HomeMy WebLinkAboutRes 04-52 PP/CUP 04-08 T. Michael HadleyREQUEST:
SUBMITTED BY:
APPLICANT:
CASE NO:
DATE:
CONTENTS:
CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
Approval of a precise plan of design to allow the construction of two
(2), 6,213 square foot office buildings and a c onditional use permit
to allow office parking on residential property. The subject
properties are located on the south side of Fred Waring Drive and
north side of Santa Rosa Way, approximately 265 feet east of San
Anselmo Avenue.
Tony Bagato, Assistant Planner
T. Michael Hadley
25 Calle Bonita
Sedona, AZ 86336
PP/CUP 04-08
June 10, 2004
Recommendation
Executive Summary
Discussion
Draft Resolution
Legal notice
Planning Commission Staff Report
Planning Commission Resolution
Planning Commission Notice of Action
Palma Village Specific Plan
Comments from other agencies
A.R.C. Notice of Action and minutes
Exhibit A
Exhibit B
Building and Site Plans
Recommendation:
That the City Council adopt Resolution No. 04-52 approving PP/CUP 04-08,
subject to conditions attached.
Executive Summary:
The applicant is requesting approval to construct two (2) 6,213 square foot office
buildings. The buildings are 25' high with a tower element at 28'6", 3'6" above the
Staff Report
Hadley, PP/CUP 04-08
Page 2
June 10, 2004
Resolution No. 04-52
height limit of the zone. On April 13, 2004, the Architectural Review Commission
unanimously granted preliminary approval of the design. On May 18, 2004, the
Planning Commission reviewed and unanimously recommended approval of the
project.
Discussion:
I. BACKGROUND:
A. Palma Village Specific Plan:
In June of 1985, the City Council adopted the Palma Village Specific Plan,
which identified nine (9) areas within the City that needed new land use
patterns and policies to promote desirable development and improvements.
With the development of the Civic Center, College of the Desert, Town
Center Way, Fred Waring Drive was expected to be a regional arterial
street. At that time, the existing land use pattern was low and medium
density single-family development. Over time, the single-family
development would be incompatible with the traffic volume of a regional
arterial street. The adoption of the Specific Plan established land use
policies that encouraged office professional on the south side of Fred
Waring Drive with parking lots and 20'-32' of landscaping on Santa Rosa
Way (pgs 6-7).
Today, Fred Waring Drive is a regional arterial street and during the
recently approved General Plan process, the City Council reaffirmed the
land use policies on Fred Waring Drive and Santa Rosa Way.
B. Property Description:
The project area totals six (6) parcels, three (3) on Fred Waring Drive and
three (3) on Santa Rosa Way. On Fred Waring Drive, two (2) parcels have
an existing single -story residence on them, and one (1) is vacant. The
single -story residence will be demolished as part of the construction of
this project. All parcels on Santa Rosa Way are vacant.
C. Adjacent Zoning and Land Use:
North: P/ McCallum Theater, College of the Desert
South: R-2 (7) / Single-family residence
East: O.P. / Multi -family residence
West: O.P. / Vacant
Staff Report
Hadley, PP/CUP 04-08
Page 3
June 10, 2004
II. PROJECT DESCRIPTION:
A. Precise Plan:
Resolution No. 04-52
The proposed precise plan design provides two (2), 6,213 gross square foot
office buildings, totaling 12,426 gross square feet, and 62 parking spaces to
the rear. Access is provided via one (1), 24' wide driveway on Fred Waring
Drive. It will be a right turn in and right turn out.
The two (2) buildings are designed to appear as mirror images of one
another with the driveway separating them. The first story front setback
varies between 14' and 16'6", maintaining a 15' average from the front
property line. The second story is setback 30' from the front property line.
The first building has a zero (0) setback on the west property line and 116'
setback from the east property line. The second building has a zero (0)
setback on the east property line and 115' setback from the west property
line. Both are setback 150' from the rear property line.
Relationship to Surrounding Properties:
The property is 265' east of San Anselmo. On October 27 2003, PP/CUP
03-12 for a 9,000 square foot office building was approved on the southeast
corner of Fred Waring and San Anselmo. There is one (1) vacant parcel
between the approved project and proposed project (see Exhibit A). As part
of PP/CUP 03-12, Public Works required installation of half (90') of a future
bus bay turnout. The other half (90') will be installed in front of the vacant
parcel, which is 65' wide, and part of the first parcel of this proposed project
(see Exhibit B).
When the vacant parcel is developed it will not be able to construct a
driveway on Fred Waring Drive. Consequently access to the vacant parcel
must be provided by the proposed project. The applicant will provide a 24'
wide reciprocal access easement agreement to the adjacent property. The
driveway installation and location will be determined when the vacant parcel
is developed.
Architecture:
The buildings' design is contemporary with strong vertical elements, a
standing seem metal roof, cultured stone veneer columns, beige and off-
white stucco colors with a blue gray accent color on one building and a
cypress green accent color on the other. Both buildings are two -stories,
varying in heights of 13'6" to 25' with a tower element at 28'6".
Staff Report
Hadley, PP/CUP 04-08
Page 4
June 10, 2004
Resolution No. 04-52
The first story is 13'6" high and is setback 30' from the curb.
story is 25' high and setback from the curb 45'. The peak
element is 28'6" high and is setback from the curb 53'6".
On April 13, 2004, the Architectural Review Commission
granted preliminary approval of the design.
B. Conditional Use Permit:
The second
of the tower
unanimously
The three vacant parcels located on Santa Rosa Way are zoned R-2.
Parking lots may be permitted on R-2 lots with a conditional use permit
when they are directly adjacent to office professional with an adopted
specific plan. These lots are within the Palma Village Specific Plan, which
states that they may be used as parking lots with no access from Santa
Rosa Way and a 20'-32' landscaped greenbelt before the parking lot. There
is no access to the project on Santa Rosa Way. The site plan indicates that
a 6' high block wall will be installed 30' from the curb. Public Works is
requiring a 6' wide sidewalk on Santa Rosa Way, which will leave 24' of
landscaping on Santa Rosa Way.
III. ANALYSIS:
Project Data:
STANDARD I O.P. DISTRICT
PROJECT
Building Height
25'
25' with a tower element at
28'6"
Setback from Curb
One (1) foot of
setback from ultimate
curb for one (1) of
height.
First Story = 13'6" high,
setback from curb 30'.
Second Story = 25' high,
setback from curb 45'.
Tower = 28'6" high, setback
from curb 53'6".
Front Property Tine
Setback
12' minimum, 15'
average
14' to 16'6", 15' average
Rear Setback
20'
150'
Interior Side yards
0/0
0/0
Parking: 4/1,000 general
42
53
Landscaping
15%
26%
Landscaping (Palma
Village Specific Plan)
20'-32' on Santa
Rosa Way
24'
Staff Report
Hadley, PP/CUP 04-08
Page 5
June 10, 2004
A. Height:
Resolution No. 04-52
The maximum building height in the office professional zone is 25'. The
main building height complies with the office professional standards. Each
building has a tower element that is 3'6" above the height limit of the zone.
Pursuant to section 25.56.300 of the City's Zoning Ordinance, the City
Council may approve tower elements that do not exceed more than 10% of
the ground area and are no higher than 25' above the height limit of the
zone. The two, 28'6" towers are 8% of the ground area. The tower elements
comply with the section 25.56.280.
The buildings comply with the height to ultimate curb setback.
B. Setbacks:
The buildings comply with all the setback standards of the zone.
C. Parking:
The parking requirement for general office space is four (4) spaces per
1,000 square feet and for medical office space six (6) spaces per 1,000.
The two buildings total 12,426 square feet. With a 15% reduction for non -
leasable space, the parking demand is 42 spaces for general office use.
The proposed project is parked at five (5) spaces per 1,000 square feet,
totaling 53 spaces, which allows 50% medical office use.
D. Planning Commission:
On May 18, 2004, the Planning Commission endorsed the project as
submitted.
IV. CONCLUSION:
The Palma Village Specific Plan established land use policies that encourage
office buildings on Fred Waring Drive with parking lots on Santa Rosa Way. In this
project area, the Specific Plan requires 20'-32' of landscape setback and no
access on Santa Rosa Way. The applicant has provided 30' of landscaping with a
6' wide sidewalk. There is no access to the project from Santa Rosa Way. The
precise plan complies with all the development standards of the zone and Palma
Village Specific Plan. The tower elements are less than 10% of the gross floor
area. With City Council approval the tower element may be approved at 28'6". The
use and location are compatible with the surrounding land uses.
Staff Report
Hadley, PP/CUP 04-08
Page 6
June 10, 2004
V. ENVIRONMENTAL REVIEW:
Resolution No. 04-52
The application is a Class 32 categorical exemption for purposes of CEQA and
no further documentation is necessary.
Submitted By:
Department Head:
Tony Bag'ato / Phil 6rell
Assistant Planner
Approval:
City M
CM for Dev;►pment Services
Director of Community Development
CITY COUNCIL RESOLUTION NO. 04-52
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING A PRECISE PLAN FOR
CONSTRUCTION OF TWO OFFICE BUILDINGS TOTALING 12,426
GROSS SQUARE FEET AND A CONDITIONAL USE PERMIT TO ALLOW
PARKING ON R-2 ZONED LOTS. THE SUBJECT PROPERTY IS 265
FEET EAST OF SAN ANSELMO AVENUE, KNOWN AS A.P.N.s 627-041-
005, 627-041-006, 627-041-007, 627-041-023, 627-041-024, AND 627-041-
025.
CASE NO PP/CUP 04-08:
WHEREAS, the City Council of the City of Palm Desert, California, did on the 10th
day of June, 2004, hold a duly noticed public hearing to consider the request by T.
MICHAEL HADLEY for approval of the above noted; and
WHEREAS, the Planning Commission by its Resolution No. 2271 has
recommended approval; 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. 02-60, in that the Director of Community Development has determined
that the project is a Class 32 Categorical Exemption; 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 City Council
did find the following facts and reasons to exist to justify approval of said request:
1. The proposed location of the two office buildings, as it is conditioned, is in
accord with the objectives and land use policies of the Palma Village
Specific Plan and City's zoning ordinance.
2. The precise plan and conditional use will not unreasonably interfere with
the use or enjoyment of property in the vicinity by the occupants thereof
for lawful purposes.
3. The proposed location of the office 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.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm
Desert, Califomia, as follows:
1. That the above recitations are true and correct and constitute the findings of
the Council in this case.
