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HomeMy WebLinkAboutC. PP 07-14 Bill Lang CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT PLANNING COMMISSION STAFF REPORT REQUEST: Recommendation to the City Council of Palm Desert for the approval of a Precise Plan amendment for an extensive remodel and minor addition to an existing 76,195 square foot retail center on a 5.15- acre site bounded by Highway 111, Larkspur Lane and El Paseo. The remodel includes three architectural elements forty feet in height. The project would include the following addresses: 73-547 to 73-613 Highway 111, 45-051 Larkspur Lane, and 73-540 to 73- 580 El Paseo. Façade remodeling would include the following existing buildings: Jensen's Market and adjacent shops facing Highway 111, Three Dog Bakery facing Larkspur Lane, and various shop tenants in three buildings that face El Paseo located directly behind (south) of the Jensen's shopping center. SUBMITTED BY: Renee Schrader, Associate Planner APPLICANT: Bill Lang ARCHITECT: Keith Palmer, AIA Commerce Realty Bryant Palmer Soto 149 Palos Verde Blvd. Ste E 2601 Airport Drive Redondo Beach, CA 90277 Torrance,CA 90505 CASE NO: PP 07-14 DATE: April 1, 2008 EXECUTIVE SUMMARY: Approval of a Precise Plan amendment would allow the Planning Commission to recommend to the City Council approval of the design features of a comprehensive façade remodel with new forms and materials proposed to upgrade and update the Jensen's "Marketplace" along the City's Highway 111 visual corridor, a building façade facing Larkspur Lane, and numerous shops along El Paseo. Approval of the project would increase the existing 76,195 square footage of building footprints by 7,000 square feet to a total of 83,195 square foot In addition, approval of the project request would specifically allow (1) a new building to abut existing shops on El Paseo, (2) parking lot re-striping to increase parking and planters for shade trees, (3) upgrades to meet the new ADA standards, and finally (4) provide a new bus stop lane and landscaping along the Highway 111 visual corridor. The design details and comprehensive visual impacts of the project were approved by the Architectural Review Commission at its meeting of February 26, 2008. Staff Report Case No. PP 07-14 April 1, 2008 Page 2 of 7 II. BACKGROUND: A. Property Description: The existing architectural character of property consists of two distinctly different components. The "El Paseo Plaza" portion consists of three low- profile retail buildings facing El Paseo that were built in the 1980's at the encouragement of the City to continue the El Paseo shopping district, while screening the previously exposed rear service areas of the "Marketplace" (Jensen's and other shops facing Highway 111). The existing "Marketplace" can be characterized as a conventional neighborhood shopping center built in the 1960's (anchored by Jensen's) facing Highway 111 that was last remodeled in the 1980's. The existing gas station on the corner of Larkspur and Highway 111 has recently exercised a five-year lease extension and is not a part of this project at this time. B. Zoning and General Plan Designation: Zone: C-1/SP General Commercial/Scenic Preservation General Plan: C-C Community Commercial C. Adjacent Zoning and Land Use: North: C-1 General Commercial restaurant/retail South: C-1 General Commercial restaurant/retail/offices East: C-1 General Commercial restaurant/retail/offices West: C-1 General Commercial restaurant/retail/offices III. PROJECT DESCRIPTION: Proposed improvements include complete façade remodeling of the existing buildings, a complete remodel of the existing parking areas with the proposed additional floor area of 7,000 square feet of infill shop space along the El Paseo frontage for a contiguous "boutique" street front and an overall enhancement of the El Paseo Shopping District. A. Site Plan: The location and configuration of the existing building footprint areas are not proposed to change. The site plan proposes a new 5,000 square-foot retail space on the El Paseo side that would be constructed over an existing small parking lot between the properties. A pedestrian path would render access to parking proposed in the rear that includes handicap spaces. G:\Planning\Renee Schrader\Planing Case Files\PP 07-14 El Paseo Plaza&Marketplace\planning commission 4.1\4-1 PC Staff Report amended.doc Staff Report Case No. PP 07-14 April 1, 2008 Page 3 of 7 Proposed pedestrian access also allows accessibility from El Paseo to the Jensen's "Marketplace" consistent with existing conditions. Along the El Paseo façades, the open areas between the buildings will become small 900 square-foot tenant spaces. An additional expansion of 200 square feet and the construction of a new 5,000 square-foot tenant space would occur at the west end creating a total of 7,000 new square feet of retail on El Paseo. A metal truss is proposed over the Larkspur alley entrance behind buildings E, F and D on the Jensen's side. This truss would unify the project as one with the El Paseo Plaza remodel and invite pedestrians towards the shops on the Highway 111 side. Currently, a dry cleaner tenant operates in a space that fronts a walkway between the two main buildings on the Jensen's market side; and whose shop-front is not readily visible. To create greater visual interest, this area would be unified with an architectural arch providing an opportunity for signage. The emergency access on the site plan has been approved by the Fire Department and it has been determined that there is sufficient circulation to build the new 5,000 square-foot addition despite the removal of access from El Paseo to the existing parking lot. B. Building Description: Each of the buildings will remain single story, but will be heightened with contemporary Spanish Colonial type architectural