HomeMy WebLinkAboutB. Case No. PPCUP 08-241 - Ron Henderson, Michael Johnston CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
PLANNING COMMISSION STAFF REPORT
REQUEST: Approval of a Precise Plan of design and Conditional Use Permit to
convert an existing single family home to an office building for
Farmer's Insurance located at 74-426 Alessandro Drive.
SUBMITTED BY: Kevin Swartz
Assistant Planner
APPLICANT: Ron Henderson / Michael Johnston
73-708 Highway 111
Palm Desert, CA 92260
CASE NOS: PP/CUP 08-241
DATE: October 7, 2008
EXECUTIVE SUMMARY:
Approval of staff's recommendation will allow the applicant to convert an existing
single family home into an office building for Farmer's Insurance on the north
side of Alessandro Drive.
II. BACKGROUND:
A. Property Description:
The subject property is located on the northwest corner of De Anza Way
and Alessandro Drive. The property has an existing single family home,
totaling approximately 7,840 square feet, is rectangular in shape, relatively
flat, and is zoned Residential Multiple Family (R-3). The R-3 zone allows
the developer/property owners flexibility in uses such as professional
offices, provided that the property is abutting or across the street or
across an alley from commercially zoned properties.
Buildings in the area include single-story office buildings, restaurants, gas
station, and multi and single family residences. To the south is a
restaurant (Chicago Freddie's) and an office building. To the north is an
existing single family home, to the east and west are existing apartment
complexes.
Staff Report
Case Nos. PP/CUP 08-241
October 7, 2008
Page 2 of 7
B. General Plan Designation and Zoning:
The property is zoned R-3, Residential Multiple Family and is designated
R-M, Medium Density Residential in the City's General Plan.
C. Adjacent Zoning and Land Use:
North: R-1 Residential Single Family/ Single Family Home
South: C-1 General Commercial / Chicago Freddie's
East: R-3 Residential Multiple Family/Apartment Complex
West: R-3 Residential Multiple Family/Apartment Complex
III. PROJECT DESCRIPTION:
The applicant is requesting approval of a Precise Plan of design and a
Conditional Use Permit to convert an existing single family home into an office
building for Farmers Insurance including offices, a conference room, storage,
reception area, and eight parking spaces. The R-3 zone allows professional
offices, provided that the property to be developed is abutting or across the
street or across an alley from commercially zoned property, subject to a
Conditional Use Permit. The area south of the subject property is zoned General
Commercial.
A. Site Plan:
The site plan is designed with one vehicular driveway off of De Anza Way.
The entrance consists of a straight path of travel that leads to eight parking
stalls with trees every three spaces providing for shade. From the parking
area is a path of travel that is ADA complaint and that leads to the front
entrance of the building. Currently there is an existing six-foot block wall
located on the east, west, and south property lines, and a four-foot block
wall on Alessandro Drive that will remain. The applicant is proposing
landscaping around the property to soften the overall look of the building.
B. Building Description:
The proposed conversion is a single story building with a variety of roofline
heights varying on the main building from the predominant building line of
twelve feet high to the tallest parapet element of fifteen feet. The building
consists of five offices, one conference room, a storage room, bathroom,
reception area, and an outdoor covered patio.
G:\Planning\Kevin Swartz\Word\PPCUP 08-241\PC staff report.doc
Staff Report
Case Nos. PP/CUP 08-241
October 7, 2008
Page 3 of 7
C. Architecture:
The project architecture is of a Modern architecture design, utilizing a mix of
stucco, recessed windows, vertical columns, and earth tone colors. The
building stucco colors are Ralph Lauren "Sand Heather" and "Chocolate
Brown". The perimeter wall is stucco painted Behr "Plus Suntan Glow".
While the project appears to be one solid block in plan view, it is punctuated
with a series of defined modulations in the form of recessed windows,
articulating rooflines, and a variety of fenestration types. The landscape
palette will focus on a desert theme, with plants requiring minimal water
usages. The plant selection is in conformance with the City's Landscape
Maintenance Guide and recommendations. While the plans have not yet
received preliminary approval from the city's landscape specialist, they are
being reviewed.
At its meeting of September 9, 2008 the Architectural Review Commission
(ARC) reviewed the project. The Commission generally supported the
concept of the conversion from residence into an office building for Farmers
Insurance. The Commission granted preliminary approval and the
Commission agreed that the project architects have provided a well
designed project subject to recessing the windows, revising the form of the
roof at the storage room, matching the colors as they wrap around the
building of each elevation, and landscape approval. The project was
approved on a 6-0-0-1 vote, with Commissioner Touschner absent.
D. Landscaping:
The landscape palette will focus on a desert theme, with plants requiring
minimal water usage. Preliminary approval from the City's Landscape
Specialist has not been approved at this time. A condition of approval has
been placed on the project that the plant selection is in conformance with
the City's Landscape Maintenance Guide and recommendations. Another
condition has been placed that all lighting for the facility will be strictly on
site and will not intrude onto surrounding properties.
