HomeMy WebLinkAboutC. PP 08-309 California Teachers Association CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
PLANNING COMMISSION STAFF REPORT
REQUEST: Approval of a Precise Plan of design to construct a single story 6,474
square foot office building for the California Teachers Association
located at 75-084 Gerald Ford Drive.
SUBMITTED BY: Missy Grisa
Assistant Planner
APPLICANT: Ware Malcomb Architect
10 Edelman
Irvine, CA 92618
CASE NOS: PP 08-309
DATE: December 2, 2008
I. EXECUTIVE SUMMARY:
Approval of staff's recommendation will allow the applicant to move forward with
working drawings to construct a new single story 6,474 square foot office building
for the California Teachers Association.
II. BACKGROUND:
A. Property Description:
The subject property is located northeast of the Cook Street and Gerald
Ford Drive intersection. The undeveloped parcel is located within an
existing master planned development with several approved projects
already completed or under construction.
B. General Plan Designation and Zoning:
The property is zoned as P.C.D., Planned Community Development with a
F.C.O.Z., Freeway Commercial Overlay Zone. The property is designated
I - B.P., Industrial Business Park in the City's General Plan.
Staff Report
Case Nos. PP 08-309
December 2, 2008
Page 2 of 6
C. Adjacent Zoning and Land Use:
North: P.C.D. / F.C.O.Z. Planned Community Development /
Freeway Commercial Overlay Zone (West Coast Turf /
Santa Barbara Business College and Office Buildings)
South: P.C.D. / F.C.O.Z. Planned Community Development /
Freeway Commercial Overlay Zone (Goody's Cafe)
East: P.C.D. / F.C.O.Z. Planned Community Development /
Freeway Commercial Overlay Zone (Candlewood Suites
Hotel / D'Mundo Tile)
West: P.C.D. / F.C.O.Z. Planned Community Development /
Freeway Commercial Overlay Zone (Kaiser Permanente /
Mobile gas station)
III. PROJECT DESCRIPTION:
The applicant is requesting approval of a Precise Plan of design to construct a
new single story 6,474 square foot office building including conference space,
training rooms, storage, reception area, 41 standard parking spaces, and 2
accessible spaces.
A. Site Plan:
The site plan design consists of two vehicular driveways directly into the
parking lot surrounding the building. The site can either be accessed from
Gerald Ford Drive to the south or Cook Street from the west. The vehicular
entrances to the building are via an access road that meanders through the
development. Upon entering the site, there are 43 total parking stalls with
shade trees as shown in the landscape plan to reduce the heat island
effect. Trees already exist along the access road as part of a common area
for the planned community development that. Sidewalks wrap around the
building immediately adjacent the parking spaces and connect to existing
sidewalks through a crosswalk. Desert landscaping has been designed to
occupy the remaining planters and space between the building, sidewalk,
and parking aisles to reduce water consumption.
B. Building Description:
The proposed Precise Plan of design consists of a single story office
building for the California Teachers Association. This building will consist of
one main lobby, eight offices, four cubicles, one workroom, a break room,
one conference room, two training / conference rooms that can open into
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Staff Report
Case Nos. PP 08-309
December 2, 2008
Page 3 of 6
each other by a partition wall if needed, restrooms, storage, janitorial space,
and a computer server room.
C. Architecture:
The building displays a desert contemporary architecture, utilizing a mix of
stucco, stone, recessed windows, and solar shades, all in an earth tone
color palette. The building stucco colors are blocked out in four different
colors accentuating the separate forms. These forms are punctuated by
deep recessed windows, which allow a portion of the window to receive
shade rather than direct sunlight. The east and west windows are also
articulated by a solar shades that extends 30" out from the face of the
window to also create a shade effect to reduce cooling loads. These design
concepts not only take into account our hot, desert environment, they also
will reduce energy impacts on the overall building due to cooling.
D. Landscaping:
The desert landscape design has been done to recreate a natural desert
environment. This plan requires minimal water use and will blend in nicely
with the minimal common area desertscape. The plant selection is in
conformance with the City's Landscape Maintenance Guide and
recommendations. Preliminary landscape plans have been reviewed and
accepted in the conceptual plan stage. Minor changes may be required
during the working drawing phase.
IV. ANALYSIS:
The subject parcel falls within the P.C.D., Planned Community Development
zone. The P.C.D. zone allows the developer greater flexibility in site design to
achieve more interest, character, and individuality in neighborhoods. The
following table illustrates what has been developed under the master plan for this
area compared to the California Teachers Association building.
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STANDARD` ' PAC D E PROJECT
Street Setback 20 feet 80 feet
Rear Setback 0 feet 45 feet
Side Setbacks 0 feet 19 feet
Height 35 feet 22 feet top of parapet
Parking 24 43
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Staff Report
Case Nos. PP 08-309
December 2, 2008
Page 4 of 6
Precise Plan Findings:
1. The proposed location of the precise plan is in accord with the objectives
of the Zoning Ordinance and the purpose of the district in which the site is
located.
The proposed project is zoned P.C.D., Planned Community Development
and F.C.O.Z., Freeway Commercial Overlay Zone. The district allows the
developer/property owner greater flexibility in site design to encourage
the most effective use of a site. The proposed precise plan for the
California Teachers Association is in accord with the objectives of the
Zoning Ordinance and is consistent with the uses outlined in section
25.23 Planned Community Development (PCD) Overlay Zone.
2. The proposed location of the precise plan and the conditions under which
it will be operated and maintained will not be detrimental to the public
health, safety or general welfare, or be materially injurious to properties or
improvements in the vicinity.
This project will be a new construction office building for the California
Teachers Association located in a new development. The proposed
project as conditioned will comply with current building and safety codes,
fire department codes, and will be reviewed by the City's Engineering
Department for compliance with City ordinances. The use of an office
building is permitted within the P.C.D. zone and is consistent with the
intent of the City's Zoning Ordinance as described in the staff report.
The site meets setbacks, lot coverage, building height, land use, and
parking such that it will not be detrimental to the public interest, health,
safety, or welfare, and will not be materially injurious to properties or
improvements in the vicinity, as described in more detail in the staff report.
Water, sanitation and public utilities and services are available for
improvement during construction.
3. The proposed precise plan will comply with each of the applicable
provisions of this title, except for approved variances or adjustments.
