HomeMy WebLinkAboutRes 05-64 PP 01-16 Amendment 1 - Henderson Community Building 72575 Hwy 111CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
REQUEST: Approval of a precise plan to construct a 5,725 square foot Palm
Desert Chamber of Commerce / multi -tenant office building (the
Henderson Community Building) and a request for a height
exception to allow a 22-foot high building with architectural
projections up to 37-feet high. The project site is located at 72-575
Highway 111.
SUBMITTED BY: Francisco J. Urbina, Associate Planner
APPLICANT: Redevelopment Agency of the City of Palm Desert
Attn: Lauri Aylaian
73-510 Fred Waring Drive
Palm Desert, CA. 92260
ARCHITECT: Patel Architecture
Attn: Narendra Patel. AIA
71-711 San Jacinto Drive
Rancho Mirage, CA. 92270
CASE NO: PP 01-16, Amendment No. 1
DATE: July 14, 2005
CONTENTS: Staff Recommendation
Executive Summary
Discussion
Draft City Council Resolution No. 05-64 approving PP 01-16
Amendment No.1 with height exception
Legal Notice
Draft Planning Commission Minutes of June 21, 2005
Planning Commission Staff Report dated June 21, 2005
Recommendation:
That the City Council adopt the findings and Resolution No.05-64 approving PP
01-16, Amendment No. 1, including building height exception, subject to
conditions.
Executive Summary:
The Palm Desert Redevelopment Agency is requesting approval to construct a
5,725 square foot Palm Desert Chamber of Commerce / multi -tenant office
Staff Report
Palm Desert Redevelopment Agency, PP 01-16, Amendment No. 1
Page 2
July 14, 2005
building (the Henderson Community Building) and a height exception to allow a
22-foot high building with architectural projections up to 37-feet high. The height
limit in the Office Professional Zone is 25 feet. The project site is located at 72-
575 Highway 111 and will be another phase of the 12-acre Entrada Del Paseo
redevelopment project.
On June 14, 2005, the Architectural Review Commission granted preliminary
approval of the building architecture 6-0-0-1 (Commissioner Kristi Hanson
absent). On June 21, 2005, the Planning Commission recommended approval 3-
0 (Commissioners Sonia Campbell and Sabby Jonathan absent) of the precise
plan design, including the height exception.
Discussion:
I. BACKGROUND:
The project site is presently vacant and is part of a 12-acre parcel owned by
the Redevelopment Agency (RDA) at 72-575 Highway 111 (south side of
Highway 111, 600 feet west of El Paseo West, north side of Painters Path).
The Palm Desert Visitor's Center building is under construction 240 feet to the
east.
In September 2001, the Planning Commission approved a master plan for the
12-acre RDA parcel with a condition that plans for individual pads be brought
before the Planning Commission for review. The master plan included three
pads for the development of a visitor's center and two restaurants. The latest
master plan approved by the Redevelopment Agency Board for the 12-acre
parcel calls for a visitor's center, the Henderson Community Building, the
existing Cuistot Restaurant, the Eric Johnson Memorial Gardens (existing), a
future restaurant south of the Visitor's Center, and future multi -sensory
gardens located north and west of the Henderson Community Building.
A. ADJACENT ZONING AND LAND USE:
The property is zoned OP (Office Professional) and is designated Office
Professional on the City's General Plan Land Use Map.
North: PC (3), SP / Commercial Shopping Center
South: PR-6 / Sandpiper Condominiums
East: PC (3), SP / Commercial Shopping Center
West: PC (3), SP / Commercial Shopping Center
Staff Report
Palm Desert Redevelopment Agency, PP 01-16, Amendment No. 1
Page 3
July 14, 2005
B. General Plan Land Use Designation:
Office Professional
II. PROJECT DESCRIPTION:
The precise plan proposes the construction of one 5,725 square foot Palm
Desert Chamber of Commerce / multi -tenant office building (the Henderson
Community Building) with a request for an exception to the Office Professional
zone's 25-foot height limit to allow architectural projections to a height of up to 37
feet.
A. Architecture & Height Exception Request
The Henderson Community Building has a "contemporary' architectural
style with strong emphasis of circular and elliptical curving exterior walls,
and varying rooflines with heights ranging from 16 feet to 37 feet. The
building's exterior walls will have concrete finishes in six colors including
beige, gray, three shades of brown, and slate green. Exposed steel will be
painted black.
The building has a 37-foot high circular -shaped architectural projection
(47-foot diameter) with a brown, sloping metal seam roof over a foyer.
Most of the building's roofs have heights of 22 feet or less. Roof -mounted
mechanical equipment is located in the center areas of the roof and will be
screened by one -foot thick parapet walls with a top height of 28 feet. The
height limit of the OP zone is 25 feet. Therefore, the applicant is
requesting a height exception. The Visitor's Center, which is under
construction to the east, was granted a height exception to allow a similar
circular -shaped, 37-foot high architectural projection.
The Architectural Review Commission initially expressed concern about
the proportions and height of the 37-foot high circular -shaped architectural
projection on the Henderson Community Building since the 37-foot high
tower on the Visitor's Center is visually prominent. However, after
learning that the pad elevation of the Henderson Community Building will
be eight feet lower than the Visitor's Center pad, the Commission granted
preliminary approval.
B. Site Plan and Parking
The project site's access, circulation, and parking will remain as approved on
the master plan. The master plan has a total of 246 parking spaces, which
will be shared by the Visitor's Center, the Henderson Community Building,
Staff Report
Palm Desert Redevelopment Agency, PP 01-16, Amendment No. 1
Page 4
July 14, 2005
Cuistot Restaurant, and a future restaurant. Three existing driveways
provide access to the 12-acre master plan site from Highway 111, El Paseo,
and Painter's Path.
III. ANALYSIS:
The project complies with OP zone development standards except for the height
of some architectural projections, which require approval by the City Council.
The project as designed will result in an attractive architectural appearance that
will complement other buildings approved in the area. Therefore, the findings for
approving a precise plan can be affirmed. These findings are included in the
draft resolution attached to this staff report.
IV. ENVIRONMENTAL REVIEW:
For purposes of CEQA, the Director of Community Development has determined
that the proposed project is a Class 32 categorical exemption per Section 15332
(In -Fill Development Projects) of CEQA Guidelines and no further documentation
is necessary.
Submitted By:
C_�A4�.
Francisco J., ina
Associate Planner
Approval:
Imo er Cro 4,ristant
Department Head:
PNilip Drell
Director of Community Development
City Manager for Development Services
Carlos L. Orteqo�,'City Manager
RESOLUTION NO. 05- 64
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING A PRECISE PLAN TO
CONSTRUCT A 5,725 SQUARE FOOT OFFICE BUILDING, WITH A
HEIGHT EXCEPTION TO ALLOW ARCHITECTURAL PROJECTIONS
UP TO 37'-0" LOCATED AT 72-575 HIGHWAY 111.