cupolas and roofs. The proposed infill areas along El Paseo would also have a heightened appearance that would add interest with architectural elements. Additional façade enhancement through material unification and form articulation is proposed continuously along El Paseo and on the Jensen's market place faces. A truss element will unite the Three Dog Bakery building along the Larkspur façade with the El Paseo buildings on their Larkspur-facing street fronts. Signage on the Jensen's "Marketplace" side will be more relevant as the monolithic fascias become compartmentalized to the actual tenant spaces that they define. C. Architecture: The proposed architecture aims to bring both the El Paseo facades and the Highway 111 façades into an increasingly neo-traditional, pedestrian- friendly design vernacular; spoken with articulated interests and enhanced entrances, which more clearly define the current buildings. On the Highway 111 frontage, the update would remove mono-morphic fascias G:\Planning\Renee Schrader\Planing Case Files\PP 07-14 El Paseo Plaza&Marketplace\planning commission 4-1\4-1 PC Staff Report amended.doc Staff Report Case No. PP 07-14 April 1, 2008 Page 4 of 7 and repetitive pillars, which currently fail to convey any human-scale sensibilities. The proposed architecture is in a Contemporary Mediterranean style, which would be expressed with barrel tile and painted stucco walls. Where additions are being introduced on the El Paseo side, the roof materials would match existing. A variety of awning shapes are offered in concept, including quarter spheres over entrances where heightened cupolas are proposed. The new architecture brings facades forward to meet the sidewalk and the eye, and would utilize multi-shaped and multi-colored awnings to further accent diverse frontages. Paint would be modulated on walls to provide interest from off-white to almond shades. The proposed remodel develops new consistent roof façade treatments that will help to unify the two components (Highway 111 and El Paseo) of the project, which will be renamed "El Paseo Plaza and Marketplace". Taller infill buildings and the corner tower at El Paseo and Larkspur Lane are intended to improve the project's stature within the El Paseo Shopping District and complement more recent developments on El Paseo, such as The Gardens, which is located directly across the street. To further enhance the El Paseo frontage, it is proposed that new sidewalk paving with special plaza treatments in front of the new infill shops would be installed (with the City's cooperation) from the store fronts over the property line and to the street curb wherever possible. A new bus stop bay is proposed on Highway 111 and new landscape will screen the parking lot. The Jensen's parking lot facing Highway 111 will be planted with additional trees. A fresh palette of plant material will be installed along Highway 111. Signage and awning improvements are intended to complement the project's new image. Separate submittals will be processed for approvals as future tenants are identified and project details are further developed. IV. ANALYSIS: A. Parking: The parking requirement for the new additions is 28 spaces and the proposed project will provide 30. These have been essentially created due to restriping and to the placement of parking along the building walkways on the "Marketplace" parking lot. ADA-compliant spaces have been added to update the project to today's standards. The project proposes to substantially increase the number of trees in the "Marketplace" parking lot. G:\Planning\Renee Schrader\Planing Case Files\PP 07-14 El Paseo Plaza&Marketplace\planning commission 4-1\4-1 PC Stall Report amended doc Staff Report Case No. PP 07-14 April 1, 2008 Page 5 of 7 Landscape and pedestrian paving enhancements will help encourage customer circulation from the enhanced parking lot through retail arcades to the shops fronting on Larkspur Lane and El Paseo. The existing and proposed parking lot areas are as follows: Sheet PAE-1 Existing Parking Area Exhibit Existing Highway 111 Parking Lot(without gas station parcel) 87,376.8 S.F. 170 Spaces Existing Service Area(Rear& Side) Parking Lot 37,949.3 S.F. 46 Spaces Total Existing 125,326.1 S.F. 216 Spaces Sheet PAE-2 Proposed Parking Area Exhibit Proposed Highway 111 Parking Lot (without gas station parcel) 83,274.6 S.F. 210 Spaces Proposed Service Area(Rear& Side) Parking Lot 33,436.2 S.F. 36 Spaces Total Proposed 116,710.8 S.F. 246 Spaces Net Gain for 7,000 S.F. Additional Floor Area (28 required) 30 Spaces B. Height: Predominant portions of existing buildings will remain unchanged. In some portions of the proposed remodeling, the height will rise from 25 to 28 feet (30 feet is the building height limit for roofs in the General Commercial zone); however, cupola elements are proposed to be as high as 34 feet in the infill portions and 40 feet on the El Paseo corners, (Section 25.56.300 allows tower elements to be 55 feet in the C-1 Zone). A 40-foot cupola is proposed to designate the main entry to the Jensen's "Marketplace." The only segments above the 30-foot height limit are architectural elements that occur at the infill portions and El Paseo corners and at the Jensen's Market entrance. An approval from the City Council would be required to construct the 40- foot architectural elements. C. Density: While tenant density is not an issue in the El Paseo Commercial District, visual density and monotony is a negative impact. It should be noted that the proposed upgrades would minimize the existing visual density through the use of mass-balancing produced by added height and bulk differentials. D. Findings of Approval: 1. In accordance with Municipal Code Section 25.73 Precise Plan, the Planning Commission may find that if the proposed precise plan would substantially