IV. ANALYSIS:
The subject parcel falls within the R-3, Residential Multiple Family zone. The R-
3 zone allows professional offices, provided the property to be developed is
abutting or across, the street, or across an alley from commercially zoned
property, and residential development standards to be used to ensure
compatibility. The following table compares the proposed project.
G:\Planning\Kevin Swartz\Word\PPCUP 08-241\PC staff report.doc
Staff Report
Case Nos. PP/CUP 08-241
October 7, 2008
Page 4 of 7
STANDARD E.. Ft PROJECT,
E
Front Setback 20 feet 20 feet
Rear Yard Setback 15 feet 45 feet
Side Yard Setbacks 14 combined 5', 15' street side
Height 18 feet 15 feet top of parapet
Lot Coverage 35% 32%
Parking 8 8
Precise Plan and Conditional Use Permit Findings:
1. The proposed location of the precise plan / conditional use 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 R-3, Residential Multiple Family. The
district allows a variety of types of dwellings and professional offices,
provided that the property to be developed is abutting or across the street,
or across an alley from commercially zoned property subject to a
Conditional Use Permit. The area south of the subject property is zoned
General Commercial. The proposed conversion from an existing single
family home to an office building for Farmers Insurance is in accord
with the objectives of the Zoning Ordinance and is consistent with the
uses outlined in section 25.38.030 Conditional uses.
2. The proposed location of the precise plan / conditional use 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.
The project will be a conversion of an older single family home into an
office building for Farmers Insurance located in an older area of the
community and, as such, may lead to other properties upgrading. The
proposed project as conditioned will comply with current building and
safety codes, fire department codes, and will be and reviewed by the
City's Engineering Department for compliance with City ordinances. The
use of an office building is permitted within the R-3 zone subject to a
Conditional Use Permit (for the land use) 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
G:\Planning\Kevin Swartz\Word\PPCUP 08-241\PC staff report.doc
Staff Report
Case Nos. PP/CUP 08-241
October 7, 2008
Page 5 of 7
in the vicinity, as described in more detail in the Staff report. A condition of
approval has been placed on the project that will require the project
proponent to construct all necessary on and off-site infrastructure to
provide utilities to the proposed project prior to the issuance of building
permits. Water, sanitation and public utilities and services are
available in Alessandro Drive, a public street.
3. The proposed precise plan / conditional use will comply with each of the
applicable provisions of this title, except for approved variances or
adjustments.
The properly is located in the Residential Multiple Family zone and the
project complies with all provisions of the base zone (R-3). 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 / conditional use 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 Residential Goals, Policies and Programs is Goal 2, which states the
preservation and enhancement of the City's existing neighborhoods. Goal
3 of the General Plan endorses residential neighborhoods that are
thoughtfully integrated with community parks and schools, and have
convenient and appropriately located access to employment centers and
commercial services.
This project promotes a land use that is consistent with the goals, policies,
and programs of the General Plan. The project is consistent with the
General Plan because the project proposes to convert an existing single
family home into an office building for Farmers Insurance, which is
compatible with the existing uses within the surrounding area, and offers
an excellent service in a location that is convenient to the community.
A. Land Use Compatibility:
The proposed conversion from a single family home to an office building
for Farmers Insurance is located in the R-3 zone, which allows a mix of
offices and residential type uses under a Conditional Use Permit. The
proposed project is surrounded by residentially and commercially zoned
G:\Planning\Kevin Swartz\Word\PPCUP 08-241\PC staff report.doc
Staff Report
Case Nos. PP/CUP 08-241
October 7, 2008
Page 6 of 7
properties. Buildings in the area include single-story office buildings,
restaurants, gas station, and multi and single family residences. To the
south is a restaurant (Chicago Freddie's) and an office building. To the
north is an existing single family home, to the east and west are existing
apartment complexes. With the proximity of Highway 111, this location is
attractive for this type of development. It has been shown that the
proposed use is compatible with the other commercial and residential
uses in the surrounding area.
V. ENVIRONMENTAL REVIEW:
For the purposes of CEQA, the Director of Community Development has
determined that the proposed precise plan and Conditional Use Permit are a
Class 32 Categorical Exemption, and no further review is necessary.
VI. CONCLUSION:
The proposed Farmers Insurance building meets the development standards for
the Residential Multiple Family zone, subject to a Precise Plan and Conditional
Use Permit. The building is in keeping with the existing buildings in the
surrounding area and the architecture will enhance the surrounding properties.
All of the findings of approval for the Precise Plan and Conditional Use Permit
can be met and are described on Pages 1 and 2 of the draft resolution.
VII. RECOMMENDATION:
That the Planning Commission adopt the findings and adopt Planning
Commission Resolution No. , approving PP/CUP 08-241, subject to
attached conditions.
G:\Planning\Kevin Swartz\Word\PPCUP 08-241\PC staff report.doc
Staff Report
Case Nos. PP/CUP 08-241
October 7, 2008
Page 7 of 7
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:
L-G..c
Kevin Swartz Lauri Aylaian
Assistant Planner Director of Community Development
Approv
/ ,
Omer Cr y
ACM for De lopment Services
G:\Planning\Kevin Swartz\Word\PPCUP 08-241\PC 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 /
CONDITIONAL USE PERMIT AN TO CONVERT AN EXISTING SINGLE
FAMILY HOME INTO AN OFFICE BUILDING FOR FARMERS
INSURANCE ON THE NORTHWEST CORNER OF DE ANZA WAY AND
ALESSANDRO DRIVE LOCATED AT 74-426 ALESSANDRO DRIVE.
