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HomeMy WebLinkAboutRes 98-152 CUP 98-17 El Pollo Loco 73-495 Hwy 111 CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT I. TO: Honorable Mayor and City Council II. REQUEST: Approval of a conditional use permit to allow the conversion of an existing 2,275 square foot building into an El Polio Loco restaurant, located at 73-495 Highway 1 1 1 . ri)g8afl n III. APPLICANT: Palm Associates, LLC I''x u)u) DI Di 6 ro y 9295 Chesapeake Dr., Suite D H w z •• c H o San Diego, CA 92123 w, d z.. , (g - S r - Q IV. CASE NO: CUP 98-17 g ! y M r ;-.- V. DATE: December 10, 1998 1-' m 1, g VI. CONTENTS: w 1 .. 0. t 00 A. Staff Recommendation. IF B. Background rt : ,0 g C. Project Description D. Discussion m E. Analysis ,� F. Conclusions to G. Draft Resolution No. 98-152 H. Planning Commission Resolution No.1904 0 I. Planning Commission Staff Report / Minutes date- v b ' 1 , 1998 J. Site Plan & Elevations IDt A. STAFF RECOMMENDATION: That the City Council approve of CUP 98-17, with the following condition: • Applicant shall remove three parking spaces at the southwest corner of Highway 111 and San Pablo Avenue to provide additional landscaping and an outdoor seating area. B. BACKGROUND: Planning Commission Action: November 17, 1998 At the November 17, 1998, Planning Commission meeting, the applicant received approval to convert and operate a 2,275 square foot El Pollo Loco restaurant, STAFF REPORT DECEMBER 1, 1998 CUP 98-17 located at the southwest corner of Highway 111 and San Pablo Avenue. Commission's approval was granted on a 5-0 vote. Per the request of Council Member Jim Ferguson, the approval was called up for City Council review within the 15 day appeal period. This item was re-noticed for the December 10, 1998, City Council meeting. Location: The subject property is located at the southwest corner of Highway 111 and San Pablo Avenue or 73-495 Highway 1 1 1 . The property is zoned C-1 , General Commercial and is located within a large shopping center, formally occupied by a Lucky's supermarket. The subject building totals 2,275 square feet and was originally built and occupied as a bank with a drive-through. The most recent tenant was a pharmacy. The site is surrounded by C-1 , general commercial uses. C. PROJECT DESCRIPTION: The applicant requests approval of a conditional use permit to allow the remodel and conversion of the existing building into an El Polio Loco restaurant. The restaurant will utilize the existing 2,275 square feet and will provide seating for 50 persons. The applicant indicates the restaurant will have 5 shift employees (see floor plan/site plan). El Polo Loco's proposed hours of operation are from 11 :00 a.m. to 10:00 p.m., seven days a week. Access: The subject property has frontage on both Highway 111 and San Pablo Avenue. Principal access exists via Highway 111 and San Pablo Avenue. A third access exists from El Paseo, which also serves the adjoining shopping center. The San Pablo access currently consist of two full ingress/egress points. The former drive- through teller exit has been eliminated as part of the street improvements recently completed by the City. Parking: The main concern with a restaurant use typically involves parking. The City's parking standard for restaurant use is 10 parking spaces per 1 ,000 square feet of use, up to 3,000 square feet. The building totals 2,275 square feet, but is entitled to a 15% reduction for non-usable space such as storage areas, utility rooms and rest-rooms. With the 15% reduction the restaurant has 1 ,934 square feet of use, creating a parking demand of 20 spaces. The site plan approved by the Planning Commission provides a total of 23 off-street parking spaces and 2 golf-cart spaces, 2 STAFF REPORT DECEMBER 1, 1998 CUP 98-17 sufficient to meet the City's parking ordinance. With the creation of the recommended outdoor patio, three parking spaces and two golf cart spaces will be eliminated. The project will continue to meet the 20 space parking requirement. Traffic: Highway 111 currently handles approximately 35,000 vehicle trips per weekday. Any additional vehicle trips generated by the restaurant will not have a significant effect on existing vehicular travel. Architecture/Landscaping: At the October 13, 1998 meeting, the Architecture Review Commission granted conceptual approval of the proposed exterior elevations and site improvements. The proposed improvements included a new clay spanish tile, exterior elevation modifications and additional landscaping. The architectural modifications included increasing the height of the building from 19' to 24'6" at the northeast portion of the building with the use a tower element. The A.R.C. recommended that the former drive-thru egress point onto San Pablo Avenue be eliminated and landscaped and that the trash enclosure area be re-designed in the southeast portion of the site or behind the building. At the November 10, 1998 A.R.C. meeting, the Commission reviewed the preliminary elevations, revised site plan, landscaping and signage. Per their recommendations of October 13, 1998, the site plan was modified eliminating the former drive-thru egress onto San Pablo and maintaining a large landscaping area along San Pablo Avenue. The trash enclosure and delivery areas were also re- designed at the southeast portion of the site. The A.R.C. granted preliminary approval of the architecture, landscaping and signage on a 3-0 vote, with Commissioners Connor and