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HomeMy WebLinkAboutPC Resolution _4653- Case 3.1750RESOLUTION NO. 4653 OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING A VARIANCE REQUEST, CASE NO. 6.437 AND RELATED ARCHITECTURAL APPROVAL CASE NO. 3.1750, BY THE PALM SPRINGS HILTON RESORT FOR A PROPOSED REDUCTION IN ON -SITE PARKING BELOW ZONING ORDINANCE REQUIREMENTS IN CONJUNCTION WITH A PROPOSED THREE-STORY ADDITION TO THE FACILITY, WHICH INCLUDES TWO (2) ADDITIONAL CONFERENCE/MEETING ROOMS AND EIGHT (8) ADDITIONAL GUEST SUITES, ALL TOTALING 8,639 SQUARE FEET, LOCATED ON 6.28 ACRES OF LAND AT 400 EAST TAHQUITZ CANYON WAY, C-1-AA AND R-4-VP ZONES, SECTION 14. WHEREAS, Aftab Dada, representing the Palm Springs Hilton Resort, (the "Applicants") has filed applications with the City with the City pursuant to Section 9406.00 of the Zoning Ordinance for a Variance and Section 9404.00 of the Zoning Ordinance for Architectural Approval (the "application") for a proposed reduction in on -site parking below Zoning Ordninace requirements in conjunction with a proposed three-story addition to the facility, which includes two (2) additional conference/meeting rooms and eight (8) additional guest suites, all totaling 8,6639 square feet, located on 6.28 acres of land at 400 East Tahquitz Canyon Way, C-I-AA and R-4-VP zones, Section 14; and WHEREAS, the proposed variance is necessary based on the conceptual site plan contemplated for the project, combined with Zoning Ordinance parking requirements for Resort Hotels (Section 9306.00); and WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to consider Applicant's application for a Variance, was given in accordance with applicable law; and WHEREAS, on July 28, 1999, a public hearing on the application for the Variance was held by the Planning Commission in accordance with applicable law; and WHEREAS, the Planning Commission has carefully reviewed and considered all of the evidence presented in connection with the hearing on the project, including but not limited to the staff report and all written and oral testimony presented. C THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS: Section l: Pursuant to CEQA, the Planning Commission finds as follows: The project is categorically exempt from the requirements of CEQA pursuant to Section 15301 (Existing Structures) of the CEQA Guidelines. Section 2: Pursuant to Government Code Section 65906, the Planning Commission finds that: a. Because of special circumstances applicable to the subject property, including size, shape topography, location or surroundings, the strict application of the Zoning Ordinance would deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classifications. The lot in question currently has 188 parking spaces on -site for the 260 room hotel and conference facility. In addition, the Palm Springs Hilton controls a satellite parking lot on the north side of Andreas Road, which includes 209 parking spaces. With the addition contemplated under this application, the project will not meet current parking requirements. However, with the use of the satellite parking lot for overflow parking, long-term valet parking and employee parking, and the restrictions on the use of the on -site conference/meeting facilities for the use of on - site meetings, more parking will be available on the hotel property for short-term guests of the facility visiting on business or pleasure. The resort has been operating for many years without any reports or complaints regarding the parking situation. Therefore, strict application of the Zoning Ordinance would deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classifications, due to the unique characteristics of the existing development on the property and the parking situation enjoyed by other resort hotels in the immediate vicinity. b. Any variance granted shall be subject to such conditions as will assure that the adjustment thereby authorized shall not constitute a grant of special privilege inconsistent with the limitations upon other properties in the vicinity and zone in which the subject property is situated. Approval of this application will be subject to the review of a detailed plans for the upgrade and continued maintenance of the satellite parking lot and areas on -site impacted by the proposed addition including, but not limited to, a detailed landscape/irrigation plan, striping and lighting plans by the Director of Planning and Building prior to the issuance of building permits. With these items, combined with the site specific parameters associated with the applications, the adjustment thereby authorized shall not constitute a grant of special privilege inconsistent with the limitations upon other properties in the vicinity and zone in which the subject property is situated. c. The granting of the variance will not be detrimental to the public health, safety, or welfare, or materially injurious to property and improvements in the vicinity and zone in which the property is located. All components of the proposed Variance and related Architectural Approval applications, including the building addition and the associated expansion of the valet parking area and recommended upgrades to the satellite parking lot, will not be detrimental to the public health, safety, or welfare, or materially injurious to property and improvements in the vicinity and zone in which the property is located. d. The granting of such variance will not adversely affect the General Plan for the City. Granting of this variance will not affect the General Plan for the City. The variance have been analyzed in relation to the City of Palm Springs General Plan and have been found to not be inconsistent with the goals, policies and objectives in the General Plan, NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning Commission approves the variance request to reduce on -site parking below Zoning Ordinance requirements in conjunction with a proposed three-story addition to the Palm Springs Hilton Resort, which includes two additional conference/meeting rooms and eight additional guest suites, all totaling 8,639 square feet, located at 400 East Tahquitz Canyon Way subject to those conditions set forth in the attached Exhibit A, which are to be satisfied prior to issuance of building permits for the project, unless other specified. ADOPTED this 28th day of Jul, 1999. AYES: Jurasky, Matthews, Raya, Caffery NOES: ABSTAIN: Klatchko ABSENT: Mills, Fontana ATTEST: CITY OF PALM SPRINGS, CALIFORNIA (By P1 g Commission Chairman A1anhniWCommission Secretary 101 RESOLUTION NO. 4653 EXHIBIT A Case Nos. 6.437 (Variance) and 3.1750 (Architectural Approval) Palm Springs Hilton Resort 400 East Tahquitz Canyon Way July 28, 1999 CONDITIONS OF APPROVAL Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning, the Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. The proposed development of the premises shall conform to all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and resolutions which supplement the zoning district regulations. la. