HomeMy WebLinkAboutRes 03-22 PP 01-02 Amend 1 - 74150 Country Club Dr CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
TO: Honorable Mayor and City Council
REQUEST: Consideration of approval of a precise plan of design for a single-story
bank and a two-story office building on a 2.33 acre site on the north
side of Country Club Drive 450 feet east of Portola, 74-150 Country
Club Drive. *With staff requested to, in the
meantime, place poles that will help
APPLICANT: Sanborn AE, Inc. for Canyon Bank envision the line of site after the
12275 S. Gene Autry Trail, Suite C proposed project is built and to re-
Palm Springs, CA 92264 view zoning regulations for property
adjacent to Desert Willow Golf Resort.
CASE NO: PP 01 -02 Amendment #1 MEETING DATE a -73-6)
DATE: February 13, 2003 Lr CONTINUED TO c==7 7-C3 *
CONTENTS: Staff recommendation. ❑ PASSED TO 2ND READING
Discussion.
Draft Resolution.
Planning Commission Minutes involving Case No. PP 01 -02 Amendment
#1 .
Planning Commission Resolution No. 2165
Planning Commission Staff Report dated November 19, 2002.
ARC Minutes of January 14, 2003.
City Council Minutes of December 12, 2002.
Related maps and/or exhibits.
Staff Recommendation:
That City Council adopt Resolution No.03-22 approving PP 01-02 Amendment #1 .
Discussion:
BACKGROUND:
The applicant was before the City Council on December 12, 2002. That request
included tower elements at 35 feet and a two story office building at 27 feet.
Maximum height in the O.P. district is 25 feet. The City Council unanimously
rejected the height exception and the tower elements. City Council also expressed
concern with the front setback.
At the applicant's request, the matter was continued to a date uncertain.
The applicant has amended the proposal reducing the height to 25 feet for all
structures, eliminating all tower elements above 25 feet and increasing the front
setback from 32' to 48' measured from curb.
Changes in Chart Form
Original Approval December 2002 Current Proposal
June 2001 Proposal
Max Building 25' 27' Main building 25' max
Height 35' Towers
Front Setback 42' 32' 48'
to Bank
(measured to
curb)
The revised plans were reviewed by ARC on January 14, 2003 and granted
preliminary approval on a 7-0 vote.
The project was re-noticed to property owners within 300 feet, per code.
CURRENT PROJECT DESCRIPTION:
The proposal is to construct two buildings on the parcel. The southerly (front)
building will be a single story bank, while the northerly office building will be a
two-story building overlooking the Desert Willow Golf Course with an open space
park-like area on the south side of the building.
A. ADJACENT ZONING AND LAND USE:
North: PR-5 / Desert Willow Golf Course
South: PR-4 / Silver Sands Racquet Club
East: PR-5 / Seventh Day Adventist Church
West: O.P. / Office complex under construction
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STAFF REPORT
PP 01-02 AMENDMENT #1
FEBRUARY 13, 2003
B. SITE DESCRIPTION:
The property is relatively flat land on the north side of Country Club Drive
which extends north to the Desert Willow golf course.
C. PLANNING COMMISSION ACTION:
On November 19, 2002, the Planning Commission considered the original
ro osal and on a 4-1 vote with Commissioner Finertyvotingnay,
p
recommended approval to the City Council. Commissioner Finnerty
expressed concern with the tower element which could impact views from
the golf course. No member of the public was present at the Planning
Commission hearing.
PRECISE PLAN:
The project includes two buildings and takes access from Country Club Drive at
the east property line where it will share the existing driveway with the church to
the east. The project has been designed so that it can connect with the property
to the west (that site will share an access at its west limit with the Homme
property on the corner).
Specific changes to the current plan from that presented in December 2002 are as
follows:
1 ) Building height has been reduced to a maximum of 25 feet. There are no tower
elements above 25 feet. The December proposal had the two story building at 27
feet and tower elements to 35 feet. The project as now proposed complies with
the O.P. height limit.
2) The front setback measured from the curb, has increased from 32 feet to 48
feet. The original 2001 approved plan showed 42 feet from curb.
The site plan shows the bank facility at the south end of the site (setback 48 feet
from the curb) facing Country Club Drive, and at the north end overlooking Desert
Willow a two-story office is proposed. The front setback is comprised of 40 feet
of landscape in front of the building plus 8 feet of sidewalk. Public Works
Department has required as a condition of approval that the dedicated half street
be expanded from 44 feet to 55 feet, even though no additional widening is
anticipated at this time. The revised plans reflect the wider right of way. The 55
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STAFF REPORT
PP 01-02 AMENDMENT #1
FEBRUARY 13, 2003
foot half street is consistent with the circulation element provision of the general
plan.
The site plan proposes that the drive-thru lane for the bank be located along the
west side of the building.
Building architecture has been changed but can still be described as contemporary
desert architecture. In order to screen the drive-thru from Country Club Drive, the
south building wall is extended to the west some 50 feet at a height of 15' and
10'.
Landscaping for the project will be desert, and will complement the Desert Willow
area. The applicant has provided a large park-like area between the two buildings.
PROJECT DATA CHART
Project Data O.P. Standards
Site Area 2.33 acres 15,000 sq. ft. minimum
Total Building Area 21 ,520 square feet N/A
Total Coverage 21 % 50%
Parking 110 spaces 107 spaces
Landscaping 17% N/A
Bank Building Setbacks:
Country Club 36 feet to property line 15 feet to property line/18'
(48' to curb) from curb based on 1 :1 ratio
East Side 32 feet 20 feet
West Side 56 feet 0 feet
Height 15 feet - 18 feet - 25 feet 25 feet
Office Building Setbacks:
East Side 55 feet 20 feet
West Side 41 feet 0 feet
Rear (North) 51 feet(80 feet to main building)20 feet
Height 15 - 18 - 25 feet *25 feet
ANALYSIS:
The plan now complies with all requirements of the Office Professional zone. No
exceptions, waivers or adjustments are required.
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STAFF REPORT
PP 01-02 AMENDMENT #1
FEBRUARY 13, 2003
CEQA REVIEW:
The previous project was reviewed for compliance with CEQA, and a negative
declaration of environmental impact was certified. This project is substantially
similar to the project approved in 2001 . No further environmental review is
necessary.
Preparedby: Reviewed and Approved
ed by:
(---(62 , ---le: ---
Steve Smith Phil Drell
Planning Manager Director of Community Development
Reviewed and Approved by: Review and App ed by:
Carlos Or eg' Ilfr4 Homer Croy
City Manager ACM for Develo nt Services
/dq
G:\Planning\DonnaQuaiver\WPDocs\SR\PP 01-02amend1.#2
CITY COUNCIL ,ACTION:
APPROVED �/ DENIED
RECEIVED OTHER
MEETING DATE c-1 7IC
AYES:MEETING, DATE
1 Kb" S III i;�el � /i S b i 1
NOES: Fer1t4cr)n �
ABSENT: /00NL
ABSTAIN: 0 o0 =
VERIFIED BY: R-2) f ,
Original on File with City Clerk' s Office
5
•
CITY OF P ' ffl DESERT
73-510 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92260-2578
,M TEL: 760 346-061 I
FAX: 760 340-0574
97��• info@palm-deserr.org
February 20, 2003
Sanborn AE, Inc. for Canyon Bank
12277 S. Gene Autry Trail, Suite C
Palm Springs, California 92264
Dear Sir or Madam:
Subject: Consideration of Approval of A Precise Plan of Design For A
Single-Story Bank and A Two-Story Office Building on a 2.33 Acre
Site on the North Side of Country Club Drive, 450 Feet East of
Portola Avenue, 74-150 Country Club Drive — Case No. PP 01-02
Amendment#1 (Sanborn AE, Inc. for Canyon Bank, Applicant)
At its regular meeting of February 13, 2003, the Palm Desert City Council considered the
subject cases and took the following action:
By Minute Motion, continued the case to the meeting of February 27, 2003, with staff
requested to, in the meantime, place poles that will help envision the line of site after
the proposed project is built and to review zoning regulations for property adjacent to
the Desert Willow Golf Resort.
If you have any questions or require any additional information, please do not hesitate to
contact our offices.