CITY COUNCIL RESOLUTION NO. 04-52
2. That approval of Precise Plan/Conditional Use Permit 04-08 is hereby
granted, subject to conditions attached.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert
Planning Commission, held on this 10th day of June, 2004, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
RACHELLE KLASSEN, City Clerk
City of Palm Desert, Califomia
BOB SPIEGEL, Mayor
2
CITY COUNCIL RESOLUTION NO. 04-52
CONDITIONS OF APPROVAL
CASE NOS. PP/CUP 04-08
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 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. Access to trash/service areas shall be placed so as not to conflict with parking
areas. Said placement shall be approved by applicable waste company and
Department of Community Development and shall include a recycling program.
6. All future occupants of the buildings shall comply with parking requirements in
Section 25.58 of the zoning ordinance. The project shall be allowed to have a
maximum of 6,213 square feet of medical office use. Approval of medical office
use above the 6,213 square feet will require a new conditional use permit, which
will result in a new public hearing.
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
3
CITY COUNCIL RESOLUTION NO. 04-52
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.
8. All sidewalk plans shall be reviewed and approved by the department of public
works prior to architectural review commission submittal.
9. 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.
10. The applicant shall submit a tenant improvement plan for review by the
Community Development Director.
11. 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.
12. The applicant shall record a 24-foot wide reciprocal access easement to provide
access to the adjacent properties. Said easement shall be placed on the south
property lines of parcels 627-041-005, 627-041-006, and 627-041-007. The
easement will widen 24 feet to the north of the property lines, as indicated on
staffs recommended access plan labeled condition 12 site plan. If parcel 627-
041-004, currently vacant, is developed without the use of the lot directly south of
it, the applicant shall remove the all installed parking isles and landscaping to
provide access to the adjacent property. The parking island in the middle of the
property shall be redesigned as a double -loaded island to make up for the loss of
parking consistent with staffs recommended plan labeled condition 12-site plan.
If the vacant parcel to the west is developed with the parking lot designed on the
property that is directly south, the easement can be moved to straddle the rear
property line or another appropriate location to be determined by staff and the
Department of Public Works.
The applicant shall provide an irrevocable offer to enter into 24' wide reciprocal
access easement to the property to the east.
13. The applicant shall submit a parcel map prior to issuance of any permits
associated with this project. The filing of a parcel map is required to go through a
new public hearing.
4
CITY COUNCIL RESOLUTION NO. 04-52
Department of Public Works:
1. Drainage fees, in accordance with Section 26.49 of the Palm Desert Municipal
Code and Ordinance No. 653, 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 any permits associated with this
project.
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.
All off -site improvements shall be completed prior to issuance of any certificate
of occupancy for the project.
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 the property owner shall provide maintenance.
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.
5
CITY COUNCIL RESOLUTION NO. 04-52
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 and the city's Circulation Network:
• Installation of a 6' wide sidewalk on Santa Rosa Way
• Remove existing driveway approaches and replace it with a standard curb
and gutter.
13. Size, number and location of driveways shall be to the specifications of the
Department of Public Works with one driveway approach permitted to serve this
property.
14. Parking on Fred Waring Drive along the project frontage will be prohibited and
the curb shall be painted red by the developer.
15. Applicant shall install a minimum 24-foot wide reciprocal access easement to the
property east of the subject project to align with access easement from PP/CUP
03-12 and provide an irrevocable offer to enter into a 24' wide reciprocal access
easement to the property to the east.
16. A parcel map is required prior to issuance of any permits associated with this
project.
Riverside County Fire Department:
1 With respect to the conditions of approval regarding the above referenced plan
check, Fire Department recommends the following fire protection measures be
provided in accordance with City Municipal Codes, 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 UFC Article 87.
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.
2. Provide, or show there exists, a water system capable of providing a potential
gallon per minute flow of:
a) 3000 for commercial structure.
6
CITY COUNCIL RESOLUTION NO. 04-52
3. The required fire flow shall be available from a wet barrel Super Hydrant 4"x2-
1 /2"x2-1 /2"), located not less than 25' nor more than 150' from any portion of a
commercial building measured via vehicular travelway.
4 Water plans must be approved by the Fire Marshal and include verification that the
water system will produce the required fire flow.
5. Install a complete NFPA 13R fire sprinkler system. This applies to all buildings with
a 3,000 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 and within 50' of an
approved hydrant. Exempted are one and two family dwellings.
6. All valves controlling the water supply for automatic sprinkler systems and water -
flow switches shall be monitored as required by the UBC Chapter 9.
7. Install a fire alarm system as required by the UBC Chapter 3.
8. Install portable fire extinguishers per NFPA, 10, but not less than 2A10BC
extinguisher per 3,000 square feet and not over 75' walking distance. A "K" type
fire extinguisher is required in all commercial kitchens.
9. 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 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.
10. Whenever access into private property into a private property is controlled
through the use of gates, barriers or other means, provisions shall be made to
install a "Knox Box" key over -ride system to allow for emergency vehicle access.
Minimum gate width shall be 16" with a minimum vertical clearance of 13'6".
10. All buildings shall have illuminated addresses of a size approved by the city.
11. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be
submitted separately for approval prior to construction.
12. Conditions subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained within twelve months.
7
CITY or rum DESERT
73-51c FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92260-2578
TEL: 760 346-0611
FAX: 760 341-7098
info@palrn-desert.org
CITY OF PALM DESERT
LEGAL NOTICE
CASE NO. PP/CUP 04-08
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert City
Council to consider a request by T. MICHAEL HADLEY for approval of a pr cise plan of
design for the construction of two 6,213 sq foot office buildings and a conditioned use permit
to allow an office parking lot on residential property. The subject properties ar located on
the south side of Fred Waring Drive and north side of Santa Rosa Way, appro imately 265
feet east of San Anselmo Avenue.
FRED W-ARING-
--P,PVFc7-St72
/Orr
444
-SAN-TA ROSA-----
- SAN NICHOLAS-
-CATAALANA.
SAID public hearing will be held on Thursday June 10, 2004, at 4:00 p.m. in the Council
Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California,
at which time and place all interested persons are invited to attend and be heard. Written
comments conceming all items covered by this public hearing notice shall be accepted up to
the date of the hearing. Information concerning the proposed project and/or negative
declaration is available for review in the Department of Community Development at the above
address between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. If you challenge
the proposed actions in court, you may be limited to raising only those issues you or someone
else raised at the public hearing described in this notice, or in written correspondence delivered
to the Planning Commission (or city council) at, or prior to, the public hearing.
PUBLISH: Desert Sun
May 31, 2004
RACHELLE KLASSEN, City Clerk
Palm Desert Planning Cormission
CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
TO: Planning Commission
DATE: May 18, 2004
CASE NO: PP/CUP 04-08
REQUEST: Approval of a precise plan of design to allow the construction of two
(2), 6,213 square foot office buildings and a conditional use permit
to allow office parking on residential property. The subject
properties are located on the south side of Fred Waring Drive and
north side of Santa Rosa Way, approximately 265 feet east of San
Anselmo Avenue.
APPLICANT: T. Michael Hadley
25 Calle Bonita
Sedona, AZ 86336
I. BACKGROUND:
A. Palma Village Specific Plan:
In June of 1985, the City Council adopted the Palma Village Specific Plan,
which identified nine (9) areas within the City that needed new land use
patterns and policies to promote desirable development and improvements.
With the development of the Civic Center, College of the Desert, Town
Center Way, Fred Waring Drive was expected to be a regional arterial
street. At that time, the existing land use pattern was low and medium
density single-family development. Over time, the single-family
development would be incompatible with the traffic volume of a regional
arterial street. The adoption of the Specific Plan established land use
policies that encouraged office professional on the south side of Fred
Waring Drive with parking Tots and 20'-32' of landscaping on Santa Rosa
Way (pgs 6-7).
Today, Fred Waring Drive is a regional arterial street and during the
recently approved General Plan process, the City Council reaffirmed the
land use policies on Fred Waring Drive and Santa Rosa Way.
B. Property Description:
The project area totals six (6) parcels, three (3) on Fred Waring Drive and
three (3) on Santa Rosa Way. On Fred Waring Drive, two (2) parcels have
an existing single -story residence on them, and one (1) is vacant. The
STAFF REPORT
PP/CUP 04-08
MAY 18, 2004
single -story residence will be demolished as part of the construction of
this project. All parcels on Santa Rosa Way are vacant.
C. Adjacent Zoning and Land Use:
North: P/ McCallum Theater, College of the Desert
South: R-2 (7) / Single-family residence
East: O.P. / Multi -family residence
West: O.P. / Vacant
II. PROJECT DESCRIPTION:
A. Precise Plan:
The proposed precise plan design provides two (2), 6,213 gross square foot
office buildings, totaling 12,426 gross square feet, and 62 parking spaces to
the rear. Access is provided via one (1), 24' wide driveway on Fred Waring
Drive. It will be a right tum in and right turn out.
The two (2) buildings are designed to appear as mirror images of one
another with the driveway separating them. The front setback varies
between 14' and 16'6", maintaining a 15' average. The first building has a
zero (0) setback on the west property line and 116' setback from the east
property line. The second building has a zero (0) setback on the east
property line and 115' setback from the west property line. Both are setback
150' from the rear property line.
Relationship to Surrounding Properties:
The property is 265' east of San Anselmo. On October 27 2003, PP/CUP
03-12 for a 9,000 square foot office building was approved on the southeast
corner of Fred Waring and San Anselmo. There is one (1) vacant parcel
between the approved project and proposed project (see Exhibit A). As part
of PP/CUP 03-12, Public Works required installation of half (90') of a future
bus bay tumout. The other half (90') will be installed in front of the vacant
parcel, which is 65' wide, and part of the first parcel of this proposed project
(see Exhibit B).
When the vacant parcel is developed it will not be able to construct a
driveway on Fred Waring Drive. Consequently access to the vacant parcel
must be provided by the proposed project. The applicant will provide a 24'
wide reciprocal access easement agreement to the adjacent property. The
driveway installation and location will be determined when the vacant parcel
is developed.
2
STAFF REPORT
PP/CUP 04-08
MAY 18, 2004
Architecture:
The buildings' design is contemporary with strong vertical elements, a
standing seem metal roof, cultured stone veneer columns, beige and off-
white stucco colors with a blue gray accent color on one building and a
cypress green accent color on the other. Both buildings are two -stories,
varying in heights of 12'6" and 25', with a tower element that is 3'6" above
the 25' maximum height limit, totaling 28'6".
