HomeMy WebLinkAboutRes 05-34 PP 04-33 Venture Corp/Ware Malcomb 73700 Dinah Shore DriveCITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
REQUEST: Approval of a precise plan to construct four (4) general
office/warehouse buildings totaling 65,892 square feet, and a height
exception to allow varying roof heights up to a maximum of 34'6".
The property is located at 73-700 Dinah Shore Drive.
SUBMITTED BY
APPLICANT:
CASE NO:
DATE:
Tony Bagato, Assistant Planner
Venture Corporation
600 Miller Avenue
Mill Valley, CA 94941
PP 04-33
May 12, 2005
Ware Malcomb, Thomas Sun
20950 Warner Center Lane, Suite B
Woodland Hills, CA 91367
CONTENTS: Staff Recommendation
Executive Summary
Background
Draft Resolutions No.05-34 approving PP 04-33
Legal Notice
Planning Commission Minutes of April 5, 2005
Planning Commission Resolution No. 2328
Planning Commission Staff Report dated April 5, 2005
Architectural Review Notice of Action
Architectural Review Minutes
Recommendation:
That the City Council adopt the findings and adopt Resolution No. 05-34
approving PP 04-33, including building height exception, subject to conditions.
Executive Summary:
Venture Corporation is requesting approval to construct four (4) two-story
office/industrial' buildings on the north side of Dinah Shore Drive. The main
building parapet height is 30', which is necessary to accommodate two-story
office space over first floor office/warehouse space. The raised parapets, 31'8",
32'9" and 34'6" tall, enhance the buildings design and break up the boxy look.
On February 8, 2005, the Architectural Review Commission unanimously granted
preliminary approval of the building architecture.
Staff Report
Venture, PP 04-33
Page 2
May 12, 2005
Resolution No. 05-34
On April 5, 2005, the Planning Commission on a 3-0 vote with Commissioner
Campbell absent and Commissioner Jonathan abstaining recommended
approval of the precise plan design, including the height exception.
Discussion:
I. BACKGROUND:
A. Property Description:
The property is a vacant 4.53-acre lot located on the north side of Dinah
Shore Drive approximately 2,750 feet east of Monterey Avenue. The
property is zoned Service Industrial (S.I.) and designated Industrial
Business Park (I -BP) in the General Plan
B. Adjacent Zoning And Land Use:
North:
County / Union Pacific Railroad
South:
Service Industrial / Vacant
East:
Service Industrial / Vacant (PP 04-17 approved)
West:
Service Industrial / Vacant
II. PROJECT DESCRIPTION:
The applicant is proposing a precise plan of design to allow the construction of
four (4) 16,473 square foot general office/warehouse buildings. All buildings are
two-story with 12,972 square feet of office/warehouse space on the first floor and
3,501 square feet of mezzanine office space on the second. The buildings have
been designed to have condominium suites that will be sold to individual
business owners.
Access and Parking:
Two (2) driveways, one (1) shared, on Dinah Shore Drive will provide access to
the project. The shared driveway is located on the west property line. The second
driveway is located in the middle of the project. Public Works is requiring a
deceleration lane before the middle driveway.
This site plan provides 273 parking spaces, 38 covered by carports. All the
parking will be shared between individual business owners.
Resolution No. 05-34
Staff Report
Venture, PP 04-33
Page 3
May 12, 2005
Architecture:
The desert contemporary design utilizes concrete tilt -up with varying rooflines
and architectural pop outs. The buildings will be painted five colors of redwood,
copper, tan, desert sand, and olive brown.
The main building parapet is 30' tall. The raised entry areas at the corner of the
buildings are 31'8" and 34'6" tall. In the middle of the building the top of the
parapet is 32'9".
On February 8, 2005, the Architectural Review Commission unanimously granted
preliminary approval of the building architecture.
Project Data:
STANDARD SIZONE PROJECT
30' main / 31'8", 32'9",
Height 30' 34'6" for raised areas
Front Setback
20'
95'
Rear Yard Setback
0'
62'
Side Yard Setbacks
0' / 0'
73' / 73'
Parking
264
273
Landscaping
15%
28%
III. ANALYSIS:
The proposed use is consistent with the general plan and zoning designation and
policies. The project complies with all of the S.I. development standards, except
for height.
The maximum height in the S.I. zone is 30'. The buildings main parapet height is
30' tall, which is needed to accommodate the two-story office/warehouse use.
The raised parapets, 31'8", 32'9" and 34'6" tall, enhance the buildings design and
break up the boxy look. The parapets will require specific approval by the City
Council.
The overall site plan design will provide a high quality ownership project for future
business owners on Dinah Shore Drive. The project has been parked at 4.04
spaces per 1,000 square feet to allow 100% office, which provides flexibility for
future owners.
Resolution No. 05-34
Staff Report
Venture, PP 04-33
Page 4
May 12, 2005
IV. ENVIRONMENTAL REVIEW:
The project is a Class 32, Categorical Exemption for the purposed of CEQA and
no further review is necessary.
Submitted By:
Department Head:
Tony Bagato Phil Drell
Assistant Planner Director of Community Development
Approval -
it
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ACM for Services
CITY 01 P 0 [ M 0 1 S I R I
73-5To FRED WARING DRIVF.
PALM DESERT, CALIFORNIA 9226o-2578
TEL: 760 346—o61 I
FAX: 760 341-7098
in folic palm-Jcscro.org
CITY OF PALM DESERT
LEGAL NOTICE
CASE NO. PP 04-33
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert
City Council to consider a request by VENTURE CORPORATION for approval of a
precise plan of design to allow the construction of four (4) office/industrial buildings
totaling 65,892 square feet, and a height exception to allow varying roof heights up to a
maximum of 34'6". The property is located on the north side of Dinah Shore Drive,
known as 73-700 Dinah Shore Drive.
e4
I
SAID public hearing will be held on Thursday, May 12, 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
MAY 2, 2005 PALM DESERT CITY COUNCIL
PLANNING COMMISSION RESOLUTION NO. 2328
CONDITIONS OF APPROVAL
CASE NO. PP 04-33
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. Applicant agrees to maintain the landscaping required to be installed pursuant to
these conditions. Applicant will enter into an agreement to maintain said
landscaping for the life of the project, which agreement shall be notarized and
which agreement shall be recorded. It is the specific intent of the parties that this
condition and agreement run with the land and bind successors and assigns. The
final landscape plan shall include a long-term maintenance program specifying
among other matters appropriate watering times, fertilization and pruning for
various times of the year for the specific materials to be planted, as well as periodic
replacement of materials. All to be consistent with the Property Maintenance
Ordinance (Ordinance No. 801) and the approved landscape plan.
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PLANNING COMMISSI�N RESOLUTION NO. 2328
7. All sidewalk plans shall be reviewed and approved by the department of public
works prior to architectural review commission submittal.
8. 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.
9. Prior to the issuance of building permits, the applicant shall record, in a form
acceptable to the City Attorney, a mutual access easement with the property to
the west.
10. 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.
11. The project is subject to the Art in Public Places program per Palm Desert
Municipal Code Chapter 4.10.
12. All heights of the building shall be measured from the approved grade height.
The buildings' main parapet shall be 30' measured from approved grade. The
buildings' raised parapets shall be 31'8", 32'9" and 34'6" measured approved
grade height.
13. The project shall be entitled to 100% of general office use, no medical use shall
be allowed as a permitted use.
Department of Public Works:
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 issuance of a grading permit.
3. Signalization fees, in accordance with City of Palm Desert Resolution Numbers
79-17 and 79-55, shall be paid prior to issuance of grading permit.
4. The project shall be subject to Transportation Uniform Mitigation Fees (TUMF).
Payment of said fees shall be at the time of building permit issuance.
5. A standard inspection fee shall be paid prior to issuance of grading permits.
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PLANNING COMMISSION RESOLUTION NO. 2328
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. Driveway in center of project shall be 40' wide, and shared driveway at west side
of property shall be 30' wide with 25' returns.
8. 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.
9. Pad elevations are subject to review and modification in accordance with chapter
26 of the Palm Desert Municipal Code.
10. Project shall retain nuisance water on -site.
11. Landscape installation shall be drought tolerant in nature.
12. Landscape plans shall be submitted for review concurrently with grading plans.
13. Full improvements, as required by Section 26.40 and 26.44 of the Palm Desert
Municipal Code, shall be installed in accordance with applicable City standards
including the following:
• Deceleration lane required on Dinah Shore Drive at the center driveway.