The property is located in the Planned Community Development zone and
the project complies with all provisions of this zone. The project is in
accord with the objectives of the Zoning Ordinance. Additionally,
conditions have been added to the project to ensure that all the minimum
requirements of the Palm Desert Municipal Code are met, including
G:\Planning\Missy Grisa\PP\CA Teachers Assoc.doc
Staff Report
Case Nos. PP 08-309
December 2, 2008
Page 5 of 6
building, landscaping, public works, and the fire department conditions.
The project requires no variances or adjustments.
4. The proposed precise plan complies with the goals, objectives, and
policies of the City's adopted General Plan.
A primary objective stated in the Land Use Element of the General Plan
under Industrial/Business Park Land Uses, Policies and Programs is Goal
1, which provides for the appropriately located and served lands that
provide for the development of business parks and assure compatible
integration.
Policy 6 and Program 6a require the adherence to applicable development
standards and guidelines to assure aesthetically acceptable business park/
industrial developments for all new park sites. The program also requires
the City to incorporate thoughtful site design through the extensive use of
walls and landscaping to enhance the appearance of industrial areas.
This project promotes a land use that is consistent with the Industrial goals,
policies, and programs of the General Plan.
A. Land Use Compatibility:
The proposed Precise Plan of design for the California Teachers
Association office building is located in the P.C.D. zone, which fits within
the context of the master plan for this area. The proposed project is
surrounded by properties consisting of office, medical, service, and
restaurant. It has been shown that the proposed use is compatible with
the other commercial uses in the surrounding area.
V. ENVIRONMENTAL REVIEW:
For the purposes of CEQA, the proposed precise plan has been determined to be
a Class 32 Categorical Exemption, and no further review is necessary.
VI. CONCLUSION:
The proposed California Teachers Association building meets the development
standards for the Planned Community Development Overlay Zone, subject to a
Precise Plan. The building's architecture will enhance the surround properties
and fit well into the existing context of the adjacent sites. All of the findings of
approval for the Precise Plan can be met and are described on Pages 1 and 2 of
the draft resolution.
G:\Planning\Missy Grisa\PP\Planning commission staff report.doc
Staff Report
Case Nos. PP 08-309
December 2, 2008
Page 6 of 6
VII. RECOMMENDATION:
That the Planning Commission adopt the findings and adopt Planning
Commission Resolution No. , approving PP 08-309, subject to attached
conditions.
VIII. ATTACHMENTS:
A. Draft Resolution
B. Legal Notice
C. Comments from other departments
D. Architectural Review Commission Notices and Minutes
E. Plans and Photo Exhibits
Submitted by: Department Head:
4a6
Missy Grisa Lauri Aylaian
Assistant Planner Director of Community Development
Approval/
Homer Croy
ACM for Develoim.e Services
G:\Planning\Missy Grisa\PP\Planning commission staff report.doc
PLANNING COMMISSION RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
PALM DESERT, CALIFORNIA, APPROVAL OF A PRECISE PLAN TO
CONSTRUCT A SINGLE STORY 6,474 SQUARE FOOT OFFICE
BUILDING FOR THE CALIFORNIA TEACHERS ASSOCIATION
LOCATED AT 78-084 GERALD FORD DRIVE.
CASE NOS. PP 08-309
WHEREAS, the Planning Commission of the City of Palm Desert, California, did
on the 2nd of December, 2008, hold a duly noticed public hearing to consider the request
of WARE MALCOMB ARCHITECT for the above mentioned project; 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 32 categorical exemption; 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
precise plan:
Precise Plan Findings:
1. The proposed location of the precise plan is in accord with the objectives
of the Zoning Ordinance and the purpose of the district in which the site is
located.
The proposed project is zoned P.C.D., Planned Community Development
and F.C.O.Z., Freeway Commercial Overlay Zone. The district allows the
developer/property owner greater flexibility in site design to encourage
the most effective use of a site. The proposed precise plan for the
California Teachers Association is in accord with the objectives of the
Zoning Ordinance and is consistent with the uses outlined in section 25.23
Planned Community Development (PCD) Overlay Zone.
2. The proposed location of the precise plan and the conditions under which
it will be operated and maintained will not be detrimental to the public
health, safety or general welfare, or be materially injurious to properties or
improvements in the vicinity.
This project will be a new construction office building for the California
Teachers Association located in a new development. The proposed
project as conditioned will comply with current building and safety codes,
fire department codes, and will be reviewed by the City's Engineering
Department for compliance with City ordinances. The use of an office
building is permitted within the P.C.D. zone and is consistent with the
PLANNING COMMISSION RESOLUTION NO.
intent of the City's Zoning Ordinance as described in the staff report. The
site meets setbacks, lot coverage, building height, land use, and parking
such that it will not be detrimental to the public interest, health, safety, or
welfare, and will not be materially injurious to properties or improvements
in the vicinity, as described in more detail in the staff report. Water,
sanitation and public utilities and services are available for improvement
during construction.
3. The proposed precise plan will comply with each of the applicable
provisions of this title, except for approved variances or adjustments.
The property is located in the Planned Community Development zone and
the project complies with all provisions of this zone. The project is in
accord with the objectives of the Zoning Ordinance. Additionally,
conditions have been added to the project to ensure that all the minimum
requirements of the Palm Desert Municipal Code are met, including
building, landscaping, public works, and the fire department conditions.
The project requires no variances or adjustments.
4. The proposed precise plan complies with the goals, objectives, and
policies of the City's adopted General Plan.
A primary objective stated in the Land Use Element of the General Plan
under Industrial/Business Park Land Uses, Policies and Programs is Goal
1, which provides for the appropriately located and served lands that provide
for the development of business parks and assure compatible integration.
Policy 6 and Program 6a require the adherence to applicable development
standards and guidelines to assure aesthetically acceptable business park/
industrial developments for all new park sites. The program also requires the
City to incorporate thoughtful site design through the extensive use of walls
and landscaping to enhance the appearance of industrial areas.
This project promotes a land use that is consistent with the Industrial goals,
policies, and programs of the General Plan.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Palm Desert, California, as follows:
1. That the above recitations are true and correct and constitute the findings
of the Commission in this case.
2. That approval of Precise Plan 08-309, is hereby granted, subject to the
attached conditions.
2
PLANNING COMMISSION RESOLUTION NO.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert
Planning Commission, held on this 2nd day of December 2008, by the following vote, to
wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
VAN G. TANNER, Chairperson
ATTEST:
LAURI AYLAIAN, Secretary
Palm Desert Planning Commission
3
PLANNING COMMISSION RESOLUTION NO.
