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HomeMy WebLinkAboutRes 04-117 PP 04-24 APN 625-100-051 and 625-100-052 0 CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT REQUEST: Approval of a two (2) tower elements above the 25' height limit for a two-story, 17,061 square foot general and medical office building • located at 44-851 Village Court, known as A.P.N. 625-100-051 and 625-100-052. SUBMITTED BY: Tony Bagato, Assistant Planner APPLICANT: Bernard DeBonne Prest Vuksic Architects P.O. Box 1935 44-530 San Pablo Ave, Suite 200 Palm Desert, CA 92261 Palm Desert, CA 92260 CASE NO: PP 04-24 DATE: October 28, 2004 CONTENTS: Recommendation Executive Summary Discussion Draft Resolution Legal notice Planning Commission Staff Report Planning Commission Resolution Planning Commission Notice of Action Planning Commission Minutes Comments from other agencies Vicinity Map Exhibits Recommendation: That the City Council adopt Resolution No. , approving PP 04-24, subject to conditions attached. Executive Summary: The project site is located north of Highway 111, east of Embassy Suites Hotel. The applicant is requesting approval to construct a 17,061 square foot office building with two (2) tower elements, one (1) at 28' high and the other at 30' high. The elements are 10% of the ground floor area. On September 28, 2004, the Architectural Review Commission unanimously granted preliminary approval of the project. On October 5, 2004, the Planning Commission recommended approval of the project. Staff Report DeBonne, PP 04-24 Page 2 October 28, 2004 Discussion: BACKGROUND: A. Property Description: The project includes two vacant parcels north of Highway 111, which total 45,517 square feet. Both are zoned Office Professional (O.P.). B. Adjacent Zoning and Land Use: North: Office Professional / Office Building South: Office Professional / Office Building East: Office Professional / Office Building West: Planned Residential / Embassy Suites Hotel C. Planning Commission: On October 5, 2004, the Planning Commission endorsed the building's superior architecture and recommended approval of the project with the two (2) tower elements. II. PROJECT DESCRIPTION: A. Site Plan: The proposed precise plan of design provides a two-story, 17,061 square foot office building with 68 parking spaces. The first floor is 9,298 square feet and the second floor is 7,763 square feet. There are two (2) shared driveways that will provide access to the project from Village Court. The building's front setback varies between 15' and 20' for the first floor. The second floor steps back 11' from the first floor to 27' from the front property line. The building is 68' from the rear property line, 40' from the south side yard property line and 35' from the north side yard property line. B. Architecture: The front of the two-story building varies in heights of 12' to 25' with a rectangular tower element that is 28'. The rear is 25' high with a circular tower element at 30'. The first floor is setback 17' from the curb at 12' high, 27'6" at 25' high, and 28' at 28' high. Staff Report --- DeBonne, PP 04-24 Page 3 October 28, 2004 The building's desert contemporary architecture incorporates strong vertical and horizontal elements, four (4) various earth tone colors in a smooth finish texture, and mission tile on the circular tower element and the first floor elements. C. Project Data: STANDARD O.P. ZONE PROJECT Lot Coverage 50% 20% Height 25' 25', with tower elements at 28' & 30' Front Setbacks 12' min /15' average 16' Rear Yard Setbacks 20' 68' Side Yard Setbacks 0' /0' 40' /35' Parking 58 68 III. ANALYSIS: A. Height: The maximum building height in the office professional zone is 25'. The building is 25' high with two tower elements. The rectangular element is 28' high and the circular is 30'. Pursuant to section 25.56.300 of the City's Zoning Ordinance, tower elements that do not exceed more than 10% of the ground area may be erected no more than 25' above the height limit of the zone with City Council approval. The two towers combined are 10% of the floor area. The tower elements comply with the section 25.56.280 and will need to be approved by the City Council. The building complies with the one (1) foot of setback for one (1) foot of height. B. Parking: The parking requirement for general office space is four (4) spaces per 1,000 square feet and for medical office space six (6) spaces per 1,000. With a 15% reduction for non-usable space, a 17,061 square foot office building is required to have 58 parking spaces. The site plan design provides 68 parking spaces, which allows 5,000 square feet of medical office use. Staff Report DeBonne, PP 04-24 Page 4 October 28, 2004 IV. ENVIRONMENTAL REVIEW: The application is a Class 32 categorical exemption for purposes of CEQA and no further documentation is necessary. Submitted By: Department Head: UA Tonyo Phil D"rel Assistant Planner Director of Community Development Approval: dis an.. / • ABM for D-ie•ment Services CITY COUNCIL CTION: APPROVED DENIED RECEIVED OTHER MEETING DATE AYES:,6Q! 6/1 1 r8 LtCal NOES: J� ABSENT: ABSTAIN: Oh-k_ VERIFIED BY: enKlfiz Original on File with City Clerk's ahem RESOLUTION NO.04-117 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A PRECISE PLAN OF DESIGN TO ALLOW THE CONSTRUCTION OF A TWO-STORY, 17,061 SQUARE FOOT GENERAL AND MEDICAL OFFICE BUILDING WITH TWO (2) TOWER ELEMENTS, LOCATED AT 44-851 VILLAGE COURT. CASE NO PP 04-24: WHEREAS, the City Council of the City of Palm Desert, California, did on the 28th day of October 2004, hold a duly noticed public hearing to consider the request by BERNARD DEBONNE for approval of the above noted; and WHEREAS, the Planning Commission by its Resolution No. 2296 has recommended approval; 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 is a Class 32 Categorical Exemption; 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 find the following facts and reasons to exist to justify approval of said request: 1. The proposed location of the office building, as it is conditioned and modified, is in accord with the objectives of the City's zoning ordinance. 