HomeMy WebLinkAboutRes 2013-05 - PP-CUP 12-223 - Aubrey Cook McGill Resolution No. 2013-05
CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
REQUEST: CONSIDERATION OF A REMODEL AND EXPANSION TO THE
EXISTING 111 TOWN CENTER TO ACCOMMODATE A NEW
GROCERY STORE AND RETAIL USE. THE PROJECT IS
LOCATED AT 44459 TOWN CENTER WAY
SUBMITTED BY: Kevin Swartz, Assistant Planner
APPLICANT: Aubrey Cook McGill Architects
Nick Fotias
1045 14t" Street, Suite 100
San Diego, CA 92101
CASE NO.: PP/CUP 12-223
DATE: January 24, 2013
CONTENTS: 1. Draft Resolution
2. Legal Notice
3. Planning Commission Minutes
3. Architectural Review Commission Notices and Minutes
4. Environmental Assessment& Initial Study
5. Memo Regarding Traffic Study from the Director of Public Works
Dated November 14, 2012
6. Plans and Photo Exhibits
Recommendation
Waive further reading and adopt
1. Resolution No 013-05 approving Precise Plan / Conditional Use Permit
12-223, including two tower elements and a portion of the building
facades at 42�h feet in height, subject to attached conditions; and
2. Notice of Exemption Form "B."
Resolution No. 2013-05
Staff Report
Case No. PP/CUP 12-223, 111 Town Center
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Plannina Commission Action
On December 18, 2013, the Planning Commission recommended approval of a remodel
and expansion to the existing 111 Town Center to accommodate a new grocery store and
retail use as recommended by staff. Staff presented the proposed project and
recommended that it be approved with 42 'h -foot high towers with no more than two tenant
signs on each, as opposed to 45-foot high towers with three signs, as the applicant
proposed.
Vice Chair Deluna stated that the applicant has done a nice job of laying out the signs on
the towers. She voiced her concern with having three signs on one of the towers. She does
not want it to start looking like a billboard, and would prefer two signs.
Commissioner Limont stated her concern with the left turn hand turn off Highway 111 into
the center. She encouraged the applicant to look at solar panels on the project. She also
mentioned she could not approve the towers at 45 feet, but will approve staff's
recommendation of 421h feet.
Commissioner Dash commented that he welcomes the project, and said it would add to the
economy.
Chair Campbell stated she was excited that both tenants are coming to Palm Desert. She
concurred with staff's recommendation with the tower heights at 42'h feet, and stated she is
in favor of the project.
Members of the public spoke in favor to the project. After the public hearing was conducted,
the Planning Commission approved the project on a 4-0 vote.
Architectural Review Commission Action
On October 9, 2012, the Architectural Review Commission (ARC) granted approval of
the expansion to the existing shopping center, modifications to the exterior architectural
elevations including the new tower elements, and new exterior paint colors. The ARC
supported the architectural design, and believed the 45-foot tower elements provide an
strong architectural feature that provides a visual relief for the buildings. The
Commissioners also approved two to three signs on the tower elements, depending on
the design of the actual signs which were to be reviewed at a future ARC meeting. The
project was approved on a 7-0-0-2 vote with Commissioners Gregory and Touschner
absent.
On November 14, 2012, the ARC granted preliminary approval of the landscaping plan
that would upgrade and provide more drought tolerant landscaping for the shopping
center. The motion carried 8-0-0-1 with Commissioner Touschner abstaining.
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Executive Summary
The project request is being considered by the City Council, since a portion of the
building fa�ades and two tower elements are proposed at 42�h feet in height, which
complies with the maximum building height allowed in the Zoning Ordinance both in
accordance with Chapter 25.30 Planned Commercial-Regional (P.C.(3)) and with
Chapter 25.56 General Provisions Section 25.56.300.6.
Typically, the Planning Commission approves Precise Plans and Conditional Use
Permits without City Council approval. Since the applicant is requesting a height
increase, even though the project complies with the Zoning Ordinance, the City Council
historically has reviewed similar project requests.
Approval of staff's recommendation will approve a Precise Plan / Conditional Use
Permit to allow the applicant to demolish the Banner Mattress building, the Floor Store,
and a portion of the former Best Buy building to accommodate a new 30,099-square
foot grocery food store (Whole Foods), and 33,392-square foot retail store (Nordstrom
Rack).
In addition, the applicant is increasing a portion of the building fa�ades over the main
entrances and two tower elements at 42�h feet in height, modifying a portion of the
parking lot, adding new landscaping around the shopping center perimeter and within
the parking lot, relocating the existing water and electrical lines, and modifying the
existing median along Highway 111. The left turn lane will provide access into the
shopping center for vehicles traveling east bound into Palm Desert from Rancho
Mirage.
Backqround
A. Property Description:
The project site is located on the west side of Town Center Way between
Highway 111 and Fred Waring Drive. The site is bordered on its west side by the
Palm Valley Storm Channel. There are four vehicular access points into the
shopping center: three on Town Center Way and one on Highway 111.
On July 1, 1986, the City Council approved Resolution No. 86-92 allowing the
construction of a 149,600-square foot retail commercial center. The 15.2 acre
site was divided into 17 commercial lots, each having reciprocal easements
between all lots for ingress/egress, parking, storm drainage and utility services.
The 149,600-square foot commercial center involves one main building
containing three major tenants ranging in size from 12,000 to 30,000 square feet,
and five shops ranging in size from 3,600 to 9,200 square feet. This building is
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located along the west portion paralleling the storm channel, formerly Best Buy
and Cost Plus. In addition, the project was constructed with ten satellite building
pads located along the perimeter of the site, ranging in size from 4,600 to 8,000
square feet.
Over the years the center has had multiple tenants with the most notable two
being Best Buy and Cost Plus. Today, the buildings remain vacant, along with
smaller buildings within the center.
B. General Plan Designation and Zoning:
General Plan Land Use Designation: Regional Commercial (C-R)
Zoning Designation: Planned Commercial, Regional Center (PC-3)
C. Adjacent Zoning and Land Use:
North: Planned Residential (P.R. 22) / One Quail Place apartments
South: Office Professional (O.P.) / Palm Springs Art Museum and
Henderson Building
East: Planned Commercial (PC-3) /Westfield Shopping Mall
West: Planned Commercial (PC-3) / Fairfield Marriott Hotel
Proiect Description
The applicant is requesting to expand the existing 111 Town Center. The project consists
of demolishing the existing Banner Mattress building, the Floor Store, and a portion of the
former Best Buy building to accommodate a new 30,392-square foot retail building
(Nordstrom Rack) and a new 30,099-square foot grocery store building (Whole Foods),
with two outdoor patio seating areas; one on the south side and one on the east side.
Also, the applicant is modifying a portion of the parking lot. Approximately 60 parking
spaces will be redesigned directly in front of the Whole Foods building to improve
vehicular circulation. The applicant is also modifying the landscaping for the shopping
center by providing drought tolerant landscaping and removing all turf, as well as
providing new trees and removing four eucalyptus trees along the west property line.
Existing utilities for Southern California Edison (SCE) and a Coachella Valley Water
District (CVWD) main line will have to be relocated. The SCE lines will be relocated into
Highway 111, and the work must be completed before April 2013, because the City will
be repaving that section of Highway 111 starting in May 2013. The CVWD water line is
currently under the driveway between the existing Banner Mattress building and the
former Best Buy building. The water line will need to be relocated because the driveway
will be removed when the former Best Buy building is expanded over the driveway and
the Banner Mattress building is demolished to accommodate the future Whole Foods.
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When the Banner Mattress building is demolished, the CVWD line will be relocated on
private property running parallel with Highway 111.
In addition, the applicant is proposing to modify the existing median along Highway 111
to provide for a left turn in pocket into the shopping center for east bound traffic. This
would allow customers traveling east bound along Highway 111 to turn left into the
shopping center instead of making a left or a U-turn at Town Center Way. The
construction to the median must also be completed before April 2013.
The applicant is modifying the shopping center by increasing two existing tower heights
from 30 feet to 35 feet to add more prominence at the main entrances, as well as
adding a new 35-foot tower at the corner of Fred Waring and Town Center Way. Also, in
accordance with Section 25.56.300, the applicant is increasing a portion of the overall
building heights to 42'/2 feet over the main entrances, and proposing two tower
elements at the same height of 42�h feet in height.
The rest of the shopping center will be upgraded with new stone finishes, paint,
awnings, signa�e, energy efficient lighting, and store front revisions to tie the center
together as a whole.
A. Site and Building Description:
Existing access to the site consists of three driveway points along Town Center
Drive, and one along Highway 111. The applicant is proposing a left turn lane along
Highway 111. Circulation on-site will continue to be adequate with reciprocal
easements across the shopping center for parking.
The existing buildings on-site are comprised of single-story structures roughly
square in proportion ranging from 22 to 32 feet in height, surrounded by parking.
The demolition breakdown is as follows:
Buildin S uare Foota e
Banner Mattress 6,485
Floor Store 4,886
Best Bu 7,041
18,412 Total Area bein Demolished
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New building area is as follows:
Buildin S uare Foota e
New Buildin Shell 30,140
New Tower 479
New Addition 103
30,722 Total New Buildin Area
After subtracting the 18,412 square feet that is being demolished from the 30,722
square feet of new building area, the proposed project will net an increase of
12,310 square feet of new building area.
All building setbacks from streets will remain as previously approved, 18 feet from
Fred Waring Drive, 10 feet from Highway 111, and 22 feet from Town Center Way.
The service area and loading docks are located on the west side of the property
behind the buildings. The former Best Buy loading dock will remain as it is today,
and will be used by Nordstrom Rack. The applicant will construct a new loading
dock for Whole Foods facing the Palm Valley Storm Channel (PVSC). The grade of
the loading dock is eight feet lower than the PVSC. As part of the landscape
modifications, the applicant is proposing an eight foot hedge along the west side of
the PVSC abutting the existing chain link fence. The hedge and grade differential
will screen the loading docks from public view along Highway 111.
B. Architecture:
The project architecture is of a Spanish Colonial architecture design, consisting
of dual pane clear glass windows, smooth finish stucco, metal trellises, clay tile
roofs and stone veneer on the columns and wainscots. The exterior stucco paint
colors are Sherwin Williams "Restrained Gold," "Blonde," "Kestral White,"
"Bungalow Beige," "Rustic Adobe," and "Deer Valley." The faux- wood fascia and
corbels will be Sherwin Williams "Rockwood Clay."
C. Landscaping:
The applicant is proposing to remove all turf, and replace it with a desert palette.
There is a commercial bank fronting along Highway 111 and Town Center Way that
is located on a separate private parcel, and is not part of the project. The existing
turf will remain because the applicant does not have the ability to remove that. The
new landscape palette will focus on a desert theme, with plants requiring minimal
water usage. In addition to modifying the existing landscaping, the applicant will
replace and dead or dying landscaping where needed. In addition, the applicant will
provide new trees where necessary and is proposing to remove four eucalyptus
trees along the west property line to enhance building visibility along Highway 111.
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In exchange for the loss of canopy cover provided by the eucalyptus trees, the
applicant will be providing an equivalent amount of coverage from new shade trees
to be planted in other areas of the site.
Preliminary approval from the City's Landscape Specialist has been granted. A
condition of approval has been placed on the project stating that all landscape and
lighting for the facility will be strictly on site, and will not intrude onto surrounding
properties. Other conditions are that the plant selection is in conformance with the
City's Desert Floral Palette, and a final landscaping plan must be reviewed and
approved by the City's Landscaping Manager and by CVWD before building
permits are issued.
Analvsis
Over the past three years, the City has tried to address the vacancy of several large
buildings, mainly in the PC (3) zone. Representatives of several food stores have
approached the City about locating in these prospective vacant spaces. The zoning allows
supermarkets smaller than 60,000 square feet in the PC (3) zone. The proposed 30,099-
square foot Whole Foods is similar in size to specialty-markets such as Trader Joe's,
Henry's/Sprout's, Jensen's, and Bristol Farms.
Since Whole Foods and Nordstrom Rack are not located adjacent to residential homes
such as Bristol Farms on Country Club Drive, Albertsons at Deep Canyon and Highway
111, and Vons on Highway 111 and recently approved on Fred Waring Drive, staff is not
concerned with the noise from delivery trucks and trash compactors.
Residents within Palm Desert and in the surrounding area will be able to shop at two
businesses (Whole Foods and Nordstrom Rack) that are not located presently within the
Coachella Valley. The two businesses will help revitalize the center, and will attract more
shoppers and other businesses as well.
A. Parking:
The 111 Town Center is parked at five spaces per 1,000 square feet, requiring 748
total parking spaces. The shopping center is designed with a total of 780 parking
spaces, providing 32 parking spaces more than required. Section 25.58.310.
requires one parking space per 200 square feet of gross floor area for
supermarkets.
With the new building area totaling 12,310 square feet, the additional square
footage requires 62 parking spaces. Since the shopping center has an additional 32
parking spaces, that leaves 29 parking spaces required for Whole Foods.
Nordstrom Rack is utilizing the former Best Buy building; therefore, the parking is
equivalent.
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The 111 Town Center has a reciprocal parking agreement throughout the retail
center and parking efficiencies are typically realized from the size and mix of retail
uses. Whole Foods is a specialty market, and does not generate the same traffic as
a day-to-day supermarket. Therefore, staff believes that adequate parking is
provided for this and other uses in the retail center.
B. Land Use Compatibility:
The proposed project is located within an existing commercial retail center that
provides approximately 149,600 square feet of gross leasable space. The subject
site is designated C-R (Regional Commercial) on the City General Plan land use
map. The site is also located along three major roadways, Highway 111, Town
Center Way, and Fred Waring Drive. They serve as major regional routes and
local connectors for commercial, tourist, and residential travelers throughout the
area. In addition to general retail and apparel stores, the project also includes
restaurants, a gym, dry-cleaners, and other retail establishments.
Surrounding land uses include a mix of regional commercial and community
commercial uses, with single-family and multi-family development to the north
and east. The proposed grocery store and department store is well suited for the
existing buildings and the location, being located at the intersection of two major
roadways that provide easy access for a wide retail commercial area.
The businesses would also occupy spaces within the center, and increase curb
appeal. From a community wide perspective, there will be a positive impact. The
vacant Best Buy building and other buildings are having a negative impact on
commercial activity in the rest of the center. It should be noted that if Whole
Foods and Nordstrom Rack occupy these spaces, they will be accessible by foot
or bicycle to residents of nearby single-family homes and affordable multi-family
housing to the north and east.
C. Traffic:
In 1987, when the 111 Town Center was constructed, Highway 111 had two
travel lanes each direction. Today, Highway 111 has three travel lanes each
direction. The 111 Town Center is currently served by a total of four vehicular
access points with three on Town Center Way, and one on Highway 111. The
access point on Highway 111 provides only right in/right out access. This
restricted driveway causes the need for shopping center patrons traveling
eastbound to make U-turns at surrounding intersections or alter their routes in
order to accommodate preferred travel patterns.
The applicant is proposing to install a left turn in pocket along Highway 111 for
east bound travelers. The Department of Public Works fully supports the
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applicant's request, since it will reduce traffic volume on Town Center Way and
Fred Waring Drive. The Director of Public Works submitted a memo dated
November 14, 2012 which is attached to the staff report, stating that the
proposed Whole Foods and Nordstrom Rack does not require a traffic study.
D. Noise:
The proposed Nordstrom Rack would rely on the existing loading dock facilities
that were used by Best Buy. Whole Foods requires a new loading dock, which
would be located on the west side of the property behind the building facing the
PVSC, the same as Nordstrom Rack.
The location and operation of the existing and proposed loading docks does not
pose any potentially significant impact to surrounding land uses, specifically
since they are adjacent to the PVSC where there are no sensitive receptors.
Access to the loading docks will not change, with the road running behind the
buildings located along the west side of the development and accessing the site
from a drive located on Town Center Way. Delivery trucks will pull beyond the
loading dock and then back into the docking area, as shown on the applicant's
site plan.
By conforming to the City Noise Ordinance and Conditions of Approval, the
project is expected to have no impact on the noise environment of the area.