On April 13, 2004, the Architectural Review Commission unanimously
granted preliminary approval of the design.
B. Conditional Use Permit:
The three vacant parcels located on Santa Rosa Way are zoned R-2.
Parking Tots may be permitted on R-2 Tots with a conditional use permit
when they are directly adjacent to office professional with an adopted
specific plan. These lots are within the Palma Village Specific Plan, which
states that they may be used as parking Tots with no access from Santa
Rosa Way and a 20'-32' landscaped greenbelt before the parking lot. There
is no access to the project on Santa Rosa Way. The site plan indicates that
a 6' high block wall will be installed 30' from the curb. Public Works is
requiring a 6' wide sidewalk on Santa Rosa Way, which will leave 24' of
landscaping on Santa Rosa Way.
III. ANALYSIS:
Project Data:
STANDARD
I O.P. DISTRICT
PROJECT
Building Height
25'
25' with a tower element
at 28'6"
Front Setback
12' minimum, 15'
average
14' to 16'6", 15' average
Rear Setback
20'
150'
Interior Side Yards
0/0
0/0
Parking: 4/1,000 general
42
53
Landscaping (Standard
requirement)
15%
26%
Landscaping (Palma Village
Specific Plan Requirement)
20'-32' on Santa Rosa
Way
24'
3
STAFF REPORT
PP/CUP 04-08
MAY 18, 2004
A. Height:
The maximum building height in the office professional zone is 25'. Except
for the tower elements, the roof height for the two buildings complies with
the standards of the zone. With City Council approval, pursuant to section
25.56.300 of the City's Zoning Ordinance tower elements that do not
exceed more than 10% of the ground area may be erected no more than
25' above the height limit of the zone. The two towers do not exceed 10% of
the floor area and extend 3'6" above the maximum height level. The tower
elements comply with the section 25.56.280 and will need to be approved
by the City Council.
B. Setbacks:
The buildings comply with all the setback standards of the zone.
C. Parking:
The parking requirement for general office space is four (4) spaces per
1,000 square feet and for medical office space six (6) spaces per 1,000.
The two buildings total 12,426 square feet. With a 15% reduction for non -
leasable space, the parking demand is 42 spaces for general office use.
The proposed project is parked at five (5) spaces per 1,000 square feet,
totaling 53 spaces, which allows 50% medical office use.
IV. CONCLUSION:
The Palma Village Specific Plan established land use policies that encourage
office buildings on Fred Waring Drive with parking Tots on Santa Rosa Way. In this
project area, the Specific Plan requires 20'-32' of landscaping and no access on
Santa Rosa Way. The applicant has provided 24' of landscaping depth between
the future 6' sidewalk and future 6' high wall. There is no access to the project from
Santa Rosa Way. Except for the proposed tower element, the precise plan
complies with all the development standards of the zone and Palma Village
Specific Plan. The tower elements are less than 10% of the gross floor area. With
City Council approval the tower element may be approved at 28'6". The use and
location are compatible with the surrounding land uses.
IV. ENVIRONMENTAL REVIEW:
The application is a Class 32 categorical exemption for purposes of CEQA and
no further documentation is necessary.
4
STAFF REPORT
PP/CUP 04-08
MAY 18, 2004
V. RECOMMENDATION:
That the Planning Commission adopt Planning Commission Resolution No.
recommending approval of PP/CUP 04-08 to the City Council, subject to
conditions attached.
VI. ATTACHMENTS:
A. Draft Resolution
B. Legal notice
C. Palma Village Specific Plan
D. Comments from other agencies
E. A.R.C. Notice of Action and minutes
F. Exhibit A
G. Exhibit B
H. Building and Site Plans
Prepared by:
Tony B gato /
Assistant Planner
Reviewed and Approved by:
Director of Community Development
mer Cro
ACM ofC
nity Development
5
PLANNING COMMISSION RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
PALM DESERT, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF A PRECISE PLAN FOR CONSTRUCTION OF TWO
OFFICE BUILDINGS TOTALING 12,426 GROSS SQUARE FEET AND A
CONDITIONAL USE PERMIT TO ALLOW PARKING ON R-2 ZONED
LOTS. THE SUBJECT PROPERTY IS 265 FEET EAST OF SAN
ANSELMO AVENUE, KNOWN AS A.P.N. 627-041-005, 627-041-006, 627-
041-007, 627-041-023, 627-041-024, AND 627-041-025.
CASE NO PP/CUP 04-08:
WHEREAS, the Planning Commission of the City of Palm Desert, California, did
on the 18th day of May, 2004, hold a duly noticed public hearing to consider the request
by T. MICHAEL HADLEY 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. 02-60, in that the Director of Community Development has determined
that the project is a Class 32 Categorical Exemption; 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. The proposed location of the two office buildings, as it is conditioned, is in
accord with the objectives of the Palma Village Specific Plan and City's
zoning ordinance.
2. The precise plan and conditional use will not unreasonably interfere with
the use or enjoyment of property in the vicinity by the occupants thereof
for lawful purposes;
3. The proposed location of the office 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.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Palm Desert, Califomia, as follows:
1. That the above recitations are true and correct and constitute the findings of
the Commission in this case.
PLANNING COMMISSION RESOLUTION NO.
2. That approval of Precise Plan/Conditional Use Permit 04-08 is hereby
recommended to City Council, subject to conditions attached.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert
Planning Commission, held on this 18th day of May, 2004, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
PHILIP DRELL, Secretary
Palm Desert Planning Commission
SABBY JONATHAN, Chairperson
2
PLANNING COMMISSIL,o1 RESOLUTION NO.
CONDITIONS OF APPROVAL
CASE NOS. PP/CUP 04-08
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 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. Access to trash/service areas shall be placed so as not to conflict with parking
areas. Said placement shall be approved by applicable waste company and
Department of Community Development and shall include a recycling program.
6. All future occupants of the buildings shall comply with parking requirements in
Section 25.58 of the zoning ordinance. The project shall be allowed to have a
maximum of 6,213 square feet of medical office use. Approval of medical office
use above the 6,213 square feet will require a new conditional use permit, which
will result in a new public hearing.
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
3
PLANNING COMMISSIt.IJ RESOLUTION NO.
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.
8. All sidewalk plans shall be reviewed and approved by the department of public
works prior to architectural review commission submittal.
9. 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.
10. The applicant shall submit a tenant improvement plan for review by the
Community Development Director.
11. 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.
12. The applicant shall record a 24-foot wide reciprocal access easement to provide
access to the adjacent properties. Said easement shall be placed on the south
property lines of parcels 627-041-005, 627-041-006, and 627-041-007. The
easement will widen 24 feet to the north of the property lines, as indicated on
staffs recommended access plan labeled condition 12 site plan. If parcel 627-
041-004, currently vacant, is developed without the use of the lot directly south of
it, the applicant shall remove the all installed parking isles and landscaping to
provide access to the adjacent property. The parking island in the middle of the
property shall be redesigned as a double -loaded island to make up for the loss of
parking consistent with staff's recommended plan labeled condition 12-site plan.
If the vacant parcel to the west is developed with the parking lot designed on the
property that is directly south, the easement can be moved to straddle the rear
property line or another appropriate location to be determined by staff and the
Department of Public Works.
The applicant shall provide an irrevocable offer to enter into 24' wide reciprocal
access easement to the property to the east.
13. The applicant shall submit a parcel map prior to issuance of any permits
associated with this project. The filing of a parcel map is required to go through a
new public hearing.
4
PLANNING COMMISSION RESOLUTION NO.
Department of Public Works:
1. Drainage fees, in accordance with Section 26.49 of the Palm Desert Municipal
Code and Ordinance No. 653, 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 any permits associated with this
project.
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.
All off -site improvements shall be completed prior to issuance of any certificate
of occupancy for the project.
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 the property owner shall provide maintenance.
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.
5
PLANNING COMMISSluiJ RESOLUTION NO.
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 and the city's Circulation Network:
• Installation of a 6' wide sidewalk on Santa Rosa Way
• Remove existing driveway approaches and replace it with a standard curb
and gutter.
13. Size, number and location of driveways shall be to the specifications of the
Department of Public Works with one driveway approach permitted to serve this
property.
14. Parking on Fred Waring Drive along the project frontage will be prohibited and
the curb shall be painted red by the developer.
15. Applicant shall install a minimum 24-foot wide reciprocal access easement to the
property east of the subject project to align with access easement from PP/CUP
03-12 and provide an irrevocable offer to enter into a 24' wide reciprocal access
easement to the property to the east.
16. A parcel map is required prior to issuance of any permits associated with this
project.
Riverside County Fire Department:
1. With respect to the conditions of approval regarding the above referenced plan
check, Fire Department recommends the following fire protection measures be
provided in accordance with City Municipal Codes, 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 UFC Article 87.
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.
2. Provide, or show there exists, a water system capable of providing a potential
gallon per minute flow of:
a) 3000 for commercial structure.
6
PLANNING COMMISSIUnl RESOLUTION NO.
3. The required fire flow shall be available from a wet barrel Super Hydrant 4"x2-
1/2"x2-1/2"), located not less than 25' nor more than 150' from any portion of a
commercial building measured via vehicular travelway.
4 Water plans must be approved by the Fire Marshal and include verification that the
water system will produce the required fire flow.
5. Install a complete NFPA 13R fire sprinkler system. This applies to all buildings with
a 3,000 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 and within 50' of an
approved hydrant. Exempted are one and two family dwellings.
6. All valves controlling the water supply for automatic sprinkler systems and water -
flow switches shall be monitored as required by the UBC Chapter 9.
7. Install a fire alarm system as required by the UBC Chapter 3.
8. Install portable fire extinguishers per NFPA, 10, but not less than 2A10BC
extinguisher per 3,000 square feet and not over 75' walking distance. A "K" type
fire extinguisher is required in all commercial kitchens.
9. 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 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 tum-arounds shall not exceed a 5'
radius or 10' diameter. City standards may be more restrictive.
10. Whenever access into private property into a private property is controlled
through the use of gates, barriers or other means, provisions shall be made to
install a "Knox Box" key over -ride system to allow for emergency vehicle access.
Minimum gate width shall be 16" with a minimum vertical clearance of 13'6".
10. All buildings shall have illuminated addresses of a size approved by the city.
11. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be
submitted separately for approval prior to construction.