Sincerely,
RACHELLE D. KLASSEN, CMC
CITY CLERK
RDK:rg
cc: Department of Community Development
C\WINDOWS\Desktop\Res 03-22,sanborn ae appl canyon bank don
i)PRINTED ON PREMED PAPIN
CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
TO: Honorable Mayor and City Council
REQUEST: Consideration of approval of a precise plan of design for a single-story
bank and a two-story office building on a 2.33 acre site on the north
side of Country Club Drive 450 feet east of Portola, 74-150 Country
Club Drive. *With staff requested to, in the
meantime, place poles that will help
APPLICANT: Sanborn AE, Inc. for Canyon Bank envision the line of site after the
12275 S. Gene Autry Trail, Suite C proposed project is built and to re-
Palm Springs, CA 92264 view zoning regulations for property
adjacent to Desert Willow Golf Resort
CASE NO: PP 01-02 Amendment #1
MEETING DATE a -/� C
DATE: February 13, 2003 L"1 CONTINUED TO ` -0 7`C 3 *
CONTENTS: Staff recommendation. ❑ PASSED TO 2ND READING
Discussion.
Draft Resolution.
Planning Commission Minutes involving Case No. PP 01-02 Amendment
#1 .
Planning Commission Resolution No. 2165
Planning Commission Staff Report dated November 19, 2002.
ARC Minutes of January 14, 2003.
City Council Minutes of December 12, 2002.
Related maps and/or exhibits.
Staff Recommendation:
That City Council adopt Resolution No.03-22 approving PP 01-02 Amendment #1 .
Discussion:
BACKGROUND:
The applicant was before the City Council on December 12, 2002. That request
included tower elements at 35 feet and a two story office building at 27 feet.
Maximum height in the O.P. district is 25 feet. The City Council unanimously
rejected the height exception and the tower elements. City Council also expressed
concern with the front setback.
CITY COUNCIL RESOLUTION NO. 03-22
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING A PRECISE PLAN OF
DESIGN FOR A26,741 SQUARE FOOT OFFICE/BANK COMPLEX
LOCATED ON 2.33 ACRES ON THE NORTH SIDE OF COUNTRY
CLUB DRIVE EAST OF PORTOLA AVENUE, 74-150 COUNTRY
CLUB DRIVE.
CASE NO. PP 01-02 AMENDMENT #1
WHEREAS, the City Council of the City of Palm Desert, California, did on the 13th day
of February, 2003, hold a duly noticed public hearing to consider the request of SANBORN AE,
INC. for CANYON BANK for approval of the above noted case; and
WHEREAS, the Planning Commission by its Resolution No. 2165 has recommended
approval of the project site plan as submitted; 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.
02-60," in that the Director of Community Development has determined that the project was
previously assessed and that no further environmental review 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 said request:
1. The precise plan as conditioned is consistent with the intent and purpose of the
Office Professional zone.
2. The design of the precise plan and the manner in which it will be operated will not
substantially depreciate property values, nor be materially injurious to properties
or improvements in the vicinity.
3. The precise plan of design will not unreasonably interfere with the use or
enjoyment of property in the vicinity by the occupants thereof for lawful purposes.
4. The precise plan will not endanger the public peace, health, safety or general
welfare.
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
Commission in this case.
CITY COUNCIL RESOLUTION NO. 03-22
2. That Precise Plan 01-02 Amendment #1 is hereby approved, subject to the
attached conditions.
PASSED,APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning
Commission, held on this day of February, 2003, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JEAN M. BENSON, Mayor
ATTEST:
RACHELLE KLASSEN, City Clerk
City of Palm Desert
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CITY COUNCIL RESOLUTION NO. 03-22
EXHIBIT A
Pursuant to Title 14, Division 6,Article 6 (commencing with section 15070)of the California Code
of Regulations.
NEGATIVE DECLARATION
CASE NO: PP 01-02
APPLICANT/PROJECT SPONSOR:
Sanborn AE, Inc.
12275 S. Gene Autry Trail, Suite C
Palm Springs, CA 92264
PROJECT DESCRIPTION/LOCATION: A precise plan of design for two buildings (an office
and a bank) on a 2.33 acre site on the north side of Country Club Drive, 450 feet east of Portola,
74-150 Country Club Drive.
The Director of the Department of Community Development, City of Palm Desert, California, has
found that the described project will not have a significant effect on the environment.
November 19, 2002
PHILIP DRELL DATE
DIRECTOR OF COMMUNITY DEVELOPMENT
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CITY COUNCIL RESOLUTION NO. 01-22
CONDITIONS OF APPROVAL
CASE NO. PP 01-02
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. 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 and shall include a recycling program.
6. Project is subject to Art in Public Places program per Palm Desert Municipal Code
Chapter 4.10. Method of compliance shall be established prior to completion of the
Architectural Review Commission process.
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
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CITY COUNCIL RESOLUTION NO. 03-22
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. That if this project proceeds prior to development on the property to the west, it shall
install to full two-way width the access driveway shown on the site plan on the west
portion of this property and the east limit of the property to the west.
9. That an open space development plan be included as part of the landscape plan for the
open space area located on the midpoint of the lot north of the bank and south of the
office building.
Department of Public Works:
1. Drainage fees, in accordance with Section 26.49 of the Palm Desert Municipal Code and
Palm Desert Ordinance Number 653, shall be paid prior to issuance of a grading permit.
The project shall be designed to retain storm waters associated with the increase in
developed vs. undeveloped condition for a 25 year storm.
2. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17 and 79-
55, shall be paid prior to issuance of a grading permit.
3. Any storm drain construction associated with this project shall be contingent upon a
drainage study prepared by a registered civil engineer that is reviewed and approved by
the Department of Public Works.
4. Full public improvements, as required by Sections 26.40 and 26.44 of the Palm Desert
Municipal Code,shall be installed in accordance with applicable City standards. All public
improvements shall be inspected by the Department of Public Works and a standard
inspection fee shall be paid prior to the issuance of any permits associated with this
project.
5. As required under Palm Desert Municipal Code Section 26.28, and in accordance with
Sections 26.40 and 26.44, complete improvement plans and specifications shall be
submitted to the Director of Public works for checking and approval before construction
of any improvements is commenced. Offsite improvement plans 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. "As-
built" plans shall be submitted to, and approved by, the Director of Public Works prior to
the acceptance of the improvements by the City.
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CITY COUNCIL RESOLUTION NO. 03-22
6. 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.
7. Landscaping maintenance on Country Club Drive frontage shall be the responsibility of
the property owner.
8. 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.
9. Project shall utilize the existing driveway access located on the east property line.
Reciprocal access agreements shall be executed with properties located to the east and
west.
10. Any and all offsite improvements shall be preceded by the approval of plans by the
Director of Public Works and the issuance of a valid encroachment permit by the
Department of Public Works.
11. A complete preliminary soils investigation,conducted by a registered soils engineer,shall
be submitted to and approved by the Department of Public Works prior to the issuance
of the grading permit.
12. Proposed building pad elevations are subject to review and modification in accordance
with Section 27 of the Palm Desert Municipal Code.
13. The project shall be subject to Transportation Uniform Mitigation Fees(TUMF). Payment
of said fees shall be at time of building permit issuance.
14. Applicant shall comply with the provisions of Municipal Code Section 24.12, Fugitive Dust
(PM10) Control as well as Section 24.20, Stormwater Management and Discharge
Control.
Riverside County Fire Department:
1. With respect to the conditions of approval regarding the above referenced project,the fire
department recommends the following fire protection measures be provided in
accordance with City Municipal Code, NFPA, UFC, and UBC or any recognized Fire
Protection Standards:
The Fire Department is required to set a minimum fire flow for the remodel or construction
of all buildings per UFC article 87.
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CITY COUNCIL RESOLUTION NO. 03-22
2. A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual 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 gpm flow of 3,000
gpm for commercial buildings.
4. The required fire flow shall be available from a wet barrel Super Hydrant(s) 150'from any
portion of a commercial building measured via vehicular travelway.
5. Water plans must be approved by the Fire Marshal and include verification that the water
system will produce the required fire flow.
