HomeMy WebLinkAboutCUP 90-1 73330 Hwy 11 and 44885 San Benito Circle .
p .
CITY OF PALM DESERT
DEPAR'INENP OF 0344 UNITY DEVEGOPMENP
TRANsArrrAL i EITE
I. TO: Honorable Mayor and City Council
II. REQUEST: Negative Declaration of Environmental Impact, Precise
Plan and Conditional Use Permit for a 10,000 square foot
office building and associated parking lot and greenbelt
to be located at 73-330 Highway 111 and 44-885 San
Benito Circle.
III. APPLICANT: KENNETH COKELEY
Post Office Box 971
Solaro Beach, CA 92075
IV. CASE NO.: PP/CUP 90-1
V. DATE: April 12, 1990
VI. CONTENTS:
A. Staff Recommendation
B. Discussion
C. Draft Resolution/Ordinance No.
D. Planning Commission Minutes involving Case No. PP/CUP 90-1
E. Planning Commission Resolution No. 1429
F. Planning Commission Staff Report dated March 20, 1990
G. Related maps and/or exhibits
A. STAFF RECCNTEND TION:
Adopt Resolution No. 90-42 approving a Negative Resolution of
Environmental Impact, Precise Plan and Conditional Use Permit, PP/CUP
90-1 subject to conditions.
B. DISCUSSION:
Both Palma Village and Commercial Core Specific Plans recanmend that
between Monterey and Las Palmas Avenues the commercial zone be expanded
to include the residential lots which presently back onto the
commercial alley. The plans were designed to promote the redevelopment
of the Highway 111 parcels, the creation of a Presidential Plaza type
comma use rear parking areaffill k tLwa iTa ibelt.
APPROVED / DFNIEb
RECEIVED
ME
.' Aj��
AVE S. . Cc data].._.
-
ABSEN'a:
ABSTAIN:./h ultiJ
•
VBRIFIED E•il: _.---�
Original on Fi e-w calla fZiO0
TRANSMITTAL LETTER
CASE NO. PP/CUP 90-1
APRIL 12, 1990
Presently the area contains a number of undeveloped or deteriorating
commercial properties, a substandard alley and negatively impacted
residential properties. The proposed superblock parking plan would
significantly increase the development potential of the Highway ill
parcels, thus creating the incentive for private improvement efforts.
The common rear parking area would be designed to maximize space and
circulation efficiency while creating a substantial greenbelt. The
main obstacle in plan implementation involves the timing of the
improvements and the lot consolidation necessary for efficient site
design.
The proposal involves the site currently occupied by Aart's Electric
and the single family home to the north. The applicant proposes to
clear both sides of all existing structures and construct a 10,447
square foot commercial building on Highway 111 and a parking lot on the
rear parcel. The building would be 30 feet in height with two stories
over ground level parking. The first 24 feet of ground floor depth
would be leasable commercial space, creating a three story appearance.
All mechanical equipment would be within the building eliminating the
need for a roof parapet screen wall allowing for the building height to
meet the 30 foot maximum. The building interior will include a large
central atrium open to the sky. The building itself meets ordinance
setback and height standards. The first floor is setback 5 feet, the
second floor partially setbacks 12 feet and the third an additional 4
feet.
The discussion before the Planning Commission involved two issues:
Parking and the three story atrium building design.
Parking:
Initially piuject parking design was hampered by the narrow geometry of
the two lots. The rear parcel narrowed from 70 feet to 55 feet
allowing for the only 13 full sized parking spaces. The front parcel's
60 foot width was also not conducive to efficient parking design. The
result was an overall parking shortage and potential maneuvering
problems in the under building lot. The applicant was directed to
address these parking deficiencies.
One month later the applicant returned with an agreement firm the
adjacent homeowner to the west on San Benito Circle widening the rear
parking lot by 10 feet permitting 20 full sized spaces to be developed
(7 more than the original plan). To facilitate maneuvering in the
under building, spaces were widened from nine to ten feet.
2
•
TRANSMITTAL LETTER
CASE NO. PP/CUP 90-1
APRIL 12, 1990
With these design improvements, the Planning Commission concluded that
their parking concerns were addressed.
Building Design:
The C-1 zone limits building height to 30 feet. Most buildings in the
Highway 111/E1 Pawn area constructed in the last 10 years have ranged
from twenty-four to thirty feet in height regardless of the number of
stories. Flat roofed, two story buildings typically are between 22
feet and 26 feet to the roof top with an additional 4 feet of parapet
to screen mechanical equipment. The applicant has chosen to locate
mechanical equipment inside the building instead of on the roof, and
therefore can finish off the roof at 30 feet. After debating the
relative merits of the proposal, a majority of the commission
determined that the overall building design was of high quality and
would create a significant incentive for improvements to other
properties in the area. Height limits in general are limited to
regulate the bulk and mass of a building.
The physical dimensions of a building determine its bulk not its
internal divisions. A 30 foot two story building has the same mass and
bulk as a 30 foot three story building. The commission also felt that
the stepping back of each story diminished the buildings apparent mass.
Having determined that the building was in compliance with the C-1
standards, the commission recommended approval of the project.
PROJECT AREA
PLvj ect Ordinance
site area 16,460 sq. ft.
building area Alt #1: gross 10,447 sq. ft.
net 8,228 sq. ft.
height 30 feet 30 feet
parking spaces: 34 spaces 33 spaces
building coverage 69%
landscaped area 2,379 sq. ft.
Prepared by .�
'' 1
Reviewed and Approved by:
PD/db
3
t
i
• ys �, ^, •
1 CUt.ttu- cpii`' I IUIUl1 ,
�s®mot
73-510 FRED WARING DRIVE,PALM DESERT,CALIFORNIA 92260
lTELEPHONE (619) 346-0611
March 21, 1990
CITY OF PALM DESERT
LEGAL NOTICE
CASE NO. PP/CUP 90-1
• NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm
Desert City Council to consider a request by KENNETH COKELEY for approval of a
negative declaration of environmental impact and precise plan/conditional use
permit for a 10,000 square foot office/retail building at 73-330 Highway Ill
and associated parking lot on 44-885 San Benito Circle.
APN 627-092-026, 006 - • ---
---- -------------W r ■ • eV ..
•
I
11104,1,1 v't ' Q- --
kr-- mini Oak-ABM Mil 0 pit
_ O et) tly' tilf„..5 • ..
:t�..6;
AM •1 OMI a i . .
1111111• di MIMI ;VW 1111111111111.1. - ) Ill NM 1111 ...
III IIIIIIIII AUL IIIIIIIIIV MINN.Pa
MIMI
1.4 as ., aft . ill MINI'I', — ,
glit-cillitLis 1111111111i1 »1csal11 J E31132
•i:1111 •Ti
HIGHWAY 111
Cr1
•
>I g 1c+i //
C1:::11
C-1 S.P. o
J
SAID public hearing will be held on Thursday, April 12, 1990, at 7:00 p.m. in
the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive,
Palm Desert, California, at which time and place all interested persons are
invited to attend and be heard. Written comments concerning all items covered
• by this public hearing notice shall be accepted up to the date of the hearing.
Information concerning the proposed project and/or negative declaration is
available for review in the department of community development/planning at the
above address between the hours of 8:00 a.m. and 4:30 p.m. Monday through
Friday. 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.
I
PUBLISH: Desert Sun SHEILA R. GILLIGAN, City Clerk
March 23, 1990 City of Palm Desert, California
RESOLUTION NO.
CONDITIONS OF APPROVAL
CASE NO. PP/CUP 90-1
Department of Qanrnmity Development:
1. The development of the property shall conform substantially with
exhibits on file with the department of community development, as
modified by the following conditions.
2. Prior to the issuance of a building permit for construction of any uses
contemplated by this approval, the applicant shall first complete all
the procedural requirements of the city which include, but are not
limited to, architectural commission and building permit procedures.
3. Constructions of a portion of said project shall commence within one
year from the date of final approval unless a time extension is
granted, otherwise said approval shall become null, void and of no
effect whatsoever.
4. 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 stated and federal statutes now in
force, or which hereafter may be in force.
