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ATTACHMENT 1
Eisenhower MCA Project
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Planning Division
69-825 Highway 111
Rancho Mirage, CA 92270
[email protected]
Phone (760) 328-2266
PUBLIC HEARING NOTICE
CITY COUNCIL REGULAR MEETING
Thursday, October 5, 2023 – 1:00 p.m.
Eisenhower MCA Project
Environmental Assessment Case No. EA22-0014, Tentative Parcel Map Case No. TPM23-0001 (TPM38692), Development Agreement Case No.
DA22-0002, and Preliminary Development Plan Case No. PDP22-0002 Applicant: John Greenwood, Prest Vuksic Greenwood Architects Request: Consideration to construct three single story buildings on 4.31 acres. The one-story buildings will consist of 19,890 square feet for a memory care center, 17,116 square feet for childcare center, 37,724 for an administration office, 136 parking spaces, and various onsite improvements. A Tentative Parcel Map (TPM38692) for condominium purposes and Development Agreement which includes but is not limited to establishing shared parking at the Eisenhower Medical Center (39000 Bob Hope Drive) are also proposed.
Location: Southeast corner from the intersection of Country Club Drive and Wilshire Palm Drive (APN: 682-010-021).
NOTICE IS HEREBY GIVEN that a Public Hearing will be held before the City of Rancho Mirage CITY COUNCIL RE: consideration of the above referenced applications pursuant to Rancho Mirage Municipal Code Title 16 & 17. This project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332 Class 32 (In-Fill Development Projects). Therefore, no further environmental review is required.
The Public Hearing will be held on Thursday, October 5, 2023, at 1:00 p.m., in the Council Chamber, 69-825 Highway 111, Rancho Mirage, California, at which time and place pertinent testimony will be heard. The file, including all environmental information, is available for public inspection at City Hall, Monday through Friday, between 8 a.m. and 5:00 p.m.
Written testimony may be submitted to the City Clerk via email to [email protected], or mailed to City of Rancho Mirage, ATTN: City Clerk, 69-825 Highway 111, Rancho Mirage, CA 92270. Written testimony must be received no later than 10:00 a.m. on the day of the meeting to be considered by the City Council.
ATTACHMENT 2
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EA22-0014, TPM23-0001, DA22-0002, & PDP22-0002 October 5, 2023
GOVERNMENT CODE § 65009 NOTICE: If you challenge this proposed activity in court, you may be limited to raising only those issues you or someone else raised at the Public Hearing described in this notice, or in written correspondence delivered to the City Council sufficiently prior to the Public Hearing to enable its consideration by them.
Vicinity Map – Not to Scale
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Planning Commission Staff Report AGENDA ITEM #
STAFF REPORT
TO: Planning Commission DATE: September 14, 2023
FROM: Ben Torres, Planning Manager
SUBJECT: Environmental Assessment Case No. EA22-0014, Tentative Parcel Map No.
TPM23-0001 (TPM38692), Development Agreement Case No. DA22-0002, & Preliminary Development Plan Case No. PDP22-0002 – Eisenhower MCA Project
SPECIFIC REQUEST OR RECOMMENDATION
Staff recommends that the Planning Commission adopt Resolution No. [Next-in-Order] recommending that the City Council take the following actions:
A.Find the proposed project Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 (In Fill Development Projects) and approve the filing of a Notice of Exemption based on Environmental Assessment Case No. EA22- 0014; and
B.Introduce and adopt Ordinance [Next-in-Order] approving the Development Agreement by and between the Eisenhower Medical Center and the City of Rancho Mirage (DA22- 0002); and
C.Adopt Resolution [Next-in-Order] approving Tentative Parcel Map (TPM23-0001) and Preliminary Development Plan (PDP22-0002) regarding the Proposed Project.
ATTACHMENTS:
1. Aerial
2.Notice of Public Hearing
3.Draft Development Agreement
4.Planning Commission Resolution
5.Ordinance [Next-in-Order] approving the
Development Agreement (DA22-0002)
between the Eisenhower Medical Center
and the City of Rancho Mirage
6.Resolution approving the proposed
Tentative Parcel Map Case No. TPM23-
0001 and the proposed Preliminary
Development Plan Case No. PDP22-
0002
7.City Attorney Independent Analysis
8.ARB Minutes dated February 27, 2023
9.Draft Notice of Exemption
10.Exhibit Booklet
FACT/STATISTICS
1. Applicant:John Greenwood, Prest Vuksic Greenwood Architects ATTACHMENT 3
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2. Purpose of Request: Consideration to construct three single story buildings and associated site improvements on 4.31 acres. The
one-story buildings will consist of 19,890 square feet for a memory care center, 17,116 square feet for a childcare center, 37,724 square feet for an administration office. A Tentative Parcel Map (TPM38692) for condominium
purposes and Development Agreement are also
proposed.
3. Location: APN: 682-010-021
4. Parcel Size: 4.31-acres
5. Existing Streets: Country Club Drive
6. Existing Land Use: Vacant Land
7. Proposed Land Use: Medical Office & Childcare
8. Existing General Plan/Zoning: Public/Quasi-Public (P)
9. Environmental Information: Exempt from CEQA pursuant to Section 15332. A Notice of Exemption will be filed with the County of Riverside.
10. Date Staff Deemed
Application Complete: February 23, 2023
PROJECT SUMMARY
Consideration to construct three single story buildings on 4.31 acres. The one-story buildings will consist of 19,890 square feet for a Memory Care Building, 17,116 square feet for Childcare Building, 37,724 square feet for an Administration Building, 136 parking spaces, and various onsite improvements. A Tentative Parcel Map (TPM38692) for condominium purposes and Development Agreement which includes but is not limited to establishing shared parking at the Eisenhower Medical Center (39000 Bob Hope Drive) are also proposed.
The following applications comprise the entitlement package: Environmental Assessment (EA), Tentative Parcel Map (TPM), Development Agreement (DA), and Preliminary Development Plan (PDP).
BACKGROUND AND EXISTING CONDITIONS
On October 18, 2007 the City Council approved Environmental Assessment Case No. EA07006, General Plan and Zoning Map Amendment Case No. GPA07006, and Preliminary Development Plan Case No. PDP07008 for the Rancho Mirage Rehabilitation Hospital. This project was for a single story 55,093 square foot rehabilitation hospital for Eisenhower which had the potential to accommodate 50 beds, but it was never developed. In addition, a General Plan and Zoning Map Amendment from Residential Estate (R-E) to the current designation of Public/Quasi-Public (P) was also approved.
The project site is located within a vacant in-fill parcel that was previously a Date Palm grove, which was removed sometime after 2008. The lands on all sides of the site are developed with a mix of medical office and residential uses.
PROJECT DESCRIPTION
The project proposes to construct three buildings which will support the operations of the Eisenhower Medical Center. The 19,890 square foot Memory Care Building, which will be located 8-8
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next to Country Club Drive, will serve patients and caregivers in need of memory care assistance with care and support for memory associated health issues. The Memory Care Building will consist of two separate functions, one for the care of clients that are challenged with memory health issues and the second as an administrative and support space for the caregivers of the clients receiving care.
The 17,116 square foot Child Care Building will only serve Eisenhower employees with their child day care needs between the hours of 7:00 am to 5:00 pm. The facility will serve newborns to 5- year-olds. This facility will be located at the center of the parcel on the western half.
Lastly, the 37,724 square foot Administration Building will be used to relocate existing Eisenhower Medical Center administration functions from the main campus to this off-campus site so that the space at the medical center at can be used for healthcare needs. For reference the administrative functions being relocated include human resources, legal, and marketing to name a few. This building will be located at the southern end of the project site.
Access and Circulation
The project site for the proposed Eisenhower MCA project will be accessed through a driveway near the center of the property along Country Club Drive, with only right in and right out capabilities along Country Club Drive. In addition, various other internal drive aisles with a minimum width of 25’ will provide internal circulation to the various parking areas and buildings within the property. Sufficient access to the project site will be provided through the ingress and egress drive aisle proposed along Country Club Drive.
Lot Coverage
The Public/Quasi-Public zone has a 35% site coverage maximum, which is defined as the building-ground contact area divided by the total site area. The subject parcel has a total size of
4.31 acres or 187,744 square feet. The proposed project has a total ground floor enclosed area of 74,732 square feet for all three buildings combined, which equals a lot coverage of 39.8%, which is above the 35% maximum. Pursuant to the terms of the proposed Development Agreement given the project’s close proximity to established single family homes, primarily to the east and south, a one-story project design is more harmonious with the existing neighborhood and creates less impact than a two-story design, which could have been used to meet the lot coverage requirements. In order to accommodate Eisenhower Medical Center operations, a slight increase in lot coverage is required to maintain the project with a single story.
Setbacks
The following table summarizes the setback proposed for the project which are measured from the exterior property lines of the overall project site and the requirements of the P zone:
Setbacks Front Rear Side In Compliance with
Rancho Mirage
Municipal Code
Required 25’ 20’ 10’
Memory Care 26’-8” 417’-5” 11’-4” on west side
144’-9” on east side YES
Child Care 206’-9” 215’-8” 10’ on west side
136’-9” on east side YES
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Administration 412’-4” 20’-11” 11’-10” on west side
10’ on east side YES
As proposed the project meets all required setbacks, including the minimum distance between buildings.
Site Grading and Drainage
The existing project site slopes up from south to north. Finished surfaces have an elevation between 221.65’ to 222.46’ along the northern property boundary. Along the southern end of the site the elevation drops down to between 220.06’ to 220.28’. The following table contains the proposed pad heights for the three new buildings:
Building Location: Pad Height
Memory Care 221.33’
Child Care 220.33’
Administration 219.63’
The proposed pad heights are based on the existing conditions of the project site and are appropriate for their location.
Various drainage improvements will direct the flow of water away from the buildings and parking areas to the proposed underground retention system within the southeastern corner of the proposed parking lot. A final Hydrology Report is conditioned to be submitted to the Public Works Department and shall meet all City requirements.
Floor/Roof Plan
The project site is divided into three freestanding one story buildings as previously mentioned for Memory Care, Child Care, and Administration.
The Memory Care Building will have various classrooms, open space with a courtyard, seating areas, a kitchen, library, and other support functions to offer support for individuals with memory health issues and to offer administrative support to caregivers. Assistance will be offered from 8:00am to 5:00 pm.
The Child Care Building will serve Eisenhower employees with their child care needs and serve ages from newborns to 5 years old. The facility will contain space for 138 children, which will be divided into individual classrooms, nap rooms, collaborative areas, toddler rooms, infant rooms, and other support spaces. In addition, a play yard will be located on the west side of the building.
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departments which will include the break room, various conference rooms, restroom facilities, and the lobby.
The building roofs will also contain all of the mechanical equipment, which will be screened from view.
Parking
The project is proposing a combination of both onsite parking and supplemental parking at the Eisenhower Medical Center (See pg. 66 of the Exhibit Booklet). The following table provides a breakdown of the minimum parking required.
Parking Requirements
Building/Use Attendees/Square
Footage Parking Ratio Number of Required
Spaces
Memory Care 150 Attendees and
2,717.6 SF for
Business Support
1 space per 10
Attendees &
1 space per 250 SF
26 Child Care 138 Children 1 space per 10
children plus drop off* 23.8
Administration
37,724.4 SF
1 space per 250 SF
(Up to 5,000 SF)
1 space per 400 SF
(Thereafter)
102
Total Parking Required: 152
Total Parking Proposed on site: 136
Total Parking Provided off site at Eisenhower Medical Center: 19 *Project is allocating 10 spaces for Child Care drop off.
The project proposes a shared parking agreement for a minimum of nineteen spaces at the Eisenhower Medical Center. This parking area is located near the project site at the northwest corner of Country Club Drive and John L. Sinn Road. In addition, Eisenhower Medical Center staff have mentioned that there will be shuttle service provided at the beginning and end of the workday. It will also be provided throughout the day on an as needed basis for employees that need to utilize this offsite parking area.
The project as proposed with the additional parking provided at the Eisenhower Medical Center will provide sufficient parking for the uses at the project site.
Electric Vehicle Charging Stations
Pursuant to Section 17.26.030 of the Rancho Mirage Municipal Code (RMMC), all new construction and projects requiring discretionary action shall provide a defined amount of electric vehicle charging stations. For projects that have between 51-200 parking spaces, two (2) electric vehicle charging spaces are required. The project is proposing a minimum of two electric vehicle 8-11
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charging spaces near the entrance to the memory care building. A Condition of approval has also been added to ensure that a minimum of two electric vehicle charging spaces are provided.
Shaded Parking
Pursuant to Section 17.26.070 of the RMMC, a minimum of 25% of the parking spaces shall be shaded. The new parking area exceeds this requirement with a combination of carports, and landscaping. A total of 48 parking spaces will be covered with carports, which will be painted black to compliment the building designs. The carports will have a maximum height of 11’ – 6”.
They will be located at the center of the parking area. The surface parking areas will also be shaded by various 36-inch box Mulga trees and Date Palms with an approximate height of 26 feet. The combination of the various shading methods will exceed the 25% shade requirement for the entire project site.
ADA Parking
Pursuant to Section 17.26.060 of the RMMC, a proposed project of 101-150 parking spaces shall provide a minimum of five (5) handicapped parking spaces. The project meets this requirement with a total of 13 spaces scattered throughout the parking area to provide sufficient ADA parking to all buildings.
Architecture
The architectural design of the buildings can best be described as contemporary. The building with the most visible frontage along Country Club Drive will be the Memory Care Building.
Exterior finishes will consist of plaster in a light dash finish painted Cool December, Concrete Grey, Concrete Taupae, Fine Grain, and Spirit Mountain colors. Accents will consists of western red cedar wood cladding, perforated and lazer cut metal in a blue pearl color, in addition to other metal colors. The Memory Care building will utilize a variety of colors and materials to showcase the building along Country Club Drive. Along the north elevation, a metal screen wall will be utilized as an image wall. A condition of approval has been added to require a Sign Program for any images or signage on the property. The Child Care building will utilize the same materials as the Memory Care building with some slight variations in colors. Lastly, the Administration building will use the same colors and materials as the Child Care building, without the rusted coper metal element. The campus is designed in a cohesive manner that displays superior architecture throughout the site.
Building Height
Height Consideration: Although the project is a one-story design heights above 20 feet are proposed in select areas to create a unique architectural experience. Staff has conducted analysis per Section 17.20.100 of the Rancho Mirage Municipal Code (RMCC), which governs structures over 20’ in height. The following is Staff’s additional analysis of the proposed building heights:
1. In addition to the minimum required setbacks for one (1) story or twenty (20) foot high buildings, the setback shall be increased a minimum of two (2) feet for each one (1) foot of additional building height above twenty (20) feet; however, the council in exercising their discretion may require significantly greater setbacks;
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Staff Response: The project consists of three freestanding buildings. The buildings as proposed incorporate features that are above 20’ in height but meet the additional setback requirements.
The maximum height of the Memory Care Building will be 30 feet 5 inches. The height of the building along Country Club Drive will be 20 feet. The taller portions of the building are centered away from the front and side property lines. The Child Care Building will have a maximum height of 21-8” feet along the sloping roof areas at their peak; the majority of the building will have a height of 18 feet. Lastly, the Administration Building will have a maximum height of 25’-8” feet at the top of the sloping roof with other heights ranging around, or below, 20 feet. It’s important to note that the majority of the buildings meet the standard municipal code requirement of 20’, with elements that go above used to create and accentuate architectural features while ensuring mechanical equipment screening. A height limit study was included in the Exhibit Booklet (see pg. 8 of Attachment 10). The study shows roof areas that exceed 20 feet in height and line of sight studies for each building are provided showing how every area of the building along exterior property lines complies with the additional setbacks required per the municipal code (pages 9-11).
2. Enhanced buffering to surrounding development, land uses designations, and zoning shall be demonstrated.
Staff Response: The applicant designed the project with the surrounding developments in mind with the Memory Care and Child Care Buildings placed on the western half of the parcel furthest away from existing residential. Although the Administration Building spans the full width of the parcel along the southern half, it has provided enhanced setbacks and screening through landscape and building orientation. All the buildings have enhanced setbacks that meet the requirements in the Municipal Code
3. A visual and spatial analysis relating building proportions, massing, height, and setback shall be conducted to preserve and enhance the scenic view shed.
Staff Response: A detailed height limit study, line-of-sight studies and site sections were prepared for each building which show that the buildings will be in compliance in regard to height and be compatible with the neighborhood.
4. The need and appropriateness of the additional height shall be demonstrated.
Staff Response: The applicant has paid special attention to the placement of the additional height and buildings. The additional height is needed in order to screen mechanical equipment and add additional architectural interest to the massing and scale of the buildings. In addition, the project is in compliance with the height requirements of the Municipal Code pursuant to Section 17.20.100.
5. Compatibility and harmony with surrounding development, land uses designations, and 8-13
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zoning shall be demonstrated.
Staff Response: The buildings are designed with a single story, with height increases included within areas of the project that will create minimal impact to the surrounding developments. All heights exceeding 20 feet provide at minimum an additional two feet of setback for every additional foot in height. The sight line analysis provided, setbacks and architectural design of the project concludes that the proposed project is compatible and harmonious with existing one story developments.
Landscape
Landscaping on the project site will consist of a variety of 36-inch box trees which include Mulga, Palo Blanco, and Desert Museum Palo Verde. In addition, a variety of palm trees primarily Date Palms with a height of 26 feet will be utilized. Other shrub and accent plants consist of Little Ollie Olive, Grey Desert Spoon, and Red Yucca. A variety of landscaping is proposed within the parking areas, project frontage, and around the buildings to provide a variety of interest with different heights and colors. Mojave Gold crushed rock will be provided within the planter areas.
Various landscape fingers within the parking area will be provided to provide visual breaks in the number of continuous parking spaces.
Project Lighting
The project’s photometric plan details the type of lighting that is proposed as well as the proposed light readings on the property. A variety of LED light fixtures are proposed to illuminate the parking areas and landscape. Freestanding light fixtures are proposed as the primary light source within the parking areas and will be conditioned to have a maximum height of 15 feet.
Carport lighting under the canopy is also proposed to illuminate the center of the parking area.
The project’s photometric plan will have a zero-foot candlelight reading at the exterior property lines of the project site.
Tentative Parcel Map (TPM)
The proposed Tentative Parcel Map No. 38692 is intended to subdivide the 4.31-acre property into four individual units for condominium purposes. Each of the three buildings will become their own separate property and common space. The applicant is proposing a Tentative Parcel Map for condominium purposes to provide development options for Eisenhower if the need were to arise. The landscape area, parking, and other common areas will encompass their own parcel for mutual use and benefit of all buildings that are part of the project.
Development Agreement (DA)
Chapter 17.56 of the Rancho Mirage Municipal Code contains the procedures and requirements for consideration, approval and administration of Development Agreements. A Development Agreement (DA) is a contract between the City and an applicant for a development project that typically outlines development rights, fees and other requirements, including provisions to allow the project’s entitlement and conditions to be based on the rules and regulations in effect at the time of approval. DA’s must be reviewed by the Planning Commission and approved by the City Council via the adoption of an ordinance. Once approved, a DA is recorded with the Riverside County Clerk’s Office, the rights and obligations set forth in the DA run with the land, which simply means all subsequent owners are bound by the terms and conditions of the DA until it 8-14
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expires or is amended. In this case, the project is looking to establish a 39.8 percent lot coverage on the property in order to maintain a one-story design, which will keep the proposed buildings in harmony with the already existing one story developments in the immediate surroundings. In addition, the Development Agreement will also establish the use of offsite parking spaces at the Eisenhower Medical Center, which will provide a minimum of 19 spaces to supplement the parking on the project site.
Final Development Plan (FDP)
Prior to the issuance of any building permits, the applicant shall submit a Final Development Plan and pay the requisite fees. The FDP shall include detailed written responses to each of the project’s conditions of approval along with final sets of construction, grading, lighting and landscaping plans.
Any revisions that are in substantial compliance with the original project, and do not trigger the need for additional environmental analysis, can likely be reviewed at the staff level through either the FDP process or Minor Modification process. If, however, there are wholesale changes to the project during the FDP review, the applicant shall be required to submit additional applications to modify the entitlement as necessary.
ARCHITECTURAL REVIEW BOARD
On February 27, 2023, the Architectural Review Board (ARB) conducted a public meeting to discuss the proposed project. No public comments were received during the public meeting. As summarized in the minutes attached to this report, the ARB members asked questions to which staff and the applicant answered. After the board’s discussion, Vice Chair Patel made a motion to recommend the project to the Planning Commission, with a condition regarding the parking lot lighting that it operate until 6 pm and then minimal low site lighting for nonoperational hours.
Board Member Sanborn seconded the motion. A roll call vote was taken, and the motion carried 4/1 with Board Member Greenwood recused.
CEQA COMPLIANCE/ENVIRONMENTAL DETERMINATION
This project is categorically exempt from the California Environmental Quality Act pursuant to Section 15332 - Infill Development Projects. The project site is approximately 4.31 acres in size and has already been disturbed with removal of the Date Palm Gove over a decade ago. In addition, the project site is under the 5-acre limit and is in an urban setting with all land surrounding it developed. The project meets all of the requirements to be categorized as an Infill Development Project.
A Notice of Exemption will be filed with the Riverside County Clerk once a final determination has been made by the City Council.
NOTICING REQUIREMENT
Rancho Mirage Municipal Code Section 17.74.020, Hearing and notice, requires that all property owners, as shown on the county’s latest equalized assessment roll, within a 500-foot radius of the boundaries of the subject parcel(s) be notified of matters requiring a public hearing. If the number of property owners to whom the notice would be mailed to is less than 25, then the mailing radius is required to be increased to 1,000 feet as measured from the exterior boundaries of the subject parcel.
