HomeMy WebLinkAboutEL PASEO PEDESTRIAL OVERLAY C/Z 87-5 1987 PRECINSE PLAN _ TENTATIVE TRACT----
ZONE CHANGE PARCEL MAP
VARIANCE
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FINAL PLAN APPROVAL
PRECISE PLAN (6)
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CITY OF PALM DESERT
TRANSMITTAL LETTER
1. TO: Honorable Mayor and City Council
11 . REQUEST: Approval of a zoning ordinance amendment and change of
zone creating the El Paseo Pedestrian Commercial Overlay
zone.
Ill. APPLICANT: City of Palm Desert
IV. CASE NO: ZOA 87-2 CZ 87-5
V. DATE: August 13, 1987
V1 . CONTENTS:
A. Staff recommendation
B. Discussion
C. Draft Ordinance No.
D. Planning Commission Minutes involving Case No. ZOA 87-2 CZ 87-5
E. Planning Commission Resolution No. 1219
F. Planning Commission staff report dated May 5, 1987
----------------------------------------------------------------
A. STAFF RECOMMENDATION:
Waive further reading and pass to second reading.
B. DISCUSSION:
The proposal as originally recommended by the Specific Plan Project Area
Committee and the Planning Commission, was designed to restrict all first
floor El Paseo fronting space to pedestrian oriented use. A conditional
use permit procedure would apply to other non-pedestrian uses permitted
by the C-I zone.
After further discussions with the El Paseo Improvement Association Board,
the Project Area Committee modified its recommendation to only apply the
ordinance to new buildings. This amendment was then incorporated into
the Commercial Core Area Specific Plan adopted July 23rd. At this time,
the actual ordinance is being brought before the City Council for
consideration and adoption.
Prepared by
i
Reviewed and Approved by _
/hs
2
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
PALM DESERT. CALIFORNIA, APPROVING A ZONING
ORDINANCE AMENDMENT AND CHANGE OF ZONE CREATING
THE EL PASEO PEDESTRIAN COMMERCIAL OVERLAY ZONE.
CASE NO'S: ZOA 87-2 & C/Z 87-5
WHEREAS, the City Council of the City of Palm Desert. California.
did on the 13th day of August. 1987 hold a duly noticed public hearing to
consider a zoning ordinance amendment and change of zone creating the El Paseo
Pedestrian Commercial Overlay Zone Chapter 25.29.
WHEREAS, at said public hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
heard, said city council did find the following facts to exist to justify their
actions:
I . The proposed amendments are consistent with the Commercial Core Area
Specific Plan.
2. The proposed amendments will promote the general welfare of the El
Paseo Area by encouraging the concentration of pedestrian oriented
retail/service business thus generating higher volumes of pedestrian
traffic.
NOW. THEREFORE. BE IT ORDAINED by the City Council of the City of Palm
Desert. California, as follows:
1 . That the above recitations are true and correct and constitute the
findinas of the commission in this case.
2. ZOA 87-2 Exhibit "A" and C/Z 87-5 Exhibit 118" are approved.
3. The City Clerk of the City of Palm Desert. California. is hereby
directed to publish this ordinance in the Palm Desert Post. a
newspaper of general circulation, published and circulated in the
City of Palm Desert. California. and shall be in full force and
effect thirty (30) days after its adoption.
ORDINANCE NO.
PASSED. APPROVED and ADOPTED at a regular meeting of the Palm Desert
City Council , held on this day of , 1987 by the following vote.
to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
RICHARD S. KELLY, Mayor
ATTEST:
SHEILA R. GILLIGAN, City Clerk
City of Palm Desert, California
2
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CITY OF PALM DESERT Case No.CZ 87-5 CITY COUNCIL
�O � C� ORDINANCE NO.—
B Date
` 9
CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
TO: Planning Camiission
DATE: January 19, 1988
CASE NOS: GPA 87-2�C/Z 47-5,IPP 87-20
REQUEST: Approval of a general plan amendment, change of zone, precise
plan of design and draft environmental impact report to
construct a mixed-use office/residential project consisting of
139,000 square feet of professional office space and 224
apartments on 34 acres at the northeast comer of Cook Street
and Havley Lane.
APPLICANT: Triad Pacific Development/Chuck Strother
P.O. Box 1514
Palm Desert, CA 92261
I. PROPERTY:
A. DESCRIPTION OF SITE:
The property consists of 34 acres of vacant land with sparse
vegetation. A natural rolling terrain approximates a 15'-0" grade
differential north to south.
B. ADJACENT ZONING AND LAND USE:
North: PR-4, S.P./The Lakes Country Club
South: S.I., S.P./Palm Desert Business Center
East: PR-5/vista del Montanas
West: PR-4/Marriott Golf Course
C. GENERAL PLAN LAND USE DESIGNATION:
Low density residential.
II. PROJECT DESCRIPTION:
A. GENERAL SITE DESIGN:
The proposal is. to develop a mixed-use office and residential project
consisting of nine acres/139,000 sq. ft. of office and 24 acres of
apartments at nine du/ac. The majority of office parking is placed
in an internal courtyard. One hundred feet (1001 ) landscaped
setbacks or greenbelts are located along cacmm property lines with
residential developments. The major recreational amenity is centered
between the two use oanponents to tie then together and be accessible
I�
� r
PC STAFF REPORT
GPA 87-2, C/Z 87-5, PP 87-20
MR PM 19, 1988
to both. Facilities include swimming pools, spa, tennis courts and a
recreation building.
The major access to the office complex will be achieved off Cook
Street. A secondary access point to benmed parking lots is provided
off Havley Lane. The residential portion of the project has access
onto Via Cinta at the northern end of the cul-de-sac and onto Cook
Street at the northern end of the site. The project will include one
and two story office buildings and a combination of one and two story
apartments.
Professional Offices:
The professional offices will be housed in one and two-story
buildings containing about 139,000 square feet of floor area on 9
acres of land. This would provide about 60 suites for multiple
tenants ranging in size from 1,000 square feet to 3,000 square feet.
The largest single building will contain 39,000 square feet of floor
space and will not exceed thirty (30) feet in height. This
commercial development will provide 556 parking spaces. Lighting
will be provided on walkways and on parking lots and by soffit
lighting at the entry ways to buildings.
The professional offices will utilize 18% of the 9 acres for
buildings, 46% for paving including streets, and 36% for landscaping
and open space.
Residential:
The residential portion of the project will contain about 224
multi-family attached apartment units of one and two bedrooms on 25
acres of land ranging from 600 to 900 square feet per unit. The
building footprints are set back at varying distances from this
property line on the north and east with a minimum of 100 feet of set
back. Buildings located on this perimeter will be limited to one
story (15 feet) in height.
The residential development will have no structure over 28,000 square
feet in floor area and will contain structures of one (15 feet) and
two stories (25 feet in height). Lighting will consist of soffit
entry lighting at the buildings, as well as walkway, parking lot, and
tennis court lighting.
The residential apartments will utilize 12 percent of the 25 acres
for buildings, 15 percent for paving including streets and 73 percent
for landscaping and open space.
2
PC STAFF REPORT
GPA 87-2, C/Z 87-5, PP 87-20
JANLMRY 19, 1988
B. ODDE PROVISION IN CHART FORM:
Code Requirement Provided
Number of limits 225 maximum 224 d.u.
Residential height 30 ft. max. 25 £t.
Residential parking spaces 448 spaces 448 spaces
Residential perimeter setback 20 ft. 100 ft.
Residential percent of open space 40% min. 73%-
Residential building coverage . 50$ max. 12%
Office percentage of open space 36%
Office building coverage 18%
Office height 30 ft. 30 ft.
Office parking spaces 556 spaces 556 spaces
Office setbacks:
Front 5 ft. 30 ft.
Side 0 50 ft.
Rear 5 ft. min. Apprx. 250 ft.
III. GENERAL PLAN AMENDMERP AND CHANGE OF ZONE:
Implementation of the proposed project will require an amendment of the
City's General Plan and Zoning Ordinance.
General Plan Amendments
1. it is requested to amend the City's General Plan from low density
residential, 3-5 dwelling units per acre, to high density
residential, ranging from 7 to 18 dwelling units per acre, for the
easterly 25 acre portion of the project site (Exhibit A).
2. it is further requested to amend the City's General Plan from low
density residential, 3-5 dwelling units per acre, to Office
Professional space to be located on the westerly 9 acre portion of
the site (Exhibit A).
