HomeMy WebLinkAboutRes No 1357PLANNING CCWISSION RESOLUTION NO. 1357
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF A PRECISE PLAN,
HEIGHT VARIANCE AND PARCEL MAP TO PERMIT A 47,340
SQUARE FOOT MEDICAL COMPLEX.
CASE NOS. PP 89-11, VAR 89-3, PM 24630
WHEREAS, the Planning Ccmnission of the City of Palm Desert, California,
did on the 20th day of June, 1989, hold a duly noticed public hearing to
consider the request of DAVID AND MARY STOLTZMAN for a precise plan, height
variance and parcel map to permit construction of a 47,340 medical complex on
4.08 acres on the east side of Portola Avenue, 700 feet north of Country Club
Drive; 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. 80-89," in that the director of camnuiity
development has determined that the project was assessed in connection with GPA
89-2 and C/Z 89-2 for which a Negative Declaration was approved; 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 ca►mission did find the following facts and reasons to
justify a recanmendation of approval:
PRECISE PLAN.
1. The precise plan and proposed use is consistent with the General Plan
and office professional zone.
2. The proposed medical facility will provide Palm Desert residents with
needed services presently lacking in the city.
3. The project will not depreciate property values, restrict the lawful
use of adjacent properties nor will it threaten public health, safety
or general welfare.
VARIANCE.
1. That strict application of the 25 foot height limit would make
construction of a two story surgical facility impractical.
2. The space requirements of a surgical facility mandates the 30 foot
height. These space needs are not typical of professional offices
uses in general.
3. Property owners in the adjacent PR zone enjoy a 30 foot height limit.
4. The additional five feet in height will not be detrimental to the
public health, safety, or welfare.
PLANNIN3 aN4ISSION RESOLUTION NO. 1357
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PARCEL MAP.
1. The parcel map is consistent and implements the requirements of the
City of Palm Desert Subdivision Ordinance, State Map Act and
conditions of approval for the precise 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 Case Nos. PP 89-11, VAR 89-3, and PM 24630 are hereby
recannended to city council for approval, subject to attached
conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
Planning Commission, held on this 20th day of June, 1989, by the following
vote, to wit:
AYES: DOWNS, JONATHAN, AND WHITLOCK
NOES: NONE
ABSENT: ERWOOD, RICHARDS
ABSTAIN: NONE
ATTEST:
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RAMON A. DIAZ, Secret
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CAROL WHITLOCK, Acting Chairman
PLANNING CCM IISSION RESOLUTION NO. 1357
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CONIDITIONS OF APPROVAL
CASE ND. PP 89-11
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 mence 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
Riverside County Department of Health
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. Trash provisions shall be approved by applicable trash company and city
prior to issuance of building permit.
6. Applicant shall pay school impact fees as arranged by the Desert Sands
Unified School District.
7. Project shall be subject to Art in Public Places fee per Ordinance No.
473.
8. 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.
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PLANNING COMMISSION RESOLUTION NO. 1357
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Department of Public Works:
1. Drainage fees, in accordance with Section 26.49 of the Palm Desert
Municipal Code and Palm Desert Ordinance Number 507, shall be paid prior
to recordation of final map.
2. Drainage facilities construction shall be contingent upon a drainage study
prepared by a registered civil engineer that is reviewed and approved by
the department of public works prior to start of construction.
3. Signalization fees, in accordance with City of Palm Desert Resolution Nos.
79-17 and 79-55, shall be paid prior to recordation of final map.
4. Full public improvements, as required by Sections 26.40 and 26.44 of the
Palm Desert Municipal Code, shall be installed in accordance 'with
applicable city standards.
5. As required under Palm Desert Municipal Code Section 26.28, and in
accordance with Sections 26.40 and 26.44, complete improvement plans and
specifications shall be submitted to the director of public works for
checking and approval before construction of any improvements is
carmenced. Off -site improvement plans to be approved by the public works
department and a surety posted to guarantee the installation of required
off -site improvements prior to recordation of final map. Such off -site
improvements shall include, but not be limited to, curb and gutter,
asphalt paving and concrete sidewalk in an appropriate size and
configuration. "As -built" plans shall be submitted to, and approved by,
the director of public works prior to the acceptance of the improvements
by the city.
6. Improvement plans for water and sewer systems shall be approved by the
respective service districts with "as -built" plans submitted to the
department of public works prior to project final.
7. All public and private improvements shall be inspected by the department
of public works and a standard inspection fee shall be paid prior to
issuance of grading permits.
8. Landscaping maintenance on the property frontages shall be provided by the
property owner.
9. In accordance with Palm Desert Municipal Code Section 26.44, complete
grading plans and specifications shall be submitted to the director of
public works for checking and approval prior to issuance of any permits.
10. As required by Sections 26.32 and 26.44 of the Palm Desert Municipal Code,
and in accordance with the Circulation Network of the City's General Plan,
dedication of half -street right-of-way at 30 feet on the proposed
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PLANNING COMMISSION RESOLUTION NO. 1357
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east/west street along the northerly property line shall be provided on
the final map. The improvement width of the proposed street shall be 20
feet from centerline to curb.
11. Size, number and location of driveways shall be to the specification of
the director of public works with only two driveway access points
permitted for this project.
