HomeMy WebLinkAboutRes No 1562PLANNING COMMISSION RESOLUTION NO. 1562
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF PALM DESERT, CALIFORNIA, APPROVING A
PRECISE PLAN OF DESIGN AND NEGATIVE DECLARATION
OF ENVIRONMENTAL IMPACT TO ALLOW CONSTRUCTION
OF A 7945 SQUARE FOOT PROFESSIONAL OFFICE
BUILDING LOCATED ON THE WEST SIDE OF MONTEREY
AVENUE 1000 FEET SOUTH OF FRED WARING DRIVE.
CASE NO. PP 92-1
WHEREAS, the Planning Commission of the City of Palm Desert,
California, did on the 18th day of February, 1992, hold a duly
noticed public hearing to consider the request of JAMES FETRIDGE
FOR JAMES PALMER for approval of a negative declaration and precise
plan of design to allow construction of a 7945 square foot
professional office building in the 0.P. S.P. zone (office
professional) on property located on the west side of Monterey
Avenue, more particularly described as:
APN 640-135-013 & 014
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 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:
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.
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 92-1 is hereby granted,
subject to the attached conditions.
PLANNING COMMISSION RESOLUTION NO. 1562
3. That a Negative Declaration of Environmental Impact is
hereby approved.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm
Desert Planning Commission, held on this 7th day of April, 1992,
by the following vote, to wit:
AYES: DOWNS, RICHARDS, WHITLOCK
NOES: NONE
ABSENT: SPIEGEL
ABSTAIN: JONATHAN
SRS/tm
CAROL WHITLOCK, Chairperson
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PLANNING COMMISSION RESOLUTION NO. 1562
CONDITIONS OF APPROVAL
CASE NO. PP 92-1
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. Construction of the total development may be done in phases;
however, each individual phase shall meet or exceed all
municipal code requirements to the degree that the city could
consider each phases as a single project.
3. Construction of a portion of said project shall commence
within one year from date of final approval unless an
extension of time 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 state
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 this 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 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.
6. Detailed lighting plan in compliance with applicable lighting
level standards shall be submitted to the city for approval;
lights to be downshining box type with recessed light source
and shields facing residential area.
7. Prior to issuance of building permit, applicant shall record
easement for access and circulation purposes; easement to
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PLANNING COMMISSION RESOLUTION NO. 1562
permit common 24 foot wide drive with property to north and
permit traffic from north to drive on site for access to
north.
8. Six foot high block wall shall be provided along rear property
line; wall to be constructed prior to start of construction
of building.
9. That the building height, including any roof -mounted
equipment, shall not exceed a height of 23 feet 9 inches above
the finished floor elevation which as been established at 15
inches above the curb height at the midpoint along the curb.
Any alteration to the finished floor elevation must be
reviewed and approved by the architectural review commission.
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.
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. Transportation Uniform Mitigation Fees (TUMF), Office Use
Classification, shall be paid prior to the issuance of any
building permits associated with this project.
5. 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.
6. 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. Such improvements shall
include, but not be limited to, minimum eight foot wide
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PLANNING COMMISSION RESOLUTION NO. 1562
illMir
concrete sidewalk and construction of city standard drive
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.
7. Landscaping maintenance on Monterey Avenue shall be the
responsibility of the property owner.
8. 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 a future driveway connection with
the properties to the north as well as interim and final
drainage conditions.
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. Size, number and location of driveways shall be to the
specifications of the department of public works with one
driveway approach being allowed to serve this property. Any
existing unused curb depressions shall be replaced with full
height curb and gutter.
11. Proposed building pad elevations are subject to review and
modification in accordance with Section 27 of the Palm 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. Prior to issuance of any permits associated with this project
the applicant shall execute and record reciprocal access
easements between the subject property and the property to the
north.
15. As required under the Palm Desert Municipal Code, all existing
overhead utilities shall be placed underground per each
respective utility district's recommendation. If determined
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PLANNING COMMISSION RESOLUTION NO. 1562
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 cost for the subject
underground conversion.
16. Prior to the issuance of any permits associated with this
project the applicant shall complete the required processing
for a parcel map waiver (parcel consolidation). That process
shall include provisions for either the pay-off or
reapportionment of any existing city assessments against the
subject properties.
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. 10.301C.
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 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. A combination of on -site and off -site Super fire hydrants (6"
x 4" x 2-1/2" x 2-1/2"), 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
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PLANNING COMMISSION RESOLUTION NO. 1562
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." "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 24 of the California Code of Regulations,
adopted January 1, 1990, for all occupancies.
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 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.
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PLANNING COMMISSION RESOLUTION NO. 1562
12. 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.
13. 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))
14. 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.
15. 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.
Unknown tenants, if other than office.
16. 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. Unknown
tenants, if other than office.
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 not be 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. City standards may be more restrictive.
19. 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
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PLANNING COMMISSION RESOLUTION NO. 1562
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 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, or provide turnaround
as in #18.
21. Contact the fire department for a final inspection prior to
occupancy.
22. 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. Typically this applies to educational, day care,
institutional, health care, etc. Unknown tenants.
23. 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 submittal requirements.
25. Conditions subject to change with adoption of new codes,
ordinances, laws, or when building permits are not obtained
within twelve months.
OTHER:
1. Contact fire marshal to discuss options of fire equipment
turnaround and location of fire appliances.
2. Comply with Chapter 51 of the UBC, Title 24 Amendments, for
elevator requirements.
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PLANNING COMMISSION RESOLUTION NO. 1562
EXHIBIT A
Pursuant to Title 14, Division 6, Article 7, Section 15083, of the
California Administrative Code.
NEGATIVE DECLARATION
CASE NO: PP 92-1
APPLICANT/PROJECT SPONSOR:
James Fetridge for
James Palmer
P.O. 1963
Palm Desert, CA 92261
PROJECT DESCRIPTION/LOCATION: A 7945 square foot professional
office building on two lots on the west side of Monterey Avenue,
1000 feet south of Fred Waring Drive.
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.
fzeifeetY/Xf• April 7, 1992
RAMN A. DIAZ /7 DATE •
DIRECTOR OF COMMUN DEVELOPMENT
SRS/tm
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