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HomeMy WebLinkAboutRes No 1439PLANNING CU IISSION RESOLUTION M. 1439 A RESOLUTION OF THE PLANNING CObMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING APPROVAL OF A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT, CHANGE OF ZONE, PRECISE PLAN AND CONDITIONAL USE PERMIT FOR A 35,859 SQUARE FOOT PROFESSIONAL OFFICE BUILDING, ASSOCIATED PARKING LOT AND GREENBELT LOCATED ON THE EAST SIDE OF MONTEREY AVENUE BETWEEN HIGHWAY 111 AND SAN GORGONIO WAY. CASE NOS. C/Z 90-2, PP/CUP 90-5 WHEREAS, the Planning Cc: mission on the City of Palm Desert, California, did on the 1st day of May, 1990, hold a duly noticed public hearing to consider a request by FELIDAE INC., for approval of a Negative Declaration of Environmental Impact, Change of Zone, Precise Plan and Conditional Use Permit for a 35,859 square foot professional office building, associated parking lot and greenbelt located on the east side of Nbnterey Avenue between Highway 111 and San Gorgonio Way; 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 community development has determined that the project will not have an adverse impact on the environment and a negative declaration has been prepared; 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 carmission did find the following facts and reasons to exist to justify recarmen ling approval of said precise plan and conditional use permit: 1. The proposed use and design of the project is consistent with the goals and objectives of the General Commercial Zone, the Palma Village Cammercial Core Area Specific Plan and Palm Desert General Plan. 2. The proposed project represents a substantial improvement for the area and will encourage a general upgrading of existing buildings in the vicinity. 3. The developer of the proposed rear parking area specifically implements a program described by The Palma Village and Commercial Core Area Specific Plan and will create a 30 foot wide greenbelt adjacent to the residential zone. 4. The project will therefore not depreciate values, restrict the lawful use of adjacent properties or threaten the public health, safety or general welfare. PLANNING COMT1ISSION RESOLUPION N0. 1439 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", Change of Zone 90-2, Exhibit "B", and Precise Plan/Conditional Use Permit 90-5 on file in the department of community development/planning are hereby recommended for approval, subject to conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 1st day of May, 1990, by the following vote, to wit: AYES: DOWNS, ERWOOD, JONATHAN, RIGHARDS, AND WHITLOCK NOES: NONE ABSENT: NONE ABSTAIN: NONE ATTEST: RAMON A. DIAZ, PD/tm 2 CAROL WHITLOCK, Chairperson PLANNING CON IISSION RESOLUTION NO. 1439 CONDITIONS OF APPROVAL CASE NOS. C/Z 90-2, PP/CUP 90-5 Department of Community Development: 1. The development of the property shall conform substantially with exhibits on file with the department of community development, as modified by the following conditions. 2. Prior to the issuance of a building permit for construction of any uses contemplated by this approval, the applicant shall first complete all the procedural requirements of the city which include, but are not limited to, architectural commission and building permit procedures. 3. Constructions of a portion of said project shall commence within one year from the date of final approval unless a time extension is granted, otherwise said approval shall become null, void and of no effect whatsoever. 4. 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 stated and federal statutes now in force, or which hereafter may be in force. 5. Prior to issuance of a building permit for construction of any use contemplated by the approval, the applicant shall first obtain permits and/or clearance from the following agencies: Riverside County Department of Health Palm Desert Architectural Commission City Fire Marshal Coachella Valley Water District Palm Desert Water and Service District 6. That prior to issuance of building permit the owner (developer) provide the city with evidence that he has paid the required school mitigation fee. 7. The roof hatch areas shall be equipped with steel hatches and inside locking devices to prevent forcible entry. 8. Parking area shall comply with city's adopted parking lot landscaping standards. 9. The project shall include provision for commercial recycling. 3 PLANNING OCMISSIod RESOLUTION NO. 1439 10. Site plan and architecture shall be modified to include the following: a. The two story building be setback a minimum 12 feet average of 15 feet (25' from curb). b. The building on the San Gorgonio corner be reduced in height from 30 feet to 24 feet. c. The west facing elevations be modified to include solar protection for second story windows. 