Zoning Ordinance kmendments
1. It is requested to amend the zoning map from Planned Residential, 5
dwelling units per gross acre, to Planned Residential, 9 dwelling
units per gross acre, for the easterly 25 acre portion of the
project site (Exhibit B).
3
PC STAFF REPORT
GPA 87-2, C/Z 87-5, PP 87-20
JMWM 19, 1988
2. It is further requested to amend the zoning map from Planned
Residential, 5 dwelling units per acre, to Office Professional for
the westerly 9 acre portion of the project site (Echibit B).
Compliance with the goals and objectives listed in the Land Use Element
of the General Plan is discussed in detail on page IV17 - IV24 of the
Draft EhvirormLental Impact Report prepared for this project. (Smith,
Perani & Fox November, 1987/SCii 87-82409)
The salient points of the discussion are as follows:
Residential: It is apparent that the density range for low density
residential is not sufficient to permit the project to proceed, and
therefore a change to high density is required. The project proposal is
for 9 dwelling units per acre putting it at the lower end of the high
density range. The proposed zoning of PR9 establishes density and
development standards facilitating this use.
Since the land uses adjacent to the proposed project are low density
residential gated cmrmodties with walls surrounding then and the setbacks
between these developments and the proposed project is 100 feet there is
a significant buffer between the projects. The generous setback (10O
feet and 1 story height limit on the perimeter) also provides a visual
corridor between the two different intensities of residential land use,
satisfying to sane extent the need to preserve a visual corridor in the
scenic preservation overlay district requirements.
The difference between the two residential land uses when regarding
intensities and density is not drastic, (see General Plan Objective 1).
The low density cluster hones are at a density of 5 units per acre and the
Proposed Project is at 9 units per acre. Units proposed in the project
will be apartments with no more than two bedrooms each while single
family hones are Possibly three or four bedroom hones. Strictly speaking
the units are not really omnparable on a one for one basis, as each unit
of apartments contains less area and probably less people. In terms of
land use intensity there is an increase in intensity, but this is not a
significant increase.
The proposed project supports a compact land use being immediately
adjacent to existing residential and industrial development, complying
with General Plan Goals #2, #3, and #5 and Objectives #2 and #4. The
Project will provide living quarters and employment in close proximity to
one another which promotes compact land use patterns, minimizes and public
cost and provides a good living environment for residents.
4
PC STAFF REPORT
GPA 87-2, C/Z 87-5, PP 87-20
JANLMRY 19, 1988
For the residential portion of the project the proposed project supports
and furthers the goals and objectives as set out in the General Plan.
Professional Office: The Professional Office component of the project
is adjacent to the existing industrial and commercial land uses across
Hovley Lane and to existing and proposed residential development to the
north and east of it, and vacant land designated low density residential
to the west.
The applicant is requesting the Office Professional Designation for the
west side of the project site. This category is contained on the General
Plan Land Use Map. This land use designation was created for use as a
transition zone between residential and general commercial zones, to
buffer residential development from major arterials, and to provide for
applications for office space away from the camiercial core areas of the
city.
The precise plan as proposed would be admissible under the primed
office professional designation. The General Plan amendment would
designate the 9 acre office portion of the project as office professional.
General planning theory reasons that residential development is compatible
with office professional land uses. This makes good sense as the high
activity times of the two types of development do not coincide and both
uses are similar regarding noise generation and are both relatively
quiet. Further, the office portion of the project shields the residential
areas from traffic noise along Cook Street and particularly from the
intersection of Cook Street and Hovley Lane.
Visually, the office portion of the project will be much like a
residential apartment building with low profile buildings and landscaping.
The one story office building at the extreme south west corner of the
project site is set back 43 feet form the property line along Hovley
Larne, and buildings along the north property boundary are set back from
existingresidential uses in excess of 100' providing a visual corridor
P Ong
east along Hovley Lane and at the north project boundary, satisfying in
part requirements of the scenic preservation overlay district. The
office buildings surround the parking area, protecting adjacent land uses
from noise and contributing towards the protection of the area's visual
qualities. .
The proposed project is consistent with General Plan Land Use Element
Goals and Objectives.
C. GENERAL PLAN COALS/PROJECT PROVISION:
5
r
A
PC STAFF REPORT
GPA 87-2, C/Z 87-5, PP 87-20
JANLMRY 19, 1988
The proposed project supports a compact land use being immediately
adjacent to existing residential and industrial development,
complying Goals #2, #3, and #5 and objectives #2 and #4. The
project will provide living quarters and employment in close
proximity to one another which promotes compact land use patterns,
minimizes the public cost and provides a good living environment for
residents.
Goal #1. "Develop relationships between land use mixes within the
City that will meet the basic human needs of the City of
Palm Desert and the sphere of influence.
Project Provision:
a. The project provides land use types which relate to one another
in a oomplimentary manner. Residences and places of employment
will be close to one another.
b. The project will compliment the industrial park development
along both sides of Cook Street to the south by locating
professional offices in an expanding commercial/industrial
center.
Goal #2. Develop relationships between land uses within the city
that will bring city costs and revenues into balance over
time.
Project Provision:
Since the office portion of the project will provide revenues to the
city through taxes and the developer is required to pay his fair
share of the improvements it appears that this portion of the project
will help to balance city costs and revenues.
Goal #3. Develop a land use pattern that takes optimum advantage of
the city's natural assets including views, mountain areas
and the desert floor.
Project Provision:
The office portion of the project takes advantage of the city's
natural assets assuring preservation of the views.
6
PC STAFF REPORT
GPA 87-2, C/Z 87-5, PP 87-20
JANL)ARY 19, 1988
Goal #4. Provide for an orderly balance of both public and private
land uses within convenient and compatible locations
throughout the city and ensure that all such uses--type,
amount, design, and arrangement--serve to protect and
enhance the envirc mient character and image of the city.
Project Provision:
The relationship between the proposed project and existing land uses
provides a better balance of land uses with the provision of a
greater variety of employment opportunities and opportunities to
develop professional land uses related both to adjacent residential
and industrial development.
Goal #5. Encourage development in the form of incremental extensions
of existing developed areas rather than in an uncoordinated
'leap frog' fashion."
Project Provision:
The project is an extension of existing development.
D. GENERAL PLAN OBJECTIVES/PROJECT PROVISION:
Objective: "Minimize conflicts between land uses created by
drastic variations in intensities of uses, densities
and access requirements.
Project Provision:
a. The project does not create conflicts between the adjoining
land uses with regards to intensity of use, density or access.
b. The times for intensive use of these types of development do
not coincide.
C. Noise from this type of development is omparable to residential
development and the configuration of the project (100' buffer)
keeps traffic noise away from proposed and existing residential
development.
d. The Office Professional Zone designation is intended to allow
offices for administrative and professional land uses of
relatively low density which when properly located are
compatible with residential development.
7
• A
PC STAFF REPORT
CPA 87-2, C/Z 87-5, PP 87-20
JANUARY 19, 1988
Objective: Minimize premature public cost through development of
a Impact non-sprawling land use pattern.
Project Provision:
The project proposes relatively compact development adjacent to
existing development.
Objective: Maintain the character of Palm Desert and create the
best possible living envirormLent for residents.
Project Provision:
The project does create a favorable living environment and will
maintain the character of Palm Desert.
IV. ANALYSIS•
A. FINDINGS FOR APPROVAL OF A ZONE CHANGE:
1. The land use resulting from the change of zone will be
compatible with adjacent proposed land uses.
2. The density resulting from the change of zone will be compatible
with densities permitted in the adjacent zones.
3. The change of zone and precise plan are consistent with the
policies of the adopted Palm Desert General Plan.
B. FINDINGS FOR APPROVAL OF PRECISE PLAN:
1. The design of the precise plan will not substantially depreciate
property values nor be materially injurious to properties or
improvements in the vicinity.
Justification:
The design of the project is acceptable, has architectural
preliminary approval, and meets applicable code requirements
for this type of facility.
2. The precise plan will not unreasonably interfere with the use
of and enjoyment of property in the vicinity by the occupants
thereof for lawful purposes.
Justification:
8
PC STAFF REPORT
GPA 87-2, C/Z 87-5, PP 87-20
JWW" 19, 1988
The surrounding caning is compatible with the use as proposed
and adjacent owners would not be deprived the use of their land
or be negatively impacted by this development.
3. The precise plan will not endanger the public peace, health,
safety, or general welfare.
