HomeMy WebLinkAboutALESSANDRO DRIVE/SAN PASCUAL AVENUE/SAN JUAN AVENUE C/Z 89-6 1989 s
PRECISE PLAN TENTATIVE TRACT
ZONE CHANCE PARCEL MAP
VARIANCE
mac,
C.U.P.
REFER TO: G
APPLICANT:
LOCATION :
REQUEST: EXISTING ZONE:—
PREPARATION-- r
PREPARATION PROGRESS
_ DATE BY COMMENTS
APPLICATION RECEIVED
LEGAL PUBLICATION SENT
NOTICES SENT I
FIELD INVESTIGATION
DEPTS. NOTIFIED
BUILDING _ W7
ENGINEERING
FIRE
POLICE
RECREATION & PARKS
SCHOOL DISTRICT
DIVISION OF HIGHWAYS
FLOOD CONTROL
PRELIMINARY MEETING
STAFF REPORT
FINAL PLAN APPROVAL I
PRECISE PLAN (6)
LANDSCAPING PLAN (5)
PLAN. DIRECTOR MOD. (6)
HEARINGS & ACTIONS
DATE ACTION VOTE
REVIEW BOARD HEARING
P.C. HEARING PUBLISHED
P.C. PUBLIC HEARING
APPLICANT NOTIFIED I
C.C. PUBLIC HEARING
I
ORDINANCE NO.
RESOLUTION NO.
EFFECTIVE DATE
RECORDED FOR DATA- BANK
ZONING MAP CORRECTED
73-510 FRED WARING DRIVE, PALM DESERT,CALIFORNIA 92260
TELEPHONE(619)346-0611
PLANNIM COMUSSION MEE 1%
NUPICE OF ACFION
Date: May 3, 1989
Dave Manookian Bernard Leung
P.O. Box 2846 73-550 Alessandro, Suite 2
Palm Desert, CA 92261 Palm Desert, CA 92260
Re: PP 89-6 and`C/ 89Z 6)
The Planning Ccmnissicn of the City of Palm Desert has Considered your request
and taken the following action at its meeting of May 2, 1989.
PIAMUM aM+ MION IMTR rED STAFF BY MItAYM M MCN TO RE-ADVERTISE
FOR A NU PUBLIC MUCING. CARRIED 3-0.
Any appeal of the above action may be made in writing to the Director of
Ccnmiuiity Development, City of Palm Desert, within fifteen (15) days of the
date of the decision.
RAMmI A. DIAZ, S
PALM DESERT PLANNING SSION
RAD/tm
cc: Coachella Valley Water District
Public Works Department
Building & Safety Department
Fire Marshal
CITY OF PALM DESERT
a DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
TO: Planning Commission
DATE: May 2, 1989
CASE NO: C/Z 89-6, PP 89-6
REQUEST: Change of zone from R-1 and R-3 to O.P. for a 43,000 square
foot, two-story office building, north of Alessandro between
San Pascual and San Juan.
APPLICANT: DAVID MANOOKIAN BERNARD LEUNG
P.O. Box 2846 73-550 Alessandro, Suite 2
Palm Desert, CA 92260 Palm Desert, CA 92260
I. DISCUSSION:
As instructed by commission, staff has prepared a resolution of denial
for the project.
The applicant has indicated that he is preparing amended plans based on
the commission's concerns.
II. RECOMMENDATION:
Staff recommends that the commission comment on the new plans and if some
consensus is reached, instruct staff to re-advertise the case.
Prepared by
Reviewed and Approve
PJ/fr
Attachments: Resolution of Denial
I
PLANNING COMMISSION RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF PALM DESERT, CALIFORNIA, DENYING REQUEST
FOR APPROVAL OF A CHANGE OF ZONE FROM R-1 AND R-3
TO O.P. FOR A 43,000 SQUARE FOOT OFFICE BUILDING,
NORTH OF ALESSANDRO BETWEEN SAN PASCUAL AND SAN
JUAN.
CASE NO: C/Z 89-6, PP 89-6
WHEREAS, the Planning Commission of the City of Palm Desert, California,
did on the 18th day of April , 1989 hold a duly noticed public hearing to
consider a request by DAVE MANOOKIAN for the above mentioned project.
WHEREAS, at said public hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
heard, said planning commission did find the following facts and reasons to
exist to justify their decision:
1 . The proposed amendment is not consistent with the intent of the O.P.
district due to its relation with the surrounding residential area.
2. The plan will substantially depreciate property values in the area
due to the structures intensity and size.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
Palm Desert, California, as follows:
1 . That the above recitations are true and correct and constitute the
findings of the commission in this case.
2. That it hereby does deny the above described project based on the
previous listed findings.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
Planing Commission, held on this 2nd day of May, 1989 by the following vote, to
wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
RICHARD ERWOOD, Chairman
ATTEST:
RAMON A. DIAZ, Secretary
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I
CITY OF PALM DESERT
DEPARTIV E OF QD'MJNITY DEVEfAPNI M
STAFF REPORT
TO: Planning Commission
DATE: June 20, 1989
CASE NO: C/Z 89-6, PP 89-6 APMM4E9T 2
REQUEST: Approval of a partial two-story, 35,075 square foot office
ocaplex, change of zone from R-1 and R-3 to O.P. and negative
declaration of environmental impact location north of Alessandro
between San Pascual and San Juan.