CONDITIONS OF APPROVAL
CASE NO. PP 08-309
Department of Community Development:
1. The development of the property shall conform substantially with exhibits on file
with the Department of Community Development / Planning, 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. Access to trash/service areas shall be placed so as not to conflict with parking
areas. All trash / recycling enclosure (s) must be consistent with Palm desert
Municipal Code Chapter 8.12 and other conditions, i.e. number, size, and
location of enclosures. Review of the Plans by Burrtec will ensure that vehicle
circulation of its trucks is adequate to service the complex. The Applicant may
contact Alma Hockaday with Burrtec at (760) 674-1042 regarding this issue.
Said placement shall be approved by applicable trash company and Department
of Community Development and shall include a recycling program.
6. 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
4
PLANNING COMMISSION RESOLUTION NO.
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.
7. The project shall comply with the Energy Efficiency Standards, Ordinance No.
1124.
8. In the event that Native American cultural resources are discovered during
project development/construction, all work in the immediate vicinity of the find
shall cease and a qualified archaeologist meeting Secretary of Interior standards
shall be hired to assess the find. Work on the overall project may continue during
this assessment period. If significant Native American cultural resources are
discovered that require a Treatment Plan, the developer or his archaeologist
shall contact the Morongo Band of Mission Indians. If requested by the Tribe, the
developer or archaeologist shall, in good faith, consult on the discovery and its
disposition (e.g. avoidance, preservation, return, or artifacts to tribe, etc.).
9. 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 and the
applicant shall enter into a landscape maintenance agreement with the city for
the life of the project, consistent with the Municipal Code provisions and the
approved landscaped plan.
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)
Payment of said fees shall be at the time of building permit issuance.
5. Standard inspection and plan check fees shall be paid prior to issuance of
grading permits.
DESIGN REQUIREMENTS
5
PLANNING COMMISSION RESOLUTION NO.
6. Storm drain design and construction shall be contingent upon a drainage study
prepared by a registered civil engineer that is consistent with the master drainage
plan for PM 31563 and reviewed and approved by the Department of Public
Works prior to start of construction.
7. Complete grading and improvement plans shall be consistent with the master
grading plan for PM31563, and together with specification, shall be submitted to
Public Works for checking and approval prior to permit issuance.
8. 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.
9. Pad elevations are subject to review and modification in accordance with Chapter
27 of the Palm Desert Municipal Code.
10. Landscape installation shall be drought tolerant in nature and in accordance with
the City's Water Efficient Landscape Ordinance (24.04).
11. Landscape plans shall be submitted for review concurrently with grading plans.
CONSTRUCTION REQUIREMENTS
12. All private grading and paving improvements shall be inspected by the
Department of Public Works and no occupancy permit shall be granted until the
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.
15. 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.
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.
6
PLANNING COMMISSION RESOLUTION NO.
2. A fire flow of 1500 gpm for a one-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 feet nor more than 150 feet 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 13R 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 feet from the
building and within 50 feet of an approved hydrant.
7. All valves controlling the water supply for automatic sprinkler systems and water-
flow switches shall be monitored and alarmed per UBC Chapter 9.
8. Install a fire alarm system as required by the UBC Chapter 3.
9. Install portable fire extinguishers per NFPA 10, but not less than one 2A1OBC
extinguisher per 3000 square feet and not over 75 feet walking distance. A "K"
type fire extinguisher is required in all commercial kitchens.
10. All buildings shall be accessible by an all-weather roadway extending to within
150 feet of all portions of the exterior walls of the first story. The roadway shall
not be less than 24 feet of unobstructed width and 13 feet 6 inches of vertical
clearance. Where parallel parking is required on both sides of the street the
roadway must be 36 feet wide and 32 feet wide with parking on one side. Dead-
end roads in excess of 150 feet shall be provided with a minimum 45 feet radius
turn-around 55 feet in industrial developments.
11. 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 feet 6 inches.
12. 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.
13. All building shall have illuminated addresses of a size approved by the city.
7
PLANNING COMMISSION RESOLUTION NO.
14. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be
submitted separately to the Fire Marshal for approval prior to construction.
15. Conditions subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained within twelve months.
16. All access radiuses shall be not less than 31 feet inside and 52 feet outside.
17. Unable to scale street address without complete plan.
18. Access for fire department might need to change.
Building and 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 BUILDING STANDARDS ADMINISTRATIVE CODE
2007 CALIFORNIA FIRE CODE
2. An approved automatic fire sprinkler system shall be installed as required per the
City of Palm Desert Code Adoption Ordinance 1145
3. Compliance with Ordinance 1124, Local Energy Efficiency Standards. The
requirements are more restrictive than the 2007 California Energy Code. Please
obtain a copy of the Ordinance for further information.
4. A disabled access overlay of the precise grading plan is required to be submitted
to the Department of Building and Safety for plan review of the site accessibility
requirement as per 2007 CBC Chapters 11 B and Chapter 10.
5. All exits must provide an accessible path of travel to the public way. (CBC 1024.6
& 1127B.1)
6. Detectable warning shall be provided where required per CBC 1133B.8 and
1127B.5 (7). 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 supersede the State requirement.
7. Provide an accessible path of travel to the trash enclosure. The trash enclosure
is required to be accessible. Please obtain a detail from the Department of
Building and Safety.
8
PLANNING COMMISSION RESOLUTION NO.
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. 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.
10. 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.
11. 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.
9
CITY OF Pfllfll DESERT
-. 73-510 FRED WARING DRIVE
F ? PALM DESERT,CALIFORNIA 92260-2578
TEL:760 346-0611
FAX:760 341-7098
into@palm-des a rr.o rg
CITY OF PALM DESERT
LEGAL NOTICE
CASE NO. PP 08-309
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert
Planning Commission to consider a request by WARE MALCOMB ARCHITECT for
approval to construct a 6,474 sq.ft. single story office building.The property is located
at 75-084 Gerald Ford Drive.