Justification:
The project is designed in a manner that will not endanger the
public peace, health, safety, or general welfare due to
compliance with code requirements and compatibility with
surrounding properties-
E. ENVimiv NTAL REVIEW:
An environmental impact report has been drafted to address areas
identified as possibly involving significant adverse impacts of the
environment. The areas of greatest concern are traffic, noise, and
land use compatibility.
The enviro mental impact analysis determined that all significant
impacts can be sufficiently reduced or eliminated with the use of
mitigation measures. If all mitigation measures are implemented
there will be no significant impacts remaining to be dealt with.
The specific impacts identified for the above areas of concern along
with the proposed mitigation measures are summarized below:
Traffic and Circulation: The proposed project will generate about
3350 daily trips which will not result in level of service changes
on any of the links analyzed. The project will generate an
metal adverse impact on Interstate 10 and State Highway 111.
Project related trips will have a cumulative adverse impact on the
area. On-site continuous straight aisles facilitate high speeds,
and the driveway on Hovley Lane should be altered to avoid congestion
on Hovley Lane.
Mitigation Measures: ( a) Developer shall contribute to
signalizaticn funding, (b) Continuous straight aisles should be
eliminated, (c) Offset the driveway on Hovley Lane to the east, (d)
Install stop signs at egress points, (e) Provide street lights and
sidewalks, ( f) Avoid interference with lines of sight at
intersections, (g) Collect the Public Facilities Fee, (h) current
city and regional planning efforts are addressing cumulative traffic
impacts.
9
A
PC STAFF REPORT
GPA 87-2, C/Z 87-5, PP 87-20
JAN[k1RY 19, 1988
Noise: Construction noise impacts on surrounding development will
be minimal if they occur during the day. The project will generate
an autambile generated audible noise increase along Hovley Lane in
the project vicinity and on Porbola Avenue north of Country Club
Drive.
Mitigation Measures: (a) Short-term noise impacts shall be reduced
using city specified laws regarding hours of operation, properly
maintained equipment, properly directed noise emitters, careful
placing of staging and stockpiling areas, maximizing distances
between sources and receptors, (b) Lang-term measures to reduce
noise impacts include architectural treatments, location of parking
near high traffic area, orientation of structures away from noise
sources, shielding of sensitive areas, careful design of truck
access and parking areas, and placement of air conditioning plants.
Land Use, General Plan, and Zoning: The General Plan and Zoning
Ordinance shall require amendment. The project will be carpatible
with surrounding development.
Mitigation Measures: (a) Amend the General Plan and Zoning
Ordinance, and (b) Ensure that the project implements the proposed
transition elements.
V. CONCLUSION:
The proposed project meets or exceeds the municipal code requirements in
the requested zone.
The project site is located in an area experiencing considerable urban
development. Planned or existing development completely surrounds the
site. As "infill" development, no extension of services is required so
there is no inducement to growth in the area.
In areas experiencing growth it is generally found that apartments serve
as transitional housing for employees new to an area while they (a) became
familiar with and locate a neighborhood to purchase in; (b) persons
awaiting a home to be built; (c) young professionals who are located in
the area for shorter job assignments than would make home buying
ecorrmically gainful.
In August 1984, 45 acres of land were designated high density to provide
1200 apartment units. A portion of these units, 104 apartments were
designated for a triangular 6 acre parcel on Howley Lane directly east of
Palm Desert Business Center. Approved precise plan 84-12 detailed the
project.
10
h
PC STAFF REPORT
GPA 87-2, C/Z 87-5, PP 87-20
JANUAW 19, 1988
on September 25, 1986, a zone change, c/z 86-5, changed the acreage to
Service Industrial. This action reduced the area apportioned for
apartments within the city and staff noted that the apartments should be
apportioned elsewhere in the city to provide for the general plan.
A review of the level of service on roadways in the vicinity of the
proposed project indicates that level of service changes will not occur
as a result of traffic associated with the proposed development plan.
The level of service will continue to operate at IOS A after project
build-out, defined as extremely favorable progression.
All impacts have been mitigated and no statement of overriding concerns
is being considered.
The applicant is requesting that the planning commission initiate a
zoning ordinance amendment to provide for limited ancillary uses in the
O.P. zone for such use as a sandwich shop stationary/office supply, photo
copy/blueprint, etc., to serve the occupants of the building.
Staff recommends amending the ordinance to allow conditional ancillary
use that provides for services at a ratio to the office floor area. The
intent would be to reduce the need for vehicular flaw off site for
supplies, especially food at lunch which could remain pedestrian in
nature.
VI. RECCK4ENDATION•
Staff finds the proposed precise plan acceptable with the conditions
attached, therefore, recommends:
A. Adoption of the findings.
B. Adoption of Planning Commission Resolution No. , recommending
approval of the Draft Environmental Impact Report #SCH 87082409 to
city council.
C. 'pAdoption of Planning Commission Resolution No. recommending
approval of GPA 87-2 to city council.
D. Adoption of Planning Commission Resolution No. recommending
approval of C/Z 87-5 to city council
E. Adoption of Planning Commission Resolution No. approving PP
87-20, subject to conditions.
VII. ATTACHMENTS:
A. Draft resolutions.
B. Draft environmental impact report.
11
e
• PLANNING COMMISSION RESOLUTION NO.
A RESOLUTION OF THE PLANNING M44ISSIGN OF THE
CITY OF PALM DESERT, CALIFORNIA, RE=4-E2,IDING TO
THE CITY COUNCIL APPROVAL OF A DRAFT
ENVIRONMENTAL IMPACT REPORT FOR A MIXED-USE
PROJECT CONSISTING OF 139,000 SQUARE FEET OF
OFFICE SPACE AND 225 RESIDENTIAL UNITS ON 34
ACRES OF LAND AT THE NORTHEAST CORNER OF COOK
STREET AND HOVLEY LANE.
CASE NO. SCH 87082409 FOR GPA 87-2, C/Z 87-5 AND PP 87-20
WHEREAS, the Planning Commission of the City of Palm Desert,
California, did on the 19th day of January, 1988, hold a duly noticed public
hearing at the request of TRIAD PACIFIC DEVELOPMENT to consider approval of a
draft Envircrmwrntal Impact Report analyzing 34 acres of land for the above
project; and
WHEREAS, at said public hearing, upon hearing and considering all
testimony and arguments of all interested persons desiring to be hears, said
commission did find the following facts and reasons to exist to justify a
reccmTendaticn of approval:
1. The Environmental Impact Report determined the following impacts to
exist which can be mitigated as indicated.
A. Topography: Balance, cut, and fill on-site.
P.W. Conditions: 9
B. Soils and Geology Characteristics: (a) Construction activity
must comply with engineers' report, (b) A soils engineer shall
ensure compliance with the report, and (c) Steps to reduce
blowsand include watering of disturbed areas, phasing of
activities to grade as small an area as feasible and provision
of tarporary ground cover for graded areas left undeveloped.
Section 25 grading.
P.W. Conditions: 9 and 19
C.D. Conditions: 19
C. Hydrology: (a) Applicant shall pay the city $4,000 per acre to
offset the cost of drainage improvements, and (b) 25 year storm
flows shall be retained on-site.
C.D. Conditions: 17
P.W. Conditions: 1, 2 and 3
D. Seismic Safety: (a) Development shall adhere to the compaction
and construction specifications of the soils engineers study,
and (b) Development shall adhere to the most recent Uniform
Building Codes per local ordinance.
P.W. Conditions: 19
i
PLAM ING COMMISSION RESOLUTION NO.
E. Climate and Wind: (a) Water conservation measures shall be
incorporated in the project, (b) Energy conservation measures
shall be incorporated in the project, and (c) Mitigation
measures for blowsand prevention shall be incorporated.
Section 25.
F. Biological: The developer shall be required to pay fees to
mitigate the impact on the Fringe-toed Lizard.
C.D. Conditions: 6
G. Cultural Resources: Should archaeological resources be
uncovered during grading, this activity shall cease, the city
shall be notified, and archaeological study of significance
will be conducted, and mitigation measures shall be applied if
necessary.
Per state law.
H. Groundwater: (a) Water conservation measures shall be
implemented, (b) Mitigation measures for drainage control shall
be incorporated, and (c) Grading shall be minimized and phased,
and the applicant shall submit a Water Erosion Control Plan
with the Grading Plan.
P.W. Conditions: 2, 3 and 9
C.D. Conditions: 24
I. Land Use, General Plan, and (a) Amend the General Plan
and Zoning Ordinance, and (b) Ensure that the project implements
the proposed transition elements.
PP 87-20 staff report.
Site plan.
C.D. Conditions: 1 through 26
P.W. Conditions: 1 through 20
Fire Marshal Conditions.