12. Conditions subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained within twelve months.
7
CITY Of P,I.MOE�flf
73-510 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92260-2578
TEL: 760 346-0611
FAX: 760 341-7098
i afo ®palm-deserr.org
CITY OF PALM DESERT
LEGAL NOTICE
CASE NO. PP 04-08
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning
Commission to consider a request by T. MICHAEL HADLEY for approval of a precise plan of
design for the construction of two 6,213 sq foot office buildings and a conditional use permit
to allow an office parking lot on residential property. The subject properties are located on
the south side of Fred Waring Drive and north side of Santa Rosa Way, approximately 265
feet east of San Anselmo Avenue.
a
FRED =1NG
r—P EcTS/TF
4
ROSA
SAN
N1C
HO
L
AS
-DA-TALINA
SAID public hearing will be held on Tuesday, May 18, 2004 at 6:00 p.m. in the Council
Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California,
at which time and place all interested persons are invited to attend and be heard. Written
comments conceming all items covered by this public hearing notice shall be accepted up to
the date of the hearing. Information concerning the proposed project and/or negative
--declaration-isavailabte- for review in the Department of Community Developmelt at -the -above
address between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. Ifyou challenge
the proposed actions in court, you may be limited to raising only those issues you or someone
else raised at the public hearing described in this notice, or in written correspondence delivered
to the Planning Commission (or city council) at, or prior to, the public hearing.
PUBLISH: Desert Sun
May 7, 2004
PHIL DRELL, Secretary
Palm Desert Planning Cotmission
r II
Cv t C 11 i I;
73-31 o FRED u AR;\t, DI:n'E
PALM DESERT, CALIFORNIA 92260-2578
TEL: 760 346-0611
FAN: 760 341-7098
intog pal m-dcsert.or!.:
PLANNING COMMISSION MEETING
NOTICE OF ACTION
Date: May 20, 2004
T. Michael Hadley
25 Calle Bonita
Sedona, Arizona 86336
Re: PP/CUP 04-08
The Planning Commission of the City of Palm Desert has considered your request and taken
the following action at its regular meeting of May 18, 2004:
PLANNING COMMISSION APPROVED PP/CUP 04-08 BY ADOPTION OF
PLANNING COMMISSION RESOLUTION NO. 2271, SUBJECT TO
CONDITIONS. MOTION CARRIED 4-0-0-1 (CHAIRPERSON JONATHAN
ABSTAINED).
Any appeal of the above action may be made in writing to the City Clerk, City of Palm
Desert, within fifteen (1 5) days of the date of the decision.
Philip Drell, Sec4-tart'
Palm Desert Planking Commission
/tm
cc: Coachella Valley Water District
Public Works Department
Building & Safety Department
Fire Marshal
PLANNING COMMISSION RESOLUTION NO. 2271
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM DESERT, CALIFORNIA, RECOMMENDING TO THE CITY
COUNCIL APPROVAL OF A PRECISE PLAN FOR CONSTRUCTION
OF TWO OFFICE BUILDINGS TOTALING 12,426 GROSS SQUARE
FEET AND A CONDITIONAL USE PERMIT TO ALLOW PARKING ON
R-2 ZONED LOTS. THE SUBJECT PROPERTY IS 265 FEET EAST
OF SAN ANSELMO AVENUE, KNOWN AS A.P.N. 627-041-005, 627-
041-006, 627-041-007, 627-041-023, 627-041-024, AND 627-041-025.
CASE NO PP/CUP 04-08:
WHEREAS, the Planning Commission of the City of Palm Desert, California, did
on the 18th day of May, 2004, hold a duly noticed public hearing to consider the request
by T. MICHAEL HADLEY 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. 02-60, in that the Director of Community Development has determined
that the project is a Class 32 Categorical Exemption; 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. The proposed location of the two office buildings, as it is conditioned, is in
accord with the objectives of the Palma Village Specific Plan and City's
zoning ordinance.
2. The precise plan and conditional use will not unreasonably interfere with
the use or enjoyment of property in the vicinity by the occupants thereof
for lawful purposes.
The proposed location of the office 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.
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.
PLANNING COMMISSION RESOLUTION NO. 2271
CONDITIONS OF APPROVAL
CASE NO. PP/CUP 04-08
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 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.
Access to trash/service areas shall be placed so as not to conflict with parking
areas. Said placement shall be approved by applicable waste company and
Department of Community Development and shall include a recycling program.
6. All future occupants of the buildings shall comply with parking requirements in
Section 25.58 of the zoning ordinance. The project shall be allowed to have a
maximum of 6,213 square feet of medical office use. Approval of medical office
use above the 6,213 square feet will require a new conditional use permit, which
will result in a new public hearing.
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
3
PLANNING COMMISSION RESOLUTION NO. 2271
Department of Public Works:
1. Drainage fees, in accordance with Section 26.49 of the Palm Desert Municipal
Code and Ordinance No. 653, shall be paid prior to issuance of a grading permit.
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.
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.
All off -site improvements shall be completed prior to issuance of any certificate of
occupancy for the project.
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 the property owner shall provide maintenance.
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
5
PLANNING COMMISSION RESOLUTION NO. 2271
2. Provide, or show there exists, a water system capable of providing a potential
gallon per minute flow of:
a) 3000 for commercial structure.
3. The required fire flow shall be available from a wet barrel Super Hydrant 4"x2-
1 /2"x2-1 /2"), located not less than 25' nor more than 150' from any portion of a
commercial building measured via vehicular travelway.
4 Water plans must be approved by the Fire Marshal and include verification that the
water system will produce the required fire flow.
5. Install a complete NFPA 13R fire sprinkler system. This applies to all buildings with
a 3,000 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 and within 50' of an
approved hydrant. Exempted are one and two family dwellings.
6. All valves controlling the water supply for automatic sprinkler systems and water -
flow switches shall be monitored as required by the UBC Chapter 9.
7. Install a fire alarm system as required by the UBC Chapter 3.
8. Install portable fire extinguishers per NFPA, 10, but not less than 2A1OBC
extinguisher per 3,000 square feet and not over 75' walking distance. A "K" type
fire extinguisher is required in all commercial kitchens.
9. 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 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.
10. Whenever access into private property into a private property is controlled
through the use of gates, barriers or other means, provisions shall be made to
install a "Knox Box" key over -ride system to allow for emergency vehicle access.
Minimum gate width shall be 16" with a minimum vertical clearance of 13'6".
10. All buildings shall have illuminated addresses of a size approved by the city.
7
PALMA VILLAGE SPECIFIC PLAN
Adopted
June 13, 19Z5
Prepared by:
Department of Environmental Services
Ramon A. Diaz
Philip Drell
Tonya Monroe
Palma Village Specific Plan Advisory Committee
City of Palm Desert
73-510 Fred Wring Drive
Palm Desert, CA 92260
INTRODUCTION
LAND USE ELEMENT
The area defined by the La Palma Village Specific Plan was the first major residential
subdivision in the Palm Desert area. When the tract was laid out in 1935 it was designed
as a small, low density single family residential village surrounded by desert and date
palms.
Over the past 50 years the desert and date palms have given way to the College of the
Desert, the Palm Desert Town Center, the Civic Center, and the Cultural Center.
Monterey Avenue and Fred Waring Drive (formerly Greenleaf Road) have grown from
quiet county roads to major regional arterials.
While the overall growth and development of Palm Desert has significantly impacted La
Palma Village, existing land use patterns and policies have remained essentially
unchanged. The task of the Citizen Advisory Committee was to reexamine these existing
land use patterns and policies identifying areas where present policies have succeeded in
promoting desirable development, areas where minor adjustments or incentives are
required, and areas where external impacts require significant policy revisions.
Prior to formulating their recommendations, the committee set up generalized policy
criteria for evaluating the appropriatness of existing and proposed land uses in the La
Palma Village area.
POLICY CRITERIA
Land use regulations shall encourage developments which:
I. Are compatible with existing and future adjacent uses.
II. Address the needs of the Palm Desert community.
III. Are economically feasible in the foreseeable future.
LAND USE EwLEME✓NT
I. COMPATIBILITY
The most critical area of land use policy involves the boundaries between potentially
conflicting uses. Some uses are inherently incompatible and therefore can never
coexist, while others can be made compatible by design regulations. It is important
that any resolution to land use conflicts account for the basic requirements of both
uses so that both sides of the use boundary can develop satisfactorily. If the
solution favors one use to the detriment of another, the results are often vacant
abandoned properties.
II. NEEDS
Land use policies should not only control use conflicts, but should also encourage
specific, desired uses. Senior housing, affordable housing, creation of attractive
streetscapes, are examples of specific positive development features which should
be encouraged through land use controls.
III. ECONOMIC FEASIBILITY
Regardless of how compatible or desirable a use may be it will never be built if it
does not generate a profit. Existing uses which are unprofitable will not be
maintained properly. When land use controls attempt to maintain unrealistic uses;
vacant, deteriorated, and abandoned properties result which will lower overall
neighborhood quality.
GENERAL POLICY I
CITY'S ROLE
The city shall take a proactive role in promoting compatible high quality infill private
development and public works consistent with the area policy criteria.
-2-
LAND USE ELEMENT
In examining La Palma Village, the committee paid special attention to areas with a high
percentage of vacant or deteriorated properties. While vacant land is expected in a new
subdivision, it is often symtornatic of a land use problem in a 50 year old subdivision. This
is especially true when properties remain vacant while surrounding areas experience
tremendous growth and economic development.
The predominance of vacant lots and poorly maintained properties discourage new
investment, rehabilitation, and new construction which leads to further decline. Wherever
possible, the adjustment of land use controls and other incentives should be utilized to
break this cycle.
GENERAL POLICY II
COMMERCIAL ZONE DEPTH
Multifamily and Commercial zones should be of sufficient depth to allow efficient site
planning and the creation of adequate buffer areas adjacent to single family zones.
DISCUSSION
Narrow strips of commercial and multifamily zones adjacent to single family zones are
poorly suited for quality development and negatively impact adjacent properties. It is
important to designate zones which are appropriate to the scale and quality of
development we wish to promote.
GENERAL POLICY III
TRAFFIC
Whenever possible, general through traffic should be directed away from local residential
streets.
-3-
LAND USE ELEMENT
DISCUSSION
Often the inadvertent result of traffic and road improvements is the encouragement of
non -local traffic through residential areas. Where this has occurred, circulation redesign
should attempt to discourage this non -local traffic.
