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HomeMy WebLinkAboutOrd 1011 and Res 02-23 CZ 01-05 and PP 01-27Guadalupe Ave. CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT City Honorable Mayor and C ty Council II. REQUEST: Consideration of approval of a precise plan of design and change of zone from R-2 7,000 to O.P. (Office Professional) to convert three single family dwellings into professional offices and parking lot. Project includes relocation of existing Guadalupe Avenue cul-de-sac 120 feet east of its present location. New cul-de-sac will be in front of homes at 73-050 and 73-051 Guadalupe Avenue. The project is located at the west end of Guadalupe Avenue at Monterey Avenue, 73-026, 73-031 , 73-040 and 73-041 Guadalupe Avenue. III. SUBMITTED BY: Steve Smith, Planning Manager IV. APPLICANTS: Hugh V. Jorgensen Matinee Trust 40-845 Centennial Circle P.O. Box 2130 Palm Desert, CA 92260 Rancho Mirage, CA 92270 V. CASE NOS: C/Z 01-05 and PP 01-27 VI. DATE: March 14, 2002 VII. CONTENTS: A. Staff Recommendation B. Executive Summary C. Discussion D. Draft Ordinance No. 10i1 and Draft Resolution No. 02-23 E. Planning Commission Minutes involving Case Nos. C/Z 01-05 and PP 01- 27 F. Planning Commission Resolution No. 2117 G. Planning Commission Staff Report dated February 19, 2002 H. Related maps and/or exhibits A. RECOMMENDATION: 1 . That City Council waive further reading and pass Ordinance No. 1011 changing the zone from R-2 (7) to O.P. to second reading. l 6y CITY COUNC-I% ACTION: APPROVED ✓ DENIED RECEIVED OTHER MEET I , pATE , AYES: ' brn, Jt SO)1 Pi 6 fly NOES: 1\ ` ABSENT: A cAtkvikc ABSTAIN: AL VERIFIED BY: l YY ktn Original on File h City Clerk's Office Ay- CITY COUNCIL STAFF REPORT CASE NOS. C/Z 01-05 AND PP 01-27 MARCH 14, 2002 2. That City Council adopt Resolution No. 02-23approving Case No. PP 01- 27, subject to conditions. B. EXECUTIVE SUMMARY: Over the past 15 years the City has approved a series of similar requests which rezoned the lots on Monterey Avenue and cul-de-sacced the residential streets. This project is the last remaining property eligible for this treatment. CASE NO. C/Z 01-05 This request is to change the zoning on the four lots from R-2 (7) to O.P. (Office Professional). CASE NO. PP 01-07 This request is to approve the precise plan of design to allow the conversion of three (3) of the dwellings from residential use to professional offices and creation of a 20-space parking lot on the vacant northwest lot and relocation of the existing cul-de-sac easterly on Guadalupe Avenue and creation of 17 parking spaces in the former Guadalupe Avenue right-of-way. The existing 21 foot deep landscape planter along Monterey Avenue will be retained. ARCHITECTURAL REVIEW COMMISSION The Architectural Review Commission at its meeting of January 26, 2002 granted preliminary approval to the architecture. PLANNING COMMISSION At the February 19, 2002 Planning Commission meeting other than the applicant's representative no one spoke in favor or opposition. The applicant submitted a petition (copy enclosed) supporting the request. The Planning Commission voted 5-0 to recommend approval of this application. (W pdocs\plan ning\tm\sr\pp01-27.cc) 2 CITY COUNCIL STAFF REPORT CASE NOS. C/Z 01-05 AND PP 01-27 MARCH 14, 2002 C. DISCUSSION: 1 . BACKGROUND: The properties involved in this application are the last remaining single family residential units adjacent to Monterey Avenue. a. Property: The subject property is comprised of four single family lots with existing dwelling units on three, as well as the westerly end of the Guadalupe Avenue right-of-way. Specifically, the site would include two lots from the north side of Guadalupe Avenue and two lots from the south side of Guadalupe Avenue. As has been done previously with Santa Rosa, San Nicholas and Catalina Way, the cul-de-sac on Guadalupe Avenue would be moved easterly. Total site area would be 33,020 square feet. b. General Plan Land Use/Zoning: The Palma Village Specific Plan as amended designates all of the lots on the east side of Monterey Avenue north of Guadalupe Avenue as O.P. (Office Professional). General Plans are general in nature and as such these properties can be construed to be office professional. The four lots are currently zoned R-2 (7). The first request is to change the zoning on the four lots from R-2 (7) to O.P. (Office Professional). The second request is to approve the precise plan of design to allow the conversion of three (3) of the dwellings from residential use to professional offices and creation of a 20-space parking lot on the vacant northwest lot and relocation of the existing cul-de- sac easterly on Guadalupe Avenue and creation of 17 parking spaces in the former Guadalupe Avenue right-of-way. The existing 21 foot deep landscape planter along Monterey Avenue will be retained. (Wpdocs\planning\tm\sr\pp01-27.cc) 3 CITY COUNCIL STAFF REPORT CASE NOS. C/Z 01-05 AND PP 01-27 MARCH 14, 2002 c. Adjacent Zoning and Land Use: North: Residential / R-2 (7) South: O.P. / O.P. East: O.P. / O.P. West: Residential / Hacienda de Monterey retirement community / R-1 2. PROJECT DESCRIPTION: The proposal is to develop three single-story office buildings with parking. On the north side the east building "C" is proposed at 1 ,916 square feet. The vacant northwest lot adjacent to Monterey will become a 20 space parking lot. On the south side of Guadalupe Avenue both existing dwellings will be converted to office uses (Building "A" 2,112 square feet and Building "B" 2,256 square feet). The vacated right-of-way will be used for 17 parking spaces. PROJECT DATA Project Ordinance Site Area 33,020 square feet Building Area: gross 6,284 square feet Building Heights 14' to 17'6" 18' Parking 37 25 (general office) Coverage 14.8% 50% Building A: (south side adjacent to Monterey) Street Setback 33' from curb 17'6" * Rear 10' 0' Side Setbacks 55' + 37' 0' and 20' Building B: Street Setback n/a n/a Rear 34' 10' & 5' Side Setbacks 10' & 5' 0' & 5' (Wpdocs\planning\tm\sr\pp01-27.cc) 4 CITY COUNCIL STAFF REPORT CASE NOS. C/Z 01-05 AND PP 01-27 MARCH 14, 2002 Project Ordinance Building C: Street Setback 106' 15' * Rear 37' 0' Side Setback 6' 5' *Recent code amendment requires one foot of setback from curb for each foot of building height. 3. STREET VACATION: The proposed project will require the use of the existing Guadalupe Avenue right-of-way for parking and access to Monterey. This can take the form of a street vacation or possibly the conversion of the road right- of-way to an easement for parking and access. In the previous applications the street was vacated and an easement for pedestrian purposes granted back to the City. The same procedure will be followed for this building and a four foot wide opening provided in the wall for pedestrians. 