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SAID public hearing will be held on Tuesday, December 2, 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 alt 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 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
November 21,2008 Palm Desert Planning Commission
CITY OF PALM DESERT
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Intl COMMUNITY SERVICES DEPARTMENT
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INTEROFFICE MEMORANDUM
r.17 ' 7 ,r-
TO: MISSY GRISA, ASSISTANT PLANNER ;c:,l,;','
. ;VENT
Cu'ii OF PAL:vf DESERT
FROM: FRANKIE RIDDLE, DIRECTOR OF SPECIAL PROGRAMS
DATE: AUGUST 21, 2008
SUBJECT: CASE NUMBER PP 087,388.309
The submitted plans have been reviewed to determine the need for a bus shelter/stop at
the project location and inclusion of required trash/recycling enclosure for each project.
Bus Shelter: After reviewing the Precise Plan it has been determined that this project
will not be conditioned with a requirement for a bus shelter and turnout.
Trash Enclosures: The plan does appear to address trash enclosures. However, all
trash/recycling enclosure(s) must be consistent with Palm Desert Municipal Code
Chapter 8.12 and other conditions, i.e. number, size, and location of enclosures. The
City and Burrtec must review and sign-off on the plans in relation to the placement and
number of trash/recycling enclosures. Review of the plans by Burrtec will ensure that
vehicle circulation for its trucks is adequate to service the complex. The Applicant may
contact Alma Hockaday with Burrtec at (760) 674-1042 regarding this issue.
1
FRAN RIDDLE
DIRECTOR OF SPECIAL PROGRAMS
cc: Mark Greenwood, Director of Public Works
Russell Grance, Director of Building and Safety
CITY OF PALM DESERT
ram ii; PUBLIC WORKS DEPARTMENT
k No, 714 woo
\: tsar • INTEROFFICE MEMORANDUM
RECFIVED
AU& 252008
To: Missy Grisa, Assistant Planner
From: Diane Hollinger, Landscape Specialist CITY OF PALM DESERT
Date: August 21, 2008
Subject: PP08-368-
California Teacher's Association
Missy,
Per your request, I have reviewed the Preliminary Landscape plans for the
aforementioned project. Following are my comments:
• Show wet and dry utility locations on the plan; new and existing.
• Include a water usage column in the planting legend.
• Include plant quantities.
• Water use calculations Eto factor is not 0.8, it is 0.5.
• Design an irrigation system that takes plant water needs into consideration, not
the size of the plant container.
• Controller must be a water smart controller/ ET based.
• Specify size and color of the inert materials.
• Needs to meet the Parking Lot Shade Tree Ordinance.
• Modify the proposed plant palette, use different plant materials and choose
plants that will work in the limited spaces.
• No concrete landings in planter areas.
• Overall planters adjacent to the building are extremely narrow and will not sustain
most landscapes. There is the problem of the boil out from the building
foundation that typically finds its way into these planters; thereby reducing
planting space even more. These planters need to be much larger to
accommodate plant material.
• Relocating of the Ash tree, as noted on the plan, will not be approved; plant a
new tree.
G:\PubWorks\Landscape Services Division\MEMOS\08-21-08 MissyGrisa-CA Teachers Association.doc
• The perimeter planting area adjacent to the parking lot may be part of the overall
project common area; this needs to be verified. It may also be part of the overall
project common water meter as well.
• Provide City of Palm Desert Water Calculations (preliminary).
• Absolutely no Palm Springs Gold can be used.
My overall impression of the plan is very little landscape for a large building. The plan
as submitted is not approved. Please let me know if you have any concerns or
questions regarding the above comments. I may be reached at extension 444.
G.\PubWorks\Landscape Services Division\MEMOS108-21-08 MissyGrisa-CA Teachers Association doc
(
I ) ''7)F P/\I_ I\ l /tt:�-�3
M E p i� O l'r 'A NNE D U Vl
TO: Department of Community Development/Planning
Attention: Missy Grisa
FROM: Phil Joy, Associate Transportation Planner
SUBJECT: PP 8-3 8�CTA-Gerald Ford Drive conditions of approval
DATE: August 29, 2008
GENERAL REQUIREMENTS
1. All landscape maintenance shall be performed by the property owner and the
applicant shall enter into a landscape maintenance agreement with the city for
the life of the project, consistent with the Municipal Code provisions and the
approved landscaped plan.
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)
Payment of said fees shall be at the time of building permit issuance.
5. Standard inspection and plan check fees shall be paid prior to issuance of
grading permits.
DESIGN REQUIREMENTS
6. Storm drain design and construction shall be contingent upon a drainage study
prepared by a registered civil engineer that is consistent with the master
drainage plan for PM 31563 and reviewed and approved by the Department of
Public Works prior to start of construction.
7. Complete grading and improvement plans shall be consistent with the master
grading plan for PM 31563, and together with specifications, shall be submitted
to Public Works for checking and approval prior to permit issuance.
8. 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.
0. ?ad elevations aie subject i0 ieview anhi hiedifii: ation in accordance with Chapter
27 of the Palm Desert Municipal Code.
10. Landscape installation shall be drought tolerant in nature and in accordance with
the City s Water Efficient Landscape Ordinance ( 24.04) .
11. Landscape plans shall be submitted for review concurrently with grading plans.
CONSTRUCTION REQUIREMENTS
12. All private grading and paving improvements shall be inspected by the
Department of Public Works and no occupancy permit shall be granted until the
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.
Phil Joy
l
Palm Desert Fire Department
Fire Prevention Bureau
In cooperation with Riverside County Fire Department
73710 Fred Waring Dr. Suite 102 Palm Desert Ca 92260 760-346-1870 Fax 760-779-195
Palm Desert Fire Marshal's Office
73710 Fred Waring Drive#102
Palm Desert CA 92260
(760)346-1870
TO: MC S� �.1 is c DATE: 411 2L3�
REF: j'9 - 5 3t 1
If circled, conditions apply to project
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.
c2:3 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.
Provide or show there exists a water system capable of providing a gpm flow of
3. 1500 gpm for single family dwellings
4. 2500 gpm for multifamily dwellings
3000 gpm for commercial buildings
The required fire flow shall be available from a wet barrel Super
Hydrant (s)4"x 2 '/i" x 2 Y2",located not less than 25' nor more than:
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
vehicular travelway
® 150' from any portion of a commercial building measured via
vehicular travelway
Water Plans must be approved by the Fire Marshal and include
verification that the water system will produce the required fire flow._
10. Please be advised the proposed project may not be feasible since the
existing water mains will not meet the required fire flow.
0. 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 approved 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.
d2) All valves controlling the water supply for automatic sprinkler
systems and Water-flow switches shall be monitored and alarmed per
CBC Chapter 9.