CASE NOS. PP/CUP 08-241
WHEREAS, the Planning Commission of the City of Palm Desert, California, did
on the 7th of October, 2008, hold a duly noticed public hearing to consider the request of
Ron Henderson and Michael Johnston 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 / conditional use permit:
Precise Plan/Conditional Use Permit:
1. The proposed location of the precise plan / conditional use 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 R-3, Residential Multiple Family. The
district allows a variety of types of dwellings and professional offices,
provided that the property to be developed is abutting or across the street
or across an alley from commercially zoned property subject to a
Conditional Use Permit. The area south of the subject property is zoned
General Commercial. The proposed conversion from an existing single
family home to an office building for Farmers Insurance is in accord
with the objectives of the Zoning Ordinance and is consistent with the
uses outlined in section 25.38.030 Conditional uses.
PLANNING COMMISSION RESOLUTION NO.
2. The proposed location of the precise plan / conditional use 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.
The project will be a conversion of an older single family home into an
office building for Farmers Insurance located in an older area of the
community and, as such, may lead to other properties upgrading. 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 R-3 zone subject to a Conditional
Use Permit (for the land use) 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. A condition of
approval has been placed on the project that will require the project
proponent to construct all necessary on and off-site infrastructure to
provide utilities to the proposed project prior to the issuance of building
permits. Water, sanitation and public utilities and services are available in
Alessandro Drive, a public street.
3. The proposed precise plan / conditional use will comply with each of the
applicable provisions of this title, except for approved variances or
adjustments.
The property is located in the Residential Multiple Family zone and the
project complies with all provisions of the base zone (R-3). 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 / conditional use 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 Residential Goals, Policies and Programs is Goal 2, which states the
preservation and enhancement of the City's existing neighborhoods. Goal 3
of the General Plan endorses residential neighborhoods that are thoughtfully
integrated with community parks and schools, and have convenient and
appropriately located access to employment centers and commercial
services.
2
PLANNING COMMISSION RESOLUTION NO.
This project promotes a land use that is consistent with the goals, policies,
and programs of the General Plan. The project is consistent with the
General Plan because the project proposes to convert an existing single
family home into an office building for Farmers Insurance, which is
compatible with the existing uses within the surrounding area, and offers
an excellent service in a location that is convenient to the community.
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 / Conditional Use Permit 08-241, are hereby
granted, subject to the attached conditions.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert
Planning Commission, held on this 7th day of October 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/CUP 08-241
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. 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
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.
4
PLANNING COMMISSION RESOLUTION NO.
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.
BONDS AND FEES
2. 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.
3. The project shall be subject to Transportation Uniform Mitigation Fees (TUMF)
Payment of said fees shall be at the time of building permit issuance.
4. A standard inspection fee shall be paid prior to issuance of grading permits.
5. Drainage fees, in accordance with Section 26.49 of the Palm Desert Municipal
Code shall be paid prior to issuance of grading permits.
DESIGN REQUIREMENTS
6. Complete grading and improvement plans and specifications shall be submitted
to the Director of Public Works for checking and approval prior to issuance of any
permits.
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.
5
PLANNING COMMISSION RESOLUTION NO.
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 plans shall be submitted for review concurrently with grading plans.
11. Full public improvements, as required by Section 26 of the Palm Desert
Municipal Code, shall be installed in accordance with City standards including:
Reconstruction of driveway and sidewalk modifications
12. Rights-of-way necessary for the installation of the above referenced
improvements shall be dedicated to the city prior to the issuance of any permits
associated with this project.
CONSTRUCTION REQUIREMENTS
13. All public and private improvements shall be inspected by the Department of
Public Works and no occupancy permit shall be granted until the improvements
have been completed.
14. 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.
2. A fire flow of 1500 gpm for an 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 multifamily dwellings.
6
PLANNING COMMISSION RESOLUTION NO.
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. Exempted are one and two
family dwellings. (13R and attic protector).
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 2A10BC
extinguisher per 3000 square feet and not over 75 feet walking distance. A "K"
type fire extinguisher is required in all commercial kitchens, mount CU exterior of
building.
10. All buildings shall have illuminated addresses of a size approved by the city.
11. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be
submitted separately to the Fire Marshal for approval prior to construction.
12. Conditions subject to change with adoption of new codes, ordinances, laws or
when building permits are not obtained within 12 months.
13. 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.
7
PLANNING COMMISSION RESOLUTION NO.
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 (Based on 2006 IFC)
2. 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.
3. 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.
4. 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.