CASE NO. PP 01-16, AMENDMENT NO. 1
WHEREAS, the City Council of the City of Palm Desert, California, did on the 14th
day of July 2005, hold a duly noticed public hearing to consider the request by the PALM
DESERT REDEVELOPMENT AGENCY for approval of the above noted; and
WHEREAS, the Planning Commission of the City of Palm Desert, California, by its
Resolution No. 2339 has recommended approval of Case No. PP 01-16, Amendment No.
1; 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. 04-106, 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 the said request:
1. The precise plan is well designed with quality architecture.
2. The proposed location of the office building, as conditioned, is in accord
with the objectives and policies of the general plan and zoning ordinance
and the purpose of the district in which the site is located, except for the
height for which an exception is requested.
3. The proposed location of the office building 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, California, as follows:
That the above recitations are true and correct and constitute the findings of
the City Council case.
RESOLUTION NO.05-64
2. That Precise Plan 01-16, Amendment No. 1 is hereby approved, including
a height exception to accommodate a tower element 37 feet in height,
subject to attached conditions.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert
City Council, held on this 14th day of July 2005, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
RACHELLE D. KLASSEN, CITY CLERK
CITY OF PALM DESERT, CALIFORNIA
BUFORD A. CRITES, MAYOR
2
RESOLUTION NO.05-64
CONDITIONS OF APPROVAL
CASE NO. PP 01-16, Amendment No. 1
Department of Communitv Develooment:
1. The development of the property shall conform substantially with exhibits on file
with the Department of Community Development, as modified by the following
conditions.
2. Construction of a portion of said project shall commence within one year from the
date of final approval unless an extension of time is granted; otherwise said
approval shall become null, void and of no effect whatsoever.
3. The development of the property described herein shall be subject to the
restrictions and limitations set forth herein which are in addition to all municipal
ordinances and state and federal statutes now in force, or which hereafter may be
in force.
4. Prior to issuance of a building permit for construction of any use contemplated by
this approval, the applicant shall first obtain permits and/or clearance from the
following agencies:
Coachella Valley Water District
Palm Desert Architectural Review Commission
City Fire Marshal
Public Works Department
Evidence of said permit or clearance from the above agencies shall be presented
to the department of building and safety at the time of issuance of a building permit
for the use contemplated herewith.
5. Applicant shall participate in a commercial recycling program as determined by the
City and applicable Waste Disposal Company. Access to trash/service areas shall
be placed so as not to conflict with parking areas. Said placement shall be
approved by applicable trash company and Department of Community
Development.
6. All future occupants of the buildings shall comply with off-street parking
requirements in Section 25.58 of the Zoning Ordinance.
7. 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. If the outdoor storage area is to be illuminated, it shall
be included on the lighting plan.
3
RESOLUTION NO.05-64
8. Final landscape plans shall comply with the City's Parking Lot and Tree Standards
per Ordinance 977 and Resolution 01-06.
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, TUMF, School Mitigation
and Housing Mitigation fees.
10. The projects setbacks shall conform to standards in Section 25.25 (Office
Professional District) of the City's Zoning Ordinance.
11. All roof -mounted mechanical equipment shall be screened by a parapet wall that is
at least as high as the highest piece of mechanical equipment, or as otherwise
approved by the Architectural Review Commission. Construction drawings
submitted for plan check shall include a roof plan showing locations of roof -
mounted mechanical equipment and cross-section drawings shall be provided for
all proposed buildings showing parapet wall heights and roof -mounted mechanical
equipment.
12. Prior to the issuance of a building permit, the applicant shall submit a project site
plan to Waste Management of the Desert for approval of trash enclosure locations
and trash enclosure types. Waste Management of the Desert may require the
applicant to provide trash enclosures of a sufficient size to allow for the collection
of recyclable materials. A copy of written approval from Waste Management of the
Desert of trash/recycling container locations shall be submitted to the Planning
Department prior to the issuance of building permits.
Department of Public Works:
GENERAL REQUIREMENTS
All landscape maintenance shall be performed by the property owner.
2. A complete preliminary soils investigation, conducted by a registered soils
engineer, shall be submitted to, and approved by, the Department of Public
Works prior to the issuance of a grading permit.
N
RESOLUTION NO.05-64
BONDS AND FEES
3. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17
and 79-55, shall be paid prior to issuance of grading permit.
4. The project shall be subject to Transportation Uniform Mitigation Fees (TUMF).
Payment of said fees shall be at the time of building permit issuance.
DESIGN REQUIREMENTS
5. Storm drain design and construction shall be contingent upon a drainage study
prepared by a registered civil engineer that is reviewed and approved by the
Department of Public Works prior to start of construction.
6. Complete grading and improvement plans and specifications on electronic files
shall be submitted to the Director of Public Works for checking and approval
prior to issuance of any permits.
7. 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.
8. Pad elevations are subject to review and modification in accordance with
Chapter 26 of the Palm Desert Municipal Code.
9. Project shall retain nuisance waters on -site.
10. Landscape installation shall be drought tolerant in nature.
11. Landscape plans shall be submitted for review concurrently with grading plans.
12. Full public improvements, as required by Section 26 of the Palm Desert
Municipal Code, shall be installed in accordance with applicable City standards
including:
CONSTRUCTION REQUIREMENTS
13. All public improvements shall be inspected by the Department of Public Works.
No occupancy permit shall be granted until public improvements have been
completed.
14. All public and private improvements shall be inspected by the Public Works
Department.
15. Prior to the start of construction, the applicant shall submit satisfactory evidence
to the Director of Public Works of intended compliance with the National
R
RESOLUTION NO.05-64
Pollutant Discharge Elimination System (NPDES) General Construction Permit
for storm water discharges associated with construction. Developer must
contact Riverside County Flood Control District for informational materials.
OTHER REQUIREMENTS
16. All other applicable conditions from PP 1-16 shall apply to the project.
Riverside Countv Fire Marshal:
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, UFC, and UBC or
any recognized Fire Protection Standards:
The Fire Department is required to set a minimum fire flow for the remodel or
construction of all buildings per UFC article 87.
2. A fire flow of 1500 gpm for a 1-hour duration at 20 psi residual pressure must be
available before any combustible material is placed on the job site.
3. Provide or show there exists a water system capable of providing a gpm flow of:
3000 gpm for commercial buildings
4. The required fire flow shall be available from a wet barrel Super Hydrant(s)
4"x2"-1/2" x2-1/2", located not less than 25 feet nor more than:
150' from any portion of a commercial building measured via vehicular travelway.
5. Water Plans must be approved by the Fire Marshal and include verification that
the water system will produce the required fire flow.