6. Install a complete NFPA 13 fire sprinkler system. This applies to all buildings with a 3,000
square foot total cumulative floor area. The Fire Marshal shall approve the locations of
all post indicator valves and fire department connections. All valves and connections
shall not be less than 25' from the building and within 50' of an approved hydrant.
Exempted are one and two family dwellings.
7. All valves controlling the water supply for automatic sprinkler systems and water-flow
switches shall be monitored and alarmed per UBC Chapter 9.
8. Install a fire alarm system as required by the UBC Chapter 3.
9. Install portable fire extinguishers per NFPA 10, but not less than one 2A10BC
extinguisher per 3,000 square feet and not over 75' walking distance. A "K" type fire
extinguisher is required in all commercial kitchens.
10. 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 not be less than 24' of
unobstructed width and 13'6"of vertical clearance. Where parallel parking is required on
both sides of the street the roadway must be 36' wide and 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.
11. A second access is required. This can be accomplished by two main access points from
a main roadway or an emergency gate from an adjoining development.
12. All buildings shall have illuminated addresses of a size approved by the city.
13. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be
submitted separately to the Fire Marshal for approval prior to construction.
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CITY COUNCIL RESOLUTION NO. 03-22
14. Conditions subject to change with adoption of new codes, ordinances, laws, or when
building permits are not obtained within 12 months.
Other:
Provide secondary access from the west property line through Lot 28 (lot to the west)to connect
with the existing driveway at the southwest corner of Lot 28.
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PALM DESERT PLANNING COMMISSION
NOVEMBER 19, 2002
one or two surgeons would produce less traffic than an
office. He said he respected the survey, but he
frequented those businesses pretty regularly and he
always had a hard time finding a parking space. Not
disputing staff's findings or necessarily the
recommendation, but he was not in favor.
Chairperson Finerty concurred with Commissioner Jonathan.
She apparently went to that site at the wrong time as
well . It was next to impossible to find a parking place.
It was a parking nightmare at this time and any time they
went to medical uses, they would complicate the parking
problem. She noticed that there would be five exam rooms,
plus a procedure room, which told her there could be a
number of people both in the waiting area, in each exam
room, and in the procedure room. She was opposed, but
asked for a motion of approval .
Action:
It was moved by Commissioner Campbell, seconded by
Commissioner Lopez, approving the findings as presented
by staff . Motion carried 3-2 (Chairperson Finerty and
Commissioner Jonathan voted no) .
It was moved by Commissioner Campbell, seconded by
Commissioner Lopez, adopting Planning Commission
Resolution No. 2164, approving Case No. CUP 02-30,
subject to conditions . Motion carried 3-2 (Chairperson
Finerty and Commissioner Jonathan voted no) .
I. Case No. PP 01-02 Amendment #1 - SANBORN AE, INC.
for CANYON BANK, Applicant
Request for approval of a Negative
Declaration of Environmental Impact
and a precise plan of design for two
buildings (an office and a bank) on
a 2 . 33 acre site on the north side
of Country Club Drive 450 feet east
of Portola, 74-150 Country Club
Drive.
Mr. Drell noted that the commission had plans in their
packets . This was a project the commission had seen
before and approved. The applicant had done some redesign
both to the architecture and the site plan. The
architecture had become a bit more contemporary and had
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PALM DESERT PLANNING COMMISSION
NOVEMBER 19, 2002
some elements that were a little more challenging. It had
a tower element at 35 feet . It was within the ordinance
standard for towers and could be approved and would go to
the Council . As well, other elements were at 27 feet
which was higher than the O.P. standard which would also
be going to the Council. Pursuant to some interpretations
they made in the past, the plan was reviewed and
recommended for approval by the Architectural Review
Commission. There was a site planning change. Originally
the drive-through for the bank was along the north side
of the building between the bank and the parking lot and
that required people in the parking lot to cross through
the drive-through to get to the front of the bank and
they rotated it so that the drive through was now on the
west side of the building. In rotating the building, it
moved it a bit closer to the front on Country Club and
reduced the front setback from 42 feet down to 30 and 32
feet from curb, which still met the O.P. standard. Based
on the Architectural Commission's recommendation and
approval of the architecture and the compliance with the
O. P. standards, staff recommended approval with the
height issues going to Council .
Commissioner Campbell noted that they moved their drive-
through on the west side so that people wouldn't have to
walk through that area from the parking lot, but asked
what they were going to do with the parking spaces on the
west side of the drive-through. There are parking spaces
right there and she asked if those would be used. Mr.
Drell said they would still be used. Those spaces didn't
back out onto the drive through, they would back out onto
a shared driveway with the property to the west .
Commissioner Campbell asked if people did park there, if
they could still walk to the bank. Mr. Drell said for
those parking spaces people would have to walk through
it, but in the original plan, everyone had to walk
through the drive-through. Commissioner Campbell noted
that the only entrance to the bank was on the north side
of the building. Mr. Drell said that was correct. He said
it might have a service entrance somewhere else, but the
primary access was on the north side and that was where
most of the parking would be.
Chairperson Finerty asked how far back the tower element
was from Country Club and if the tower element backed up
to Desert Willow. Mr. Drell said that it was on the back
building, so it was 450 feet away. It was a long way.
Chairperson Finerty asked why they would have a tower in
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PALM DESERT PLANNING COMMISSION
NOVEMBER 19, 2002
the corner in the dark. Mr. Drell said that it wouldn't
be in the corner or in the dark when they were around
that building. That building interacts with the park
feature, so the buildings were designed to be viewed from
the areas adjacent to them, not just from Country Club.
Chairperson Finerty asked if the area most adjacent would
be Desert Willow. Mr. Drell said yes . Chairperson
Finerty asked if they were building the tower for the
golfers. Mr. Drell said no and they could discuss it with
the architect in terms of his motivation for the tower.
Commissioner Jonathan pointed out that the staff report
indicated that the front setback on Country Club was
comprised of 22 feet of landscape in front of the
building plus eight feet of sidewalk. Mr. Drell said that
was correct. Commissioner Jonathan asked if Public Works
was going to take 11 feet of that . Mr. Drell said no,
that was after the 11 feet had been removed. It was his
understanding that the plan as submitted was after the
dedication. The section of road they were seeing on the
plan included the dedication. The plans had been drawn
with the assumption that the 11 feet were already gone.
Commissioner Jonathan asked if the existing setback as it
is right now is more like 41 feet, not 30 . Mr. Drell
said that if the road wasn't going to be widened, that
would be the setback, but the road was going to be
widened per the Public Works condition. Commissioner
Jonathan noted that the 30 feet would be post street
widening, so the sidewalk and landscaping would be as
indicated on the plans after the widening. Mr. Drell said
yes. The plans showed what would exist after the project
was completed and the road widened.
Chairperson Finerty opened the public hearing and asked
the applicant to address the commission.
MR. ALAN SANBORN, Sanborn A/E representing Canyon
National Bank, 1227 S . Gene Autry Trail in Palm
Springs, addressed the commission. Regarding the
parking spaces on the west side, he said that
primarily those would probably be used by staff .
There was a staff entrance on the southwest corner
of the building. That parking was a little out of
the way, but the only public entrance was to the
north so the idea was that those people would park
in that parking lot to the north, come in through
the north and there was extra parking on the west
side for some staff members . They could leave at
26
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PALM DESERT PLANNING COMMISSION
NOVEMBER 19, 2002
night and go out there and get there early in the
morning, so there wouldn't be a conflict with the
drive-through.
Regarding the tower, he said it was very difficult
to have a two-story building to try to squeeze into
the height in this particular zone. He said they
worked with staff to try and come up with some
different cross sections and showed them different
construction methods to try to differentiate
between eight-foot high ceilings in office spaces
and nine or ten foot high ceilings and just the
quality of an office space that has a ten foot
ceiling. The tower was actually the lobby for the
elevator area, so with the elevator that was
required to stick up higher than the general
parapet of the building, they thought it would be
nice to generate a lobby with some light going in
so when people were up on the second floor, it
wasn't just an enclosed hallway. When they walk out
to where the elevator is, they could look down into
the first floor, look out through some glass to the
east and generate an element that also allowed them
when they drive into the site because it sits so
far back, they could look down the driveway and see
it and to him that said entrance or main kind of
entrance lobby, especially if they were looking for
someone who works on the second floor office space.