APPLICANT: DAVID MANOOKIAN BERNARD LEUNG
P.O. Box 2846 73-550 Alessandro, Suite 2
Palm Desert, CA 92260 Palm Desert, CA 92260
I. DISCUSSION:
This case was continued from June 6, 1989, so that the applicant could
address the commission's concerns and redraw his plan. The applicant's
new plan reduces the square footage from 37,663 square feet to 35,075
square feet - a reduction 2,588 square feet. The two-story structure
still appears on the plan, but has also been reduced from 27,216 square
feet to 18,900 square feet - a reduction of 8,316 square feet.
The site plan has also been changed by bringing all access as a single
driveway on Alessandro with an emergency fire exit on San Juan. The
landscaping has also been increased from 19% to 28% and the project still
meets minimum parking requirements.
II. FINDINGS:
A. PRECISE PLAN
1. The design of the precise plan will not substantially depreciate
property values in the vicinity.
Justification:
The design of the use is attractive and will be oanpatible with other
office and residential uses existing in the vicinity.
2. The precise plan will not unreasonable interfere with the use or
enjoyment of property in the vicinity of the occupants thereof for
lawful purposes.
PC STAFF REPORT
CASE NO. C/Z 89-6, PP 89-6 AP1EI� 2
JUNE 20, 1989
Justification:
The surrounding land in the vicinity is zoned for the same type of
use as proposed and owners would not be deprived the use of their
land due to the landscape buffer as called for in the specific plan.
3. The precise plan will not endanger the public peace, health, safety
or general welfare.
Justification:
The precise plan complies with all code requirements and will not be
detrimental to the public peace, health, safety or general welfare.
B. CHANGE OF ZONE
1. The proposed change of zone is consistent with the general plan.
Justification:
The change of zone is consistent with the general plan, palms village
specific plan and core commercial specific plan.
III. ENVIRONMENTAL REVIEW:
The Director of Community Development has determined that the proposed
project will not have an adverse impact on the environment and a negative
declaration of environment impact has been prepared.
IV. RECCH ENDATION:
Staff feels that the proposed project is acceptable and recommends:
A. Adoption of the findings.
B. Adoption of Planning Commission Resolution No. recommending
to the City Council approval of PP 89-6 Amendment 2, C/Z 89-6.
V. ATTACHMENTS:
A. Draft Resolution
B. Legal Notice
C. Plans and Exhibits
Prepared by
101/
Reviewed and Approved by
PJ/fr
2
PLANNING C 44LSSION RESOLUTICN NO.
A RESOLUTION OF THE PLANNING COhMISSION OF THE
CITY OF PALM DESERT, CALIFORNIA, REM4431MING TO
CITY COUNCIL APPROVAL OF A CHANGE OF ZONE FROM
R-3 AND R-1 TO O.P., A 35,075 SQUARE FOOT OFFICE
COMPLEX AND A NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT, NORTH OF ALESSANDRO BETWEEN
SAN PASCUAL AND SAN JUAN.
CASE NO. PP 89-6 AMROMENT 2, C/Z 89-6
WHEREAS, the Planning CtmTdssim of the City of Palm Desert, California,
did on the 6th day of June, 1989, and continued to June 20, 1989, to hold a
duly noticed public hearing to consider the request of DAVE MANOOKIAN for above
described project.
WHEREAS, said application has complied with the requirements of the "City
of Palm Desert Procedure for Implementation of the California Environmental
Quality Act, Resolution No. 80-89, " in that the director of camiunity
development has determined that the project will not have a significant impact
and a negative declaration is hereby adopted.
WHEREAS, at said public hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
heard, said planning commission did find the following facts and reasons to
exist to justify granting approval of said precise plan:
1. The design of the precise plan will not substantially depreciate
property values in the vicinity.
2. The precise plan will not unreasonably interfere with the use or
enjoyment of property in the vicinity by the occupants thereof for
lawful purposes.
3. The precise plan will not endanger the public peace, health, safety
or general welfare.
4. Change of zone is consistent with general plan and specific plans.
NOW, THEREFORE, BE IT RESOLVED by the Planning Carmissicn of the City of
Palm Desert, California, as follows:
1. That the above recitations are true and correct and constitute the
findings of the connission in this case;
2. That approval of Precise Plan is hereby granted for reasons subject
to the attached conditions.
PLANNING COMMIISSION RESOLiTTION NO.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
Planning Co m fission, held on this 20th day of June, 1989, by the following
vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
RIMARD ERMD, Chairman
ATTEST:
RAON A. DIAZ, Secretary
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2
PLANNING CCNM[SSION RFSOLUrION ND.
OCNDITIONS OF APPROVAL
CASE NO. PP 89-6 AMENt43ST 2
Department of Community Development
1. The development of the property shall conform substantially with exhibits
on file with the de t of community development, as modified the
parbnan ty pman by
following conditions:
2. Construction of a portion of said project shall commence within one year
from the date of second reading before city council, or one year after
first reading unless an extension of time is granted; otherwise said
approval shall became null, void and of no effect whatsoever.
3. The development of the property described herein shall be subject to the
restrictions and limitations set forth herein which are in addition to
all municipal ordinances and state and federal statutes now in force, or
which hereafter may be in force.