2. The precise plan will not unreasonably interfere with the use or enjoyment of property in the vicinity by the occupants thereof for lawful purposes. 3. The proposed location of the office building, under which it will be operated and maintained, will not be detrimental to the public health, safety or general welfare, or be materially injurious to properties or improvements in the vicinity. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm Desert, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Council in this case. 2. That the City Council does hereby approve Precise Plan 04-24, subject to conditions attached. RESOLUTION NO. 04-__ PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert City Council, held on this 28th day of October, 2004, by the following vote, to wit: AYES: BENSON, CRITES, FERGUSON, KELLY, and SPIEGEL NOES: NONE ABSENT: NONE ABSTAIN: NONE ROBERT A. SPIEGEL, MAYOR ATTEST: RACHELLE D. KLASSEN, CITY CLERK City of Palm Desert, California 2 RESOLUTION NO.04-1 CONDITIONS OF APPROVAL CASE NOS. PP 04-24 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 waste company and Department of Community Development and shall include a recycling program. 6. Applicant agrees to maintain the landscaping required to be installed pursuant to these conditions. Applicant will enter into an agreement to maintain said landscaping for the life of the project, which agreement shall be notarized and which agreement shall be recorded. It is the specific intent of the parties that this condition and agreement run with the land and bind successors and assigns. The final landscape plan shall include a long-term maintenance program specifying among other matters appropriate watering times, fertilization and pruning for various times of the year for the specific materials to be planted, as well as periodic replacement of materials. All to be consistent with the Property Maintenance Ordinance (Ordinance No. 801) and the approved landscape plan. 3 RESOLUTION NO. 04-1_. 7. A detailed parking lot and building lighting plan shall be submitted to staff for approval, subject to applicable lighting standards, plan to be prepared by a qualified lighting engineer. 8. The applicant shall submit a tenant improvement plan for review by the Community Development Director. 9. The office building shall be entitled to no more than 5,000 square feet of medical office use. Department of Public Works: 1. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17 and 79-55, shall be paid prior to issuance of any permits associated with this project. 2. The project shall be subject to Transportation Uniform Mitigation Fees (TUMF). Payment of said fees shall be at the time of building permit issuance. 3. A complete preliminary soils investigation, conducted by a registered soils engineer, shall be submitted to, and approved by, the Department of Public Works prior to the issuance of a grading permit. 4. Landscaping installation on Village Court property frontage shall be the property owner shall provide water efficient in nature and maintenance. 5. In accordance with Palm Desert Municipal Code Section 26.44, complete grading plans/site improvement plans and specifications shall be submitted to the Director of Public Works for checking and approval prior to issuance of any permits. 6. Proposed building pad elevations are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. 7. Prior to the issuance of any permits associated with this project, the applicant shall provide evidence of recorded mutual access easements for the subject parcel and directly abutting parcels. 8. Applicant shall comply with the provisions of Municipal Code Section 12.12, Fugitive Dust Control. 9. A parcel map waiver shall be recorded prior to issuance of any permits for the project to consolidate the parcels. 10. Prior to the start of construction, the applicant shall submit satisfactory evidence to the Director of Public Works of intended compliance with the National 4 RESOLUTION NO. 04-__ Pollutant Discharge Elimination System (NPDES) General Construction Permit for storm water discharges associated with construction. Applicant shall contact the Riverside County Flood Control District for information materials. 11. Any drainage facility construction proposed for 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 prior to start of construction. Riverside County Fire Department: 1. With respect to the conditions of approval regarding the above referenced plan check, Fire Department recommends the following fire protection measures be provided in accordance with City Municipal Codes, appropriate NFPA Standards, CFC, CBC, and/or recognized fire protection standards: The fire department is required to set a minimum fire flow for the remodel or construction of all commercial buildings per UFC Article 87. A fire flow of 1500 gpm for a 1-hour duration at 20-psi residual operating pressure must be available before any combustible materials are placed on the job site. 2. Provide, or show there exists, a water system capable of providing a potential gallon per minute flow of: a) 3000 for commercial structure. 3. The required fire flow shall be available from a wet barrel Super Hydrant 4"x2- 1/2"x2-1/2"), located not less than 25' nor more than 150' from any portion of a commercial building measured via vehicular travelway. 4 Water plans must be approved by the Fire Marshal and include verification that the water system will produce the required fire flow. 5. Install a complete NFPA 13R 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. 6. All valves controlling the water supply for automatic sprinkler systems and water- flow switches shall be monitored as required by the UBC Chapter 9. 7. Install a fire alarm system as required by the UBC Chapter 3. 