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HomeMy WebLinkAboutRes No 1494PLANNING COMMISSION RESOLUTION NO. 1494 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING TO CITY COUNCIL APPROVAL OF A PRECISE PLAN OF DESIGN TO ALLOW CONSTRUCTION OF A 136,944 SQUARE FOOT OFFICE/COMMERCIAL PROJECT ON AN 8.92 ACRE SITE AT THE NORTHEAST CORNER OF HOVLEY LANE AND COOK STREET IN THE O.P. ZONE. CASE NO. PP 90-29,VAR 90-8 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 19th day of February, 1991, hold a duly noticed public hearing to consider the request of TRIAD PACIFIC DEVELOPMENT CORPORATION to allow construction of a 136,944 sq. ft. office/commercial project on an 8.92 acre site at the northeast corner of Hovley Lane and Cook Street in the 0.P. zone; 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 has been previously assessed by a negative declaration; 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 granting approval of said precise plan: 1. The design of the precise plan will not substantially depreciate property values, nor be materially injurious to properties or improvements in the vicinity. 2. The precise plan will not unreasonably interfere with the use or enjoyment of property in the vicinity by the occupants thereof for lawful purposes. 3. The precise plan will not endanger the public peace, health, safety or general welfare; 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 variance: 1. That practical difficulties or unnecessary physical hardships inconsistent with the objectives of this ordinance that would result if the variance is not granted. 2. That exceptional or extraordinary circumstances or conditions that apply to that property that do not apply generally to other properties in the same zone was established to the satisfaction of the commission. PLANNING COMMISSION RESOLUTION NO. 1494 3. That the strict or literal interpretation and enforcement of the specified regulation will deprive the applicant of privileges enjoyed by the owners of other properties in the same vicinity and zone. 4. That the commission is satisfied that the granting of the variance will not be detrimental to the public health, safety or welfare or materially injurious to properties or improvements in the vicinity. 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 PP 90-29, Variance 90-8 is hereby granted for reasons subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 19th day of February, 1991, by the following vote, to wit: AYES: ERWOOD, JONATHAN, RICHARDS, AND WHITLOCK NOES: NONE ABSENT: DOWNS ABSTAIN: NONE E S/T�• kopa-0'XI ON A. DIAZ, RAM Mary JW/wj 2 CAROL WHITLOCK, Chairperson ATTEST: PLANNING COMMISSION RESOLUTION NO. 1494 CONDITIONS OF APPROVAL CASE NOS. PP 90-29, VAR 90-8 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 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 form the following agencies: Coachella Valley Water District Palm Desert Architectural Commission City Fire Marshal Public Works Department Palm Desert Water & 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. 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. 6. All future occupants of the buildings shall comply with parking requirements of the zoning ordinance. 7. A detailed parking lot and building lighting plan shall be submitted to staff for approval, subject to applicable lighting standards, plan to be prepared by a qualified lighting engineer. 8. All sidewalk plans shall be reviewed and approved by the department of public works prior to architectural review commission submittal. 3 PLANNING COMMISSION RESOLUTION NO. 1494 9. Project is subject to Art in Public Places fee per Ordnance No. 473. 10. Final landscape plans shall comply with proposed August 24, 1989 parking lot tree planting master plan. 11. 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. 12. Project shall pay school impact mitigation fees as arranged with the Desert Sands Unified School District. 13. All on -site utilities, including cable television, shall be placed underground and shall be completely concealed from view except certain appurtenances as may be approved by the director of community development. 14. Only delivery diesel trucks built after 1974 shall be used. 15. All mitigation measures identified in the Environmental Impact Report, prepared November, 1987, shall be met unless specifically waived by the planning Commission and/or city Council. 16. Applicant shall pay fire facilities fees to offset the cost of increased services. 17. Applicant shall pay drainage fees to offset the cost of drainage improvements. 18. Twenty-five year storm flows shall be retained on -site. 19. Applicant shall contribute to signalization funding. 20. Applicant shall provide a bus stop with improvements, a waiting shelter, bench and trash receptacle. 21. Applicant shall provide parking facilities for bicycles to meet air quality mitigation measures and energy conservation concerns and tie in with provided bicycle path. 22. Water efficient landscaping shall be provided as per approved plan. 23. Structures shall have security alarms. 