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HomeMy WebLinkAboutZOA 98-4 OFF-STREET PARKING 1998 ' I CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT 1 STAFF REPORT I. TO: Honorable Mayor and City Council II. REQUEST: Approval of an amendment to the Municipal Code as it relates to off- street parking for medical and dental offices and clinics. III. INITIATED BY: City of Palm Desert CITY COUNCIL ACTION: IV. CASE NO: ZOA 98-4 T-.PPROVED®-1-,.. ' DENIED. :2ECEIVED—�--- OTHER V. DATE: July 9, 199 .F,E'rIb DATE - :VIES: _ - VI. CONTENTS: ;,TOES: ,BSENT: A. Staff Recommendation "STAIN: ,JEF,IFIED BY: B. Discussion ;.: nsl. on r. C. Draft Ordinance No. 883 D. Planning Commission Minutes dated June 16, 1998 E. Planning Commission Resolution No. 1871 F. Planning Commission Staff Report dated June 16, 1998 G. Related maps and/or exhibits ---------------------------------------------------------------------------------------------------------------------------------- A. STAFF RECOMMENDATION: Waive further reading and pass Ordinance No. 883 to second reading. B. DISCUSSION: 1. BACKGROUND: This amendment was initiated through the Zoning Ordinance Review Committee (ZORC) as part of the overall review of the Zoning Ordinance. This portion of the code amendment has been separated from the overall parking amendment due to a pending dental clinic application. 2. ANALYSIS: Over the past several years the City has approved construction of several dental offices and medical offices. In the Fred Waring corridor it has become obvious that.the current parking standard is inadequate in that it is a common occurrence to see parked vehicles spill over onto Fred Waring Drive and side streets such as San Anselmo. CITY COUNCIL STAFF REPORT CASE NO. ZOA 98-4 JULY 9, 1998 The current parking standard for medical and dental offices and/or clinics is one for each 250 square feet of gross floor area for offices less than 2,200 square feet and one for each 200 square feet for offices 2,200 square feet or larger." This standard favors small dental and medical offices, those under 2,200 square feet, and while it does require a higher amount of parking for larger buildings it does not take into account the proposed intensity of use on larger plans. Zoning Ordinance Review Committee considered this matter and agreed that the existing parking requirement was not high enough. ZORC recommends that the standard be changed to require six spaces per 1 ,000 square feet for the first 1 ,000 square feet and five spaces per 1 ,000 square feet thereafter. ZORC also discussed at length (see minutes attached) the appropriateness of granting up to a 15% reduction for utility areas and stairways. ZORC recommends that medical/dental offices and clinics only be eligible for the 15% reduction if the structure is a two-story building. If this standard is adopted, a single story 1 ,750 square foot dental office would be required to provide ten parking spaces versus the current seven spaces. A two story, 12,000 square foot medical building would be required to provide 52 spaces versus the current 49 required spaces (both assumes 15% reduction). Staff recommended to Planning Commission a higher standard, a basic requirement of six spaces per 1 ,000 square feet and allow applicants to request a reduction of up to 15% based on the floor plan (i.e., intensity of use). In order to be eligible to request a reduction applicants would be required to provide full tenant improvement plans and these would be on file. Applicants could choose to provide the full six spaces per 1 ,000 and retain "carte- blanche" for future use. Under this scenario a 1 ,750 square foot building would be required to provide 11 spaces with a possible reduction to nine spaces. A 12,000 square foot building would require 72 spaces with a possible reduction to 61 . 2 CITY COUNCIL STAFF REPORT CASE NO. ZOA 98-4 JULY 9, 1998 This matter was before the Planning Commission on June 16, 1998. Commission concurred with staff recommendation and with a 3-.0 vote (Commissioners Beaty and Jonathan were absent) Commission recommended to City Council approval of ZOA 98-4 by adoption of its Resolution No. 1872. 3. CEOA REVIEW: The proposed amendment is a class 5 categorical exemption and no further documentation is necessary. Prepared by: teve Smith Reviewed and Approved by. Philip Drell Am 3 ORDINANCE NO. 883 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING AN AMENDMENT TO SECTION 25.58.310 CONCERNING THE OFF-STREET PARKING SCHEDULE FOR MEDICAL AND DENTAL OFFICES AND CLINICS. CASE NO. ZOA 98-4 WHEREAS, the City Council of the City of Palm Desert, California, did on the 9th day of July, 1998, hold a duly noticed public hearing to consider an amendment to the Palm Desert Municipal Code Chapter 25.58 concerning the off-street parking schedule; and WHEREAS, the Planning Commission has recommended approval by adoption of its Resolution No. 1871 ; 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. 97-18," in that the Director of Community Development has determined that the project is a Class 5 Categorical Exemption; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did find the following facts and reasons to exist to justify their approval as described below: 1 . That the zoning ordinance amendment is consistent withe the objectives of the zoning ordinance; 2. That the zoning ordinance amendment is consistent with the adopted General Plan and affected specific plans. 3. That the zoning ordinance amendment would better serve the public health, safety and general welfare than the current regulations. NOW, THEREFORE, BE IT ORDAINED 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 Zoning Ordinance Amendment 98-4 as provided in the attached Exhibit "A" to amend Municipal Code, Chapter 25.58.310, is hereby approved. ORDINANCE NO. 883 PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City Council, held on this day of 1998, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JEAN M. BENSON, Mayor ATTEST: SHEILA R. GILLIGAN, City Clerk City of Palm Desert, California 2 ORDINANCE NO. 883 EXHIBIT "A" SECTION 1 That section 25.58.310 minimum parking stalls required for "dental clinics or offices and medical clinics or offices" be amended to read as follows: Six (6) for each 1 ,000 square feet of gross floor area. Based upon submittal of a tenant improvement floor plan Planning Commission may grant up to a 15% parking reduction. Items to be considered in granting such reduction shall be: 1) elevators, stairways and landings 2) interior utility facilities 3) restroom areas 4) non-leasable common areas 3 PLANNING COMMISSION RESOLUTION NO. 1871 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE AN AMENDMENT TO SECTION 25.58.310 CONCERNING THE OFF-STREET PARKING SCHEDULE FOR MEDICAL AND DENTAL OFFICES AND CLINICS. CASE NO. ZOA 98-4 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 16th day of June, 1998, hold a duly noticed public hearing to consider an amendment to the Palm Desert Municipal Code Chapter 25.58 concerning the off-street parking schedule; 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. 97-18," in that the Director of Community Development has determined that the project is a Class 5 Categorical Exemption; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to exist to justify their recommendation as described below: 1 . That the zoning ordinance amendment is consistent withe the objectives of the zoning ordinance; 2. That the zoning ordinance amendment is consistent with the adopted General Plan and affected specific plans. 3. That the zoning ordinance amendment would better serve the public health, safety and general welfare than the current regulations. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1 . That the above recitations are true and correct and constitute the findings of the commission in this case. 2. That the Planning Commission does hereby recommend to the City Council approval of a Zoning Ordinance text amendment as provided in the attached Exhibit "A" to amend Municipal Code, Chapter 25.58.310. PLANNING COMMISSION RESOLUTION NO. 1871 PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 16th day of June, 1998, by the following vote, to wit: AYES: FERNANDEZ, FINERTY, CAMPBELL NOES: NONE ABSENT: BEATY, JONATHAN ABSTAIN: NONE ' S NIA M. CAMPBELL, Chairperson ATTEST: PHILIP DRELL Secretary Palm Desert P anning Commission i 1 1 2 PLANNING COMMISSION RESOLUTION NO. 1871 EXHIBIT „A„ SECTION 1 That section 25.58.310 minimum parking stalls required for "dental clinics or offices and medical clinics or offices" be amended to read as follows: Six (6) for each 1 ,000 square feet of gross floor area. Based upon submittal of a tenant improvement floor plan Planning Commission may grant up to a 15% parking reduction. Items to be considered in granting such reduction shall be: 1 ) elevators, stairways and landings 2) interior utility facilities 3) restroom areas 4) non-leasable common areas 3 CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE: June 16, 1998 CASE NO: ZOA 98-4 REQUEST: Approval of an amendment to the Municipal Code as it relates to off- street parking for medical and dental offices and clinics. INITIATED BY: City of Palm Desert I. BACKGROUND: This amendment was initiated through the Zoning Ordinance Review Committee (ZORC) as part of the overall review of the Zoning Ordinance. This portion of the code amendment has been separated from the overall parking amendment due to a