4. ANALYSIS: The applicant seeks approval of a change of zone from residential (R-2 (7)) to Office Professional. This is consistent with the Palma Village Specific Plan and consistent with other existing zoning along this section of Monterey Avenue. The proposed site plan and building elevations implement the goals of the Palma Village Specific Plan and the Office Professional zone by creating a development which is appropriate for Monterey Avenue but at a diminished architectural scale which is also compatible with adjacent single family homes. It provides a viable solution to the problem of developing attractive offices on shallow 65 foot deep lots adjacent to Monterey Avenue. A similar approach was taken on the west end of Catalina Way to the south in 1990. That approach has been quite successful. (W pdocs\planning\tm\sr\pp01-27.cc) 5 CITY COUNCIL STAFF REPORT CASE NOS. C/Z 01-05 AND PP 01-27 MARCH 14, 2002 An attractive Monterey streetscape a can be achieved with minimal disruption of the existing interior residential neighborhood. The existing landscape planter area east of the Monterey sidewalk will be modified to be consistent with the city's current landscape goals (i.e., it will be revised to look similar to Desert Willow). The existing landscaping has been maintained for the past 11 years by the adjacent owner to the north. When the modifications are performed, the obligation for maintaining it will revert to the current applicant and his successors. The present plan shows a pedestrian gate at the southeast corner of the existing Guadalupe Avenue right-of-way. We concur that there needs to be an opening for pedestrian access, however, at other locations gate theft has been a problem. We would prefer just the four-foot wide opening. 5. ENVIRONMENTAL REVIEW: The project is an infill development utilizing existing buildings and as such is a Class 32 categorical exemption for purposes of CEQA and no further review is necessary. Prepared by: Reviewed and Approved: STEVE SMITH PHILIP DRELL PLANNING MANAGER DIRECTOR OF COMMUNITY DEVELOPMENT Review and Concur: Review and Concur: RIC ARD J. LKERS CARLOS L. ORTEGA ASSISTANT CITY MANAGER OF CITY MANAGER DEVELOPMENT SERVICES (Wpdocs\planning\tm\sr\pp01-27.cc) 6 RESOLUTION NO. 02-23 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A PRECISE PLAN OF DESIGN FOR A 6,284 SQUARE FOOT PROFESSIONAL OFFICE PROJECT ON A 33,020 SQUARE FOOT SITE ON THE EAST SIDE OF MONTEREY AVENUE ON THE NORTH AND SOUTH SIDES OF GUADALUPE AVENUE, 73-026, 73-031 , 73-040 AND 73-041 GUADALUPE AVENUE. CASE NO. PP 01-27 WHEREAS, the City Council of the City of Palm Desert, California, did on the 14th day of March, 2002, hold a duly noticed public hearing to consider the request of Matinee Trust for the above noted requests; and WHEREAS, the Planning Commission by its Resolution No. 2117 has recommended approval of said case; 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 no further review is necessary; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did find the following facts and reasons to exist to justify its actions: 1 . The project will be consistent with the zoning and general plan land use designations. 2. Due to the nature of the overall design, the proposed project will achieve the goals of the O.P. zone which are the creation of an attractive streetscape, buildings compatible with adjacent single family homes, and will not represent a threat to the public health, safety or general welfare. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm Desert, California, as follows: 1 . That the above recitations are true and correct and constitute the findings of the City Council in this case. RESOLUTION NO. 02-23 2. That PP 01-27 on file in the Department of Community Development is hereby approved, subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City Council, held on this 14th day of March , 2002, by the following vote, to wit: AYES: BENSON, CRITES, FERGUSON, SPIEGEL, KELLY NOES: NONE ABSENT: NONE ABSTAIN: NONE RICHARD S. KELLY, Mayor ATTEST: SHEILA R. GILLIGAN, City Clerk City of Palm Desert, California 2 RESOLUTION NO. 02-23 CONDITIONS OF APPROVAL CASE NO. PP 01-27 Department of Community Development: 1 . The development of the property shall conform substantially with exhibits on file with the Department of Community Development, as modified by the following conditions. 2. Construction of a portion of said project shall commence within one year from the date of final approval unless an extension of time is granted; otherwise said approval shall become null, void and of no effect whatsoever. 3. The development of the property described herein shall be subject to the restrictions and limitations set forth herein which are in addition to all municipal ordinances and state and federal statutes now in force, or which hereafter may be in force. 4. Prior to issuance of a building permit for construction of any use contemplated by this approval, the applicant shall first obtain permits and/or clearance from the following agencies: Coachella Valley Water District Palm Desert Architectural Commission City Fire Marshal Public Works Department Evidence of said permit or clearance from the above agencies shall be presented to the department of building and safety at the time of issuance of a building permit for the use contemplated herewith. 5. That the applicant provide a minimum four-foot wide opening in the east wall to allow pedestrian access from the residential area to Monterey. 6. Applicant shall make provision for commercial recycling including a program for collection inside the building and external trash containers to be approved by Waste Management. 3 RESOLUTION NO. 02-23 7. Access to trash/service areas shall be placed so as not to conflict with parking areas. Said placement shall be approved by applicable trash company and Department of Community Development. 8. 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. 9. All sidewalk plans shall be reviewed and approved by the Department of Public Works prior to Architectural Review Commission submittal. 10. Project is subject to Art in Public Places program per Palm Desert Municipal Code Chapter 4.10. 1 1 . Final landscape plans shall comply with the parking lot tree planting master plan. 12. Applicant agrees to maintain the landscaping required to be installed pursuant to these conditions. Applicant will enter into an agreement to maintain said landscaping for the life of the project, which agreement shall be notarized and which agreement shall be recorded. It is the specific intent of the parties that this condition and agreement run with the land and bind successors and assigns. 13. That pursuant to Resolution No. 90-130, this development shall pay the appropriate commercial development low income housing mitigation fee. 14. That this approval applies only to the use of the project for general office purposes. Department of Public Works: 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 4 RESOLUTION NO. 02-23 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. "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. Improvements to be designed and constructed by the applicant include the following: • Cul-de-sac on Guadalupe Avenue with similar dimensions as the existing cul-de-sac, to the satisfaction of the City Engineer and Fire Marshall. The applicant shall initiate a street vacation procedure prior to issuance of any permits for this project. Existing right-of-way on Guadalupe Avenue is 60', not 64' as shown on the site plan. • 24' wide driveway approach on Monterey Avenue conforming to city standards and ADA requirements. • Drought tolerant landscaping and irrigation on the property frontages as well as on the project site. Landscaping maintenance on Monterey Avenue and Guadalupe Avenue shall be the responsibility of the property owner. No modification of the existing median island on Monterey Avenue will be allowed. 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. 6. 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. 5 RESOLUTION NO. 02-23 7. 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. 