Loading...
HomeMy WebLinkAboutRes 98-139 CUP 98-16 Rite Aid Palm to Pines Plaza East CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Honorable Mayor and City Council II. REQUEST: Consideration of approval of a precise plan of design, parking modification and exception to the height limit for the remodel of building architecture, parking lot, landscape area and new Rite Aid building at Palms to Pines Plaza East, the area between Highway 111 and El Paseo, east of Plaza Way and west of Columbia Center, more particularly described as APN 640-170- 005, 006 and 008. III. APPLICANT: American Investment Group/Palm Desert LLC 301 Forest Avenue, Suite 200 Laguna Beach, California 92651 Urrutia Architects P.O. Box 13750 Palm Desert, California 92261 CITY COUNCIL ACTION: IV. CASE NO: PP/CUP 98-16 APPROVED DENIED IVED OTHERle1 A '� '' V. DATE: November 12, 1996) yb . �►��`' 'sF To LL F°c,i s'ks -PP :,ETIN( DATE - la-4 $ et.E30irr .YES: ,�1reS. S14056/J)$ ELL4 . � VI. CONTENTS: .DOES: 140� e ©►SE- ABSENT.• ',roe ABSTAIN: 0IJE A. Staff Recommendation VERIFIED BY: B. Discussion �� Original on File with ity CA !°! OMbi C. Draft Resolution No. 98-139 D. Planning Commission Minutes involving Case No. PP/CUP 98-16 E. Planning Commission Resolution No. 1899 F. Planning Commission Staff Report October 20, 1998 G. Related maps and/or exhibits A. STAFF RECOMMENDATION: 98-139 Adopt Resolution No. approving PP/CUP 98-16 including a height exception for tower elements. B. BACKGROUND: Palms to Pines Plaza East is one of the older commercial centers in the city. The existing center had 89,518 square feet of building area on 6.93 acres with 385 parking spaces. This is a parking ratio of 4.3 spaces per 1 ,000 square feet. L • CITY COUNCIL STAFF REPORT CASE NO. PP/CUP 98-16 NOVEMBER 12, 1998 ADJACENT ZONING AND LAND USE: North: PC(3)/Town Center South: PR-6/Sandpiper East: PC(3)/Columbia Center West: PC(3)/Palms to Pines West 1 . CURRENT PROJECT: The proposal is for a major remodel to the existing commercial center. This will include a new access (ingress/egress) from/to Highway 1 1 1 , new parking lot layout with landscaping, complete remodel of the building architecture, demolition of the westerly three buildings (23,744 square feet) and construction of a new 16,702 square foot Rite Aid Pharmacy and a 3,000 square foot retail building. The center will have a net reduction of 4,042 square feet. 2. ANALYSIS: a. Access: Palms to Pines East currently has access to Plaza Way, El Paseo and driveway connections to Columbia Center. The proposal is to add an access to Highway 1 1 1 . This access will be right in/right out only. The was circulated to Caltrans. Caltrans comments are proposal attached and they indicate that it would prefer elimination of the north access to Plaza Way. The applicant would have no problem meeting that but it could negatively impact Chevron access which shares that access. Staff therefore would not support elimination of the access. All access points will be highlighted with decorative paving. b. Parking: The existing center has a total of 89,518 square feet with 385 parking spaces for a ratio of 4.3 spaces per 1 ,000 square feet. The code prescribes a parking requirement of 5.5 spaces per 1 ,000 square feet for a regional center (i.e., site zoned PC(3)). The existing center was built consistent with the zoning requirements at that time. The current proposal if approved will result in a reduction of the center size and a reduction in parking spaces. The number of 2 • CITY COUNCIL STAFF REPORT CASE NO. PP/CUP 98-16 NOVEMBER 12, 1998 spaces will be reduced from 385 to 359 spaces with a ratio of 4.2 spaces/1 ,000 square feet. The reduction in parking spaces is a result of re-organizing the parking lot, adding the access point to Highway 1 1 1 , adding a landscape buffer adjacent to Highway 1 1 1 and adding parking lot landscaping to bring it into compliance with current code. The plan includes a 3,000 square foot retail building at the southeast corner of the site, facing El Paseo. The goal of the architect was to make the El Paseo elevation less like the back of a building. Elimination of this 3,000 square foot building would bring the ratio back to 4.3 or higher. Planning Commission determined that maintaining the existing 4.3 spaces per 1 ,000 square feet ratio is essential and imposed condition number 10 requiring deletion of the 3,000 square foot building. c. Architecture: As noted previously the remodel includes a major change to the building architecture. The new desert contemporary architecture has been reviewed by Architectural Review Commission and been given preliminary approval. The architecture includes a series of metal tower elements which are 50 feet in height. Maximum height is 35 feet in this zone. Code section 25.30.260 permits exceptions to building height as part of an approved precise plan. City policy requires such exceptions to be approved by the City Council. ZONING REQUIREMENTS New Rite Aid Building Code Project Front Setback 32 feet 280 feet Rear Setback 30 feet 140 feet Side Setback 30 feet 96 feet Building Height 35 feet 28 feet/main building 50 feet/tower Proposed 3,000 square foot building Street Setback 30 feet 65 feet 3 CITY COUNCIL STAFF REPORT CASE NO. PP/CUP 98-16 NOVEMBER 12, 1998 d. New Rite Aid Building: The proposal includes the demolition of the three buildings (23,744 square feet) at the west end of the site (i.e., the two story building occupied by a furniture business and the two buildings connected by a breezeway west of Big 5) and construction of a new 16,702 square foot Rite Aid Pharmacy within the center architectural theme. This building also includes a two lane drive-up window on the south side of the building. The drive through area is screened with a wall and landscaping. 3. DISCUSSION: The applicant is proposing a much needed remodel to one of the older commercial centers in the city. This, coupled with the updating and expansion of the Town Center, will serve to make a significant improvement to this area of the city. The existing parking ratio of 4.3 spaces per 1 ,000 square feet should be met on the remodeled center. We have a center which has not been excessively successful for the past several years. We know that a parking ratio of 4.2 or 4.3 per 1 ,000 square feet has been more than adequate in the past. However, the goal is to make the center more successful and to attract more customers. Therefore, staff recommends that the existing 4.3 parking ratio be maintained (i.e., that the 3,000 square foot building be eliminated at this time). Staff would be more than prepared to reconsider the addition of the 3,000 square foot building in the future after we have an opportunity to assess the parking situation of the remodeled center. At the Planning Commission hearing Rite Aid requested the ability to be open 24 hours. In the Walgreens application the City discussed the hours of operation. Staff is recommending that similar conditions be imposed (i.e., limit delivery hours to 6:00 a.m. to 10:00 p.m., limit store hours to 6:00 a.m. to 12:00 a.m. (midnight) seven days a week and permit 24 hour operation of the drive through window (pharmaceutical sales only). The Planning Commission approved the project with hours of operation consistent with those imposed on Walgreens. 