GENERAL POLICY IV
ARCHITECTURAL STANDARDS
For new development to effectively serve as a stimulus for overall neighborhood
improvement, it must be of sufficient high quality to change both neighborhood and city
wide attitudes about the area's future. New projects must therefore meet the same high
architectural and site planning standards being applied to new projects elsewhere in the
city.
GENERAL POLICY V
LEGAL NON -CONFORMING USES
To prevent legal non -conforming residential properties from becoming blighted, a process
shall be created to allow presently non -conforming residential properties to obtain
conforming status through architectural and site rehabilitation.
DISCUSSION
The adoption of the city's zoning map of 1975 resulted in extensive down zoning of multi-
family property developed under the county. This change created a number of legal non-
conforming duplexes and apartments. Under the city's non -conforming ordinance, these
units may remain as they presently exist, but they cannot be replaced if they are
destroyed or substantially damaged. This non -replacement feature discourages lenders
from financing the sale or rehabilitation of these units. This often results in low levels of
building maintenance leading to generalized deterioration.
-4-
LAND USE ELEMENT
GENERAL POLICY VI
BUILDING HEIGHT
Building heights shall be regulated to preserve the area's overall low profile character,
Appropriately sited limited height two story development shall be permitted within the R-
2 and R-3 zones to maximize open space, off street parking, and site planning efficiency.
Two story development standards shall be reduced from the present 30 foot limit to 22
feet for flat roofed buildings, 24 feet for pitched roofs, and 25 feet for office professional
buildings. Height shalt be measured from finished grade.
DISCUSSION
The plan area presently contains R-2 and R-3 zones which allow two story structures to a
maximum height of 30 feet. While two story developments contribute to both the
livability and economic feasibility of multi -family projects, improperly sited two story
buildings can block views and destroy privacy of adjacent properties. The existing 30 foot
allowable height far exceeds that which is necessary for good architecture. Height
regulations should be designed to protect views and privacy while allowing the planning
flexibility afforded by two story construction.
GENERAL POLICY VII
SURPLUS CITY LAND
The city shall either landscape, suitably develop, or sell vacant surplus city land within
the Palma Village area.
DISCUSSION
The city presently owns vacant residential lots and portions of lots originally acquired for
road widening. These areas are often used for illegal dumping and generally detract from
-5-
LAND USE ELEMENT
the value of adjacent properties, Wherever residential properties back onto arteda!
streets or major thoroughfares, the city shall initiate a parkway landscaping perimeter
decorative wall program. This is especially necessary on the south side of Fred Waring
west of Monterey Avenue and East of Portola Drive.
`_._....___..._._.___._-...__.....-...__z._..-__......_ ES�.__ I.,_�._.___-_
SPECIFIC AREA ISSUES POLICIES2.AND IMPLEMiNTABLE PROGRAMS
AREA 1 Fred Waring Drive and Monterey Avenue.
ISSUES
With the development of the civic center, cultural center, town center, and street
improvements and extension to Interstate 10, Fred Waring Drive and Monterey Avenue are
becoming major regional arterials. The existing pattern of low and medium density single
family development is incompatible with the projected traffic volumes and emerging
character of these important streets.
POLICIES
1. New Development on Fred Waring Drive and Monterey Avenue should reflect as to
scale and overall quality the public improvements represented by the civic center,
college, and cultural center and should be compatible both with the high traffic
volume arterial highway and the adjacent residential land uses.
2. Use zones fronting on these streets shall have sufficient depth to allow substantial
projects while creating a landscaped buffer for adjacent single family uses.
3. Incentives shall be provided for lot consolidation to facilitate larger projects and
minimize access points to Fred Waring Drive and Monterey Avenue. Whenever
feasible the redevelopment agency shall assist in this effort.
-6-
LAND USE ELEMENT
IMPLEMENTATION
1.
Where subdivision patterns permit, a special zone, minimum 200 feet in depth, would
be created allowing either Office Professional or High Density zoning depending
upon compatibility. The Office Professional designation would be applied to the
south side of Fred Waring Drive between Monterey Avenue and San Pablo and along
the east side of Monterey Avenue between Fred Waring and Catalina, R-3 2,500
would be applied on the south side of Fred Waring Drive between San Pablo Avenue
and Portola Avenue and on the west side of Monterey north of Fred Waring Drive.
The Scenic Preservation Overlay will be removed allowing two story construction
adjacent to Fred Waring with a 24 foot height limit.
The zones will require a minimum 20,000 square foot area and will require a 20 foot
landscaped project setback adjacent to any single family residential district. This
requirement will create a 20'-32' wide landscaped green belt adjacent to residential
uses, There will be no access allowed from these projects to local streets.
2. Where subdivision pattern precludes attainment of the 200 foot lot depth, the
existing Office Professional zoning will apply. This area would include the west side
of Monterey Avenue between the Town Center and Fred Waring Drive and the north
side of Fred Waring between Monterey Avenue and Fairhaven.
3. On the north side of Fred Waring between Portola Avenue and San Pascual Drive, a
modified multi -family zone overlay would be created which would allow High
Density Residential use with a 22 foot height maximum and 30 foot rear building
setback to compensate for the lack of green belt buffer.
4. Whenever feasible projects shall be required to execute mutual access agreements
creating shared parking and rear circulation, minimizing the need for multiple curb
cuts on Fred Waring Drive and Monterey Avenue.
5. Surplus city land remaining after road widening of Monterey Avenue and Fred
Waring Drive shall be landscaped by the city. Additional landscaping shall be
required wherever Office Professional use abut these areas.
-7-
LAND USE ELEMENT
ARF,A 2 _.Monterey Avenue, south from the McAllister property to Highway 111 east to
Las Palmas Avenue.
ISSUES
The Monterey; Highway 111 intersection has become the primary comm' 'al focus of the
city. High quality commercial development has occurred along eac;, ieg except this
northeast block. A major effort should be made to encourage development in this area
comparable in quality to Palm to Pines and the Town Center.
The interior residential area, if adequately buffered from the commercial activity, can
continue to offer a safe and very convenient residential environment. Presently the signal
at San Gorgonio Way and Monterey Avenue has encouraged through traffic on San
Gorgonio threatening the areas residential character.
POLICIES
1. Commercial zoning in this area shall be expanded to allow for substantial
commercial projects with adequate off-street parking.
2. The interior residential area shall be preserved and protected from the adverse
impacts from commercial development by the creation of green belts and traffic
circulation improvements discouraging non-resident through traffic.
IMPLEMENTATION
1. Expand C-1 zoning to a depth of two lots with assistance from the Redeveloprnent
Agency.
2. Convert the second row of lots to a common use (President's Plaza type), parking
area which will be separated from the residential area by a wall and 30 foot wide
landscaped green belt.
-8-
LAND USE ELEMENT
3. create a parking improvement -assessment -district -which -will finance acquisition
construction and maintenance of the parking lot.
4. Study methods to slow traffic and reduce volumes on San Gorgonio Way.
5. With the exception of the lots involved in the commercial expansion green belt
project, zoning shall remain consistent with existing land uses. The three circles
shall remain R-1; Royal Palms R-2 (5); Las Palmas and Las Flores, R-3.
AREA 3 Santa Rosa Way to Guadalupe Avenue between Monterey Avenue and San
Pablo Avenue.
ISSUES
This area contains a mixture of single family homes, duplexes, and small apartments. All
the multifamily units were built prior to incorporation. The existing R-2 (7) zone allows
only one unit per 7,000 square foot lot, Since few lots exceed 7,200 square feet, the area
has developed as a single family neighborhood since 1973.
With the creation of a substantial Santa Rosa green belt (see Area 1 policies) this area
will be protected from the high intensity uses to the north and should continue to provide
a safe, moderate income housing.
POLICIES
This area should be encouraged to continue developing as a moderate priced single family
neighborhood.
IMPLEMENTATION
The R-2 (7) zone shall remain.
-9-
LAND USE ELEMENT
AREA .4 —_. Monterey Avenue west -to •Fairhaven Drive...
ISSUES
If adequately buffered from traffic impacts, this area can continue to provide safe
moderately priced single family housing.
POLICY
Preserve and enhance the areas single family character.
IMPLEMENTATION
None required.
AREA 5 Alessandro Drive.
ISSUES
Alessandro Drive marks the transition between Highway 111 commercial and adjacent
residential uses. The street is presently dominated by vacant lots on the north and
commercial rear yards on the south. The north side is zoned R-3 (4) to a depth of 80 feet
to 140 feet and is limited to one story due to the adjacent R-l. The generally
unattractive streetscape created by the commercial rear yards and the height restriction
has discouraged multifamily development in the R-3 (4).
POLICIES
1. Land use controls and incentives shall be used to encourage high quality office
professional and multi -family residential development on the north side of
Alessandro.
-10-
LAND USE EI..F.:MENT
2. -Frontage Road Commercial Uses should --be encouraged —to -remodel- their •r-ear--y-ar-d-s
creating a more attractive streetscape.
IMPLEMENTATION
1. The north side shall be rezoned to R-3 2,500 to an average depth of 200 feet
depending upon subdivision patterns. Two story construction shall be excluded
within 100 feet of the R-1 zone.
2. In conjunction with the formation of a parking assessment district, Highway 111
owners would be encouraged to remodel their rear elevations. Expansion into rear
yards would be permitted as part of an in -lieu fee program financing the purchase
and construction of parking lots on the north side of Alessandro.
AREA 6 San Pascual and Catalina.
ISSUES
This area contains a diverse mix of residential types ranging from half acre lots to 18 per
acre apartments. The city has constructed a senior center on 1.65 acres at the northwest
corner of San Pascual and Catalina. The area east of San Pascual is substantially
developed. The western area is 50 percent vacant. Overall quality of maintenance is
inconsistent throughout.
POLICIES
1. Preser v' e the single family zone east of San Pascual.
2. Encourage construction of senior housing surrounding the senior center.
3. West of San Pascual, make zoning consistent with the multi -family character of
existing development.
-11-
LAND USE ELEMENT
1MPLE ME;NTATION
1. Rezone blocks fronting on San Pablo to north to Fred Waring Drive and east to San
Raphael R-3. Rezone block north of Catalina east of San Raphael R-2.
2. Create a Senior Housing Overlay allowing higher density, reduced dwelling sizes and
parking requirements for senior housing projects. The overlay shall be applied
within walking distance of the senior center. Northeast corner of Catalina Way and
San Pascual Avenue shall be restricted to one story by the Scenic Preservation
Overlay.
