HomeMy WebLinkAboutCNG Zone Plan - SW Corner Fred Warner Dr and Hwy 111 CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
TO: City Manager and City Council
DATE: October 12, 1989, 1989
CASE NOS: GPA 89-5, C/Z 89-12, PP 89-21 and PM 24794
REQUEST: Approval of a general plan amendment, change of zone, precise
plan of development and negative declaration of enviiunmental
impact to allow construction of approximately 59,000 square feet
of retail and commercial buildings at the southeast corner of
Fred Waring Drive and Highway 111.
APPLICANT: Birtcher-Dunham
72-010 Varner Road
Thousand Palms, CA 92276
I. BACKGROUND:
:
A. PROPERTY DESCRIPTION:
The property is a triangular shaped piece of land with frontage on
Highway 111, Fred Waring and the Palm Valley Storm Channel. At the
intersection of the two streets is the Flying "J" service station and
mini-mart.
The site is rough graded and was improved under PP 85-28, a 1986
project that envisioned a 120 roan hotel and six separate restaurants
making up 40,000 square feet of floor area. The hotel was built as
Travellers Inn. The site is currently zoned PC(4)/Resort.
B. ADJACENT ZONING AND LAND USE:
North: PC(4), S.P./Vacant - proposed regional shopping
South: PR(6), S.P./Vacant - proposed regional shopping
East: PC(3), S.P./One Eleven Town Center
West: PC(4)/Vacant - proposed regional shopping and Flying J gas
station
C. GENERAL PLAN LAND USE DESIGNATION: /0
Resort Commercial.
�I I. PROJEC`T: '_ GtC.cl (.�o_d7v
A. SITE DESIGN: n'�''
.
The project is designed with one large pad, 46,44�- 'square feet, for
Toy's R Us and two satellite pads at 7,500 square felt and 3,000
square feet. The layout makes use of existing access points,
STAFF REPORT
GPA 89-5, C/Z 89-12, PP 89-21, PM 24794
OCTOBER 12, 1989
modified for the current proposal. The main entrance is via Highway
111, also serving the existing Travellers Inn. Further entry is
provided off Fred Waring Drive via two points. The westerly access
is designed to acccmm date the majority of traffic off Fred Waring.
The easterly entry provides for access to the loading dock for parcel
one and further provides for access to parking for the smaller
building pad in parcel three. This parcel was conceptually intended
for restaurant use. The final design reduced the pad size from 7,000
square foot to 3,000 square feet and reduced available parking. Due
to the limited number of parking spaces accessible to this pad (25),
restaurant use would be limited to more of a carry out type
restaurant, a restaurant of 2500 square feet or a retail use would be
appropriate.
Parking meets the requirement for regional shopping center of 5.5 for
each 1,000 square foot of gross leasable area. Landscape islands to
provide car shade are designed throughout the lot. A 20 foot
landscape easement is provided on Highway 111 and Fred Waring
including a meandering sidewalk. Existing landscape will be modified
to accommodate site improvements such as entryway widening and
deceleration lanes.
B. ARCHITECTURE AND LANDSCAPE:
The architectural review commission (ARC) approved the preliminary
architecture and landscape plan by minute motion on July 11, 1989.
Staff had worked with the applicant prior to their submittal advising
them to come up with an architecture more appropriate to the area
than their typical prototype building. Being larger buildings, the
main concern staff had was providing for some visual enhancements to
break up the long expanse of walls.
The submitted architecture proposes clay barrel tile roofing and
textured exterior plaster. Columns are used to enhance the entryway.
Shaped plaster moldings accent the length of the building. Earth-
tone coloring in shades of taupe, bronze and browns are used. The
landscape basically is existing, however, 12 feet of perimeter
landscape will be lost in street improvements.
The restaurant pad on Highway 111 has been leased by Allies
Restaurant. The ARC approved their building architecture and
landscape plans on June 13, 1989. The building is a somewhat
contemporary, southwest style in a light beige color with metal seam
roof, ceramic tile accents and blue colored awnings.
2
STAFF REPORT
GPA 89-5, C/Z 89-12, PP 89-21, PM 24794
OCPOBER 12, 1989
The architecture on the third pad has not been determined at this
time.
C. CODE REQUIREMENTS FOR PC(3) IN CHART FORM:
Ordinance Piuj ect
Off-street parking 5.5 per 1,000 sq. ft. = 324 335
Min. site size 35 ac. 5.93 ac.
Max. building coverage 40% 24%
Building height 35 ft. 27 ft.
Min. street landscape depth 30 ft. 32 f t .
PLuperty landscape 20% 26%
Building setback fiun arterial 32 ft. 32 ft.
The project does not meet code specifications for minimum site size. For
the project to proceed this requirement must be waived. The zoning
ordinance provides Regional Commercial standards under Section 25.30.230
requiring the minimum site size shall be 35 acres. The ordinance provides
for exemptions under Section 25.30.260, which allows modification by an
approved precise plan.
III. GENERAL PLAN AME EMENT AND CHANGE OF ZONE REQUEST:
The applicant is requesting the remaining undeveloped property be
redesignated from Resort Commercial to Regional Comuercial(R.C. ). The
proposed retail tenant would provide a less intense use to the site most
of the year. (Sec projected monthly business. )
The proposed development would require a change of zone fruit Resort Center
PC(4) to Regional Center PC(3) to provide for the new use and be
consistent with the intent of the city's general plan.
IV. ANALYSIS:
A. FINDINGS NECESSARY FOR A CHANGE OF ZONE:
1. The land use resulting from the change of zone will be
compatible with adjacent proposed land uses.
Justification:
Adjacent land use is either existing or proposed regional
commercial. The proposed projects are currently zoned resort.
3
STAFF REPORT
GPA 89-5, C/Z 89-12, PP 89-21, PM 24794
OCTOBER 12, 1989
Regional commercial in the form of restaurant and retail is a
natural extension of hotel development.
2. The density resulting from the change of zone will be compatible
with densities permitted in the adjacent zones.
Justification:
The density in the regional center is restricted by 40% building
coverage.
3. The change of zone and precise plan are consistent with the
policies of the adopted Palm Desert General Plan.
Justification:
The project will be consistent with the General Plan when the
required amendment is approved.
B. FINDINGS NECESSARY FOR APPROVAL OF A PRECISE PLAN:
1. The design of the precise plan will not substantially depreciate
property values nor be materially injurious to properties or
improvements in the vicinity.
Justification:
The design of the project is acceptable and meets applicable
code requirements for this type of facility, and will require
architectural final approval.
2. The precise plan will not unreasonably interfere with the use of
and enjoyment of property in the vicinity by the occupants
thereof for lawful purposes.
Justification:
The surrounding zoning is compatible with the use proposed and
adjacent owners would not be deprived the use of their land or
be negatively impacted by this development.
3. The precise plan will not endanger the public peace, health,
safety, or general welfare.
Justification:
The project is deigned in a manner that will not endanger the
public peace, health, safety, or general welfare due to
compliance with code requirements and compatibility with
surrounding properties.
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STAFF REPORT
GPA 89-5, C/Z 89-12, PP 89-21, PM 24794
OCTOBER 12, 1989
Justification:
The design of the parcel map is not likely to cause public
health problems because it will be developed in concert with
applicable local, state and federal regulations.
7. That the design of the subdivision or the type of improvements
will not conflict with easements acquired by the public at
large, for access through or use of property within the proposed
subdivision.
Justification:
There are no easements of record or proposed that will be
impacted by the parcel map.
V. DISQJSSION:
The subject property was designated resort commercial intended for hotel,
restaurant and ancillary convenience commercial uses. From a planning
perspective this achieved the goals of providing for an "upscale" entryway
into the city and a solid tax base through the transient occupancy tax
(TOT). Today the market is dictating a different type of development then
that envisioned at the time the land use map was created. The El Paseo-
Highway 111 corridor is becoming a shopping area of regional significance.
Development surrounding the subject site, in place and proposed, consists
of the Town Center Mall, One Eleven Town Center, the Ahmanson projects
(Regional Commercial) and proposed regional commercial across Fred Waring
Drive.
Hotel applications of the variety envisioned to make an entry statement
have preferred to located on the larger parcels in the city' s north
sphere.
Staff feels this request is a policy issue which should ultimately be
determined by the city council. Certainly arguments can be made to
support either commercial or resort use. A hotel amidst shopping makes
sense for convenience and traffic reduction and we see the combination
type malls being built across the country (Horton Plaza, South Coast
Plaza).
The project proposed on this site is less intense then the previously
approved restaurant project. The traffic generation and circulation has
been studied in depth. The design modifications incorporated into the
plan and conditions of approval provide for a feasible product should the
council determine the use acceptable.
6
STAFF REPORT
GPA 89-5, C/Z 89-12, PP 89-21, PM 24794
OCPOBER 12, 1989
VI. ENVIRONMENTAL REVIEW:
This site was previously assessed under PP 85-28, however, the number of
years that have passed have seen increased traffic and increased
development that were not taken into consideration in the previous traffic
analysis. While the proposed project tried to design around the existing
improvements several changes were necessary. The most notable change is a
shift in emphasis to the Highway 111 entrance. This entry needs to be
widened and angled to accommodate east bound, left turn in traffic. Most
other modifications required by the result of current traffic analysis
have been redesigned into the site plan. Sane are conditions of approval.
The commission should note that the requirement for deceleration lanes
take twelve feet of existing landscape containing approximately one half
of the existing meandering sidewalk. The applicant is conditioned to
modify the sidewalk to fit in the remaining 20 foot easement. Under
better circumstances this area would be bermed to screen the parking lot,
however, berming is not feasible under the constraints of this project.