5. Prior to issuance of a building permit for construction of any use
contemplated by the approval, the applicant shall first obtain permits
and/or clearance from the following agencies:
Riverside County Department of Health
Palm Desert Architectural Commission
City Fire Marshal
Coachella Valley Water District
Palm Desert Water and Service District
6. That prior to issuance of building permit the owner (developer) provide
the city with evidence that he has paid the required school mitigation
fee.
7. The roof hatch areas shall be equipped with steel hatches and inside
locking devices to prevent forcible entry.
8. Parking area shall comply with city's adopted parking lot landscaping
standards.
3
RFSOLUPION NO.
9. Prior to issuance of building permit applicant shall process and record
a parcel map waiver adding 10 feet to rear parking lot parcel.
10. Applicant shall agree to participate in any future parking assessment
district or parking authority created to develop a common use parking
area north of the alley.
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 the issuance of any permits associated with this project.
2. Any storm drain construction shall be contingent upon a drainage study
prepared by a registered 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 the issuance of any
permits associated with this project.
4. 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 shall be reviewed and approved by
the Director of Public Works and a surety posted to guarantee the
installation of all required offsite improvements prior to issuance of
a grading permit. Such improvements shall include, but not be limited
to, removal of existing drive approach, reconstruction of curb and
gutter and sidewalk and construction of fully alley improvements. "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.
5. All private driveways and parking lots shall be inspected by the
engineering department and a standard inspection foe paid prior to the
issuance of a grading permit.
6. Applicant shall provide for landscaping within the existing public
parkway on San Benito Circle as well as appropriate site landscaping.
All landscaping maintenance shall be the responsibility of the property
owner.
7. In accordance with Palm Desert Municipal Code Chapter 27, complete
grading plans and specifications shall be submitted to the Director of
Public Works for checking and approval prior to the issuance of any
permits associated with this project.
4
RESOLUTION NO.
8. Applicant shall provide for the undergrounding of all existing overhead
utility lines in accordance with the respective utility owners
recommendation. If such undergrounding is found to be unfeasible by
the city and the utility, applicant shall submit to the city, in a form
acceptable to the city attorney, surety in an amount equal to the
estimated construction cost of such undergrounding.
9. Size, number and location of driveways shall be to the specifications
of the Department of Public Works with two driveway approaches (one per
parcel) to be allowed to serve this property. The entries as shown on
the project site plan shall be redesigned to the satisfaction of the
Director of Public Works and Fire Marshal.
10. Pioposed building pad elevations are subject to review and modification
in accordance with Section 27 of the Palm Desert Municipal Code.
11. 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.
12. 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 the issuance of a grading permit.
13. Parking stalls, as shown on the project site are sub-standard. Prior
to the issuance of any permits associated with the project, applicant
shall take corrective measures to mitigate the parking deficiencies.
City Fire Marshal :
1. The Fire Department is required to set a minimum fire flow for the
remodel or construction of all commercial buildings per Uniform Fire
Code Sec. 10.301C.
2. Provide, or show there exists, a water system capable of providing a
potential gallon per minute 1500 for single family, 2500 for multi-
family, and 3000 for commercial. The actual fire flow available from
any one hydrant connected to any given water main shall be 1500 GPM for
two hours duration at 20 PSI residual operating pressure.
3. A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual
operating pressure must be available before any combustible material is
placed on the job site.
4. The required fire flow shall be available firm a Super hydrant(s) (6" x
4" x 2-1/2" x 2-1/2" )< located not less than 25' nor more than 200'
single family, 165' multifamily, and 150' commercial from any portion
of the building(s) as measured along approved vehicular travelways.
5
RESOLUTION NO.
Hydrants installed below 3000' elevation shall be of the "wet barrel"
type.
5. Provide written certification from the appropriate water company having
jurisdiction that hydrant(s) will be installed and will produce the
required fire flow, or arrange field inspection by the Fire Department
prior to request for final inspection.
6. 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 200' single family, 165' multifamily, and 150' commercial fiun any
portion of the building(s) as measured along approved vehicular
travelways. The required fire flow shall be available fruit any
adjacent hydrant(s) in the system.
7. The required fire flow 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.
8. 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 flow requirements. Plans shall be
signed by a Registered Civil Engineer and 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".
9. 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.
10. Install a fire alarm (waterflow) as required by the Uniform Building
Code 3803 for sprinkler system.
11. Install tamper alarm on supply valve for sprinkler systems.
12. Certain designated areas will be required to be maintained as fire
lanes.
13. Install panic hardware and exit signs per Uniform Building Code, and/or
Uniform Fire Code.
6
RESOLUPION NO.
14. Install portable fire extinguishers per NFPA, Pamphlet #10; but not
less than 2A10BC in rating. Fire extinguishers must not be over 75'
walking distance.
15. All buildings shall be accessible by an all-weather roadway extending
to within 150' of all portions of the exterior walls of the first
story. The roadway shall be not less than 24' of unobstructed width
and 13'6" of vertical clearance. Where parallel parking is allowed,
the roadwayshall be 36' wide with parking
p ng on both sides, 32' wide with
parking on one side. Dead-end roads in excess of 150' shall be
provided with a minimum 45' radius turn-around (55' in industrial
developments). Fountains or garden islands placed in the middle of
these turn-arounds shall not exceed a 5' radius or 10' diameter.
16. Whenever access into private property is conLrolled through use of
gates, barriers, guard houses or similar means, provision shall be made
to facilitate access by emergency vehicles in a manner approved by the
Fire Department. All conL oiled access devices that are power operated
shall have a radio-controlled over-ride system capable of opening the
gate when activated by a special transmitter located in emergency
vehicles. Devices shall be equipped with backup power facilities to
operate in the event of power failure. All conLLulled access devices
that are not power operated shall also be approved by the Fire
Department. Minimum opening width shall be 12' , with a minimum
vertical clearance of 13'6".
17. Contact the Fire Department for a final inspection prior to occupancy.
18. An approved NFPA 13 or NFPA 13R sprinkler system is required for all
buildings over 5000 square feet in size. Area separation will not
exempt the building from this requirement.
19. A Class I standpipe system is required. This system may/should be
combined with required sprinkler system.
20. Alley curbs need to cut back and/or alley curb corners must have turn
radius for movement of fire equipment.
7
RESOLUTION NO.
EXHIBIT "A"
Pursuant to Title 14, Division 6, Article 7, Section 15083, of the California
Administrative Code.
NEGATIVE DECLARATION
CASE NO: PP/CUP 90-1
APPLICANT/PROJECT SPONSOR: Kenneth Cokeley
P.O. Box 971
Solaro Beach, CA 92075
PROJECT DESCRIPTION/LOCATION: A 10,000 square foot office building and
associated parking lot and greenbelt to be located at 73-330 Highway 111 and
44-885 San Benito Circle.
The Director of the Department of Community Development, City of Palm Desert,
California, has found that the described project will not have a significant
effect on the environment. A copy of the Initial Study has been attached to
document the reasons in support of this finding. Mitigation measures, if any,
included in the project to avoid potentially significant effects, may also be
found attached.
RAMON A. DIAZ DATE
DIRECTOR OF COMMUNITY DEVELOPMENT
PD/tm
MINUTES
PALM DESERT PLANNING COMMISSICN
MARCH 20, 1990
B. -ease No. PMW 90-5 - Mommlu'Y AVFINuE ASSOCIATES, Applicant
Request for approval of a parcel map waiver to
adjust the position of an interior lot line
located on Gerald Ford Drive at Portola Avenue.
Action:
Moved by Commissioner Erwood, seconded by Commissioner Jonathan,
approving the consent ra1endar by minute motion. Carried 4-0.
VII. PUBLIC HEARINGS
A. Continued Case No. TT 24866 - SOUTHWEST PARTNERS, Applicant
Request for approval of a five lot tentative map
and negative declaration to allow four hanesit s
and dedicated open space on 7.73 acres generally
located on the west side of the Palm Valley Storm
Channel across from the Sammerset Condominiums.
Mr. Diaz explained that the hillside road standards were being
reviewed by city council and staff recommended a continuance to April
17, 1990 to await council action.
Chairperson Whitlock asked if anyone present wished to speak in FAVOR
or OPPOSITION to the proposal. There was no one.