So it was kind of like a directional element, an
element to break up a long linear building, and
also a functional element because it houses the
elevator tower inside .
He stated that he concurred with all the conditions
and hoped for a favorable response.
Chairperson Finerty asked if anyone wished to speak in
FAVOR or OPPOSITION to the project . There was no one and
the public hearing was closed. Chairperson Finerty asked
for commission comments .
Commissioner Campbell stated that even though they have
adequate parking spaces, 110 parking spaces, she asked
what use would be on the second floor of the building.
She asked if it was going to be general offices, or
medical, or if that would have to come back to the
commission for a conditional use permit if it was going
to be used for medical for additional parking spaces .
27
MINUTES
PALM DESERT PLANNING COMMISSION
NOVEMBER 19, 2002
Mr. Drell said that if any uses that come in exceed the
parking supply, then they would have to come back for a
conditional use permit .
Commissioner Jonathan stated that it was a great project.
He liked the design and thought the traffic flow made
sense. All standards were met and he was ready to move
for approval .
Commissioner Campbell concurred and said she would second
that if it was a motion. Commissioner Jonathan said he
would make it a motion.
Commissioner Tschopp said that the current plan took into
consideration some of the concerns he had with the last
building and the drive-up and addressed them. He thought
it was a nice project .
Commissioner Lopez concurred.
Chairperson Finerty stated that she was opposed to the
project, mainly because of the tower element. She didn't
feel there should be an exception for the tower element
right at the Desert Willow golf course. The view would be
obstructed to a certain extent from Desert Willow and she
knew the City spent a lot of time and effort trying to
construct a beautiful golf course. She thought it was an
inappropriate location for the tower element and for that
reason she was opposed.
Action:
It was moved by Commissioner Jonathan, seconded by
Commissioner Campbell, approving the findings as
presented by staff . Motion carried 4-1 (Chairperson
Finerty voted no) .
It was moved by Commissioner Jonathan, seconded by
Commissioner Campbell, adopting Planning Commission
Resolution No. 2165, recommending to City Council
approval of Case No. PP 01-02 Amendment #1, subject to
conditions. Motion carried 4-1 (Chairperson Finerty voted
no) .
J. Case No. ZOA 02-05 - CITY OF PALM DESERT, Applicant
Request for approval of an amendment
to Chapter 25 . 56 General Provisions
regulating the conversion of
28
CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
TO: Honorable Mayor and City Council
REQUEST: Consideration of approval of a precise plan of design for a single-story
bank and a two-story office building with tower elements having roof
height to a maximum of 35 feet, and a height exception to allow the
main two-story element at 27 feet on a 2.33 acre site on the north side
of Country Club Drive 450 feet east of Portola, 74-150 Country Club
Drive.
APPLICANT: Sanborn AE, Inc. for Canyon Bank
12275 S. Gene Autry Trail, Suite C
Palm Springs, CA 92264
CASE NO: PP 01-02 Amendment #1 IN6 DATE f —[oftv--) —a�`
T
DATE: December 12, 2002
gai CONTINUED TO l 1 �- k E f i()
D PASSED TO 2ND READING
CONTENTS: A. Staff recommendation.
B. Discussion.
C. Draft Resolution.
D. Planning Commission Minutes involving Case No. PP 01 -02
Amendment #1 .
E. Planning Commission Resolution No. 2165
F. Planning Commission Staff Report dated November 1 9, 2002.
G. Related maps and/or exhibits.
A. STAFF RECOMMENDATION:
That City Council adopt Resolution No.02-155 approving PP 01-02 Amendment #1
including tower elements to 35 feet in height and a height exception to allow the
main two-story element at 27 feet.
B. DISCUSSION:
I. BACKGROUND:
In June 2001 , City Council considered a similar request which also included a change
of zone from PR-5 to O.P. That request was approved, however, since that time the
bank has changed architects. The building design was changed and the site plan has
been modified.
RESOLUTION NO. 02-155co Qa
STAFF REPORT
PP 01-02 AMENDMENT #1
DECEMBER 12, 2002
II. CURRENT PROJECT DESCRIPTION:
The proposal is to construct two buildings on the parcel. The southerly (front)
building will be a single story bank, while the northerly office building will be a two-
story building overlooking the Desert Willow Golf Course with an open space park-like
area on the south side of the building.
A. ADJACENT ZONING AND LAND USE:
North: PR-5 / Desert Willow Golf Course
South: PR-4 / Silver Sands Racquet Club
East: PR-5 / Seventh Day Adventist Church
West: O.P. / Office complex under construction
B. SITE DESCRIPTION:
The property is relatively flat land on the north side of Country Club Drive
which extends north to the Desert Willow golf course.
C. ARCHITECTURE REVIEW COMMISSION ACTION:
The revised plans were reviewed by ARC at its July 23, 2002 and September
24, 2002 meetings and were given preliminary approval.
D. PLANNING COMMISSION ACTION:
On November 19, 2002, the Planning Commission considered the revised
proposal and on a 4-1 vote with Commissioner Finerty voting nay,
recommended approval to the City Council. No member of the public was
present at the Planning Commission hearing.
III. PRECISE PLAN:
The project includes two buildings and takes access from Country Club Drive at the
east property line where it will share the existing driveway with the church to the
east. The project has been designed so that it can connect with the property to the
west (that site will share an access at its west limit with the Homme property on the
corner).
2
STAFF REPORT
PP 01-02 AMENDMENT #1
DECEMBER 12, 2002
The site plan shows the bank facility at the south end of the site (setback 30 feet
from the curb) facing Country Club Drive, and at the north end overlooking Desert
Willow a two-story office is proposed. The front setback is comprised of 22 feet of
landscape in front of the building plus 8 feet of sidewalk. Public Works Department
has required as a condition of approval that the dedicated half street be expanded
from 44 feet to 55 feet, even though no additional widening is anticipated at this
time. The 55 foot half street is consistent with the circulation element provision of
the general plan.
The site plan now proposes that the drive-thru lane for the bank be located along the
west side of the building.
Building architecture has been changed but can still be described as contemporary
desert architecture. In order to screen the drive-thru from Country Club Drive, the
south building wall is extended to the west some 50 feet at a height of 15' and 10'.
Landscaping for the project will be desert, and will complement the Desert Willow
area.
The applicant has provided a large park-like area between the two buildings. As of
this time a theme for the use of this open space area has not been developed, but it
most likely will house the project's public art.
PROJECT DATA CHART
Project Data O.P. Standards
Site Area 2.33 acres 15,000 sq. ft. minimum
Total Building Area 21 ,520 square feet N/A
Total Coverage 21 % 50%
Parking 110 spaces 107 spaces
Landscaping 17% N/A
Bank Building Setbacks:
Country Club 30 feet 15 feet to property line/18 feet
from curb based on 1 :1 ratio
East Side 32 feet 20 feet
West Side 56 feet 0 feet
Height 15 feet - 18 feet - 25 feet 25 feet
3
KCJVLUIIVN NV VL 1JJ
C
STAFF REPORT
PP 01-02 AMENDMENT #1
DECEMBER 12, 2002
Office Building Setbacks:
East Side 55 feet 20 feet
West Side 41 feet 0 feet
Rear (North) 55 feet 20 feet
Height 1 5 - 18 - 27 - 35 feet *25 feet
See discussion below on roof elements above 25 feet.
IV. ANALYSIS:
This plan provides a new architectural concept along with site plan changes.
The main site plan change involves a reduction in the front setback from 42 feet from
curb to 30 to 32 feet from curb, and placing the drive-thru window on the west side
of the building versus the north side. In order to screen the new location, the
applicant has extended the front building wall westerly at a height of 15 feet
stepping down to 10 feet near the property line.
The west side of the property provides a 12-foot wide driveway, which will be
coupled with an additional 12 feet from the property to the west to provide adequate
circulation. The additional 12 feet on the west will be constructed as part of this
development (i.e., the bank building and with the office building).
This plan provides 100% onsite parking and shares its access with the church to the
east.
