HomeMy WebLinkAboutRes No 1377PLANN3M OCMISSICtsi RESOIUPICJN NO. 1377
A RESOLUTION OF THE PLANNING OCNMISSION OF THE
CITY OF PALM DESERT, CALIFORNIA, REOCMAENIDING TO
THE CITY COUNCIL APPROVAL OF A CHANGE OF ZONE,
PRECISE PLAN, AND PARCEL MAP TO ALLOW
CONSTRUCTION OF A 40,000 SQUARE FOOT OFFICE
RETAIL COMPLEX AT THE NORTHEAST CORNER OF HIGHWAY
111/PORTOLA AVENUE AND ALESSANDRO/PORTOLA AVENUE.
CASE NOS. C/Z 89-13, PP 89-19, PM 25018
WHEREAS, the Planning Commission of the City of Palm Desert, California,
did on the 15th day of August, 1989, hold a duly noticed public hearing to
consider the request of OLIPHANT/LIZZA ASSOCIATES for approval of a negative
declaration of environmental impact, change of zone from R-3 (multifamily
residential) and R-1 (single family residential) to O.P. (office professional),
and a precise plan and parcel map for a 40,000 square foot office/retail
complex at the northeast corner of Highway 111/Portola Avenue and
Alessandro/Portola Avenue; and
WHEREAS, said application has carplied 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 community
development has determined that the project will not have a significant adverse
impact on the environmental and a negative declaration has been prepared; and
WHEREAS, at said public hearing, upon hearing and considering all
testimony and argments, if any, of all interested persons desiring to be
heard, said planning commission did find the following facts to justify their
actions as described below:
Change of Zone
1. The proposed office professional zone is consistent with the
Commercial Core Area Specific Plan and the General Plan.
2. The proposed zone will allow uses which are caipatible with adjacent
high intensity development to the south and lower intensity
residential to the north.
Precise Plan
1. The precise plan design complies with the intent, purpose and
standards of the C-1 and O.P. districts of the Palm Desert Zoning
Ordinance.
2. The project specifically implements land use and circulation
re.ndations of the Commercial Core Area Specific Plan.
3. The project will not depreciate property values or restrict the
lawful use of adjacent properties nor will it threaten public health,
safety or general welfare.
PLANNIlC CCMMISSION RESOLUTION NO. 1377
Parcel Map
1. The proposed parcel map implements the precise plan and is consistent
with the Palm Desert Subdivision Ordinance and State Subdivision Map
Act.
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 a Negative Declaration of Environmental Impact Exhibit "A", C/Z
89-13 Exhibit "B", PP 89-19 and PM 25018 on file in the department of
community development are recommended for approval to city council.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
Planning Commission, held on this 15th day of August, 1989, by the following
vote, to wit:
AYES: DOWNS, JONATHAN, AND ERWOOD
NOES: RICHARDS
ABSENT: WHITLOC(
ABSTAIN: NONE
ATTEST:
47e1§17/X/
41PRAMON A. DIAZ, Secet
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RIC ARD ERWOOD, Cheri
PLANNING QIvMISSION RESOLUTION NO. 1377
OENDITIONS OF APPROVAL
CJSE MS. PP 89-19, PM 25018
Department of Cb nnuiity Development.
1. The development of the property shall conform substantially with exhibits
on file with the department of caninuzity development/planning, as modified
by the following conditions.
2. Construction of a portion of said project shall eminence 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
Palm Desert Water and Services District
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
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PLANNIIC O t44ISSION RF50LUfON N0. 1377
specific intent of the parties that this condition and agreement run with
the land and bind successors and assigns.
9. Applicant shall emphasize drought resistent and water conserving plant
materials and irrigation technologies into landscape plan.
Department of Public Works:
1. Drainage fees, in accordance with Section 26.49 of the Palm Desert
Municipal Code, shall be paid prior to issuance of a grading permit.
2. Signalization fees, in accordance with City of Palm Desert Resolution Nos.
79-17 and 79-55, shall be paid prior to issuance of a grading permit.
3. Any storm drain construction shall be contingent upon a drainage study
prepared by a registered civil engineer that is reviewed and approved by
the department of public works.
4. Full public 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
commenced. Offsite improvement plans shall be reviewed and approved by
the director of public works and a surety posted to guarantee the
installation of all required offsite improvements prior to issuance of a
grading permit. "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. All private driveways and parking lots shall be inspected by the
engineering department and a standard inspection fee paid prior to the
issuance of a grading permit.
7. Landscaping maintenance on Highway 111, Portola Avenue, Alessandro Drive,
San Marino Circle and the proposed north/south street be responsibility of
the property owner.
8. As required under Section 12.16 and 26.44 of the Palm Desert Municipal
Code, all existing utilities shall be placed underground per each
respective utility district's recommendation. If determined to be
unfeasible, the applicant shall submit to the city, in a form acceptable
to the city attorney, surety in an amount equal to the estimated
construction costs for the subject undergrounding.
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PLANNING CQM ISSICN RESQLiYTICN M. 1377
9. In accordance with Palm Desert Municipal Code Chapter 27, complete grading
plans and specifications shall be submitted to the director of public
works for checking and approval prior to the issuance of any permits
associated with this project.
10. Any and all offsite improvements shall be preceded by the approval of
plans by the director of public works and the issuance of valid
encroachment permits by the department of public works and the State
Department of Transportation.