4. Prior to issuance of a building permit for construction of any use
contemplated by this approval, the applicant shall first obtain permits
and/or clearance from the following agencies:
Department of Public Works
Palm Desert Fire Marshal
Coachella Valley Water District
Palm Desert Architectural Commission
Palm Desert Water and Services District
Evidence of said permit of clearance from the above agencies shall be
presented to the department of building and safety at the time of issuance
of a building permit for the use contemplated herewith.
5. Applicant shall pay applicable development fees (i.e. school, art in
public places).
6. All future occupants of the building shall comply with parking
requirements of the ordinance and shall be limited to office professional
uses.
7. Lot consolidation shall be recorded prior to second reading of change of
zone.
8. Precise plan contingent upon approval of change of zone.
3
PLANNIM COMMISSION RESOLUTION NO.
Deparbnent of Public Works
1. Drainage fees, in accordance with Section 26.49 of the Palm Desert
Municipal Code and Palm Desert Ordinance Number 507, shall be paid
prior to issuance of grading permit.
2. Storm drain construction shall be contingent upon a drainage study
prepared by a civil engineer that is reviewed and approved by the
Department of Public Works.
3. Signalization fees, in accordance with City of Palm Desert Resolution
Nos. 79-17 and 79-55, shall be paid prior to issuance of grading permit.
4. Rill public improvements, as required by Sections 26.44 and 26.40 of the
Palm Desert Municipal Code, shall be installed in accordance with
applicable City standards.
5. As required under Palm Desert Municipal Code Section 26.28, and in
accordance with Sections 26.40 and 26.44, complete improvement plans
and specifications shall be submitted to the Director of Public Works for
checking and approval before construction of any improvements is
commenced. Offsite improvement plans to be approved by Public Works
Department and a surety posted to guarantee the installation of required
offsite improvements prior to issuance of grading permit. Such offsite
improvements shall include, but not limited to, curb and gutter, asphalt
paving and concrete sidewalk in an appropriate size and configuration.
"As-built" plans shall be submitted to, and approved by, the Director of
Public Works prior to the acceptance of the improvements by the City.
6. All private driveways and parking lots shall be inspected by the
engineering department and a standard inspection fee shall be paid prior
to grading permit issuance.
7. Landscaping maintenance on San Pascual, Alessandro and San Juan shall be
provided by the property owner.
8. As required under Section 12.16 and 26.44 of the Palm Desert Municipal
Code, all existing utilities shall be undergrounded per each respective
utility district's recommendation. If determined to be unfeasible,
applicant shall agree to participate in any future utility underrgrounding
district.
9. In accordance with Palm Desert Municipal Code Section 26.44, oanplete
grading plans and specifications shall be submitted to the Director
of Public Works for checking and approval prior to issuance of any
permits.
4
PLANNING COMMISSICN RESOLVPICN ND.
10. As required by Sections 26.32 and 26.40 of the Palm Desert Municipal
Code, dedication of right-of-way at five feet on San Pascual, Alessandro,
and San Juan, (30' Half St. ) shall be provided prior to recordation of the
final map.
11. Size, number and location of driveways to Public Works specifications
with only twv driveway approach(es) to be allowed to serve this property.
12. Complete (parcel) map shall be submitted as required by ordinance to the
Director of Public Works for checking and approval and be recorded before
issuance of any permits.
13. Any and all off-site improvements shall be preceded by the approval
of plans and the issuance of valid encroachment permits) by the
Department of Public Works.
14. A complete preliminary soils investigation, conducted by a registered
soils engineer, shall be submitted to and approved by the Department
of Public Works prior to issuance of the grading permit.
15. Pad elevations, as shown on the preliminary site plan are subject to
review and modification in accordance with Section 27 of the Palm Desert
Municipal Code.
16. Applicant shall remove and reconstruct the curb return and/or curb and
gutter at the end of the return at the intersection of San Pascual Avenue
and Alessandro Drive.
Fire Marsha
1. The Fire Department is required to set a minimum fire flow for the
remodel of construction of all commercial buildings per Uniform Fire Code
Section 10.301C.
2. Provide, or show there exists a water system capable of providing a
potential fire flow of 3500 gpn and the actual fire flow available from
any one hydrant connected to any given water main shall be 1500 gpm for 2
hours duration at 20 psi residual operating pressure.
3. A fire flow of 3500 gpn for a 3 hour duration at 20 psi residual operating
pressure must be available before any combustible material is placed on
the job site.
4. A combination of cn-site and off-site Super fire hydrants, (6" x 4" x 2
1/2" x 2 1/2"), will be required, located not less than 25' or more than
150' from any portion of the building(s) as measured along approved
vehicular travelways. The required fire flan shall be available from any
2 adjacent hydrant(s) in the system.
5
PLANNING COMISSION RESOLITPICN NO.
5. The required fire flaw may be adjusted at a later point in the permit
process to reflect changes in design, construction type, area separations,
or built-in fire protection measures.
6. Prior to the application for a building permit, the developer shall
furnish the original and two copies of the water system plan to the
County Fire Department for review. No building permit shall be issued
until the water system plan has been approved by the County Fire Chief.
Upon approval, the original will be returned. One copy will be sent to
the responsible inspecting authority.
Plans shall conform to fire hydrant types, location and spacing, and the
system shall meet the fire flaw requirements. Plans shall be signed by a
Registered Civil Engineer any may be signed by the local water company
with the following certification: "I certify that the design of the
water system is in accordance with the requirements prescribed by the
Riverside County Fire Department.
