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HomeMy WebLinkAboutRes 02-116 PP 02-08 44530 San Pablo CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT sI. TO: Honorable Mayor and City Council II. REQUEST: Approval of a precise plan of design for a 14,802 square foot office building on the east side of San Pablo Drive, 1,100 +/- feet north of Highway 111, also known as 44-530 San Pablo Drive. III. APPLICANT: Prest/Vuksic Architects 74-020 Alessandro Drive, Suite C Palm Desert, CA 92260 IV. CASE NO: PP 02-08 V. DATE: September 12, 2002. VI. CONTENTS: A. Staff Recommendation B. Discussion C. Draft Resolution No. 02-116 D. Planning Commission Staff Report dated July 16, 2002. E. Planning Commission Minutes from July 16, 2002 F. Planning Commission Staff Report dated August 20, 2002. G. Planning Commission Resolution No. 2147 H. Related maps and/or exhibits A. STAFF RECOMMENDATION: That the City Council approves Precise Plan 02-08, adopting Resolution No.02-11,6 subject to conditions attached, as recommended by the Planning Commission. B. DISCUSSION: 1. BACKGROUND: On May 25, 2000, precise plan 00-05 was approved, along with a general plan amendment from high density residential to office professional and a rezone from R-3 (multi-family residential) to O.P. (office professional). The precise plan approved was for a 5,700 square foot office building on 3 vacant lots. The applicant has purchased the land from Carl Karcher and is submitting a precise plan of design for a revised office building on 4 lots. STAFF REPORT PP 02-08 JULY 16, 2002 The property is located on the east side of San Pablo Drive, north of Alessandro, and is currently vacant. The property has 320 feet of frontage along San Pablo. The north side of the property has a depth of 143 feet, and 114 feet on the south side. The parcel is relatively flat with a 5-foot downward slope from the south to the north. 2. ADJACENT ZONING AND LAND USE: Site: O.P. /Vacant North: R-3 / Single-family home South: O.P. / Single-family home East: R-3/Apartments and vacant lot West: R-2 / Apartments 3. PROJECT DESCRIPTION: The applicant proposes to construct a 14,802 square foot professional/medical office building. The first floor is 7,000 square feet of medical space, and the second floor is 7,802 square feet of office professional space. 4. ARCHITECTURE: The building's architectural design is contemporary with various angles and architectural elements. Some of the elements consist of architectural pop outs, overhangs, and angled-fin walls. All the A/C equipment will be placed into an architectural element on the second floor of the building. Since no equipment will be placed on the rooftop the applicant was able to design a curved roof for the building. The exterior of the building will be finished with varies earth tone stucco colors and accents. The roof is polyurethane insulated with a textured finish. A colored elevation and material sample board will be available during the public hearing. 5. HEIGHT: The maximum building height in the O.P. zone is 25' measured from the average curb height. The total height of the building is 27'6", it exceeds the height limit by 2'6". The architectural design of the building has been praised by the Architectural Review Commission as one of the most creative office building projects proposed in the City. 2 STAFF REPORT PP 02-08 JULY 16, 2002 The design of the building exceeds the height limit for the following reasons: 1. Interior of the building with ceiling heights of 10' for desirable interior office space. 2. Curved roof element. Typically in the O.P. zone many of the two-story office buildings have been designed in a monotonous box-like manner. The current maximum height standard of 25' in the O.P. zone may be discouraging creative architecture and forcing less than optimum office interior space. 6. SETBACKS: Section 25.25.016 C. states that front and street side yard setbacks shall be a minimum of 12 feet with an average of 15 feet measured from the property line or one foot of setback for every foot of height measured from the ultimate curb location, which ever is greater. As a result of inconsistent right of way dedication requirements over the years that were approved by the County of Riverside, the front 4 property lines vary between 19 feet outside the roadway to 5 feet inside the roadway along San Pablo Drive (see Exhibit A1.1). Determination of the building's front setback would be difficult to achieve because of the varying property lines. Since the curb is a fixed location, the 1:1 setback to height from ultimate curb was determined to be the most logical and appropriate measurement for building setback compliance. It has been verified by Public Works that the current curb location along San Pablo Avenue is built out to its ultimate curb location. No street widening will occur as a result of this project or any others in this location. The front setback of the building varies from the face of curb between the north and south end of the property. At it's closest point, the south end, the first story of the building is setback from the face of the curb 15'6". The height of the building at this point is 15'0". At the north end the first floor of the building is setback from the face of curb 23'0". The height of the building at this point is remains 15'0". The second floor of the building is setback from the first floor an additional 15'6" feet. The height of the building at this point is 23'0" and is setback from the face of curb 28'6" at the south end and 37'0" at the north. At the roof's highest point the building is setback from the face of curb 55'6" at the south end and 64'9" at the north. Because of the inconsistent locations of the front property lines the applicant will be required adjust them pursuant to Public Works requirements. 3 STAFF REPORT PP 02-08 JULY 16, 2002 7. ACCESS/CIRCULATION: The project will have two ingress/egress driveways from San Pablo Drive. The driveway on the north end of the property loops around the building in a u-shape and connects to the south driveway. The adjacent property to the north is zoned R-3, and the adjacent property to the south is zoned O.P. Currently, both of these properties are used for residential purposes. Over time it is expected that these properties will convert to office use. Typically in office and commercial zones, properties are conditioned to record a reciprocal easement for shared ingress/egress driveways. This reduces the number of driveways along the street in that area and also promotes economic value to smaller properties by reducing the amount of land consumed by asphalt. On previous projects with shared driveways the standard condition of approval would require the applicant to record a mutual access easement with the other property involved. To maximize parking efficiency and to meet the projects parking requirements, shared driveways with the adjacent properties were precluded. Access to the adjacent properties can still be achieved from the rear of the property by eliminating 6 parking spaces. When a project has a shared driveway both properties inevitably contribute the land, cost of construction, and liability. This project will take on the entire burden for access to the adjacent properties, eliminating the possibility for a reciprocal access agreement. The applicant can record an irrevocable offer to enter into a future access agreement with adjacent properties; in return the adjacent properties would offer compensation for the cost of land, construction, maintenance, and liability for half of the 24-foot aisle. This condition has increased the possibility that these two lots will develop into office uses. Without driveways on the two lots, the potential square footage for a building shell will increase by 1 ,000 square feet or more. This is a huge benefit to future owners of these two properties, which justifies future compensation for the construction and maintenance of the two driveways to Prest / Vuksic. 8. PARKING: The gross square footage of this building is 14,802, of which is 7,802 square feet of professional office use and 7,000 square feet medical. Based on an 8% reduction of floor area the required amount of parking spaces 67. 4 STAFF REPORT PP 02-08 JULY 16, 2002 9. CODE REQUIREMENTS: g ,%TTANDAR 3S G.P. DISTRICT PRO EC' 4'4tad f..... ?'...... .....»s e .... rya. . ..{A... ... Building Height 25' 25' Front Setback 12' minimum, 15' average 15'6" to 69'4"* or 1:1 setback to height Rear Setback Setback of Adjacent Zone 48' Zone, 20' Interior Side North side setback 14' North side 67' 9" Setbacks South side setback 0'. South side 67' Parking 67 67 Landscaping 15% Minimum 15% * The building's front setback will comply with the 1:1 setback to height ratio from the ultimate curb face as described above. 10. FENCING: There is currently a wood fence separating the project site from the north and south adjacent properties. When those two properties develop into office use, and there is a condition approval requiring the applicant to provide access to those properties, we are not requiring a 6'0" high block wall to separate this project site from those two lots. The wood fences should remain until those properties develop into office use. When that time comes the wood fencing will be eliminated and no fencing will exist. The applicant will be required to construct a 6'0" block wall along the east property line, the rear property line, per Section 25.56.195, General Provisions, standards for walls and fences. 11. ENVIRONMENTAL REVIEW: For the purposes of CEQA, the Director of Community Development has determined that the project is considered a Class 32, Categorical Exemption and no further documentation is necessary. 5 STAFF REPORT PP 02-08 JULY 16, 2002 12. PLANNING COMMISSION: July 16, 2002, the Planning Commission reviewed the project and was presented with two options for approving the project. One option was that the building be lowered to the 25' height limit, which would dramatically change the architecture of the building, or the second option was that the Planning Commission continues the public hearing so that staff can initiate a Zoning Ordinance Amendment modifying O.P. height regulation allowing for flexibility above the 25' limit to encourage creative architecture. The Commissioners expressed that the building was very creative and beautiful. The project meets all the zoning requirements, except for the height. The Commissioners were eager to approve the project that night, however, the best solution for the height was to continue the project to allow a code amendment. The project was continued to August 20, 2002. August 20, 2002, the Planning Commission adopted Resolution No. 2147 recommending to City Council approval of Precise Plan 02-08, along with the Zoning Ordinance Amendment. 13. CONCLUSION: Although the building exceeds the existing maximum height limit in the O.P. zone, it will be in compliance with the Zoning Ordinance amendment recommended by the Planning Commission. The Planning Commission and the Architectural Review Commission have described the architecture as one of the most creative office designs ever submitted to the City. Prepared by: Reviewed and Approved: ,c7 ,47, TONY BAGATO PHILIP DRELL PLANNING TECHNICIA DIRECTOR OF COMMUNITY DEVELOPMENT Revie nd Concur: ' Review and Concur: HOMER CROY CARLOS L. O EGA ACTING ASSIST CITY CITY MANAGER OF DEVELOPMENT SERVICES 6 * Approved, as amended to modify the CITY COUNC , ACTION: respective conditions with the following APPROVED �/� DENIED wording: 1) Bus shelter design to RECEIVED OTHER complement architecture of the building; ETIN DATE - -�a 2) construction of the block wall to be "� ES• � ��� S�1��((� considered by the Planning Commission in A • three years or sooner. NOES' ABSENT: ABSTAIN: � � VERIFIED BY: ox, Original on File w h ty Clerk's Office CITY COUNCIL RESOLUTION NO. 02-116 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A PRECISE PLAN FOR A 14,802 SQUARE FOOT PROFESSIONAL/MEDICAL OFFICE BUILDING LOCATED 1,100 FEET NORTH OF HIGHWAY 111, ALSO KNOWN AS 44-530 SAN PABLO AVENUE. CASE NO. PP 02-08 WHEREAS, the City Council of the City of Palm Desert, California, did on the 12th day of September, 2002, hold a duly noticed public hearing to consider the request by PREST / VUKSIC ARCHITECTS for the above mentioned application; and WHEREAS, Planning Commission by its Resolution No. 2147 recommended approval of Precise Plan 02-08; 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 for the purposes of CEQA; 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 the granting of said conditional use permit: 1 . The proposed location of the office complex as conditioned is in accord with the objectives of the zoning ordinance and the purpose of the district in which the site is located. 