With the modifications the applicant has made to the site plan and the
conditions of approval the applicant is agreeing to all environmental
concerns are mitigated and a negative declaration has been prepared.
VII. REMMENDATION:
The precise plan meets or exceeds minimum code requirements with the
exception of the minimum site size as discussed above. Should the council
find that a modification in land use to regional commercial is
appropriate, resolutions approving the proposed project have been
prepared.
VIII.ATTACHMENIIS:
A. Draft resolutions.
B. Legal notice.
C. Traffic analysis.
D. Plans and exhibits.
Prepared by
Reviewed and Approved by
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764A "' 73-510 FRED WARING DRIVE,PALM DESERT,CALIFORNIA 92260
• TELEPHONE (619) 346-0611
September 26, 1989
CITY OF PALM DESERT
•
LEGAL NOTICE
CASE NOS. GPA 89-5, C/Z 89-12, PP 89-21 AND PM 24794
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm
Desert City Council to consider a request by BIRTCHER-DUNHAM for a General Plan
amendment and change of zone from Resort Commercial to Regional Commercial , a
•
precise plan of design, negative declaration of environmental impact, and
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parcel map to construct a six acre, 56,942 square foot retail project and
• restaurant at the southeast corner of Highway Ill and Fred Waring Drive, also
described as:
APN 640-110-016 through 023
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SAID public hearing will he held on Thursday, October 12, 1989, at 7:00 p.m. in
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the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive,
Palm Desert, California, at whic
h time and I p ace all interested pers
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invited to attend and be heard. If you challenge the proposed actions In
court, you may be limited to raising only those issues you or someone else •
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raised at the public hearing described in this notice, or in written
correspondence delivered to the planning commission (or city council ) at, or
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prior to, the public hearing.
PUBLISH: Desert Post SHEILA R. GILLIGAN, City Clerk
September 29, 1989 City of Palm Desert, California
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73-510 FRED WAKING DRIVE,PALM DESERT,CALIFORNIA 92260 r
TELEPHONE (619) 346-0611
August 18, 1989
CITY OF PALM DESERT
LEGAL NOTICE
CASE NOS. GPA 89-5, C/Z 89-12, PP 89-21 AND PM 24794
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm
Desert Planning Commission to consider a request by BIRTCHER-DUNHAM for a
General Plan amendment and change of zone from Resort Commercial to Regional
Commercial, a precise plan of design, negative declaration of environmental
impact, and parcel map to construct a six acre, 56,942 square foot retail
project and restaurant at the southeast corner of Highway III and Fred Waring
Drive, also described as: ;.
APN 640-110-016 through 023 �
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SAID public hearing will be held on Tuesday, September 5, 1989, at 7:00 p.m. in
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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. 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 Post RAMON A. DIAZ, Secretary
August 25, 1989 Palm Desert Planning Commission
ILLtu_ir I tr: .Ul_i 1.:::-4iFl l ; 0l=1,41 O141;# 2
TOYS "R " US , INC . TFL : 201-262-9097 Pm ," 30 ,89 15 :50 No .007 P .02
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NATIONAL OFFICES: 461 FROM ROAD, PARAMUS, NJ 07652
6EOFFREY
August 28, 1989
Ms. Katharine Sass
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, California 92260
RE: TOYS "R" US
HIGHWAY 111
PALM DESERT
Dear Katharine:
As per your request, the Toys "R" Us projected monthly business
statistics are as follows:
January 5. 5% July 6. 6%
February 3 .7% August 4 . 9%
March 4 .7% September 4 . 6%
April 6. 0% October 7 . 0%
May 4 . 6% November 11. 6%
June 5.2% December 35. 5 •
I hope this information will be of assistance to you. If you need
any additional information, please feel free to call .
Since "`ly,
To " " Us, Inc.
4c ?i:ger
i ectural Project Manager
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March 27, 1989
Mr. Lee Haven
Birtcher Development
72010 Varner Road
Thousand Palms, California 92276
Re: Traffic Impact Analysis
Toys-R-Us v.s. General Commercial Retail
Highway 111 & Fred Waring Drive (SEC) , Palm Desert
Dear Mr. Haven:
Ultrasystems, Inc. is pleased to present this traffic report which
summarizes our findings concerning the potential traffic impacts
resulting from a typical Toys-R-Us store versus general commercial
retail uses on the subject project site.
Study Approach
In attempting to define the potential traffic impacts we did not limit
ourselves to technical and analytical skills. We have had numerous
discussions with you and with the responsible City Planner, Mr. Ray
Diaz. Our registered traffic engineer also met with the City Traffic
Engineer, Mr. Sayed Safavian and members of the City Planning staff.
We also had telephone.conferences with Messrs. Bruce Dimig and Mark
Abranstein of Toys-R-Us in New Jersey. We appreciate the diverse and
valuable points of view, and information offered by each the
aforementioned participants. It helped us tremendously in structuring
our detailed work tasks to meet your objective.
Off-Site Traffic Impact and Traffic Counts
In our meeting with the City Traffic Engineer, Mr. Seyed Safavian, it
was determined that the adjacent intersection of Highway 111 and Fred
Waring Drive would need to be analyzed. This is the only major
intersection that was thought to have possible significant effects from
the proposed project. In addition to analyzing the evening (or P.M. )
peak hour for a commercial project, Mr. Safavian also requested that
the analysis be performed for the mid-day peak hour as well . Our
traffic counts for the subject intersection was conducted on a Friday
in early March. The count data substantiated Mr. Safavian's assumption
that the mid-day peak could be the peak hour of the day (It was
slightly higher than the evening peak hour) . The count data showed
that the total number of vehicles entering the intersection between
11 : 15 a.m. and 12: 15 p.m. was 3,369 vehicles per hour. During the
evening peak hour (4: 15 p.m. to 5: 15 p.m. ) 3,262 vehicles per hour
entered the intersection. The mid-day peak hour had 107 vehicles per
ULTRASYSTEMS 16245 VON KARMAN AVENUE TELEPHONE:f7141 f363-7000
INCORPORATED IRVINE,CALIFORNIA 92714 TELEX:69-235B
Mr. Lee Haven March 27, 1989
Birtcher Development Page 2
hour higher than the P.M. peak hour. Therefore, the mid-day peak hour
was the highest peak hour of the day.
Messrs. Abranstein and Dimig of Toys-R-Us indicated that they expected
a typical store to have the following sales characteristics: 20
percent of sales made on Fridays, 35 percent on Saturdays, 15 percent
on Sundays, and the remaining 30 percent on Mondays through Thursdays.
Because of the expected highest sales volume on Saturday, we extended
our intersection traffic counts to Saturday mid-day and evening peak
hours.
Attachment A presents the interaction traffic count data for Friday and
Saturday. The total numbers of vehicles entering the intersection are
as follows:
Table 1
Intersection of Highway 111 and Fred Waring Drive
Number of Vehicles Entering Intersection
(in vehicles per hour)
Friday Saturday
Mid-Day Peak Hour : 3,369 3,769 <- highest
P.M. Peak Hour • 3,262 3,536
From Table 1, it can be seen that the Saturday peak hours are higher
than the Friday peak hours. The Saturday mid-day peak hour is the
highest peak of existing traffic at this intersection. The highest
peak of the week normally occurs during the Friday evening rush hour
elsewhere. Here in Palm Desert, the peak hour of the week will occur
at mid-day on Saturdays during the desert season.
Trip Generation of a Toys-R-Us Store
In our meeting with City staff, the San Bernardino Toys-R-Us store was
referenced as a good store to make comparison. However, in our
telephone discussion with Messrs. Abranstein and Dimig of Toys-R-Us,
they felt that the Escondido store would be more similar to the
proposed Palm Desert store in terms of expected sales volume although
the San Bernardino would also be representative.
In terms of market potential , we also feel that the proposed Palm
Desert Toys-R-Us store would probably be more similar to the Escondido
store than the San Bernardino store. Nevertheless, San Bernardino has
closer geographical relationship with Palm Desert than Escondido, and
more importantly, the San Bernardino store could serve as a "worst
case" scenario for long-term sales potential of the proposed Palm
Desert store. An analysis of the "worst case" would provide a "margin
of safety" or safeguard against any unforeseen factors. For this
ULTRASYSTEMS 16845 VON KARMAN AVENUE TELEPHONE:(7141 883-7ODO
INCORPORATED IRVINE,CALIFORNIA 92714 TELEX:69-2356
Mr. Lee Haven March 27, 1989
Birtcher Development Page 3
reason, we conducted traffic counts at the San Bernardino store.
Counts were made on a Friday and a Saturday in March. The results are
shown in Table 2.