7. Comply with Title 19 of the California Administrative Code.
8. Install a complete fire sprinkler system per NFPA 13. The post indicator
valve and fire department connection shall be located to the front, not
less than 25' from the building and within 50' of an approved hydrant.
9. Install a fire alarm (waterflow) as required by the Uniform Building Code,
3803, for sprinkler system.
10. Install tamper alarm on supply valve for sprinkler systems. Must also
ring building water flow alarm and entire system must be central station
monitored.
11. Certain designated areas will be required to be maintained as fire lanes.
12. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less
than 2AlOBC in rating.
13. Install Panic Hardware and Exit signs as per Chapter 33, Sections of the
Uniform Building Code.
14. Final conditions will be determined upon review of the building plans.
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6
I --
Jki91L`1 73-510 FRED WA LING DHIVI, PALM DESEII 1,CA LIFORNIA 92260
I ELEPI IONS (619) 346-0611
May 18, 1989
CITY OF PALM DESERT
LEGAL NOTICE
CASE NUS. PP 09-6 AMENUMEN7 I.'C/Z 89-6
NOTICE 15 HEREBY GIVEN that a public hearing will be held before the Palm
Desert Planning Commission to consider a request by DAVID MANOOKIAN for
approval of a 37.663 square foot office complex, change of zone from R-3 and
R-I to O.P. and a negative declarntlon of environmental Impact, located on the
north side of Alessandro between San Juaa and San Pascual.
APN 627-171-003, 004, 005, 013 AND 014
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SAID public hearinq wlit be held on 'lursdav, June G, 1989 at 7:00 p.m. In
the Council Chamber at the Palm Desert City Hall . 73-510 Fred Warinq Drive,
Palm Desert, California, at which time and place all Interested persons are
Invited to attend and he heeird. IF you challenge the proposed actions In
court, you mnv br- IiIIIII011 to raisinq only those Issues you or someone else
ralsed at I,he Muhli,: Ilr:rrinq described In this notice, or In written
correspondence delivered to the planning coumisslon (or city council ) at, or
Prior to, the public hcarinq.
PUBLISH: Uesert PU51: RAMON A. OIA7. Secretary '
May 26, 19139 Pa1'm Desert Planning Commission
s� w
R
MINUPF3
PALM DESSERT PLANNDG CCM ESSICN
APRIL 18, 1989
Commissioner Richards felt that the previously approved 17 units
would not have been appropriate and complimented the architect on the
appearance of his plans and felt with the open space it would be a
nice looking building.
Chairman Erwood noted that the building coverage was only 25.8%.
Chairman Erwood asked if anyone present wished to speak in FAVOR or
OPPOSITION to the proposal. There being no one, the public testimony
was closed.
Action:
Moved by Commissioner Downs, seconded by Comuissio er Richards,
adopting the findings as presented by staff. Carried 4-0.
Moved by Commissioner Downs, sued by Commissioner Richards,
adopting Planning Commission Resolution No. 1347, approving PP 89-4,
subject to conditions. Carried 4-0.
F. Case Nos. PP 89-6 and C/Z 89-6 DAVE MR4001CM, Applicant
Request for approval of a zone change from R-3
and R-2 to O.P., a 43,000 square foot, two-story
office building and negative declaration of
environmental impact, north of Alessandro between
San Pascual and San Juan.
Chairman Elwood called for a five minute recess at this point to allow for
drawings to be displayed. The time was 9:38 p.m. Chairman Erwood called the
meeting to order at 9:43 p.m.
Mr. Joy outlined the salient points of the staff report. Staff
reoamierxled approval of the project.
Chairman Erwood opened the public testimony and asked if the
applicant wished to address the commission.
M. BEFdQM LELM, architect, stated that their intent was to
create a residential type of architectural grammar and described
haw the design would achieve that effect. Mr. Leung stated that
the architectural commission felt that the building was too
monotanaLs and wanted the building pulled back and forth. He
explained the architectural detail shown on the displayed plan
that would alleviate that concern. He also noted that the
15
MINUTES
PAIM DESERT PLAMMU C IISSICN
APRIL 18, 1989
noting the amount and speed of traffic. He requested editions for
an alternate plan be designed into the current engineering to allow
for gating, and taking the flood retention basin and making it
accessible to the homeowners if they wish to make it into a mint-park
that they would maintain. Commissioner Richards stated that with
those editions, he would move for approval.
Mr. Diaz felt that a two-week continuance would be in order to allow
for staff to amend the resolution to write the exact wording of the
conditions and allow the Lakes residents to review the ordinance.
Commission occurred and Chairman Erwood the public hearing
and asked for a motion.
Action:
Moved by Commissioner Richards, seconded by Commissioner Downs,
continuing ng PP 87-20 Amendment and Tr 24539 to May 2, 1989. Carried
4-0.
E. Case No. PP 89-4 - OMA III, LTD., Applicant
Request for approval of a precise plan of design
to develop an 11 unit apartment project on a
parcel bounded by El Camino, Sunset lane and
Abronia Trail.
Ms. Sass outlined the salient points of the staff report and
recommended approval.
Commissioner Whitlock requested a reason for the use of flat roofs.
Ms. Sass deferred the answer to the project architect.
Chairman Erwood opened the public testimony and asked the applicant
to address the oommission.