11. Project shall be modified to comply with the provisions of the office professional zone (i.e. retail uses prohibited and maximum height of 25 feet), all subject to acquisition of the final parcel. 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 the issuance of any permits associated with this project and recordation of the required parcel map. 2. 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. 3. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17 and 79-55, shall be paid prior to the issuance of any permits associated with this project. 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. Public improvements shall include, but not be limited to, removal of existing drive approaches, reconstruction and installation of curb and gutter and meandering sidewalk, construction of full alley improvements and a minimum 8 foot widening of Monterey Avenue, east side, between Highway 111 and San Gorgonio Way including construction of a dedicated right -turn lane on Monterey Avenue at San Gorgonio Way. 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, 4 PLANNING CX,MmiSSIC I RESOLuTio I N0. 1439 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. Parking lot design shall include provisions for continuous landscaped barrier islands abutting the parking staffs to enhance vehicle safety and provide parking lot landscaping. In addition, parking lot striping plan shall include provisions for handicap parking. 7. Applicant shall provide for landscaping within the existing public parkway on San Antonio Circle as well as appropriate site landscaping. All landscaping maintenance shall be the responsibility of the property owner. 8. 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. 9. Applicant shall provide for the undeiyrounding of all existing overhead utility lines in accordance with the respective utility owners recaazdation. If such undergrounding is found to be unfeasible by the city and the utility, applicant shall submit to the city, in a form acceptable to the city attorney, surety in an amount equal to the estimated construction cost of such undergrounding. 10. Size, number and location of driveways shall be to the specifications of the Department of Public Works with a maximum three driveway approaches permitted to serve this property. The alley entries as shown on the project site plan shall be redesigned to provide for two access points. The redesign shall be subject to the approval of the Director of Public Works and Fire Marshal. The San Gorgonio Way entry shall be a minimum width of thirty (30) feet. 11. Proposed building pad elevations are subject to review and modification in accordance with Section 27 of the Pain Desert Municipal Code. 12. 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. 13. 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. 14. Complete parcel map shall be submitted to the director of public works for checking and approval and be recorded prior to the issuance of any permits associated with this project. As part of the parcel map process the 5 PLANNING C X44ISSION RESOLUTION NO. 1439 applicant shall provide for either the pay-off or reapportionment of any city assessments existing against the subject properties. 15. Waiver of access to all public streets except at approved locations shall be granted on the parcel map. 16. That area indicated as "SERVICE" on the project site plan shall be relocated so as not to impact the proposed San Gorgonio access throat. 17. Site drainage shall be controlled so that no additional surface flows are directed easterly of the project along the alley roadway. Surface drainage from the project which may drain to the alley easterly of the site shall be contained on -site by means of dry wells or alternate systems as may be approved by the director of public works. 18. Traffic safety striping on Monterey Avenue, San Gorgonio Way and the alley shall be provided to the specifications of the director of public works. A traffic cont,wl plan must be submitted to and approved by the director of public works prior to the placement of any pavement markings. City Fire Marshal: 1. The fire department recommends the following fire protection measures be provided in accordance with City Municipal Code, NFPA, UFC, and UBC and/or recognized Fire Protection Standards: 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. 