8
CITY Of PALM DESERT
73-510 FRED WARING DRIVE
f''.ics.riptiitiPALM DESERT,CALIFORNIA 92260-2578
TEL:760 346-0611
`:� „ _.i• FAX:760 341-7098
`.a, -` info@palm-deserr.org
CITY OF PALM DESERT
LEGAL NOTICE
CASE NO. PP/CUP 08-241
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert
Planning Commission to consider a request by Ron Henderson and Michael Johnston for
approval of a Precise Plan and Conditional Use Permit to convert an existing single family
residents into an office building for Farmers Insurance located at 74-426 Alessandro
Drive.
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SAID public hearing will be held on Tuesday, October 7, 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 (or city council)at,or prior to,the public hearing.
PUBLISH: Desert Sun Lauri Aylaian, Secretary
September 27,2008 Palm Desert Planning Commission
CITY OF PALM DESERT
INTEROFFICE MEMORANDUM
TO: Department of Community Development/Planning
Attention: Kevin Swartz
FROM: Phil Joy, Associate Transportation Planner
SUBJECT: PP 8-241 Henderson/Johnston Alessandro Office Conversion
DATE: June 27, 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.
BONDS AND FEES
2. 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.
3. The project shall be subject to Transportation Uniform Mitigation Fees ( TUMF)
Payment of said fees shall be at the time of building permit issuance.
4. A standard inspection fee shall be paid prior to issuance of grading permits.
5. Drainage fees, in accordance with Section 26.49 of the Palm Desert Municipal
Code shall be paid prior to issuance of grading permits.
DESIGN REQUIREMENTS
6. Complete grading and improvement plans and specifications shall be submitted
to the Director of Public Works for checking and approval prior to issuance of any
permits.
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 plans shall be submitted for review concurrently with grading plans.
11. Full public improvements, as required by Section 26 of the Palm Desert
Municipal Code, shall be installed in accordance with City standards including:
Reconstruction of driveway and sidewalk modifications.
• Rights-of-way necessary for the installation of the above referenced
improvements shall be dedicated to the city prior to the issuance of any permits
associated with this project.
CONSTRUCTION REQUIREMENTS
14. All public and private improvements shall be inspected by the Department of
Public Works and no occupancy permit shall be granted until the improvements
have been completed.
15. 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.
16. 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.
/*.- -/ '-'7`;?-
Phil Joy
Palm Desert Fire Department
:111 fawn'
Fire Prevention Bureau
'.' • 1 In cooperation with Riverside County Fire Department
ill..
"" 73710 Fred Waring Dr. Suite 102 Palm Desert Ca 92260 760-346-1870 Fax 760-779-1959
Palm Desert Fire Marshal's Office
73710 Fred Waring Drive#102
Palm Desert CA 92260
(760)346-1870
TO: kLZv Tvy ar21 Z DATE: (oackClfi .
REF: /Cu(7 c56-2 t I
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.
0 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 gpn:f low of
3. 1500 gpm for single family dwellings
4. 2500 gpm for multifamily dwellings
T 3000 gpm for commercial buildings
The required fire flow shall be available from a wet barrel Super
Hydrant(s)4"x 2 %z" a 2 Y2",located not less than 25' nor more than:
6. 200' from any portion of a single family dwelling measured via
vehicular traveiway
7. 165' from any portion of a multifamily dwelling measured via
vehicular traveiway
031 150' from any portion of a commercial building measured via
vehicular traveiway
Q 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.
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.
All valves controlling the water supply for automatic sprinkler
systems and Water-flow switches shall be monitored and alarmed per
CBC Chapter 9.
f) 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.
18. Whenever access into private property is controlled through use of
gates, barriers or other means provisions shall be made to install a
"Knox Box" key over-ride system to allow for emergency vehicle
access. Minimum gate width shall be 16"with a minimum vertical
clearance of 13'6".
19. A dead end single access over 500' will require a secondary access,
sprinklers or other mitigative measures approved by the Fire
Marshal. Under no circumstance shall a dead end over 1300' be
accepted.
20. A second access is required. This can be accomplished by two main
access points from a main roadway or an emergency gate from an
adjoining development.
21. This project may require licensing by a state or county agency,to
facilitate plan review the applicant shall prepare and submit to the
Fire Marshal a letter of intent detailing the proposed usage and
occupancy type.
(, All buildings shall have illuminated addresses of a size approved by
the city.
VAll fire sprinkler systems, fixed fire suppression systems and alarm
plans must be submitted separately to the Fire Marshal for approval
prior to construction.
C1 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:
Sincerely,
Jorge Rodriguez
Fire Marshal
CITY OF PALM DESERT
41C
• � /� � BUILDING & SAFETY DEPARTMENT
.t� pdti .
INTEROFFICE MEMORANDUM
To: Kevin Swartz, Assistant Planner
From: Sam Szymanski, Senior Plans Examiner
Date: June 27, 2008
Subject: CUP 08-247
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 BUILDING STANDARDS ADMINISTRATIVE CODE
2007 CALIFORNIA FIRE CODE (Based on 2006 IFC)
2. Detectable warnings 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 supercede the State requirement.
3. 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.
4. 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.
5. 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.
