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HomeMy WebLinkAbout2020-10-20 PC Regular Meeting Agenda Packet CITY OF PALM DESERT REGULAR PALM DESERT PLANNING COMMISSION MEETING AGENDA TUESDAY, OCTOBER 20, 2020 — 6:00 P.M. ZOOM VIRTUAL MEETING I. CALL TO ORDER II. ROLL CALL III. PLEDGE OF ALLEGIANCE IV. SUMMARY OF CITY COUNCIL ACTIONS V. ORAL COMMUNICATIONS In consideration of the current Coronavirus/COVID-19 Pandemic and pursuant to California Governor Newsom's Executive Orders, Planning Commissioners may participate via teleconference. Any person wishing to discuss any item not appearing on the agenda may address the Planning Commission via the Zoom session at this point by giving his/her name and address for the record. Remarks shall be limited to a maximum of three (3) minutes unless the Planning Commission authorizes additional time. Because the Brown Act does not allow the Planning Commission to take action on items not on the Agenda, members will not enter into discussion with speakers but may briefly respond or instead refer the matter to staff for a report and recommendation at a future Planning Commission meeting. Options for Public Participation: • Public comment may be received by email or voicemail from the time the agenda is posted up until one (1) hour prior to the posted time of meeting convening (5:00 p.m.). Emails will be distributed for the record prior to the meeting. If the sender so requests, the email will be read into the record during the virtual meeting. Emails shall be limited to a maximum of three (3) minutes. Email: plan ni ng(a-)-cityofpalmdesert.org AGENDA REGULAR PLANNING COMMISSION MEETING OCTOBER 20, 2020 • Voicemails will be forwarded to the Planning Commission at or near the time they are received. If the sender requests, they may also be saved and played at the appropriate point in the live meeting. Voicemails shall be limited to a maximum of three (3) minutes. Voicemail: (760) 776-6409 • Via Zoom/teleconference: Meeting ID: 893 2255 4860 or by phone dial 1 (213) 338-8477. A password will be required to join the Zoom meeting, please email moreillyCa cityofpalmdesert.org to request the password prior to meeting convening (until 5:00 p.m.). Reports and documents relating to each of the following items listed on the agenda, including those received following posting/distribution, are on file in the office of the Department of Community Development and are available for public inspection on the City's website: cityofpalm desert.org. VI. CONSENT CALENDAR ALL MATTERS LISTED ON THE CONSENT CALENDAR ARE CONSIDERED TO BE ROUTINE AND WILL BE ENACTED BY ONE ROLL CALL VOTE. THERE WILL BE NO SEPARATE DISCUSSION OF THESE ITEMS UNLESS MEMBERS OF THE PLANNING COMMISSION OR AUDIENCE REQUEST SPECIFIC ITEMS BE REMOVED FROM THE CONSENT CALENDAR FOR SEPARATE DISCUSSION AND ACTION UNDER SECTION VII, CONSENT ITEMS HELD OVER, OF THE AGENDA. A. MINUTES of the Regular Planning Commission meeting of October 6, 2020. Rec: Approve as presented. Action: B. REQUEST FOR CONSIDERATION to approve a one-year time extension for Precise Plan and Conditional Use Permit 16-188 for the Monterey Crossing commercial development located at the northeast corner of Monterey Avenue and Dinah Shore Drive. Case No. PP/CUP 16-188 (Fountainhead Development, Newport Beach, California, Applicant). Rec: By Minute Motion, approve a one-year time extension for Case No. PP/CUP 16-188, until November 7, 2021. Action: VII. CONSENT ITEMS HELD OVER Vill. NEW BUSINESS None 2 AGENDA REGULAR PLANNING COMMISSION MEETING OCTOBER 20, 2020 IX. CONTINUED BUSINESS None X. PUBLIC HEARINGS Anyone who challenges any hearing matter in court may be limited to raising only those issues he or she raised at the public hearing described herein, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. Remarks shall be limited to a maximum of three minutes unless the Planning Commission authorizes additional time. A. REQUEST FOR CONSIDERATION for approval of a Conditional Use Permit(CUP) and Tentative Parcel Map (TPM) to allow the conversion of an existing four-unit apartment development from rentals to for-sale condominiums, and adoption of a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA). Case Nos. CUP 20-0002/TPM 20-0001 (Lane Design Build, Hermosa Beach, California, Applicant). Rec: Waive further reading and adopt Planning Commission Resolution No. 2781, approving Case Nos. CUP 20-0002/TPM 20-0001, subject to the conditions of approval; and adopt a Notice of Exemption in accordance with CEQA. Action: B. REQUEST FOR CONSIDERATION for approval of a Conditional Use Permit (CUP) application for approval of a 1,025-square-foot professional real estate office on the ground floor fronting El Paseo located at 73260 El Paseo, Suite 3A, and adoption of a Notice of Exemption in accordance with CEQA. Case No. CUP 20-0008 (Leaskou Partners, Inc., Palm Springs, California, Applicant). Rec: Waive further reading and adopt Planning Commission Resolution No. 2782, approving Case No. CUP 20-0008, subject to the conditions of approval; and adopt a Notice of Exemption in accordance with CEQA. Action: XI. MISCELLANEOUS None XII. COMMITTEE MEETING UPDATES A. ART IN PUBLIC PLACES B. PARKS & RECREATION 3 AGENDA