6. Install a complete NFPA 13 fire sprinkler system. This applies to all buildings
with a 3000 square foot total cumulative floor area. The Fire Marshal shall
approve the locations of all post indicator valves and fire department
connections. All valves and connections shall not be less than 25 feet from the
building and within 50 feet of an approved hydrant. Exempted are one and two
family dwellings.
7. All valves controlling the water supply for automatic sprinkler systems and water -
flow switches shall be monitored and alarmed per UBC Chapter 9.
8. Install a fire alarm system as required by UBC Chapter 3.
RESOLUTION NO. 05-64
9. Install portable fire extinguishers per NFPA 10, but not less than one 2A10BC
extinguisher per 3000 square feet and not over 75 feet walking distance. A "K"
type fire extinguisher is required in all commercial kitchens.
10. Install a Hood/Duct automatic fire extinguisher system per NFPA 96 in all public
and private cooking operations except single family residential usage.
11. All building shall be accessible by an all-weather roadway extending to within
150 feet of all portions of the exterior walls of the first story. The roadway shall
not be less than 24 feet 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 feet wide, and 32 feet wide with parking on one side. Dead-end roads in
excess of 150 feet shall be provided with a minimum 45-foot radius turn -around,
55 foot in industrial developments.
12. Whenever access into private property is controlled through use of gates,
barriers or other means, provisions shall be made to install a Knox Box key over-
ride system to allow for emergency vehicle access. Minimum gate width shall be
16 inches with a minimum vertical clearance of 13'6".
13. A dead end single access over 500 feet will require a secondary access,
sprinklers or other mitigative measures approved by the Fire Marshal. Under no
circumstances shall a dead end over 1300 feet be accepted.
14. A secondary access is required. This can be accomplished by two main access
points from a main roadway or an emergency access gate from an adjoining
development.
15. 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.
16. All buildings shall have illuminated addresses of a size approved by the city.
17. All fire sprinkler systems, fixed fire suppression systems and alarm plans must
be submitted separately to the Fire Marshal for approval prior to construction.
18. Conditions subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained with twelve months.
19. All elevators shall be minimum gurney size.
20. The applicant shall work with the Fire Marshal's Office to resolve project
questions and issues related to fire access and size of driveway turning radius.
7
RESOLUTION NO. 05-64
All questions regarding the meaning of these conditions shall be referred to the
Fire Marshall's Office at (760) 346-1870.
CITY Of PRIM PH[RI
73-5io FREE) WARINO DRIVE
PALM DESERT, CALIFORNIA 9226o-2578
TEL: 760 346—o61 I
FAx:760 341-7098
mfoWpalm-desert or&
CITY OF PALM DESERT
LEGAL NOTICE
CASE NO. PP 01-16, Amendment No. 1
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert
City Council to consider a request by to consider a request by the PALM DESERT
REDEVELOPMENT AGENCY to construct one 5,725 square foot multi -tenant office
building (the Henderson Community Building). An exception to the Office Professional
zone's 25-foot height limit is requested to allow a 37-foot high architectural projection.
The project site is located at 72-575 Highway 111 (south side of Highway 111, 600 feet
west of El Paseo West, north side of Painters Path). The project is exempt from the
provisions of the California Environmental Quality Act (CEQA) per Section 15332 (Class
32, In -Fill Development Projects) of CEQA Guidelines.
N
SAID public hearing will be held on Thursday, July 14, 2005 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 concerning 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 RACHELLE KLASSEN, CITY CLERK
July 3, 2005 PALM DESERT CITY COUNCIL
MINUTES
PALM DESERT PLANNING COMMISSION
SUBJECT TI
�► `� REVISION
JUNE 21.2005
Chairperson Tschopp asked if anyone wished to speak in FAVOR or
OPPOSITION to the matter. There was no response. Chairperson Tschopp
closed the public hearing and asked for Commission comments.
Action:
Commissioner Finerty stated that this was one of those rare times when
applicants were asking to lower the heights and pads, so it was really a
privilege to move for approval.
Commissioner Lopez concurred. He thought the drop in building height and
the pads to accommodate a four -foot reduction in the building height was
important, especially for the residents along Drexell Drive. He thought the
setback area being increased to 480 feet was also a plus and could also help
in the direction the golf course might take and alleviate some of the problems
along that hole. He thought it was a great idea to shield the noise that comes
from everyday pool use and this would really help the situation. He seconded
the motion.
Chairperson Tschopp concurred that the decrease in height, the number of
units, the increase in setbacks sounded like a win -win situation for the city.
He called for the vote. Motion carried 3-0.
It was moved by Commissioner Finerty, seconded by Commissioner Lopez,
adopting Planning Commission Resolution No. 2338, approving Case No.
PP/CUP 98-5 (Revised) Amendment No. 1, subject to conditions. Motion
carried 3-0.
C. Case No. PP 01-16 Amendment No. 1 - PALM DESERT
r.�.� REDEVELOPMENT AGENCY, Applicant
Request for recommendation of approval to the City Council of
a precise plan to construct a 5,725 square foot Palm Desert
Chamber of Commerce I multi -tenant office building (the
Henderson Community Building) and a height exception to
allow a 22-foot high building with architectural projections up
to 37 feet high on property located at 72-575 Highway 111.
Mr. Urbina reviewed the staff report and recommended that the Planning
Commission recommend to the City Council approval of Case No. PP 01-16
C�
MINUTES
PALM DESERT PLANNING COMMISSION
t: SUBJEcT T(
J REVISION
iA
JUNE 21. 2005
Amendment No. 1, subject to findings and the conditions as stated in the
Planning Commission resolution attached to the staff report.
Chairperson Tschopp opened the public hearing and asked the applicant to
address the Commission. There was no response. Chairperson Tschopp
asked if anyone wished to speak in FAVOR or OPPOSITION. There was no
one and the public hearing was closed. Chairperson Tschopp asked for
Commission comments.
Commissioner Lopez stated that his initial concern was the height. He went
and looked at the location. This building would be eight feet lower than the
Visitor Center and that pretty much alleviated his concern. He was fine with
the project and thought it looked good.
Action:
Commissioner Finerty concurred.
It was moved by Commissioner Lopez, seconded by Commissioner Finerty,
approving the findings as presented by staff. Motion carried 3-0.
It was moved by Commissioner Lopez, seconded by Commissioner Finerty,
adopting Planning Commission Resolution No. 2339, recommending to City
Council approval of Case No. PP 01-16 Amendment No. 1, subject to
conditions. Motion carried 3-0.
IX. MISCELLANEOUS
None.
X. COMMITTEE MEETING UPDATES
A. ART IN PUBLIC PLACES
None.
B. LANDSCAPE COMMITTEE
Commissioner Finerty said the meeting was canceled.
