HomeMy WebLinkAboutSR - 07-02, C/Z 07-01, PP 07-09, & CUP 07-10 - WLC Architects CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
REQUEST: Approval of a General Plan Amendment from Industrial-Business Park (I-
B.P) to Public/Quasi, Public Facilities (PF), Change of Zone from Service
industrial (S.I) to Public Institution (P), precise plan, conditional use permit,
and a Mitigated Negative Declaration of Environmental Impact to allow
construction of a new 42,512 square foot two-story Administrative
Faciliry for Coachella Valley Water District. Subject property is located
at 75-515 Hovley Lane East. (APN: 632-030-003 and 632-030-015)
SUBMITTED BY: Kevin Swartz, Assistant Planner
APPLICANT: WLC Architects, Inc.
10470 Foothill Blvd.
Rancho Cucamonga, CA 91730
CASE NOS: GPA 07-02, C/Z 07-01, PP 07-09 and CUP 07-10
DATE: May 8, 2008
CONTENTS: Draft Resolution No.os-2s
Draft Ordinance No. 1 i55
Draft Resolution No.08-29
Planning Commission Minutes for Case Nos. GPA 07-02, C/Z 07-01,
PP 07-09 and CUP 07-10
Planning Commission Resolution No. 2471
Planning Commission Staff Report dated April 1, 2008
Initial Study
Comments from other departments
ARC Minutes
Plans and Exhibits
Recommendation:
That the Ciry Council waive further reading, and:
1) Adopt Resolution No. OR-2R approving General Plan Amendment 07-02.
2) Pass Ordinance No.1155 to second reading approving Change of Zone 07-
01.
Staff Report
GPA 07-02, C2 07-01, PP 07-09 & CUP 07-10
May 8, 2008
Page 2 of 9
3) Adopt Resolution No. 08-29 approving Precise Plan 07-09, Conditional Use
Permit 07-10, and a Mitigated Negative Declaration of Environmental Impact,
subject to conditions attached.
Executive Summary:
The project is located on the southeast corner of Hovley Lane East and Beacon Hill.
The applicant is requesting an amendment to the General Plan and change of zone
to facilitate approval of a precise plan of design and Conditional Use Permit to allow
construction of a new Coachella Valley Water District (CVWD) two-story
administrative facility building totaling 42,512 square feet.
Discussion:
I. BACKGROUND:
A. PROPERTY DESCRIPTION:
The project is located at 75-515 Hovley Lane East, east of Cook Street and
west of Eldorado Drive. The property totaling approximately 5.83 acres is a
relatively flat triangular shape lot and is surrounded by industrial and
residential zoned properties. Access is from Hovley Lane East and Beacon
Hill.
B. ZONING AND GENERAL PLAN DESIGNATION:
The property is currently zoned (S.I.} - Service Industrial and is designated (I-
B.P.) - Industrial, Business Park in the General Plan.
C. ADJACENT ZONING AND LAND USE:
North: P.R. - 5-Planned Residential
South: S.I. - Service industrial
East: P - Public Institution
West: S.I. - Service industrial
D. PLANNING COMMISSION:
The proposed project was presented to the Planning Commission on April 1,
2008. The Commissioners stated that the proposed General Plan
Amendment and change of zone is consistent with the area and the overall
height of the building at 42 feet is acceptable due to large building set backs
and being surrounding by industrial buildings and two-story homes; the
Commission recommended approval of the project on a 5-0 vote.
C:�PlanningVCevin Swanz\Wurd�PP 07-(�TpP-07-09_CC RP7'.doc
Staff Report
G PA 07-02, C2 07-01, P P 07-09 & C U P 07-10
May 8, 2008
Page 3 of 9
II. PROJECT DESCRIPTION:
Coachella Valley Water District (CVWD� has a current administrative faciliry located
in Coachella and is relocating to Palm Desert next to their existing water
conservation facility. The new facility includes a board room and office space for 108
employees in the finance, communications, engineering, administration, human
resources and risk management departments. The two-story building will be
approximately 42,512 square feet in total floor area. There will be a surface parking
lot with 150 employee parking spaces covered with solar panels along the west side
of the new building, and 105 public parking spaces located in front of the building.