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On August 30, 2023, public hearing notices were mailed to property owners within a 500-foot radius of the parcel boundaries and posted at the City’s designated community posting sites pursuant to the requirements of Chapter 17.74 of the Municipal Code. Notification of the public hearing was published in The Desert Sun on September 3, 2023. Any information addressed to the Planning Commission, but received after completion of this final report, will be distributed at the public hearing. No comments have been received as of the publication date of this report.
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CONDITIONS OF APPROVAL TPM23-0001 & PDP22-0002:
Special conditions (or portions thereof) are designated in bold.
GENERAL
1. This Preliminary Development Plan and Tentative Parcel Map approval shall be effective for two (2) year from the date of City Council approval or as determined in the projects Development Agreement, or unless extended as provided by 17.68.070 of the Rancho Mirage Municipal Code. Building and Engineering Permits are required to be obtained by the applicant within one year of the project approval. If no permits have been obtained, the application will expire and become null and void.
2. The proposed project shall substantially conform to the Planning Division’s approved exhibits, including the materials board as contained in Tentative Parcel Map Case No.
TPM23-0001 and PDP22-0002. The applicant shall not misconstrue this as an approval to obtain a Building Permit at this time. Applicable structural and conformance plan check procedures, along with Public Works Department requirements, must be completed and approved prior to the issuance of a Grading or Building Permit. Should the plans be modified from the design approved by the City Council, the applicant/property owner shall submit a Minor Modification application to the Planning Division for review and approval as required by the Rancho Mirage Municipal Code (RMMC).
3. Prior to issuance of any permits, the applicant shall acknowledge that the approved project and any or all proposed modifications to the approved project shall be completed in accordance with applicable City Ordinances, Guidelines, and other requirements in effect at the time of building permit issuance.
4. The approval will not become effective until the approval letter is signed and returned to the Planning Division.
5. The Conditions of Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d)(1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun.
6. Prior to occupancy, all mechanical equipment shall be architecturally screened by walls from the view of surrounding properties and public right-of-way(s). The screening wall material(s), color(s), and texture(s) shall match the structure or perimeter wall.
Mechanical equipment shall not be located in the front setback area. Roof-mounted mechanical and solar equipment shall be screened from the street.
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7. All walls shall follow RMMC Section 17.20.070. Wall pilasters shall not exceed six inches above the maximum wall heights. All walls shall be architecturally treated on both sides to be compatible with the structure.
FINAL DEVELOPMENT PLAN REQUIRED
8. A Final Development Plan application (FDP) shall be required prior to issuance of any grading or building permits (application on file with the Planning Division). The Final Development Plan (FDP) shall include a complete set of Building Construction Plans, Final Lighting Plans (including cut-sheets with Photometric Plan), Precise Grading Plan, Wall Plans, Final Landscaping and Irrigation Plans, a written response to the project Conditions of Approval, and any other requirements as listed in the Final Development Plan application.
9. The Development Services Director shall consider the Final Development Plan Permit application. He or she may approve a Final Development Plan permit if it substantially conforms to the Preliminary Development Plan and associated Conditions of Approval.
10. The approved Preliminary Development Plan may be modified only with City approval in a manner pursuant to Section 17.42.120 (Modification of a Development Plan Permit).
Minor modifications to an approved Preliminary/Final Development Plan may be considered by the Development Services Director.
11. The project shall be completed in accordance with the Ordinances, requirements, guidelines and other criteria in effect at the time of construction.
FINAL DEVELOPMENT PLAN – LIGHTING
12. All exterior lighting shall be shown on the Final Development Plan and shall be low-level directed lighting, energy-efficient and shielded or recessed so that direct glare and reflections are confined within the boundaries of the subject site. All pole or building mounted lighting shall be directed downward and away from adjoining properties and public right of way. Lighting shall not blink, flash, or be of unusually high intensity or brightness. All lighting fixtures shall be appropriate in scale, intensity, and height to the building and shall be subject to review and approval by the Planning Division. A photometric Plan shall be required as a part of the Final Development Plan application.
OTHER
13. All green waste shall be disposed of at a permitted composting facility.
14. The applicant shall undertake or cause to be undertaken such action or actions as are necessary to permit and/or otherwise accommodate the implementation of recycling services. Such action or actions may include, but are not limited to: designating and providing adequate area at convenient locations with appropriate access for the placement of dumpsters and/or bin sets; constructing permanent enclosures that meet all requirements of the Code of the City of Rancho Mirage for each dumpster and/or bin set; providing for the security of each dumpster to discourage scavenging, and; providing 8-18
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adequate indoor area at convenient locations for the collection and short-term storage of recyclables. The applicant shall submit a “Recycling Program” that has been reviewed by an agent of the City, which, at a minimum, explains, states or otherwise defines: (1) recyclables generated by type; (2) estimate by pounds for each recyclable generated; (3) number of dumpsters and/or plastic bin sets (one set equals three “baskets”) needed to accommodate estimated recyclables; (4) location of each dumpster (may be identified on a map attached as an exhibit); (5) method of collection such as curbside at each residential unit or at rear of property by dumpster, etc.; and (6) pick-up schedule for recyclables. The applicant shall provide other such information as may be necessitated by the development proposal.
15. The development shall comply with the requirements of Assembly Bill AB341 which mandates recycling for all new commercial developments. Recycling containers shall be sized in accordance with the anticipated need as approved by the City’s contracted waste hauler. The applicant shall also participate in the Burrtec Organic and Food Waste Recycling program. Recycling bin enclosures shall be located and architecturally screened in accordance with the Rancho Mirage Municipal Code as approved by Staff.
16. As part of the FDP submittal, the applicant shall obtain a letter of compliance/approval from the City’s contracted Waste Hauler (Burrtec) for the design of their trash bin enclosures. Said enclosures shall be designed to accommodate trash, recycle, and organic waste receptacles as required by State law.
17. All water features shall be maintained in compliance with Ordinance No. 844.
PLANNING
HARDSCAPE, LANDSCAPE AND SCREENING
18. In conformance with Rancho Mirage Municipal Code Chapter 17.24, a complete set of on-site and off-site Landscaping Plans and installation schedules shall be required for all public and private street parkway areas between any curb and the right of way line or perimeter wall, including any common areas, and shall be submitted to, and approved by the Planning Division prior to issuance of a building permit.
19. The plans shall be submitted as a Landscape Documentation Package in accordance with Ordinance No. 990. Such Plan(s) shall be consistent with the Preliminary Landscape Plan, and the applicant shall provide evidence that the landscape plan has been reviewed and approved by the Riverside County Office of the Agricultural Commissioner and the Coachella Valley Water District (CVWD) prior to issuance of permits as a component of the Final Development Plan (FDP) or conformance check.
20. Where perimeter walls are shown on the development plan they shall be designed with aesthetic relief and be of high-quality architectural design to complement adjacent developments, subject to approval of a Preliminary Development Plan application. In accordance with the Community Design Elements, the landscaped parkway and perimeter wall along all property lines shall be aesthetically enriched and subject to approval of planning staff, with Architectural Review Board review as deemed necessary. 8-19
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All top of wall elevations and adjacent finish grade elevations for the project perimeter and entry walls shall be subject to review and approval by the Planning Division and City Engineer.
21. The final landscaping and irrigation plans shall incorporate the use of Evapotranspiration (ET) irrigation “smart” controllers which shall include automatic water scheduling, rain and temperature sensors. Prior to a final inspection, the landscape contractor shall verify in writing with Planning staff that controllers have been installed, are correctly programmed, and operate with these features. More information on smart controllers can be found at www.irrigation.com .
22. Landscaping, Wall and Grading Plans shall demonstrate that all electrical distribution lines, electrical transformers, utility pads, cable TV and phone boxes, and similar utility fixtures will be screened, pursuant to Chapter 17.20 of the Rancho Mirage Municipal Code and/or installed underground if required pursuant to Chapter 12.16 (Underground Utility Lines).
LANDSCAPE VERIFICATION
23. The project landscape architect shall submit written verification that the landscaping and irrigation has been installed per the approved landscape plan.
24. Water efficient landscaping shall be maintained in compliance with Chapter 17.24 (Landscaping Standards) of the Rancho Mirage Municipal Code.
25. All roof vents and plumbing stacks shall be routed to the interior side and/or rear of the structure so as to not be seen from the front building elevation. All vents and stacks shall be of a color compatible with the Planning approved building color(s) and have non- reflective surfaces.
26. Pursuant to Ordinance No. 1101, the applicant shall submit landscape plans to the Planning Division prior to requesting a final inspection. The applicant shall provide a copy of the CVWD approved landscape plans to the Planning Division prior to requesting a final inspection.
27. Prior to issuance of a Building Permit, the applicant shall provide evidence that the landscape plan has been reviewed and approved by the Riverside County Office of the Agricultural Commissioner (760-342-5070).
28. Per RMMC Sections 17.26.070 and 17.18.050, all lighting shall be designed and located to confine direct light within the subject project boundaries, with no light to surrounding properties. Exterior lighting shall be shielded or recessed in order that direct glare and reflections are confined within the boundaries of the subject property and shall be directed downward and away from adjoining properties and public rights-of-way. Lighting shall not be of unusually high intensity or brightness. All lighting fixtures shall be appropriate in scale, intensity, and height to the use they are serving. Candlelight measurements on all exterior property lines of the project site shall show a zero foot candlelight on the project’s final photometric plan.
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OTHER
29. Should human remains be discovered during construction of the proposed project, the project coordinator would be subject to either State Law regarding the discovery and disturbance of human remains or the Tribal burial protocol. In either circumstance all destructive activity in the immediate vicinity shall halt and the County Coroner shall be contacted pursuant to State Health and Safety Code Section 7050.5. If the remains are determined to be of Native American origin, the Native American Heritage Commission (NAHC) shall be contacted. The NAHC will make a determination of the Most Likely Descendent (MLD). The City and Developer will work with the designated MLD to determine the final deposition of the remains.
30. All pole mounted lights shall not exceed 15 feet in height, shall be fitted with full cut-off glare shields, and shall be Dark Sky compliant. The applicant shall consider lighting operation during non-work hours to minimize impacts to surrounding developments.
31. A total of two electric vehicle charging spaces shall be provided within the project site, prior to a Planning Division final inspection.
32. There shall be no cacti or other spiny vegetation within three feet of pedestrian walkways for public safety.
33. Noise levels for the project site shall comply with Chapter 8.45 (Noise) of the Rancho Mirage Municipal Code.
34. A sign program shall be submitted for any proposed images and signage on the property’s exterior.
PUBLIC WORKS – Prior to issuance of Grading Permits, or prior to Final Map approval, or as otherwise defined below, the following Conditions shall be satisfied:
FORMATION AND/OR ANNEXATION TO CFD
35. Pursuant to Ordinance No485 the applicant shall provide evidence that formation of, or annexation to a Communities Facilities District (CFD) No. 1 –Police and Fire services - to pay the City annually for public service costs associated with this project has been initiated. This requires the submittal of an application fee, the preparation of a boundary map, and 6-8 weeks processing time. The applicant is advised to begin the application process as soon as possible, because the CFD annexation must occur prior to issuance of Grading Permits, or prior to Final Map approval if there is one.
STUDIES AND CALCULATIONS REQUIRED
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36. The applicant shall submit a soils report, geological and hydrology studies, and hydraulic calculations, as required by the City Engineer, prior to approval of the Grading Plan.
GRADING & DRAINAGE PLAN
37. The applicant shall be required to submit a grading and drainage plan prepared by a licensed civil engineer to the City Engineer for plan check and approval. The grading and drainage plan shall be consistent with any and all conditions of approval associated with any applicable subdivision map and any Development Permit entitlements issued for the subject project by the City or any other responsible public agency. The grading and drainage plan shall conform to all city policies, standards and regulations applicable to the project. In addition, if the project involves grading and drainage issues related to Coachella Valley Water District (CVWD) facilities, written evidence of the District’s approval shall be included with the submittal required by the City of Rancho Mirage.
STORMWATER RETENTION
38. The grading of the project shall be designed such that all storm water to the level of a 100 year frequency storm; worst case of the 1, 3, 6, or 24 hour duration, shall be retained on site, including the half-street frontage area. Per Municipal Code Section 15.64.140.B, if the project is less than 1 acre or if it is south of the Whitewater Flood Channel, the grading of the project may be designed for the drainage to be conveyed to an “acceptable disposal site as determined by the City Engineer”. Surface streets are not considered “an acceptable disposal site” for common “nuisance water” from sprinklers and cleaning.
Therefore, at a minimum, all projects shall make provisions to absorb such “nuisance water” to the satisfaction of the City Engineer. A Hydrology/Hydraulic Report, in accordance with the Riverside County Hydrology Manual, shall be submitted from a Registered Civil Engineer, showing how this stormwater is handled.
WQMP
39. Whether they are in areas that must retain 100% stormwater or not, all discretionary projects that meet any of the following criteria must submit “Project-Specific Water Quality Management Plans (WQMP)” in accordance with Appendix H of the Whitewater River Region Storm Water Management Plan (SWMP) (available at:
http://content.rcflood.org/NPDES/WhitewaterWS.aspx
A.) “single family hillside residences that create 10,000 square feet or more of impervious area where natural slope is 25% or greater;
B) single-family hillside residences that create 10,000 square feet of impervious area where the natural slope is 10% or greater where erosive soil conditions are known;
C.) Commercial and industrial developments of 100,000 square foot or more; D.) Automotive repair shops [includes Standard Industrial Classification (SIC) codes 5013, 7532, 7333,7534, 7537, 7538, and 7539];
E.) Retail gasoline outlets disturbing greater than 5,000 square feet; F.) Restaurants disturbing greater than 5,000 square feet; G.) Home subdivisions with 10 or more housing units;
H.) Parking lots of 5,000 square feet or more or with 25 or more parking spaces and potentially exposed to Urban Runoff; or
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I.) Discharge into the MS4 (aka Municipal Storm Drain System) and disturb an area of one acre or more, or disturb less than one acre, but are part of a larger common plan of development or sale (referred to as Other Development Projects)
If any of the above criteria exist, or at the discretion of the City, a Final WQMP shall be required prior to permit issuance, with Recording of a Covenant, or other approved mechanism, establishing the WQMP as a Public Record that shall apply upon occupancy, and continuing forward, to all future operators/residents of the project. Any approved design modifications that take place during construction shall be documented and incorporated into the Recorded WQMP Covenant prior to occupancy.
STANDARD AGREEMENT FOR CONSTRUCTION OF PUBLIC IMPROVEMENTS
40. If public infrastructure is to be included in this project, the applicant shall execute and submit the City of Rancho Mirage’s Standard Agreement for Construction of Public Improvements for review and approval by the City Engineer and City Attorney.
STREET IMPROVEMENTS
41. Street improvements shall be required as specified below. Plans for the construction of the required street improvements shall be designed by a California Registered Engineer and approved by the City Engineer prior to issuance of any permits, or prior to Final Map approval, if there is one. All street construction shall be in conformance with these plans and the City’s adopted Road Improvement Standards. Plans shall be approved prior to or concurrent with Final Development Plan approval and construction shall occur prior to occupancy. The developer shall furnish proof that any Sewer and Water Improvement Plans have been reviewed and approved by CVWD. The developer shall furnish proof that the Fire Marshal has approved the Water Plans and Street layout for the project.
A. Public Streets Country Club Drive
i. Right-of-way along Country Club Drive at a width of 55 feet from centerline shall be dedicated to the City of Rancho Mirage if it has not already been done. An easement for the meandering bike path shall also be dedicated.
ii. Any modification plans for the required 8’ meandering bike path per Standard drawing 500, shall be submitted to the City Engineer, and shall be shown on the landscape and plans and shall be constructed along the frontage. The existing meandering bike path may be reconfigured if it is desired to do so, in accordance with city standards. A sidewalk or alternative handicap accessible route shall be constructed from the bikepath or sidewalk into the project. Where any meandering bikepath is located on private property, a public access easement shall be provided and recorded subject to approval of the City Engineer.
iii. The design of the entry way shall be subject to the approval of the City Engineer. An easement was provided through Parcel Map 29499 to the 8-23
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west for access to the existing left-in median break across from Wilshire Palms. If the project does not want to make use of that connection, the only entrance configuration will be “right-in / right- out” to Country Club Drive.
iv. Until such time as an alternative public storm drain system or street surface drainage system can be completed, this project must accept the responsibility for absorbing the water from the 100 year storm street drainage along the project frontage and the tributary area upstream.
v. Landscape and irrigation plans for all public street parkways and median islands shall conform to City standards and be submitted for review and approval by the City Engineer and Planning Division. Boulders shall not exceed 15” in height within 3 feet of a public street curb. Canopy trees shall be placed a minimum of 10 feet from public street curb and a minimum of 5 feet from sidewalks. Palm trees shall be placed a minimum of 5 feet from public street curb or sidewalk with a minimum trunk height of 10 feet. Right of way lines shall be shown on the final landscape plan.
B.) Private Streets/Parking Lots
i. Private street and/or parking lot paving shall consist of a minimum of 3” A.C. paving over 4” of compacted Class II aggregate base material. On private streets and parking lots, and as may be required by a condition of approval, decorative concrete or other surfacing materials shall be reviewed by Public Works for conformance to Public Works standards.
ii. On private streets and parking lots, non-standard curb and gutter maybe acceptable if the City’s standard drainage criteria is satisfied, and the specific non-standard curb and gutter is approved by the Department of Public Works.
iii. The parking lot design and construction shall be completed in accordance with the City of Rancho Mirage standards and codes unless superseded by more stringent requirements from the State or Federal ADA guidelines.
Such design shall include demonstration of adequate fire and delivery truck turning movements.
iv. In accordance with Municipal Code 17.26.070(d), all required off-street parking areas shall be designed so that surface water shall not drain over any sidewalks or adjoining parcels.
v. Private streets within the project shall be constructed with a minimum two- way travel way of 36 feet. Any median islands shall have a minimum of 24 feet clearance on either side of them. Private street paving shall consist of a minimum of 3” A.C. paving over 4” of compacted Class II aggregate base material.
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DEDICATION OF DRAINAGE EASEMENTS
42. All easements for drainage facilities necessary to accommodate the final approved Grading and Drainage Plan shall be offered for dedication to the appropriate serving agency. Such offer shall be done by separate documents, or incorporated on the Final Map, if there is one, or as required by the City Engineer.
UNDERGROUND UTILITIES REQUIRED
43. All existing or proposed Southern California Edison, General Telephone, CATV, or other overhead service facilities, shall be installed underground in accordance with the provisions of Section 12.16 of the Rancho Mirage Municipal Code. The undergrounding installation of all existing or proposed overhead distribution utility lines shall be completed and/or appropriate guarantee arrangements shall be entered into for any structure constructed pursuant to this approval as required by the City Engineer. Such guarantee arrangement shall be approved by the City administrative staff and the City Attorney and shall include the posting of improvement security adequate to secure the periphery of the subject property; and as identified above and as required in Section
12.16 of the Rancho Mirage Municipal Code.
SANITARY SEWER SYSTEM
44. A sanitary sewer system shall be required and shall be installed in accordance with the provisions established and set forth by the regulations of the Coachella Valley Water District, the Riverside County Department of Public Health, and/or the regional Water Quality Control Board. All necessary easements shall be provided.
DOMESTIC WATER SYSTEM
45. A domestic water system shall be required and shall be installed in accordance with the provisions established and set forth by the regulations of the Coachella Valley Water District, the Riverside County Department of Public Health, and/or the regional Water Quality Control Board. All necessary easements shall be provided.
LAQMP
46. The applicant shall prepare a Local Air Quality Management Plan (LAQMP) pursuant to Ordinance No 855, Municipal Code Chapter 7.01. Said LAQMP shall detail the project’s potential impacts upon the air quality of the area and any necessary mitigation measures, and shall be submitted to the Public Works Department for review and approval prior to the issuance of the Grading Permit. For ease of preparing a LAQMP, the applicant may contact the Public Works Department regarding use of the LAQMP worksheet. Projects over 10 acres shall also submit the 8.5x11 format Dust Control Plan Required by the South Coast Air Quality Management District for review by the City. At the time of payment of the permit fees the developer shall submit a “dust control deposit” to be determined from the acreage and the current fee schedule.
SWPPP / NOI
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47. Prior to issuance of Grading Permits, the Property Owner shall submit the completed NOI (Notice Of Intent) form and site plan with the appropriate fee, to the State Water Quality Control Board for the General Construction Activity Storm Water Permit. The WDID number issued shall be placed on the cover sheet of the Grading Plans as Proof of Submittal. The SWPPP promised by the NOI is required to be kept on the project site and may be requested for viewing by City or Water Quality Control Board personnel.
CONSTRUCTION IMPROVEMENT AGREEMENT
48. The construction of all required public and private improvements, including but not limited to landscaping, sewer, water, curb and gutters, paving, drainage facilities, and other required improvements shall be completed prior to occupancy of any structure and/or the owner shall enter into an agreement, acceptable to the City, ensuring the construction of such improvements within eighteen (18) months of project approval or City Council approval of the Final Map, if there is one.
WRITTEN VERIFICATION
49. Prior to release of bonds or financial guarantees, the applicant or his successor shall provide written verification that the improvements have been installed in accordance with the approved plans.
AS-BUILT PLANS
50. A complete set of “As-Built” Grading, Sewer, Water, Landscaping, Street, Storm Drain and all other required improvement plans shall be submitted by the engineer of record for review and approval, prior to any occupancy.
PROPERTY CONFIGURATION
51. If processed concurrently with a PDP application, a subdivision map shall be processed and recorded. Other types of projects shall confirm that the property is already appropriately configured, or may adjust the property through Subdivision Map, Parcel Merger or Lot Line Adjustment as needed, with written authorization provided by the Planning and Engineering Divisions.