• 8' sidewalk required on Dinah Shore.
Rights -of -way necessary for the installation of the above referenced
improvements shall be dedicated to the City prior to the issuance of any permits
associated with the project.
14. Driveway throats, with no openings at least 75' as measured from the curb line of
Dinah Shore Drive, are required for the driveways or the applicant shall provide
evidence that the 75' throat depth is not necessary to the Director of Public
Works to make the final determination.
15. All public improvements shall be inspected by the Department of Public Works
and a standard inspection fee shall be paid prior to the issuance of grading
permits. No occupancy permits shall be granted until public improvements have
been completed.
16. All public and private improvements shall be inspected by the Public Works
Department.
17. Prior to start of construction, the applicant shall submit satisfactory evidence to
the Director of Public Works of intended compliance with the National Pollutant
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PLANNING COMMISS16N RESOLUTION NO. 2328
Discharge Elimination System (NPDES) General Construction Permits for storm
water discharge associated with construction. Applicant shall contact Riverside
County Flood Control District for informational materials.
18. Reciprocal access easement required with the property to the west and an
irrevocable offer for a 24' reciprocal access easement shall be recorded with the
property to the east, 75' from curbline of Dinah Shore Drive. Only temporary
parking spaces may be allowed in this area.
19. Where adjacent, the project shall line the sides of the Mid Valley Channel with
cement in accordance with specifications from PM 24255 or as approved by the
City Engineer.
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.
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.
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PLANNING COMMISSION RESOLUTION NO. 2328
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 X" 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 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 a minimum vertical clearance of 13'6".
11. A dead end single access over 500' will require secondary access, sprinklers or
other mitigated measures approved by the Fire Marshal. Under no circumstance
shall a dead end over 1300' be accepted.
12. A secondary access is required. Two main access points from a main roadway
or an emergency gate from an adjoining development can accomplish this.
13. 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.
14. All buildings shall have illuminated addresses of a size approved by the city.
15. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be
submitted separately for approval prior to construction.
16. Conditions subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained within twelve months.
17. All elevators shall be minimum gurney size.
H
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PALM DESERT PLANNING COMMISSION
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Action:
It was moved by Commissioner Finerty, seconded by Commissioner
Jonathan, tabling Case No. VAR 05-01 by minute motion. Motion carried 4-0.
B. Case No. PP 04-33 - VENTURE CORPORATION, Applicant
Request for a recommendation to City Council
for approval of a precise plan to construct four
(4) general office/ warehouse buildings totaling
65,892 square feet, and a height exception to
allow varying roof heights up to a maximum of
34'6". The property is located at 73-700 Dinah
Shore Drive.
Commissioner Jonathan advised the Commission that he would be
abstaining from discussion and voting on this matter and for Public Hearing
Item C because he owns property in the vicinity.
Mr. Tony Bagato addressed the Commission. He displayed a map showing
the location of the property and reviewed the salient points of the staff report.
He noted that the building design incorporated some architectural features
above the 30-foot height limit. The maximum height being requested was 34
feet 6 inches and that would require City Council approval. He said that the
plans were approved by the Architectural Commission.
Mr. Bagato explained that a new resolution was distributed to the
Commission which added two conditions to the Public Works Department
which had inadvertently been left out, Condition Nos. 18 and 19.
Condition No. 18: Reciprocal access easement required with
the property to the west and an irrevocable offer for a 24'
reciprocal access easement shall be recorded with the property
to the east, 75' from curbline of Dinah Shore Drive. Only
temporary parking spaces may be allowed in this area.
Condition No. 19: Where adjacent, the project
shall line the sides of the Mid Valley Channel
with cement in accordance with specifications
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PALM DESERT PLANNING COMMISSION
APRIL 5, 2005
from PM 24255, or as approved by the City
Engineer.
With those corrections, staff recommended approval.
Commissioner Lopez asked if the applicant was aware of these two
additional conditions. Mr. Bagato said yes, he talked to the applicant about
both of them and they did want to discuss them. They had some concerns
and wanted to speak on the matter.
Chairperson Tschopp opened the public hearing and asked the applicant to
address the Commission.
MR. MARK PARRY with Venture Corporation, 600 Miller Avenue in
Mill Valley, California, 94941, addressed the Commission. He said
they were very excited to be bringing their newest Venture Commerce
Center to Palm Desert. He explained that these would be 32 individual
commercial condominium upscale properties for sale units for small
business owners. So the four buildings out there would actually be
divided in a manner for sale with seven properties each to make it 28
out there, ranging from about 1,300 square feet to 3,200 square feet.
He said they've had a lot of success in other areas of California,
including San Francisco and San Diego, doing this type of product and
the reception has been to the small business community to give them
an area where they can actually buy small real estate and become a
member of the immediate business community and the larger
community at that point. They have an asset, are risk takers and are
more of a vivid piece of the community instead of just being a for
rent/for lease type of property. They were very excited. He said it's
been well received and they were fortunate to have a great location
here in Palm Desert to bring it to.
They reviewed the conditions of approval and there were actually
three items he wanted to discuss. One was from the Public Works
Department regarding a 75-foot throat.
They currently designed a 55-foot throat depth at that location to
require stacking and for vehicle access and flow. The condition of 75
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APRIL 5, 2005
feet would actually bring it basically up to the parking stall depth which
cuts off and they would like a continuous 75-foot depth with no breaks
for any traffic movement in front of it, which would basically cut off
those parking elements shown in the front or where they are actually
impacting where the site layout is to the building and would push it into
a point where they would probably have to reconfigure the site. He
said this is the second site plan.
They worked very hard with Tony and the Planning Department to
reconfigure the site. So what they decided to do was create more of
what they called the "main street" going through the site to connect
and access to that driveway location, and the critical point of that
driveway connection is that it lines up with Spyder Circle on the other
side. It is already a City improvement and they were trying to get
alignment to go from Spyder Circle; there's a left-hand turn lane that's
already an offsite improvement that's already installed, so to align
their entry driveway and make the connection so they have traffic flow
into that center drive aisle. He thought they had done a really good job
of giving them actually more than 75 feet and giving them access and
traffic would flow well into their site at that point. And they have the
benefit of having their site having the left-hand turn lane. There was
concern about stacking and some other issues. To their knowledge,
they comply with all setback issues. At this point he wasn't aware of
any ordinance requiring a 75-foot throat dimension at this time.
The other issue was regarding the reciprocal easement to the east
side for the 24 feet. He believed it was a moot issue because the
property to the east has already been approved and there's no offer
from them offering a reciprocal easement, so they thought it was really
unnecessary and they would rather have the condition removed. It
seemed to serve no purpose at this point that they could see.
The new issue that came up that they found out about today was
having the cement lining of the storm drain ditch back there. It was
actually an offsite piece that fronts their property, but they didn't own
the property and they tried to review that, but hadn't been able to get
in touch with the seller of the land and with the City to coordinate
whose responsibility and obligation that issue is at this point in time.
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So they wanted to have approval from Planning Commission on their
project and go forward to City Council on the height revision.
Commissioner Lopez thought there should be some conversation regarding
the road. Mr. Joy said it was something Public Works has been requiring of
every project on Dinah Shore Drive and kind of resulted from the way the
whole industrial park has transformed. When it was originally approved,
Dinah Shore Drive was not going to go through to Portola.
As it was developed, the City decided to put it through and they were lucky
just to get four lanes of traffic; however, the traffic model shows that it should
really be a six -lane street because of the volume of traffic it will hold. That
part of Palm Desert is on the grid system and all streets go north and south
and Dinah Shore will be a diagonal, so it would carry a tremendous amount
of traffic.
The way this industrial park was designed, however, has these individual
parcels having the access onto this major thoroughfare and good planning
says that individual parcels should not have access to a major thoroughfare
individually like that and all the other industrial parks in the city such as
Country Club Drive and Cook Street all have a separate street coming off of it
and the driveway accesses it that way. To try and mitigate this type of
situation with all these different driveways coming out onto a major
thoroughfare, they were asking these property owners to develop throats so
that traffic can enter onto the sites without tying up and backing up onto the
street itself. All the literature that Mr. Greenwood has done on it suggests a
200-foot deep throat. He compromised right away to 100-foot depth and they
still had objections to that, so he went to a bare minimum of what he felt they
could live with. That was 75-feet deep and that's what they have been
requiring of other projects.