depreciate property values in the vicinity or G:\Planning\Renee Schrader\Planing Case Files\PP 07-14 El Paseo Plaza&Marketplace\planning commission 4-1\4-1 PC Staff Report amended doc Staff Report Case No. PP 07-14 April 1, 2008 Page 6 of 7 would unreasonably interfere with the use or enjoyment of property in the vicinity by the occupants thereof for lawful purposes or would endanger the public peace, health, safety or general welfare, such plan shall be rejected or shall be so modified or conditioned before adoption as to remove said objections. The proposed plan, as designed, rather than degrade the vicinity would upgrade and renew the weary facades on the Highway 111 corridor, unify architecturally the El Paseo and Highway 111 buildings, promote marketability to existing and new tenants and remain consistent with the highest visual quality expectations for the El Paseo shopping district. In . addition the project proposes to improve accessibility by conforming to the latest handicap access standards, and proposes to provide a bus turn out and new landscaping. Finally, parking to address proposed improvements as well as respond to the requirements of the existing shops is satisfied. An additional two net parking spaces have been provided. Accessibility is improved. 2. In addition to the foregoing grounds of rejection, the Planning Commission may also consider and take into account the exterior architectural design, general exterior appearances, landscape, color, texture of surface materials and exterior construction, shape and bulk, and other physical characteristics including location and type of public utility facilities, and if it is found that the proposed precise plan of design, including the considerations enumerated in this chapter would interfere with the orderly development in the vicinity of the precise plan area, or with the existing or proposed use thereof, such precise plan of design shall be rejected or shall be so modified or conditioned before approval as to remove the objections. The proposed architectural style is iterated to convey a rich mixture of individual storefronts and has been specified with maximum attention to detailing of the architectural language in such a manner as to provide a lasting positive contribution to the built environment. Where an approval to exceed the 30-foot height limit is required, the architectural elements enhance the street presence. The proposed materials and forms will render an updated appearance. G:\Planning\Renee Schrader\Planing Case Files\PP 07-14 El Paseo Plaza&Marketplace\planning commission 4-1\4.1 PC Staff Report amended.doc Staff Report Case No. PP 07-14 April 1, 2008 Page 7 of 7 V. ENVIRONMENTAL REVIEW: For purposes of CEQA, the Director of Community Development has determined that the proposed project is a Class 3 Categorical Exemption per Section 15303 (New Construction or Conversion of Small Structures) of the California Environmental Quality Act (CEQA). VI. CONCLUSION: The appearance of every existing building in the project calls for enhancement and upgrade in order to support the City's optimistic goals of attracting the best tenants to the El Paseo Shopping District. The proposed tenant improvements have been inspired by the successful remodel of the Uppercrust Store and the new Diane's Beachwear Store on the El Paseo Plaza side of the property. Approval of the facade remodel to the El Paseo Plaza and Marketplace would promote a modern, upscale appeal that visitors to the new developments on the El Paseo corridor could enjoy. VII. RECOMMENDATION: That the Planning Commission adopt the findings and adopt Planning Commission Resolution No. , approving Precise Plan 07-14 for the El Paseo Plaza and Marketplace, subject to conditions attached. VIII. ATTACHMENTS: A. Draft Resolution B. Legal Notice C. Architectural Review Commission Notice of Action and Minutes D. Exhibits Submitted by: Department Head: —e e R e Schra r Lauri Aylaia Associate Planner Director of Community Development Appr I: Homer Croy ACM for Dev I pment Services G.\Planning\Renee Sthrader\Planing Case Files\PP 07-14 El Paseo Plaza&Marketplace\planning commission 4-1\4-1 PC Staff Report amended.doc PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL THE APPROVAL OF A PRECISE PLAN AMENDMENT FOR AN EXTENSIVE REMODEL AND MINOR ADDITION TO AN EXISTING 76,195 SQUARE FOOT RETAIL CENTER ON A 5.15-ACRE SITE BOUNDED BY HIGHWAY 111, LARKSPUR LANE AND EL PASEO. THE REMODEL INCLUDES THREE ARCHITECTURAL ELEMENTS FORTY FEET IN HEIGHT. THE PROJECT WOULD INCLUDE THE FOLLOWING ADDRESSES: 73-547-73-613 HWY 111, 45051 LARKSPUR LANE, AND 73540- 73580 EL PASEO. FACADE REMODELING WOULD INCLUDE THE FOLLOWING EXISTING BUILDINGS: JENSEN'S MARKET AND ADJACENT SHOPS FACING HIGHWAY 111, THREE DOG BAKERY FACING LARKSPUR LANE, AND VARIOUS SHOP TENANTS IN 3 BUILDINGS THAT FACE EL PASEO LOCATED DIRECTLY BEHIND (SOUTH) OF THE JENSEN'S SHOPPING PLAZA CENTER. CASE NO. PP 07-14 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 1st day of April, 2008, hold a duly noticed public hearing to consider the request by the BILL LANG/COMMERCE REALITY, for approval of the above noted; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act", Resolution No. 06-78, in that the Director of Community Development has determined that the project is a Class 3 Categorical Exemption per Section 15303 (New Construction or Conversion of Small Structures) of the California Environmental Quality Act (CEQA) and no further environmental 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 approval of said request that: 1. In accordance with Municipal Code Section 25.73 Precise Plan, the Planning Commission finds that if the proposed precise plan would substantially depreciate property values in the vicinity or would unreasonably interfere with the use or enjoyment of property in the vicinity by the occupants thereof for lawful purposes or would endanger the public peace, health, safety or general welfare, such plan shall be rejected or shall be so modified or conditioned before adoption as to remove said objections. The proposed plan, as designed, rather than degrade the vicinity would upgrade and renew the weary facades on the Hwy 111 corridor, unify architecturally the El Paseo and Hwy 111 buildings, promote marketability to existing and new tenants and remain consistent with the highest visual quality expectations for the El Paseo shopping district. In addition the project PLANNING COMMISSION RESOLUTION NO. Finally, parking to address proposed improvements as well as respond to the requirements of the existing shops is satisfied. An additional 2 net parking spaces have been provided. 