Roof Elements Above 25 Feet
The two-story office building includes a 35 foot high tower element which occupies
less than 10% of the floor area. M.C. Section 25.56.300 provides for such height
exceptions with City Council concurrence.
The building section at 27 feet in height falls into the more recent height exception
established by the City Council for the office building on San Pablo in the O.P.
district. In that instance, the City Attorney determined that the O.P. provisions allow
the City Council to approve buildings in excess of the height limit.
4
KLJULU11UN NU. UL-133
STAFF REPORT
PP 01-02 AMENDMENT #1
DECEMBER 12, 2002
V. COMPARISON WITH PREVIOUS APPROVAL:
The main change from the previous approval on this property involves the location
of the drive-thru window. In the first proposal, it was located on the north side of
the building and the west side yard was landscaped. This required all persons parking
in the parking lot to walk through the drive-thru lanes in order to enter the building.
The applicant has relocated the drive-thru lane to the west. In order to screen the
drive-thru, a wall system is proposed across the front of the lot. Other changes
include reducing the front setback from 42 feet to 30 feet from the curb.
VI. CEQA REVIEW:
The previous project was reviewed for compliance with CEQA, and a negative
declaration of environmental impact was certified. This project is substantially similar
to the project approved in 2001 . No further environmental review is necessary.
Prepared by: Reviewed and Approved by:
Steve math Drell
Planning Manager Director of Community Development
Reviewed and Approved by: Reviewed and Approv by:
Carlos Ortega Homer Croy
City Manager Assistant City Manager for
Development Services
/dq
G:\Planning\DonnaQuaiver\WPDocs\SR\CZ02-04PP02-14.wpd
5
PLANNING COMMISSION RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM DESERT, CALIFORNIA, RECOMMENDING TO CITY
COUNCIL APPROVAL OF A NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT AND A PRECISE PLAN OF DESIGN
FOR A 26,741 SQUARE FOOT OFFICE/BANK COMPLEX
LOCATED ON 2.33 ACRES ON THE NORTH SIDE OF COUNTRY
CLUB DRIVE EAST OF PORTOLA AVENUE, 74-150 COUNTRY
CLUB DRIVE.
CASE NO. PP 01 -02 AMENDMENT #1
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 1 9th day of November, 2002, hold a duly noticed public hearing to consider the request
of SANBORN AE, INC. for CANYON BANK for approval of the above noted cases; 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. 02-60," in that the Director of Community Development has determined that the project
was previously assessed and that no further environmental review 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 recommending to City Council
approval of said request:
1 . The precise plan as conditioned is consistent with the intent and purpose of
the Office Professional zone.
2. The design of the precise plan and the manner in which it will be operated will
not substantially depreciate property values, nor be materially injurious to
properties or improvements in the vicinity.
3. The precise plan of design will not unreasonably interfere with the use or
enjoyment of property in the vicinity by the occupants thereof for lawful
purposes.
4. 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.
PLANNING COMMISSION RESOLUTION NO.
2. That approval of Precise Plan 01-02 Amendment #1 including tower elements
above 25 feet is hereby recommended to City Council, subject to the attached
conditions.
3. That a Negative Declaration of Environmental Impact (Exhibit A attached
hereto), is recommended for certification.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning
Commission, held on this 1 5th day of November, 2002, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
CYNTHIA FINERTY, Chairperson
ATTEST:
PHILIP DRELL, Secretary
Palm Desert Planning Commission
•
PLANNING COMMISSION RESOLUTION NO.
CONDITIONS OF APPROVAL
CASE NOS. C/Z 01-02 AND PP 01-02
Community
Department of Co v 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. 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 and shall include a recycling program.
6. Project is subject to Art in Public Places program per Palm Desert Municipal Code
Chapter 4.10. Method of compliance shall be established prior to completion of the
Architectural Review Commission process.
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
3
PLANNING COMMISSION RESOLUTION NO.
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. That if this project proceeds prior to development on the property to the west, it shall
install to full two-way width the access driveway shown on the site plan on the west
portion of this property and the east limit of the property to the west.
9. That an open space development plan be included as part of the landscape plan for
the open space area located on the midpoint of the lot north of the bank and south
of the office building.
Department of Public Works:
1 . Drainage fees, in accordance with Section 26.49 of the Palm Desert Municipal Code
and Palm Desert Ordinance Number 653, shall be paid prior to issuance of a grading
permit. The project shall be designed to retain storm waters associated with the
increase in developed vs. undeveloped condition for a 25 year storm.
2. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17 and
79-55, shall be paid prior to issuance of a grading permit.
3. Any storm drain construction associated with this project shall be contingent upon
a drainage study prepared by a registered civil engineer that is reviewed and approved
by the Department of Public Works.
4. Full public improvements, as required by Sections 26.40 and 26.44 of the Palm
Desert Municipal Code, shall be installed in accordance with applicable City
standards. All public improvements shall be inspected by the Department of Public
Works and a standard inspection fee shall be paid prior to the issuance of any permits
associated with this project.
5. As required under Palm Desert Municipal Code Section 26.28, and in accordance with
Sections 26.40 and 26.44, complete improvement plans and specifications shall be
submitted to the Director of Public works for checking and approval before
construction of any improvements is commenced. Offsite improvement plans 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. "As-built" plans shall be submitted to, and approved by, the Director
of Public Works prior to the acceptance of the improvements by the City.
4
PLANNING COMMISSION RESOLUTION NO.
6. 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.
7. Landscaping maintenance on Country Club Drive frontage shall be the responsibility
of the property owner.
8. 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.
on the east property line.
utilize the existingdrivewayaccess locatedp p y
9. Project shall
Reciprocal access agreements shall be executed with properties located to the east
and west.
10. Any and all offsite improvements shall be preceded by the approval of plans by the
m
Director of Public Works and the issuance of a valid encroachment permit by the
Department of Public Works.
1 1 . A complete preliminary soils investigation, conducted by a registered soils engineer,
shall be submitted to and approved by the Department of Public Works prior to the
issuance of the grading permit.
12. Proposed building pad elevations are subject to review and modification in accordance
with Section 27 of the Palm Desert Municipal Code.
13. The project shall be subject to Transportation Uniform Mitigation Fees (TUMF).
Payment of said fees shall be at time of building permit issuance.
14. Applicant shall comply with the provisions of Municipal Code Section 24.12, Fugitive
Dust (PM10) Control as well as Section 24.20, Stormwater Management and
Discharge Control.
Riverside County Fire Department:
1 . With respect to the conditions of approval regarding the above referenced project, the
fire department recommends the following fire protection measures be provided in
accordance with City Municipal Code, NFPA, UFC, and UBC or any recognized Fire
Protection Standards:
The Fire Department is required to set a minimum fire flow for the remodel or
construction of all buildings per UFC article 87.
5
PLANNING COMMISSION RESOLUTION NO.
flow of 1500 gpm for a 1 hour duration at 20psi residual pressure must be
2. A fire
available before any combustible material is placed on the job site.
3. Provide or show there exists a water system capable of providing a gpm flow of
3,000 gpm for commercial buildings.
4. The required fire flow shall be available from a wet barrel Super Hydrant(s) 150' from
any portion of a commercial building measured via vehicular travelway.
5. Water plans must be approved by the Fire Marshal and include verification that the
water system will produce the required fire flow.
6. completesprinklersy
stem.a NFPA 13 fire s stem. This applies to all buildings with
a 3,000 square foot total cumulative floor area. The Fire Marshal shall approve the
locations of all post indicator valves and fire department connections. All valves and
connections shall not be less than 25' from the building and within 50' of an
approved hydrant. Exempted are one and two family dwellings.
7. All valves controlling the water supply for automatic sprinkler systems and water-
flow switches shall be monitored and alarmed per UBC Chapter 9.
8. Install a fire alarm system as required by the UBC Chapter 3.
9. Install portable fire extinguishers per NFPA 10, but not less than one 2A10BC
extinguisher per 3,000 square feet and not over 75' walking distance. A "K" type
fire extinguisher is required in all commercial kitchens.
10. 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 not be less
than 24' of unobstructed width and 13'6" of vertical clearance. Where parallel
parking is required on both sides of the street the roadway must be 36' wide and 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.