Because of a lot of other different issues involved with this, they were kind of
waiting for an edict from the Assistant City Manager on this matter, and he
believed that the City Attorney was also involved on what they want to
require, because it is an ongoing issue on every single project on Dinah
Shore Drive. For traffic safety on Dinah Shore Drive, Public Works felt the
throats were necessary.
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PALM DESERT PLANNING COMMISSION
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Mr. Bagato indicated that the way the condition was worded, it was meant to
be flexible. The applicant provided a traffic study that was attached to the
staff report. Because this is an ongoing issue, as Mr. Joy said, sometimes
Planning Department didn't agree with it and hopefully it was being worked
out internally. So the condition was worded if the applicant provided evidence
that a 75-foot throat is not necessary, the Director of Public Works could
make the final determination. So there was flexibility in the condition and the
applicant was still working with Public Works. There is a traffic study and with
the decel lane, they were providing extra length than a normal decel lane and
they were hoping to mitigate that, but the condition was worded so that the
final determination could be made by staff, not necessarily at the meeting if
the Commission was comfortable with that.
Chairperson Tschopp asked if anyone wished to speak in FAVOR or
OPPOSITION to the application.
MR. SABBY JONATHAN, 42-620 Caroline Court, Suite 102 in Palm
Desert, addressed the Commission. He said he reviewed the
application and wasn't opposed to it in concept, but he had a concern
about parking and the project being parked at the Service Industrial
code of two parking spaces per 1,000 square feet. As he understood
it, the revision to that ordinance allowed 211,000 when the office use is
under 20% of the project. In this particular case the office clearly
exceeded the 20%. So the Code requires that the parking be
calculated at 4/1,000 for the office portion and 2/1,000 for the
warehouse portion. He was very concerned about this project in
particular, not only because it didn't meet the revised code, but
because they knew from experience what happened with projects like
this, particularly when they are subdivided into 32 commercial
condominiums. They end up with a lot of office use and people.
In the case of Cook Street where they've seen that happen, they have
a relief valve and that's the various side streets that provide offsite
parking. In this particular case they wouldn't have that luxury and
there wouldn't be any parking allowed on Dinah Shore, so there
wasn't going to be a relief valve. He had no idea what would happen
when that lot gets full. He had no doubts that the way this would
develop and the way the market was going in terms of how this project
would end up being used, which is a lot of office if not entirely office,
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PALM DESERT PLANNING COMMISSION
APRIL 5, 2005
and he thought they were very under parked here and he was
concerned about what would happen in that particular situation.
He stated he wasn't opposed to the project by any means, but he
thought they knew what happened in situations like that and they had
an opportunity right now to prevent a parking problem and they should
take advantage of that opportunity.
Mr. Bagato explained that the proposed project would be parked at four
spaces per 1,000 square feet so that it could develop as 100% office. He had
a site plan and indicated that it would be at 4.02, so a little over 4/1,000. That
was one of his concerns, especially with the new code. It was one thing to
control renters, but then they have owners which would be even more
problematic, so they took the steps to provide the parking required by the
current code.
There was no one else who wished to speak and Chairperson Tschopp
closed the public hearing and asked for Commission comments.
Action:
Commissioner Lopez said that with the updated information on parking, as
well as the flexibility in the condition regarding the throat width, he would
move for approval. Commissioner Finerty concurred and seconded the
motion. Motion carried 3-0-1-1 (Commissioner Campbell was absent,
Commissioner Jonathan abstained).
It was moved by Commissioner Lopez, seconded by Commissioner Finerty,
adopting Planning Commission Resolution No. 2328, recommending to City
Council approval of Case No. PP 04-33, subject to conditions as amended.
Motion carried 3-0-1-1 (Commissioner Campbell absent, Commissioner
Jonathan abstained).
C. Case No. PP 04-36 - THOMAS SUN/SIERRA LANDSCAPE,
Applicant
Request for approval of a precise plan of design
for a 14,978 square foot warehouse / office /
0
Date:
I I y 01 �1M
73-51 o FRED WARING DRIVE
PAL.m DESERT, CALIFORNIA 92260-2578
TEL: 760 346—o6 t i
FAX: 760 341-7098
info@palm-deserr.org
PLANNING COMMISSION MEETING
NOTICE OF ACTION
April 6, 2005
Venture Corporation
600 Miller Avenue
Mill Valley, California 94941
Re: PP 04-33
Mr. Thomas Sun
Ware Malcomb
20950 Warner Center Lane, Suite B
Woodland Hills, California 91367
The Planning Commission of the City of Palm Desert has considered your request and
taken the following action at its regular meeting of April 5, 2005:
PLANNING COMMISSION RECOMMENDED TO CITY COUNCIL
APPROVAL OF CASE NO. PP 04-33 BY ADOPTION OF PLANNING
COMMISSION RESOLUTION NO. 2328, SUBJECT TO CONDITIONS AS
AMENDED. MOTION CARRIED 3-0-1-1 (COMMISSIONER CAMPBELL
WAS ABSENT, COMMISSIONER JONATHAN ABSTAINED).
Any appeal of the above action may be made in writing to the City Clerk, City of Palm
Desert, within fifteen (15) days of the date of the decision.
Step en R. Smith, Acting Secretary
Palm Desert Planning Commission
AM
cc: Coachella Valley Water District
Public Works Department
Building & Safety Department
Fire Marshal
3 mrfo b WWI wa
PLANNING COMMISSION RESOLUTION NO.2328
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM DESERT, CALIFORNIA, RECOMMENDING TO CITY
COUNCIL APPROVAL OF A PRECISE PLAN OF DESIGN ALLOW
THE CONSTRUCTION OF FOUR GENERAL OFFICE/WAREHOUSE
BUILDINGS TOTALING 65,892 SQUARE FEET. THE PROPERTY
LOCATED ON THE NORTH SIDE OF DINAH SHORE DRIVE,
KNOWN AS 73-700 DINAH SHORE.
CASE NO. PP 04-33
WHEREAS, the Planning Commission of the City of Palm Desert, California, did
on the 51 day of April, 2005, hold a duly noticed public hearing to consider the request by
VENTURE CORPORATION 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. 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 Planning
Commission did find the following facts and reasons to exist to justify recommending
approval of the said request:
1. The proposed location of the office/warehouse, 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.
2. The proposed precise plan will comply with each of the applicable
provisions of this title.
3. The proposed location of the office/warehouse 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 Planning Commission in this case.
2. That the Planning Commission does hereby recommend to the City
Council approval of Precise Plan 04-33.
PLANNING COMMISSION RESOLUTION NO. 2328
PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert
Planning Commission, held on this 501 day of April, 2005, by the following vote, to wit:
AYES: FINERTY, LOPEZ, TSCHOPP
NOES: NONE
ABSENT: CAMPBELL
ABSTAIN: JONATHAN
DAVID TSCHOPP, Chairpk{orl\
ATTEST:
S HEN R. SMITH, Acting Secretary
Palm Desert Planning Commission
2
i
( CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
TO: Planning Commission
DATE: April 5, 2005
CASE NO: PP 04-33
REQUEST: Recommendation to City Council for approval of a precise plan to
construct four (4) general office/warehouse buildings totaling
65,892 square feet. The property is located at 73-700 Dinah Shore
Drive.
APPLICANT: Venture Corporation Ware Malcomb, Thomas Sun
600 Miller Avenue 20950 Warner Center Lane, Suite B
Mill Valley, CA 94941 Woodland Hills, CA 91367
I. BACKGROUND:
A. Property Description:
The property is a vacant 4.53-acre lot located
Shore Drive approximately 2,750 feet east
property is zoned Service Industrial (S.I.)
Business Park (I -BP) in the General Plan
B. Adjacent Zoning And Land Use:
on the north side of Dinah
of Monterey Avenue. The
and designated Industrial
North:
County / Union Pacific Railroad
South:
Service Industrial / Vacant
East:
Service Industrial / Vacant (PP 04-17 approved)
West:
Service Industrial / Vacant
II. PROJECT DESCRIPTION:
The applicant is proposing a precise plan of design to allow the construction of
four (4) 16,473 square foot general office/warehouse buildings. All buildings are
two-story with 12,972 square feet of office/warehouse space on the first floor and
3,501 square feet of mezzanine office space on the second. The buildings have
been designed to have condominium suites that will be sold to individual
business owners.
