HomeMy WebLinkAboutRes No 2465PLANNING COMMISSION RESOLUTION NO. 2465
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
PALM DESERT, CALIFORNIA, APPROVING A MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT,
CONDITIONAL USE PERMIT 07-06 AND PRECISE PLAN 07-05 TO
ALLOW CONSTRUCTION OF A NEW 18,166 SQUARE -FOOT
PRIVATE K-6 SCHOOL BUILDING AND NEW 16,338 SQUARE -FOOT
SCHOOL OFFICES AND COMMUNITY SERVICES BUILDING
LOCATED IN A PR-5 RESIDENTIAL ZONE FOR THE JEWISH
FEDERATION OF PALM SPRINGS ON A TEN -ACRE PROPERTY
LOCATED ON THE SOUTHWEST CORNER OF PORTOLA AVENUE
AND JULIE LANE AT 36-333 PORTOLA AVENUE.
CASE NOS. CUP 07-06/PP 07-05
WHEREAS, the Planning Commission of the City of Palm Desert, California, did
on the 15th day of January, 2008, hold a duly noticed public hearing to consider the
request by the Jewish Federation of Palm Springs, for approval of the above noted; 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. 06-78, in that the Director of Community Development has determined
that the project as mitigated will not have a significant impact on the environment and a
Mitigated Negative Declaration has been prepared; and
WHEREAS, at said public hearing, upon hearing and considering all testimony
.r. 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
request that:
1. That the proposed location of the private school and family services
offices requiring a conditional use is in accord with the objectives of this
title and the purpose of the district in which the site is located;
2. The proposed design of the private school and family services offices, as
conditioned, is in accord with the objectives and policies of the general
plan and zoning ordinance and the purpose of the district in which the site
is located.
3. The proposed location of the private school and family services offices
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.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Palm Desert, California, as follows:
um 1. That the above recitations are true and correct and constitute the findings of
the Commission in this case.
PLANNING COMMISSION RESOLUTION NO. 2465
2. That it does hereby approve Conditional Use Permit 07-06 and Precise
Plan 07-05, subject to conditions attached.
3. That a Mitigated Negative Declaration, Exhibit A attached hereto, is
hereby approved.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert
Planning Commission, held on this 15th day of January, 2008, by the following vote, to
wit:
AYES: LIMONT, SCHMIDT, TANNER, TSCHOPP, CAMPBELL
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
ATTEST:
-LAURI AYLAIAN, Secretary
Palm Desert Planning Commission
2
SONIA M. CAMPBELL, Chairperson
PLANNING COMMISSION RESOLUTION NO. 2465
CONDITIONS OF APPROVAL
CASE NOS. CUP 07-06 AND PP 07-05
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 said project shall commence within one (1) 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. 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
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.
4. 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 long-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.
5. 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, Fringe -Toed Lizard,
TUMF, School Mitigation and Housing Mitigation fees.
6. 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.
7 The project is subject to the Art in Public Places program per Palm Desert
Municipal Code Chapter 4.10.
3
PLANNING COMMISSION RESOLUTION NO. 2465
8. All conditions of approval shall be recorded before any building permits are
issued. Evidence of recordation shall be submitted to the Department of __
Community Development/Planning.
Department of Public Works:
GENERAL REQUIREMENTS
1. All landscape maintenance shall be performed by the property owner who shall
maintain the landscaping per the City approved landscape document package
for the life of the project, consistent with the Property Maintenance Ordinance
(Ord. 801).
2. 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.
BONDS AND FEES
3. Signalization fees, in accordance with City of Paim Desert Resolution Nos. 79-17
and 79-55, shall be paid prior to issuance of grading permit.
4. The project shall be subject to Transportation Uniform Mitigation Fees (TUMF).
Payment of said fees shall be at the time of building permit issuance.
5. A standard inspection fee shall be paid prior to issuance of grading permits.
6. Drainage fees, in accordance with Section 26.49 of the Paim Desert Municipal
Code shall be paid prior to issuance of grading permits
DESIGN REQUIREMENTS
7. Storm drain design and 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 prior to start of construction.
8. Complete grading and improvement plans and specifications shall be submitted
to the Director of Public Works for checking and approval prior to issuance of
any permits.