MR. STEVE SULLIVAN, architect, informed commission that the
changes made to the project were because of economics.
Commissioner Whitlock asked Mr. Sullivan about the use of flat roofs
over a long-range period and the maintenance required for upkeep.
Mr. Sullivan stated that the water would be distributed through roof
drains and did not see a potential problem except for regular
maintenance. Commissioner Whitlock also asked about file roofs. Mr.
Sullivan stated that it would be eo=xrically impossible for the
applicant to use tile.
14
73-510 FRED WARING DRIVE, PALM DESERT,CALIFORNIA 92260
TELEPHONE(619)346-0611
PLANNING CI7'MISSICN MEETIM
NJV.LCE OF ACTION
Date: April 19, 1989
Dave Manookian Bernard Leung
P.O. Box 2846 73-550 Alessandro, Suite 2
Palm Desert, CA 92261 Palm Desert, CA 92260
Re: PP 89-6 and CE /Z&
The Planning Commission of the City of Palm Desert has considered
and taken the following action at its meeting of April 18, 1989. your request
PLANNIM C[T'MISSICN INS71M)C99y STAFF '10 PREPARE A--- _ RESOLITTICN OF-- DENIAL
FAR AD0Pi'1(F9 AT 191E MAY 2, 1989 MLETIt� M7 TICN CARRIED 4-0.
Any appeal of the above action may be made in writing to the Director of
Camninity Development, City of Palm Desert, within fifteen (15) days of the
date of the decision.
RAMJN A. DIAZ, SEC ,"I'
PALM DESERT PLANNING SSION
RAD/tm
cc: Coachella Valley Water District
Public Works Department
Building & Safety Depar-bnent
Fire Marshal
i
4 CITY OF PALM DESERT
DEPARTMENT OF C34424IW DEVELOPMENT
STAFF REPORT
TO: Planning Commission
DATE: April 18, 1989
CASE NO: PP 89-6, C/Z 89-6
RBOUEST: Approval of a change of zone from R-3 and R-1 to O.P. , a 43,000
square foot, two-story office building and negative declaration
of environmental impact, north of Alessandro between San Pascual
and San Juan.
APPLICANT: DAVE MANCOKIAN BERNARD LELM
P.O. Box 2846 73-550 Alessandro, Suite 2
Palm Desert, CA 92260 Palm Desert, CA 92260
I. BACKGROUND:
A. GENERAL PLAN LAND USE DESIGNATION
The site was identified in the Palma Village Specific Plan as
either office professional or high density residential. It was also
identified on the Commercial Core Area Specific Plan as commercial
transition which consists of office and public parking.
B. ADJACENT ZONING - LAND USE
North: R-1 - Single Family Residential
South: C-1 - Professional Offices, General Retail
East: R-3, R-1 - GTE Parking, Single Family Residential
West: R-3, R-1 - Buccino Building Parking Lot, Single Family
Residential
C. SITE DESCRIPTION
The site is vacant and improved with curb and gutter.
II. PROJECT DESCRIPTION:
The two-story structure is proposed to be constructed along Alessandro and
the required parking to the rear, adjacent to the surrounding single
family residential area. The structure ornmprises the entire Alessandro
frontage while access to the parking area is from San Juan and San
Pascual. The driveways are as close to Alessandro as passible, adjacent
to the structure. The architectural commission continued this case for
re-study of the horizontal alignment along Alessandro.
The long range plan for Alessandro would allow the curb in front of the
subject site to be pushed out an additional eight feet, but this project
is not proposing any modification to the existing curb.
4 l
PC STAFF REPORT • •
CASE ND. PP 89-6, C/Z 89-6
APRIL 18, 1989
Staff's initial concerns with the building
onto single family streets rather were the driveways opening
reason for desi than Onto Alessandro. The applicant's
fining it this way were that a single structure is needed
for elevator purposes since two separate st
ructures would necessitate two
elevators. A walkway connecting
1/2 feet of clearance pl wo structures would need to Provide 13
the foetal se
which the applicant has stated is impractical since
second level walkway is 8 feet. Overall building 1/2 feet. di-rig height is 24
Extra landscaping surrounding the Ping area has been
it from the adj � San Juan and San Pascual,
residential area. Al San P to screen
feet of 1 ascual, 15
landscaping is shown in addition to a 6 foot curbside sidewalk.
The landscaping depth along the rear of the Parking lot ranges from a
minimum of 5 feet to 30 feet. The front landscaping scleh along
Alessandro was modified �' the architectural commission so that one
meande
ring sidewalk is provided rather than one along the curb and a
along the buildings wall.
The architectural commission also modified the proposed structures
elevation to Provide for some break-up of the uniform roof line.
Staff is recommending that due to the increased distance from the
structure to the adjacent residences, to the south, that the code
requirement deleting second-story wins not be applicable when combined
increased screening of the lot.
PROJECT DATA CODE
PROJECT
Min. site size 15,000 sq. ft.
Parking 151 spaces 96,400 sq. ft.
Street setbacks 12' min. - 15' 151 spaces
Rear setbacks • 1 - 15,
65 feet 12 min.min. -
Max. building height 25 feet 225' max.
24 1/2 feet
III. FIMIN S•
A. PRECISE PLAN
1. The design of the precise plan will not substantially depreciate
Property values in the vicinity.
Justification;
The design of the use is attractive and will be compatible with
other office and residential uses existing in the vicinity.