REGULAR PLANNING COMMISSION MEETING OCTOBER 20, 2020 XIII. REPORTS AND REMARKS XIV. ADJOURNMENT I hereby certify under penalty of perjury under the laws of the State of California that the foregoing agenda for the Planning Commission was posted on the City Hall bulletin board not less than 72 hours prior to the meeting. Dated this 14t" day of October 2020. Monica O'Reilly, Recording retary 4 CITY OF PALM DESERT PALM DESERT PLANNING COMMISSION PRELIMINARY MINUTES • TUESDAY, OCTOBER 6, 2020 — 6:00 P.M. ZOOM VIRTUAL MEETING I. CALL TO ORDER Chair Lindsay Holt called the meeting to order at 6:00 p.m. II. ROLL CALL Present: Commissioner Joseph Pradetto Commissioner Ron Gregory Commissioner Nancy DeLuna Vice-Chair John Greenwood Chair Lindsay Holt Also Present: Craig Hayes, Assistant City Attorney Ryan Stendell, Director of Community Development Eric Ceja, Principal Planner Nick Melloni, Assistant Planner Christina Canales, Engineering Assistant Monica O'Reilly, Management Specialist II III. PLEDGE OF ALLEGIANCE Commissioner Nancy DeLuna led the Pledge of Allegiance. IV. SUMMARY OF COUNCIL ACTIONS Director of Community Development Ryan Stendell summarized pertinent City Council actions from the meeting of September 24, 2020. V. ORAL COMMUNICATIONS None PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION OCTOBER 6, 2020 VI. CONSENT CALENDAR A. MINUTES of the Regular Planning Commission meeting of September 15, 2020. Rec: Approve as presented. B. REQUEST FOR CONSIDERATION to approve a Parcel Map Waiver application to merge lots at Monterey Avenue. Case No. PMW 20-0008 (4G Development, San Diego, California, Applicant). Rec: By Minute Motion, approve Case No. PMW 20-0008. Upon a motion by Vice-Chair Greenwood, seconded by Commissioner DeLuna, and a 5-0 vote of the Planning Commission, the Consent Calendar was approved as presented (AYES: DeLuna, Greenwood, Gregory, Holt and Pradetto; NOES: None). VII. CONSENT ITEMS HELD OVER None VIII. NEW BUSINESS None IX. CONTINUED BUSINESS None X. PUBLIC HEARINGS A. REQUEST FOR CONSIDERATION for approval of a Conditional Use Permit (CUP) and Tentative Parcel Map (TPM) to allow the conversion of an existing four-unit apartment development from rentals to for-sale condominiums, and adoption of a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA). Case Nos. CUP 20-0002/TPM 20-0001 (Lane Design Build, Hermosa Beach, California, Applicant). Assistant Planner Nick Melloni presented the staff report (staff report(s) are available at www.cityofpalm desert.org). He noted that staff emailed the Planning Commission a memorandum stating that the applicant is required to notify the tenants of the proposed condominium conversion. There is a state statute that requires a 60-day notice, which has not fully elapsed; therefore, staff recommended continuing this item to the October 20 Planning Commission meeting. He offered to answer any questions and noted that the applicant is also present. 2 PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION OCTOBER 6, 2020 By Minute Motion, Commissioner DeLuna moved to continue Case Nos. CUP 20- 0002/TPM 20-0001. The motion was seconded by Commissioner Pradetto and carried by a 5-0 vote (AYES: DeLuna, Greenwood, Gregory, Holt, and Pradetto; NOES: None). XI. MISCELLANEOUS None XII. COMMITTEE MEETING UPDATES A. ART IN PUBLIC PLACES Chair Holt reported that there is a new brochure of art in public places throughout the City. B. PARKS & RECREATION Vice-Chair John Greenwood reported that the Commission talked about the naming of the pedestrian bridge at Civic Center Park. XIII. REPORTS AND REMARKS None XIV. ADJOURNMENT With the Planning Commission concurrence, Chair Holt adjourned the meeting at 6:11 p.m. LINDSAY HOLT, CHAIR ATTEST: RYAN STENDELL, SECRETARY MONICA O'REILLY, RECORDING SECRETARY 3 PLANNING COMMISSION STAFF REPORT CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT MEETING DATE: October 20, 2020 PREPARED BY: Eric Ceja, Principal Planner REQUEST: Consideration of a request to approve a one-year time extension for Precise Plan and Conditional Use Permit 16-188 for the Monterey Crossing commercial development located at the northeast corner of Monterey Avenue and Dinah Shore Drive. Recommendation By Minute Motion, approve a one-year time extension for Precise Plan/Conditional Use Permit (PP/CUP) 16-188, until November 7, 2021. Property Description On May 25, 2017, the City Council adopted Resolution Nos. 2017-38 and 2017-39 approving the Monterey Crossing commercial development on a vacant 18+ acre parcel located on the northeast corner of Monterey Avenue and Dinah Shore Drive. On November 7, 2019, the Planning Commission adopted Resolution No. 2712, approving a tentative tract map for the project. With the new map and approval of the Monterey Crossing Specific Plan, all entitlements are valid until November 7, 2019. The project consists of approximately 131,000 square feet of commercial buildings, inclusive of drive- thru restaurants, and up to 130-room hotel. Per the City's Municipal Code, development entitlements are valid for a period of two (2) years, and the Planning Commission can grant extensions of entitlements in one-year increments. Time Extension Building and grading plans have