4 CITY COUNCIL STAFF REPORT CASE NO. PP/CUP 98-16 NOVEMBER 12, 1998 4. FINDINGS FOR APPROVAL OF A PRECISE PLAN: a. The design of the precise plan will not substantially depreciate property values nor be materially injurious to the properties or improvements in the vicinity. • The design of the remodeled project is a substantial improvement to the existing buildings. The proposal received preliminary approval from the Architectural Review Commission at the May 12, 1998 meeting and the project meets all applicable City code requirements for this type of facility except for parking and building height. b. The precise plan will not unreasonably interfere with the use and enjoyment of the property in the vicinity by the occupants thereof for lawful purposes. • The project's use and location are compatible with surrounding uses and owners in the vicinity will not be deprived of the use of their land or be negatively impacted by this development. c. The precise plan will not endanger the public peace, health, safety or general welfare. • The project complies with all the zoningordinance requirements except p q p for building height and parking and its site and architectural design is compatible with the surrounding properties. The code provides for exceptions to building height. The center as remodeled will provide the same parking ratio as currently exists. 5. CEQA REVIEW: The proposed remodel of the Palms to Pines Plaza East with a reduction in size is a Class 2 categorical exemption for purposes of CEQA. No further documentation is necessary. Prepared by: t ve Smith Reviewed and Approved by . ,Q� Phi ip D ell 5 RESOLUTION NO. 98-139 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A PRECISE PLAN/ CONDITIONAL USE PERMIT TO ALLOW THE REMODEL OF PALMS TO PINES PLAZA EAST AND AN EXCEPTION TO THE BUILDING HEIGHT, ALSO KNOWN AS APN 640-170-005, 006 AND 008. CASE NO. PP/CUP 98-16 WHEREAS, the City Council of the City of Palm Desert, California, did on the 12th day of November, 1998, hold a duly noticed public hearing to consider the request of AMERICAN INVESTMENT GROUP/PALM DESERT LLC for approval of the above project; and WHEREAS, the Planning Commission has approved the above noted request; 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. 97-18," in that the Director of Community Development has determined that the project is a Class 2 categorical exemption for the purposes of CEQA and no further documentation is necessary; 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 City Council did find the following facts and reasons more fully delineated in the staff report dated November 12, 1998, to exist to justify granting approval of said precise plan/conditional use permit and height exception: 1 . That the proposed location of the precise plan/conditional use is in accord with the objectives of this title and the purpose of the district in which the site is located. 2. That the proposed location of the precise plan/conditional use and the conditions under which it will be operated and maintained will not be detrimental to the public health, safety or general welfare, or be materially injurious to properties or improvements in the vicinity. 3. That the proposed precise plan/conditional use will comply with each of the applicable provisions of this title, except for parking and building height as discussed at length in the staff report dated October 6, 1998. 4. That the proposed precise plan/conditional use complies with the goals, objectives and policies of the City's adopted General Plan. RESOLUTION NO. 98-139 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 City Council in this case. le in the 2. That approval of Precise Plan/Conditional rmit 8-16 on approved, ubjelct to the Department of Community Development is hereby attached conditions (Exhibit A). 3. That the height of the remodeled thecenter is shallved with tower elements not be returned to Architectural to exceed 40 feet in height andplans Review Commission to effect such change and to further consider the color palette. PASSED, APPROVED and ADOPTED at�ar8egularfollowingmeeting the Palmo Desert City Council, held on this 12th day of November, 1998, 9 by the wit: AYES: BENSON, CRITES, FERGUSON, KELLY, SPIEGEL • NOES: NONE . ABSENT: NONE ABSTAIN: NONE ROBERT A. SPIEGEL, Mayor ATTEST: SHEILA R. GILLIGAN, City Clerk City of Palm Desert, California 2 RESOLUTION NO. 98-139 CONDITIONS OF APPROVAL CASE NO. PP/CUP 98-16 Department of Community 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. Construction 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. 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 state 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 this approval, the applicant shall first obtain permits and/or clearance from the following agencies: Riverside County Department of Health Palm Desert Architectural Review Commission City Fire Marshal 6. Final landscape plans shall comply with the parking lot tree planting master plan. 7. Applicant agrees to maintain the landscaping required to be installed pursuant to these conditions. Applicant will enter into an agreement to maintain said landscaping for the life of the project, which agreement shall be notarized and which agreement shall be recorded. It is the specific intent of the parties that this condition and agreement run with the land and bind successors and assigns. The final landscape plan shall include a long-term maintenance program specifying among other matters appropriate watering times, fertilization and pruning for various times of the year for the specific materials to be planted, as well as periodic replacement of materials. All 3 RESOLUTION NO. 98-139 to be consistent with the Property Maintenance Ordinance (Ordinance No. 801 ) and the approved landscape plan. 8. The project shall be subject to all applicable fees at time of issuance of building permits including, but not limited to, Art in Public Places, Fringe-Toed Lizard, TUMF, School Mitigation and Housing Mitigation fees. 9. That pursuant to Resolution No. 90-130 this development shall pay the appropriate commercial development low income housing mitigation fee ($1 .00 per square foot). 10. That the applicant delete the proposed 3,000 square foot retail building at the southeast corner of the site in order that the existing parking ratio of 4.3 parking spaces is maintained. 11 . That the applicant obtain approval of the City Council of an exception to the building height limits. 12. Applicant shall participate in a commercial recycling program as determined by the City Environmental Conservation Manager and applicable waste disposal company. Access to trash/service areas shall be placed so as not to conflict with parking areas. Said placement shall be approved by applicable trash company and Department of Community Development. 13. 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 engineer. 14. All sidewalk plans shall be reviewed and approved by the Department of Public Works prior to Architectural Review Commission submittal. 15. Delivery hours to the center shall be limited to 6:00 a.m. to 10:00 p.m. 16. Store hours for the center shall be limited to 6:00 a.m. to 12:00 a.m. (midnight) seven days a week. 17. That the operation of a 24-hour drive through window (pharmaceutical sales only) be allowed. 4 RESOLUTION NO. 98-139 18. That the project shall not include any exterior telephone facilities (any pay telephones shall be located within buildings) and sidewalk vending machines including cart storage shall be located behind architectural screens to be approved by Architectural Review Commission. Department of Public Works: 1 . 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. 2. Landscaping maintenance on all property frontages shall be the responsibility of the property owner. 