Table 2
Inbound and Outbound Vehicles
San Bernardino Toy-R-Us Store
Friday Saturday
(March 17, 1989) (March 18, 1989)
Time In Out Total In Out Total
A.M. 10:00 -10: 15 19 17 22 11
10:15 -10:30 22 15 26 17
10:30 -10:45 17 20 36 25
10:45 -11:00 29 25 38 32
11 :00 -11 :15 25 23 33 32
11 :15 -11 :30 30 27 35 34
11:30 -11:45 29 25 41 30
11 :45 -12:00 25 37 49 37 86
P.M. 12:00 -12:15 26 22 47 48 95
12: 15 -12:30 28 38 66 31 51 82
12:30 -12:45 26 28 54 53 39 92
12:45 - 1 :00 36 39 75 38 28
1:00 - 1 :15 26 26 52 34 35
1 :15 - 1 :30 21 27 33 34
1:30 - 1 :45 20 29 30 34
1:45 - 2:00 33 21 33 30
4:00 - 4: 15 28 29 28 33
4:15 - 4:30 25 28 35 35 70
4:30 - 4:45 24 20 39 31 70
4:45 - 5:00 29 27 35 37 72
5:00 - 5: 15 32 25 37 38 75
5:15 - 5:30 22 31 33 32
5:30 - 5:45 24 26 23 34
5:45 - 6:00 29 34 32 28
6:00 - 6:15 27 25 36 29
6:15 - 6:30 23 22 25 27
6:30 - 6:45 31 26 57 27 27
6:45 - 7:00 38 23 61 26 29
7:00 - 7: 15 25 18 43 18 25
7: 15 - 7:30 28 27 55 22 13
7:30 - 7:45 36 21 19 21
7:45 - 8:00 18 32 25 23
8:00 - 8: 15 22 20 17 30
8:15 - 8:30 26 34 20 22
8:30 - 8:45 20 22 15 25
8:45 - 9:00 7 26 5 27
ULTRASYSTEMS 16945 VON KARMAN AVENUE TELEPHONE:(714)883-7000
INCORPORATED IRVINE,CALIFORNIA 92714 TELEX:B9-2356
Mr. Lee Haven March 27, 1989
Birtcher Development Page 4
Peak Hours:
11:45 -12:45 180 175 355
12:15 - 1 : 15 116 131 247
4:15 - 5: 15 146 141 287
6:30 - 7:30 122 94 216
The store was open for business from 10:00 a.m. to 9:00 p.m. The
counts show that Saturday mid-day peak (11 :45 p.m. to 12:45 p.m.) had
the highest traffic to and from the store (355 vehicles per hour
inbound and outbound) .
Coincidentally, the store peak traffic and existing peak traffic at the
intersection of Highway 111 and Fred Waring Drive both occur at mid-
day on Saturdays. The concurrent occurrence of these two peaks creates
the highest peak of the week for the "worst case" scenario. In the
intersection capacity impact analysis which will be discussed later,
this "worst case" peak traffic will be analyzed in the evaluation of
the project's potential capacity impacts.
Trip Generation of General Commercial Retail Uses
A typical Toys-R-Us store has 46,000 square feet. For a commercial
retail center with the same square footage, the trips generated by it
can be estimated using the scientifically sampled data published by the
Institute of Transportation Engineers (ITE) . The ITE's publication
entitled "Trip Generation (4th edition, 1987)" is commonly used as a
reference source of trip generation rates for various land uses. For
shopping centers (which includes a variety of stores and shops) , ITE
has compiled a comprehensive study for centers of various sizes. Using
the ITE equations for forecasting purpose, 46,000 square feet of retail
would generate the following trips:
Table 3
Trip Generation for Retail Center
Per Institute of Transportation Engineers
For Friday:
Per Day: Ln(T) = 0.65 Ln(46) + 5.92 = 8.40862
T = 4,485 trips per day
PM Peak: Ln(T) = 0.52 Ln(46) + 4.04 = 6.03089
T = 416 trips per hour
204 trips per hour inbound (49%)
212 trips per hour outbound (51%)
ULTRASYSTEMS 16845 VON KARMAN AVENUE TELEPHONE:[714)863-7DOO
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Mr. Lee Haven March 27, 1989
Birtcher Development Page 5
For Saturday:
Per Day: Ln(T) = 0.64 Ln(46) + 6.21 = 8.66033
T = 5,769 trips per day
Peak Hour: Ln(T) = 0.62 Ln(46) + 3.97 = 6.34376
T = 569
290 trips per hour inbound (51%)
279 trips per hour outbound (49%)
The ITE reference source for the equations is shown in Attachment B.
(T = Trips. Ln(T) = natural logarithm of T) .
Using the ITE method, the forecasted trips for the retail center is
4,485 trips per day on Fridays and 5,769 trips per day on Saturdays.
The forecasted peak hour on Friday is 416 trips per hour whereas the
Saturday peak hour is 569 trips per hour. Saturday is apparently the
"worst case" either on a 24-hour or peak hour basis.
Comparison of Trip Generation
Table 4 summarizes the trips generated by Toys-R-Us versus a retail
center of the same square footage.
Table 4
Peak Hour Trip Generation Comparison
(in vehicles per hour)
Friday Saturday
Toys-R-Us 247 355
Retail Center 416 569
The peak hour trip generation of a general retail center is higher than
a Toys-R-Us store (using the San Bernardino store as the "worst case"
for the proposed Palm Desert store) of the same square footage.
The other possible difference is trip length. A Toys-R-Us store will
probably draw trips from areas farther away than a local retail center.
According to Toys-R-Us, the market radius is approximately 20 miles.
On the other hand, a retail center of this size would most probably
serve the local community. Its market radius may be approximately 3
miles or less.
A Toys-R-Us store will generate less peak hour trips than a retail
center of the same size, but the trips will be longer and its market
will be more "regional " in nature.
714/
ULTRASYSTEMS 16645 VON KARMAN AVENUE TELEPHONE:
TELEXt69 23567ODD
INCORPORATED IRVINE,CALIFORNIA 92714
r
Mr. Lee Haven March 27, 1989
Birtcher Development Page 6
Trip Distribution and Assignment
In order to assess the potential peak hour trip impact at the
intersection of Highway 111 and Fred Waring Drive, the peak hour trips
generated by the proposed Toys-R-Us store is distributed along Highway
111 and Fred Waring Drive. The trip distribution assumptions, as
depicted in Figure 1, is approximately consistent with a previous
traffic study report prepared by another consultant for the project
site, thus indicating some degree of consensus.
Table 5 presents the project peak hour trips assigned to the
intersection of Highway 111 and Fred Waring Drive, and the resultant
total peak hour volumes in each movement around the intersection.
Table 5
Existing and Future Peak Hour Volumes
Existing With Toys-R-Us With Retail Center
Movement Volume Increase Total Increase Total
Friday
Highway 111
NB Left 41 +17 58 +28 69
Thru 1,209 +29 1,238 +47 1,256
Right 17 17 17
SB Left 239 +52 291 +92 331
Thru 1,383 1,383 1 ,383
Right 20 20 20
Fred Waring
EB Left 27 27 27
Thru 26 26 26
Right 46 46 46
WB Left 20 +22 42 +36 56
Thru 33 33 33
Right 308 +30 338 +49 357
Totals: 3,369 3,519 3,621
ULTRASYSTEMS 16845 VON KARMAN AVENUE TELEPHONE:(714)B83-7000
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Mr. Lee Haven March 27, 1989
Birtcher Development Page 7
Existing With Toys-R-Us With Retail Center
Movement Volume Increase Total Increase Total
Saturday
Highway 111
NB Left 43 +23 66 +36 79
Thru 1,347 +39 1,386 +79 1,426
Right 11 11 11
SB Left 309 +81 390 +131 440
Thru 1,504 1,504 1,504
Right 8 8 8
Fred Waring
EB Left 26 26 26
Thru 31 31 31
Right 33 33 33
WB Left 18 +30 48 +47 65
Thru 32 32 32
Right 407 +40 447 +110 517
Totals: 3,769 3,982 4, 172
It can be seen from Table 5 that existing peak hour traffic is higher
on Saturday (3,769 vehicles per hour entering the intersection) than
on Friday (3,369 vehicles per hour) . With a Toys-R-Us store, the
Saturday peak hour will be higher than the Friday peak hour. With a
retail center, the Saturday peak hour will also be higher than the
Friday peak hour.
Intersection Capacity Impact
Intersection capacity impact is commonly evaluated on the basis of
changes in volume-to-capacity (v/c) ratios and hence, the Level of
Service (LOS) . Usually, the peak hour traffic is used for analysis.
Volume-to-capacity ratios can be calculated using a number of methods.
For planning applications, the most common method used in Southern
California is the Intersection Capacity Utilization (ICU) method, which
is used by the County of Riverside and the Los Angeles County, and
numerous cities. The Critical Movement Analysis (CMA) method is
presently used by the cities of Los Angeles and Santa Monica. Either
method would result in approximately the same Level of Service. For
operational analysis, a detailed signal timing and phasing analysis is
also needed. Again, there are several methods. One of them is the
Highway Capacity Manual (HCM) method, based on the 1985 edition of the
Highway Capacity Manual . This method does not optimize signal timing
ULTRASYSTEMS 16845 VON KARMAN AVENUE TELEPHONE:
69 2356 7000
INCORPORATED IRVINE,CALIFORNIA 92714
Mr. Lee Haven March 27, 1989
Birtcher Development Page 8
before capacity analysis. Another method which is widely used for
optimizing signal timing is the TRANSYT algorithm. Several versions
of the computer program are commonly used (e.g. TRANSYT/7, TRANSYT/7F,
TRANSYT/8) . This program optimizes signal timing before capacity
analysis, and is capable of signal timing adjustments for arterial or
grid signal network optimization. "SOAP" is another technique. The
Signal Operations Analysis Package ("SOAP") is capable of not only
optimizing signal timing, but also optimizing the signal phasing and
sequencing of signal phases. Then, there is the PASSER program which
optimizes the arterial signals to achieve most efficient traffic flow.
For planning applications, the standard method in Southern California
is either the ICU or CMA method. The ICU method is employed for this
traffic analysis. Table 6 summarizes the results of peak hour
(Saturday mid-day peak hour) volume-to-capacity analysis for the
intersection of Highway 111 and Fred Waring Drive.
Table 6
Highway 111 and Fred Waring Drive
Peak Hour Volume-To-Capacity Analysis
Existing Existing Existing
Traffic + Toys-R-Us + Retail Center
v/c LOS v/c LOS v/c LOS
--- --- --- --- --- ---
0.76 C 0.85 D 0.90 D
Results of Intersection Capacity Utilization (ICU) analysis, as
summarized in Table 6, suggest that the existing peak hour volume-to-
capacity (v/c) ratio is 0.76 with a corresponding Level of Service
(LOS) C (which is the "design level ") . Figure 2 depicts the ICU
analysis for existing traffic volumes.