7
CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
TO: Planning Commission
DATE: June 21, 2005
CASE NO: PP 01-16, Amendment No. 1
REQUEST: Recommend to the City Council approval of a precise plan to construct a
5,725 square foot Palm Desert Chamber of Commerce / multi -tenant
office building (the Henderson Community Building) and a request for a
height exception to allow a 22-foot high building with architectural
projections up to 37-feet high. The project site is located at 72-575
Highway 111.
APPLICANT / PROPERTY OWNER:
Redevelopment Agency of the City of Palm Desert
Attn: Lauri Aylaian
73-510 Fred Waring Drive
Palm Desert, CA. 92260
ARCHITECT: Patel Architecture
Attn: Narendra Patel. AIA
71-711 San Jacinto Drive
Rancho Mirage, CA. 92270
I. BACKGROUND:
The project site is presently vacant and is part of a 12-acre parcel owned by the
Redevelopment Agency (RDA) at 72-575 Highway 111 (south side of Highway 111, 600
feet west of El Paseo West, north side of Painters Path). The Palm Desert Visitor's
Center building is under construction 240 feet to the east.
In September 2001, the Planning Commission approved a master plan for the 12-acre
RDA parcel with a condition that plans for individual pads be brought before the
Planning Commission for review. The master plan included three pads for the
development of a visitor's center and two restaurants. The latest master plan approved
by the Redevelopment Agency Board for the 12-acre parcel calls for a visitor's center,
the Henderson Community Building, the existing Cuistot Restaurant, the Eric Johnson
Memorial Gardens (existing), a future restaurant south of the Visitor's Center, and future
multi -sensory gardens located north and west of the Henderson Community Building.
A. ADJACENT ZONING AND LAND USE:
The property is zoned OP (Office Professional) and is designated Office
Professional on the City's General Plan Land Use Map.
STAFF REPORT
PP 01-16, AMENDMENT NO. 1
JUNE 21, 2005
North: PC (3), SP / Commercial Shopping Center
South: PR-6 / Sandpiper Condominiums
East: PC (3), SP / Commercial Shopping Center
West: PC (3), SP / Commercial Shopping Center
B. General Plan Land Use Designation:
Office Professional
II. PROJECT DESCRIPTION:
The precise plan proposes the construction of one 5,725 square foot Palm Desert
Chamber of Commerce / multi -tenant office building (the Henderson Community
Building) with a request for an exception to the Office Professional zone's 25-foot height
limit to allow architectural projections to a height of up to 37 feet.
A. Architecture & Height Exception Request
The Henderson Community Building has a "contemporary" architectural style
with strong emphasis of circular and elliptical curving exterior walls, and varying
rooflines with heights ranging from 16 feet to 37 feet. The building's exterior
walls will have concrete finishes in six colors including beige, gray, three
shades of brown, and slate green. Exposed steel will be painted black.
The building has a 37-foot high circular -shaped architectural projection (47-foot
diameter) with a brown, sloping metal seam roof over a foyer. Most of the
building's roofs have heights of 22 feet or less. Roof -mounted mechanical
equipment is located in the center areas of the roof and will be screened by
one -foot thick parapet walls with a top height of 28 feet. Since the height limit of
the OP zone is 25 feet, the applicant is requesting a height exception. The
Visitor's Center, which is under construction to the east, was granted a height
exception to allow a similar circular -shaped, 37-foot high architectural
projection.
The Architectural Review Commission initially expressed concern about the
proportions and height of the 37-foot high circular -shaped architectural
projection on the Henderson Community Building since the 37-foot high tower
on the Visitor's Center is visually prominent. However, after learning that the
pad elevation of the Henderson Community Building will be eight feet lower
than the Visitor's Center pad, the Commission granted preliminary approval.
B. Site Plan and Parking
The project site's access, circulation, and parking will remain as approved on the
master plan. The master plan has a total of 246 parking spaces, which will be
shared by the Visitor's Center, the Henderson Community Building, Cuistot
2
STAFF REPORT
PP 01-16, AMENDMENT NO.
JUNE 21, 2005
Restaurant, and a future restaurant. Three existing driveways provide access to
the 12-acre master plan site from Highway 111, El Paseo, and Painter's Path.
III. ANALYSIS:
The project complies with OP zone development standards except for the heights of
some architectural projections, which require approval by the City Council. The
project as designed will result in an attractive architectural appearance that will
complement other buildings approved in the area. Therefore, the findings for
approving a precise plan can be affirmed. These findings are included in the draft
Planning Commission resolution attached to this staff report.
IV. ENVIRONMENTAL REVIEW:
For purposes of CEQA, the Director of Community Development has determined that
the proposed project is a Class 32 categorical exemption per Section 15332 (In -Fill
Development Projects) of CEQA Guidelines and no further documentation is
necessary.
V. RECOMMENDATION:
That the Planning Commission adopt the findings and Planning Commission Resolution
No. recommending to the City Council approval of PP 01-16, Amendment No. 1.
VI. ATTACHMENTS:
A. Draft Resolution
B. Legal notice
C. Comments from city departments and other agencies
D. ARC Notice of Action dated June 14, 2005
D. ARC minutes dated May 24, 2005
E. Project Plans
Prepared by:
FrAncisco J. UrbMa
Associate Plann
Reviewed and Approved by:
Philip ell.
Dire r of Commu ' Development
Homer Croy
Assistant City�4ger for Development Services
3
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 TO
CONSTRUCT A 5,725 SQUARE FOOT OFFICE BUILDING,
WITH A HEIGHT EXCEPTION TO ALLOW ARCHITECTURAL
PROJECTIONS UP TO 37'-0" LOCATED AT 72-575 HIGHWAY
111.
CASE NO. PP 01-16. Amendment No. 1
WHEREAS, the Planning Commission of the City of Palm Desert, California, did
on the 21 st day of June, 2005 hold a duly noticed public hearing, to consider a request by
CMC WHITE CAP for the above mentioned; 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. 04-106," in that the Director of Community Development in that the
Director of Community Development has determined that the project is a Class 32 (In -fill
Development Projects) 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 granting approval of
said precise plan:
FINDINGS FOR APPROVAL OF A PRECISE PLAN:
1. The precise plan is well designed with quality architecture.
2. The precise plan complies with zoning ordinance requirements.
3. The design of the precise plan will not substantially depreciate property values nor
be materially injurious to the properties or improvements in the vicinity.
4. The precise plan will not unreasonably interfere with the use and enjoyment of the
property in the vicinity by the occupants thereof for lawful purpose.
5. The precise plan will not endanger the public peace, health, safety, or general
welfare.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Palm Desert, California, as follows:
That the above recitations are true and correct and constitute the findings of the
commission in this case.