3. Any and all offsite improvements shall be preceded by the approval of plans by the Director of Public Works and the issuance of valid encroachment permits by the Department of Public Works. 4. 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. 5. On-site improvements associated with the proposed Highway 111 project entry shall be in accordance with City of Palm Desert Project No. 626, Highway 111 and Highway 74 intersection improvements. Riverside County Fire Department: 1 . With respect to the conditions of approval regarding the above referenced plan check, Fire Department recommends the following fire protection measures be provided in accordance with City Municipal Codes, appropriate NFPA Standards, UFC, and UBC and/or recognized fire protection standards. The fire department is required to set a minimum fire flow for the remodel or construction of all commercial buildings per California Fire Code Sec. 10.301 C. 2. A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual operating pressure must be available before any combustible materials are placed on the job site. 5 RESOLUTION NO. 98-139 3. Provide, or show there exists, a water system capable of providing a potential gallon per minute flow of 3000 gpm 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. 4. The required fire flow shall be available from a Super hydrant(s) (6"x4"x2-1 /2"x2- 1/2"), located not less than 25' nor more than 150' commercial 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 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. 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. This applies to all buildings with 3000 square feet or more building area as measured by the building footprint, including overhangs which are sprinklered per NFPA 13. The building area of additional floors is added in for a cumulative total. Exempted are one and two family dwellings. 7. Install a fire alarm (water flow) as required by the Uniform Building Code 3803 for sprinkler system. Install tamper alarms on all supply and control valves for sprinkler systems. 8. Certain designated areas will be required to be maintained as fire lanes and shall be clearly marked by painting and or signs approved by the fire marshal. 9. Install portable fire extinguishers per NFPA, Pamphlet # 10, but not less than 2A10BC in rating. Fire extinguishers must not be over 75 feet walking distance. In addition to the above, a 40BC extinguisher is required for commercial kitchens. 10. Commercial buildings shall have illuminated addresses of a size approved by the city. 1 1 . All fire sprinkler systems, fixed fire suppression systems and alarm plans must be submitted separately for approval prior to construction. Subcontractors should contact the fire marshal's office for submittal requirements. 6 RESOLUTION NO, 98-139 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A PRECISE PLAN/ CONDITIONAL USE PERMIT TO ALLOW THE REMODEL OF PALMS TO PINES PLAZA EAST AND AN EXCEPTION TO THE BUILDING HEIGHT, ALSO KNOWN AS APN 640-170-005, 006 AND 008. CASE NO. PP/CUP 98-16 WHEREAS, the City Council of the City of Palm Desert, California, did on the 12th day of November, 1998, hold a duly noticed public hearing to consider the request of AMERICAN INVESTMENT GROUP/PALM DESERT LLC for approval of the above project; and WHEREAS, the Planning Commission has approved the above noted request; 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. 97-18," in that the Director of Community Development has determined that the project is a Class 2 categorical exemption for the purposes of CEQA and no further documentation is necessary; 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 City Council did find the following facts and reasons more fully delineated in the staff report dated November 12, 1998, to exist to justify granting approval of said precise plan/conditional use permit and height exception: 1 . That the proposed location of the precise plan/conditional use is in accord with the objectives of this title and the purpose of the district in which the site is located. 2. That the proposed location of the precise plan/conditional use and the conditions under which it will be operated and maintained will not be detrimental to the public health, safety or general welfare, or be materially injurious to properties or improvements in the vicinity. 3. That the proposed precise plan/conditional use will comply with each of the applicable provisions of this title, except for parking and building height as discussed at length in the staff report dated October 6, 1998. 4. That the proposed precise plan/conditional use complies with the goals, objectives and policies of the City's adopted General Plan. RESOLUTION NO. 98-139 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 City Council in this case. 2. That approval of Precise Plan/Conditional Use Permit 98-16 on file in the Department of Community Development is hereby approved, subject to the attached conditions (Exhibit A). 3. That the height of the remodeled center is approved as shown on plans given preliminary approval by the Architectural Review Commission on May 12, 1998, said plans on file with the Department of Community Development. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City Council, held on this day of , 1998, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JEAN M. BENSON, Mayor ATTEST: SHEILA R. GILLIGAN, City Clerk City of Palm Desert, California 2 RESOLUTION NO. 98-139 CONDITIONS OF APPROVAL CASE NO. PP/CUP 98-16 Department of Community 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. Construction 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. 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 state 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 this approval, the applicant shall first obtain permits and/or clearance from the following agencies: Riverside County Department of Health Palm Desert Architectural Review Commission City Fire Marshal 6. Final landscape plans shall comply with the parking lot tree planting master plan. 7. Applicant agrees to maintain the landscaping required to be installed pursuant to these conditions. Applicant will enter into an agreement to maintain said landscaping for the life of the project, which agreement shall be notarized and which agreement shall be recorded. It is the specific intent of the parties that this condition and agreement run with the land and bind successors and assigns. The final landscape plan shall include a long-term maintenance program specifying among other matters appropriate watering times, fertilization and pruning for various times of the year for the specific materials to be planted, as well as periodic replacement of materials. All 3 RESOLUTION NO. 98-139 to be consistent with the Property Maintenance Ordinance (Ordinance No. 801 ) and the approved landscape plan. 8. The project shall be subject to all applicable fees at time of issuance of building permits including, but not limited to, Art in Public Places, Fringe-Toed Lizard, TUMF, School Mitigation and Housing Mitigation fees. 9. That pursuant to Resolution No. 90-130 this development shall pay the appropriate commercial development low income housing mitigation fee ($1 .00 per square foot). 10. That the applicant delete the proposed 3,000 square foot retail building at the southeast corner of the site in order that the existing parking ratio of 4.3 parking spaces is maintained. 11 . That the applicant obtain approval of the City Council of an exception to the building height limits. 