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case Nos. 6.437 and 3.1750. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgement or failure to appeal, shall not cause a waiver of the indemnification rights herein. 2. Architectural approval shall be valid for a period of two (2) years. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. 3. The appeal period for the Variance and Architectural Approval applications is 15 calendar days from the date of project approval. Permits will not be issued until the appeal period has concluded. 4. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning and Building prior to issuance of a building permit. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. The final landscaping plan shall include an landscape plan for the satellite parking lot and a proposed plan for replacement planting where existing landscaping has been removed or improperly maintained. 6. All materials on the flat portions of the roof shall match existing flat roof areas in color. 7. No new exterior downspouts shall be permitted on any facade on the proposed building(s) which are visible from adjacent streets or residential and commercial areas. 8. The design, height, texture and color of building(s), fences and walls shall match existing exterior materials. 9. An exterior lighting plan for the satellite parking lot, in accordance with the lighting ordinance in effect at the time, shall be submitted for review and approval by the Director of Planning & Building prior to the issuance of building permits. A photometric study and manufacturer's cut sheets of all exterior lighting on the building, in the landscaping, and in the parking lot shall be submitted for approval prior to issuance of a building permit. If new lights are proposed to be mounted on building addition, down -lights shall be utilized. 10. Illumination levels in the parking area shall be an average of one -foot candle with a ratio of average light to minimum light of four to one (4:1). 11. Parking lot light fixtures shall align with stall striping and shall be located two to three feet from curb face. 12. Parking lot light fixtures shall align with stall striping and shall be located two to three feet from curb face. 13. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding public art. The project shall either provide public art or payment of an in lieu fee. In the case of the in -lieu fee, the fee shall be based upon the total building permit valuation as calculated pursuant to the valuation table in the Uniform Building Code, the feeing being 112% for commercial projects or 114% for residential projects with first $100,000 of total building permit valuation for individual single-family units exempt. Should the public art be i located on the project site, said location shall be reviewed and approved by the Director of Planning and Building and the Public Arts Commission, and the property owner shall enter into a recorded agreement to maintain the art work and protect the public rights of access 0 and viewing. 14. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. 15. Vehicles associated with the operation of the proposed development including company vehicles or employees vehicles shall not be permitted to park off the proposed building site unless a parking management plan has been approved per Section. 16. The satellite parking lot shall be resurfaced and restriped per current City Standards prior to December 31, 1999.. 17. A parking lot striping plan for the satellite parking lot, including a long-term valet parking area, shall be submitted for review and approval of the Director of Planning and Building prior to the issuance of building permits. Parking stalls shall be delineated with a 4 to 6 inch double stripe - hairpin or elongated "U" design. Individual wheel stops shall be prohibited; a continuous 6" barrier curb shall provide wheel stops. 18. Shading requirements for parking lot areas as set forth in Section 9306.00 of the Zoning Ordinance shall be met. Details to be provided with final landscape plan. Additional parking lot landscaping may be necessary based upon a review of the existing landscaping situation, as determined by the Director of Planning and Building. 19. Standard parking spaces shall be 17 feet deep by 9 feet wide; compact sized spaces shall be 15 feet deep by 8 feet wide. Handicap parking spaces shall be 18 feet deep by 9 feet wide plus a 5 foot walkway at the right side of the parking space; two (2) handicap spaces can share a common walkway. One in every eight (8) handicap accessible spaces, but not less than one (1), shall be served by an 8 foot walkway on the right side and shall be designated as "van accessible". 20. Handicapped accessibility shall be indicated on the site plan to include the location of handicapped parking spaces, the main entrance to the proposed structure and the path of travel to the main entrance. Consideration shall be given to potential difficulties with the handicapped accessibility to the building due to the future grading plans for the property. 21. Compact and handicapped spaces shall be appropriately marked per Section 9306.000 10. 22. Curbs shall be installed at a minimum of five (5) feet from face of walls, fences, buildings, or other structures. Areas that are not part of the maneuvering area shall have curbs placed at a minimum of two (2) feet from the face of walls, fences or buildings adjoining driveways. 23. As the property is Indian trust land, fees as required by the Agua Caliente Band of Cahuilla Indians Tribal Council shall be paid prior to consideration of this project by the Planning Commission. 24. The conference rooms associated with the hotel shall be restricted for use of on -site meetings, conferences and other special events. Booking records for the conference rooms shall be made available upon request of the Director of Planning and Building. 25. Parking for employees shall be restricted to the satellite parking lot, properly documented to the satisfaction of the Director of Planning and Building. 25. A sign plan directing visitors and patrons to the overflow parking lot shall be submitted for review and approval of the Director of Planning and Building prior to the issuance of building permits. POLICE DEPARTMENT: 27. Developer shall comply with Section H of Chapter 8.04 of the Palm Springs Municipal Code. BUILDING DEPARTMENT: 28. Prior to any construction on -site, all appropriate permits must be secured. IN EO ON