8. Building pad elevations for the proposed development are subject to review and approval in accordance with Section 27 of the Palm Desert Municipal Code. 9. The applicant shall comply with the provisions of Palm Desert Municipal Code Section 24.12, Fugitive Dust (PM10) Control as well as Section 24.20, Stormwater Management and Discharge Control. Riverside County Fire Department: 1 . With respect to the conditions of approval regarding the above referenced project, the Fire Department recommends the following fire protection measures be provided in accordance with City Municipal Codes, NFPA, UFC and UBC, or any recognized fire protection standards. The Fire Department is required to set a minimum fire flow for the remodel or construction of all buildings per UFC article 87. 2. A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual pressure must be available before any combustible material is placed on the job site. 3. Provide or show there exists a water system capable of providing a gpm fire flow of 3000 gpm for commercial buildings. 4. The required fire flow shall be available from a wet barrel Super Hydrant(s) 4"x2-1/2"x2-1/2", located not less than 25' nor more than 150 feet 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 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. 6 RESOLUTION NO. 02-23 7. All buildings shall be accessible by an all-weather roadway extending to within 150' of all portions of the exterior walls of the first story. The roadway shall not be less than 24' of unobstructed width and 13'6" of vertical clearance. Where parallel parking is required on both sides of the street the roadway must be 36' wide and 32' wide with parking on one side. Dead-end roads in excess of 150' shall be provided with a minimum 45' radius turn-around 55' in industrial developments. 8. 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". 9. All buildings shall have illuminated addresses of a size approved by the city. 10. Conditions subject to change with adoption of new codes, ordinances, laws or when building permits are not obtained within 12 months. Other: Verify fire hydrant locations. Fire access gate should have a Knox lock on it. 7 MINUTES PALM DESERT PLANNING COMMISSION FEBRUARY 19, 2002 the gas station, but it was concerning the traffic and use of it. The comment regarding Costco and the sales, it was a price driven situation there. People go down there because gas is 20 cents less per gallon then it is anywhere else around town. That obviously created a lot of issues in that area. He always thought competition was good and that could at least justify some of the flow of the traffic. He could see traffic going from the store to get gasoline. They are already in the parking lot any way. Yet with a grand opening of 10% or 20% reduction on prices they would see right away if this was going to be a headache or not because people would go there in droves because of the prices. They would drive that demand with the prices and that would create a traffic situation. He was not unlike the other commissioners in that he wasn't sure this was the right location. Chairperson Lopez asked for commission's desire on this. Commissioner Finerty pointed out that a continuance wouldn't help, so she would move to deny the project and urge the applicant to find another location in our city. Action: It was moved by Commissioner Finerty, seconded by Commissioner Campbell, instructing staff to prepare a resolution denying Case No. PP 01-28. Motion carried 4-0-1 (Commissioner Tschopp abstained). Chairperson Lopez asked Mr. Alvarez to talk to the applicant and inform them of their options and next step in the process. I. Case Nos. C/Z 01-05 and PP 01-27 - HUGH JORGENSEN for MATINEE TRUST, Applicant Request for approval of a precise plan of design and change of zone from R-2 7,000 to O.P. (Office Professional) to convert three single family dwellings into professional offices and parking lot. Project includes relocation of existing Guadalupe Avenue cul-de-sac 120 feet east of its present location. New cul-de-sac will be in front of homes at 73-050 and 73-051 Guadalupe Avenue. The project is located at the west end of Guadalupe Avenue at Monterey Avenue, 73-026, 73-031 , 73-040 and 73-041 Guadalupe Avenue. 47 MINUTES PALM DESERT PLANNING COMMISSION FEBRUARY 19, 2002 Mr. Smith explained that as they have done in three or four other examples to the north, they are looking at relocating the cul-de-sac, creating parking in the existing right-of-way and on one of the lots, the lot being the northwesterly most lot. The three existing homes would be converted to a more office environment in their architecture. Access would be from Monterey Avenue. There is an existing turn pocket that aligns with this access point. One lot would be parking and there would be parking in the right-of-way. They would relocate Guadalupe to the east. He stated that this complies with the provisions of the Palma Village Specific Plan. The zoning is R-2 7,000 so they were looking at a zone change to Office Professional. That is consistent with the Palma Village Specific Plan for the development along Monterey Avenue. Architectural Review Commission granted preliminary approval. He said that there was more than enough parking to meet code. Staff felt this was an appropriate design of development along Monterey Avenue and it creates an acceptable transition into the residential community to the east. He pointed out where there has been a landscape buffer along Monterey for the last 11 or 12 years. It was maintained by the property owner to the north as part of the approval on that project. That approval allows him to relinquish that obligation once this project gets underway. He said that right now it is a lush green area and as part of the landscape design approval process, it would become a more drought tolerant arid type of design, so they would see a change there, but it would remain a landscape planter area. At the east end of the right-of-way, the applicant showed an access gate into the residential community which the city has required in other similar examples to the north. Staff was suggesting that the applicant not bother with the gate that it just be an open area in the fence. The applicant had a petition signed by area neighbors. They requested the applicant to meet with the people at the easterly end of Guadalupe Avenue prior to them scheduling this matter before commission. He did so and came in with the petition of support. Staff recommended approval of the zone change and precise plan to allow the conversion of the buildings to office use. Chairperson Lopez opened the public hearing and asked the applicant to address the commission. MR. HUGH V. JORGENSEN, 40-845 Centennial Circle in Palm Desert, addressed the commission. He indicated that they tried to 48 MINUTES PALM DESERT PLANNING COMMISSION FEBRUARY 19, 2002 keep the design contemporary. They worked with ARC and did a little change along Monterey and adding a little peak on the side. They were doing the final landscaping with Diane Hollinger of the Landscape Department and would be using an arid landscaping. They were taking out the oleanders which are encroaching into the parking area. They would be using natural granite and coming in with some olive trees and some sumac trees, etc., low maintenance material and low water usage. He thanked the commission for their time. Commissioner Tschopp asked if there would be a monument sign to delineate the businesses in the back. Mr. Jorgensen said the only signage they would be having would be the name of the project