A brief explanation of Level of Service (LOS) : LOS uses letter grades
(or levels) to designate traffic flow conditions. It is divided into
6 levels (A,B,C,D,E and F) . For simplicity, think of LOS as follows:
A = excellent, B = very good, C = design standards, D = less than
design standards, but still maintains acceptable traffic flow
conditions, E = poor/ unacceptable, and F = traffic jam/unacceptable.
Each LOS has a corresponding range of v/c ratios, as follows:
ULTRASYSTEMS 16645 VON KARMAN AVENUE TELEPHONE:C714)863-7000
TELEX:69-2356
INCORPORATED IRVINE,CALIFORNIA 92714
Mr. Lee Haven March 27, 1989
Birtcher Development Page 9
Table 7
Relationship Between Level Of Service (LOS) and V/C Ratio
LOS V/C Ratio
A 0.60 or less
B 0.61 to 0.70
C 0.71 to 0.80
D 0.81 to 0.90
E 0.91 to 1 .00
F Greater than 1 .00
Attachment C presents a detailed definition for Level of Service (LOS) .
Returning to our discussion of v/c ratio for the existing peak hour,
we have said that the ICU analysis suggests that the existing v/c ratio
is 0.76, namely, existing peak hour volume is 76% of maximum possible
intersection capacity.
Table 6 also shows that if the Toys-R-Us traffic is added to the
intersection, the v/c ratio would increase to 0.85. This ratio happens
to be in the mid-range of LOS D (see Table 7) . LOS D is acceptable for
peak hour conditions. As a matter of fact, the highest acceptable v/c
ratio of LOS D is 0.90 (Please refer to Table 7) . This means that
there is a 5% margin remaining before traffic conditions become
unacceptable. Therefore, we can conclude that the Toys-R-Us store will
not significantly adversely impact the intersection of Highway 111 and
Fred Waring Drive. If you recall in our earlier discussion, we had
used the San Bernardino Toys-R-Us store for trip generation estimate
for the subject Palm Desert store for a "worst case" scenario.
Therefore, the actual impact of the Palm Desert store is most likely
to result in a v/c ratio below 0.85. Figure 3 illustrate future
traffic volumes (with a Toys-R-Us store) and ICU analysis.
The last column of Table 6 shows the impact of a retail center in lieu
of a Toys-R-Us store, with the same square footage. According to the
Institute of Transportation Engineers' trip generation method which we
described earlier for the retail center, the retail center would result
in greater capacity impact at the intersection of Highway 111 and Fred
Waring Drive. The peak hour v/c ratio would reach 0.90, which is the
maximum allowable limit of LOS D. A slight increase of v/c ratio to
0.91 would cause the LOS to deteriorate to LOS E (which Mr. Lee Haven
is unacceptable) . Figure 4 depicts the ICU analysis for this scenario.
Neither the Toys-R-Us store nor the retail center would cause the
intersection of Highway 111 and Fred Waring Drive to operate at an
unacceptable Level of Service (i .e. LOS E) during the peak hour of the
week (Saturday mid-day peak) . The Toys-R-Us store would have less
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capacity impact than the retail center, and would result in a 5% margin
before reaching the unacceptable LOS E, compared with 0% for the retail
center.
With either land use (general retail or Toys-R-Us) , mitigation measures
are not needed. Please note that the existing traffic signal
installation at the intersection of Highway 111 and Fred Waring Drive
is presently being modified. Left turn signal phasing is being added
for east- and westbound left turns on Fred Waring Drive. Also,
pavement lane striping changes are being completed. Our capacity
analysis has taken into account the new lane striping around the
intersection (In addition, right turn pockets are considered to exist
even though not yet striped, if the curb lane is wider than 20 feet and
vehicles were observed to drive as if right turn pockets existed) .
It should be recognized, as with any retail oriented center, the
maximum peak traffic period will occur during the year end holiday
season. For these few weeks of the year the shopping trips will
increase substantially and the intersection LOS will deteriorate. The
actual deterioration cannot be predicted at this time, but in any case,
the holiday period is generally not used in LOS evaluations.
If you have any questions, please feel free to call me.
Sincerely,
�-ULTRA Y-STEMS, INC.
Don M. De Mars
Vice President
Environmental Services Division
DMD/SL/sm
4478/C
Attachment A - Intersection Traffic Count Data
B - Institute of Transportation Engineers
Trip Generation Equations for Shopping Centers
C - Level of Service (LOS) Definition
ULTRASYSTEMS 16845 VON KARMAN AVENUE TELEPHONE:
63 7000
INCORPORATED IRVINE,CALIFORNIA 92714
Highway 111 0•0-1%%%%%
N
45% 1
0,
45%
Fred Warin Dr.
as\ It.___ 23% Z 5/0
-, , --17% 40% ��25%
22% 30X ♦ 15%l i
r
13% 17% 8%
Project Site
35%
0
30
%
Source: Title:
• syst ms ULTRASYSTEMS, INC. TRIP DISTRIBUTION ASSUMPTIONS 1
INTERSECTION CAPACITY UTILIZATION ANALYSIS
Highway 111 and Fred Waring Dr, LANES CAPACITY VOL U/C
NB Left 1.0 1500 43 .83
IIIIIIIIIIIIIIIIIIIIIII(llllllllllllllllllll Thru 2.0 3200 1347 .42*
Highway 111 I Right 1,0 1500 11 .81
Noon Peak
8 1504 309 SB Left 1,0 1500 309 .21*
Thru 2.0 3200 1504 .47
K � Right 1,0 1500 8 .01
Fred Waring Dr. p EB Left 1,0 1500 26 .82
--- 407 Thru 2,0 3200 31 .82*
p q— 32 Right 0,0 0 33
26 31 4 V 18 WB Left 1,0 1500 18 .01*
33 ----,
Thru 2,0 3200 32 .01
p Right 1,0 1500 407 .27
() iy or
Cycle Time Loss Factor .18*
43 13 7 11
Total ICU 0 76
Steve Lau I
I IllllllllllllllllilllllllllilllllllllIl ' Level of Service C
Source: Title:
EXISTING PEAK HOUR
It ryst ms ULTRASYSTEMS, INC. LEVEL OF SERVICE 2
INTERSECTION CAPACITY UTILIZATION ANALYSIS
Highway 111 and Fred Waring Dr, LANES CAPACITY UOL U/C
NB Left 1,0 1500 66 .04
Highway 111 IIIIII�lllll(llllllllllllllllllll 11 Right 2.0 3200 1386 .43*
Noon Peak
8 1504 390 SB Left 1.0 1500 390 .26*
.r ci v �� Right 2.0 3200 1504 ,01
Fred Waring Dr. p EB Left 1.0 1500 26 .02
447 Thru 2.0 3200 31 .02*
26 ---L T_ 32 Right 0.0 0 33
48
31 V V WB Left 1.0 1500 48 .03*
33 —.. Thru 2.0 3200 32 .01
Right 1.0 1500 447 ,30
, -,,, 1) L, 0 ,,
Cycle Time Loss Factor .10*
66 1386 11
Total ICU 0 85
Steve Lau I
I1111II1111IIIIIIIIII111lhIIIIIilllllf(l Level of Service D
Source: Title:
h t
EXISTING TRAFFIC PLUS
s ULTRASYSTEMS, INC. TOYS R US TRAFFIC 3
INTERSECTION CAPACITY UTILIZATION ANALYSIS
Highway 111 and Fred Waring Dr, LANES CAPACITY VOL U/C
NB Left 1.0 1500 79 .05
lllllllllllllllllll11li1IL.Illllllllllll Thru 2,0 3200 1426 ,45*
Highway 111 I Right 1,0 1500 11 ,01
I.' ; . Noon Peak
,.. . , 8 1504 440 SB Left 1,0 1500 440 .29*
J l Thru 2,0 3200 1504 ,47
q 0 Right 1.0 1500 8 .01
Fred Waring Dr, L EB Left 1.0 1500 26 ,02
A--- 517 Thru 2,0 3200 31 .02*
p q- 32 Right 0,0 0 33
31 26 V 0 b5 WB Left 1.0 1500 65 .04*
Thru 2.0 3200 32 .01
33 0 Right 1,0 1500 517 .34
7 14 6 11 Cycle Time Loss Factor ,10*
9
Total ICU 0 90
Steve Lau
llllllilllllillllllUl11llil1!llillllllll Level of Service D
d" ) Source: Title:
