HomeMy WebLinkAbout2005-06-09 Study Session - Traffic Flow along Dinah Shore Drive East of Monterey Avenue ...e*
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• .••••••••• info@palm-deserr.org
NOTICE OF STUDY SESSION
OF THE
PALM DESERT CITY COUNCIL
NOTICE IS HEREBY GIVEN that the Palm Desert City Council will convene
Thursday, June 9, 2005, at 2:30 p.m. in the Administrative Conference Room of the
Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California 92260, to
conduct a Study Session. Said Study Session will be for the purpose of discussing traffic
flow along Dinah Shore Drive east of Monterey Avenue in the City of Palm Desert.
RA HELLE D. KLASSEN, CITY CLERK
CITY OF PALM DESERT, CALIFORNIA
June 3, 2005
NO ACTIONS WILL BE TAKEN AT THE STUDY SESSION.
PURPOSE OF THE STUDY SESSION IS INFORMATION ONLY.
`�IIIItFD DM Ik(r((ED/SIG
CITY OF PALM DESERT
PUBLIC WORKS DEPARTMENT Q�
STAFF REPORT
REQUEST: Direct Staff to the Appropriate Course of Action Regarding the
Ultimate Number of Traffic Lanes on Dinah Shore Drive Between
Monterey Avenue and Portola Avenue
SUBMITTED BY: Mark Greenwood, P.E., City Engineer
DATE: June 9, 2005
CONTENTS: Vicinity Map
1993 General Plan Circulation Network
2004 General Plan Circulation Network
2004 General Plan Typical Cross-Sections
Recommendation:
Direct staff to the appropriate course of action regarding the ultimate number
of traffic lanes on Dinah Shore Drive between Monterey Avenue and Portola
Avenue.
Background:
At the May 12, 2005 City Council meeting, during consideration of Precise Plan 04-33
(Venture Corporation Office Warehouse Building on Dinah Shore Drive), the City
Council referred the issue of the ultimate number of lanes on Dinah Shore Drive to
staff for further consideration.
PM 24255 was approved in September 2002 including Dinah Shore Drive as a four-
lane thoroughfare. There was a great deal of discussion about the ultimate width of
Dinah Shore Drive at the time of this approval, with the Public Works Department
recommending that it be widened to six lanes. The recommendation for six lanes
was based, in part, on the May 1993 General Plan Circulation Network which showed
Dinah Shore Drive as an arterial street with sufficient width to accommodate up to six
lanes, along with City Council direction to build roadways to the ultimate width
whenever possible. However, the project was approved with a four-lane road width.
Subsequently, during the general plan traffic study it was verified that Dinah Shore
Drive was indeed recommended as a six lane facility; this position is supported by all
of the various versions of the traffic study including the more intense and less intense
alternatives, both with and without the Portola interchange.
Direct Staff Regarding ,.,ember of Traffic Lanes on Dinah Drive
Page 2 of 3
June 9, 2005
Public Works Department staff has again reviewed the data and is of the opinion that
the traffic projections clearly indicate that Dinah Shore Drive will need to be six
through lanes, in the ultimate condition. We have also contacted the consultant who
prepared the traffic model for the general plan and are attempting to determine a time
frame and cost for a focused analysis to independently verify the need for six lanes
on Dinah Shore Drive.
Following is a chronology of critical events regarding Dinah Shore Drive:
DATE ACTION
February 19, 2002 Planning Commission Resolution 2115—Approving PM 24255
September 26, 2002 City Council approved final subdivision Parcel Map 24255
January 7, 2003 Planning Commission Resolution 2176 —Approving PM
30502, PP 01-30 Walmart
February 27, 2003 City Council Resolution 03-27 —Approving PM 30502,
PP 01-30 Walmart
March 28, 2003 Dinah Shore Street Improvement Plans Approved PM 24255
December 5, 2003 PM 24255 Final Map Recorded
December 16, 2003 Grading Permit Number 4300-2846 Issued for PM 24255
January 26, 2004 Mass Grading Commenced PM 24255
March 11, 2004 Sewer construction commenced PM 24255
March 15, 2004 City general plan, including circulation element, approved by
City Council
April 6, 2004 PP 03-21 Pres Monterey Approved
April 9, 2004 Storm drain construction commenced PM 24255
June 1, 2004 Surveying for Dinah Shore curb and gutter PM 24255
June 3, 2004 Dinah Shore curb and gutter installed PM 24255
August 16, 2004 Final grading on Dinah Shore Drive PM 24255
September 21, 2004 TR 31490 Ponderosa Homes Approved
October 19, 2004 PP 04-17 Palm Desert Self Storage Approved
November 16, 2004 PP 04-19 Glassblock Approved
November 18, 2004 Improvements for PM 24255, including construction of Dinah
Shore Drive, accepted as complete by City Council
December 7, 2004 PP 04-30 Bedrosian Tile Approved
December 7, 2004 PP 04-28 Stone Crest Approved
December 15, 2004 PM 30502 Final Map Recorded
March 21, 2005 Grading Permits issued for Walmart/Sam's Club
It should be noted that several additional precise plans are in various stages of
review and approval.