and names. Commissioner Tschopp asked if the tenants would have signage on the building. Mr. Jorgensen said no, there would just be an address and the monument sign. They didn't want signage all over, although he knew the tenants would fight for it later on. He wanted them to have at least something there, but right now it was just illuminated letters. Commissioner Campbell stated that it looked like a very nice project and she thought it would be quite an asset and instead of going down a corridor on Monterey, it would have an opening. Mr. Jorgensen said that they would be able to see into it and it would have landscaping and would be inviting. Chairperson Lopez asked if anyone wished to speak in FAVOR or OPPOSITION to the project. There was no one and the public hearing was closed. Mr. Diercks stated that when Mr. Greenwood reviewed this site plan and when he noticed the left turn pocket into the site, he didn't realize it was existing and it was one of our Dick Folkers mid block U-turn sites. There 49 MINUTES PALM DESERT PLANNING COMMISSION FEBRUARY 19, 2002 was a left-turn pocket in the middle of the block. He just wanted to inform the applicant that if left turns become a problem at this location, they would like to take a look and have the ability to close the left turn if it does ever become a problem. Mr. Drell said that we always have that ability. Mr. Diercks wanted to make sure the applicant knew that up front. He didn't see it ever being a problem because volumes would probably be minimal going into the site, but this was for just in case. It is on a curve and he didn't know what the landscape is in the median and that was something he would deal with to make sure the sight distance was there to make the turn. Action: It was moved by Commissioner Campbell, seconded by Commissioner Finerty, adopting the findings as presented by staff. Motion carried 5-0. It was moved by Commissioner Campbell, seconded by Commissioner Finerty, adopting Planning Commission Resolution No. 2117 recommending to City Council approval of Case Nos. C/Z 01-05 and PP 01-27, subject to conditions. Motion carried 5-0. IX. MISCELLANEOUS None. X. ELECTION OF OFFICERS AND COMMITTEE LIAISONS A. Election of Chairperson and Vice Chairperson The commission discussed possible candidates and when past commissioners served. Action: It was moved by Commissioner Campbell, seconded by Commissioner Tschopp, electing Cindy Finerty as Chairperson and electing Sonia Campbell as Vice Chairperson. Motion carried 5-0. B. Appointment of an Art in Public Places Representative, a Civic Center Steering Committee Representative, Appointment of a Desert Willow Committee Representative, Appointment of a 50 PLANNING COMMISSION RESOLUTION NO. 2117 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING TO CITY COUNCIL APPROVAL OF A CHANGE OF ZONE FROM R-2 (7) TO O.P., AND PRECISE PLAN APPROVAL OF A 6,284 SQUARE FOOT PROFESSIONAL OFFICE PROJECT FOR A 33,020 SQUAR E FOOT SITE ON THE EAST SIDE OF MONTEREY AVENUE ON THE NORTH AND SOUTH SIDES OF GUADALUPE AVENUE. CASE NOS. C/Z 01-05 AND PP 01-27 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 19th day of February, 2002, hold a duly noticed public hearing to consider the request of Matinee Trust for the above noted requests; 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 no further review is necessary; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to exist to justify their actions: CHANGE OF ZONE 1 . The proposed office use is compatible with other existing and approved uses in the area. 2. The proposed use will be compatible with high traffic volumes on Monterey Avenue. 3. The proposed zoning is consistent with the General Plan and Palma Village Specific Plan. PRECISE PLAN 1 . The project will be consistent with the zoning and general plan land use designations. 2. Due to the nature of the overall design, the proposed project will achieve the goals of the O.P. zone which are the creation of an attractive streetscape, buildings compatible with adjacent single family homes, and will not represent a threat to the public health, safety or general welfare. PLANNING COMMISSION RESOLUTION NO. 2117 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 C/Z 01-05, Exhibit "A", and PP 01 -27 on file in the Department of Community Development are hereby recommended to the City Council for approval subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 19th day of February, 2002, by the following vote, to wit: AYES: CAMPBELL, FINERTY, JONATHAN, TSCHOPP, LOPEZ NOES: NONE ABSENT: NONE ABSTAIN: NONE PEZ, C airp son ATTEST: � u • PHILIP DRELL, ecretary Palm Desert Planning Commission 2 PLANNING COMMISSION RESOLUTION NO. 2117 CONDITIONS OF APPROVAL CASE NO. PP 01-27 Department of Community Development: 1 . The development of the property shall conform substantially with exhibits on file with the Department of Community Development, as modified by the following conditions. 2. Construction of a portion of said project shall commence within one year from the date of final approval unless an extension of time is granted; otherwise said approval shall become null, void and of no effect whatsoever. 3. The development of the property described herein shall be subject to the restrictions and limitations set forth herein which are in addition to all municipal ordinances and state and federal statutes now in force, or which hereafter may be in force. 4. Prior to issuance of a building permit for construction of any use contemplated by this approval, the applicant shall first obtain permits and/or clearance from the following agencies: Coachella Valley Water District Palm Desert Architectural Commission City Fire Marshal Public Works Department Evidence of said permit or clearance from the above agencies shall be presented to the department of building and safety at the time of issuance of a building permit for the use contemplated herewith. 5. That the applicant provide a minimum four-foot wide opening in the east wall to allow pedestrian access from the residential area to Monterey. 6. Applicant shall make provision for commercial recycling including a program for collection inside the building and external trash containers to be approved by Waste Management. 7. Access to trash/service areas shall be placed so as not to conflict with parking areas. Said placement shall be approved by applicable trash company and Department of Community Development. 3 PLANNING COMMISSION RESOLUTION NO. 2117 8. 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. 9. All sidewalk plans shall be reviewed and approved by the Department of Public Works prior to Architectural Review Commission submittal. 10. Project is subject to Art in Public Places program per Palm Desert Municipal Code Chapter 4.10. 1 1 . Final landscape plans shall comply with the parking lot tree planting master plan. 12. Applicant agrees to maintain the landscaping required to be installed pursuant to these conditions. Applicant will enter into an agreement to maintain said landscaping for the life of the project, which agreement shall be notarized and which agreement shall be recorded. It is the specific intent of the parties that this condition and agreement run with the land and bind successors and assigns. 