12. Applicant shall participate in a commercial recycling program as determined by the City Environmental Conservation Manager and applicable waste disposal company. Access to trash/service areas shall be placed so as not to conflict with parking areas. Said placement shall be approved by applicable trash company and Department of Community Development. 13. 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 engineer. 14. All sidewalk plans shall be reviewed and approved by the Department of Public Works prior to Architectural Review Commission submittal. 15. Delivery hours to the center shall be limited to 6:00 a.m. to 10:00 p.m. 16. Store hours for the center shall be limited to 6:00 a.m. to 12:00 a.m. (midnight) seven days a week. 17. That the operation of a 24-hour drive through window (pharmaceutical sales only) be allowed. 4 RESOLUTION NO. 98-139 18. That the project shall not include any exterior telephone facilities (any pay telephones shall be located within buildings) and sidewalk vending machines including cart storage shall be located behind architectural screens to be approved by Architectural Review Commission. Department of Public Works: 1 . 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. 2. Landscaping maintenance on all property frontages shall be the responsibility of the property owner. 3. Any and all offsite improvements shall be preceded by the approval of plans by the Director of Public Works and the issuance of valid encroachment permits by the Department of Public Works. 4. 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. 5. On-site improvements associated with the proposed Highway 111 project entry shall be in accordance with City of Palm Desert Project No. 626, Highway 111 and Highway 74 intersection improvements. Riverside County Fire Department: 1 . With respect to the conditions of approval regarding the above referenced plan check, Fire Department recommends the following fire protection measures be provided in accordance with City Municipal Codes, appropriate NFPA Standards, UFC, and UBC and/or recognized fire protection standards. The fire department is required to set a minimum fire flow for the remodel or construction of all commercial buildings per California Fire Code Sec. 10.301 C. 2. A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual operating pressure must be available before any combustible materials are placed on the job site. 5 RESOLUTION NO. 98-139 3. Provide, or show there exists, a water system capable of providing a potential gallon per minute flow of 3000 gpm 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. 4. The required fire flow shall be available from a Super hydrant(s) (6"x4"x2-1/2"x2- 1/2"), located not less than 25' nor more than 150' commercial 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 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. 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. This applies to all buildings with 3000 square feet or more building area as measured by the building footprint, including overhangs which are sprinklered per NFPA 13. The building area of additional floors is added in for a cumulative total. Exempted are one and two family dwellings. 7. Install a fire alarm (water flow) as required by the Uniform Building Code 3803 for sprinkler system. Install tamper alarms on all supply and control valves for sprinkler systems. 8. Certain designated areas will be required to be maintained as fire lanes and shall be clearly marked by painting and or signs approved by the fire marshal. 9. Install portable fire extinguishers per NFPA, Pamphlet # 10, but not less than 2A10BC in rating. Fire extinguishers must not be over 75 feet walking distance. In addition to the above, a 40BC extinguisher is required for commercial kitchens. 10. Commercial buildings shall have illuminated addresses of a size approved by the city. 11 . All fire sprinkler systems, fixed fire suppression systems and alarm plans must be submitted separately for approval prior to construction. Subcontractors should contact the fire marshal's office for submittal requirements. 6 PLANNING COMMISSION RESOLUTION NO. 1899 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A PRECISE PLAN/CONDITIONAL USE PERMIT TO ALLOW THE REMODEL OF PALMS TO PINES PLAZA EAST, ALSO KNOWN AS APN 640- 170-005, 006 AND 008. CASE NO. PP/CUP 98-1 6 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 6th day of October, 1998, hold a duly noticed public hearing and continued public hearing on October 20, 1998, to consider the request of AMERICAN INVESTMENT GROUP/PALM DESERT LLC for approval of a precise plan/ conditional use permit to allow the remodel of Palms to Pines East; 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. 97-18," in that the Director of Community Development has determined that the project is a Class 2 categorical exemption for the purposes of CEQA and no further documentation is necessary; 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 granting approval of said precise plan/conditional use permit: 1 . The design of the precise plan will not substantially depreciate property values, nor be materially injurious to properties or improvements 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 commission in this case. 2. That approval of Precise Plan/Conditional Use Permit 98-16 is hereby granted, subject to the attached conditions. PLANNING COMMISSION RESOLUTION NO. 1899 t t 1 3. That the building height as shown on the plans dated September 1 , 1998 be recommended for approval of an exception pursuant to Municipal Code Section 25.30.260 to the City Council. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 20th day of October, 1998, by the following vote, to wit: AYES: BEATY, FERNANDEZ, FINERTY, JONATHAN NOES: CAMPBELL ABSENT: NONE ABSTAIN: NONE 2-14---(----' ,: d2-, % _-( SONIA M. CAMPBELL, Chairperson ATTEST: _. i .. P N . SMITH STE HE Acting ary Sec Palm Desert Planning Commission 1 _ 2 PLANNING COMMISSION RESOLUTION NO. 1899 CONDITIONS OF APPROVAL CASE NO. PP/CUP 98-16 Department of Community 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. Construction 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. 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 state 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 this approval, the applicant shall first obtain permits and/or clearance from the following agencies: Riverside County Department of Health Palm Desert Architectural Review Commission City Fire Marshal 6. Final landscape plans shall comply with the parking lot tree planting master plan. 7. Applicant agrees to maintain the landscaping required to be installed pursuant to these conditions. Applicant will enter into an agreement to maintain said landscaping for the life of the project, which agreement shall be notarized and which agreement shall be recorded. It is the specific intent of the parties that this condition and agreement run with the land and bind successors and assigns. The final landscape plan shall include a long-term maintenance program specifying among other matters appropriate watering times, fertilization and pruning for various times of the year for 3 PLANNING COMMISSION RESOLUTION NO. 1899 f the specific materials to be planted, as well as periodic replacement of materials. All to be consistent with the Property Maintenance Ordinance (Ordinance No. 801 ) and the approved landscape plan. 8. The project shall be subject to all applicable fees at time of issuance of building permits including, but not limited to, Art in Public Places, Fringe-Toed Lizard, TUMF, School Mitigation and Housing Mitigation fees. 9. That pursuant to Resolution No. 90-130 this development shall pay the appropriate commercial development low income housing mitigation fee ($1 .00 per square foot). 