AREA 7 Portola Avenue to Deep Canyon Road.
This area contains a broad range of housing types and quality from the up scale Portola
del Sol to some severely deteriorated single family units. There are no inherent land use
conflicts which prevent the development and enhancement of this area as a quality
affordable single family neighborhood.
POLICY
Encourage the preservation and rehabilitation of this area as a moderate priced single
family neighborhood.
IMPLEMENTATION
Maintain present R-1 status.
AREAS 8 and 9 McAllister and Jeffrey Properties.
ISSUES
These two parcels represent the last large pieces of unsubdivided acreage in the study
area. Due to the convenient close -in location of the sites both property owners are
-12-
LAND USE ELEMENT
interested in the developrnent of senior horsing.__. Since _. senior.__ housingLepre_s2nts. a_ lower.
intensity of development in terms of household size, noise and traffic impacts higher
densities might be accommodated on these large sites if properly designed.
POLICY
Allow submission of proposals for compatible planned senior housing on these parcels.
IMPLEMENTATION
Apply senior housing overlay to the existing R-1 and PR-5 zoning for these parcels.
-13-
CIRCULATION ELEMENT
The plan area is adequately served by public roads. The principal circulation issue has
been the intrusion of non -local traffic through residential neighborhoods. As more high
intensity development occurs in the surrounding area the impact of non -local traffic will
increase. Discussions have centered around the possible closure of two streets: San
Gorgonio Way at Monterey Avenue and Fairhaven Drive at Parkview Avenue,
San Gorgonio receives a great deal of non -local through traffic associated with the Town
Center and from the neighborhoods to the north. At this time San Gorgonio residents are
strongly divided as to whether the elimination of through traffic is worth the resulting
inconvenience.
Fairhaven Drive, presently linking Park View Drive and Fred Waring Drive could become a
short cut to the Town Center for residents of One Quail Place and proposed developments
in Rancho Mirage. In this case, the neighborhood seems fairly unanimous in its desire to
see Fairhaven Drive closed at Park View Drive.
It is also inportant that when closures occur, adequate right-of-way is acquired to
construct complete cul-de-sac improvements. Where this has not been done, dead end lot
property owners end up with their driveway being used as public turnarounds.
POLICY:
1. Whenever it is consistent with public safety, sound circulation planning and the
wishes of the effected neighborhood; local residential streets should be closed or
otherwise modified to discourage non -local through traffic.
IMPLEMENTATION:
1. Fairhaven Drive will be cul-de-saced before Parkview Drive. San Gorgonio shall
stay open pending a study to determine neighborhood preferences and alternatives to
reduce traffic speeds and volumes.
-4-
CIRCULATION ELEMENT
All -dead-end streets -•i-n the study area shaft--0e -adequate-iy.. signed and --the call-de-
saced with full improvements.
-lW
PUBLIC FACILITIES
The quality and variety of a neighborhood's public facilities can have a significant impact
on the safety, convenience and quality of life of its habitants. The public facilities to be
discussed in this element include roads, street lights and sewers.
I. ROAD ISSUES:
The dominating public facility within the study area is the road system. With a few
exceptions, it is without curb or gutters and is six to eight feet narrower than
ultimate design width. Isolated areas suffer flood damage during summer
thunderstorms due to improper street drainage. These storms also cause damage to
the pavement edges.
In addition to creating a more attractive streetscape, a well designed curb and
gutter system will significantly reduce drainage problems and solve the problems of
crumbling asphalt edges. The area is also without street lights.
POLICY:
1. The city shall actively encourage and facilitate the creation of curb and gutter
districts.
2. Safety low intensity street lighting shall be provided at intersections of
collector streets, major thoroughfares and arterials.
IMPLEMENTATION:
1. The city shall circulate assessment district petitions to all property owners
and will assist interested residents in the collection of required signatures.
2. Property owners whose household income falls below the HUD "lower" 80% of
median level may elect to defer their curb and gutter assessments until sale of
their property.
PUBLIC FACtLITIE_S
3. --- Lighting --and --landsca-ping di -strict shall be fo.rrredto.. finance the construction
and maintenance of intersection street lighting in the study area.
II. SEWER ISSUES:
With a few exceptions, the plan area is without sewers. As the individual systems
..age and increased development occurs, maintenance may become a problem in some
areas.
POLICY:
A long range goal shall be the extension of sewer lines throughout the study area.
IMPLEMENTATION:
Conduct a feasibility study to determine the costs and timing of an area wide sewer
project.
-11-
PARKS AND OPEN SPACES
PARK ISSUES:
In the Recreation Element of the Palm Desert General Plan, neighborhood parks are
to be provided with service areas of between and Y2 mile. The plan area presently
does not contain any neighborhood parks. Most of the plan area is beyond the
desired Yz mile radius of the Community Park and the planned San Pablo Park. In
addition, access to these parks may involve the crossing of two four lane highways.
Small neighborhood parks can provide a wide range of recreational experiences for
all ages and serve as a meeting place and focus for neighborhood identity.
POLICY:
Provide each of the three major blocks in the plan area with a small neighborhood
park which shall include a tot lot, basketball or volleyball court, and general
landscaped area.
IMPLEMENTATION:
Potential sites shall be studied for possible acquisition. An advisory committee shall
be formed in each block to work with the Parks and Recreation Commission to
determine park design.
OPEN SPACE ISSUES:
The city presently owns potential lots fronting on Fred Waring Drive west of
Monterey and the east side on Monterey Avenue south of Fred Waring. If properly
landscaped, these areas can provide a visual buffer for the adjacent residential
areas. In addition, the Land Use Element proposes creation of green belts on the
north side of Santa Rosa Way and north of the Highway 111 commercial area
between Monterey and Las Palmas.
-11-
PARKS AND OPEN SPACES
POLICY:
Whenever adjacent property owners cannot be induced to maintain and Landscape
these parkway areas, the city shall provide landscaping.
IMPLEMENTATION:
Plans shall be prepared and monies budgeted for the installation of landscaping in
these areas.
ECONOMIC AND HOUSING ELEMENTS
The plan area comprises the city's largest stock of lower and moderate priced ownership
housing. Median ownership costs were 25% lower in the 1980 census than in the city as a
whole. Rental costs are only slightly lower than the city median. Of the areas
approximately 1,500 dwelling units, 388 (25%) are actual multi -family apartments with
the balance being single family horses. Fifty percent (50%) of the total dwelling units are
renter occupied indicating a large percentage of single family detached rentals.
In 1980, the area median income was $17,015 compared to $19,647 for the whole city and
$22,100 for the San Bernardino/Riverside County area. This places over one half of the
plan area households below the HUD lower income threshold and 70% below the moderate
level.
Being the oldest subdivision in Palm Desert, the area contains the oldest public
infrastructure and private housing stock. In a recent survey conducted by the city's code
enforcement division, the area's overall condition and level of maintenance was
significantly below the city-wide average.
The specific plan land use element discusses proposed land use changes providing for
multi -family development on Fred Waring Drive, San Pablo Avenue, and Alessandro Drive.
Senior housing will be encouraged in the vicinity of the senior center at Catalina Way and
San Pascual Avenue and on two large sites off of Monterey Avenue and Deep Canyon
Road. Developments in these areas will be required to address lower and moderate
income housing needs.
It is hoped that these land use changes will stimulate high quality new construction which
will in turn encourage increased investments and maintenance of existing housing. To
augment this effort, the General Plan Housing Element has proposed the use of
Redevelopment Agency housing funds in this area to provide below market rate financing
for rehabilitation and purchase of housing by lower and moderate income households.
-2D-
ECONOMIC AND HOUSING ELEMENTS
POLICY:
1. The city shall encourage new infill multi -family and senior housing in
appropriate areas through use of the Affordable High Density and Senior
Housing Overlays.
2. Existing single family and multi -family neighborhoods shall be enhanced by use
of Redevelopment Agency housing funds to encourage rehabilitation and owner
residency, increasing housing quality and opportunities for lower and moderate
income households.
IMPLEMENTATION:
1. Apply R-3 2,500 and Senior Housing Overlays to areas indicated in the Pain,
Village Land Use Element.
2. Solicitate from financial institutions proposals for the operation of a
compensating balance low interest loan prograrn to aide in the rehabilitation
and purchase of housing in the plan area by lower and moderate income
households.
-2j-
LAND USE ELEMENT
-14-
INTEROFFICE MEMORANDUM
TO: Department of Community Development/Planning
Attention: Tony Bagato
FROM: Mark Greenwood, City Engineer
SUBJECT: PP 4-8 Hadley Office Building on Fred Waring Drive -revised
DATE: April 2, 2004
The following should be considered conditions of approval for the above -referenced
project:
(1) Drainage fees, in accordance with Section 26.49 of the Palm Desert Municipal Code
and Ordinance No. 653, 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 any permits associated with this
project.
(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. All off -
site improvements shall be completed prior to issuance of any certificate of
occupancy for the project.
(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, Storm water 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.
(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 and the City's Circulation Network including:
• Installation of 6' wide sidewalk on Santa Rosa Way
• Remove existing driveway approaches and replace with standard city curb
and gutter
(13) Size, number and location of driveways shall be to the specifications of the
Department of Public Works with one driveway approach permitted to serve this
property.
(14) Parking on Fred Waring Drive along the project frontage will be prohibited and the
curb shall be painted red by the developer.
(15) Applicant shall install a minimum 24 foot wide reciprocal access easement to the
property west of the subject project to align with access easement from PP 3-12,
and provide an irrevocable offer to enter into a 24' reciprocal access easement to
property to the east.
(16) Proje - - • edicate right-of-way alon • Fred Wari
. .. or
P 3-12.
(17) A parcel m - p is required prior to issuance of any permits associated with this
proj c
Mark Greenwood, P.E.
G:1PubWorks1Conditions of Approval\PPLANSIPP 4-8 Hadley office Nit -Fred Waring Dr
ESTABLISHED IN 1918 AS A PUBLIC AL 'Y
COACHELLA VALLEY WATER DISTRICT
POST OFFICE BOX 1058 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (760) 398-2651 • FAX (760) 398-3711
DIRECTORS:
JOHN W. McFAODEN. PRESIDENT
PETER NELSON, VICE PRESIDENT
TELLIS CODEKAS
RUSSELL KITAHARA
PATRICIA A. LARSON
1 . s • 1 �.�
April 2, 2004
Department of Community Development
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, California 92260
Gentlemen:
Subject: Precise Plan No. 04-08
OFFICERS
STEVEN B. ROBBINS,
GENERAL MANAGER -CHIEF ENGINEER
MARK BEUHLER,
ASST. GENERAL MANAGER
JULIA FERNANDEZ. SECRETARY
DAN PARKS, ASST. TO GENERAL MANAGER
REDWINE AND SHERRILL, ATTORNEYS
File: 0163.1
0421.1
0721.1
This area is protected from regional stormwater flows by a system of channels and dikes, and
may be considered safe from regional stormwater flows except in rare instances.