SECURITY
52. In accordance with the request of the Rancho Mirage Police Chief, the site shall be fenced and gated for security purposes. Screening material shall be placed on the fence to help block blowsand and to block views through the fence. If necessary, the applicant shall provide a state licensed private security officer during the time construction workers are not onsite
PAD CERTIFICATION
53. Prior to release of Building Permits, a Pad Certification submitted from a Licensed Land Surveyor or Civil Engineer, attesting to the elevation matching the rough grade pad elevation shall be submitted to validate the rough grading completion. 8-26
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COMPACTION REPORT
54. Prior to the release of Building Permits, the Lot (s) for the building(s) shall have a compaction report submitted from a Geotechnical Engineer attesting to the buildable pad being compacted at least 90% of maximum relative density. If any over-excavation, or slopes steeper than 2:1, are needed for the building pad, a Geotechnical Engineer shall submit a document attesting to the acceptability of this non-standard earthwork in accordance with the recommendations of the preliminary soil report.
BUILDING AND SAFETY
TUMF FEE
55. The applicant shall pay to the Building Division the Transportation Uniform Mitigation Fee in effect at the time the Building Permits are issued.
LICENSE TAX FOR NEW CONSTRUCTION
56. The applicant shall pay to the Building Division the License Tax for New Construction pursuant to Chapter 3.28 of the Municipal Code and Capital Facilities Needs Study to mitigate the impact of the development on said capital facilities.
DEVELOPMENT IMPACT FEES
57. The applicant shall pay the commercial Development Impact Fees as a reasonable and proportional share of the cost of public facilities and infrastructure improvements that serve or will benefit the project in accordance with Chapter 3.29 of the Rancho Mirage Municipal Code.
PAD CERTIFICATION
58. Prior to release of Building Permits, a Pad Certification submitted from a Licensed Land Surveyor or Civil Engineer, attesting to the elevation matching the rough grade pad elevation shall be submitted to validate the rough grading completion.
COMPACTION REPORT
59. Prior to the release of Building Permits, the Lot (s) for the building(s) shall have a compaction report submitted from a Geotechnical Engineer attesting to the buildable pad being compacted at least 90% of maximum relative density. If any over-excavation, or slopes steeper than 2:1, is needed for the building pad, a Geotechnical Engineer shall submit a document attesting to the acceptability of this non-standard earthwork in accordance with the recommendations of the preliminary soil report.
OPERATIONAL FIRE HYDRANT
60. In accordance with the Fire Marshall’s directives, Building Permits shall not be issued until an acceptable fire hydrant is operational and active within the required distance of the project.
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AUTOMATED EXTERNAL DEFIBRILLATOR
61. The Project shall provide one (1) Automated External Defibrillator (AED) device per building reasonably distributed in the public areas. The location of the AED’s shall be shown on the construction plans, approved by the Building Official and installed prior to occupancy.
CONSTRUCTION AND DEMOLITION DEBRIS PLAN
62. In conformance with Rancho Mirage Municipal Code Chapter 7.07, construction and demolition debris from the project must be diverted from landfill and either recycled or reused to the maximum extent feasible. The applicant shall have prepared a Construction and Demolition Debris Plan (C&D Debris Plan) that shall be submitted to the Planning Division for review and must be approved by the City’s Compliance Officer prior to the issuance of any development, building, grading or demolition permit. For ease of preparing the C&D Waste Diversion Plan, the applicant may contact the Planning Division to obtain the outline and format for the Plan.
PERMITS & CLEARANCES
63. The applicant shall provide evidence of permit(s) or clearance(s) from the following agencies:
• City Engineer
• County Dept. of Environmental Health
• Rancho Mirage Planning Division
• Coachella Valley Water District
• Burrtec
• Palm Springs Unified School District
• Fire Marshal
• City Attorney
• City Contract Specialist
• SCAQMD
• Southern California Edison
CITY ATTORNEY
64. The applicant shall defend, indemnify and hold harmless the City, its agents, officers, and employees from any claim, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void or annul this permit approval. The City shall notify the applicant of any claim, action, or proceeding and the City shall cooperate in the defense. If the City fails to notify the applicant of any claim, action or proceeding, the permittee shall not thereafter be responsible to defend, indemnify, or hold harmless the city.
65. The applicant shall reimburse the City for any court and attorney’s fees which the City may be required to pay as a result of any claim or action brought against the City because of this project. Although the applicant is the real party in interest in an action, the City 8-28
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may, at its sole discretion, participate in the defense of the action, but such participation shall not relieve the permittee of any obligation under this Condition.
CONTRACT SPECIALIST
66. The current and future property owner(s) shall be responsible for maintaining in compliance with all City standards for the same, the on-site and off-site landscaping and integrated architectural features required by this entitlement. Landscape maintenance shall consist of regular watering mowing, pruning, fertilizing, clearing of debris and weeds, and the removal and replacement of irrigation systems, in compliance with all relevant and applicable provisions of the Rancho Mirage Municipal Code. Integrated architectural features must be kept in a manner which maintains the desirability of the immediate area and neighboring areas and respects the harmonious relationship with existing and adjoining developments. Due regard for preservation of each feature and its intended irrigation with surrounding landscaping, buildings, structures, screening and signs is required. All features must be maintained in a manner commonly accepted by professionals who are experts in the care and preservation of each particular type of feature. A covenant to assure continued maintenance of on-site and off-site required landscaping and integrated architectural features by the current and future property owners or other liable entity, consistent with the terms and provisions of this condition of approval, shall be prepared in a format approved by the City Attorney and recorded in the Office of the Riverside County Recorder against all parcels created with this subdivision and any subsequent amendments thereto.
FIRE MARSHAL
67. Adverse Impacts: The proposed project may have a cumulative adverse impact on the Fire Department's ability to provide an acceptable level of service. These impacts include an increased number of emergency and public service calls due to the increased presence of structures, traffic and population. The project proponents/developers will be expected to provide for a proportional mitigation to these impacts via capital improvements and/or impact fees.
68. Access: Fire Department emergency vehicle apparatus access road locations and design shall be in accordance with the California Fire Code, City of Rancho Mirage Municipal Code, and Riverside County Fire Department Standards. Plans must be submitted to the Fire Department for review and approval prior to building permit issuance.
69. Water: Fire Department water system(s) for fire protection shall be in accordance with the California Fire Code, City of Rancho Mirage Municipal and Riverside County Fire Department Standards. Plans must be submitted to the Fire Department for review and approval prior to building permit issuance
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FINDINGS
TENTATIVE PARCEL MAP CASE NUMBER TPM21-0001 FINDINGS
The proposed development is:
1. The proposed Tentative Parcel Map is consistent with the City’s General Plan as specified in Section 65451 of the California Government Subdivision Map Act, because the proposed map fulfills the requirements of underlying Public/Quasi-Public (P) zone under the General Plan designations; and
2. The design and/or improvements for the proposed subdivision are consistent with the City’s General Plan and Zoning Ordinance requirements; because the proposed development is within the Public/Quasi-Public (P) zone which does not have minimum lot sizes and the development of the proposed subdivision will be for uses connected to the Eisenhower Medical Center; and
3. The site is physically suitable for the proposed type of development, because the project site already has paved access along Country Club Drive and required utilities are available and is consistent with the requirements in the Rancho Mirage Municipal Code; and
4. The site is physically suitable for the proposed density of development, because the development of the subdivision will comply with the development standards of the P zoning district as memorialized in the projects Development Agreement.
5. The design of the subdivision or type of improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat, because the subdivision is within an already developed area and the site has been previously disturbed; and
6. The design of the subdivision or type of improvements will not cause serious public health problems, because the project has been reviewed by various public agencies and City Departments and no public health impacts are expected; and
7. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision, because the map has been conditioned to record any necessary easements.
PRELIMINARY DEVELOPMENT PLAN CASE NO. PDP22-0002 FINDINGS
The proposed development:
1. Is allowed within the respective zoning district, because the project proposes to establish three buildings within the Public/Quasi Public (P) zone which will support Eisenhower Medical Center operations with expanded facilities for memory care, child care for Eisenhower staff, and office space for Eisenhower administration staff. 8-30
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The proposed use is one permitted within the subject P zoning district and complies with all applicable provisions of the Municipal Code pursuant to the projects Development Agreement; and
2. Is in compliance with all of the applicable provisions of Title 17 in the Rancho Mirage Municipal Code that are necessary to carry out the purpose and requirements of the respective zoning district, including prescribed development standards and applicable design guidelines, because the project, as proposed with the Development Agreement and conditioned, meets the requirements of the Rancho Mirage Municipal Code. The project meets and exceeds development standards with an abundance of mature landscaping proposed and high quality architectural design. In addition, additional setbacks are provided for heights exceeding 20 feet, which are in compliance with the Municipal Code; and
3. Consistent with the General Plan, because the project proposes uses to support the Eisenhower Medical Center’s operations within the underlying Public/Quasi Public (P) designation and complies with all applicable standards. The site is already disturbed and will support various goals of the General Plan. The Project implements Policy E&F 2.6 of the General Plan which encourages the promotion of medically related uses in the vicinity of the Eisenhower Medical Center, and the Subject Property will be located approximately 790 feet southeast from Eisenhower on the south side of Country Club Drive. In addition the Project implements Policies PS&F 8.1, 8.2, & 8.4 of the General Plan which focus on high quality healthcare facilities and services to promote the good health and well being of Rancho Mirage residents, in that the Project includes three buildings which will provide administration services for the Eisenhower Medical Center, childcare services for Eisenhower Medical Center staff, and memory care services; and
4. The proposed project would produce a comprehensive development incorporating a more enhanced environment and architectural excellence (e.g., appropriate variety of structure placement and orientation opportunities, appropriate mix of structure sizes, high quality architectural design, increased amounts of landscaping and open space, improved solutions to the design and placement of parking facilities, etc.) than would normally be possible under more standard district development requirements, the project exceeds the landscape requirements, provides a high level of architectural excellence and takes into account the surrounding properties with its one story design. The design of the project is also enhanced by focusing higher building areas away from adjacent properties; and
5. The design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle access and public services and utilities (e.g., drainage, fire protection, sewers, water, etc.), would ensure that the proposed development would not endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or welfare, or injurious to the property or improvements in the vicinity and the applicable zoning district, because the project site will have access to Country Club Drive and sufficient emergency vehicle access will be provided onsite. As proposed 8-31
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Planning Commission Staff Report AGENDA ITEM #
the project will not create a hazard or cause impacts to utilities; and
6. Meets the criteria for payment of all of the Development Impact Mitigation Fees imposed upon new nonresidential construction in accordance with Chapter 3.29 of the Rancho Mirage Municipal Code; and
7. The design, location, and proposed uses would be compatible with the character of existing development in the surrounding neighborhood, because the project, as proposed and conditioned, meets all development requirements of the Rancho Mirage Municipal Code with the proposed Development Agreement. The project is consistent with the surrounding uses and a majority of the project was designed away from existing residential uses. The design ensures compatibility with the surrounding neighborhood using architecture and site design; and
8. The subject site is physically suitable for the type and density/intensity of development being proposed, because the project complies with applicable provisions of the Rancho Mirage Municipal Code. The project provides high quality architectural design and is physically suitable in the location proposed given its proximity to the Eisenhower Medical Center. In addition, as detailed in the line-of-sight studies the buildings will be properly setback from outside property lines.
9. The proposed project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA); the project is exempt from CEQA pursuant to CEQA Guidelines Section 15332 (In Fill Development Projects) the project site is 4.31 acres in size and is located within the Public/Quasi Public (P) zoning district. The project will be used to support the existing Eisenhower Medical Center with additional services for memory care, child care for Eisenhower staff, and administration space for Eisenhower employees in order to allocate hospital space within the Eisenhower Medical Center campus for additional medical uses. The project site has been previously disturbed and is not a habitat for endangered, rare, or threatened species.
The project will not create any significant effects relating to traffic, noise, air quality, or water quality. In addition, all utilities are available along Country Club Drive and the site is surrounded by developed properties.
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STAFF REPORT
TO: Planning Commission/City Council DATE: September 14, 2023.
FROM: Steven B. Quintanilla, City Attorney
Colin D. Kirkpatrick, Assistant City Attorney
SUBJECT: City Attorney’s Independent Analysis
SPECIFIC REQUEST OR RECOMMENDATION:
That the Planning Commission receive and file the City Attorney’s Independent Analysis.
BACKGROUND
Since the Proposed Project requires the adoption of an ordinance to approve Development Agreement (DA22-0002), the City Attorney is required to make determinations which address whether the City has the legal authority to adopt said ordinances.
Rancho Mirage Municipal Code Section 1.04.031 (Review And Approval of Legal Form of Ordinances by City Attorney) provides that “[n]o ordinance shall be deemed effective unless the City Attorney determines that the City has the authority to adopt the proposed ordinance, that the proposed ordinance is constitutionally valid under the state and federal constitutions, and that the proposed ordinance is consistent with the general powers and purposes of the City, the City’s Charter, ordinances approved by the voters, and any applicable federal and/or state laws.” Legal Authority
Development Agreement Ordinance
The Development Agreement Statute, as set forth in California Government Code sections 65864 through 65869.5 allows for the vesting of development rights to protect against later changes in planning and zoning regulations. State law permits cities to enter into development agreements with "any person having a legal or equitable interest in real property for the development of the property." See Govt C §65865(a). However, in order to approve the proposed Development Agreement, it must be approved by an ordinance adopted by the City Council.
Development Agreement (DA22-0002) (the “Development Agreement”) may be approved by the City Council if the City Council finds that the provisions of the Development Agreement are consistent with the General Plan, which findings are supported in the attached Development Agreement and implementing ordinance.
Notwithstanding the above, because the decision to enter into a development agreement is a legislative act, the decision of the City Council is not otherwise required to be supported by findings, except for those expressly required by state law (such as the general plan consistency ATTACHMENT 4
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finding) and any local development procedures. See Native Sun/Lyon Communities v City of Escondido (1993) 15 CA4th 892, 910.
Pursuant to Chapter 17.56 of the Rancho Mirage Municipal Code, the content of a development agreement must address the following: (1) specify the duration of the agreement; (2) specify the allowed uses for the subject property; (3) specify the density/intensity of the allowed uses; (4) describe the maximum height and size of proposed structures by clearly identifying and referring to the documents and exhibits approved; (5) describe the provisions, if any, for reservation or dedication of land for public purposes; (6) describe the provisions, if any, for the protection from either a future growth control ordinance or a future increase in development and/or effect fees; (7) provide for a tiered amendment review procedure; and (8) provide for the possibility of subsequent discovery of health and safety issues like a compelling public necessity (e.g., a new environmental health hazard is discovered), which would necessitate a reconsideration or amendment of the previously approved development agreement.
It is the independent opinion of the City Attorney that based on the content and findings in the Staff Report and the terms and conditions of the proposed Development Agreement, that the Development Agreement conforms with and meets all of the above requirements. In addition, the City Attorney finds and concludes that based on the foregoing, the City Council has the legal authority to adopt the Development Agreement, the proposed ordinance is constitutionally valid under the state and federal constitutions, and is consistent with the general powers and purposes of the City, the City’s charter, ordinances approved by the voters, and applicable federal and state laws.
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1 RECORDING REQUESTED BY:
City of Rancho Mirage
WHEN RECORDED MAIL TO:
City of Rancho Mirage
69-825 Highway 111
Rancho Mirage, California 92270
Attention: City Clerk
APN: 682-010-021
(SPACE ABOVE THIS LINE RESERVED FOR
RECORDER'S USE)
ATTACHMENT 5
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2 (Exempt from Recording Fees Pursuant to Government Code Section 27383 and 6103 - Benefits City)
STATUTORY DEVELOPMENT AGREEMENT
BY AND BETWEEN THE
CITY OF RANCHO MIRAGE
AND
EISENHOWER MEDICAL CENTER,
A CALIFORNIA NONPROFIT PUBLIC BENEFIT CORPORATION
This Statutory Development Agreement ("Agreement") is entered into this __ day of ____2023, by and between the CITY OF RANCHO MIRAGE, a municipal corporation located in the County of Riverside, State of California ("City"), and EISENHOWER MEDICAL CENTER, a California Nonprofit Public Benefit Corporation ("Developer"), pursuant to the authority of Sections 65864 et seq. of the California Government Code and Chapter
17.56 of the Rancho Mirage Municipal Code.
RECITALS:
WHEREAS, City is a charter city and recognized for certain purposes as a political subdivision of the State of California; and
WHEREAS, Developer owns and operates the Eisenhower Medical Center located at 39000 Bob Hope Drive, Rancho Mirage, California 92270 ("Eisenhower Medical Center"); and
WHEREAS, Developer owns approximately 4.31 acres of undeveloped real property described and depicted on Exhibit A and which is generally located to the south and east of the Eisenhower Medical Center ("Property" or "Subject Property"); and
WHEREAS, Developer wishes to expand the Eisenhower Medical Center by constructing the following improvements on the Subject Property: A Memory Care Center building; a Child Care Center building (the “Child Care Center”); a Health System Services building; and infrastructure related thereto (e.g., parking, roadways, and sidewalks) (collectively the “Improvements”); and
WHEREAS, the Improvements will allow for the expansion of care provided to patients through the Memory Care Center, expand the potential employee pool through the Child Care Center, and facilitate centralized operation of administrative matters through the Health System Services building, all to the benefit of the residents of the City; and
WHEREAS, the Project is under-parked by 16 spaces, but Developer agrees to supplement the parking by providing a minimum of 16 off-street parking spaces at the existing Eisenhower Medical Center; and the Project proposes a lot coverage of thirty-nine percent (39%), where the otherwise maximum allowed lot coverage is thirty-five percent (35%), but Developer has limited the proposal to single-story design as a benefit to the surrounding residential uses to the east and south of the Subject Property, all as provided in more detail herein; and 8-36
3 WHEREAS, the Project implements Policy E&F 2.6 of the General Plan which encourages the promotion of medically related uses in the vicinity of the Eisenhower Medical Center, and the Subject Property will be located approximately 790 feet southeast from Eisenhower on the south side of Country Club Drive; and.
WHEREAS, the Project implements Policy COS 5.2 of the General Plan which assures an efficient circulation system and land use pattern in Rancho Mirage; and
WHEREAS, the Project implements Policies PS&F 8.1, 8.2, & 8.4 of the General Plan which focus on high quality healthcare facilities and services to promote the good health and well being of Rancho Mirage residents, in that the Project includes three buildings which will provide administration services for the Eisenhower Medical Center, childcare services for Eisenhower Medical Center staff, and memory care services; and
WHEREAS, the Project implements Policy CD 10.2 of the General Plan focusing on parking areas which shall be configured to allow the free flow of vehicular traffic and convenient vehicular access to customers; and
WHEREAS, to strengthen the public planning process, encourage private participation in comprehensive planning and reduce the economic risk of development, the Legislature of the State of California adopted Sections 65864 et seq. of the California Government Code ("Development Agreement Statute") which authorizes cities to enter into property development agreements with any person(s) or entity(ies) having a legal or equitable interest in real property for the development of such real property in order to establish certain development rights in the real property; and
WHEREAS, pursuant to Section 17.56.010 of the Rancho Mirage Municipal Code, a development agreement is intended to provide assurances to Developer that an approved project may proceed subject to the policies, rules, regulations, and conditions of approval applicable to the project at the time of approval, regardless of any changes to City policies, rules, and regulations after project approval in exchange for assurances that City will receive certain payment of fees, the installation of certain infrastructure, and other benefits City cannot otherwise unilaterally impose as conditions of approval of the project outside the context of a negotiated development agreement; and
WHEREAS, this Agreement will eliminate uncertainty in planning for and secure orderly development of the Subject Property and Project (as specifically described in this Agreement below), assure progressive installation of necessary improvements, and ensure attainment of the maximum effective utilization of resources within City at the least economic cost to its citizens; and
WHEREAS, based on the foregoing recitals, City has determined that this Agreement is appropriate under the Development Agreement Statute and Chapter 17.56 of the Rancho Mirage Municipal Code; and
WHEREAS, this Agreement is voluntarily entered into in consideration of the benefits to 8-37
4 and the rights created in favor of each of the parties hereto and in reliance upon the various representations and warranties contained herein; and
WHEREAS, the City shall benefit from the expedited processing of the necessary permits to complete and operate the Project in that it will provide necessary medical amenities to the community and increased job opportunities.
NOW, THEREFORE, pursuant to the authority contained in the Development Agreement Statute and Chapter 17.56 of the Rancho Mirage Municipal Code and in consideration of the mutual covenants and promises of the parties contained herein, the parties agree as follows:
AGREEMENT
Section 1. Incorporation of Recitals
The foregoing recitals are true and correct and are incorporated into this Agreement by this reference as though fully set forth herein.
Section 2. Effective Date
This Agreement shall become effective on the effective date ("Effective Date") of the ordinance enacting this Agreement ("Enacting Ordinance"); provided, however, that if a City-wide referendum election is called and the Enacting Ordinance is repealed, this Agreement shall be null and void as of the date of the final declaration by the City Council of the repeal of the Enacting Ordinance.
Section 3. Project
The "Project" includes the improvement and development of the Property, including:
subdivision of the Subject Property into four condominium units under one legal parcel in accordance with the attached Tentative Parcel Map (TPM No. 38692) for condominium purposes; construction of three buildings to include a Memory Care Center, a Child Care Center for Eisenhower Medical Center staff, and a Health System Services building, as explained in the Recitals, all of which are to be utilized only in direct furtherance of the operation of the Eisenhower Medical Center; and inclusive of all other components delineated on the Project plans, and any conditions imparted on any related entitlements.
The term of any Project approval, including Preliminary Development Plan Case No. PDP22-0002, Tentative Parcel Map Case No. TPM23-0001 (TPM No. 38692), or subsequent approval directly related to the Project shall automatically be extended for the longer of the Term of this Development Agreement or the term otherwise applicable to such Project Approval or subsequent approval if this Development Agreement is no longer in effect.