4 PLANNING COMMISSION RESOLUTION NO. 1494 24. Lizard mitigation fees shall be paid prior to issuance of grading permit. 25. Applicant agrees to pay a future reasonable assessment for Cook Street improvements including bridges at Interstate 10 and the Whitewater Channel. 26. All roof -mounted mechanical equipment shall be screened from all sides with materials similar to building walls. 27. Buildings A and B shall be limited to 30 feet in height. Public Works 1. Drainage and signalization fund fees, as required by city ordinance, shall be paid prior to issuance of grading permit or approval of final map, whichever occurs first. 2. Drainage facilities shall be provided, per ordinance no. 218 and the Master Drainage Plan, to the specifications of the director of public works. 3. Storm drain construction shall be contingent upon a drainage study by the private engineer that is approved by the department of public works. 4. Full public improvements, including traffic safety lighting as required by ordinance and the director of public works, shall be installed in accordance with city standards. 5. Complete improvement plans and specifications shall be submitted, as required by ordinance, to the city engineer for checking and approval before construction of any improvements is commenced. The engineer shall submit "as -built" plans prior to the acceptance of the improvements by the city. 6. All private streets, driveways and parking lots shall be inspected by the engineering department and a standard inspection fee shall be paid prior to grading permit issuance. 7. Landscaping maintenance on Hovley Lane and Cook Street shall be provided by the property owner. 8. Traffic safety striping on Cook Street Shall be provided to the specifications of the director of public works. A traffic control plan must be submitted to and approved by the director of public works before placing pavement markings. 5 PLANNING COMMISSION RESOLUTION NO. 1494 9. Complete grading plans and specifications shall be submitted, as required by ordinance, tot he director of public works for checking and approval prior to issuance of any permits. 10. Installation of curb and gutter, matching paving and eight foot wide meandering sidewalk on Cook Street and Hovley Lane, and six foot wide sidewalk on Hovley Lane. 11. Waiver of access to Cook Street and Hovley Lane except at approved locations shall be granted on the final map. 12. Offsite improvement plans to be approved by public works department and a surety posted to guarantee the required offsite improvements prior to recordation of the final map. 13. Full improvement of interior streets based on private street standards as established in accordance with Chapter 26, Section 26.40.040, C.P.D. Code. 14. Installation of one-half landscaped median in Cook Street or cash payment for one-half the cost of landscaped median at the option of the director of public works. 15. Traffic analysis to the prepared for the project to address the specific impacts on existing networks (street and intersections) and then proposed mitigation measures recommended for approval by the city. 16. Size, number and location of driveways to public works specifications with only four driveway approaches to be allowed to serve this property. 17. Complete parcel map shall be submitted as required by ordnance to the director of public works for checking and approval and be recorded before issuance of any permits. 18. Any and all off -site improvements shall be preceded by the approval of plans and the issuance of valid encroachment permit(s) by the department of public works. 19. 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 issuance of the grading permit. 20. Applicant shall agree to contribute their fair share to the assessed costs for the Cook Street Extensions and Bridge Fund. 6 PLANNING COMMISSION RESOLUTION NO. 1494 21. Access from Cook Street shall be restricted to a single common driveway with no left turn egress permitted. The most northerly Cook Street access, as shown on the proposed site plan shall not be permitted. 22. Hovley Lane access, as shown the proposed site plan, shall be restricted to right -turn ingress and egress only. Riverside County Fire Department: 1. With respect to the conditions of approval regarding the above referenced plan check 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. 10.3O1C. 2. 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. 3. Provide, or show there exists a water system capable of providing a potential gallon per minute 1500 for single family, 2500 for multifamily, 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. 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 buildings(s) as measured along approved vehicular travelways. Hydrants installed below 3000' elevation shall be of the "wet barrel" type. 5. 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 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. 