2. The proposed location of the office complex and the conditions under which it will be operated and maintained will not be detrimental to the public health, safety or general welfare, or be materially injurious to properties or improvements in the vicinity. 3. The proposed precise plan will comply with each of the applicable provisions of this title, except for approved variances or adjustments. 4. The proposed precise plan complies with the goals, objectives, and policies of the city's adopted general plan. 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. 2. That approval of Precise Plan 02-08 is hereby granted for reasons subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on the 12th day of September, 2002, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: RICHARD S. KELLY, Mayor ATTEST: RACHELLE KLASSEN, City Clerk City of Palm Desert, California CITY COUNCIL RESOLUTION NO. 02-116 CONDITIONS OF APPROVAL CASE NO. PP 02-08 Department of Community Development: 1 . The development of the property shall conform substantially with exhibits on file to 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 statues 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 & Safety at the time of issuance of a building permit for the use contemplated herewith. 5. Applicant shall participate in a commercial recycling program as determined by the City Environmental Conservation Manager and applicable Waste Disposal Company. Access to trash/service areas shall be placed so as not to conflict with parking areas. Applicable Trash Company and Department of Community Development shall approve said placement. 6. All future occupants of the building shall comply with parking requirements in Section 25.58 of the zoning ordinance. 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. 3 CITY COUNCIL RESOLUTION NO. 02-116 8. Final landscape plans shall comply with the parking lot tree planting master plan and must be approved by the City's Architectural Review Commission. 9. 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 shall be 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. 10. The project shall be subject to all applicable fees at time of issuance of building permits including, but not limited to, Art in Public Places, Fringe-Toad Lizard, TUMF, School Mitigation and Housing Mitigation Fees. 11. The applicant shall provide one bus shelter in the approximate location as the existing bus stop. Plans for the intended bus shelter shall be compatible with the architecture of the building, outlining the design, color, and materials, shall be submitted to Frankie Riddle, Management Analyst,for review and comments by the bus shelter subcommittee. 12. That the applicant shall provide a connection driveway to the north and south properties. The applicant shall record an offer to the adjacent properties of an irrevocable access agreement; in return the adjacent properties would offer compensation for the cost of land, and share the cost of maintenance and liability. 13. The applicant shall submit a Parcel Map Wavier application to adjust the front property lines along San Pablo Drive pursuant to the requirements of Public Works. 14. The applicant shall construct a 6'0" high block wall along the east property line per Section 25.56.195, General Provisions, standards for walls and fences. The Planning Commission will review the project in three years, or less if necessary, after completion of the building to determine if a block wall should be constructed along the north and south property lines, which is currently adjacent to resident properties. 15. Approval of this precise plan is subject to approval of a Zoning Ordinance amendment by City Council. The Zoning Ordinance amendment for the O.P. zone is being processed along with this precise plan. 4 CITY COUNCIL RESOLUTION NO. 02-116 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. 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. 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 grading permit. Such improvements shall include, but not be limited to, city standard concrete drive approach. "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. 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. 5. 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. Landscaping plans shall be submitted for review concurrently with grading plans. 6. Landscaping maintenance on San Pablo Avenue shall be the responsibility of the property owner. 7. 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. 8. Size, number and location of driveways shall be to the specifications of the Department of Public Works. 9 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. 5 CITY COUNCIL RESOLUTION NO. 02-116 10. Building pad elevations for the proposed development are subject to review and approval in accordance with Section 27 of the Palm Desert Municipal Code. 11. The applicant shall comply with the provisions of Palm Desert Municipal Code Section 24.12, Fugitive Dust (PM10) Control. 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. 2. A fire flow of 1500 gpm for a 1-hour duration at 20-psi residual operating pressure must be available before any combustible materials are placed on the job site. 3. Provide, or show there exists, a water system capable of providing a potential gallon per minute flow of: a) 3000 for commercial structure. 4. 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. 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 as required by the UBC Chapter 9. 8. Install a fire alarm system as required by the UBC Chapter 3. 6 CITY COUNCIL RESOLUTION NO. 02-116 9 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. 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 be not less than 24' of unobstructed width and 13'6"of vertical clearance. Where parallel parking is allowed, the roadway shall be 36' wide with parking on both sides, 32' wide with parking on one side. Dead-end roads in excess of 150'shall be provided with a minimum 45' radius turn around (55' in industrial developments). Fountains or garden islands placed in the middle of these turn-arounds shall not exceed a 5' radius or 10' diameter. City standards may be more restrictive. 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 inches with a minimum vertical clearance of 13 feet 6 inches. 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 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 twelve months. 7 PLANNING COMMISSION RESOLUTION NO.o2-116 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A PRECISE PLAN FOR A 14,802 SQUARE FOOT PROFESSIONAL/MEDICAL OFFICE BUILDING LOCATED 1,100 FEET NORTH OF HIGHWAY 111, ALSO KNOWN AS 44-530 SAN PABLO AVENUE. CASE NO. PP 02-08 WHEREAS, the City Council of the City of Palm Desert, California, did on the 12th day of September, 2002, hold a duly noticed public hearing to consider the request by PREST / VUKSIC ARCHITECTS for the above mentioned application; and WHEREAS, Planning Commission by its Resolution No. 2147 recommended approval of Precise Plan 02-08; 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 for the purposes of CEQA; 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 the granting of said conditional use permit: 1. The proposed location of the office complex as conditioned is in accord with the objectives of the zoning ordinance and the purpose of the district in which the site is located. 2. The proposed location of the office complex and the conditions under which it will be operated and maintained will not be detrimental to the public health, safety or general welfare, or be materially injurious to properties or improvements in the vicinity. 3. The proposed precise plan will comply with each of the applicable provisions of this title, except for approved variances or adjustments. 4. The proposed precise plan complies with the goals, objectives, and policies of the city's adopted general plan. 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. 2. That approval of Precise Plan 02-08 is hereby granted for reasons subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on the 12thday of September , 2002, by the following vote, to wit: AYES: BENSON, CRITES, FERGUSON, SPIEGEL, KELLY NOES: NONE ABSENT: NONE ABSTAIN: NONE RICHARD S. KELLY, Mayor ATTEST: RACHELLE D. KLASSEN, City Clerk City of Palm Desert, California PLANNING COMMISSION RESOLUTION NO. 02-116 CONDITIONS OF APPROVAL CASE NO. PP 02-08 Department of Community Development: 1. The development of the property shall conform substantially with exhibits on file to 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 statues 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 & Safety at the time of issuance of a building permit for the use contemplated herewith. 5. Applicant shall participate in a commercial recycling program as determined by the City Environmental Conservation Manager and applicable Waste Disposal Company. Access to trash/service areas shall be placed so as not to conflict with parking areas. Applicable Trash Company and Department of Community Development shall approve said placement. 6. All future occupants of the building shall comply with parking requirements in Section 25.58 of the zoning ordinance. 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. 3 PLANNING COMMISSION RESOLUTION NO. 02-116 8. Final landscape plans shall comply with the parking lot tree planting master plan and must be approved by the City's Architectural Review Commission. 9. 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 shall be 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. 10. The project shall be subject to all applicable fees at time of issuance of building permits including, but not limited to, Art in Public Places, Fringe-Toad Lizard, TUMF, School Mitigation and Housing Mitigation Fees. 11. The applicant shall provide one bus shelter in the approximate location as the existing bus stop. Plans for the intended bus shelter, outlining the design, color, and materials, shall be submitted to Frankie Riddle, Management Analyst, for review and comments by the bus shelter subcommittee. 12. That the applicant shall provide a connection driveway to the north and south properties. The applicant shall record an offer to the adjacent properties of an irrevocable access agreement; in return the adjacent properties would offer compensation for the cost of land, and share the cost of maintenance and liability. 13. The applicant shall submit a Parcel Map Wavier application to adjust the front property lines along San Pablo Drive pursuant to the requirements of Public Works. 14. The applicant shall construct a 6'0" high block wall along the east property line per Section 25.56.195, General Provisions, standards for walls and fences. The Planning Commission will review the project in three years after completion of the building to determine if a block wall should be constructed along the north and south property lines, which is currently adjacent to resident properties. 15. Approval of this precise plan is subject to approval of a Zoning Ordinance amendment by City Council. The Zoning Ordinance amendment for the O.P. zone is being processed along with this precise plan. 4 PLANNING COMMISSION RESOLUTION NO.02-116 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. 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. 