(' Install a fire alarm system as required by the UBC Chapter 3.
Install portable fire extinguishers per NFPA 10, but not less than one
2A10BC extinguisher per 3000 square feet and not over 75' walking
distance. A"K" type fire extinguisher is required in all commercial
kitchens.
15.. Install a Hood/Duct automatic fire extinguishing system per NFPA 96
in all public and private cooking operations except single-family
residential usage.
16. Install a dust collecting system per CFC Chapter 76 if conducting an
operation that produces airborne particles.
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.
1a Whenever access into private property is controlled through use of
gates, bafflers or other means provisions shah 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.
fen 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.
(?All buildings shall have illuminated addresses of a size approved by
the city.
All fire sprinkler systems, fixed fire suppression systems and alarm
plans must be submitted separately to the Fire Marshal for approval
prior to construction.
Conditions 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 in Palm Desert.
Location: 73-710 Fred Waring Drive#102, Palm Desert CA 92260
Other:
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Sincerely,
Jorge Rodriguez
Fire Marshal
CITY OF PALM DESERT
I 3114
Viva BUILDING & SAFETY DEPARTMENT
w`, . WO,h
'•:°4 F nay :� INTEROFFICE MEMORANDUM
To: Missy Grisa, Assistant Planner
From: Sam Szymanski, Plan Check Manager
Date: August 29, 2008
Subject: PP 087,318309
I have reviewed the information provided and have the following comments:
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 as required per the
City of Palm Desert Code Adoption Ordinance 1145.
3. Compliance with Ordinance 1124, Local Energy Efficiency Standards. The
requirements are more restrictive than the 2007 California Energy Code. Please
obtain a copy of the Ordinance for further information.
4. A disabled access overlay of the precise grading plan is required to be submitted
to the Dept of Building and Safety for plan review of the site accessibility
requirements as per 2007 CBC Chapters 11 B and Chapter 10.
5. All exits must provide an accessible path of travel to the public way. (CBC 1024.6
& 1127B.1)
Document1
6. Detectable warnings shall be provided where required per CBC 11336.8 and
1127B.5 (7). 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. Provide an accessible path of travel to the trash enclosure. The trash enclosure
is required to be accessible. Please obtain a detail from the Dept of Building and
Safety.
8. 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.
9. 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.
10. 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.
11. 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.
Documentl
Grisa, Melissa
From: Alvarez, Martin
Sent: Wednesday, August 27, 2008 4:32 PM
To: Grisa, Melissa
Subject: RE: Precise Plan 08-�c
No comments.
MA
From: Grisa, Melissa
Sent: Wednesday, August 27, 2008 2:42 PM
To: Alvarez, Martin; Chen, Bo; Szymanski, Sam; Neal Stephenson (Neal.Stephenson@fire.ca.gov); Frank Taylor
(ftaylor@ riversidesheriff.org)
Subject: Precise Plan 08-308
Hello everyone,
Just checking to see if anyone else has any comments for the Precise Plan distributed on 08.08.08 with a requested
return date of 09.01.08. So far, I have received comments from Frankie, Phil, and Dianne.
Bo, please let me know if revisions will be made to Public Works prior submittal as we discussed this morning.
Thanks,
?Miss CTrisa
ASSISTAAT PLANNER.
City of Palm Desert
73-510 Fred Waring Dr.
Palm Desert, CA 92260
Phone: 760.346.0611 ext. 384
Fax: 760.776.6417
1
f
ARCHITECTURAL REVIEW COMMISSION
MINUTES September 23, 2008
B. Preliminary Plans:
1. CASE NO: PP 08-308
APPLICANT (AND ADDRESS): WARE MALCOMB ARCHITECT,
10 Edelman, Irvine, CA 92618
NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary
approval of a new 6, 474 square foot single story office building for
The California Teachers' Association.
LOCATION: 75-084 Gerald Ford Drive
ZONE: PCD
Mr. Bagato presented the staff report and summarized the project.
This request is to have the Architectural Review Committee (ARC)
provide direction to the applicant regarding the design of a new
single story office professional building located at 75-084 Gerald
Ford Drive. Staff is requesting that ARC deny the proposed single
story building as proposed and provide direction to the applicant
regarding the design of the proposed building.
Mr. Bagato presented the site plan along with other site plans for
that area and pointed out the architectural style of the other
buildings. He stated that Staff is working with the representative
because there were still some concerns with the building design.
He pointed out that there were two options for review. Staff initially
had expressed some concerns with the design and stated that this
center as a whole has a lot of contemporary looking buildings and
the building being proposed is in the middle of the center and felt
that it would stick out like a sore thumb. He stated there are no
guidelines for the center or for the City, but when it is done it should
be done well; and Staff felt that this building was a little boxy and
details weren't carried through very well. He went on to explain the
details of this building. A lot of the style just didn't make any sense
and mentioned that he had given the representative some
examples of the Wal-Mart shopping center, Citibank and El Polio
Loco; which is similar to the architecture they are proposing.
Mr. Bagato stated that after discussing with the Landscape
Specialist, the building is really tight into the pad with only about
two feet of area for the planters and there is some concern about
the planter space not having enough room for planting. He stated
that they need to work with getting more planting space around the
G:\Planning\Janine Judy\Word Files\A Minutes\2008WR080923.min.doc Page 12 of 17
ARCHITECTURAL REVIEW COMMISSION
MINUTES September 23, 2008
building; either downsize the building or somehow expand the pad
out. He stated that the building is significantly over-parked and that
there is room to work with that if they decreased the building or
increased the pad around the parking. He mentioned that they are
thinking about modifying the perimeter landscaping that has already
been installed. He had some concerns with that because it won't
match the rest of the center. He informed the applicant that if that
is something they want to do then they have to look at getting them
to modify the landscape pallet for the whole common area or don't
touch that area at all.
Ms. Leila Daneshkhad, Project Coordinator, presented Option 1
and Option 2 and described the project. She stated that it does
have a little more contemporary look than the adjacent building has.
She said that they were looking for some direction on the design.
Commissioner Vuksic stated that the archway in the loading area
looks set in deeper than the previous one. Ms. Daneshkhad stated
that it is a little deeper.
Commissioner DeLuna was troubled by one of the arches that
didn't seem to have a function and didn't follow the style of the
building. Ms. Daneshkhad stated that they didn't want to omit the
tower element from the design and wanted to give it something to
incorporate into the rest of the façade. Commissioner DeLuna
asked what that area was and Ms. Daneshkhad answered that it
was an electrical room. They didn't want to draw too much
attention to it and didn't want to make it an afterthought.