Action:
Moved by Commissioner Downs, seconded by Commissioner Enacoixi,
continuing TT 24866 to April 17, 1990. Carried 4-0.
B. ContinmdCase NO. PP/CUP 90-1 - KENNETH OOKELEY, Applicant
Request for approval of a negative declaration of
environmental impact, precise plan and
conditional use permit for a 10,000 square foot
office building and associated parking lot and
greenbelt to be located at 73-330 Highway 111 and
44-885 San Benito Circle.
Mr. Drell indicated that public hearing items B and C should be
combined. He outlined the salient points of the staff report and
noted previous commission comments on the project. Staff recommended
approval of PP/CUP 90-1 and ZOA 90-1 to city council.
2
MINUTES
PALM DESERT FLAWING 0/4CESSION
MARCH 20, 1990
Chairperson Whitlock opened the public testimony and asked if the
applicant wished to address the commission.
MR. KEN COKELEY, 43-038 Crocus in Palm Desert, felt that he had
dole what catmission wanted and was present to answer questions.
Chairperson Whitlock asked if anyone present wished to speak in FAVOR
or CIPPOSITICN to the proposal.
MR. Jrrr BANCROFT, 44-870 San Benito, stated that he had no
problem and would rather have a parking lot in that location.
MS. J0SEPHINE KIRKPATRICK, 73-338 Higtxaay 111, felt the proposal
would be a tremendous project.
Chairperson Whitlock closed the public testimony and asked for
cannents.
Commissioner Downs noted that the applicant complied with
commission's request.
Canmissioner Jonathan objected to the three story appearance, but was
in favor of the use. He stated that he would be voting against the
project, but felt that the use would clean up the area.
Commissioner Erwood requested and received clarification on the
height of the building. Commissioner Erwood felt that if the
building complied with the 30 foot height restriction, the impact
would be the same whether it was a one story or three story building.
He felt the project was innovative and was in favor. Chairperson
Whitlock concurred.
Action:
Moved by Commissioner Downs, seconded by Commissioner &wood,
approving the findings as presented by staff. Carried 3-1
(Cbixni_gsioner Jonathan voted no).
Moved by Commissioner Downs, seconded by Commissioner Erwood,
adapting Planning Commission Resolution No. 1429, rending to
city council approval of a negative declaration of ernvirrcmental
impact, PP/CUP 90-1, subject to attached conditions. Carried 3-1
(Catmissianer Jonathan voted no).
3
NIIN(TPES
PALM DESERT PLANNING COMMISSION
FERRY 20, 1990
buffer and move Painters Path with the bridge; he felt this was
the perfect solution. He stated that if it came to pass in
their dialogue and legal machinations with CVWD that they would
be forced to redo the bridge, the plans for the Ahmanson
Development have gone to the point where that land was no longer
available to Painters Path, then they have lost the parkway
which was conducive to the neighborhood. He indicated that he
just wanted the planning commission to know what was going on
and that they were trying to get that bridge back in. He stated
that it was on the right-of-way of CVWD, which they admitted to,
and they would be happy to take off that responsibility and if
the city wanted to build a bridge they would sign off. He told
them that the city's position was that they could have received
the bridge gratis from Ahmanson and they did not want it. He
stated that they were forcefully addressing that. Otherwise, he
was in full favor of the development and felt that it would be
good for the city.
Chairperson Whitlock closed the public testimony.
Action:
Moved by Commissioner Downs, seconded by Commissioner Richards,
approving the findings as presented by staff. Carried 5-0.
Moved by Commissioner Downs, seconded by Commissioner Richards,
adopting Planning Commission Resolution No. 1423, approving PM 24090,
subject to conditions. Carried 5-0.
Moved by Commissioner Downs, seconded by Commissioner Richards,
adopting Planning Commission Resolution No. 1424, approving PM 25875,
subject to conditions. Carried 5-0.
F. ('arn No. PP 90-1 - KENNEIH COKELE.Y, Applicant
Request for approval of a 10,000 square foot
office building and associated parking lot and
greenbelt to be located at 73-330 Highway 111 and
44-885 San Benito Circle.
Mr. Drell outlined the salient points of the staff report and showed
a video of the area. He explained that timing between development of
an individual parcel apart from a coordinated plan was presenting a
problem. He indicated that although the zoning and parking issues
were unresolved, the applicant needed feedback and direction so he
could pursue possible solutions. He asked commission to determine if
17
MINUTES
PALM DESERT pLANNING commisSION
FEBRUARY 20, 1990
the two story over parking was an acceptable architectural design and
if it were, which building alternative was preferred. He indicated
that if the ground floor parking plan was unacceptable, then
commission should direct the applicant to pursue possibilities of
acquiring more property so that all required parking could be
accommodated in the rear lot. Or camussion could initiate the
creation of a zoning ordinance amendment and/or a change of zone to
permit commercial parking consistent with the recannendations of the
Palma Village and Commercial Core Specific Plans. Staff and
commission discussed possible alternatives.
Chairperson Whitlock opened the public testimony and asked if the
applicant wished to address the commission.
MR. KEN COKELEY, 38-042 Crocus in Palm Valley, indicated that
the alternate parking plan presented conformed with city
standards. Mr. Drell concurred that the spaces conform and
there would still be three canpacts in the back, but the number
of conforming spaces did not meet the standard. Mr Cokeley
asked if they were able to make the back lot conform, if the
project would conform in all ways. Mr. Drell concurred. Mr.
Cokeley stated that he would like to see the planning commission
give him an approval of the project subject to their being able
to conform the back parking lot, which would enable them to
approach the adjacent property owners.
Canmissioner Jonathan stated that he did not favor the two story use
over the parking. He did not feel it was in the right place in Palm
Desert and did not feel the three story appearance was app. priate.
Mr. Cokeley noted that they were five feet below the Highway.
Commissioner Jonathan stated that the problem was the aesthetic
implications of a three story building. Canmissioner Richards
concurred and indicated that if the building at least from the front
appeared to be two story with the undergrounding in the back, it
might be acceptable.
After further discussion, Chairperson Whitlock asked if anyone
present wished to speak in FAVOR or OPPOSITION to the proposal.
MR. PAUL DOVE, 44-830 San Clemente Circle, felt the project
would be an improvement to the frontage road and was in favor of
that, but expressed concern about the noise level of the parking
lot. He suggested that if the contractor's wanted to build
parking lots, that perhaps they could build block walls adjacent
to the properties. Mr. Drell stated that they would be required
to do that. Mr. Dove stated that there was no wall at the
18
MaNUTES
PALM DESERT PLANNING CCNMISSICN
FEBRUARY 20, 1990
Enterprise building and they heard the cars from that and the
Red Barn and also indicated that those owners let the oleanders
die, which had helped to reduce the noise. Mr. Dove indicated
that the former owner of the Mobile Station/car wash used to
dump all his stuff back there which would drain into their
swimming pool after every August flood.
Commissioner Erwood stated that a wall would definitely be required.
Mr. Drell noted that the owner of the Enterprise was Roland Sweat and
he had submitted a plan for a parking lot without a building. He
indicated that once a zone was established to permit that, they could
attach the wall construction as a condition. Mr. Drell explained
that he needed sane sort of direction that would lead to the approval
of this plan, direction for a resolution of denial or continuance.
If there were three votes against the two story over the parking
plan, a denial would be in order. He stated that if the owner went
out to buy additional property to comply with the standards, he
needed to know if commission would approve the building. If
commission wouldn't, then there would be no point for him to go to
that expense.
Chairperson Whitlock closed the public hearing and stated that she
liked the plan as presented. She was in favor of the way that the
building was stepped back and was not opposed to the existing parking
layout. Commissioner Erwood concurred, assuming that the extra
parking was solved. Mr. Drell asked which plan the commission
preferred. Commission indicated that they preferred alternative 1.
Mr. Drell also indicated that there would be a dedication of four
feet to get a full 24 foot legal alley for circulation. Commissioner
Downs stated that he was in favor of the plan and the parking in the
rear and adding parking as a conditional use in the R-1 zone.