5 RESOLUTION NO. 04- , 8. Install portable fire extinguishers per NFPA, 10, but not less than 2A10BC extinguisher per 3,000 square feet and not over 75' walking distance. A "K" type fire extinguisher is required in all commercial kitchens. 9. All buildings shall be accessible by an all-weather roadway extending to within 150' of all portions of the exterior walls of the first story. The roadway shall be not less than 24' of unobstructed width and 13'6" of vertical clearance. Where parallel parking is allowed, the roadway shall be 36' wide with parking on both sides, 32' wide with parking on one side. Dead-end roads in excess of 150' shall be provided with a minimum 45' radius turn around (55' in industrial developments). City standards may be more restrictive. 10. All buildings shall have illuminated addresses of a size approved by the city. 11. Whenever access into private property is controlled through the use of gates, barriers or other means provisions shall be made to install a "Knox Box" key over-ride system to allow for emergency vehicle access. Minimum gate width shall be 16' with a minimum vertical clearance of 13'6". 12. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be submitted separately for approval prior to construction. 13. Conditions subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months. 14. All elevators shall be minimum gurney size. 6 , ITY Of Hill DES - - I •rp� 73-510 FRED WARING DRIVE PALM DESERT,CALIFORNIA 92 260-2 5 7 8 sVit 4q7TEL: 760 346-0611 a �'" FAX: 6o I— 0 8 s?zti-" 7 3 4 7 9 i9- info:apalm-deserr.org CITY OF PALM DESERT LEGAL NOTICE CASE NO. PP 04-24 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert City Council to consider a request by BERNARD DEBONNE for approval of a precise plan of design to allow the construction of a two-story, 17,061 square foot general and medical office building located at 44-851 Village Court, known as A.P.N. 625-100-051 and 625-100- 052. it s y; r �r 41 _ - a t : —pi*, ' s - ' AC AV /- -441, 1011 _ !pi '. HH 4 ) , SITE . tile -- 4' P1 I „, — - - -I sti I; D i L !t!" �, r _ 17 r I' Est �I447r"'. Ma i . j,,_r---.-.r "" �` i Ir ., - L4 i� , t om .. a d� 1 ,� R.aZl�f4 isA e.iT 1a 1 .^ Tu t :.' - a t.. :, a r•,D/`v' .fi t r 4.7 r D --_ _-H IGHVW?Y"� ,p.,:, - a,,. 1 •., _ r' I t fit. - t �1 t I A �a n =. t: SAID public hearing will be held on Tuesday, October 28, 2004 at 4:00 p.m. in the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. Written comments concerning all items covered by this public hearing notice shall be accepted up to the date of the hearing. Information concerning the proposed project and/or negative declaration is available for review in the Department of Community Development at the above address between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. If you challenge the proposed actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission (or city council)at, or prior to,the public hearing. PUBLISH: Desert Sun PHIL DRELL, Secretary October 18, 2004 Palm Desert Planning Commission CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE: October 5, 2004 CASE NO: PP 04-24 REQUEST: Approval of a precise plan of design to allow the construction of a two- story, 17,061 square foot general and medical office building located on the west side of Village Court, known as A.P.N. 625-100-051 and 625-100-052. APPLICANT: Bernard DeBonne Prest Vuksic Architects P.O. Box 1935 44-530 San Pablo Ave, Suite 200 Palm Desert, CA 92261 Palm Desert, CA 92260 I. BACKGROUND: A. Property Description: The project includes two vacant parcels north of Highway 111, which total 45,517 square feet. Both are zoned Office Professional (O.P.). B. Adjacent Zoning And Land Use: North: Office Professional / Office Building South: Office Professional / Office Building East: Office Professional / Office Building West: Planned Residential / Embassy Suites Hotel II. PROJECT DESCRIPTION: A. Site Plan: The proposed precise plan of design provides a two-story, 17,061 square foot office building with 68 parking spaces. The first floor is 9,298 square feet and the second floor is 7,763 square feet. There are two (2) shared driveways that will provide access to the project from Village Court. The building's front setback varies between 15' and 20' for the first floor. The second floor steps back 11' from the first floor to 27' from the front property line. The building is 68' from the rear property line, 40' from the south side yard property line and 35' from the north side yard property line. STAFF REPORT PP 04-24 OCTOBER 5, 2004 B. Architecture: The front of the two-storybuildingvaries in heights of 12' to 25' with a 9 rectangular tower element that is 28'. The rear is 25' high with a circular tower element at 30'. The first floor is setback 17' from the curb at 12' high, 27'6" at 25' high, and 28' at 28' high. The building's desert contemporary architecture incorporates strong vertical and horizontal elements, four (4) various earth tone colors in a smooth finish texture, and mission tile on the circular tower element and the first floor elements. III. ANALYSIS: Project Data: STANDARD O.P. ZONE 1 PROJECT Lot Coverage 50% 20% Height 25' 25', with tower elements at 28' & 30' Front Setbacks 12' min /15' average 16' Rear Yard Setbacks 20' 68' Side Yard Setbacks 0' /0' 40' / 35' Parking 58 68 A. Height: The maximum building height in the office professional zone is 25'. The building is 25' high with two tower elements. The rectangular element is 28' high and the circular is 30'. Pursuant to section 25.56.300 of the City's Zoning Ordinance, tower elements that do not exceed more than 10% of the ground area may be erected no more than 25' above the height limit of the zone with City Council approval. The two towers combined are 10% of the floor area. The tower elements comply with the section 25.56.280 and will need to be approved by the City Council. The building complies with the one (1) foot of setback for one (1) foot of height. B. Parking: The parking requirement for general office space is four (4) spaces per 1,000 square feet and for