Section 4. Subject Property
The "Subject Property" is as defined in the Recitals, and is comprised of approximately 4.31 acres of undeveloped real property described on Exhibit A, which is generally located to the south and east of the Eisenhower Medical Center on the south side of Country Club Drive.
Section 5. Purpose
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5 The purpose of this Agreement is to provide the Developer with the right to develop the Project and Subject Property consistent with the terms of this Agreement.
Section 6. Term
The parties agree that the Term of this Agreement shall be ten (10) years commencing on the Effective Date, subject to any extension and early termination provisions described in this Agreement (the "Term").
Section 7. Termination
This Agreement shall be terminated and of no further effect upon the occurrence of any of the following events:
(a) Expiration of the ten (10) year term unless otherwise extended pursuant to Section 28 (Amendments);
(b) Completion of the Project in accordance with the Project entitlements and City’s issuance of all required occupancy permits and acceptance of all dedications and improvements required under the Project entitlements and the terms of this Agreement; (c) Entry of final judgment or issuance of a final order directing City to set aside, withdraw, or abrogate City's approval of this Agreement or any material part of the Project entitlements; or
(d) The effective date of a party's election to terminate the Agreement in response to an uncured default by the other party, pursuant to the terms of this Agreement.
In the event of a termination of this Agreement with respect to any portion of the Project, any then-existing rights and obligations of the parties with respect to such portion of the Project shall automatically terminate and be of no further force, effect or operation. No termination of this Agreement with respect to any portion of the Property or Project shall affect in any way the parties' rights and obligations hereunder with respect to any other portion of the Property or Project.
In no event shall the expiration or termination of this Agreement result in the automatic expiration or termination of any duly approved or issued approvals, such as but not limited to, any permits, certificates of occupancy, final inspections and/or licenses or any development right or entitlement, vested or otherwise, duly approved or issued by the City, without further action of City as may be required by this Agreement or any applicable rule, regulation, procedure or law then in existence.
Section 8. Parking and Lot Coverage
a. Pursuant to Table 3-6 of Section 17.26.040 (Number of Parking Spaces Required) of the Rancho Mirage Municipal Code, the Project requires One Hundred Forty-Two (142) off-street parking spaces, plus a permanent drop off area for the childcare building as approved by the Development Services Director. The childcare building will only be used for the children of Eisenhower Medical Center staff and will not operate like a typical childcare center requiring large drop off areas. The Project as currently comprised is under-parked pursuant to Rancho Mirage Municipal Code standards by six (16) parking spaces, which includes ten (10) parking spaces allocated by the Project for drop off purposes. To supplement Project parking, existing parking at Eisenhower Medical Center shall be made available to accommodate additional parking demand created by the Project, with such shared parking area identified 8-39
6 on Exhibit “B”, incorporated herein by this reference, to be expressly reserved for the Project (the “Shared Parking”). Accordingly, no less than nineteen (19) parking spaces at Eisenhower Medical Center shall be made available for use by the Project and Subject Property. Developer shall provide City evidence of a document recorded with the Riverside County Recorder’s office, encumbering the Shared Parking site, to the reasonable satisfaction of City Attorney and City Engineer, effectuating the shared parking requirement herein, which instrument expressly may not be modified, terminated or extinguished without the City’s prior written consent, at City’s sole and absolute discretion; which instrument shall include an anti-merger provision. In the event of any change in use not expressly contemplated herein, a parking analysis will need to be performed, and will be subject to the then existing applicable regulations; which may require additional parkinga single-story design on the Subject Property as a benefit to the surrounding residential uses to the east and south of the Subject Property, the Subject Property’s maximum lot coverage shall be thirty-nine percent (39%), in accordance with the proposed Project plans.
b. The experience, knowledge, capability and reputation of Developer were a substantial inducement for the City to enter into this Development Agreement, and this Development Agreement only provides rights to certain delineated uses set forth in this Development Agreement and project entitlements.
Subject to Section 23 (Assignment of Rights) herein, in the event of any assignment of this Agreement, whether by operation of law, contract, or otherwise, results in a changed use or other material deviation from the purpose of this Agreement as reasonably determined by the City, any such assignee and/or change in use shall be subject to the City’s then current laws, rules and regulation, including but not limited to the City’s General Plan, any applicable specific plan, and/or Municipal Code; and may be subject to additional discretionary and/or ministerial review and requirements, including but not limited to submittal of a parking study, maintaining and/or modifications of the shared parking agreement with the Eisenhower Medical Center, zone change, minor/major modification, variance, further environmental review, and may require modifications to the Subject Property and/or improvements thereon.
Section 9. Child Care Center
The Child Care Center shall be owned and operated by Eisenhower Medical Center, or an affiliate, and shall only be utilized to support Eisenhower Medical Center staff. In the event the Child Care Center is to be independently owned and/or operated, and/or to provide care for non-Eisenhower Medical Center staff, such change in use shall be subject to the City’s prior written approval, and subject to any regulations set forth in the Rancho Mirage Municipal Code in effect at the time of the change in use and as specified in Section 8 (d) above.
Section 10. Cooperation by Developer
Developer shall, in a timely manner, provide City with all documents, applications, plans and other information necessary for City to carry out its obligations under this Agreement and cause its planners, engineers and other consultants to do the same. Developer also shall apply in a timely manner for such other permits and approvals from other governmental or quasi-governmental agencies having jurisdiction over the Subject Property and/or Project as may be required for the development of, or provision of services to, the Subject Property and/or Project, as contemplated by this Agreement.
Section 11. Processing Fees
Notwithstanding anything else herein, Developer shall pay all applicable filing and 8-40
7 processing fees pursuant to Section 17.36.050 “Fees” of the Rancho Mirage Municipal Code in the amounts set forth in the schedule of fees in effect at the time such fees are due and payable during the land use entitlement review process.
Section 12. Additional Cost Reimbursement
In addition to the payment of the requisite processing fees, Developer shall reimburse City for the actual costs and expenses incurred by City for all services provided by City and its consultants, including legal counsel, for review, preparation and processing of this Agreement and related Project entitlements, and any research related thereto which are not factored in City processing fees. Furthermore, to the extent that City, on behalf of Developer, attempts to enter into binding agreements with other entities in order to assure the availability of certain permits and approvals or services necessary for development of the Subject Property and/or the Project as described in this Agreement, Developer shall reimburse City for all costs and expenses incurred in connection with seeking and entering into any such agreements, subject to Developer’s consent to such costs and expenses, which consent shall not be unreasonably withheld. Any fees, assessments or other amounts payable by City pursuant to any such agreements described herein shall be borne by Developer except where Developer has notified City in writing, prior to City entering into any such agreement, that it does not desire for City to execute said agreement. In the event Developer refuses consent with respect to the above matters, City reserves the right to refrain from entering into the respective agreement or paying any fees, assessment or other amounts on behalf of the Subject Property and/or Project, and may terminate this Agreement where such payments are otherwise required.
Section 13. Commencement of Construction
Upon the City’s approval of a Tentative Parcel Map (Exhibit “C”, incorporated herein by this reference), the Preliminary Development Plan Case No. PDP22-0002 (Exhibit “D”, incorporated herein by this reference), and such other documents as may be reasonably required by the City, Developer may submit Improvement Plans to the City pursuant to Chapter 16.20 of the Municipal Code for purposes of processing, to the extent applicable, proper building and grading plans and permits, and other necessary ministerial approvals to commence grading, acquire easements, install utilities, and construct the Project’s improvements, private and public streets within or outside the Subject Property, perimeter walls and fencing, entry features, and other matters contemplated by the Condominium Plan.
Section 14. Vested Rights and Applicable Rules, Regulations and Policies
Except as otherwise provided in this Agreement, Developer shall have the vested right to develop the Project pursuant to the rules, regulations, and policies governing the use, density, intensity, design, improvement, construction, and building and occupancy standards, in effect on the Effective Date of this Agreement, as set forth in this Agreement, Project entitlements, Title 17 (“Zoning”) of the Rancho Mirage Municipal Code, and all other applicable state, federal and local laws, rules, and regulations (collectively, “Applicable Law”). In light of the foregoing, City shall apply the Applicable Law when considering any actions or decisions pertaining to both discretionary and ministerial permits related to the Project and Subject Property. It is the intent of City and Developer that the vesting of development rights of Developer shall include the permitted land 8-41
8 uses, lot coverage, and intensity of use of the Property, timing or phasing of development, zoning, provisions for reservation or dedication of land for public purposes, and the location and size of public improvements and other terms and conditions of development of the Project as set forth in the Project entitlements and this Agreement. Notwithstanding anything herein to the contrary, subject to Section 15 (Minor Revisions), in the event the use, operation, and/or development of the Subject Property deviates from what is set forth herein, such proposed deviations shall be subject to the then existing rules, regulations, and policies governing the use, lot coverage, intensity, design, improvement, construction and building and occupancy standards.
(a) In accordance with Government Code Section 65866, nothing herein shall be construed to limit City’s authority to apply new rules, regulations and policies to the Project which do not conflict with the Applicable Law, nor to limit City’s police power to implement, based upon appropriate and adequate findings, specific emergency measures necessary to protect against real and actual threats to the health and safety of City residents.
(b) Notwithstanding anything to the contrary contained in this Agreement, City may apply to the Project, at any time during the term of this Agreement, the then-current California Building Code, California Fire Code, and other uniform construction codes, provided that any such uniform code shall apply to the Project only to the extent that such code has been adopted by City, and is in effect on a City-wide basis. (c) As provided in California Government Code Section 65869.5, this Agreement shall not preclude the application to the Project of changes in laws, regulations, plans or policies, to the extent that such changes are specifically mandated and required by changes in state or federal laws or regulations (“Changes in the Law”). In the event Changes in the Law prevent or preclude compliance with one or more of the provisions of this Agreement, such provisions of this Agreement shall be modified or suspended, or performance thereof delayed, as may be necessary to comply with the Changes in the Law, and City and Developer shall take such action as may be required pursuant to this Agreement.
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9 Section 15. Minor Revisions
Minor revisions to the entitlements related to the Subject Property and/or Project shall not require an amendment to this Agreement, provided that City finds and determines that the proposed change or modification is consistent with the development standards and guidelines set forth in this Agreement and Applicable Laws.
Section 16. Existing Exactions
Nothing set forth in this Agreement shall constitute a waiver of Developer’s obligation to pay or be subject to any other existing fees, exactions, in-lieu fees or payments, dedication or reservation requirements, obligations for on-site or off-site improvements, construction requirements for public improvements, facilities, or services required of the Project and/or Subject Property under the Applicable Law, whether such requirements constitute subdivision improvements, mitigation, or impositions made under any applicable ordinance or other applicable regulation.
Section 17. Nexus/Reasonable Relationship Challenges
Developer consents to, and waives any rights it may have now or in the future to challenge the legal validity of, the conditions or requirements set forth in this Agreement including, without limitation, any claim that they constitute an abuse of the police power, violate substantive due process, deny equal protection of the laws, effect a taking of property without payment of just compensation, or impose an unlawful tax. Developer reserves the right, however, to challenge in court any future fee, exaction, or other City Law that would, in Developer’s opinion, conflict with Applicable Law (including this Agreement) or reduce the development rights provided by this Agreement.
Section 18. Covenants Running with the Land and Constructive Notice
All of the terms, provisions, and obligations contained in this Agreement shall be binding upon Developer and its heirs, successors, and assigns, and all other persons or entities acquiring all or any portion of the Subject Property and/or Project, or any interest therein, whether by operation of law or in any manner whatsoever, and the rights thereof shall inure to the benefit of City and its successors and assigns. As such, all of the provisions of this Agreement shall be enforceable as equitable servitudes and constitute covenants running with the land pursuant to applicable law, including but not limited to, Section 1468 of the California Civil Code. Notwithstanding the above, every person who now or hereafter owns or acquires any right, title or interest in or to any portion of the Subject Property and/or Project shall be deemed to have consented and agreed to every provision contained in this Agreement, whether or not any reference to this Agreement is contained in the instrument by which such person acquired an interest in the Subject Property and/or Project.
Section 19. Civil Code Section 1542 Waiver
Developer hereby waives any and all rights Developer or its successors and assigns may have under Article XIIIC or Article XIIID of the California Constitution and any and all rights Developer of its successors and assigns may have under any other applicable law to contest the fees, exactions 8-43
10 and assessments and/or their amounts payable to City under this Agreement. Developer with and under advice of counsel, hereby expressly waives any and all right and benefit conferred upon Developer by the provisions of California Civil Code section 1542 as follows:
A general release does not extend to claims that the creditor or releasing party does not know or suspect to exist in his or her favor at the time of executing the release and that, if known by him or her, would have materially affected his or her settlement with the debtor or released party.”
Developer further expressly waives any and all rights and benefits conferred upon Developer by any provision of any other state, federal or local statute, code, ordinance or law similar to Section 1542 of the Civil Code. Developer expressly consents that the waiver of rights contained in the first paragraph shall be given full force and effect, according to the express terms and provisions of the instant waiver, to unknown and unsuspected claims, demands and causes of action, if any, arising out of or relating to the waiver of rights contained in this Agreement.
Initials:
Developer
Section 20. Periodic Review
City shall conduct a review of this Agreement as set forth as follows:
(a) Annual Review. City will review the extent of good faith compliance by Developer with the terms of this Agreement annually commencing on the first anniversary of the Effective Date of this Agreement.
(b) Notice. City shall notify Developer in writing of the date of review at least thirty (30) days prior thereto.
(c) Good-faith Compliance. During each annual review, Developer is required to demonstrate good faith compliance with the terms of this Agreement. (d) Production of Documents and Other Evidence. Developer agrees to furnish such reasonable evidence and adequate documentation of good faith compliance as City, in the exercise of its reasonable discretion, may require. (e) Cost of Annual Review. The costs incurred by City in connection with the annual review shall be borne by Developer.
(f) Failure to Conduct Review. City’s failure to conduct an annual review of this Agreement shall not constitute a breach of this Agreement. (g) Certificate of Compliance. If, at the conclusion of a periodic or special review, Developer is found to be in compliance with this Agreement, City shall issue a Certificate of Compliance (“Certificate”) to Developer stating that after the most recent periodic or special review, and based upon the information known or made known to City that: (i) this Agreement remains in effect and (ii) Developer is not in default. City shall not be bound by a Certificate if a default existed at the time of the periodic or special review, but was concealed from or otherwise not known to City, regardless of whether or not the Certificate is relied upon by assignees or other transferees or Developer.
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11 Section 21. Relationship of Parties
It is specifically understood and agreed by and between the parties hereto that the Project is a private development and that neither party is acting as the agent of the other in any respect hereunder. City and Developer also hereby renounce the existence of any form of joint venture or partnership between them, and agree that nothing contained herein or in any document executed in connection herewith shall be construed as making City and Developer joint venturers or partners.
Section 22. No Third Party Beneficiaries
The only parties to this Agreement are Developer and City. There are no third party beneficiaries and this Agreement is not intended, and shall not be construed, to benefit, or be enforceable by any other person whatsoever.
Section 23. Assignment of Rights
Developer shall have the right to assign its rights and obligations under this Agreement, by giving prior written notice to City, to any entity in which Developer, or its principal shareholders, retain a majority ownership interest so long as such assignee expressly assumes the obligations of Developer hereunder. Otherwise, Developer may not assign all or any portion of its rights hereunder nor delegate all or any portion of its duties and obligations hereunder without the prior written consent of City, which consent shall not be unreasonably withheld.
Section 24. Severability
If any term, provision, covenant or condition of this Agreement is repealed by referendum or is held by a court of competent jurisdiction or an authorized government enforcement agency to be invalid, void or unenforceable, the remaining provisions, if any, of this Agreement shall continue in full force and effect, unless enforcement of this Agreement as so invalidated would be unreasonable or grossly inequitable under all the circumstances or would frustrate the purposes of this Agreement.
Section 25. Singular and Plural; Gender; and Person
Except where the context requires otherwise, the singular of any word shall include the plural and vice versa; and pronouns inferring the masculine gender shall include the feminine gender and neuter, and vice versa, and a reference to “person” shall include, in addition to a natural person, any governmental entity and any partnership, corporation, joint venture or any other form of business entity.
Section 26. Time Is of the Essence
Time is of the essence of this Agreement and of each and every term and condition hereof. 8-45
12 Section 27. Waiver
All waivers must be in writing to be effective or binding upon the waiving party, and no waiver shall be implied from any omission by a party to take any action with respect to an Event of Default as defined in this Agreement. Failure by a party to insist upon the strict performance of any of the provisions of this Agreement by the other party shall not constitute waiver of such party’s right to demand strict compliance and specific performance by the other party in the future. In addition, no express written waiver of any Event of Default shall affect any other Event of Default, or cover any period of time other than as specified in such express waiver.
Section 28. Amendments
This Agreement may be amended from time to time by mutual consent of the original parties or their successors in interest, with City’s costs payable by amendment applicants, in accordance with the provisions of Government Code Sections 65867 and 65868 and City’s adopted procedures and requirements for the consideration of amendments to development agreements. Minor revisions, as described above, shall not require an amendment to this Agreement.
Section 29. Ambiguities or Uncertainties
The parties hereto have mutually negotiated the terms and conditions of this Agreement and each party received independent legal advice from its attorneys with respect to the advisability of executing this Agreement and the meaning of the provisions contained herein. As such, this Agreement is a product of the joint drafting efforts of both parties and neither party shall be deemed to have solely or independently prepared or framed this Agreement. Therefore, any ambiguities or uncertainties are not to be construed against or in favor of either party.
Section 30. Hold Harmless
Developer hereby agrees to, and shall defend, indemnify and hold harmless City, city council, commissions, boards, subcommittees and City’s elected and appointed officials, commissioners, board members, officers, agents, consultants and employees (“City Parties”) from, any and all claims, costs and liability for any damages, personal injury or death, which may arise, directly or indirectly, from Developer’s or Developer’s officers’, agents’, consultants’, employees’, contractors’ or subcontractors’ negligent, willful or reckless conduct performed under this Agreement.
Section 31. Indemnification
Developer shall defend, indemnify and hold harmless City, City Council, commissions, boards, subcommittees and City’s elected and appointed officials, commissioners, board members, officers, agents, consultants and employees (“City Parties”) from and against any and all liabilities, demands, claims, actions or proceedings and costs and expenses incidental thereto (including costs of defense, settlement and reasonable attorneys’ fees), which any or all of them may suffer, incur, be responsible for or pay out as a result of or in connection with any challenge to the legality, validity or adequacy of any of the following: (i) any prior agreements by and between City and 8-46
13 Developer; (ii) this Agreement and the concurrent and subsequent permits, licenses and entitlements approved by City; (iii) any environmental determination made by City in connection with the Subject Property, the Project or this Agreement; and (iv) any proceedings or other actions undertaken by City in connection with the adoption or approval of any of the above. In the event of any administrative, legal, equitable action or other proceeding instituted by any third party (including without limitation a governmental entity or official) challenging the legality, validity or adequacy of any of the above items, any portion thereof, and/or any provision of this Agreement, the Parties shall mutually cooperate with each other in defense of said action or proceeding. Notwithstanding the above, City, at its sole option, may tender the complete defense of any third party challenge as described herein.
In the event City elects to contract with special counsel to provide for such a defense, City shall meet and confer with Developer regarding the selection of counsel, and Developer shall pay all costs related to retention of such counsel by City.
Section 32. Delays in Performance
In addition to any other provisions of this Agreement with respect to delay, Developer and City shall be excused for performance of their obligations hereunder during any period of delay caused by acts of God or civil commotion; major acts of terrorism occurring in the United States of America; riots, strikes, picketing, or other labor disputes; shortage of materials or supplies; damage to or prevention of work in process by reason of fire, floods, earthquake, or other casualties; litigation, acts or neglect of the other party; restrictions imposed or mandated by governmental or quasi-governmental entities; and/or enactment of conflicting provisions of the Constitution, laws of the United States of America, the State of California, or any codes, statutes, regulations or executive mandates promulgated thereunder. If written notice of such delay is given to either party within thirty (30) days of the commencement of such delay, an extension of time for such cause shall be granted in writing for the period of the delay, or longer as may be mutually agreed upon.
Section 33. Events of Default
A default under this Agreement shall be deemed to have occurred upon the happening of one or more of the following events or conditions: (i) a warranty, representation, or statement made or furnished by Developer expressly in this Agreement to City or by City to Developer is false or proves to have been false in any material respect when it was made, and/or (ii) a finding by City made following a periodic review of the Agreement under the procedure provided for in Section 20 (Periodic Review) of this Agreement, based on substantial evidence, that Developer has not complied in good faith with one or more of the terms or conditions of this Agreement, and/or (iii) Developer’s failure to perform any of its material obligations under this Agreement (each, an “Event of Default”). Upon the occurrence of an Event of Default by Developer or City, the non- defaulting party shall provide the other party thirty (30) calendar days written notice specifying the nature of the alleged default and the manner in which said default may be satisfactorily cured (“Notice of Default”). Subject to any extensions of time by mutual consent of the parties in writing, and subject to the provisions of Section 34 (General Default Remedies) of this Agreement, the failure or unreasonable delay by either party to perform any material term or provision of this Agreement for a period of thirty (30) days after the dispatch of a written notice of default from the other party, or a determination that a warranty, representation, or statement made or furnished by Developer expressly in this Agreement to City is false or proves to have been false in any material respect when it was made, shall constitute a default under this 8-47
14 Agreement. If the nature of the alleged default is such that it cannot reasonably be cured within such thirty (30) calendar day period, the commencement of the cure within such time period and the diligent prosecution to completion of the cure shall be deemed a cure within such period. Any Notice of Default given hereunder shall specify in detail the nature of the alleged Event of Default and the manner in which such Event of Default may be satisfactorily cured in accordance with the terms and conditions of this Agreement. During the time periods herein specified for cure of an Event of Default, the party charged therewith shall not be considered to be in default for purposes of termination of this Agreement, institution of legal proceedings with respect thereto, or whether any further building permits shall be issued with respect to the Subject Property.