Commissioner Jonathan asked for and received clarification that the
motion would be to inform the applicant that if he could solve his
parking problem he would likely get three votes for approval; and to
initiate a zoning ordinance amendment adding parking as a conditional
use in the R-1 zone. Commissioner Erwood clarified that the motion
should be for the zoning issue only. Staff concurred. Commissioner
Jonathan noted that the commission was not voting on the project
itself, but on alternative 1 to solve the parking problem.
Action:
Moved by Commissioner Downs, seconded by Commissioner Erwood,
instructing staff to initiate a zoning ordinance amendment adding
parking as a conditional use in the R-1 zone when adjacent to a C-1
zone and when consistent with specific plans. Carried 5-0.
19
PLANNING CCMMIISSICN RESOLUTION NO.
A RESOLUTION OF THE PLANNING CCNMISSION OF THE
CITY OF PALM DESERT, CALIFORNIA, APPROVING A
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT,
PRECISE PLAN AND CONDITIONAL USE PERMIT FOR A
10,000 SQUARE FOOT OFFICE/RETAIL BUILDING,
ASSOCIATED PARKING LOT AND GREENBELT LOCATED
ON A C-1 LOT AT 73-330 HIGHWAY 111 AND AN R-1
LOT AT 44-885 SAN BENITO CIRCLE.
CASE NJ. PP/CUP 90-1
WHEREAS, the Planning Commission of the City of Palm Desert,
California, did on the 20th day of March, 1990, hold a duly noticed public
hearing to consider a request by EL PASEO GRANDE INVESTORS for approval of a
negative declaration of environmental impact, precise plan and conditional
use permit for a 10,000 square foot office/retail building, associated
parking lot and greenbelt located on a C-1 lot at 73-330 Highway 111 and an
R-1 lot at 44-885 San Benito Circle; 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 the director of
community development has determined that the project will not have an
adverse impact on the environment and a negative declaration has been
prepared; and
WHEREAS, at said public hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons c9Piring to be
heard, said planning commission did find the following facts and reasons to
exist to justify recommending approval of said precise plan and conditional
use permit:
1. The proposed use and design of the project is consistent with the
goals and objectives of the General Ccmnercial Zone, the Palma
Village Commercial Core Area Specific Plan and Palm Desert General
Plan.
2. The proposed project represents a substantial improvement for the
area and will encourage a general upgrading of existing buildings
in the vicinity.
3. The developer of the proposed rear parking area specifically
implements a program ciPcribed by the Palma Village and Ccmnercial
Core Area Specific Plan and will create a 32 foot wide greenbelt
adjacent to the residential lone.
4. The project will therefore not depreciate values, restrict the
lawful use of adjacent properties or threaten the public health,
safety or general welfare.
PLANNING COMMISSION MISSION RESOLUrICN NO.
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 a negative declaration of environmental impact, Exhibit "A",
and Precise Plan/Conditional Use Permit 90-1 on file in the
department of community development/planning is hereby recommended
for approval, subject to conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
Planning Commission, held on this 20th day of March, 1990, by the following
vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
CAROL WHITLOCK, Chairperson
A'rrhST:
RAMON A. DIAZ, Secretary
/db
2
PLANNING OMISSION RESOLUTION NO.
CONDITIONS OF APPROVAL
CASE NO. PP/CUP 90-1
Department of CLnmuZity Development:
1. The development of the property shall conform substantially with
exhibits on file with the department of community development, as
modified by the following conditions.
2. Prior to the issuance of a building permit for construction of any uses
contemplated by this approval, the applicant shall first complete all
the procedural requirements of the city which include, but are not
limited to, architectural commission and building permit procedures.
3. Constructions of a portion of said project shall commence within one
year from the date of final approval unless a time extension is
granted, otherwise said approval shall became null, void and of no
effect whatsoever.
4. 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 stated and federal statutes now in
force, or which hereafter may be in force.
5. Prior to issuance of a building permit for construction of any use
contemplated by the approval, the applicant shall obtain permits
and/or clearance fLuu the following agencies:
Riverside County Department of Health
Palm Desert Architectural Ccanussion
City Fire Marshal
Coachella Valley Water DibLLict
Palm Desert Water and Service DisLiict
6. That prior to issuance of building permit the owner (developer) provide
the city with evidence that he has paid the required school mitigation
fee.
7. The roof hatch areas shall be equipped with steel hatches and inside
locking devices to prevent forcible entry.
8. Parking area shall comply with city's adopted parking lot landscaping
standards.
3
PLANNING CCNMISSICN RESOLITTICN NO.
9. Prior to issuance of building permit applicant shall process and record
a parcel map waiver adding 10 feet to rear parking lot parcel.
Department of Public brks:
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 the issuance of any permits associated with this project.
2. Any storm drain construction shall be contingent upon a drainage study
prepared by a registered 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 the issuance of any
permits associated with this project.
4. 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 shall be reviewed and approved by
the Director of Public Works and a surety posted to guarantee the
installation of all required offsite improvements prior to issuance of
a grading permit. Such improvements shall includ , but not be limited
to, removal of existing drive approach, reconstruction of curb and
gutter and sidewalk and construction of fully alley improvements. "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.
5. All private driveways and parking lots shall be inspected by the
engineering department and a standard inspection fee paid prior to the
issuance of a grading permit.
6. Applicant shall provide for landscaping within the existing public
parkway on San Benito Circle as well as appropriate site landscaping.
All landscaping maintenance shall be the responsibility of the property
owner.
7. In accordance with Palm Desert Municipal Code Chapter 27, complete
grading plans and specifications shall be submitted to the Director of
Public Works for checking and approval prior to the issuance of any
permits associated with this project.
P
4
PLANNING COMMISSION RESOLUPICN NO.
8. Applicant shall provide for the undergrounding of all existing overhead
utility lines in accordance with the respective utility owners
reccRmendation. If such undergrounding is found to be unfeasible by
the city and the utility, applicant shall submit to the city, in a form
acceptable to the city attorney, surety in an amount equal to the
estimated construction cost of such undergrounding.
9. Size, number and location of driveways shall be to the specifications
of the Department of Public Works with two driveway approaches (one per
parcel) to be allowed to serve this property. The entries as shown on
the project site plan shall be redesigned to the satisfaction of the
Director of Public Works and Fire Marshal.
10. Proposed building pad elevations are subject to review and modification
in accordance with Section 27 of the Palm Desert Municipal Code.
11. 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.
12. 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 the issuance of a grading permit.
13. Parking stalls, as shown on the project site are sub-standard. Prior
to the issuance of any permits associated with the project, applicant
shall take corrective measures to mitigate the parking deficiencies.
City Fire Marshal:
1. The Fire Department is required to set a minimum fire flow for the
remodel or construction of all commercial buildings per Uniform Fire
Code Sec. 10.301C.
2. Provide, or show there exists, a water system capable of providing a
potential gallon per minute 1500 for single family, 2500 for multi-
family, and 3000 for commercial. The actual fire flaw available from
any one hydrant connected to any given water main shall be 1500 GPM for
two hours duration at 20 PSI residual operating pressure.
3. A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual
operating pressure must be available before any combustible material is
placed on the job site.
5
PLANNIN3 CC MISSION ISSICN RESCLUPICN NO.
4. The required fire flow shall be available faun a Super hydrant(s) (6" x
4" x 2-1/2" x 2-1/2" )< located not less than 25' nor more than 200'
single family, 165' multifamily, and 150' catmercial from any portion
of the building(s) as measured along approved vehicular travelways.
Hydrants installed below 3000' elevation shall be of the "wet barrel"
type.
5. Provide written certification fiun the appropriate water company having
jurisdiction that hydrant(s) will be installed and will produce the
required fire flow, or arrange field inspection by the Fire Department
prior to request for final inspection.
6. 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 le-s than 25' or more
than 200' single family, 165' multifamily, and 150' catmercial fran any
portion of the building(s) as measured along approved vehicular
travelways. The required fire flow shall be available from any
adjacent hydrant(s) in the system.
7. 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.
8. 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 and 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".
9. 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' fran the building and within 50' of an
approved hydrant.
10. Install a fire alarm (waterflaw) as required by the Uniform Building
Code 3803 for sprinkler system.