This area is designated Zone B on Federal Flood Insurance rate maps which are in effect at
this time by the Federal Emergency Management Agency.
Since the stormwater issues of this development are local drainage, the District does not need
to review drainage design further.
The District will furnish domestic water and sanitation service to this area in accordance with
the current regulations of this District. These regulations provide for the payment of certain
fees and charges by the subdivider and said fees and charges are subject to change.
This area shall be annexed to Improvement District Nos. 54 and 80 of the District for
sanitation service.
The District requires restaurants to install a grease interceptor, including a sample box,
sanitary tee and running trap with cleanout, prior to any discharge to its sanitation facilities.
The size of the -grease interceptor -will be determined by -the -Riverside County Environmental- -
Health Department and approved by the District. Installation of the interceptor will be
inspected by the District.
TRUE CONSERVATION
USE WATER WISELY
Department of Community Development
City of Palm Desert -2- April 2, 2004
Plans for grading, landscaping and irrigation systems shall be submitted to the District for
review. This review is for ensuring efficient water management.
If you have any questions, please contact Dan Charlton, Stormwater Engineer,
extension 2316.
Yours very truly,
Dan Farris
Director of Engineering
cc: Jeff Johnson
Riverside County Department of Public Health
82-675 Highway 111, CAC Building, Second Floor, Room 209
Indio, California 92201
DC: and\eng\sw\mar\pp-0408
050620-2
COACHELLA VALLEY WATER DISTRICT
Tom Tisdale
Fire Chief
Proudly serving the
unincorporated
areas of Riverside
County and the
cities of:
Banning
Beaumont
Calimesa
Canyon Lake
Coachella
a
Desert Hot Springs
Indian Wells
Indio
Lake Elsinore
La Quinta
Moreno Valley
ti
Palm Desert
Perris
Rancho Mirage
San Jacinto
++
Temecula
Board of Supervisors
Bob Buster
District 1
John Tavaglione
District 2
• Jirrr Venable " •
District 3
Roy Wilson
District 4
Tom Mullen
District 5
RIVERSIDE CLJNTY
FIRE DEPARTMENT
In cooperation with the
California Department of Forestry and Fire Protection
210 West San Jacinto Avenue • Perris, California 92570 • (909) 940-6900 • FAX (909) 940-6910
Cove Fire Marshal's Office
73710 Fred Waring Drive #222
Palm Desert CA 92260
(760) 346-1870
TO:'�f n pt
REF: r 2 0 4 -c)
r
DATE: 3/f 7/ 7
If circled: conditions apply to project
Ol . 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.
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.
Provide or show there exists a water system capable of providing a
gpm flow of:
3. 1500 gpm for single family dwellings
2500 gpm for multifamily dwellings
3000 gpm for commercial buildings
The required fire flow shall be available from a wet barrel Super
Hydrant (s) 4"x 2 Y2" x 2' ", located not less than 25' nor more than:
6. 200' from any portion of a single family dwelling measured via
vehicular travelway
7. 165' from any portion of a multifamily dwelling measured via
vehicular travelway
150' from any portion of a commercial building measured via
vehicular travelway
Water Plans must be approved by the Fire Marshal and include
verification that the water system will produce the required fire flow.
10. Please be advised the proposed project may not be feasible since the
existing water mains will not meet the required fire flow.
15.
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 approved the locations of all post indicator valves and
fire department connections. All valves and connections shall not be
less than 25' from the building and within 50' of an approved
hydrant. Exempted are one and two family dwellings.
All valves controlling the water supply for automatic sprinkler
systems and Water -flow switches shall be monitored and alarmed per
CBC Chapter 9.
Install a fire alarm system as required by the UBC Chapter 3.
Install portable fire extinguishers per NFPA 10, but not less than one
2A1OBC extinguisher per 3000 square feet and not over 75' walking
distance. A "K" type fire extinguisher is required in all commercial
kitchens.
Install a Hood/Duct automatic fire extinguishing system per NFPA 96
in all public and private cooking operations except single-family
residential usage.
16. Install a dust collecting system per CFC Chapter 76 if conducting an
operation that produces airborne particles.
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.
18 Whenever access into private property is controlled through use of
3143 gates, barriers or other means provisions shall be made to install a
"Knox Box" key over -ride system to allow for emergency vehicle
access. Minimum gate width shall be 16" with a minimum vertical
clearance of 13'6".
19. A dead end single access over 500' will require a secondary access,
sprinklers or other mitigative measures approved by the Fire
Marshal. Under no circumstance shall a dead end over 1300' be
accepted.
20. A second access is required. This can be accomplished by two main
access points from a main roadway or an emergency gate from an
ad ioining development.
21. This project may require licensing by a state or county agency, to
facilitate plan review the applicant shall prepare and submit to the
Fire Marshal a letter of intent detailing the proposed usage and
occupancy type.
All buildings shall have illuminated addresses of a size approved by
the city.
All fire sprinkler systems, fixed fire suppression systems and alarm
plans must be submitted separately to the Fire Marshal for approval
prior to construction.
Conditions subject to change with adoption of new codes, ordinances,
laws, or when building permits are not obtained within twelve
months.
All questions regarding the meaning of these conditions should be referred to
the Fire Marshal's Office at (760) 346-1870 in Palm Desert.
Location: 73710 Fred Waring Drive #222, Palm Desert CA 92260
Other:
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Sincerely,
(164'a
David A. Avila
Fire Marshal
INTEROFFICE MEMORADUM
City of Palm Desert
TO: TONY BAGATO, ASSISTANT PLANNER
FROM: FRANKIE RIDDLE, MANAGEMENT ANALYST
SUBJECT: PP 04-08: T. MICHAEL HADLEY/OFFICE BUILDING
DATE: APRIL 13, 2004
The Precise Plan has been reviewed to determine the need for a bus shelter/stop
at the project location and inclusion of required trash/recycling enclosure for each
project.
Bus Shelter: This project is located adjacent to a project that has been
conditioned for a bus shelter; therefore, a bus shelter/stop will not be conditioned
as part of this project.
Trash Enclosures: The plan does reflects one trash enclosure, which does not
appear to be consistent with the Palm Desert Municipal Code. The construction
of trash enclosures shall be consistent with PDMC, Chapter 8.12. Waste
Management of the Desert's must review and approve the plans prior to final
approval by the City, as it is their vehicles that will be servicing the complex and
who determine trash capacity for the complex. They will also determine the
location and circulation needs of disposal (waste) trucks. Applicant may contact
Jennifer at Waste Management of the Desert at (760) 340-6445 regarding this
issue.
MANAGEMENT ANALYST
cc: Amir-Hamidzadeh, Director of -Building andSafety
Mark Greenwood, P.E. City Engineer
CITY OF PALM DESERT
ART IN PUBLIC PLACES
INTEROFFICE MEMORANDUM
To: Tony Bagato, Assistant Planner
From: Deborah Schwartz, Public Art Coordinator
Date: 03/17/04
Subject: Case No. PP 04-08
The Art In Public Places Department recommends that the public art fee for case
number PP 04-08, an office building project on Fred Waring, be used for an
onsite public art project. We estimate that the total fee is $4,400.
CITY OF PALM DESERT
PUBLIC WORKS DEPARTMENT
INTEROFFICE MEMORANDUM
To: Tony Bagato, Associate Planner
From: Diane Hollinger, Landscape Specialist
Date: March 24, 2004
Subject: Case No. PP 04-08
Tony, I have reviewed the landscape plan for the office building on Fred Waring Drive.
Following are my comments:
The applicant needs to show any existing overhead utility lines, there should
be the name and address of the landscape architect or designer, a vicinity
map needs to shown on the landscape plan, there needs to be a plant palette
with sizes shown, boulders should be called out with type and size as well as
any decomposed granite, total landscape square footage distinguish off -site
and on -site, water usage of the plant material spec'd.
The landscape plan that was submitted does not contain enough information for
approval at this time. Should you have any questions or comments please contact me
at ext. 444.
G 1PubWorKs\Diane Hoilinger\Word Data\Menos\tony-PP 04-08.doc
PALM -DESERT POLICE DEPARTMENT
Served by the
Riverside County Sheriffs Department
Bob Doyle, Sheriff -Coroner
73520 Fred Waring Drive
Palm Desert, CA 92260
(760) 836-1600 Fax (760) 836-1616
March 18, 2004
City of Palm Desert
Planning Department
73510 Fred Waring Dr.
Palm Desert, CA 92260
ATTN: Tony Bagato, Assistant Planner
RE: PP 03-19
Dear Mr. Bagato,
Thank you for the opportunity to comment on the proposed design to construct two new office buildings
totaling 12,462 square feet and 53 parking spaces. The subject property is located on Fred Waring Drive
in Palm Desert. The property is also known as APNs 627-041-006/007.
Pre -Construction & Construction Phases:
1. Current Planned Design: Complete plans were submitted for the design of the building, however many
standard areas of concern to public safety and law enforcement still apply:
A. For Individual Office Employee Work Areas: The interior doors should be secured with a
heavy-duty type lock to provide an additional deterrent to forced entry, as well as, the exterior
locking mechanism. I recommend a security alarm system be required for all offices in the
buildings, with the tenants to. provide the servicing alarm vendor with a point of contact,
and/or responder in the event of alarm activation. During normal operational hours, the
management of each individual office/business should institute some manner of control of
access to employee work areas. The use of additional security measures, such as CCTV -
closed circuit TV, may prevent the future loss of business equipment and/or merchandise.
B. Exterior Lighting Plan: (Refer to Post -Construction Comments)
C. Roof Access: The individual buildings should not have exterior ladders, equipment, or
Landscaping (i.e. trees) that would allow access to the roofs by unauthorized persons.
Additionally, all roof top vents should be reinforced to prevent forced access.
D. Landscaping: The landscape design should be based on the use of planted items that will not
overgrow areas of the business and/or property. For example, trees or shrubs should not be
planted directly adjacent to structures or the building, nor should they be planted in a manner
that will obstruct observation, looking into or out of the buildings.