medical office space six (6) spaces per 1,000. With a 15% reduction for non-usable space, a 17,061 square foot office building is required 2 STAFF REPORT PP 04-24 OCTOBER 5, 2004 to have 58 parking spaces. The site plan design provides 68 parking spaces, which allows 5,000 square feet of medical office use. The City's parking ordinance requires one (1) shade tree for every three (3) parking spaces. Shade structures may be constructed in lieu of shade trees. With 68 parking spaces, 22 are required to be covered. There are 22 spaces covered by shade structures and 12 by shade trees. IV. CONCLUSION: Except for the two tower elements, the project complies with all the standards of the zone. The towers enhance the building's high quality architecture. The use and location is compatible to the surrounding business on Village Court. V. ENVIRONMENTAL REVIEW: The application is a Class 32 categorical exemption for purposes of CEQA and no further documentation is necessary. VI. RECOMMENDATION: That the Planning Commission adopt Planning Commission Resolution No. Recommending to City Council approval of Precise Plan 04-24, subject to conditions. VII. ATTACHMENTS: A. Draft Resolution B. Legal notice C. Comments from other departments D. ARC Minutes E. Exhibits Prepared by: Ton aga� Assistant Planner Reviewed and Approved by: Philip Drek Homer Croy Director of Community Development ACM of Community Development 3 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING TO CITY COUNCIL UNC L APPROVAL OF A PRECISE PLAN OF DESIGN TO ALLOW THE CONSTRUCTION OF A TWO-STORY, 17,061 SQUARE FOOT GENERAL AND MEDICAL OFFICE BUILDING LOCATED ON THE WEST SIDE OF VILLAGE COURT, KNOWN AS A.P.N. 625-100-051 AND 625-100-052. CASE NO PP 04-24: WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 5th day of October 2004, hold a duly noticed public hearing to consider the request by BERNARD DEBONNE for approval of the above noted; 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 is a Class 32 Categorical Exemption; 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 proposed location of the office building, as it is conditioned and modified, is in accord with the objectives of the City's zoning ordinance. 2. The precise plan will not unreasonably interfere with the use or enjoyment of property in the vicinity by the occupants thereof for lawful purposes. 3. The proposed location of the office building, under which it will be operated and maintained, will not be detrimental to the public health, safety or general welfare, or be materially injurious to properties or improvements in the vicinity. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case. 2. That the Planning Commission does hereby recommend to City Council approval of Precise Plan 04-24, subject to conditions attached. PLANNING COMMISSION RESOLUTION NO. PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 5th day of October, 2004, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: SABBY JONATHAN, Chairperson ATTEST: PHILIP DRELL, Secretary Palm Desert Planning Commission 2 PLANNING COMMISSiuiJ RESOLUTION NO. CONDITIONS OF APPROVAL CASE NOS. PP 04-24 Department of Community Development: 1. The development of the property shall conform substantially with exhibits on file with the Department of CommunityDevelopment, as modified bythe following p � 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 waste company and Department of Community Development and shall include a recycling program. 6. Applicant agrees to maintain the landscaping required to be installed pursuant to these conditions. Applicant will enter into an agreement to maintain said landscaping for the life of the project, which agreement shall be notarized and which agreement shall be recorded. It is the specific intent of the parties that this condition and agreement run with the land and bind successors and assigns. The final landscape plan shall include a long-term maintenance program specifying among other matters appropriate watering times, fertilization and pruning for various times of the year for the specific materials to be planted, as well as periodic replacement of materials. All to be consistent with the Property Maintenance Ordinance (Ordinance No. 801) and the approved landscape plan. 3 PLANNING COMMISSRA RESOLUTION NO. 7. A detailed parking lot and building lighting plan shall be submitted to staff for approval, subject to applicable lighting standards, plan to be prepared by a qualified lighting engineer. 8. The applicant shall submit a tenant improvement plan for review by the Community Development Director. 9. The office building shall be entitled to no more than 5,000 square feet of medical office use. Department of Public Works: 1. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17 and 79-55, shall be paid prior to issuance of any permits associated with this project. 2. The project shall be subject to Transportation Uniform Mitigation Fees (TUMF). Payment of said fees shall be at the time of building permit issuance. 3. A complete preliminary soils investigation, conducted by a registered soils engineer, shall be submitted to, and approved by, the Department of Public Works prior to the issuance of a grading permit. 4. Landscaping installation on Village Court property frontage shall be the property owner shall provide water efficient in nature and maintenance. 5. In accordance with Palm Desert Municipal Code Section 26.44, complete grading plans/site improvement plans and specifications shall be submitted to the Director of Public Works for checking and approval prior to issuance of any permits. 6. Proposed building pad elevations are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. 7. Prior to the issuance of any permits associated with this project, the applicant shall provide evidence of recorded mutual access easements for the subject parcel and directly abutting parcels. 8. Applicant shall comply with the provisions of Municipal Code Section 12.12, Fugitive Dust Control. 