G:\Planning\Kevin Swartz\Word\PPCUP 08.241\building conditions.doc
CITY OF PALifi DESERT
73-510 FRED WARING DRIVE
•
PALM DESERT, CALIFORNIA 92260-2578
TEL: 760 346-0611
•
FAX: 760 341-7098
i E info@palm-desert.org
September 11, 2008
ARCHITECTURAL REVIEW COMMISSION ACTION
CASE NO: PP/CUP 08-241
APPLICANT (AND ADDRESS): RON HENDERSON & MICHAEL JOHNSTON,
73708 Highway 111, Palm Desert, CA 92260
NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval of
conversion of an existing single family structure to an office building: Farmer's
Insurance Building.
LOCATION: 74-426 Alessandro
ZONE: R3 (4)
Upon reviewing the plans and presentations submitted by staff and by the
applicant, the Architectural Review Commission granted approval subject to: 1)
recess windows and not flushed with walls; 2) take form back onto existing roof to
wall of storage room and block it out on both the front and rear elevations; 3)
match colors as they wrap around building on each elevation; and 4) subject to
landscape approval.
Date of Action: September 9, 2008
Vote: Motion carried 6-0-0-1, with Commissioner Touschner
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.
�,TAINTED ON IMO PAM
ARCHITECTURAL REVIEW COMMISSION
MINUTES September 9, 2008
3. CASE NO: MISC 08-323
APPLICANT (AND ADDRESS): GREGORIO LEON, 74-026 De
Anza Way, Palm Desert, CA 92260
NATURE OF PROJECT/APPROVAL SOUGHT: Final approval of
16 foot roof height.
LOCATION: 74-026 De Anza
ZONE: R.1
ACTION:
It was moved by Commissioner Vuksic and seconded by Commissioner
DeLuna to grant approval. Motion carried 6-0-0-1, with Commissioner
Touschner absent.
B. Preliminary Plans:
1. CASE NO: PP/CUP 08-241
APPLICANT (AND ADDRESS): RON HENDERSON & MICHAEL
JOHNSTON, 73708 Highway 111, Palm Desert, CA 92260
NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary
approval of conversion of an existing single family structure to an
office building: Farmer's Insurance Building.
LOCATION: 74-426 Alessandro
ZONE: R3 (4)
Mr. Swartz stated that this project has returned to ARC. He
presented plans and photos of the existing house and the
neighborhood which were requested at the last meeting. At the last
meeting the Commission stated that there were too many elements
and it needed a focal point. He pointed out the changes that have
been made; the left elevation has been enlarged, they centered the
door, and changed the windows to give it more of a commercial
feel.
Commissioner Vuksic stated that the windows needed to be
recessed a little more so they aren't flush with the wall. He asked
the architect if the walls were thick. Mr. Skip Johnson, Architect,
stated that they are fairly thick masonry walls and the windows are
G:'Planning\Janine JudysWord Files\A Minutes`2008\AR080909.rnin.doc Page 6 of 9
ARCHITECTURAL REVIEW COMMISSION
MINUTES September 9, 2008
recessed to some extent. Commissioner Vuksic stated the large
forms on the front elevation don't go back very far considering how
wide it is and suggested they take that form back on the existing
roof to the wall of the storage room and then block it out. Both
need to be closed in the back because you will be able to see those
from a distance. He suggested framing it across the top leaving the
bottom open.
Commissioner Vuksic wanted to point out that the colors don't
seem to match going around the building. We don't want it to
become a problem in the field where we end up with less than the
desired result. He stated to go back and check for color blocking.
ACTION:
It was moved by Commissioner Vuksic and seconded by Commissioner
Hanson to grant approval subject to: 1) recess windows and not flushed with
walls; 2) take form back onto existing roof to wall of storage room and block
it out on both the front and rear elevations; 3) match colors as they wrap
around building on each elevation; and 4) subject to landscape approval.
Motion carried 6-0-0-1, with Commissioner Touschner absent.
2. CASE NOS: MISC
APPLICANT (AND ADDRESS): CARLILE COATSWORTH
ARCHITECTS, 2495 Campus Drive, 2nd Floor, Irvine, CA 92612
NATURE OF PROJECT/APPROVAL SOUGHT: Final approval of
store expansion for Saks Fifth Avenue.
LOCATION: 73-555 El Paseo #D
ZONE: C-1
Mr. Stendell summarized this project. He indicated that after
visiting the site he expressed that some of this was a little bit of
overkill. He indicated that the screens and vines would be a liability
and suggested a decorative screen. He also felt the same way
about the rear elevations. He recommended preliminary approval
of the building subject to losing the vines growing up the side of the
wall, keeping some sort of decorative material and working at staff
level with the landscape specialist to come up with a new concept
for the alleyways. There is about ten to twelve feet of landscape
that is in between the parking structure and the wall of Saks
existing that will continue with this addition. It is a hard place to
grow anything because of the amount of concrete and heat there.