pending dental clinic application. II. ANALYSIS: Over the past several years the City has approved construction of several dental offices and medical offices. In the Fred. Waring corridor it has become obvious that the current parking standard is inadequate in that it is a common occurrence to see parked vehicles spill over onto Fred Waring Drive and side streets such as San Anselmo. The current parking standard for medical and dental offices and/or clinics is "one for each 250 square feet of gross floor area for offices less than 2,200 square feet and one for each 200 square feet for offices 2,200 square feet or larger." This standard favors small dental and medical offices, those under 2,200 square feet, and while it does require a higher amount of parking for larger buildings it does not take into account the proposed intensity of use on larger plans. Zoning Ordinance Review Committee considered this matter and agreed that the existing parking requirement was not high enough. ZORC recommends that the standard be changed to require six spaces per 1 ,000 square feet for the first 1 ,000 STAFF REPORT CASE NO. ZOA 98-4 JUNE 16, 1998 square feet and five spaces per 1 ,000 square feet thereafter. ZORC also discussed at length (see minutes attached) the appropriateness of granting up to a 15% reduction for utility areas and stairways. ZORC recommends that medical/dental offices and clinics only be eligible for the 15% reduction if the structure is a two- story building. If this standard is adopted, a single story 1 ,750 square foot dental office would be required to provide ten parking spaces versus the current seven spaces. A two story, 12,000 square foot medical building would be required to provide 52 spaces versus the current 49 required spaces (both assumes 15% reduction). Staff recommends a basic requirement of six spaces per 1 ,000 square feet and allow applicants to request a reduction of up to 15% based on the floor plan (i.e., intensity of use). In order to be eligible to request a reduction applicants would be required to provide full tenant improvement plans and these would be on file. Applicants could choose to provide the full six spaces per 1 ,000 and retain "carte-blanche" for future use. Under this scenario a 1 ,750 square foot building would be required to provide 11 spaces with a possible reduction to nine spaces. A 12,000 square foot building would require 72 spaces with a possible reduction to 61 . III. CEQA REVIEW: The proposed amendment is a class 5 categorical exemption and no further documentation is necessary. IV. RECOMMENDATION: That the Planning Commission recommend to the City Council approval of an amendment to the off-street parking requirement for medical and dental offices and clinics by increasing the required parking to six parking spaces per 1 ,000 square feet, subject to up to a 15% reduction based on review of the floor plan/tenant improvements. 2 STAFF REPORT CASE NO. ZOA 98-4 JUNE 16, 1998 V. ATTACHMENTS: A. Draft resolution B. Legal notice C. ZORC minutes Prepared by Stave Smith Reviewed and Approved by VDrell /tm 3 PLANNING COMMISSION RESOLUTION.NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE AN AMENDMENT TO SECTION 25.58.310 CONCERNING THE OFF-STREET PARKING SCHEDULE FOR MEDICAL AND DENTAL OFFICES AND CLINICS. CASE NO. ZOA 98-4 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 16th day of June, 1998, hold a duly noticed public hearing to consider an amendment to the Palm Desert Municipal Code Chapter 25.58 concerning the off-street parking schedule; 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. 97-18," in that the Director of Community Development has determined that the project is a Class 5 Categorical Exemption; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to exist to justify their recommendation as described below: 1 . That the zoning ordinance amendment is consistent withe the objectives of the zoning ordinance; 2. That the zoning ordinance amendment is consistent with the adopted General Plan and affected specific plans. 3. That the zoning ordinance amendment would better serve the public health, safety and general welfare than the current regulations. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1 . That the above recitations are true and correct and constitute the findings of the commission in this case. 2. That the Planning Commission does hereby recommend to the City Council approval of a Zoning Ordinance text amendment as provided in the attached Exhibit "A" to amend Municipal Code, Chapter 25.58.310. PLANNING COMMISSION RESOLUTION NO. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 16th day of June, 1998, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: SONIA M. CAMPBELL, Chairperson ATTEST: PHILIP DRELL, Secretary Palm Desert Planning Commission z PLANNING COMMISSION RESOLUTION NO. EXHIBIT "A" SECTION 1 That section 25.58.310 minimum parking stalls required for "dental clinics or offices and medical clinics or offices" be amended to read as follows: Six (6) for each 1 ,000 square feet of gross floor area. Based upon submittal of a tenant improvement floor plan Planning Commission may grant up to a 15% parking reduction. Items to be considered in granting such reduction shall be: 1 ) stairways and landings 2) interior utility facilities 3) restroom areas 3 (1) C�64� off p�ao� Dc�o�? 73-510 FRED WARING DRIVE,PALM DESERT,CALIFORNIA 92260 TELEPHONE(619)346-0611 CITY OF PALM DESERT LEGAL NOTICE CASE NO. ZOA 98-4 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request by the CITY OF PALM DESERT to amend the Zoning Ordinance to increase the required parking for medical/dental office buildings. SAID public hearing will be held on Tuesday, June 16, 1998, at 7:00 p.m. in the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. Written comments concerning all items covered by this public hearing notice shall be accepted up to the date of the hearing. Information concerning the proposed project and/or negative declaration is available for review in the Department of Community Development at the above address between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. If you challenge the proposed actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. PUBLISH: Desert Post PHILIP DRELL, Secretary June 4, 1998 Palm Desert Planning Commission MINUTES ZONING ORDINANCE REVIEW COMMITTEE MARCH 25, 1998 1. CALL TO ORDER The meeting was called to order at 3:10 p.m. Present: Tim Bartlett, Jean Benson, Sonia Campbell, Bob Leo, Steve Smith, Frank Urrutia II. REVIEW OF SIGN ORDINANCE REVISIONS Mr. Smith presented draft language prepared in response to the Committee's recommendations for amendments to the sign ordinance provisions regarding color limits, height limits, roof signs definition, monument signs and awnings. Member Benson referenced Section 25.68.400 and suggested that it state, "Such signs shall be removed upon rental of the property or 30 days after the close of escrow," with which the rest of the Committee concurred. Mr. Smith reported that he made changes to Section J regarding awnings to require a 75-foot separation between each canopy awning, to which Member Campbell responded that 75 feet is not far enough, and added that she doesn't believe any additional canopy awnings should be allowed on El Paseo. Mr. Smith pointed out that the current policy has been to restrict the number of canopy awnings on El Paseo to one per building. Member Foxx commented that he likes the aesthetics of canopy awnings because they create a much different pedestrian environment, and he would suggest that canopy awnings be encouraged rather than discouraged because of the value they add to the streetscape along El Paseo, which would otherwise be pretty stark. Member Benson felt that there are already enough canopy awnings along El Paseo to break up the appearance of the street, and she would prefer not to clutter the street. 1 ZONING ORDINANCE REVIEW COMMITTEE MARCH 25, 1998 MINUTES Member Foxx stated that specialty retail is a unique animal, and he believes the canopy awnings help set El Paseo apart from the rest of the City. Member Foxx commented that the Committee should not trouble itself with this issue at this time, because he anticipates a bloodbath along El Paseo after The Gardens shopping center opens. Mr. Smith suggested maintaining the current policy of one canopy awning per building, and that requests for additional canopy awnings be subject to Architectural Review Commission approval based on findings, i.e., that visual access to other businesses not be blocked. Mr. Smith indicated that he will report back with the appropriate language. Ill. PARKING STANDARDS Mr. Smith reported that the Committee may want to consider revising the parking standards for medical office buildings, because it appears that certain buildings meet the code criteria, but still do not have sufficient parking, Le, the Sunlife building. Staff conducted a survey of other cities in the area and found: 1) La Quinta requires four spaces per 1,000 square feet of gross floor area for the first 2,000 square feet, and one space for each additional 175 square feet of gross floor area; a) For example, a 10,000 square foot building in La Quinta would be required to provide 56 parking spaces; 2) Rancho Mirage requires four spaces per 1,000 square feet of gross floor area; a) For example, a 10,000 square foot building in Rancho Mirage would be required to provide 40 parking spaces; 3) Palm Desert requires four spaces per 1,000 square feet of gross floor area for the first 2,200 square feet of gross floor area (minus 15% for utility areas), and five spaces per 1,000 square feet of gross floor area for areas exceeding 2,200 square feet; a) For example, a 10,000 square foot building in Palm Desert would be required to provide 37 to 44 parking spaces, depending on the utility reduction. 