9. 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.
.r
10. Pad elevations are subject to review and modification in accordance with
Chapter 26 of the Palm Desert Municipal Code. Imo
PLANNING COMMISSION RESOLUTION NO. 2465
NINO
11. Landscape installation shall be drought tolerant in nature and in accordance with
the City's Water Efficient Landscape Ordinance (24.04).
12. Landscape, grading, and utility plans shall be submitted for review concurrently.
13. Full public improvements, as required by Section 26 of the Palm Desert
Municipal Code, shall be installed in accordance with applicable City standards
including:
• Installation of 8' meandering sidewalk within 12' width parkway consistent
with other projects bordering Portola Avenue and Shepherd Lane shall be
provided.
• Rights of way necessary for the installation of the above referenced
improvements shall be dedicated to the city prior to the issuance of nay
permits associated with this project.
CONSTRUCTION REQUIREMENTS
14. All public improvements shall be inspected by the Department of Public Works
and a standard inspection fee shall be paid prior to issuance of grading permits.
No occupancy permit shall be granted until public improvements have been
completed.
15. All public and private improvements shall be inspected by the Public Works
me Department.
r..
16. Applicant shall comply with provisions of Palm Desert Municipal Code Section
24.12, Fugitive Dust Control as well as Section 24.20, Storm water Management
and Discharge Control.
17. Prior to the start of construction, the applicant shall submit satisfactory evidence
to the Director of Public Works of intended compliance with the National
Pollutant Discharge Elimination System (NPDES) General Construction Permit
for storm water discharges associated with construction. Developer must
contact Riverside County Flood Control District for informational materials.
SPECIAL CONDITIONS
18. Slopes within pedestrian easement shall not exceed 3:1, and 2% within the
public right-of-way.
19. A parcel Map waiver consolidating the lots shall be recorded prior to issuance of
grading permit.
20. Driveway on Portola shall be gated for use by emergency vehicles only.
5
PLANNING COMMISSION RESOLUTION NO. 2465
21. The project shall re -construct the southwest intersection of Portola Avenue and
Julie Lane to its ultimate width.
Building & Safety Department:
1. Project must conform to the current State of California Codes adopted at the
time of plan check submittal. The following are the codes enforced at this time:
2007 CALIFORNIA BUILDING CODE (Based on 2006 IBC)
2007 CALIFORNIA MECHANICAL CODE (Based on 2006 UMC)
2007 CALIFORNIA PLUMBING CODE (Based on 2006 UPC)
2007 CALIFORNIA ELECTRICAL CODE (Based on 2005 NEC)
2007 CALIFORNIA ENERGY CODE
2007 CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE
2007 CALIFORNIA FIRE CODE
2. An approved automatic fire sprinkler system shall be installed in every building
(except R3 occupancies) where the total accumulation of gross floor area is 3000
square feet or more. (Reference City of Palm Desert Ordinance 1054)
3. Compliance with Ordinance 1124, Local Energy Efficiency Standards. The
requirements are more restrictive than the 2005 California Energy Standards.
Please obtain a copy of the Ordinance for further information.
4. A disabled access overlay of the precise grading plan is required to be submitted
to the Dept of Building and Safety for plan review of the site accessibility
requirements as per 2007 CBC Chapter 11 B and Chapter 10.
5. All exits must provide an accessible path of travel to the public way. (CBC
1024.6 & 1127B.1)
6. Detectable warnings shall be provided where required per CBC 1133B.8 and
1127B.5 (7). The designer is also required to meet all ADA requirements. Where
an ADA requirement is more restrictive than the State of California, the ADA
requirement shall supercede the State requirement.
7. Provide an accessible path of travel to the trash enclosure. The trash enclosure
is required to be accessible. Please obtain a detail from the Dept of Building and
Safety.
8. All contractors and subcontractors shall have a current City of Palm Desert
Business License prior to permit issuance per Palm Desert Municipal Code, Title
5.
6
PLANNING COMMISSION RESOLUTION NO. 2465
9. All contractors and/or owner -builders must submit a valid Certificate of Worker's
Compensation Insurance coverage prior to the issuance of a building permit per
California Labor Code, Section 3700.