E. � Height:
The property is zoned PC (3), which has a maximum height of 35 feet. The
Whole Foods and Nordstrom Rack buildings maintain an overall height at 25 feet
for the main perimeter parapet. Both buildings gradually increase from the 27-
foot parapet to 42'h feet for an architectural feature over the main entrances. The
applicant is also proposing two 421h-foot tower elements with two signs per
towe r.
From Highway 111 to the building pad there is a seven to eight foot grade
differential. With the grade differential the tower heights from Highway 111 will be
37 to 38 feet in height.
For this project, visual studies have been prepared to evaluate the potential
impacts of the proposed project. These studies have included on-site field
studies, and use of a scissor lift with a banner to illustrate the future tower and
building heights on site. See attached photos.
After studying the site, staff is comfortable with the overall building height of a
portion of the building facades, and two tower elements at 42�h feet in height.
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Since the other buildings are 22 to 32 feet in height, and the proposed building
height remains at 27 feet, the towers and the tallest portion of the building
fa�ades will look well-proportioned to the center.
The proposed project height is in accordance with the code. Chapter 25 General
Provisions Section 25.56.300 of the Palm Desert Municipal Code states that the
overall height of a structure shall be measured vertically from the average
elevation grade to the highest point. Towers, spires, cupolas, chimneys, and
similar structures not more than ten percent of the ground area covered by the
structure may be erected to a height of not more than 65 feet, or not more than
25 feet above the height limit. The proposed buildings height meets all aspects of
these regulations and complies with applicable provisions of the Zoning
Ordinance.
F. Findings of Approval:
1. That the proposed location of the conditional use is in accordance with the
objectives of the zoning ordinance and the purpose of the district in which
it is located.
The proposed location of the project is located in a PC (3), Planned
Commercial Regional zone. The purpose the PC (3) Regional Commercial
Center is to provide a unified area for commercial uses which offer a wide
range of goods and services. Chapter 25.30 of the City of Palm Desert's
Zoning Ordinance Section 25.30.026 states a supermarket having sixty
thousand gross square feet or less and a department store are permitted
uses within the PC (3) zone. The conditional uses in the Regional
Commercial PC (3) zone, would comply with the Zoning Ordinance. The
City of Palm Desert currently has neighborhood supermarkets such as
Vons, A/bertsons, and Ralphs that are more affordab/e and diverse of
customer products. There is a need for the specialty neighborhood-
oriented markets, including such businesses as Bristol Farms, Trader
Joe's and Jensen's.
Larger retail discount centers are also needed within communities to
provide diversity. The City will be able to better serve its residents and
assure that these businesses can compete in coming years. Additional
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.
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2. That the proposed location of the conditional use and the conditions under
which it will be operated or maintained will not be detrimental to the public
health, safety or welfare, or be materially injurious to properties or
improvements in the vicinity.
The proposed project as a conditional use is consistent with the intent of
the City's Zoning Ordinance as described above. The project has been
conditioned to address public health and safety and will require permits
from the City's Building and Safety Department, Finance Department,
Riverside County Fire Marshal, as well as other local agencies. The
project will not physically divide an established community or
neighborhood. Based on consideration of the whole, the proposed project
does not appear to conflict with any applicable /and use plan or policies.
The site has been previously designed to meet setbacks, lot coverage,
building height, land use, and parking requirements such that it will not be
detrimenta/ 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
pro%ect 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 utilities and services are available in
Highway 111, a public street.
The /oading docks for the project are located along a storm channel, over
230 feet from the nearest receptors, so the sound generated by the project
as conditioned will not be materially injurious to surrounding properties.
3. That the proposed conditional use will comply with each of the applicable
provisions of the zoning ordinance, except for approved variances or
adjustments.
The proposed use is consistent with the intent of the Zoning Ordinance.
The use of a grocery store and department store 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 nature of the proposed
uses and building square footages are compatible with surrounding land
uses, and is a part of and complements and supports the existing
commercial center.
Additionally, conditions have been added to the project to ensure that all
the minimum requirements of the Palm Desert Municipal Code are met,
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including building, landscaping, public works, and the fire department
conditions.
No variances or adjustments are proposed or are necessary for this
project.
4. That the proposed conditional use complies with the goals, objectives and
policies of the City's General Plan.
The General Plan land use designation for the site is C-R (Regional
Commercial). A primary objective stated in the General Land Use Goals,
Policies and Programs is:
Goal 2, which states "a diverse resort residential community of desirable
residential neighborhoods and resorts, full commercial services, and
institutional uses that complement the employment base and provide a
variety of community services and facilities."
Pa/m Desert was developed as the premier commercial retail center of the
Coachella Valley, with the Westfield Mall, Desert Crossings, and a variety
of other retail commercial centers. It is also the home of the premier high-
end EI Paseo commercial corridor, which has evolved as a unique and
unrivaled premier shopping district of the City. The City has also emerged
as a highly diverse residential community with residential product to
appeal to a broad socio-economic cross section. The proposed Whole
Foods and Nordstrom Rack fu/fil/s an important need for City residents,
fil/s a current/y vacant retail space, enhances the function and desirability
of 111 Town Center, and comp/ement the /ocal employment base of the
City.
Goal 3 of the General Land Use Goals, Policies, and Programs states "an
appropriate mix of commercial, resort and other revenue-generating land
uses that will continue to fund a high /eve/ of community development
activities, services and facilities in the City."
The proposed project addresses a current need of the City and vicinity in
that it brings two new businesses to occupy space in the community in a
currently vacant building and commercia/center. It will also have important
direct and indirect impacts on City revenues by generating retail sa/es and
enhancing the sales potential of fhe existing and future 111 Town Center
businesses.
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Policy 3 of the General Land Use Goals, Policies, and Programs states
"the City shall integrate land use analysis and planning with economic and
fiscal analysis as an essential part of development of a master strategic
plan for economic development."
In considering the appropriateness of the proposed uses, the City
balances the land use and planning issues with those associated with
maintaining a strong local economy that generates a revenue stream to
support community facilities and services. The proposed uses, broadens
and strengthens the City economic base and is consistent with the City's
economic deve/opment strategies.
Policy 4 of the General Land Use Goals, Policies, and Programs states
"every opportunity shall be exploited to enhance the character and viability
of the City's commercial areas, including Highway 111, EI Paseo, the
University Park planning area and the Interstate 10 corridor by integrating
nearby higher density residential uses with retail and office/business park
land uses."
The proposed project is expected to have a very positive effect on the
business district comprised on 111 Town Center, Waring Plaza, Desert
Crossing, and other City commercial areas in the vicinity. The project has
the potential to enhance the viability of this part of the City's commercial
area.
Goal 2 of the Residential Land Use Goa/s and Policies states "the
preservation and enhancement of the City's existing neighborhoods."
The proposed uses do not separate or significantly affect existing
neighborhoods in the p/anning area. Residential deve/opments to the east
and north are all composed of internally oriented one-story, single-family
neighborhoods. Project traffic, including delivery trucks, shou/d have no
impact on existing neighborhoods. The proposed project does not
separate or divide an existing neighborhood but rather helps to provide
convenient access is needed neighborhood commercia/services.
Policy 3 of the Residential Land Use Goals and Policies states "the City
shal/ encourage in-fill development on lands /ocated adjacent to or near
existing residential areas and utilities to maximize the efficient utilization of
land and infrastructure."
Shopping centers constitute the commercial infrastructure that supports
the residents and their needs. Over the past two decades, the subject
properly has seen a variety of retail users, which inc/udes businesses that
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have not been able to remain viable in the long-term. In addition to
providing a much-needed boost to retail activity at 111 Town Center, the
project also provides needed day-to-day commercial services and
associated amenities that will also be conveniently available to local
residents.
Goal 1 of the Commercial Land Use Goals and Policies states "an
integrated and complementary mix of commercial land uses that meet the
day-to-day needs of local residents, ful/y exploit opportunities to serve the
regional retail commercial market, and provide hospitality and tourist
commercial development opportunities."
The proposed project appears to be an appropriate integration of
neighborhood, residential-serving commercial services within easy wa/king
distance of homes to the north and east. Both the residents and others
working in the vicinity are also expected to make expenditures at the new
Who/e Foods and Nordstrom Rack, along with future retailers and keep
associated retail sa/es revenues in the City.
Goal 2 of the Commercial Land Use Goals and Policies states "a pattern
of commercial land uses conveniently and appropriately distributed
throughout the City, meeting the community's needs whi/e minimizing the
disruption to or incompatibilities with other land uses."
As a part of the Town Center Way, Fred Waring, and Highway 111
commercial corridors, the proposed uses should compliment and create
synergies with the other retail businesses at 111 Town Center and the
vicinity. This enhanced mix of commercial services provides vertical
integration between general retail, dining and neighborhood commercial
uses supports the City's overall retail commercial and strengthens local
fiscal conditions. �
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Case No. PP/CUP 12-223, 111 Town Center
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January 24, 2013 �
Environmental Review
The 111 Town Center project was subject to a comprehensive CEQA review at the time
it was initially approved in 1986. The project was constructed and provided mitigation
measures for all the impacts to the vacant land at that time. The 15.2-acre site was
divided into 17 commercial lots. The current approval takes place on 2.4 acres and
merely reaffirms the prior approvals, and does not change in any way. Staff has
reviewed the prior CEQA analysis and current conditions, and confirmed that there are
no changes in circumstances or the project that would warrant additional CEQA review
at this time. The proposed project is categorically exempt under CEQA Section 15332
infill development projects Class 32 on sites smaller than five acres in size.
Submitted By: CITYCOUNCILAC, N
APFROVED.�. DErTIED
RE EIVED ...�..OTHER
� �20/�'"�'_.�
Kevin Swartz, Assistant Planner G DATE " —
AYES: /
NOES:
ABSENh
Department Head: ABSTAINs �
YERIFIED BYs
Orlginstl on Fj[e wit6 City erk's Office
Lauri Aylaian, Director of Community
;
; pr a :
,, ��
oh M. Wohlmuth, City Manager
G:\Planning\Kevin Swartz\Word�Predse Plans\111 Town Center\City Cound Staff Report Final.doc
RESOLUTION NO. 2013-05
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING A REMODEL AND EXPANSION
TO THE EXISTING 111 TOWN CENTER TO ACCOMMODATE A NEW
GROCERY STORE AND RETAIL USE. THE PROJECT IS LOCATED AT
44459 TOWN CENTER WAY.
CASE NO. PP/CUP 12-223
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 18t" day of December 2012, hold a duly noticed public hearing and recommended
approval to the City Council of the request by Aubrey Cook McGill Architects for approval
of the above noted; and
WHEREAS, the City Council of the City of Palm Desert, California, on the 24th day
of January 2013, hold a duly noticed public hearing to consider the request by Aubrey
Cook McGill Architects 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. 2012-20, in the Director of Community Development has determined that
the project 111 Town Center was subject to a comprehensive CEQA review at the time it
was initially approved in 1986. The project was constructed and provided mitigation
measures for all the impacts to the vacant land at that time. The 15.2-acre site was
divided into 17 commercial lots. The current approval takes place on 2.4 acres and
merely reaffirms the prior approvals, and does not change in any way. Staff has
reviewed the prior CEQA analysis and current conditions, and confirmed that there are
no changes in circumstances or the project that would warrant additional CEQA review
at this time. The proposed project is categorically exempt under CEQA Section 15332
infill development projects Class 32 on sites smaller than five acres in size; 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 the approval:
FINDINGS:
1. That the proposed location of the conditional use is in accordance with the
objectives of the zoning ordinance and the purpose of the district in which it is
located.
The proposed location of the project is located in a PC (3), Planned
Commercial Regional zone. The purpose the PC (3) Regional Commercial
Center is to provide a unified area for commercial uses which offer a wide
range of goods and services. Chapter 25.30 of the City of Palm Desert's
Zoning Ordinance Section 25.30.026 states a supermarket having sixty
RESOLUTION NO.
thousand gross square feet or less and a department store are permitted
uses within the PC (3) zone. The conditional uses in the Regional
Commercial PC (3) zone, would comply with the Zoning Ordinance. The City
of Palm Desert currently has neighborhood supermarkets such as Vons,
A/bertsons, and Ralphs that are more affordable and diverse of customer
products. There is a need for the specialty neighborhood-oriented markets,
including such businesses as Bristol Farms, Trader Joe's and Jensen's.
Larger retail discount centers are also needed within communities to provide
diversity. The City will be able to better serve its residents and assure that
these businesses can compete in coming years. Additional 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. That the proposed location of the conditional use and the conditions under
which it will be operated or maintained will not be detrimental to the public
health, safety or welfare, or be materially injurious to properties or
improvements in the vicinity.
The proposed project as a conditional use is consistent with the intent of the
City's Zoning Ordinance as described above. The project has been
conditioned to address public health and safety and will require permits from
the City's Building and Safety Department, Finance Department, Riverside
County Fire Marshal, as well as other /ocal agencies. The project will not
physically divide an established community or neighborhood. Based on
consideration of the whole, the proposed project does not appear to conflict
with any applicable land use plan or policies.
The site has been previously designed to meet setbacks, lot coverage,
building height, land use, and parking requirements such that it will not be
detrimental to the public interest, health, safety, we/fare 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 utilities and services are available in
Highway 111, a public street.
The /oading docks for the project are located along a storm channel, over 230
feet from the nearest receptors, so the sound generated by the project as
conditioned will not be materially injurious to surrounding properties.
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RESOLUTION NO.
3. That the proposed conditional use will comply with each of the applicable
provisions of the zoning ordinance, except for approved variances or
adjustments. �
The proposed use is consistent with the intent of the Zoning Ordinance. The
use of a grocery store and department store 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 nature of the proposed uses and building
square footages are compatible with surrounding land uses, and is a part of
and complements and supports the existing commercial center.
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.
No variances or adjustments are proposed or are necessary for this project.
4. That the proposed conditional use complies with the goals, objectives and
policies of the City's General Plan.
The General Plan land use designation for the site is C-R (Regional
Commercial). A primary objective stated in the General Land Use Goals,
Policies and Programs is:
Goa/ 2, which states "a diverse resort residential community of desirable
residential neighborhoods and resorts, full commercial services, and
institutional uses that complement the employment base and provide a variety
of community services and facilities."
Palm Desert was deve/oped as fhe premier commercial retail center of the
Coachella Valley, with the Westfield Mall, Desert Crossings, and a variety of
other retail commercial centers. It is also the home of the premier high-end EI
Paseo commercial corridor, which has evolved as a unique and unriva/ed
premier shopping district of the City. The City has also emerged as a highly
diverse residential community with residential product to appeal to a broad
socio-economic cross section. The proposed Whole Foods and Nordstrom
Rack fu/fills an important need for City residents, fil/s a currently vacant retail
space, enhances the function and desirability of 111 Town Center, and
comp/ement the /ocal emp/oyment base of the City.
Goal 3 of the General Land Use Goals, Policies, and Programs states "an
appropriate mix of commercial, resort and other revenue-generating land
uses that will continue to fund a high level of community development
activities, services and facilities in the City."
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RESOLUTION NO.
The proposed project addresses a current need of the City and vicinity in that
it brings two new businesses to occupy space in the community in a currently
vacant building and commercial center. It will also have important direct and
indirect impacts on City revenues by generating retail sales and enhancing
the sales potential of the existing and future 111 Town Center businesses.
Policy 3 of the General Land Use Goals, Policies, and Programs sfates "the
City shall integrate land use analysis and planning with economic and fiscal
analysis as an essential part of development of a master strategic plan for
economic deve/opment."
In considering the appropriateness of the proposed uses, the City balances
the /and use and planning issues with those associated with maintaining a
strong loca/ economy that generates a revenue stream to support community
facilities and services. The proposed uses, broadens and strengthens the City
economic base and is consistent with the City's economic development
strategies.
Policy 4 of the General Land Use Goals, Policies, and Programs states "every
opportunity shall be exploited to enhance the character and viability of the
City's commercial areas, including Highway 111, EI Paseo, the University
Park planning area and the Interstate 10 corridor by integrating nearby higher
density residential uses with retail and office/business park land uses."
The proposed project is expected to have a very positive effect on the
business district comprised on 111 Town Center, Waring Plaza, Desert
Crossings, and other Ciry commercial areas in the vicinity. The project has
the potential to enhance the viability of this part of the City's commercia/area.