been submitted to the City for permitting of the project site; and the developer, Fountainhead Development, is currently finalizing contracts with a general contractor to pull permits by the end of October 2020. However, because the issuance of permits is close to the project expiration date, the developer is requesting a one-year time extension to avoid any conflicts with the entitlements and permits. Staff is recommending a one-year time extension as allowed by the Palm Desert Municipal Code. If approved, the project approvals will remain in effect until November 7, 2021. October 20, 2020 — Planning Commission Staff Report Case Nos. PP/CUP 16-188 Time Extension No. 1 Page 2 of 2 LEGAL REVIEW DEPT. REVIEW FINANCIAL REVIEW ASSISTANT CITY MANAGER N/A cS`��drll N/A N/A Robert W. Hargreaves Ryan Stendell Janet Moore Andy Firestine City Attorney Dir. of Community Development Director of Finance Assistant City Manager Interim City Manager, Randy Bynder: N/A APPLICANT: Fountainhead Development 1401 Quail Street, Suite 100 Newport Beach, CA 92660 ATTACHMENT: 1. Letter of Time Extension Request G:\Planning\Monica OReilly\Planning Commission\Staff Reports\10-20-20\PP CUP 16-188 Monterey Crossing Time Extension No.1\SR PP CUP 16-188 Monterey Crossing Time Extension No.1.docx From: Vasanthi Okuma To: Ceia.Eric Cc: Vasanthi Okuma Subject: Monterey Crossing,Specific Plan,Precise Plan approval,TPM Approvals Date: Monday,October 12,2020 12:18:17 PM Dear Eric Please consider this as our formal request to extend the Project's Planning approvals until November 5, 2021 due to COVID related delays. As always thank you for your assistance. Regards Vasanthi Vasanthi Okuma Director of Development Fountainhead Development 1401 Quail Street,Suite 100 11 Newport Beach,CA 92660 Office:949-752-2515 11 Mobile:714-501-8291 II Fax: 949-752-7442 STAFF REPORT CITY OF PALM DESERT COMMUNITY DEVELOPMENT DEPARTMENT MEETING DATE: October 20, 2020 PREPARED BY: Nick Melloni, Assistant Planner REQUEST: Consideration of a Conditional Use Permit (CUP) and Tentative Parcel Map (TPM) to allow the conversion of an existing four-unit apartment development from rentals to for-sale condominiums, and adoption of a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA). Recommendation Waive further reading and adopt Planning Commission Resolution No. 2781, approving Case Nos. CUP 20-0002 and TPM 20-0001, subject to the conditions of approval; and adopt a Notice of Exemption with CEQA. Executive Summary This item was continued from the October 6, 2020, meeting to ensure a State of California statute requires the owner provide a 60-day written notice to tenants about the conversion. The full 60 days has elapsed and staff is recommending approval. Approval of staff's recommendation would allow the applicant to convert an existing four-unit apartment complex into four for-sale condominium units. Staff has determined that the conversion is consistent with the purpose and requirements of the City's Condominium Conversion Ordinance. The conversion meets minimum parking and development standards and provides consumer protections to existing tenants, including the first right of the purchase option, relocation costs, and assistance if tenants must move because of the conversion. Background A. Property Description The project site is located on the southwest corner of Royal Palm Drive and San Mateo Avenue at 73305 and 73315 Royal Palm Drive. The site is comprised of two individual parcels totaling 0.43 acres. Each parcel is developed with a two-unit apartment building. The surrounding neighborhood consists of traditional detached single-family homes and some attached multi-family apartments. The apartments on the project site were constructed in 1966. Each apartment unit is 1,638 square feet and contains three bedrooms and two bathrooms. In 2019, the applicant received City approval to remodel to the apartments. Improvements included internal October 20, 2020 — PC Staff Report Case Nos. CUP 20-0002/TPM 20-0001 Royal Palm Condos Page 2of5 remodels of the kitchen, bathroom, plumbing fixtures, electrical, and replacement of all windows to conform to the 2016 California Building Code. Exterior improvements include updated landscaping and a paint update. The current tenants have occupied the units since spring 2019. There are 12 parking spaces on the project site. There are four individual garage spaces and eight open spaces. Two of the existing spaces are in nonconforming condition as they are located within the public right-of-way, as shown on the provided site plan. B. Zoning and General Plan Land Use Designation: Zone: R-2 — Mixed Residential —three to 10 dwellings per acre General Plan: Small Town Neighborhood C. Adjacent Zoning and Land Use: North: R-2/Single-Family Residential South: R-2/Single-Family Residential East: R-2/Vacant and Single-Family Residential West: R-2/Single-Family Residential Protect Description The project is a request by the applicant and property owner, Mr. Gary Lane, to convert the existing four-unit apartment development into four for-sale condominium units. The application was filed on January 21, 2020; at the time the apartment units were vacant. During spring 2020 the applicant signed leases for tenants. The project's key components are: 1. A TPM to create a single common area parcel and subdivide four new condominium parcels from the four existing apartment units on the property. The boundary of the new condominium parcels will follow the footprint of the existing apartment units. 