Access and Parking:
Two (2) driveways, one (1) shared, on Dinah Shore Drive will provide access to
the project. The shared driveway is located on the west property line. The second
STAFF REPORT
PP 04-33
APRIL 5, 2005
driveway is located in the middle of the project. Public Works is requiring a
deceleration lane before the middle driveway.
This site plan provides 273 parking spaces, 38 covered by carports. All the
parking will be shared between individual business owners.
Architecture:
The desert contemporary design utilizes concrete tilt -up with varying rooflines
and architectural pop outs. The buildings will be painted five colors of redwood,
copper, tan, desert sand, and olive brown.
The main building parapet is 30' tall. The raised entry areas at the corner of the
buildings are 31'8" and 34'6" tall. In the middle of the building the top of the
parapet is 32'9".
On February 8, 2005, the Architectural Review Commission unanimously granted
preliminary approval of the building architecture.
Project Data:
I STANDARD
Height
Front Setback
Rear Yard Setback
Side Yard Setbacks
Parking
Landscaping
Ill. ANALYSIS:
SIZONE f PROJECT
30' 30' main / 31'8", 32'9",
34'6" for raised areas
20' 95,
0'
62'
0' / 0'
73' / 73'
264
273
15%
28%
The proposed use is consistent with the general plan and zoning designation and
policies. The project complies with all of the S.I. development standards, except
for height.
The maximum height in the S.I zone is 30'. The buildings main parapet height is
30' tall, which is needed to accommodate the two-story office/warehouse use.
The raised parapets, 31'8", 32'9" and 34'6" tall, enhance the buildings design and
break up the boxy look. The parapets will require specific approval by the City
Council.
2
STAFF REPORT
PP 04-33
APRIL 5, 2005
The overall site plan design will provide a high quality ownership project for future
business owners on Dinah Shore Drive. The project has been parked at 4.04
spaces per 1,000 square feet to allow 100% office, which provides flexibility for
future owners.
IV. ENVIRONMENTAL REVIEW:
The project is a Class 32, Categorical Exemption for the purposed of CEQA and
no further review is necessary.
VI. RECOMMENDATION:
That the Planning Commission adopt Planning Commission Resolution No.
recommending to City Council approval of PP 04-33, subject to conditions
attached.
VII. ATTACHMENTS:
A. Draft Resolution
B. Legal notice
C. Comments from other departments
D. ARC Notice of Action
E. North Sphere Land Use Project Exhibit
Prepared by:
Tony Sagato
Assistant Planner
Reviewed and Approved by:
Philip Drell
Director of Community Development
F(omer Cro
ACM of Co
nt
PLANNING COMMISSION RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
PALM DESERT, CALIFORNIA, RECOMMENDING TO CITY COUNCIL
APPROVAL OF A PRECISE PLAN OF DESIGN ALLOW THE
CONSTRUCTION OF FOUR GENERAL OFFICE/WAREHOUSE
BUILDINGS TOTALING 65,892 SQUARE FEET. THE PROPERTY
LOCATED ON THE NORTH SIDE OF DINAH SHORE DRIVE, KNOWN AS
73-700 DINAH SHORE.
CASE NO PP04-33:
WHEREAS, the Planning Commission of the City of Palm Desert, California, did
on the 5th day of April 2005, hold a duly noticed public hearing to consider the request by
VENTURE CORPORATION 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. SO4-106, 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 Planning
Commission did find the following facts and reasons to exist to justify recommending
approval of the said request:
1. The proposed location of the office/warehouse, 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.
2. The proposed precise plan will comply with each of the applicable
provisions of this title.
3. The proposed location of the office/warehouse 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:
That the above recitations are true and correct and constitute the findings of
the Commission in this case.
2. That the Planning Commission does hereby recommend to the City
Council approval of Precise Plan 04-33.
PLANNING COMMISSION RESOLUTION NO.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert
Planning Commission, held on this 5th day of April 2005, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
PHILIP DRELL, Secretary
Palm Desert Planning Commission
SABBY JONATHAN, Chairperson
2
PLANNING COMMISS16N RESOLUTION NO.
CONDITIONS OF APPROVAL
CASE NO. PP 04-33
Department of Community Development:
The development of the property shall conform substantially with exhibits on file
with the Department of Community Development/Planning, as modified by the
following conditions.
2. Construction of a portion of said project shall commence within one year from
the date of final approval unless an extension of time is granted; otherwise said
approval shall become null, void and of no effect whatsoever.
3. The development of the property described herein shall be subject to the
restrictions and limitations set forth herein which are in addition to all municipal
ordinances and state and federal 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. Applicant agrees to maintain the landscaping required to be installed pursuant to
these conditions. Applicant will enter into an agreement to maintain said
landscaping for the life of the project, which agreement shall be notarized and
which agreement shall be recorded. It is the specific intent of the parties that this
condition and agreement run with the land and bind successors and assigns. The
final landscape plan shall include a long-term maintenance program specifying
among other matters appropriate watering times, fertilization and pruning for
various times of the year for the specific materials to be planted, as well as
periodic replacement of materials. All to be consistent with the Property
Maintenance Ordinance (Ordinance No. 801) and the approved landscape plan.
3
' l
PLANNING COMMISSIUN RESOLUTION NO.
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. Prior to the issuance of building permits, the applicant shall record, in a form
acceptable to the City Attorney, a mutual access easement with the property
to the west.
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 project is subject to the Art in Public Places program per Palm Desert
Municipal Code Chapter 4.10.
13. All heights of the building shall be measured from the approved grade height.
The buildings' main parapet shall be 30' measured from approved grade. The
buildings' raised parapets shall be 31'8", 32'9" and 34'6" measured approved
grade height.
14. The project shall be entitled to 100% of general office use, no medical use shall
be allowed as a permitted use.
Detaartment of Public Works:
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 issuance of a grading permit.
3. Signalization fees, in accordance with City of Palm Desert Resolution Numbers
79-17 and 79-55, shall be paid prior to issuance of grading permit.
4. The project shall be subject to Transportation Uniform Mitigation Fees (TUMF)
Payment of said fees shall be at the time of building permit issuance.
5. A standard inspection fee shall be paid prior to issuance of grading permits.
6. 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.
19
PLANNING COMMISSION RESOLUTION NO.
7. Driveway in center of project shall be 40' wide, and shared driveway at west side
of property shall be 30' wide with 25' returns.
8. 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.
9. Pad elevations are subject to review and modification in accordance with chapter
26 of the Palm Desert Municipal Code.
10. Project shall retain nuisance water on -site.
11. Landscape installation shall be drought tolerant in nature.
12. Landscape plans shall be submitted be drought tolerant
13. Full improvements, as required by Section 26.40 and 26.44 of the Palm Desert
Municipal Code, shall be installed in accordance with applicable City standards
including the following:
• Deceleration lane required on Dinah Shore Drive at the center driveway.
• 8' sidewalk required on Dinah Shore.
Rights -of -way necessary for the installation of the above referenced
improvements shall be dedicated to the City prior to the issuance of any permits
associated with the project.
14. Driveway throats, with no openings at least 75' as measured from the curb line of
Dinah Shore Drive, are required for the driveways or the applicant shall provide
evidence that the 75' throat depth is not necessary to the Director of Public
Works to make the final determination.
15. All public improvements shall be inspected by the Department of Public Works
and a standard inspection fee shall be paid prior to the issuance of grading
permits. No occupancy permits shall be granted until public improvements have
been completed.
16. All public and private improvements shall be inspected by the Public Works
Department.
17. Prior to start of construction, the applicant shall submit satisfactory evidence to
the Director of Public Works of intended compliance with the National Pollutant
Discharge Elimination System (NPDES) General Construction Permits for storm
water discharge associated with construction. Applicant shall contact Riverside
County Flood Control District for informational materials.
5
PLANNING COMMISS116N RESOLUTION NO.
Riverside CountM 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.
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 X" 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
C.
PLANNING COMMISSION RESOLUTION NO.
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 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 a minimum vertical clearance of 13'6".
11. A dead end single access over 500' will require secondary access, sprinklers or
other mitigated measures approved by the Fire Marshal. Under no circumstance
shall a dead end over 1300' be accepted.
12. A secondary access is required. Two main access points from a main roadway
or an emergency gate from an adjoining development can accomplish this.
13. 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.
14. All buildings shall have illuminated addresses of a size approved by the city.
15. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be
submitted separately for approval prior to construction.