2. That approval of the Precise Plan 01-16, Amendment No. 1 is hereby granted
subject to the attached conditions.
PLANNING COMMISSION RESOLUTION NO.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
Planning Commission, held on this 21st day of June 2005, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
DAVID E. TSCHOPP, Chairperson
ATTEST:
PHILIP DRELL, Secretary
Palm Desert Planning Commission
PLANNING COMMISSION RESOLUTION NO.
CONDITIONS OF APPROVAL
CASE NO. PP 01-16, Amendment No.1
Department of Community Develoament:
The development of the property shall conform substantially with exhibits on file
with the Department of Community Development, as modified by the following
conditions.
2. Construction of a portion of said project shall commence within one year from the
date of final approval unless an extension of time is granted; otherwise said
approval shall become null, void and of no effect whatsoever.
3. The development of the property described herein shall be subject to the
restrictions and limitations set forth herein which are in addition to all municipal
ordinances and state and federal statutes now in force, or which hereafter may be
in force.
4. Prior to issuance of a building permit for construction of any use contemplated by
this approval, the applicant shall first obtain permits and/or clearance from the
following agencies:
Coachella Valley Water District
Palm Desert Architectural Review Commission
City Fire Marshal
Public Works Department
Evidence of said permit or clearance from the above agencies shall be presented
to the department of building and safety at the time of issuance of a building permit
for the use contemplated herewith.
5. Applicant shall participate in a commercial recycling program as determined by the
City and applicable Waste Disposal Company. Access to trash/service areas shall
be placed so as not to conflict with parking areas. Said placement shall be
approved by applicable trash company and Department of Community
Development.
6. All future occupants of the buildings shall comply with off-street parking
requirements in Section 25.58 of the Zoning Ordinance.
7. 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. If the outdoor storage area is to be illuminated, it shall
be included on the lighting plan.
3
PLANNING COMMISSION RESOLUTION NO.
8. Final landscape plans shall comply with the City's Parking Lot and Tree Standards
per Ordinance 977 and Resolution 01-06.
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, TUMF, School Mitigation
and Housing Mitigation fees.
12. The projects setbacks shall conform to standards in Section 25.25 (Office
Professional District) of the City's Zoning Ordinance.
13. All roof -mounted mechanical equipment shall be screened by a parapet wall that is
at least as high as the highest piece of mechanical equipment, or as otherwise
approved by the Architectural Review Commission. Construction drawings
submitted for plan check shall include a roof plan showing locations of roof -
mounted mechanical equipment and cross-section drawings shall be provided for
all proposed buildings showing parapet wall heights and roof -mounted mechanical
equipment.
14. Prior to the issuance of a building permit, the applicant shall submit a project site
plan to Waste Management of the Desert for approval of trash enclosure locations
and trash enclosure types. Waste Management of the Desert may require the
applicant to provide trash enclosures of a sufficient size to allow for the collection
of recyclable materials. A copy of written approval from Waste Management of the
Desert of trash/recycling container locations shall be submitted to the Planning
Department prior to the issuance of building permits.
15. Prior to preparation of construction drawings the applicant's architect shall revisit
the Architectural Review Commission with building elevation drawings showing the
circular -shaped architectural projection with a proposed height of 37 feet
proportionately lowered before submitting working drawings. The project architect
shall also submit a rendering showing both the Visitor's Center and the Henderson
Community Building.
Department of Public Works:
GENERAL REQUIREMENTS
1. All landscape maintenance shall be performed by the property owner.
2. A complete preliminary soils investigation, conducted by a registered soils
engineer, shall be submitted to, and approved by, the Department of Public
Works prior to the issuance of a grading permit.
4
PLANNING COMMISSION RESOLUTION NO.
BONDS AND FEES
3. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17
and 79-55, shall be paid prior to issuance of grading permit.
4. The project shall be subject to Transportation Uniform Mitigation Fees (TUMF).
Payment of said fees shall be at the time of building permit issuance.
DESIGN REQUIREMENTS
5. Storm drain design and construction shall be contingent upon a drainage study
prepared by a registered civil engineer that is reviewed and approved by the
Department of Public Works prior to start of construction.
6. Complete grading and improvement plans and specifications on electronic files
shall be submitted to the Director of Public Works for checking and approval
prior to issuance of any permits.
7. 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.
8. Pad elevations are subject to review and modification in accordance with
Chapter 26 of the Palm Desert Municipal Code.
9. Project shall retain nuisance waters on -site.
10. Landscape installation shall be drought tolerant in nature.
11. Landscape plans shall be submitted for review concurrently with grading plans.
12. Full public improvements, as required by Section 26 of the Palm Desert
Municipal Code, shall be installed in accordance with applicable City standards
including:
CONSTRUCTION REQUIREMENTS
13. All public improvements shall be inspected by the Department of Public Works.
No occupancy permit shall be granted until public improvements have been
completed.
14. All public and private improvements shall be inspected by the Public Works
Department.
15. Prior to the start of construction, the applicant shall submit satisfactory evidence
A
PLANNING COMMISSION RESOLUTION NO.
to the Director of Public Works of intended compliance with the National
Pollutant Discharge Elimination System (NPDES) General Construction Permit
for storm water discharges associated with construction. Developer must
contact Riverside County Flood Control District for informational materials.
OTHER REQUIREMENTS
16. All other applicable conditions from PP 1-16 shall apply to the project.
Riverside Countv Fire Marshal:
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, UFC, and UBC or any recognized
Fire Protection Standards:
The Fire Department is required to set a minimum fire flow for the remodel or
construction of all buildings per UFC article 87.
2. A fire flow of 1500 gpm for a 1-hour duration at 20 psi residual pressure must be
available before any combustible material is placed on the job site.
3. Provide or show there exists a water system capable of providing a gpm flow of:
3000 gpm for commercial buildings
4. The required fire flow shall be available from a wet barrel Super Hydrant(s)
4"x2"-1/2" x2-1/2", located not less than 25 feet nor more than:
150' from any portion of a commercial building measured via vehicular travelway.
5. Water Plans must be approved by the Fire Marshal and include verification that
the water system will produce the required fire flow.
6. Install a complete NFPA 13 fire sprinkler system. This applies to all buildings
with a 3000 square foot total cumulative floor area. The Fire Marshal shall
approve the locations of all post indicator valves and fire department
connections. All valves and connections shall not be less than 25 feet from the
building and within 50 feet of an approved hydrant. Exempted are one and two
family dwellings.
7. All valves controlling the water supply for automatic sprinkler systems and water -
flow switches shall be monitored and alarmed per UBC Chapter 9.
8. Install a fire alarm system as required by UBC Chapter 3.
L
PLANNING COMMISSION RESOLUTION NO.