1 1 . A second access is required. This can be accomplished by two main access points
from a main roadway or an emergency gate from an adjoining development.
12. All buildings shall have illuminated addresses of a size approved by the city.
13. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be
submitted separately to the Fire Marshal for approval prior to construction.
14. Conditions subject to change with adoption of new codes, ordinances, laws, or when
building permits are not obtained within 12 months.
6
PLANNING COMMISSION RESOLUTION NO.
Other:
Provide secondary access from the west property line through Lot 28 (lot to the west) to
connect with the existing driveway at the southwest corner of Lot 28.
7
PLANNING COMMISSION RESOLUTION NO.
EXHIBIT A
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the
California Code of Regulations.
NEGATIVE DECLARATION
CASE NOS: C/Z 01 -02 AND PP 01 -02
APPLICANT/PROJECT SPONSOR: Robert Orr
77-734 Country Club Drive, Suite K
Palm Desert, CA 92211
PROJECT DESCRIPTION/LOCATION: A 24,933 square foot office/bank complex located on
2.33 acres on the north side of Country Club Drive east of Portola Avenue, 74-150 Country Club
Drive.
The Director of the Department of Community Development, City of Palm Desert, California,
has found that the described project will not have a significant effect on the environment.
A copy of the Initial Study has been attached to document the reasons in support of this
finding. Mitigation measures, if any, included in the project to avoid potentially significant
effects, may also be found attached.
June 5, 2001
PHILIP DRELL DATE
DIRECTOR OF COMMUNITY DEVELOPMENT
8
INTEROFFICE MEMORANDUM
TO: Department of Community Development/Planning
Attention: Steve Smith
FROM: Joseph S. Gaugush, Public Works Director/City Engineer
SUBJECT: PRECISE PLAN 01-02 AMENDMENT 1; COUNTRY CLUB BUSINESS
CENTER
DATE: October 23, 2002
The following should be considered conditions of approval for the above-referenced
project:
(1) Drainage fees, in accordance with Section 26.49 of the Palm Desert Municipal
Code and Palm Desert Ordinance Number 653, shall be paid prior to issuance of
a grading permit. The project shall be designed to retain storm waters associated
with the increase in developed vs. undeveloped condition for a 25 year storm.
(2) Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17
and 79-55, shall be paid prior to issuance of a grading permit.
(3) Any storm drain construction associated with this project shall be contingent
upon a drainage study prepared by a registered civil engineer that is reviewed
and approved by the Department of Public Works.
(4) Full public improvements, as required by Sections 26.40 and 26.44 of the Palm
Desert Municipal Code, shall be installed in accordance with applicable City
standards. All public improvements shall be inspected by the Department of Public
Works and a standard inspection fee shall be paid prior to the issuance of any
permits associated with this project. Right-of-way to a distance of 55' from the
centerline of Country Club Drive shall be dedicated prior to the issuance of any
permits associated with this project.
(5) As required under Palm Desert Municipal Code Section 26.28, and in accordance
with Sections 26.40 and 26.44, complete improvement plans and specifications
shall be submitted to the Director of Public Works for checking and approval before
construction of any improvements is commenced. Offsite improvement plans 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. "As-built" plans shall be submitted to, and approved by, the
Director of Public Works prior to the acceptance of the improvements by the City.
CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
TO: Planning Commission
DATE: November 19, 2002
CASE NOS: PP 01-02 Amendment #1
REQUEST: Approval of a Negative Declaration of Environmental Impact and a
precise plan of design for two buildings (an office and a bank) on a 2.33
acre site on the north side of Country Club Drive 450 feet east of
Portola, 74-150 Country Club Drive.
APPLICANT: Sanborn AE, Inc. for Canyon Bank
12275 S. Gene Autry Trail, Suite C
Palm Springs, CA 92264
BACKGROUND:
In June 2001, Planning Commission considered a simlar request which also included
a change of zone to O.P. That request was approved by City Council. The bank has
changed architects. The building design has changed and the site plan has been
modified.
II. CURRENT PROJECT DESCRIPTION:
The proposal is to construct two buildings on the parcel. The southerly (front)
building will be a single story bank, while the northerly office building will be a two-
story building overlooking the Desert Willow Golf Course with an open space park-like
area on the south side of the building.
A. ADJACENT ZONING AND LAND USE:
North: PR-5 / Desert Willow Golf Course
South: PR-4 / Silver Sands Racquet Club
East: PR-5 / Seventh Day Adventist Church
West: O.P. / Office complex under construction
B. SITE DESCRIPTION:
The property is relatively flat land on the north side of Country Club Drive
which extends north to the Desert Willow golf course.
STAFF REPORT
PP 01-02 AMENDMENT #1
NOVEMBER 19, 2002
C. ARCHITECTURE REVIEW COMMISSION ACTION:
The revised plans were reviewed by ARC at its July 23, 2002 and September
24, 2002 meetings and were given preliminary approval.
III. PRECISE PLAN:
The project includes two buildings and will take its main access from Country Club
Drive at the east property line where it will share the existing driveway with the
church to the east. The project has been designed so that it can connect with the
property to the west (that site will share an access at its west limit with the Homme
property on the corner).
The site plan shows the bank facility at the south end of the site (setback 30 feet
from the curb) facing Country Club Drive and at the north end overlooking Desert
Willow a two-story office is proposed. The front setback is comprised of 22 feet of
landscape in front of the building plus 8 feet of sidewalk. Public Works Department
has required as a condition of approval that the dedicated half street be expanded
from 44 feet to 55 feet even though no additional widening is anticipated at this
time. The 55 foot half street is consistent with the circulation element provision of
the general plan.
The site plan now proposes that the drive-thru lane for the bank be located along the
west side of the building. The 32-foot wide west side yard will be landscaped.
Building architecture has been changed but can still be described as contemporary
desert architecture. In order to screen the drive-thru from Country Club Drive, the
south building wall is extended to the west some 50 feet at a height of 15' and 10'.
Landscape for the project will be desert and will complement the Desert Willow area.
This project provides 100% of its required parking onsite. The applicant has provided
a large park-like area between the two buildings. As of this time a theme for the use
of this open space area has not been developed but it most likely will house the
project's public art.
2
STAFF REPORT
PP 01-02 AMENDMENT #1
NOVEMBER 19, 2002
PROJECT DATA CHART
Project Data O.P. Standards
Site Area 2.33 acres 15,000 sq. ft. minimum
Total Building Area 21 ,520 square feet N/A
Total Coverage 21 % 50%
Parking 110 spaces 107 spaces
Landscaping 17% N/A
Bank Building Setbacks:
Country Club 30 feet 15 feet to property line/18 feet
from curb based on 1 :1 ratio
East Side 32 feet 20 feet
West Side 56 feet 0 feet
Height 15 feet - 18 feet - 25 feet 25 feet
Office Building Setbacks:
East Side 55 feet 20 feet
West Side 41 feet 0 feet
Rear (North) 55 feet 20 feet
Height 15 - 18 - 27 - 35 feet *25 feet
See discussion below on roof elements above 25 feet.
IV. ANALYSIS:
This plan provides a new architectural concept along with site plan changes.
The main site plan change involves a reduction in the front setback from 42 feet from
curb to 30 feet to 32 feet from curb and placing the drive-thru window on the west
side of the building versus the north side. In order to screen the new location, the
applicant has extended the front building wall westerly at a height of 15 feet and
stepping down to 10 feet near the property line.
The west side of the property provides a 12-foot wide driveway which will be
coupled with an additional 12 feet from the property to the west to provide adequate
3
STAFF REPORT
PP 01-02 AMENDMENT #1
NOVEMBER 19, 2002
circulation. The additional 12 feet on the west will be constructed with this
development (i.e., the bank building and with the office building).
providesonsite parking 100 /o
Thisplan
0
and shares its access with the church to the
east.
given preliminaryapproval byARC at its meetings of
architecture waspp
The revised
July 23, 2002 and September 24, 2002.
Roof Elements Ab
ove 25 Feet
The two-story office building includes a tower element which occupies less than 10%
of the floor area. This element is 35 feet in height and is located in excess of 450
north of Country Club.