Section 34. General Default Remedies
Subject to Section 38 (No Damages Relief) of this Agreement, after notice and expiration of the thirty (30) calendar day period without cure, the non-defaulting party shall have such rights and remedies against the defaulting party as it may have at law or in equity, including, but not limited to, the right to terminate this Agreement pursuant to California Government Code Section 65868 or seek mandamus, specific performance, injunctive or declaratory relief. Any rights or remedies available to non-defaulting party under this Agreement and any other rights or remedies that such party may have at law or in equity upon a default by the other party under this Agreement shall be distinct and separate, providing the non-defaulting party with cumulative rights and remedies. None of such rights or remedies, whether or not exercised by the non-defaulting party, shall be deemed to exclude any other rights or remedies available to the non-defaulting party. The non-defaulting party may, in its discretion, exercise any and all of its rights and remedies, at once or in succession, at such time or times as the non-defaulting party considers appropriate.
Section 35. No Building Permit upon Developer Default
No building permit shall be issued or building permit application accepted for any structure or improvement on the Subject Property after Developer is determined by a court of competent jurisdiction to be in default of any of the material terms and conditions of this Agreement, until such default thereafter is cured by Developer or is waived by City. If City lawfully terminates this Agreement because of Developer’s default, then City shall retain any and all benefits, including without limitation any money, improvements, structures, easements or dedications received by City pursuant to any term or condition of this Agreement, and/or Project entitlements.
Section 36. Applicable Law
This Agreement shall be construed and enforced in accordance with the laws of the State of California.
Section 37. Venue
In the event that suit is brought by either party to this Agreement, the parties agree that venue shall be exclusively vested in the State courts of the County of Riverside, California or where appropriate, in the United States District Court, Central District of California, Riverside, California. 8-48
15 Section 38._No Damages Relief
Notwithstanding anything else in this Agreement to the contrary, Developer acknowledges that the City would not have entered into this Agreement had it been exposed to damage claims from Developer for any breach hereof. As such, the parties agree that in no event shall Developer be entitled to recover damages of any kind whatsoever against City for breach of this Agreement.
Section 39. Legal Action; Attorneys’ Fees
Either party may, in addition to any other rights or remedies, institute legal action to cure, correct or remedy a default, enforce any covenant or agreement herein, enjoin any threatened or attempted violation hereof, or enforce by specific performance the obligations and rights of the parties hereto. The prevailing party in any such action shall be entitled to its reasonable attorneys’ fees and costs to be paid by the losing party.
Section 40. Notices
Any notice or communication required hereunder between City and Developer shall be in writing, and may be given either personally or by registered mail, return-receipt requested. Notice, whether given by registered mail or personal delivery, shall be deemed to have been given and received on the actual receipt by any of the addresses designated below as the party to whom notices are to be sent. Any party hereto may at any time, upon written notice to the other party hereto, designate any other address in substitution of the address to which such notice or communication shall be given. Such notices or communications shall be given to the parties at their addresses set forth below:
To City:
City of Rancho Mirage
69-825 Highway 111
Rancho Mirage, CA 92270
Attention: City Manager
To Developer:
Eisenhower Medical Center
39-000 Bob Hope Drive
Rancho Mirage, CA 92270
Attention: Ali Tourkaman
8-49
16 With copies to:
David A. Darrin, Esq.
SCHLECHT, SHEVLIN & SHOENBERGER, ALC
801 E. Tahquitz Canyon Way, Suite 100
Palm Springs, CA 92262
Email: [email protected]
Telephone: 760-320-7161
John T. Greenwood
PVG ARCHITECTS
44530 San Pablo Ave., Suite 200
Palm Desert, CA 92260
Telephone: 760-779-5393
Section 41. Entire Agreement
This Agreement and the exhibits attached hereto contain all the representations and the entire agreement between the parties with respect to the subject matter hereof. Except as otherwise specified in this Agreement and the exhibits attached hereto, any prior correspondence, memoranda, warranties, representations and agreements unless otherwise provided in this Agreement, are superseded in total by this Agreement and the exhibits attached hereto.
Section 42. Recordation; Subordination
In order to comply with Section 65868.5 of the Development Agreement Statute, the parties do hereby direct City Clerk to cause a copy of this Agreement to be recorded with the Riverside County Recorder’s Office within ten (10) days after the Enacting Ordinance takes effect.
This Agreement shall be superior and senior to any lien placed upon the Property, or any portion thereof, including the lien of any mortgage. In the event the Property is encumbered with a lien (including without limitation a lien held by or in favor of any lenders, lessees and other interested parties) at time of recordation of this Agreement, Developer shall ensure any and all such otherwise superior liens are subordinated to this Agreement, to the reasonable satisfaction of City.
Notwithstanding the foregoing and except as otherwise specifically stated in the terms of any security instrument held by a mortgagee, no default under this Agreement shall defeat, render invalid, diminish, or impair the lien of any mortgage or deed of trust on the Subject Property made, or their interest in the Property acquired by, any mortgagee in good faith and for value.
Section 43. Counterparts
This Agreement may be executed in duplicate counterpart originals, each of which is deemed to be an original, and all of which when taken together shall constitute one and the same instrument. 8-50
17 Section 44. Consistency of Entitlements with Agreement
The parties hereto acknowledge that it is their intention that all terms, conditions and obligations of any and all entitlements related to the Subject Property and/or Project, or arising from this Agreement shall be consistent with, or at minimum, shall not conflict with, the terms, provisions and obligations of this Agreement.
Section 45. Authority to Execute Agreement
The person or persons executing this Agreement on behalf of Developer and City warrant and represent that they have the authority to execute this Agreement and the authority to bind Developer and City, as applicable, to the performance of their respective obligations hereunder.
Section 46. Covenant of Good Faith and Fair Dealing
No party shall do anything which shall have the effect of injuring the right of another party to receive the benefits of this Agreement or do anything which would render its performance under this Agreement impossible. Each party shall perform all acts contemplated by this Agreement to accomplish the objectives and purposes of this Agreement.
Section 47. Partial Invalidity Due to Governmental Action
In the event state or federal laws or regulations enacted after the effective date of this Agreement, or formal action of any governmental entity other than City, prevent compliance with one or more provisions of this Agreement, or require changes in plans, maps or permits approved by City, the parties agree that the provisions of this Agreement shall be modified, extended or suspended only to the minimum extent necessary to comply with such laws or regulations.
Section 48. Further Actions and Instruments
The parties agree to provide reasonable assistance to the other and cooperate to carry out the intent and fulfill the provisions of this Agreement. Each of the parties shall promptly execute and deliver all documents and perform all acts as necessary to carry out the matters contemplated by this Agreement.
[THIS PORTION LEFT BLANK INTENTIONALLY]
8-51
18 IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed as of the dates written above.
CITY OF RANCHO MIRAGE
APPROVED:
By: __________________________ Richard W. Kite, Mayor I
ATTEST: By: __________________________ Kristie Ramos, City Clerk
APPROVED AS TO FORM:
By: ____________________________ Steven B. Quintanilla, City Attorney
DEVELOPER
APPROVED:
EISENHOWER MEDICAL CENTER,
A CALIFORNIA NONPROFIT PUBLIC BENEFIT
CORPORATION
* By:
_
Name/Title
* By:
_
Name/Title
*Signatures must be notarized.
APPROVED AS TO FORM:
By: ___________________________ David A. Darrin, Esq.
Legal Counsel for
Developer
8-52
19 EXHIBIT “A”
DESCRIPTION AND DEPICTION OF SUBJECT PROPERTY
[SEE ATTACHED]
8-53
8-54
20 EXHIBIT “B”
SHARED PARKING DEPICTION
[SEE ATTACHED]
8-55
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21 EXHIBIT “C”
TENTATIVE PARCEL MAP (TPM NO. 38692)
[SEE ATTACHED]
8-57
COUNTRY CLUB DRIVE
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8-58
22 EXHIBIT “D”
PRELIMINARY DEVELOPMENT PLAN
[TO BE ATTACHED]
8-59
1 RESOLUTION NO. ___________
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO MIRAGE, CALIFORNIA, RECOMMENDING THAT THE CITY
COUNCIL: 1) FIND THE PROPOSED PROJECT CATEGORICALLY
EXEMPT FROM CEQA; 2) INTRODUCE AND ADOPT THE ATTACHED
ORDINANCE APPROVING THE STATUTORY DEVELOPMENT
AGREEMENT WITH EISENHOWER MEDICAL CENTER; AND 3) ADOPT
THE ATTACHED RESOLUTION APPROVING THE TENTATIVE PARCEL
MAP AND PRELIMINARY DEVELOPMENT PLAN REGARDING THE
EISENHOWER MCA PROJECT AT APN:682-010-021.
WHEREAS, the City of Rancho Mirage is a charter city and a municipal corporation of the State of California, and recognized as a political subdivision of State of California for certain purpose; and
WHEREAS, Eisenhower Medical Center is a California corporation, and nonprofit public benefit corporation (“Developer”), which owns approximately 4.31 acres located at the southeast corner from the intersection of Country Club Drive and Wilshire Palm Drive, in Rancho Mirage, County of Riverside, State of California, having Assessor Parcel Number 682-010-021 (the “Subject Property”), which is currently vacant and unimproved land, as more particularly described and depicted in Exhibit “A”, attached hereto and incorporated herein by this reference; and
WHEREAS, the “Proposed Project” will expand the Eisenhower Medical Center, located at 3900 Bob Hope Drive, Rancho Mirage, California 92270, creating: a Memory Care Center building, a Child Care Center building for Eisenhower Medical Center staff only; a Health System Services building and infrastructure related thereto (e.g., parking, roadways, and sidewalks); and
WHEREAS, the Proposed Project includes a statutory Development Agreement (DA22-0002) by and between the City and the Developer; attached hereto and incorporated herein by this reference as Exhibit “B” and WHEREAS, the Proposed Project includes a Tentative Parcel Map (TPM23-0001) and a related Preliminary Development Plan (PDP22-0002), attached hereto and incorporated herein by this reference as Exhibit “C”; and WHEREAS, the Proposed Project is categorically exempt from the California Environmental Quality Act pursuant to Section 15332 - Infill Development Projects. The Proposed Project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The project site has no value as habitat for endangered, rare or threatened species. Approval of the Proposed Project would not result in any significant effects relating to traffic, noise, air quality, or ATTACHMENT 6
8-60
2 water quality. The site can be adequately served by all required utilities and public services. Accordingly, the Proposed Project meets all of the requirements to be categorized as an Infill Development Project.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
RANCHO MIRAGE, CALIFORNIA, DOES HEREBY RESOLVES AS FOLLOWS:
SECTION 1. RECITALS AND EXHIBITS
That the foregoing Recitals and attached Exhibits are true and correct and are hereby incorporated by this reference.
SECTION 2. EVIDENCE AND ADMINISTRATIVE RECORD
That the Planning Commission conducted a noticed Public Hearing on September 14, 2023, and considered all of the evidence submitted into the administrative record for the Proposed Project, including, but not limited to, the following, which are all hereby incorporated herein by reference:
(a) Rancho Mirage Municipal Code;
(b) Rancho Mirage General Plan and Title 17 (Zoning) of the Rancho Mirage Municipal Code and all relevant provisions contained therein; (c) Development Agreement (DA22-0002) by and between the City and the Developer;
(d) Tentative Parcel Map (TPM23-0001);
(e) Preliminary Development Plan (PDP22-0002),
(f) Notice of Planning Commission Public Hearing scheduled for September 14, 2023, at 2:00 p.m. in the Council Chamber, located at City Hall at 69- 825 Highway 111, Rancho Mirage, California;
(g) Planning Commission Staff Report, attachments and Staff presentation for the Proposed Project, and all public documents, records and references related thereto submitted or provided at or prior to the September 14, 2023, Planning Commission Public Hearing;
(h) Testimony and/or comments from Developer and its representatives submitted or provided at, or prior to, the September 14, 2023, Planning Commission Public Hearing; and
(i) Testimony and/or comments from all persons that were provided in written format or correspondence, at, or prior to, the September 14, 2023, Planning Commission Public Hearing.
SECTION 3. RECOMMENDATIONS
That based on the foregoing Recitals and the Evidence contained in the Administrative Record for the Proposed Project, as set forth and described herein, and the findings and determinations set forth in the September 14, 2023, Planning Commission Staff Report and the attached ordinance and resolutions, the Planning Commission recommends that the City Council take the following actions:
8-61
3 a) Find the Proposed Project categorically exempt from the California Environmental Quality Act pursuant to Section 15332 - Infill Development Projects;
b) Introduce and adopt the attached Ordinance approving the Development Agreement by and between the City and the Developer (DA22-0002), attached hereto as Exhibit “B”; and
c) Adopt the attached Resolution, attached hereto as Exhibit “C”, approving the Tentative Parcel Map (TPM23-0001) and Preliminary Development Plan (PDP22-0002).
SECTION 4. ENVIRONMENTAL REVIEW
The Proposed Project is categorically exempt from the California Environmental Quality Act pursuant to Section 15332 - Infill Development Projects. The Proposed Project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The project site has no value as habitat for endangered, rare or threatened species. Approval of the Proposed Project would not result in any significant effects relating to traffic, noise, air quality, or water quality. The site can be adequately served by all required utilities and public services. Accordingly, the Proposed Project meets all of the requirements to be categorized as an Infill Development Project.
SECTION 5. EFFECTIVE DATE
That this Resolution shall take effect immediately upon its adoption.
SECTION 6. SEVERABILITY
That if any provision, section, paragraph, sentence or word of Resolution or any portion of the Administrative Record for the Proposed Project be rendered or declared invalid by any final court action in a court of competent jurisdiction or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences or words as hereby adopted shall remain in full force and effect.
SECTION 7. CERTIFICATION.
That the Secretary to the Planning Commission shall certify as to the adoption of this Resolution and shall cause the same to be processed in the manner required by law.
SECTION 8. REPEAL OF CONFLICTING PROVISIONS.
8-62
4 That all provisions of any resolution in effect prior to the effective date of this Resolution as adopted by the Planning Commission that are in conflict with the provisions of this Resolution, are hereby repealed.
PASSED AND ADOPTED on this 14th day of September, 2023.
_________________________
David Grey, Chair
ATTEST:
_____________________________
Kristie Ramos, Secretary
APPROVED AS TO FORM:
_____________________________
Steven B. Quintanilla, City Attorney
8-63
5 EXHIBIT “A”
SUBJECT PROPERTY
[TO BE ATTACHED]
8-64
6 EXHIBIT “B”
ORDINANCE APPROVING
STATUTORY DEVELOPMENT AGREEMENT
BY AND BETWEEN
THE CITY OF RANCHO MIRAGE AND
EISENHOWER MEDICAL CENTER
(DA22-0002)
[TO BE ATTACHED]
8-65
7 EXHIBIT C
RESOLUTION APPROVING
TENTATIVE PARCEL MAP AND PRELIMINARY DEVELOPMENT PLAN
(TPM23-0001 & PDP22-0002)
[TO BE ATTACHED]
8-66
1 ORDINANCE NO. ___________
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF RANCHO
MIRAGE, CALIFORNIA, APPROVING STATUTORY DEVELOPMENT
AGREEMENT WITH EISENHOWER MEDICAL CENTER, REGARDING
EISENHOWER PROPOSED PROJECT AT APN:682-010-021
WHEREAS, the City of Rancho Mirage is a charter city and a municipal corporation of the State of California, and recognized as a political subdivision of State of California for certain purpose; and
WHEREAS, Eisenhower Medical Center is a California corporation, and nonprofit public benefit corporation (“Developer”), which owns approximately 4.31 acres located at the southwest corner of Country Club Drive and Wilshire Palm Drive, in Rancho Mirage, County of Riverside, State of California, having Assessor Parcel Number 682-010-021 (the “Subject Property”), which is currently vacant and unimproved land, as more particularly described and depicted in Exhibit “A”, attached hereto and incorporated herein by this reference; and
WHEREAS, the “Proposed Project” will expand the Eisenhower Medical Center, located at 39000 Bob Hope Drive, Rancho Mirage, California 92270, creating: a Memory Care Center building, a Child Care Center building for Eisenhower Medical Center staff only; a Health System Services building and infrastructure related thereto (e.g., parking, roadways, and sidewalks); and
WHEREAS, the Proposed Project includes a statutory Development Agreement (DA22-0002) by and between the City and the Developer; attached hereto and incorporated herein by this reference as Exhibit “A” and WHEREAS, the Proposed Project includes a Tentative Parcel Map (TPM23-0001) and a related Preliminary Development Plan (PDP22-0002); and WHEREAS, on September 14, 2023, the Planning Commission held a noticed public hearing to review and consider the Tentative Parcel Map (TPM23-0001) and Preliminary Development Plan (PDP22-0002); and
WHEREAS, on September 14, 2023, the Planning Commission adopted Resolution _____, recommending that the City Council: (1) find the Proposed Project categorically exempt from California Environmental Quality Act pursuant to Section 15332 -Infill Development Projects; (2) introduce and adopt an Ordinance approving the Development Agreement (DA22-0002); and (3) adopt a Resolution approving the Tentative Parcel Map (TPM23-0001) and Preliminary Development Plan (PDP22-0002).
WHEREAS, the Proposed Project implements Policy E&F 2.6 of the General Plan which encourages the promotion of medically related uses in the vicinity of the Eisenhower Medical Center, and the Subject Property will be located approximately 790 feet southeast from Eisenhower on the south side of Country ATTACHMENT 7
8-67
2 Club Drive; and.
WHEREAS, the Proposed Project implements Policy COS 5.2 of the General Plan which assures an efficient circulation system and land use pattern in Rancho Mirage; and
WHEREAS, the Proposed Project implements Policies PS&F 8.1, 8.2, & 8.4 of the General Plan which focus on high quality healthcare facilities and services to promote the good health and well-being of Rancho Mirage residents, in that the Project includes three buildings which will provide administration services for the Eisenhower Medical Center, childcare services for Eisenhower Medical Center staff, and memory care services; and
WHEREAS, the Proposed Project implements Policy CD 10.2 of the General Plan focusing on parking areas which shall be configured to allow the free flow of vehicular traffic and convenient vehicular access to customers; and
WHEREAS, to strengthen the public planning process, encourage private participation in comprehensive planning and reduce the economic risk of development, the Legislature of the State of California adopted Sections 65864 et seq. of the California Government Code ("Development Agreement Statute") which authorizes cities to enter into property development agreements with any person(s) or entity(ies) having a legal or equitable interest in real property for the development of such real property in order to establish certain development rights in the real property; and
WHEREAS, pursuant to Section 17.56.010 of the Rancho Mirage Municipal Code, a development agreement is intended to provide assurances to the developer that an approved project may proceed subject to the policies, rules, regulations, and conditions of approval applicable to the project at the time of approval, regardless of any changes to City policies, rules, and regulations after project approval in exchange for assurances that the City will receive certain payment of fees, the installation of certain infrastructure, increased job opportunities, provide necessary medical amenities to the community, and other benefits the City cannot otherwise unilaterally impose as conditions of approval of the project outside the context of a negotiated development agreement; and
WHEREAS, the proposed Development Agreement will eliminate uncertainty in planning for and secure orderly development of the Subject Property and Proposed Project, assure progressive installation of necessary improvements, and ensure attainment of the maximum effective utilization of resources within the City at the least economic cost to its citizens; and
WHEREAS, based on the foregoing recitals, the City has determined that the proposed Development Agreement is appropriate under the Development Agreement Statute and Chapter 17.56 of the Rancho Mirage Municipal Code; and
WHEREAS, the proposed Development Agreement is voluntarily entered into in 8-68
3 consideration of the benefits to and the rights created in favor of each of the parties hereto and in reliance upon the various representations and warranties contained herein.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO MIRAGE, CALIFORNIA, DOES ORDAIN AS FOLLOWS:
SECTION 1. RECITALS AND EXHIBITS
That the foregoing Recitals and attached Exhibits are true and correct and are hereby incorporated by this reference.
SECTION 2. EVIDENCE AND ADMINISTRATIVE RECORD
That the City Council has considered all of the evidence submitted into the administrative record for the Proposed Project, including, but not limited to, the following, which are all hereby incorporated herein by reference:
(a) Rancho Mirage Municipal Code;
(b) Rancho Mirage General Plan and Title 17 (Zoning) of the Rancho Mirage Municipal Code and all relevant provisions contained therein; (c) The proposed Development Agreement (DA22-0002) by and between the City and the Developer;
(d) Tentative Parcel Map (TPM23-0001);
(e) Preliminary Development Plan (PDP22-0002);
(f) Notice of Planning Commission Public Hearing scheduled for September 14, 2023, at 2:00 p.m. in the Council Chamber, located at City Hall at 69- 825 Highway 111, Rancho Mirage, California;
(g) Notice of City Council Public Hearing scheduled for __________, 2023, at 2:00 p.m. in the Council Chamber, located at City Hall at 69-825 Highway 111, Rancho Mirage, California;
(h) Planning Commission Staff Report, attachments and Staff presentation for the Proposed Project, and all public documents, records and references related thereto submitted or provided at or prior to the September 14, 2023, Planning Commission Public Hearing;
(i) City Council Staff Report, attachments and Staff presentation for the Proposed Project, and all public documents, records and references related thereto submitted or provided at or prior to the _________, 2023, City Council Public Hearing;
(j) Testimony and/or comments from Developer and its representatives submitted or provided at, or prior to, the September 14, 2023, Planning Commission Public Hearing;
(k) Testimony and/or comments from Developer and its representatives submitted or provided at, or prior to, the ___________, 2023, City Council Public Hearing; and
8-69
4 (l) Testimony and/or comments from all persons that were provided in written format or correspondence, at, or prior to, the September 14, 2023, Planning Commission Public Hearing; and
(m) Testimony and/or comments from all persons that were provided in written format or correspondence, at, or prior to, the _________, 2023, City Council Public Hearing.