9. Install portable fire extinguishers per NFPA 10, but not less than one 2A10BC
extinguisher per 3000 square feet and not over 75 feet walking distance. A ' K"
type fire extinguisher is required in all commercial kitchens.
10. Install a Hood/Duct automatic fire extinguisher system per NFPA 96 in all public
and private cooking operations except single family residential usage.
11. All building shall be accessible by an all-weather roadway extending to within
150 feet of all portions of the exterior walls of the first story. The roadway shall
not be less than 24 feet 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 feet wide, and 32 feet wide with parking on one side. Dead-end roads in
excess of 150 feet shall be provided with a minimum 45-foot radius turn -around,
55 foot in industrial developments.
11. Whenever access into private property is controlled through use of gates,
barriers or other means, provisions shall be made to install a Knox Box key over-
ride system to allow for emergency vehicle access. Minimum gate width shall be
16 inches with a minimum vertical clearance of 13'6".
12. A dead end single access over 500 feet will require a secondary access,
sprinklers or other mitigative measures approved by the Fire Marshal. Under no
circumstances shall a dead end over 1300 feet be accepted.
13. A secondary access is required. This can be accomplished by two main access
points from a main roadway or a emergency access gate from an adjoining
development.
14. 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.
15. All buildings shall have illuminated addresses of a size approved by the city.
16. All fire sprinkler systems, fixed fire suppression systems and alarm plans must
be submitted separately to the Fire Marshal for approval prior to construction.
17. Conditions subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained with twelve months.
18. All elevators shall be minimum gurney size.
19. The applicant shall work with the Fire Marshal's Office to resolve project
questions and issues related to fire access and size of driveway turning radius.
All questions regarding the meaning of these conditions shall be referred to the
Fire Marshall's Office at (760) 346-1870.
7
CIIY '�{ E d I M 0 1 S I R I
73-5io FRED WARIN(i DRIVF
PALM DESERT, CALIFORNIA 9226o-2578
TEL: 760 346-o6i 1
FAX:760 341-7098
,nfowpalm-deserr.org
CITY OF PALM DESERT
LEGAL NOTICE
CASE NO. Precise Plan 01-16, Amendment No. 1
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning
Commission to consider a request by the PALM DESERT REDEVELOPMENT AGENCY to
construct one 5,725 square foot multi -tenant office building (the Henderson Community
Building). An exception to the Office Professional zone's 25-foot height limit is requested to
allow a 37-foot high architectural projection. The project site is located at 72-575 Highway
111 (south side of Highway 111, 600 feet west of El Paseo West, north side of Painters
Path). The project is exempt from the provisions of the California Environmental Quality Act
(CEQA) per Section 15332 (Class 32, In -Fill Development Projects) of CEQA Guidelines.
SAID public hearing will be held on Tuesday, June 21, 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 concerning 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 PHILIP DRELL, Secretary
June 10, 2005 Palm Desert Planning Commission
CITY OF PALM DESERT
INTEROFFICE MEMORANDUM
TO: Department of Community Development/Planning
Attention: Francisco Urbina
FROM: Mark Greenwood, City Engineer
SUBJECT: PP 1-16 Amend. #1, Henderson Community Building
DATE: May 27, 2005
RECEIVED
MAY 2 6 2005
COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF PALM DESERT
The following should be considered conditions of approval for the above -named project.
GENERAL REQUIREMENTS
1. All landscape maintenance shall be performed by the property owner.
2. A complete preliminary soils investigation, conducted by a registered soils engineer,
shall be submitted to, and approved by, the Department of Public Works prior to the
issuance of a grading permit.
BONDS AND FEES
3. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17 and
79-55, shall be paid prior to issuance of grading permit.
4. The project shall be subject to Transportation Uniform Mitigation Fees (TUMF).
Payment of said fees shall be at the time of building permit issuance.
DESIGN REQUIREMENTS
5. Storm drain design and construction shall be contingent upon a drainage study prepared
by a registered civil engineer that is reviewed and approved by the Department of Public
Works prior to start of construction.
6. Complete grading and improvement plans and specifications on electronic files shall be
submitted to the Director of Public Works for checking and approval prior to issuance of
any permits.
7. Any and all offsite improvements shall be preceded by the approval of plans andhe
issuance of valid encroachment permits by the Department of Public Works.
8. Pad elevations are subject to review and modification in accordance with Chapter 26 of
the Palm Desert Municipal Code.
9. Project shall retain nuisance waters on -site.
10. Landscape installation shall be drought tolerant in nature.
11. Landscape plans shall be submitted for review concurrently with grading plans.
12. Full public improvements, as required by Section 26 of the Palm Desert Municipal Code,
shall be installed in accordance with applicable City standards including:
CONSTRUCTION REQUIREMENTS
13. All public improvements shall be inspected by the Department of Public Works. No
occupancy permit shall be granted until public improvements have been completed.
14. All public and private improvements shall be inspected by the Public Works Department.
15. Prior to the start of construction, the applicant shall submit satisfactory evidenceto the
Director of Public Works of intended compliance with the National Pollutant Discharge
Elimination System (NPDES) General Construction Permit for storm water discharges
associated with construction. Developer must contact Riverside County Flood Control
District for informational materials.
OTHER REQUIREMENTS
16. A)I other applicable conditions from PP 1-16 shall apply to the project.
41
Mark Greenwood, P.E.
RIVERSIDE COUNTY
FIRE DEPARTMENT
In cooperation with the
California Department of Forestry and Fire Protection
73710 Fred Waring Dr. #E102 • Palm Desert, CaNfomia 92260 . (760) 346-1870 a Fax (760) 779-IM
Craig Anthony
Fire Chief
y serving the I Cove Fire Marshal's Office
tnin,,,, -,/A 73710 Fred Waring Drive #102
Teas of Riverside I Palm Desert CA 92260
:ounty and the
:ities of j (760) 346-1870
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RECEIVED
JUN 1 '� 2005
COMMUNITY DEVELOPMZ :�T LEPARTMBNT
CITY OF PALM DESERT
RECEIVED
.,UN i &DJ-
"" DEVELOPMENT DEPARTMENT
�r n'..M nESERT
DATE: �.1 --
If circled. conditions aDDly to Droiect
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1. With respect to the conditions of approval regarding the above
referenced project, the fire department recommends the following fire
3.
4.
I
ud of supervisors 6
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�Buster,
District I
7.
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District 2
Venable, I
District 3
Wilson. I
District 4 I
ion Ashley,
District 5 I
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 Der UFC article 37.
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 iob site.
Provide or show there exists a water system capable of providing a
gpm now of:
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 %" x 2 %", located not less than 25' nor more than:
200' from any portion of a single family dwelling measured via
vehicular travelway
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 nroduce the required fire flow.
16.
W
-10
Please be advised the proposal project may not be feasible since the existing water
mains will not meet the reauired fire flow.