The project also includes an outdoor amphitheater that will be used for weekend
workshops on plant and water conservation, an entry gate off of Hovley Lane East
for public and staff use, and two gates off of Beacon Hill for public, staff and oversize
vehicle use.
The project will require a General Plan Amendment from Industrial, Business Park (I-
BP) to PubliclQuasi-Public Facilities (PF), a change of zone from Service Industrial
(SI) to Pubfic Institution (P), a Precise Plan, a Conditional Use Permit and an
Adoption of a Mitigated Negative Declaration as it relates to the project. The Initial
Study and Mitigated Negative Declaration were completed in accordance with the
City's guidelines implementing the California Environmental Quality Act.
A. Site Plan: _
The site plan illustrates that there are three vehicular entrances to the
property from Hovley Lane East and Beacon Hill into the facility. The main
vehicular entrance is accessed through Hovley Lane East facing north, with a
secondary access through Beacon Hill facing west. Hovley Lane East has a
left in and right out. Beacon Hill will have full egress and ingress and both
entrances will be maintained by a six-foot high steel gate that will be set back
approximately 10 feet from property line and will be open during the hours of
7:00 a.m. to 6:00 p.m., Monday through Friday, for public and staff use. A
secondary entrance for oversized vehicles located on the southwest corner of
Beacon Hill will have full egress and ingress, with a six-foot high steel gate.
The proposed administrative facility has been designed to have a pad level
three feet lower then street level and will be set back 100 feet from the new
front property line (Hovley Lane East), approximately 384 feet from the street
side (Beacon Hill) property line. The applicant is proposing a lot line
adjustment and at this time has not identified precisely where the rear and
side property lines will be located, but a condition of approval has been
placed on the project such that the new property lines will meet all
development standards placed on the project, including setback location.
G:�PlanningUCevin Swartz\Wurd�PP 117-(XXPR07-(N)_CC_RPI'Aix
Staff Report
GPA 07-02, C/Z 07-01, PP 07-09 & CUP 07-10
May 8, 2008
Page 4 of 9
The site plan also includes: a community plaza with a flagpole; 255 parking
spaces; (150 for staff, 105 for visitors); an outdoor trash bin area; an outdoor
amphitheater; an outdoor break area; sidewalk around the perimeter of the
property along with a stabilized decomposed granite path on properry; and
landscaping requirements.
B. Building Description:
The proposal is for a two-story 42,512 square foot building measuring 42 feet
to the highest architectural feature. Roofline heights vary on the main
building and range in height from the predominant building line of 30 feet high
to the tallest tower element of 42 feet high. The first floor to the second floor
is 14 feet high. From the second floor to the roof height is 27 feet with a
parapet roof at 30 feet. The upper roof is at 40 feet with the tower element
over the boardroom at 42 feet. A condition of approval has been placed on
the project requiring all roof mounted equipment to be screened from public
view. The building offers customers and employees either an elevator or
stairs to get from the first floor to the second floor.
The building consists of a series of defined modulations including multiple
planed facades (recessed entries, trellis, and pop-outs), gable roof pitch, and
entry ways. This style is not found in the immediate area, but is a style that
will enhance the surrounding neighborhood. The building's proposed
architecture is described in detail in the following section.
C. Architecture:
The project will incorporate a Modern architectural style, including standing
seam metal roof to present a soft appearance while protecting from solar
gain, earth-toned colors, and will include multiple planned facades (recessed
entries and pop-outs�. Surface finishes consist of plaster and Angelus block
including; "Oak" splitface, "Charcoal" precision and "Sandstone" precision.
The exterior paint will be Dunn Edwards "Sandpit" and Dunn Edwards
"Regency Cream". The building will incorporate Atlantic Float glass and is
proposed to be framed with clear anodized aluminum mullions. The building
has a small portion that is proposed to be decorated with a geometrically
symmetrical pattern of glass fixed in the walls.
At its meeting of February 13, 2008 the Architectural Review Commission
(ARC) reviewed the project. The Commission generally supported the
concept and offered minimal comments. The Commission requested a
restudy of the mechanical equipment screening to create an architectural
feature, and allowing the elevator tower to come to a point. The Commission
agreed that the project architects have provided a well designed project, and
G:�Planning\Ke�'in Swanz\Wurd�PP 07�(X7�PP�07-IM)_CC_RPT.dcx
Staff Report
GPA 07-02, CIZ 07-01, PP 07-09 & CUP 07-10
May 8, 2008
Page 5 of 9
it was approved on a 4-0-0-2 vote, Commissioners Hanson ar►d Lambell
absent.