ULTRASYSTEMS, INC. EXISTING PLUS SHOPPING CENTER
•r4-7
PEAK HOUR LEVEL OF SERVICE 4
ATTACHII]E17T A
THAFFIC CCUfT DATA
LAU ENGINEERING . INC
Traffic Count Sumrna ry
Date: 3/7/1989 (Fri) a:hwylllfn.vol
Highway 111 & Fred Waring Drive
Time Total NL NT NR SL ST SR EL ET ER WL WT WR
(15-min.counts:)
1100 to 1115 770 11 287 4 70 294 3 6 3 6 6 4 76
1115 to 1130 839 13 276 3 55 381 4 4 3 10 5 7 78
1130 to 1145 780 6 301 6 54 296 6 5 6 7 2 5 86
1145 to 1200 904 11 325 5 69 360 3 12 7 15 8 14 75
1200 to 1215 846 11 307 3 61 346 7 6 10 14 5 7 69
1215 to 1230 815 5 285 5 45 362 2 5 6 17 8 9 66
1230 to 1245 762 14 275 2 56 305 1 5 6 7 3 7 81
1245 to 1300 874 15 326 3 64 350 2 4 8 16 5 4 77
Highway 111 & Fred Waring Drive
Time Total NL NT NR SL ST SR EL ET ER WL WT WR
(Hourly Volumes:)
1100 to 1200 3293 41 1189 18 248 1331 16 27 19 38 21 30 315
' 1115 to 1215 3369 41 1209 17 239 1383 20 27 26 46 20 33 308
1130 to 1230 3345 33 1218 19 229 1364 18 28 29 53 23 35 296
1145 to 1245 3327 41 1192 15 231 1373 13 28 29 53 24 37 291
1200 to 1300 3297 45 1193 13 226 1363 12 20 30 54 21 27 293
LAU ENGINEERING . INC
Traffi is Cauri t Surrrrna ryr
Date: 3/7/1989 (Fri) a:hwylllfp.vol
Highway 111 & Fred Waring Drive
Time Total NL NT NR SL ST SR EL ET ER WL WT WR
(15-min.counts:)
1600 to 1615 805 7 322 3 80 261 2 6 16 15 3 14 76
1615 to 1630 805 19 315 3 74 288 3 7 7 3 2 10 74
1630 to 1645 795 7 302 7 71 283 10 8 9 3 3 13 79
1645 to 1700 822 5 307 4 70 297 5 3 10 8 2 12 99
1700 to 1715 840 8 309 5 79 284 6 13 19 11 3 5 98
1715 to 1730 803 7 288 4 71 310 6 4 7 13 3 12 78
1730 to 1745 722 7 283 4 57 254 7 5 12 8 2 10 73
1745 to 1800 695 13 295 5 69 212 6 3 7 7 4 10 64
Highway 111 & Fred Waring Drive
Time Total NL NT NR SL ST SR EL ET ER WL WT WR
(Hourly Volumes:)
1600 to 1700 3227 38 1246 17 295 1129 20 24 42 29 10 49 328
1615 to 1715 3262 39 1233 19 294 1152 24 31 45 25 10 40 350
1630 to 1730 3260 27 1206 20 291 1174 27 28 45 35 11 42 354
1645 to 1745 3187 27 1187 17 277 1145 24 25 48 40 10 39 348
1700 to 1800 3060 35 1175 18 276 1060 25 25 45 39 12 37 313
LAID ENGINEERING . INC
Traffic Gourit Surrnna r
Date: 3/18/1989 (Sat) a:hwylllsn.vol
Highway 111 & Fred Waring Drive
Time Total NL NT NR SL ST SR EL ET ER WL WT WR
(15-min.counts:)
1100 to 1115 817 7 305 6 70 305 2 1 5 8 5 8 95
1115 to 1130 825 9 307 5 72 307 1 0 6 10 7 4 97
1130 to 1145 994 6 316 7 79 416 4 5 9 17 5 12 118
1145 to 1200 969 14 361 0 76 383 3 10 9 6 2 9 96
1200 to 1215 879 10 311 2 82 348 0 5 8 3 3 6 101
1215 to 1230 927 13 359 2 72 357 1 6 5 7 8 5 92
1230 to 1245 868 8 321 4 80 332 2 5 9 7 4 10 86
1245 to 1300 854 14 307 8 62 325 2 6 8 7 7 6 102
Highway 111 & Fred Waring Drive
Time Total NL NT NR SL ST SR EL ET ER WL WT WR
(Hourly Volumes:)
1100 to 1200 3605 36 1289 18 297 1411 10 16 29 41 19 33 406
1115 to 1215 3667 39 1295 14 309 1454 8 20 32 36 17 31 412
J1130 to 1230 3769 43 1347 11 309 1504 8 26 31 33 18 32 407
1145 to 1245 3643 45 1352 8 310 1420 6 26 31 23 17 30 375
1200 to 1300 3528 45 1298 16 296 1362 5 22 30 24 22 27 381
LAU ENGINEERING . =NC
Traffic Count Surrrnary
Date: 3/18/1989 (Sat) a:hwylllsp.vol
Highway 111 & Fred Waring Drive
Time Total NL NT NR SL ST SR EL ET ER WL WT WR
(15-min.counts:)
1600 to 1615 854 7 336 4 60 316 4 4 6 8 3 7 99
1615 to 1630 874 7 365 6 70 331 2 6 3 4 1 12 67
1630 to 1645 893 9 370 2 57 316 3 7 7 5 7 6 104
1645 to 1700 915 7 327 3 69 351 1 6 1 3 2 14 131
1700 to 1715 963 14 406 3 73 293 11 8 15 7 2 13 118
1715 to 1730 738 21 345 1 47 236 7 4 2 7 2 13 53
1730 to 1745 851 19 349 3 65 286 9 2 10 7 3 23 75
1745 to 1800 758 23 336 3 40 244 12 1 3 3 5 13 75
Highway 111 & Fred Waring Drive
Time Total NL NT NR SL ST SR EL ET ER WL WT WR
(Hourly Volumes:)
1600 to 1700 3536 30 1398 15 256 1314 10 23 17 20 13 39 401
1615 to 1715 3645 37 1468 14 269 1291 17 27 26 19 12 45 420
1630 to 1730 3509 51 1448 9 246 1196 22 25 25 22 13 46 406
1645 to 1745 3467 61 1427 10 254 1166 28 20 28 24 9 63 377
1700 to 1800 3310 77 1436 10 225 1059 39 15 30 24 12 62 321
ATTRCHIIIEIIT B
ITE TRIP GEIIEIIRTIOI1 EQURTIO IIS
RESULTS PROVIDED -HE REGRESSION EQUA- AVEF E WEEKDAY TRANSIT TRIP
TIONS ON TABLE 1. WHEN THIS OCCURS, AND IF ENDS
' THERE IS A DIFFERENCE BETWEEN THE RESULTS,
i IT IS SUGGESTED TO USE THE RESULTS FROM
THE LARGEST NUMBER OF STUDIES. No data available
THE ACTUAL VOLUME ADDED TO THE ADJACENT
STREETS CAN THEN BE ESTIMATED BY APPLY- SOURCE NUMBERS
ING THE INFORMATION DESCRIBED IN CHAPTER
1, 2, 3, 4, 5, 6, 13, 14, 18, 19, 22, 26, 40, 42, 48, 49,
V, QUANTIFYING PASS-BY TRIPS. IT IS IMPOR
54, 59, 60, 61, 64, 65, 72, 73, 75, 76, 77, 78, 79, 98,
TANT TO REMEMBER THAT THE NUMBER OF
PASS-BY TRIPS ESTIMATED TO ENTER AND EXIT 99, 100, 110, 124
A SHOPPING CENTER DOES NOT AFFECT THE
DRIVEWAY VOLUMES BUT DOES AFFECT THE
AMOUNT OF TRAFFIC ADDED TO THE ADJACENT
STREET SYSTEM.
Vehicle Trip Generation Equations
Shopping Centers, Land Use 820
Percent Percent
Entering Exiting
Equation R2 Trips Trips
Average Weekday
Vehicle Trip Ends:
Under 200,000 SFGLA Ln(T) = 0.65 Ln(X) + 5.92 0.58 50 50
200,000 SFGLA & Over T = 6371 + 27.07(X) 0.59 50 50
A.M. Peak Hour Ln(T) = 0.60 Ln(X) + 2.40 0.56 70 30
(1 hr. between 7-9 A.M.)
P.M. Peak Hour
(1 hr. between 4-6 P.M.)
Under 175,000 SFGLA Ln(T) = 0.52 Ln(X) + 4.04 0.58 49 51
175,000 SFGLA & Over T = 2.58 (X) + 381.0 0.83 47 53
Saturday Vehicle
Trip Ends Ln(T) = 0.64 Ln(X) + 6.21 0.79 50 50
Saturday Peak Hour Ln(T) = 0.62 Ln(X) + 3.97 0.83 51 49
Sunday Vehicle
Trip Ends T = 15.79(X) + 3988 0.55 50 50
I
Christmas Season
Average Weekday
P.M. Peak Hour
(1 Hr. between 4-6 P.M.) Ln(T) = 0.79 Ln(X) + 2.65 0.71 49
j 51
Saturday Peak Hour T = 779 + 4.12(X) 0.62 52 48
T = Two-Way volume of traffic or total trip ends. -
X = Area in 1,000 gross square feet of leasable area.
Trip Generation, September 1987/Institute of Transportation Engineers
1150
FITTRCHIIIEIIT C
LEVEL OF SERVICE DEFIIIITICIl
H
INTERSECTION LEVEL OF SERVICE DEFINITIONS
LEVEL OF SERVICE INTERPRETATION VOLUME/CAPACITY(1)
RATIO
A, B Uncongested operations; all 0.00-0.70
vehicles clear in a single
cycle.
C Light congestion; occasional 0.71-0.80 .
backups on critical approaches.
D Congestion on critical 0.81-0.90
approaches, but intersection
functional . Vehicles required
to wait through more than one
cycle during short peaks. No
long standing lines formed.
E Severe congestion with some long 0.91-1 .00
standing lines on critical
approaches. Blockage of inter-
section may occur if traffic
signal does not provide for pro-
tected turning movements.
F Total breakdown with stop-and-go 1.01+
operation.
•
NOTES:
(1) Based Upon Level of Service "E" Capacity.
a
INTEROFFICE
AGENDA PACKET
City of Palm C
SECTION______ J
MEETIRG GATE 101141
TO: City Manager and City Council
FROM: Catherine Sass, Associate Planner
DATE: October 12, 1989
SUBJECT: Public Hearing/Application for Toys R Us
APPLICANT: Birtcher-Dunham
72-010 Varner Road
Thousand Palms, CA 92276
The following are provided at the request of Councilmembers Benson and Crites.