2. A CUP to establish the condominiums and facilitate requirements of the condominium conversion tenant consumer protections requirements by: • Providing existing tenants a 90-day right of first refusal to purchase the new condominium units. • Providing a relocation plan to assist tenants to find an alternative housing location and a one-time relocation fee to tenants that do not purchase a unit. The applicant has stated in their statement of operations that there are no plans to sell the units for the foreseeable future; however, the applicant agreed to provide relocation assistance and costs based on the event that the current tenants are relocated. Tenants have been notified of the owner's plan. October 20, 2020 — PC Staff Report Case Nos. CUP 20-0002/TPM 20-0001 Royal Palm Condos Page 3 of 5 Analysis The Palm Desert Municipal Code (PDMC) allows condominium conversions in any district where residential uses are permitted subject to the approval of a CUP, a tentative map, and all requirements of the PDMC Chapter 25.34.050. The City's Condominium Conversion Ordinance establishes several provisions to ensure that physical development standards of the underlying zone are being met, the development is compatible with the surrounding neighborhood, and provides for consumer protections to existing tenants and future buyers. A. Zoning and Land Use Compatibility The subject property is zoned R-2, which allows multi-family dwellings and condominiums with the approval of a CUP, as specified under Section 25.10.030 of the PDMC. The existing development conforms to the allowed residential density of three to 10 dwellings per acre, which would allow up to four units on the project site. The existing building and recent site improvements are compatible with the established character of the existing neighborhood. The existing building's conformance with development parking standards is in Table 1 below. The existing rear setback is nonconforming as it encroaches one foot into the required setback; however, this does not significantly affect the existing neighborhood in conjunction with the proposed conversion. Two of the parking spaces are nonconforming and located within the public right-of-way directly adjacent to the curb. This condition existed prior to the recent building remodel. STANDARD R-2 ZONE PROJECT CONFOR MSS Lot Coverage 60% max 39% Yes Height 30'-0" 13'-0" Yes Front Setback 12'-0" 25-0" Yes Rear Setback 15-0" 14'-0" No Interior Side Setback 5-0" 10'-01, Yes Street Side Setback 10'-01, 10'-01, Yes Parking 2.5 spaces per unit or 12 10 spaces required Yes Landscaping 25% of site 30% Yes Toble 1 -Project Conformance Summary B. Condominium Conversion Requirements The PDMC requires the following as a part of a condominium conversion: • Tenant Notification: Tenants are required to be notified of the proposed conversion in accordance with the Subdivision Map Act. Tenants must also be notified of all public hearings related to the matter. The property owner has notified the tenants and City staff in accordance with the regular noticing requirements. October 20, 2020 — PC Staff Report Case Nos. CUP 20-0002/TPM 20-0001 Royal Palm Condos Page 4 of 5 • Tenant Purchase Option: The City has conditioned the applicant to provide all existing tenants a 90-day right of refusal to purchase the unit. • Tenant Relocation Plan: The applicant has indicated their property management company will work with tenants to find alternative housing locations at such time that the units are listed for sale. The applicant has stated there are no plans to sell at this time, but has been conditioned to provide relocation assistance. The details of the relocation plan shall be subject to approval by the Housing Division. • Consumer Protection: The property owner is required to pay a relocation fee to each tenant who does not choose to purchase a condominium unit and is displaced as a result of the conversion. The fee amount required was $1,500 in 2006, which was adjusted for inflation based on the Los Angeles Consumer Price Index (CPI), which is approximately $1,988 in August 2020. The City has conditioned the applicant to pay the fee for the required relocation, in the event that a tenant is displaced due to the conversion. • Conditions of existing structure: The applicant has demonstrated that the existing structures are in a good condition based on provided pest inspection reports, plans, and building history reports. The City has conditioned the applicant to provide future buyers with a housing inspection report providing details of the structural conditions and use-life of all elements of the property. Public Input Public hearing notices were mailed to all property owners within 300 feet of the proposed project and published in The Desert Sun on September 25, 2020. Hearing notices were also mailed to the tenants of the four units. Staff has not received public comments on this project. Environmental