J. Population: None.
K. Traffic and Circulation: (a) Developer shall contribute to
signalization funding, (b) Continuous straight aisles should be
eliminated, (c) Offset the driveway on Hovley Lane to the east,
(d) install stop signs at egress points, (e) Provide street
lights - and sidewalks, (f) Avoid interference with lines of
sight at intersections, (g) collect the Public Facilities Fee,
(h) current city and regional planning efforts are addressing
cumulative traffic impacts.
2
PLANN3M CCHMESSION RFSOIL)TION NO.
P.W. Conditions: 1, 8, 10, 13, and 15
C.D. Conditions: 3 and 20
L. Public Transportation: (a) Provide a bus stop with
improvements, (b) Provide a waiting shelter, bench, and trash
receptacle.
C.D. Conditions: 21
M. Air Quality: (a) Implement regional air quality management
plans, (b) Notify regional planning agencies of this project's
status, and (c) Implement mitigation measures for blowsand and
energy consumption, and (d) Encourage other means of
transportation and measures relevant to reducing vehicle trips
and traffic congestion.
C.D. Conditions: 22 and 25
Section 25.
N. Noise: (a) Short-term noise impacts shall be reduced using
city specified laws regarding hours of operation, properly
maintained equipment, properly directed noise emitters, careful
placing of staging and stockpiling areas, maximizing distances
between sources and receptors, (b) Long-term measures to reduce
noise impacts include architectural treatments, location of
parking near high traffic areas, orientation of structures away
from noise sources, shielding of sensitive areas, careful
design of truck access and parking areas, and placement of air
conditioning plants.
C.D. Conditions: 23
O. Electrical Supply: (a) Underground power lines, (b) Energy
consumption reduction measures shall be incorporated.
C.D. Conditions: 11 and 13
P. Natural Gas: Gas conservation measures shall be incorporated.
Title 24 CAC.
Q. Energy Conservation: (a) Reduce gasoline consumption by
facilitating other modes of transportation, and (b) Reduce
electricity consumption by ensuring U3C specifications are met,
energy efficient appliances are used, and by maximizing the use
of shade features.
Title 24 CAC.
C.D. Conditions: 21, 22, and 25
3
+ I
PLANNIM COMMISSION RESOLUTION NO.
R. Water: a Use water efficient 1 and b Use water
( ) landscaping, ( )
conserving fixtures and appliances.
C.D. Conditions: 4 and 24
S. Sanitary Sewers: (a) The developer shall pay $430,920 for
sewerage treatment to the Coachella Valley Water District, and
(b) On-site facilities constructed for the project may be
required which shall be conveyed to the Water District.
C.D. Conditions: 4
T. Communications: Underground cable and telephone lines.
C.D. Conditions: 13
U. Police Protection: (a) Provision of police services is
mitigated by other planning activities, (b) Landscaping and
lighting plans shall consider security lighting, and (c)
Structures shall have security alarms.
C.D. Conditions: 26
V. Fire Protection and Paramedic Services: (a) No structure may
be more than 150 feet from a street, (b) Emergency gates shall
have automatic controls, (c) Sprinklers shall be used in
buildings of over 5,000 square feet, (d) Fire hydrants shall be
within 250 feet of all points on buildings, (e) Each
sub-went of the project shall have two vehicle access
points, and (f) The Uniform Fire Code and National Fire Code
requirements shall be met.
C.D. Conditions: 4
Fire Marshal Conditions: 1 through 8
W. Recreation: (a) Applicant shall pay the public facilities fee,
and (b) A bicycle path shall be provided in the landscaped
setback.
C.D. Conditions: 3 and 25
X. Schools: The applicant shall pay the school facilities
mitigation fee.
C.D. Conditions: 10
Y. Aesthetics/Light and Glare: (a) Shield on-site lighting from
adjacent residential development, (b) Place landscaping to
reduce glare directed at adjacent residential development, (c)
Should the entire site be graded, it is reccmnerded that the
4
a
PLANNING COMMISSION RESOLUTION NO.
100, setback be fully landscaped, (d) The 100a setback shall be
retained of the northern and eastern boundaries of the project.
and (e) Two story structures shall be set back 250' from
adjacent residential property lam•
C.D. Conditions: 11
2. If all mitigation measures are implemented, there will be no
significant impacts raining to be dealt with.
3. All significant impacts can be sufficiently reduced or eliminated
with the use of said mitigation measures.
NOW, THEREFORE, BE IT RESOLVED by the Planning ConniSsiCn of the City of
Palm Desert, California, as follows:
1. That the above recitations are true and correct and o stitute the
findings of the commission in this case.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
Planning Commission, held on this 19th day of January, 1988, by the following
vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
RI(}IARD IItW00D, Chairman
ATTEST:
RAIN A. DL?1Z, Secretary
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5
PLANNING COME MION RESOLUTION NO.
A RESOLUTION OF THE PLANNING CMUSSION OF THE
CITY OF PALM DESERT, CALIFORNIA, REM+MNDING TO
THE CITY COUNCIL APPROVAL OF A GENERAL PLAN
ANgTIDNffNT FOR 34 ACRES OF LAND AT THE NORTHEAST
CORNER OF COOK STREET AMID HOVLEY LANE.
CASE NO. GPA 87-2
WHEREAS, the Planning Camnission of the City of Palm Desert, California,
did on the 19th day of January, 1988, hold a duly noticed public hearing to
consider a request by TRIAD PACIFIC DEVELOPMENT for approval of a general plan
amendment affecting 34 acres at the northeast corner of the intersection of
Cook Street and Hovley Lane. The City of Palm Desert General Plan will be
amended from low density residential, 3-5 dwelling units per acme, to high
density residential, ranging from 7 to 18 dwelling units per acre, for the
easterly 25 acre portion of the project site. It is further requested to
amend the City's General Plan from low density residential, 3-5 dwelling units
per acre, to Office Professional space to be located on the westerly 9 acre
portion of the site; and
WHEREAS, said application has complied with the requirements of the "City
of Palm Desert Procedure for Implementation of the California Environmental
Quality Act, Resolution No. 80-89," in that an Environmental Impact Report has
been prepared which concludes that all project impacts can be mitigated.
Mitigation measures are included as conditions of approval; and
WHEREAS, at said public hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
heard, said planning commission did find the following facts to justify a
reccmT endaticn of approval:
1. The development proposal will develop relationships between land use
mixes within the city that will meet the basic human needs of the
City of Palm Desert and the sphere of influence.
2. The development proposal will develop relationships between land
uses within the city that will bring city costs and revenues into
balance over time.
3. The development proposal will develop a land use pattern that takes
optimum advantage of the city's natural assets including views,
mountain areas and the desert floor.
4. The development proposal will provide for an orderly balance of both
public and private land uses within convenient and compatible
locations throughout the city and ensure that all such uses--type,
amount, design and arrangement--serve to protect and enhance the
envisvnment, character and image of the city.
S. The development proposal will encourage development in the form of
incremental extensions of existing developed areas rather than in an
uncoordinated 'leap frog' fashion.
a
c
PLANNING C34IISSION RESOLVrION NO.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
Palm Desert, as follows:
1. That the above recitations are true and correct and constitute the
findings of the ocmaission in this case.
2. That a negative declaration of environmental impact, Exhibit "A", is
hereby recamiended for approval.
3. That Exhibit "A" attached hereto delineating the area and the
proposed land use designations, as well as circulation. system for the
area is hereby recommended for approval.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
Planning CamLission, held on this 19th day of January, 1988, by the following
vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
RIc3ARD ERWOOD, c�airman
ATTEST:
RAMON A. DIAZ, Secretary
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CITY OF PALM DESERT Case No. a CITY COUNCIL
GEN. PLAN AMEND. RESOLUTION NO,
_N-UM [�ll �T S Date ni - is - g,(P-)
PLANNING OOM ISSION RESOLUrICN NO.
A RESOLUTION OF THE PLANNING OO4v9ISSION OF THE
CITY OF PALM DESERT, CALIFORNIA, RE(XNI011DING TO
THE CITY ODUNCIL APPROVAL OF A CHANGE OF ZONE
FOR 34 ACRES OF LAND AT THE NORTHEAST CORNER OF
COOK STREET AND HOVLEY LANE.