2• The Precise plan will not unreasonably interfere with the use or
en�nn�� Property in the vicinity of the occupants thereof for
s.
I
r
PC STAFF REPCW
CASE NO. PP 89-6, C/Z 89-6
APRIL 18, 1989
Justification:
The surrounding g land in the vicinity is zoned for the same type of
use as proposed and owners would not be deprived the use of their
land due to the landscape buffer as called for in the specific plan.
3. The precise plan will not endanger the public peace, health, safety
or general welfare.
Justification:
The precise plan ccrrplies with all code requirements and will not be
detrimental to the public peace, health, safety or general welfare.
B. CHANGE OF ZONE
I. The proposed change of zone is consistent with the general plan.
Justification:
The change of zone is consistent with the general plan, palm
village specific plan and core commercial specific plan.
IV. ENVIRONM NPAL REVIEW:
The Director of Community Development has determined that the proposed
Project will not have an adverse impact on the environment and a negative
declaration of environmental impact has been prepared.
V. R1300M'IENDATION:
Staff feels that the proposed project is acceptable and recommends:
A. Adoption of the findings.
B. Adoption of Planning Commission Resolution No. recommending
to the City Council approval of PP 89-6, C/Z 89-6.
VI. ATTACHMENTS
A. Draft Resolution
B. Legal Notice
C. Plans and Exhibits
Prepared by '—
Reviewed and Approved \
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PLANNM 0241ISSI(N RESO[ MCK NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF PALM DESERT, CALIFORNIA, RBO24 aMING TO
CITY COUNCIL APPROVAL OF A CHANGE OF ZONE FROM
R-3 AND R-1 TO O.P. , A 43,000 SQUARE FOOT
TWO-STORY OFFICE BUILDING AND A NEGATIVE
DECLARATION OF ENVIRMM17TAL IMPACT, NORTH OF
ALESSANDRO BEIWEEN SAN PASCUAL AMID SAN JUAN.
CASE NO. PP 89-6, C/Z 89-6
WHEREAS, the Planning Camdssicn of the City of Palm Desert, California,
did on the 18th day of April, 1989, hold a duly noticed public hearing to
consider the request of DAVE MANOOKIAN for above described project.
WHEREAS, said application has complied with the requirements of the "City
of Palm Desert Procedure for Implementation of the California Envirarmental
Quality Act, Resolution No. 80-89, " in that the director of community
development has determined that the project will not have a significant impact
and a negative declaration is hereby adopted.
WHEREAS, at said public hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
heard, said planning ocmmission did find the following facts and reasons to
exist to justify granting approval of said precise plan:
1. The design of the precise plan will not substantially depreciate
property values in the vicinity.
2. The precise plan will not unreasonably interfere with the use or
enjoyment of property in the vicinity by the occupants thereof for
lawful purposes.
3. The precise plan will not endanger the public peace, health, safety
or general welfare.
4. Change of zone is consistent with general plan and specific plans.
NOW, THEREFORE, BE IT RESOLVED by the Planning CtMmission of the City of
Palm Desert, California, as follows:
1. That the above recitations are true and correct and constitute the
findings of the commission in this case;
2. That approval of Precise Plan is hereby granted for reasons subject
to the attached conditions.
J
S PLANN M CU4,=ION RESOLVTICN NO.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
Planning Camissicn, held on this 18th day of April, 1989, by the following
vote, to wit:
AYES:
NOES:
ASSENT:
ABSTAIN:
RICHARD ERWOOD, Chairman
ATTEST:
RAMON A. DIAZ, Secretary
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PLANNING CCNNIISSION RESOLUrIGN ND.
CCDITICtS OF APPROM
CASE ND. PP 89-6
Department of Cam rdtV Developnerut
1. The development of the property shall conform substantially with exhibits
on file with the department of ocomnity development, as modified by the
following conditions:
2. Construction of a portion of said project shall camuence within one year
from the date of second reading before city council, or one year after
first reading unless an extension of time is granted; otherwise said
approval shall become null, void and of no effect whatsoever.
3. The development of the property described herein shall be subject to the
restrictions and limitations set forth herein which are in addition to
all municipal ordinances and state and federal statutes now in force, or
which hereafter may be in force.
4. Prior to issuance of a building permit for construction of any use
contemplated by this approval, the applicant shall first obtain permits
and/or clearance from the following agencies:
Department of Public Works
Palm Desert Fire N�
Coachella Valley Water District
Palm Desert Architectural Commission
Palm Desert Water and Services District
Evidence of said permit of clearance from the above agencies shall be
Presented to the departtent of building and safety at the time of issuance
of a building permit for the use ccntelTplated herewith.
5. Applicant shall pay applicable development fees (i.e. school, art in
public places).
6. All future occupants of the building shall comply with parking
requirements of the ordinance and shall be limited to office professional
uses.
7. Lot consolidation shall be recorded prior to second reading of change of
zone.
8. Precise plan contingent upon approval of change of zone.
3
i
PLANNDG OCN IISSICN RESOLUTION NO.
Department of Public Works
1. Drainage fees, in accordance with Section 26.49 of the Palm Desert
Municipal Code and Palm Desert Ordinance Number 507, shall be paid
prior to issuance of grading permit.
2. Storm drain construction shall be contingent upon a drainage study
prepared by a civil engineer that is reviewed and approved by the
Department of Public Works.
