENT: Greenwood and Stendell).
Commissioner DeLuna moved, by Minute Motion, to waive further reading and
adopt Resolution No. 2625, subject to conditions. Motion was seconded by
Commissioner Campbell and carried by a 3-0-2 vote (AYES: Campbell, Dash, and
DeLuna; NOES: None; ABSENT: Greenwood and Stendell).
Commissioner DeLuna commented that it is a beautiful hotel, and thanked the
applicant for moving forward in Palm Desert.
B. REQUEST FOR CONSIDERATION of adoption of a Notice of Exemption of
Environmental Impact, and approval of a Conditional Use Permit for a new
underground water well within the boundaries of Shadow Mountain Golf
Course along Flagstone Lane (APN 694-190-061). Case No. CUP 14-76 (The
Reserve Club, Craig Surdy, 49-400 Desert Rutte Trail, Indian Wells, California
92210, Applicant).
6
G.\Planning\Moniq OReilry\Plann�ng Commi55ion�2014\Minutes\4-1514 mm.tlocx
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I
March 12, 2014
ARCHITECTURAL REVIEW COMMISSION ACTION
CASE NO: PP 14-25
APPLICANT AND ADDRESS: PREST-VUKSIC ARCHITECTS, 44-530 San
Pablo Avenue #200, Paim Desert, CA 92260
NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval of
construction for a new four-story, 108-room hotel: Fai�eld Inn � Suites Hotel.
LOCATION: 36-400 Technology Drive
ZONE: PCD
Up�n reviewing the plans and presentations submitted by staff and by the
applicant, the Architectural Review Commission granted preliminary approval of
design and landscape as presented subject to: 1) consider abandoning four
parking spaces at both entrances to create more room; 2) consider lighting at
night on the glass front elevation overhang; 3) restudy window glass to make it all
blend; 4) restudy color value on signage elevation; and 5) restudy the entry floor
plan to include high wind protection.
Date of Action: March 11, 2014
Vote: Motion carried 7-0-1, with Commissioner Vuksic abstaining
(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
amendments to this approved plan would need to be re-submitted to the
Commission for approval.)
STA�F COMMENTS: It is your responsibility to submit the p{ans approved
by the Architectural Review Commission to the Department of Building
and Safety.
�3. ,. .. ,.
ARCHITECTURAL R. .��IIU COMMISSION � ..��
MINUTES March 11, 2014
B. Preliminary Plans:
Commissioner Vuksic recused himself from this case but remained in the conference
room as the representative for the project.
1. CASE NO: PP 1425
APPLICANT AND ADDRESS: PREST-VUKSIC ARCHITECTS,
44-530 San Pablo Avenue #200, Palm Desert, CA 92260
NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary
approval of construction for a new four-story, 108-room hotel:
Fairfield Inn 8 Suites Hotel.
LOCATION: 36-400 Technology Drive
ZONE: PCD
Mr. Kevin Swartz, Assistant Planner, said the applicant is
requesting approval of a precise plan of design to allow the
construction of a new four-story 108-room FairField Inn and Suites
Ma�riott Hotel, including, an outdoor pool, meeting room, exercise
room, and gift shop. He reminded the Commission that in 2008 the
City Council approved a four-story Holiday Inn on this same site.
He presented the site plan and pointed out the location for the
hotel; in between the DMV and Starbucks. The site will also have a
future 6,300 square-foot restaurant pad and the architecture for this
building would come back to this Commission at a later date when
they secure a restaurant. The hotel exceeds the height limit of the
zone, but it has been designed in context to the grade change and
adjacent uses. He described the landscape for the project and said
the plans have received preliminary approval from the City's
Landscape Specialist. The total height of the building to the top of
the tower goes to 56' so they are asking for a height exception
which will move forward to Planning Commission and ultimately
City Council.
Commissioner Clark asked for the height for this zone without the
exception and Mr. Swartz said it was 35'. Commissioner Levin
asked about the elevation from Gerald Ford Drive to ihe finished
floor. MR. JOHN VUKSIC, architect, said on the north-end of the
G���PlanningUaroneJudy�ARC\1Minutes�2014U10311mindocx Page 4 of 6
ARCHITECTURAL R��.�...�W COMMISSION � -�'J
MINUTES March 11, 2014
hotel the street is about 27' above the bottom finished floor and on
the south-end of the hotel it is about 23' above the finished floor.
MR. VUKSIC introduced MR. CODY SMALL, the developer, and
MR. JOHN GREENWOOD, the project manager from PREST-
VUKSIC Architects and then described the plans and presented a
prospective for the project.
Commissioner Clark mentioned that the hotel entry faces west and
wanted to know how they were addressing the wind protection for
the entry and suggested additional protection. MR. VUKSIC said
that was a good point and said they will see what they can do.
Commissioner Colombini said they coutd put in some artistic
featu�es on the outside to break the wind in certain locations.
Commissioner Levin asked if sign approval was part of the
approval. MR. VUKSIC said they will return with a sign package at
a later date. They just wanted to show the Commission that it was
considered in the architecture.
Commissioner McAuliffe complimented the applicant on the design
and had a few suggestions. He said abandoning two to four spaces
at the main entrance would allow more room at the entry since it is
hard to navigate into those spots when you first enter the parking
lot. He liked the massing and the spandrel glass on the front
elevation and suggested architectural lighting at night. MR. VUKSIC
said they can strategically place lights in between the windows to
avoid having them shine into the windows. Commissioner McAuliffe
referred to the spandrel glass near the air conditioning units at each
of the rooms and asked if the grill will carry below the spandrel
glass of the center element. MR. VUKSIC said in addition to having
a strong mullion pattern the grill will continue all the way across with
a horizontal pattern. Commissioner McAuliffe said the window color
selection will be really important and should have a harmonious
feel. MR. VUKSIC said they will make the glass blend. In closing,
Commissioner McAuliffe said when they come back with the
signage they need to take a look at the color value of the "Marriott"
sign because the strong color gets lost on that elevation.
G�PlanningUarnneJudy`ARC`,lhhru�e5�20141140311mintlocx Page 5 of 6
ARCHITECTURAL a. ,��W COMMISSION � ..��
MINUTES March 11, 2014
ACTION:
Commissioner Colombini moved to grant preliminary approval of design
and landscape as presented subject to: 1) consider abandoning four
parking spaces at both entrances to create more room; 2) consider lighting
at night on the glass front elevation overhang; 3) restudy window glass to
make it all blend; 4) restudy color value on signage elevation; and 5)
restudy the entry floor plan to include high wind protection. Motion was
seconded by Commissioner Lambell and carried by a 7-0-1 vote, with
Clark, Colombini, Lambell, Levin, McAuliffe, Mclntosh, and Van Vliet
voting YES and Vuksic abstaining.
C. Miscellaneous Items:
None
VI. ART 1N PUBLIC PLACES UPDATE
March meeting not held as of this date.
VIf. COMMENTS
The Commission discussed the Union Bank and the Larkspur Hotel.
VIII. ADJOURNMENT
Upon a motion by Commissioner Lambell, second by Commissioner Levin, and
an 8-0 vote, with Clark, Colombini, Lambell, Levin, McAuliffe, Mclntosh, Van Vliet
and Vuksic voting YES, the Architectural Review Commission meeting was
adjourned at 1:20 p.m.
TONY BAGATO, PRINCIPAL PLANNER
SECRETARY
JANINE JUDY
RECORDING SECRETARY
G��.Plann�ng�Janine Judy'•ARC�1 Min�te5�2014t110311mm docx Page 6 of 6
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