10. Address numerals shall comply with Palm Desert Ordinance No. 1006 (Palm
Desert Municipal Code 15.04.110 through 15.04.160). Compliance with
Ordinance 1006 regarding street address location, dimension, stroke of line,
distance from street, height from grade, height from street, etc. shall be shown
on all architectural building elevations in detail. Any possible obstructions,
shadows, lighting, landscaping, backgrounds or other reasons that may render
the building address unreadable shall be addressed during the plan review
process. You may request a copy of Ordinance 1006 from the Department of
Building and Safety counter staff.
11. Please contact Debbie Le Blanc, Land Management Specialist, at the
Department of Building and Safety (760-776-6420) regarding the addressing of
all buildings and/or suites.
Riverside County Fire Department:
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.
3. Provide or show there exists a water system capable of providing a gpm flow of
3000 gpm for commercial buildings.
4. The required flow shall be available from a wet barrel Super Hydrant (s) 4" x 2 '/2
"x 2'/2", located not less than 25' nor more than 150' from any portion of a
commercial building measured via vehicular travel -way.
5. Water Plans must be approved by the Fire Marshal and include verification that
the water system will produce the required fire flow.
6. Install a 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
7
PLANNING COMMISSION RESOLUTION NO. 2465
building and within 50' of an approved hydrant. Exempted are one and two
family dwellings.
7. All valves controlling the water supply for automatic sprinkler systems and
Water -flow switches shall be monitored and alarmed per CBC Chapter 9.
8. Install a fire alarm system as required by the UBC Chapter 3.
9. Install portable fire extinguishers per MFPA 10, but not less than one 2A10BC
extinguisher per 3000 square feet and not over 75' walking distance. A "K" type
fire extinguisher is required in all commercial kitchens.
10. Install a Hood/Duct automatic fire extinguishing system per NFPA 96 in all public
and private cooking operations except single family residential use.
11. 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.
12. Whenever access into private property is controlled through use of gates,
barriers or other means provisions shall be made to install a "Knox Box" key
over -ride system to allow for emergency vehicles access. Minimum gate width
shall be 16" with a minimum vertical clearance of 13'6".
13. 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.
14. All buildings shall have illuminated addresses of a size approved by the city.
15. Provide fire riser access across front exterior of building.
16. Fire Department radius shall be not less than 31' inside and 52' outside.
17. These buildings require full fire alarm systems.
18. Conditions subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained within twelve months.
Coachella Valley Water District:
1. Plans for grading, landscaping, and irrigation systems shall be submitted to the
District for review to ensure efficient water management.
8
PLANNING COMMISSION RESOLUTION NO. 2465
EXHIBIT A
NEGATIVE DECLARATION
1. Name or description of project: Jewish Federation School and Offices
2. Project Location — Identify street 36-333 Portola Avenue
address and cross streets or attach Palm Desert, CA
a map showing project site
(preferably a USGS 15' or 7 1/2' Located on the southwest corner of Portola Avenue and Julie
topographical map identified by Lane
quadrangle name):
APN 653-370-032
3. Entity or Person undertaking project: Jewish Federation of Palm Springs
A.
B. Other (Private)
(1) Name: Alan Klugman
(2) Address: 69-930 Highway 111 Suite 204
Rancho Mirage, CA 92270
The Planning Commission, having reviewed the Initial Study of this proposed project and having reviewed the
written comments received prior to the public meeting of the Planning Commission, including the
recommendation of the City's Staff, does hereby find and declare that the proposed project will not have a
significant effect on the environment. A brief statement of the reasons supporting the Planning Commission
findings are as follows:
The project was assessed as an infill project and as mitigated has been found to have less than significant
impacts.
The Planning Commission hereby finds that the Negative Declaration reflects its independent judgment. A
copy of the Initial Study may be obtained at:
The City of Palm Desert Department of Community Development
73-510 Fred Waring Drive, Palm Desert, CA 92260-2578
Phone No.: 760-346-0611
The location and custodian of the documents and any other material which constitute the record of proceedings
upon which the City based its decision to adopt this Negative Declaration are as follows:
Renee Schrader, Associate Planner, Department of Community Development (See Above)
Phone No.: 760-346-0611
Date Received
for Filing:
UMW
9
Staff