Mr. Bagato stated that if the applicant wanted to go with a Spanish
theme it had to be done well to look right. He mentioned that one
of the things discussed at a previous meeting with the
representative was the guideline style for the Wal-Mart center and
he had given the representative some examples of that center. He
pointed out to the representative the arches that came out good.
He stated that in general a retail building with this style of
architecture is hard to work with. Ms. Daneshkhad stated that their
building is an office building and mentioned that they had some
difficulty interpreting some of the examples given because they
were more retail focused and stated that she didn't think their intent
was to go with a truly Mission or Mediterranean style and were
trying to infuse it with a little bit of a contemporary edge.
Commissioner Van Vliet stated that this building looked like it
belongs in the Wal-Mart center and said that they had a great
opportunity because it is a detached site and they have visibility all
G:\Planning\Janine Judy\Word Files\A Minutes\2008\AR080923.mm.doc Page 13 of 17
ARCHITECTURAL REVIEW COMMISSION
MINUTES September 23, 2008
the way around it to do some really nice architecture; he felt that
this hasn't been done. Commissioner Hanson expressed her
concerns regarding the arches. She pointed out an internal room
that will only receive a part of an arch. She stated that it appears
as architecture from the outside but not for the inside and felt that
the two really have to go together. She thought they needed to
work with awnings on the west face because it will get hit with the
sun and asked if they were doing awnings. She felt that the
building was utilitarian and thought it didn't have any "wow" factor to
it.
Commissioner Touschner stated there is nothing that is special. It's
like a box and all four corners are treated the same, irrelevant
whether it's an entrance or an office. They have an arch that is
recessed but there are two doors on either side of it and it should
be something special. Plus they are showing a secondary entrance
outside of that. There should be something special about it,
irrelevant about budget and design. She stated that they have a
kit-of-parts and all the pieces are struggling with each other. Some
of the windows are framed in white and others are not. She
thought having continuity would help tie this together. She
mentioned that they have two tower elements on the east and north
elevations, one is an entrance and one isn't, so why not treat the
entrances one way and the non-entrances another way. She said
that we look to architecture to give us clues when it comes to entry
and the function of the building and felt they conflict with each
other.
Ms. Daneshkhah stated that perhaps the presentation is dictating
this but you are seeing all elevations straight on. Maybe it does
come out that they are all competing with each other, but she
thought that if this presentation was given as a rendering or
perspective this elevation would appear as the more dominant
portion of the square box. She indicated that is something they can
work with to make it the same dimension. Commissioner
Touschner stated that they do need to look at that and said there is
nothing about this that is whimsical architecture, but when she
looks at all the pieces it looks like it was whimsically put together;
the kit-of-parts. If they are going to do Spanish architecture they
have to do it well irrelevant of building type whether it's residential,
retail or office. Ms. Daneshkhah felt that is why they are struggling
because they are not trying to imitate a Spanish style. They are
trying to give it a little bit of an edge and a contemporary feel.
G1Planning\Janine Judy\Word Files'Minutes\2008\AR080923.min.doc Page 14 of 17
ARCHITECTURAL REVIEW COMMISSION
MINUTES September 23, 2008
Commissioner Hanson suggested centering the arch at the
entrance and losing everything else because it doesn't seem to
have a certain place where it is focused. She felt it needed a little
more study relating it to the inside as well as the outside. She also
felt that they needed to study the sun angles. Ms. Daneshkhah
stated that they will have insulated glass and an overhang.
Commissioner Hanson stated that will happen twelve feet up and
won't do much sitting up that high. Commissioner Vuksic
suggested awnings or trellises and stated that if they go in a
contemporary vein they could introduce metal awnings. Ms.
Daneshkhah stated that it would remove them completely from the
Mediterranean style. Commissioner Vuksic stated that he didn't
want to dictate style but he expressed that they would have an
easier time.
Ms. Daneshkhah asked if they removed the mansard roof would
they be going in the right direction and would that be an
improvement. Commissioner Hanson stated that if they weren't
trying to do a Mediterranean style then it is definitely an
improvement. She said that if you look at most Mediterranean
buildings they are long and rectangular; they are not boxes. If they
are definitely not interested in emulating Mediterranean and are
interested in being a little more contemporary, they can do stone
and material as opposed to arches. Mr. Bagato stated that Citibank
used the pitched roofs in a manner that didn't look like a mansard
roof and they had a lot of different plays on the materials that
worked.
Ms. Diane Hollinger, Landscape Specialist, asked what elevation
the mechanical equipment was on and asked how tall the
mechanical units were. Ms. Daneshkhah stated that they were
three to four feet. Ms. Hollinger stated that there wasn't enough
room for the landscape screening that is proposed on the
landscape plan. Mr. Ware Malcomb, Architect, stated that one of
the options they were looking to do were package units on the roof
and he also stated that he is aware that if they do the units on the
roof that complete enclosed screening is necessary. Mr. Bagato
stated that they had discussed metal screenings that integrate into
the roof element and the mechanicals would not be seen from the
freeway. Mr. Malcomb asked how Building would consider that and
would it be an enclosed structure where that square footage would
be accounted for and would they have to put in fire sprinklers. Mr.
Bagato stated that he would have to talk to Building and Safety
about that. Mr. Malcomb asked if the enclosure surface on top
could be a louvered system or a grating system that would allow
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ARCHITECTURAL REVIEW COMMISSION
MINUTES September 23, 2008
the equipment to breathe and function or a closed system where
you could not see in at any angle. Commissioner Hanson stated
that it should be architecturally detailed and doing just louvers
would not be sufficient. It has to be part of the architecture; a part
of the building. Mr. Bagato suggested they perform a line of sight
study for the A/C units.
Connie with California Teachers Association indicated that she
reviewed the surrounding areas and noticed that other buildings in
that area had the louvered metal screening that matches the color
of the masonry roof and was surprised that this wasn't allowed for
their building. Commissioner Hanson stated that their building is
quite different from the others. Other buildings in that area are
more of a contemporary version.