2. In addition to the foregoing grounds of rejection, the Planning Commission may also consider and take into account the exterior architectural design, general exterior appearances, landscape, color, texture of surface materials and exterior construction, shape and bulk and other physical characteristics including location and type of public utility facilities, and if it is found that the proposed precise plan of design, including the considerations enumerated in this chapter would interfere with the orderly development in the vicinity of the precise plan area, or with the existing or proposed use thereof, such precise plan of design shall be rejected or shall be so modified or conditioned before approval as to remove the objections. The proposed architectural style is iterated to convey a rich mixture of individual storefronts and has been specified with maximum attention to detailing of the architectural language in such a manner as to provide a lasting positive contribution to the built environment. Where an approval to exceed the 30 foot height limit is required, the architectural elements enhance the street presence. The proposed materials and forms will render and updated appearance. 3. The proposed Precise Plan complies with each of the applicable provisions of the zoning ordinance and is consistent with the City's General Plan. 4. The proposed project will not be detrimental to the public health, safety or general welfare, or materially injurious to properties or improvements in the vicinity. 5. The proposed project will be an improvement and is consistent with the surrounding uses and complies with the goals, objectives and policies of the City's General Plan. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case. 2. That it does hereby approve Precise Plan 07-14, subject to conditions attached. PLANNING COMMISSION RESOLUTION NO. PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 1st day of April, 2008, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: DAVID E. TSCHOPP, Chairperson ATTEST: LAURI AYLAIAN, Secretary Palm Desert Planning Commission PLANNING COMMISSION RESOLUTION NO. CONDITIONS OF APPROVAL CASE NO, PP 07-14 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 said project shall commence within one (1) 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. 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. 4. Applicant agrees to maintain the landscaping required to be installed pursuant to these conditions. Applicant will enter into an agreement to maintain said landscaping for the life of the project, which agreement shall be notarized and which agreement shall be recorded. It is the specific intent of the parties that this condition and agreement run with the land and bind successors and assigns. The final landscape plan shall include a long-term maintenance program specifying among other matters appropriate watering times, fertilization and pruning for various times of the year for the specific materials to be planted, as well as periodic replacement of materials. All to be consistent with the Property Maintenance Ordinance (Ordinance No. 801) and the approved landscape plan. 5. The project shall be subject to all applicable fees at time of issuance of building permits including, but not limited to, Art in Public Places, Fringe-Toed Lizard, TUMF, School Mitigation and Housing Mitigation fees. 6. 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. 7. The project is subject to the Art in Public Places program per Palm Desert Municipal Code Chapter 4.10. PLANNING COMMISSION RESOLUTION NO. 8. All conditions of approval shall be recorded with the Riverside County Clerk's office before any building permits are issued. Evidence of recordation shall be submitted to the Department of Community Development/Planning. Department of Public Works: GENERAL REQUIREMENTS 1. All landscape maintenance shall be performed by the property owner who shall maintain the landscaping per the City approved landscape document package for the life of the project, consistent with the Property Maintenance Ordinance (Ord. 801). 2. A complete preliminary soils investigation, conducted by a registered soils engineer, shall be submitted to, and approved by, the Department of Public Works prior to the issuance of a grading permit. BONDS AND FEES 3. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17 and 79-55, shall be paid prior to issuance of grading permit. 4. The project shall be subject to Transportation Uniform Mitigation Fees (TUMF)which shall be due at the time of building permit issuance. 5. A standard inspection fee shall be paid prior to issuance of grading permits. DESIGN REQUIREMENTS 6. Complete grading and improvement plans and specifications on electronic files shall be submitted to the Director of Public Works for checking and approval prior to issuance of any permits for areas of new construction. 7. Any and all offsite improvements shall be preceded by the approval of plans and the issuance of valid encroachment permits by the Department of Public Works. 