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 grading permit. Such improvements shall include, but not be limited to, city standard concrete drive approach. "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. 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. 5. 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. Landscaping plans shall be submitted for review concurrently with grading plans. 6. Landscaping maintenance on San Pablo Avenue shall be the responsibility of the property owner. 7. 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. 8. Size, number and location of driveways shall be to the specifications of the Department of Public Works. 9 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. 10. Building pad elevations for the proposed development are subject to review and approval in accordance with Section 27 of the Palm Desert Municipal Code. 5 PLANNING COMMISSION RESOLUTION NO. 02-116 11. The applicant shall comply with the provisions of Palm Desert Municipal Code Section 24.12, Fugitive Dust (PM10) Control. 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. 2. A fire flow of 1500 gpm for a 1-hour duration at 20-psi residual operating pressure must be available before any combustible materials are placed on the job site. 3. Provide, or show there exists, a water system capable of providing a potential gallon per minute flow of: a) 3000 for commercial structure. 4. 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. 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 as required by the UBC Chapter 9. 8. Install a fire alarm system as required by the UBC Chapter 3. 6 PLANNING COMMISSION RESOLUTION NO02_116 9 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. 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 be not less than 24' of unobstructed width and 13'6" of vertical clearance. Where parallel parking is allowed, the roadway shall be 36' wide with parking on both sides, 32' wide with parking on one side. Dead-end roads in excess of 150'shall be provided with a minimum 45' radius turn around (55' in industrial developments). Fountains or garden islands placed in the middle of these turn-arounds shall not exceed a 5' radius or 10' diameter. City standards may be more restrictive. 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 inches with a minimum vertical clearance of 13 feet 6 inches. 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 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 twelve months. 7 -,: • _ M - . ITY Of PERM DESE I �,4 0 ^. �• 73-510 FRED WARING DRIVE 4[, p PALM DESERT, CALIFORNIA 92260-2578 )41 q TEL: 760 346-061 I � �. -'. FAX 760 34I-7098 .'. info@palm-dererc.org CITY OF PALM DESERT LEGAL NOTICE CASE NO. PP 02-08 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert City Council to consider a request by PREST-VUKSIC Architects for approval of a precise plan to construct a 14,802 square foot office building on the east side of San Pablo Drive, 1,100 +/- feet north of Highway 111. , - ir ANIND>rtAS -�,,` ' 7,6 ` f! "V I. N_7I• "• 1 ', ;, 1 's 1111111 i 1JJ • plot( L Am mmi �� �_ aisa 1 - r --P-AL SERT N SAID public hearing will be held on Thursday, September 12, 2002, 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 SHIELA R. GILLIGAN, City Clerk August 23,2002 Palm Desert City Council CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE: July 16, 2002 CASE NO: PP 02-08 REQUEST: Approval of a precise plan of design for a 14,802 square foot office building on the east side of San Pablo Drive, 1,100 +/- feet north of Highway 111, also known as 44-530 San Pablo Drive. APPLICANT: Prest/Vuksic Architects 74-020 Alessandro Drive, Suite C Palm Desert, CA 92260 I. BACKGROUND: On May 25, 2000, precise plan 00-05 was approved, along with a general plan amendment from high density residential to office professional and a rezone from R-3 (multi-family residential) to O.P. (office professional). The precise plan approved was for a 5,700 square foot office building on 3 vacant lots. The applicant has purchased the land from Carl Karcher and is submitting a precise plan of design for a revised office building on 4 lots. The property is located on the east side of San Pablo Drive, north of Alessandro, and is currently vacant. The property has 320 feet of frontage along San Pablo. The north side of the property has a depth of 143 feet, and 114 feet on the south side. The parcel is relatively flat with a 5-foot downward slope from the south to the north. II. PROPERTY DESCRIPTION: A. ADJACENT ZONING AND LAND USE: Site: O.P. / Vacant North: R-3 / Single-family home South: O.P. / Single-family home East: R-3/ Apartments and vacant lot West: R-2 / Apartments STAFF REPORT PP 02-08 JULY 16, 2002 B. GENERAL PLAN LAND USE DESIGNATION: Site: Office Professional III. PROJECT DESCRIPTION: The applicant proposes to construct a 14,802 square foot professional/medical office building. The first floor is 7,000 square feet of medical space, and the second floor is 7,802 square feet of office professional space. Architecture: The building's architectural design is contemporary with various angles and architectural elements. Some of the elements consist of architectural pop outs, overhangs, and angled-fin walls. All the A/C equipment will be placed into an architectural element on the second floor of the building. Since no equipment will be placed on the rooftop the applicant was able to design a curved roof for the building. The exterior of the building will be finished with varies earth tone stucco colors and accents. The roof is polyurethane insulated with a textured finish. A colored elevation and material sample board will be available during the public hearing. Height: The maximum building height in the O.P. zone is 25' measured from the average curb height. The total height of the building is 27'6", it exceeds the height limit by 2'6". The architectural design of the building has been praised by the Architectural Review Commission as one of the most creative office building projects proposed in the City. The design of the building exceeds the height limit for the following reasons: 1. Interior of the building with ceiling heights of 10' for desirable interior office space. 2. Curved roof element. Typically in the O.P. zone many of the two-story office buildings have been designed in a monotonous box-like manner. The current maximum height standard of 25' in the O.P. zone may be discouraging creative architecture and forcing less than optimum office interior space. 2 STAFF REPORT PP 02-08 JULY 16, 2002 In addressing this height problem, the Commission has two options: 1. The 25' height could be achieved by lowering the first floor plate height to 9' and the second floor plate to 8'6". 2. Continue the hearing and initiate a Zoning Ordinance Amendment modifying the O.P. height regulation allowing for flexibility above the 25' limit to encourage creative architecture and optimal office space. Both items would then be considered at a future hearing. Setbacks: Section 25.25.016 C. states that front and street side yard setbacks shall be a minimum of 12 feet with an average of 15 feet measured from the property line or one foot of setback for every foot of height measured from the ultimate curb location, which ever is greater. As a result of inconsistent right of way dedication requirements over the years that were approved by the County of Riverside, the front 4 property lines vary between 19 feet outside the roadway to 5 feet inside the roadway along San Pablo Drive (see Exhibit A1.1). Determination of the building's front setback would be difficult to achieve because of the varying property lines. Since the curb is a fixed location, the 1:1 setback to height from ultimate curb was determined to be the most logical and appropriate measurement for building setback compliance. The current curb location along San Pablo Avenue is built out to its ultimate curb location, and has been verified with Public Works. No street widening will occur as a result of this project or any others in this location. The front setback of the building varies from the face of curb between the north and south end of the property. At it's closest point, towards the south end, the first story of the building is setback from the face of the curb 15'6". The height of the building at this point is 15'0". At the north end, the first floor of the building is setback from the face of curb 23'0". The height of the building at this point is remains 15'0". The second floor of the building is setback from the first floor an additional 15'6" feet. The height of the building at this point is 23'0" and is setback from the face of curb 28'6" at the south end and 37'0" at the north. At the roof's highest point the building is setback from the face of curb 55'6" at the south end and 64'9" at the north. Because of the inconsistent locations of the front property lines the applicant will be required adjust them pursuant to Public Works requirements. 3 STAFF REPORT PP 02-08 JULY 16, 2002 Access/Circulation: The project will have two ingress/egress driveways from San Pablo Drive. The driveway on the north end of the property loops around the building in a u-shape and connects to the south driveway. The adjacent property to the north is zoned R- 3, and the adjacent property to the south is zoned O.P. Currently, both of these properties are used for residential purposes. Over time it is expected that these properties will convert to office use. Typically in office and commercial zones, properties are conditioned to enter into record a reciprocal easement for shared ingress/egress driveways. This reduces the number of driveways along the street in that area and also promotes economic value to smaller properties by reducing the amount of land consumed by asphalt. • On previous projects with shared driveways the standard condition of approval would require the applicant to record a mutual access easement with the other property involved. To maximize parking efficiency and to meet the projects parking requirements, shared driveways with the adjacent properties were precluded. Access to the adjacent properties can still be achieved from the rear of the property by eliminating 6 parking spaces. When a project has a shared driveway both properties inevitably contribute the land, cost of construction, and liability. This project will take on the entire burden for access to the adjacent properties, eliminating the possibility for a reciprocal access agreement. The applicant can record an irrevocable offer to enter into a future access agreement with adjacent properties; in return the adjacent properties would offer compensation for the cost of land, construction, maintenance, and liability for half of the 24-foot aisle. This condition, by eliminating the need for driveways on the two adjacent properties, has increased the possibility that these two lots will develop into office uses. Without driveways on the two lots, the potential square footage for a building shell will increase by 1 ,000 square feet or more. This is a huge benefit to future owners of these two properties, which justifies future compensation for the construction and maintenance of the two driveways to Prest / Vuksic. Parking: The gross square footage of this building is 14,802, of which is 7,802 square feet be professional office use and 7,000 square feet medical. Based on an 8°A, reduction of floor area the required amount of parking spaces 67. 