SECTION 3. FINDINGS AND DETERMINATIONS
That based on the foregoing Recitals and the Evidence contained in the Administrative Record for the Proposed Project, as set forth and described herein, the City Council acknowledges, accepts, and approves, and makes the following Findings and Determinations:
(a) That the Developer has a legal interest in the Subject Property; (b) That the proposed Development Agreement establishes certain development rights regarding the Proposed Project;
(c) That the proposed Development Agreement will eliminate uncertainty in planning for and secure orderly development of the Subject Property and Proposed Project, and assures progressive installation of necessary improvements and attainment of the maximum effective utilization of resources within the City at the least economic cost to its citizens; and (d) That the proposed Development Agreement is appropriate under the Development Agreement Statute and Chapter 17.56 of the Rancho Mirage Municipal Code;
(e) That the proposed Development Agreement has been voluntarily entered into in consideration of the benefits to and the rights created in favor of each of the parties hereto and in reliance upon the various representations and warranties contained herein; and
(f) That the Proposed Project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA) and CEQA Guidelines and is categorically exempt from California Environmental Quality Act pursuant to Section 15332 - Infill Development Projects.
SECTION 4. STATUTORY DEVELOPMENT AGREEMENT
That the City Council hereby approves the proposed Development Agreement by and between the City and the Developer.
SECTION 5. EFFECTIVE DATE
That this Ordinance shall take effect thirty (30) days after its adoption.
SECTION 6. CITY ATTORNEY REVIEW
That the City Attorney prepared and framed this ordinance pursuant to Section
1.04.010 of the Rancho Mirage Municipal Code and finds that the City Council has the 8-70
5 authority to adopt this ordinance, that the ordinance is constitutionally valid and that the ordinance is consistent with the general powers and purposes of the City as set forth in Section 1.04.031 of the Rancho Mirage Municipal Code.
SECTION 7. RECORDATION OF DEVELOPMENT AGREEMENT
That in accordance with Section 17.56.050 of the City’s Municipal Code, the City Clerk is hereby directed to record the fully executed Statutory Development Agreement with the Riverside County Recorder no later than ten (10) days after its execution.
SECTION 8. SEVERABILITY
That if any provision, section, paragraph, sentence or word of this Ordinance or any portion of the Administrative Record for the Proposed Project be rendered or declared invalid by any final court action in a court of competent jurisdiction or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences or words as hereby adopted shall remain in full force and effect.
SECTION 9. CERTIFICATION
That the City Clerk shall certify to the passage of this Ordinance and shall cause the same to be published according to law.
SECTION 10. REPEAL OF CONFLICTING PROVISIONS
That all provisions of any ordinance and/or Municipal Code in effect prior to the effective date of this Ordinance as adopted by the City Council that are in conflict with the provisions of this Ordinance, are hereby repealed.
[The remainder of this page intentionally left blank.]
8-71
6 The foregoing Ordinance was approved and adopted at a meeting of the City Council held on ________________ by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
CITY OF RANCHO MIRAGE:
__________________________
Richard W. Kite, Mayor
ATTEST:
______________________________
Kristie Ramos, City Clerk
APPROVED AS TO FORM:
_______________________________
Steven B. Quintanilla, City Attorney
8-72
7 EXHIBIT “A”
STATUTORY DEVELOPMENT AGREEMENT
[TO BE ATTACHED]
8-73
1 RESOLUTION NO. ___________
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO
MIRAGE, CALIFORNIA, APPROVING TENTATIVE PARCEL MAP AND
PRELIMINARY DEVELOPENT PLAN FOR EISENHOWER MEDICAL
CENTER PROPOSED PROJECT
WHEREAS, the City of Rancho Mirage is a charter city and a municipal corporation of the State of California, and recognized as a political subdivision of State of California for certain purpose; and
WHEREAS, Eisenhower Medical Center is a California corporation, and nonprofit public benefit corporation (“Developer”), which owns approximately 4.31 acres located at the southeast corner of Country Club Drive and Wilshire Palm Drive, in Rancho Mirage, County of Riverside, State of California, having Assessor Parcel Number 682-010-021 (the “Subject Property”), which is currently vacant and unimproved land; and WHEREAS, the “Proposed Project” will expand the Eisenhower Medical Center, located at 39000 Bob Hope Drive, Rancho Mirage, California 92270, creating: a Memory Care Center building, a Child Care Center building for Eisenhower Medical Center staff only; a Health System Services building and infrastructure related thereto (e.g., parking, roadways, and sidewalks); and
WHEREAS, the Proposed Project includes a statutory Development Agreement (DA22-0002) by and between the City and the Developer; and WHEREAS, the Proposed Project includes a Tentative Parcel Map (TPM23-0001), attached hereto and incorporated herein by this reference as Exhibit “A”, and a related Preliminary Development Plan (PDP22-0002), attached hereto and incorporated herein by this reference as Exhibit “B”; and
WHEREAS, on September 14, 2023, the Planning Commission held a noticed public hearing to review and consider the Proposed Project, Development Agreement (DA22-0002), Tentative Parcel Map (TPM23-0001) and Preliminary Development Plan (PDP22-0002); and
WHEREAS, on September 14, 2023, the Planning Commission adopted Resolution _____, recommending that the City Council: (1) find the Proposed Project categorically exempt from California Environmental Quality Act pursuant to Section 15332 -Infill Development Projects; (2) introduce and adopt an Ordinance approving the Development Agreement (DA22-0002); and (3) adopt a Resolution approving the Tentative Parcel Map (TPM23-0001) and Preliminary Development Plan (22-0002), regarding the Eisenhower Medical Center Proposed Project.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO MIRAGE, CALIFORNIA, DOES HEREBY RESOLVES AS FOLLOWS:
ATTACHMENT 8
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2 SECTION 1. RECITALS AND EXHIBITS
That the foregoing Recitals and attached Exhibits are true and correct and are hereby incorporated by this reference.
SECTION 2. EVIDENCE AND ADMINISTRATIVE RECORD
That the City Council has considered all of the evidence submitted into the administrative record for the Proposed Project, including, but not limited to, the following, which are all hereby incorporated herein by reference:
(a) Rancho Mirage Municipal Code;
(b) Rancho Mirage General Plan and Title 17 (Zoning) of the Rancho Mirage Municipal Code and all relevant provisions contained therein; (c) The proposed Development Agreement (DA22-0002) by and between the City and the Developer;
(d) Tentative Parcel Map (TPM23-0001);
(e) Preliminary Development Plan (PDP22-0002);
(f) Notice of Planning Commission Public Hearing scheduled for September 14, 2023, at 2:00 p.m. in the Council Chamber, located at City Hall at 69- 825 Highway 111, Rancho Mirage, California;
(g) Notice of City Council Public Hearing scheduled for __________, 2023, at 2:00 p.m. in the Council Chamber, located at City Hall at 69-825 Highway 111, Rancho Mirage, California;
(h) Planning Commission Staff Report, attachments and Staff presentation for the Proposed Project, and all public documents, records and references related thereto submitted or provided at or prior to the September 14, 2023, Planning Commission Public Hearing;
(i) City Council Staff Report, attachments and Staff presentation for the Proposed Project, and all public documents, records and references related thereto submitted or provided at or prior to the _________, 2023, City Council Public Hearing;
(j) Testimony and/or comments from Developer and its representatives submitted or provided at, or prior to, the September 14, 2023, Planning Commission Public Hearing;
(k) Testimony and/or comments from Developer and its representatives submitted or provided at, or prior to, the ___________, 2023, City Council Public Hearing; and
(l) Testimony and/or comments from all persons that were provided in written format or correspondence, at, or prior to, the September 14, 2023, Planning Commission Public Hearing; and
(m) Testimony and/or comments from all persons that were provided in written format or correspondence, at, or prior to, the _________, 2023, City Council Public Hearing.
8-75
3 SECTION 3. FINDINGS AND DETERMINATIONS
That based on the foregoing Recitals and the Evidence contained in the Administrative Record for the Proposed Project, as set forth and described herein, the City Council acknowledges, accepts, and approves, and makes the following Findings and Determinations:
(a) That Tentative Parcel Map (TPM23-0001) is consistent with the General Plan;
(b) That the design and improvements related to Tentative Parcel Map (TPM23-0001) is consistent with the General Plan;
(c) That site covered by Tentative Parcel Map (TPM23-0001) is physically suitable for the type of development;
(d) That the site covered by Tentative Parcel Map (TPM23-0001) is physically suitable for the proposed density of development;
(e) That Tentative Parcel Map (TPM23-0001) design and the proposed improvements are not likely to cause substantial environmental damage or substantially injure fish or wildlife or their habitat; (f) That the design and type of improvements related to Tentative Parcel Map (TPM23-0001) will not likely cause serious public health problems; (g) That the design and type of improvements related to Tentative Parcel Map (TPM23-0001) will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision;
(h) That proposed development under Preliminary Development Plan (PDP22- 0002) is allowed withing the respective zoning district as permitted under the General Plan;
(i) That Preliminary Development Plan (PDP22-0002) is generally in compliance with all of the applicable provisions of Title 17 that are necessary to carry out the purpose and requirements of the respective zoning district, including prescribed development standards and applicable design guidelines;
(j) That Preliminary Development Plan (PDP22-0002) is consistent with the General Plan; and
(k) That the Proposed Project which includes Tentative Parcel Map (TPM23- 0001) and Preliminary Development Plan (PDP22-0002) has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA) and CEQA Guidelines and the Proposed Project is categorically exempt from the California Environmental Quality Act pursuant to Section 15332 - Infill Development Projects.
SECTION 4. TENTATIVE PARCEL MAP CASE NO. TPM23-0001
That based on the foregoing Recitals and the Evidence contained in the Administrative Record for the Proposed Project which includes Tentative Parcel Map (TPM23-0001), and the Findings and Determinations set forth herein, the City Council 8-76
4 hereby approves Tentative Parcel Map (Case No. TPM23-0001), attached hereto as Exhibit “A”, and incorporated herein by this reference.
SECTION 5. PRELIMINARY DEVELOPMENT PLAN (PDP22-0002
That based on the foregoing Recitals and the Evidence contained in the Administrative Record for the Proposed Project, which includes Preliminary Development Plan (PDP22-0002), and the Findings and Determinations set forth herein, the City Council hereby approves Preliminary Development Plan (Case No. PDP22-0002), attached hereto as Exhibit “B”, and incorporated herein by this reference. .
SECTION 6. EFFECTIVE DATE
That this Resolution shall take effect immediately upon its adoption.
SECTION 7. SEVERABILITY
That if any provision, section, paragraph, sentence or word of Resolution or any portion of the Administrative Record for the Project be rendered or declared invalid by any final court action in a court of competent jurisdiction or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences or words as hereby adopted shall remain in full force and effect.
SECTION 8. CERTIFICATION
That the City Clerk shall certify as to the adoption of this Resolution and shall cause the same to be processed in the manner required by law.
SECTION 9. REPEAL OF CONFLICTING PROVISIONS
That all provisions of any resolution in effect prior to the effective date of this Resolution as adopted by the City Council that are in conflict with the provisions of this Resolution, are hereby repealed.
PASSED AND ADOPTED on this ___ day of ____, 2023.
8-77
5 _________________________
Richard W. Kite, Mayor
ATTEST:
_____________________________
Kristie Ramos, City Clerk
APPROVED AS TO FORM:
_____________________________
Steven B. Quintanilla, City Attorney
8-78
6 EXHIBIT “A”
TENTATIVE PARCEL MAP
[TO BE ATTACHED]
8-79
7 EXHIBIT “B”
PRELIMINARY DEVELOPMENT PLAN
[TO BE ATTACHED]
8-80
DRAFT 9/14/2023 Planning Commission Regular Meeting Minutes Page 1 of 5
PLANNING COMMISSION MEETING
THURSDAY, SEPTEMBER 14, 2023 - 2:00 P.M.
MINUTES
City Hall - Council Chamber
69-825 Highway 111
Rancho Mirage, CA 92270
CALL TO ORDER - 2:00 P.M.
a)Flag Salute: Led by Commissioner Curran.
b)Roll Call: Agostini, Bryant, Chanter, Curran, Grey.
Present: Bryant, Chanter, Curran, Grey.
Absent: Agostini.
MOVED/SECONDED BY CHANTER/CURRAN TO EXCUSE VICE CHAIR AGOSTINI’S ABSENCE. MOTION CARRIED 4/0.
COMMISSIONER COMMENTS
Commissioner Bryant commented on the progress of the City, noting positive feedback received regarding the Wolfson Park expansion. He also commented on other various projects that had been reviewed by the Planning Commission.
Chair Grey applauded staff and the City for the prompt response to the storms and for creating a lovely City to live in.
NON-AGENDA PUBLIC COMMENTS
Alex, member of the public, expressed disappointment with Commissioner Bryant’s comments related to the positive impact of the Jessup Auto Plaza and support for automobiles.
APPROVAL OF MINUTES – August 10, 2023, Regular Meeting
MOVED/SECONDED BY CHANTER/CURRAN TO APPROVE THE AUGUST 10, 2023, REGULAR PLANNING COMMISSION MEETING MINUTES AS PRESENTED. MOTION CARRIED 4/0.
ATTACHMENT 9
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DRAFT 9/14/2023 Planning Commission Regular Meeting Minutes Page 2 of 5
PUBLIC HEARINGS
1. Sign Program Case No. SIPR23-0002 - Applicant: DMB Development LLC on behalf of ECRM Residential - Consideration of a sign program to establish sign criteria for various types of signage throughout the Cotino residential community. The project site is the Section 31 Specific Plan area and is comprised of approximately 618 acres, bounded by Gerald Ford Drive to the north, Monterey Avenue to the east, Frank Sinatra Drive to the south, and Bob Hope Drive to the west.
A. Consider finding Sign Program Case No. SIPR23-0002 exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15162 (Subsequent EIRs and Negative Declarations).
B. Consider approving Sign Program Case No. SIPR23-0002, subject to the Conditions of Approval and based on the content and Findings in the staff report.
Lezlee Vasquez, Assistant Planner, presented the staff report.
Public Comments
Salvador Amezquita, representing the Southwest Mountain States Regional Council of Carpenters Union, urged the City to require that the project be built by contractors that pay a good living wage, use local carpenters, and utilize state-certified apprenticeship programs.
Commissioner Comments
Commissioner Chanter commented that she was in favor of the sign program presented.
Commissioner Curran commented that he had no issues or questions regarding the proposed sign program.
Chair Grey noted he reviewed the sign program, and everything looked great. He added that staff and the designers put a lot of effort into the proposed sign program.
Commissioner Bryant commented that the signs were highly creative.
MOVED/SECONDED BY CHANTER/ CURRAN TO:
A. FIND SIGN PROGRAM CASE NO. SIPR23-0002 EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO CEQA GUIDELINES SECTION 15162 (SUBSEQUENT EIRS AND NEGATIVE DECLARATIONS); AND
B. APPROVE SIGN PROGRAM CASE NO. SIPR23-0002, SUBJECT TO THE
CONDITIONS OF APPROVAL AND BASED ON THE CONTENT AND FINDINGS IN THE STAFF REPORT.
MOTION CARRIED 4/0.
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DRAFT 9/14/2023 Planning Commission Regular Meeting Minutes Page 3 of 5
2. Environmental Assessment Case No. EA22-0014, Tentative Parcel Map Case No.
TPM23-0001 (TPM38692), Development Agreement Case No. DA22-0002, and Preliminary Development Plan Case No. PDP22-0002 – Eisenhower MCA – Applicant:
John Greenwood, Prest Vuksic Greenwood Architects - Consideration to construct three single story buildings on 4.31 acres. The one-story buildings will consist of 19,890 square feet for a memory care center, 17,116 square feet for childcare center, 37,724 square feet for an administration office, 136 parking spaces and various onsite improvements. A Tentative Parcel Map (TPM38692) for condominium purposes and Development Agreement, which includes but is not limited to, establishing shared parking at the Eisenhower Medical Center (39000 Bob Hope Drive) are also proposed. The project site is located at Southeast corner from the intersection of Country Club Drive and Wilshire Palm Drive (APN: 682-010-021).
A. Consider adopting Resolution No. 2023-PC-[Next-in-Order] recommending that the City Council take the following actions:
1) Find the proposed project Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 (In Fill Development Projects) and approve the filing of a Notice of Exemption based on Environmental Assessment Case No. EA22-0014;
2) Introduce and adopt Ordinance [Next-in-Order] approving the Development Agreement by and between the Eisenhower Medical Center and the City of Rancho Mirage (DA22-0002); and
3) Adopt Resolution [Next-in-Order] approving Tentative Parcel Map (TPM23- 0001) and Preliminary Development Plan (PDP22-0002) regarding the Proposed Project.
Ben Torres, Planning Manager, presented the staff report.
Public Comments
Omar Cobian, representing Southwest Regional Council of Carpenters Union, urged the City to require that the project commit to utilizing contractors paying a good living wage and utilize state- certified apprenticeship programs.
A resident of Rancho Mirage, who lives in Wilshire Palms, commented that the project looked very nice and he was in favor of it. He asked if a stop light would be installed due to the extra traffic coming in and out.
Mr. Torres responded that no traffic improvements were proposed; the project proposed a right in and right out for vehicles.
Commissioner Comments
Commissioner Chanter expressed her excitement with the additions to the Eisenhower Medical Center. She added that the additions were very positive for the community, especially the childcare building.
Commissioner Curran commented that this would be a great addition to the community, and he had no concerns or questions about the project.
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DRAFT 9/14/2023 Planning Commission Regular Meeting Minutes Page 4 of 5
Commissioner Bryant commented that Eisenhower Health was a shining star for Rancho Mirage, as well as the entire Coachella Valley. He added that he was confident that the development team would keep the neighbors in mind regarding noise and dust, as they had in previous projects. He added that Mr. Ali Tourkaman and his team should be very proud of all they had done over the years. He commented regarding covered parking, sidewalks along Country Club Drive and golf cart shuttle access to the overflow parking, handicap spaces, childcare drop off, additional landscaping along the southern property line, and the parking at the Eisenhower Medical Center campus. He also made comments on the memory care building, setbacks, landscape wall and additional Date Palm landscaping along Country Club Drive.
Mr. Torres clarified Commissioners Bryant’s concerns about the street view, landscaping plans, and operations, confirming that the applicant met the minimum number of trees requirement of one tree for every thirty linear feet along Country Club Drive.
Commissioner Bryant inquired about the height of the building on the south side of the project and the setbacks, and suggested including some Date Palms and 36-inch box trees to help screen the building mass.
Mr. Torres addressed Commissioners Bryant’s concerns about the height of the buildings and the setbacks.
Chair Grey commented that it was a terrific project. He added that he was particularly heartened to see the development of a childcare center, which would add significant incentives for employees to work at Eisenhower and was much needed. He expressed concern that at some point the individual condominiums could be sold off and inquired regarding the restrictions on the property use to ensure that it remained part of Eisenhower.
Mr. Torres explained that there were provisions in the Development Agreement requiring City review and approval with various conditions in case of a future owner not associated with Eisenhower.
Majna Dukic, Director of Development Services, added that it was fairly common to see condominium maps used in office complexes for financing. She added that the Development Agreement required additional review and approval if Eisenhower was no longer involved in the project.
Colin Kirkpatrick, Assistant City Attorney, added that, due to the way it was zoned, any change in use would require the project to come back to the City as well.
Chair Grey invited the applicant to address the concerns mentioned.
Ali Tourkaman, Project Applicant, noted that the condominium map was for financing and that Eisenhower would not exist the way it was without the generosity of the community and donors.
He explained that they had most of the money for the memory care building, and were almost there with the money for the childcare center, but the administrative building may need additional financing. He confirmed that Eisenhower’s goal was to keep the land and buildings in perpetuity as an Eisenhower asset and, if they did bring in an outside developer, their goal was to have a 50 to 60-year lease.
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DRAFT 9/14/2023 Planning Commission Regular Meeting Minutes Page 5 of 5 Chair Grey asked when construction timelines would be established and if on-site improvements had to be complete prior to opening.
Ms. Dukic replied that the next step in the process, if the City Council approved the project, would be a Final Development Plan. She clarified that phasing could be submitted as part of the Final Development Plan and site improvements would need to be complete prior to building opening.
MOVED/SECONDED BY BRYANT/CHANTER TO ADOPT RESOLUTION NO. 2023-PC-04, RECOMMENDING THAT THE CITY COUNCIL TAKE THE FOLLOWING ACTIONS:
1) FIND THE PROPOSED PROJECT CATEGORICALLY EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO SECTION 15332 (IN FILL DEVELOPMENT PROJECTS) AND APPROVE THE FILING OF A NOTICE OF EXEMPTION BASED ON ENVIRONMENTAL ASSESSMENT CASE NO.
EA22-0014;
2) INTRODUCE AND ADOPT ORDINANCE [NEXT-IN-ORDER] APPROVING THE
DEVELOPMENT AGREEMENT BY AND BETWEEN THE EISENHOWER MEDICAL CENTER AND THE CITY OF RANCHO MIRAGE (DA22-0002); AND
3) ADOPT RESOLUTION [NEXT-IN-ORDER] APPROVING TENTATIVE PARCEL MAP (TPM23-0001) AND PRELIMINARY DEVELOPMENT PLAN (PDP22-0002) REGARDING THE PROPOSED PROJECT.
MOTION CARRIED 4/0.
3. Development Agreement Case No. DA23-0001- Applicant: Rancho Mirage Covenant Group, LLC. - Consideration to modify the covenant pertaining to the use of an existing commercial building located at 71817 Highway 111 pursuant to Rancho Mirage Municipal Code Section 17.10.014. The project site is located at 71817 Highway 111 (APNs:684-351- 001; -002; -014).