M.C. Section 25.56.300 provides for such height exceptions with City Council
concurrence.
The building section at 27 feet in height falls into the more recent height exception
established by the City Council for the office building on San Pablo in the O.P.
district. In that instance, the City Attorney determined that the O.P. provisions allow
the City Council to approve buildings in excess of the height limit.
V. COMPARISON WITH PREVIOUS APPROVAL:
The main change from the previous approval on this property involves the location
of the drive-thru window. In the first proposal, it was located on the north side of
the building and the west side yard was landscaped. This required all persons parking
in the parking lot to walk through the drive-thru lanes in order to enter the building.
The applicant has relocated the drive-thru lane to the west. In order to screen the
drive-thru, a wall system is proposed across the front of the lot. Other changes
include reducing the front setback from 42 feet to 30 feet from the curb.
VI. CEQA REVIEW:
The previous project was reviewed for compliance with CEQA and a negative
declaration of environmental impact was certified. This project is substantially similar
to the project approved in 2001 . No further environmental review is necessary.
4
STAFF REPORT
PP 01-02 AMENDMENT #1
NOVEMBER 19, 2002
VII. RECOMMENDATION:
That Case No. PP 01-02 Amendment #1 be recommended to the City Council for
approval, subject to conditions.
VIII. ATTACHMENTS:
A. Legal notice
B. Comments from City departments and other agencies
C. Exhibits
Prepared by: Reviewed and Approved by:
Steve Smith Phil Drell
Planning Manager Director of Community Development
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5
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ARCHITECTURAL REVIEW COMMIS •N
JANUARY 14, 2003 } a =>x N .171 V a
MINUTES t u-
reminiscent • desert modern architecture. It looks like that
good bas= o work with.
Acti• : Commissioner O'Donnell moved econded by Comets
V. Vliet to continue the request to al . the applicant to consider
•roject under the Facade Enhance ► -nt Program. Motion carried 7-0
13. CASE NO.: PP 01-08
APPLICANT AND • •DRESS : PREST-VUKSIC ARCHITECTS, 74-
020 Allesandro Dr e, Palm Desert, CA 92260
NATURE OF •ROJECT/APPROVAL SOUGHT: Ap• oval of landscape
plans for aseo Square.
LOC • ION: 73-411 Highway 111, northwe: corner of San Pablo and
El ' .seo. El Paseo Square
ZONE: C-1
Action: Commissioner Han-.n moved, seconded by Commissioner
Lingle for approval by min motion. Motion 6-0-1 with Commissioner
Vuksic abstaining.
B. Preliminary Plans
1. CASE NO.: PP 01-02 (A)
APPLICANT (AND ADDRESS): SANBORN NE, INC., FOR CANYON
NATIONAL BANK, 1227 S. Gene Autry Trail, #C, Palm Springs, CA
92264
NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval
of revised elevation and site plan for a bank and office building.
LOCATION: 74-150 Country Club, Canyon National Bank
ZONE: O.P.
Mr. Smith advised Commission that the previous plans for the two story
office building which required a height exception were not approved by
the City Council. The applicant has amended the plans to comply with
all code provisions.
G:Planning\Donna Quaiver\wpdocs\Agmin\AR030114.MIN 12
ARCHITECTURAL REVIEW COMMISSIONJANUARY 14, 2003
MINUTES
Action: Commissioner Hanson moved, seconded by Commissioner
Lingle for approval by minute motion. Motion carried 7-0.
2. CASE NO.: PP 02-21
APPLICANT AND AD' 'ESS : CITY OF PALM ESERT, 73-510
Fred Waring Drive, Palm D- .ert, CA 92260
- IG PEARSON, PEARSON • -CHITECTS, INC., 74-040 .ighway
11 Suite 232, Palm Desert, CA 92 ,0
DAVID VANS & ASSOCIATES, INC., :40 N. Haven Avenue, Suite
300, Onta 'o, CA 91764
NATURE OF -ROJECT/APPROVAL SOUGHT: A .proval of revised
preliminary plan• for a 3.3 acre expansion to the City - corporation yard
including a 19,39: quare foot structure and ancillary fac' 'ty yard.
LOCATION: 74-075 4_nd Avenue
ZONE: SI
Armando Rodriguez and Cra Pearson were present to answer
questions. Mr. Pearson outline. the changes made to the building
chitecture. At the meeting of De -mber 10, 2002, the Commission
req. -sted that some architecture be added. He has added a layer of
12" H. k around the openings creating - hadow line. A modified site
plan was equested to move the trucks an• machinery away from the
residential . ea. Mr. Rodriguez stated that urrently there is a fully
functioning ya • in place. The goal was to ex. nd into the empty lot
that's adjacent 0 it. As the City grows, they wo.ld also like to do a
second expansion. Mr. Pearson stated that he -s eliminated the
exposed roof drains. There are no internal roof dr.' s. They had
added a grouping of pa s along the west side to create . isual buffer
against the building. The have also added some trees along the 42nd
Avenue side of the propert They have modified the interior per the
City's requirements for the pl. t materials inside the courtyard. The
planter has been widened to 8 ' . Commissioner Lingle stated that
adding clumps of palms is not he landscape solution that the
Commission was referring to. This loo s like they've added the trees
just to get the project approved. Ther-' no creativity, innovation or
anything aesthetically pleasing about it.
Mr. Rodriguez stated that the reason why t' : don't have any
shadowing or recessing that the Commission w- requesting is
G:Planning\Donna Quaiver\wpdocs\Agmin\AR030114.MIN 13
MINUTES
REGULAR PALM DESERT CITY COUNCIL MEETING DECEMBER 12, 2002
XVII. PUBLIC HEARINGS
NOTE: The following Public Hearing was considered prior to reorganization of
the City Council.
A. REQUEST FOR PUBLIC INPUT RELATIVE TO PROPOSED USES OF
COMMUNITY DEVELOPMENT BLOCK GRANT (CDBG) FUNDS FOR
FISCAL YEAR 2003/04.
Mayor Kelly declared the public hearing open and invited public input.
DR. RICHARD FARMER, Foundation for the Retarded of the Desert,
73-255 Country Club Drive, Palm Desert, submitted a report relative to
reductions made by the State of California (on file and of record in the City
Clerk's Office). These reductions resulted in lost revenues for the
Foundation in an amount over $1.1 million per year. He said they owed
SunLine$28,000 for labor to service their vehicles, averaging approximately
$6,000 per month, and they needed about $70,000 for the remainder of this
fiscal year, until June 30, 2003, to cover this expense.
With no further input offered, Mayor Kelly declared the public hearing closed.
No action was required or taken on this matter.
Later in the meeting, Mayor Pro-Tern Spiegel noted that Dr. Farmer had
requested consideration of funding to cover the SunLine expenses in addition
to being considered for the CDBG funds, which would not be until July if he
was approved. He suggested perhaps getting the other cities involved in this
so that some funds could be given to the Foundation for the Retarded.
B. CONSIDERATION OF APPROVAL OF A PRECISE PLAN OF DESIGN FOR
A SINGLE-STORY BANK AND A TWO-STORY OFFICE BUILDING WITH
TOWER ELEMENTS, HAVING ROOF ELEMENTS TO A MAXIMUM OF
35 FEET, AND A HEIGHT EXCEPTION TO ALLOW THE MAIN
TWO-STORY ELEMENT AT 27 FEET ON A 2.33 ACRE SITE ON THE
NORTH SIDE OF COUNTRY CLUB DRIVE,450 FEET EAST OF PORTOLA
AVENUE (74-150 COUNTRY CLUB DRIVE) Case No. PP 01-02
Amendment#1 (Sanborn AE, Inc., for Canyon Bank, Applicant).
Planning Manager Steve Smith reviewed the staff report in detail, noting that
since Council approval of a zone change in June of 2001, the applicant had
changed architects and the building design and site plan had been modified.
Upon question by Mayor Benson regarding the height exception by the City
Council for the office building on San Pablo, Mr. Smith responded that this
19
MINUTES
REGULAR PALM DESERT CITY COUNCIL MEETING DECEMBER 12, 2002
was the Prest-Vuksic building that Council approved six to eight weeks ago,
although they had not yet started on this building.
