HomeMy WebLinkAboutRes No 2231PLANNING COMMISSION RESOLUTION NO. 2231
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING
TO CITY COUNCIL APPROVAL OF A DEVELOPMENT
AGREEMENT APPROVING AN AMENDMENT TO
DEVELOPMENT AGREEMENT 97-2 EXPANDING PLANNING
AREA #3 OF THE WONDER PALMS MASTER PLAN AND
APPROVING A PRECISE PLAN OF DESIGN FOR AN OFFICE,
RETAIL, HOTEL PROJECT AT THE SOUTHWEST CORNER
OF COOK STREET AND GERALD FORD DRIVE, 37-001
COOK STREET
CASE NOS. PP 03-1 1 AND DA 03-03
WHEREAS, the Planning Commission of the City of Palm Desert, California, did
on the 2nd day of September, 2003, hold a duly noticed public hearing, which was
continued to October 21 and November 4, 2003, to consider the request by RICK
EVANS for approval of the above described project; and
WHEREAS, said application has comp:ied with the requirements of the "City of
Palm Desert Procedure for Implementation of the California Environmental Quality Act,
Resolution No. 02-60," in that the Di;:actor of Community Development has
determined that the project was analyzeu as part of the General Plan Update, the
University Village Plan and the Environmental Impact Report related thereto, and that
when the EIR is certified by the City Council, no further review will be necessary; 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 recommending
to City Council approval of said request:
1. With the Amendment to the Development Agreement, the proposed
location of the office / retail / hotel complex as conditioned is in accord
with the objectives of the zoning ordinance and the purpose of the
district in which the site is located.
2. The proposed precise plan will comply with each of the applicable
provisions of this title, except for approved exceptions permitted through
the development agreement process.
3. The proposed location of the office / retail / hotel complex and the
conditions under which it will be operated and maintained will not be
detrimental to the public health, safety or general welfare, or be
materially injurious to properties or improvements in the vicinity.
PLANNING COMMISSION RESOLUTION NO. 2231
4. The proposed precise plan complies with the goals, objectives, and
policies of the City's General Plan as recommended for amendment.
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 Development Agreement DA 03-03 amending DA 97-2 is hereby
recommended for approval to the City Council. Said case DA 03-03
amends DA 97-2 as follows:
i. Expands Planning Area #3 of the Wonder Palms Development Plan
from 1 1 .2 acres to 23.6 ± acres as shown on Exhibit "A"
attached.
ii. Approves Precise Plan 03-1 1 providing for 122,000 square feet of
office space, 1 10; 880 square feet of retail including one drive-thru
restaurant adjacent to Gerald Ford Drive, and a three-story hotel
with up to 130 rooms along with certain amenities, functional
areas and parking areas (the "Project") that shall be developed
pursuant to the terms of this Agreement, all as more fully
described in the Precise Plan attached hereto as Exhibit "B" and
incorporated herein by this reference.
iii. Approval of the proposed uses, setbacks, the density and intensity
of use, the maximum height and size of proposed buildings and
provisions for reservation and dedication of land for purposes as
set forth in the precise plan contained in Exhibit "B" and the
conditions attached hereto as Exhibit "C" and incorporated herein
by this reference.
iv. Allow as a minor amendment, without further public hearing, an
increase in the size of approved buildings of not more than 10%
provided said expansion complies with all other code provisions.
2
PLANNING COMMISSION RESOLUTION NO. 2231
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
Planning Commission, held on this 4th day of November, 2003, by the following vote,
to wit:
AYES: FINERTY, LOPEZ, TSCHOPP, CAMPBELL
NOES: NONE
ABSENT: JONATHAN
ABSTAIN: NONE
.7SONIA M. CAMPBELL, Chairperson
ATTEST:
1
PHILIP DRELL Secretary
Palm Desert Planning Commission
3
FRANK SINATRA DR
City of'Palm Desert
'0 ,
EXHIBIT A
GERALD FD,p\
BERGER RD
0
Expanded Area of
Planning Area #3
of the Wonder Palms
Development Plan,
Ordinance No. 837
W+E
0 300 600
eet
PLANNING COMMISSION
RESOLUTION NO.
2231
1,200
Date: 11-04-03
g fi1IIING COMMISSION RESOLUTION NO. 2231 I ! IJ;(1 13M2
11!!!! EXHIBIT B a
I l ;l
i� 1Jlhnd
i11
PLANNING COMMISSION RESOLUTION NO. 2231J
EXHIBIT &s
E
II I
44 ., l Ste♦♦ ♦♦♦o
\•. * I`
�►'::t4 ";. v
♦S., e r •
mil!