4 STAFF REPORT PP 02-08 JULY 16, 2002 Code Requirements: KiWrh R SI � � 4 '.i w 7 + 71, 7 Building Height 25' 25' Front Setback 12' minimum, 15' average 15'6" to 69'4"* or 1:1 setback to height Rear Setback Setback of Adjacent Zone 48' Zone, 20' Interior Side North side setback 14' North side 67' 9" Setbacks South side setback 0'. South side 67' Parking 67 67 Landscaping 15% Minimum 15% * The building's front setback will comply with the 1:1 setback to height ratio from the ultimate curb face as described above. Fencing: There is currently a wood fence separating the project site from the north and south adjacent properties. When those two properties develop into office use, and there is a condition approval requiring the applicant to provide access to those properties, we are not requiring a 6'0" high block wall to separate this project site from those two lots. The wood fences should remain until those properties develop into office use. When that time comes the wood fencing will be eliminated and no fencing will exist. The applicant will be required to construct a 6'0" block wall along the east property line, the rear property line, per Section 25.56.195, General Provisions, standards for walls and fences. IV. CONCLUSION: The building exceeds the maximum height limit in the O.P. zone. The architecture of the building has been approved by the Architectural Review Commission and described as one of the most fascinating design for an office building in the City. The applicant can lower the first floor place height to 9' and the second floor plate to 8'6" to comply with the height limit in the O.P. zone. The precise plan meets all other zoning requirements for the O.P. zone. Staff has prepared a resolution of approval with the findings for approval 5 STAFF REPORT PP 02-08 JULY 16, 2002 if the Planning Commission wants to approve it with a 25' height limit measured from average curb height. V. ENVIRONMENTAL REVIEW: For the purposes of CEQA, the Director of Community Development has determined that the project is considered a Class 32, Categorical Exemption and no further documentation is necessary. VI. RECOMMENDATION: That the Planning Commission approves the PP 02-08 subject to the applicant lowering the first floor plate height to 9' and the second floor plate to 8'6", or That the Planning Commission continues PP 02-08, and that the Commission recommends to staff to initiate an amendment to the City's Zoning Ordinance allowing for flexibility of the 25' height limit in the O.P. zone to encourage creative architecture. Both items would then be considered at a future hearing. VII. ATTACHMENTS: A. Draft resolution B. Legal notice C. Comments from city departments and other agencies D. Plans and exhibits Prepared by Tony Bagato, Planning Technician Reviewed and Approvect'� Phil Drell, Community Development Director 6 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA,APPROVING A PRECISE PLAN FOR A 14,802 SQUARE FOOT PROFESSIONAL/MEDICAL OFFICE BUILDING LOCATED 1,100 FEET NORTH OF HIGHWAY 111, ALSO KNOWN AS 44-530 SAN PABLO AVENUE. CASE NO. PP 02-08 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 16`h day of July, 2002, hold a duly noticed public hearing to consider the request by PREST / VUKSIC ARCHITECTS for the above mentioned application; 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. 00-24," in that the Director of Community Development has determined that the project is a Class 32 Categorical Exemption for the purposes of CEQA; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to exist to justify the granting of said conditional use permit: 1. The proposed location of the office complex as conditioned is in accord with the objectives of the zoning ordinance and the purpose of the district in which the site is located. 2. The proposed location of the office complex and the conditions under which it will be operated and maintained will not be detrimental to the public health, safety or general welfare, or be materially injurious to properties or improvements in the vicinity. 3. The proposed precise plan will comply with each of the applicable provisions of this title, except for approved variances or adjustments. 4. The proposed precise plan complies with the goals, objectives, and policies of the city's adopted general plan. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the commission in this case. 2. That approval of Precise Plan 02-08 is hereby granted for reasons subject to the attached conditions. PLANNING COMMISSION RESOLUTION NO. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on the 16'h day of July, 2002, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: CYNTHIA D. FINERTY, Chairperson ATTEST: PHILIP DRELL, Secretary Palm Desert Planning Commission 2 PLANNING COMMISSION RESOLUTION NO. CONDITIONS OF APPROVAL CASE NO. PP 02-08 Department of Community Development: 1. The development of the property shall conform substantially with exhibits on file to 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 statues 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 & Safety at the time of issuance of a building permit for the use contemplated herewith. 5. Applicant shall participate in a commercial recycling program as determined by the City Environmental Conservation Manager and applicable Waste Disposal Company. Access to trash/service areas shall be placed so as not to conflict with parking areas. Applicable Trash Company and Department of Community Development shall approve said placement. 6. All future occupants of the building shall comply with parking requirements in Section 25.58 of the zoning ordinance. 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. 3 PLANNING COMMISSION RESOLUTION NO. 8. Final landscape plans shall comply with the parking lot tree planting master plan and must be approved by the City's Architectural Review Commission. 9. 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 shall be 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. 10. The project shall be subject to all applicable fees at time of issuance of building permits including, but not limited to, Art in Public Places, Fringe-Toad Lizard, TUMF, School Mitigation and Housing Mitigation Fees. 11. The maximum height of the building shall be 25'0" high measured from the average curb height. 12. The applicant shall provide one bus shelter in the approximate location as the existing bus stop. Plans for the intended bus shelter, outlining the design, color, and materials, shall be submitted to Frankie Riddle, Management Analyst, for review and comments by the bus shelter subcommittee. 13. That the applicant shall provide a connection driveway to the north and south properties. The condition can be accomplished in one of two options. One option is that the applicant can record an offer to the adjacent properties of an irrevocable access agreement; in return the adjacent properties would offer compensation for the cost of land, and share the cost of maintenance and liability. The second option is that the applicant can record an irrevocable public easement to the City of Palm Desert for both driveways. The applicant would construct the driveways and the City would be responsible for the cost of maintenance and liability once the adjacent properties convert to office professional use. 14. The applicant shall construct a 6'0" high block wall along the east property line per Section 25.56.195, General Provisions, standards for walls and fences. 15, The applicant shall submit a Parcel Map Wavier application to adjust the front property lines along San Pablo Drive pursuant to the requirements of Public Works. 4 PLANNING COMMISSION RESOLUTION NO. 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. 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. 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 grading permit. Such improvements shall include, but not be limited to, city standard concrete drive approach. "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. 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. 5. 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. Landscaping plans shall be submitted for review concurrently with grading plans. 6. Landscaping maintenance on San Pablo Avenue shall be the responsibility of the property owner. 7. 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. 8. Size, number and location of driveways shall be to the specifications of the Department of Public Works. 9 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. 5 PLANNING COMMISSION RESOLUTION NO. 10. Building pad elevations for the proposed development are subject to review and approval in accordance with Section 27 of the Palm Desert Municipal Code. 11. The applicant shall comply with the provisions of Palm Desert Municipal Code Section 24.12, Fugitive Dust (PM10) Control. 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. 2. A fire flow of 1500 gpm for a 1-hour duration at 20-psi residual operating pressure must be available before any combustible materials are placed on the job site. 3. Provide, or show there exists, a water system capable of providing a potential gallon per minute flow of: a) 3000 for commercial structure. 4. 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. 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 as required by the UBC Chapter 9. 8. Install a fire alarm system as required by the UBC Chapter 3. 6 PLANNING COMMISSION RESOLUTION NO. 9 Install portable fire extinguishers per NFPA, 10, but not less than 2A1 OBC 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 be not less than 24' of unobstructed width and 13'6"of vertical clearance. Where parallel parking is allowed, the roadway shall be 36' wide with parking on both sides, 32' wide with parking on one side. Dead-end roads in excess of 150' shall be provided with a minimum 45' radius turn around (55' in industrial developments). Fountains or garden islands placed in the middle of these turn-arounds shall not exceed a 5' radius or 10' diameter. City standards may be more restrictive. 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 inches with a minimum vertical clearance of 13 feet 6 inches. 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 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 twelve months. • INTEROFFICE MEMORANDUM RECEIVED JUN 2 6 2002 TO: Department of Community Development/Planning COMMUNITY DEVELOPMENT DEPARTMENT Attention: Tony Bagato CITY OF PALM DESERT FROM: Joseph S. Gaugush, Director of Public Works/City Engineer SUBJECT: P.P. 00-02, SAN PABLO PROFESSIONAL BUILDING DATE: June 26, 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, shall be paid prior to issuance of a grading permit. (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) 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 grading permit. Such improvements shall include, but not be limited to, city standard concrete drive approach. "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) 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. (5) 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. Landscaping plans shall be submitted for review concurrently with grading plans. (6) Landscaping maintenance on San Pablo Avenue shall be the responsibility of the property owner. (7) 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. (8) Size, number and location of driveways shall be to the specifications of the Department of Public Works. (9) 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. (10) Building pad elevations for the proposed development are subject to review and approval in accordance with Section 27 of the Palm Desert Municipal Code. (11) The applicant shall comply with the provisions of Palm Desert Municipal Code Section 24.12, Fugitive Dust (PM10) Control. JOSEPH S. GAUGUSH, P.E. cc: file PP 02-08 G:\PubWorks\Conditions of Approval\PPLANS\PP 02-08 San Pablo Professional Building.wpd 1 ,µN0RN4 RIVERSIDE LUL. 4TY P�ytil N fORFs ,,,,::6OM PRO lfC/44 1. FIRE DEPARTMENT ►dltSli 1\ • In cooperation with the tflRft 0,0101 pY.O California Department of Forestry and Fire Protection ikali 210 West San Jacinto Avenue • Perris, California 92570 • (909) 940-6900 • FAX (909) 940-6910 RECEIVED 1111 „MHr Cove Fire Marshal's Office Tom Tisdale 70801 Highway III JUN - 4 2002 Fire Chief Rancho Mirage CA 92270 (760)346-1870 COMMUNI DEVELOPMENT DEPARTMENT Proudly serving the Y ITY OF PALM DESERT unincorporated L/� �� areas of Riverside County and the TO: ---rj--04?cities of: Banning S•' REF: 6'2O ? —OY Beaumont Calimesa If circled, conditions apply to project Canyon Lake 0 With respect to the conditions of approval regarding the above Coachella referenced project, the fire department recommends the following fire protection measures be provided in accordance with City Municipal Desert Hot Springs Code, NFPA, UFC, and UBC or any recognized Fire Protection Indian Wells Standards: The Fire Department is required to set a minimum fire flow for the Indio remodel or construction of all buildings per UFC article 87. Lake Elsinore (CD A fire flow of 1500 gpm for a 1-hour duration at 20 psi residual La•:Quanta pressure must be available before any combustible material is place • on the job site. Moreno Valley•:. Provide or show there exists a water system capable of providing a Palm Desert gpm flow of: •• 3. 