Goal 2 of the Residential Land Use Goals and Policies states "the
preservation and enhancement of the City's existing neighborhoods."
The proposed uses do not separate or significantly affect existing
neighborhoods in the p/anning area. Residential deve/opments to the east
and north are all composed of internal/y oriented one-story, single-family
rieighborhoods. Project traffic, including delivery trucks, shou/d have no
impact on existing neighborhoods. The proposed project does not separate or
divide an existing neighborhood but rather he/ps to provide convenient access
is needed neighborhood commercial services.
Policy 3 of the Residential Land Use Goa/s and Policies states "the City shall
encourage in-fill development on lands located adjacent to or near existing
residential areas and utilities to maximize the efficient utilization of /and and
infrastructure."
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RESOLUTION NO.
Shopping centers constitute the commercial infrastructure that supports the
residents and their needs. Over the past two decades, the subject property
has seen a variety of retail users, which inc/udes businesses that have not
been able to remain viable in the /ong-term. In addition to providing a much-
needed boost to retail activity at 111 Town Center, the project a/so provides
needed day-to-day commercial services and associated amenities that will
a/so be conveniently available to /ocal residents.
Goal 1 of the Commercial Land Use Goa/s and Policies states "an integrated
and complementary mix of commercial /and uses that meet the day-to-day
needs of local residents, fully exp/oit opportunities to serve the regional retail
commercial market, and provide hospitality and tourist commercial
development opportunities."
The proposed project appears to be an appropriate integration of
neighborhood, residential-serving commercial services within easy walking
distance of homes to the north and east Both the residents and others
working in the vicinity are also expected to make expenditures at the new
Who/e Foods and Nordstrom Rack, a/ong with future retailers and keep
associated retail sales revenues in the City.
Goal 2 of the Commercial Land Use Goals and Policies states "a pattern of
commercial land uses conveniently and appropriately distributed throughout
the City, meeting the community's needs while minimizing the disruption to or
incompatibilities with other/and uses."
As a part of the Town Center Way, Fred Waring, and Highway 111
commercial corridors, the proposed uses should compliment and create
synergies with the other retail businesses at 111 Town Center and the
vicinity. This enhanced mix of commercial services provides vertical
integration between general retail, dining and neighborhood commercial uses
supports the City's overa/l retail commercial and strengthens local fiscal
conditions.
NOW, THEREFORE, BE IT RESOLVED by the City Council 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 in this case.
2. That the City Council does hereby approve PP/CUP 12-223, subject to
conditions.
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RESOLUTION NO.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert
City Council, held on this 24th day of January 2013, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JAN C. HARNIK, MAYOR
ATTEST: �
RACHELLE KLASSEN, CITY CLERK
CITY OF PALM DESERT, CALIFORNIA
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RESOLUTION NO.
CONDITIONS OF APPROVAL
CASE NO. PP/CUP 12-223
DEPARTMENT OF COMMUNITY DEVELOPMENT:
1. 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. That the proposed two 45-foot tower elements be reduced to 42 feet 6 inches.
3. Prior to issuance of a building permit for construction of any use contemplated by
this approval, the applicant shall first obtain permits and/or clearance from the
following agencies:
Coachella Valley Water District
City Fire Marshal
Public Works Department
Evidence of said permit or clearance from the above agencies shall be presented to
the Department of Building & Safety at the time of issuance of a building permit for
the use contemplated herewith.
. 4. All sidewalk plans shall be reviewed and approved by the Department of Public Works.
5. The applicant shall submit design development plans to the Architectural Review
Commission before review of the construction drawings by the City.
6. All conditions of approval shall be recorded with the Riverside County Clerk's office
before any building permits are issued. Evidence of recordation shall be submitted to
the Department of Community Development/Planning.
7. Applicant shall defend, indemnify and hold harmless the city against any third party
legal challenge to these approvals, with counsel chosen by the city at applicant's
expense.
8. 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.
9. All Delivery trucks and vehicles shall enter the premises via Town Center Way and
Highway 111 only, no access from Fred Waring Drive.
10.Store hours for the supermarket shall be limited to 6:00 a.m. to 12:00 p.m. (midnight)
seven days a week.
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RESOLUTION NO.
11.That the building colors be consistent with those shown on the material sample.
board and the design is consistent as approved by the Architectural Review
Commission.
12.That any future restaurants on the site shall provide an effective means of odor
control from cooking units satisfactory to the Planning and Building Departments
prior to issuance of building permit.
13.That all signs on site be approved under a sign program by the Architectural Review
Commission and conform to the sign program requirements.
14.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.
15.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.
16.All Landscaping and lighting for the facility shall be strictly on site and will not intrude
onto surrounding properties.
17.The owner shall be responsible for installation and maintenance of landscaping of
the property, as indicated on the approved landscape plan.
18.All HVAC roof-mounted mechanical equipment must be screened from public view.
19.All operations shall comply with the City Noise Ordinance Chapter 9.24 of the Palm
Desert Municipal Code.
20.Appropriate sound attenuation measures, such as silencers and/or barriers, shall be
provided where necessary on outdoor equipment, whether roof or pad-mounted,
including but not limited to cooling towers, air-cooled condensers, refrigeration
compressors/condenser units, and air intake and discharge openings for building
ventilation.
DEPARTMENT OF PUBLIC WORKS: •
The applicant shall:
1. No utilities may be located within Highway 111 except for the proposed Edison line
located within five feet of the face of curb in the number three lane per the street
improvement plans submitted to the Public Works Department Director dated
December 27, 2012.
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RESOLUTION NO.
The applicant shall:
2. Complete all off-site improvements within the Highway 111 roadway no later than
May 3, 2013. Maintain a minimum of two through lanes open to traffic in each
direction on Highway 111 throughout the duration of all construction activities.
3. Construct an ingress left turn pocket on Highway 111 and restore landscaping in the
Highway 111 median. Modify existing median landscaping to provide adequate
sight distance for the proposed left turn pocket.
4. Be responsible for the maintenance of all proposed and existing landscaping. Trees
missing from planters shall be replaced in the parking lot areas for buildings with
tenant improvement permits.
5. Retain the existing eucalyptus trees along the Palm Valley Storm Channel except for
the trees marked for removal by the City of Palm Desert Landscape Manager.
6. Be responsible for the maintenance of the proposed subsurface infiltration basins and
proposed retention basin in accordance with the approved preliminary WQMP.
7. Provide for ADA compliant sidewalks and path of travel leading from Town Center
Way to the proposed building and building 445. Handicap ramps shall be installed as
needed along these paths. In the future if the applicant is going to
construcdreconstruct in the building 419 location they shall be required to add a path
of travel to that building as welL
8. Record a Parcel Map Waiver for lot line adjustment prior to Building Permit issuance.
Prior to the issuance of grading permits the applicant shall:
9. Provide the City Engineer with evidence that a Notice of Intent (NOI) has been filed
with the State Water Resources Control Board. Such evidence shall consist of a copy
of the NOI stamped by the State Water Resources Control Board or the Regional
Water Quality Control Board, or a letter from either agency stating that the NOI has
been filed.
10.Submit a final Water Quality Management Plan (WQMP) for approval. The WQMP
shall identify the Best Management Practices (BMPs) that will be used on the site to
control predictable pollutant runoff. Prior to the issuance of grading permit, the
Operation and Maintenance Section of the approved final WQMP shall be recorded
with County's Recorder Office and a conformed copy shall be provided to the Public
Works Department.
11.Storm drain/retention area design and construction shall be contingent upon a
drainage study prepared by a registered civil engineer that is reviewed and approved
by the Department of Public Works.
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RESOLUTION NO.
12.Submit a PM10 application for approval. The applicant shall comply with all provisions
of Palm Desert Municipal Code Section 24.12 regarding Fugitive Dust Control.
13. Identify all proposed and existing utilities on the precise grading plan.
14. Submit a landscape plan concurrently with the precise grading plan for review and
approval. Applicants are advised to use the City of Palm Desert Design Guide when
designing plans. Landscape plans must meet the following criteria:
a. Must be water efficient in design and meet the City of Palm Desert's Water
Efficient Landscape Ordinance.
b. Planting plans must show lacation of proposed and existing utilities.
c. Must match approved civil plans.
d. All specs and details must be site specific.
e. Applicants must have CVWD approval of their irrigation plans prior to City
approval.
f. Applicants must have a stamp or signature from the County Agricultural
Commissioner before City approval.
g. Landscape to be maintained into perpetuity per approved landscape document
package.
15. Any deviation from the approved plans shall be reviewed for approval by the City
Engineer prior to work commencing.
16.Proposed easement quitclaims/abandonments and new easements shall be
recorded before building permits are issued.
DEPARTMENT OF BUILDING AND SAFETY:
1. This project shall comply with the latest adopted edition of the following codes:
A. 2010 California Building Code and its appendices and standards.
B. 2010 California Plumbing Code and its appendices and standards.
C. 2010 California Mechanical Code and its appendices and standards.
D. 2010 California Electrical Code.
E. 2010 California Energy Code.
F. 2010 California Green Building Standards Code
G. Title 24, California Code of Regulations.
H. 2010 California Fire Code and its appendices and standards.
2. An approved automatic fire sprinkler system shall be installed as required per the
City of Palm Desert Code Adoption Ordinance 1217.
3. A disabled access overlay of the precise grading plan is required to be submitted to
the Dept of Building and Safety for plan review of the site accessibility requirements
as per 2010 CBC Chapters 11 A & B (as applicable) and Chapter 10.
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RESOLUTION NO.
4. All exits must provide an accessible path of travel to the public way. (CBC 1024.6 &
11276.1)
5. Detectable warnings shall be provided where required per CBC 11336.8 and
11276.5 (7). The designer is also required to meet all ADA requirements. Where an
ADA requirement is more restrictive than the State of California, the ADA
requirement shall supersede the State requirement.
6. Provide an accessible path of travel to the #rash enclosure. The trash enclosure is
required to be accessible. Please obtain a detail from the Dept of Building and
Safety.
7. Public pools and spas must be first approved by the Riverside County Dept of
Environmental Health and then submitted to Dept of Building and Safety. Pools and
Spas for public use are required to be accessible.
8. All contractors and subcontractors shall have a current City of Palm Desert Business
License prior to permit issuance per Palm desert Municipal Code, Title 5.
9. All contractors and/or owner-builders must submit a valid Certificate of Worker's
Compensation Insurance coverage prior to the issuance of a building permit per
California Labor Code, Section 3700.
10.Address numerals shall comply with Palm Desert Ordinance No. 1217 (Palm Desert
Municipal Code 15.15. Compliance with Ordinance 1217 regarding street address
location, dimension, stroke of line, distance from street, height from grade, height
from street, etc. shall be shown on all architectural building elevations in detail. Any
possible obstructions, shadows, lighting, landscaping, backgrounds or other reasons
that may render the building address unreadable shall be addressed during the plan
review process. You may request a copy of Ordinance 1217 or Municipal Code
Section 15.28 from the Department of Building and Safety counter staff.
RIVERSIDE COUNTY FIRE DEPARTMENT:
1. The Fire Department requires the following fire protection measures be provided in
accordance with the City of Palm Desert Municipal Code, 2007 California Building
and Fire Codes with applicable NFPA and or any other nationally recognized Fire
Protection Standards. The Fire Department shall set the minimum fire flow for the
remodel or construction of al buildings per California Fire Code Appendix B.
2. The applicant shall provide a fire flow of 1500 gpm for a 1-hour duration at 20 psi
residual pressure from a permanently installed Fired Hydrant before any combustible
material is placed on the job site.
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RESOLUTION NO.
3. The applicant shall provided proof the existing water system is capable of providing
the minimum necessary gpm fire flow for 3000 gpm for commercial buildings prior to
any project approvals.
4. The applicant shall provide the required fire flow from a permanent wet Barrel Super
Hydrant with 1-4" and 2-2�h" discharge outlets located not less than 25' and no more
than 150' from any portion of a commercial building prior to any building permits
approvals.
5. The applicant shall submit water plans to be reviewed and approved by the Fire
Marshal and include verification that the water system is capable of providing the
required fire flow.
6. The applicant shall install a complete NFPA 13 fire sprinkler system. This applies to
all buildings with a 3000 square foot total cumulative floor area. The Fire Marshal
shall approve the locations of all fire appliances including Post Indicator Valves, Fire
Department Connections and Fire Hydrants. All Fire Appliances shall not be within
25 feet of a building and all Fire Department Connections shall be within 50 feet of a
Fire Hydrant.
7. All valves controlling the water supply for automatic sprinkler systems and water-flow
switches shall be monitored and alarmed per the 2007 California Building and Fire
Code.
8. The applicant shall install a complete NFPA 72 Fire Alarm/Sprinkler Monitoring
system as required by the 2007 California Building and Fire Code.
9. The applicant shall install portable fire extinguishers as per NFPA 10. The applicant
shall install a minimum of 1-2A10BC Fire Extinguisher for every 3,000 square feet, 3'
to 5' above grade with no more than 75' walking distance from any point of the
business to the extinguisher. The applicant shall install a "K" class fire extinguisher
as required for commercial kitchens within 30' of the hazard area.
10.The applicant shall install a Hood/Duct Fire Suppression system as per NFPA 96 for
all public commercial and private cooking operations with the exception of a single-
family residence.
11.The applicant shall install an all weather Fire Department accessible roadway
extending to any portion of the building where as a 150' hose lay can be utilized for
the inaccessible building perimeter. Construction type of the same shall be approved
by the Fire Marshal and be rated for 80,000 Ibs. Turf block will not be accepted. Fire
lane access roadway minimum width is 20' and height clearance is 13'6" Public
roadway minimum unobstructed width is 36' with parking on both sides. A Fire
Apparatus Turn around shall be provided for dead end streets in excess of 150' in
length with approved cul-de-sac or hammer head dimensions.
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RESOLUTION NO.
12.Knox access devices shall be provided as follows:
• A Knox Padlock for every manual gated entrance.
• A Knox Box for each individual commercial building.
13.The applicant shall install an illuminated building address in accordance to the city
standards for size and location. The building address shall be installed on the
building in an unobstructed locale and the color shall be contrasting to background.
14.The applicant shall submit three sets of the following plans for review including
tenant improvement:
• Fire Alarm System
• Sprinkler System
• Fire Main Underground
• Hood Suppression System
• Site Plan to Scale
15.Conditions subject to change with adoption of new codes, ordinances, laws or when
building permits are not obtained within 12 months.
16.Construction plans must reflect all new or relocated hydrants, PIV and FDC
locations.
17.The applicant shall provide secondary access for a dead end single access roadway
exceeding 500' and or mitigate with sprinklers or other means approved by the Fire
Marshal. Under no circumstances, shall dead end roadways over 1,300' be
accepted. Secondary access can be accomplished by two main access points from
a main roadway or an emergency gate from an adjoining development.
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CITY OF PALM DESERT
LEGAL NOTICE
, ' CASE NO.:PP 12-223
NOTICE IS HEREBY GIVEN: That a public hearing will be held before the Palm Desert City
Council on January 24, 2013, for consideration for construction to the existing 111 Town Center
Shopping Center to accommodate a new grocery store and retail store. The project consists of
demolishing the existing Banner Mattress building and a portion of the former Best Buy building,
along with new tower elements, modifications to a potion of the parking lot, new exterior
landscaping, re-locating the existing water line and electrical line, and modifying the existing
median along Highway 111 for a left turn in pocket.
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PUBLIC HEARING: Said public hearing will be held before the City of Palm Desert City Council
z on Thursday, January 24, 2013, 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. Ir3formation concerning
the proposed project 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 City Council at,or�prior to,the public hearing.
PUBLISH: Desert Sun Rachelle Klassen,City Clerk
January 13, 2013 Palm Desert City Council
MINUTES
PALM DESERT PLANNING COMMISSION DECEMBER 18, 2012
Vice Chair DeLuna moved, by Minute Motion, to waive further reading and adopt
Resolution No. 2594, subject to conditions. Motion was seconded by Limont and carried
by a 4-0 vote.