In reference to the A/C units, Connie stated that they were opposed
to a split system and putting it down in the landscaping, she felt that
landscaping should receive full and undivided attention. She had
no problem with enclosing it with the same louvered system as the
other buildings. The other item she wanted to mention was that
CTAs staff wants the arches. Commissioner Hanson stated that
their architect has to work on that. Mr. Bagato advised her to review
the buildings in and around their site and look at the architecture;
not just the style, but the forms and the attention to detail to get an
idea of what the City expects in Palm Desert.
Ms. Hollinger discussed her concerns with the applicant that the
trash enclosures were not ADA accessible. She also discussed the
several Date Palms shown on the plans and stated not to show
more than what they have. The planters were also extremely small
and the plant choices are not going to work in those small spaces.
ACTION:
It was moved by Commissioner Hanson and seconded by Commissioner
Touschner to continue subject to: 1) creating more continuity to tie the
building together; 2) eliminating arches if not a Spanish style; 3)
additional study of the design; 4) performing a line of sight study for the
A/C units; 5) making trash enclosure ADA accessible; 6) landscape
plans to be reviewed by Landscape Specialist. Motion carried 5-0-0-2,
with Commissioners Gregory and Lambe!! absent.
G:\Planning\Janine Judy\Word Files\A Minutes\2008\AR080923.min.doc Page 16 of 17
,
........................
i .
CITY OF
..... PHLffl DESERT
I . 73-510 FRED WARING DRIVE
-.:
PALM DESERT, CALIFORNIA 92260-2578
1 rine . f
-_ TE ]GO 346—o6cI
'►, .;t" FAx: 760 341-7098
:7........ info@palm-desert.org
September 25, 2008
ARCHITECTURAL REVIEW COMMISSION ACTION
CASE NO: PP 08,3 8-3OT '"'
APPLICANT (AND ADDRESS): WARE MALCOMB ARCHITECT, 10 Edelman,
Irvine, CA 92618
NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval of a new
6, 474 square foot single story office building for The California Teachers'
Association.
LOCATION: 75-084 Gerald Ford Drive
ZONE: PCD
Upon reviewing the plans and presentations submitted by staff and by the
applicant, the Architectural Review Commission continued Case No. PP 08-308
subject to: 1) creating more continuity to tie the building together; 2) eliminating
arches if not a Spanish style; 3) additional study of the design; 4) performing a line
of sight study for the A/C units; 5) making trash enclosure ADA accessible; 6)
landscape plans to be reviewed by Landscape Specialist.
Date of Action: September 23, 2008
Vote: Motion carried 5-0-0-2, with Commissioners Gregory and
Lambell 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.
C)?MD OM tf(Yfl(U IARI
ARCHITECTURAL REVIEW COMMISSION
MINUTES October 28, 2008
B. Preliminary Plans:
1. CASE NO: PP 08-308
APPLICANT (AND ADDRESS): WARE MALCOMB ARCHITECT,
10 Edelman, Irvine, CA 92618
NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary
approval of a new 6,474 square foot single story office building for
The California Teachers' Association.
LOCATION: 75-084 Gerald Ford Drive
ZONE: PCD
Mr. Albert Barcelo, Ware Malcomb, distributed plans with last
minute modifications that were different from what was in the
packet. He stated that based on the previous comments received
from the Commission at a prior meeting they took a step back and
looked at the project overall to see what changes they needed to
make and how to coordinate that with their clients, CTA. They
came up with a new concept that changes the look of the building,
supporting the architecture with what is going on here in the desert.
They changed the architecture on the exterior elevations and made
it more consistent. They made some adjustments to the package
units located outside of the building by placing them on the roof
where they are properly screened on the two high tower elements.
One is dominant entry and one is a secondary feature. Mr. Barcelo
stated they have taken note of the visibility of the units on the roof
and went into detail of the roof, screening of the equipment and the
parapets. He also presented a site plan that had a sectional view
from the bridge and explained that they have taken that into
consideration with how they properly screened the equipment. He
presented a color materials board and described the colors. They
addressed the shading elements over the windows and explained
that they have built up the walls that project out over one foot-six
inches to allow shading. In addition to that is a wall with stone
around the windows with some of the glass recessed further back
to allow additional shading rather than bringing on an awning that
will take away some of the architecture. The landscape plan
submitted at the previous meeting identified palm trees that were
not quite coordinated. The current plans submitted show trees and
elevations and how they relate to the structure. They have
addressed the request for additional landscaping and made a shift
in the parking and embellished the landscape as much as possible.
Aci:,nn gvJon:ne Jr:uyV/Nord I les'A Minutes\<G08VAR081028.min doc Page 8 of 11
{
ARCHITECTURAL REVIEW COMMISSION
MINUTES October 28, 2008
The building and site is somewhat small, but they have made some
adjustments to increase the landscape coverage. They have
incorporated clarity to the existing landscape that is identified on
the site between their site and the existing perimeter landscape.
The floor plans have slightly been modified to reflect the building
elevations and everything has been properly coordinated and
reviewed. In relationship to the exterior elevation all plans are
matching so there is no variation between one tower element
looking bigger or not matching to the plans.
Commissioner Van Vliet asked if the equipment on the roof could
be seen from the adjacent buildings. Mr. Barcelo stated if you are
on a three-story building you may possibly be able to see the
equipment and said that he couldn't recall if they had to screen the
equipment entirely from a building at a much higher height than
theirs. For the most part they do have the equipment screened
from public view, however, if looking at the tallest building next to
them that does create a little challenge. He explained that they
could raise the screening or create some kind of fin that will give
added screening that shouldn't be too much of impact to the
structure.
Ms. Grisa wanted to make sure that if they want their signage
illuminated to remember to run electrical to it. Mr. Barcelo stated
that they have underground and interior conduits that will be put in
place to accommodate any exterior lighting on the building. Mr.
Barcelo stated that on the previous submittal the color of the sign is
dark in relationship to the colors selected. He explained that they
are adding backlighting to bring out the signage.
The Commission discussed the colors of the building. Mr. Barcelo
explained that the white adds a nice blend to break up some of the
tones and said that they can slightly change the color.