G:\PubWorks\Staff Reports\2005\June 9\Number of Lanes Dinah Shore Drive PM24255.doc
•
Direct Staff Regarding ...Limber of Traffic Lanes on Dinah Drive
Page 3of3
June 9, 2005
The questions and issues that need to be addressed in considering additional
widening on Dinah Shore Drive include:
A.) Who would bear the expense of any additional widening for projects within
PM 24255? Would that be individual property owners or the City, or a
combination of both?
B.) Proximity of buildings to ultimate curb lines; if Dinah Shore Drive were
widened to six lanes, would all future approvals be required to be set back
from the widened curb line or from the existing curb line?
C.) The extension of utilities from the existing curb line to the new curb line could
result in substantial cost. The utilities to be extended include storm drain,
water, fire service, etc.
After careful consideration of the various concerns on Dinah Shore Drive, staff
recommends that:
A.) All future precise plan approvals on Dinah Shore Drive include building
setbacks that are wide enough to allow six lanes on Dinah Shore Drive;
B.) Dinah Shore Drive be built at six lanes from Avenue 35 to Portola Avenue
through the proposed assessment district;
C.) Ultimate widening of Dinah Shore Drive to six lanes be considered at a future
date based on future traffic needs;
D.) Driveways be allowed only on the property lines throughout PM 24255 and
that each driveway be shared with the two adjacent parcels. Exceptions to
this layout would be allowed only upon recommendation of the Public Works
Department and approval by the City Council;
E.) Right-turn pockets would continue to be required at the various project
driveways and any future widening would convert these right-turn pockets into
through lanes, and
F.) Left-turn openings in the median islands should be reconsidered and left turns
out of project driveways should be carefully controlled.
Submitted y• Department Head:
Mar Greenwood, P.E. Michael Errante, P.E.
City Engineer Director of Public Works
Approval:
- Homes oy Carlos Ortega
ACM f r Development Services City Manager
MG/dhl
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Gilmer Properties Inc
June 7, 2005
The Honorable Buford Crites Via Overnite Express
Mayor of Palm Desert
73-610 Fred Warning Drive
Palm Desert, CA 92260-2578
RE: Dinah Shore Drive
East of Monterey Avenue
Dear Mayor Crites:
As the owners of Parcel 3 of Parcel Map No. 24255 in the city of Palm Desert (4.97 acres), we are
concerned with any proposal that will modify the existing street development on Diana Shore
Drive. The basis of our objection is as follows:
1. Numerous meetings with the Planning Department have resulted in the development of a
site plan, which will adequately handle traffic flow. The site plan allows for dual access
from Parcel 3 to Parcel 4; 75-foot driveway restriction to allow for non-stacking of exiting
vehicles; restricted access between Parcel 3 and Parcel 2; and right-turn-only out of the
project.
2. Unanimous design approval of the Architectural Review Commission.
3. Posting of completion bonds for the sidewalk and landscaping improvements.
4. Relocation of all utilities, sewer easements, and storm drains to the site.
5. Redesign and modification of all sidewalk and landscaping plans.
6. Redesign and re-engineering of the entire development and modification of the new
Tentative Parcel Map.
As buyers of our property, we are of the understanding that all current improvements were
constructed per the requirements and conditions of the City and that no further modifications
would be our responsibility, with the exceptions of driveways between parcels and the installation
of the sidewalk and landscaping.
Your timely consideration of these matters will be appreciated.
Sincerely,
P L DESERT A OCIATES, LLC
112_,
Thomas W. Gilmer CO nZ:4-71
Tom)
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701 South Parker Street
Suite 1000 rr'
Orange, CA 92668
(714) 647-9100
CMC Group,Inc.
Colorado Center,Tower I CMC
2000 S.Colorado Blvd. 30:3.741 4500 tel
Suite 10500 303.741.4549 fax
Denver ColoradoMrww.80222 general contractors+developers+designlbold �rou p corn
The Honorable Buford Crites June 8,2005
Mayor of Palm Desert
73-160 Fred Waring Drive
Palm Desert,CA 92260-2578
Re: Dinah Shore Drive
Monterey Industrial Park
Dear Mayor Crites:
As the owner of 3.43 acre parcel 36 of parcel map#24255 in the City of Palm Desert,we were extremely
surprised and dismayed at the proposal to widen the recently installed Street and all improvements along
Dinah Shore East of Monterey Avenue. We strongly object to any changes being made to the City approved
Street improvements that are already installed.