� B. REQUEST FOR RECOMMENDATION to the City Council for consideration of
a remodel and expansion to the existing 111 Town Center to accommodate a
new grocery store and retail use. The project is located at 44459 Town Center
Way. Case No. PP/CUP 12-223 (Aubrey Cook McGill Architects, 1045 14tn
Street, Suite 100, San Diego, CA, Applicant).
Mr. Kevin Swartz, Assistant Planner, stated that updated plans were
distributed to the Planning Commission. He noted the drawings in the packet
had an error. He reported that the applicant is proposing a portion of the
building heights at 41 feet, and two tower elements at 45 feet. The applicant
has informed staff that the renderings are incorrect, and the actual height to
the tallest point of the building is 42�h feet with the two tower elements
remaining at 45 feet. Staff reviewed and analyzed the applicant's updated
request. He stated staff is satisfied with the overall height of 42�h feet, but
staff is recommending that the proposed 45-foot towers be reduced to the
same height of 42�h feet. Mr. Swartz commented that he would go into more
detail in the presentation regarding the height.
Mr. Swartz stated the project site is located on the west side of Town Center
Way between Highway 111 and Fred Waring Drive. The site borders the Palm
Valley Storm Channel, and the site is currently referred to as the Best Buy
center. The zoning for the project is Planned Commercial, Regional
Commercial. To the north is Planned Residential (One Quail Place), to the
south is Office Professional (Palm Springs Art Museum/Henderson Building),
to the east is Planned Commercial (Westfield Shopping Center), and to the
west is Planned Commercial (Fairfield Marriott). He reported that the project
consists of demolishing the existing Banner Mattress building, the Floor Store,
and a portion of the former Best Buy building to accommodate Nordstrom
Rack and Whole Foods. Mr. Swartz displayed a photo of the site plan. The
applicant is modifying a portion of the parking lot in front of the proposed
Whole Foods to improve vehicular circulation. He said the applicant is also
relocating the existing utilities for Southern California Edison (SCE) and
Coachella Valley Water District (CVWD). In addition, they are proposing to
modify the median along Highway 111 to provide a left turn pocket into the
shopping center. Last, they are modifying the landscaping to remove all turf
and replacing it with drought tolerant landscaping, as well as providing new
trees and removing four eucalyptus trees.
Mr. Swartz reported that the property is zoned PC (3), which has a maximum
height of 35 feet. He made clear that the applicant is not asking for a height
exception. The proposed project height is in accordance with the zoning code.
He displayed site drawings and photos to point out the heights of the
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buildings and towers. He stated that the applicant is proposing two signs on
one tower, and three signs on the other tower. He noted that the Architectural
Review Commission approved the three signs on the towers, but staff has
concern with clutter created on the towers. Staff recommended reducing
signage to two signs on the towers. He stated staff is recommending approval
to reduce the two tower elements from 45 feet to 421h feet height, installing no
more than two signs per tower, installing tower signage no taller than 35 feet
in height, and adopting Notice of Exemption Form B. He offered to answer
any questions.
Commissioner Dash inquired if the other buildings would be changed that are
not part of Nordstrom Rack and Whole Foods.
Mr. Swartz responded the other buildings would be repainted and would have
new finishes.
Commissioner Dash asked if there will be improvements to the median along
Town Center Way. Currently there is a driveway, but you are not allowed to
make a left hand turn going north on Town Center Way.
Mr. Swartz replied there are no proposed improvements to the median on
Town Center Way.
Commissioner Limont asked why they are adding a tower by World Gym.
Mr. Swartz replied that he will let the applicant address that question.
Vice Chair DeLuna mentioned that Vons requested towers at the old Mervyn's
store. She asked how tall their request for the towers was.
Mr. Swartz responded that Vons was entitled 35 feet.
Vice Chair DeLuna inquired if the new towers are 42'h feet, will there be
some consistency in the overall height as you look down Highway 111 since
the towers sit down seven feet.
Mr. Swartz replied that he assumed so with the grade differential of seven
feet.
Vice Chair DeLuna inquired if food deliveries for Whole Foods are limited to
certain hours, and if delivery trucks would drive through the parking lot all
night long. She noted One Quail Place is across the street.
Mr. Swartz displayed a site plan, and pointed out that trucks would use the
access off Highway 111. The trucks would go directly to the Whole Foods and
Nordstrom Rack loading docks.
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Vice Chair DeLuna asked when they would make deliveries.
Mr. Swartz responded that they�could add a condition of approval or ask the
applicant about the hours.
Vice Chair DeLuna stated there is residential across the street, and would like
to add a condition to not deliver all night long or after 10:00 p.m.
Ms. Aylaian interjected that she understands her concern. She pointed out
that from the loading docks there is a CVWD channel, and across the channel
there is a hotel. She noted One Quail Place is on the north end.
Vice Chair DeLuna reaffirmed that trucks would not drive along the channel to
the residential part of the center.
Mr. Swartz said he did not believe so, but that they could ask the applicant.
He mentioned that Vons, Albertsons, and Bristol Farms are adjacent to
residential, and the City does specify delivery hours for those stores.
Vice Chair DeLuna said she would not impose a condition, as long as the
applicant could assure her that delivery trucks would not interrupt residents
that want to sleep.
Commissioner Limont said she visited the site. It was mentioned that trucks
would back into the dock, but only be one way out. She also mentioned that
there is a hotel on the other side of the channel, and believes it is a subject
worth looking into.
Mr. Swartz noted that delivery hours for Vons are 8:00 a.m. to 10:00 p.m., but
would let the applicant address the hours.
Vice Chair DeLuna cbmmented that they have done a nice job of laying out
the signs on the towers. She voiced her concern with having three signs on a
tower. She does not want it to start looking like a billboard, and would only
prefer two signs on the towers.
Chair Campbell asked if the Architectural Review Commission approved the
45-foot towers.
Mr. Swartz replied yes.
Chair Campbell commented that the tower with the open area does not look
as tall as the others that are solid. She stated that the 45-foot tower she
would be in favor of, as long as it is open.
Mr. Swartz said he would let the applicant address that.
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Chair Campbell inquired where the towers would be located.
Mr. Swartz displayed a site plan and pointed out where the towers would be
located, and noted the height of the towers.
Chair Campbell declared the public hearing open and invited the Applicant to
address the Commission on this matter, followed by any public testimony IN
FAVOR or OPPOSITION.
MR. DAVE MOORE, Senior Vice President, Harsch Investment Properties,
1121 SW Salmon Street, Suite 500, Portland, Oregon, stated that he brought
many members of his team, which they will be able to answer more of the
specific questions.
Mr. Moore expressed that they are very excited about the project, and excited
to announce the first desert location for Nordstrom Rack and Whole Foods.
They believe the stores would bring approximately $75 million of taxable
revenue when the project is built out. He thanked Mr. Swartz, and commented
that staff has been great to work with.
He communicated that the general principle behind the site plan that exists is
to maximize their exposure to Highway 111. He said less than 10 percent of
their frontage for this project is on Highway 111, and eight feet below
Highway 111. He stated that is what drove them to grab as much attention
with these tenants, and keeping it in scale and nicely built.
Mr. Moore stated that he understands staff's recommendation for 42�/2-foot
towers, but they are requesting 45-foot towers given their neighbors
(Westfield). He also appreciated the comment about the open towers. He
proposed that the sign area for the three tenants on one tower will not be
greater than the two signs on the other tower so it does not look like a
billboard. This would keep the signing area the same whether there are two or
three signs. He added they are asking for three tenant signs on the tower on
the left because the tenants are located hundreds of feet from Highway 111,
and they want to give those tenants a chance for a tower element sign. He
mentioned that in another three weeks he would be able to announce a third
national tenant that he thinks will be well received.
Mr. Moore responded to one of Commissioner Dash's comments. They intend
on doing minor improvements to bring the rest of the center up to standard.
He added they are making a conscientious effort where possible to be water
and energy conscious. He offered to answer any questions.
Commissioner DeLuna inquired what the massing and dimensions of the
towers are.
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PALM DESERT PLANNING COMMISSION DECEMBER 18, 2012
Mr. Moore responded 20 by 20 feet.
Commissioner DeLuna asked what the massing proportion above the 41- or
35-foot level is.
Mr. Moore replied that the building heights are 42�h feet so it would be
approximately 16 to 17 feet. He also wanted to note that the new right-hand
turn off Highway 111 is a right-hand in turn only. It will be a one way street
dedicated for delivery trucks only. He said he did not know what time Whole
Foods makes deliveries, but said the trucks would only be backing up at the
far end of the center (near Highway 111).
Commissioner DeLuna voiced she does not want to add a condition that
might hamper business, but she would like to remain sensitive to the
residents' needs. She asked if there are any recommendations.
Ms. Aylaian noted that one of the loading docks is at the same location as the
Best Buy loading dock. She is not sure of when they made deliveries, but she
did check with the Code Department to see if there were noise complaints
associated with the loading docks. Code Department indicated that they have
not received any complaints. Ms. Aylaian stated it is possible to impose a
condition to review the operation and request a report in six months to see if
there have been concerns.
Chair Campbell commented that at Vons, Sandpiper is across the street and
they have not complained. If Sandpiper has not complained, she does not
think there would be a problem.
Vice Chair DeLuna noted noise was an issue when Vons was being
considered at the old Mervyn's building.
Ms. Aylaian interjected that there is only a wall separating the residents and
the Mervyn's building.
Mr. Swartz pointed out that when trucks are leaving and exiting onto Town
Center Way, you can only make a right turn. Trucks would not go towards
One Quail Place.
Ms. Aylaian stated that the best sound attenuation is not landscaping or walls
but buildings. She said there is a building and Fred Waring Drive between the
trucks exiting before you get to One Quail Place.
Mr. Swartz stated that they could add a condition that if the City receives
noise complaints, the City could then come up with certain hours for
deliveries.
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PALM DESERT PLANNING COMMISSION DECEMBER 18, 2012
Chair Campbell voiced she was not comfortable adding that restriction.
Vice Chair DeLuna expressed that she is not trying to be restrictive, but
sensitive to people staying at the hotel and the residents.
Ms. Aylaian stated that staff looked at the distance between the loading dock
and the nearest sensitive receptors, which would be the hotel. She said the
hotel is 230 feet with a channel in between. She noted that other stores which
have restricted hours are less than 100 feet to residential. She mentioned at
Bristol Farms, the City does receive complaints if there are deliveries late at
night. The distance befinreen Bristol Farms and the residents is approximately
65 feet.
Mr. Bagato interjected that he thinks the distance at Bristol Farms is about 40
feet. He added that the City does have a noise ordinance. If there are
complaints and they are violating the City ordinance, they would have to
address the complaint. The City could also have them come back and impose
a condition to comply with the noise ordinance.
Mr. Swartz added that there is already a condition that they must comply with
the noise ordinance.
Vice Chair DeLuna stated she is comfortable with that condition.
Chair Campbell asked if the 35-foot towers would have signage.
Mr. Moore responded that they are proposing that they have one tenant sign.
Vice Chair DeLuna inquired how far down would the sign be located from the
roof.
Mr. Moore replied approximately seven or eight feet below. He mentioned
they are proposing to do multi-tenant signage similar to the back of the Whole
Foods tower for the tower by World's Gym.
Vice Chair DeLuna asked if they are asking for three tenants on that sign.
Mr. Moore replied that is correct.
Vice Chair DeLuna clarified that staff's recommendation has changed from
what they originally received so that the two tower elements would be 42�h
instead of 41 feet.
Ms. Aylaian responded that is staff's recommendation.
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Mr. Swartz commented that for the other tower and signage by World's Gym,
the applicant is working on a sign program that still needs to go to the
Architectural Review Commission. For that reason, it was not included at
tonight's meeting.
Commissioner Limont asked if it would come back to the Planning
Commission.
Mr. Swartz replied that a sign program usually does not come back to the
Planning Commission.� If the Planning Commission wants to see it, staff could
bring it back.
Chair Campbell asked if the 35-foot towers are going to be solid or can they
have an opening.
Mr. Moore responded that at this time they are going to collect all the
information then figure things out.
MR. JORDAN SCHNITZER, President, Harsch Investment Properties, 1121
SW Salmon Street, Suite 500, Portland, Oregon, mentioned that he has been
coming to the Coachella Valley since the early 50's. He briefly talked about
his family in the valley, and provided a little history of his family's business
and ownership. He stated they are committed to Palm Desert. If the three
signs aesthetically do not look good, then they will not do it. He said ultimately
they want to create a sense of place, sense of mind, and an emotion with all
their projects. He commented that he met with Councilman Bob Spiegel, and
Councilman Spiegel told him their center is boring. He left the meeting
thinking that Councilman Spiegel was right. He said that is what led them to
do a major redevelopment. Last, he commented that Mr. Brian Williams has
worked for them for a year. Mr. Williams is Mr. Stuart Williams' grandson, and
mentioned his family's connections in the Coachella Valley. He noted that if
they did anything in the Coachella Valley that is not right, they would hear it
from the family. He thanked staff and stated they have been great to work
with.
MR. BRIAN WILLIAMS, Vice President, Harsch Investment Properties, 1121
SW Salmon Street, Suite 500, Portland, Oregon, stated he was born and
raised in Palm Springs, and that his parents still live in the Coachella Valley.
He shared that it is a pleasure to be back in the valley, and to be the lead
project manager on the project. He is proud to upgrade the center to a degree
that it is going to be a high quality development that will bring in high quality
retailers, which will do great things in the City of Palm Desert. He offered to
answer any questions.
Commissioner Limont stated to Mr. Williams that they know the City of Palm
Desert and the desert, and asked why the center does not have solar panels.
22
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PALM DESERT PLANNING COMMISSION DECEMBER 18, 2012
Mr. Wiliiams responded that the solar panels have been left up to Whole
Foods. He noted they are an environmentally conscious company, and they
look at doing environmental upgrades to their building. He noted they are
bringing in reclaimed wood for the trellis of the Whole Foods building.
Commissioner Limont interjected that reclaimed wood does not cut their
carbon emissions.
Mr. Williams stated that they are contractually obligated to provide them with
a building with the ability to install solar panels, if they choose to. It is
ultimately their decision whether to add solar panels or not.
MR. TOM AUBREY, Architect, Aubrey Cook McGill Architects, 1045 14tn
Street, Suite 100, San Diego, California, stated that they have worked for
many years with Harsch Investment Properties. He said Harsch Investment
Properties looks for quality in terms of longevity in the materials, and they
look for quality in terms of the aesthetics. Last he mentioned that they would
like to keep a variety in the towers so they do not all look the same.
With no further testimony offered, Chair Campbell declared the public hearing
closed.
Vice Chair DeLuna thanked the applicant for considering Palm Desert, and
looks forward to working with them. She stated that she would have to defer
to City staff; our staff is second to none. She commented that it is going to be
difficult for her to go against their recommendation. She stated she likes the
differences in the towers. If staff is saying 42�h feet, it is going to be hard to
override staff's recommendation. She stated that she is concerned with height
and overall height of the City. She also understands the heights at Westfield
Shopping Center, but that is a different type of a structure. Vice Chair DeLuna
stated she is excited to know who the third tenant is.
Commissioner Limont commented that she loves Whole Foods. She said she
has been to several Whole Foods, and other stores do not have towers. She
stated she concurred with her fellow Commissioner with regards to the
towers, but she also knows that you need to have a presence on Highway
111. She voiced her concern with the left hand turn off Highway 111 into the
center. She encouraged the applicant to look at solar panels on the project.
She also mentioned she could not approve the towers at 45 feet; but will
approve of staff's recommendation of 42�/z feet.
Commissioner Dash commented that he welcomes the project, and said it
would add to the economy.
Chair Campbell stated she was excited when she heard Nordstrom Rack and
Whole Foods coming to Palm Desert. She concurred with staff's
23
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PALM DESERT PLANNING COMMISSION DECEMBER 18, 2012
recommendation with the tower heights at 421h feet, and stated she is in favor
of the project.
Vice Chair DeLuna asked staff how they felt about the signage on the towers.
Mr. Swartz responded that they would look at the signage when the applicant
submits their proposal.
Vice Chair DeLuna moved, by Minute Motion, staff's recommendation for approval
to recommend to the City Council of a remodel expansion to the existing 111 Town
Center with signage of two tenants on the towers, 42'/2-foot towers, and 42�h feet in
height for a portion of the Whole Foods and Nordstrom Rack buildings. Motion was
seconded by Limont and carried by a 4-0 vote.