11. Install tamper alarm on supply valve for sprinkler systems.
6
PLANNING CCMMIISSICN RESOLUTION NO.
12. Certain ie. ignated areas will be required to be maintained as fire
lanes.
13. Install panic hardware and exit signs per Uniform Building Code, and/or
Uniform Fire Code.
14. Install portable fire extinguishers per NFPA, Pamphlet #10; but not
less than 2A10BC in rating. Fire extinguishers must not be over 75'
walking distance.
15. All buildings shall be accessible by an all-weather roadway extending
to within 150' of all portions of the exterior walls of the first
story. The roadway shall be not 1P_ss than 24' of unobstructed width
and 13'6" of vertical clearance. Where parallel parking is allowed,
the roadway shall be 36' wide with parking on both siciec, 32' wide with
parking on one side. Dead-end roads in excess of 150' shall be
provided with a minimum 45' radius turn-around (55' in industrial
developments). Fountains or garden islands placed in the middle of
these turn-grounds shall not exceed a 5' radius or 10' diameter.
16. Whenever access into private property is cornLrolled through use of
gates, barriers, guard houses or similar means, provision shall be made
to facilitate access by emergency vehicles in a manner approved by the
Fire Department. All conLLvlled access devices that are power operated
shall have a radio-controlled over-ride system capable of opening the
gate when activated by a special transmitter located in emergency
vehicles. Devices shall be equipped with backup power facilities to
operate in the event of power failure. All controlled access devices
that are not power operated shall also be approved by the Fire
Department. Minimum opening width shall be 12' , with a minimum
vertical clearance of 13'6".
17. Contact the Fire Department for a final inspection prior to occupancy.
18. An approved NFPA 13 or NFPA 13R spL inkier system is required for all
buildings over 5000 square feet in size. Area separation will not
exempt the building from this requirement.
19. A Class I standpipe system is required. This system may/should be
combined with required sprinkler system.
20. Alley curbs need to cut back and/or alley curb corners must have turn
radius for movement of fire equipment.
7
EXHIBIT "A"
Pursuant to Title 14, Division 6, Article 7, Section 15083, of the California
Administrative Code.
NEGATIVE DECLARATION
CASE 1O: PP/CUP 90-1
APPLICANT/P%JEIr SPONSOR: Kenneth Cokeley
P.O. Box 971
Solaro Beach, CA 92075
PROJECT DESCRIPTION/LOCATION: A 10,000 square foot office building and
associated parking lot and greenbelt to be located at 73-330 Highway 111 and
44-885 San Benito Circle.
The Director of the Department of Community Development, City of Palm Desert,
California, has found that the described project will not have a significant
effect on the environment. A copy of the Initial Study has been attached to
document the reasons in support of this finding. Mitigation measures, if any,
included in the project to avoid potentially significant effects, may also be
found attached.
RAMJN A. DIAZ DATE
DIRECTOR OF COMMUNITY DEVELOPMENT
PD/tm
DEL MAR FINANCIAL CORP.
P.O. BOX 971, SOLANA BEACH, CALIFORNIA 02075
March 7 , 1990
MEMORANDUM OF AGREEMENT
It is here by agreed by and between the unders
igned to adjust the
northwest corner of lot 98 and the northeast corner of lot 99 , 10
feet to the west. Both parties agree to file a boundry adjustment
with! the city in accordance with the attached ma
p p and subject to
the following:
1. Owner of lot 98 shallpa
y the owner of lot 99 the sum of
nine
thousand dollars on approval of the adjustment bythe
] h cityand
prior to recording of adjustment at county recorders .
2 . This agreement is subject to close of escrow #01209302 at
Stewart Title where-in Cokeley is acquiring title and approval of
site plan and zone change by the city.
END OF AGREEMENT
7/..g/.4W4.
Kenneth C Cokeley Jeffrey D Bancroft
P 0 Box 971 44871 W San Benito Cir
Solana Beach, Ca. Palm Desert, Ca.
6' IJI,.J-+IJIJ l/LUl/- 4
/'
, — 09 TI 0/8-001? 0/8-1/0
O10-02G _
0/8-030 POR1. 4 S //l Nil /� SEC. 20, l. .'-'
'• 018-038
0/8 - 08.)
03
•
•
.BAN GOI�C-O%1/I D-- ---_----
,..--- ..,)
.. ., ... .. . .,,...:
h �/ Lot 0
P t0
/ ±O/ /03 �, se 94 93
i O zo s. (
w 6 w +..
/
al ,,,s
4/ ?S
C). l(/
O O �� R92
- -
°0 N <57
�° " SAN BEN/TO i
•
ii-- X 'moo57 lO/ CIRCLE
f- ,s
' 09
s \ s 99 S98 97 * 90 89 �_ _
4 ('O)•
Ire 1OLD I% INEw.-4/0. ..® CD, 0 0 e .-i
_.___ ._ _ ....____
� . \ (.o '
` "-^'Js' r'� 4D1J-ii ie93-). PV-// a-' ALLEY \e,9 f Lot A;s I^?�_' lJ i'
AO 109.-/+1/.5,/9t. I 5 I -._, 1 I O.JEAcY
- 4:9J-/71 zo,zI o . h p Y /n�� ,�
/8Ac. �,I' • `V,y V , l�� N
BO 09Z tJ 36 0 .f �,1 N 1
e/ Icr3-; + zz \ 5 �I — 6 7 d ^, 9 /0 // ^). /2 ^ l3 /4 I
•I /9
/6'1 C 5-6,71 13 I 1
•
7/94 1091-Jz I J7 j I i
j0'l?.JJ I JA.J7i I I
I^` Se ao 1
in6 CS'µvr9I ♦O l� es _ ..n �_ .. 1
^" d e i r.r lS- !v
•
iR7b.3J-, 1+ 11 P,._// PALM DESERT Lc, d
r--
N + S. L;.. --
-
s v STATE // Y.
N.
M5. 21//6-/8 Pa/ma Village unit no. 7
- M5.. 21/96 ,, /i 20
Al.5 23/2 Palm Village Plaza Tract
P. M 74/23, 24 Parcel Map /564/
P. M. /2//23-24 , /84/2
CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
TO: Planning Commission
DATE: March 20, 1990
CASE NO. : PP/CUP 90-1
REQUEST: Negative Declaration of Environmental Impact, Precise Plan
and Conditional Use Permit for a 10,000 square foot office
building and associated parking lot and greenbelt to be
located at 73-330 Highway 111 and 44-885 San Benito Circle.
APPLICANT: Kenneth Cokeley
Post Office Box 971
Solano Beach, CA 92075
I. BACECROU D:
At the February20th hear' the carmission expressed a preference for
�
the architectural and parking design Alternative No. 1 (no through
access to the frontage road) and directed the applicant to address
their parking concerns.
The applicant has succeeded in reaching an agreement with the adjacent
owner to the west on San Benito Circle to acquire 10 feet of property.
This additional width will permit 20 full sized spaces to be developed
in the rear (7 more than the originalplan). To facilitate maneuvering
in the underbuilding lot, the spaces have been all widened to 10 feet.
With these parking improvements, staff believes that the commission's
concerns have been addressed.
II. RBOU44EVDATICN:
Approve findings and adopt Planning Commission Resolution No.
recommending to City Council approval of a negative declaration of
environmental impact, PP/CUP 90-1 subject to attached conditions.
Prepared
Reviewed and Approved by:
PD/db
CITY OF PALM DESERT
DEPAR'IMET OF COMM]NITY DEVELOPMENT
STAFF REPORT
TO: Planning Commission
DATE: February 20, 1990
CASE NO: PP 90-1
REQUEST: Precise plan for a 10,000 square foot office building and
associated parking lot and greenbelt to be located at 73-330
Highway 111 and 44-885 San Benito Circle.
APPLICANT: Kenneth Cokeley
P.O. Box 971
Solano Beach, CA 92075
I. BACKGROUND:
Both the Palma Village and Commercial Core Specific Plans recommended that
between Monterey and Las Palmas Avenues the commercial zone be expanded to
include the residential lots which presently back onto the commercial
alley. The plans were designed to pruwte the redevelopment of the
Highway 111 parcels, the creation of a Presidential Plaza type common use
rear parking area and a 30 foot wide greenbelt.