Holden abstaining. In order to meet the City's parking lot tree planting master plan, the applicant will be required to provide two additional trees along the western row of parking. The A.R.C.'s approval included preliminary approval of signage. Proposed signage consists of 12" red reverse channel letters or halo lit, located on the north, south and east elevations. Per the City's sign ordinance, the over-all height of the sign will not exceed 20 feet. All three signs will not exceed the maximum allowed square footage. Development Standards in Chart Table form: STANDARDS ORDINANCE PROJECT Building Height 30' feet 24'6" 3 STAFF REPORT DECEMBER 1, 1998 CUP 98-17 Front Setback 5' Existing 51 ' Rear Setback N/A N/A Street Side Yard 5' Existing 9' Parking 23 23 Handicapped 1/25 Spaces (1) 1 Coverage N/A N/A Landscaping 15 % parking lot 15% min. The proposed project meets all the City's development standards and all other provisions of the zoning ordinance will be meet. D. DISCUSSION: The applicant has prepared an alternate plan to address landscaping concern at the southwest corner of Highway 111 and San Pablo Avenue. The plan includes the removal of three parking spaces, two golf cart spaces at the southwest corner and the addition of landscaping with an outdoor seating area. This will create a larger buffer between the highway and the existing building. The proposed landscaped area will offer outdoor patio seating for approximately 12 persons. The plan will be available for City Council to review at the December 10, 1998 meeting. E. ANALYSIS 1 . FINDINGS REQUIRED FOR APPROVAL OF CUP a. That the proposed location of the conditional use is in accord with the objectives of zoning ordinance and the purpose of the district in which it is located. • The proposed restaurant use is allowed in the General Commercial zone with approval of a Conditional Use Permit by the Planning Commission. The use will be in accord with the objectives of the zoning ordinance. b. That the proposed location of the conditional use and the conditions under which it will be operated or maintained will not be detrimental to the public, health, safety, or welfare, or be materially injurious to properties or improvements in the vicinity. • The proposed restaurant meets all the requirement of the City's zoning ordinance and has received preliminary Architecture Review 4 STAFF REPORT DECEMBER 1, 1998 CUP 98-17 Commission approval. The project will not be will not be detrimental to public health, safety, or welfare, or materially injurious to properties in the vicinity. c. That the proposed conditional use will comply with each of the applicable provisions of the zoning ordinance, except for approved variances or adjustments. • The restaurant site will have sufficient off-street parking as required by Section 25.58 of the ordinance and all other provisions of the City's Zoning Ordinance will be met. d. That the proposed conditional use complies with the goal's, objectives and the policies of the City's general plan. • The restaurant use is compatible with the surrounding land uses and is consistent with the goal's and objectives of the City's General Plan. 2. ENVIRONMENTAL REVIEW For purposes of CEQA, the project is a Class 3, Categorical Exemption and no further documentation is necessary. F. CONCLUSION: Staff recommends Council approve the conditional use permit with the use of the alternate plan. Staff does not have an issue with the deletion of three spaces and the additional landscaping at the southwest corner. With the deletion of three parking spaces, the City's parking requirement for a building of this size will still be met. Prepared by artin Alvarez Reviewed and Approved by ' Philip Drell 5 RESOLUTION NO. 98_152 A RESOLUTION OF THE CITY COUNCIL OF CITY OF PALM DESERT, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT A TO ALLOW THE OPERATION OF A 2,275 SQUARE FOOT RESTAURANT WITH A MAXIMUM OF 50 SEATS LOCATED AT 73-495 HIGHWAY 1 1 1 . CASE NO. CUP 98-17 WHEREAS, the City Council of the City of Palm Desert, California, did on the 10th day of December, 1998, hold a duly noticed public hearing to a consider a request by PALM ASSOCIATES, LLC for the above mentioned; 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 3, Categorical Exemption 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 to exist to justify approval of the conditional use permit: 1 . That the proposed location of the conditional use is in accord with the objectives of zoning ordinance and the purpose of the district in which it is located. 2. That the proposed location of the conditional use and the conditions under which it will be operated or maintained will not be detrimental to the public, health, safety, or welfare, or be materially injurious to properties or improvements in the vicinity. 3. That the proposed conditional use will comply with each of the applicable provisions of the zoning ordinance, except for approved variances or adjustments. 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. RESOLUTION NO. 98-152 Permit 98-17 is herebygranted 2. That approval of Conditional Use e by the City Council for reasons subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City Council, held on this 10 th day of December 10, 1998, by the following vote, to 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. 98-152 CONDITIONS OF APPROVAL CASE NO. C.U.P 98-17 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. 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. 