Our project is a build-to-suit for White Cap Construction Supply,which is a subsidiary of The Home Depot.
They are currently located in Thousand Palms and selected this project due to the'pad ready'condition of
the site and the newly installed Street and utility improvements,which we all felt would allow for a
streamlined approval and construction process. Any delay in the current schedule will have grave
implications for the project.
Our project was on schedule to be approved by City Council this month based upon the following approvals
that we have already received from the City.
1. Approval of Reciprocal Access Agreements for lots 34,35,&36,by Mark Greenwood,City Engineer.
2. Unanimous design approval from the Architectural Review Committee.
3. Unanimous approval from Planning&Zoning on May 17th,2005.
We purchased this parcel based upon our understanding from the City Engineering Department,that all
Street and Utility improvements had been made and the only developer items left to install would be
sidewalks,landscaping and possible deceleration lanes.
We do not feel that the Citizens or users in the park would in any way benefit from the expansion of Dinah
Shore into a 6 lane thoroughfare. We feel there are many underutilized East-West arterials already in
existence,not to mention the extremely capable and easily accessible I-10 freeway which is not more than 700
feet away.
We strongly recommend that all projects continue as planned,before we all start feeling the negative impact
that any further delays will create.
Sincerel
Graham T.Benes (,0 :01 WV 6- Nflf SOUManager,Mirabel Holdings,LLC
V3 '1213S30 W1Vd
30Id30 S,U8310 A 110
03At3D3M
06/09/2005 11:08 GRESHAM SAVAGE NOLAN a TILDEN 4 17603400574 NO.272 DO1
G1 ESHAM SAVAGE NOLAN & TILDEN
A PROFESSIONAL CORPORATtON
)-AwVGRs•Pounloro 1910
550 EAST HOSPITALITY LANE,SUITE;300 rJ 0
rV■Tnu num: SAN(3RRNARPINO,CALLI OI NIA 92408-4206 `�
Donovan C.Collier
•.�,u, (909)884-2171.• FACSIMILE(909)Sttb-2a20 u'
www.grcbhamoavage.com am-
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June 9, 2005 `J.)7c`
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VIA FACSIMILE—(760) 340-0574 •• c--)�1
And HAND DELIVERY w
Honorable Members of the City Council
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
Re: Precise Plan/Conditional Use Permit No. PP/01-30, Tract Map No. 30502
The development of a 689,071 sq_ ft. commercial center in the southeast corner of
Monterey Avenue and Dinah Shore Drive, City of Palm.Desert, California
Dear Honorable City Council Members:
This office represents Wal-lvlart Stores, Inc. and. Sam's Club, Inc. (collectively
"Wal-Mart") in regards to the above-referenced project. It has come to our attention that certain
City Council Members have voiced a concern regarding current and future approvals along
Dinah Shore Drive within Parcel Map No. 24255 and the potential need to widen Dinah Shore
Drive to six lanes between Monterey Avenue and Portola Avenue, its ultimate width pursuant to
the City's General Plan. The City Council has tasked Staff to analyze the issues and we
understand today's Study Session will be used to discuss the lane configuration of Dinah Shore
Drive. In the Staff Report for the Study Session, Staff recommends, among other things,
requiring increased setbacks for all Precise Plan approvals along Dinah Shore Drive to
accompany street widening. Wal-Mart objects to any action by the City permitting or requiring
the widening of Dinah Shore Drive at the expense of Wal-Mart or requiring larger setbacks for
the future development of parcels within Parcel.Map No, 30502.
As you know, on February 27, 2003, the City Council adopted Resolution No. 03-27
approving Parcel Map 30502 and Precise Plan/Conditional Use Permit No. PP/01-30 allowing
for the development of an approximately 689,071 square foot commercial center on
approximately 70 acres located. at the southeast corner of Dinah Shore Drive and. Monterey
Avenue ("Project Site"). Parcel Map No. 30502 provided for the subdivision of what was
identified as Parcel No. 29 on Parcel. Map No- 24255 into 24 individual parcels. As a condition
of the approval of Parcel. Map No. 24255 and Parcel Map No. 30502, Dinah Shore Drive was to
be built as a four-lane arterial highway with a raised median.
in reliance on these approvals, Monterey 170 has completed construction of Dinah Shore
Drive as a four-lane arterial, installed storm, drains, relocated utilities and commenced grading
R1veRS105014P1C6•3750 LINIvboIn Ave uE,50in 250,P.O.00a 12A0,RIVIitotn,CA 92502.1240•(951)6R4-2171 •PACSIMILF(951)Mt-215D
Vm-romvu.Le QPfiCR-13911 PAP:AvlINUR.Skirrg 20R,Vicfo oil CA 92992-(760)243-2E189-PAcsrmn.ti(760)243-0467
Received Jun-09-05 12:06pm From-9098900687 To-PALM DESERT CITY CLE Page 01
06/09/2005 11:08 GRESHAM SAVAGE NOLAN a TILDEN 4 17603400574 NO.272 DO2
GRESIIAM SAVAGE NOLAN &TILDEN,
A PROIISS1ONAL CORPORATION
Donovan C.Collier
Honorable Members of the City Council
City of Palm Desert
June 9, 2005
Page 2
activities. In fact, the City Council concurred that all subdivision improvements for Parcel Map
No. 24255 had been completed in accordance with the City approvals and conditions.
