HomeMy WebLinkAboutPrecise Plan 01-03 NW Cook St and Sheryl Ave 4 CITY OF PALM DESERT
PUBLIC WORKS DEPARTMENT
STAFF REPORT
REQUEST: Consider City Participation in Construction Costs for Off-Site
Improvements for Precise Plan 01-03 - - Northwest Corner of
Cook Street and Sheryl Avenue
APPLICANT: Cook Street Associates, LLC
42-620 Caroline Court, Suite 102
Palm Desert, CA 92260
DATE: December 13, 2001
CONTENTS: Letter from Jonathan & Associates, Inc.
Resolution No. 01-59 (Page 5)
Recommendation:
That the City of Palm Desert participates in the construction costs
for off-site improvements associated with Precise Plan 01-03, Cook
Street Plaza. Such participation shall be limited to fifty percent
(50%) of the actual construction costs for the Cook Street frontage
to a maximum value of$50,000.00.
Background:
The subject project, located at the northwest corner of Cook Street and Sheryl
Avenue, received City Council approval on June 14, 2001. Included in the
project Conditions of Approval were the following requirements:
• Construction of bus facilities on Cook Street, including street modification for
pullout.
• Widening of Cook Street from its current half-street width of 32 feet to 43 feet.
This item includes removal of existing improvements (curb, gutter, sidewalk,
storm drain facilities, and AC paving) and reconstruction of those same
improvements.
• Relocation of a minimum of two utility poles to accommodate the street
improvements and bus pullout.
Staff Report
Precise Plan 01-03
December 13, 2001
Page 2 of 2
• Widening of Sheryl Avenue from its current half-street width of 18 feet to 22 feet.
This item includes removal of existing improvements (curb, gutter, and AC paving)
and reconstruction of those instruments.
Attached is a copy of page five (5) of Council Resolution No. 01-59, which contains the
specific language of the Conditions of Approval.
Staff has met with the project developer, Mr. Sabby Jonathan, to discuss the above-
referenced requirements. Mr. Jonathan indicated that he did not realize the magnitude
of the requirements and was extremely concerned about the costs associated with
these improvements. He has requested that consideration be given to the City's
financial participation in the cost of these improvements.
As indicated in his letter of November 27, 2001, Mr. Jonathan has undertaken design
modifications to the project. These modifications as well as the City planned conversion
of overhead utilities to underground will place the project in a position to participate in
up to 50% of the offsite costs. These costs are now estimated to be approximately
$95,000.
It should be noted that it is staffs position that all required improvements to Sheryl
Avenue are the total and complete responsibility of the projected proponent. The
improvements to Cook Street will eliminate a section of substandard arterial roadway,
construct full bus facilities and provide for the future roadway expansion to a six-lane
facility.
Staff would recommend that the City Council, by minute motion, agree to participate in
the construction costs for off-site improvements associated with Precise Plan 01-03,
Cook Street Plaza. Such participation shall be limited to fifty percent (50%) of the actual
construction costs to a maximum value of $50,000.00. Funds for said participation are
available in unobligated Measure A and Drainage Fund accounts
Submitted By: Approval:
oseph S. Gaugush, P.E. C Devel pment Services
l/ Director of Public Works/City Engineer
Finance Director
JSG/sd
City Manag
G:1Pub WorkstStaff ReportstParticipate in Const Cost for PP 01-03(2).doc
CITY COUNCIL ACTION:
APPROVED DENIED
RECEIVED OTHER
MEETIN DATE - - - 1
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VERIFIED BY: \Th.dl• J�
Original on File with Cit J .
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RESOLUTION NO. 01-59 C13. That the street and sidewalk improvement plans include provision for a bus
pullout, bus stop and pad with shelter with the architecture complementing the
building architecture, to the satisfaction of the Director of Community
Development and Sunline Transit.
Director of Public Works:
1. Drainage fees, in accordance with Section 26.49 of the Palm Desert Municipal Code
and Palm Desert Ordinance Number 653, shall be paid prior to issuance of a
grading permit.
2. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17
and 79-55, shall be paid prior to issuance of a grading permit.
3. Any storm drain construction associated with this project shall be contingent upon
a drainage study prepared by a registered civil engineer that is reviewed and
approved by the Department of Public Works.