8. Pad elevations are subject to review and modification in accordance with Chapter 26 of the Palm Desert Municipal Code. 9. Landscape installation shall be drought tolerant in nature and in accordance with the City's Water Efficient Landscape Ordinance (24.04). 10. Landscape, grading, and utility plans shall be submitted for review concurrently. 11. Full public improvements, as required by Section 26 of the Palm Desert Municipal Code, shall be installed in accordance with applicable City standards including: • Construction of bus bay/deceleration lane on Hwy. 111 which shall be 10' in width to allow for increased landscaping. • Construction of 5' wide sidewalk west of Hwy. 111 entrance and 6' wide sidewalk east of entrance-decreasing in width adjacent to palm trees and drainage facility. • Rights-of-way necessary for the installation of the above referenced PLANNING COMMISSION RESOLUTION NO. improvements shall be reviewed by the city prior to the issuance of any permits associated with this project. CONSTRUCTION REQUIREMENTS 12. All public and private improvements shall be inspected by Public Works and a standard inspection fee shall be paid prior to issuance of grading permits. No occupancy permit shall be granted until public improvements have been completed. 13. Applicant shall comply with provisions of Palm Desert Municipal Code Section 24.12, Fugitive Dust Control as well as Section 24.20, Storm water Management and Discharge Control. 14. Prior to the start of construction, the applicant shall submit satisfactory evidence to the Director of Public Works of intended compliance with the National Pollutant Discharge Elimination System (NPDES) General Construction Permit for storm water discharges associated with construction. Developer must contact Riverside County Flood Control District for informational materials. SPECIAL CONDITIONS 15. Project shall not block off the parking space of the neighboring property to the west unless proof of an agreement is furnished to the City. 16. Relocation and necessity of any new handicap parking shall be determined by the Building and Safety Department. No on-street handicap parking on El Paseo will be allowed to serve this project. Building & Safety Department: 1. Project must conform to the current State of California Codes adopted at the time of plan check submittal. The following are the codes enforced at this time: 2007 CALIFORNIA BUILDING CODE (Based on 2006 IBC) 2007 CALIFORNIA MECHANICAL CODE (Based on 2006 UMC) 2007 CALIFORNIA PLUMBING CODE (Based on 2006 UPC) 2007 CALIFORNIA ELECTRICAL CODE (Based on 2005 NEC) 2007 CALIFORNIA ENERGY CODE 2007 CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE 2007 CALIFORNIA FIRE CODE 2. An approved automatic fire sprinkler system shall be installed in every building (except R3 occupancies) where the total accumulation of gross floor area is 3000 square feet or more. (Reference City of Palm Desert Ordinance 1054) 6 PLANNING COMMISSION RESOLUTION NO. 3. Compliance with Ordinance 1124, Local Energy Efficiency Standards. The requirements are more restrictive than the 2005 California Energy Standards. Please obtain a copy of the Ordinance for further information. 4. A disabled access is required to be submitted to the Dept of Building and Safety for plan review of the site accessibility requirements as per 2001 CBC Chapter 11 B and Chapter 10. 5. All exits must provide an accessible path of travel to the public way. (CBC 1006.1 & 1127B.1) 6. Detectable warnings shall be provided where required per CBC 1133B.8 and 1127B.5(8). The designer is also required to meet all ADA requirements. Where an ADA requirement is more restrictive than the State of California, the ADA requirement shall supercede the State requirement. 7. All contractors and subcontractors shall have a current City of Palm Desert Business License prior to permit issuance per Palm desert Municipal Code, Title 5. 8. All contractors and/or owner-builders must submit a valid Certificate of Worker's Compensation Insurance coverage prior to the issuance of a building permit per California Labor Code, Section 3700. 9. Address numerals shall comply with Palm Desert Ordinance No. 1006 (Palm Desert Municipal Code 15.04.110 through 15.04.160). Compliance with Ordinance 1006 regarding street address location, dimension, stroke of line, distance from street, height from grade, height from street, etc. shall be shown on all architectural building elevations in detail. Any possible obstructions, shadows, lighting, landscaping, backgrounds or other reasons that may render the building address unreadable shall be addressed during the plan review process. You may request a copy of Ordinance 1006 from the Department of Building and Safety counter staff. 10. Please contact Debbie Le Blanc, Land Management Specialist, at the Department of Building and Safety (760-776-6420) regarding the addressing of all buildings and/or suites 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 Code, NFPA, CFC, and CBC 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. 7 PLANNING COMMISSION RESOLUTION NO. 3. Provide or show there exists a water system capable of providing a gpm flow of 3000 gpm for commercial buildings. 4. The required flow shall be available from a wet barrel Super Hydrant (s) 4" x 2 'h "x 21", located not less than 25' nor more than 150' from any portion of a commercial building measured via vehicular travel-way. 5. Water Plans must be approved by the Fire Marshal and include verification that the water system will produce the required fire flow. 6. Install a complete NFPA 13 fire sprinkler system. This applies to all buildings with a 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. 7. All valves controlling the water supply for automatic sprinkler systems and Water- flow switches shall be monitored and alarmed per CBC Chapter 9. 