• STAFF RECOMMENDS THAT THIS PUBLIC HEARING ITEM BE TABLED
Public Comments – None.
Commissioner Comments – None.
MOVED/SECONDED BY CURRAN/CHANTER TO TABLE ITEM NO. 3 (DEVELOPMENT AGREEMENT CASE NO. DA23-0001). MOTION CARRIED 4/0.
ADJOURNMENT
With no further business to consider, the Planning Commission meeting was adjourned at 3:03 P.M.
Prepared by: Deanna Mendoza
Development Services Technician
Date Approved by Planning Commission: 9/28/2023
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2/27/23 Approved Architectural Review Board Meeting Minutes Page 1 of 13
ARCHITECTURAL REVIEW BOARD
MONDAY, FEBRUARY 27, 2023
12:30 P.M.
MINUTES
City of Rancho Mirage
City Hall – Council Chambers
69-825 Highway 111
Rancho Mirage, CA 92270
CALL TO ORDER – 12:30 P.M.
Roll Call: Doczi, Greenwood, Lockyer, Milander, O’Donnell, Patel, and Sanborn.
Doczi, Greenwood, Milander, O’Donnell, Patel, and Sanborn – Present Lockyer – Absent
Ben Torres, Planning Manager, informed the board that Board Member Lockyer will be resigning from the Architectural Review Board effective March 1, 2023.
MOVED/SECONDED BY GREENWOOD/O’DONNELL TO EXCUSE BOARD MEMBER LOCKYER’S ABSENCE. MOTION CARRIED 6/0.
APPROVAL OF MINUTES – January 23, 2023
MOVED/SECONDED BY GREENWOOD/MILANDER TO APPROVE THE JANUARY 23, 2023 REGULAR MEETING MINUTES AS PRESENTED.
MOTION CARRIED 6/0.
ACTION ITEM
1.Review and recommend to the City Council the Architectural Review Board annual report for 2022.
Ben Torres, Planning Manager, presented the staff report.
Public comment: - None.
MOVED/SECONDED BY GREENWOOD/PATEL TO RECOMMEND THAT THE CITY COUNCIL RECEIVE AND FILE THE 2022 ARCHITECTURAL REVIEW BOARD REPORT. A ROLL CALL VOTE WAS TAKEN AND MOTION CARRIED 6/0.
ATTACHMENT 10
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2/27/23 Approved Architectural Review Board Meeting Minutes Page 2 of 13
DISCUSSION ITEM
2. Environmental Assessment Case No. EA22-0012, General Plan Zoning Map Amendment Case No. GPZMA22-0002, Specific Plan Amendment Case No. SPA22- 0002, Tentative Parcel Map Case No. TPM22 -0004, Development Agreement Case No.
DA22-0003, and Preliminary Development Plan Case No. PDP22 -0001 – Desert Island Hotel. The Desert Island Specific Plan Amendment will occupy 17.2 acres within the existing Desert Island development. A General Plan/Zoning Map Amendment is to amend the underlying designation of Private Open Space (OS/PV) to Resort Hotel (Rs -H) for 10.5 acres of the existing Desert Island golf course for the development of a new 42 -key boutique hotel and 11 private hotel residences along with passive outdoor gathering areas, tennis, pool, café, and yoga amenities. A new golf training park and new maintenance building will be built to replace the existing driving range and old maintenance building being displaced by the hotel project. Located south of Frank Sinatra Drive and west of Island Drive on a portion of the Desert Island golf course (APNs:688-040-001; 688-050-002; -005; 688-060-008; - 023)
Pilar Lopez, Senior Planner, presented the staff report.
Chair O’Donnell opened the meeting to board questions for staff.
Board Member Greenwood asked what the relationship with the HOA is? What is the oversight that Desert Island Homeowner’s Association has and what review has happened?
Ms. Lopez stated that the project has received HOA approval, which is on file with the Planning Division and the applicant and team have met with the residents of the community.
Board Member Greenwood commented on the roofing component of the two -story building and expressed his concerns. He asked for confirmation that the existing Clubhou se will not service or provided any function to the hotel.
Ms. Lopez stated that the applicant has expressed that clubhouse staff would be crossed trained.
Board Member Greenwood asked in what ways would the clubhouse staff assist the hotel functions.
Ms. Lopez deferred the operational question to the applicant.
Chair O’Donnell asked if any other board member had further questions for staff.
Board Member Doczi asked about the access gate and when it would be open.
Ms. Lopez explained the main gate would remain open during the hotel’s operation.
Board Member Doczi, asked for an elaboration the hotel entrance, circulation, path of travel, and turnaround point.
Ms. Lopez deferred to the applicant.
Chair O’Donnell asked the applicant to make a presentation on the revised project.
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Paul Depalatis, the applicant’s representative, further clarified the comments made earlier and deferred to the project architect regarding the architectural questions. Mr. Depalatis further explained the project components and their proposed location and the changes that had been made to the project with highlighted details.
James Myer, the project architect, answered the board members’ questions and explained the design philosophy is for minimalistic architecture. The intent is to maximize the open space and landscaping he emphasized that the residences and hotel be densified to maximize the natural landscaping. He stated that they have not contracted a mechanical engineer but would internalize everything to try to have a minimal footprint.
Chair O’Donnell asked if any other board member had any other questions of the applicant?
Board Member Doczi asked how the pool area’s fencing would be proposed.
Mark Lenning, the project landscape architect, explained the design of the pool area.
Majna Dukic, Development Services Director, added that the project would have to comply with all safety codes for both the commercial and residential pools.
Chair O’Donnell asked if anyone else had questions for the applicant.
Board Member Greenwood commented that the site is a commercial development that would need to comply with ADA standards and asked for clarification on how these standards are being met.
Mr. Myers explained the ADA design and mechanical plan design.
Ms. Dukic added that if that is something that the board is concerned about, the board can direct staff to ensure that all mechanical equipment is screened with the final development plan if the project is approved. If there are changes that go outside of the approved boundaries, then either a minor modification or a major modification application would be required.
Mr. Myers addressed the mechanical concerns. He also explained the reasoning behind the vision and articulation of the project design. He discussed the different material types such as wood, stone, and color elements.
Board Member Greenwood asked about the operations, support functions, and programmatic functions of the hotel.
Mr. Myers explained the concept of the support functions.
Board Member Doczi asked applicant to explain the landscape areas b etween the Grand Aisle parking area and the hotel entrances.
Mr. Lenning, project landscape architect described his team’s approach to the landscaping design.
Chair O’Donnell asked the architect about the parking. He asked if Mr. Myers had tried working on different design overlay to move the Grand Aisle parking to a different location in order to create a pedestrian-oriented instead of vehicle-oriented design. 8-88
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Mr. Myers explained that the concept of the grand isle and it was meant to celebrate the concept.
Chair O’Donnell commented he is struggling that this could be a landscape court and layers of landscape elements and summarized his concerns regarding the drive aisle design.
Miguel Nelson, project applicant and owner, described the hotel’s open space and how it enhances of the quality of this area.
Chair O’Donnell opened the meeting to board discussion.
Board Member Milander asked the is the next process for the project.
Ms. Lopez answered there are three options. Option 1, the project can be recommended approval by the ARB as is and go to the Planning Commission, option 2 the project can be recommended approval by the ARB with conditions of approval that have to be met before the FDP is approved and then go to the Planning Commission with those conditions, or option 3, the project comes back to the ARB for further review.
Board Member Milander asked if the FDP would come in front of the board.
Ms. Lopez answered no, the FDP is approved at staff level.
Mr. Torres answered for clarification the FDP is the full construction submittal. Planning staff reviews it for conformance of the final approved pla ns and also final conditions of approval to confirm that all conditions are being responded to as well.
Board Member Doczi said that the project is seeking six entitlements: General Plan Zoning Map Amendment, Specific Plan Amendment, Tentative Parcel Map, Development Agreement Case, and Preliminary Development Plan, and asked for clarification on what the ARB was reviewing and approving.
Ms. Lopez asked if the board is hoping to move this forward but come back to review site plan and landscape plan.
Board Member Milander clarified that Board Member Doczi would like to approve the entitlements without approving the design of the project.
Ms. Lopez clarified that at this point what is being approved by the ARB is the Specific Plan Amendment and the Preliminary Development Plan.
Board Member Milander summarized his comments and questions. He feels that they learned nothing new from the previous meeting except for the location of the mechanical units.
Chair O’Donnell clarified the board and Planning Commission’s role. He stated that project can stand on its own and the details would be worked out.
Board Milander questioned the functions that are missing to fully analyze the project.
Vice Chair Patel concurred with Chair O’Donnell.
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Board Member Doczi added his comments and questions.
Board Member Milander added his comments and questions.
Chair O’Donnell asked if Doczi can put his comments into a motion.
Ms. Lopez asked board members to list out the concerns for the applicant can respond to the questions and comments.
Board Milander stated that the board had previously provided a list of concerns to be addressed and they weren’t addressed.
Ms. Lopez asked if give the board would like the applicant to revisit the list and provided a revised project.
Board Member Greenwood commend the applicant for what they are doing there, but noted that this project was headed to a continuance. He stated that there is a lot that still needs to be determined from a program standpoint, the construction methodology has to be a blend and take into account the consistency. This type of methodology is taking precedence over trying to blend in a mixing of additional architecture. He expressed interest in seeing a restudy of the two-story building of bring it closer to the design of the one -story residence units. He said he would be supportive of a continuance of the project and a restudy of elements of that nature.
Public comment: - None.
Chair O’Donnell asked Board Member Greenwood to state a motion.
Board Member Milander asked the question of continuance versus just denying the project.
Chair O’Donnell confirmed that we are asking for a restudy.
Board Member Greenwood concurred with asking for a restud y.
Board Member Greenwood mentioned he would like to see a continuance of the project.
Chair O’Donnell add that it is a consensus that the board would restudy the project.
MOVED/SECONDED BY GREENWOOD/PATEL TO RECOMMEND THAT THE PROJECT BE
CONTINUED TO A DATE TO BE DETERMINED BY STAFF AND THE APPLICANT TO RESTUDY BASED ON THE BOARD COMMENTS. MOTION CARRIED 5/1
3. Environmental Assessment Case No. EA22-0018, Preliminary Development Plan Case No. PDP22-0004, and Street Name Change Case No. STN22-0001 – Linea. Applicant:
Prest Vuksic Greenwood Architects for Linea Rancho Mirage, LLC. Consideration to construct 9 single-family residences on 4.63 acres of vacant land on the southern half of Tract Map No. 35089 between Ginger Rogers Road and Via Florencia. The project consists of 3 house concepts and range in size from 4,870 to 5,688 square feet. This project includes a request to change the current street name of Bellavia Court South to Via Linea. (APN s:
685-351-001 through -016).
Note: Board Member Greenwood recused himself from Discussion Item 3. 8-90
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Joy Tsai, Senior Planner, presented the staff report.
Chair O’Donnell opened the meeting to board questions for staff.
Board Member Milander inquired about how the subdivision and grading plans were approved and completed without Architectural Review Board review.
Ms. Tsai clarified the project site’s history: The tentative tract map was approved in 2008 and the map was extended throughout the years through automati c time extensions from the state.
The final map was recorded in 2018. She further stated that subdivision improvements are required as a part of the subdivision process.
Board Member Milander asked why the residential rear yards are not a part of the pr oject and as a part of their review.
Ms. Tsai explained that as the project is a small tract home development, landscape plans for the rear yard are not required and that only the front yard landscape plans are required.
Board Member Milander asked whe ther the street name change will affect both private streets in the subdivision or not.
Ms. Tsai responded that the street name change request is only applicable for the south side of the Ginger Rogers Road and that the north and south half of the subdivi sion have different property owners. The project property owner requested to change the private street name in order to differentiate their project.
Vice Chair Patel commented that the project is well thought off and very articulated architecture as well as the layout of the plans over simple architecture that works very well.
Board Member Sanborn inquired about the reason why the project is being presented to the ARB if they are only proposing single-family residences.
Mr. Torres replied that the project is being presented to the ARB because the applicant submitted a Preliminary Development Plan (PDP) application for home designs for the subdivision. If the applicant were to submit applications for single -family residences under Senate Bill 9 (SB 9), then the residences would be reviewed at the ministerial level.
Chair O’Donnell asked about the side-loading garages and pointed out that there is only one lot that proposed a side-loading garage. He asked staff to confirm whether the City’s zoning ordinance allows a reduction of front yard setback for a side-loading garage.
Ms. Tsai answered in the affirmative to Chair O’Donnell’s question.
Chair O’Donnell asked the applicant to make a quick presentation.
Andrew Adler, applicant, presented the proposed project and addressed the board members’ questions.
Chair O’Donnell asked if any other board member had questions for the applicant.
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Board Member Milander expressed his concern about water usage.
Mr. Adler elaborated the landscape design intent for the project and the CC&R’s that will be in place.
Board Member Sanborn asked about placement of the solar panels and vents.
Mr. Adler answered member Sanborn’s questions and concerns.
Chair O’Donnell expressed concerns about prevailing wind and solar orientation and the layout of the homes. He recommended that the applicant re-study the floor plans of the homes based on prevailing wind and solar orientation. He pointed out that this community will be a community with a garage-dominate façade. He asked if there was a way to allow reductions in setbacks with a side-loading garage to improve the community’s curb appeal.
Mr. Torres replied that side-loading garages may be set back a minimum of fifteen feet from the front property line and that the building setback line for the front is twenty -five feet for the Very Low Density Residential (R-L-2) zoning district.
Chair O’Donnell asked if a minor modification or variance could help reduce the building setback requirement another twenty five percent.
Mr. Torres responded that the director may grant a minor variance, up to a maximum of ten percent of the standards being modified , if certain findings can be made.
Public comment: - None.
Board Member Milander added if it was possible to add provisions to prohibit live turf.
Mr. Torres added that municipal code permits no more than 10% of landscape to be water intensive uses for all development projects.
Ms. Tsai clarified that the City’s landscape standards are already incorporated as a standard condition of approval for all projects and that the City’s landscape standards provide that only ten percent of the total landscaped area (in addition to turfed area) is allowed to be non-drought tolerant species.
MOVED/SECONDED BY MILANDER/SANBORN TO RECOMMEND THE PROJECT TO THE PLANNING COMMISSION AS PRESENTED. A ROLL CALL VOTE WAS TAKEN AND THE MOTION CARRIED 5/0 WITH BOARD MEMBER GREENWOOD RECUSED.
Note: Board took a five-minute break.
4. Environmental Assessment Case No. EA22-0014, Development Agreement Case No.
DA22-0002, and Preliminary Development Plan Case No. PDP22-0002 – Eisenhower Medical Center Memory Care, Child Care, and Administration Building. Applicant: Prest Vuksic Greenwood Architects for Eisenhower Health. Consideration to construct three single story buildings on 4.31 acres. The buildings will consist of 19,890 square feet for a memory care center, 17,116 square feet for childcare center, and 37,724 for an administration office.
Located at the southeast corner of Country Club Drive and Wilshire Palm Drive. (APN: 682 - 010-021).
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Ben Torres, Planning Manager, presented the staff report.
Note: Board Member Greenwood recused himself from Discussion Item 4.
Chair O’Donnell opened the meeting to board questions for staff.
Board Member Milander asked if staff could go over existing zoning, and what is being proposed to change.
Mr. Torres clarified they are not changing the zone. The zoning for this site is Public/Quasi- Public zone.
Board Member Milander asked, what is the height of the parking lot lighting?
Mr. Torres explained that the height of the light poles is 16 feet 6 inches excluding the base.
Board Member Sanborn inquired if the applicant had any meeting with the neighboring community to over the site plan development and landscape.
Mr. Torres mentioned that the applicant can respond to that question.
Chair O’Donnell questioned the day care vehicular traffic and intensity.
Mr. Torres explained that Mr. Ali Tourkaman, Eisenhower representative can better explain the hospitals staff schedule.
Chair O’Donnell asked the applicant to make a quick presentation.
Nicole Williams, project representative addressed the Board Members traffic questions and concerns.
Mr. Tourkaman elaborated on Eisenhower staff schedules.
Chair O’Donnell asked about the day lighting sources .
Ms. Williams answered that they are providing daylight into multiple spaces.
Chair O’Donnell asked the applicant to make a quick presentation.
Vice Chair Patel, made a positive comment about the projects design.
Public comment: - None.
Board Member Milander expressed his concerns about the neighbors to the east and the lighting in the parking lot. He inquired if there was something that the applicant can do to improve the lighting for the neighbors to the east.
Mr. Torres answered Board Member Milander’s questions. He added how staff will notify the neighbors making them aware of the project and giving them an opportunity to submit public comments or attend future public hearings.
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Chair O’Donnell ask Board Member Doczi for his opinion on the landscape edge. He also questioned if covered parking with downward lighting should be encouraged.
Board Member Doczi went through several areas of the projects as part of the discussion.
Mr. Tourkaman addressed the lighting and the noise concerns.
Chair O’Donnell asked if engineering had taken a look at this project and made any proposing changing the median so that someone can make a u turn.
Mr. Torres mentioned engineering made recommendations/comments and staff provided this to the applicant. At that time the applicant wanted to move forward with their own driveway approach.
Ms. Dukic clarified that shared drive would require a consent from the property owner .
Chair O’Donnell inquired about the vacant property on the west and if there have been plans to acquire that property.
Mr. Tourkaman confirmed that they looked into that property and the property is not available.
Board Member Sanborn added his comments and questions.
Board Member Milander summarized his concerns about the parking lot lighting and would like to make it a condition that it operate until 6 pm and then minimal low site lighting for non- operational hours.
MOVED/SECOND BY PATEL/SANDBORN TO RECOMMEND THE PROJECT TO THE PLANNING COMMISSION WITH THE LIGHTING CONDITION. MOTION CARRIED 4/1 WITH BOAD MEMBER GREENWOOD RECUSED.
5. Environmental Assessment Case No. EA21-0002, General Plan Zoning Map Amendment Case No. GPZMA21-0001, Development Agreement Amendment Case No.
DA21-0002, and Major Modification Case No. MOD21-0004 – The Ritz-Carlton Phase II Expansion. Applicant: Kam Sang Company for Newage Rancho Mirage LLC/ Ritz Ca rlton.
Consideration to construct the Ritz Carlton residences consisting of 106 units ranging in size from 1 to 3 bedrooms, 23,840 square feet of event space, 6,273 square feet of restaurant, 5,510 square feet for amenities, a 381-space subterranean parking structure, and other recreational amenities on a 35.01-acre project site which includes the existing hotel. A General Plan/Zoning Map Amendment is also proposed to amend the Mountain Reserve (MR) designation for the projects Sky Mesa Recreational area to Resort Hotel (Rs-H). Located at 69800 Frank Sinatra Drive. (APNs: 689-330-026; -028; -032; -034; 689-020-012; -014; 689- 331-001; -018).
Ben Torres, Planning Manager, presented the staff report.
MEMBER PATEL LEFT THE MEETING AT 3:25PM
Chair O’Donnell opened the meeting to board questions for staff.
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Board Member Milander inquired about the prior zoning of Sky Masa area .
Mr. Torres answered that a portion of the Sky Mesa area is currently zoned Mountain Reserve.
He mentioned in order for this area to allow restaurant and other uses they are proposing a change of zone to Resort Hotel.
Board Member Milander expressed his comments and concerns.
Ms. Dukic clarified that the current owners purchased the property a few years ago prior to that, the project had other ownership.
Board Member Milander inquired about the City’s rules about the retaining walls and the max heights.
Mr. Torres, answered we typically take into consideration the height from the highest adjacent grade.
Ms. Dukic added that our standard municipal code maximum is 6 ft, unless proposed with a Preliminary Development Plan.
Board Member Sanborn asked if the project would be seen from Highway 111.
Mr. Torres, answered that you shouldn’t be able to see this from Highway 111. Overall, it is going to be a two story product but we have the existing hotel that will be more visible along Highway 111, the residence portion of the project will be at the back of property.
Ms. Dukic added that concern was a part of their initial design in our preliminary conversations, and they did pay attention to what would be visible from Highway 111 and that would be the Sky Mesa portion.
Board Member Greenwood asked if the applicant shared their goals for the development schedule.
Mr. Torres will defer that question to the applicant to answer.
Board Member Greenwood added his comments and questions.
Mr. Torres explained the project design and location where the services will be handled.
Board Member Milander inquired the grading numbers.
Mr. Torres referred the board to the Preliminary Grading Plan and asked the applicant to further elaborate.
Board Member Sanborn asked if there is a sheet that shows the retaining wall system.
Mr. Torres referred the board to the grading plan and exhibit sheet 15-15 that provided the information.
Chair O’Donnell asked what interactions the applicant had with the Mirada. He also inquired what was previously proposed on the site.
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Mr. Torres explained that a project was proposed around 2007, but that project was never built.
Chair O’Donnell asked if this was a less intensive project then what was previously proposed.
Mr. Torres responded that the previous project prepared an Environmental Impact Report and for this project a Mitigated Negative Declaration has been prepared.
Ms. Dukic added the units counts might have been somewhat similar and the S ky Mesa portion is the one thing that is unique and new to this consideration.
Chair O’Donnell asked the applicant to make a brief presentation.
Everardo Garcia, project Architect presented the proposed project and addressed the concerns brought up.
John Hicks, applicant representative presented and further elaborated on the project. He addressed and discussed the landscaping and retaining wall concerns.
Chair O’Donnell asked the applicant to provide their project presentation . He would like to see more on operations of exiting hotel. Will the hotel continue to allow the residents of Mirada to utilize some of the amenities of the hotel.
Mr. Hicks explained the operation and services of the hotel and how they will still continue have amenities available for the residents.
Board Member Milander expressed his comments and concerns about the retaining walls and the disturbance of the landscape.