Presently the area contains a number of undeveloped or deteriorating
commercial properties, a substandard alley and negatively impacted
residential properties. The proposed superblock parking plan would
significantly increase the development potential of the Highway 111
parcels, thus creating the incentive for private improvement efforts. The
cannon rear parking area would be designed to maximize space and
circulation efficiency while creating a substantial greenbelt. The main
obstacle in plan implementation involves the timing of the improvements
and the lot consolidating necessary for efficient site design. The
assembly of parcels under different ownership and the demolition of
buildings is a long and costly process, often requiring redevelopment
agency participation.
II. PROJECT DESCRIPTION:
The proposal involves the site currently occupied by Aart's Electric and
the single family hone to the north. The applicant proposes to clear both
sites of all existing structures and construct a 9,925 square foot
commercial building on Highway 111 and a parking lot on the rear parcel.
The building would be 30 feet in height with two stories over ground level
parking. The first 24 feet of ground floor depth would be leasable
commercial space, creating a three story appearance. All mechanical
equipment would be within the building eliminating the need for a roof
parapet screen wall allowing for the building height to meet the 30 foot
maximum. The building interior will include a large central atrium open
STAFF REPORT
PP 90-1
FEBRUARY 20, 1990
to the sky. The building itself meets all ordinance setback and height
standards. The first floor is setback 5 feet, the second floor partially
setbacks 12 feet and the third an additional 4 feet.
PARKING
The dimensions of the Highway 111 parcel is 60' x 124' . The minimum width
for a double loaded 90 degree parking design is 64 feet (two 20' spaces
and 24' isle). To efficiently use the 60 foot width, 17' compact spaces
or 60 degree angle one-way circulation must be employed. The one way plan
would require an access fiuu the frontage road.
The width of the rear parcel begins at 75 feet but narrows to 55 feet. As
a result, only 13 full sized parking spaces can be developed. Ultimately
when these rear lots are combined into a common parking area, the
inefficiency of individual lot geometry will disappear.
These problems of geometry severely limit the redevelopment potential of
single lots in this area. While the Aart's Electric building is a good
candidate for demolition, the buildings on either side are more likely to
be remodeled then destroyed.
PROOEC.T DATA
Project Ordinance
site area 16,440 sq. ft.
building area Alt #1: gross 10,447 sq. ft.
net 8,228 sq. ft.
building area Alt #2: gross 9,925 sq. ft.
net 7,706 sq. ft.
height 30 ft. 30 ft.
parking building:
Alt. #1 13 full size
19 compact
1 parallel
33 spaces 33 spaces
Alt. #2 25 full size
3 compact
1 parallel
29 spaces 31 spaces
building coverage 69%
landscaped area 2,379 (15%)
2
STAFF REPORT
PP 90-1
FEBRUARY 20, 1990
ZONING ISSUES
The Palma Village and Commercial Core Plans designate the rear parcels for
commercial parking lots. The zoning remains R-1 which does not permit
commercial parking. In addition to the subject application, the city has
received two requests relating to implementation of the rear parking plan.
Zoning consistency with the specific plan can be achieved in three ways:
1. Amend R-1 zone to add conditional use for commercial parking lots
when adjacent to C-1 zone and consistent with specific plans.
2. Rezone to R-3 (8,000) which presently allows commercial parking as a
conditional use but would not change the residential density.
3. Create a new parking transition zone and apply it to the alley lots.
Amendment #1 is the simplest since it does not involve changing the zoning
map and would permit individual or small groups of lots to implement the
plan with a conditional use permit instead of a change of zone. A change
would have to be applied to a larger logical area to avoid a sit zone
situation. This alternative would continue to permit residential
construction on these lots.
Amendment #2, change to R-3 (8,000), requires a zoning map change but more
clearly limits the parking option to a specific area. It is somewhat
confusing since R-3 zones are normally associated with multifamily. The
8,000 square foot description would only permit one unit per lot.
Amendment #3 represents the most decisive statement of policy
implementation for the parking plan. By designating the area for parking,
commercial developers and property owners would have a clear understanding
as to the future use, requirements and value of the alley parcels. To
achieve the ultimate goal of a common use parking lot, the zone would
preclude new residential construction and specifically establish design
requirements for rear parking areas.
SUMMARY
The proposed building complies with the physical standards of the C-1
zone. The architectural design is of high quality and would be a strong
stimulus for upgrading of other properties in the area. The 30 foot
height is not unusual for buildings on the fivcntage road. The physical
geometry of the two lots is not well suited to efficient parking design.
Alternative #1 meets the parking quantity standard but fails to meet
design standards. Alternative #2 canes closer to the design standards but
falls short of the quantity requirements.
3
STAFF REPORT
PP 90-1
FEBR ARY 20, 1990
The best opportunity for both encouraging commercial upgrading and
adequate parking is a clear statement of carmitment regarding the rear
parking plan. The most positive expression of this carmitment would be a
rezoning to commercial/parking transition zone. If the commission wished
a more flexible approach which would continue to permit residential
construction, then one of the conditional use permit options would be
appropriate.
III. RE ZMIENDATICN:
1. Although the zoning and parking issues are unresolved, the applicant
needs feedback and direction so he can pursue possible solutions. Is
the two story over parking an acceptable architectural design? If
yes, which building alternative is preferred. If the ground floor
parking plan is unacceptable, then direct applicant to pursue
possibilities of acquiring more property so that all required parking
can be accommodated in the rear lot.
2. Initiate the creation of a zoning ordinance amendment and/or a change
of zone to permit commercial parking consistent with the
recommendations of the Palma Village and Carmercial Core Specific
Plans.
IV. AT ACEV NIS:
A. Legal notice.
B. Plans and exhibits.
Prepared b `` {D -�
Reviewed and Approved by t
PD/tm
4
irop-.11.\,,A , % :.
, Nit
,�� CU$�� o� 1P b3,71rm�i. 1D�=���
"• Mir' 73-510 FRED WARING DRIVE,PALM DESERT,CALIFORNIA 92260
TELEPHONE (619) 346-0611
February 2, 1990
CiTY OF PALM DESERT
LEGAL NOTICE •
CASE NO. PP 90-1
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm
Desert Planning Commission to consider a request by KENNETH COKELEY for
approval of a plan for a 10 000 square foot office -
precise
q building at 73 330
Highway 11l and associated parking lot on 44-885 San Benito Circle.
APN 627-092-026, 006
sR- 1 ,N S • .
1.%
. um"
lit :i g j o s
hc . i:rici�'� l / < P is 1.. i r.
!e •.C$10r--
-MIS imam / lL
_/r :ate:D '
ow=-- IMMO WW NEIN --= .-
ll
MI mo ee •ao`imam ' 7,m e /
AN 4 - 0 011 u •At ,--.
-. MIME ' -. MIN -,, IM .Am MIS f 3 .-.
sr �o IOn
illII►�eI la00 flit
Ill
I isI - ;IIjVI- - ) _ ILp. IF, 1113:CI
leitt
HIGHWAY 111 *:::i
a.. ..Fifth •lui
MINN"1IIIINHlI ! ° "
, 4iiiimilii
&P. x.
� � - - � c
Igalleilliir
1 C-1 &P. 1:,r
it mizigp ,t II • .
. 4,
. . .„, :
. . 2 S..* i•1 .
SAiD public hearing will be held on Tuesday, February 20, 1990, at 7:00 p.m. In •
the Council Chamber at the Palm Desert Civic Center, 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 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
February 9, 1990 Palm Desert Planning Commission
41111
ti
RESOLUTION NO. 90-42
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF PALM DESERT, CALIFORNIA, APPROVING A
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT,
PRECISE PLAN AND CONDITIONAL USE PERMIT FOR A
10,000 SQUARE FOOT OFFICE/RETAIL BUILDING,
ASSOCIATED PARKING LOT AND GREENBELT LOCATED
ON A C-1 LOT AT 73-330 HIGHWAY 111 AND AN R-1
LOT AT 44-885 SAN BENITO CIRCLE.