16. Conditions subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained within twelve months.
17. All elevators shall be minimum gurney size.
7
�IIY Of PHIM 0ESf`t,j
73-510 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 9226o-2578
TEL: 760 346-o6i I
FAx:760 341-7098
� nfo ie' palm-drscrr.org
CITY OF PALM DESERT
LEGAL NOTICE
CASE NO. PP 04-33
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert
Planning Commission to consider a request by VENTURE CORPORATION for approval of a
a precise plan of design to allow the construction of four (4) officeCndustrial buildings totaling
65,892 square feet. The property is located on the north side of Dinah Shore Drive, known as
73-700 Dinah Shore Drive.
35TH AVE (FUTURE
II
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SAID public hearing will be held on Tuesday, April 5, 2005 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 PHIL DRELL, Secretary
March 26, 2005 Palm Desert Planning Commission
CITY OF PALM DESERT
INTEROFFICE MEMORANDUM
TO: Department of Community Development/Planning
Attention: Tony Bagato
FROM: Mark Greenwood, City Engineer
SUBJECT: PP 4-33 Venture Commerce Center
DATE: December 7, 2004
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.
5. A standard inspection fee shad be paid prior to issuance of grading permits.
DESIGN REQUIREMENTS
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.
jr 7. Driveway in center of project shall be 40' width, and shared driveway at west side
of property shall be 30' width with 25' returns.
1
8. Any and all offs...: improvements shall be preceded",, the approval of plans and
the issuance of valid encroachment permits by the Department of Public Works.
9. Pad elevations are subject to review and modification in accordance with Chapter
26 of the Palm Desert Municipal Code.
10. Project shall retain nuisance waters on -site.
11. Landscape installation shall be drought tolerant in nature.
12. Landscape plans shall be submitted for review concurrently with grading plans.
13. 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.
Deceleration lane required on Dinah Shore Drive at the center driveway.
8' sidewalk required on Dinah Shore Drive.
Rights -of -way necessary for the installation of the above referenced improvements
shall be dedicated to the city prior to the issuance of any permits associated with
this project
14. Driveway throats, with no openings at least 75' as measured from the curbline of
Dinah Shore Drive, are required for the driveways providing access to the project.
CONSTRUCTION REQUIREMENTS
15. All public improvements shall be inspected by the Department of Public Works and
a standard inspection fee shall be paid prior to issuance of grading permits. No
occupancy permit shall be granted until public improvements have been
completed.
16. All public and private improvements shall be inspected by the Public Works
Department.
17. Prior to the start of construction, the applicant shall submit satisfactory evidence to
the Director of Public Works of intended compliance with the National Pollutant
Discharge Elimination System (NPDES) General Construction Permit for storm
water discharges associated with construction. Developer must contact Riverside
County Flood Control District for informational materials.
OTHER REQUIREMS
18. Reciprocal access easement required with property to the west and an irrevocable
offer for a 24' reciprocal access easement shall be recorded with the property to
the east, 75' from curbiine of Dinah Shore Drive. Only temporary parking spaces
may be allowed in this area.
19. Where adjacent, the project shall line the sides of the mid valley channel with
cement in accordance with specifications from PM 24255 or as approved by the
City Engineer.
J,
Mark Greenwood, P.E.
Ly
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PROJECT DRIVEWAY
PER SITE PLAN
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13' 12'
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VENTURE
CORPORATION
March 14, 2005
Mr. Mark Greenwood
City Engineer
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert CA 92260
Via fax: (760) 341-7098
Dear Mark:
We received the Public Works Department's December 20, 2004 conditions
regarding our Venture Commerce Center project on Dinah Shore Drive, subject
#PP 4-33 Venture Commerce Center. Venture Corporation is looking forward to a
successful project and we are excited about bringing small business properties to
Palm Desert.
I appreciate you taking the time to discuss the Public Work Department's concern
regarding traffic service on Dinah Shore Drive with Venture and our design team.
As we discussed, we have concerns with two conditions: Condition number 13,
deceleration lane required on Dinah Shore Drive, and Condition number 14, 75
foot driveway throat with no openings from the curbline of Dinah Shore Drive.
It is our understanding that the City is concerned with traffic stacking on west
bound Dinah Shore when cars are turning right into the project. However, our
project encompasses some specifically unique details that mitigate these issues.
1. Venture's site has a left turn lane from the east bound direction. Most sites
fronting the north side of Dinah Shore Drive do not have a left turn lane
from the east bound direction. The ability to use a left turn into the site
will reduce the quantity of cars required to travel westbound to our site.
2. The site includes two driveways. These two points of entry distribute both
inbound and outbound traffic, which reduces the impact on westbound
traffic.
600 MILLER AVENUE MILL VALLEY CA 94941
(415) 381-1600 FAX (415) 381-8285
venture-corp.com
3. Actual use of this project mitigates traffic stacking. We are creating 28
different business properties. Each Business will establish its own hours of
operation. Unlike a single major employer, where large amounts of people
would travel to and from their place of business at set times, these separate
independent businesses create a broader distribution of traffic throughout
the day. This broadly distributed traffic will have less of an impact on
morning and evening peak hour traffic than a single major employer. Also,
another aspect of the development is that the actual employee count per
square feet of building area is extremely low. This package includes
employee counts from completed and operational Venture Commerce
Centers. The average is 2.07 employees per 1,000 square feet. We provide
parking to the City requirement of 4 employees per 1,000 square feet.
Based on this data, we strongly feel that our project will never approach
the City's parking requirement. To offer flexibility to our buyers, and meet
the City's requirement, we will provide this surplus level 'of parking.
4. The traffic pattern of the mini storage facility next door will complement
the traffic flow patterns of our development. Both facilities generate lower
traffic flow than traditional business uses. The Venture development has a
broad distribution of traffic throughout the day, which mitigates any
impact on the peak morning and evening traffic periods. The mini storage
facility has its traffic periods during the evenings and weekends. Even
combined, these two uses generate little extra traffic during peak traffic
periods and would have only a minimal impact on Dinah Shore Drive
traffic stacking.
We share the City's concern regarding traffic service on Dinah Shore Drive. In
response to these concerns, we requested a traffic analysis from TJKM, an
independent traffic consulting firm. This analysis is attached. TJEM performed
their analysis using the City's level of service information combined with the
traffic demand our development would impose. To obtain a conservative result,
we asked TJKM to ignore the second driveway and left turn lane in their report.
TAW's analysis concludes that Dinah Shore Drive will operate satisfactorily under
Venture's current design and that a deceleration lane and a 75 foot driveway
throat are not necessary.
The 75 foot driveway condition imposes the greatest impact to our project. As
you can see on the attached site plan, if we increase the center driveway throat
depth into the site, we must reduce the size of the buildings. This reduction
results in a substantial loss of building square footage. This loss of building area
impacts our site and development to such an extent that we are not able to
continue with this project.
However, in recognition of your concerns, we designed an alternate solution to
the 75 foot driveway. We reconfigured our site to allow the center drive aisle to
OA
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connect with the main driveway. Using the center drive aisle in conjunction with
onsite traffic management(stop signs in the drive aisles) will keep traffic flowing
onsite well beyond the 75 foot dimension requested by the City. We believe this
solution maintains the objective of creating a continuous 75 foot driveway.
As you can see, Venture sincerely shares the City s traffic concerns. We have gone
to great lengths to obtain an objective analysis, and make subsequent
modifications to our development, in order to comply with the intent of the City's
December 20, 2004 conditions. We request you review this information and
reconsider these two conditions. I would be happy to arrange a meeting that
included our engineers if you need more information to further review these
items.
Sincerely,
�pil
Mark E. Parry
Development Vice Pre dent
Attachmets:
Site Plan, Scheme 2
TJKM report
Venture Parking Analysis
Cc: Homer Croy, City of Palm Desert
Tony Bagato, City of Palm Desert
Brock Grayson, Ware Malcomb
Chuck McCallum, Kier and Wright
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Transportation
Consultants
March 2, 2005
Mr. Mark Parry
Development Vice President
Venture Corporation
600 Miller Avenue
Mill Valley, CA 94941
Re: Palm Desert Venture Commerce Center (VCC) Traffic Analysis
Dear Mark:
TJKM Transportation Consultants is pleased to provide this brief traffic analysis for your
planned development in Palm Desert at the intersection of Dinah Shore Drive and Spyder Circle.
The City is requesting design changes that provide site design difficulties. The purpose of this
analysis is to develop feasible alternatives to the City requirements.
