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HomeMy WebLinkAboutRes No 1970PLANNING COMMISSION RESOLUTION NO. 1970 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING APPROVAL TO THE CITY COUNCIL OF A CHANGE OF ZONE FROM R-3 TO O.P. (OFFICE PROFESSIONAL) AND A PRECISE PLAN FOR A TWO STORY 12,027 SQUARE FOOT MEDICAL OFFICE BUILDING AND NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT ON PROPERTY AT THE NORTHEAST CORNER OF ALESSANDRO AND SAN JACINTO, 73-950 ALESSANDRO DRIVE. CASE NOS. C/Z 99-12 AND PP 99-20 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 1st day of February, 2000, hold a duly noticed public hearing to consider the request of NIALL F. SAUNDERS, AIA, for approval of the above noted cases; 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. 97-18," in that the Director of Community Development has determined that the project will not have a significant 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 change of zone and precise plan: CHANGE OF ZONE 1. That the subject property is designated O.P./HDR (office professional/high density residential) in the Palma Village Specific Plan. 2. A change of zone to Office Professional will be consistent with the General Plan. 3. The applicant has provided an acceptable medical office project which is consistent with the O.P. zone standards. PRECISE PLAN 1. The precise plan is consistent with the intent and purpose of the O.P. zone district. 2. The design of the precise plan as conditioned by this approval will not substantially depreciate property values, nor be materially injurious to properties or improvements in the vicinity. PLANNING COMMISSION RESOLUTION NO. 1970 3. The precise plan will not unreasonably interfere with the use or enjoyment of property in the vicinity by the occupants thereof for lawful purposes. 4. 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 Case No. C/Z 99-12 is hereby recommended to City Council for approval. 3. That approval of Precise Plan 99-20 is hereby recommended to City Council, subject to the attached conditions. 4. That a Negative Declaration of Environmental Impact, Exhibit A attached, is recommended for certification. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 1st day of February, 2000, by the following vote, to wit: AYES: BEATY, CAMPBELL, LOPEZ NOES: FINERTY, JONATHAN ABSENT: NONE ABSTAIN: NONE ATTEST: STEFiHEN R. SMITH, —A ting Secretary Palm Desert Planning Commission 2 SABBY JO ' A N, Chairperson PLANNING COMMISSION RESOLUTION NO. 1970 CONDITIONS OF APPROVAL CASE NO. PP 99-20 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 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 Review Commission City Fire Marshal Public Works Department 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. Applicant shall participate in a commercial recycling program as determined by the City Environmental and Conservation Manager and applicable Waste Disposal Company. 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. Trash bin shall be located on the east side of the property toward the south end of the site. 7. 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. 1970 8. Final landscape plans shall comply with the parking lot tree planting master plan and shall be approved by the Architecture Review Commission. 9. 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. The final landscape plan shall include a Tong -term maintenance program specifying among other matters appropriate watering times, fertilization and pruning for various times of the year for the specific materials to be planted, as well as periodic replacement of materials. All to be consistent with the Property Maintenance Ordinance (Ordinance No. 801) and the approved landscape plan. 10. The project shall be subject to all applicable fees at time of issuance of building permits including, but not limited to, Art in Public Places, TUMF, School Mitigation and Housing Mitigation fees. That the applicant shall install an eight -foot high concrete block wall along the north property line, a six-foot high wall in the west planter area where space is sufficient, and a six foot high wall on the east property line. Said walls to be designed with footings which will interfere the least with required landscape plantings. 12. That if a wall is placed in the west planter area, the area to the west of the wall shall be landscaped to the satisfaction of ARC. 13. That the windows in the north elevations be a minimum of five feet above the floor or be obscured by frosted glass or other suitable material to prevent a view into the property to the north. 14. That the north stairwell be enclosed or designed on its north side to prevent a view into the property to the north. 15. That parking lot lighting comply with Ordinance No. 826 and be designed to prevent any spillover outside of the property. 16. That any exterior building mounted lights be shielded to prevent spillover light to adjacent properties. 17. That interior building lights shall be turned off when the building is not open for business or during maintenance. 4 PLANNING COMMISSION RESOLUTION NO. 1970 18. That no air conditioning/heating equipment or emergency generating equipment shall be located closer than 60 feet to the north and west property lines. Said equipment shall comply with city noise ordinance. 19. That the property owner shall require employees of the facility to park in the perimeter parking spaces only and sign these spaces accordingly. 20. That the wall noted in condition 11 shall be installed as the first part of development on the site. 21. That no construction work shall commence before 7:00 a.m. Monday through Saturday. Construction work on the second floor shall not commence before 7:30 a.m. All other construction hour limits shall be as prescribed in the city municipal code. 22. That no trash collection shall take place before 7:00 a.m. 23. That business hours shall be limited to 8:00 a.m. until 5:00 p.m. Monday through Saturday. No business or maintenance shall take place on Sunday or holidays. 