D. Landscaping:
The landscape palette will focus on a desert theme, with plants requiring
minimal water usage. The plant se{ection is in conformance with the City's
Landscape Maintenance Guide and recommendations. Preliminary approval
from the City's Landscape Specialist has been granted. Also a condition of
approval has been placed on the project that all landscaping and lighting for
the facility will be strictly on site and will not intrude onto surrounding
properties.
III. ANALYSIS:
A. Project Data:
The project includes a General Plan Amendment and change of zone to
Public/Institution District, which states that the development standards are as
approved. The following table provides the proposed project development
standards.
STANDARD ZONE PROJECT
Coverage As Approved 6.63%
Height As Approved 42 feet from finished floor
Front Setback As Approved 100 feet
Rear Setback As Approved 81 feet
Side Setbacks As Approved 384 feet/ 289 feet
Parking 144 255
Complies with the City's Landscape
Landscaping As Approved Ordinance for parking lots, commercial
develo ment and water efficienc .
Although the zone does not provide any development standards, the
applicant has worked diligently with staff to make sure the proposed project is
compatible with the surrounding neighborhood and provides all the services
and needs required by CVWD. The design and layout of the proposed project
will not interfere with the use and enjoyment of neighboring existing or future
development, and will not result in vehicular and/or pedestrian hazards.
G:�Planning\Ke�'in Swartz\Wurd�PP 07-(W�PP-07-fW CC_RPf.d�u
Staff Report
G PA 07-02, C2 07-01, PP 07-09 & C U P 07-10
May 8, 2008
Page 6 of 9
B. Height:
The current height in the S.I. zone is 35 feet. To the south and west of the
project there are existing industrial buildings ranging in size from 22 to 35 feet
in height. To the north are existing two-story condos ranging from 22 to 24
feet in height. The existing CVWD bui{ding is to the east at 30 feet in height.
When the applicant first submitted the project, the proposed building height
was 52 feet to the tallest architectural feature. Knowing that taller buildings
are a potential concern for the adjacent residential properties, staff worked
with the applicant to reduce the size and massing of the building to be in
keeping with the surrounding neighborhood, while maintaining the design
needs for CVWD. The applicant reduced the overall building height from 52
feet to 42 feet and the project was presented to the ARC. The proposed
architectural and overall building height was granted preliminary approval by
the ARC due to its substantial setbacks from the streets and surrounding
buildings and overall design integrity with the 42-foot tower element.
While height can be potentially an issue when adjacent to a residential zone,
it was concluded that, due to the proposed building setbacks and being
surrounded by other industriaf buildings, the height of the structure would not
create a negative visual impact as seen from Hovley Lane East and Beacon
Hill.
C. Findings of Approval for Precise Plan and Conditional Use Permit:
In accordance with the City of Palm Desert Zoning Ordinance 25.72.070, the
following findings for a Conditional Use Permit are required to be made
before granting a Conditional Use Permit:
1. The proposed location of the project is in accordance with the
objectives of the Zoning Ordinance and the purpose of the district in
which the site is tocated.
The proposed project is located in a Sl, Service Industrial zone but the
applicant is requesting a change of zone to P, Public Institution.
Chapter 25.38 of the City of Palm Desert's Zoning Ordinance section
25.38.020 states no use shall be permitted without a conditional use
permit. The proposed use is consistent with the uses outlined in
section 25.38.030 Conditional Uses.
G:�PlanningUCevin Sxartz\Word�PP 07-(MN'P-07-(N_CC'_RPT.dcx
Staff Report
G PA 07-02, C2 07-01, PP 07-09 & C U P 07-10
May 8, 2008
Page 7 of 9
The Public Institution zone does not have any development standards
except what is approved by City Council. Additionally, conditions have
been added to the project to ensure that all the minimum requirements
of the Palm Desert Municipal Code are met, including Public Works,
Building and Safety, and the Fire Department conditions.