13. That pursuant to Resolution No. 90-130, this development shall pay the appropriate commercial development low income housing mitigation fee. 14. That this approval applies only to the use of the project for general office purposes. Department of Public Works: 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. "As- built" plans shall be submitted to, and approved by, the Director of Public Works prior to the acceptance of the improvements by the City. 4 PLANNING COMMISSION RESOLUTION NO. 2117 Improvements to be designed and constructed by the applicant include the following: • Cul-de-sac on Guadalupe Avenue with similar dimensions as the existing cul-de- sac, to the satisfaction of the City Engineer and Fire Marshall. The applicant shall initiate a street vacation procedure prior to issuance of any permits for this project. Existing right-of-way on Guadalupe Avenue is 60', not 64' as shown on the site plan. • 24'wide driveway approach on Monterey Avenue conforming to city standards and ADA requirements. • Drought tolerant landscaping and irrigation on the property frontages as well as on the project site. Landscaping maintenance on Monterey Avenue and Guadalupe Avenue shall be the responsibility of the property owner. No modification of the existing median island on Monterey Avenue will be allowed. 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. 6. 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. 7. 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. 8. Building pad elevations for the proposed development are subject to review and approval in accordance with Section 27 of the Palm Desert Municipal Code. 9. The applicant shall comply with the provisions of Palm Desert Municipal Code Section 24.12, Fugitive Dust (PM10) Control as well as Section 24.20, Stormwater Management and Discharge Control. 5 PLANNING COMMISSION RESOLUTION NO. 2117 Riverside County Fire Department: 1 . With respect to the conditions of approval regarding the above referenced project, the Fire Department recommends the following fire protection measures be provided in accordance with City Municipal Codes, NFPA, UFC and UBC, or any recognized fire protection standards. The Fire Department is required to set a minimum fire flow for the remodel or construction of all buildings per UFC article 87. 2. A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual pressure must be available before any combustible material is placed on the job site. 3. Provide or show there exists a water system capable of providing a gpm fire flow of 3000 gpm for commercial buildings. 4. The required fire flow shall be available from a wet barrel Super Hydrant(s) 4"x2- 1/2"x2-1 /2", located not less than 25' nor more than 150 feet 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 portable fire extinguishers per NFPA 10, but not less than one 2A1OBC extinguisher per 3000 square feet and not over 75' walking distance. A "K" type fire extinguisher is required in all commercial kitchens. 7. All buildings shall be accessible by an all-weather roadway extending to within 150' of all portions of the exterior walls of the first story. The roadway shall not be less than 24' of unobstructed width and 13'6" of vertical clearance. Where parallel parking is required on both sides of the street the roadway must be 36' wide and 32' wide with parking on one side. Dead-end roads in excess of 150' shall be provided with a minimum 45' radius turn-around 55' in industrial developments. 8. 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". 6 PLANNING COMMISSION RESOLUTION NO. 2117 9. All buildings shall have illuminated addresses of a size approved by the city. 10. Conditions subject to change with adoption of new codes, ordinances, laws or when building permits are not obtained within 12 months. Other: Verify fire hydrant locations. Fire access gate should have a Knox lock on it. 7 a O.P. Pc' ,OP. ) FRED WARING DR al!i� O.P. ili ..2,..* mil ' SANTA Al ' aiiN#SONORA ikti.-1--F14 let -, SAN NICH LAS,A - 2(7) .17 icikcillO — CAT N Y Ilt- ' nom \ GUAD UP A (7) R-1 N.S.O. cn 0 rc)' ' U 1 R-1 AI, r�A� s O.-P. '0110210 I..F.NtRiN it =1 ` ` — Proposed ` SAN GC Zoning Change R \\ SAN ,kl\TTONIjoRil • R-2 (7) to -- -1 I CIRi \ � o.P. r I _1 *a/Yam 17eeert Case No. C/Z 01-05 PLANNING COMMISSION . Chan!e of Zone RESOLUTION NO, 2117 '14.,::„.& EXHI I IT A Date: 02/19/02 CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE: February 19, 2002 CASE NOS: C/Z 01-05 and PP 01-27 REQUEST: Approval of a precise plan of design and change of zone from R-2 7,000 to O.P. (Office Professional) to convert three single family dwellings into professional offices and parking lot. Project includes relocation of existing Guadalupe Avenue cul-de-sac 120 feet east of its present location. New cul-de-sac will be in front of homes at 73-050 and 73- 051 Guadalupe Avenue. The project is located at the west end of Guadalupe Avenue at Monterey Avenue, 73-026, 73-031 , 73-040 and 73-041 Guadalupe Avenue. APPLICANT: Hugh V. Jorgensen Matinee Trust 40-845 Centennial Circle P.O. Box 2130 Palm Desert, CA 92260 Rancho Mirage, CA 92270 BACKGROUND: The properties involved in this application are the last remaining single family residential units adjacent to Monterey Avenue. A. PROPERTY: The subject property is comprised of four single family lots with existing dwelling units on three, as well as the westerly end of the Guadalupe Avenue right-of-way. Specifically, the site would include two lots from the north side of Guadalupe Avenue and two lots from the south side of Guadalupe Avenue. As has been done previously with Santa Rosa, San Nicholas and Catalina Way, the cul-de- sac on Guadalupe Avenue would be moved easterly. Total site area would be 33,020 square feet. B. GENERAL PLAN LAND USE/ZONING: The Palma Village Specific Plan as amended designates all of the lots on the east side of Monterey Avenue north of Guadalupe Avenue as O.P. (Office Professional). General Plans are general in nature and as such these properties STAFF REPORT CASE NOS. C/Z 01-05 AND PP 01-27 FEBRUARY 19, 2002 can be construed to be office professional. The four lots are currently zoned R-2 (7). The first request is to change the zoning on the four lots from R-2 (7) to O.P. (Office Professional). The second request is to approve the precise plan of design to allow the conversion of three (3) of the dwellings from residential use to professional offices and creation of a 20-space parking lot on the vacant northwest lot and relocation of the existing cul-de-sac easterly on Guadalupe Avenue and creation of 17 parking spaces in the former Guadalupe Avenue right-of-way. The existing 21 foot deep landscape planter along Monterey Avenue will be retained. C. ADJACENT ZONING AND LAND USE: North: Residential / R-2 (7) South: O.P. / O.P. East: O.P. / O.P. West: Residential / Hacienda de Monterey retirement community / R-1 II. PROJECT DESCRIPTION: The proposal is to develop three single-story office buildings with parking. On the north side the east building "C" is proposed at 1 ,916 square feet. The vacant northwest lot adjacent to Monterey will become a 20 space parking lot. On the south side of Guadalupe Avenue both existing dwellings will be converted to office uses (Building "A" 2,112 square feet and Building "B" 2,256 square feet). The vacated right-of-way will be used for 17 parking spaces. 