CASE NO. C/Z 87-5
WHEREAS, the Planning Commission of the City of Palm Desert, California,
did on the 19th day of January, 1988, hold a duly noticed public hearing to
consider a request by TRIAD PACIFIC DEVELOPMENT for approval of a change of
zone to amend the z tying map from Planned Residential, 5 dwelling units per
gross acre, to Planned Residential, 9 dwelling units per gross acre, for the
easterly 25 acre portion of the project site; and to amend the zoning map from
Planned Residential, 5 dwelling units per acre, to Office Professional for the
westerly 9 acre portion of the project site; and
WHEREAS, said application has complied with the requirements of the "City
of Palm Desert Procedure for Implementation of the California Environmental
Quality Act, Resolution No. 80-89," in that an Emrircrrmental Impact Report has
been prepared which concludes that all project impacts can be mitigated.
Mitigation measures are included as conditions of approval; and
WHEREAS, at said public hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
heard, said planning commission did find the following facts to justify a
recommendation of approval:
1. The proposed zoning is consistent with the current zoning and
development patterns, the proposed Palm Desert General Plan for the
area and the proposed North Sphere Specific Plan.
2. The proposed zoning protects the public health, safety and general
welfare.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
Palm Desert, as follows:
1. That the above recitations are true and correct and constitute the
findings of the commission in this case.
2. That Exhibit "B" attached hereto delineating the area and the
proposed zoning for the area is hereby recommended for approval.
PLANNING OCM aSSION RESOLUTION NO.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
Planning Commission, held on this 19th day of January, 1988, by the following
vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
RICHARD ER4a M, Chairman
ATTEST:
RAMON A. DIAZ, Secretary
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^T^ CITY OF PALM DESERT Case No.('r� PLANNING COMMISSION
RESOLUTION NO.
� VMH [PID P7 Date ol - lq -SF�
• I
PLANNING COMMISSICN RESOLUTION NO.
A RESOLUTION OF THE PLANNING CY.MvIISSION OF THE
CITY OF PALM DESERT, CALIFORNIA, RECQ+TIDING TO
CITY COUNCIL APPROVAL OF A PRECISE PLAN OF
DESIGN TO ALLOW CONSTRUCTION OF 139,000 SQUARE
FEET OF OFFICE SPACE AND 224 RESIDENTIAL UNITS
IN A MIXED-USE DEVELOPMENT ON 34 ACRES AT THE
NORTHEAST CORNER OF COOK STREET AND HOVLEY LANE.
CASE NO. PP 87-20
WHEREAS, the Planning Camission of the City of Palm Desert, California,
did on the 19th day of January, 1988, hold a duly noticed public hearing to
consider the request of CHUCK STRO=/TRIAD PACIFIC DEVELOPMENT for the above
project; and
WHEREAS, said application has complied with the requirements of the "City
of Palm Desert Procedure for Implementation of the California Envirmnental
Quality Act, Resolution No. 80-89," in that an envircm ntal impact report has
been prepared which concludes that all project impacts can be mitigated.
Mitigation measures included as conditions of approval; and
WHEREAS, at said public hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
heard, said planning commission did find the following facts and reascns 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.
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 connission in this case;
2. That approval of Precise Plan 87-20 is hereby granted for reasons
subject to the attached conditions.
1
PLANNING COMMISSION RESOLUTION NO.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
Planning Coamissicn, held on this 19th day of J ar 1988, by the follaaing
vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
RTaiARD ER WD, diairmen
ATTEST:
RAMJN A. DIAZ, Secretary
/tm
2
PLAtNIM CM44 SSICN RESOLUTION M.
CONDITIONS OF APPROVAL
CASE NO. PP 87-20
Department of Camnmity Development:
1. The development of the property shall conform substantially with exhibits
on file with the department of community development/planning, as modified
by the following conditions.
2. Castruction of a portion of said project shall commence within one year
from the date of final approval 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:
Coachella Valley Water District
Palm Desert Architectural CaTmission
City Fire Marshal
Public Works Department
Palm Desert Water & Services District
Palm Desert Disposal
Department of Building & Safety
Evidence of said permit or clearance from the above agencies shall be
presented to the department of building and safety at the time of issuance
of a building permit for the use contemplated herewith.
5. Applicant agrees to pay a future reasonable assessment for Cook Street
hits including bridges at Interstate 10 an the M-itewater Channel.
6. Payment of lizard mitigation fees shall be paid prior to issuance of
grading permit.
7. All future occupants of the building shall comply with parking
requirements of the ordinance.
8. . Project shall. be subject to Art in Public Places fee per Ordinance No.
473.
3
r
PLANNIM CDNNIISSION RESOLEITION NO.
9. Trash provisions shall be. approved by applicable trash company and city
prior to issuance of building permit.
10. Project shall pay school impact mitigation fees as arranged with the
Desert Sands Unified School District.
11. A detailed parking lot and building lighting plan shall be submitted to
staff for approval, subject to applicable lighting standards, plan to be
prepared by a qualified lighting e.gingar,
12. All roof-mounted mechanical equipment shall be screened from all sides
with materials similar to building walls.
13. All on-site utilities, including cable television, shall be placed
underground and shall be completely concealed from view except certain
appurtenances as may be approved by the director of community development.
14. Only delivery diesel trucks built after 1974 shall be used.
15. All mitigation measures identified in the Environmental Impact Report,
prepared November, 1987, shall be met unless specifically waived by the
Planning Commission and/or City Council.
16. Applicant shall pay fire facilities fees to offset the costs of increased
services.
17. Applicant shall pay drainage fees to offset the cost of drainage
improvements.
18. Twenty-five year storm flows shall be retained on-site.
19. Mitigation measures for blowsand prevention shall be provided.
20. Applicant shall contribute to signalization funding.
21. Applicant shall provide a bus stop with improvements, a waiting shelter,
bench and trash receptacle.
22. Applicant shall provide parking facilities for bicycles to meet air
quality mitigation measures and energy oonsexvation concerns and tie in
with provided bicycle path.
23. Architectural treatments shall be provided on residential units to reduce
noise to a level not to exceed 65 ldn (approximately 195' from Cook
Street and 117' from Hovley Lane).
24. Water efficient landscaping shall be provided as per approved plan.
4
PLANNING CO MISSION RESOLUTICN NO.
25. Applicant shall provide an eight foot wide meandering bicycle path in the
100 foot landscape setback on the northern, eastern and southern perimeter
of the project.
26. Structures shall have security alarms.
Department of Public Works:
1. Drainage and signalizaticn fund fees, as required by city ordinance, shall
be paid prior to issuance of grading permit or approval of final map,
whichever occurs first.
2. Drainage facilities shall be provided, per ordinance no. 218 and the
Master Drainage Plan, to the specifications of the director of public
works.
3. Storm drain construction shall be contingent upon a drainage study by the
private engineer that is approved by the department of public works.
4. Full public improvements, including traffic safety lighting as required
by ordinance and the director of public works, shall be installed in
accordance with city standards.
5. Complete improvement plans and specifications shall be submitted, as
required by ordinance, to the city engineer for checking and approval
before constriction of any improvements is commenced. The engineer shall
submit "as-built" plans prior to the acceptance of the improvements by the
city.
6. All private streets, 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 Via Cinta, Hovley Lane and Cook Street shall be
provided by the property owner.
8. Traffic safety striping on Cook Street shall be provided to the
specifications of the director of public works. A traffic control plan
must be submitted to and approved by the director of public corks before
placing pavement markings.
9. Complete grading plans and specifications shall be submitted, as required
by ordinance, to the director of public works for checking and approval
prior to issuance of any permits.
10. Installation of curb and gutter, matching paving and eight foot wide
5
' PLAMMG CCWMION RESOLUTION NO.
meandering sidewalk on Cook Street, and six foot wide sidewalk on Hovley
Lane and Via Cinta.
11. Waiver of access to Cook Street and Hovley Lane except at approved
locations shall be granted on the final map.
12. Offsite improvement plans to be approved by public works department and a
surety posted to guarantee the required offsite improvements prior to
recordation of the final map.
13. ' Full improvement of interior streets based on private street standards as
established in accordance with Chapter 26, Section 26.40.040, C.P.D. Cade.
14. Installation of one-half landscaped median in Cook Street or cash payment
for one-half the cost of landscaped median at the option of the director
of public works.
15. Traffic analysis to the prepared for the project to address the specific
impacts on existing networks (street and intersections) and then proposed
mitigation measures reed for approval by the city.
16. Size, number and location of driveways to public works specifications with
only four driveway approaches to be allowed to serve this property.
17. 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.
18. 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 works.
19. 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.
20. Applicant shall agree to contribute their fair share to the assessed
costs for the Cook Street a tensions and Bridge Fund.