Install a complete NFPA 13 fire sprinkler system. This applies to all buildings with
a 3000 square foot total cumulative floor area. The Fire Marshal shall approve the
locations of all post indicator valves and fire department connections. All valves and
connections shall not be less than 25' from the budding and within 50' of an approved
hydrant. Ezemuted 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 oer CBC Chanter 9.
Install a fire alarm system as reauired by the UBC Chanter 3.
Install portable fire extinguishers per NFPA 10, but not less than one 2AlOBC
extinguisher per 3000 square feet and not over 75' walking distance. A "K" type fire
extinguisher is reauired 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.
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.
Whenever access into private property is controlled through use of gates, barriers or
other means provisions shall be made to install a "Knox Box" key over -ride system to
allow for emergency vehicle access. Minimum gate width shall be 16' with 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 roatdwav orra eme erg, n 3+ gate from an adioining 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 or000sed usage and occuhancv tvhe.
All buildings shall have illuminated addresses of a size anoroved by the city.
2 . All fire sprinkler systems, fixed fire suppression systems and alarm plans must be
submitted separately to the Fire Marshal for ahhroval urior to construction.
24. Conditions subject to change with adoption of new codes, ordinances, laws or when
building hermits are not obtained within twelve months.
25. All elevators shall be minimum gurnev size.
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 #102. Palm Desert CA 92260
Other:
Sincerely,
David A. Avila
Fire Marshal
I I y 01 P M OESERI
i73-5io FRED WARING DRIVE
I PALM DESERT, CALIFORNIA 92260-2578
TEL:760 346—o6it
FAX: 760 341-7098
info@palm-deserr.org
June 14, 2005
ARCHITECTURAL REVIEW COMMISSION ACTION
CASE NO.: PP 01-16
APPLICANT (AND ADDRESS): PALM DESERT REDEVELOPMENT AGENCY, 73-
510 Fred Waring Drive, Palm Desert, CA 92260
NATURE OF PROJECT/APPROVAL SOUGHT: Discussion regarding height of the
Henderson Community Building.
LOCATION: 72-575 Highway 111 (Paseo Entrada)
ZONE: OP
Upon reviewing the plans and presentations submitted by staff, the Architectural
Review Commission by minute motion granted approval.
Date of Action: June 14, 2005
Vote: Motion carried 6-M-1 with Commissioner Hanson 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 be placed 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.
C. tMoi mequa
ARCHITECTURAL REVIEW COMMISSION
MAY 24, 2005
MINUTES
that they're going to have to do some work to the top part of the
elevations. There is concern about the mansard roof. Mr. McFadden
agreed that they have roofing issues with this building. Commissioner
Vuksic stated that the building is so stream -lined and modern making it
in contrast to the mansard form. He suggested possibly creating some
sort of screen that would add more horizontal, contemporary lines
rather than a mansard. Commissioner Hanson stated that the the roof
is such a contrast to the style of the building and it doesn't work.
Commissioner Van Vliet concurred.
Commissioner Gregory asked the applicant if he's gotten some ideas
where he can make some changes. Mr. McFadden stated that he
does. Commissioner Gregory stated that if he could get a positive
endorsement from this commission, it might be easier to negotiate with
the Redevelopment Agency.
Commissioner Hanson made a recommendation to show an elevation
of the comer without the fence for the future. Show that it might be a
patio as part of a caf6 or bistro to help sell it.
Commissioner Oppenheim stated that it's the last "bad" building on that
whole street. Commissioner Van Vliet commented that he doesn't think
that it's so bad. There's signage shown on the upper parapet and
typically we don't like that. There are also a lot of signs on the building.
Commissioner Vuksic stated that they might have to consolidate their
signage into a directory or a monument sign. Commissioner Vuksic
stated that the front parapet could be built up. Mr. McFadden stated
that it's already built up an extra foot from what's there now.
Action: Commissioner Oppenheim moved, seconded by Commissioner
Lambell to continue the request to allow the applicant to study possible
modifications including (1) roof material on the rear elevation that's
more contemporary so that it fits in with the proposed architecture, (2)
add trellis structure to comer, (3) consolidate directory of tenants into a
monument sign, and (4) show an elevation of the comer without the
fence. Motion carried 7-0.
3. CASE NO.: PP 01-16
APPLICANT (AND ADDRESS): PALM DESERT REDEVELOPMENT
AGENCY, 73-510 Fred Waring Drive, Palm Desert, CA 92260
NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval
of architecture for the Henderson Community Building.
G:Planning0onna Quaiv&Awpdocs\Agmin\AR050524.MIN i l
ARCHITECTURAL REVIEW COMMISSION
MAY 24, 2005
MINUTES
LOCATION: 72-575 Highway 111 (Paseo Entrada)
ZONE: OP
Mr. Urbina stated that this is another phase of the Redevelopment
Agency's Paseo Entrada project. The Master Plan has been approved
by the Agency board. There was a condition that future buildings have
to come back to the Architectural Review Commission and Planning
Commission for review. This building will be west of the Palm Desert
Visitor's Center, which is under construction. There will be gardens
added to the site. Commissioner Hanson asked about the height of the
peak of the Visitor's Center. Laurie Aylaian, representative for the
Redevelopment Agency, was present and stated that the peak is 36'.
Commissioner Hanson stated that it's a lot taller than she thought it
was going to be from looking at the plans. The forms on the
Henderson Community Building are really interesting. I would question
whether or not it needs to be 35' in height and could be brought down
4'-5'. It looks like it has the ability to come down without affecting the
architecture. My comments are more directed towards the garden,
which I question the necessity and the financial expense that we have
to go through to create gardens that I'm not even sure anybody is going
to go to. I brought this up when we talked about the Eric Johnson
Memorial Garden. All that money was spent for something that very
few people even go to or even know that there's actually a fountain
back there and a waterfall. It's a horrible use of space. We have this
beautiful property and I don't understand why we would do something
like this. It's an expense for the City forever and that space could be
put to a much better use.
Ms. Aylaian stated that Commissioner Hanson's comments hit home on
every possible aspect of this project. The whole issue of the gardens
with how much space they should use and who is going to use them
has been debated. From a staffs standpoint, we wondered why we
would spend close to $3 million dollars.
Commissioner Hanson commented that we could use that money for
the facade enhancement program instead of on a place where nobody
is going to go. Ms. Aylaian stated that the City Council has struggled
with this for a couple of years. No vote has ever been unanimous. It's
always been 3-2. It's been a very tough issue for them. From the RDA
standpoint, I'm chagrined at the amount of money that's being spent on
landscaping, but what finally made sense and put it into perspective is
that we were once looking at adding a boutique hotel, which would
G:Planning0onna QuaiverlwpdocslAgn in1AR050524.MIN 12
ARCHITECTURAL REVIEW COMMISSION
MAY 24, 2005
MINUTES
generate revenue. The Council decided that because this is really the
last undeveloped space on the busy commercial corridor that they
wanted to preserve some open space and that if they made good and
smart use of other potential commercial sites that we have (i.e. hotel
sites at Desert Willow). The Agency also owns a number of other sites
around the City and if decisions are more economically based, then
they would have the luxury of retaining more open space here and
having gardens, which they thought was important.