10. That the applicant delete the proposed 3,000 square foot retail building at the southeast corner of the site in order that the existing parking ratio of 4.3 parking spaces is maintained. 1 1 . That the applicant obtain approval of the City Council of an exception to the building height limits. 12. Applicant shall participate in a commercial recycling program as determined by the City Environmental Conservation Manager and applicable waste disposal company. Access to trash/service areas shall be placed so as not to conflict with parking areas. Said placement shall be approved by applicable trash company and Department of Community Development. 13. 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 engineer. 14. All sidewalk plans shall be reviewed and approved by the Department of Public Works prior to Architectural Review Commission submittal. 15. Delivery hours to the center shall be limited to 6:00 a.m. to 10:00 p.m. 16. Store hours for the center shall be limited to 6:00 a.m. to 12:00 a.m. (midnight) seven days a week. 17. That the operation of a 24-hour drive through window (pharmaceutical sales only) be allowed. 4 _.._ PLANNING COMMISSION RESOLUTION NO. 1899 18. That the project shall not include any exterior telephone facilities (any pay telephones shall be located within buildings) and sidewalk vending machines including cart storage shall be located behind architectural screens to be approved by Architectural Review Commission. Department of Public Works: 1 . 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. 2. Landscaping maintenance on all property frontages shall be the responsibility of the property owner. 3. Any and all offsite improvements shall be preceded by the approval of plans by the Director of Public Works and the issuance of valid encroachment permits by the Department of Public Works. 4. 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. 5. On-site improvements associated with the proposed Highway 111 project entry shall be in accordance with City of Palm Desert Project No. 626, Highway 111 and Highway 74 intersection improvements. Riverside County Fire Department: 1 . With respect to the conditions of approval regarding the above referenced plan check, Fire Department recommends the following fire protection measures be provided in accordance with City Municipal Codes, appropriate NFPA Standards, UFC, and UBC and/or recognized fire protection standards. The fire department is required to set a minimum fire flow for the remodel or construction of all commercial buildings per California Fire Code Sec. 10.301 C. 2. A fire flow of 1 500 gpm for a 1 hour duration at 20 psi residual operating pressure must be available before any combustible materials are placed on the job site. 5 PLANNING COMMISSION RESOLUTION NO. 1899 3. Provide, or show there exists, a water system capable of providing a potential gallon per minute flow of 3000 gpm for commercial. The actual fire flow available from any one hydrant connected to any given water main shall be 1 500 gpm for two hours duration at 20 PSI residual operating pressure. 4. The required fire flow shall be available from a Super hydrant(s) (6"x4"x2-1 /2"x2- 1 /2"), located not less than 25' nor more than 150' commercial 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 from the appropriate water company having jurisdiction that hydrant(s) will be installed and willproduce the required fire flow, or arrange Y 4 9 field inspection by the Fire Department prior to request for final inspection. 6. 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. This applies to all buildings with 3000 square feet or more building area as measured by the building footprint, including overhangs which are sprinklered per NFPA 13. The building area of additional floors is added in for a cumulative total. Exempted are one and two family dwellings. 7. Install a fire alarm (water flow) as required by the Uniform Building Code 3803 for sprinkler system. Install tamper alarms on all supply and control valves for sprinkler systems. 8. Certain designated areas will be required to be maintained as fire lanes and shall be clearly marked by painting and or signs approved by the fire marshal. 9. Install portable fire extinguishers per NFPA, Pamphlet # 10, but not less than 2A10BC in rating. Fire extinguishers must not be over 75 feet walking distance. In addition to the above, a 40BC extinguisher is required for commercial kitchens. 10. Commercial buildings shall have illuminated addresses of a size approved by the city. 11 . All fire sprinkler systems, fixed fire suppression systems and alarm plans must be submitted separately for approval prior to construction. Subcontractors should contact the fire marshal's office for submittal requirements. 6 CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE: October 6, 1998 CASE NO: PP/CUP 98-16 REQUEST: Approval of a precise plan of design, parking modification and exception to the height limit for the remodel of building architecture, parking lot, landscape area and new Rite Aid building at Palms to Pines Plaza East, the area between Highway 111 and El Paseo, east of Plaza Way and west of Columbia Center, more particularly described as APN 640-170- 005, 006 and 008. APPLICANT: American Investment Group/Palm Desert LLC 301 Forest Avenue, Suite 200 Laguna Beach, California 92651 Urrutia Architects 73-550 Alessandro, Suite 201 Palm Desert, California 92260 BACKGROUND: Palms to Pines Plaza East is one of the older commercial centers in the city. The existing center had 89,518 square feet of building area on 6.93 acres with 385 parking spaces. This is a parking ratio of 4.3 spaces per 1 ,000 square feet. ADJACENT ZONING AND LAND USE: North: PC(3)/Town Center South: PR-6/Sandpiper East: PC(3)/Columbia Center West: PC(3)/Palms to Pines West • II. CURRENT PROJECT: The proposal is for a major remodel to the existing commercial center. This will include a new access (ingress/egress) from/to Highway 1 1 1 , new parking lot layout with landscaping, complete remodel of the building architecture, demolition of the STAFF REPORT PP 98-16 OCTOBER 6, 1998 westerly three buildings (23,744 square feet) and construction of a new 16,702 square foot Rite Aid Pharmacy and a 3,000 square foot retail building. The center will have a net reduction of 4,042 square feet. III. ANALYSIS: A. ACCESS: Palms to Pines East currently has access to Plaza Way, El Paseo and driveway connections to Columbia Center. The proposal is to add an access to Highway 1 1 1 . This access will be right in/right out only. The proposal was circulated to Caltrans. Caltrans comments are attached and they indicate that it would prefer elimination of the north access to Plaza Way. The applicant would have no problem meeting that but it could negatively impact Chevron access which shares that access. Staff therefore would not support elimination of the access. All access points will be highlighted with decorative paving. B. PARKING: The existing center has a total of 89,518 square feet with 385 parking spaces for a ratio of 4.3 spaces per 1 ,000 square feet. The code prescribes a parking requirement of 5.5 spaces per 1 ,000 square feet for a regional center (i.e., site zoned PC(3)). The existing center was built consistent with the zoning requirements at that time. The current proposal if approved will result in a reduction of the center size and a reduction in parking spaces. The