Fire Marshal ;
1. Install a water system capable of delivering 3000 GPM fire flow from any
fire hydrant for a three hour duration in addition to domestic supply.
The computation shall be based upon a minimum of 20 psi residual operating
pressure in the supply main from which the flow is measured at the time
of measurement.
6
1
PLANNIM COMMISSION RESOLUTION M.
2. Install Riverside County super fire hydrants so that no point of any
building is more than 200 feet from a fire hydrant measured along approved
vehicular travel ways.
a. exterior surface of hydrant barrels and heads shall be painted
chrome yellow, and the tops and nozzle caps shall be painted green.
b. curbs shall be painted red 15 feet in either direction from each
hydrant-
C. hydrants shall not be located closer than 25 feet to any building.
3. Prior to issuance of a building permit, the developer shall furnish the
original and three copies of the water system plan to the fire marshal
for review. Upon approval, one copy will be sent to the building
department and the original will be returned to the developer.
4. The water system plan shall be signed by a registered civil engineer and
approved by the water company with the following certification: "I
certify that the design of the water system in PP 87-20 is in accordance
with the requirements prescribed by the fire marshal."
5. Prior to delivery of combustible materials to the building site, the
required water system shall be installed, operating and delivering the
required flow.
6. Additional fire protection requirements may be necessary when the
applicant submits specific plans for consideration and approval.
7. All buildings over 5,000 square feet require an approved fire sprinkler
system.
8. Residential portion requires 2500 GPM fire flow for 2 hour duration and
250 feet spacing on fire hydrants.
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•'is'!.�;�,:A;'�'� i 73-510 F?EGN,`AhING DRIVE, PALM DESERT, CALIFORNIA92260
TELEPHONE(619)346-0611
Decemter 3 1987
CITY OF PALM DESERT
LEGAL NOTICE
OTiCE Or COL"PLETIGP! is hereby given of a Draft Environmental Impact Report
for a 34 acre mixed use office/residential project generally located at the
north-ast c::: ner of Hc '! _y !_:one and Cook Street.
:
.+ + ++
I
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A! l i n.`.-ar-s•i:eJ sons are invited t review and comment on copies of the
ur fi t. Engjr:,-,"',_ -,! li-. .__fir G?pr,�-` av711abie at the Palm Desert Civic Center
73-510 Fred flaring Drive, Palm Desert ,
;;side County Library, 45-480 Pcrtola Avenue, Palm
.!cs• C<:iifr :'. :ra. n: ^P;' �w c=rjno will expir-e ,J�nuary 15, 1988.
00 L`� l�liUU Ian GLrR
73510 FHCU VVAIi11J
CHf,CALIFOHNIAJ22G0
TELEPHON E(619)346-0611
December122, 1987
CITY OF PALM DESERT
LEGAL NOTICE
CASE NO. GPA 87-2, C/Z 87-5, PP 87-20
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm
Desert Planning Commission to consider a request by TRIAD PACIFIC
DEVELOPMENT/CHUCK STROTHERS for a general Plan amendment, change of zone,
Precise Plan of design and draft environmental impact report to construct a
mixed-use office/residential project consisting of 139,000 square feet of
Professional office space and 224 apartments on 34 acres, also described as:
APN 632-030-021
P.R a
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SAID public hearing will be held on Tuesday, January 19, 1988. at 7:00 p.m, in
the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive,
Palm Desert, CaIIfornia, 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 you or someone else
raised at the public hearing described in this notice, or in written
correspondence delivered to the planning commission (or city council) at, or
prior to, the public hearing.
PUBLISH: Desert Post RAMON A. DIAZ, Secretary
January 8, 1988 Palm Desert Planning Commission
PROOF OF PUBLICATION This space Isy^•the County Clerk's Filing Stamp
(2015,1 :.P.)
STATE OF CALIFORNIA, i' �_l 19CC
County of Riverside
t,i!nnipnll! !!Ld 1!ii iCt ill Ott'fittihiLia
!Ir Ui I'AU.1 W..SPI
I am a citizen of the United States and a CITY OF PALM DESERT
resident of the County aforesaid; I am over
the age of eighteen years, and not a party to Proof of Publication of
or interested in the above-entitled matter. I CASE NO GPA 87-2,, C/Z 87- , PP 87-20
am the principal c)i?rk of.the printer of the ............................... ._...,...-..., :..........
DESERT POST
.................................................... .......................................................
CITY OF PALM DESERT
LEGAL NOTICE
.............................................. •••• CASE NO.OPA 87-2,C287.5,PP 87.20
a newspaper of general circulation, printed NOTICE IS HEREBY GIVEN that a dublic hearing will be held be-
I I lore the Palm Desert City Council to consider a request by TRIAD
91-weekly PACIFIC DEVELOPMENTICHUCK STROTHER for a general plan
and published """ ."'...y amendment,change of zone,precise plan of design and draft envi.
.""""......•••• ronmental Impact report to construct a mixed-use office/residen-
1 flat project consisting of 139,000 square feet of professional office
In the City of .F a 1 m Desert space and 224 apartments on 34 acres• also described as:APN
......................... 632.030-021
County of Riverside, and Which news- SAID public hearing will be held on Thursday,February 25. 1988.
paper has been adjudged a newspaper at ic
Center. 73-510 Fred Waring ng Drive. Palm Chamber at t Deserhe t, Desert Iv California, at
1
of general circulation by the Superior which time and place all Interested persons are Invited to attend
Court of the County of Riverside, State of and be heard.If you challenge the proposed actions in court,you
.� may be limited to raising only those Issues you or someone else ,
raised at the public hearing described in this notice,or In written i
California, under the date of„10/5 1964 t
correspondence delivered to the planning commission (or city
council)at,or prior to,the public hearing.
RAMON A.
ry
Case Number 83658 I Palm Desert Commission y
that the notice, 9
of which the annexed is a printed copy (set — (Peb.D.P.Feb tz,lsse)
in type not smaller than nonpareil), has
been published in each regular and entire
Issue of said newspaper and not In any
supplement thereof on the following dates,
to-wit:
2/12
.....................................
...............
all in the year 19.88
certify (or declare) under penalty of
perjury that the foregoing is true and
correct.
Dated at...?aim Desert
12th day Feb . 88
California, this.......... yo,. ....... 19 ,,,,,
{�V� 3lgnatNre
Fria copies of this blank form may be secured,real r
CALIFORNIA NEWSPAPER SERVICE
BUREAU, INC.
Legal Advertising Clearing House
120 tweet Second St., Los Angeles, Calif. 90012
Telephone: (213) 625.2541
Please request 01!NERAL Proof of Publication
when orderino this form.
PROOF OFF ILICATION This space Is tie County Clerk's Filing Stamp
(2015.5 L.C.P.)
STATE OF CALIFORNIA,
County of Riverside
I am a citizen of the United States and a CITY OF PALM DESERT
resident of the County aforesaid; I am over
the age of eighteen years, and not a party to Proof of Publication of
or interested In the above-entitled matter. I —'�
am the principal Clark of the printer of the 7-20
CASE„ N0 . GPA 87-2 , C/�Z 87-5. .,PP„ 8...
................ . 1
DESERT POST
.................................................... ..........................................................
_CITY OF PALM DESERT
LEGAL NOTICE
..............................................:..... .CASE NO.GPA 87-2,CIZ 87.5.PP 87.20
a newspaper of general circulation, printed NOTICE IS HEREBY GIVEN that a public hearing will be held beL
fore the Palm Desert Planning Commission to consider a request
Bi-weekly by TRIAD PACIFIC DEVELOPMENTICHUCK STROTHERS for a
and published .................................. general plan amendment,change of zone,precise plan of design
and draft environmental Impact report 10 construct a mixed-use of.
P a l m Desert ficelresldential project consisting of 139,000 square feet of proles-
in the City of .................................. sional office space and 224 apartments on 34 acres,also describ-
ed as:APN 632-030-021
County of Riverside, and which news. SAID public hearing will be held on Tuesday.January 19, 1988,at
paper has been adjudged a newspaper 7:00p.m.in the Council Chamber at the Palm Desert Civic Center,
73.510 Fred Waring Drive, Palm Desert,California,at which time
of general circulation by the Superior I and place all interested persons are invited to attend and be heard. 7
I you challenge the proposed actions In court,you may be limited.