G:`Plarning'Janine Judy\Word Files\A Minutes\2008\AR080909.min doc Page 7 of 9
r% L 73--510 FRF.D WARING LiPIVL
fj PAI^I 01'.SERI r', CAL /RNIA 92260--257 3
,4 TEL: 760 346— 0 fL
,� y� FAX: 760 341-7098
`'t......... info@palm-desert.org
August 14, 2008
ARCHITECTURAL REVIEW COMMISSION ACTION
CASE NO: PP/CUP 08-241
APPLICANT (AND ADDRESS): RON HENDERSON & MICHAEL JOHNSTON,
73708 Highway 111, Palm Desert, CA 92260
NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval of
conversion of an existing single family structure to an office building: Farmer's
Insurance Building.
LOCATION: 74-426 Alessandro
ZONE: R3 (4)
Upon reviewing the plans and presentations submitted by staff and by the
applicant, the Architectural Review Commission continued Case PP/CUP 08-241
subject to: 1) submitting a revised schematic; 2) photos of neighborhood; and 3)
Commissioners to drive by for site review.
Date of Action: August 12, 2008
Vote: Motion carried 4-0-1-2, with Commissioner Gregory
abstaining and Commissioners Hanson and Vuksic absent
(An appeal of the above action may be made in writing to the City (Ark 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.
PROMO ON RECYCLED PAPER
ARCHITECTURAL REVIEW COMMISSION
MINUTES August 12, 2008
The Commission reviewed the plan changes and discussed the
location of the monument sign. Commissioner Gregory suggested
that the "American Mini Storage" sign be moved down on the
building around twelve inches or centered as much as possible
between the parapet and the windows.
Commissioner Touschner stated that the flag on the monument
sign looks trisected and asked if they could carry the blue of the
flag across to the arch. Mr. John Calhoun, Sign-A-Rama, stated
that it was American Mini's logo and that these letters were push-
through, and to carry the blue across it would cause a whole
different configuration. He stated that this sign is used around the
country.
Commissioner Touschner was concerned that the letters on the
monument sign are blue and red, but the letters on the building are
all red. She expressed that it would look better if "American Mini"
was in blue and "Storage" was in red. She realized that it is their
logo, but stated that the color change would blend in and look so
much nicer on the building. Mr. Calhoun stated that they are
channel letters so changing the color route would not be a problem;
the applicant agreed.
ACTION:
It was moved by Commissioner Touschner and seconded by Commissioner
DeLuna to grant approval subject to: 1) blue letters for "American Mini" and
red letters for "Storage"; and 2) centering signage on building between the
parapet and the windows. Motion carried 4-0-1-2, with Commissioner
Gregory abstaining and Commissioners Hanson and Vuksic absent.
B. Preliminary Plans:
1. CASE NO: PP/CUP 08-241
APPLICANT (AND ADDRESS): RON HENDERSON & MICHAEL
JOHNSTON, 73708 Highway 111, Palm Desert, CA 92260
NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary
approval of conversion of an existing single family structure to an
office building: Farmer's Insurance Building.
LOCATION: 74-426 Alessandro
ZONE: R3 (4)
G:\Planning\Janine Judy\Word Files\A Minutes\2008\AR080812.min.doc Page 4 of 12
ARCHITECTURAL REVIEW COMMISSION
MINUTES August 12, 2008
Mr. Swartz presented the project and summarized the staff report.
Upon reviewing the plans and presentations submitted by staff and
by the applicant at the previous meeting, the Architectural
Commission continued this case subject to enhancing the windows
to be an integral part of the architecture, using colors that work
together to accent, and the applicants to review contemporary
buildings in the city as a reference. He presented the revised plans
showing how the applicants beefed up the building.
Mr. Skip Lynch, Architect, stated that the structure that is currently
there is an old single family residence and used as an office
building. The configuration is such that it is at somewhat of an
angle and blends some interest to the architectural shape of the
building. At the last meeting it was mentioned that they didn't have
enough articulation on the building and it needed some beefing up.
They increased some of the elements to eight or ten feet in some
areas. The walls on the back side were thickened so the windows
are now recessed on all four sides of the building. The floor plan
shows how the elements have been increased and are projecting
forward on this site.
Commissioner Lambell discussed her concerns about the front
door. Commissioner Touschner stated that the front door was not
centered within the space and wasn't symmetrical. She suggested
having one door with side lights centered in the building.
Commissioner Lambell expressed her concerns with the plans and
stated that while it is better than the first submittal she felt that it still
wasn't there yet. Commissioner Touschner shared the concerns
expressed by Commissioner Lambell and stated that the changes
that they have made is a band aid and suggested stepping back
and looking at the pure structure that they have and then work with
that. She felt that they were trying hard to make it commercial
verses residential and making a change of use to fit what it is that
they want. She expressed that it is a beautiful sighting of a building
and they couldn't ask for it to be any better on the site. However,
she said that she was having a hard time contextually and asked
what the neighborhood looked like. Mr. Lynch described the
neighborhood as being older vintage apartments with some areas
in need of repair.
G:\Planning\Janine Judy\Word Files\A Minutes\2008\AR080812.min.doc Page 5 of 12
ARCHITECTURAL REVIEW COMMISSION
MINUTES August 12, 2008
The Commission and the architect reviewed and discussed the site
plan. Commissioner Touschner expressed that the plans were
awkward and that the columns holding up the entrance were not
drawn correctly; not in true elevation. The Commission stated that
it is difficult to convert a residence into a small office building and
felt that the applicants were hindering themselves trying to salvage
the old structure.