2. The proposed location of the project 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.
The proposed project as conditioned will comply with current Building
and Safety Codes, Fire Department and will be reviewed by the City's
Engineering Department for compliance with City ordinances. The use
of the administrative facility is permitted within the P, Public Institution
zone subject to a General Plan Amendment and a change of zone,
with a Conditional Use Permit (for the land use), is consistent with the
intent of the City's Zoning Ordinance as described in the staff report.
The site has been designed to meet setbacks, lot coverage, building
height, land use, and parking such that it will not be detrimental to the
public interest, health, safety, welfare and will not be materially
injurious to properties or improvements in the vicinity as described in
more detail in the staff report. A condition of approval has been placed
on the project that will require the project proponent to construct all
necessary on and off-site infrastructure to provide utilities to the
proposed project prior to the issuance of building permits. Water,
sanitation and public utilifies and services are available in Hovley Lane
East, a public street.
An environmental assessment leading to a mitigated negative
declaration has been prepared which concludes that rhere will be no
adverse environmental effects.
3. The proposed project will comply with each of the applicable
provisions of this title.
The proposed use is consistent with the intent of the Zoning Ordinance
since the applicant is requesting a change of zone and the standards
meets and/or exceeds the minimum development standards of the P,
Public Institution zone. Additionally, conditions have been added to the
project to ensure that all the minimum requirements of the Palm
Desert Municipal Code are met, including building, landscaping, public
works, and the fire department conditions.
G:�Planning\Ktvin Swanz\WurdV'P 07-(WWP-07-(�_CC_RPfAuc
Staff Report
GPA 07-02, C/Z 07-01, PP 07-09 & CUP 07-10
May 8, 2008
Page 8 of 9
4. The proposed project complies with the goals, objectives, and policies
of the city's adopted General Plan.
The General Plan land use designation for the site is "Industrial /
Business Park (I-B.P.)': The applicant is requesting a General Plan
Amendmenf fo P.F., Public/Quasi-Public. A primary objective stated in
the Land Use Element of the General Plan under Public Services and
Facilities Goals, Policies and Programs is Policy 1, which states the Ciry
shall pro-actively cooperate and coordinate wit.h all providers of utiliry
and public facilities and safety services in the community to assure
adequate and quality levels of service. Program 1.A of the General Plan
Land Use Element is that the City shall regularly coordinate and, as
appropriate, cooperate with the various public and private providers
responsible for utilities, police, fire, health and other protection and care
services in the community. Policy 2 of the General Plan Land Use
Element is that the Cify shall encourage the timely development of public
services and facilities in a manner which assures adequate levels of
service, while remaining compatible with exisiing and future land uses.
This project maintains a land use that is consistent with the goals,
policies, and programs of the General Plan. The project is consistent
with the General Plan because the project proposes a public facility use,
which is compatible with the existing uses within the surrounding area,
and offers an excellent service to ihe community.
IV. ENVIRONMENTAL REVIEW:
CVWD as lead agency has prepared an Environmental Assessment that resulted in
a Mitigated Negative Declaration for the project site. (See attachments). The site
was analyzed based on the attributes and requirements of an infill project. Therefore,
mitigations are those �egularly associated with development of this type. An impact
fee for the Fringe-toed Lizard/Multiple Species Habitat Conservation Plan, as
applicable, will be required when obtaining permits.
G:�PlanningUCcvin Swanz\Word�PP U7-(X7�PP-07-(M)_CC_RPI'Aix
Staff Report
GPA 07-02, C/Z 07-01, PP 07-09 & CUP 07-10
May 8, 2008
Page9of9
V. CONCLUSION:
In conclusion, staff finds that, by granting a General Plan Amendment and Change
of Zone, the property will be consisted with the current zoning and General Plan
designation of the existing CVWD property. The administrative facility as approved
will conform to all zoning regulations. Therefore, approving a Precise Plan of design
and Conditional Use permit will provide the City with a public facility as well as
creating jobs. The building's impact on the surrounding properties would be minimal
as the overall building height would not have a negative visual impact due to building
setbacks and being surrounded by industrial buildings and two-story homes then any
other use allowed in the approved zone.
Submitted By: Department Head:
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Kevin Swartz Lauri Aylaian
Assistant Planner Director, Community Development
Approval: ,.-
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