HomeMy WebLinkAboutRes No 1520PLANNING COMMISSION RESOLUTION NO. 1520
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM DESERT, CALIFORNIA, APPROVING A PRECISE PLAN
OF DESIGN/CONDITIONAL USE PERMIT AND NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT TO ALLOW
CONSTRUCTION OF A TWO STORY 6876 SQUARE FOOT OFFICE
PROJECT WITH A MAXIMUM OF 2200 SQUARE FEET OF
MEDICAL OFFICES AT 73-929 LARREA STREET IN THE R-3
ZONE.
CASE NO. PP/CUP 91-4
WHEREAS, the Planning Commission of the City of Palm Desert,
California, did on the 4th day of June, 1991, hold a duly noticed public
hearing and continued hearing on July 2, 1991, to consider the request
of MR. JOHN CANAVAN for approval of a Negative Declaration of
Environmental Impact and precise plan/conditional use permit to allow
construction of a two story 6876 square foot office project with a
maximum of 2200 square feet of medical offices at 73-929 Larrea Street
in the R-3 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 will not have
a negative impact on the environment and a Negative Declaration of
Environmental Impact 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 commission did find the following facts and
reasons to exist to justify granting approval of said precise
plan/conditional use permit:
1. The design of the precise plan/conditional use permit will not
substantially depreciate property values, nor be materially
injurious to properties or improvements in the vicinity.
2. The precise plan/conditional use permit 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/conditional use permit is consistent with the
intent and purpose of the General Plan and standards of the
R-3 (13,000) zone.
4. 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.
PLANNING COMMISSION RESOLUTION NO. 1520
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 91-4 is
hereby approved, subject to the attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm
Desert Planning Commission, held on this 2nd day of July, 1991, by the
following vote, to wit:
AYES: DOWNS, ERWOOD, RICHARDS, WHITLOCK
NOES: NONE
ABSENT: JONATHAN
ABSTAIN: NONE
ATTE
ST:
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RAMON A. DIAZ, ecr,,ejary
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CAROL WHITLOCK, Chairperson
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PLANNING COMMISSION RESOLUTION NO. 1520
CONDITIONS OF APPROVAL
CASE NO. PP/CUP 91-4
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
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.
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PLANNING COMMISSION RESOLUTION NO. 1520
9. Project shall be subject to all applicable fees at time of issuance
of building permits including but not limited to, Art in Public
Places, Fringe -Toed Lizard, TUMF, School Mitigation, and Housing
Mitigation fees.
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. The project shall be limited to a maximum of 2200 square feet of
medical offices.
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. As required under the Palm Desert Municipal Code, 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.
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
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PLANNING COMMISSION RESOLUTION NO. 1520
improvements prior to issuance of a grading permit. Such
improvements shall include, but not be limited to, concrete
sidewalk in an appropriate size and configuration and city standard
driveway approach. "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. 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.
7. Landscaping maintenance on Larrea Street shall be the
responsibility of the property owner.
8. 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.
9. 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.
10. Any and all offsite improvements shall be preceded by the approval
of plan by the director of public works and the issuance of valid
encroachment permits by the department of public works.
11. 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 the grading
permit.
12. Size, number and location of driveways shall be to the
specifications of the department of public works with two driveway
approaches being allowed to serve this property.
13. Proposed building pad elevations are subject to review and
modification in accordance with Section 27 of the Palm Desert
Municipal Code.
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:
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PLANNING COMMISSION RESOLUTION NO. 1520
The Fire Department is required to set a minimum fire flow for the
remodel or construction of all commercial buildings per Uniform
Fire Code Section 10.301C.
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 flow of 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 for 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. 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
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."
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PLANNING COMMISSION RESOLUTION NO. 1520
"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 sprinklers, or built-in fire protection measures such as a
fully fire sprinklered building.
9. Please be advised the proposed project may not be feasible since
the existing water mains will not meet the required fire flows.
Please check with the water company prior to obtaining an approval
from the planning or building department.
10. Comply with Title 24 of the California Code of Regulations, adopted
January 1, 1990, for all occupancies.
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.
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 Code. 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 2A1OBC in rating. Fire extinguishers must not be over
75' walking distance. In addition to the above, a 40BC fire
extinguisher is required for commercial kitchens.
16. 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
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PLANNING COMMISSION RESOLUTION NO. 1520
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' radium 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. City standards may be more
restrictive.
17. Contact the Fire Department for a final inspection prior to
occupancy.
18. Commercial buildings shall have illuminated addresses of a size
approved by the city.
19. 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.
OTHER:
1. With a fully fire sprinklered building existing hydrants on Larrea
Street may meet fire flow conditions if hydrants are super hydrants
flowing a minimum of 1500 gpm as described in conditions 3 and 4.
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PLANNING COMMISSION RESOLUTION NO. 1520
EXHIBIT A
Pursuant to Title 14, Division 6, Article 7, Section 15083, of the
California Administrative Code.
NEGATIVE DECLARATION
CASE NO: PP/CUP 91-4
APPLICANT/PROJECT SPONSOR: Mr. John Canavan
74-361 Highway 111
Palm Desert, CA 92260
PROJECT DESCRIPTION/LOCATION: A 6876 square foot office project with
a maximum of 2200 square feet of medical offices at 73-929 Larrea
Street.
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.
a,)d
RAM A. DIAZ / DATE
DIRECTOR OF COMMUNDEVELOPMENT
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July 2, 1991
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