Mr. Hicks answered that rock formation will remain intact. That is a primary feature, and everyone agrees to that. He explained concept of the geo wall retaining system.
Board Member Milander expressed his concerned about the noise of the mechanical units.
Mr. Hicks discussed the mechanical equipment.
Ms. Dukic added that the applicant had a noise study conducted as part of the Mitigated Negative Declaration for this project.
Mr. Torres confirmed that a noise study had been conducted and noise level were determined to be less then significant.
Board Member Milander asked if an Environmental Impact Report was prepared on the previous development.
Ms. Dukic confirmed that the previous project did a full EIR . For this project we worked off analysis done there and expanded to adjust to the project as well.
Board Member Milander asked if the lawn area will be grass.
Mr. Hicks responded it will be synthetic turf and perimeter landscaping will be desert themed. 8-96
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Board Member Greenwood asked if the Sky Mesa restaurant will replace the Edge.
Mr. Hicks responded that both restaurants would remain operational.
Chair O’Donnell asked the applicant questions about the roofs and the designs.
Board Member Greenwood added to the roof discussion.
Board Member Milander asked about the ramping walkway to the S ky Mesa restaurant.
Mr. Hicks responded they have conducted an extensive grading plan for the project as a part of this submittal. He stated that they worked with a civil engineer that has been involved through the entire time.
Board Member Milander would like to see more information to be able to vote for approval. He mentioned his concerns about grading and would like visuals.
Chair O’Donnell, asked about vehicle circulation.
Mr. Hicks explained the concern about vehicle circulation.
Board Members Milander and Greenwood added questions about the vehicle circulation.
Board Member Milander asked staff if there a point in the project where story poles are installed.
Ms. Dukic added that is not a standard requirement that is asked for all applicants. She mentioned if it was something that the board would like to see, the applicant can respond to the request.
Board Member Greenwood added his comments and questions.
Board Member Milander added his comments and questions.
Chair O’Donnell added his comments and questions.
Board Member Sanborn summarized his concerns regarding the hotel’s landscape design.
Ms. Dukic clarified that the hotel requires a 50 ft setback due to the Resort Hotel zone and it is a greater setback then other zoning standards within the City.
Board Member Greenwood added his comments and questions.
Public comment: - None.
Chair O’Donnell add that it is a consensus that the board would like to see more information and asked for a motion. He directed staff to summarize the comments provided.
Mr. Torres summarized the boards comments:
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1. Provide renderings and line of sight exhibits from viewpoints along Highway 111 and from Mirada to the project.
2. Provide a construction section of the walkway within Sky Mesa.
3. Provide more details and construction information on the geo -mesh retaining walls.
4. Provide more information on the Sky Mesa buildings, including mechanical equipment and how the building will be constructed into the mountain.
5. Look into the landscaping to see if fewer plantings are possible and scale the landscape symbols.
6. Provide cut/fill information on the grading plans.
7. Install story polls on the property for buildings B-5, B-6, B-7, B-9, B-12, & B-14.
MOVED/SECONDED BY MILANDER/GREENWOOD TO RESTUDY THE PROJECT BASED ON THE BOARD COMMENTS. MOTION CARRIED 5/0
ADJOURNMENT
With no further business to consider the Architectural Review Board adjourned the meeting at 4:41 p.m.
Prepared by: Deanna Mendoza, Development Services Technician Date Approved by Architectural Review Board: 3/27/2023
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Development Services Department
69-825 Highway 111
Rancho Mirage CA 92270
Phone 760/328-2266 Fax 760/324-9851
NOTICE OF EXEMPTION
To: Office of Planning and Research Chief Deputy County Clerk P.O. Box 3044 3470 12th Street
Sacramento, CA 95812-3044 Riverside, CA 92501
Project Title/Case Nos. Environmental Assessment Case No. EA22-0014, Tentative Parcel Map No. TPM23-0001 (TPM38692), Development Agreement Case No. DA22-0002, & Preliminary Development Plan Case No. PDP22-0002 – Eisenhower MCA Project
Project Location:
Vacant 4.31 acres on the
southeast corner from the
intersection of Country
Club Drive and Wilshire
Palm Drive (APN: 682-
010-021).
Applicant/Representative:
Ali Tourkaman
Eisenhower Medical Center
39000 Bob Hope Drive
Rancho Mirage, CA 92270
Project Description:
Approval to construct three single story
buildings and associated site
improvements on 4.31 acres. The one-
story buildings will consist of 19,890
square feet for a memory care center,
17,116 square feet for a childcare center,
37,724 for an administration office. A
Tentative Parcel Map (TPM38692) for
condominium purposes and
Development Agreement are also
proposed.
Name of Public Agency Approving Project: Name of Person or Agency Carrying Out Project:
City of Rancho Mirage Ben Torres
Planning Manager
Exempt Status: (check one)
Ministerial (Sec. 21080(b)(1); 15268); Declared Emergency [Sec. 21080(b)(3); 15269(a)] Emergency Project [Sec. 21080(b)(4); 15269(b)(c)]; Statutory Exemption; Code No Categorical Exemption. State type and Section number: CEQA Guidelines, Section 15332 Class 32 Reasons why project is exempt: the project is exempt from CEQA pursuant to CEQA Guidelines Section 15332 (In Fill Development Projects) the project site is 4.31 acres in size and is located within the Public/Quasi Public (P) zoning district.
The project will be used to support the existing Eisenhower Medical Center with additional services for memory care, child care for Eisenhower staff, and administration space for Eisenhower employees in order to allocate hospital space within the Eisenhower Medical Center campus for additional medical uses. The project site has been previously disturbed and is not a habitat for endangered, rare, or threatened species. The project will not create any significant effects relating to traffic, noise, air quality, or water quality. In addition, all utilities are available along Country Club Drive and the site is surrounded by developed properties.
Lead Agency Contact Person: Ben Torres, Planning Manager Telephone No. (760) 328-2266 ATTACHMENT 11
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Date:
Ben Torres, Planning Manager
Signed by Lead Agency Date Received for filing at OPR:
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N00°00'14"E 594.28'
N00°00'14"E 594.28'
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S
W
I
T
H
R
M
M
C
10 '
-
0 "
11 '
-
4 "
*
PL
A
N
T
E
D
A
R
E
A
56 '
-
1 1
"
*
16 2
'
-
1 1
"
*
*A
D
D
I
T
I
O
N
A
L
9 '
-
4 "
S
E
T
B
A
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K
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D
F
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R
4'
-
8 "
O
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R
2 0
'
S
E
T
B
A
C
K
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E
Q
U
I
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D
=
3 4
'
-
4 "
56 '
-
1 1
"
>
3 4
'
-
4 "
C
O
M
P
L
I
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S
W
I
T
H
R
M
M
C
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D
D
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T
I
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N
A
L
2 0
'
-
1 0
"
S
E
T
B
A
C
K
R
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Q
U
I
R
E
D
F
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R
10 '
-
5 "
O
V
E
R
2 0
'
S
E
T
B
A
C
K
R
E
Q
U
I
R
E
D
=
4 5
'
-
1 0
"
16 2
'
-
1 1
"
>
4 5
'
-
1 0
"
C
O
M
P
L
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M
M
C
2 1
PA
R
K
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L
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T
SI
D
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PA
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T
21 '
-
8 "
A
.
F
.
G
.
10 '
-
0 "
10 '
-
0 "
PROPERTY LINE
SETBACK
20 '
-
0 "
H
E
I
G
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T
L
I
M
I
T
FR
O
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F
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N
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S
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G
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A
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D
D
I
T
I
O
N
A
L
3 '
-
4 "
S
E
T
B
A
C
K
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Q
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R
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F
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1'
-
8 "
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R
2 0
'
S
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T
B
A
C
K
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D
=
1 3
'
-
4 "
31 '
-
1 "
>
1 3
'
-
4 "
C
O
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P
L
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S
W
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H
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C
PL
A
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PA
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K
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L
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PL
A
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D
A
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31 '
-
0 "
2 1
SETBACK
(E
)
W
A
L
L
(E
)
C
O
M
M
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C
I
A
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BU
I
L
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20 '
-
0 "
H
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I
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PROPERTY LINE
SETBACK
10 '
-
0 "
10 '
-
0 "
13 '
-
6 "
*
20 '
-
8 "
A
.
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.
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1 '
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8"
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2 0
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=
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-
4 "
13 '
-
6 "
>
1 1
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-
4 "
C
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T
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2 1
SETBACK
(E
)
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05 .
3 1
.
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G
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.
C-
3 8
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5 3
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A1
3 2
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G
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C
T
I
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JUNE 27, 2022
EI
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O
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R
M
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D
I
C
A
L
C
E
N
T
E
R
PVG - 221079
RE
N
E
W
A
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DA
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IC
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S
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D
ARC HITECT
S T A TEOF
C
A
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N
L
L
0'
4'
8'
16 '
32 '
1/
8 "
=
1 '
-
0 "
1 SI
G
H
T
L
I
N
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S
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C
T
I
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N
4 -
M
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C
A
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1/
8 "
=
1 '
-
0 "
2 SI
G
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I
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5 -
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1/
8 "
=
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-
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6 -
A
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M
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A
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Pa
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#
10 8-111
20 '
-
0 "
H
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H
T
L
I
M
I
T
FR
O
M
F
I
N
I
S
H
G
R
A
D
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PROPERTY LINE
SETBACK
10 '
-
0 "
10 '
-
0 "
13 '
-
6 "
*
20 '
-
8 "
A
.
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D
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1 '
-
4 "
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F
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8"
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=
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13 '
-
6 "
>
1 1
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4 "
C
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2 1
SETBACK
(E
)
W
A
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L
(E
)
C
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M
M
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BU
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PROPERTY LINE
20 '
-
0 "
SETBACK
25 '
-
8 "
A
.
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20 '
-
1 1
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20 '
-
8 "
A
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20 '
-
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21 '
-
4 "
*
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1 '
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4 "
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8"
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R
2 0
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B
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D
=
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-
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21 '
-
4 "
=
2 1
'
-
4 "
C
O
M
P
L
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S
W
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T
H
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M
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21 '
-
1 0
"
*
96 '
-
8 "
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D
D
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1 '
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=
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-
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21 '
-
1 0
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=
2 1
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6 '
-
4 "
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5'
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2 0
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=
2 6
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96 '
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2 6
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25 '
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20 '
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H
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(E
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10 '
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-
1 1
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8"
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=
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'
-
4 "
51 '
-
1 1
"
>
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4 "
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.
15 0
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05 .
3 1
.
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.
C-
3 8
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7 6
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7 7
9 .
5 3
9 3
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44 5
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1/
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-
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3 3
SI
G
H
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S
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C
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I
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S
JUNE 27, 2022
EI
S
E
N
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O
W
E
R
M
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D
I
C
A
L
C
E
N
T
E
R
PVG - 221079
RE
N
E
W
A
L
DA
T
E
IC
E
S
E
D
ARC HITECT
S T A TEOF
C
A
L
I
F
O
R
NIA
N
L
L
0'
4'
8'
16 '
32 '
1/
8 "
=
1 '
-
0 "
1 SI
G
H
T
L
I
N
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S
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C
T
I
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7 -
A
D
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S
T
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A
T
I
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1/
8 "
=
1 '
-
0 "
3 SI
G
H
T
L
I
N
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S
E
C
T
I
O
N
9 -
A
D
M
I
N
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S
T
R
A
T
I
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1/
8 "
=
1 '
-
0 "
2 SI
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8 -
A
D
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Pa
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#
11 8-112
PROPERTY LINE
SETBACK
20 '
-
0 "
H
E
I
G
H
T
L
I
M
I
T
FR
O
M
F
I
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I
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H
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A
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E
2 1
SETBACK
(E
)
W
A
L
L
10 '
-
0 "
10 '
-
0 "
DI
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T
A
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.
7 0
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21 '
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.
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20 '
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A
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17 2
'
-
7 "
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3 '
-
4 "
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8"
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2 0
'
S
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T
B
A
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D
=
1 4
'
-
4 "
17 2
'
-
7 >
1 4
'
-
4 "
C
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P
L
I
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S
W
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(E
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PL
A
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PA
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20 '
-
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H
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2 1
PROPERTY LINE
SETBACK
SETBACK
DI
S
T
A
N
C
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T
O
(
E
)
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N
C
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A
P
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.
9 0
T
O
1 1
5 '
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&
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(E
)
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,
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13 6
'
-
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30 '
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5 "
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.
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.
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.
10 '
-
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10 '
-
0 "
PL
A
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20 '
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8 "
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L
2 0
'
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T
B
A
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Q
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I
R
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D
F
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10 '
-
5 "
O
V
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R
2 0
'
S
E
T
B
A
C
K
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Q
U
I
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D
=
4 5
'
-
1 0
"
13 6
'
-
0 "
>
4 5
'
-
1 0
"
C
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M
P
L
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W
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T
H
R
M
M
C
05 .
3 1
.
2 3
G
J
REENWOOD
O
HNT
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12 8-113
N89°59'46"W 306.09'
N00°00'14"E 594.28'
N00°00'14"E 594.28'
D
Aerial Fire Truck
NCHRP REPORT 659 2010 (US)Aerial Fire Truck
NCHRP REPORT 659 2010 (US)
Aerial Fire Truck
NCHRP REPORT 659 2010 (US)
(c) 2022 Transoft Solutions, Inc. All rights reserved.
Aerial Fire Truck
NCHRP REPORT 659 2010 (US)
(c) 2022 Transoft Solutions, Inc. All rights reserved.
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16 8-117
1.2 1.9
3.2 3.0
1.8 1.4
1.4 1.8
3.0 3.2
1.8 1.2
0.9 0.9
1.3 2.2
3.4 2.5
1.4 1.1
1.0 1.3
2.0 3.3
2.8 1.6
1.1 1.0
1.2 1.7
3.1 3.1
1.7 1.1
0.9 1.0
1.4 2.4
3.6 2.7
1.5 1.6
2.2 3.0
2.9 2.1
1.9 1.9
2.1 2.9
3.0 2.1
1.5 1.2
1.3 1.6
2.2 3.1
2.5 1.8
1.4 1.3
1.7 2.2
3.1 2.8
1.9 1.5
1.4 1.6
2.0 2.9
2.9 2.0
1.5 1.2
1.3 1.7
2.3 3.0
2.5 1.8
2.1 2.7
2.9 2.9
2.6 2.4
2.4 2.5
2.8 2.7
2.3 1.8
1.5 1.5
1.9 2.5
2.6 2.6
2.1 1.8
1.7 2.0
2.6 2.9
2.9 2.4
2.0 1.8
2.0 2.4
2.7 2.7
2.3 1.8
1.6 1.7
2.1 2.7
2.8 2.9
2.2 1.6
1.2 2.0
2.2 2.4
2.3 2.3
2.3 2.2
2.1 2.2
2.1 2.0
1.9 1.5
1.4 1.4
1.6 1.9
1.9 2.0
1.7 1.6
1.6 1.8
2.3 2.4
2.4 2.2
2.0 1.9
1.8 2.0
2.0 2.0
1.9 1.6
1.6 1.7
1.9 2.2
2.2 2.4
2.1 1.6
1.9 2.8
2.4 2.1
1.9 1.9
1.9 1.4
1.6 1.4
1.4 1.4
1.3 1.3
1.3 1.3
1.4 1.3
1.4 1.5
1.4 1.5
1.8 1.9
1.9 2.0
2.0 1.8
1.6 1.7
1.6 1.4
1.4 1.5
1.5 1.6
1.7 1.9
1.8 1.8
2.0 2.2
2.1 3.5
4.2 3.0
2.1 2.0
2.0 1.2
2.2 1.8
2.0 2.0
1.5 1.9
1.9 1.4
1.8 1.9
1.4 1.9
2.1 1.7
2.3 2.6
2.1 2.2
2.2 1.9
1.7 2.1
2.3 1.4
1.6 2.2
1.9 2.3
2.6 2.2
2.1 2.1
2.1 2.6
3.0 4.2
5.2 3.0
1.9 1.8
1.6 1.8
5.6 3.2
4.5 4.4
1.9 4.3
4.4 1.7
3.8 4.7
1.8 3.9
4.9 2.1
4.3 5.3
2.4 1.3
1.9 1.9
1.6 3.3
5.5 2.0
2.7 5.7
2.7 4.4
5.5 2.6
1.9 1.9
2.4 3.4
4.2 5.0
2.9 1.8
1.8 1.7
1.6 1.2
1.7 3.2
2.2 2.7
2.6 1.4
2.5 2.5
1.3 2.3
2.7 1.4
2.4 2.8
1.6 2.7
3.3 2.1
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1.7 1.4
2.3 3.1
1.5 1.8
3.1 2.0
2.9 3.4
2.2 1.9
1.9 2.2
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3.5 4.2
5.1 2.8
1.5 1.3
1.4 1.3
1.0 1.1
1.2 1.1
1.1 1.0
0.9 1.0
0.9 0.8
0.9 1.0
0.9 1.0
1.1 1.0
1.3 1.4
1.5 1.5
1.5 1.3
1.1 1.2
1.1 0.9
1.0 1.1
1.2 1.4
1.5 1.5
1.6 1.6
1.9 3.6
5.6 3.7
3.0 3.5
2.4 1.4
1.1 1.2
1.5 1.5
1.4 1.4
1.4 1.2
1.1 1.2
1.3 1.2
1.2 1.3
1.3 1.2
1.2 1.4
1.4 1.5
1.7 1.8
1.6 1.6
1.8 1.6
1.5 1.4
1.4 1.3
1.3 1.5
1.6 1.6
1.7 1.7
1.6 2.0
3.6 5.4
3.3 1.1
1.5 2.5
3.2 3.2
3.2 3.0
2.1 1.8
2.1 2.9
3.1 3.1
3.2 2.7
2.0 2.1
2.9 3.3
3.3 3.4
3.2 2.3
2.3 3.0
3.4 3.3
3.3 3.0
2.2 2.0
2.6 3.3
3.4 3.4
3.2 2.5
3.7 1.8
1.8 3.4
4.8 5.3
5.4 4.4
2.9 2.4
2.8 4.4
5.4 5.3
5.2 3.9
2.7 2.8
4.2 5.5
5.4 5.5
4.3 2.9
2.8 4.0
5.3 5.4
5.5 4.4
2.9 2.7
3.6 4.7
5.4 5.4
4.4 1.6
2.7 3.5
3.4 2.1
1.4 1.2
1.3 2.2
3.4 3.5
3.2 1.9
1.4 1.4
2.1 3.4
3.6 3.4
2.1 1.4
1.4 1.9
3.2 3.6
3.4 2.2
1.4 1.3
1.7 2.2
3.5 3.4
1.9 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.1
0.0 0.0
0.0 0.1
0.1 0.0
0.0 0.2
0.1 0.0
0.0 0.2
0.1 0.0
0.0 0.2
0.1 0.0
0.0 0.1
0.1 0.0
0.0 0.1
0.0 0.0
0.0 0.1
0.0 0.0
0.0 0.1
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0.0 0.1
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
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L
0'
6'
12 '
24 '
48 '
Pa
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#
21 8-122
A A
1 1
B B
1. 4
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4 '
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20 '
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52 '
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6 "
18 '
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53 '
-
3 "
5'
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8 "
4 '
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3 "
3 '
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9 "
4 '
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3 '
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4 '
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3 '
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4 '
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3 '
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4 '
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3 "
1 1
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12 '
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8 '
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6 "
36 '
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12 '
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1 2
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16'-0"13'-8"4'-0"6'-2"4'-0"6'-2"4'-0"6'-2"4'-0"6'-2"19'-11"4'-0" 1'-4"
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22 8-123
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COLOR: BLUE PEARL METALLIC
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COLOR: WESTERN RED CEDAR
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MFR: DUNN EDWARDS
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MFR: DUNN EDWARDS
COLOR: DEW383 COOL DECEMBER
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COLOR: CONCRETE GRAY
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4'-0"
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16 '
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66 8-167
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8-168
P: (626) 314-3821
F: (626) 389-5414
E: [email protected]
Mitchell M. Tsai
Law Firm
139 South Hudson Avenue
Suite 200
Pasadena, California 91101
VIA E-MAIL
September 14, 2023
Ben Torres
Planning Manager
69-825 Highway 111
Rancho Mirage, California, 92270
Em: [email protected]
(760) 328-2266 Ext. 253
RE: Southwest Mountain States Regional Council of Carpenters’ Comments Regarding the City of Rancho Mirage’s September 14, 2023, Planning Commission Hearing to Review the Eisenhower Medical Center Expansion Project (Agenda Item No. 2).
Dear Mr. Torres:
On behalf of the Southwest Mountain States Regional Council of Carpenters (SWMSRCC), my office is submitting these comments ahead of the City of Rancho Mirage’s (“City”) Thursday, September 14, 2023, Planning Commission hearing to review the Eisenhower Medical Center Expansion project (Environmental Assessment Case No. EA22-0014, Tentative Parcel Map Case No. TPM23-001, Development Agreement Case No. DA22-0002, Preliminary Development Plan Case No. PDP22-002) (“Project”).
The Project now appears before the Planning Commission for consideration to construct three single-story buildings on 4.31 acres of land. According to the Staff Report, the single-story buildings will consist of 19,890 square feet for a memory care center, 17,116 square feet for a childcare center, and 37,724 square feet for an administration office. The Project also includes plans for 136 parking spaces and various onsite improvements.
Ali Tourkaman, on behalf of Eisenhower Medical Center, and John Greenwood, on behalf of Prest Vuksic Greenwood Architects (“Applicant”), requests that the Planning Commission recommend that the City Council adopt Resolution No. 2023- PC-[Next-in-Order] to find the Project exempt from the California Environmental ATTACHMENT 14
8-169
City of Rancho Mirage – Eisenhower Medical Center Expansion September 14, 2023