4. Full public mprovements, as required by Sections 26.40 and 26.44 of the Palm
Desert-fblunicipal Code, shall be installed in accordance with applicable City
standards. All public improvements shall be inspected by the Department of Public
Works and a standard inspection fee shall be paid prior to the issuance of any
permits associated with this project.
5. 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
a grading permit. Such improvements shall include, but not be limited to, widen
Cook Street frontage to 43' half-width with 55' right of way dedication, widen Sheryl
Avenue frontage to 22' half-width with 30' right of way dedication, minimum 8'
sidewalk on Cook Street and a minimum 6' foot wide sidewalk on Sheryl Avenue
and two minimum twenty-four foot wide drive approaches on Sheryl Avenue. "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.
5
Nov-28-01 07:57am From-PALM DES ITY CLERK 7603400574 T-009 P.02/03 F-907
1I/27/2001 18;52 1760' 926 JONATHAN & PACE 02
Jon'NATHAN-a ASSoc1ATES. INC
` • CERTIFIED PUBLIC ACCOUNTRNTS
Mandiars of the Ansorlwn Institute of CPA's and the California Society of CPA's
.:7-6 6 ,4v6' s*
November 27, 2001 'E C I )
NOV 27 21JW
VIA FACSIMILE AND FIRST-CLASS MAIL,
DEVELOPMENT SERVICES AGENCY
• Mr. Steve Smith CITY OF PALM DESERT
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
Re: Precise Plan 01-03
Dear Steve:
At this point, the anticipated costs associated with the street widening for the above-
referenced projebt ae estimated to be between $80,000 and $100,000. This represents
a $50,000 reduction from earlier estimates, due to the elimination of the requirement for
moving the two utility poles.
The detailed cost breakdown provided by my contractor, Orr Builders, is as follows:
Architectural Fees5 8,500
Engineering Fees 3;500
Temporary Facilities 3,300
Off Site:improvements 49,392
Soils.Testing 1,500
Engineering/Staking 3,660
Construction Management Fees 17,136
Contingency 10,000
Total $94,890
As you are aware, • because of design modifications, we are now in a position to
participate in up.to half of the costs outlined above. There are a number of compelling
reasons which we believe justify our request
1. There have been a number of unique requirements placed on this project,
which individually are not excessive. But together. the requirements
placed on tbis aroiect are overly burdemme. The project has been
mandated to do the following:
42.620E Carolina Court. Spite 102 • Palm Dysart. CA 92211 • Ph: (760) 341-6656 • Fax: (760) 779-8926
www.)onath on o n aFIssoc1arer.cum
Received Nov-27-01 06:52am From-17607793926 To-PALM DESERT CITY CLE Page 02
• Nov-28- 01 07:57am From-PALM DE CITY CLERK 7603400574 T-009 P.03/03 F-907
11/27/2E101 18:52 17607798926 JONATHAN & H»AC. PACE 03
Page 2of2 •
A. Build a bus turnout
B. • Build a bus shelter.
. C. Dedicate.a portion of its land to the City, without compensation.
D. Widen Cook Street and Sheryl Avenue_
2. There is ample.Precedent fpr QIN chactioiDation in miler motions. The
staff report of October 11, 2001 mentioned just a few examples; the Ruth's
Chris building on the northeast corner of Highway 111 and Portola
Avenue, the Chevron service station and convenience store at the
southeast Corner of Highway 111 and Plaza Way, the Homme office
building at the northwest corner of Monterey Avenue and Fred Waring
Drive; and the.&G_ Edwards building on the southwest corner of Highway
• 111 and Portol8.
3. it is financially beneficial for the City AP participate with the applicant in
Marini( the outs.9utlined above. If the City does not do so, it is probable
• thatthe applicant will not be able to proceed with the project- In that case,
• it is likely that.when the City is ready to proceed with the street widening,
• the City will have to bear the full cost, rather than sharing the cost with the
applicant Furthermore, it will be necessary for the City to purchase the
land that it requires for widening the streets, rather than having the land
dedicated to the City without cost, as is the case with the current proposal.
Thank-you for your.time, Steve. You have been very patient, and very helpful. We
appreciate your efforts in this matter. I
Sincerely,
Sabby Jona n, CPA •
Managing M er—Cock Street Associates, LLC
•
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Recaivad Nov-Z7-01 08:52pm From17607798926 To-PALM DESERT CITY CLE Facia C3