Vice Chair DeLuna moved, by Minute Motion, to waive further reading and adopt
Resolution No. 2595, subject to conditions. Motion was seconded by Limont and carried
by a 4-0 vote.
IX. MISCELLANEOUS
None
X. COMMITTEE MEETING UPDATES
A. ART IN PUBLIC PLACES
None
B. PARKS & RECREATION
None
XI. COMMENTS
Commissioner Limont wished everyone Happy Holidays.
Vice Chair DeLuna thanked staff for their time and effort they put in, and their
standards of excellence. She stated staff contributes strongly to make Palm
Desert a wonderful place to live, shop, and work.
Chair Campbell asked when is the next Planning Commission meeting.
Ms. Aylaian responded they would meet for the second meeting of January.
Commissioner Limont inquired when they would get a new commissioner.
24
G:\Planning\Monica OReilly\Planning Commission�2012\Minutes\12-18-12 min.docx
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October 10, 2012 — --
ARCHITECTURAL REVIEW COMMISSION ACTION
CASE NO: PP 12-223
APPUCANT (AND ADDRESS)• AUBREY COOK MCGILL ARCITECTS, Attn: Nick
Fotias, 1045 14' Street, Suite 100, San Diego, CA 92101
NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approvai of expansion to
existing center, amend precise plan, add tower elements, new signage program, modify
portion of parking field, paint center, modify existing median at Highway 111 for a left in
movement and stacking to existing driveway; 111 Town Center. (Whole Foods and
Nordstrom Rack)
LOCATION: 44419-44491 Town Center Way
ZONE: PC-3
Upon reviewing the plans and presentations submitted by staff and by the applicant, the
Architectural Review Commission:
Granted approval of the architecture subject to: 1) depth of the gabled roofs shall undergo
further studies; 2) cornice detail on the horizontal parapets shaii be reviewed in final
construction documents; 3) roof access shall be internal; and 4) west side of the building
where Nordstrom Rack and Whofe Foods signs are located shall undergo further studies
to articulate the elevations. Motion carried 7-0-0-2 with Commissioners Gregory and
Touschner absent.
Granted approval of a portion of the sign program subject to: 1) sign type #3 (tower) shall
have either two or three signs depending on the design of the actual signs; and 2)
continued remainder of sign program. Motion carried 6-0-3-0 with Commissioners
Gregory, Lambell, and Touschner 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 the Commission for approval.)
STAFF COMMENTS: It is your responsibility to submit the plans approved by the
Architectura� Review Commission to the Department of Building and Safety.
.,
�J iAixlf 0 OX Af CY(lF�VAiFR
� ARCHITECTURAL REV ..�/ COMMISSION �
UIINUTES October 9, 2012
3. CASE NO: PP 12-223
APPLICANT (AND ADDRESS)• AUBREY COOK, MCGILL
ARCITECTS, Attn: Nick Fotias, 1045 14th Street, Suite 100, San
Diego, CA 92101
NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval
of expansion to existing center, amend precise pian, add tower
elements, new signage program, modify portion of parking field, paint
center, modify existing median at Highway 111 for a left in movement
and stacking to existing driveway; 111 Town Center. (Whole Foods
and Nordstrom Rack)
LOCATION: 44419-44491 Town Center Way
ZONE: PC-3
Mr. Kevin Swartz, Assistant Planner, presented the project and said
this is the 111 Town Center, commonly known as the former Best Buy
Center. Coming into this center will be Nordstrom Rack and Whole
Foods. After demolishing two existing stores, Nordstrom Rack will
take over 33,392 square feet and the Whole Foods will take over
about 30,000 square feet for a net increase of 17,000 square feet of
new building. They will be updating the existing landscaping by
removing all turf on-site and adding plants, but the landscape is not a
part of this approval and will come back to the Commission to a date
uncertain. What is being proposed today is the architecture for
Nordstrom Rack and Whole Foods and a sign package for the center.
Mr. Swartz started with the architecture and said the current building is
35' in height and the applicant will be adding tower elements for Whole
Foods which will be 45'. They are asking for an exception to the
zoning ordinance which must be approved by City Council. The tower
elements would incorporate signage. This site is about 8' to 10' fower
than the street and explained that when you're driving along Highway
111 you wouldn't be looking at a 45' tower, it would be more like a 38'
tower. For the other part of the center, the applicant wilt repaint the
existing building. The applicant is looking for approval of the
architecture of the center and the paint colors for the remainder of the
center will come back to a date uncertain. They are making
modifications to the existing parking lot directly in front of Whole Foods
with an increase in parking, removal of a median and the addition of
new landscaping. The applicant will be adding a sidewalk along the
Town Center Cafe, as well as adding a path of travel through the
parking lot to get to the buildings. Currently the center does not meet
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ARCHITECTURAL R� �W COMMISSION � �
MINUTES October 9, 2012
ADA requirements, so the appiicant will bring that up to code. They are
also adding a left turn-in pocket to the center from Highway 111, as
well as re-doing the median and landscaping along that area. The
applicant will also be re-doing the loading dock area in the rear; which
is an entrance only.
MR. DAVE MOORE, Senior VP for Harsh Investment Properties, said
they are hoping today to get through the first hurdle and show the
Commission how the rest of the project will blend. They have been
waiting months to be able to officially announce these stores. There is
a third anchor that will be announced shortly that will line up the entire
center. The interest in the remaining space has increased
dramatically. It is their goal to try to deliver to the Commission what
the City's expectations are.
MR. BRIAN WILLIAMS, VP of Construction for Harsh Investment
Properties, stated that two stores will be demolished and the entire
area will be re-graded. A portion of the existing Best Buy building will
be cut off in order to make the Best Buy building actually smaller to
house the Nordstrom Rack and the remaining space will be the new
Whole Foods building along with two outdoor patio seating areas.
There will be a couple of towers that will be added to each corner of
the building to add a little prominence to the Highway 111 elevation.
One thing with this center is the historic lack of visibility from Highway
111. When you are traveling west, the pad buildings really block a lot
of the visibility of the mainline and really hurt the tenant's visibility with
it being focused more on the Town Center side. They want to give as
much prominent visibility as they can to their tenants to ensure their
success with this center. In addition to the towers, they are proposing
to increase tower height on two pad buildings to add a little more
prominence at the main entrances, as well as adding a new tower on
Fred Waring and Town Center Way to add more prominence there as
well. Existing utilities for Southern California Edison (SCE) and
Coachella Valley Water District (CVWD) main line will have to be
relocated for these areas. The SCE lines have to go out into the street
and they will have to do that before May 1 because the City will be re-
paving Highway 111. The CVWD line will go along their private
property along the street side of the project. They will be upgrading
the rest of the center primarily with finishes, new paint, stone finishes,
new awnings, and a couple of store front revisions to tie the center
together as a whole. They will also upgrade the lighting in the parking
lot to make it much more energy efficient as well as revising the
landscape throughout the entire center in an effort to make it more
water efficient.
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� ARCHITECTURAL RE�f �J COMMISSION �
MINUTES October 9, 2012
Commissioner Clark asked what the estimated occupancy time would
be.
MR. WILLIAMS said Whole Foods and Nordstrom Rack are scheduled
to open in March or April 2014. They are planning on having a grand
opening in the spring of 2014 with a majority filled brand new center.
Chairman Gregory informed the Commission that he and
Commissioner Touschner would have to leave no later than 2:15 p.m.
and wanted to make sure tliere would be a quorum.
MR. TOM AUBREY, Aubrey, Cook, and Hill Architects, presented and
discussed the renderings. He stated this will be a 150' addition of the
existing Best Buy building. He pointed out the two outdoor dining
areas for Whole Foods; one on the south side and one on the east
side. He discussed the differential from the street and the building
being about 8' and the transition of landscaping to make that change
of grade. He presented renderings of the building elevations showing
the views facing east and the view from Highway 111. To get some
articulation of the building, they will be creating two towers that will
include signage. He pointed out the outdoor dining area which will be
a trellis covered area that wiJl go back about 30' at the deepest point
and 15' at the shallowest point. Then as you wrap around the corner
to make the transition to the east elevation, you drop down from
Highway 111 about 7' to 8' to get to the elevation that is Whole Foods.
The finish will be Santa Barbara stucco on the exterior, the trellises
above the entrances to the store will be constructed of reclaimed
lumber, as well as the outdoor dining areas. The tower height from the
street will be 37' to 37'/2' as you look from Highway 111. As you
transition to the Nordstrom Rack building, the similar architecture style
will continue. There will also be trellis' that will be covered with vines
to provide shading. He pointed out other tenant spaces and described
the finishes for those spaces. They will use stone clad columns, stone
clad finished retaining walls and ramps, and will try to use the
reclaimed wood as much as they can for the entry doors. He referred
the Commission to the colors planned for Whole Foods and Nordstrom
Rack.
Commissioner Touschner said this was definitely an improvement to
the center. She assumed they would submit a color board along with
construction documents to assure the Commission that everything is
carried through. She is pleased they will be addressing ADA access
along Town Center Way, but wondered if there was a drop off along
Highway 111. She suggested they think about the sequence of entry
and how someone would be coming onto the site.
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ARCHITECTURAL RL �W COMMISSION � •
MINUTES October 9, 2012
MR. WILLIAMS said there will be ramps that go from Highway 111
down to Whole Foods that will be ADA compiiant.
Chairman Gregory said he and Commissioner Touschner were about
to leave and asked if they could vote on the items that have been
presented thus far; the architecture and site planning improvements,
excluding the signage.
Ms. Aylaian suggested that while the Commissioners were still here
they may want to move to continue this and felt they would not be able
to approve everything at today's meeting. Then the two
Commissioners can depart and the rest of the Commission can give
feedback to the applicants. Commissioners Gregory and Touschner
can then review the minutes prior to the next meeting and will be able
to vote.
The applicants discussed getting approval as soon as possible so that
it can move on to the Planning Commission and City Council.
Mr. Swartz stated the approval today would be preliminary and the
construction drawings will have to come back to ARC.
Commissioner Touschner said architecturally she is fine with the
proposed changes. However, she had a few comments regarding
signage and deferred to Commissioner Vuksic to make sure her
concerns are addressed after her departure. She said she reviewed
the sign package and the applicant is asking for a relatively large sign
on the back of the building facing Highway 111. She understands why
they are asking for it, but she would really need to see a picture of
what that looks like. She suggested they be a little more discreet back
there.
MR. WILLIAMS said the only signage on the rear would be Nordstrom
Rack and Whole Foods, which are the main anchors. This is needed
for the visibility as you are driving east on Highway 111.
Commissioner Touschner understood that but said that it shouldn't
look like the back of a house elevation and needs to be an elevation
that is worthy of the sign; in size and quality.
Mr. Swartz said that is one of the things that staff is working on with
the applicant and has requested that the applicant put signage in the
location for Nordstrom Rack to see what it would look like.
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� ARCHITECTURAL REV y�/ COMMISSION �
MINUTES October 9, 2012
Commissioner Touschner had one final concern prior to leaving. At
first glance, she wasn't sure that the monument sign design is of the
best quality for the center and didn't think that it matched the
architecture.
Commissioners Gregory and Touschner left at 2:45 p.m.
Commissioner Clark said they might take a look at how the parking lot
is striped upon entering from Town Center Way at the stop light and
how the internal traffic will be at this access point.
MR. AUBREY pointed to an area on the rendering and said the area
will have a wider drive than the others because that would be the main
drive. They could look at re-striping or re-working it, but they can't
lose any stalls in order to meet the parking requirements because they
are at the minimum for their needs.
Commissioner Clark discussed the two towers and how one tower is
open at the top and the other one is solid. Given that they are asking
for a variance, that opening could act as mitigation because it is open
and allows a sense of flow or openness, which would partially mitigate
the height. He also said on Highway 111 he sees a lot of green and
thought by doing heavy landscaping or something nice in there would
be important.
MR. AUBREY said there would be a retaining wall that will have the
nicer finish as well as landscaping.
Commissioner Lambell said they have done a terrific job with this
project and the devil is in the details. The Commission has seen some
Santa Barbara here in the desert that looked wonderful on paper, but
wasn't executed as well as they were led to believe. She hoped with
having the two prominent tenants they will make an exceptional effort
and it won't be lost in the budget or lost in the finish product since this
will be a prominent area on Highway 111.
Commissioner Levin asked what lighting would be in the tower and on
the signage.
MR. AUBREY said there will be some up-lighting for one of the towers
and the tower facing Highway 111 will have a translucent glass with a
back light.
G:1PlanningUanine JudylWord FileaU ARC CommisieonNMinutea�2012U2100gmin.docx Page 15 of 19
ARCHITECTURAL RB� �W COMMISSION � '
MINUTES October 9, 2012
MR. SCOTT BLAIR, Blair Sign Programs, said the signage will be
internally illuminated, face lit channel letters.
Commissioner Levin asked if Whole Foods and Nordstrom Rack would
be the only two tenants on the towers or would there be another
tenant.
MR. BLAIR said the one tower would be dedicated to Whole Foods
and Nordstrom Rack. The other tower facing Highway 111 will have
two or three other tenants who don't get visibility on the other towers.
Commissioner Vuksic was taken by how much better this looks than
what is out there now. He asked about the batter on some of the walls
and said it was very subtle. He asked if that was really their intent.
MR. AUBREY said it is their intent on the towers to have a slight
batter, as well as the towers at the southeast corner and the southwest
corner.
Commissioner Vuksic referred to the two gabled roofs and said one is
really large over Whole Foods and was concerned about the depth
with both. Although it is quite deep, it is such a long element and
thought it would look a little staged fronted.
MR. AUBREY said they could look at that a little bit more and submit
some prospective sketches showing what that would look like from the
front of the building and from Highway 111.
Commissioner Vuksic said it is a 100' long and at a glance it needs to
be twice that depth for it to look like it's over a space. The other gable
roof is a lot thinner and on both of them you are going to see the
surface of that so it's going to be important. He asked what "no
coping" meant on the plans for the parapets that won't have the
exposed rafters.
MR. AUBREY said the horizontal parapets will have a foam piece that
will be covered in a plaster finish maybe a slightly contrasting color to
give the appearance of a full thickness.
Commissioner Vuksic asked how they will gain access to the roof.
MR. WILLIAMS said it will be an internal access for both stores.
G:�PlenningUanine Judy�Word FilesN ARC CommisisonllMinutes12012\121009min.dotx Page 16 of 19 �
� ARCHITECTURAL REV � COMMISSION �
MINUTES October 9, 2012
Commissioner Vuksic said he is familiar with working with existing
buildings and the structural challenges that arise. On the plans he
saw a lot of masses they are creating that are three dimensional and
asked if they have thought about the structural implications of this.
MR. AUBREY said after talking with Whole Foods, who wanted more
openings, they knew this would require some kind of bracing to make
that happen. He said their structural engineers have gone through
and seen what they have to do from a bracing standpoint and it will all
tie in with the existing architecture.
Commissioner Vuksic said he thought about the problems that have
existed at this center and one of them was access and visibility. He
absolutely understands the reasons for having signs on the back. He
said that Commissioner Touschner made a good point about how the
back elevation looks. He said they have gone to so much effort on the
signs to make this pop, but on the back it almost looks like a different
project. He asked what their thoughts were.
MR. AUBREY said these comments were well taken. Obviously they
can't put windows in the back but they will come back with plans to
create more relief from a horizontal standpoint. They will add more
pilasters and the parapets will have more relief with a three
dimensional coping on the very top. He understands their point and
they will take a look at that on how to dress it up.
Vice Chair Van Vliet said he didn't have a problem with the height of
the towers and believes the architecture will be done well and it will
help the center.
Commissioner Vuksic made a motion to approve the architecture.
The Commission then moved on to the sign program.
Mr. Swartz stated there will be three monument signs; one located
along Highway 111, one on Town Center Way and one on Fred
Waring. The signs are about 9' plus the structure.
Commissioner Lambell informed the Commission that she would have
to leave at 2:45. She said she was happy with renaming the center
111 Town Center and didn't have any trouble with the aesthetics of the
signage and will feave it up to the Commission regarding the size and
lighting.