3. The development of the property described herein shall be subject to the restrictions and limitations set forth herein which are in addition to all municipal ordinances and state and federal statutes now in force, or which hereafter may be in force. 4. Prior to issuance of a building permit for construction of any use contemplated by this approval, the applicant shall first obtain permits and/or clearance from the following agencies: Coachella Valley Water District Palm Desert Architectural Commission City Fire Marshal Public Works Department Evidence of said permit or clearance from the above agencies shall be presented to the department of building and safety at the time of issuance of a building permit for the use contemplated herewith. 5. Applicant 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. 6. Final landscape plans shall comply with the parking lot tree planting master plan and shall be approved by the Architecture Review Commission. 7. Applicant agrees to maintain the landscaping required to be installed pursuant to these conditions. Applicant will enter into an agreement to maintain said 3 RESOLUTION NO. 98-152 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 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, TUMF, School Mitigation and Housing Mitigation fees. 9. The project shall conform to all standards in Section 25.28 of the City's Zoning Ordinance. 10. The El Pollo Loco restaurant shall be limited to a maximum of 2,275 square feet and 50 seats. 11 . Applicant shall remove three parking spaces at the southwest corner of Highway 111 and San Pablo and provide additional landscaping with outdoor seating. 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. 4 RESOLUTION NO. 98-152 5. 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. 6. The project shall be subject to Transportation Uniform Mitigation Fees (TUMF). Payment of said fees shall be at time of building permit issuance. The subject fee shall be based on the proposed change of use (financial institution to fast food). Riverside County Fire Department 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. 10.301 C. 2. A fire flow of 1500 GPM for a one-hour duration at 20 PSI residual operating pressure must be available before any combustible material is placed on the job site. 3. Provide, or show there exists a water system capable of providing a potential gallon per minute flow of 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 1 500 GPM for two hours duration at 20 PSI residual operating pressure. 4. 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 150 feet 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. 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. 5 RESOLUTION NO. 98-152 6. Prior to the application for a building permit, the developer shall furnish the original and two copies of the water system plan to the County Fire Department for review. No building permit shall be issued until the water system plan has been approved by the County Fire Chief. Upon approval, the original will be returned. One copy will be sent to the responsible inspecting authority. 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 such as a fully fire sprinklered building. 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 fire extinguisher is required for commercial kitchens. 10. 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. 11 . All buildings shall be accessible by an all-weather roadway extending to within 150 feet of all portions of the exterior walls of the first story. The roadway shall be not less than 24 feet of unobstructed width and 13'6" of vertical clearance. Where parallel parking is allowed, the roadway shall be 36 feet wide with parking on both sides, 32 feet wide with parking on one side. Dead-end roads in excess of 150 feet shall be provided with a minimum 45-foot radius turn-around (55 feet in industrial developments). Fountains or garden islands placed in the middle of these turn-arounds shall not exceed a five-foot radius or 10-foot diameter. City standards may be more restrictive. 12. Contact the Fire Department for a final inspection prior to occupancy. 13. 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 6 RESOLUTION NO. 98-152 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. 14. Commercial buildings shall have illuminated addresses of a size approved by the City. 01:.. . H © y o, N.. Deseu ;��A` 73-510 FRED WARING DRIVE,PALM DESERT,CALIFORNIA 92260 TELEPHONE(619)346-0611 CITY OF PALM DESERT LEGAL NOTICE CASE NO. 98-17 I` OTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert City Council to consider a request by PALM ASSOCIATES, LLC for approval of a conditional use permit to allow the conversion of an existing 2,275 square foot retail building into an El Pollo Loco restaurant. The subject building is located at the southwest corner of E ighway 111 and San Pablo Avenue or 73-495 Highway 1 1 1. (13 E40.k R 3 , 3I . II c ALE95ANDno 71: "n 03. IIIIIIII� _ � . H 'n ' IIHt, 1 c - 1 HIGHWAY 111 • - STATE HI ( i I I ' ( I 1 1 IW ° C 1 , s . � . i w ( , I I i -' w s __.." _J , , __i_L-! I : j l ; EL PASEO R - 3 1 j 4 tw J a. f I z i NORTH a n C-- 1 Y R - 3� CI .... ' R - T ( 41 SAID public hearing will be held on Thursday, December 10, 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 h yard. 