1500 gpm for single family dwellings Perris 4 2500 gpm for multifamily dwellings Rancho Mirage 3000 gpm for commercial buildings San Jacinto The required fire flow shall be available from a wet barrel Super Hydrant (s) 4"x2 '/:"x2 '/:", located not less than 25' nor more than: Temecula 6. 200' from any portion of a single family dwelling measured via vehicular travelway 7. 165' from any portion of a multifamily dwelling measured via Board of Supervisors vehicular travelway Bob Buster f 150' from any portion of a commercial building measured via District 1 vehicular travelway John Tavaglione 0 Water Plans must be approved by the Fire Marshal and include District 2 verification that the water system will produce the required fire flow. Jim Venable 10. Please be advised the proposed project may not be feasible since the District 3 existing water mains will not meet the required fire flow. Roy Wilson District 4 Tom Mullen District 5 6Install a complete NFPA 13 fire sprinkler system. This applies to all 6 buildings with a 3q 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. All valves controlling the water supply for automatic sprinkler systems and Water-flow switches shall be monitored and alarmed per UBC Chapter 9. 0 Install a fire alarm system as required by the UBC Chapter 3. 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 Hood/Duct automatic fire extinguishing system per N f PA 96 in all public and private cooking operations except single-family residential usage. 16. Install a dust collecting system per UFC Chapter 76 if conducting an operation that produces airborne particles. D. 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. 0 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 occupancy type. 6:;) All buildings shall have illuminated addresses of a size approved by the city. ttOAll fire sprinkler systems, fixed fire suppression systems and alarm plans must be submitted separately to the Fire Marshal for approval prior to construction. i• Conditions subject to change with adoption of new codes, ordinances, a laws, or when building permits are not obtained within twelve months. All questions regarding the meaning of these conditions should be referred to the Fire Marshal's Office at (760) 346-1870 Location: 70801 Highway I 1 1, Rancho Mirage CA 92270 Other: Sincerely, n Michael H. Wilson Fire Marshal . 44zt ) ✓444-4c, WAT E R ESTABLISHED IN 1918 AS A PUBLIC AGENCY kV/ STRIG COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 1058• COACHELLA,CALIFORNIA 92236•TELEPHONE(760)398-2651 DIRECTORS OFFICERS JOHN W.McFADDEN,PRESIDENT THOMAS E.LEVY,GENERAL MANAGER-CHIEF ENGINEER RUSSELL KITAHARA,VICE PRESIDENT BERNARDINE SUTTON,SECRETARY TELLIS CODEKAS June 17, 2002 STEVEN B.ROBBINS,ASSISTANT TO GENERAL MANAGER PATRICIA A.LARSON REDWINE AND SHERRILL,ATTORNEYS PETER NELSON File: 0163.1 050620-1 Department of Community Development City of Palm Desert RECEIVED 73-510 Fred Waring Drive Palm Desert, California 92260 JUN 2 1 2002 Gentlemen: COMMUNITY DEVELOPMENT DEPARTMENT CITY OF PALM DESERT Subject: Precise Plan 02-08 This area is protected from regional stonTiwater flows by a system of channels and dikes, 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 and sanitation 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. This area shall be annexed to Improvement District Nos. 54 and 80 of the district for sanitation service. Plans for grading, landscaping and irrigation systems shall be submitted to the district for review. This review is for ensuring efficient water management. If you have any questions please call Dan Charlton, stormwater engineer, extension 316. Yours very trul tAfom Levy General Manager-Chief Engineer cc: Don Park Riverside County Department of Public Health 82-675 Highway 111, CAC Building, Second Floor, Room 209 Indio, California 92201 D C:dd\eng\sw\j u n\pplan 02-08 TRUE CONSERVATION USE WATER WISELY INTEROFFICE MEMORADUM City of Palm Desert TO: TONY BAGATO, PLANNING TECHNICIAN FROM: FRANKIE RIDDLE, MANAGEMENT ANALYST SUBJECT: PP 02--08 DATE: JUNE 3, 2002 I have reviewed the attached Site Plan for possible placement of bus shelters. This project should be conditioned with one bus shelter in the approximate location as the existing bus stop. Plans for the intended bus shelter outlining the design, color, and materials should be submitted to me for review and comment by the bus shelter subcommittee. FRANKIE DLE MANAGEMENT ANALYST CITY Of Pfll (fl DE RT • 73-510 FRED WARING DRIVE PALM DESERT,CALIFORNIA 92260-2578 , ' t, ;.. `._ /4.'i• TEL: 760 346-061 i / FAX 760 341-7098 `�Mci. it' •'��=� info@palm-desert.org CITY OF PALM DESERT LEGAL NOTICE CASE NO. PP 02-08 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request by PREST-VUKSIC Architects for approval of a precise plan to construct a 14,802 square foot office building on the east side of San Pablo Drive, 1,100 +/- feet north of Highway 111. � ,� • i �: Jr I ' . ., J 8---- ■a. r'• .".A`AL t-A r ;r Ilt IL ._ , .• .,i ., ;..„,,, i.,i .1 ©AL v ' -I .1PE } •. • lu® oil Hi__ AM It-1 rli 1rrilinli ';■ ; `q '��*Ai 1 : ' . "IP'-- -7---- 4111 l'-'...! ,It i ki ii ;v '' ------TATE ° ------ -- �MA I RW1 nFRfR "• N SAID public hearing will be held on Tuesday, July 16, 2002, at 7:00 p.m. in the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. Written comments concerning all items covered by this public hearing notice shall be accepted up to the date of the hearing. Information concerning the proposed project and/or negative declaration is available for review in the Department of Community Development at the above address between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. If you challenge the proposed actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission (or city council)at,or prior to,the public hearing. PUBLISH: Desert Sun PHILIP DRELL, Secretary July 5,2002 Palm Desert Planning Commission 'r, In I II • rl,f EVE oII , /- o / , '11! i . fit, p.,t _ or if,c I4.4 N' %i?�'pr . '4 i l // ,J t:� fit: 4 • 1,• : i� t,, ! {` T r � I �� � . , , fi • .143,0 �r 1 113 I II II � I It „6I rr s '',1,1. ,t6::;.f.1. ,' c ' ivqil a� .•' Yt 1 4. r�' , Z \ t--4-ti er,A,,. z r n I I ---- -- I �( 11 • ;.1 I: --- , .. (ztcli, .. PC -7rc "-- 07//i,/o)- aof -rh-1 mcvN-,-..t...) . (-E >UtMENT-WT l'o1r1 .. . . . . , . • $ 'LL _--._- --- 2 --_ . . , - —1' . •1 i . H. k"I's ic__ ....-':—---:7-4—"------ --- .)s,c,-.-,,i,it _17 ...-_-rAu -cm_iNcv .,! /"1 ANP\) co \ ;NAGrsii‘UPcTE srPc.a .cf;t- litsill.., INsUi.."-71°,1 •=_- . Ptio-iit4c7-, 0; \ ' . t— —-- -----t • CN 1- - I i 1 .- _9. • Ir.:PcIvi Tl.rvMNI0C, ----F7NU oi,--nzes CE-1L_INC7 (INACC- UhlrEritt) --Z -co --.. . T------- ' . SclistAs 1?; • MINUTES PALM DESERT PLANNING COMMISSION JULY 16, 2002 E. Case No. PP 02-08 - PREST / VUKSIC ARCHITECTS, Applicant Request for approval of a precise plan of design for a 14,802 square foot office building on the east side of San Pablo Drive, 1 100 +/- feet north of Highway 1 1 1 , also known as 44-530 San Pablo Drive. Mr. Bagato explained that the property was located on the east side of San Pablo Drive north of Alessandro and was currently vacant. He said the applicant was proposing to construct a 14,802 square foot professional and medical office building. The first floor would be 7,000 square feet of medical space and the second floor would be 7,802 of office professional. The architecture of the building was a contemporary design with various angles and architectural elements. Some of the elements included pop-outs and overhangs and angled fin walls. The applicant was able to design an architectural element in the front of the building which would allow storage for all of the a/c equipment. With no a/c equipment the applicant was able to create an interesting design for the roof which turned out to be curved. The Architectural Review Commission granted preliminary approval of the building as well as architecture and commented that it was one of the most creative designs to come into the city for an office building complex. The maximum height in the O.P. district was 25 feet measured from the average curb height and total height of this building was proposed at 27 feet 6 inches which was two and a half feet above the requirement. Two of the reasons for the excess height had to do with the curved roof along with the design of good interior space which exceeds the eight-foot ceiling plate. Currently staff felt that 25 feet might be limiting to buildings in the O.P. for well-designed two story office building complexes. There were two options with regard to the height. One, the Planning Commission could approve the project limiting it to 25 feet in height, but after speaking with the applicant, he indicated it would dramatically affect the design of the roof as well as the interior space. The second option would be to continue the hearing and have staff initiate a zoning ordinance amendment to allow for flexibility in the O.P. zone in regard to the height when there is architectural justification. 34 MINUTES PALM DESERT PLANNING COMMISSION JULY 16, 2002 Commissioner Jonathan asked if there wasn't a third option to just grant an exception. Chairperson Finerty asked if they could grant an exception with a recommendation to the City Council. Mr. Drell said no. They have granted exceptions in the PR zone because the PR zone has a section in it to allow them to grant exceptions. Their only option here was to have a variance and there were severe findings that had to be made. The fact that it was a good idea wasn't enough of a reason to grant one. Staff also felt that if the commission thought that architectural creativity was justification for flexibility in the height limit, then the commission should incorporate that in the zone so that everyone knew that was an option available to them. Commissioner Jonathan asked if they as a body could grant a variance or allow for an exception based on their own reasoning. Mr. Drell said that if they were to apply for a variance and the commission was to decide that they met the findings, they could grant a variance. It would then be the commission's task to make those findings like exceptional circumstances, extraordinary hardship, etc. Staff felt it would be better to have a standardized process that everyone would have knowledge of and then could avail themselves of. That was staff's recommendation. Chairperson Finerty asked why they couldn't have the same language in the PR zone where they could request a variance and it would just be in the O.P. zone and then that way they wouldn't open the door to everyone who thinks their building may be creative although Architectural Review and Planning Commission might not share their opinion. This way they would keep the height where it is and just do what they are used to doing in the PR zone. Mr. Drell said they could do that. Basically the language in the PR zone says that certain standards in certain sections can be modified by the Planning Commission as part of the approved precise plan. So it said the standards are there and they could modify them if they felt it was justified. Chairperson Finerty asked how they could get that language in the O.P. zone. Mr. Drell said when they go through the amendment process that is what they would talk about. Staff's suggestion would not necessarily be just a blanket exception, but they were suggesting certain guidance in that exception and outlining the circumstances in which an exception might be warranted. To him that limited the applicability of that exception as opposed to having it wide 35 MINUTES PALM