2. Construction Site: Prior to construction on any structure, a material storage area should be established
and enclosed by a six (6) foot chain link fence to minimize theft of materials and/or equipment.
It is recommended that a list of serial and/or license numbers of equipment stored at the location be
maintained both, at the site and at any off -site main office. The public and non -essential employees
should be restricted in access to the construction areas. Current emergency contact information for the
project should be kept on file with the Palm Desert Police Department.
The developer and/or builder's name, address and phone number should be conspicuously posted at the
construction site. Visibility into the construction site should not be intentionally hampered. Areas
actually under construction should be lit during hours of darkness. All entrances and exits should be
clearly marked.
The construction site should have a clearly designated point of contact, such as a construction trailer or
office. Post the emergency and non -emergency phone numbers for all emergency service agencies near
any local site phone. The address for the facility should be posted near the above phones at the site. Any
phones at the site that is blocked for outgoing calls should not be blocked from dialing 9-1-1.
Designate and establish specific parking areas for construction site workers and employees. The parking
areas and commercial areas on the premises should be accessible to emergency vehicles at all times with
paved pathways of sufficient width to accommodate such vehicles.
Post Construction & Project Completion:
1. Lighting: The current proposal does not include an exterior lighting plan for the premises. All exterior
lighting standards and fixtures should be resistant to vandalism and tampering. The standards should be
of a height to reduce any tampering or damage. It is recommend that metal halide type lighting be used
for the reasons of color rendition and increased visibility.
2. Graffiti Issues: Prior to occupancy, the surface of walls, fences, buildings, logo monuments, etc.
should be graffiti resistant either through surface composition, applied paint type and/or planned shielding
by landscaping or plants.
3. Business Numbering or Monument: The property addresses should be prominently displayed to be
visible from Fred Waring Drive. The numbers on the building should be a minimum of 6" high block
style numbers, 1" in width, and of contrasting color from the building facade. This will assist in
emergency responses by the fire department or the Palm Desert Police Department.
Should the Planning Department Manager, developer, or construction staff have any questions regarding
the above law enforcement and public safety concerns, they may contact Deputy James Costello at (760)
836-1671, between the hours of 8:00 AM and 5:00 PM, Monday through Friday.
Sincerely,
_C Juvr3C
eputy James Costello, ID # 2249
Community Policing Officer
Palm Desert Police Department
ARCHITECTURAL REVIEW COMMISSION
APRIL 13, 2004
MINUTES
that's flush with the walls. They want dark, bronze glass to match the
rest of the building.
Commissioner Lopez asked about the landscaping. Mr. Smith stated
that there will be a landscape plan for the front parking area.
Action: Commissioner Hanson moved, seconded by Commissioner
Vuksic for preliminary approval. Motion carried 6-0-0-1 with
Commissioner Gregory absent.
5. CASE NO.: PP 04-16
APPLICANT (AND ADDRESS): T. MICHAEL
Bonita, Sedona, AZ 86336
NATURE OF PROJECT/APPROVAL SOUGHT:
of a two -building office complex.
LOCATION: 73-301 & 73-321 Fred Waring Drive
ZONE: OP
HADLEY, 25 Calle
Preliminary approval
Mr. Bagato stated that this project is going to be located on Fred
Waring. It will consist of two office buildings with an open driveway in
the middle. The architect did provide a side elevation to address
concems regarding the flat portion at zero elevation. We're not sure
what's going to happen on the adjacent vacant parcel. There is an
element that's over the 25' height limit. The commission reviewed the
material board and roof sample.
Michael Hadley, architect, was present and stated that this project is
comprised of two office buildings that meet all the requirements but are
articulated as well as he could do. Mr. Bagato asked for the end
elevation and I'm glad that he did because it forced me to think about
that being a parapet wall condition but given setbacks of 5' and 10', it is
possible to get a recess and even some glazing if we step it way back
on the second floor. In thinking about the possibility that there may not
be another building on the lot adjacent, this made a lot of sense to think
about it. There is a central tower element that's over the 25' height limit
and theownerswanted-to take their chances -with- having that -approved —
by the City Council because it gives some relief to the center of the
building. There's a glazing change at the center portion on the second
floor and it's a couple of feet higher than the two on the sides. That
gives a little vertical relief in addition to the tower. It also provides for a
G:Planning\Donna Quaiver\wpdocs\Agmin\AR040413.MIN 22
ARCHITECTURAL REVIEW COMMISSION
APRIL 13, 2004
MINUTES
little sign band at the top. We're not asking for signage at this time, but
we're thinking ahead.
Commissioner Hanson asked where the blue color will be located. Mr.
Hadley stated that the building on the right will have a blue tower
element on the second floor and also on the recess on the end
elevation. On the other building it will be an olive green. The buildings
are a mirror image but not necessarily exact duplicates color -wise.
Commissioner Hanson asked the applicant how they intend to screen
the mechanical equipment. Mr. Hadley stated that once he discovered
the 25' height limit, this may require that they have split systems but
he's not sure yet. If they can get package units within the parapet
height, they will. If they can't, they may have to use split systems with
small units either on the roof or on a screened pad behind the building.
The intent was to totally screen it within the roof parapet. Whatever
they design, the equipment will be no higher than the parapet.
Commissioner Hanson commented that the windows need to be
recessed within the 6" walls. Anytime it sits in a 6" wall it needs to be
recessed, particularly on the front and rear elevations because the rear
elevations is where the patrons are going to be going. Mr. Hadley
commented that all of his projects have recessed windows, sometimes
18"-24". Commissioner Hanson stated that the commission would love
that. Mr. Hadley stated that mostly likely, they'll be framed with 8"
studs and the windows, at the very least, will be flush with the interior of
the wall.
Commissioner Hanson stated that the use of ledge stone over the large
openings on the top and bottom elevation should be considered as
some sort of an element, not just tacked -on stone. It should look like
architecturally done stone, whether they stack it vertically or they have
a header piece above the center opening on the first floor. Mr. Hadley
stated that there's a deck on the second floor in front of the tower and
there's sort of a cap stone top to the wall. Commissioner Hanson
commented that she has a real aversion for reflective glass and urged
the applicant to pick something else. Mr. Hadley stated that he's used
this glass here twice before on two different projects. The AG Edwards
building has the same glazing and a newly constructed dental building
on Parkview. It's not a mirrored glass. It's sort of semi -transparent and
semi -reflective. Commissioner Hanson commented that it's very
reflective. In a building -that's -represented on the photograph on _the
material board, however, in buildings where the architecture is more
traditional the two things compete with each other and they don't make
sense. It's not an inappropriate material for all buildings, but in this
case it doesn't apply. Both of the buildings that have this type of glass
G:Planning\Donna Quaiver\wpdocs'Agmin\AR040413.MIN 23
ARCHITECTURAL REVIEW COMMISSION
APRIL 13, 2004
MINUTES
are the two buildings that she likes it the least on. Mr. Hadley asked if it
was the color that bothers her. Commissioner Hanson stated that it's a
very contemporary material and it's being used in a traditional building.
Mr. Hadley stated that the owners had a question about the color as
well. The same manufacturer makes a cinnamon -colored glass that's
not highly reflective and is semi -transparent. He does want the energy
efficiency of the glass.
Commissioner Lopez asked if there's going to be signage on the
building. Mr. Hadley stated that signage is not part of this proposal but
the owners are talking about either having small signs along the
driveway or using the area just in the center below the tower roof. Mr.
Drell stated that they're allowed to have both a monument sign and wall
sign.
Action: Commissioner Hanson moved, seconded by Commissioner
Oppenheim for preliminary approval subject to (1) screen roof -mounted
mechanical equipment, (2) change window glazing color so that it's Tess
reflective, and (3) use first floor banding element for signage. Motion
carried 5-0-1-1 with Commissioner Vuksic abstaining and
Commissioner Gregory absent.
6. CASE NO.: PP 04-06
APPLICANT (AND ADDRESS): NOEL ANASCO/BERGMAN
ARCHITECTURE, 13745 Seminole Drive, Chino, CA 91710
NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval
of a single -story automotive tire retail building. America's Tire Co.
LOCATION: 72-320 Dinah Shore
ZONE: PC-3
Mr. Bagato stated that the site is on Shopper's Lane near PetSmart.
From a building perspective, it meets all the setbacks. From an
architectural standpoint there are some concems. There are some
restrictions on the site from some CC & R's. Some of the elevations
are all on one plane with 20' roof heights. He had suggested doing
sornething=different, however; there C R's oFl ##�e pFOperty that==--= _-
only allow for a 20' roof height. It was suggested to the architect to
design something that would work better below the 20' to change the
elevation. Dinah Shore is near this site so he requested a section,
G:Planning\Donna Quaiverlwpdocs\Agmin\AR040413.MIN 24
April 13, 2004
GITY Of RLffl DESERT
73-510 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92260-2578
TEL: 760 346-0611
FAX: 760 341-7098
info@palm-deserc.org
ARCHITECTURAL REVIEW COMMISSION ACTION
CASE NO.: PP 04-16
APPLICANT (AND ADDRESS): T. MICHAEL HADLEY, 25 Calle Bonita, Sedona, AZ
86336
NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval of a two -building
office complex.
LOCATION: 73-301 & 73-321 Fred Waring Drive
ZONE: OP
Upon reviewing the plans and presentations submitted by staff, the Architectural
Review Commission granted preliminary approval subject to (1) screen roof -
mounted mechanical equipment, (2) change window glazing color so that it's less
reflective, and (3) use first floor banding element for signage.
Date of Action:
Vote:
April 13, 2004
Motion carried 5-0-1-1 with Commissioner Vuksic abstaining
and Commissioner Gregory absent.
(An appeal of the above action may be made in writing to the City Clerk of the
City of Palm Desert within fifteen (15) days of the date of the decision. Any
amendments to this approved plan would need to be re -submitted to Commission
for approval.)
STAFF COMMENTS: It is your responsibility to submit the plans approved by the
Architectural Review Commission to the Department of Building and Safety.
CONTINUED CASES: -In order to belated on_ the next meeting's agenda, new or -
revised plans must be submitted not later than 9:00 a.m. the Monday eight days
prior to the next meeting.
'IP.iC CM IER:'. i]+:lN
PP/CUP 03-12
APPROVED
C u .%akin _Dawn'
EXHIBIT A
PP/CUP 04-08
VICI\ITY MAP
100 0 100 200 300 Feet