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 acid/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 r:ising 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 Sun SHEILA R. GILLIGAN, City Clerk November 23, 1998 Palm Desert City Council 1904 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, TO APPROVE A REQUEST FOR A CONDITIONAL USE PERMIT TO ALLOW THE OPERATION OF A 2,275 SQUARE FOOT RESTAURANT WITH A MAXIMUM OF 50 SEATS LOCATED AT 73-495 HIGHWAY 111 . CASE NO. CUP 98-17 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 17th day of November, 1998, hold a duly noticed public hearing to consider the request by PALM ASSOCIATES, LLC for the above noted restaurant; 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 3, categorical exemption for 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 the granting of said conditional use permit: 1 . That the proposed location of the conditional use is in accord with the objectives of zoning ordinance and the purpose of the district in which it is located. 2. That the proposed location of the conditional use and the conditions under which it will be operated or maintained will not be detrimental to the public, health, safety, or welfare, or be materially injurious to properties or improvements in the vicinity. 3. That the proposed conditional use will comply with each of the applicable provisions of the zoning ordinance, except for approved variances or adjustments. 4. That the proposed conditional use complies with the goal's, objectives and the policies of the city's general plan. NOW, THEREFORE, grE 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 Conditional Use Permit 98-17 is hereby granted for reasons subject to the attached conditions. ' PLANNING COMMISSION RESOLUTION NO. 1904 n PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 17th day of November, 1998, by the following vote, to wit: AYES: BEATY, FERNANDEZ, FINERTY, JONATHAN, CAMPBELL NOES: NONE ABSENT: NONE ABSTAIN: NONE -)r2L /SONIA M. CAMPBELL, Chairberson ATTEST: PHILIP DRELL, ecretary c./ Palm Desert PI nning Commission 2 PLANNING COMMISSION RESOLUTION NO. 1904 CONDITIONS OF APPROVAL CASE NO. CUP 98-17 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. 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. 3. The development of the property described herein shall be subject to the restrictions and limitations set forth herein which are in addition to all municipal ordinances and state and federal statutes now in force, or which hereafter may be in force. 4. Prior to issuance of a building permit for construction of any use contemplated by this approval, the applicant shall first obtain permits and/or clearance from the following agencies: Coachella Valley Water District Palm Desert Architectural Commission City Fire Marshal Public Works Department Evidence of said permit or clearance from the above agencies shall be presented to the department of building and safety at the time of issuance of a building permit for the use contemplated herewith. 5. Applicant 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_ 6. Final landscape plans shall comply with the parking lot tree planting master plan and shall be approved byrthe Architecture Review Commission. 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 3 PLANNING COMMISSION RESOLUTION NO. 1904 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 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, TUMF, School Mitigation and Housing Mitigation fees. 9. The project shall conform to all standards in Section 25.28 of the City's Zoning Ordinance. 10. The El Polio Loco restaurant shall be limited to a maximum of 2,275 square feet and 50 seats. 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 tc the Director of Public Works for checking and approval prior to the issuance of any permits associated with this project. 5. 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. 6. The project shall be subject to Transportation Uniform Mitigation Fees (TUMF). Payment of said fees shall be at time of building permit issuance. The subject fee shall be based on the proposed change of use (financial institution to fast food). 4 PLANNING COMMISSION HESOLU TION NO. 1904 Riverside County Fire Department 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 1 500 GPM for a one-hour duration at 20 PSI residual operating pressure must be available before any combustible material is placed on the job site. 3. Provide, or show there exists a water system capable of providing a potential gallon per minute flow of 1 500 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. 4. 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 150 feet 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. 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. 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. 7. The required fire flow may be adjusted at a later point in the permit process to reflect changes in design, ,onstruction type, area separations, or built-in fire protection measures such as a fully fire sprinklered building. 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. 5 PLANNING COMMISSION RESOLUTION NO. 1904 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 fire extinguisher is required for commercial kitchens. 10. 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. 