2 STAFF REPORT CASE NOS. C/Z 01-05 AND PP 01-27 FEBRUARY 19, 2002 PROJECT DATA Project Ordinance Site Area 33,020 square feet Building Area: gross 6,284 square feet Building Heights 14' to 17'6" 18' Parking 37 25 (general office) Coverage 14.8% 50% Building A: (south side adjacent to Monterey) Street Setback 33' from curb 17'6" * Rear 10' 0' Side Setbacks 55' + 37' 0' and 20' Building B: Street Setback n/a n/a Rear 34' 10' & 5' Side Setbacks 10' & 5' 0' & 5' Building C: Street Setback 106' 15' * Rear 37' 0' Side Setback 6' 5' *Recent code amendment requires one foot of setback from curb for each foot of building height. Architectural Review Commission at its meetings of January 26, 2002 reviewed the request and granted preliminary approval to the architecture. III. STREET VACATION: The proposed project will require the use of the existing Guadalupe Avenue right-of- way for parking and access to Monterey. This can take the form of a street vacation or possibly the conversion of the road right-of-way to an easement for parking and access. In the previous applications the street was vacated and an easement for pedestrian purposes granted back to the City. The same procedure will be followed for this building and a four foot wide opening provided in the wall for pedestrians. 3 STAFF REPORT CASE NOS. C/Z 01-05 AND PP 01-27 FEBRUARY 19, 2002 IV. ANALYSIS: The applicant seeks approval of a change of zone from residential (R-2 (7)) to Office Professional. This is consistent with the Palma Village Specific Plan and consistent with other existing zoning along this section of Monterey Avenue. The proposed site plan and building elevations implement the goals of the Palma Village Specific Plan and the Office Professional zone by creating a development which is appropriate for Monterey Avenue but at a diminished architectural scale which is also compatible with adjacent single family homes. It provides a viable solution to the problem of developing attractive offices on shallow 65 foot deep lots adjacent to Monterey Avenue. A similar approach was taken on the west end of Catalina Way to the south in 1990. That approach has been quite successful. An attractive Monterey streetscape can be achieved with minimal disruption of the existing interior residential neighborhood. The existing landscape planter area east of the Monterey sidewalk will be modified to be consistent with the city's current landscape goals (i.e., it will be revised to look similar to Desert Willow). The existing landscaping has been maintained for the past 11 years by the adjacent owner to the north. When the modifications are performed, the obligation for maintaining it will revert to the current applicant and his successors. The present plan shows a pedestrian gate at the southeast corner of the existing Guadalupe Avenue right-of-way. We concur that there needs to be an opening for pedestrian access, however, at other locations gate theft has been a problem. We would prefer just the four-foot wide opening. V. ENVIRONMENTAL REVIEW: The project is an inf ill development utilizing existing buildings and as such is a Class 32 categorical exemption for purposes of CEQA and no further review is necessary. 4 STAFF REPORT CASE NOS. C/Z 01-05 AND PP 01-27 FEBRUARY 19, 2002 VI. RECOMMENDATION: Approve findings and adopt Planning Commission Resolution No. recommending to the City Council approval of C/Z 01-05 and PP 01-27, subject to conditions. VIII. ATTACHMENTS: A. Draft Resolution B. Legal Notice C. Comments from city departments and other agencies D. Plans and exhibits Prepared by: Reviewed and Approved by: • r-- • �.� Steve Smith Phil Drell Planning Manager Director of Community Development /tm 5 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING TO CITY COUNCIL APPROVAL OF A CHANGE OF ZONE FROM R-2 (7) TO O.P., AND PRECISE PLAN APPROVAL OF A 6,284 SQUARE FOOT PROFESSIONAL OFFICE PROJECT FOR A 33,020 SQUARE FOOT SITE ON THE EAST SIDE OF MONTEREY AVENUE ON THE NORTH AND SOUTH SIDES OF GUADALUPE AVENUE. CASE NOS. C/Z 01-05 AND PP 01-27 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 19th day of February, 2002, hold a duly noticed public hearing to consider the request of Matinee Trust for the above noted requests; 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 no further review is necessary; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to exist to justify their actions: CHANGE OF ZONE 1 . The proposed office use is compatible with other existing and approved uses in the area. 2. The proposed use will be compatible with high traffic volumes on Monterey Avenue. 3. The proposed zoning is consistent with the General Plan and Palma Village Specific Plan. PRECISE PLAN 1 . The project will be consistent with the zoning and general plan land use designations. 2. Due to the nature of the overall design, the proposed project will achieve the goals of the O.P. zone which are the creation of an attractive streetscape, buildings compatible with adjacent single family homes, and will not represent a threat to the public health, safety or general welfare. PLANNING COMMISSION RESOLUTION 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 C/Z 01-05, Exhibit "A", and PP 01-27 on file in the Department of Community Development are hereby recommended to the City Council for approval subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 1 9th day of February, 2002, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JIM LOPEZ, Chairperson ATTEST: PHILIP DRELL, Secretary Palm Desert Planning Commission 2 . 1-64-4 'Pt O.P. 1%-•.P. FRED WARING DR s ' .s..! ,.___. SANTA, (ii .t M IIISTONOIA , Aft , - - .4--' At-A 1 i 1 74 ‹) - - -bk-- - _ t rTI•7C:HpLASIAVE 1 i 1 1 _.,: ,,e, ,, / 7--; , -,, . R-2(7) R- 1 4 •! R- 1T CAT -. , •, , • , 1 , ; . - 1 . 1 ____. Itr ( ) R z . . , • . , -RT-1 •• . N _ i DALUPEAVE , , R-2.(7) R-1 , N.S.O. ci) _ 0, 0 CD/'61 F Cni4,..k4t4 ---a) 4e R SAN 1 -SAN 0•P• ANTONIO CLEMENTE CIR Proposed SAN GC Zoning Change R- 1 . N SAN ANTONIO R- 1 R-2 (7) Cul CIR to 0.P. eil,v tfil9afm_Avert Case No. C/Z 01-05 PLANNING COMMISSION Chanve of Zone RESOLUTION NO. 4v7,,,,,,9 EXHIBIT A Date: PLANNING COMMISSION RESOLUTION NO. CONDITIONS OF APPROVAL CASE NO. PP 01-27 Department of Community Development: 1 . The development of the property shall conform substantially with exhibits on file with the Department of Community Development, as modified by the following conditions. 2. Construction of a portion of said project shall commence within one year from the date of final approval unless an extension of time is granted; otherwise said approval shall become null, void and of no effect whatsoever. 3. The development of the property described herein shall be subject to the restrictions and limitations set forth herein which are in addition to all municipal ordinances and state and federal statutes now in force, or which hereafter may be in force. 4. Prior to issuance of a building permit for construction of any use contemplated by this approval, the applicant shall first obtain permits and/or clearance from the following agencies: Coachella Valley Water District Palm Desert Architectural Commission City Fire Marshal Public Works Department Evidence of said permit or clearance from the above agencies shall be presented to the department of building and safety at the time of issuance of a building permit for the use contemplated herewith. 5. That the applicant provide a minimum four-foot wide opening in the east wall to allow pedestrian access from the residential area to Monterey. 6. Applicant shall make provision for commercial recycling including a program for collection inside the building and external trash containers to be approved by Waste Management. 7. Access to trash/service areas shall be placed so as not to conflict with parking areas. Said placement shall be approved by applicable trash company and Department of Community Development. 