DESERT PLANNING COMMISSION JULY 16, 2002 open like the way the PR zone has it. That would be something they would discuss when they came back. If they want to go with a zoning ordinance amendment route, staff would come back with language of an amendment and the commission could pass on it as they see fit. Then in essence they would have the amendment, they would have the project and then that would go to the Council to explain that this is the reason for the amendment and the language that would allow this sort of building. Commissioner Jonathan asked how this varied from those situations where they have had tower elements and other architectural features that have exceeded the height limit. Mr. Drell said that the language there says it couldn't exceed 10% of the footprint. In this case the arch exceeds more than 10% of the building footprint. He said staff looked at it and tried to see how much it would have to be lowered to get only 10% of the arch and it was too much of a contortion. Commissioner Campbell asked if it would prolong the process for the project if they initiated this amendment. Mr. Drell said yes. Commissioner Campbell asked if it would be for a month. Mr. Drell concurred. He said that is what would get them the building they would like. He reminded them about a building on Alessandro that had some variety on top of the building that exceeded the height by a couple of feet and they made him chop off that couple of feet. He thought the building probably would have looked better with some variety, but the strict application of the ordinance did not permit it. Commissioner Tschopp said he knew there were certain individuals in the city who are very adamant about not increasing the height of commercial buildings and asked if that was going to be a problem. Mr. Drell said that invariably the applicant had that problem any way. Right now the zone is at 25 feet and he didn't want to build it at 25. He could, but he was going to lose some of the architectural character. So one of the options was saying no, do what you have to do to make it comply. He could communicate to the commission whether or not he wanted to do that or not. Staff felt this was a good opportunity to address a problem that has been observed for a while. He thought they've been getting these rather shoe box office buildings and this was a good illustration of a building that staff would like to see get built, but the zone didn't allow it so it illustrates the limitation of the strict application of the way the zone is written. He also said the chairperson was correct. They have built into many of the other zones exceptions which allow them to grant 36 MINUTES PALM DESERT PLANNING COMMISSION JULY 16, 2002 approvals if the commission thought it was a good thing. Unfortunately finding something a good thing wasn't sufficient grounds for a variance. They have to show exceptional extraordinary hardships or circumstances. Staff was suggesting that they do get some flexibility and they have used that example in other zones and think this is a good illustration of why it should be in the O.P. zone as well. Continuing with this staff report, Mr. Bagato explained that because of some of the inconsistent dedications of right-of-way along San Pablo through the County, the applicant had to work with some property lines that were jig jagging in and out of the property and at one portion part of the property was about five feet onto San Pablo. To work with the setbacks for this building, the best route was to go with the 1 :1 ratio, setback to height. The applicant was able to prepare a height analysis study which allowed them to look at it in detail. The building was setback at the closest point 151/2 feet to the first floor. That portion of the building was only 15 feet high so it complied. At the north end, because San Pablo wasn't parallel to this building, the north end stepped back farther and that part of the building was 23 feet away from the curb and 15 feet high. The second floor of the building was setback 151/2 feet from the first and a total of 28%2 from the face of the curb and 23 feet high at the south end at the closest point. The curved roof had a variation. The eave of the roof drops to 22 and it is only about 20 feet from the curb. Because of the pitch it starts to curve and gets to its highest point at 271 feet, about 55 feet away from the curb. So the height would be insignificant from the curb. They wouldn't see it and the 1 :1 ratio worked out really well. With the setback ratio and the proposed height, the building complied. Referring to the site plan of the building, there would be two ingress and egress points to the property along San Pablo. One of the conditions that came up was an opportunity to provide mutual access to the adjacent properties. The property to the north was currently zoned R-3 and has a residential use on it which staff expected over time to change to O.P. along San Pablo. The property to the south was zoned Office Professional but has a residential use on it. Staff also expected that to change over time. In most cases when they have the opportunity to allow a mutual access agreement they try to have a reciprocal agreement between both properties that would allow shared driveways, 14 feet on one side and 14 feet on the other side so that both applicants become responsible for that condition and any kind of maintenance costs and liability issues. Because of the parking demand and to maximize the 37 MINUTES PALM DESERT PLANNING COMMISSION JULY 16, 2002 parking efficiency of the site plan, the applicant did not have the opportunity to do shared driveways, but by eliminating six parking spaces in the rear of the site plan, he was able to configure a site that would allow a mutual access agreement. Staff added a condition that the applicant would record an irrevocable offer to enter in the future into a future access agreement with the adjacent properties and in return, the adjacent properties would offer compensation for the cost, maintenance and liability. This would benefit those property owners to the north and south. Without the provision of these driveways, it would increase their allowable building square footage which would make it more profitable from a business standpoint as well as the City's standpoint because it would increase the time frame that those buildings could turn into office. For parking, based on an 8% reduction the project was able to meet the required 67 spaces. Another issue was the fencing. There was wood fencing on the north and south sides. It would block the views from the residential area. In most cases the City would require a solid block wall all the way around the property to screen the complex from residential uses. In this case since staff was anticipating that these other lots would become offices over time, they weren't requiring that the applicant construct a six-foot high block wall, but to leave the wood fencing and they were requiring him to put in a six-foot high block wall on the east side of the property, which was at the rear facing an R-3 zoned vacant lot. In conclusion, Mr. Bagato said that besides the height requirement, the building met every other zoning ordinance requirement for this section. With a continuance to initiate the zoning ordinance amendment, it would take a few more months to get approval of the building, but it would be the proper step. For environmental review, this was an infill situation and a Class 32 Categorical Exemption for CEQA purposes and no further documentation was necessary. Staff's recommendation was to continue the case and have commission direct staff to initiate an amendment to the zoning ordinance allowing for flexibility of the height in the O.P. zone to encourage more creative architecture. Both items would then be considered at a later date. Or if the commission recommended no higher than 25 feet, the applicant would come back with a different proposal. Mr. Drell said that if it was continued, within 30 days they could come back with a zoning ordinance amendment. Chairperson Finerty noted that would be August 20. Mr. Drell concurred. Mr. 38 MINUTES PALM DESERT PLANNING COMMISSION JULY 16, 2002 Bagato said that it could go to City Council in September and second reading in September or October. Commissioner Tschopp noted that Condition No. 12 states that the City would take on the cost of maintenance and liability once the adjacent property owners convert to an Office Professional use. Mr. Bagato said that was in error. There were two discussions for how that mutual access easement would come up. One was that the applicant would dedicate those driveways as public easements and then the City would become responsible. After speaking with Public Works staff, they weren't in favor of it and didn't encourage the City owning land on private driveways. He said he had added that condition before talking to Public Works so it should be removed. Regarding the bus stop, Commissioner Tschopp commented that at one time they talked about looking at the process of bus stops and he assumed they were doing that also. Mr. Drell said that was something they brought up that instead of laying the obligation of bus stops on individual properties they would have a citywide program. They were going to propose a uniform development fee that would pay for the construction of bus stops and it would not be the obligation of individual property owners. That went to the Council and they expressed no interest in that. The City was building bus stops where they couldn't condition developers to do it, but the direction from the Council was to continue as we have before. If a property was lucky or unlucky enough to have a bus stop in front of their property, the obligation of building that shelter was theirs. Commissioner Tschopp pointed out that there was an existing bus shelter here. Mr. Drell explained that it was just a stop. Mr. Bagato indicated they only had a bench. Commissioner Tschopp thought that it was an unfair process that penalized one business and should be looked at in a different manner so he was in disagreement with the City Council on that issue. Commissioner Jonathan agreed. Chairperson Finerty opened the public hearing and asked the applicant to address the commission. MR. JOHN VUKSIC, 73-030 Caliandra in Palm Desert, with Prest Vuksic Architects, along with his partner, Dave Prest of 47-391 Calico Cactus Lane in Palm Desert, addressed the commission. Mr. Vuksic distributed some diagrams which he said was to make sure they had explained the height restrictions which limit certain things. 