6. Provide written certification from the appropriate water company having jurisdiction that hydrant(s) will be installed and will 7 PLANNING COMMISSION RESOLUTION NO. 1494 produce the required fire flow, or arrange field inspection by the Fire Department prior to request for final inspection. 7. 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." "System has been designed to provide a minimum gallon per minute flow of 1500, 2500, 3000." 8. 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 such as a fully fire sprinklered building 9. Comply with Title 19 of the California Administrative Code in all A,E,I occupancies. Unknown occupancy. 10. 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. This applies to all buildings with 5000 square feet or more building area as measured by the building footprint, including overhangs which are sprinklered per NFPA 13. The building area of additional floors is added in for a cumulative total. Exempted are one and two family dwellings. 11. 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. This applies to all buildings with 5000 square feet or more building area as measured by the building footprint, including overhangs which are sprinklered per NFPA 13. The building area of additional floors is added in for a cumulative total. Exempted are one and two family dwellings. 8 PLANNING COMMISSION RESOLUTION NO. 1494 12. Install a fire alarm (water flow) as required by the Uniform Building Code 3803 for sprinkler system. Install tamper alarms on all supply and control valves for sprinkler systems. 13. Certain designated areas will be required to be maintained as fire lanes and shall be clearly marked by painting and/or signs approved by the Fire Marshal. 14. Install a fire alarm as required by the Uniform Building Code and/or Uniform Fire Cod. Minimum requirement is UL central station monitoring of sprinkler system per NFPA 71 and 72. Alarm plans are required for all UL central station monitored systems, systems where any interior devices are required or used. (U.F.C. 14- 103(a)) 15. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A10BC in rating. Fire extinguishers must not be over 75' walking distance. In addition tot he above, a 40BC fire extinguisher is required for commercial kitchens. 16. Install a Hood/Duct automatic fire extinguishing system if operating a commercial kitchen including, but not limited to, deep fryers, grills, charbroilers or other appliances which produce grease laden vapors or smoke. NFPA 96, 17, 17a. 17. Install a dust collecting system as per the Uniform Building Code, Section 910a and Uniform Fire Code Section 76.102. if conducting an operation that produces airborne particles. A carpenter or woodworking shop is considered one of several industrial processes requiring dust collection. 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' ratikUs turn -around (55' in industrial developments). Fountains or gttliCfen islands placed in the middle of these turn-arounds shall not exceed a 5' radius or 10' diameter. City standards may be more restrictive. 19. Whenever access into private property is controlled through use of gates, barriers, guard houses or similar means provisions 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 9 PLANNING COMMISSION RESOLUTION NO. 1494 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 power operated shall also be approved by the fire Department. Minimum opening width shall be 16' with a minimum vertical clearance of 13' 6". One "F" frequency transmitter shall be provided to Fire Marshal for each gate installed. 20. A dead end single access over 500' in length will require a secondary access, sprinklers or other mitigative measure approved by the Fire Marshal. Under no circumstances shall a single dead end access over 1300 feet be accepted. 21. A second access is required. This can be accomplished by two main access points from main roadway or an emergency gated access into an adjoining development. 22. Contact the Fire Department for a final inspection prior to occupancy. 23. 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 should be submitted to the Fire Department so that proper requirements may be specified during the review process. Typically this applies to educational, day car, institutional, health care, etc. Unknown use. 24. Commercial buildings shall have illuminated addresses of a size approved by the city. 24. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be submitted separately for approval prior to construction. Subcontractors should contact the Fire Marshal's office for submittal requirements. 25. Access is not acceptable. Curb radius will need to be adjusted to ensure fire equipment access throughout template attached. All questions regarding the meaning of these conditions should be referred to the Fire Department Fire Protection/Inspection Staff at Phone (619) 346-1870 or Indian Wells Station 55, 44-900 El Dorado Dr. Indian Wells CA. 92260. 