2 ZONING ORDINANCE REVIEW COMMITTEE MARCH 25, 1998 MINUTES Member Foxx noted that property owners must charge higher rental rates for medical offices than general offices in order to render the same economic return, because the medical office buildings require more parking space. Member Foxx commented that the Sunlife building is not a good example of a typical medical office situation, and the Committee should not over-react to that situation; however, if similar situations arise with other medical office buildings, then the Committee may wish to consider making changes. Member Bartlett felt that market conditions will help balance things out, because if patients cannot find parking space when they visit their health practitioner, they will choose a different provider. Member Urrutia noted that La Quinta's formula works out to one parking space for each 180 square feet of gross floor area, and he would suggest that Palm Desert's requirements be similar, and that the 15% utility reduction be eliminated. Member Foxx pointed out that the larger the building, the less parking is needed. Member Urrutia suggested requiring one parking space for each 150 square feet of gross floor area for buildings up to 2,000 square feet. Member Bartlett recommended requiring six parking spaces for the first 1,000 square feet of gross floor area, and five parking spaces for each additional 1,000 square feet of floor area, with which Member Foxx concurred. Member Foxx suggested that the 15% reduction only be applied to buildings of two stories or more, with which Members Urrutia and Bartlett agreed. Member Foxx recommended that it be worded "up to 15%" so .that the exact figure could be calculated. Mr. Smith indicated that he will report back with language that requires six parking spaces for the first 1,000 square feet of gross floor area and five parking spaces per every 1,000 square feet thereafter, and that "up to 15%" reduction be allowed for utility areas in buildings of two stories or more. 3 F ONING ORDINANCE REVIEW COMMITTEE ARCH 25, 1998 MINUTES Member Leo suggested that vacant City land be converted to parking lots, and that shuttle services be established to transport people to their places of employment, to which Member Benson responded that it is a good idea, but she doesn't think the desert is ready for it. Mr. Smith commented that people seem to respond to incentive-based carpooling. IV. ADJOURNMENT The Committee agreed to meet again on Wednesday, April 15, 1998 at 3:00 p.m. in the Community Services Conference Room. The meeting adjourned at 4:45 p.m. STEVE SMITH PLANNING MANAGER 4 i i MINUTES PALM DESERT PLANNING COMMISSION JUNE 16, 1998 Chairperson Campbell stated that she liked the building a lot better now and felt it would be quite an improvement for Hovley Lane. Mr. Sharp said he liked it better too. He also thought it was better looking. Chairperson Campbell asked if anyone wished to speak in FAVOR or OPPOSITION to the proposed project. There was no one and the public hearing was closed. Chairperson Campbell asked for Commission comments. Commissioner Finerty moved for approval and Commissioner Fernandez seconded, saying that he felt this would be a great project. Action: It was moved by Commissioner Finerty, seconded by Commissioner Fernandez, approving the findings as presented by staff. Motion carried 3-0. It was moved by Commissioner Finerty, seconded by Commissioner Fernandez, adopting Planning Commission Resolution No. 1870, approving PP 98-9, subject to conditions. Motion carried 3-0. Chairperson Campbell asked Mr. Sharp when they would commence building. Mr. Sharp said he thought they would start grading within one week. He thought it would be ready in September. E. Case No. ZOA 98-4 - CITY OF PALM DESERT, Applicant Request for approval of an amendment to the Municipal Code as it relates to off-street parking for medical and dental offices and clinics. Mr. Smith stated that currently the parking standard for medical and dental offices and clinics read, "One parking space for every 250 square feet of gross floor area for offices less than 2200 square feet and one for each 200 square feet for offices 2200 square feet or larger." He said that creates a problem for the medical offices that were locating along Fred Waring Drive and Monterey Avenue where the offices had 1700-1800 square foot buildings and they only had to provide four spaces per 1000. Staff took the matter to Zoning 12 t MINUTES PALM DESERT PLANNING COMMISSION JUNE 16, 1998 Ordinance Review Commission and they concurred that the existing standard was not high enough. The recommendation from Zoning Ordinance Review was to go to six spaces per thousand for the first 1 ,000 then step it down to five spaces per 1 ,000 thereafter. ZORC also discussed at length whether they should be looking at continuing to allow the up to 15% reduction for utility non-useable area and concluded that it only made sense if they had a two- story building that had stairways, elevators, etc. If Commission proceeded with the recommendation from ZORC, on a 1700 square foot dental office the parking standard would increase from seven spaces currently required to ten. On a bigger building, a two-story 12,000 square foot medical office would be required to provide 52 spaces versus the current 49 spaces. It didn't seem to be addressing the concern staff had with respect to these large buildings that are intensively used, i.e., the Sunlife Medical Building. Staff looked at the issue after it had been to ZORC and concluded that we needed to go to a flat six spaces per 1 ,000 and then allow the applicant to show the City that his or her use was not overly intense. They could do that by providing staff with the ultimate floor plan for the building. They could also choose to just develop with six spaces per 1 ,000 and then they could operate as intensively as they wished, but if they wished an up to 15% reduction, they would have to show staff justification in the form of stairways, landings, interior utility facilities, restroom areas (and staff was going to add a fourth category to Exhibit A of the draft resolution, "elevators and common areas"). In no event would it exceed 15%. On the same 12,000 square foot building the maximum required parking would be 72 spaces versus the current 49 and if it was a reduced intensity building there could be a reduction down to 61 , but that would still be a substantial increase over the current 49 spaces. The draft resolution in Commission's packet reflected the staff recommendation for the higher standard. He noted that the request is a Class 5 Categorical Exemption for purposes of CEQA. He asked for any questions. Mr. Drell commented that the City would probably be relooking at the entire parking ordinance. Staff felt that since they were getting office building proposals before them that now was time to move ahead with it and they would be looking at deficiencies in a lot of the other areas and coming back to the Commission. Chairperson Campbell asked if there had been problems with these medical buildings on Fred Waring. Mr. Drell concurred and explained that staff was now getting these specialtybuilt medical buildings because doctors were the g 13 1 MINUTES PALM DESERT PLANNING COMMISSION JUNE 16, 1998 one group of professionals that are out their renting space. Sunlife Medical Building was one of the first buildings built that was occupied 100% by medical use and they were suddenly seeing the impact of it. Chairperson Campbell opened the public hearing, there was no one in the audience to speak in FAVOR or OPPOSITION, she closed the public hearing and stated that she would move for approval. Action: It was moved by Chairperson Campbell, seconded by Commissioner Finerty, approving the findings as presented by staff. Motion carried 3-0. It was moved by Chairperson Campbell, seconded by Commissioner Finerty, adopting Planning Commission Resolution No. 1871 , recommending to City Council approval of ZOA 98-4. Motion carried 3-0. IX. MISCELLANEOUS A. Case No. RV 98-2 - GARDEN HEPBURN, Applicant Per Planning Commission instruction on June 2, 1998, consideration of a resolution denying a permit to allow the parking and storage of a nine-foot high by 21 feet long recreational vehicle in the front yard of the residence located at 72-915 Skyward Way. Chairperson Campbell noted that at the last meeting Commission denied the CUP and instructed staff to prepare a resolution of denial which was now in front of them for adoption. Action: It was moved by Commissioner Finerty, seconded by Commissioner Fernandez, approving the findings as presented by staff. Motion carried 3-0. It was moved by Commissioner Finerty, seconded by Commissioner Fernandez, adopting Planning Commission Resolution No. 1872, denying RV 98-2. Motion carried 3-0. 