3. Signalizaticn fees, in accordance with City of Palm Desert Resolution
Nos. 79-17 and 79-55, shall be paid prior to issuance of grading permit.
4. Full public improvements, as required by Sections 26.44 and 26.40 of the
Palm Desert Municipal Code, shall be installed in accordance with
applicable City standards.
5. As required under Palm Desert Municipal Code Section 26.28, and in
accordance with Sections 26.40 and 26.44, complete improvement plans
and specifications shall be submitted to the Director of Public Works for
checking and approval before construction of any improvements is
commenced. Offsite improvement plans to be approved by Public Works
Department and a surety posted to guarantee the installation of required
offsite improvements prior to issuance of grading permit. Such offsite
improvanents shall include, but not limited to, curb and gutter, asphalt
paving and concrete sidewalk in an appropriate size and configuration.
"As-built" plans shall be submitted to, and approved by, the Director of
Public Works prior to the acceptance of the improvements by the City.
6. All private driveways and parking lots shall be inspected by the
engineering department and a standard inspection fee shall be paid prior
to grading permit issuance.
7. Landscaping maintenance on San Pascual, Alessandro and San Juan shall be
provided by the property owner.
8. As required under Section 12.16 and 26.44 of the Palm Desert Municipal
Code, all existing utilities shall be undergrounded per each respective
utility district's recommendation. If determined to be unfeasible,
applicant shall agree to participate in any future utility undergrounding
district.
9. In accordance with Palm Desert Municipal Code Section 26.44, complete
grading plans and specifications shall be submitted to the Director
of Public Works for checking and approval prior to issuance of any
permits.
4
PLANNU G CC MISSICN RFS"TIF TON ND.
10. As required by Sections 26.32 and 26.40 of the Palm Desert Municipal
Code, dedication of right-of-way at five feet on San Pascual, Alessandro,
and San Juan, (30' Half St. ) shall be provided prior to recordation of the
final map.
11. Size, number and location of driveways to Public Works specifications
with only two driveway approach(es) to be allowed to serve this property.
12. Complete (parcel) map shall be submitted as required by ordinance to the
Director of Public Works for checking and approval and be recorded before
issuance of any permits.
13. Any and all off-site improvements shall be preceded by the approval
of plans and the issuance of valid encroachment permit(s) by the
Department of Public Worsts.
14. A complete preliminary soils investigation, conducted by a registered
soils engineer, shall be submitted to and approved by the Department
of Public Works prior to issuance of the grading permit.
15. Pad elevations, as shown on the preliminary site plan are subject to
review and modification in accordance with Section 27 of the Palm Desert
Municipal Code.
16. Applicant shall remove and reconstruct the curb return and/or curb and
gutter at the end of the return at the intersection of San Pascual Avenue
and Alessandro Drive.
File Marshal
1. The Fire Department is required to set a minimum fire flow for the
remodel of construction of all caffmercial buildings per uniform Fire Code
Section 10.301C.
2. Provide, or show there exists a water system capable of providing a
Potential fire flaw of 3500 gpm and the actual fire flow available from
any one hydrant connected to any given water main shall be 1500 gpm for 2
hours duration at 20 psi residual operating pressure.
3. A fire flow of 3500 gpm for a 3 hour duration at 20 psi residual operating
Pressure must be available before any combustible material is placed on
the job site.
4. A combination of on-site and off-site Super fire hydrants, (6" x 4" x 2
1/2" x 2 1/2"), will be required, located not less than 25' or more than
150' from any portion of the building(s) as measured along approved
vehicular travelways. The required fire flaw shall be available from any
2 adjacent hydrant(s) in the system.
5
PLANK DU COM IISSIM RE4OLuricN No.
5. The required fire flaw may be adjusted at a later point in the permit
process to reflect changes in design, construction type, area separations,
or built-in fire protection measures.
6. Prior to the application for a building permit, the developer shall
furnish the original and two copies of the water system plan to the
County Fire Department for review. No building permit shall be issued
until the water system plan has been approved by the County Fire Chief.
Upon approval, the original will be returned. One copy will be sent to
the responsible inspecting authority.
Plans shall conform to fire hydrant types, location and spacing, and the
system shall meet the fire flaw requirements, plans shall be signed by a
Registered Civil Engineer any may be signed by the local water company
with the following certification: "I certify that the design of the
water system is in accordance with the requirements prescribed by the
Riverside County Fire Department.
7. Cady with Title 19 of the California Administrative code,
8. Install a complete fire sprinkler system per NFPA 13. The post indicator
valve and fire department connection shall be located to the front, not
less than 25' from the building and within 50' of an approved hydrant.
9. Install a fire alarm (waterflow) as required by the Uniform Building Code,
3803, for sprinkler system.
10. Install tamper alarm on supply valve for sprinkler systems. Must also
ring building water flow alarm and entire system must be central station
monitored.
11. Certain designated areas will be required to be maintained as fire lanes.
12. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less
than 2AlOBC in rating.
13. Install Panic Hardware and Exit signs as per Chapter 33, Sections of the
Uniform Building Code.