Commissioner Vuksic stated that there is an element on the roof
mounted equipment that has glass up high and they are showing
three mechanical units on top of it; he asked how that would fit up
there. Mr. Barcelo explained that it was spandrel glass and an
integral part of the wall itself and pointed out where that material
would be placed. The Commission discussed the spandrel glass
and its location. Commissioner Touschner pointed out that the
walls needed to be taller than the units. Mr. Barcelo stated that
they have a decent platform to put the equipment on top of. They
will make sure that they have a little plus space to make minor
adjustments on the screen wall. Commissioner Vuksic stated that
the top of the wall need to be continuous and they need to have an
i,_1P,Jrnin0'.Jonine JudyW'Jord Fles\A Minutes\20081AR081028.min,doc Page 9 of 11
ARCHITECTURAL REVIEW COMMISSION
MINUTES October 28, 2008
opening that is down below the top. Commissioner Touschner
recommended that the openings be as far back on the interior of
the roof as possible. Commissioner Van Vliet asked if they had
ducting up on the roof to get anything to the other side of the
building. Mr. Barcelo answered that it was all internal and stated
that they have a minimum of 24 inches of open web truss space
there in order to duct under them.
Commissioner Vuksic referred to the stone wall where they added a
layer in front of it that looks tacked on. What they really need to do
was to create a wall and punch the windows into that thicker wall
and have another line up above it which would be layered back.
This would give you the thickness around the windows. Mr. Barcelo
felt that the stone really breaks it up and adds a unique flare to it
and it's not completely taking away from the architecture. The
stone in its context of how it's laid out is balanced and equally
measured both horizontally and vertically and giving a break in
plane. Commissioner Hanson suggested reversing the stone on
the brown element. She felt the stone was a nice accent to the
building and she wasn't opposed to the white on the building. The
Commission and the applicant discussed the architecture.
Commissioner Vuksic presented a sketch of the dark brown
element coming out from the stone wall and made suggestion of
punching the windows into a deeper wall and creating a substantial
looking stone element with openings punched in it.
Commissioner Touschner stated that every opening and window is
framed, except towards the back, and they are competing. The
stone is a very special element so either have that be the whole
center or have it be the opening. The freestanding piece would be
wonderful in stone and would make it special.
The Commission discussed the handicap ramp and installing railing
and the landscape plans.
The Commission reviewed the lighting plans and recommended
that given the massing of this building they should put the lighting
on the elevations.
Commissioner Touschner asked about the signage. Mr. Barcelo
stated that there are two sign locations shown on the elevations,
and a third sign will be added and submitted with the signage
package.
Pianrnr,r,AJ.rnine Judy;`,V, e,1/1 M;nutus12CC8AAR081028.m r doc Page 10 of 11
ARCHITECTURAL REVIEW COMMISSION
MINUTES October 28, 2008
The Commission discussed their recommendations with the
architect. Mr. Bagato stated that if they had revisions they can
email Ms. Grisa with the changes and she could send them to a
couple of the Commissioners to get their comments before the next
meeting on November 12th
ACTION:
It was moved by Commissioner Touschner and seconded by Commissioner
Hanson to continue subject to: 1) reduce framed features around windows;
create a hierarchy of spaces/architectural elements; 2) make stone a more
prominent feature; 3) incorporate conduit for signage; 4) complete HVAC
screen wall element; openings 24" below parapet; 5); east elevation on right
side needs additional work; 6) south elevation reverse stone and plaster and
make wall thicker; 7) show exterior light fixtures; and 8) show third sign
location. Motion carried 5-0-1-1, with Commissioner Lambell abstaining and
Commissioner Gregory absent.
C. Miscellaneous Items:
None
VI. ADJOURNMENT
It was moved by Commissioner Hanson, seconded by Commissioner Lambell to
adjourn the meeting. Motion carried 6-1, with Commissioner Gregory absent.
The meeting was adjourned at 1:45 p.m.
TONY BAGATO
PRINCIPAL PLANNER
k'larr rJe;,1A Mu,,,tE s\2UGFSWR081028 min Page 11 of 11
r
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CITY Of•..
• •.
•
• •
PAlifi DESERT
73-510 FRED WARING DRIVE
t .. PALM DESERT, CALIFORNIA 92260-2578
.t,
TEL: 760 346-0611
._ FAX: 760 341-7098
....`..�' info@palm-desert.org
October 29, 2008
ARCHITECTURAL REVIEW COMMISSION ACTION
CASE NO: PP 08-308
APPLICANT (AND ADDRESS): WARE MALCOMB ARCHITECT, 10 Edelman,
Irvine, CA 92618
NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval of a new
6,474 square foot single story office building for The California Teachers'
Association.
LOCATION: 75-084 Gerald Ford Drive
ZONE: PCD
Upon reviewing the plans and presentations submitted by staff and by the
applicant, the Architectural Review Commission continued Case PP 08-308
subject to: 1) reduce framed features around windows; create a hierarchy of
spaces/architectural elements; 2) make stone a more prominent feature; 3)
incorporate conduit for signage; 4) complete HVAC screen wall element; openings
24" below parapet; 5); east elevation on right side needs additional work; 6) south
elevation reverse stone and plaster and make wall thicker; 7) show exterior light
fixtures; and 8) show third sign location.
Date of Action: October 28, 2008
Vote: Motion carried 5-0-1-1, with Commissioner Lambell
abstaining and Commissioner Gregory 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.
c y nimo w[arnm r,M
rr
.............
CITY OF PnLffl DESERT
73-510 FRED WARING DRIVE
•
PALM DESERT, CALIFORNIA 92260-2578
TEL: 760 346-0611
+''t� ,;ti� FAX: 760 341-7098
.,.-
':':�. info@palm-desert.org
November 14, 2008
ARCHITECTURAL REVIEW COMMISSION ACTION
CASE NO: PP 08-309
APPLICANT (AND ADDRESS): WARE MALCOMB ARCHITECT, 10 Edelman,
Irvine, CA 92618
NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval of a new
6,474 square foot single story office building for The California Teachers'
Association.
LOCATION: 75-084 Gerald Ford Drive
ZONE: PCD
Upon reviewing the plans and presentations submitted by staff and by the
applicant, the Architectural Review Commission granted approval subject to: 1)
fur out entire surface over the windows and instead of having the eyebrow above
windows bring it down between the windows as column elements; flat face with
deep recesses for windows; 2) colors between the left side of west elevation and
the right side of north elevation need to change on inside corners not outside
corners; 3) make stone elements and window spacing on north elevation equally
spaced; 4) access panels need to be flush with outer edge of plaster; plaster on
those elements should be smooth to match; and 5) receive preliminary approval
of landscape plans prior to Planning Commission.
Date of Action: November 12, 2008
Vote: Motion carried 7-0
(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.
M1,P9IMit0 CM IE(Y(1f0 PAM