number of spaces will be reduced from 385 to 359 spaces with a ratio of 4.2 spaces/1 ,000 square feet. The reduction in parking spaces is a result of re-organizing the parking lot, adding the access point to Highway 1 1 1 , adding a landscape buffer adjacent to Highway 111 and adding parking lot landscaping to bring it into compliance with current code. The plan includes a 3,000 square foot retail building at the southeast corner of the site, facing El Paseo. The goal of the architect was to make the El Paseo elevation less like the back of a building. Elimination of this 3,000 2 STAFF REPORT PP 98-16 OCTOBER 6, 1998 square foot building would bring the ratio back to 4.3 or higher. If Commission determines that maintaining the existing 4.3 spaces per 1 ,000 square feet is essential then it could approve the plan with the deletion of the 3,000 square foot building. C. ARCHITECTURE: As noted previously the remodel includes a major change to the building architecture. The new desert contemporary architecture has been reviewed by Architectural Review Commission and been given preliminary approval. The architecture includes a series of metal tower elements which are 50 feet in height. Maximum height is 35 feet in this zone. Code section 25.30.260 permits exceptions to building height as part of an approved precise plan. City policy requires such exceptions to be approved by the City Council. ZONING REQUIREMENTS New Rite Aid Building Code Project Front Setback 32 feet 280 feet Rear Setback 30 feet 140 feet Side Setback 30 feet 96 feet Building Height 35 feet 28 feet/main building 50 feet/tower Proposed 3,000 square foot building Street Setback 30 feet 65 feet D. NEW RITE AID BUILDING: The proposal includes the demolition of the three buildings (23.744 square feet) at the west end of the site (i.e., the two story building occupied by a furniture business and the two buildings connected by a breezeway west of Big 5) and construction of a new 16,702 square foot Rite Aid Pharmacy within the center architectural theme. 3 STAFF REPORT PP 98-16 OCTOBER 6, 1998 This building also includes a two lane drive-up window on the south side of the building. The drive through area is screened with a wall and landscaping. IV. DISCUSSION: The applicant is proposing a much needed remodel to one of the older commercial centers in the city. This, coupled with the updating and expansion of the Town Center, will serve to make a significant improvement to this area of the city. The existing parking ratio of 4.3 spaces per 1 ,000 square feet should be met on the remodeled center. We have a center which has not been excessively successful for the past several years. We know that a parking ratio of 4.2 or 4.3 per 1 ,000 square feet has been more than adequate in the past. However, the goal is to make the center more successful and to attract more customers. Therefore, staff will recommend that the existing 4.3 parking ratio be maintained (i.e., that the 3,000 square foot building be eliminated at this time). Staff would be more than prepared to reconsider the addition of the 3,000 square foot building in the future after we have an opportunity to assess the parking situation of the remodeled center. The requested hours of operation of the center and the Rite Aid drive through window are not noted in the application. In the Walgreens application the Commission had discussion on the hours of operation. Staff is recommending that similar conditions be imposed (i.e., limit delivery hours to 6:00 a.m. to 10:00 p.m., limit store hours to 6:00 a.m. to 12:00 a.m. (midnight) seven days a week and permit 24 hour operation of the drive through window (pharmaceutical sales only). V. FINDINGS FOR APPROVAL OF A PRECISE PLAN: 1 . The design of the precise plan will not substantially depreciate property values nor be materially injurious to the properties or improvements in the vicinity. • The design of the remodeled project is a substantial improvement to the existing buildings. The proposal received preliminary approval from the Architectural Review Commission at the May 12, 1998 meeting and the project meets all applicable City code requirements for this type of facility except for parking and building height. 4 STAFF REPORT PP 98-16 OCTOBER 6, 1998 2. The precise plan will not unreasonably interfere with the use and enjoyment of the property in the vicinity by the occupants thereof for lawful purposes. • The project's use and location are compatible with surrounding uses and owners in the vicinity will not be deprived of 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. • The project complies with all the zoning ordinance requirements except for building height and parking and its site and architectural design is compatible with the surrounding properties. The code provides for exceptions to building height. The center as remodeled will provide the same parking ratio as currently exists. VI. CEQA REVIEW: The proposed remodel of the Palms to Pines Plaza East with a reduction in size is a Class 2 categorical exemption for purposes of CEQA. No further documentation is necessary. VII. RECOMMENDATION: Staff recommends: A. Adoption of the findings. B. Adoption of Planning Commission Resolution No. , approving PP/CUP 98- 16, subject to conditions. VIII. ATTACHMENTS: A. Draft resolution B. Legal notice 5 STAFF REPORT PP 98-16 OCTOBER 6, 1998 C. Comments from city departments and other agencies D. Plans and exhibits Prepared by eve Smith Reviewed and Approved by Drell /tm 6 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A PRECISE PLAN/CONDITIONAL USE PERMIT TO ALLOW THE REMODEL OF PALMS TO PINES PLAZA EAST, ALSO KNOWN AS APN 640- 170-005, 006 AND 008. CASE NO. PP/CUP 98-16 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 6th day of October, 1998, hold a duly noticed public hearing to consider the request of AMERICAN INVESTMENT GROUP/PALM DESERT LLC for approval of a precise plan/conditional use permit to allow the remodel of Palms to Pines East; 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. 97-18," in that the Director of Community Development has determined that the project is a Class 2 categorical exemption for the purposes of CEQA and will not have a significant effect 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 granting approval of said precise plan/conditional use permit: 1 . The design of the precise plan will not substantially depreciate property values, nor be materially injurious to properties or improvements 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 commission in this case. 2. That approval of Precise Plan/Conditional Use Permit 98-1 6 is hereby granted, subject to the attached conditions. PLANNING COMMISSION RESOLUTION NO. 3. That the building height as shown on the plans dated September 1 , 1998 be recommended for approval of an exception pursuant to Municipal Code Section 25.30.260 to the City Council. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 6th day of October, 1998, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: SONIA M. CAMPBELL, Chairperson ATTEST: PHILIP DRELL, Secretary Palm Desert Planning Commission 2 PLANNING COMMISSION RESOLUTION NO. CONDITIONS OF APPROVAL CASE NO. PP/CUP 98-16 Department of Community 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. Construction 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. 