9. A parcel map waiver shall be recorded prior to issuance of any permits for the project to consolidate the parcels. 10. Prior to the start of construction, the applicant shall submit satisfactory evidence to the Director of Public Works of intended compliance with the National 4 PLANNING COMMISSii,.J RESOLUTION NO. Pollutant Discharge Elimination System (NPDES) General Construction Permit for storm water discharges associated with construction. Applicant shall contact the Riverside County Flood Control District for information materials. 11. Any drainage facility construction proposed for 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 prior to start of construction. Riverside County Fire Department: 1. With respect to the conditions of approval regarding the above referenced plan check, Fire Department recommends the following fire protection measures be provided in accordance with City Municipal Codes, appropriate NFPA Standards, CFC, CBC, and/or recognized fire protection standards: The fire department is required to set a minimum fire flow for the remodel or P q construction of all commercial buildings per UFC Article 87. A fire flow of 1500 gpm for a 1-hour duration at 20-psi residual operating pressure must be available before any combustible materials are placed on the job site. 2. Provide, or show there exists, a water system capable of providing a potential gallon per minute flow of: a) 3000 for commercial structure. 3. The required fire flow shall be available from a wet barrel Super Hydrant 4"x2- 1/2"x2-1/2"), located not less than 25' nor more than 150' from any portion of a commercial building measured via vehicular travelway. 4 Water plans must be approved by the Fire Marshal and include verification that the water system will produce the required fire flow. 5. Install a complete NFPA 13R 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. 6. All valves controlling the water supply for automatic sprinkler systems and water- flow switches shall be monitored as required by the UBC Chapter 9. 7. Install a fire alarm system as required by the UBC Chapter 3. 5 PLANNING COMMISSitm RESOLUTION NO. 8. Install portable fire extinguishers per NFPA, 10, but not less than 2A10BC extinguisher per 3,000 square feet and not over 75' walking distance. A "K" type fire extinguisher is required in all commercial kitchens. 9. All buildings shall be accessible by an all-weather roadway extending to within 150' of all portions of the exterior walls of the first story. The roadway shall be not less than 24' of unobstructed width and 13'6" of vertical clearance. Where parallel parking is allowed, the roadway shall be 36' wide with parking on both sides, 32' wide with parking on one side. Dead-end roads in excess of 150' shall be provided with a minimum 45' radius turn around (55' in industrial developments). City standards may be more restrictive. 10. All buildings shall have illuminated addresses of a size approved by the city. 11. Whenever access into private property is controlled through the use of gates, barriers or other means provisions shall be made to install a "Knox Box" key over-ride system to allow for emergency vehicle access. Minimum gate width shall be 16' with a minimum vertical clearance of 13'6". 12. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be submitted separately for approval prior to construction. 13. Conditions subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months. 14. All elevators shall be minimum gurney size. 6 CITY Of POLffl ll [ V9T • 73-510 FRED WARING DRIVE ti4 a ,4 j PALM DESERT, CALIFORNIA 92260-2578 '^. -- ;+.; TEL: 76o 346-061 I M_ . +� ..; FAX: 760 341-7098 AA, I nfo@palm-deserr.org CITY OF PALM DESERT LEGAL NOTICE CASE NO. PP 04-24 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert a request Planning Commission to considerq by BE RNARD DEBONNE/BRAWLEY TRUST for approval of a precise plan of design to allow the construction of a two-story, 17,061 square foot general and medical office building located on the west side of Village Court, known as A.P.N. 625-100-051 and 625-100-052. 22 . � , ., g,'''-- '47----,. ',.- -., a , : .-. ..:116twiti._, tillit.„..._4: tau ,,..,.; " rf g I_ a a • 1•> s 1, ring :I . 3. >-dl�-sitit - : x r� { - , _ _ M r ;,} _ bI `•fit .r: Siro { ' i -----1, ,PROJECT SITE i• is I r'.� • Ig•\Twit, ' i 1!1 is r �" I Rst _ !1 4 7 fi J,, : 4 1 r_.'r F i-.- r" t Y' - 1 --. 4', cfi,, A4 :, ` G--: .-r _ I Aar,:q' -€gi ii .'`1; -�c i.....--. .. ..ITIA.1 as-.®�-"'- . ..1 °caecite - 'M - i7 r ,r :..1R. r :', i. . N SAID public hearing will be held on Tuesday, October 5, 2004 at 6:00 p.m. in the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. Written comments concerning all items covered by this public hearing notice shall be accepted up to the date of the hearing. Information concerning the proposed project and/or negative declaration is available for review in the Department of Community Development at the above address between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. If you challenge the proposed actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission (or city council)at, or prior to, the public hearing. PUBLISH: Desert Sun PHIL DRELL, Secretary September 25, 2004 Palm Desert Planning Commission INTEROFFICE MEMORANDUM TO: Department of Community Development/Planning Attention: Tony Bagato FROM: Mark Greenwood, City Engineer SUBJECT: PP 4-24 DeBonne office building on Village Court DATE: August 26, 2004 The following should be considered conditions of approval forthe above-referenced project: (1) Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17 and 79-55, shall be paid prior to the issuance of any permits associated with this project. (2) The project shall be subject to Transportation Uniform Mitigation Fees (TUMF), office classification. Payment of said fees shall be at the time of building permit issuance. (3) A complete preliminary soils investigation ,conducted by a registered soils engineer, shall be submitted