14. Final ocndi.tials will be determined upon review of the building plans.
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6
73-510 FRED WAKING DRIVE,PALM DESERT,CALIFORNIA 92260
TELEPHONE (619) 346-0611
March 31. 1989
CITY OF PALM DESERT
LEGAL NOTICE
CASE NOS. PP 89-6. C/Z 89-4
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm
Desert Planning Commission to consider a request by DAVID MANOOKIAN for
approval of a zone change from R-3 and R-1 to O.P., negative declaration of
environmental impact and a 43,000 square foot office building north of
Alessandro between San Pascual and San Juan.
APN 627-171-00). 004. 005. 013 AND 014
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SA 10 nubI I hear ino will be held ,n IUL-51 Cry. April (B. 1989 at 7:00 p.m. In
the Council Chamber at the Palm Desert Citv Hail. 73-510 Fred Waring Or'Ive.
Palm Desert, California, at which time and place all Interested persons are
invited to attend and be heard. If You challenge the proposed actions In
court, you may be limited to raising only those issues von or someone else
raised at the public hearina described in this notice. or in written
correspondence delivered to the planning commission for city council) at, or
Prior to. the public heal inq.
PUBLISH: Desert Post RAMON A. DIAZ. Secretary
April 7. 1989 Palm Desert Planning Commission
4
F z
ESTABLISHED IN 1918 AS A PUBLIC AGENCY
COACHELLA VALLEY WATER DISTRICT
POST OFFICE BOX 1D58•COACHELLA, CALIFORNIA 92236•TELEPHONE(619)396-2651
DIRECTORS OFFICERS
TELLIS CODEKAS.PRESIDENT THOMAS E.LEVY,GENERAL MANAGER-CHIEF ENGINEER
RAYMOND R.RUMMONDS,VICE PRESIDENT BERNARDINE SUTTON,SECRETARY
JOHN P.POWELL KEITH H.AINSWINE AND L TGEN GENERAL
MANAGER
DOROTHY M.NICHOLS March 22, 1989 REDW
THEODORE J.FISH
cb _r File: 0163.1
Department of Environmental Services
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, California 92260
Gentlemen:
Subject: Precise Plan 89-6, Change of Zone 89-4, Portion
of Northeast Quarter, Section 20, Township 5
South, Range 6 East, San Bernardino Meridian
This area is protected from stormwater flows by a system of channels and dikes,
and may be considered safe from stormwater flows except in rare instances.
This area is designated Zone B on Federal Flood Insurance rate maps which are in
effect at this time.
The district will furnish sanitation service to this area in accordance with the
current regulations of this district. These regulations provide for the payment
of certain fees and charges by the subdivider and said fees and charges are
subject to change.
This area shall be annexed to Improvement District Nos. 54 and 80 of Coachella
Valley Water District for sanitation service.
Plans for grading, landscaping, and irrigation systems shall be submitted to
Coachella Valley Water District for review. This review is for ensuring
efficient water management.
If you have any questions please call Bob Meleg, stormwater engineer,
extension 264.
Yours very truly,
Tom Levy
General Manager-Chief E neer
RF:gh
cc: Don Park
Riverside County Department
of Public Health, Indio TRUE CONSERVATION
USE WATER WISELY
73-510 FRED WARING DRIVE. PALM DESERT,CALIFORNIA 92260
TELEPHONE(619)346-0611
March 24. 1989
DEPARTMENT OF BUILDING AND SAFETY
PRELIMINARY REVIEW OF PLANS
THIS IS NOT A PLAN CHECKI
DEVELOPMENT: PP 89-6 CZ 89-4
Dave Manookian
The comments below are based on the following assumption and code groups:
1985 Uniform Building Code
1985 Uniform Plumbing Code
1985 Uniform Mechanical Code
1984 National Electrical Code
Title 24 Handicapp / Accessibility Standards
Title 24 Energy Conservation Standards
Title 24 Multi-Family Adaptability Standards
CODE ASSUMPTION:
Building Classification: B-2
Type of Construction: VN
Sprinklered: YES
ALLOWABLE FLOOR AREA:
Basic Allowable: 8000
Setbacks: FOUR SIDES
Sprinklered: YES
Multi-Story Factor: TWO
Total Allowable Sq. Ft. : OK
' Page two. . .
HANDICAPPED-
Site requirements per handicapp standards.
PARKING•
Show international logo, loading and unloading zone requirements.
Ramp from parking lot to sidewalk not shown on plans.
BUILDING ACCESS:
Doors shall be minimum 32" clear in width.
On plans, show height of all bathroom accessories.
Handicapp bathroom layout does not conform to current standards on all
floors.
Before further comments can be made, additional plans and specifications are
needed for review.
The following plans must be submitted to the Department of Building &
Safety for plan review:
Architectural Drawings and Details.
Structural Drawings and Calculations.
Complete Electrical , Mechanical and Plumbing Plans and Specifications.
Title 24 Energy Conservation Documentation forms.
COMMENTS:
L
PRINCIPAL PLANS EXAMINER
KW:d,ib
1
• • 1
CITY OF PALM DESERT
INTEROFFICE MEMORANDUM
TO: Phil Joy
FROM: Brent Conley
RE: PP89-6, CZ89-4 '
DATE: March 15, 1989
The use of a small retaining wall to the street side of the
project could encourage occupants to park in the parking area
instead of on the street.
Addressing should be consistant with east/west addressing.
Landscaping should be trimmed to allow maximum viewing by passing
patrol vehicles.
If you have any questions or comments, please feel free to contact
` me at 288
/
Brent Conley
Crime Prevention Officer
BC/rh
I