The attachments include Ordinance No. 459, resolutions, and staff report
pertaining to PP 85-28. This information concerns the Travellers Inn approval
and conditions.
Catherine Sass
Associate Planner
/tm
ORDINANCE NO. 459
A ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
PALM DESERT, CALIFORNIA APPROVING AN AMENDMENT
TO THE ZONING ORDINANCE TEXT RELATING TO HOTEL
DEVELOPMENT STANDARDS.
CASE NO. ZOA 86-3 {
•
WHEREAS, the City Council of the City of Palm Desert, California did on
the 27th day of March, 1986, hold a duly noticed public hearing to consider
amendment to the zoning ordinance section 25.56 relating to hotel development
standards.
WHEREAS, the Planning Commission, by Resolution No. 1120, has recommended
approval .
WHEREAS, said application has complied with the requirements of the "City
of Palm Desert Procedures to Implement the California Environmental Quality
Act, Resolution No. 80-89", in that the director of community development has
determined the amendment to be a class 5 categorical exemption.
WHEREAS, at said public hearing, upon hearing and considering all testi-
mony and arguments, if any, of all persons desiring to be heard, said city
council did find the following facts and reasons to exist to justify its
action as described below:
1 . That the zoning ordinance amendment is consistent with the objectives
of the zoning ordinance.
2. That the zoning ordinance amendment is consistent with the adopted
general plan and affected specific plans.
3. That the zoning ordinance amendment would better serve the public
health, safety and general welfare than the current regulations.
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Palm
Desert, as follows:
I . That the above recitations are true and correct and constitute the
considerations of the council in this case.
2. That it does hereby approve ZOA 86-3 as provided in the attached
III exhibit, labeled Exhibit"A" .
3. The city clerk is directed to publish this ordinance once to the
Palm Desert Post, a newspaper of general circulation, published and
circulated in the City of Palm Desert, and shall certify to the
passage of adoption of this ordinance, and the same shall be in full
force and effect thirty (30) days after its adoption.
I I
•
ORDINANCE NO. 459
Ofr/
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
City Council , held on this 10th day of April , 1986 by the following vote, to
wit:
AYES: BENSON, SNYDER, GJILSON, KELLY
NOES: NONE
ABSENT: JACKSON
ABSTAIN: NONE
RICH RD KELLY, Mayor
,ATTEST:—
AZAL
SHEILA R. GILLIGAN, City C*k
111
4
ORDINANCE NO. 459
EXHIBIT "A"
Add Section 25.56.500
25.56.500 - Hotel Development Standards
All hotel developments shall comply with the following.
I . That the minimum guest room size for any hotel shall be 375 square
feet of clear interior space.
2. That all hotels shall provide a multi-purpose (3 meal ) restaurant
either within the building itself, attached or adjacent to the
building, together with room service for hotel guests (a continental
breakfast may constitute one of the 3 meals) .
3. That all hotel developments shall utilize central air conditioning
systems or vertical fan coil systems or other specifically approved
systems . Window or wall installed air conditioning systems are
hereby prohibited.
II
•
CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
TO: PLANNING COMMISSION
DATE: OCTOBER 1 , 1985
CASE NOS: PP 85-28 AND PM 20894
REQUEST: Approval of a negative declaration of environmental impact,
precise plan of design and parcel map to allow six restaurants
containing 40,000 square feet of floor area total and a three
story hotel ,containing 120 rooms on 8.8 acres in the PC (4)
(planned resort commercial ) zone located on land bounded by
Highway Ill , Fred Waring Drive, and the Palm Valley Storm
Channel .
APPLICANT: HOTEL OPERATOR:
BIRTCHER-DIJNHAM CAMPBELL ENTERPRISES
73-080 El Paseo #101 2701 E. Chapman Avenue, #210
Palm Desert, CA 92260 Fullerton, CA 92631
HOTEL ARCHITECTS:
DENNY JONES, AIA HOLDEN & JOHNSON ARCHITECTS
1802 Commercenter West, #B 73-330 El Paseo, #B
San Bernardino, CA 92408 Palm Desert, CA 92260
LAND PLANNER: ENGINEER:
RON GREGORY & ASSOC. CHARLES HAVER & ASSOC.
73-960 Highway 111 , #2 74-390 Highway ill
Palm Desert, CA 92260 Palm Desert, CA 92260
I. BACKGROUND:
A. PREVIOUS CONSIDERATION:
In July of this year, the planning commission denied a precise plan
request on this site. The applicant appealed to the city council ,
but withdrew his appeal when it was determined that he could reapply
with a new application and plan.
While the plan has been revised, the concept of six restaurants with
40,000 square feet of floor area and a hotel with 120 rooms remains
the same.
B. DESCRIPTION OF SITE:
The project site is a triangular shaped piece of land containing
approximately 8.8 acres. The site has frontage on Highway 111 and
Fred Waring Drive with the third side adjacent to the Palm Valley
STAFF REPORT CONTINUEu
Storm Channel . At the intersection of the two streets is the Flying
"J" service station and a mini-mart on a .48 acre site. The site is
vacant and slopes slightly towards the north. Power poles run along
the Highway 111 frontage.
C. ADJACENT ZONING AND LAND USE:
NORTH: PC (4) S.P. & R-1/VACANT
SOUTH: PR-6 S.P./VACANT
EAST: PR-6 S.P./VACANT
WEST: PC (4)/PRIMARILY VACANT WITH SMALL COMMERCIAL COMPLEX
D. GENERAL PLAN LAND USE DESIGNATION:
Resort commercial .
II. PROJECT DESCRIPTION:
A. GENERAL:
The new proposal consists of six restaurants varying from 6,000 to
8,000 square feet (total 40,000 square feet) and a 120 room hotel .
To date, the applicant has indicated two of the restaurants would be
a Sorrentino's and Bob's Big Boy, and the hotel would be an upgraded
hotel . The service station which is under a separate ownership would
remain.
B. SITE DESIGN:
The new proposal would be similar to the previous in that the hotel
would be located near the Highway 11I frontage adjacent to the Palm
Valley Storm Channel . The hotel would be built in a "V" shape with
the main recreation area in the area between the legs of the "V." A
covered walkway would connect the hotel to the proposed Sorrentino's
Restaurant.
Four of the restaurants would be clustered in the center of the site
between the hotel and Fred Waring Drive with the fifth restaurant
adjacent to Highway 111 east of the service station. The sixth
res
taurant would be located east of the easterly driveway along Fred
Waring Drive. Each restaurant shows a trash area adjacent to it.
Presently their location and design will not function properly due
to the conflict with proposed parking spaces. It appears this can
be dealt with through a site plan revision.
2
4
STAFF REPORT CONTINUE!
C. PARKING/CIRCULATION:
As calculated, 511 parking spaces are required for the 120 room
hotel and 40,000 square feet of restaurant area. The plans indicate
511 parking spaces. The parking is spread out relatively equally
around the site.
Access to the site would be through a driveway on Highway I11 and
two driveways on Fred Waring Drive. The easterly driveway would
line up with Joshua Road, which exists across Fred Waring Drive.
Initially, staff felt this would be the best location for a driveway.
However, it has come to our attention that sight distance for
traffic going east to west over the Palm Valley bridge is very
limited. Therefore, staff recommends further study of this driveway
location be undertaken. This will probably result in either
restricted turning movements or relocation of this driveway.
tten Flying J service station was granted a conditional use permit
rebuild, they were required to provide an easement to provide
cess to the subject property when it develops. Now that we have a
oposal , it would appear desirable to provide such an access for
h convenience and safety.
A turnout for pick up and drop off at the hotel entry under the
porte cochere should be provided.
D. ARCHITECTURE:
The applicant has submitted an elevation for one restaurant (Seafood
Broiler) showing a one story mezzanine structure. It is proposed
that the restaurants will have a compatible style of architecture,
which staff recommends should follow the hotel style.
The hotel architecture indicates a somewhat contemporary spanish
style with exteriors consisting of exterior plaster and tile roofing.
The hotel is proposed to be three stories with a balcony at the
third floor level .
E. RELATIONSHIP TO PREVIOUS PROJECT:
The previous application was denied on the basis of the following
findings:
1 . The proposal should be a complete project ( i .e. the project
should include hotel as well as restaurant) .
2. Open space is insufficient.
3
1
STAFF REPORT CONTINUED
3. Excessive compact parking spaces are proposed.
4. Driving aisles are too narrow.
Finding number one was due to the applicant's withdrawing the hotel
portion of the project at the July 16, 1985, hearing.
With this new application, all deficiencies noted in the findings
have been corrected.
The new hotel complies with the standards formulated by the
commercial committee of the year 2000. Those standards require a
minimum 375 square foot room size, central air conditioning, interior
room entrances, and room service. The room service would be provided
for three meals by the Seafood Broiler, which is the closest
restaurant to the west.
F. LANDSCAPING/OPEN SPACE:
The PC (4) zone requires that 20% of the 5.885 acre restaurant site
be in landscaping. The plans indicate that 30% landscaping will be
provided.
The hotel site is required to provide 40% of the site in "usable
landscaped open space and outdoor living and recreation area." The
plans indicate 41 .5% open space is provided.
The other major recreational areas would be a swimming pool and spa
and putting green. The putting green is located at the southeast
corner of the site next to Highway 111 .
G. PARCEL MAP:
The applicant is proposing to create six individual pads for the
restaurants and a 3 acre pad for hotel site. The balance of the
site would be one parcel consisting of the parking area and most of
the landscaping areas. This map would be acceptable provided
provisions and easements for parking circulation and maintenance are
recorded.
H. POWER POLES:
Along Highway 111 there are three utility poles which extend to Fred
Waring Drive and El Paseo. These poles are outside the future
curbline. Therefore, they are recommended to be undergrounded.