Parking Generation
Parking data (dated September 28, 2004) was collected at the following five Venture Commerce
Centers in California:
• Digital Drive in Morgan Hill (49,338 square feet, 80 employees)
• Ringwood in San Jose (55,507 square feet, 116 employees)
• Alfred Noble Drive in Hercules (44,152 square feet, 99 employees)
• Dumbarton in Newark (44,596 square feet, 100 employees)
• Napa Valley Corporation Drive in Napa (14,606 square feet, 35 employees)
Assuming each employee requires a parking space, the Napa facility would have the highest
parking ratio of 2.4 parking spaces per 1,000 square feet (=35 employees/14.6 ksf). Based on the
Preliminary Site Plan of Scheme #2 dated 2/21/05, the proposed Venture Commerce Center
(VCC) in Palm Desert will have a parking ratio of 3.6 parking spaces per 1,000 square feet (=239
spaces/65.9 ksf). This proposed parking supply exceeds the ratio at the Napa facility by
approximately 50 percent. Furthermore, this supply more than doubles the average peak parking
demand of 1.3 vehicles per 1,000 square feet of Industrial Park on a weekday presented in
Parking Generation, 3`d Edition published by the Institute of Transportation Engineers.
Trip Generation
The trip generation estimates for the proposed project were based on the standard reference Trip
Generation, 7 h Edition, published by the Institute of Transportation Engineers (TTE). As shown
above, the San Jose VCC with 55,507 square feet and 116 employees is the existing facility
closest to the size of the proposed 65,892 square feet facility. Based on the San Jose facility, the
proposed project is assumed to have 138 employees (=116 x 65,892/55,507). Table I
5960 Inglewood Drive, Suite 100 Pleasanton, CA 945884535
925463-0611 phone 925-463-3M fax www.jkm.com
NWO&UN-MU
SANTA ROSA
"We create transportation solutions... N.,vith the right people"
Mark Parry March 2, 2005
summarizes the expected daily and peak hour peak trip generation for the proposed project based
on this employment level.
Table I: Project Trip Generation
Use I Daily A.M. Peak Hour P.M. Peak Hour
(ITE Code) I Size I Rah I Trips Rate I 1n:0ut I In I Out I To Rafe I In :Out I In I Out I Total
I38
employees
I I I
Industrial Park (130) 3.34 460 0.47 86:14 56 9 65 1 0,46 20:80 12 51 63
Source: Trip Generation, l" Edition by tTE
Access and Circulation
An evaluation of the driveway access was performed as part of the traffic analysis. The primary
driveway has a 40-feet width to provide one 16-feet wide inbound lane and two 12-feet wide
outbound lanes. The two outbound lanes are provided to minimize stacking that may be needed
in the driveway throat. The length of each of the outbound lanes is about 55-feet, which would
be able to accommodate two vehicles per lane or a total of four vehicles. Based on the trip
generation presented above in Table I, the outbound traffic in the p.m. peak hour is expected to
be approximately 51 vehicles or on average one vehicle every minute. Storage for four outbound
vehicles should be able to accommodate this relatively low traffic volume.
Similarly, the inbound traffic in the a.m. peak hour is expected to be only 56 vehicle trips. Based
on the turning movements for the Dinah Shore Drive/351` Avenue intersection on Exhibit 7-E
(i.e., "Post 2020 A.M. Peak Hour Intersection Volumes with Portola Avenue Overcrossing-
Interchange"), westbound Dinah Shore Drive approach to the project driveway is expected to be
approximately 347 vehicles per hour (=307+40). Since this approach is expected to have two
westbound through lanes, the average arrival rate is expected to be approximately three vehicles
per lane per minute (=347/60/2). Combining this average arrival rate with the one vehicle every
minute that the project is expected to generate during the a.m. peak hour results in approximately
four vehicles per minute on the westbound curb lane of Dinah Shore Drive at the project
driveway. Given this relatively low traffic volume on an uncontrolled approach, a right turn lane
(on Dinah Shore Drive) into the site is not needed to improve intersection capacity.
In addition to the driveway evaluation, circulation within the site was evaluated. Circulation was
evaluated considering both a large semi -truck (with a 50-feet wheel base) and a standard 30-feet
long single chassis truck (similar to those used by Fed Ex and UPS). Based on this analysis
using AutoTurn software, the 30-feet truck is expected to pass throughout the site well and
without difficulty. The semi is expected to pass throughout the site but may have some difficulty
at a couple of tight comers. The circulation is not expected to be a critical concern for the rare
occurrence that a large truck may access the site. The truck tracking analysis is contained in the
attached computer file. Thank you for the opportunity to provide this analysis.
Sincerely,
Gordon Lum, P.E.
enior Associate
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RIVERSIDE ` )UNTY
FIRE DEPARTMENT
r
In cooperation with the
\ � California Department of ForestryanLI Fire Protectic�n
210 West San Jacinto Avenue • Perris, California 92570 • (909) 940-6900 - FAX (909) 940-6910
MI��IIII�t
Tom Tisdale
Fire Chief
Cove Fire Marshal's Office
73710 Fred Waring Drive # 102
Proudly serving the palm Desert CA 92260
unincorporated
areas of Riverside (760) 346-1870
County and the
cities of: � ��_ •^ P`''J/'� '
Banning TO: 1 J , DATE:
f
Beaumont
Ca mesa REF: fy
Canyon Lake If circled, conditions apply to project
Coachella
_)I With respect to the conditions of approval regarding the above
ti�
Desert Hot Springs referenced project, the fire department recommends the following fire
Indian Wells protection measures be provided in accordance with City Municipal
Indio Code, NFPA, CFC, and CBC or any recognized Fire Protection
y Standards:
Lake Elsinore The Fire Department is required to set a minimum fire flow for the
remodel or construction of all buildings tner UFC article 87.
La Quinta
a 2. A fire flow of 1500 gpm for a 1-hour duration at 20 psi residual
Moreno Valley pressure must be available before any combustible material is placed
+ on title iob site.
Palm Desert
Provide or show there exists a water system capable of providing a
Perris gpm now of. -
Rancho Mirage 3. 1500 gpm for single family dwellings
¢ 4, 2.500 gpm for multifamily dwellings
San Jacinto 11 3000 gnm for commercial buildings
`% -
Temecula The required fire now shall be available from a wet barrel Super
Hydrant (s) 4"x 2 %:" x 2'/z", located not less than 25' nor more than:
6. 200' from any portion of a single family dwelling measured via
Board of Supervisors vehicular travelway
7. 165' from any portion of a multifamily dwelling measured via
Bob Buster vehicular travelway
District 1
150' from any portion of a commercial building measured via
John Tavaglione 1 vehicular travelwav
District 2
Water Plans must be approved by the Fire Marshal and include
Jim Venable �5 verification that the water system will produce the required fire flow.
District 3
10. Please be advised the proposed project may not be feasible since the
Roy Wilson District 4 existing water mains will not meet the required fire flow.
Tom Mullen
District 5
I I. 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.
12. All valves controlling the water supply for automatic sprinkler
systems and Water -flow switches shall be monitored and alarmed per
CRC Chapter 9.
11 Install a fire alarm system as required by the UBC Chapter 3.
4. Install portable fire extinguishers per NFPA 10, but not less than one
2A 1 OBC extinguisher per 3000 square feet and not over 75' walking
distance. A "K" type fire extinguisher is required in all commercial
kitchens.
15. 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 all
operation that produces airborne particles.
17. 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.
1!i 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 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
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 file
Fire Marshal a letter of intent detailing the proposed usage and
occupancv type.
2. All buildings shall have illuminated addresses of a size approved by
the city.
23. All fire sprinkler systems, fixed fire suppression systems and alarm
plans must be submitted separately to the Fire Marshal for approval
prior to construction.
(104 Conditions subject to change with adoption of new codes, ordinances,
laws, or when building permits are not obtained within twelve
months.
25. All elevators shall be minimum gurnev size.
m 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:
Sincerely,
David A. Avila
Fire Marshal
CITY OF PALM DESERT
ART IN PUBLIC PLACES
INTEROFFICE MEMORANDUM
x"J IVED
To: Tony Bagato, Assistant Planner 15 2W4
From: Deborah Schwartz, Public Art Coordinator "OMMUIN1 Y DEVELCPMENT DEPARTMENT
CITY OF PALM DESERT
Date: 12/14/04
Subject: Case No. PP 04-33, Venture Commerce Center
The Art In Public Places Department recommends that the public art fee for case
number PP 04-33, an office building located on Parcel 5 of Parcel Map 24255
located on the north side of Dinah Shore Drive and intersecting Spyder Circle be
used for an onsite public art project. We estimate that the total fee is
approximately $24,750 and feel that this amount will allow for a public art project.