39 MINUTES PALM DESERT PLANNING COMMISSION JULY 16, 2002 Mr. Prest added that the building from the slab is 26 feet that they were proposing. The staff said 271/2, but 271/2 was from the curb. So there was a foot and a half distance in height from the curb to the top of the slab of the building. So the building was actually only 26 feet from slab. Commissioner Jonathan asked if they had to have the slab up above curb height because of drainage. Mr. Prest said yes. Mr. Drell explained that practically speaking they couldn't build a 25-foot high building, they could only build a 231/2 foot high building. Mr. Prest said that if they were restricted to the height, the 23'/2 feet, it would be impossible to do the curved roof. They would have to do a flat-roofed building and they wanted to do something a little more interesting. Referring to Scheme B, Mr. Vuksic said it showed a 25-foot building from the curb. There were some limitations that would arise with this. They would absolutely be limited to eight-foot ceilings and these spaces were sometimes 50 feet deep and it really created a substandard space that would be hard to lease. The parapet was minimal and it was really impossible to put anything on the roof that wasn't over the parapet. Ducting was very difficult because they had to actually snake the ducting through the floor and roof trusses which weren't very deep because of this limit. So they would have a lot of columns within the space. Sound insulation would be a problem. The air-conditioning units were placed between the floor trusses above the first floor and there was very little room to insulate for any sound. The shape took on a box like shape because they were penalized pretty heavily for any type of slope to roof, whether it was curved or just sloped. They could see what that does because in the middle it became higher. Scheme A was a sketch of their building and at the eave it was lower than the box-shaped building. It was just in the middle where it got higher and created an opportunity for a lot more interesting forms and creativity in the design to have some flexibility like this. 40 MINUTES PALM DESERT PLANNING COMMISSION JULY 16, 2002 Mr. Prest felt that the way they designed it, the maximum height they would get on the first floor would be nine feet and in some cases eight feet. They weren't sure they could get any higher than that even with the height of the building. In a lot of the spaces they used indirect lighting which was more state of the art type lighting that required a lot less energy to use. If they used indirect lighting, it would take a nine to nine and a half foot space to do that and they were proposing to do that. They would like to do that with their space and propose it to other tenants. Mr. Vuksic hoped the commission would consider the 25-foot height limit that was currently in place because there were several reasons it actually deterred good architecture and good buildings from taking place in this city. Chairperson Finerty asked if he had any problem with a continuance to August 20. Mr. Vuksic said no. Commissioner Campbell asked if he would be more comfortable with the commission approving the 25-foot height. Mr. Vuksic said no, they couldn't build this building with a 25-foot height. Chairperson Finerty asked if anyone wished to speak in FAVOR or OPPOSITION to the project. There was no one and the public hearing was left open. Commissioner Jonathan stated that the application before the commission was a work of art. Very creative and beautiful which is what he has learned to expect from the applicant. The height variance in his opinion was amply justified. He had no issue with it whatsoever. There were adequate parking, adequate setbacks, the landscape was gorgeous and he wished every application was anywhere close to the level of quality that was before them. It appeared that the best and possibly only way to make this happen would be to continue the hearing and initiate a zoning ordinance amendment modifying 41 MINUTES PALM DESERT PLANNING COMMISSION JULY 16, 2002 the O.P. height regulation allowing for flexibility above the 25-foot height limit. He was in favor and made a motion. Commissioner Campbell concurred with Commissioner Jonathan. She thought it was a beautiful piece of work and wished they could approve it this evening since it met the ratio setback of the building. If this was the way they were going to do the building, she thought it should be approved with just the ratios even with a height of 271/2 feet. Mr. Drell thought the way staff was recommending was the proper way to address the issue which was to proceed with an ordinance amendment to allow it and with language on how to limit it so that it would be very clear that the height exception would only be granted for architectural merit. Commissioner Tschopp had a question about the wood fence. He asked if there was some kind of indication when those properties might be developed as commercial. Mr. Bagato said no. He confirmed there were no plans right now for those buildings to go commercial. Commissioner Tschopp agreed that it is a very beautiful building and thought it would be a great enhancement to that street. He was in favor of that and said he would be in favor of an amendment to allow them some flexibility when there are architectural reasons for it. On this particular property, he requested a time limit on the wood fence. The reason he wanted that was because of other areas in the city where they hoped things would develop out and 10 or 20 years later it hadn't happened. So whatever time was appropriate, he wanted to see a time limit so that if the adjoining properties didn't change to commercial a proper block wall would be constructed. Commissioner Jonathan stated that he would be willing to modify the motion to place a reasonable time limit. Mr. Drell suggested five years. He noted that there was a code action against the property owner to the north because their wood fence was falling down and he had just put up a brand new wood fence. He also said they could word it in such a way that they could revisit it in maybe three years to determine what the prognosis is. The question was how to alert ourselves that it should happen and they would have to figure that out. Chairperson Finerty suggested using a follow-up file by months. Commissioner Jonathan suggested using Outlook and recommended putting in the parking analysis and church analysis in there as well. If they had the same computer, there would be no problem. 42 MINUTES PALM DESERT PLANNING COMMISSION JULY 16, 2002 Chairperson Finerty noted that there was a motion that had been amended and asked if they wanted to continue this to August 20. Commissioner Jonathan said yes. Commissioner Jonathan said he had one other comment on the motion. He, too, thought Condition No. 12 was unfair and unnecessary to provide for a bus shelter. His concern was that if they omit it, it might be guaranteeing that the matter would be called up by Council, so if the applicant preferred to leave Condition No. 12 in there, he was okay with that. Mr. Drell said that they could make the comment. Either way it would go to Council since the zoning ordinance amendment would have to go to Council. So if they wanted to express themselves, they could do that in the minutes, but the commission could do what they wanted. Commissioner Campbell said perhaps the applicant wanted to build a state of the art bus shelter, so they should leave that open to him. Mr. Drell said that it was in the policy that it had to be a compatible, unique shelter. Action: It was moved by Commissioner Jonathan, seconded by Commissioner Campbell, as modified, continuing PP 02-08 to August 20, 2002, adding the intent to bring back the case in three years to review the wall situation, and initiating a zoning ordinance amendment modifying the O.P. height regulation allowing for flexibility above the 25-foot height limit based on architectural merit. Motion carried 4-0. F. Case No. VAR 02-03 - RAYMOND D. MOSER, Applicant Request for approval of a variance to reduce the required setback for a front-entry garage from 20 feet to ten feet for property located at 74-21 1 Peppergrass Street. Mr. Urbina explained that the project site is located at the southwest corner of Peppergrass Street and Quail Brush Avenue. The applicant was requesting a variance to reduce the setback from a proposed two-car garage that he wanted to construct adjacent to his existing one-car garage. The variance request was to reduce it from 20 feet to 10 feet to the Quail Brush Avenue property line. There were no sidewalks in the area. Four findings had to be made to grant approval of a variance. 43 CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission FROM: Tony Bagato, Planning Technician DATE: August 20, 2002 SUBJECT: Precise Plan 02-08 I. DISCUSSION: This project was continued at the July 16th, 2002, Planning Commission hearing to allow staff to initiate a Zoning Ordinance amendment for new height standards in the Office Professional zone. The Zoning Ordinance amendment will be discussed at this same hearing. The draft resolution has been modified adding a condition requiring that the Planning Commission review the project after three years from the date of construction completion, to determine if the applicant will be required to build a 6- foot high block wall along the north and south property lines. The condition requiring the building to be 25 feet high was removed. Condition number 12 was modified by deletion of the public easement parking lot connection option. II. RECOMMENDATION: That the Planning Commission adopt Planning Commission Resolution No. recommending to the City Council approval of Precise Plan 02-08, subject to attached conditions. III. ATTACHMENTS: A. Draft Resolution B. July 16th, 2002, Staff Report Prepared by �L / ,7074- Tony Bagato Planning Technicia Reviewed and Approved L Rl'il Drell Director of Community Development PLANNING COMMISSION RESOLUTION NO. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on the 20th day of August, 2002, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: CINDY FINERTY, Chairperson ATTEST: PHILIP DRELL, Secretary Palm Desert Planning Commission 2 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A PRECISE PLAN FOR A 14,802 SQUARE FOOT PROFESSIONAL/MEDICAL OFFICE BUILDING LOCATED 1,100 FEET NORTH OF HIGHWAY 111,ALSO KNOWN AS 44-530 SAN PABLO AVENUE. CASE NO. PP 02-08 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 16th day of July, 2002, hold a duly noticed public hearing, which was continued to August 20, 2002, to consider the request by PREST / VUKSIC ARCHITECTS for the above mentioned application; 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 for the purposes of CEQA; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to exist to justify the granting of said conditional use permit: 1. The proposed location of the office complex as conditioned is in accord with the objectives of the zoning ordinance and the purpose of the district in which the site is located. 2. The proposed location of the office complex and the conditions under which it will be operated and maintained will not be detrimental to the public health, safety or general welfare, or be materially injurious to properties or improvements in the vicinity. 3. The proposed precise plan will comply with each of the applicable provisions of this title, except for approved variances or adjustments. 4. The proposed precise plan complies with the goals, objectives, and policies of the city's adopted general plan. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the commission in this case. 2. That approval of Precise Plan 02-08 is hereby granted for reasons subject to the attached conditions. PLANNING COMMISSION RESOLUTION NO. CONDITIONS OF APPROVAL CASE NO. PP 02-08 Department of Community Development: 1. The development of the property shall conform substantially with exhibits on file to 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 statues 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 & Safety at the time of issuance of a building permit for the use contemplated herewith. 5. Applicant shall participate in a commercial recycling program as determined by the City Environmental Conservation Manager and applicable Waste Disposal Company. Access to trash/service areas shall be placed so as not to conflict with parking areas. Applicable Trash Company and Department of Community Development shall approve said placement. 6. All future occupants of the building shall comply with parking requirements in Section 25.58 of the zoning ordinance. 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. 3 PLANNING COMMISSION RESOLUTION NO. 8. Final landscape plans shall comply with the parking lot tree planting master plan and must be approved by the City's Architectural Review Commission. 9. 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 shall be 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. 10. The project shall be subject to all applicable fees at time of issuance of building permits including, but not limited to, Art in Public Places, Fringe-Toad Lizard, TUMF, School Mitigation and Housing Mitigation Fees. 11. The maximum height of the building shall be 25'0" high measured from the average curb height. 12. The applicant shall provide one bus shelter in the approximate location as the existing bus stop. Plans for the intended bus shelter, outlining the design, color, and materials, shall be submitted to Frankie Riddle, Management Analyst, for review and comments by the bus shelter subcommittee. 