8. Install a fire alarm system as required by the UBC Chapter 3. 9. Install portable fire extinguishers per MFPA 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. 10. Install a Hood/Duct automatic fire extinguishing system per NFPA 96 in all public and private cooking operations except single family residential use. 11. All building shall be accessible by an all-weather roadway extending to within 150' of all portions of the exterior walls of the first story. The roadway shall not be less than 24' of unobstructed width and 13' 6" of vertical clearance. Where parallel parking is required on both sides of the street, the roadway must be 36' wide and 32' wide with parking on one side. Dead-end roads in excess of 150' shall be provided with a minimum 45' radius turn-around 55' in industrial developments. 12. All buildings shall have illuminated addresses of a size approved by the city. 13. Provide fire riser access across front exterior of building. 14. Fire Department radius shall be not less than 31' inside and 52' outside. 15. These buildings require full fire alarm systems. 16. Add three (3) Fire hydrants to service front of Jensen's Market. 17. New building shall be fully sprinklered. 8 PLANNING COMMISSION RESOLUTION NO. 18. Existing buildings may be progressed with sprinklers. 19. Provide letter and date of completion of sprinkler system. 20. Conditions subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months. Coachella Valley Water District: 1. Plans for grading, landscaping, and irrigation systems shall be submitted to the District for review to ensure efficient water management. 9 CITY Of POlM DESERT • 73-510 FRED WARIN(; DRIVE PALM DESERT,CALIFORNIA 92260-2578 r i. : TEL:760 346-0611 ,.��.!:4•/.. I FAX:760 341-7098 .... /. :-�:` in fatopalm-dcsert.org • CITY OF PALM DESERT LEGAL NOTICE CASE NO.PP 07-14 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request by Commerce Realty, to approve a Precise Plan amendment for an extensive remodel and minor addition to an existing 76,393 sq. ft. retail center on a 5.15 acre site bounded by Highway 111, Larkspur Lane and El Paseo. The project would include the following addresses: 73-547-73-613 Hwy 111, 45051 Larkspur Lane, and 73540- 73 580 El Paseo. Façade remodeling would include the following existing buildings: Jensen's Market and adjacent shops facing Highway 111, Three Dog Bakery facing Larkspur Lane, and various shop tenants in 3 buildings that face El Paseo located directly behind (south) of the Jensen's shopping plaza center. cm ta•A Aar WI 1 mmilliii....-----"=-' i\--1(--11-77 es, iii--14 -SAN 7110 WAY ` Nr, `� �� •� um mom Pill mom z 1 III ilijilit or fAilimill win maw air 1""..IIo ALESSANDRO DR -ri_. STATE HWY 111 . .. =mu I:3)5 4, ...,1/4. .. . immlliffivk I EL PASEO—a 444, 'AT 411 < -14 p d� 1 fie _ i HADOW MOUNTAIN DR , i 1 ���IIIr... 1_ I --(41 I} I d ( ISAID public hearing will be held on April 1, 2008, at 6:00 p.m. in the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. Written comments concerning all items covered by this public hearing notice shall be accepted up to the date of the hearing. Information concerning the proposed project and/or negative declaration is available for review in the Department of Community Development at the above address between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. If you challenge the proposed actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission at,or prior to,the public hearing. PUBLISH: Desert Sun LAURI AYLAIAN, Secretary March 19,2008 Palm Desert Planning Commission .......... ..". _•. CITY OF PHLffi DESERT • 73-510 FRED WARING DRIVE lY PALM DESERT, CALIFORNIA 92260-2578 "• �/111111 TEL: 760 346-0611 FAX: 760 340-0574 info@palm-desert.org March 6, 2008 ARCHITECTURAL REVIEW COMMISSION ACTION CASE NO: PP 07-14 APPLICANT (AND ADDRESS): BILL LANG, COMMERCE REALTY, 149 Palos Verde Blvd Ste E, Redondo Beach, CA 90277 NATURE OF PROJECT/APPROVAL SOUGHT: Approval of a Precise Plan amendment and architectural review for an extensive remodel and minor addition to an existing 76,393 sq. ft. retail center: El Paseo Plaza and Marketplace (Jensen's) LOCATION: 73-547 to 73-613 Highway 111 ZONE: C-1 SP Upon reviewing the plans and presentations submitted by staff and by the applicant, the Architectural Review Commission granted approval subject to including bridgeway/archway. Date of Action: February 26, 2008 Vote: Motion carried 4-1-0-1, with Commissioners DeLuna voting NO and Commissioner Vuksic absent. (An appeal of the above action may be made in writing to the City Clerk of the City of Palm Desert within fifteen (15) days of the date of the decision. Any amendments to this approved plan would need to be re-submitted to Commission for approval.) STAFF COMMENTS: It is your responsibility to submit the plans approved by the Architectural Review Commission to the Department of Building and Safety. CONTINUED CASES: In order to be placed on the next meeting's agenda, new or revised plans must be submitted no later than 9:00 a.m. the Monday eight days prior to the next meeting. 