However, should Southern California Edison Co. determine it is
unfeasible at this time, they will need to bond or agree to future
4
41,
STAFF RE
PORT CONTINUED
undergrounding. This is what Flying J did in lieu of undergrounding
their one pole. When the Ahmanson property at the northwest corner
of El Paseo and Highway Ill develops, all the poles fronting on
Highway 111 between El Paseo and Fred Waring Drive can be
undergrounded.
III. ANALYSIS:
A. FINDINGS FOR APPROVAL OF A PRECISE PLAN:
1 . The design of the precise plan will not substantially depreciate
property values in the vicinity.
Justification:
The design is attractive and would not substantially depreciate
property values.
2. The precise plan will not unreasonably interfere with the use
of or enjoyment of property in the vicinity by the occupants
thereof for lawful purposes.
Justification:
Since the property is surrounded entirely by streets or storm
channel the project would not interfere with the use or
enjoyment of surrounding properties.
3. The precise plan will not endanger the public peace, health,
safety, or general welfare.
Justification:
The project is designed in a manner that will not endanger the
public peace, health, safety, or welfare due to compliance with
code requirements and compatibility with surrounding properties.
Staff feels the findings for approval can be justified in this case.
B. FINDINGS FOR APPROVAL OF A PARCEL MAP:
1 . That the proposed map is consistent with applicable general and
specific plans.
Justification:
The general plan indicates the subject site as resort commercial
which is what the land is proposed to be used for.
2. That the design or improvement of the proposed map is consistent
with applicable general and specific plans.
5
STAFF REPORT CONTINUED
Justification:
The improvements provided in and around the parcel map is
consistent with applicable general and specific plan.
3. That the site is physically suitable for the type of
development.
Justification:
The site is of sufficient size, shape and topography for
industrial development.
4. That the site is physically suitable for the proposed density
of development.
Justification:
The site is of sufficient size, shape and topography for the
density of development.
5. That the design of the parcel map or the proposed improvements
are not likely to cause substantial environmental damage or
substantially and avoidably injure fish or wildlife or their
habitat.
Justification:
The design of the parcel map is not likely to cause substantial
environmental damage because it will be developed in concert
with applicable local , state and federal regulations.
6. That the design of the subdivision or the type of improvements
is not likely to cause serious public health problems.
Justification:
The design of the subdivision is not likely to cause serious
public health problems because it will be developed in concert
with applicable local , state and federal regulations.
7. That the design of th
e e subdivision or the type of improvements
will not conflict with easements, acquired by the public at
large, for access through or use of property within the proposed
subdivision.
Justification:
There have been no easements acquired by the public at large
for access thro
ugh or use of property within the proposed
subdivision.
6
STAFF REPORT CONTINUE_
Staff feels this justification is sufficient for approval of this
map.
C. ENVIRONMENTAL REVIEW:
The director of community development has determined that the
proposed project will not have an adverse impact on the environment
and a negative declaration of environmental impact has been prepared.
IV. CONCLUSION:
The new plan is similar to the previous plan in size and concept.
However, it has been refined and now conforms with all code requirements
and commercial committee standards.
V. RECOMMENDATION:
Staff feels that the project is acceptable and recommends:
A. Adoption of the findings;
B. Adoption of Planning Commission Resolution No. , approving PP
85-28, subject to conditions;
C. Adoption of Planning Commission Resolution No. , approving PM
20894, subject to conditions.
VI. ATTACHMENTS:
A. Draft resolution.
B. Legal notice.
C. Negative declaration and initial study.
D. Comment
s from citydepartments and other P e agencies.
E. Plans and exhibits.
Prepared by amtlEt.L, A.-
Reviewed and Approved by a All
/tm
it
7
PLANNING COMMISSION RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF PALM DESERT, CALIFORNIA, APPROVING A
PRECISE PLAN OF DESIGN TO ALLOW CONSTRUCTION OF
A HOTEL AND SIX RESTAURANTS ON 8.8 ACRES ON LAND
BOUNDED BY HIGHWAY 111 , FRED WARING DRIVE, AND
THE PALM VALLEY STORM CHANNEL.
CASE NO. PP 85-28
WHEREAS, the Planning Commission of the City of Palm Desert, California,
did on the 1st day of October, 1985, hold a duly noticed public hearing to
consider the request of BIRTCHER-DUNHAM for approval of a negative declaration
of environmental impact and a precise plan of design to allow construction of
six restaurants and a 120 room hotel on 8.8 acres in the PC (4) (planned
resort commercial ) zone on land bounded by Highway 111 , Fred Waring Drive, and
the Palm Valley Storm Channel , more particularly described as:
APN 640-110-002
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. 80-89, " in that the director of community
development has determined that the project will not have an adverse impact on
the environment and a negative declaration of environmental impact has been
prepared.
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 granting approval of said precise plan:
1 . The design of the precise plan will not substantially depreciate
property values in the vicinity.
2. The precise plan will not unreasonably interfere with the use or
enjoyment of property in the vicinity by the occupants thereof for
lawful purposes.
3. The precise plan will not endanger the public peace, health, safety
or general welfare.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
Palm Desert, California, as follows:
1 . That the above recitations are true and correct and constitute the
findings of the commission in this case;
2. That approval of Precise Plan 85-28 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 this 1st day of October, 1985, by the following
vote, to wit:
AYES:
•
NOES:
ABSENT:
ABSTAIN:
BUFORD CRITES, Chairman
ATTEST:
RAMON A. DIAZ, Secretary
/tm
•
• PLANNING COMMISSION RTION NO. 41111
CONDITIONS OF APPROVAL
CASE NO. PP 85-28
Department of Community Development:
1 . The development of the property shall conform substantially with exhibits
on file with the department of community development, as modified by the
following conditions.
2. Construction of the total development may be done in phases; . however,
each individual phase shall meet or exceed all municipal code requirements
to the degree that the city could consider each phase as a single project.
3. Construction of a portion of said project shall commence within two years
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.
4. The development of the property described herein shall be subject to the
restrictions and limitations set forth herein which are in addition to
all municipal ordinances and state and federal statutes now in force, or
which hereafter may be in force.
5. 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:
Palm Desert Architectural Commission
Coachella Valley Water District
Riverside County Department of Health
City Fire Marshal
Evidence of said permit or clearance from the above agencies shall be
presented to the department of building and safety at the time of issuance
of a building permit for the use contemplated herewith.
6. All existing electrical distribution lines, telephone, cable antenna
television, and similar service wires or cables, which are adjacent to
the property being developed shall be installed underground, if
practicable, as a part of the development from the nearest existing pole
not on the property being developed.
7. Vehicular access and easement to service station shall be provided by
applicant to the satisfaction of the city.
8. Access to trash/service areas for restaurant shall be places so as not to
conflict with parking areas.
3
PLANNING COMMISSION RL uLUTION NO.
11 . Installation of curb and gutter, matching paving and sidewalk on Fred
Waring Drive and Highway Ill per Caltrans' conditions and City of Palm
Desert requirements.
12. Waiver of access to Highway 111 , except at approved locations, shall be
granted on the final map.
13. Offsite improvement plans to be approved by public works department and a
surety posted to guarantee the required offsite improvements prior to
both the recordation of the final map and permit issuance.
14. Installation of one-half landscaped median in Highway 111/Fred Waring
Drive or cash payment for one-half cost of landscaped median at the
option of the director of public works.
15. Traffic analysis to be prepared for the project to address the specific
impacts on existing networks (streets and intersections) and the proposed
mitigation measures recommended for approval by the city.
16. Size, number and location of driveways to public works specifications
with only three driveway approaches to be allowed to serve this property.
17. Complete parcel map shall be submitted, as required by ordinance, to the
city engineer for checking and approval and be recorded before issuance
of certificate of occupancy by building department.
18. Any and all plans and permits requiring C.V.W.D. review and approval
shall first be obtained i pr or to any city permit issuance.
19. Signalization fund fees, as required by city ordinance, shall be paid
prior to grading permit issuance.
20. Full public improvements, including traffic safety lighting as required
by ordinance and the director of public works, shall be installed in
accordance with city standards.
21 . Further study shall be undertaken to determine if driveway across Joshua
Road shall be relocated or have restricted turning movements prior to
issuance of any permits or recordation of parcel map.
Fire Marshal :
1 . Install a water system capable of delivering 3000 GPM fire flow from any
fire hydrant for a three hour duration in addition to domestic supply.
The computation shall be based upon a minimum of 20 psi residual operating
pressure in the supply main from which the flow is measured at the time
of measurement. Fire flow requirements will depend on built-in fire
protection provisions of buildings.
5
PLANNING COMMISSION RESOLUTION NO.
9. All restaurants shall be compatible in architectural style to the hotel .
10. Sidewalks to be meandering with easement granted to city to permit them
on privateproperty.
I1 . Turnout for vehicles shall be provided in front of hotel lobby.
Department of Public Works:
1 . Drainage fees, as required by city ordinance, shall be paid prior to
recordation of the final map.
2. Drainage facilities shall be provided, per Ordinance No. 218 and the
Master Drainage Plan, to the specifications of the director of public
works.
3. Storm drain construction shall be contingent upon a drainage study by the
private engineer that is approved by the department of public works.
4. Improvement plans for water and sewer systems shall be approved by the
respective service districts with "as-built" plans submitted to the
department of public works prior to the project final .
5. Complete improvement plans and specifications shall be submitted, as
required by ordinance, to the city engineer for checking and approval
before construction of any improvements is commenced. The engineer shall
submit "as-built" plans submitted to the department of public works prior
to the project final .
6. Landscaping maintenance on Highway 111/Fred Waring Drive parking adjacent
to site shall be provided by the property owner.