13. That the applicant shall provide a connection driveway to the north and south properties. The applicant shall record an offer to the adjacent properties of an irrevocable access agreement; in return the adjacent properties would offer compensation for the cost of land, and share the cost of maintenance and liability. The second option is that the applicant can record an irrevocable public easement to the City of Palm Desert for both driveways. The applicant would construct the driveways and the City would be responsible for the cost of maintenance and liability once the adjacent properties convert to office professional use. 14. The applicant shall construct a 6'0" high block wall along the east property line per Section 25.56.195, General Provisions, standards for walls and fences. 15. The applicant shall submit a Parcel Map Wavier application to adjust the front property lines along San Pablo Drive pursuant to the requirements of Public Works. 4 PLANNING COMMISSION RESOLUTION NO. 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. 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. 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 grading permit. Such improvements shall include, but not be limited to, city standard concrete drive approach. "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. 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. 5. 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. Landscaping plans shall be submitted for review concurrently with grading plans. 6. Landscaping maintenance on San Pablo Avenue shall be the responsibility of the property owner. 7. 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. 8. Size, number and location of driveways shall be to the specifications of the Department of Public Works. 9 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. 10. Building pad elevations for the proposed development are subject to review and approval in accordance with Section 27 of the Palm Desert Municipal Code. 5 PLANNING COMMISSION RESOLUTION NO. 11. The applicant shall comply with the provisions of Palm Desert Municipal Code Section 24.12, Fugitive Dust (PM 10) Control. 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. 2. A fire flow of 1500 gpm for a 1-hour duration at 20-psi residual operating pressure must be available before any combustible materials are placed on the job site. 3. Provide, or show there exists, a water system capable of providing a potential gallon per minute flow of: a) 3000 for commercial structure. 4. 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. 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 as required by the UBC Chapter 9. 8. Install a fire alarm system as required by the UBC Chapter 3. 6 PLANNING COMMISSION RESOLUTION NO. 9 Install portable fire extinguishers per NFPA, 10, but not less than 2A1OBC 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 be not less than 24' of unobstructed width and 13'6"of vertical clearance. Where parallel parking is allowed, the roadway shall be 36' wide with parking on both sides, 32' wide with parking on one side. Dead-end roads in excess of 150' shall be provided with a minimum 45' radius turn around (55' in industrial developments). Fountains or garden islands placed in the middle of these turn-arounds shall not exceed a 5' radius or 10' diameter. City standards may be more restrictive. 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 inches with a minimum vertical clearance of 13 feet 6 inches. 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 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 twelve months. 7 ............ CITY OF P11Lffi DESERT . . 73-510 FRED WARING DRIVE liff PALM DESERT, CALIFORNIA 92260-2578 _11111` / t 1I TEL: 760 346-0611 FAX: 760 341-7098 a3 •;• info@palm-desert.org PLANNING COMMISSION MEETING NOTICE OF ACTION Date: August 22, 2002 Prest / Vuksic Architects 74-020 Alessandro Drive, Suite C Palm Desert, California 92260 Re: PP 02-08 The Planning Commission of the City of Palm Desert has considered your request and taken the following action at its meeting of August 20, 2002: PLANNING COMMISSION RECOMMENDED TO CITY COUNCIL APPROVAL OF PP 02-08 BY ADOPTION OF RESOLUTION NO. 2147, 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 (15) days of the date of the decision. /1A—Q,Q) • Philip Drell, Se retary Palm Desert Planning Commission /tm cc: Coachella Valley Water District Public Works Department Building & Safety Department Fire Marshal `�IXINIEO OX XE(T[EEU IAIEA PLANNING COMMISSION RESOLUTION NO. 2147 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A PRECISE PLAN FOR A 14,802 SQUARE FOOT PROFESSIONAL/MEDICAL OFFICE BUILDING LOCATED 1,100 FEET NORTH OF HIGHWAY 111, ALSO KNOWN AS 44-530 SAN PABLO DRIVE. CASE NO. PP 02-08 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 16th day of July, 2002, hold a duly noticed public hearing, which was continued to August 20, 2002, to consider the request by PREST / VUCKSIC ARCHITECTS for the above mentioned application; 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 for the purposes of CEQA; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to exist to justify the granting of said conditional use permit: 1. The proposed location of the office complex as conditioned is in accord with the objectives of the zoning ordinance and the purpose of the district in which the site is located. 2. The proposed location of the office complex and the conditions under which it will be operated and maintained will not be detrimental to the public health, safety or general welfare, or be materially injurious to properties or improvements in the vicinity. 3. The proposed precise plan will comply with each of the applicable provisions of this title, except for approved variances or adjustments. 4. The proposed precise plan complies with the goals, objectives, and policies of the city's adopted general plan. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1 . That the above recitations are true and correct and constitute the findings of the commission in this case. 2. That approval of Precise Plan 02-08 is hereby granted for reasons subject to the attached conditions. PLANNING COMMISSION RESOLUTION NO. 2147 PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on the 20`h day of August, 2002, by the following vote, to wit: AYES: CAMPBELL, JONATHAN, LOPEZ, TSCHOPP, FINERTY NOES: NONE ABSENT: NONE ABSTAIN: NONE CINDY FIN TY, Chairpers n ATTEST: • /1A-Qt PHILIP DRELL, S cretary Palm Desert Planning Commission 2 PLANNING COMMISSION RESOLUTION NO. 2147 CONDITIONS OF APPROVAL CASE NO. PP 02-08 Department of Community Development: 1. The development of the property shall conform substantially with exhibits on file to 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 statues 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 & Safety at the time of issuance of a building permit for the use contemplated herewith. 5. Applicant shall participate in a commercial recycling program as determined by the City Environmental Conservation Manager and applicable Waste Disposal Company. Access to trash/service areas shall be placed so as not to conflict with parking areas. Applicable Trash Company and Department of Community Development shall approve said placement. 6. All future occupants of the building shall comply with parking requirements in Section 25.58 of the zoning ordinance. 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. 3 PLANNING COMMISSION RESOLUTION NO. 2147 8. Final landscape plans shall comply with the parking lot tree planting master plan and must be approved by the City's Architectural Review Commission. 9. 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 shall be 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. 10. The project shall be subject to all applicable fees at time of issuance of building permits including, but not limited to, Art in Public Places, Fringe-Toad Lizard, TUMF, School Mitigation and Housing Mitigation Fees. 11 . The applicant shall provide one bus shelter in the approximate location as the existing bus stop. Plans for the intended bus shelter, outlining the design, color, and materials, shall be submitted to Frankie Riddle, Management Analyst, for review and comments by the bus shelter subcommittee. 12. That the applicant shall provide a connection driveway to the north and south properties. The applicant shall record an offer to the adjacent properties of an irrevocable access agreement; in return the adjacent properties would offer compensation for the cost of land, and share the cost of maintenance and liability. 13. The applicant shall submit a Parcel Map Wavier application to adjust the front property lines along San Pablo Drive pursuant to the requirements of Public Works. 14. The applicant shall construct a 6'0" high block wall along the east property line per Section 25.56.195, General Provisions, standards for walls and fences. The Planning Commission will review the project in three years after completion of the building to determine if a block wall should be constructed along the north and south property lines, which is currently adjacent to resident properties. 15. Approval of this precise plan is subject to approval of a Zoning Ordinance amendment by City Council. The Zoning Ordinance amendment for the O.P. zone is being processed along with this precise plan. 4 PLANNING COMMISSION RESOLUTION NO. 2147 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. 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. 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 grading permit. Such improvements shall include, but not be limited to, city standard concrete drive approach. "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. 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. 5. 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. Landscaping plans shall be submitted for review concurrently with grading plans. 6. Landscaping maintenance on San Pablo Avenue shall be the responsibility of the property owner. 7. 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. 8. Size, number and location of driveways shall be to the specifications of the Department of Public Works. 9 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. 5 PLANNING COMMISSION RESOLUTION NO. 2147 10. Building pad elevations for the proposed development are subject to review and approval in accordance with Section 27 of the Palm Desert Municipal Code. 11. The applicant shall comply with the provisions of Palm Desert Municipal Code Section 24.12, Fugitive Dust (PM 10) Control. 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. 2. A fire flow of 1500 gpm for a 1-hour duration at 20-psi residual operating pressure must be available before any combustible materials are placed on the job site. 3. Provide, or show there exists, a water system capable of providing a potential gallon per minute flow of: a) 3000 for commercial structure. 4. 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. 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 as required by the UBC Chapter 9. 8. Install a fire alarm system as required by the UBC Chapter 3. 6 PLANNING COMMISSION RESOLUTION NO. 2147 9 Install portable fire extinguishers per NFPA, 10, but not less than 2A1OBC 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 be not less than 24' of unobstructed width and 13'6" of vertical clearance. Where parallel parking is allowed, the roadway shall be 36' wide with parking on both sides, 32' wide with parking on one side. Dead-end roads in excess of 150' shall be provided with a minimum 45' radius turn around (55' in industrial developments). Fountains or garden islands placed in the middle of these turn-arounds shall not exceed a 5' radius or 10' diameter. City standards may be more restrictive. 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 inches with a minimum vertical clearance of 13 feet 6 inches. 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 for approval prior to construction. 14. 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