(r
I Y 0[ `0[M 9 1 S I R I
73-5 i o FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92260-2578
TEL: 760 346—o61 i
FAX: 760 341-7098
info@palm-deserr.org
February 8, Zoub
ARCHITECTURAL REVIEW COMMISSION ACTION
CASE NO.: PP 04-33
APPLICANT (AND ADDRESS): THOMAS SUN, 20950 Warner Center Lane, Suite B,
Woodland Hills, CA 91367
NATURE OF PROJECTIAPPROVAL SOUGHT: Request approval of five
officefindustrial buildings totaling 61,857 square feet. Venture Commerce
Center
LOCATION: 73-700 Dinah Shore
ZONE: SI
Upon reviewing the plans and presentations submitted by staff and by the
applicant, the Architectural Review Commission granted approval subject to (1)
thickening columns, and (2) approval by Landscape Manager.
Date of Action: February 8, 2005
Vote: Motion carried 5-0-1-1 with Commissioner Vuksic abstaining
and 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.
y MOD P011
ARCHITECTURAL REVIEW COMMISSION
FEBRUARY 8, 2005
MINUTES
Action: Commissioner Lambel moved, seconded by Commissioner
Oppenheim to continue the request to March 8, 2005 to allow the
architect to be present and to revise plans showing stronger north and
east elevations and screen all roof -mounted equipment. Motion carried
5-0-1-1 with Commissioner Vuksic abstaining and Commissioner
Hanson absent.
5. CASE NO.: PP 04-33
APPLICANT (AND ADDRESS): THOMAS SUN, 20950 Warner Center
Lane, Suite B, Woodland Hills, CA 91367
NATURE OF PROJECT/APPROVAL SOUGHT: Request approval of
five office/industrial buildings totaling 61,857 square feet. Venture
Commerce Center
LOCATION: 73-700 Dinah Shore
ZONE: SI
Mr. Bagato stated that the property is located on the north side of Dinah
Shore and backs up to the railroad. About six months ago, we
approved the self storage facility right next door. The other side of the
property is currently vacant. Five buildings are being proposed. They
would like to do individual condos so that they can sell spaces to
individual businesses. There parking will be for office use, but they'll
have a variety of office and industrial uses. The original submittal has
been revised so that it relates more to the desert. The overall building
height is 30' with elements that exceed 30' requiring City Council
approval after Planning Commission approval. Some of the buildings
that face the north might have roll -up doors if they're industrial so
they've incorporated some designs that shows how the doors can be
added. The columns look too thin for the size of the building. There's
only one color scheme for the project and I would suggest that the
applicant use different colored awnings for individual tenants who want
to express their identity. Staff is recommending approval of the revised
plans.
Brock Grayson, representative from Ware Malcomb, stated that the
units will be sold individually at 1,000-3,000 square feet each. These
will be for small business owners and we tried to break up each building
so that they're easily identifiable. We'll develop a sign program for the
tenants so that there's a consistent theme with a little bit of individuality.
We've done projects similar to this in the San Francisco Bay Area, San
GRIanning0onna Quaiver%woocslAgmin1AR050208.MIN 13
ARCHITECTURAL REVIEW COMMISSION
FEBRUARY 8, 2005
MINUTES
Diego and Sacramento. Mr. Drell stated that you lose a lot of the detail
on the building when the color is repeated exactly over and over again.
You've done a great job but consider having some sort of variation
between the buildings to make each building stand out a little more. Mr.
Grayson stated that his client is set on the proposed colors and they
don't want to change them. They're really hoping that we can sell these
colors. We're thinking about adding metal elements to the canopy
structures to add a variation to the color theme. Commissioner Lambell
asked about the height of the parapet. Mr. Grayson stated that the
parapet is 31' in height. The roofs slope from the front to the back so
there's a 4'6" parapet in the front and the back will be almost 7'6".
Commissioner Lambell asked about the depth of the windows. Mr.
Grayson stated that on the ends they have a 3/4" recess above the
windows and the windows sit back 8" on the second floor. The first
floor elements come out 4' so the glass sits 4' back into it. The center
area sits back 2'. Commissioner Lambell asked about the texture on
the pilasters. Mr. Grayson stated that they're going to do a form liner.
They may sandblast the concrete to give it a rough texture and then
painting over it. We want to get a different texture than just the .flat
concrete panel. Commissioner Lambell asked about the lighting. Mr.
Grayson stated that they have wall packs along the back side. We do
have some architectural lighting as well.
Commissioner Oppenheim stated that the columns should be thicker on
the front exterior elevation. Mr. Grayson stated that they could fatten
them up and may taper them.
Action: Commissioner Lambell moved, seconded by Commissioner
Oppenheim granted preliminary approval subject to (1) thickening
columns, and (2) approval by Landscape Manager. Motion carried 5-0-
1-1 with Commissioner Vuksic abstaining and Commissioner Hanson
absent.
6. CASE NO.: PP 04-36
APPLICANT (AND ADDRESSI: THOMAS SUN, 20950 Warner Center
Lane, Suite B, Woodland Hills, CA 91367
NATURE OF PROJECT/APPROVAL SOUGHT: Request preliminary
approval of architecture of warehouse/office/showroom building.
Sierra Landscape
GRIanning0onna Quaiver\wpdocs\Agmin\AR050208.MIN 14
I I I Y Of P H I M 0ESENi
73-51 o FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92260-2578
TEL:76o 346-o61i
FAX: 760 341-7098
info@palm-desert.org
February 8, 2005
ARCHITECTURAL REVIEW COMMISSION ACTION
CASE NO.: PP 04-33
APPLICANT (AND ADDRESS): THOMAS SUN, 20950 Warner Center Lane, Suite B,
Woodland Hills, CA 91367
NATURE OF PROJECTIAPPROVAL SOUGHT: Request approval of five
office/industrial buildings totaling 61,857 square feet. Venture Commerce
Center
LOCATION: 73-700 Dinah Shore
ZONE: SI
Upon reviewing the plans and presentations submitted by staff and by the
applicant, the Architectural Review Commission granted approval subject to (1)
thickening columns, and (2) approval by Landscape Manager.
Date of Action: February 8, 2005
Vote: Motion carried 5-0-1-1 with Commissioner Vuksic abstaining
and 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.
„" >eate av �tnnFo vim,
ARCHITECTURAL REVIEW COMMISSION
FEBRUARY 8, 2005
MINUTES
Action: Commissioner Lambel moved, seconded by Commissioner
Oppenheim to continue the request to March 8, 2005 to allow the
architect to be present and to revise plans showing stronger north and
east elevations and screen all roof -mounted equipment. Motion carried
5-0-1-1 with Commissioner Vuksic abstaining and Commissioner
Hanson absent.
5. CASE NO.: PP 04-33
APPLICANT (AND ADDRESS): THOMAS SUN, 20950 Warner Center
Lane, Suite B, Woodland Hills, CA 91367
NATURE OF PROJECT/APPROVAL SOUGHT: Request approval of
five office/industrial buildings totaling 61,857 square feet. Venture
Commerce Center
LOCATION: 73-700 Dinah Shore
ZONE: SI
Mr. Bagato stated that the property is located on the north side of Dinah
Shore and backs up to the railroad. About six months ago, we
approved the self storage facility right next door. The other side of the
property is currently vacant. Five buildings are being proposed. They
would like to do individual condos so that they can sell spaces to
individual businesses. There parking will be for office use, but they'll
have a variety of office and industrial uses. The original submittal has
been revised so that it relates more to the desert. The overall building
height is 30' with elements that exceed 30' requiring City Council
approval after Planning Commission approval. Some of the buildings
that face the north might have roll -up doors if they're industrial so
they've incorporated some designs that shows how the doors can be
added. The columns look too thin for the size of the building. There's
only one color scheme for the project and I would suggest that the
applicant use different colored awnings for individual tenants who want
to express their identity. Staff is recommending approval of the revised
plans.
Brock Grayson, representative from Ware Malcomb, stated that the
units will be sold individually at 1,000-3,000 square feet each. These
will be for small business owners and we tried to break up each building
so that they're easily identifiable. We'll develop a sign program for the
tenants so that there's a consistent theme with a little bit of individuality.