Mr. Bagato stated that staff generally has two types of projects;
projects that are close enough that we can work through some
minor changes and projects with bigger design issues. He stated
that the approach is to look at the overall design from a holistic
point of view and pointed out that the Commission is trying to fix
little things on something that they have an overall concern with. If
there are major design issues from the Commission as a whole, it is
beneficial for the applicant to hear them now rather than later. Mr.
Lynch stated that they could work with staff on the design. Mr.
Bagato stated that when they have done this with other commercial
buildings they have to look at a design that would work better with
the existing building, a design that would make more sense in how
it relates to the existing windows and doors.
Commissioner Van Vliet stated that it is more than just the windows
he had concerns with. He also had concerns with the roof,
parapets and the overhangs, stating that they just looked odd.
Commissioner Touschner said that the other piece of this was that
it was not contextual; she doesn't understand where the neighbors
are. Commissioner Lambell asked if they could get some photos of
the area and take a look at a holistic approach to the building and
the forms. She said they need to take a look at the elements and
how they apply to one another and how they apply to the building
and the neighbors. She stated that this is a transitional area and
they have done a great job taking it out of the residential feel, but
just not there yet. Commissioner Touschner suggested that the
Commission drive by and take a look at the neighborhood.
Commissioner Gregory asked if they had to go as high as they
were going on some of the parapets. Mr. Lynch stated that they
decided to go high to try and get the Farmer's Insurance sign
placed on the building. Commissioner Gregory felt that this was an
articulation that causes a jarring sensation with some of these
abrupt vertical massive elements, and then the difficulty is
compounded by the vertical lines not running simply and smoothly
up. Mr. Lynch suggested that his clients remove the sign off the
G:\Planning\Janine Judy\Word Files\A Minutes\2008\AR080812.min.doc Page 6 of 12
ARCHITECTURAL REVIEW COMMISSION
MINUTES August 12, 2008
building. Commissioner Gregory stated that signs can be on the
building but just not as big as shown; the building should not be a
billboard.
Commissioner Gregory asked Mr. Lynch if he could submit a quick
schematic taking into account some of the items discussed and
present it at the next meeting. He stated that the Commission
doesn't want a band aid approach, but thought that the applicants
may be feeling like they were running into a brick wall of sorts. Mr.
Lynch stated that he would put two to three different studies
together.
ACTION:
It was moved by Commissioner DeLuna and seconded by Commissioner
Lambell to grant a continuance subject to: 1) submitting a revised
schematic; 2) photos of neighborhood; and 3) Commissioners to drive by for
site review. Motion carried 4-0-1-2, with Commissioner Gregory abstaining
and Commissioners Hanson and Vuksic absent
2. CASE NO: MISC 08-315
APPLICANT (AND ADDRESS): STEVEN EHRLICH
ARCHITECTS Attn: Brendan Canning, 10865 Washington Blvd.
Culver City, CA 90232
NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary
approval of a single family residence including attached garage and
new landscaping on a currently vacate site.
LOCATION: 106 Tekis Court
ZONE: P.C.D. — D
Ms. Schrader presented the project and summarized the staff
report. A project request by the same owner for a two-story
residence was approved by the Architectural Commission on
October 23, 2007. At that time the proposed single-family home
was projected for the adjacent vacant lot to the south (uphill), at
107 Tekis Place. The owners of the property at 107 Tekis Place
have since purchased the lot north (downhill) of their former
approval. The new property is in a small cul-de-sac off Tekis Place
G:\Planning\Janine Judy Word Files\A Minutes\2008WR080812.min.doc Page 7 of 12
...........
CITY OF PRIM DESERT
73-510 FRED WARING DRIVE
r • PALM DESERT, CALIFORNIA 92260-2578
TEL: 760 346-0611
,� �-, FAX: 760 341-7098
• jai
''.,... info@palm-desert.org
July 10, 2008
ARCHITECTURAL REVIEW COMMISSION ACTION
CASE NO: PP/CUP 08-241
APPLICANT (AND ADDRESS): RON HENDERSON & MICHAEL JOHNSTON,
73708 Highway 111, Palm Desert, CA 92260
NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval of
conversion of an existing single family structure to an office building: Farmer's
Insurance Building.
LOCATION: 74-426 Alessandro
ZONE: R3 (4)
Upon reviewing the plans and presentations submitted by staff and by the
applicant, the Architectural Review Commission continued Case No. PP/CUP 08-
241subject to: 1) enhancing the windows to be an integral part of the architecture;
2) use colors that work together to accent; and 3) review contemporary buildings in
the city as a reference.
Date of Action: July 8, 2008
Vote: Motion carried 6-0-0-1, with 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.