3 PLANNING COMMISSION RESOLUTION NO. 8. 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. 9. All sidewalk plans shall be reviewed and approved by the Department of Public Works prior to Architectural Review Commission submittal. 10. Project is subject to Art in Public Places program per Palm Desert Municipal Code Chapter 4.10. 1 1 . Final landscape plans shall comply with the parking lot tree planting master plan. 12. Applicant agrees to maintain the landscaping required to be installed pursuant to these conditions. Applicant will enter into an agreement to maintain said landscaping for the life of the project, which agreement shall be notarized and which agreement shall be recorded. It is the specific intent of the parties that this condition and agreement run with the land and bind successors and assigns. 13. That pursuant to Resolution No. 90-130, this development shall pay the appropriate commercial development low income housing mitigation fee. 14. That this approval applies only to the use of the project for general office purposes. Department of Public Works: 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. "As- built" plans shall be submitted to, and approved by, the Director of Public Works prior to the acceptance of the improvements by the City. 4 PLANNING COMMISSION RESOLUTION NO. Improvements to be designed and constructed by the applicant include the following: • Cul-de-sac on Guadalupe Avenue with similar dimensions as the existing cul-de- sac, to the satisfaction of the City Engineer and Fire Marshall. The applicant shall initiate a street vacation procedure prior to issuance of any permits for this project. Existing right-of-way on Guadalupe Avenue is 60', not 64' as shown on the site plan. • 24'wide driveway approach on Monterey Avenue conforming to city standards and ADA requirements. • Drought tolerant landscaping and irrigation on the property frontages as well as on the project site. Landscaping maintenance on Monterey Avenue and Guadalupe Avenue shall be the responsibility of the property owner. No modification of the existing median island on Monterey Avenue will be allowed. 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. 6. 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. 7. 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. 8. Building pad elevations for the proposed development are subject to review and approval in accordance with Section 27 of the Palm Desert Municipal Code. 9. The applicant shall comply with the provisions of Palm Desert Municipal Code Section 24.12, Fugitive Dust (PM10) Control as well as Section 24.20, Stormwater Management and Discharge Control. 5 PLANNING COMMISSION RESOLUTION NO. Riverside County Fire Department: 1 . With respect to the conditions of approval regarding the above referenced project, the Fire Department recommends the following fire protection measures be provided in accordance with City Municipal Codes, NFPA, UFC and UBC, or any recognized fire protection standards. The Fire Department is required to set a minimum fire flow for the remodel or construction of all buildings per UFC article 87. 2. A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual pressure must be available before any combustible material is placed on the job site. 3. Provide or show there exists a water system capable of providing a gpm fire flow of 3000 gpm for commercial buildings. 4. The required fire flow shall be available from a wet barrel Super Hydrant(s) 4"x2- 1/2"x2-1/2", located not less than 25' nor more than 150 feet 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 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. 7. All buildings shall be accessible by an all-weather roadway extending to within 1 50' 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. 8. 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". 6 PLANNING COMMISSION RESOLUTION NO. 9. All buildings shall have illuminated addresses of a size approved by the city. 10. Conditions subject to change with adoption of new codes, ordinances, laws or when building permits are not obtained within 12 months. Other: Verify fire hydrant locations. Fire access gate should have a Knox lock on it. 7 Petition of Support for Proposed Project We, the Undersigned property owners, Hereby support the Monterey Plaza Project (Case Number PP0127/CZ0105) and it's conversion of Residential units to office use. We understand that the project will access off Monterey Avenue and will be walled off from Guadalupe Avenue. NAME ADDRESS SIGNATURE (7?-O5'(C yt.e-04.. , _ Q*cf 73-z3r c,4. Prcw J 5FE4- s 'i dies I( 3 'OSD G-L0A 014gu Pt Avc, SLWAJA—iVYL a 4,4. (I? 9 , -har ' _ 3ift ,c to:L..._6 4 f,) r r7g--060 Gt,„1,.(,,,y, p. 0 e,--p,t4 T 66s e, e__. ..(Isc,\.,(_ .\ j �/7 7 / 6a, � A., ,12-T,, F4ir,,'Gi $L 0 �j,4tirt S ARCHITECTURAL REVIEW COMMISSION JANUARY 8, 2002 MINUTES distinguished from the other elevations. He would like to see it somewhat softer and would hope that somehow this elevation could be made stronger but made to look softer from the street side and less like a parking garage element from that end. Perhaps it can be done with a combination of architectural elements and landscape. Mr. Drell commented that the employee parking for the shopping center is at the back of the upper deck during the "season". During the summer, they have enough capacity within the structure to let the employees park under the deck and therefore get to take advantage of the shade during the hottest months. The trellis at the Gardens don't really provide a lot of shade but they do dramatically enhance the visual aspect of it. Ms. Hollinger, Landscape Specialist, commented that she needs a copy of the landscape Master Plan. Mr. Hoganson stated that he has only been giving the Commission portions of the project so that he could get input and see if they're on the right track. They will pull the entire project together, which will include the Master Plan and present it to the Commission. Action: Commissioner Hanson moved, seconded by Commissioner Lingle for conceptual approval subject to (1) architectural relief on upper deck (dimensional), (2) re-examination of east elevation of building B, (3) increase thickness of sheer walls, (4) present samples of exterior materials, (5) add landscaping to top deck using planters that have been designed, rather than pots, (6) integrate lighting standards, and (7) design trellis so that it is asymmetrical or other shade device for upper deck. Motion carried 6-0-0. 