Wal-Mart has already expended nearly $3 million in reliance on City approvals.
Wal-Mart has completed and certified, the building pads for the Sam's Club and Wal-Mart
buildings. Mass grading is currently being conducted on the other 22 parcels with pads being
developed pursuant to the design approved by the City through PP/01-30. Moreover, due to a
substantial grade difference between the Sam's Club and Dinah Shore Drive at Gateway Drive, a
32-foot landscaped slope has been developed along with necessary retaining walls.
Widening of Dinah Shore Drive would require substantial work to redesign the storm
drain system, relocate utilities, and reconstruct curb and gutters. Moreover, the widening of
Dinah Shore would require Sam's Club to redesign the landscape Slope and develop and
construct new and possibly larger retaining walls along Dinah Shore Drive at Gateway Drive.
Finally, requiring future Precise Plan approvals for buildings along Dinah Shore Drive to have
setbacks that would allow street widening would eliminate or substantially reduce the size of
outparcels owned by Wal-Mart located west of the Sam's Club along Dinah. Shore Drive and
Monterey Avenue. As previously stated, Wal-Mart has already begun grading these pads in
reliance on the approval of PP/01-30.
Based on the substantial funds expended, and substantial work performed, by Wal-Mart
in reliance upon the approval of PP01-30 and Parcel Map No. 30502, Wal-Mart has obtained the
vested right to develop its project pursuant to its approvals. Avco Community Developers Inc_ v_
Soulheoast Regional Commission, (1976) 17 Ca1.3d 785. Accordingly, the Wal-Mart project
cannot be conditioned on the widening of Dinah Shore Drive and the City cannot legally require
Wal-Mart to bear financial costs of the street widening. Moreover, it would be inappropriate for
the City to require setbacks for buildings located on parcels bordering Dinah Shore Drive in
excess of those required at the time of approval of PP/01-30. We recognize that the General Plan
identified Dinah. Shore Drive as a six lane arterial highway. Had the City required construction of
Dinah Shore Drive in that manner originally, Wal-Mart could have adjusted their development
plans accordingly.
Finally, development of the area encompassed within. Parcel Map No. 30502 is subject to
an existing Development Agreement with the City. The Development Agreement ensures that
the Project Site may be developed pursuant to the project entitlements, defined as PP/01-30 and.
Parcel Map No. 30502. Section 2(c) of the Development Agreement specifically provides that:
(c) Development of the Monterey Property including, without
limitation, the density, intensity and type of use, the maximum
height and size of buildings, building setback requirements,
parking requirements, landscaping requirements, loading zone
requirements and provisions for reservation or dedication of land
for public purposes, will be governed by the Project Entitlements
Received Jun-09-05 12:06pm From-9096900687 To-PALM DESERT CITY CLE Page 02
OG/09/2005 11:08 GRESHAM SAVAGE NOLAN a TILDEN 4 17G03400574 NO.272 D03
Y
GREST-IAM SAVAGE NOLAN & TILDEN,
A t'ROPESS1ONAt CORPORATION
Donovan C.Colder
Honorable Members of the City Council
City of Palm Desert
June 9, 2005
Page 3
and the New Development Criteria embodied in the Project
Entitlements. City acknowledges an.d agrees that the Project
Entitlements specifically permit the development, use, and division
of land as proposed by the Project.
Accordingly. the City cannot now require the Wal-Mart project to be built in any different
fashion than contemplated by PP/01-30 and Parcel Map No. 30502.
At this point, there is no evidence to suggest that Dinah Shore Drive will not operate
efficiently as a four-lane roadway. Accordingly, Wal-Mart strenuously objects and questions the
legality of any action taken by the City which affects the development of the Wal-Man project in
accordance with previously granted approvals.
Very truly yours,
Donovan C. Collier, of
GRESHAM SAVAGE
NOLAN & TILDEN,
A Professional.Corporation
DCC/lr
N:1wSYIOOIUoiC.y(i.wU UI I06.0s,200,.a.
Received Jun-09-05 12:06pm From-9098900687 To-PALM DESERT CITY CLE Page 03
NORTH SPHERE DEVELOPMENT STATUS
PREPARED JUNE 9 , 2005
LEGEND
0 PENDING APPROVAL
0 PLANNING COMMISION APPROVAL
0 GRADING PERMIT ISSUED
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