Councilman Crites noted that particular approval happened because the
Council felt there was remarkably innovative stylistic elements that were
compelling enough to do something that was outside the norm. He asked
whether Mr. Smith was professionally saying this building had the same level
of architectural innovation and creativity seen in that other building.
Mr. Smith responded that in his opinion, this building did not have the
architectural interest the other building had.
Councilman Ferguson said his understanding was the same as Councilman
Crites, that the exception was granted because of architectural merit.
Mr. Erwin added that particular project had been referred to his office after
Council approved it subject to his finding that in the City Codes there was the
ability of the Council to approve height variation without going through the
variance process. He said in his opinion, that did exist in the City Code.
Mayor Benson declared the public hearing open and invited testimony in FAVOR of
or in OPPOSITION to this project.
MR.ALAN SANBORN, 1227 S. Gene Autry Trail, Palm Springs,spoke as the
architect for the project. He said part of the struggles with the two-story
building and trying to keep the parapet down to the 25 feet was trying to get a
decent ceiling height inside two levels and still be able to provide air
conditioning in the structure, etc. He said he had worked hard to also try to
vary the parapet height so that there would be more interest in the building
instead of having a continuous height all the way around the building at
25 feet. Some elements on the building were down at 25 feet, and there
were some pop-ups on corners that were up to 27 feet. Because the building
was so long and set back on such a deep site, they thought it was important
for people who worked in the office building on the second floor to be able to
know where the lobby and elevators were, and the tower element was only
over that public space in the building.
With no further testimony offered, Mayor Benson declared the public hearing closed.
Councilman Kelly noted that on the drawing, there was a block of
landscaping in the interior,which he felt should be out in front so that there is
a larger setback.
Councilman Ferguson said he did not feel there should be any two-story
buildings on the north side of Country Club between Portola and Cook Street,
although the City's zoning did allow for it. He said he was troubled by the
20
MINUTES
REGULAR PALM DESERT CITY COUNCIL MEETING DECEMBER 12, 2002
concept of an exception because it had no definition and no parameters.
There had already been three exceptions to the City's height ordinance, and
he said he would like a memorandum from the City Attorney showing where
that exception exists, what the extent of it is, how it differs from a variance,
and how that standard is applied as a useful tool. Legalisms aside, he said
he did not find anything exceptional about the architecture for this particular
project.
Mayor Benson said her concept on the one approved by the Council on
San Pablo was because the height element did not bother anyone and would
not be in anyone's view corridor. This particular project concerned her
because it was backing up against Desert Willow and would block the view of
the mountains.
Councilman Ferguson noted thatmostof g the City's two-story buildings serve
as buffers between residential neighborhoods and high volume arterials, and
they are a great natural sound barrier and tend to blend in. But there is vast
open space out in that area, a whole section of land bought by the City, a
beautiful resort hotel across the street, and single-story buildings from the
corner all the way down to the shopping center. To stick a two-story building
in there that does nothing but obstruct the view did not make sense to him.
Councilman Crites said he had high respect for Mr. Sanborn, his firm, and
members of his family. However, he noted that generally when architectural
relief is needed, it starts with the low part of the building at the highest end of
the existing height, and then the relief comes in the form of exceptions rather
than being below the maximum height and having the relief going up to the
maximum height.
Mr. Drell asked if the Council wanted staff to look again at the ordinance that
was begun when the San Pablo building was approved which addressed
standards that could be described to developers and architects relative to
heights and exceptions.
Councilman Kelly agreed with comments made about the building in that
area. He said he felt it was important to make sure there was good
landscaping in front and that the buildings are single story.
Mayor Pro-Tem Spiegel concurred.
MR. SANBORN said the two-story building had been approved previously,
and they just modified the architecture. He asked if the Council could
continue this matter and allow them to come back with the project at the
acceptable height,which would not require asking for something special. He
also noted to Councilman Kelly that the landscape area was a requirement
21
MINUTES
REGULAR PALM DESERT CITY COUNCIL MEETING DECEMBER 12, 2002
they inherited from the previous approval. He said they would have no
problem moving it around, but they understood they had it where the City
wanted it to be.
Councilman Ferguson moved to continue this matter to a time uncertain. Motion
was seconded by Spiegel and carried by a 5-0 vote.
C. CONSIDERATION OF AN AMENDMENT TO CHAPTER 25.56 OF THE
PALM DESERT MUNICIPAL CODE TO REGULATE THE CONVERSION OF
ABANDONED PUBLIC UTILITY WELL SITES TO PRIVATE WATER
EXPORT IRRIGATION WELL SITES Case No. ZOA 02-05 (City of
Palm Desert, Applicant).
Mr. Drell reviewed the staff report and offered to answer any questions.
Mayor Benson declared the public hearing open and invited testimony in FAVOR of
or in OPPOSITION to this matter. With no testimony offered, she declared the
public hearing closed.
Mayor Pro-Tem Spiegel moved to waive further reading and pass Ordinance
No. 1030 to second reading. Motion was seconded by Kelly and carried by a 5-0 vote.
D. REQUEST FOR APPROVAL OF AMENDMENT TO DISPOSITION AND
DEVELOPMENT AGREEMENT BETWEEN THE REGENTS OF THE
UNIVERSITY OF CALIFORNIA, THE RICHARD J. HECKMANN
FOUNDATION AND THE PALM DESERT REDEVELOPMENT AGENCY
(JOINT CONSIDERATION WITH THE PALM DESERT
REDEVELOPMENT AGENCY).
Mr. Yrigoyen reviewed the staff report, noting that the public hearing was
being held pursuant to Health and Safety Code Sections 33445 and 33433,
essentially finding that there are no other reasonable means of funding for
the transfer of the land and the$2 million loan other than with redevelopment
funds. He said the Council/Agency Board also had the 33433 report finding
that there is a fair reuse value consideration in the transfer of the land. The
other aspect of the hearing provided for the fact that the project was of
benefit to Project Area 4, in which case funds could be utilized from Project
Area 4 contingencies. He offered to answer any questions.
Mayor/Chairman Benson declared the public hearing open and invited testimony in
FAVOR of or in OPPOSITION to this request.
MR. MIKE WEBSTER,Vice Chancellor for Administration at the University of
California at Riverside, spoke in favor of this agreement and transfer of land.
He noted that they were committed to start construction on Phase I in April
22
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CITY OF PALM DESERT
LEGAL NOTICE
CASE NO.PP 01-02 AMENDMENT#1
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert
Planning Commission to consider a request by Sanborn A/E Inc.for Canyon National Bank for
approval of a precise plan of design for two buildings(a single-story bank and a two-story office)
on a 2.33 acre site on the north side of Country Club Drive 450 feet east of Portola, 74-150
Country Club Drive.
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SAID public hearing will be held on Tuesday,November 19,2002 at 7:00 p.m.in the
Council Chamber at the Palm Desert City Hall, 73-510 Fred Waring Drive,Palm Desert,
California,at which time and place all interested persons are invited to attend and be heard.
Written comments concerning all items covered by this public hearing notice shall be accepted
up to 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 at,or prior to,the public hearing.
PUBLISH: Desert Sun PHILIP DRELL,Secretary
November 1,2002 Palm Desert Planning Commission
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p' PALM DESERT,CALIFORNIA 9 2 260-2 5 7 8
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CITY OF PALM DESERT
LEGAL NOTICE
CASE
NO.PP 01-02 AMENDMENT#1
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert
City Council to consider a request by Sanborn A/E Inc.for Canyon National Bank for approval
of a precise plan of design for a single-story bank and a two-story office on a 2.33 acre site on the
north side of Country Club Drive 450 feet east of Portola,74-150 Country Club Drive.
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SAID public hearing will be held on Thursday,February 13,2003 at 4:00 p.m.in the
Council Chamber at the Palm Desert City Hall,73-510 Fred Waring Drive,Palm Desert,
California,at which time and place all interested persons are invited to attend and be heard.
Written comments concerning all items covered by this public hearing notice shall be accepted
up to 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 at,or prior to,the public hearing.
PUBLISH: Desert Sun RACHELLE KLASSEN,City Clerk
February 2,2003 City of Palm Desert,California