C'U
e
1 u
1i
3AIaaaaodp'vase
L
IIIIIII I
w
W
C
h
Y
0
0
0
1
' l it
lf
a n i a o 3313a3e
PLANNING COMMISSION RESOLUTION NO. 22ii P 1131133 o
I 1
EXHIBIT IN
sA
4l
li 1
h vital
6
i
2
PLANNING COMMISSION RESOLUTION NO. 22311 } ; ��� � A mm
l
EXHIBIT Eb
�2 1 ;1
1111$ i Yid'ii i
8
•1
PLANNING COMMISSION FIES)LUTION NO. 2214
EXHIBIT Ng
ai
I�IJJJ#
w
u
PLANNING COMMISSION RESOLUTION NO. 223'
• EXHIBIT IA
cri
I
10
•
11:s1: •1
•
•
1
1 11
Idw$w i
UJ
-03
?f
PLANNING COMMISSION RESOLUTION NO. 2230 a P3 I HIM •l
el
b it
a
EXHIBIT Eb
ch1 I s 1 i him/ i
c)/ i li
11
111 , rill 1 ;1111''��
f 1 1 1 1 1 p I
11 Il,lsi�
6 e1 ioggi
.��i;�,oai
oI
a
!1'I
04
iga
12
3 A I Y 0 LDOtllB
Min L •
1
t�iiii�i►.il�t04j1iiitiitiii'1000.
1
Al
N
0 NN
y
<,
PLANNING COMMISSION RESOLUTION NO. 223111
ti
•'
•1
EXHIBIT Bs § • I
14
1
J
PLANNING COMMISSION RESOLUTION NO. 223'1 ;i
EXHIBIT Bs
Igo
PLANNING COMMISSION RESOLUTION NO. 2231
EXHIBIT "C"
CONDITIONS OF APPROVAL
CASE NO. PP 03-11
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 statues 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 permit and/or clearance from the
following agencies:
Coachella Valley Water District
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. 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 and shall include provisions for recycling.
16
PLANNING COMMISSION RESOLUTION NO. 2231
6. All future occupants of the buildings shall comply with parking requirements in
section 25.58 of the zoning ordinance.
7. 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.
8. A detailed parking lot and field lighting plan shall be submitted to staff for approval,
subject to applicable lighting standards. Plan to be prepared by a qualified lighting
engineer.
9. All sidewalk plans shall be reviewed and approved by the department of public
works prior to architectural review commission submittal.
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, Fringed -Toed Lizard,
TUMF, School Mitigation and Housing Mitigation fees.
11. That the project shall be permitted medical office use provided said medical
office use shall be parked at a rate of six parking spaces per 1,000 square feet
per Municipal Code Section 25.56.310.
12. That the approval of PP 03-11 shall not be effective until the related
Development Agreement (DA 03-03) is approved by the City Council.
Department of Public Works
1. Any drainage facility construction required for this project shall be contingent upon
a drainage study prepared by a registered civil engineer that is reviewed and
approved by the Department of Public Works prior to start of construction. The
project shall be designed to retain storm waters associated with the increase in
developed vs. undeveloped condition for a 100 year storm.
17
PLANNING COMMISSION RESOLUTION NO. 2231
2. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17
and 79-55, shall be paid prior to issuance of any permits associated with this
project. Modification of existing signals at Gerald Ford and Technology Drive, and
at Cook and Berger Circle West, may be used as credit against these fees, at the
discretion of the City Council.
3. The project shall be subject to Transportation Uniform Mitigation Fees (TUMF).
Payment of said fees shall be at the time of building permit issuance.
4. 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.
5. All public and private improvements shall be inspected by the Department of Public
Works and a standard inspection fee shall be paid prior to issuance of grading
permits.
6. Any and all offsite improvements shall be preceded by the approval of plans and the
issuance of valid encroachment permits by the Department of Public Works.
7. 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 to be
approved by the Public Works Department and a surety posted to guarantee the
installation of required offsite improvements prior to permit issuance.
8. Landscape installation on the property frontages as well as on -site shall be drought
tolerant in nature and maintenance shall be provided by the property owner.
9. Applicant shall comply with the provisions of Municipal Code Section 24.12, Fugitive
Dust Control and Section 24.20, Stormwater Management and Discharge Control.