10 PLANNING COMMISSION RESOLUTION NO. 1494 Planning Commission Conditions: 1. Project is subject to the 28 foot height limitation determined by finished pad elevation set by the city. 2. Unless waived, future buildings shall meet the provisions of the Satellite Pad Information and Criteria for Hovley Corporate Centre attached as Exhibit A. 11 PLANNING COMMISSION RESOLUTION NO. 1494 Exhibit A SATELLITE PAD INFORMATION AND CRITERIA FOR HOVLEY CORPORATE CENTRE PALM DESERT, CALIFORNIA ROBERT H. RICCIARDI, AIA & ASSOCIATES 75-090 ST. CHARLES PLACE, SUITE A PALM DESERT, CA 92260 619-346-2223 PLANNING COMMISSION RESOLUTION NO. 1494 TABLE OF CONTENTS SECTION 1.0 FORWARD 2.0 INTRODUCTION & DESIGN CONCEPT 3.0 SUBMITTAL CHECK LIST PLANNING COMMISSION RESOLUTION NO. 1494 1.0 FORWARD TO TENANT "Satellite Pad information and criteria" for the Hovley Corporate Centre is intended as a guide to assist the tenants and design professionals for improvement of buildings on single story pads as shown on the illustrative site plan. As such tenants are directed to follow outlined architectural detailing methods indicated in Section 2.0 herein. Particular attention should be paid to submission procedure checklist and design criteria to avoid any needless delays or redesign. Questions may be directed to the Hovley Corporate Centre Architectural Coordinator. PLANNING COMMISSION RESOLUTION NO. 1494 2.0 INTRODUCTION AND DESIGN CONCEPT The Hovley Corporate Centre is a six (6) building complex consisting of two (2) two-story anchor buildings at the center of the site with four (4) single story satellite pads along the frontage of the project off Cook Street. Satellite building pads vary in size from 6000 sq.ft. to 7200 sq.ft. The four pads occupy approximately seven percent (7%) of the site. Overall project site is phased per the follow- ing tabulations: PROJECT AREA TABULATIONS SITE AREA 393,222 S.F. APPROX. BLDG. A PHASE 1 1ST FLOOR GROSS 29,444 2ND FLOOR GROSS 25,828 TOTAL 55,272 BLDG. B PHASE 2 1ST FLOOR GROSS 29,444 2ND FLOOR GROSS 25,828 TOTAL 55,272 PAD 1 BLDG. PHASE 1 7,200 PAD 2 BLDG. PHASE 1 6,000 PAD 3 BLDG. PHASE 2 6,000 PAD 4 BLDG. PHASE 2 7,200 TOTAL 26,400 TOTAL GROSS: 136,944 15% site coverage 15% site coverage 7% site coverage PLANNING COMMISSION RESOLUTION NO. 1494 Prospective tenants for satellite pads are directed to interview the City of Palm Desert Planning Department (619 -346-0611) for allowed uses within the zone and verify specifi- cally the parking ratio for proposed use. Overall project park- ing ratio is based on "Professional Office" type use. Architectural influence for the center draws from local desert contemporary styles with conscience towards existing adjacent building uses. Wide facias in a linear horizontal design direct the "architecture", along with the horizontal recessed glass areas. Massing of structure shall be broken vertical to accent horizontal hierarchy. Maximum height of each single story shall be 16'0". Palette of building materials shall be two colors of plaster (earth tones) per building (gun dash finish) with split face masonry accents. Recessed glass areas shall be medium solar bronze (tinted). Architectural design shall be enhanced with landscaping. Clusters of plant material indigenous to the area is encouraged. Preliminary landscape concepts shall be submitted to the City of Palm Desert Planning Department prior to final preparation of working drawings. Applicant shall also submit landscape plan to Coachella Valley Water District for approval. The intent of this design criteria is to require adherence to a building material palette, but not to restrict individual architectural imagination. This design criteria does not require flat roof architectural expression. "Total project cohesiveness" PLANNING COMMISSION RESOLUTION NO. 1494 3.0 SUBMITTAL CHECK LIST PLAN SUBMITTAL PROCEDURE: Within thirty (30) days after receipt of this design crite- ria, tenant shall submit two (2) sets of fully dimensioned 1/8" scale drawings and one set of reproducible sepia prepared by tenant's licensed architect and/or engineer at tenant's expense. Said drawings shall indicate the specific requirements of Hovley Corporate Centre. Plans shall clearly outline architectural details, including types of materials and colors. Upon approval of required exhibits by Hovley Corporate Centre, the tenant shall process plans to the City of Palm desert Planning Department for final approval. In the event that the premises have not been constructed in accordance with said ap- proved drawings, the tenant shall not be permitted to open for business until premises comply, in all respects with said ap- proved drawings. A. Preliminary Submittal 1. Floor plan 2. Exterior elevations 3. Epof plan 4. Schematic sections and typical fascia/window details 5. Materials sample board PLANNING COMMISSION RESOLUTION NO. 1494 B. Final Submittal When plans have been approved by Hovley Corporate Centre and the City of Palm Desert. The tenant shall forward one complete set of plans to the Howley Corporate Centre with conditions of approval (from the City) attached. Said plans shall include tenant signage plans and specifications.