11. A complete preliminary soils investigation, conducted by a registered
soils engineer, shall be submitted to and approved by the department of
public worsts prior to the issuance of the grading permit.
12. Prior to the approval of any plans or the issuance of any permits
associated with this proposal, applicant shall secure the vacation of the
frontage road right-of-way and that portion of Alessandro Drive identified
as "Lot D" on the tentative parcel map.
13. Landscaping, walls and other site improvements within a 40-foot "clear
sight triangle" for all intersections shall be no higher than three feet
above top of curb elevation.
14. Traffic safety striping on Highway 111, Alessandro Drive, Portola Avenue
and the proposed north/south street shall be provided to the
specifications of the director of public works and State Department of
TranSrtation. A traffic control plan must be submitted to and be
approved by the director of public works and Caltrans prior to placing any
pavement markings.
15. Applicant shall provide for the design and construction of State Highway
111 improvements to State standards. The Highway 111 cross-section shall
be designed to provide for three through lanes, an exclusive left and
right turn lane all to Caltrans standards. Sufficient right-of-way to
accommodate this cross-section shall be dedicated an the parcel map.
16. The City of Palm Desert "Superblock Concept" shall be closely adhered to
as a design guide for Highway 111 improvements. Applicant shall work
closely with adjacent property owners, the city and the state to implement
the elimination of the existing "slip ramp" located easterly of the
project site and modification of the frontage road circulation as may be
necessary.
17. Right-of-way at 50 feet- (half street) on Portola Avenue, 55 feet (full
street) on Alessandro Drive and 36 feet (full street) on the proposed
north/south street shall be dedicated to the city on the parcel map.
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PLANNING C M IISSICN RESOLLiTPICN NO. 1377
18. Complete parcel map shall be submitted to the director of public works for
checking and approval prior to the issuance of any permits associated with
this project.
19. Waiver of access to all public streets except at approved locations shall
be granted on the parcel map.
20. Finished floor elevations as shown on the plot plan for tentative parcel
map 25018 are subject to review and modification in accordance with
Section 27 of the Palm Desert Municipal Code.
21. As a minimum, the design of the final engineered street improvement plans
and site grading plans shall incorporate the following:
A. Relocation of existing traffic signal facilities as may be necessary
for required street widening.
B. Widening of Portola Avenue between Highway 111 and San Marino Circle
to accamodate two through travel lanes, center turn lane and
northbound right turn lane at Alessandro Drive and San Marino Circle
with provisions for transition to existing width at San Marino
Circle.
C. Redesign of the existing barrier island in Portola Avenue to allow
for left turn movements for northbound to westbound traffic at
Alessandro Drive.
D. Improvement width of Alessandro Drive to be 38 feet, curb to curb.
E. Alessandro Drive access, north and south side, shall be limited to
either one two-way or two one-way drives and shall provide for
opening alignment.
F. Safe trash dumpster location with the subject site.
G. Deletion of the proposed San Marino Circle access.
The above site specific design considerations are in addition to all other
conditions applied to this project as well as any and all city stars
as may be applicable.
Riverside County Fire Department:
1. The fire department is required to set a minimum fire flow for the remodel
or construction of all commercial buildings per Uniform Fire Code Sec.
10.301C.
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PLANNING CCNNIISSICN RESOLUTICN N0. 1377
2. A fine flow of 3000 gpm for a 3 Your duration at 20 psi residual operating
pressure must be available before any combustible material is placed an
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 1pss than 25' nor 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
two 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.
8. Install a fire alarm (waterflow) as required by the Uniform Building Code,
3803, for sprinkler system.
9. Install tamper alarm on supply valve for sprinkler systems. Tamper switch
must also ring water flow alarm. System must be monitored.
10. Certain designated areas will be required to be maintained as fire lanes.
11. All 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).
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PLANNING CatlISSION RFSOLU rION N0. 1377
12. Fire flow requirements will be in the area of 2250 to 2500 gpm based upon
Type V spiinklered opmsbalction. Check with Palm Desert Water and
Services district to see if these flows are available in this area.
13. Install panic hardware and exit signs as per Chapter 33, sections of the
Uniform Building Code.
14. Contact the fire department for a final inspection prior to occupancy.
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PLANNIlG OCMISSICN RESOLUTION NO. 1377
EXHIBIT "A"
Pursuant to Title 14, Division 6, Article 7, Section 15083, of the California
Administrative Code.
NEGATIVE D CLARATICN
CASE NOS: C/Z 89-18, PP 89-19, PM 25018
APPLICANT/PROJECT SPONSOR:
Oliphant/Lizza Associates
77-900 Avenue of the States
Palm Desert, CA 92260
PROJECT DFS(RIPTICN/LO ATION: A 40,000 square foot office/retail canplex at
the northwest corner of Highway 111/Portola and Alessandro/Portola Avenue.
The Director of the Department of Community Development, City of Palm Desert,
California, has found that the described project will not have a significant
effect on the environment. A copy of the Initial Study has been attached to
document the reasons in support of this finding. Mitigation measures, if any,
included in the project to avoid potentially significant effects, may also be
found attached.
4f0L414 "August 15, 1989
R MJN A. DIAZ DATE
DIREWUR OF COMMUNITY ?August
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[nIo o RESOLUTION NO. /377 •
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