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ARCHITECTURAL R6� ��W COMMISSION � '
MINUTES October 9, 2012
The Commission discussed the height of the signs and the grade
differential on Highway 111.
The Commission was concerned that since three Commissioners have
left, should they continue the signage. In order to move on to City
Council, they asked what the applicant needed.
MR. WILLIAMS said the overall sign package is part of this proposal to
maximize the square footage for the project in total. The things they
have to go to City Council for will not only be for the variance on the
height but to sign their towers, which is a part of the sign program.
Mr. Swartz informed the Commission they could make a motion for the
size of the towers and the locations of the signs on the towers. He
pointed out on the plans the locations of the signs.
The Commission discussed the location and the number of signs on
the towers.
Commissioner Vuksic said the signs were tasteful and interesting as
far as the letter styles and it overrides his concern with clutter.
Commissioner Clark suggested limiting it to not more than three signs
per tower.
Commissioner Vuksic said in order to have three signs on one tower
they would have to be pretty impressive signage.
Commissioner Lambell left at 2:55 pm.
MR. AUBREY said the proposed three tenant tower is actually behind
the building. The reason they will put three tenants on the tower that
faces Highway 111 is because their unannounced tenant is taking
almost 25,000 square feet and he would like for them to have visibility
from Highway 111.
Commissioner Levin wanted to confirm that the only signage on the
backside would be Nordstrom Rack and Whole Foods.
MR. AUBREY said that was correct, but the tower facing Highway 111
would have three tenants.
Commissioner Vuksic said the Commission would have to see how
those signs would look; how tight they are together and how big they
are.
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• ARCHITECTURAL REV �J COMMISSION �
MINUTES October 9, 2012
The Commission and the applicants discussed the aesthetics of the
signs and their quality assuring requirements and how the sign
program will stipulate only three signs per tower. They stated other
applicants in the future will hold this up as a precedent that has been
set and this Commission has to have specific reasons why this was
different. They felt that if these signs were a high quality design it will
be okay.
ACTION:
Commissioner Vuksic moved to approve the architecture subject to: 1) the
depth of the gabled roofs shall undergo further studies; 2) cornice detail on the
horizontal parapets shall be reviewed in final construction documents; 3) roof
access shall be internal; and 4) west side of the building where Nordstrom
Rack and Whole Foods signs are located shall undergo further studies to
articulate the elevations. Motion was seconded by Commissioner Lambell and
carried by a 7-0-0-2 vote with Commissioners Gregory and Touschner absent.
Commissioner Vuksic moved to approve a portion of the sign program subject
to: 1) sign type #3 (tower) shall have either two or three signs depending on the
design of the actual signs; and 2) continued remainder of sign program. Motion
seconded by Commissioner Levin and carried by a 6-0-3-0 vote with
Commissioners Gregory, Lambell, and Touschner absent.
C. Miscellaneous Items:
None
VI. COMMENTS
None
VII. ADJOURNMENT
Upon a motion by Commissioner Stendell, second by Commissioner Levin, and a
6-0-0-3 vote, with Commissioners Gregory, Lambell, and Touschner absent, the
Architectural Review Commission meeting was adjourned at 3:00 p.m.
LAURI AYLAIAN, DIRECTOR
COMMUNITY DEVELOPMENT
SECRETARY �
JANINE JUDY
RECORDING SECRETARY
G:1PlanningVanine Judy�Word FilesN ARC CommisisonNMinutes12012\121009min.docx Page 19 of 19
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November 15, 2012
ARCHITECTURAL REVIEW COMMISSION ACTION
CASE NO: PP 12-223
APPLICANT (AND ADDRESSI• AUBREY COOK MCGILL ARCHITECTS, Attn:
Nick Fotias, 1045 14 Street, Suite 100, San Diego, CA 92101
NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval of landscape
plans and sign program; 111 Town Center.
LOCATION: 44419-44491 Town Center Way
ZONE: PC-3
Upon reviewing the plans and presentations submitted by staff and by the applicant,
the Architectural Review Commission
Granted to continue the sign program subject to: 1) one sign allowed on tower element
per elevation oa Buildings 489 & 491; 2) one sign allowed for each tenant per
frontage; 3) all signs shall be limited to three colors; 4) there shall only be a maximum
of three signs on the rear of the east facing buildings; 5) re-assess the size of the
letters on the buildings; 6) address a variety of blade sign options for tenants; 7)
reduce height of monument signs; 8) reduce number of tenants on monument signs;
9) additional architecture shall be added to monument signs; 10) the trellis on the
monument signs shall be added to this sign package; and, 11) reduce directional
signage to 6'. Motion carried 8-0-0-1 with Commissioner Touschner abstaining.*
Granted preliminary approval of landscape plans. Motion carried 8-0-0-1 with
Commissioner Touschner abstaining.
(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 the 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 no later than 9:00 a.m. the Monday eight
days prior to the next meeting.
�,:re�.,�to��et�,«:�P,�t�
, ARCHITECTURAL RE���'W COMMISSION �
MINUTES November 13, 2012
2. CASE NO: PP 12-223
APPLICANT (AND ADDRESSI' AUBREY COOK MCGILL
ARCHITECTS, Attn: Nick Fotias, 1045 14�h Street, Suite 100, San
Diego, CA 92101
NATURE OF PROJECT/APPROVAL SOUGHT: Approval of
landscape plans and sign program; 111 Town Center.
LOCATION: 44-419-44-491 Town Center Way
ZONE: PC-3
Mr. Kevin Swartz, Assistant Planner, presented the re-model project
for Whole Foods and Nordstrom Rack. He referred to the tower
elevations for Buildings 489 and 491 and stated there should only be
one sign allowed on the tower elements per elevation and only one
sign allowed for each tenant per frontage. He wanted to make sure
that this language was included in the sign program. Three
monument signs are proposed; one located on Highway 111 at the
main entrance, one on the corner of Fred Waring and Town Center
Way, and one on Town Center Way by the bus stop. Staff was
concerned with the massing and the size of the proposed monument
sign. They are proposing monument signs 10' in height and staff is
recommending the monument signs be reduced. Inside the center
they are proposing directional signs 9' in height and staff is
recommending they be reduced to 6' in height.
The Commission discussed the number of tenants on the monument
signs. Staff indicated that they typically approve three to four panels.
The Commission asked if there was a code or ordinance regarding the
number of panels. Staff said the code doesn't specify the number
because the signs are approved by the Architectural Review
Commission. Staff pointed out there are a couple of monument signs
within the City that have five names, but they are integrated as part of
the sign.
Commissioner Vuksic pointed out that on those signs the names are
more irregular and not like a stack of signs.
MR. SCOTT BLAIR, Blair Sign Programs, indicated this was a master
sign program with two fundamental working parts to divide and
organize the project. The first working section is the common area
signs; entry monument signs, project identity, vehicle and pedestrian
way-finding. The second section is for sustaining the project over
time; the tenant sign criteria. He described the four directional signs
proposed, which will be four-sided kiosks tucked into the project. All
G:�PlanninglJanineJudy�WordFilesllARCNMinules1201 2112 1 1 7 3min.do� Page 3 of 14 �
ARCHITECTURAL RE�"�W COMMISSION �
MINUTES November 13, 2012
the tenant signs are specified as individual internally illuminated
channel letters and all are required to use LED only. In reference to
colors, he wants to have some control and uniformity. He wants to
have some retail vitality and energy and will allow the tenants to use
their own font and color, but within the construction methodology that
is speci�ed and the sign area that is assigned by the landlord.
Commissioner Gre�ory asked if that was okay from the City's
prospective.
Mr. Swartz said yes if it is within the sign program. However, the
ordinance states no more than three colors per sign. If the
Commission wants to limit it to no more than three colors, they can
add that into the sign program.
Mr. BLAIR stated he could assign a color pallet to the tenants who do
not have a national established sign program, so long as they are
allowed to use their registered trademark branding.
The Commission discussed the colors and staff said they can have
more than three colors it just requires the sign to be reduced a certain
percentage.
Commissioner Lambell said the Commission will look to the applicant
to be sure this doesn't get "junked" up and didn't want it to look any
less than their previous presentation.
The Commission and the applicant discussed only having one sign per
farade.
Commissioner Van Vliet asked if there would only be two major signs
on the backside of the buildings.
MR. DAVE MOORE, Senior VP for Harsh Investment Properties said
Whole Foods and Nordstrom Rack will have signage on the rear of the
buildings to expose them to Highway 111. In another couple of weeks,
they will be announcing a third anchor tenant that may also want
signage on the back. He pointed out that their sign program doesn't
restrict that but they are showing their intent of a minimum of three
signs.
Commissioner Van Vliet recommended a maximum of three signs.
MR. MOORE reluctantly said okay.
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, ARCHITECTURAL RE! �W COMMISSION �
MINUTES November 13, 2012
Commissioner Gregory stated this Commission didn't have a problem
with the design of the monument sign just the height and the number
of tenants.
MR. BRIAN WILLIAMS, VP of Construction for Harsh Investment
Properties, said their desire is for six tenants because they have such
limited frontage on Highway 111 compared to the rest of the center.
They want the tenants who are all the way at the other end of the
center to be able to have a sign on Highway 111 to get exposure.
Commissioner Vuksic was also concerned with the monument signs.
The first time he saw the rendering he saw a big metal box. He was
concerned that it is basically a bunch of sign panels with very fittle
space between each panel.
MR. BLAIR said the panels sit off the back surface so they are very
dimensional with natural shading and separation. He agreed that it is
a sign box but they worked to break it down and have it still be
practical. They tried to make it have enough character in
consideration of fabrication methods that is more craftsman style and
design to help break that down.
Commissioner Vuksic said he appreciates the craftsman detail outside
that sign box and thought it may look better if they didn't incorporate
"Town Center" as part of the sign box and suggested that be
something different.
MR. BLAIR said there is a design theory to actually t�ke it off and
apply a medallion only to the column and have landscape up lighting
to reduce the overall height of the display while retaining the character.
Commissioner Vuksic didn't want to limit their ability to sign their
tenants and understands the importance of that. However, the
applicant needs to do a better job of making this sign more artful and
looking less like a sign box.
Mr. Swartz stated there seems to be a lot of concerns with the
monument signs and suggested to the Commission they continue this
to allow the applicant an opportunity to come back with other designs.
Commissioner Van Vliet said the applicant could certainly put more
architecture into the sign.
Mr. Bagato said there were other monument signs in the city they
could use as a reference and referred to photos in the zoning
ordinance with sign cabinets that are very dimensional and
architectural.
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ARCHITECTURAL RE`� ,���W COMMISSION � .
MINUTES November 13, 2012
MR. BLAIR said he looked at that and stated those signs were modern
styles. He wants to do something that is in harmony with the
construction methods and styles of this project's architecture.
At this point, several people were talking at the same time making it difficult to
transcribe the minutes.
MR. MOORE asked the Commission if there was a consensus that
they come back with a different sign program.
Commissioner Gregory was concerned that every architectural plane
on this building has a sign. He recognizes that it is a commercial
center and tenants have needs and demands for signage, but there is
no architecture left showing through.
Commissioner Vuksic appreciates the need to sign the tenants and
said there may be tenants in every one of those spaces who will need
a sign. So the applicant must prepare for this in their sign program.
Commissioner Clark suggested that the size of the sign may need to
be reduced which would then allow the architecture to come forward.
The Commission and the applicants discussed the size of the signs
and the individual letters for the hanging arcade signs and the tower
elements. The Commission recommended variety with the hanging
signs to strike a balance so it doesn't get too repetitive. The applicant
suggested having at least three different types for the tenants to
choose from.
Commissioner Levin verified that the awnings will not have any
signage and asked that the trellis on the monument sign be added to
the sign program.
Mr. Swartz described the landscaping plan for the center and stated
that the plans have already received preliminary approval from the
landscape department and staff is recommending approval.
MR. RANDY PURNELL, Landscape Architect, stated that no
landscape is shown on the exhibits for the monument signs and
suggested integrating landscape into the monument signs; possibly
plants on the trellis or showing lower material to help break the down
the mass.
Commissioner Gregory and staff discussed the size of the proposed
monument signs and how it conforms to City dictates. Staff's
G:WlanningVanineJudylWordFllesltARCNMInutes12012H21113mirtdocx Page 6 of 14
, ARCHITECTURAL RE�`;�W COMMISSION �
MINUTES November 13, 2012
recommendation is to reduce the overall height of the sign or come up
with a different design.
The Commission and the applicant discussed bifurcating the approval.
It was decided to continue the entire sign program and approve the
landscaping plan.
ACTION:
Commissioner Clark moved to continue the sign program subject to: 1) one
sign allowed on tower element per elevation on Buildings 489 & 491; 2) one
sign allowed for each tenant per frontage; 3) all signs shall be limited to three
colors; 4) there shall only be a maximum of three signs on the rear of the east
facing buildings; 5) re-assess the size of the letters on the buildings; 6) address
a variety of blade sign options for tenants; 7) reduce height of monument signs;
8) reduce number of tenants on monument signs; 9) additional architecture
shall be added to monument signs; 10) the trellis on the monument signs shall
be added to this sign package; and, 11) reduce directional signage to 6'.
Motion was seconded by Commissioner Vuksic and carried by an 8-0-0-1 with
Commissioner Touschner abstaining.
Commissioner Levin moved to preliminarily approve landscape plans. Motion
was seconded by Commissioner Colombini and carried by an 8-0-0-1 with
Commissioner Touschner abstaining.
3. CASE NC�: MISC 12-215
APPLICANT(AND ADDRESS)• JEFF MASSNICK, 47-530 Via
Montigo, La Quinta, CA 92253
NATURE OF PROJECT/APPROVAL SOUGHT: Approval of
landscaping and cofor changes to the bungalows and cottages on
the former Forest Lawn Mortuary.
LOCATION: 44-660 San Pablo Avenue
ZONE: O.P.
Mr. Kevin Swartz, Assistant Planner, presented this project and stated
this is returning to the Commission for approval of landscaping and
color changes to the bungalows and cottages for the former Forest
Lawn Mortuary. This project was to convert the three cottages and
four bungalows; painting, adding carports, and re-doing the landscape
along the exterior of the project. He presented a materials board for
review. Staff is recommending approval. The landscape plan is still
awaiting approval from the Coachella Valley Water District:
G�.'�PlanninglJanine JudylWorcf Files\t ARC\1Minutes12072N21113min.Aocv Page 7 of.14
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ENV'IRONMENTAL FACTORS POTENTULLY AFFECTEp: �
� The mvir�fi�o�e6ecked 6ebw w�o�uid be potatiaQ�r affae�ad by dm pcojaet,�at lont aa�
impa�d�t u 4"P�ially Si�niBc�t bnpxt"a�indica�od 6y tba d�eckii�t aa tba�pye�. .
� ❑ Aes16�1ia ❑ Raswrca ❑ A'r
� �
' O Bido�c�itera�e�ca p Cuit�cal R�asoas : Q C�eabp►�Sa�s
' 0 Ha��xwraow M�t�ria�- p Hybobp►f wao�t?�ty � l.am cJ�e�Pt�
❑ �R� 0 ,v�, a �;�i�s
, O Pnblic Sav;a� p R�e�atio,s [] Tr�upa�taiti�on/Trat�
' ❑ Lhili�/Savius Sy�aos [� MaedMo�y Fmdi�aESi�nas
DE?'&R1�Al�UTI�N(To be omipi�.�od b�►d�s 1�ead A�aoc�►k
' On�he b;�m dthi�jaittid evab�oo: '
' ❑ 1 Bnd tl�t tha ptopored prujoct COULD NOT h�va a s�i�rifieaait a�aCt an t�msviramomt,ad a
NECAI�YE DECL.ARA'tlON wi1!be p�psred.
' � 1 fmd t�t�IWou�tbep�opored project could hsve s�dific�ot�ect aa t�e mvie+�m�ent,Hie�ra w�l aat
ba a p�i6cmt a�at m 1�is ca+�e beasu�a r�vidaot in d�e p�ajaoth�w ba�o�by ar��tead to by the
P�J�P�'oPam-A tillTIt3ATID NECiAZ7VE DECLARA'TION�Il be pir.p�eed.