to the Department of Public Works prior to the issuance of a grading permit. (4) Landscape installation on the Village Court property frontage shall be water efficient in nature and maintenance shall be provided by the property owner. (5) In accordance with Palm Desert Municipal Code Section 26.44, complete grading plans/site improvement plans and specifications shall be submitted to the Director of Public Works for checking and approval prior to issuance of any permits. Preliminary landscape plans shall be submitted concurrently grading radin9plans. (6) All private improvements including the parking lot and driveways shall be inspected by the Department of Public Works and a standard dins inspection fe e shall bepaid rior to P P issuance of any permits associated with this project. (7) Proposed building pad elevations are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. (8) Prior to the issuance of any permits associated with this project, applicant shall provide evidence of recorded mutual access easements for the subject parcel and directly abutting parcels. (9) Applicant shall comply with the provisions of Municipal Code Section 12.12, Fugitive Dust Control. (10) A parcel map waiver shall be recorded prior to issuance of any permits for the project to consolidate the parcels. (11) Prior to the start of construction,the applicant shall submit satisfactory evidence to the Director of Public Works of intended compliance with the National Pollutant Discharge Elimination System(NPDES)General Construction Permit for storm water discharges associated with construction. Applicant shall contact the Riverside County Flood Control District for informational materials. (12) Any drainage facility construction proposed for 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 prior to start of construction. Mark Green ood, P.E. G:\PubWorks\Conditions of Approval\PPLANS\PP 4-24 Debonne on Village Ct RIVERSIDE C u, , fY p�? F�F1PHrlrrc/n491. FIRE DEPARTMENT f IRrsTr r ' In cooperation with the (fIRE5 +sssrs[yb� California Department of Forestr y and Fire Protection 210 West San Jacinto Avenue • Perris, California 92570 • (909) 940-6900 • FAX (909) 940-6910 1111E pro erfurwerr1 s/I Tom Tisdale Fire Chief Cove Fire Marshal's Office Proudly serving the 73710 Fred Waring Drive#102 unincorporated Palm Desert CA 92260 areas of Riverside (760) 346-1870 County and the cities of: 7 Banning TO: 4 ‘74-- 1 DATE: JX/ Beaumont Calimesa REF: f, 0 7 —L/ © y- 3 c+ Canyon Lake If circled, conditions apply to project Coachella Desert Hot Springs With respect to the conditions of approval regarding the above referenced project, the fire department recommends the following fire Indian Wells protection measures be provided in accordance with City Municipal Indio Code, NFPA, CFC, and CBC or any recognized Fire Protection Standards: Lake Elsinore The Fire Department is required to set a minimum fire flow for the La Quinta remodel or construction of all buildings per UFC article 87. A fire flow of 1500 gpm for a 1-hour duration at 20 psi residual Moreno Valley • pressure must be available before any combustible material is placed Palm Desert on the job site. Perris Provide or show there exists a water system capable of providing a gpm flow of: Rancho Mirage 1500 gpm for single family dwellings San Jacinto 4. 2500 gpm for multifamily dwellings s 3000 gpm for commercial buildings Temecula The required fire flow shall be available from a wet barrel Super Hydrant (s) 4"x 2 'A"x 2 %2", located not less than 25' nor more than: 6. 200' from any portion of a single family dwelling measured via Board of Supervisors vehicular travelway Bob Buster 7. 165' from any portion of a multifamily dwelling measured via District 1 vehicular travelway John Tavaglione 150' from any portion of a commercial building measured via District 2 vehicular travelway Jim Venable elD Water Plans must be approved by the Fire Marshal and include District 3 verification that the water system will produce the required fire flow. Roy Wilson 10. Please be advised the proposed project may not be feasible since the District 4 1 existing water mains will not meet the required fire flow. Tom Mullen District 5 i! II ® Install a complete NFPA 13 fire sprinkler system. This applies to all s7 buildings with a 3000 square foot total cumulative floor area. The Fire Marshal shall approved 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 ehydrant. Exempted are one and two family dwellings. 12. All valves controlling the water supply for automatic sprinkler systems and Water-flow switches shall be monitored and alarmed per CBC Chapter 9. if. Install a fire alarm system as required by the UBC Chapter 3. SP Install portable fire extinguishers per NFPA 10, but not less than one 2A10BC extinguisher per 3000 square feet and not over 75' walking distance. A "K" type fire extinguisher is required in all commercial kitchens. 15. Install a Rood/Duct automatic fire extinguishing system per NFPA 96 in all public and private cooking operations except single-family residential usage. 16. Install a dust collecting system per CFC Chapter 76 if conducting an operation that produces airborne particles. 017 All building 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. Whenever access into private property is controlled through use of gates, barriers or other means provisions shall be made to install a "Knox Box" key over-ride system to allow for emergency vehicle access. Minimum gate width shall be 16" with a minimum vertical clearance of 13'6". 19. A dead end single access over 500' will require a secondary access, sprinklers or other mitigative measures approved by the Fire Marshal. Under no circumstance shall a dead end over 1300' be accepted. 20. 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. 21. This project may require licensing by a state or county agency, to facilitate plan review the applicant shall prepare and submit to the Fire Marshal a letter of intent detailing the proposed usage and 40 occupancy type. All buildings shall have illuminated addresses of a size approved by the city. 23. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be submitted separately to the Fire Marshal for approval P Y prior to construction. (f Conditions subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months. All elevators shall be minimum gurney size. All questions regarding the meaning of these conditions should be referred to the Fire Marshal's Office at (760) 346-1870 in Palm Desert. Location: 73710 Fred Waring Drive #102, Palm Desert CA 92260 Other: Sincerely, David A. Avila Fire Marshal \f\ arE• kV/ ESTABLISHED IN 1918 AS A PUBLIC AGtNCY ()iSTRIC: COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 1058 • COACHELLA, CALIFORNIA 92236•TELEPHONE (760) 398-2651 • FAX (760) 398-3711 DIRECTORS: OFFICERS: JOHN W.McFADDEN.PRESIDENT STEVEN B.ROBBINS. PETER NELSON,VICE PRESIDENT GENERAL MANAGER-CHIEF ENGINEER TELLIS CODEKAS MARK BEUHLER, RUSSELL KITAHARA ASST.GENERAL MANAGER PATRICIA A.CARBON August 31, 2004 JULIA FERNANDEZ,SECRETARY DAN PARKS.ASST.TO GENERAL MANAGER REDWINE AND SHERRILL,ATTORNEYS File: 0163.1 0421.1 • wV . , 1 E Department of Community Development ' a 3 2004 City of Palm Desert +iL'''.11•TY 73-510 Fred Waring Drive .;m,. 1^tiEiyTLEo ARTS.FNI. Palm Desert, California 92260 t.. n=iA1 JESEET Gentlemen: Subject: Plot Plan No. 04-24 This area is protected from regional stormwater flows by the Whitewater River Stormwater Channel and may be considered safe from regional stormwater flows except in rare instances. This area is designated Zone B on Federal Flood Insurance rate maps which are in effect at this time by the Federal Emergency Management Agency. Since the stormwater issues of this development are local drainage, the District does not need to review drainage design further. The District will furnish domestic water service to this area in accordance with the current regulations of this District. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. Developer shall provide engineered water plans and easement documents for the relocated 12-inch water line for District approval. Plans for grading, landscaping and irrigation systems shall be submitted to the District for review. This review is for ensuring efficient water management. TRUE CONSERVATION USE WATER WISELY Department of Community Development City of Palm Desert -2- August 31, 2004 If you have any questions, please contact Kesi Sekhon, Stormwater Engineer, extension 2290. Yours very truly, 'jiff 1//ta) Patti Schwartz Assistant Director of Engineering Majeed cc: Farshad Riverside County Department of Transportation 82-675 Highway 111, CAC Building, Second Floor, Room 209 Indio, California 92201 Jeff Johnson Riverside County Department of Public Health 82-675 Highway 111, CAC Building, Second Floor,Room 209 Indio, California 92201 KS:md\eng\sw\aug\pp-04-24 050621-I • COACHELLA VALLEY WATER DISTRICT ... [HI '! Of ! ET TiSERT 4 Ij �_i►� - 73-510 FRED WARING DRIVE PALM DESERT, CALIFORNIA 92260-2578 TEL: 760 346-0611 P.,�'- K _, • �.�;� FAX: 760 341-6372 N.°=970,• info@palm-desert.org PLANNING COMMISSION MEETING NOTICE OF ACTION Date: October 6, 2004 Benard DeBonne Prest Vuksic Architects P.O. Box 1 935 44-530 San Pablo Avenue, Suite 200 Palm Desert, California 92261 Palm Desert, California 92260 Re: PP 04-24 The Planning Commission of the City of Palm Desert has considered your request and taken the following action at its regular meeting of October 5, 2004: PLANNING COMMISSION APPROVED CASE NO. PP 04-24 BY ADOPTION OF PLANNING COMMISSION RESOLUTION NO. 2296, SUBJECT TO CONDITIONS. MOTION CARRIED 5-0. Any appeal of the above action may be made in writing to the City Clerk, City of Palm Desert, within fifteen (1 5) days of the date of the decision. Philip Drell, Se retary Palm Desert Planning Commission /tm cc: Coachella Valley Water District Public Works Department Building & Safety Department Fire Marshal PRINK ON RE(M((EO WER PLANNING COMMISSION RESOLUTION NO. 2296 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING TO CITY COUNCIL APPROVAL OF A PRECISE PLAN OF DESIGN TO ALLOW THE CONSTRUCTION OF A TWO-STORY, 17,061 SQUARE FOOT GENERAL AND MEDICAL OFFICE BUILDING LOCATED ON THE WEST SIDE OF VILLAGE COURT, KNOWN AS A.P.N. 625-100-051 AND 625-100-052. CASE NO PP 04-24: WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 5`h day of October, 2004, hold a duly noticed public hearing to consider the request by BERNARD DEBONNE for approval of the above noted; 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 is a Class 32 Categorical Exemption; 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 proposed location of the office building, as it is conditioned and modified, is in accord with the objectives of the City's zoning ordinance. 2. The precise plan will not unreasonably interfere with the use or enjoyment of property in the vicinity by the occupants thereof for lawful purposes. 3. The proposed location of the office building, under which it will be operated and maintained, will not be detrimental to the public health, safety or general welfare, or be materially injurious to properties or improvements in the vicinity. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case. 2. That the Planning Commission does hereby recommend to City Council approval of Precise Plan 04-24, subject to conditions attached. PLANNING COMMIS: RESOLUTION NO. 2296 PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 5' day of October, 2004, by the following vote, to wit: AYES: CAMPBELL, FINERTY, LOPEZ, TSCHOPP, JONATHAN NOES: NONE ABSENT: NONE ABSTAIN: NONE 1 ' ) SABB JON AN, Chairperson ATTEST: I /Idt_D PHILIP DRELL Secretary Palm Desert Planning Commission • PLANNING COMMISSION RESOLUTION NO. 2296 CONDITIONS OF APPROVAL CASE NO. PP 04-24 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 waste company and Department of Community Development and shall include a recycling program. 