1 1 . All buildings shall be accessible by an all-weather roadway extending to within 150 feet of all portions of the exterior walls of the first story. The roadway shall be not less than 24 feet of unobstructed width and 13'6" of vertical clearance. Where parallel parking is allowed, the roadway shall be 36 feet wide with parking on both sides, 32 feet wide with parking on one side. Dead-end roads in excess of 150 feet shall be provided with a minimum 45-foot radius turn-around (55 feet in industrial developments). Fountains or garden islands placed in the middle of these turn- arounds shall not exceed a five-foot radius or 10-foot diameter. City standards may be more restrictive. 12. Contact the Fire Department for a final inspection prior to occupancy. 13. 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. 14. Commercial buildings shall have illuminated addresses of a size approved by the City. 6 CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE: November 17, 1998 CASE NO: CUP 98-17 REQUEST: Approval of a conditional use permit to allow the conversion of an existing 2,275 square foot building into an El Polio Loco restaurant, located at 73-495 Highway 1 1 1 . APPLICANT: Palm Associates, LLC 9295 Chesapeake Dr., Suite D San Diego, CA 92123 BACKGROUND: The subject property is located at the southwest corner of Highway 111 and San Pablo:Avenue or r73-495 i.Highway 1 11 The property is zoned C-1 , General Commercial and is located within a large shopping center formally occupied by a Lucky's supermarket. The existing building totals 2,275 -square feet :and was originally built and occupied as a bank with a drive-through and later as a pharmacy. The site is surrounded by'C-1 , general commercial uses. II. PROJECT DESCRIPTION: The applicant requests approval of a conditional use permit to allow the remodel and conversion of the existing building into an El Polio Loco restaurant. The restaurant will utilize the existing 2,275 square feet and will provide seating fort -persons: The applicant indicates the restaurant will have 5 shift employees (see floor plan/site plan). El Polo Loco's proposed hours of operation are from 00 a.m. to 10:00 p.m., seven days a week.' Access: The subject property has frontage on both Highway 111 and San Pablo Avenue. Principal access exists via Highway 111 and San Pablo Avenue. A third access exists from El Paseo, which also serves the adjoining shopping center. The San Pablo access currently consist of one full ingress/egress point and second egress which was the drive-through teller exit for the former bank. ST AFF REPORT NOVEMBER 17, 1998 CUP 98-17 Parking: The main concern with a restaurant use typically involves parking. The City's parking standard for restaurant use is 10 parking spaces per 1 ,000 square feet of use, up to 3,000 square feet. The building totals 2,275 square feet, but is entitled to a 15% reduction for non-usable space such as storage areas, utility rooms and restooms. With the 1 5% reduction the restaurant has 1 ,934 square feet of use, creating a parking demand of 20 spaces. The modified site plan provides a total of 23 off-street parking spaces and 2 golf-cart spaces, sufficient to meet the City's parking ordinance. Traffic: Highway 111 currently handles approximately 35,000 vehicle trips per weekday. Any additional vehicle trips generated by the restaurant will not have a significant effect on existing vehicular travel. Architecture/Landscaping: At the October 13, 1998 meeting, the Architecture Review Commission granted conceptual approval of the proposed exterior elevations and site improvements. The proposed improvements include a new spanish tile, exterior elevation modifications (height to 24'6"), new exterior color and landscaping. The A.R.C. made a recommendation that the second egress point onto San Pablo Avenue be eliminated and landscaped and that the trash enclosure area be re-designed in the southeast portion of the site or behind the building. At the November 10, 1998 A.R.C. meeting, the Commission reviewed the preliminary elevations, landscaping and signage. Per their recommendations of October 13, 1998, the site plan was modified eliminating the second egress onto San Pablo and maintaining a large landscaping area along San Pablo Avenue. The trash enclosure and delivery areas were also re-designed at the southeast portion of the site. The A.R.C. granted preliminary approval of the architecture, landscaping. In order to meet the City's parking lot tree planting master plan, the applicant must provide two additional trees along the western row of parking. The A.R.C. also granted preliminary approval of the proposed signage, consisting of red individual reverse channel letters (halo lit), located on the north, south and east elevations. Per the City's sign ordinance, the over-all height of the sign will not exceed 20 feet. All three signs will not exceed the maximum allowed square footage. 2 STAFF REPORT NOVEMBER 17, 1998 CUP 98-17 Development Standards in Chart Table form: STANDARDS ORDINANCE PROJECT Building Height 30' feet 24'6" Front Setback 5' Existing 51 ' Rear Setback N/A N/A Street Side Yard 5' Existing 9' Parking 23 23 Handicapped 1 /25 Spaces (1 ) 1 Coverage N/A N/A Landscaping 15 % parking lot 15%min The proposed project meets all the City's development standards and all other provisions of the zoning ordinance will be meet. IV. ANALYSIS A. FINDINGS REQUIRED FOR APPROVAL OF CUP 1 . That the proposed location of the conditional use is in accord with the objectives of zoning ordinance and the purpose of the district in which it is located. • The proposed restaurant use is allowed in the General Commercial zone with approval of a Conditional Use Permit by the Planning Commission. The use will be in accord with the objectives of the zoning ordinance. 