We've done projects similar to this in the San Francisco Bay Area, San
G:Planning0onna Quaiverlwpdocs\Agmin1AR050208.MIN 13
ARCHITECTURAL REVIEW COMMISSION
FEBRUARY 8, 2005
MINUTES
Diego and Sacramento. Mr. Drell stated that you lose a lot of the detail
on the building when the color is repeated exactly over and over again.
You've done a great job but consider having some sort of variation
between the buildings to make each building stand out a little more. Mr.
Grayson stated that his client is set on the proposed colors and they
don't want to change them. They're really hoping that we can sell these
colors. We're thinking about adding metal elements to the canopy
structures to add a variation to the color theme. Commissioner Lambell
asked about the height of the parapet. Mr. Grayson stated that the
parapet is 31' in height. The roofs slope from the front to the back so
there's a 4'6" parapet in the front and the back will be almost 7'6".
Commissioner Lambell asked about the depth of the windows. Mr.
Grayson stated that on the ends they have a 3/4" recess above the
windows and the windows sit back 8" on the second floor. The first
floor elements come out 4' so the glass sits 4' back into it. The center
area sits back 2'. Commissioner Lambell asked about the texture on
the pilasters. Mr. Grayson stated that they're going to do a form liner.
They may sandblast the concrete to give it a rough texture and then
painting over it. We want to get a different texture than just the .flat
concrete panel. Commissioner Lambell asked about the lighting. Mr.
Grayson stated that they have wall packs along the back side. We do
have some architectural lighting as well.
Commissioner Oppenheim stated that the columns should be thicker on
the front exterior elevation. Mr. Grayson stated that they could fatten
them up and may taper them.
Action: Commissioner Lambell moved, seconded by Commissioner
Oppenheim granted preliminary approval subject to (1) thickening
columns, and (2) approval by Landscape Manager. Motion, carried 5-0-
1-1 with Commissioner Vuksic abstaining and Commissioner Hanson
absent.
6. CASE NO.: PP 04-36
APPLICANT (AND ADDRESS): THOMAS SUN, 20950 Warner Center
Lane, Suite B, Woodland Hills, CA 91367
NATURE OF PROJECT/APPROVAL SOUGHT: Request preliminary
approval of architecture of warehouse/office/showroom building.
Sierra Landscape
G:Planning0onna QuaiverlwpdocsWgminWR050208.MIN 14
RESOLUTION NO. 05-34
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING A PRECISE PLAN OF DESIGN
ALLOW THE CONSTRUCTION OF FOUR (4) GENERAL
OFFICE/WAREHOUSE BUILDINGS TOTALING 65,892 SQUARE FEET
AND A HEIGHT EXCEPTION TO ALLOW VARYING ROOF HEIGHTS UP
TO A MAXIMUM OF 34'6". THE PROPERTY IS LOCATED AT 73-700
DINAH SHORE DRIVE.
CASE NO PP 04-33:
WHEREAS, the City Council of the City of Palm Desert, California, did on the 12t'
day of May 2005, hold a duly noticed public hearing to consider the request by VENTURE
CORPORATION for approval of the above noted; and
WHEREAS, the Planning Commission of the City of Palm Desert, California, by its
Resolution No. 2328 has recommended approval of Case No. PP 04-33; 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 proposed location of the office/warehouse, 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.
2. The proposed precise plan will comply with each of the applicable
provisions of this title.
3. The proposed location of the office/warehouse 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.
4. The height exception is necessary in order to maintain interior function
within the building and achieve high quality exterior architecture.
RESOLUTION NO-Q5-34
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 City Council case.
2. That approval of Precise Plan 04-33 and a height exception are hereby
approved, subject to attached conditions.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert
City Council, held on this 12t" day of May 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_4
CONDITIONS OF APPROVAL
CASE NO. PP 04-33
Department of Communitv Development:
The development of the property shall conform substantially with exhibits on file
with the Department of Community Development/Planning, as modified by the
following conditions.
2. Construction of a portion of said project shall commence within one year from
the date of final approval unless an extension of time is granted; otherwise said
approval shall become null, void and of no effect whatsoever.
3. The development of the property described herein shall be subject to the
restrictions and limitations set forth herein which are in addition to all municipal
ordinances and state and federal 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. Applicant agrees to maintain the landscaping required to be installed pursuant to
these conditions. Applicant will enter into an agreement to maintain said
landscaping for the life of the project, which agreement shall be notarized and
which agreement shall be recorded. It is the specific intent of the parties that this
condition and agreement run with the land and bind successors and assigns. The
final landscape plan shall include a long-term maintenance program specifying
among other matters appropriate watering times, fertilization and pruning for
various times of the year for the specific materials to be planted, as well as
periodic replacement of materials. All to be consistent with the Property
Maintenance Ordinance (Ordinance No. 801) and the approved landscape plan.
3
RESOLUTION NO. 05_34
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. Prior to the issuance of building permits, the applicant shall record, in a form
acceptable to the City Attorney, a mutual access easement with the property
to the west.
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 project is subject to the Art in Public Places prograrn per Palm Desert
Municipal Code Chapter 4.10.
13. All heights of the building shall be measured from the approved grade height.
The buildings' main parapet shall be 30' measured from approved grade. The
buildings' raised parapets shall be 31'8", 32'9" and 34'6" measured approved
grade height.
14. The project shall be entitled to 100% of general office use, no medical use shall
be allowed as a permitted use.
Department of Public Works:
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 issuance of a grading permit.
3. Signalization fees, in accordance with City of Palm Desert Resolution Numbers
79-17 and 79-55, shall be paid prior to issuance of grading permit.
4. The project shall be subject to Transportation Uniform Mitigation Fees (TUMF).
Payment of said fees shall be at the time of building permit issuance.
5. A standard inspection fee shall be paid prior to issuance of grading permits.
6. 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.
Ct
RESOLUTION NO. 05-34
7. Driveway in center of project shall be 40' wide, and shared driveway at west side
of property shall be 30' wide with 25' returns.
8. 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.
9. Pad elevations are subject to review and modification in accordance with chapter
26 of the Palm Desert Municipal Code.
10. Project shall retain nuisance water on -site.
11. Landscape installation shall be drought tolerant in nature.
12. Landscape plans shall be submitted for review concurrently with grading plans.
13. Full improvements, as required by Section 26.40 and 26.44 of the Palm Desert
Municipal Code, shall be installed in accordance with applicable City standards
including the following:
• Deceleration lane required on Dinah Shore Drive at the center driveway.
• 8' sidewalk required on Dinah Shore.
Rights -of -way necessary for the installation of the above referenced
improvements shall be dedicated to the City prior to the issuance of any permits
associated with the project.
14. All public improvements shall be inspected by the Department of Public Works
and a standard inspection fee shall be paid prior to the issuance of grading
permits. No occupancy permits shall be granted until public improvements have
been completed.
15. All public and private improvements shall be inspected by the Public Works
Department.
16. Prior to start of construction, the applicant shall submit satisfactory evidence to
the Director of Public Works of intended compliance with the National Pollutant
Discharge Elimination System (NPDES) General Construction Permits for storm
water discharge associated with construction. Applicant shall contact Riverside
County Flood Control District for informational materials.
17. Reciprocal access easement required with the property to the west and an
irrevocable offer for a 24' reciprocal access easement shall be recorded with the
property to the east, 75' from curbline of Dinah Shore Drive. Only temporary
parking spaces may be allowed in this area.
5
RESOLUTION NO. 05-34
18. If the project is designed to drain into the Mid Valley channel, the applicant shall
line the channel or provide an alternative solution to allow floodwater drainage
into the channel to the satisfaction of the City Engineer.
Riverside Countv 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.
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 X" type
fire extinguisher is required in all commercial kitchens.
L
RESOLUTION NO. 05_4
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 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 a minimum vertical clearance of 13'6".
11. A dead end single access over 500' will require secondary access, sprinklers or
other mitigated measures approved by the Fire Marshal. Under no circumstance
shall a dead end over 1300' be accepted.
12. A secondary access is required. Two main access points from a main roadway
or an emergency gate from an adjoining development can accomplish this.
13. 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.
14. All buildings shall have illuminated addresses of a size approved by the city.
15. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be
submitted separately for approval prior to construction.
16. Conditions subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained within twelve months.
17. All elevators shall be minimum gurney size.
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