12. Traffic safety striping on Portola Avenue and the proposed east/west
street shall be provided to the specifications of the director of public
works. A traffic conLLul plan must be submitted to and approved by the
director of public works prior to the placement of any pavement markings.
13. Complete tract map shall be submitted as required by ordinance to the
director of public works for checking and approval and be recorded before
issuance of any permits.
14. Any and all off -site improvements shall be preceded by the approval of
plans and the issuance of valid encroachment permits by the department of
public works.
15. 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.
16. Pad elevations, as shown on the tentative map, are subject to review and
modification in accordance with Chapter 27 of the Palm Desert Municipal
Code.
17. Waiver of access to Portola Avenue and the proposed east/west street
except at approved locations shall be granted on the final map.
18. Public street improvements on Portola Avenue shall include provisions for
vehicular deceleration lanes designed to the satisfaction of the director
of public works at both the project entry and the proposed east/west
street.
19. The Portola Avenue project access shall be restricted to right -turn
ingress and right -turn egress only. Subject restriction shall include
raised median curbing in Portola Avenue, as well as raised channelization
curb for the project entry.
20. Applicant shall agree to participate with the project to the south,
contributing half of the cost of construction of a protected bus stop
shelter. The design of said shelter shall be subject to the review and
approval of the City of Palm Desert.
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PLANNING CCM ISSION RFSOLUIICN ND. 1357
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21. Prior to issuance of any permits associated with this project, applicant
shall provide a minimum 23 foot wide easement for landscaping and
pedestrian access along the Portola Avenue property frontage.
22. Prior to issuance of any permits associated with this project, applicant
shall secure reciprocal ingress and egress easements from the owner(s) of
the adjacent property to the south.
Riverside County Fire Department:
1. Provide, or show there exists, a water system capable of providing a
potential fire flow of 3000 gpm and the actual fire flow available from
any one hydrant connected to any given water main shall be 1500 gpm for 2
hours duration at 20 psi residual operating pressure.
2. A fire flow of 1500 gpm for a 2 hour duration at 20 psi residual operating
pressure must be available before any combustible material is placed on
the job site.
3. A combination of on -site and off -site Super fire hydrants (6" x 4" x 2-
1/2" x 2-1/2") will be required, located not less than 25' or more than
150' from any portion of the building(s) as measured along approved
vehicular travelways. The required fire flow shall be available from any
adjacent hydrant(s) in the system.
4. The required fire flow may be adjusted at a later point in the permit
process to reflect changes in design, construction type, area separations,
or built-in fire protection measures.
5. Prior to the application for a building permit, the developer shall
furnish the original and two copies of the water system plan to the County
Fire Department for review. No building permit shall be issued until the
water system plan has been approved by the County Fire Chief. Upon
approval, the original will be returned. One copy will be sent to the
responsible inspecting authority.
6. Plans shall conform to fire hydrant types, location and spacing, and the
system shall meet the fire flow requirements. Plans shall be signed by a
registered civil engineer and may be signed by the local water company
with the following certification: "I certify that the design of the water
system is in accordance with the requirements prescribed by the Riverside
County Fire Department."
7. Install a complete fire sprinkler system per NFPA 13. The post indicator
valve and fire department connection shall be located to the front, not
less than 25' from the building and within 50' of an approved hydrant.
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PLANNING COMMISSION RESOLUTION ND. 1357
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8. Install a fire alarm (waterflow) as required by the Uniform Building Cbde,
3803, for sprinkler system.
9. Install tamper alarm on supply valve for sprinkler systems. Tamper switch
must also ring building water flow alarm.
10. Certain designated areas will be required to be maintained as fire lanes.
11. Install panic hardware and exit signs per Uniform Building Code and/or
Uniform Fire Code.
12. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less
than 2A1OBC in rating.
13. A11 buildings shall be accessible by an all-weather roadway extending to
within 150' of all portions of the exterior walls of the first story. The
roadway shall be not less than 24' of unobstructed width and 13'6" of
vertical clearance. Where parallel parking is allowed, the roadway shall
be 36' wide with parking on both sides, 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).
14. Whenever access into private property is controlled through use of gates,
barriers, guard houses or similar means, provision shall be made to
facilitate access by emergency vehicles in a manner approved by the fire
department. All controlled access devices that are power operated shall
have a radio -controlled over -ride system capable of opening the gate when
activated by a special transmitter located in emergency vehicles. Devices
shall be equipped with backup power facilities to operate in the event of
power failure. All controlled access devices that are not pacer operated
shall also be approved by the fire department. Minimum opening width
shall be 12', with a minimum vertical clearance of 13'6".
15. Occupancy separation will be required as per the Uniform Building Code,
Sec. 503.
16. Contact the fire department for a final inspection prior to occupancy.
17. This project may require licensing and/or review by state agencies.
Applicant should prepare a letter of intent detailing the proposed usage
to facilitate case review. Contact should be made with the Office of the
State Fire Marshal (818-960-6441) for an opinion and a classification of
occupancy type. This information and a copy of the letter of intent
should be submitted to the fire department so that proper requirements may
be specified during the review process (due to question of alternative
surgery suites and their use).
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