14 CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT I. TO: Honorable Mayor and City Council II. REQUEST: Approval of an amendment to the Municipal Code as it relates to off- street parking for medical and dental offices and clinics. III. INITIATED BY: City of Palm Desert IV. CASE NO: ZOA 98-4 V. DATE: July 9, 1998 VI. CONTENTS: A. Staff Recommendation B. Discussion C. Draft Ordinance No. D. Planning Commission Minutes dated June 16, 1998 E. Planning Commission Resolution No. 1871 F. Planning Commission Staff Report dated June 16, 1998 G. Related maps and/or exhibits ---------------------------------------------------------------------------------------------------------------------------------- A. STAFF RECOMMENDATION: Waive further reading and pass Ordinance No. to second reading. B. DISCUSSION: 1 . BACKGROUND: This amendment was initiated through the Zoning Ordinance Review Committee (ZORC) as part of the overall review of the Zoning Ordinance. This portion of the code amendment has been separated from the overall parking amendment due to a pending dental clinic application. 2. ANALYSIS: Over the past several years the City has approved construction of several dental offices and medical offices. In the Fred Waring corridor it has become obvious that the current parking standard is inadequate in that it is a common occurrence to see parked vehicles spill over onto Fred Waring Drive and side streets such as San Anselmo. CITY COUNCIL STAFF REPORT CASE NO. ZOA 98-4 JULY 9, 1998 The current parking standard for medical and dental offices and/or clinics is one for each 250 square feet of gross floor area for offices less than 2,200 square feet and one for each 200 square feet for offices 2,200 square feet or larger." This standard favors small dental and medical offices, those under 2,200 square feet, and while it does require a higher amount of parking for larger buildings it does not take into account the proposed intensity of use on larger plans. Zoning Ordinance Review Committee considered this matter and agreed that the existing parking requirement was not high enough. ZORC recommends that the standard be changed to require six spaces per 1 ,000 square feet for the first 1 ,000 square feet and five spaces per 1 ,000 square feet thereafter. ZORC also discussed at length (see minutes attached) the appropriateness of granting up to a 15% reduction for utility areas and stairways. ZORC recommends that medical/dental offices and clinics only be eligible for the 15% reduction if the structure is a two-story building. If this standard is adopted, a single story 1 ,750 square foot dental office would be required to provide ten parking spaces versus the current seven spaces. A two story, 12,000 square foot medical building would be required to provide 52 spaces versus the current 49 required spaces (both assumes 15% reduction). Staff recommended to Planning Commission a higher standard, a basic requirement of six spaces per 1 ,000 square feet and allow applicants to request a reduction of up to 15% based on the floor plan (i.e., intensity of use). In order to be eligible to request a reduction applicants would be required to provide full tenant improvement plans and these would be on file. Applicants could choose to provide the full six spaces per 1 ,000 and retain "carte- blanche" for future use. Under this scenario a 1 ,750 square foot building would be required to provide 11 spaces with a possible reduction to nine spaces. A 12,000 square foot building would require 72 spaces with a possible reduction to 61 . 2 CITY COUNCIL STAFF REPORT CASE NO. ZOA 98-4 JULY 9, 1998 This matter was before the Planning Commission on June 16, 1998. Commission concurred with staff recommendation and with a 3-0 vote (Commissioners Beaty and Jonathan were absent) Commission recommended to City Council approval of ZOA 98-4 by adoption of its Resolution No. 1872. 3. CEQA REVIEW: The proposed amendment is a class 5 categorical exemption and no further documentation is necessary. Prepared by: teve Smith Reviewed and Approved by. P ilip Drell /tm 3 ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING AN AMENDMENT TO SECTION 25.58.310 CONCERNING THE OFF-STREET PARKING SCHEDULE FOR MEDICAL AND DENTAL OFFICES AND CLINICS. CASE NO. ZOA 98-4 WHEREAS, the City Council of the City of Palm Desert, California, did on the 9th day of July, 1998, hold a duly noticed public hearing to consider an amendment to the Palm Desert Municipal Code Chapter 25.58 concerning the off-street parking schedule; and WHEREAS, the Planning Commission has recommended approval by adoption of its Resolution No. 1871 ; 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. 97-18," in that the Director of Community Development has determined that the project is a Class 5 Categorical Exemption; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did find the following facts and reasons to exist to justify their approval as described below: 1 . That the zoning ordinance amendment is consistent withe the objectives of the zoning ordinance; 2. That the zoning ordinance amendment is consistent with the adopted General Plan and affected specific plans. 3. That the zoning ordinance amendment would better serve the public health, safety and general welfare than the current regulations. NOW, THEREFORE, BE IT ORDAINED 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 Zoning Ordinance Amendment 98-4 as provided in the attached Exhibit "A" to amend Municipal Code, Chapter 25.58.310, is hereby approved. ORDINANCE NO. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City Council, held on this day of 1998, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JEAN M. BENSON, Mayor ATTEST: SHEILA R. GILLIGAN, City Clerk City of Palm Desert, California 2 ORDINANCE NO. EXHIBIT "A" SECTION 1 That section 25.58.310 minimum parking stalls required for "dental clinics or offices and medical clinics or offices" be amended to read as follows: Six (6) for each 1 ,000 square feet of gross floor area. Based upon submittal of a tenant improvement floor plan Planning Commission may grant up to a 15% parking reduction. Items to be considered in granting such reduction shall be: 1) elevators, stairways and landings 2) interior utility facilities 3) restroom areas 4) non-leasable common areas 3 PLANNING COMMISSION RESOLUTION NO. 1871 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE AN AMENDMENT TO SECTION 25.58.310 CONCERNING THE OFF-STREET PARKING SCHEDULE FOR MEDICAL AND DENTAL OFFICES AND CLINICS. CASE NO. ZOA 98-4 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 16th day of June, 1998, hold a duly noticed public hearing to consider an amendment to the Palm Desert Municipal Code Chapter 25.58 concerning the off-street parking schedule; 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. 97-18," in that the Director of Community Development has determined that the project is a Class 5 Categorical Exemption; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to exist to justify their recommendation as described below: 1 . That the zoning ordinance amendment is consistent withe the objectives of the zoning ordinance; 2. That the zoning ordinance amendment is consistent with the adopted General Plan and affected specific plans. 3. That the zoning ordinance amendment would better serve the public health, safety and general welfare than the current regulations. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1 . That the above recitations are true and correct and constitute the findings of the commission in this case. 2. That the Planning Commission does hereby recommend to the City Council approval of a Zoning Ordinance text amendment as provided in the attached Exhibit "A" to amend Municipal Code, Chapter 25.58.310. PLANNING COMMISSION RESOLUTION NO. 1871 PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 16th day of June, 1998, by the following vote, to wit: AYES: FERNANDEZ, FINERTY, CAMPBELL NOES: NONE ABSENT: BEATY, JONATHAN ABSTAIN: NONE WSN t.c_.ti M. CAMPBELL, Chairperson ATTEST: 1- PHILIP DRELL Secretary _ Palm Desert P anning Commission r 1 I 2 PLANNING COMMISSION RESOLUTION NO. 1871 EXHIBIT "A" SECTION 1 That section 25.58.310 minimum parking stalls required for "dental clinics or offices and medical clinics or offices" be amended to read as follows: Six (6) for each 1 ,000 square feet of gross floor area. Based upon submittal of a tenant improvement floor plan Planning Commission may grant up to a 15% parking reduction. Items to be considered in granting such reduction shall be: 1) elevators, stairways and landings 2) interior utility facilities 3) restroom areas 4) non-leasable common areas 3 CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE: June 16, 1998 CASE NO: ZOA 98-4 REQUEST: Approval of an amendment to the Municipal Code as it relates to off- street parking for medical and dental offices and clinics. INITIATED BY: City of Palm Desert I. BACKGROUND: This amendment was initiated through the Zoning Ordinance Review Committee (ZORC) as part of the overall review of the Zoning Ordinance. This portion of the code amendment has been separated from the overall parking amendment due to a pending dental clinic application. II. ANALYSIS: Over the past several years the City has approved construction of several dental offices and medical offices. In the Fred. Waring corridor it has become obvious that the current parking standard is inadequate in that it is a common occurrence to see parked vehicles spill over onto Fred Waring Drive and side streets such as San Anselmo. The current parking standard for medical and dental offices and/or clinics is "one for each 250 square feet of gross floor area for offices less than 2,200 square feet and one