' O 1 fnd dwt tLe prr�po�ed projeet MAY l�ave i sigru5caat e�ect on d�a m�viram�t,snd an
ENViRONMENTAL 1MPACT RFPaR?is i�cqui�ed. .
' `
O I fud tlut tLe pq�oso�i p�oje�t MAY bave a"potmtially�i�nt a"!pa�cawily�ip�i6e�at unt�s
mitiWRod"impsa aa We arviromnmat,bat at le�t coa e�ect l)h�s bem ad�qaately mslymd i�ao
, arix*doam�nt P�*awat ta�pli�a I�at st�mdmb.md 2)h�s been add�essed by mid�ioo
raaaasea 6ased as d�aa�liar mdy�'s as de�iL►ed au att�ed sb�ew�. Aa E[�iVIBQNMENITAL
IMPACT RE�4RT is soqao¢al,but it na�st aialy�e ady tl�a a�e�q tb■t�it�W ba addrwad.
' O l fmd thaat altbou�b tbe p�+opotcd proja�aould hsve a aig�aiifica�effat aa the mviromna�d,bec�use aU
Pot�'si�nific�rt e�'aas(a)Leve boes�anaf�r�ed adeq�utely a�a�arliar ElR at NEGATIVE
, D�TION purw�aR to�pplicabk stand�nb,md(b)l�svabaa:voida3 er mitig�ed purawnt tu
tl�arlia IIR a NEGATNE DECLARATI4N,iacludia�revi�ioas a mitigaeiaa a�t�t art
���P�'�iw�ed pi+gect►�g liatl�er u�equirod.
' ' �1�f4vE�,c 8�� /� 2v/Z
Si p� f
P,2s i�.�►�4ri.t$ _�S'Lif /JI'�f/i�5T1'�I�"r'�+4�L�'L'Y
r Prinia!Na�e ._ .
Far
, ��I ■�r���
CITY/RVPUBl19991313785 Fpj�y[4 f'
' Pag�z of�a
� EVALUATYON OF ENVIRONIV�NTAL DVII'ACTS:
, I) A brid'acpl�n+qian u reguirod for�!t ansvvers ouapt"No Iiopact"mtvras th�t ra
�9�'�bY�
�atia�ao�+as�s k�d�e�.y a�es iu d�e p�e�fd1o+�a�qu�tiaa. A"No Laip�r,t'teMes it
�doq��r svppoeta!if the reta�a�oed m�'a�os�ourae�hoN►th�t tl��siaonply doet abt ippl�r t�p�ojeets
l�oe thQ ane mv�olved(a�t�re p�vjat�i a�tsida s f�utt t��on� A"No 1a�•imwa sboWd bs
acpLioed virbar�s it it l�ed an p�+aya�.spedfic!'�,�a�s a�8 ss�al at�ad�clt(a�t6e pnuja�rt will mt
expa�a sauitive rec,Gpaots o�po�tq�ts,bnad oa s Pfojoct-q�acific�a'ee�ni�iy�s�.
2) IW m�v�ets moust taloee aoowot af t6e wLob actiao env�olvad,�o�-si4�s�8�s co-uoe,cumul�ive as
vreH�project k�rd.io�u rrdl as dR,eat,arrd oom�On�ctios a�vireY s aparNiood i�ts.
3) O�ca�he kd�.y tw de0�ed t�at a par�vl�r PbY:ical nopaot m�q►oay.dm the c6ed�ist�o�svwas myst
ir�dica�vV6et�dre imp�Ct is po��iaDy��oiSe�nt,ku d�a o�nt wi��air ka��a�rt.
"Pboaatistty Sip�c�a�beiprt"'r�pprap�ista if the�e is�arideoos tf�t�atEe�t is�8�t„ lf tl�re
�ra aoe ar mate"Po'ba�DY Si�diBc�nt�"aitrio vr6en t!w delenmisaha�r m�dR in IDt a nq�oeed.
4} "Ne�atiw Decllritioo: Le�s Thr►Sip�i6pot W�d1�moo�por�e�'p�plies�e tiie inoorP'or�ioo at
��a6oa mrea�rd bis ted��aod a�e8'eat trom"P�o�moti�y Si�Wifc�aR�np�'�o s"l.ms tivn 5ysffiet�t
Iaop�ct' T'hs bad s,�ea�,y mwt detcnba tbs mi�i�tfion ma+pses,aad b�►m�p1�s!r�►tb�►t�due+a Ibs�
�o�lw�t6�n�p�ificaot bral(a�Eiptian a�msau�e.s S+oa�Se�ctiao XVQ"Bar�ar Aa�lyeer,"msy ba cao�s- '
�aod�.
s) Farlier�m+9►1x u�d w�o��,P�m��i.P���.ar otLar CgQA p�ooeas.��has
. ��9�Y�im�e c�rliar EIR ac aeptinr�deelar�tiod Sa4ias 15063(a�(3�(D�. ta tms ca�a brid
diicus�ion aba�uld iAa�til�r ths fa�lb�rin�
a) F.arfiar Anihr�es Used. Ide�r and stato vrl�aa thay�re�n►rp�sb�e fa rieview.
b) 1mP�cts Adoqu�dy Add�ed. Idm�►�hich e8'a�b fiom d�a�bo�ve tl,edclist aas wtthi�a►tl�a�oope of md
�4�Y�in�m eelic docum�purswmt to appbcabk k�d panduds.�aid�te wfi�tbar wdt
ef�+eas wae�dd�ned by mitigetion mws�ae.�bs�ed da t!a e�rlier wtys�a. �
e) Miti�atian Maas�res. Fa effeeb ti�t ate"Lass tl�an Si�aiSemd widt Miti�atioo 1�easuec�y�aporsted,"
deaeribe t1�a mi6�stio�a�vvhi+eb v�ex inca�pantad or refiood fiam N�a arfi�ar dornment�d thia enteat
to wbuch thry ad�dut sita�pe�i5c�nditiaa�fac die proja�.
�
,
6) 1.ed s6+e.�i�s ate eaeet�rag�ed to i000rpar�e mto the cl�ecklist�to infarinatiaa a�onrc�s tar potmtial
�P�(��Y�v P�,���- R�fe�xrea tn a P��1Y P�P�rad or outside doa�mait sbould,
vrhere appropriat�,iactude a nefera�oe to tha psge a pa�ea wlte�t6e stataned a subataotiated.
'7? Suppohing lnfaar�iaa 5o�ees. A saur�4st shoald be attachod,and otbar sou�+ca wod oc iiadividusls
coatactod should baatod in dta�sioa. • � �
8) Tbia is odY a suggated fatm.ind kad agea�cies are frx to use di8'areat fae�nata;botivevet,k�d agmeies�Irould
eormally addire�tba qnestiaos farm this chccicGst that u�rekv�ta a pmoject's anviraarnental cffccts in
wfiateva faRnat is xlated.
CITY/RVPLIH/1999l313785 FORM'"P,
Fas�3 of ia
9) The ocplaa�iao ot ea�is�e atautd idaatiFy: .
a) tbe si�aificaAce cri�is ar th�esbold,Jany.waa to�trdut�e ad�questian;aod
.b) tde�oo�ida�tif`ied.if eay,to reduc�t6e c�aet t�less t�s s�ificmo4
SAMPL.E Q[JFS'TIaN .
s+�.�..
• �: �
Pb�Miiy W'ri tww 7ir
• Si��ifiaW W�Mia� SipiAort No I
h��t I�oa�aM�d L�l�e1
1. AES?HE7'ICS. WaWd tha pqeck '
s) fLve a sub�nwl ad�se d'6xt+oo a xxmc vists? p Q ❑ �
b) SnD�t�ntiafly d�m�e somic rwonrow,mch�ia�.bnt uot O O ❑ ,I
��0.���PP�.���
a�id�o s st��caoic 6ui�wry?
c) Snb�mti�[ly dep�adir the�wwt du�bor ar quality D O D �
oit6e:ica md as s�dia�?
d) Cn�w s n�w�o�a�l G�t or�Ilar+a w!� . O O a �
w�ould advosdy a�fat d�y ar ni�tio�a views ffi d�o ara?
�
I[. AGR[C[A.TURE RESOUACES. In d�wlxtt� � .
i�p�Cu�o apicuitu�re�ou��as a�e si�tific�at anvieom�l
effods.kd s�aci�nu�Y re�to t�ra Glifornis A�ricvltucv •
Land Evaluatiaa aad Sipe A�a�t Modd(1997}P�P�bY
tba C.�lid'arnis Dcpt ctCao:avat�a ss�optiaaal rnodd�o usa
ia a�impsc�oa s�icultvr+e aod fandand. WnuW tbe
P�'o1� �
a) Conve�t Frime Farml�od,Unique F�rmtand,a F�al�d of p D O �
Statevride Impott�x(F�.aa slwwn oa the mips
p�od Puorswnt�o tba Famlaad Mappin�aad Ma�ito�img .
Pragram of the Catifatnis Reao�Agawy,w aoa-
ag�icuta�ry r�se�
bj Confl;ct with ex�istin�mniiag fa agricultural use,ar s p � p O
's �
�llian�an Act co�ract?
...._....� .`�
CITY/RVPUB/1499/313785 F��"j�
Page 4 af 14
' l.w�7'f�
� �
IlEua: ��r Wili t.wa 11rt
�� 161i�a� 3i�i�ie�rt iVo
1�pMa� lno�pa�Md I�Prot
C) �VOIYC OLbPl Cbi1�i 1tt t�JC Clt1SLWj E1�YY�W�1C�r ❑ ❑ ❑ �
�41C t����N�C011b f�Itl OOIIVil�10110� . � •
Fasd�d,to nm-�iauhural u�a7 .
llI. AlR QVAI.1'f Y. 'WLat+s available,the�ip�iBc�ooa a�itaia
extabii�ho�i by this�ppfiubia aQ�quality maos�aowt a air ,
polb�tioo ambd distriat mry 6a nliad upm m a�ioe tbe ,
folloro�o�determiaatiaos. Wa�ld thQ pajxt .
.� c����;���c��u«a�. o o o �G
��,�n� .
b) vid�m my air quati�y st�odard a� '1Mu�t wbrt� I� O ❑ �
m��ar p�+r�je�ed air qa�lity violstioat .
cj Rc�+uk m a cumu�a6vety oauidtxabb oet�a�a:e af any ❑ O C7 �
critarii polliMant far w6id�drs pirojeet repao u . -
aaa�tsisnwt nnd�r�n�ppucaWs fade�ral a"o�oe�abiont�
a�e'qw�ry st�odad Cm��am�ioa�wbid� �
exeeod q�um�ve d�hoicb far a�one p�+ecuraars)4 � �
d) Facpose saruitiva��+ootpmrs to wb:tsatiat patiu�aoe ❑ O O �
c�maa�atiaos�
t) Cre�te objectionablo odas sft'a�g a substaatial mxnber of ❑ O O �
P�P�� . .
JY. BIOI.t)GtCAL RESOURCES. WoWd d�se projocE:
t
� a) I�iava a substantiat advasa etiac�,eitha dira:tly ar d�ouBb CI O ❑ �
; babitst awdi$cadoa=,c�my species ide�tif�od ss a
candid�sen�itive�ot special stadu apaies ia local ar
regia�a!plam,policia,a regutatioaa,or by tha Gdifarnia . .
Depar�at�'Fish md Game ar U.3. Fish and Wildlife
Serviat
CITY/RVPUB/1499/313785 FORM"T'
Page S of 14
� .
� l.w�1�a
lnua: si�'!i°"�
Aorli� �Uii Iw��
� ' Si�t � Si�ifi�t No!
� � 4�
bj Hav�s s�advase dTat as re!►rip�i�a L�6�itat ar ❑ Q ❑ �
. at�er�vea�rat ao�a�ideo�iGed ibd ae� �
iopan�l pl+dr.poli�iat,rep�l+poar ar by 1�C�
D�aat of Fi�h�ud Gmne ar U.S.Fnh�od Wild�ite
Savi�ra?
c) Nav�s wb�a�tid advase a�'ect os federallY P� O ❑ O �
wetl�nds s�da�d by Satio�404 of t6e Ciao W�ler Aet-
(mdud�i.but not 1i�od oa�m�'�L.v�aa�t Poai.oo�at.
e�.)dn+oo��eeat eemo�va�.�.�d�oio�i�t
i�taroptioq ar atbar u�u? •
� 1aba�fae�tantmtbr wi�h ede a�o�t otmy ioaeiv�e D C] O ` `
ea�ideot a mi�al�a�y 8n6 ar wil�i6s�pecio�ar vrt�i
ewb�a�hod dtiw eaident c�aai�ra�ary witiite oo�ridas.
cr impede d�s u�e otn+aiv�w�ldli6�mr�r�iteT
a) Caitliu�h asy lo�at pdicie ar a�uaoes peooeetioi ❑ O C] �
biolo�al rso�.wc�at s�+e peeravatian poliay Cr .
ordiaa�ae? �
n c�c�►��ot,��ao�a x.w� ❑ . � o �
Cao�a�vetias Pl�m.Nat�ral C,am�ity C.aoss�vdion plaq �
cr otha�pp�oved bcal,reaicnal,a stabe hsbitrt .
� coasa�vstion pi�n? .
V. CULTURAI.RFSOURCES. Wc�td tlr�prajat:
a) Csuae s��I edvecx cl�mge in tl�aiguifsca�rx ot s = D D � Q `�
���a�a n�4 isoa4_s�
b) Cause a substaatiat�dvcrse chang�r.ia tl�e si�ni6can�x of aa CJ p p jy(
arrh�calogical re.�aurct putsuaat to� 15064.5? �"��
c) DircctlY tx�ndiraalY datr'c'Y a uni9+�Palaoot��ogical ❑ ❑ ❑ �
Rsanx ar sita ot uaique goologic festune?
d) Disturb aay human c�mains, ir�cluding thase intex�tid outside ❑ ❑ ❑ �
of formal canetaiq?
CITY/RVPUBl1999l313785 FQRM"T'
Page 6 of 14
, -
. l.�w'hr
'', Is�s: �
l�e.�jr Wir 1...11r
S�iie� �r 5�i�1 Nv 1
�PK.i Yoo�orwi i�et
' VL GEOLOGY AND SOIIS��VYq��. •
�} �P�P�Pb or stru�r tiopotatiial�bitaat�id sdv�na C] � O `�
' �bd�,.�the rnt of1�,iaj�ary a daNb i�nrdvia� � .
i) Rnptu�ats bioro�s aatbq�laa fiwlt,a=ddma�oed aa t6e O D O �
, n�at noaat A1q�-P,iat�Ertl�s Fde Zon�1WiP
i�ned by�s Sta�s Geab�st far dis�ees a bded cs�r
au6�rrti�!avidmr�o�a l�rwo fiWt? Ra�+ar�o Divi�ioa af
' M'nres�od Gecio�r Speei�l Pnblic�iaa 4�.
u) Sa�aa��eumia�ound�? t7 O O �
'
� s�����s�x o a a �
� � � �
�► �� . �o o ❑ ,�
' b) Reade i�a�b�l soil a++o�ios ae�tbe lo�s c�fMproil? p � p • p �
' c) 8e loc�ed oa��e�k�pc vrrit a�oi1 t�t u�bk,o�dwt ❑ ❑ p �
rwo�dd becQne uo�tabb�s s raulk a�f tUa pro�ad„aod
. pota�lly�a�1t is an-ae�aff-�e Lod�tide.latard . .
, �`�1i�f'�tian ar aou�e? � . .
� Be�a�cawed ou�ve mil,a,r de�ined in T�Ia 1�-1-8 of p p p �
, the Umifam Hui�Ccda(1494),a+��ub�tial .
�isks to!i�ar pe+oparty?