CASE NO. PP/CUP 90-1
WHEREAS, the City Council of the City of Palm Desert, California, did
on the 12th day of April, 1990, hold a duly noticed public hearing to
consider a request by Kenneth Cokeley for approval of a negative declaration
of environmental impact, precise plan and conditional use permit for a
10,000 square foot office/retail building, associated parking lot and
greenbelt located on a C-1 lot at 73-330 Highway 111 and an R-1 lot at 44-
885 San Benito Circle; 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 the director of
community development has determined that the project will not have an
adverse impact on the environment and a negative declaration has been
prepared; 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 reasons to
exist to justify approval of said precise plan and conditional use permit:
1. The proposed use and design of the project is consistent with the
goals and objectives of the General Commercial Zone, the Palma
Village Commercial Core Area Specific Plan and Palm Desert General
Plan.
2. The proposed project represents a substantial improvement for the
area and will encourage a general upgrading of existing buildings
in the vicinity.
3. The developer of the proposed rear parking area specifically
Implements a program described by the Palma Village and Ccumercial
Core Area Specific Plan and will create a 32 foot wide greenbelt
adjacent to the residential zone.
4. The project will therefore not depreciate values, restrict the
lawful use of adjacent properties or threaten the public health,
safety or general welfare.
41111
RESor1rrION up. 9 0-4 2
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm
Desert, California, as follows:
1. That the above recitations are true and correct and constitute the
findings of the council in this case.
2. That a negative declaration of environmental impact, Exhibit "A",
and Precise Plan/Conditional Use Permit 90-1 on file in the
department of community development/planning is hereby approved,
subject to conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
City Council, held on this 12th day of April, 1990, by the following vote,
to wit:
AYES: BENSON, KELLY, WILSON, SNYDER
NOES: NONE
ABSENT: CRITES
ABSTAIN: NONE
eA -1/
WALThH H. SNYDER, Mayor Tempore
City of Palm Desert, California
ATTEST:
T;4-1E):///
L. ;/; 6 -
SHEILA R. GILL 6AN, City ¢141-k
City of Palm Desert, California
/db
2
.spappue4s
&TdeosPuet 40T Eupped pe4dope s,A4To u4TM ATdWoo TTeLps ewe 6uppsd '8
•Ar4ue eTgToaog wanaad04 ssoTne'P &rppoT
epTsuT PuP seqoapq Tee4s 144T'M PeddTnbe eg it-Pus 8982e oP4174 3OoI a 4L 'L
•ee3
uoT4e6T4Tw Temps peaTnbal eq4 Pled seq eq 4eq4 eoUe'PT a taTm A4To sq4
aPTnord (asdoTanap) .rauMo egg 4Tuuad fuTpTTnO 3o aouenesT o4 =Tad 4egL '9
40TT1RTQ eoTAiaS Pup se4eM 42eeleG Wed
40T TQ as4eM AsTTeA eTTe<i- 00
T4saeW e1T3 A4T3
upTssTumoJ Taan4084TWaV gaeSeQ wrisd
TE8H 3o 4uaugaadaci A4unrU 9PTs1anT2p
:saToueoe 6uTMoTTo3 el umr3 aoue.reeTz .ro/pue
s4Tw1ed uFe44o 4S.T3 TTegs 4ueoTTdde eg4 'Tenoadde eq4 )q pe4eTdwaquoo
esn Aue 3o uor4onaqsuoo 20j 4Talied &rFPTTnq e 30 BOUEPTISST 04 1T1d 'S
•aaro3 uF eq Aew ia43ea aq uoTqm .ro 'eoao3
uz m u sa4n4e4s Tempe; pue Pe4e4s pue secueu pro TedToTiu TTe o4
uoT4TPPe uT sae uoTtpM uTe iaq tpaog 4as suoT4e4TurTT pue supT40T z eq4
04 4oe cgns eq T Taps u aaaq PegTzoSep kl.radoad eq4 3o 4uaudoTanaP WI 'V
.ramm7.4pqm 4oe33a
ou 3o pue PTon 'TTTtu ew00eq TTPus Tide Pies esTmast 4o 'pe4ue.z6
sT uoTsue4xa ewT4 e ssaTun Tenoadde TeuF3 3o a4ep ate woag aeaA
BUD Up4 t. 901E111= TTegs e f old pies 3o voTgaod e 3o svoT4o u s x '£
4Tiurad ZurpTTnq pue uoTssTuuco Tein4oe4T.p.xe '04 Pe4TuFT
4ou axe 4nq 'aPnTouT 1-1074m A4T0 eq4 3o S4uawa.zTnbea Teanpeoord ago
TTe e4aTdwoo 4SIT3 Timis 4U5oTTdde e4 'Tenoadde sTu4 2q pa4eTdweauco
sash lute 3o vof 203 4Tuuad buTpTynq e 30 aouenssT a44 04 1oTid 'Z
•Sv0T4TPuoo ZuTmolTo3 ac 14 AO PeT3TPow
se '4uawdoTanap A4Ttmuu x 3o 4uaw4.redep atp4 144TM eTT3 uo s4TOTuxe
144TM ATTETwe4qns wro3vo0 TTegs A41adoid 91.14 3o 4uaudoTanap eqL 'I
:4ualtiollanala A4Turimwop 3o wauq.aed9C1
1-06 dID/dd 'ON SSC)
7VAO 3ddY AO SWIJJ ND
Z -06 .ON MDII010SSH
RESOLUTION NO. 9 0-4 2
9. Prior to issuance of building permit applicant shall process and record
a parcel map waiver adding 10 feet to rear parking lot parcel.
10. Applicant shall agree to participate in any future parking assessment
district or parking authority created to develop a common l ica parking
area north of the alley.
11. Rear parking area shall be enclosed by a six (6) foot decorative block
wall.
12. Project shall make provisions for commercial recycling.
Department of Public iibrics:
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 the issuance of any permits a-cgociated with this project.
2. Any s to.un drain construction shall be contingent upon a drainage study
prepared by a registered 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 the issuance of any
permits associated with this project.
4. 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
arnnenced. Offsite improvement plans shall be reviewed and approved by
the Director of Public Works and a surety posted to guarantee the
installation of all required offsite improvements prior to issuance of
a grading permit. Such improvements shall include, but not be limited
to, removal of existing drive approach, reoonstruction of curb and
gutter and sidewalk and construction of fully alley improvements. "As-
built" plans shall be submitted to, and approved by, the Director of
Public Fbrks prior to the acceptance of the improvaTents by the City.
5. All private driveways and parking lots shall be inspected by the
engineering department and a standard inspection fee paid prior to the
issuance of a grading permit.
6. Applicant shall provide for landscaping within the existing public
parkway on San Benito Circle as well as appropLiate site landscaping.
All landscaping maintenance shall be the responsibility of the property
owner.