Review The Director of Community Development has determined that the proposed project is categorically exempt under Article 19 Section 15301(k) of the CEQA Guidelines. The project is a division of existing multi-family residences into common interest ownership and is consistent with the applicable General Plan land use designation and zoning designation and regulations. The project site has been developed graded and has no value as a habitat for endangered, rare, or threatened species. Project approval would not result in the possibility of significant cumulative impacts upon the environment. The site is adequately served by all required utilities and public services. Therefore, based on the above findings, staff recommends the Planning Commission adopt a Categorical Exemption for the proposed project. October 20, 2020 — PC Staff Report Case Nos. CUP 20-0002/TPM 20-0001 Royal Palm Condos Page 5of5 Findings of Approval Findings can be made in support of the project and in accordance with the City's Municipal Code. Findings in support of this project are contained in the draft Planning Commission Resolution No. 2781, attached to this staff report. LEGAL REVIEW DEPT. REVIEW FINANCIAL ASSISTANT CITY REVIEW MANAGER N/A N/A N/A Robert W. Hargreaves Ryan Stendell Janet Moore Andy Firestine City Attorney Dir. of Community Development Director of Finance Assistant City Manager Interim City Manager Randy Bynder: N/A APPLICANT: Lane Design Build 2212 Pacific Coast Highway Hermosa Beach, CA 90254 ATTACHMENT: 1. Draft Planning Commission Resolution No. 2781 2. Public Hearing Notice 3. Notice of Exemption 4. Statement of Operations, Letter, Certified Mail Notice, & Pest Report 5. Plot Plans and Tentative Map PLANNING COMMISSION RESOLUTION NO. 2781 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT AND TENTATIVE PARCEL MAP TO CONVERT AN EXISTING FOUR APARTMENT UNITS INTO FOUR CONDOMINIUM UNITS LOCATED AT 73305 AND 73315 ROYAL PALM DRIVE; AND ADOPTING A NOTICE OF EXEMPTION IN ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) CASE NOS: CUP 20-0002/TPM 20-0001 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 20t" day of October 2020, hold a duly noticed public hearing to consider the request by Lane Design Build 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 CEQA" Resolution No. 2019-41, in that the Director of Community Development has determined that the project will not have a significant impact on the environment and that the project is categorically exempt under Article 19, Section 15301(k) of the CEQA Guidelines; and WHEREAS, at the 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 the approval of said request: 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 the site is located. The site is located within the Mixed Residential (R-2) zoning district. The purpose of the R-2 zoning district is to allow residential development at densities between three and 10 dwelling units per acre, which are characterized by a variety of housing choices. Attached multi-family residential developments, such as duplexes, and condominiums are permitted within the R-2 zoning designation. The existing apartment buildings were constructed in 1966, and are well established within the context of the existing neighborhood. Beyond establishing the potential for change in the form of ownership of the existing units, the residential uses of the site will remain unchanged. The proposed use is in accordance with the objectives of the R-2 zone. 2. That the proposed location of the conditional use and the conditions under which it would 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. PLANNING COMMISSION RESOLUTION NO. 2781 The proposed condominium conversion does not alter the existing residential land use, or increase the existing residential densities of the site. No enlargements, height increases or additions are proposed to the existing on-site structure. The existing uses and physical improvements would remain unchanged. Therefore, the conditional use and condominium conversion will not be detrimental to public health, safety, or welfare. 3. That the proposed conditional use will comply with each of the applicable provisions of this title, except for approved variances or adjustments. The interior building improvements comply with applicable development standards for building setbacks and height restrictions and parking requirements. The rear setback of the existing structure encroaches one foot into the 15-foot rear setback required for the R-2 zoning designation. The rear setback encroachment is existing and does not pose adverse impacts on neighboring land uses. 4. That the proposed conditional use complies with the goals, objectives, and policies of the City's General Plan. The subject site features a Small Town Neighborhood General Plan Land Use Designation. This designation is intended to provide moderate density neighborhood development that features a variety of housing choices while preserving or enhancing the existing inventory of historic residences. The proposed conversion enacts City Goal 5 of the General Plan Land Use element by preserving and improving the existing housing stock, enabling further opportunities of homeownership for Palm Desert residents, and supporting a mix of potential housing types. The Planning Commission and City Council shall not approve a Conditional Use Permit(CUP) for a condominium conversion project unless it finds all of the following in accordance with Section 25.34.050 (K) of the Palm Desert Municipal Code (PDMC): 1. That the condominium conversion project is consistent with the applicable findings specified in Section 25.72.050 (CUPs). The proposed condominium conversion project is consistent with applicable findings for conditional use permits. 