, e) Firi►e aoils iac�psele ot adeqwkiy suppa�tio�dio�of � O O �
�eptic t�rdu ar slte�a�ive�raste vratee disposat systems �
' wbae eaw�ers ara�rot svalabb fa the dispcsal of wa:te
Wratar�
' Vi1. HAZJIRD3 AND HUI2ARDOUS MA?ERtALS. Wadd t�
Pro1�
, i) Cnate a si�hazard to tl�e pubtic ar the envirot�ent D L7 D �{
Usou�h d�ro�iao tranapoct„use,ar diaposa,l af h��zar�doua /�
' msts�iala7 .
t .....��.
ct�nrntvPusrt�r�I 3�ss FORM"]"
, Page?of I4
' •
Lw�'ii�
' jssue�; � �+
�y t�i t�..Tlr
si�il'�r�t i�i�� Si�iiio�N Zle is
1■P�at raala�l I��t
, b� c�.�c,�a���ame� o 0 0
������ � �
' o�a��a�srde�e o��ado�m�mai..�iorm
tfia a�r►iram�eat?
� c) Emit�daw mi�iair ar h�ndk 6mrdo�ar aa�r O ❑ L7 �
6�douit m�ari�,�„ar vrar�s aitbo aoo- ,
qu�eter m�e of m ao�ar p�opaed ubodt
, . � Be bca�ed au s sita wWc6 u ia�uded ao•liat ot�srdofs ❑ D CI
n�taiab.s�es can�pjMed p+�a�et�a Qa�a�o�t Code �
' �xtiao 63962.5�ad,�a rtsuk,woWd it uea�s a d�at
�d to tfre public ar t�e mv's�o�raeet7
, e) Fa a ptnject lasmd witbin�nn aapart laod we pLs ar, p ❑ ❑ &(
w6�re snd�s pl�n 1+u nat beea sdoptai,wit�in twv miks af P._
' �p�bliC a�po�t a public u�e ai�ryae�w�oald tie�r+oje�t
�ult m a s�faty 6asiri far peopk ididio�ar worf�b�g is
tbe pnc�ect�?
' n Fa a project withm f6e vi�eiaityr a�r priv�me airsbip.w�oWd ❑ l] .' � �
tba projod�1t ia�s�d�a►y 8az�r+d far pcc��le�ar .
, w�oddn�ia tbe ps�ject ara? .
tJ ���of a phy�icdl�►iMecfexa with a� p � p p �
' ����7+�P�aa ar eaDa�ear�.y avaautios �
pl�o?
, �) �P�P�P�a�ta a ai�if'�c�nt risk ot"ba, _ ❑ O � � �
onjuiy or de�th iavdvios v�rildlaud Brn,inch�where
' vm7��ach ane adjsoe�t t�urbeinitad�as a wl�ere
resid�Cxs mre�xod witb vvildlu�ds3
' VtU. HYDR�l.OGY AND WATER QUALlTY. Wadd tlse '
�
' a) Vidat�e aaY wa�ar quatitY standa�ds a wast�dischuge p O O
r�:Q�a�a� �
'
' CITY/RYPUH/1999/313785
FORM"T'
' • Paga S of 14
� •
• Lw�s'l�
�� Ilst�: ' p� ��fl� L�s 71r
' � � �� ��
� �� � �
� b� s������ � o o a �'
������� .
' aroWd ba s a�ec de�it i.aquit�er,roinme or�Io�+�rer�af tlie
bcd�cvamdw,�ar tabia lavel(a�;tbe peoductioa r�e ot`
p�e�na�by we�aouW d�rop�o a kk�r�d�h�a�uld
aot=u�ppoet+a►ci�hqd u�ar ploned moe�5ar wla�
! pamib l�va 6roen�ran�ed)t
o) Snbd�ori�lly s1�ar tbe mc�i�e AWa�a ott�rs�br ar ❑ p Q `�
, i�
re��th�vu�h t1�s�atias aft6e course ot•
�wo arrives.is s nvooiarwhich ri�onW raWt is
, �av�i�os ar sihatiaa ca-a a�E'-oteT .
� Sn�y s�er dre��aioa�pN�e�s utdr��im or O O .C] �
, ia.�s6rau�dre�antioa otthe oasse da
rt�s arriwe�,a��b�r ioccae�e dre ratie or emo�r�t
of:ust'aea nmo�'in s m�eriar wl�ieh waoid te�uh is tloodi� •
, an-ar o�'-sit�?
e) Cre�s a a�otrib�i�w�w�ter whid►w�a�W ex�oeed t� p Q ' Q �`
' up�yot�tim�ar pta�ned�ora.w�tar�� .
syst�a»cr piaM1ride sn6�ba4 addi�iaa�l�as+oe�d .
poQut�d�o�?
, Od�arvviae�bst�mti
� �� �►���ir7 o a ❑ �
I � Pt�a�withia s toayrar tlood h�nd m.�s D D D
Rn�pped an�federsl Flood Hazad HoundQy a F1ood �
' Iasu�oa Rste Msp ar omer flood barard ddioa�iao m�p? ,
h) P1�a wit�in s 100-year t�aod baxard ares s��rhich Q p p `�
, w�ould impede or codi��eet Uaod flo�wsZ •
' i) Fxpose peo�Pk ar�w a si�poificmt ri�lc o�la�t, ' p O O �
�1�Y a��1�6��i.a��tloodin�ai a
reault af tLe feilure of a levaa ar da�a?
, � W�wdatian hy sach�,�,a mudtlo�w?
'�' L7 tJ ❑ �
'
'
C('1'Y/RVP1)B✓1499r313785 FORM"T'
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, IX. LAND USEAND PLANNIN(�. Woald d�p�nject:
�) P�jnpcslhrcivida a�abli�6�ed co�mityT O ❑ C� �
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b) CajBid wi16�oryr�ppiKsbb vnd nra ptao�poliry,a ❑ O Cl �
re�ulnion d rn�anay witli junsdKtiaa anrar dre pt+c�aat
, (mc�,bdtnot liuiited m tua�eqQd pl�s.�Ptaor
b�al ooetv pro�rn,ar�admiras)�dop+od far tbs
p�rpoee davad�ar m�s��avie�asomtst e�eet�
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a) ConQia�widt iry.pplicalbte babit�c aoa.awamo.p1�n a' 0 O O �
' nrt�r�l�aama�vM�pl�sZ
x ��ur.�sovRces. wo�a a��
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s) RGak im t�a laa d�,►.itabi6ty�cEa tcno�wa mioQai p . Q ❑ �
' �a�oa tlut w�oald be a�vslua�a�the r�eRion sd t�s .
ra�i�b of ebs at�s?
' b) R�ulc io tbe io�s ot.vaitwbiuh►at s loally-� O • p ❑ ,�
auoa�l re�ava�ary aita delioedad an a loed�aoecal
y1m.s�ee�6c PLin a ether!md u�e pla�e? . .
' Jd. NOISE WoWd tbe pccjo�t rasutt ia: -
' s) �Cpaure of parsam to�r�mcratiaa ot noise lavals;a p ❑ O
acr.ass at a�aad�ds estabtid�ed in t6e locd �oestl plan or �
� aa�a�o�a'�ppticabee sts�d�cd�of atber s�?
� .
b) Expo�iae af Pa�o�to a gaxratian of mcoesaiv�e O p p �!
' �ra�ame vi6�stioa ar g�o�mdbaraa no�+e kvels? ��-
' c) A subs�ti�l perm�nmt i�neast ia�nbieut aa�ae�kvets in � [� [] 0 �
d�a ptoja�t viciaily�a lovds�v�ithout the
project?
' d) A suan�ti�t ta�pacacy ar perioaic inaease in ambieac p p p
nois�levels ia the prc�ject vKiniry�bove kv+eJs ex�stusg �
' vrithout d►e projax?
� CITY/ItVPUB/l499l3 37 k
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�: plprMiNl�► Wir lIw 77w�
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' e) Far a pgaet Ioa�Ued wid�s aa aitpact l�ad u�e pld ac, ❑ ❑ ❑ �
w1�e mch a pUo trs aot baa adoy�Wd,�taa mika d'
s p�b�a�i�pact arp�blia we�irpah,wodd the P�+ojae�
' axpo�e Peopb raid�or�orkin��n tbe projat�ra Nn
mooaova noi�e ln�?
' � Fa a pya�t vridrin ffie vic�tp ds pm►a�a ai�rip�a�a�uW ❑ . ❑ ❑
' �1���P�P��i���is tl�p��ajoct �
' � tea m�mi�fevai?
• 7�II. POPUi.A170N AND HOtIStNGi. WouW the ptoja� • �
' .
.) Ia��oa subNt�iat popu4dao�to�i�,a�eaa.�ar' O ❑ O �
, �17►(6or ax�P�.�P�P�i�.�� . .
�iae��ar a�irecilp(to�exampk�tkw��ao�ioa ae
rc�sd or�od�r�r�a)� . . . .
' b� a�Lce�b�aa�l�m6�s c�t'�t�, . � D a o i�
aeoes�db oo�tr�tioo o�replao�baumqn� �
, daaa�haa?. ,
c) t�isplaoo s�m�as atpaopM�,�t1�e O ❑ p �
' oo�A�oa�r�laceo�t ho�og dnv�liere� .
' XI1L PUBLIC SERVICLS. Wa�ld tbe pro�oct:
s) Re6uh in�l adverae p6y�impscb asaaa�ad
vvitb the pro�►isian ad'aear ar plrysicall�r altsred �
' gove�d faciti0e�.a�od fex a�w ar phyaically atter�od
�►enmre�tat faeileaes.t1rc ooa�stn�an of ar�icb co�ld �
cana�si�ti6car�t a�vinoom�x�l'smpacrs,i�a�ia to
' mai�n so�pt�bte sC'�►ice ratios.�times a adur
perfo�maoo�a objocqve.s far aay of tl�e public aavias:
' F'r'a pr�tod'°"?' 0 . O O �(
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' Police protxqonT p p � Q('
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Schooi�? • ❑ ❑ Q �
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' CITYlCtVP[JE/1999t3t3785 �•
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PbA�i�/�► Wi� lras Tfr
� �i�lio� � Tte 1�
i�prat i�apor� �put
� p�� � o 0 0 �
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, OtLar publi��sa7icie�t O ❑ D ,",
, 3QV. RECRFA'TION. WaWd th�e p�oja� .
s) 1�e tl�e a'e af�mi�badwod Ded repae�l D D O �
, prlv ar a�6et�araniorrid fac�tKia web tlut mb�o�al
plryaieai de�orioc�ti�t af tlie f�cility vMauid 000ur ar be
�coala��tad? �
� b) Doos 1be p�oja�t mcl��a�aat�■a�fsa�crrerp:e ' ❑ . O ❑ `�
��i�sarim�p�oaae af rea+etdon�l dci�ities � / -
, wl�icl►6are�a�d+rsr�e p�l alRct ao t6e
anriroameat?
, XV. 1'RANSPOR"fA?ION/TRAFFIC. Wau1d d�s�p�ojec� •
� ��) Cwta m i�cr�eue b trafiic whidi;��nb�otid io�ioa Q ❑ � O
w t�e mci�trs�c lo�d�nd e�p�eily ai tLe�teet
. sy:t�m(i.a.,�olt is a n�+tl �raere m d+tl�ar ths
, numb�r aEvai�iolr trips,t1�rol�ma�apacny ratq a�
ro.ds,ar can�e�us+t i�Da�re�tioe�)?
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b) Exooed.rr"tha�v�u�y ar a�Wat�1y,a k�d d D ❑ ❑
secrrioa staicttrd atabl'phed hY��Y��
m�a�t sgaucy far de�i�a�ai road�or 6i�aray�T
' ' �
c) Rer�lt in s chan'e m air tratbc p�ns,includinS� D ❑ O �
, an itrae�se is tra�$c kvels ar a d�mye is iocation tbat
results is subs�anrtid aafely rislcs?
c� SubaW�iatly in�liasarde�e w a desi�n fe�e � CI O O
' te.&.shup can►a a d�a�intarssctioas)or
inranpatibk usd(ag,f�oquiP�nt)�
, e) ResWt in a��
m�cq�uare emarga�y► ❑ O ❑ '�
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� CITYIRVPUH/1 444/3 1 3785 ��
FORM T'
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� , iss�: p�y � I�s 7�
Si�riiie�t �iaa �i/ilfert Ns 1
• I�ret Iuoo�Pard lw�t
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, g} Caatlia with adop�e+d pdic�.p1■n�.ar w�o�t ❑ t7 CI � �.
�P�i���('��+��
biayek rarcics}?
, xvt. trrnarlEs ANQ s�tvtcE sysTEMs. wou�a ri�e pger�
, s) E�aoaed w�noer�nmt roq�a�s ddhs p D D �
�PP��11Vata Qaal�ty Coa�ad Bo�d?
' b) Raquite a rn�ult;n tbe000uwuios of eew waoar or p p ❑ `�J
�ra�lewarrr��ar acpa�ion of� `
' faa�tiw,d�e aamnadiun dvNl�ich oovld�ade -
ai�ifip�t arvi�a�miaotal�? _
' c) Roqa�aa�+e�t ia tbacomaoctim o�i'naw stam�r�tar . O O O �`�,
�facilities or�pao d�ist�fsciliti�.ttie .
' ca�enbion o�'�could wu�e o�ti8c�ooit .
mv�ca�e�t�tHaats�
, � Hsrne s�imt wa�er apsrtin sv�ilabb co�v�e d,e . Q � p � O
p��ojact 8oa�eociaot��md reaaaces.ar#re
new ar acp�oded mtitlm�eats aeede,+d?
, e) Ra�uK in a dd�anmin�tioa by t�r�sstawat�r�estrnmt ❑ D O
prwide�arhicb swa ar n�sy sarvo t6�projed t6st it lus �
' edoq�e�e csp�city to serve t�p��ojec.t's pr+r�je�,ted d�aooand
in:dditias to tLa pc�a�vider'a onistina coaaaim�eats? `
' n Be save,d by a laac�61!with auf�cimt pennitt�d csri++�Y O ❑ �. D
to�o�eat�odate thc projxt's soiid waste dis�aaail rneoda?
' � Coa�pty wi�b federal,atek,aad local statutas aad O O Q
iegulatiae�s cdstod to sdid wnte? �
'
'
' CTI'Y/RVPUBJ1 999/3 1 3785 •�
FORM s"'
' Page 13 af 14
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�� Pcl�ivp Yl�i �.�w t!r
3i�i6ea�t 1�f"�Yia� Si�i6o�M No b
L�p�t Iaoo�oA� I�pot
XVD. MANDATORY FAIDINGS�F SIGNffICANCE
a) Doe+t tlr�projeet�rve the potmtid m de��de t6e qw�tj►' O ❑ ❑ �
ot tbe eananaeneot.aub�iaUy ra#uoe ms 6�bit�t ar a
fati ar w�dlita:peeia�.csn��fuh a�6e pap�an
o��rop belvw�lt'-�level�,tb�en!o r.lm�imNa
a pl�ot ar aoi�l co�mmu�y,=odi�tbeau�obet ar
re�tri�x d�a sa�e bf a r�ee ar eod�aee�pbat or sa�at
ar disrio�e is�poitaat�!a of d�s m�gar pa��o�t o[
CaG!'lbrait hi�ta�y arpen6i�toey�
b} Doe�tbe pnoj«t Lava�m.t�ra iadrvidna�► O D � p �
fam�e�bot�oan�dasbl°? ("C�tabvei�r
ca�idaable"ma�as d�t t6�iac�a�redutl�af� '
projeat�can�idersble vrbea�iewed ia oameaio�wi�
dr eSacv of p�t pt�oject�,.tl�e�atadier eunart
projact.�od�s e8'acts afprcb�bie fnpre pevjods.)
c) Das ti�e ptajece b�v�e ' �wbich w�l ❑ p � p �
aa�e westamial�dve�se e�ow aa�se�bdap.atbar �
dirnctl�►a indiracNY?
, � .
CiTX/RVPU8J1999l3137$5 FO[ZM"J"
Page 14 of 14
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�'T`� CITY OF PALM DESERT
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PUBLIC WORKS DEPARTMENT
. . INTEROFFICE MEMORANDUM
To: Lauri Aylaian, Director of Community Developme
____ _.
From: Mark Greenwood, P.E., Director of Public Works
Date: November 14, 2012
Subject: Whole Foods (PP12-223) Traffic Study
Public Works staff has reviewed the plans and associated information relative to the
proposed Whole Foods location and have determined that a traffic study is not required.
If there are any questions regarding this matter, please let me know.
/bl
cc: Christina Canales, Assistant Engineer
Kevin Swartz, Assistant Planner
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