0 *f10atlf/(l(1W ARCHITECTURAL RE'w IEW COMMISSION MINUTES FEBRUARY 26, 2008 2. CASE NO: PP 07-14 APPLICANT (AND ADDRESS): BILL LANG, COMMERCE REALTY, 149 Palos Verde Blvd Ste E, Redondo Beach, CA 90277 NATURE OF PROJECT/APPROVAL SOUGHT: Approval of a Precise Plan amendment and architectural review for an extensive remodel and minor addition to an existing 76,393 sq. ft. retail center: El Paseo Plaza and Marketplace (Jensen's) LOCATION: 73-547 to 73-613 Highway 111 ZONE: C-1 SP Ms. Schrader presented the project and summarized the staff report. She stated that this request is for a Precise Plan amendment for an extensive remodel and minor addition to an existing 76,393 sq. ft. retail center on a 5.15 acre site bounded by Highway 111, Larkspur Lane and El Paseo with an addition of 7,000 square feet of a new building that would face El Paseo. Façade remodeling would include the following existing buildings: Jensen's Market and adjacent shops facing Highway 111, Three Dog Bakery facing Larkspur Lane, and various shop tenants in three buildings that face El Paseo located directly behind (south) of the Jensen's shopping plaza center. On the El Paseo side there is some infill going on where right now there are empty spaces, which are like vacant courtyards that are not really functional and they are proposing to fill them with retail. The parking is about four spaces over what is required. It would be restriped and bring parking all the way up to actual buildings along the Jensen side and would take away the diagonal parking and redo the trees for shade. Handicap has also been addressed and the Fire Department has preliminarily approved this new layout of circulation patterns so that does not need to be a concern. Mr. Keith Palmer, Architect, stated that this center was built back in the 60s and was remodeled in the 80s. There are two components; the shopping center portion that faces Highway 111, and the lower scale shop buildings that face right on to El Paseo. The property over the years has gotten old, tired, and run-down and ownership would like to give it a new shot in the arm and bring it up to speed by tying the Jensen's portion in better architecturally to what is going on in the El Paseo area. One of the advantages of doing the infill additions on El Paseo would make a continuous shopping I'L nniiig Juan:Jody Word 11.,`AH( %mots 2VOOAR080226 do, 6 'ARCHITECTURAL ReviEW COMMISSION MINUTES FEBRUARY 26, 2008 frontage along that edge. By doing that they are able to create some higher architectural elements and create some more variety in the street frontage there. They are also proposing a tower element on the corner that would anchor the whole complex and give a more prominent image to the El Paseo frontage. They are not proposing any additional square footage to the shopping center portion, but they are proposing some architectural treatments that help enhance the façade that is there now. Currently the façade is monotonous and a continuous run of stucco with a few signs, which are not coordinated with the front entrances or the leased space they are associated with. What they want to do is create more scale and village atmosphere. One fairly easy way to do that is to create some taller roof elements over the existing ones that will give more prominence to some of the major tenants; create more interest; get more ins and outs; add more variety of color for the plaster veneer; create an entrance tower element for Jensen's; create a link between the shop buildings by creating an archway that can facilitate signage for the tenant that is buried in the back; remodeling to the smaller shop buildings; create some variety with the signs and columns; and create some awning type elements that would relate specifically to the tenants. A lot of challenges in this center is working around current leases and trying to get opportunities for some of those tenants to expand or improve their situation. They have gone through all of the city groups and agencies in reviewing the site plan, worked out solutions for the handicap access for the bus lane, the deceleration lane, landscaping improvements, and repaving. They have turned the parking to 90 degree parking, which allows them to pick up additional parking to support the added footage and create more shade in the parking lot. They would like to work with the City to try to make enhancements in the entire sidewalk frontage along El Paseo to attract better tenants to the center. Mr. Bill Lang, Owner, stated that since they have been out marketing new tenants with this program they have been able to attract more and more national and large regional tenants which are a benefit to El Paseo and to this end of the City. They feel that it is a very important area and wanted to give it the importance that it requires. Mr. Palmer stated that they are introducing cupola type elements at the higher building elements and on the corners of the Jensen's side so that they tie the two centers together. They felt that that helps to add more architectural character and to get away from the (. mug J:minc Judy\Word f.es\ARC Mmwes'2008'AR0802_(,Joc 7 'ARCHITECTURAL REvIEW COMMISSION MINUTES FEBRUARY 26, 2008 strip mall look. He stated that between the El Paseo buildings and the Jensen's shopping center portion is a service drive that the owners thought would be an advantage to visually making some kind of a connection between those two buildings. So part of their design includes an optional truss like element that would span between those two buildings to create some connection between the two. The same architectural metal work motif would be used in the high portions of the bays of the Jensen's center. Commissioner Hanson stated that she really liked that idea because right now it looks like a service area and it would stop your eye from transferring back into that space. Mr. Lang stated that they would also be using landscaping and making that back front section look more like retail space. Mr. Palmer stated that they were hoping today to get the Commissioners nod to go on to Planning Commission and get the project moving. They are trying to do the construction during the off season summer months so that these phases and remodel can be available for the retailers when the high season comes in. Commissioner DeLuna stated that she understood their wish not to have something look like a strip mall and have differentiation; however all of the cupolas are over the height limit of 30 feet. In fact, they have one over Jensen's at 42 feet, another one at 40 feet and three at 34 feet. She