2. That the applicant does not seek to convert an apartment complex or development, which received a certificate of occupancy for any unit located therein within the preceding 12 months. The existing apartment complex was originally constructed in 1966. A certificate of occupancy has not been issued for any unit located in the complex within the preceding 12 months. 3. That the average rental vacancy rate in apartment dwelling units within the City during the 24 months preceding the filing of the application is equal to or greater 2 PLANNING COMMISSION RESOLUTION NO. 2781 than five percent (5%). Upon submission of the application, the City Manager or designee shall obtain, at applicant's sole expense, a written study or report from an objective, unbiased third party, which provides such studies and/or reports as part of its ordinary course and scope of business on a statewide or nationwide basis, which, in the reasonable opinion of the City Manager or designee, reflects that the average rental vacancy rate in apartment units then available in the City is five percent (5%) or higher. If the average rental vacancy rate in the City during the 24 months preceding the filing of the application is less than 5 percent or if as a result of the approval of said condominium conversion the vacancy rate would be less than 5 percent, the condominium conversion project shall be denied unless the Planning Commission/City Council determines that at least one of the following overriding considerations exist: i. Evidence has been submitted that at least 50 percent, plus one of the eligible tenants have voted to recommend approval of the conversion. ii. That the evidence presented to the Planning Commission/City Council as part of the application for the project overwhelmingly complies with the policies and intent of this chapter. Applicants shall be able to request that the Planning Commission/City Council allow a condominium conversion project to be considered for approval where the vacancy rate and/or tenant approval percentage requirements of this section have not been met, but have been substantially complied with. This condominium conversion is exempt from these vacancy requirements as it seeks to create four units in accordance with PDMC Section 25.34.050 (K) (4). Findings must be made in order to support the proposed land division as required by Section 26.20.100, Planning Commission Action, of Title 26 Subdivisions, of the PDMC. 1. That the proposed map is consistent with applicable general and specific plans, as amended. The proposed Tentative Parcel Map (TPM) is consistent with the Small Town Neighborhood General Plan Land Use Designation. This designation allows moderate density residential development, and the proposed subdivision meets all applicable standards with regard to a minimum lot area. There is no specific plan for this development. 2. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. The site was previously developed to comply with City standards per the R-2 designation. The design of the proposed subdivision will not cause the existing site development to become non-conforming with applicable development standards of the R-2 zoning designation. There is no specific plan for this development. 3. That the site is physically suitable for the type of development. 3 PLANNING COMMISSION RESOLUTION NO. 2781 The lot has been previously developed with two residential buildings. The existing site is adequate in size, topography, location, and other factors to accommodate the proposed subdivision. Utilities, including water, electrical, sewer, and gas are in place, and compatible with surrounding properties. 4. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantial and avoidable injury to fish, wildlife, or their habitat. The creation of an additional parcel will not cause substantial environmental damage or injuries to fish or wildlife or their habitat since the site has been previously developed. The creation of a new condominium subdivision at this site does not create any significant new physical impacts on the environment. 5. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. The proposal to create an additional parcel within will not create a physical change to the existing site and will not cause public health problems. Each residential condominium unit will have access to a public street, and the existing development on each of these lots conforms to all applicable development standards. The lots will not create serious public health problems, as utilities are available to support the site, use of the properties for office and light industrial is compatible with the surrounding properties. 6. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. The creation of a new parcel at this site will not impact any public easements as part of the subdivision. No changes are proposed to the existing conforming development. 7. That the design of the subdivision or the type of improvements will not restrict solar access to the property. The design of this subdivision and orientation of the lots will not impact solar access to adjacent properties or the subject properties. NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, AS FOLLOWS: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case. 2. That the Planning Commission does hereby approve Conditional Use Permit 20- 0002/TPM 20-0001, subject to the conditions of approval (attached). 4 PLANNING COMMISSION RESOLUTION NO. 2781 PASSED, APPROVED, AND ADOPTED by the Planning Commission of the City of Palm Desert, California, at its regular meeting held on the 20' day of October 2020, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: LINDSAY HOLT, CHAIR ATTEST: RYAN STENDELL, SECRETARY PALM DESERT PLANNING COMMISSION 5 PLANNING COMMISSION RESOLUTION NO. 2781 CONDITIONS OF APPROVAL CASE NOS. CUP 20-0002/TPM 20-0001 Department of Community Development: 1. The project site shall be subdivided and maintained in conformance with the approved plans and exhibits on file with the City. Any variation from the approved plans must be reviewed and approved by the Community Development Department prior to building permit issuance and may require review and approval by the Planning Commission and/or City Council. 2. All final documentation shall be coordinated for consistency. All such plans shall be consistent with the approved entitlement plans on file with the Department of Community Development. 3. The development of the property described herein shall be subject to the restrictions and limitations set forth herein, which are in addition to all municipal ordinances and state and federal statutes now in force, or which hereafter may be in force. 4. Construction 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. 5. Any proposed modifications to this CUP shall require an amendment to the application, which will result in a new public hearing. 6. 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: Building & Safety Department City Fire Marshal Public Works Department Coachella Valley Water District 7. The Applicant shall agree to defend, indemnify, and hold harmless the City of Palm Desert or its agents, officers, and employees from any claim, action or proceeding against the City of Palm Desert or its agents, officers or employees, to attack, set aside, void, or annul, any approval of the City of Palm Desert, whether by its City Council, Planning Commission, or other authorized board or officer of the City. 8. The TPM shall be recorded within two years from the date of final approval unless an extension of time is granted otherwise said parcel map approval shall become null, void, and of no effect whatsoever. 6 PLANNING COMMISSION RESOLUTION NO. 2781 9. A copy of the herein-listed conditions of approval shall be included in the construction documentation package for the project, which shall be continuously maintained on-site during project construction. 10. The Applicant must provide the written notice of the exclusive right to purchase required by Gov. Code 66427.1(a) (2) (F) to each tenant of the proposed condominium project. 11. The Applicant shall provide relocation assistance plan to be received and filed by the Department of Community Development describing relocation and moving assistance to each tenant to each eligible tenant for location to alternative housing. The plan shall include a detailed report describing the relocation and moving assistance information to be given to each tenant. The report shall state in detail what assistance will be provided for special category tenants. 12. The Applicant shall provide payment of a relocation fee to each eligible tenant who does not choose to purchase a condominium unit. The payment shall be a one-time lump sum cash payment of at least $1,500 in 2006 (calendar year), escalated annually by the Consumer Price Index for Los Angeles-Riverside-Orange County. An otherwise eligible tenant is not entitled to a relocation fee pursuant to this condition if the tenant has been evicted for just cause. In addition, a cash payment of actual deposit costs shall be made to each eligible tenant who does not choose to stay for utility deposits and hook-up costs. The relocation assistance payments referenced herein shall be paid at the time the tenant vacates the unit. A. In the case of eligible tenants who are also special category tenants as defined herein, the applicant shall provide to the displaced special category tenant, in addition to the relocation fee specified in subsection (A)(2) of this section, a one-time lump sum payment not to exceed a total of$1,000 in 2006, escalated annually by the Consumer Price Index for Los Angeles-Riverside-Orange County, of the first month's rent in the alternative housing, if required upon moving in, and the transfer to the new complex of all key, utility, and pet deposits to which the special category tenant is entitled upon vacating the unit. The relocation assistance