for each 200 square feet for offices 2,200 square feet or larger." This standard favors small dental and medical offices, those under 2,200 square feet, and while it does require a higher amount of parking for larger buildings it does not take into account the proposed intensity of use on larger plans. Zoning Ordinance Review Committee considered this matter and agreed that the existing parking requirement was not high enough. ZORC recommends that the standard be changed to require six spaces per 1 ,000 square feet for the first 1 ,000 STAFF REPORT CASE NO. ZOA 98-4 JUNE 16, 1998 . . square feet and five spaces per 1 ,000 square feet thereafter. ZORC also discussed at length (see minutes attached) the appropriateness of granting up to a 15% reduction for utility areas and stairways. ZORC recommends that medical/dental offices and clinics only be eligible for the 15% reduction if the structure is a two- story building. If this standard is adopted, a single story 1 ,750 square foot dental office would be required to provide ten parking spaces versus the current seven spaces. A two story, 12,000 square foot medical building would be required to provide 52 spaces versus the current 49 required spaces (both assumes 15% reduction). Staff recommends a basic requirement of six spaces per 1 ,000 square feet and allow applicants to request a reduction of up to 15% based on the floor plan (i.e., intensity of use). In order to be eligible to request a reduction applicants would be required to provide full tenant improvement plans and these would be on file. Applicants could choose to provide the full six spaces per 1 ,000 and retain "carte-blanche" for future use. Under this scenario a 1 ,750 square foot building would be required to provide 11 spaces with a possible reduction to nine spaces. A 12,000 square foot building would require 72 spaces with a possible reduction to 61 . III. CEQA REVIEW: The proposed amendment is a class 5 categorical exemption and no further documentation is necessary. IV. RECOMMENDATION: That the Planning Commission recommend to the City Council approval of an amendment to the off-street parking requirement for medical and dental offices and clinics by increasing the required parking to six parking spaces per 1 ,000 square feet, subject to up to a 15% reduction based on review of the floor plan/tenant improvements. 2 i STAFF REPORT CASE NO. ZOA 98-4 JUNE 16, 1998 V. ATTACHMENTS: A. Draft resolution B. Legal notice C. ZORC minutes Prepared by Ste a Smith Reviewed and Approved by Phil Drell /tm 3 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE AN AMENDMENT TO SECTION 25.58.310 CONCERNING THE OFF-STREET PARKING SCHEDULE FOR MEDICAL AND DENTAL OFFICES AND CLINICS. CASE NO. ZOA 98-4 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 16th day of June, 1998, hold a duly noticed public hearing to consider an amendment to the Palm Desert Municipal Code Chapter 25.58 concerning the off-street parking schedule; 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. 97-18," in that the Director of Community Development has determined that the project is a Class 5 Categorical Exemption; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to exist to justify their recommendation as described below: 1 . That the zoning ordinance amendment is consistent withe the objectives of the zoning ordinance; 2. That the zoning ordinance amendment is consistent with the adopted General Plan and affected specific plans. 3. That the zoning ordinance amendment would better serve the public health, safety and general welfare than the current regulations. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1 . That the above recitations are true and correct and constitute the findings of the commission in this case. 2. That the Planning Commission does hereby recommend to the City Council approval of a Zoning Ordinance text amendment as provided in the attached Exhibit "A" to amend Municipal Code, Chapter 26.58.310. PLANNING COMMISSION RESOLUTION NO. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 16th day of June, 1998, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: SONIA M. CAMPBELL, Chairperson ATTEST: PHILIP DRELL, Secretary Palm Desert Planning Commission Z PLANNING COMMISSION RESOLUTION NO. _ EXHIBIT "A" SECTION 1 That section 25.58.310 minimum parking stalls required for "dental clinics or offices and medical clinics or offices" be amended to read as follows: Six (6) for each 1 ,000 square feet of gross floor area. Based upon submittal of a tenant improvement floor plan Planning Commission may grant up to a 15% parking reduction. Items to be considered in granting such reduction shall be: 1) stairways and landings 2) interior utility facilities 3) restroom areas 3 73.510 FRED WARING DRIVE,PALM DESERT,CALIFORNIA 92260 TELEPHONE(619)346-0611 CITY OF PALM DESERT LEGAL NOTICE CASE NO. ZOA 98-4 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request by the CITY OF PALM DESERT to amend the Zoning Ordinance to increase the required parking for medical/dental office buildings. SAID public hearing will be held on Tuesday, June 16, 1998, at 7:00 p.m. in the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. Written comments concerning all items covered by this public hearing notice shall be accepted up to the date of the hearing. Information concerning the proposed project and/or negative declaration is available for review in the Department of Community Development at the above address between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. If you challenge the proposed actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described-in this notice, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. PUBLISH: Desert Post PHILIP DRELL, Secretary June 4, 1998 Palm Desert Planning Commission MINUTES ZONING ORDINANCE REVIEW COMMITTEE MARCH 25, 1998 I. CALL TO ORDER The meeting was called to order at 3:10 p.m. Present: Tim Bartlett, Jean Benson, Sonia Campbell, Bob Leo, Steve Smith, Frank Urrutia II. REVIEW OF SIGN ORDINANCE REVISIONS Mr. Smith presented draft language prepared in response to the Committee's recommendations for amendments to the sign ordinance provisions regarding color limits, height limits, roof signs definition, monument signs and awnings. Member Benson referenced Section 25.68.400 and suggested that it state, "Such signs shall be removed upon rental of the property or 30 days after the close of escrow,"with which the rest of the Committee concurred. Mr. Smith reported that he made changes to Section J regarding awnings to require a 75-foot separation between each canopy awning, to which Member Campbell responded that 75 feet is not far enough, and added that she doesn't believe any additional canopy awnings should be allowed on El Paseo. Mr. Smith pointed out that the current policy has been to restrict the number of canopy awnings on El Paseo to one per building. Member Fora commented that he likes the aesthetics of canopy awnings because they create a much different pedestrian environment, and he would suggest that canopy awnings be encouraged rather than discouraged because of the value they add to the streetscape along El Paseo, which would otherwise be pretty stark. Member Benson felt that there are already enough canopy awnings along El Paseo to break up the appearance of the street, and she would prefer not to clutter the street. 1 ZONING ORDINANCE REVIEW COMMITTEE MARCH 25, 1998 MINUTES Member Foxx stated that specialty retail is a unique animal, and he believes the canopy awnings help set El Paseo apart from the rest of the City. Member Foxx commented that the Committee should not trouble itself with this issue at this time, because he anticipates a bloodbath along El Paseo after The Gardens shopping center opens. Mr. Smith suggested maintaining the current policy of one canopy awning per building, and that requests for additional canopy awnings be subject to Architectural Review Commission approval based on findings, i.e., that visual access to other businesses not be blocked. Mr. Smith indicated that he will report back with the appropriate language. Ill. PARKING STANDARDS Mr. Smith reported that the Committee may want to consider revising the parking standards for medical office buildings, because it appears that certain buildings meet the code criteria, but still do not have sufficient parking, Le, the Sunlife building. Staff conducted a survey of other cities in the area and found: 1} La Quinta requires four spaces per 1,000 square feet of gross floor area for the first 2,000 square feet, and one space for each additional 175 square feet of gross floor area; a) For example, a 10,000 square foot building in La Quinta would be required to provide 56 parking spaces; 2) Rancho Mirage requires four spaces per 1,000 square feet of gross floor area; a) For example, a 10,000 square foot building in Rancho Mirage would be required to provide 40 parking spaces; 3) Palm Desert requires four spaces per 1,000 square feet of gross floor area for the first 2,200 square feet of gross floor area (minus 15% for utility areas), and five spaces per 1,000 square feet of gross floor area for areas exceeding 2,200 square feet; a) For example, a 10,000 square foot building in Palm Desert would be required to provide 37 to 44 parking spaces, depending on the utility reduction. 