2. That the proposed location of the conditional use and the conditions under which it will be operated or maintained will not be detrimental to the public, health, safety, or welfare, or be materially injurious to properties or improvements in the vicinity. • The proposed restaurant meets all the requirement of the City's zoning ordinance and has received preliminary Architecture Review Commission approval. The project will not be will not be detrimental to public health, safety, or welfare, or materially injurious to properties in the vicinity. 3 STAFF REPORT NOVEMBER 17, 1998 CUP 98-17 3. That the proposed conditional use will comply with each of the applicable provisions of the zoning ordinance, except for approved variances or adjustments. • The restaurant site will have sufficient off-street parking as required by Section 25.58 of the ordinance and all other provisions of the City's Zoning Ordinance will be met. 4. That the proposed conditional use complies with the goal's, objectives and the policies of the City's general plan. • The restaurant use is compatible with the surrounding land uses and is consistent with the goal's and objectives of the City's General Plan. B. ENVIRONMENTAL REVIEW For purposes of CEQA, the project is a Class 3, Categorical Exemption and no further documentation is necessary. V. RECOMMENDATION: That the Planning Commission adopt Resolution approving CUP 98-17, subject to the attached conditions. VI. ATTACHMENTS: • A. Draft resolution B. Lenal notice C. Comments from other departments and agencies D. Plans (Sit ; Ian/Elevations) Prepared by 'Martin Alvarez Reviewed and Approved b L Philip Drell 4 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, TO APPROVE A REQUEST FOR A CONDITIONAL USE PERMIT TO ALLOW THE OPERATION OF A 2,275 SQUARE FOOT RESTAURANT WITH A MAXIMUM OF 50 SEATS LOCATED AT 73-495 HIGHWAY 1 1 1 . CASE NO. CUP 98-17 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 17th day of November, 1998, hold a duly noticed public hearing to consider the request by PALM ASSOCIATES, LLC for the above noted restaurant; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental QualityAct, P Resolution No. 95-105," in that the Director of Community Development has determined that the project is a Class 3, categorical exemption for 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 the granting of said conditional use permit: 1 . That the proposed location of the conditional use is in accord with the objectives of zoning ordinance and the purpose of the district in which it is located. 2. That the location of the conditional use and the conditions under proposed which it will be operated or maintained will not be detrimental to the public, health, safety, or welfare, or be materially injurious to properties or improvements in the vicinity. 3. That the proposed conditional use will comply with each of the applicable provisions of the zoning ordinance, except for approved variances or adjustments. 4. That the proposed conditional use complies with the goal's, objectives and the policies of the city's general plan. 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. PLANNING COMMISSION RESOLUTION NO. 2. That approval of Conditional Use Permit 98-17 is hereby granted for reasons subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 17th day of November, 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. C.U.P 98-17 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. 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. 3. The development of the property described herein shall be subject to the restrictions and limitations set forth herein which are in addition to all municipal ordinances and state and federal statutes now in force, or which hereafter may be in force. 4. Prior to issuance of a building permit for construction of any use contemplated by this approval, the applicant shall first obtain permits and/or clearance from the following agencies: Coachella Valley Water District Palm Desert Architectural Commission City Fire Marshal Public Works Department Evidence of said permit or clearance from the above agencies shall be presented to the department of building and safety at the time of issuance of a building permit for the use contemplated herewith. 5. Applicant 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. 6. Final landscape plans shall comply with the parking lot tree planting master plan and shall be approved by the Architecture Review Commission. 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 3 PLANNING COMMISSION RESOLUTION NO. 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 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, TUMF, School Mitigation and Housing Mitigation fees. 9. The project shall conform to all standards in Section 25.28 of the City's Zoning Ordinance. 10. The El Polio Loco restaurant shall be limited to a maximum of 2,275 square feet and 50 seats. 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. 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. 6. The project shall besubject to Transportation Uniform Mitigation Fees (TUMF). Payment of said fees shall be at time of building permit issuance. The subject fee shall be based on the proposed change of use (financial institution to fast food). 4 PLANNING COMMISSION RESOLUTION NO. Riverside County Fire Department 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. 