24. That the applicant prepare, process and record a map to consolidate this site into one lot prior to issuance of any building permits. 25. That in the future should the use of the surgery center be changed to any other use it shall first obtain approval of an amendment to this CUP which shall specifically address the adequacy of on -site parking. This condition shall not be construed as to limit the city's ability to review this CUP for any other legitimate purpose. Department of Public Works: 26. Drainage fees, in accordance with Section 26.49 of the Palm Desert Municipal Code, shall be paid prior to issuance of a grading permit. 27. 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. 28. A Transportation Uniform Mitigation Fee, Office Building Classification, shall be paid prior to the issuance of any building permits associated with this project. 29. Full public improvements, as required by Section 26.44 and 26.40 of the Palm Desert Municipal Code, shall be installed in accordance with applicable City standards. Subject improvements shall include, but not be limited to, the installation of minimum 24 foot wide 5 PLANNING COMMISSION RESOLUTION NO. 1970 drive approaches, installation of a minimum six foot wide sidewalk on Alessandro Drive and San Jacinto Avenue. In addition, the project shall provide appropriate right-of-way and cash payment in -lieu of construction for the construction of one-half of a cul-de-sac on San Jacinto Avenue at Alessandro. 30. 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. 31. All private driveways and parking Tots shall be inspected by the engineering department and a standard inspection fee paid prior to the issuance of a grading permit. 32. Landscaping maintenance on Alessandro Drive and San Jacinto Avenue shall be the responsibility of the property owner. 33. 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. 34. Proposed building pad elevations are subject to review and modification in accordance with Title 27 of the Palm Desert Municipal Code. 35. 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. 36. 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. Riverside Country Fire Department: 37. 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, appropriate NFPA standards, CFC, CBC, 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 California Fire Code Sec. 10.301 C. 6 PLANNING COMMISSION RESOLUTION NO. 1970 `... 38. A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual operating pressure must be available before any combustible materials are placed on the job site. 39. Provide, or show there exists, a water system capable of providing a potential gallon per minute flow of 3000 gpm for commercial. The actual fire flow available from any one hydrant connected to any given water main shall be 1500 gpm for a two hour duration at 20 psi residual operating pressure. 40. 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 150' commercial from any portion of the building(s) as measured along approved vehicular travel ways. Hydrants installed below 3000' elevation shall be of the "wet barrel" type. 41. 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 for a field inspection by the Fire Department prior to scheduling for a final inspection. 42. Install a complete fire sprinkler system per NFPA 13. The post indicator valve and fire department connection shall be located to the front of the building, not less than 25' from the building and within 50' of an approved Super hydrant. This applies to all buildings with 3000 square feet or more building area as measured by the building footprint, including overhangs which are sprinklered as per NFPA 13. The building area of additional floors is added in for a cumulative total square footage. Exempted are one and two family dwellings. 43. Install a fire alarm (water flow) as required by the Uniform Building Code Sec. 3803 for fire sprinkler system(s). Install tamper alarms on all supply and control valves for sprinkler systems. 44. Certain designated areas will be required to be maintained as fire lanes and shall be clearly marked by painting and/or signs as approved by the Fire Marshal. 45. Install a fire alarm as required by the California Building Code and/or California Fire Code. Minimum requirement is UL central station monitoring of sprinkler systems per NFPA 71 and 72. Alarm plans are required for all UL central station monitored systems and systems where any interior devices are required or used. (U.F.C. 14.103(a)) 46. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A1 OBC in rating. Fire extinguishers must not be over 75' walking distance and/or 3,000 square feet of floor area. In addition to the above, a 40BC fire extinguisher is required for commercial kitchens. 7 PLANNING COMMISSION RESOLUTION NO. 1970 47. 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 Tess 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. 48. Commercial buildings shall have illuminated addresses of a size approved by the city. 49. 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. 8 PLANNING COMMISSION RESOLUTION NO. 1970 EXHIBIT A Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the California Code of Regulations. NEGATIVE DECLARATION CASE NO: PP 99-20 APPLICANT/PROJECT SPONSOR: PROJECT DESCRIPTION/LOCATION: Niall F. Saunders, AIA 250 Newport Center Drive Newport Beach, CA 92660 A 12,027 square foot medical office at the northeast corner of Alessandro Drive and San Jacinto 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. r ��r EBRUARY 1 2000 STEPHEN R. S ITH DATE PLANNING MANAGER 9