4
S
•eanssead 6uT4e.rado TenpTsaa I Sd OZ 4e u0T4e mp smog am4
303 WdO OOS T eq T TES uTew aeq ez uanT6 Bue 04 pe4osuuco 4ue.zp&4 euo Kue
wax; eTgeTTene moI3 eST3 TeTZ e4,L 'TeToaauu oo 03 000£ Pus 'ATTue3
-T4TTu .zo3 00SZ ')TTwe3 eT&.TS 203 00ST 84nuTW /ed uott 6 Trpma4Jod
e ETPTnoad 30 a tgedeo us4sAs aa4et a 's45Tre ezeg4 MOW 30 'aPT d 'Z
'OTOE'OT 'oeS eP00
e3Ta wao3Tun sad slouTpunq TeTare uico Tie 30 m TepXivaz
e44 a03 Mot; e-T3 wnwTuTm a 4es 04 peaTnbea sT 4uauRaedeQ aria mil 'I
:TAW eaT3 A4TO
'SeTouaToT3eP 5uT4xed eg4 e4e6T4Tw o sa.inseau enT4oezaco e}{e4 TTegs
4ueoTTdde '40acozd ego u4TM pe4eToosse s4Tuued Fue ;o eouenssT eq4 04
.zoTsd •piepue4s-qns a.IS e4TS 4oeroad eqq. LID UMOW 5e 'STTe4S BEd '£T
'4Twaed 6uTpe z6 a 30 eouenssT eg4 o4 aoTzd m{.zoM oTTgnd
3o 4uaw4xedau eq4 !q penaidde pue 04 Pe44Tugns eq TTegs 'reeuTbue sITos
Para4ST6eJ e Aq pe4011P uo luoT4e6T4saAuT sTTos AaeupuTtead a .eidwoo V 'ZT
'S)1cM oTTgnd 30
queurkzedeci egg )q s4Tuuad 4uawoeoxzue pTtell 3o eouenSsT B 4 pue sued
30 Tezl azdde e1144 Aq Pepeoeid eq TTPtS SqUeueivOldirr e4Ts-3;0 Tie pue Auv 'TT
e000 TedToTunW 4s9Sea Urred ago 30 LZ u0T4.es Lg4TM ecusp_z000e uT
ucT4eoT;TP0w P e McTnai c . 4oacgns a.ze oxygenate enate ped EuTPTTng peSodoid '0T
•teqsaew e3T3 pue S)IOM oTTgnd 3o a0409stQ
el 30 u0T4oe3ST4eS eg4 04 pau5Tsapa.z eq TTeys ueTd e4Ts 4oeCoid eq4
uo umags se seTa4ue eqa, °A4aadozd sTg4 e11.19S 04 Pem0TTe eq 04 (Teoaed
.rad az ) segoeoadde AetanTap 0m4 LI4TM s icM 0TTgnd 30 4uapaedaci aq4 30
suoT4e0T;Toads aq4 04 eq TTege sfiebanTap 30 uofeoo1 pue .zaquflu 'aZTs •6
yons 30 4soo uoT4ona4suoo pe4eurt4se
eu4 04 Tenbe 4unouie UP uT J4eans 'F z044e A4T0 ag4 04 eTge4deooe
uuo3 e uT '1 To eg4 a4 4Twqns TTegS 4ueoTTdde '44TTT4n e44 Pus "4T0 e
Aq e gTrd3un eq a; puno; sT EuTPunaTralePun gone 3I *uoT4epuemocea
SSauMO !4TTT4n eAT4oedsea egg 144TM aouep.z000e LIT seuTT Ar4TTT4n
peagaano bugsTxa ITS 30 5uTpunoa5aapun eg4 ao3 epTnoad TTS S 4ueOTTdf '8
•4oeEosd STu4 g4TM Pe4eToosse S4TaLred
Aue 30 eouenssz eg4 04 IOTId Tenoidde pue Fuppey'o 103 sliaom oTTgnd
3o ac4oeaTo aq4 a4 Pa44Twgns eq Tregs suoT4eoT;ToedS pue suetd 6uTpe.zb
e .eiawoo 'LZ ae4deg3 BpOO TSdToTUT ] 4.1eS510 ariPd g4TM eOU5Eaz000e UI •L
17-G 6 'ON mDLIIImS32i
RESOLUTION NO. 9 0-4 2
3. A fire flow of 1500 gpm for a 1 hour duration at 20 psi resicina7
operating pressure must be available before any combustible material is
placed on the job site.
4. The required fire flow shall be available from a Sugar hydrant(s) (6" x
4" x 2-1/2" x 2-1/2" )< located not less than 25' nor bore than 200'
single family, 165' multifamily, and 150' commercial Iran any portion
of the building(s) as measured along approved vehicular travelways.
Hydrants installed below 3000' elevation shall be of the "wet barrel"
type.
5. Provide written certification from the appropriate water company having
jurisdiction that hydrant(s) will be installed and will produce the
required fire flow, or arrange field inspecticn by the Fire Department
prior to request for final inspection.
6. A combination of an-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 buue
than 200' single family, 165' multifamily, and 150' commercial from any
portion of the building(s) as measured along approved vehicular
travelways. The required fire flow shall be available from any
adjacent hydrant(s) in the system.
7. The required fire flaw may be adjusted at a later point in the permit
process to reflect changes in design, construction type, area
eparations, or built-in fire protection measures.
8. 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 flow requirements. Plans shall be
signed by a Registered Civil Engineer and 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".
9. 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.
10. Install a fire alarm (waterflow) as required by the LhLiform Building
Code 3803 for sprinkler system.
6
L
•4uaudTnbe a xT3 3o luewenau .io3 snTpei
uzn4 ens 4srul saeuzoo clam Aeite m/pue >peg 4n0 04 Peeu wpm AeTTy 'OZ
•ue4s's ierxuTa s perTnbez tap► Gou'Fcpco
eq PTr /Aew ura4s's sTql 'pe Tnbea sT ura4sAs edTdpue4s I IWm K '6T
.queweaTnbea sTtp. unz3 buTPTTnq RA
40u TTTM uoF4eaedes eex' 'e Ts uT Be43 (izenbs 000S .xaeO MOUTPTTnq
Tie ID; PexTnbeI sT weqsAt aarNuTads HET Vd3N Jo ET KdAN PeNie uy '8T
'cxzedn oo 04 io- id uonzedsur TeuT3 e -mg qu ugaedea err3 eq4 40ewoo 'LT
'„9,£T 3o eoue.IeeTo TeoTqaeri Y 144TM ' ,ZT eq TTeqS g4PTM buTuedo winwTuTw '4 e0
eaTz at; Aq pano1zdde eq osTe TTPgS pe4eiedo aez od 4ou e.ze 4etp4
seoTnep 5 - peTTomp o Try 'eInITe3 semod 3o 4U9n9 eq4 UT e4e19d0
04 seT4TIToeg aemod dmpeq tt4TM peddTnbe eq Tieqs seo 0 'seToTt
10ue5.1ewe uT Pe4eo0T s844 TeToeds e 'q pe4eiT4oe ua. e4e5
eq4 6uTu do 3o eTgedeo we4s's WTI-iano peTTO;x}ts O-oTpe.z a eneq TTPLIS
pe4eiedo iamod ale 4eg4 seoTiseP ssecoe peTTOa4uoo TTH ua14 0 9171
'4 Pees aetuew a uT Belo-mein x5.zeue Aq sseooe e4e4TTToeg 04
epew eq TTeqs uoTsTna d 'sueew .IeTTiTs 10 sesno4 paen5 'sie izeq 'se4e5
3o esn 410floaq4 peTToaquoo sT k zedaid e4eAT1d o4uT sseooe aeneuagm '9T
'aa4aneTP ,OT ao srTpes ,S e Peeeoxe 4ou TTeqs spy xe-UIf4 ese4
30 eTPpTW eq4 uT PeoeTd spueTsT uepze5 ao suTe4uno3 •(s4t ewdoTenep
reTs4 T uT ,SS) Pca xe-uxn4 snipes ,St wnwTuTw a u4TM PePTAoad
eq TTeus ,OST 3o sseoxe UT speox pUe-pee0 'epTs aw uo buplIed
1.14TM ePTM ,ZE esePTS u4X uo Eupped g4TM ePTM ,9E eq TTeqs 'erlpeoi ego
'p moTTe sT buT)l.xed TeTrexed eaeq 'eouaxeeTD TeoT4.xan 3o „9,£T pup
1444PTM Pe4rR0un 30 ,rZ ue SSeT 40u eq TTPLTs 'etpeoi '2 xo4s
4saT3 eL14 30 sTTEM aoTaegxa egg 3o suoT4.Iod TTe 30 ,OST uTUTTM 04
buTptra4xe 1cenpx .IaugeeM-Tie ue Aq eTgTsseooe eq TTPS sEuTPTTr ITV 'ST
•eoue4sTP buT3iTeM
,S L seno eq 4ou 4snw 91aysTnbuT4x9 a.IT3 'bbuT4e1 uT D9OTttz u044 b T
4ou 4nq OT 4er-idled 'Vd3N Jed &IegSTnbuT4xe esT3 eTqp4-Z0d Tre4suI 'VT
-woo eaT3 waogTufl
io/pue 'epoo EurPTIne wlo3Tun aed su6Ts 4Txe pup axempseq oTued TTe4sul 'ET
seueT
eaTg se peuTe4uTew eq o4 peaTnbea eq TTTM seale pe4eu5Tsep u'Fe4- J 'ZT
.swe4sAs xePfut 103 mien 'Tddns up w,xeTe Iedue4 TTP;suI 'TT
Zvi-06 .G4 N°11 T
• ,