10.301 C. 2. A fire flow of 1500 GPM for a one-hour duration at 20 PSI residual operating pressure must be available before any combustible material is placed on the job site. 3. Provide, or show there exists a water system capable of providing a potential gallon per minute flow of 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. 4. 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 150 feet 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. 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. 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. 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 such as a fully fire sprinklered building. 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. 5 PLANNING COMMISSION RESOLUTION NO. 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 fire extinguisher is required for commercial kitchens. 10. 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. 11 . All buildings shall be accessible by an all-weather roadway extending to within 150 feet of all portions of the exterior walls of the first story. The roadway shall be not less than 24 feet of unobstructed width and 13'6" of vertical clearance. Where parallel parking is allowed, the roadway shall be 36 feet wide with parking on both sides, 32 feet wide with parking on one side. Dead-end roads in excess of 150 feet shall be provided with a minimum 45-foot radius turn-around (55 feet in industrial developments). Fountains or garden islands placed in the middle of these turn-arounds shall not exceed a five-foot radius or 10-foot diameter. City standards may be more restrictive. 12. Contact the Fire Department for a final inspection prior to occupancy. 13. 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. 14. Commercial buildings shall have illuminated addresses of a size approved by the City. 6 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, TO APPROVE A REQUEST FOR A CONDITIONAL USE PERMIT TO ALLOW THE OPERATION OF A 2,275 SQUARE FOOT RESTAURANT WITH A MAXIMUM OF 50 SEATS LOCATED AT 73-495 HIGHWAY 1 1 1 . CASE NO. CUP 98-17 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 17th day of November, 1998, hold a duly noticed public hearing to consider the request by PALM ASSOCIATES, LLC for the above noted restaurant; 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. 95-105," in that the Director of Community Development has determined that the project is a Class 3, categorical exemption for 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 the granting of said conditional use permit: 1 . That the proposed location of the conditional use is in accord with the objectives of zoning ordinance and the purpose of the district in which it is located. 2. That the proposed location of the conditional use and the conditions under which it will be operated or maintained will not be detrimental to the public, health, safety, or welfare, or be materially injurious to properties or improvements in the vicinity. 3. That the proposed conditional use will comply with each of the applicable provisions of the zoning ordinance, except for approved variances or adjustments. 4. That the proposed conditional use complies with the goal's, objectives and the policies of jhe city's general plan. 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. PLANNING COMMISSION RESOLUTION NO. 2. That approval of Conditional Use Permit 98-17 is hereby granted for reasons subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 17th day of November, 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. C.U.P 98-17 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. 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. 3. The development of the property described herein shall be subject to the restrictions and limitations set forth herein which are in addition to all municipal ordinances and state and federal statutes now in force, or which hereafter may be in force. 4. Prior to issuance of a building permit for construction of any use contemplated by this approval, the applicant shall first obtain permits and/or clearance from the following agencies: Coachella Valley Water District Palm Desert Architectural Commission City Fire Marshal Public Works Department Evidence of said permit or clearance from the above agencies shall be presented to the department of building and safety at the time of issuance of a building permit for the use contemplated herewith. 5. Applicant shall participate in a commercial recycling program as determined by the City Envirnnmental 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. 6. Final landscape plans shall comply with the parking lot tree planting master plan and shall be approved by the Architecture Review Commission. 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 3 fP fit City of Palm Desert • .. •r.vs• • 73-510 FRED WARING DRIVE,PALM DESERT,CALIFORNIA 92260-2578 I TELEPHONE(760)346-0611•FAX(760)341-7098•http://www.palm-desert.org 1 CITY OF PALM DESERT LEGAL NOTICE CASE NO. 98-17 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request by PALM ASSOCIATES, LLC for approval of a conditional use permit to allow the conversion of an existing 2,275 square foot retail building into an El Pollo Loco restaurant. The subject building is located at the southwest corner of Highway 111 and San Pablo Avenue or 73-495 Highway 1 1 1. i 1......- i ,j oI 1 L_ t y \-\1 a-L1 4 R - 3131 i - C-ri.:; - • a • 1 r� , I15 . � lung _ - MERD ALE 5SAAIDA 0 li la � . 1 HIGHWAY 111 • - STATE HIC r VI IA:IIMIN:II E WU; ; Ili, . t r4 C 1 , s . p .i / f _r -L./ t.....J 1...ri Z Ir_441r1- I I W J _. 