2. Provide, or show there exists, a water system capable of providing a potential gallon per minute 1500 for single family, 2500 for multi- family, and 3000 for commercial. The actual fire flow available from any one hydrant connected to any given water main shall be 1500 GPM for two hours duration at 20 PSI residual operating pressure. 3. A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual operating pressure must be available before any combustible material is placed on the job site. 4. The required fire flow shall be available from a Super hydrant(s) (6" x 4" x 2-1/2" x 2-1/2")< located not less than 25' nor more than 200' single family, 165' multifamily, and 150' commercial from any portion of the building(s) as measured along approved vehicular travelways. Hydrants installed below 3000' elevation shall be of the "wet barrel" type. 5. Provide written certification from the appropriate water company having jurisdiction that hydrant(s) will be installed and will produce the 6 PLANNING C M IISSIO T RFSOLUPION N0. 1439 required fire flow, or arrange field inspection by the Fire Department prior to request for final inspection. 6. 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 rot less than 25' or more than 200' single family, 165' multifamily, and 150' commercial 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. 7. 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. 8. 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. 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". 9. Comply with Title 19 of the California Administrative Code. 10. Install a complete fire sprinkler system per NFPA 13. The post indicator valve and fire department connection shall be located to the frost, rot less than 25' from the building and within 50' of an approved hydrant. 11. Install a fire alarm (waterflow) as required by the Uniform Building Code 3803 for sprinkler system. 12. Install tamper alarm on supply valve for sprinkler systems. 13. Certain designated areas will be required to be maintained as fire lanes. 14. Install a fire alarm as required by the Uniform Building Code and/or Uniform Fire Code. 15, Install panic hardware and exit signs per Uniform Building Code, and/or Uniform Fire Code. 7 PLANNING CCMMISSION RESOLUPION O. 1439 16. Install portable fire extinguishers per NFPA, Pamphlet #10; but not less than 2A10BC in rating. Fire extinguishers must not be over 75' walking distance. 17. Install a Hood/Duct automatic fire extinguisher system, only if commercial cooking facilities, does not apply to office use. 18. 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). Fountains or garden islands placed in the middle of these turn-arounds shall not exceed a 5' radius or 10' diameter. We need to create either a turn around within the parking lot or utilize the alley by way of a driveway at south end of parking area. Please contact fire protection specialist to discuss alternatives. 19. If gated, 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-conLrulled 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 conLwvlled access devices that are not power operated shall also be approved by the Fire Department. Minimum opening width shall be 12', with a minimum vertical clearance of 13'6". 20. Occupancy separation will be required as per the Uniform Building Code, Sec. 503. Building plan check review. 21. Install Panic Hardware and Exist signs as per Chapter 33, Sections of the Uniform Building Code. 22. Contact the Fire Department for a final inspection prior to occupancy. 23. An approved NFPA 13 sprinkler system is required for all buildings over 5000 square feet in size. Area separation will not exempt the building from this requirement. EXEMPTION: One and two family residences. 8 PLANNING r.N COMMISSION RESOLUTION NO. 1439 EXHIBIT "A" Pursuant to Title 14, Division 6, Article 7, Section 15083, of the California Administrative Code. NEGATIVE DECLARATION CASE NOS: C/Z 90-2, PP/CUP 90-5 APPLICANTT/PROJE r SPONSOR: Felidae Inc. c/o Frank Goodman 77-000 Avenue of the States Palm Desert, CA 92260 PROJECT DESCRIPTION/LOCATION: A 35,859 square foot commercial complex, associated parking lot and greenbelt on 11 lots fronting on Monterey Avenue and San Antonio Circle. 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. 410107/4 ay 1, 1990 RAMO A. DIAZ ATE DIRECTOR OF CONNNNITY PMENT PD/tm 9 DR. U v 0 GRANDE grk 11111111 NMI DRIVE NEI a n ■ DESERT INTER 11�/ 1111111 GUADALUPE R-1 ,N S. 0. z R-2 to O.P. c- i 1 D. z ct �) W GORG0N10 LI AIM Imam ziONEAL t S.P. �r c 1 PALM DES'R V) 0 ce z N W U CC J DRIVE CITY OF PALM DESERT Case NoCZ 90-2 PLANNING COMMISSIC RESOLUTION NO. 1439 Date Ilay 1, 1990