10. In accordance with Palm Desert Municipal Code Section 26.44, complete grading
plans/site improvement plans and specifications shall be submitted to the Director
of Public Works for checking and approval prior to issuance of any permits.
Preliminary landscape plans shall be submitted for review concurrently with grading
plans.
18
PLANNING COMMISSION RESOLUTION NO. 2231
11. Proposed building pad elevations are subject to review and modification in
accordance with Chapter 27 of the Palm Desert Municipal Code.
12. 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, the city's Circulation Network, and the University Village Offsite Street
Site Plan dated November 4, 2003 including the following:
• Curb, gutter, paving sidewalk on Gerald Ford Drive, Cook Street, Technology
Drive, Spine Road, and Berger Drive.
• Gerald Ford Drive shall be constructed to a half -street width of 45' on
75' right of way minimum, plus free right turn lane onto Cook Street.
• Cook Street shall be constructed to a half -street width of 51' on 75'
right of way minimum, plus free right tum lane from Gerald Ford Drive.
• Landscaped center median on Cook Street, Gerald Ford Drive, and
University Drive.
Signal modifications at Cook and Berger Circle West, Gerald Ford and
Technology Drive.
• Right turn lanes at all entrances, and on Cook Street at Berger Circle.
Construction of a bus facility with turnout as required by Sunline Transit
Agency.
Construct a free right turn lane with deceleration and acceleration lanes on
the southwest corner of Cook Street and Gerald Ford Drive.
Ultimate street improvements on Cook Street and Gerald Ford Drive shall be
installed prior to the issuance of any certificate of occupancy for Phase 1. Ultimate
Street improvements on Technology Drive, Spine Road, and Berger Drive shall be
installed prior to the issuance of any certificate of occupancy for any subsequent
phase.
Rights -of -way necessary for the installation of the above referenced improvements
shall be dedicated to the city prior to the issuance of any permits associated with
this project.
13. This project shall be limited to one driveway on Gerald Ford Drive and one driveway
on Cook Street, with right turn ingress and egress. The Cook Street driveway may
also be provided with left tum ingress subject to final design and approval by the
City Engineer. The Gerald Ford Drive driveway may also be provided with left turn
ingress subject to final design and approval by the City Engineer. Two full access
driveways may be permitted on Spine Road. Driveways and parking lots shall be
19
PLANNING COMMISSION RESOLUTION NO. 2231
inspected by the Public Works Department and a standard inspection fee paid prior
to the issuance of a grading permit.
14. Proposed Berger Drive shall match the width of Berger Drive to the east. Proposed
Wonder Palms Drive shall be constructed to a width of 52' on 76' right of way to
match Technology Drive to the north. Spine Road shall be constructed to a half
street width of 26' on 38' right of way minimum, with a 12' raised, landscaped
median island. Spine Road shall be widened to provide a minimum of four traffic
lanes at key intersections, as determined by the City Engineer. Interim street widths
shall conform to the approved rough grading plan.
15. Parcel Map shall be required to erase existing property lines, establish new property
lines and make dedications for future street widening.
16. A traffic study has been prepared and accepted for this project.
Fire Department Conditions
1. With respect to the conditions of approval regarding the above referenced project,
the fire department recommends the following fire protection measures be provided
in accordance with City Municipal Code, NFPA, CFC and CBC or any recognized
Fire Protection Standards:
The Fire Department is required to set a minimum fire flow for the remodel or
construction of all buildings per UFC article 87.
2. A fire flow of 1500 gpm for a 1-hour duration at 20 psi residual pressure must be
available before any combustible material is placed on the job site, 3000 gpm for
commercial buildings and 150' from any portion of a commercial budding measured
via vehicular travelway.
3. Water Plans must be approved by the Fire Marshal and include verification that the
water system will produce the required fire flow.
4. Install and complete NFPA 13 fire sprinkler system. This applies to all buildings with
a 3000 square foot total cumulative floor area. The fire Marshal shall approve the
locations of all post indicator valves and fire department connections. All valves and
connections shall not be less than 25' from the building within 50' of an approved
hydrant. Exempted are one and two family dwellings.
20
J
low
lir
PLANNING COMMISSION RESOLUTION NO. 2231
5. All valves controlling the water supply for automatic sprinkler systems and Water -
flow switches shall be monitored and alarmed per UBC chapter 9.