2 ZONING ORDINANCE REVIEW COMMITTEE MARCH 25, 1998 MINUTES Member Foxx noted that property owners must charge higher rental rates for medical offices than general offices in order to render the same economic return, because the medical office buildings require more parking space. Member Foxx commented that the Sunlife building is not a good example of a typical medical office situation, and the Committee should not over-react to that situation; however, if similar situations arise with other medical office buildings, then the Committee may wish to consider making changes. Member Bartlett felt that market conditions will help balance things out,because if patients cannot find parking space when they visit their health practitioner, they will choose a different provider. Member Urruta noted that La Quinta's formula works out to one parking space for each 180 square feet of gross floor area, and he would suggest that Palm Desert's requirements be similar, and that the 15% utility reduction be eliminated. Member Foxx pointed out that the larger the building, the less parking is needed. Member Urrutia suggested requiring one parking space for each 150 square feet of gross floor area for buildings up to 2,000 square feet. Member Bartlett recommended requiring six parking spaces for the first 1,000 square feet of gross floor area, and five parking spaces for each additional 1,000 square feet of floor area, with which Member Foxx concurred. Member Foxx suggested that the 15% reduction only be applied to buildings of two stories or more, with which Members Urrutia and Bartlett agreed. Member Foxx recommended that it be worded "up to 15%" so that the exact figure could be calculated. Mr. Smith indicated that he will report back with language that requires six parking spaces for the first 1,000 square feet of gross floor area and five parking spaces per every 1,000 square feet thereafter, and that "up to 15%" reduction be allowed for utility areas in buildings of two stories or more. 3 ZONING ORDINANCE REVIEW COMMITTEE MARCH 25, 1998 MINUTES Member Leo suggested that vacant City land be converted to parking lots, and that shuttle services be established to transport people to their places of employment, to which Member Benson responded that it is a good idea, but she doesn't think the desert is ready for it. Mr. Smith commented that people seem to respond to incentive-based carpooling. IV. ADJOURNMENT The Committee agreed to meet again on Wednesday, April 15, 1998 at 3:00 p.m. in the Community Services Conference Room. The meeting adjourned at 4:45 p.m. STEVE SMITH PLANNING MANAGER 4 —T----. City of Palm Desert Council Agenda Request Meeting of a 9� To be considered under: Consent Calendar_ Resolutions_ Ordinances_ New Business_ Old Business_ Informational Items_ Public Hearings Z Other 2. Item Title: Approval of an amendment to the Municipal Code as it relates to off- street parking for medical and dental offices and clinics. 3. Financial: (Complete if applicable) (a) Account/Project# (b) Amount Requested (c) In the Current Budget? (c) Appropriation Required? Approved by Director of Finance: 4. Submitted by: 5. Approvals: Department Head r �`— £—"— City Manager PROOF OF PUBLICATION County Clerk'�Epiili g'Stamp (2015.5 C.C.P) '98 JUL 31 Pn 4 39 CITY CLERK'S OFFICE �r Eev FED tWMUM CM RHffhENT OF PALM UESERT STATE OF CALIFORNIA, Countv of Riverside, ------------------------------------------ I am a citizen of the United States Proof of Publication of and a resident of the County afore- said; I am over the age of eighteen PUBLIC HEARING CASE NO. ZOA 98-4 years, and not a party to or inter- ested in the above-entitled matter. I am the principal clerk of the printer of the CITY OP PA NOTICE ERT LEGAL NOT ICE CASEINO. ZOALf84 INDIO POST NOTICE IS HEREBY OIVE�d at WbNc heaiha will be heltl before th P,.alm Desert City Col�ndi[ocendt e arequesl byre CRV OF,�;A:F„+SERT amend the a newspaper of general circulation, zdnngoaina °a'°in"aaae ea party g' medical/deli office buiJtlings printed and published weekly in the SAlOpublic,he�.;� °�,,.• raeay,�uly,, City of Desert Hot Springs, County 1998!al7:oop'.nt mm-510F wing r y�lm of Riverside, and which newspaper has Desert CN`ic CenT , 3-510 Fred Waco Iinerested Oesert�Calilomia,alwhlditlmaantlpacealm[eresteC been adjudged a newspaper of general poisons a re united toenend 9nd 9 heard:Wrltte com- gg men15 WrcefnlrlQ BN Items coveied bythis`publichear- circulation by the Superior Court of n9 notice'hill beecceptedup to llie date Of'66iear- the County of Riverside, State of ng'�nformaibn wncernln8 thepr°P°� P�°fect enNo negadve dedr mIto��ve table review in the De- California, under the date of enl°I Community DevelopmeMMM.ftnee ovesd- U. February 21 , 1975, Case Number 19169; in µmr`owFtv "�^�weof0pp5 ° that the notice, of which the annexed aousnaln"Ow,n,M'r"yce.LIrni o7asm9°�+IYW. is a printed copy (set in type not ssues you o�someone else ralsetl atW pub Pon nce 1 OesbrlDetlJn dtis'notice'�or�n�Wdtter�corre°�P°ndenoe smaller than nonpareil ) , has been deldered o d e Gn c° ndl at.►w w° °•mB' a'° published in each regular and entire heang. g SHEILA R. GILLIGA_, City Glerk issue of said newspaper and not in Ciry of Palm��Desert. Cal oMa any supplement thereof on the fol- lowing dates, to-wit: JUNE 25, 1998 I certify (or declare) under penalty of perjury that the foregoing is true and correct. I" t Dated at Desert Hot Springs, California this 25TA DAY OF JUKE 1998 Sin ure l (NEV off pa0M o 0 0 R 73-510 FRED WARING DRIVE, PALM DESERT,CALIFORNIA 92260 TELEPHONE(619)346.0611 CITY OF PALM DESERT LEGAL NOTICE CASE NO. ZOA 98-4 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert City Council to consider a request by the CITY OF PALM DESERT to amend the Zoning Ordinance to increase the required parking for medical/dental office buildings. Post-it'Fax Note 7671 pDate� pages" To CoJDe Phone# U Phone# Fax# - Gr D Fax# SAID public hearing will be held on Thursday, July 9, 1998, at 7:00 p.m. in the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. Written comments concerning all items covered by this public hearing notice shall be accepted up to the date of the hearing. Information concerning the proposed project and/or negative declaration is available for review in the Department of Community Development at the above address between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. If you challenge the proposed actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council at, or prior to, the public hearing. PUBLISH: Desert Post SHEILA R. GILLIGAN, City Clerk June 25, 1998 City of Palm Desert, California City of Palm Desert 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260-2578 TELEPHONE(760)346-0611 •FAX(760)340-0574•http://www.paim-desert.org PLANNING COMMISSION MEETING NOTICE OF ACTION Date: June 17, 1998 CITY OF PALM DESERT Re: ZOA 98-4 The Planning Commission of the City of Palm Desert has considered your request and taken the following action at its meeting of June 16, 1998: PLANNING COMMISSION RECOMMENDED APPROVAL OF ZOA 98-4 TO CITY COUNCIL BY ADOPTION OF RESOLUTION NO. 1871 AS AMENDED. CARRIED 3-0 (COMMISSIONERS BEATY AND JONATHAN WERE ABSENT). Any appeal of the above action may be made in writing to the Director of Community Development, City of Palm Desert, within fifteen (15) days of the date of the decision. fPH IP DREL ARY PALM DESER PLANNING COMMISSION PD/tm cc: Coachella Valley Water District Public Works Department Building & Safety Department Fire Marshal PorycbE Ppx s r PLANNING COMMISSION RESOLUTION NO. 1871 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE AN AMENDMENT TO SECTION 25.58.310 CONCERNING THE OFF-STREET PARKING SCHEDULE FOR MEDICAL AND DENTAL OFFICES AND CLINICS. CASE NO. ZOA 98-4 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 16th day of June, 1998, hold a duly noticed public hearing to consider an amendment to the Palm Desert Municipal Code Chapter 25.58 concerning the off-street parking schedule; 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. 97-18," in that the Director of Community Development has determined that the project is a Class 5 Categorical Exemption; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to exist to justify their recommendation as described below: 1 . That the zoning ordinance amendment is consistent withe the objectives of the zoning ordinance; 2. That the zoning ordinance amendment is consistent with the adopted General Plan and affected specific plans. 3. That the zoning ordinance amendment would better serve the public health, safety and general welfare than the current regulations. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1 . That the above recitations are true and correct and constitute the findings of the commission in this case. 2. That the Planning Commission does hereby recommend to the City Council approval of a Zoning Ordinance text amendment as provided in the attached Exhibit "A" to amend Municipal Code, Chapter 25.58.310. w PLANNING COMMISSION RESOLUTION NO. 1871 PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 16th day of June, 1998, by the following vote, to wit: AYES: FERNANDEZ, FINERTY, CAMPBELL NOES: NONE ABSENT: BEATY, JONATHAN ABSTAIN: NONE 4SN IA M. CAMPBELL, Chairperson ATTEST: PHILIP. DE Secretary Palm Desert P anning Commission I 2 , f ' PLANNING COMMISSION RESOLUTION NO. 1871 EXHIBIT "A" SECTION 1 That section 25.58.310 minimum parking stalls required for "dental clinics or offices and medical clinics or offices" be amended to read as follows: Six (6) for each 1 ,000 square feet of gross floor area. Based upon submittal of a tenant improvement floor plan Planning Commission may grant up to a 15% parking reduction. Items to be considered in granting such reduction shall be: 1) elevators, stairways and landings 2) interior utility facilities 3) restroom areas 4) non-leasable common areas 3 CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE: June 16, 1998 CASE NO: ZOA 98-4 REQUEST: Approval of an amendment to the Municipal Code as it relates to off- street parking for medical and dental offices and clinics. INITIATED BY: City of Palm Desert I. BACKGROUND: This amendment was initiated through the Zoning Ordinance Review Committee (ZORC) as part of the overall review of the Zoning Ordinance. This portion of the code amendment has been separated from the overall parking amendment due to a pending dental clinic application. II. ANALYSIS: Over the past several years the City has approved construction of several dental offices and medical offices. In the Fred Waring corridor it has become obvious that the current parking standard is inadequate in that it is a common occurrence to see parked vehicles spill over onto Fred Waring Drive and side streets such as San Anselmo. The current parking standard for medical and dental offices and/or clinics is "one for each 250 square feet of gross floor area for offices less than 2,200 square feet and one for each 200 square feet for offices 2,200 square feet or larger." This standard favors small dental and medical offices, those under 2,200 square feet, and while it does require a higher amount of parking for larger buildings it does not take into account the proposed intensity of use on larger plans. Zoning Ordinance Review Committee considered this matter and agreed that the existing parking requirement was not high enough. ZORC recommends that the standard be changed to require six spaces per 1 ,000 square feet for the first 1 ,000 STAFF REPORT CASE NO. ZOA 98-4 JUNE 16, 1998 square feet and five spaces per 1 ,000 square feet thereafter. ZORC also discussed at length (see minutes attached) the appropriateness of granting up to a 15% reduction for utility areas and stairways. ZORC recommends that medical/dental offices and clinics only be eligible for the 15% reduction if the structure is a two- story building. If this standard is adopted, a single story 1 ,750 square foot dental office would be required to provide ten parking spaces versus the current seven spaces. A two story, 12,000 square foot medical building would be required to provide 52 spaces versus the current 49 required spaces (both assumes 15% reduction). Staff recommends a basic requirement of six spaces per 1 ,000 square feet and allow applicants to request a reduction of up to 15% based on the floor plan (i.e., intensity of use). In order to be eligible to request a reduction applicants would be required to provide full tenant improvement plans and these would be on file. Applicants could choose to provide the full six spaces per 1 ,000 and retain "carte-blanche" for future use. Under this scenario a 1 ,750 square foot building would be required to provide 11 spaces with a possible reduction to nine spaces. A 12,000 square foot building would require 72 spaces with a possible reduction to 61 . III. CEQA REVIEW: The proposed amendment is a class 5 categorical exemption and no further documentation is necessary. IV. RECOMMENDATION: That the Planning Commission recommend to the City Council approval of an amendment to the off-street parking requirement for medical and dental offices and clinics by increasing the required parking to six parking spaces per 1 ,000 square feet, subject to up to a 15% reduction based on review of the floor plan/tenant improvements. 2 STAFF REPORT CASE NO. ZOA 98-4 JUNE 16, 1998 V. ATTACHMENTS: A. Draft resolution B. Legal notice C. ZORC minutes Prepared by Stelve Smith Reviewed and Approved by c Phil Drell /tm 3 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE AN AMENDMENT TO SECTION 25.58.310 CONCERNING THE OFF-STREET PARKING SCHEDULE FOR MEDICAL AND DENTAL OFFICES AND CLINICS. CASE NO. ZOA 98-4 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 16th day of June, 1998, hold a duly noticed public hearing to consider an amendment to the Palm Desert Municipal Code Chapter 25.58 concerning the off-street parking schedule; 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. 97-18," in that the Director of Community Development has determined that the project is a Class 5 Categorical Exemption; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to exist to justify their recommendation as described below: 1 . That the zoning ordinance amendment is consistent withe the objectives of the zoning ordinance; 2. That the zoning ordinance amendment is consistent with the adopted General Plan and affected specific plans. 3. That the zoning ordinance amendment would better serve the public health, safety and general welfare than the current regulations. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1 . That the above recitations are true and correct and constitute the findings of the commission in this case. 2. That the Planning Commission does hereby recommend to the City Council approval of a Zoning Ordinance text amendment as provided in the attached Exhibit "A" to amend Municipal Code, Chapter 25.58.310. PLANNING COMMISSION RESOLUTION NO. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 16th day of June, 1998, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: SONIA M. CAMPBELL, Chairperson ATTEST: PHILIP DRELL, Secretary Palm Desert Planning Commission 2 PLANNING COMMISSION RESOLUTION NO. EXHIBIT "A" SECTION 1 That section 25.58.310 minimum parking stalls required for "dental clinics or offices and medical clinics or offices" be amended to read as follows: Six (6) for each 1 ,000 square feet of gross floor area. Based upon submittal of a tenant improvement floor plan Planning Commission may grant up to a 15% parking reduction. Items to be considered in granting such reduction shall be: 1 ) stairways and landings 2) interior utility facilities 3) restroom areas 3 73.510 FRED WARING DRIVE,PALM DESERT,CALIFORNIA 92260 TELEPHONE(619)346-0611 CITY OF PALM DESERT LEGAL NOTICE CASE NO. ZOA 98-4 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request by the CITY OF PALM DESERT to amend the Zoning Ordinance to increase the required parking for medical/dental office buildings. SAID public hearing will be held on Tuesday, June 16, 1998, at 7:00 p.m. in the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. Written comments concerning all items covered by this public hearing notice shall be accepted up to the date of the hearing. Information concerning the proposed project and/or negative declaration is available for review in the Department of Community Development at the above address between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. If you challenge the proposed actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. PUBLISH: Desert Post PHILIP DRELL, Secretary June 4, 1998 Palm Desert Planning Commission MINUTES ZONING ORDINANCE REVIEW COMMITTEE MARCH 25, 1998 I. CALL TO ORDER The meeting was called to order at 3:10 p.m. Present: Tim Bartlett, Jean Benson, Sonia Campbell, Bob Leo, Steve Smith, Frank Urrutia If. REVIEW OF SIGN ORDINANCE REVISIONS Mr. Smith presented draft language prepared in response to.the Committee's recommendations for amendments to the sign ordinance provisions regarding color limits, height limits, roof signs definition, monument signs and awnings. Member Benson referenced Section 25.68.400 and suggested that it state, "Such signs shall be removed upon rental of the property or 30 days after the close of escrow," with which the rest of the Committee concurred. Mr. Smith reported that he made changes to Section J regarding awnings to require a 75-foot separation between each canopy awning, to which Member Campbell responded that 75 feet is not far enough, and added that she doesn't believe any additional canopy awnings should be allowed on El Paseo. Mr. Smith pointed out that the current policy has been to restrict the number of canopy awnings on El Paseo to one per building. Member Foxx commented that he likes the aesthetics of canopy awnings because they create a much different pedestrian environment, and he would suggest that canopy awnings be encouraged rather than discouraged because of the value they add to the streetscape along El Paseo, which would otherwise be pretty stark. Member Benson felt that there are already enough canopy awnings along El Paseo to break up the appearance of the street, and she would prefer not to clutter the street. 