Commissioner Hanson stated that if you want to create open space,
then why don't you create a space that people will actually go to in
order to use that space. A multi -purpose building that the average
person who lives in this city will never use or visitors who come to get
their maps and some information and leave are not the people who are
going to use that space. Why not create some small commercial
project where people would actually go to and see what space is there
and then they'll actually go back to it, rather than this garden that
wanders around and nobody is going to go there because it's on
Highway 111?
Ms. Aylaian stated that at this point, nobody has a clue that there's a
garden there unless you eat at Cuistot, in which case most people think
that it's Cuistot's garden. We realize that nobody will go there. Mr.
Drell had been advocating for years to put in a book store and
restaurants or something that would draw locals to this area. Right now
there isn't anything there for locals. The multi -use building will house
the Chamber of Commerce and will have public meeting rooms, much
as the Portola Community Center is used. Commissioner Hanson
asked if they should create a space within that garden that actually
functions within the garden so it's a usable space. Ms. Ayalian stated
that the Council has been intimately involved in the placement of the
buildings. Originally the Visitor's Center was going to be in a location
that would be more visible to visitors, but the Council was concerned
that it would be highly visible from Highway 111 and there wouldn't be
as much of an open landscaped buffer that they were trying to create.
Therefore, the Visitor's Center was moved back away from Highway
111. There will be a canyon that goes through the site going out to the
comer. As you're driving you'll first have the experience of sand dunes,
except that people associate them with blowing sand so we're calling
them "repetitive earth forms" that will be 10'-12' tall and then the canyon
will be 10' wide so that motorists along in the eastbound direction you'll
have glimpses into the gardens, buildings and up into this canyon.
Commissioner Hanson stated that people driving 55 mph aren't going
to be looking at the garden.
G:Planning0onna OusiveAwpdocsWgn inWR050524.MIN 13
ARCHITECTURAL REVIEW COMMISSION
MAY 24, 2005
MINUTES
Commissioner Lambell stated that she felt that the whole project was
for visitor's and not those that live here. Being a part of conventions
and meetings, staying at a hotel, and for about an hour and a half they
let us out of the hotel and they ask where they want to go. Some
people chose to go to Cuistot for lunch and they could walk through this
garden and see the desert in a half and hour because they wouldn't
have a half a day to go to the Living Desert. This is not for those that
live here, but it's for those who are visiting here. People who are
coming to visit are going to get a glimpse of what our valley is like
without having to go too far. It's a good looking project if we look at it
from a visitor's standpoint. Ms. Ayalian stated that they've tried to
many the gardens with the Visitor's Center so that you can see a close
up view from each of the windows. Commissioner Van Viiet
commented that this is a very busy highway and it's very noisy. There's
no internal garden where there's nice quiet screening from the road
noise. Commissioner Vuksic stated that it's easier for restaurants or
businesses to survive if they have some visibility and suggested
changing the site plan that would allow visibility and also create a buffer
between Highway 111 and the gardens. Ms. Ayalian stated that this
would certainly be the commercially astute thing to do but the decision
of the Council has been that they want to have some relief from the
commercial corridor. Commissioner Vuksic stated that it would hard to
imagine listening to song birds next to Highway 111. Ms. Ayalian
stated that she's really been amazed at what she's seen. The first time
that I ever walked this site the only things I found were a couple of
crack vials. Eight months ago I was out there walking and I noticed that
by virtue of the landscaping, we've changed the ecosystem there.
There are roadrunners, birds and critters that we didn't have there
before. Because we now have some water and some vegetation
there, it is a wonderful experience to have animals there. We're
hopeful that we'll have more of that when we plant material specifically
for song birds and other types of things.
Commissioner Oppenheim asked if this was going to be an educational
garden as well as a relief from the commercial corridor. Ms. Ayalian
stated that it will be an educational garden. The Visitor's Center will
have a theater where they'll show films about the area attractions, the
history of Palm Desert, etc... We hope to get school kids to come over
on field trips to visit the gardens as well as the Visitor's Center.
Mr. Urbina asked if the commissioners were satisfied with the proposed
height for the circular element on the building. Commissioner Gregory
stated that proportion -wise, it seems high. It doesn't seem like it needs
to be that high and have a good effect. Commissioner Hanson stated
that the Visitor's Center has a great element on it, but it came out much
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ARCHITECTURAL REVIEW COMMISSION
MAY 24, 2005
MINUTES
more prominent than I thought it would. The Henderson building has
such a large monolithic element that it's going to be a lot more "in our
face". Commissioner Van Vliet suggested that the architect look at it
and possibly lower it. Commissioner Hanson stated that it appears that
he has room to lower it slightly. Commissioner Gregory asked the
commission if there are other elements of the design that might peak
someone's interest. Commissioner Vuksic stated that he felt that the
proportions are okay. It could be a little lower, but I think that it's okay
the way it is. Some of the way the parapets are angled means that
you're going to see the tops of them. Where that concerns me is where
they're very thin. Some areas are only a wall thickness and it'll look like
a stage front. The same artfulness that's in the rest of the building
needs to be carried through and addressed on the top of the parapets.
Commissioner Hanson asked to see a rendering showing both the
Visitor's Center and the Henderson Community Building next to each
other to show how they will look together.
Action: Commissioner Lambell moved, seconded by Commissioner
Hanson for preliminary approval subject to (1) having the architect
revisit the commission showing the curved element proportionately
lower before submitting working drawings and (2) submit rendering
showing both the Visitor's Center and the Henderson Community
Building. Motion carried 6-1-0-0 with Commissioner Vuksic opposed.
4. CASE NO.: PP 05-08/CUP 05-03
APPLICANT (AND ADDRESS): DELGADO / RODRIGUEZ, 73-703
Highway 111, Palm Desert, CA 92260
NATURE OF PROJECT/APPROVAL SOUGHT: Request preliminary
approval of revised restaurant, office/retail elevations and landscaping
for Casuelas Cafe.
LOCATION: 73-703 Highway 111
ZONE: C-1
Steve Dubin, project manager, was present and stated that he brought
revised elevations with him and posted them on the board for the
commission to review. The project consists of the Casuelas Caf6,
which will be a new restaurant, a remodel of an existing restaurant and
an L-shaped office building. At the last meeting, they received
comments from the commission regarding the general look and feel of
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