4. CASE NO.: PP 01-27 APPLICANT (AND ADDRESS): HUGH JORGENSEN, MATINEE TRUST, P.O. Box 2130, Rancho Mirage, CA 92270 NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval of architectural plans to convert three single family dwellings into office buildings. G.Planning\Donna Quaiver\wpdocs\Agmin\AR020108min.wpd 1 5 r ARCHITECTURAL REVIEW COMMISSION JANUARY 8, 2002 MINUTES LOCATION: Guadalupe Ave. at Monterey Avenue 73-026, 73-031, 73-040 & 73-041 Guadalupe Avenue ZONE: R-2 (Proposed rezone to O.P.) Mr. Smith presented plans for four lots from the west end of Guadalupe Avenue north of Hacienda to Monterey. This is the only remaining non- office usage along Monterey. The proposal is for a zone change from residential use to office/professional. The existing houses will be remodeled into offices. There will be a single access off of Monterey with a common parking lot being designed within the existing right of way on Guadalupe. The cul-de-sac will be relocated further east. The applicant is re-working the landscaping. The applicant is here today for consideration on the architectural elements of the remodel of the three residential units, as shown on the plans. The applicant, Hugh Jorgensen, was present and stated that he tried to make the project very simple and clean with deep canyon-type architecture and minimum cost in the "face lift" of the architectural changes on the building. The landscape architecture is going to be revised. Mr. Jorgensen would like to know if the basic concept of these buildings (two on the south side, one on the north side) comply within the City's constraints. Commissioner Hanson commented that building A is close to the street and would like one element added to the face to break up the facade. Mr. Jorgensen stated that he could do that. Commissioner Gregory stated that typically what gets sacrificed somewhat in conversion projects from residential to small offices is landscaping because it is not set up for commercial use. He requests that when the landscaping is done that it be beefed up somewhat, especially from the view along Monterey so that the project is "nestled in" and also to provide some screening. Commissioner Van Vliet asked about the exterior finish on the buildings. Mr. Jorgensen stated that they will all have a stucco finish with different textures. G.Planning\Donna Quaiver\wpdocs\Agmin\AR020108min.wpd 16 0007 ARCHITECTURAL REVIEW COMMISSION JANUARY 8, 2002 MINUTES Commissioner O'Donnell stated that a lot of detail and architectural elements are missing. He felt that there is a lot of concern regarding the landscaping. Action: Commissioner O'Donnell moved, seconded by Commissioner Vuksic for approval on conceptual level subject to comments. Motion carried 6-0-0. VI. ADJOURNMENT The meeting was adjourned at 2:32 p.m. STEVE SMITH PLANNING MANAGER G:Planning\Donna Quaiver\wpdocs\Agmin1AR02o108min.wpd 1 7 INTEROFFICE MEMORANDUM TO: Department of Community Development/Planning Attention: STEVE SMITH FROM: Joseph S. Gaugush, Director of Public Works/City Engineer SUBJECT: PRECISE PLAN 01-27, C2 01-05; GUADALUPE OFFICE BUILDINGS DATE: December 21, 2001 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. "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. Improvements to be designed and constructed by the applicant include the following: • Cul-de-sac on Guadalupe Avenue with similar dimensions as the existing cul-de-sac, to the satisfaction of the City Engineer and Fire Marshall. The applicant shall initiate a street vacation procedure prior to issuance of any permits for this project. Existing right-of-way on Guadalupe Avenue is 60', not 64' as shown on the site plan. • 24' wide driveway approach on Monterey Avenue conforming to city standards and ADA requirements. • Drought tolerant landscaping and irrigation on the property frontages as well as on the project site. Landscaping maintenance on Monterey Avenue and Guadalupe Avenue shall be the responsibility of the property owner. No modification of the existing median island on Monterey Avenue will be allowed. (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. (6) 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. (7) 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. (8) Building pad elevations for the proposed development are subject to review and approval in accordance with Section 27 of the Palm Desert Municipal Code. (9) The applicant shall comply with the provisions of Palm Desert Municipal Code Section 24.12, Fugitive Dust (PM10) Control as well as Section 24.20. Stormwater Management and Discharge Control. i JO EPH S. GAJ 31iSH, P.E. G: r•.:ak'or s,Conditions of Approval\PPLANS\PP 01-27 CZ 01-05 Guadalupe Office Conversion.wpd �A,aroRNlq RIVERSIDE C NTY , ,ice PROT(C1,O:q- FIRE DEPARTMENT E]NEST, In cooperation with the ,t IRE 0%0M COV+, = California Department of Forestry and Fire Protection _ 210 West San Jacinto Avenue • Perris, California 92570 • (909) 940-6900 • FAX (909)940-6910 0 ��--�,.r�^ tear Waitn"' Cove Fire Marshal's Office Tom Tisdale 70801 Highway 111 Fire Chief Rancho Mirage CA 92270 (760)346-1870 `Z l�� ` Proudly serving the / unincorporated r areas of Riverside TO: / 0 ply (hJ ,t3-r}n_ County and the cities of: :: ::: n s. REF: fe 0 7,72_7/C/z__ Q/ - nt 4. 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 4. Indian Wells Standards: 4. The Fire Department is required to set a minimum fire flow for the Indio4. remodel or construction of all buildings per UFC article 87. Lake Elsinore 2. A fire flow of 1500 gpm for a 1-hour duration at 20 psi residual La•ouinta 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: Perris 3. 1500 gpm for single family dwellings • 4. 2500 gpm for multifamily dwellings Rancho Mirage PO 3000 gpm for commercial buildings 4. Sari Jacinto The required fire flow shall be available from a wet barrel Super 4. Hydrant (s) 4"x2 '/2"x2 '/Z", 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 G 150' from any portion of a commercial building measured via District 1 vehicular travelway John Tavaglione 'g. 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 11. Install a complete NFPA 13 fire sprinkler system. This applies to all buildings with a 3000 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. 12. All valves controlling the water supply for automatic sprinkler systems and Water-flow switches shall be monitored and alarmed per UBC Chapter 9. 13. Install a fire alarm system as required by the UBC Chapter 3. 61 Install portable fire extinguishers per NFPA 10, but not less than one 2A1OBC 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 NFPA 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. 17 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 4.5' radius turn-around 5.5' in industrial developments. 18 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. r22 All buildings shall have illuminated addresses of a size approved by ll // the city. 23. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be submitted separately to the Fire Marshal for approval prior to construction. 4IFConditions subject to change with adoption of new codes, ordinances, 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 111, Rancho Mirage CA 92270 Other: (i)q*-/cr.— r`L Z-C tiG f_e_4d arc c Sincerely, Michael H. Wilson Fire Marshal • ITY OF PflL �I DUE 73-510 FRED WARING DRIVE ] : ` _, PALM DESERT,CALIFORNIA 92 260-2 5 7 8 TEL: 760 346-0611 FAX: 760 341-7098 ..... info®palm-deserr.or6 CITY OF PALM DESERT LEGAL NOTICE CASE NOS. PP 01-27, C/Z 01-05 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert City Council to consider a request by Hugh V. Jorgensen on behalf of Rick Johnson for approval of a precise plan of design and change of zone from R-2 7,000 to O.P. (Office Professional) to convert three single family dwellings into professional offices and parking lot. Project includes relocation of existing Guadalupe Avenue cul-de-sac 120 feet east of its present location. New cul-de-sac will be in front of homes at 73-050 and 73-051 Guadalupe Avenue. The project is located at the west end of Guadalupe Avenue at Monterey Avenue, 73-026, 73-031, 73-040 and 73-041 Guadalupe Avenue. SAN NIICHOLAS AVE hp**a • qW4OP TALINA WAY ALIT E Ail Subject Properties ANTONI CR I_ SAN GORGONIO WAY SAID public hearing will be held on Thursday, March 14, 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 City Council at, or prior to, the public hearing. PUBLISH: Desert Sun SHEILA R. GILLIGAN, City Clerk March 1, 2002 City of Palm Desert, California