1 i__ _ . j l 1 l 1 1 1 •1 . _ l 1 1 EL PASEO R C - 1 s . p . — 1 A ' 1 i I i a Z m NORTH ,,, ,r • R - 3 ( 41 = ' R - 3 $ , • ' SAID public hearing will be held on Tuesday, November 17, 1997, 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 planning commission (or city council) at, or prior to, the public hearing. PUBLISH: Desert Sun Philip Drell, Secretary November 6 1998 Palm Desert Planning Commission CITY OF PALM DESERT INTEROFFICE MEMORANDUM TO: Department of Community Development/Planning Attention: Martin Alvarez FROM: Richard J. Folkers, Asst. City Manager/Public Works Director SUBJECT: CONDITIONAL USE PERMIT (CUP) 98-17; EL POLLO LOCO DATE: November 12, 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 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) 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. (6) The project shall be subject to Transportation Uniform Mitigation Fees (TUMF). Payment of said fees shall be at time of building permit issuance. The subject fee shall be based on the proposed change of use (financial institution to fast food). RICHARD J. F KERS, P.E. • RIVERSIDE COUNTY CAUFONNi4 ��-- FIRE DEPARTMENT Y'iMfNT 0/FOq pIc.' EIIIOIfct04r 7 '! : 7 IN COOPERATION WITH THE zrf .1i COUNTY sty CALIFORNIA DEPARTMENT OF FORESTRY r n \ Y•`��'• RIVERSIDE ,, ,,,, AND FIRE PROTECTION CD F GLEN J.NEWAN !✓ \; M FIRE CHIEF 4k , +" RIVERSIDE COUNTY FIRE 210 WEST SAN JACINTO AVENUE COVE FIRE MARSHAL PERRIS,CALIFORNIA 92370 70-801 HWY 111 TELEPHONE(714)657-3183 RANCHO MIRAGE,CA 92270 (619) 346.1 70 TO: /I1/9-c-- x1/Cis z REF: ./k,,f cr -1 - 1)r) 7-1 �it 0/ If circled, underlined or noted, condition applies to project 6) 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. 21 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. Provide, or show there exists a water system - capable of providing a potential gallon per minute flow of 1500 for single family , 2500 for multifamily, 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. 4. 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 200 ' single family, 165 ' multifamily, and 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. 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 • --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. Provide written certification from the appropriate water company having jurisdiction that hydrant(s) will be installed and will produce the C/ required fire flow, or arrange field inspection by the Fire Department prior to request for final inspection. /f< 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 issue until the water system plan has been approved by the County Fire Chief.Upon approval , the original will be retur ned. One copy the responsible inspecting authority. will be sent to 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. " 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. 11. Install a complete fire sprinkler system per . The indicator valve and fire department connection shallP bellocated topost 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. 12. 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. �3 Certain designated areas will be required to be maintained as fire lanes Cn 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) ) _13: Install portable fire extinguishers per NFPA, Pamphlet #10 , but not less e than 2A10BC 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. ,.6: 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. ,_..y8r.: 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. CI ` 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 in to 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 acc omplished Zished bytwo P main access points from main roadway or an emergency gated access into an adjoining development. Contact the Fire Department for a final inspection prior to occupancy. '-'3frgir This project may require licensing and/or review by State agencies. t1M Applicant should prepare a letter of intent detailing the proposed usage i 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. Commercial buildings ;rshall have illuminated addresses of a size approved by the city. 27. 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 ill (Rancho Mirage Fire Station) , Rancho Mirage, CA 92270 . OTHER: Sincerely, MIKE HARRIS Chief by MIKE MC CONNELL Coves Fire Marshal - bbm RIVERSIDE COUNTY3 ram(_ f op � � LARRY D. SMITH, SHERIFF V. �'f 73-520 FRED WAKING DRIVE • PALM DESERT. CA 92260 • (760) 836-1600 PROUDLY SERVING AS THE PALM DESERT POLICE DEPARTMENT November 2, 1998 City of Palm Desert Planning Department 73-510 Fred Waring Drive Palm Desert, Cal. 92260 Attention Martin Alvarez Re: CUP 98-17 El Pollo Loco Restaurant (2,275 square foot restaurant) Dear Mr. Alvarez The Sheriff's Department has no objections to the proposed El Pollo Loco Restaurant located at the Southwest corner of Highway 1 1 1 and San Pablo. We appreciate the opportunity to comment on the project from a law enforcement point of view. Sincerely, Larry D. Smith, Sheriff heain Palm Desert Station Commander IVOV-lJ3 •-...3 z-.►ter La...r I.. Ilr L..1_ 4...Ull/I16ir-c is i IOJI I0‘+141 H _OZ Entrance , L t i • • . . 1.1 111 , - 111.1111.1111.1 .i_. 1.11111111111"1111111111111111f III II fli 1 r i .... ,. t4N s. J -rimiligi ..• .. 1 f:Ei___ iiiiiIr BRIE 1 11 o 111 .E1 r . C-41"---‘ • NORTH EL POLL° LOCO PALM DESERT 73-495 HWY 111 FREESTANDING WITHOUT DRIVE-THRU (69 SEATS) (PLAN FOR DISCUSSION PURPOSES ONLY) Floor Plan