Court of the County of Riverside, State of
to raising only those Issues you or someone else raised at the pub. 1
10/5 64 fic hearing described In this notice,or in written correspondence ;
, 19 I delivered to the planning commission(or city council)at,or prior
California, under the date of,,,,,,,,,
to.the public hearing
RAMON A.DIAZ.Secretary
Case Number 83658 ; that the notice, Palm Desert Planning Commission
(Pub D.P. Jan 8 1988)
of which the annexed Is a printed copy (set
in type not smaller than nonpareil), has
been published in each regular and entire
issue of said newspaper and not in any
supplement thereof on the following dates,
to-wit:
...........UP ....................................
all in the year 19.88.
I certify (or declare) under penalty of
perjury that the foregoing is true and
correct.
Dated at„Palm De.sert.. .... ...................
8th Jan . 88
California,this..........
dayof........, 19 ,,,,,
Pre*copies of this blank form maybe secured Iromi
CALIFORNIA NEWSPAPER SERVICE
BUREAU, INC.
Legal Advertising Clearing House
120 Wdel Second sl., Los Angeles, Calif. 90012
Telephone: (213) 625.2541
PION request OENRRAL Proof of Publlullon ..._
when erderinq this form. .--
1 1. 'Si /� .("gyp �•{� �+ �}
s 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260
TELEPHONE (619) 346-0611
July 27, 1987
CITY OF PALM DESERT
LEGAL NOTICE
CASE NO. CZ 87-5 and ZOA 87-2
NOTICE IS HEREBY GIVEN that a public hearing will be held : before the Palm.
Desert City Council to consider a zoning ordinance amendment and change
of zone creating the El Paseo Pedestrian Commercial Zone which will restrict
first floor El Paseo street fronting uses in new buildings constructed after
July 1 , 1987 between Highway 74 and Portola Avenue to pedestrian oriented'
retail of personal service uses:
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SAID public hearing will be held on Thursday, August 13, 1987 at 7:00 p.m. in
the Council Chamber at the Palm Desert City Hall , 73-510 Fred Waring Drive,
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 you or someone else
raised at the public hearina described in this notice, or in written
correspondence delivered to the city council (or planning commission) at, or
prior to. the public hearing.
PUBLISH: Desert Post SHEILA R. GILLIGAN, City Clerk
July 31 , 1987 City of Palm Desert, California
MINUTES
PALM DESERT PLANNING COMMISSION '
APRIL 7, 1987
Commissioner Ladlow expressed concern regarding the granny flat
being built and occupied prior to the main residence. Mr. Smith
explained that it would be required prior to issuance of a
certificate of occupancy.
Commissioner Richards noted that this is the first request of this
nature that the city has seen. Commissioner Ladlow asked if the
city would keep a file to show that the requirements of age and
relationship were being adhered to. Mr. Diaz replied yes.
Chairman Erwood opened the public testimony and asked if the
applicant wished to address the commission.
MRS. YAMAGUCHI , 73-391 Catalina, addressed the commission and
outlined the history of her property and her plans for
developing it.
Chairman Erwood asked if anyone present wished to speak in FAVOR or
OPPOSITION to the proposed. There being no one, Chairman Erwood
closed the public testimony.
Action:
Moved by Commissioner Richards, seconded by Commissioner Downs,
adopting the findings as presented by staff. Carried 5-0.
Moved by Commissioner Richards, seconded by Commissioner Downs,
adopting Planning Commission Resolution No. 1213, approving CUP 87-4
subject to conditions. Carried 5-0.
A FIVE-MINUTE RECESS WAS CALLED AT 8:55 P.M.
F. Case No.-G`PA_ 87 2>- CITY OF PALM DESERT, Applicant
Request for consideration and recommendation
concerning the Commercial Core Area Specific
Plan and associated Negative Declaration of
Environmental Impact . This plan establishes
planning and redevelopment agency policies for
Palm Desert' s Highway III/El Paseo commercial
corridor.
Mr. Drell reviewed the staff report and indicated that each
individual project would go through the public hearing review
process.
8
MINUTES
Y PALM DESERT PLANNING COMMISSION
APRIL 7, 1987
�.�
Chairman Erwood opened the public testimony and asked if anyone
Present wished to speak in FAVOR or OPPOSITION.
MR. TED BEATON, owner of 11 units and one house, stated that he
was not against progress but would like to see it accomplished
in an orderly manner. He indicated that he petitioned five
business, three residential , and four apartment owners and no
one knew what was going to happen. He noted that the northeast
corner is basically apartments and felt that the city needed
more low income housing for working people and young people.
He expressed concern regarding development of Cabrillo and felt
that Alessandro in his section should be left. alone.
MS. ELEANOR SEAGALL, 73-758 De Anza, owner of J 8 J Automotive
and home on De Anza. She felt there was no need to rezone
Alessandro. She also felt that it would cause traffic problems
and discussed access to Highway Ill . Ms. Seagall stated that
if Portola were six lanes it would be Impossible to cross and
questioned what people would do if they wanted to sell their
property.
Mr. Drell addressed her concerns and explained that the redevelopment
agency would buy those houses for a fair market value and would work
on a relocation program.
MR. EDWARDS, 73-385 Grapevine, expressed concern for the 24
foot wide street onto which his 12 carport directly back onto -
the Alessandro Alley. He indicated there was only one exit to
the east out of a 158 spare parking lot and people would be
backing out onto a major ingress and egress route. He indicated
that he had written to the city in favor of commercial
development.
Mr. Drell stated that the intent was for a safe area and discussed
some solutions and the possible relocation of the carports.
MR. JIM FOXX, expressed concern regarding the El Paseo area
and supported the plan to restrict uses to retail-type uses.
He urged the commission to speed this plan along and felt that
El Paseo was an important to the city and should be helped and
protected.
MR. ROY BARLETT, 73-960 Highway 111 , indicated it was his goal
to development professional office buildings and asked about
working with the redevelopment agency to obtain property to
develop.
U
MINUTES
PALM DESERT PLANNING COMMISSION
APRIL 7, 1987
Mr . Drell stated that the proposed plan does not preclude
professional office development, but felt that maybe a better
location would be fronting onto Portola.
MR. HENRY HOYLE, 73-440 Broken Arrow, endorsed the comments of
Jim Foxx and expressed concern regarding parking and the
parking lots of Security Bank and Bank of America.
MS. DAPHNE TRIPHON, 1713 Painters Path in the Sandpiper
development, expressed concern for the welfare and safety of the
neighborhood and the bridge over the wash. She stated that the
area was being used as a race track, especially on weekends.
Mr. Drell responded by saying that suggestions were being accepted
for a way to get access from some other way than Painters Path or El
Paseo and suggested no access on Painters path. He felt most
traffic would be on El Paseo and indicated that options were limited
for that site. He also indicated staff would like to hear some
creative solutions that might combine residential and commercial
development..
MR. MEL GERARD, owner of Harvest Health Food Store, requested
clarification for his property and inquired about incentive to
demolish and rebuild.
Mr. Drell stated that if a property owner wished to take advantage
of the plan, they would pay for additional parking. If not, then
the city would be in no position to exact anything from the property
owner, noting that an in-lieu fee program would require no additional
charge until the building had a need for it. He stated that Mr.
Gerard's building has no parking and has been utilizing the Frontage
Road, but if adjacent property develops, parking would become a
problem.
MR. CHARLIE MILLER, Little Bend Trail-owner of property next to
Ist Bank of Palm Desert, asked about development of that area.
Mr. Drell indicated that property in the area had been purchased but
no plans had been submitted as of yet.
MS. JEAN SWALLOW JOHNSON, owner of property between Houston
Lumber and Maple Leaf Plumbing, asked about meeting notification
procedures , supported a superblock concept and expressed
interest in developing her property.
10
i
MINUTES
j PALM DESERT PLANNING COMMISSION
APRIL 7, 1987
I �
Mr. Drell indicated that comment; had been submitted by Camille Todd
expressing approval of extra parking for the north side of Highway
Ill from San Pablo to Monterey fronting on the back alley and from
Mary Stoltzman expressing concern for the block south of Highway 111
between E1 Paseo and Portola. She indicated that the slip ramp onto
the Frontage Road there totally deletes parking in front of her
building and that cars speed on the slip ramp which is dangerous for
the restaurant . She requested that ingress and egress be made
better by possibly a super block.
MR. KIGER BARTON, 44-519 San Anselmo, stated that the looks of
Highway III needed improvement and suggested green space to
provide more eye appeal to building fronts. He felt that one
particular building on Monterey and Fred Waring looked like it
was built right up to the curb.
Mr . Drell stated that as part of the redesign process complete
landscaping of parking medians would be included.