1 ZONING ORDINANCE REVIEW COMMITTEE MARCH 25, 1998 MINUTES Member Foxx stated that specialty retail is a unique animal, and he believes the canopy awnings help set El Paseo apart from the rest of the City. Member Foxx commented that the Committee should not trouble itself with this issue at this time, because he anticipates a bloodbath along El Paseo after The Gardens shopping center opens. Mr. Smith suggested maintaining the current policy of one canopy awning per building, and that requests for additional canopy awnings be subject to Architectural Review Commission approval based on findings, i.e., that visual access to other businesses not be blocked. Mr. Smith indicated that he will report back with the appropriate language. III. PARKING STANDARDS Mr. Smith reported that the Committee may want to consider revising the parking standards for medical office buildings, because it appears that certain buildings meet the code criteria, but still do not have sufficient parking, Le, the Sunlife building. Staff conducted a survey of other cities in the area and found: 1) La Quinta requires four spaces per 1,000 square feet of gross floor area for the first 2,000 square feet, and one space for each additional 175 square feet of gross floor area; a) For example, a 10,000 square foot building in La Quinta would be required to provide 56 parking spaces; 2) Rancho Mirage requires four spaces per 1,000 square feet of gross floor area; a) For example, a 10,000 square foot building in Rancho Mirage would be required to provide 40 parking spaces; 3) Palm Desert requires four spaces per 1,000 square feet of gross floor area for the first 2,200 square feet of gross floor area (minus 15% for utility areas), and five spaces per 1,000 square feet of gross floor area for areas exceeding 2,200 square feet; a) For example, a 10,000 square foot building in Palm Desert would be required to provide 37 to 44 parking spaces, depending on the utility reduction. 2 ZONING ORDINANCE REVIEW COMMITTEE MARCH 25, 1998 MINUTES Member Foxx noted that property owners must charge higher rental rates for medical offices than general offices in order to render the same economic return, because the medical office buildings require more parking space. Member Foxx commented that the Sunlife building is not a good example of a typical medical office situation, and the Committee should not over-react to that situation; however, if similar situations arise with other medical office buildings, then the Committee may wish to consider making changes. Member Bartlett felt that market conditions will help balance things out, because if patients cannot find parking space when they visit their health practitioner, they will choose a different provider. Member Urrutia noted that La Quinta's formula works out to one parking space for each 180 square feet of gross floor area, and he would suggest that Palm Desert's requirements be similar, and that the 15% utility reduction be eliminated. Member Foxx pointed out that the larger the building, the less parking is needed. Member Urrutia suggested requiring one parking space for each 150 square feet of gross floor area for buildings up to 2,000 square feet. Member Bartlett recommended requiring six parking spaces for the first 1,000 square feet of gross floor area, and five parking spaces for each additional 1,000 square feet of floor area, with which Member Foxx concurred. Member Foxx suggested that the 15% reduction only be applied to buildings of two stories or more, with which Members Urrutia and Bartlett agreed. Member Foxx recommended that it be worded "up to 15%" so that the exact figure could be calculated. Mr. Smith indicated that he will report back with language that requires six parking spaces for the first 1,000 square feet of gross floor area and five parking spaces per every 1,000 square feet thereafter, and that "up to 15%" reduction be allowed for utility areas in buildings of two stories or more. 3 M F NOING ORDINANCE REVIEW COMMITTEE ARCH 25, 1998 MINUTES Member Leo suggested that vacant City land be converted to parking lots, and that shuttle services be established to transport people to their places of employment, to which Member Benson responded that it is a good idea, but she doesn't think the desert is ready for it. Mr. Smith commented that people seem to respond to incentive-based carpooling. IV. ADJOURNMENT The Committee agreed to meet again on Wednesday, April 15, 1998 at 3:00 p.m. in the Community Services Conference Room. The meeting adjourned at 4:45 p.m. STEVE SMITH PLANNING MANAGER 4 73-510 FRED WARING DRIVE, PALM DESERT,CALIFORNIA92260 TELEPHONE(619)346-0611 CITY OF PALM DESERT LEGAL NOTICE CASE NO. ZOA 98-4 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request by the CITY OF PALM DESERT to amend the Zoning Ordinance to increase the required parking for medical/dental office buildings. SAID public hearing will be held on Tuesday, June 16, 1998, at 7:00 p.m. in the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. Written comments concerning all items covered by this public hearing notice shall be accepted up to the date of the hearing. Information concerning the proposed project and/or negative declaration is available for review in the Department of Community Development at the above address between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. If you challenge the proposed actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. PUBLISH: Desert Post PHILIP DRELL, Secretary June 4, 1998 Palm Desert Planning Commission PROOF OF PUBLICATION County Lff 4V�()Filing Stamp (2015.5 C.C.P) 198 JUN 9 AN 8 16 CITY CLERK'S OFFICE RECEIVED JUN 2 2 1998 STATE OF CALIFORNIA, ENT County of Riverside, _______________COMMUNITYL•EYELO UF5LRTENT d-M- �ITYISFFALFiTiEat"�i f-----'----- I am a citizen of the United States Proof of Publication of and a resident of the County afore- said; I am over the age of eighteen LEGAL NOTICE years , and not a party to or inter- ested in the above-entitled matter. I am the principal clerk of the printer of the PALM DESERT POST CRY OF PALM_DESERT LEGAL NOTICE CASEiNO. ZOAZ98i a newspaper of general circulation, NOTICE IS NEAEBY^GIVEN Rata ubli IN py printed and published weekly in the De held oefoie he PevnDesert PlannlrigCDESEionto oonside request by',itte CITY OF�LM DESERTYto City of Palm Desert , Cathedral City, ame��m` oningadl�an�ro�n°reaaemar 'Glrea and Rancho Mirage, County of Paa"gYo tnedkautla"be-WS le a' SAID publro heed�`w X�bey�tl an�uasday,June�7 , Riverside, and which newspaper has g9B!at7:00 p.n1n Me Council Chambe'ral Pam been adjudged a newspaper of general Dese Crvk`Cen e, 3.510146, a�q�D v Palm Deseft�Catifomla•5twhlCti tlme ono plate all,InterestaC circulation by the Superior Court of pars°�5aa vt�roete Endwheard:�iaen'com- the County of Riverside, State of a°«°em^gain«ns� eaabpti:puuohn- rq raow shalrbe ctepted uv ro, �t,ol the hear- California, under the date of ng'Inr«maGon� "'�'ngmeprap°secwoe«ardmr October 5, 1964, Case Number 83658, "�tivB►� "�"��°��b �� partrrfen[o Commu'nity Devebprrrent at die above ad- i, that the notice, of which the Pm. annexed is a printed copy Montlaj Jhiough Fraay*Ilyou^u,ailerpa_,�praposeC p actions Ir�r�9rt,y u m�aype I�mi�ed to raising arily�e (set in type not smaller than nonpareil ) , se" oT°+sameoneal:e'esed at he publlchea g has been published in each regular and � P Al" ml at.es°°=m+°e deNveied to rite Planning Commission at,«prior to,Ne entire issue of said newspaper and not in b11Qeari2g an supplement thereof on the following PHI IPIDREs, y Palm;Deser Planning Commission dates , to—wit: Pub. D-P ne4 ) JUNE 4, 1998 I certify (or declare) under penalty of perjury that the foregoing is true and correct. Dated at Palm Desert, California this 4TH DAY OF JUNE 1998 ------Oignat�u_,;e 6;4r�� ORDINANCE NO. 335 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING AN AMENDMENT TO THE ZONING ORDINANCE TEXT, AMENDING SECTION 25.58.310 AND ADDING SECTIONS 25.04.832 AND 25.58.312 CONCERNING THE OFF- STREET PARKING SCHEDULE AND CONDITIONAL USE PERMIT REQUIREMENT. CASE NO. ZOA 01-83 WHEREAS, the City Council of the City of Palm Desert, California, did on the 12th day of May, 1983, hold a duly noticed public hearing, to consider an amendment to the Palm Desert Municipal Code Chapter 25.58 concerning the off-street parking schedule and conditional use permit requirements. WHEREAS, the Palm Desert Planning Commission, by Resolution No. 849 has recommended approval; and, WHEREAS, said application has complied with requirements of the "City of Palm Desert Procedures to Implement the California Environmental Quality Act, Resolution No. 80-89", in that the director of environmental services has determined the project is a Class 5 Categorical Exemption; and, WHEREAS; at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said City Council did find the following facts to justify its action as described below: 1. That the zoning ordinance amendment is consistent with the objectives of the zoning ordinance. 2. That the zoning ordinance amendment is consistent with the adopted general plan and affected specific plans. 3. That the zoning ordinance amendment would better serve the public health, safety and general welfare, than the current regulations. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm Desert, as follows: # 1. That the above recitations are true and correct and constitute the considerations of the council in this case. 2. That it does hereby approve a zoning ordinance text amendment, as provided in the attached exhibit, labeled Exhibit "A", to amend the Palm Desert Municipal Code Chapter 25.58.310 and adding Sections 25.58.312 and 25.04.832. 3. The city clerk is directed to publish this ordinance once in the Desert Post, a newspaper of general circulation, published and circulated in the City of Palm Desert and shall certify to the passage of adoption of this ordinance and the same shall be in full force and effect thirty (30) days after its adoption. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City Council, held on this 26th day of May, 1983, by the following vote to wit: I AYES: Jackson, Kelly, Puluqi and Wilson I NOES: Snyder ABSENT: None ABSTAIN: None OMEO S. PULTJQ19 Mayor SHEILA R. GiCLIGAN, WClerk City of Palm Desert, C6fffornia /pa