was troubled by the height exception. She noticed that they have a lot of architectural differentiation and she didn't feel that they need the extra added height that goes over the limit. She thought the wonderful architecture that they have does it well without having to exceed the height limit. Mr. Palmer stated that they did consider the height limit and felt that it was worthwhile to add an architectural projection and felt that the proportions are better with it. They feel that the cupolas help tie in the El Paseo frontage and the Larkspur frontage. Mr. Lang stated that what sold him on the cupolas was that the roofs on the El Paseo side are so flat and low that you would need them in order to overcome those low roofs. Commissioner Hanson stated that as an architect she felt that height limits were sort of arbitrary and from her standpoint when she looks at that it has a lot more pizzazz with it than without it because it does visually draw your eye up. She also felt that it was answering to what is across the street at The Gardens, which is very tall and very vertical. Mr. Lang stated that the thing that exacerbates the problem is the slope of the terrain for The (i.Pl.mning,,1 mine Lady\Word I 3e ARC.I I1 acs\]Wr\ARC O,]b do, 8 ( ( 'ARCHITECTURAL REvIEW COMMISSION • MINUTES FEBRUARY 26, 2008 Gardens, which is uphill quite a bit. Mr. Bagato stated that from a zoning standpoint the height limit is listed as 30 feet in the commercial zone, but the section of the zoning ordinance general provision 25.56 does say that tower elements, which are spirals, towers, cupolas, and chimneys, can be above the height limit. They are allowed because we expect some elements of the buildings to go over to provide variation. Commissioner DeLuna asked even if it was up to 42 feet. Mr. Bagato stated that the ordinance states that you can have it up to 25 feet above the height limit of the zone; so it would be 55 feet in the commercial zone. He added that it is carefully reviewed by staff. Commissioner Lambell stated that at the moment that whole area seems to be so flat and she is pleased to see the cupolas from the standpoint that it will encourage pedestrian walking along that area. Currently there is absolutely no incentive to walk back and see what is behind Three Dog Bakery; in fact it is a negative. Mr. Lang stated that part of their thinking was to walk around and look at different ways on how you see their site. They spent some time up at Tommy Bahamas looking over at what you could see. It creates a lot of interest on a lot of different levels because you view our center not only standing on the street or on the corner, but also from the second level of The Gardens. So they really wanted to encourage people to cross the street and come over and see what is going on there. Commissioner DeLuna stated that she didn't have much of a problem with the 34 foot cupolas on the front, but she did with the 40 and 42 foot cupolas. She stated that the one in the Jensen's center isn't as noticeable, but the 40 foot column cupola on the end is 10 feet over what the height requirement is. She understands the necessity or the desire to have architectural relief and differentiation and the 34 feet doesn't bother her as much as the two that are over 40 feet. Mr. Lang stated that Tommy Bahamas across the street dwarfs that corner. Commissioner Van Vliet stated that he didn't have any problems with the towers and felt that it enhances the architecture. Commissioner DeLuna stated that she didn't object to it from an architectural perspective, it was just the height and if you accept one then all of a sudden everyone else wants to come in at 42 and 44 feet. Commissioner Hanson stated that it relates to architecture and how it ties together. Sometimes we say no because the height isn't appropriate, and is not architecturally interesting. It would be approved on a case by case basis. Mr. Bagato stated that we look at it by the ordinance and the (, PI.mring,Jungle Judy Wm(d Pdcs ARC While]'2OON.A HO110226 dac 9 /ARCHITECTURAL REvIEW COMMISSION - MINUTES FEBRUARY 26, 2008 ordinance allows for the towers and we are not trying to approve the whole building over the height limit. We look at things in context with the code. Commissioner Van Vliet stated that the vast majority of these buildings are well under the height limit; it's not like a huge mass up at 34 feet going straight across. Mr. Palmer stated that if you were to average the height, the percentage of floor area that exceeds it is probably less than 2% of the whole center. Commissioner Lambell asked what size the cupolas were. Mr. Palmer answered that they were eight feet by eight feet. Commissioner Hanson made a motion for approval and Commissioner Gregory asked if the motion could include putting a little pressure on the applicant to put that archway there because that will really help that spot. Mr. Lang stated that they were in complete agreement. • Action: It was moved by Commissioner Hanson and seconded by Commissioner Lambell, to grant approval subject to including the archway. Motion carried 4-1-0-1, with Commissioner DeLuna voting NO and Commissioner Vuksic absent. 3. CASE NO: CUP 07-17, PP 07-15 APPLICANT (AND ADDRESS): THE ROBERT L. MAYER TRUST OF 1982, 660 Newport Center Dr. #1050, Newport Beach, CA 92660 NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval of architectural design for a proposed Precise Plan to construct 121 senior community care and healthcare units on 8.63 acres: Oakmont Senior Living. LOCATION: 73-050 Country Club Drive ZONE: PR-7 Action: It was moved by Commissioner Hanson and seconded by Commissioner Lambell, to grant approval by minute motion. Motion carried 4-0-1-1, with Commissioner Gregory abstaining and Commissioner Vuksic absent. I'Ltmnng`Jumnc Judy'.Ward Ii icslARC Minutes\](NiN'ARtlau':b doc 10