Chairman Erwood closed the public testimony.
Commissioner Richards stated that staff had done a great job. He
felt that everyone should take an active part in planning the
development for the city, especially effected citizens participating
on committees and attending group meetings.
Commissioner Richards stated that he would like the redevelopment
agency to adopt a goal to encourage existing businesses to stay in
the city by providing some type of incentives.
Action:
Moved by Commissioner Downs , seconded by Commissioner Richards,
adopting Planning Commission Resolution No. 1214, recommending to
City Council/Redevelopment Agency Board approval of the Commercial
Core Area Specific Plan GPA 87-2 and associated Negative Declaration
of Environmental Impact. Carried 5-0.
Moved by Commissioner Downs , seconded by Commissioner .,Richards,
initiating a zoning ordinance amendment establishing the El Paseo
Pedestrian Commercial Overlay by minute motion. Carried 5-0.
IX. MISCELLANEOUS
None.
11
I
CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
TO: Planning Commission
DATE: May 5, 1987
CASE NO: C/Z 87-5 and ZOA 87-2
REQUEST: Approval of a zoning ordinance amendment and change of zone
creating the El Paseo Pedestrian Commercial Overlay Zone.
APPLICANT: City of Palm Desert
1. BACKGROUND:
This proposed zone (as recommended in the Commercial Core Specific Plan)
would restrict street fronting first floor uses to pedestrian oriented
retail and personal service businesses. It would apply to new businesses
on El Paseo between Highway 74 and Portola Avenue. It is designed to
create a continuous succession of pedestrian oriented storefronts which
is vital to El Paseo's growth as a specialty retail district.
The ordinance provides a specific list of uses which require no special
approvals and a conditional use section to allow for appropriate unlisted
uses or other exceptional circumstances.
Ii . RECOMMENDATION:
Approve findings and adopt Planning Commission Resolution No.
recommending to city council approval of C/Z 87-5 and ZOA 87-2.
Prepared by --
Reviewed and Approved by
/dlg
it - II
r
4
PLANNING COIIIIISSION RE501IITIOiN NO. 1219
I
A RESOLUI'I ON OF 1I IC PLANNING COMM I`;S I OIN OF "11IE
CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING TO
i CITY COUNCIL APPROVAL OF A ZONING ORDINANCE
AMENDMENT AND CHANGE OF ZONE CREATING THE EL
PASEO PEDESTRIAN COMMERCIAL OVERLAY ZONE.
CASE NO'S: AC/Z 87-5 8 ZOA 87-2
WHEREAS, the Planning Commission of the City of Palm Desert, California,
did on the 5th day of May, 1987 hold a duly noticed public hearing to consider
a zoning ordinance amendment and change of zone creating the El Paseo
Pedestrian Commercial Overlay Zone Chapter 25.29.
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 to exist to
justify their actions:
1 . The proposed amendments are consistent with the Commercial Core Area
Specific Plan.
2. The proposed amendments wi 1 1 promote the general welfare of the El
Paseo Area by encouraging the concentration of pedestrian oriented
retail/service business thus generating higher volumes of pedestrian
traffic.
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. ZOA 87-2 Exhibit "A" and C/Z. 87-5 Exhibit "B" are hereby recommended
to city council for approval .
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
Planing Commission, held on this 5th day of May, 1987 by the following vote,
to wit:
AYES: DOWNS, LADLOW, RICHARDS, WHITLOCK & ERWOOD
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
RICHARD ERWOOD, Chairman
ATTE` '
RAMON A. DIAZ, Sec'retc:r
i
PLANNING COMMISSION RESOLUTION NO. 1219
EXHIBIT "A"
CHAPTER 25.29
EL PASEO PEDESTRIAN COMMERCIAL OVERLAY ZONE
25.29.010 INTENT AND PURPOSE
El Paseo is designed as a pedestrian specialty retail/personal
services district. The success of a pedestrian commercial district
is dependent upon the creation and maintenance of a continuous
succession of diverse but compatible businesses which attract and
sustain pedestrian interest. To encourage this continuous pattern
of pedestrian-oriented uses, this ordinance shall regulate the type
of new uses which may occupy El Paseo street level commercial
frontage.
25.29.020 PERMITTED USES
The following retail /personal service uses shall be liberally
construed to be permitted uses within the El Paseo Pedestrian
Commercial Overlay:
Art Galleries
Book and Card Shops
Clothing and Apparel Shops
Furniture Stores and Home Furnishings
Gift and Accessories Boutiques ( including small
antiques)
Health, Figure and Exercise Salons and Spas
Jewelry Shops
Liquor, Beverage and Food Item Shops
Luggage Shops
Personal Care/Products Shops and Services
( including barbering and cosmetology)
Restaurants
Sundries Shops (general merchandise)
25.29.030 CONDITIONAL USES
The planning commission may, by conditional use permit, approve
commercial uses not listed above if they are determined to be
compatible with the intent and purpose of this section.
2
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r`T^� CITY OF PALM DESERT Case No C7 87=_5pLANNING COMMISSION
RESOLUTION NO. M11
Data
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j MINUTES
PALM DESERT PLANNING COMMISSION
MAY 5, 1987
consists of two multi -tenant industrial
buildings.
Action:
Moved by Commissioner Downs , seconded by Commissioner Whitlock,
approving the consent calendar by minute motion. Carried 5-0.
VII . ORAL COMMUNICATIONS
None.
Vlll . PUBLIC HEARINGS
A. Case Nos.C,CJZ 87, -'�nd ZOA 87-2 - CITY OF PALM DESERT, Applicant
Request for consideration of a zoning ordinance
amendment and change of zone creating the El
Paseo Pedestrian Commercial Overlay Zone which
will restrict first floor street frontinq uses
on E1 Paseo between Portola Avenue and Highway
74 to pedestrian oriented retail and personal
service businesses.
Mr. Drell outlined the salient points of the staff report.
Chairman Erwood opened the public testimony and asked if anyone
present wished to speak in FAVOR or OPPOSITION to the proposed.
MR. JIM FOX, E1 Paseo Business Association member, stated that
he was in favor of this propns:31 •_rnd felt: that it would help
the growth of El Paseo.
MR. HENRY HOYLE, 73-440 Broken Arrow, stated that he was a IS
year El Paseo business owner- and concurred with rromments by Mr.
Fox. lie felt that uses such as banks were a detriment to the
retail businesses on E1 Paseo.
Chairman Erwood closed the public testimony.
Action:
Moved by Commissioner Downs , seconded by Commissioner Whitlock,
adopting the findings as presented by staff. Carried 5-0.
2
w
J MINUTES
PALM DESERT PLANNING COMMISSION
MAY 5, 1987
Moved by Commissioner Downs , seconded by Commissioner Whitlock,
adopting Planning Commission Resolution No. 1219, approving C/Z 87-5
and ZOA 87-2. Carried 5-0.
B. Case No. PP 16-83 Amendment $1 - HOWARD PARCELL, PALM DESERT
DISPOSAL, Applicant
Request for approval of a seven acre expansion
to a parking and storage area and a second story
addition to an existing structure (:54(10 square
feet) for a trash hauling and disposal company
with a negative declaration of environmental
impact located on the south side of Lennon Place.
between Eclectic and Corporate Way.
Mr. Diaz outlined the salient points of the staff report and felt
that the use was consistent with the intent of the service industrial
zone. He suggested staff be dirpr_ted to prepare a zoning ordinance
amendment requiring a conditional use permit for the transfer
station, noting that the transfer station use was not before the
commission at this time for consideration and recommended approval .
Chairman Erwood opened the public testimony and asked if the
applicant wished to address the commission.
MR. HOWARD PARCELL , 4815 Main Street, stated that he was
present to answer any questions and clarified that on public
works condition #e that they were requesting only one driveway
approach on Lennon, not two as indicated. He noted that there
were two existing entrances on Eclectic. Mr. Gaugush amended
the condition to read, "Driveway entrance on Lennon Drive shall
be limited to one driveway approach to be designed and approved
by the public works department.''
Chairman Erwood asked if anyone present wished to speak in FAVOR or
OPPOSITION to the proposed.
MR . RICHARD ROMER, 74-090 El Paseo, stated that he was
representing the Corporate Center Property Owners Association.
He indicated that the three lots on the west end were subject
to the CC&R's of the Corporate Center. He noted that there had
been poor communication between the property owners association,
the property owner, and the city. lie stated that portable
toilets and open garbage were violations of the CC&P's. He also
discussed the access points and felt that the existing access on
3