0 PRINTED ON IF(YOLOD PAPER
ARCHITECTURAL RLvIEW COMMISSION
MINUTES July 8, 2008
6. CASE NO: SA 08-249
APPLICANT (AND ADDRESS): SIGN-A-RAMA, 41-945
Boardwalk, Suite L, Palm Desert, CA 92211
NATURE OF PROJECT/APPROVAL SOUGHT: Final approval of
sign program: Pointe Monterey
LOCATION: 34-100 to 34-500 Gateway Drive
ZONE: S.I
Action:
It was moved by Commissioner Hanson and seconded by Commissioner
Van Vliet, to continue per applicant's request. Motion carried 6-0-0-1, with
Commissioner Gregory absent
B. Preliminary Plans:
1. CASE NO: PP/CUP 08-241
APPLICANT (AND ADDRESS): RON HENDERSON & MICHAEL
JOHNSTON, 73708 Highway 111, Palm Desert, CA 92260
NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary
approval of conversion of an existing single family structure to an
office building: Farmer's Insurance Building.
LOCATION: 74-426 Alessandro
ZONE: R3 (4)
Mr. Swartz presented the project and summarized the staff report.
The applicant is requesting approval to convert an existing single
family resident into an office building for Farmers Insurance. The
R-3 zone allows professional offices, provided property to be
developed is abutting or across the street, or across an alley from
commercially zoned property subject to a Conditional Use Permit.
The proposed height would not adversely impact neighboring
properties since the roof is a rectilinear flat roof. The existing home
incorporated some rock and staff would like to see the building
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ARCHITECTURAL REVIEW COMMISSION
MINUTES July 8, 2008
incorporate stone or river rock. Final landscape plans have not
been reviewed by the City's landscape specialist and would require
final approval prior to resolving the overall design of the new
structures.
Mr. Michael Johnston, applicant, stated that he and his partner Mr.
Ron Henderson will be merging agencies and will need a larger
office. They had considered tearing the building down, but then
their architect came up with an idea to remodel with a desert
contemporary design. He feels that remodeling this building would
be an asset to the area.
Commissioner Van Vliet asked where the HVAC equipment would
be located. Mr. Johnston answered that there would be regular A/C
units with the FAUs inside the building and the equipment would be
on a corner of the roof with the duct work located in the ceiling.
Commissioner Van Vliet asked about the flat roof sections and if
there would be a parapet. Mr. Johnston stated that there would be
a 30-inch parapet. He indicated that the existing roof will stay and
a wall would be placed around it. The Commission reviewed the
roof plan and discussed the HVAC unit. Commissioner Vuksic felt
that it would be very noisy in the office because the A/C units would
be in the closets; one being in a closet with a louvered door. He
asked that the applicants take that into consideration and
suggested that they position those closets where they can have the
doors on the outside and double frame the walls.
Commissioner Vuksic stated that he liked their idea for the remodel
and thought the site plan of the existing house looked really
interesting. However, he felt that the proposed design needs to be
better. He didn't want to get in depth critiquing it and wanted to
keep it pretty general. He stated that the forms were a little clunky
and the windows could become more of an integral part of the
architecture. Right now the drawings are inconsistent and hard to
follow and the roof plan was hard to read. Some of the forms don't
go back very far onto the existing roof and are open on the back
side. They need to look like completed forms. He suggested that
the applicants take a look around at some of the better buildings in
the area that have the desert contemporary design and look at how
the components are put together. He felt that they could do it better
without having to spend more money. He said that the next
G:1Plannir,q\Janine Judy\Word Files\A Minutes\2008\AR080708.mm.doc Page 10 of 14
ARCHITECTURAL REviEW COMMISSION
MINUTES July 8, 2008
submittal should be a package that reads easily and is consistent.
Commissioner Vuksic discussed the plans and changes with the
applicant and made suggestions on what could be done. He again
stated that he liked the idea and that it was great that they were
doing this.
Mr. Skip Lynch, Architect, stated that this building is a masonry
building which causes some problems from a cost standpoint.
They were trying to improve the building to some extent and avoid
having to tear it down completely.
Commissioner Vuksic stated that they need to take what they have
and enhance it a little more effectively. Commissioner Touschner
added that they could look at layering color on top of it. The color
of this building currently adds to the construction imperfection. She
suggested using color as an accent.
Action:
It was moved by Commissioner DeLuna and seconded by Commissioner
Touschner, to continue subject to: 1) enhancing the windows to be an
integral part of the architecture; 2) use colors that work together to accent;
and 3) review contemporary buildings in the city as a reference. Motion
carried 6-0-0-1, with Commissioner Gregory absent.
2. CASE NO: PP/TPM 08-191
APPLICANT (AND ADDRESS): LUNDSTROM & ASSOCIATES,
1764 San Diego Avenue, Suite 200, San Diego, CA 92110
NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary
approval of architectural design for 144 affordable apartment units.
LOCATION: 73-500 35th Avenue
ZONE: PCD
Ms. Schrader presented the project and summarized the staff
report. Architectural design approval for the construction of 144
affordable units, amenities and landscape would allow the
Architectural Review Commission (ARC) to recommend that the
applicant proceed with the request before the Planning Commission
for the subdivision of lots on a Tentative Parcel Map and Precise
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