7. Existing utilities on Highway Ill shall be undergrounded per each
respective utility district's recommendation.
8. Traffic safety signing and striping on Highway 111/Fred Waring Drive
shall be provided to the specifications of the director of public works.
A traffic control plan must be submitted to and approved by the director
of public works before placing pavement markings.
9. Complete grading plans and specifications shall be submitted, as required
by ordinance, to the city engineer for checking and approval prior to
issuance of any permits.
10. Dedication of right-of-way on Highway 111 shall be done per Caltrans'
conditions of approval .
4
PLANNING COMMISSION RESOLUTION NO.
2. Install Riverside County super fire hydrants so that no point of any
building is more than 200 feet from a fire hydrant measured along approved
vehicular travel ways.
a. exterior surfaces of hydrant barrels and heads shall be painted
chrome yellow, and the tops and nozzle caps shall be painted green.
b. curbs ( if installed) shall be painted red 15 feet in either direction
from each hydrant.
3. Prior to issuance of a building permit, the developer shall furnish the
original and two copies of the water system plan to the fire marshal for
review. Upon approval , one copy will be sent to the building department,
and the original will be returned to the developer.
4. The water system plan shall be signed by a registered civil engineer and
approved by the water company, with the following certification: "I
certify that the design of the water system in Case No. PP 85-28 is in
accordance with the requirements prescribed by the fire marshal ."
5. Prior to delivery of combustible materials to the building site, the
required water system shall be installed, operating, and delivering
q yp g, a vering the
required flow.
6. All buildings 5000 square feet and over require a fire sprinkler system.
7. Install a state fire marshal approved fire alarm system in hotel .
8. Install a Class I standpipe system in hotel .
9. Submit sprinkler and fire alarm plans to the fire marshal 's office for
approval .
10. Sprinkler system and fire alarm system are to have a 24 hour central
monitor.
11 . Additional fire protection requirements may be necessary when the
applicant submits specific plans for consideration and approval .
6
PLANNING COMMISSION RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM
DESERT , CALIFORNIA, SETTING FORTH ITS FINDINGS AND
APPROVING A TENTATIVE PARCEL MAP FOR PROPERTY BOUNDED BY
HIGHWAY 111 , FRED WARING DRIVE, AND THE PALM VALLEY STORM
CHANNEL.
CASE NO. PM 20894
WHEREAS, the Planning Commission of the City of Palm Desert, California,
did on the 1st day of October, 1985, hold a duly noticed public hearing to
consider the request of BIRTCHER-DUNHAM for approval of a negative declaration
of environmental impact and a parcel map to create eight parcels on 8.8 acres
in the PC (4) (planned resort commercial ) on land bounded by Highway 111 , Fred
Waring Drive, and the Palm Valley Storm Channel , more particularly described
as:
APN 640-110-002
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. 80-89, " in that the director of community
development has determined that the project will not have an adverse impact on
the environment and a negative declaration of environmental impact has been
prepared.
WHEREAS, at said public hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
heard, said planning commission did find the following facts and reasons to
exist to justify recommending approval of the parcel map:
1 . That the proposed map is consistent with applicable general and
specific plans.
2. That the design or improvement of the proposed subdivision is
consistent with applicable general and specific plans.
3. That the site is physically suitable for the type of development.
4. That the site is physically suitable for the type of development.
5. That the design of the subdivision or the proposed improvements are
not likely to cause substantial environmental damage or substantially
and avoidably injure fish or wildlife or their habitat.
6. That the design of the subdivision or the type of improvements is
not likely to cause serious public health problems.
7. That the design of the subdivision or the type of improvements will
not conflict with easements, acquired by the public at large, for
access through or use of property within the proposed subdivision.
PLANNING COMMISSION RL....,JUTION NO.
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 it does hereby approve the above described Tentative Parcel Map
No. 20894, subject to fulfillment of the attached conditions.
PASSED, APPROVED and ADOPTED
DO TED at a regular meeting of the Palm Desert
Planning Commission, held on this 1st day of October, 1985, by the following
vote, to wit:
AYES:
•
NOES:
ABSENT:
ABSTAIN:
BUFORD CRITES, Chairman
ATTEST:
RAMON A. DIAZ, Secretary
/tm
2
PLANNING COMMISSION RESOLUTION NO.
CONDITIONS OF APPROVAL
CASE NO. PM 20894
Department of Community Development:
I . Parcel Map 20894 is granted for the land as described in the attachments
hereto, and as shown on exhibits on file with the department of community
development and the requirements herein.
2. All requirements of any law, ordinance, or regulation of the state, city
and any other applicable government entity, shall be complied with as a
part of this map.
3. Pursuant to municipal code requirements, tentative parcel map shall be
recorded within two years from date of approval , unless an extension of
time is granted, otherwise said approval shall become null , void, and of
no effect whatsoever.
4. All conditions of CALTRANS shall be met.
5. Easements for drainage, parking, and circulation shall be recorded for
all parcels; easements to be approved by the city attorney prior to
recordation.
6. Sidewalks to be meandering with easement granted to permit them on
private property and sidewalks to tie in with Flying J sidewalks.
Department of Public Works:
1 . Drainage fees, as required by city ordinance, shall be paid prior to
recordation of the final map.
2. Drainage facilities shall be provided, per Ordinance No. 218 and the
Master Drainage Plan, to the specifications of the director of public
works.
3. Storm drain construction shall be contingent upon a drainage study by the
private engineer that is approved by the department of public works.
4. Improvement plans for water and sewer systems shall be approved by the
respective service districts with "as-built" plans submitted to the
department of public works prior to the project final .
5. Complete improvement plans and specifications shall be submitted, as
required by ordinance, to the city engineer for checking and approval
before construction of any improvements is commenced. The engineer shall
submit "as-built" plans submitted to the department of public works prior
to the project final .
3
PLANNING COMMISSION RtuLUTION NO.
6. Landscaping maintenance on Highway 111/Fred Waring Drive parking adjacent
to site shall be provided by the property owner.
7. Existing utilities on Highway 111 shall be undergrounded per each
respective utility district's recommendation.
8. Traffic safety signing and striping on Highway 111/Fred Waring Drive
shall be provided to the specifications of the director of public works.
A traffic control plan must be submitted to and approved by the director
of public works before placing pavement markings.
9. Complete grading plans and specifications shall be submitted, as required
by ordinance, to the city engineer for checking and approval prior to
issuance of any permits.
•
10. Dedication of right-of-way on Highway 111 shall be done per Caltrans'
conditions of approval .
11 . Installation of curb and gutter, matching paving and sidewalk on Fred
Waring Drive and Highway 111 per Caltrans' conditions and City of Palm
Desert requirements.
12. Waiver of access to Highway 111 , except at approved locations, shall be
granted on the final map.
13. Offsite improvement plans to be approved by public works department and a
surety posted to guarantee the required offsite improvements prior to
both the recordation of the final map and permit issuance.
14. Installation of one-half landscaped median in Highway 111/Fred Waring
Drive or cash payment for one-half cost of landscaped median at the
option of the director of public works.
15. Traffic analysis to be prepared for the project to address the specific
impacts on existing networks (streets and intersections) and the proposed
mitigation measures recommended for approval by the city.
16. Size, number and location of driveways to public works specifications
with only three driveway approaches to be allowed to serve this property.
17. Complete parcel map shall be submitted, as required by ordinance, to the
city engineer for checking and approval and be recorded before issuance
of certificate of occupancy by building department.
18. Any and all plans and permits requiring C.V.
W.D. review and approval
shall first be obtained prior to any city permit issuance.
4
PLANNING COMMISSION ktsJLUTION NO.
19. Signalization fund fees, as required by city ordinance, shall be paid
prior to grading permit issuance.
20. Full public improvements, including traffic safety lighting as required
by ordinance and the director of public works, shall be installed in
accordance with city standards.
21 . Further study shall be undertaken to determine if driveway across Joshua
Road shall be relocated or have restricted turning movements prior to
issuance of any permits or recordation of parcel map.
Fire Marshal :
1 . Install a water system capable of delivering 3000 GPM fire flow from any
fire hydrant for a three hour duration in addition to domestic supply.
The computation shall be based upon a minimum of 20 psi residual operating
pressure in the supply main from which the flow is measured at the time
of measurement. Fire flow requirements will depend on built-in fire
protection provisions of buildings.
2. Install Riverside County super fire hydrants so that no point of any
building is more than 200 feet from a fire hydrant measured along approved
vehicular travel ways.
a. exterior surfaces of hydrant barrels and heads shall be painted
chrome yellow, and the tops and nozzle caps shall be painted green.
b. curbs ( if installed) shall be painted red 15 feet in either direction
from each hydrant.
3. Prior to issuance of a building permit, the developer shall furnish the
original and two copies of the water system plan to the fire marshal for
review. Upon approval , one copy will be sent to the building department,
and theoriginal will returned
o g be to the developer.
4. The water system plan shall be signed by a registered civil engineer and
approved by the water company, with the following certification: "I
certify that the design of the water system in Case No. PP 85-28 is in
accordance with the requirements prescribed by the fire marshal ."
5. Prior to delivery of combustible materials to the building site, the
required water system shall be installed, operating, and delivering the
required flow.
6. All buildings 5000 square feet and over require a fire sprinkler system.
7. Install a state fire marshal approved fire alarm system in hotel .
5
S
PLANNING COMMISSION RESOLUTION NO.
8. install a Class I standpipe system in hotel .
9. Submit sprinkler and fire alarm plans to the fire marshal 's office for
approval .
10. Sprinkler system and fire alarm system are to have a 24 hour central
monitor.
11 . Additional fire protection requirements may be necessary when the
applicant submits specific plans for consideration and approval .
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