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 state 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 this approval, the applicant shall first obtain permits and/or clearance from the following agencies: Riverside County Department of Health Palm Desert Architectural Review Commission City Fire Marshal 6. Final landscape plans shall comply with the parking lot tree planting master plan. 7. Applicant agrees to maintain the landscaping required to be installed pursuant to these conditions. Applicant will enter into an agreement to maintain said landscaping for the life of the project, which agreement shall be notarized and which agreement shall be recorded. It is the specific intent of the parties that this condition and agreement run with the land and bind successors and assigns. The final landscape plan shall include a long-term maintenance program specifying among other matters appropriate watering times, fertilization and pruning for various times of the year for 3 PLANNING COMMISSION RESOLUTION NO. the specific materials to be planted, as well as periodic replacement of materials. All to be consistent with the Property Maintenance Ordinance (Ordinance No. 801 ) and the approved landscape plan. 8. The project shall be subject to all applicable fees at time of issuance of building permits including, but not limited to, Art in Public Places, Fringe-Toed Lizard, TUMF, School Mitigation and Housing Mitigation fees. 9. That pursuant to Resolution No. 90-130 this development shall pay the appropriate commercial development low income housing mitigation fee ($1 .00 per square foot). 10. That the applicant delete the proposed 3,000 square foot retail building at the southeast corner of the site in order that the existing parking ratio of 4.3 parking spaces is maintained. 11 . That the applicant obtain approval of the City Council of an exception to the building height limits. 12. Applicant shall participate in a commercial recycling program as determined by the City Environmental Conservation Manager and applicable waste disposal company. Access to trash/service areas shall be placed so as not to conflict with parking areas. Said placement shall be approved by applicable trash company and Department of Community Development. 13. 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 engineer. 14. All sidewalk plans shall be reviewed and approved by the Department of Public Works prior to Architectural Review Commission submittal. 15. Delivery hours to the center shall be limited to 6:00 a.m. to 10:00 p.m. 16. Store hours for the center shall be limited to 6:00 a.m. to 12:00 a.m. (midnight) seven days a week. 17. That the operation of a 24-hour drive through window (pharmaceutical sales only) be allowed. 4 PLANNING COMMISSION RESOLUTION NO. Department of Public Works: 1 . 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. 2. Landscaping maintenance on all property frontages shall be the responsibility of the property owner. 3. Any and all offsite improvements shall be preceded by the approval of plans by the Director of Public Works and the issuance of valid encroachment permits by the Department of Public Works. 4. 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. 5. On-site improvements associated with the proposed Highway 111 project entry shall be in accordance with City of Palm Desert Project No. 626, Highway 111 and Highway 74 intersection improvements. Riverside County Fire Department: 1 . With respect to the conditions of approval regarding the above referenced plan check, Fire Department recommends the following fire protection measures be provided in accordance with City Municipal Codes, appropriate NFPA Standards, UFC, and UBC and/or recognized fire protection standards. The fire department is required to set a minimum fire flow for the remodel or construction of all commercial buildings per California Fire Code Sec. 10.301C. 2. A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual operating pressure must be available before any combustible materials are placed on the job site. 3. Provide, or show there exists, a water system capable of providing a potential gallon per minute flow of 3000 gpm 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. 5 PLANNING COMMISSION RESOLUTION NO. 4. The required fire flow shall be available from a Super hydrant(s) (6"x4"x2-1/2"x2- 1/2"), located not less than 25' nor more than 150' commercial 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 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. 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. This applies to all buildings with 3000 square feet or more building area as measured by the building footprint, including overhangs which are sprinklered per NFPA 13. The building area of additional floors is added in for a cumulative total. Exempted are one and two family dwellings. 7. Install a fire alarm (water flow) as required by the Uniform Building Code 3803 for sprinkler system. Install tamper alarms on all supply and control valves for sprinkler systems. 8. Certain designated areas will be required to be maintained as fire lanes and shall be clearly marked by painting and or signs approved by the fire marshal. 9. Install portable fire extinguishers per NFPA, Pamphlet # 10, but not less than 2A1OBC in rating. Fire extinguishers must not be over 75 feet walking distance. In addition to the above, a 40BC extinguisher is required for commercial kitchens. 10. Commercial buildings shall have illuminated addresses of a size approved by the city. 11 . All fire sprinkler systems, fixed fire suppression systems and alarm plans must be submitted separately for approval prior to construction. Subcontractors should contact the fire marshal's office for submittal requirements. 6 IRECE!"Et7 CITY OF PALM DESERT •INTEROFFICE MEMORANDUM 1998 VJ+i) UNiT1'EEVELOP;t 'r:UEPhA MEN 1 CITY Or PA!M EsER' TO: Department of Community Development/Planning Attention: Steve Smith FROM: Richard J. Folkers, Asst. City Manager/Public Works Director SUBJECT: PRECISE PLAN 98-16; PALMS TO PINES EAST REMODEL DATE: September 30, 1998 The following should be considered conditions of approval for the above-referenced project: (1) All private driveways and parking lots shall be inspected by the engineering 9 9 department and a standard inspection fee paid prior to the issuance of a grading permit. (2) Landscaping maintenance on all property frontages shall be the responsibility of P P Y 9 P Y the property owner. (3) Any and all offsite improvements shall be preceded by the approval of plans by the Director of Public Works and the issuance of valid encroachment permits by the Department of Public Works. (4) 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. (5) On-site improvements associated with the proposed Highway 111 project entry shall be in accordance with City of Palm Desert Project No. 626, Highway 111 and Highway 74 Intersection Improvements. RICHARD . , .E. (jag\PP98-16sa.cnd) RIVERSIDE COUNTY ���IFOIIMI� ems.- I-ft FIRE DEPARTMENT o��pef\pcM►nor oN ,L. ,�,, � IN COOPERATION WITH THE • '•• CALIFORNIA DEPARTMENT OF FORESTRY),,�!;... CSUNTY r �� AND FIRE PROTECTION C 41 "s". •RIVERSIDE.:.:,:.: GLEN J.NEWMAN A, F FIRE CHIEF RIVERSIDE COUNTY FIRE 210 WEST SAN JACINTO AVENUE COVE FIRE MARSHAL ,/ PERRIS,CALIFORNIA 92370 70-801 HWY 111 � -25 - L u TELEPHONE(714)657.3183 RANCHO MIRAGE,CA 92270 U (619) 3461870 To: S (L vL soi --t / REF: Pr GC� —/C7 If circled. underlined or _noted, condition applies to project 1. With respect to the conditions of approval regarding the above referenced plan check, the Fire Department recommends the following fire protection measures be provided in accordance with City Municipal Code, NFPA, UFC, and UBC and/or recognized Fire Protection Standards: 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. 