6. Install a fire alarm system as required by the UBC Chapter 3.
7. Install portable fire extinguishers per NFPA 10, but not less than one 2A1OBC
extinguisher per 3000 square feet and not over 75' from walking distance. A 'K'
type fire extinguisher is required in all commercial kitchens.
8. Install a Hood/Duct automatic fire extinguisher system per NFPA 96 in all public and
private cooking operations except single-family residential usage.
9. All building 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 required on both sides of the street the roadway must be 36' wide and 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.
10. A dead end single access over 500' will require a secondary access, sprinklers or
other mitigative measures approved by the Fire Marshal. Under no circumstances
shall a dead end over 1300' be accepted.
11. A second access is required. This can be accomplished by two main access points
from a main roadway or an emergency gate from an adjoining development.
12. All buildings shall have illuminated addresses of a size approved by the city.
13. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be
submitted separately tot he Fire Marshal for approval prior to construction.
14. Conditions subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained within twelve months.
15. Verify all tuming radii are a 45 degree radius.
21
•
4
• j
•
• I
e *if
r9£r/ 14� �1r
rr
81;
/S
V
a
W
Ocn
U
W 6
2
F— G
s
a4.
cod
o
L u
z
W W W W
g § &
•= • • •
I
0
a
a
L.
r
I
0
a
CORNER TOWER
CORNER TOWER
•
REVISED PLAZA PLAN
•�
01
c.D
cc
W
,.i
•
IP*
14
EMU ilawaN 4WrdLai iss- Lopissuldo e
TM
MO Mugs MY
•Intras.
mono
Ni
NOLLV 313 10/3:1a3S1A38
3€ V IIA A1ISd3AINf
Y BiMJi/1
�v�nw�a
30trill t .IS I3AINn
NOLLYA313 VZVId 'Z
/..1 1 J
83N8O0 13381S NNW NOLLVA313 VZV Id t�
a
1
Zoom
gs2p5 co
2$g
W ce
co a
p �n
0
Q
CC
von
1 1 • 1
NNW
.00
eI
e
9
el
LLJ
cr
w§
1
Cr)
•'1
• 1
is
1. MAIN STREET ELEVATION
W
Wg
Lu
W
g00
14.1
W
• —1
UU
O co
W
U
ck w w
CY CC
• •
W
ng
cc 11
1 I!!Iil1
• 1
cr
.Z
000
NVId 311S)3N
Qap
TO WPM
MOW
e
PvWSu ssolx09lnuai
WINOS 11144d Led Vs OCP.2,834an
blog
Y
r+an
"WSLcI Wgg7al%
WWIaH
MAY gitVirl
MAW
pooa
Auakuoa 9uay eta **OW
'du'SNOLtVA313 zt 331110 a3Sin3a
39VIT t)JISI3AINn
N33t10/MOlY3S—
S$113W'TI1314
I
NV/ IMlart/UM1 OA
OW1118 —
17/LYT11N149 IW IOI
VT M 43311M Midi MDi1
NV1 Y1114V71 I94CP J
CCOMS
31MM 3MOLSid/ Of
3384d0O14/Q/ 031A061
)77
/ /
l7/M eli3 = 3N
)
319M 3,1019 {la q1
33441IO0 /NOW MINIM
u�aw�e
3OV111A ,UlSI3AINR
NO(1YA3131SV3 NinOS
r
UWTO
NOI1VA313 ISM H18ON
NYt YTaM/99199 CM
<XIORLS
g7T1391 1#13n —
1
I
V e a e a 3 e a o o
i i i . i i : 4 4 a? 4 z} 1,.
i S i i i i i i i Q Q i
i 11 ''. ; r
I
p i i! ! a k h
h
it 1/ @ V Q $Q 1L Qi h ;s a died 1Yt3 ai QhhdthkkLL
l 1 Z i r vb ri !IIik
Y YLI 3. EC� �. 1�g `}C i. Q !Q'�
r !O O COO QQOC 0, i _ � � i ===L
I
W4�
w<
o e
t. : 'T i
b
•
3 3 3 3 , 3
Ig
1
Vb
gee
4 4 tw I
3
g
anima a21od a1V213o
I
C
1
O
:ITC CO
Iw
X +I
W
3 A 1 a ae10.d a1V3o
Qp
W
W
0
0
0
W
co
W
Z �
j
1
1 11.
11ijjji
AXit 1 tid
•;
•
•i
W
—J
W
Nor'
Eo
1-
O
O
8
1
w
1§ I
11
II i !1I 311
11111