6. Applicant agrees to maintain the landscaping required to be installed pursuant to these conditions. Applicant will enter into an agreement to maintain said landscaping for the life of the project, which agreement shall be notarized and which agreement shall be recorded. It is the specific intent of the parties that this condition and agreement run with the land and bind successors and assigns. The final landscape plan shall include a long-term maintenance program specifying among other matters appropriate watering times, fertilization and pruning for various times of the year for the specific materials to be planted, as well as periodic 3 PLANNING COMMISSION RESOLUTION NO. 2296 replacement of materials. All to be consistent with the Property Maintenance Ordinance (Ordinance No. 801) and the approved landscape plan. 7. A detailed parking lot and building lighting plan shall be submitted to staff for approval, subject to applicable lighting standards, plan to be prepared by a qualified lighting engineer. 8. The applicant shall submit a tenant improvement plan for review by the Community Development Director. 9. The office building shall be entitled to no more than 5,000 square feet of medical office use. Department of Public Works: 1. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17 and 79-55, shall be paid prior to issuance of any permits associated with this project. 2. The project shall be subject to Transportation Uniform Mitigation Fees (TUMF). Payment of said fees shall be at the time of building permit issuance. 3. A complete preliminary soils investigation, conducted by a registered soils engineer, shall be submitted to, and approved by, the Department of Public Works prior to the issuance of a grading permit. 4. Landscaping installation on Village Court property frontage shall be the property owner shall provide water efficient in nature and maintenance. 5. In accordance with Palm Desert Municipal Code Section 26.44, complete grading plans/site improvement plans and specifications shall be submitted to the Director of Public Works for checking and approval prior to issuance of any permits. 6. Proposed building pad elevations are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. 7. Prior to the issuance of any permits associated with this project, the applicant shall provide evidence of recorded mutual access easements for the subject parcel and directly abutting parcels. 8. Applicant shall comply with the provisions of Municipal Code Section 12.12, Fugitive Dust Control. 4 PLANNING COMMISSION RESOLUTION NO. 2296 9. A parcel map waiver shall be recorded prior to issuance of any permits for the project to consolidate the parcels. 10. Prior to the start of construction, the applicant shall submit satisfactory evidence to the Director of Public Works of intended compliance with the National Pollutant Discharge Elimination System (NPDES) General Construction Permit for storm water discharges associated with construction. Applicant shall contact the Riverside County Flood Control District for information materials. 11. Any drainage facility construction proposed for 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 prior to start of construction. Riverside County Fire Department: 1. With respect to the conditions of approval regarding the above referenced plan check, Fire Department recommends the following fire protection measures be provided in accordance with City Municipal Codes, appropriate NFPA Standards, CFC, CBC, and/or recognized fire protection standards: The fire department is required to set a minimum fire flow for the remodel or construction of all commercial buildings per UFC Article 87. A fire flow of 1500 gpm for a 1-hour duration at 20-psi residual operating pressure must be available before any combustible materials are placed on the job site. 2. Provide, or w h s o there exists, a water system capable of providi ng p p ng a potential gallon per minute flow of: a) 3000 for commercial structure. 3. The required fire flow shall be available from a wet barrel Super Hydrant 4"x2- 1/2"x2-1/2"), located not less than 25' nor more than 150' from any portion of a commercial building measured via vehicular travelway. 4 Water plans must be approved by the Fire Marshal and include verification that the water system will produce the required fire flow. 5. Install a complete NFPA 13R 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. 5 PLANNING COMMISSION RESOLUTION NO. 2296 6. All valves controlling the water supply for automatic sprinkler systems and water- flow switches shall be monitored as required by the UBC Chapter 9. 7. Install a fire alarm system as required by the UBC Chapter 3. 8. Install portable fire extinguishers per NFPA, 10, but not less than 2A10BC extinguisher per 3,000 square feet and not over 75' walking distance. A "K" type fire extinguisher is required in all commercial kitchens. 9. All buildings shall be accessible by an all-weather roadway extending to within 150' of all portions of the exterior walls of the first story. The roadway shall be not less than 24' of unobstructed width and 13'6" of vertical clearance. Where parallel parking is allowed, the roadway shall be 36' wide with parking on both sides, 32' wide with parking on one side. Dead-end roads in excess of 150' shall be provided with a minimum 45' radius turn around (55' in industrial developments). City standards may be more restrictive. 10. All buildings shall have illuminated addresses of a size approved by the city. 11. Whenever access into private property is controlled through the use of gates, barriers or other means provisions shall be made to install a "Knox Box" key over-ride system to allow for emergency vehicle access. Minimum gate width shall be 16' with a minimum vertical clearance of 13'6". 12. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be submitted separately for approval prior to construction. 13. Conditions subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months. 14. All elevators shall be minimum gurney size. • 6