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. 41, Provide, or show there exists a water' system capable of providing a potential gallon per minute flow of t.e =er- oL�Ar ifflPftfamIty, Asmd.. 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. C) The required fire flow shall be available from a Super hydrant(s) ( 6" x 4" x 2-1/2" x 2-1/2" ) , located not less than 25' nor more than ' T' `ri ' " 150' commercial 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. A combination of on-site and off-site Super fire hydrants ( 6"x4"x2- 1/2"x2-1/2" ) will be required, located not less than 25' or more 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. efi- 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. 7. 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." "System has been designed to provide a minimum gallon per minute flow of 1500, 2500, 3000." 8. 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 such as a fully fire sprinklered building. 9. Please be advised the proposed project may not be feasible since the existing water mains will not meet the required fire flows. Please check with the water company prior to obtaining an approval from the Planning or Building Department. 10. Comply with Title 24 of the California Code of Regulations, adopted January 1 , 1990 , for all occupancies. R� (( F c b {. 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. This applies to all buildings with 3000 square feet or more building area as measured by the building footprint, including overhangs which are sprinklered per NFPA 13 . The building area of additional floors is added in for a cumulative total . Exempted are one and two family dwellings. 0 . Install a fire alarm (water flow) as required by the Uniform Building Code 3803 for sprinkler system. Install tamper alarms on all supply and control valves for sprinkler systems. 044. Certain designated areas will be required to be maintained as fire lanes and shall be clearly marked by painting and/or signs approved by the Fire Marshal . 14. Install a fire alarm as required by the Uniform Building Code and/or Uniform Fire Code. Minimum requirement is UL central station monitoring of sprinkler system per NFPA 71 and 72. Alarm plans are required for all UL central station monitored systems, systems where any interior devices are required or used. (U.F.C. 14-103(a) ) . Install portable fire extinguishers per NFPA, Pamphlet /10, but not less than 2A1OBC in rating. Fire extinguishers must not be over 75' walking distance. In addition to the above, a 40BC fire extinguisher is required for commercial kitchens. 16. Install a Hood/Duct "automatic .fire extinguishing system if operating a commercial kitchen including, but not limited to, deep fryers, grills, charbroilers or other appliances which produce grease laden vapors or smoke. NFPA 96, 17, 17a. 17. Install a dust collecting system as per the Uniform Building Code, Section 910a and Uniform Fire Code Section 76. 102 , if conducting an operation that produces airborne particles. A carpenter or woodworking shop is considered one of several industrial processes requiring dust collection. 18. 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 roadway shall be 36' wide with parking 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. City standards may be more restrictive. 19. The minimum width -of interior driveways for multi family or apartment complexes shall be: a. 24 feet wide when serving less than 100 units, no parallel parking, carports or garages allowed on one side only. b. 28 feet wide when serving between 100 and 300 units; carports or garages allowed on both sides, no parallel parking. c. 32 feet wide when serving over 300 units or when parallel parking is allowed on one side. d. 36 feet wide when parallel parking is allowed on both sides . 20. Whenever access into private property is controlled 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 controlled access devices that are power operated shall have a Knox Box over-ride system capable of opening the gate when activated by a special key 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 16' with a minimum vertical clearance of 13'6" . 21. A dead end single access over 500' in length will require a secondary access, sprinklers or other mitigative-measure approved by the Fire Marshal. Under no circumstances shall a single dead end access over 1300 feet be accepted. 22. A second access is required. This can be accomplished bytwo main � P access points from main roadway or an emergency gated access into an adjoining development. 23. Contact the Fire Department for a final inspection prior to occupancy. 24. This project may require licensing and/or review by State agencies. Applicant should prepare a letter of intent detailing the proposed usage to facilitate case review. Contact should be made with the Office of the State Fire Marshal (818-960-6441) for an opinion and a classification of occupancy type. This information and a copy of the letter of intent should be submitted to the Fire Department so that proper requirements may be specified during the review process. Typically this applies to educational , day care, institutional , health care, etc. 25. All new residences/dwellings are required to have illuminated residential addresses meeting both City and Fire Department approval . Shake shingle roofs are no longer permitted in the Cities of Indian Wells , Rancho Mirage or Palm Desert. :I) Commercial buildings shall have illuminated addresses of a size approved by the city. j( % . All fire sprinkler systems, fixed fire suppression systems and alarm plans must be submitted separately for approval prior to construction. Subcontractors should contact the Fire Marshal's office for submittal requirements . 28 . Conditions subject to change with adoption of new codes, ordinances , laws , or when building permits are not obtained within twelve months . All questions regarding the meaning of these conditions should be referred to the Fire Department , Coves Fire Marshal , at Phone ( 619 ) 346-1870 or the Fire Marshal 's office at 70-801 Highway 111 (Rancho Mirage Fire Station) , Rancho Mirage, CA 92270 . OTHER: Sincerely, MIKE HARRIS Chief by MIKE MC CONNELL -- Coves Fire Marshal bbm Jaw, © y off peAftio Deseu \, 140v 73-510 FRED WARING DRIVE,PALM DESERT,CALIFORNIA 92260 I TELEPHONE(619)346-0611 CITY OF PALM DESERT LEGAL NOTICE CASE NO. PP/CUP 98-16 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert City Council to consider a request by AMERICAN INVESTMENT GROUP/PALM DESERT LLC for approval of a precise plan of design for the remodel of the building design, parking lot and landscaped areas, building height exception and new Rite Aid building at Palms to Pines East being the area between Highway 111 and El Paseo, east of Plaza Way and west of Columbia Center, more particularly described as APN 640-170-005, 006 & 008. fj /; s :\cS.-(3) YJ'1:C113�os. P� ..O P.C. (3)5.�Th �' l.N J O.P. I� lJt� _ !Li tt� Q PALM IJf.SLIiT ". TOWN CFNII - I 11111. 1; R 111 _ _. ' L :tea a . :fir Subiect Property — • 11111i11111111 s.P ►� 1 :EI [l rAsto C•I .1311 H.P.R.,D rto P.R.-B If 3 T.1: 7 pa. R 3(4) • //' 1,411, bl SAID public hearing will be held on Thursday, November 12, 1998, 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 at the above address between the hours of 8:00 a.m. and 5:00 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 City Council at, or prior to, the public hearing. PUBLISH: Desert Sun SHEILA R. GILLIGAN, City Clerk October 26, 1998 City of Palm Desert, California