payments referenced herein shall be paid at the time the tenant vacates the unit. 13.The Applicant shall, at Applicant's cost, provide each buyer with a housing inspection report prepared by an architect or structural engineer licensed by the State of California and in good standing with the California Architects Board or the Board for Professional Engineers and Land Surveyors, respectively. Said housing inspection report shall detail the structural condition and use life of all elements of the property, including but not limited to foundations, roofs, electricity, plumbing, utilities, walls, ceilings, windows, frames, recreational facilities, sound transmissions of each building, mechanical equipment, parking facilities, and drainage facilities. Such report also shall describe the condition of refuse disposal facilities, swimming pools, saunas, fountains, stone and brickwork,; and fireplaces, exterior lighting, appliances, mechanical equipment for heating and cooling, interior and exterior paint, and/or stucco. 7 PLANNING COMMISSION RESOLUTION NO. 2781 Department of Public Works Prior to the approval of the TPM: 14. The TPM shall be submitted to the Director of Public Works for review and approval. 15. Horizontal control requirements shall apply to this map, including state plane coordinates, which shall conform to City of Palm Desert specifications. END OF CONDITIONS 8 CITY OF PALM DESERT LEGAL NOTICE CASE NO. CUP 20-0002/TPM 20-0001 (TPM 37848) NOTICE OF A PUBLIC HEARING BEFORE THE CITY OF PALM DESERT PLANNING COMMISSION TO CONSIDER A CONDITIONAL USE PERMIT AND TENTATIVE PARCEL MAP TO ALLOW THE CONVERSION OF AN EXISTING FOUR-UNIT APARTMENT DEVELOPMENT FROM RENTAL TO FOR-SALE CONDOMINIUMS; AND ADOPTION OF A NOTICE OF EXEMPTION IN ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). The City of Palm Desert (City), in its capacity as the Lead Agency for this project under CEQA, has determined that this project is Categorically Exempt from CEQA review in accordance with CEQA Guidelines Section 15301(k), Existing Facilities. Project Location/Description: Protect Location: 73305 Royal Palm Drive (APN: 627682003) and 73315 Royal Palm Drive (APN 627682004) Project Description: Lane Design Build ("Applicant") requests approval for a condominium conversion to convert the existing four-unit apartment development on the property into four for- sale condominium units. The project site totals 0.42-acres. There are no additions proposed to the existing units. Recommendation: Staff is recommending approval of the Project, subject to conditions of approval. Public Hearing: The public hearing will be held before the Planning Commission on October 6, 2020, at 6:00 p.m. via Zoom. The hearing will be conducted in accordance with the City's emergency protocols for social distancing. Options for remote participation will be listed on the Posted Agenda for the meeting at: https://www.cityofpalmdesert.org/our-city/committees-and- commissions/planning-commission-information-center. Comment Period: The public comment period for this project is from September 25, 2020, to October 6, 2020. Public Review: The plans and related documents are available for public review Monday through Friday from 8:00 a.m. to 5:00 p.m. by contacting the project planner, Mr. Nick Melloni. Please submit written comments to the Planning Department. If any group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at, or prior to the Planning Commission hearing. All comments and any questions should be directed to: Nick Melloni, Assistant Planner City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 (760) 346-0611, Extension 479 nmelloni@cityofpalmdesert.org PUBLISH: DESERT SUN RYAN STENDELL, SECRETARY September 25, 2020 Palm Desert Planning Commission NOTICE OF EXEMPTION TO: FROM: City of Palm Desert ❑ Office of Planning and Research 73-510 Fred Waring Drive Palm P. O.Box 3044,Room 113 Desert,CA 92260 Sacramento,CA 95812-3044 ® Clerk of the Board of Supervisors 2724 Gateway Dr,Riverside, or CA 92507 County Clerk County of: Riverside 1. Project Title: CUP 20-0001 /TPM 20-0002 2. Project Applicant: Lane Design and Build 3. Project Location—Identify street address and 73305 Royal Palm Drive and 73315 Royal Palm Drive cross streets or attach a map showing project site (preferably a USGS 15' or 7 1/2'topographical map identified by quadrangle name): 4. (a)Project Location—City:Palm Desert (b) Project Location—County:Riverside 5. Description of nature,purpose,and beneficiaries The project applicant is requesting approval of a conditional of Project: use permit and tentative parcel map to convert an existing four unit apartment complex into a four,for-sale condominiums. 6. Name of Public Agency approving project: City of Palm Desert 7. Name of Person or Agency undertaking the Lane Design and Building,Gary Lane project,including any person undertaking an activity that receives financial assistance from the Public Agency as part of the activity or the person receiving a lease,permit,license,certificate,or other entitlement of use from the Public Agency as part of the activity: 8. Exempt status: (check one) (a) ❑ Ministerial project. (Pub.Res. Code §21080(b)(1); State CEQA Guidelines§ 15268) (b) ❑ Not a project. (c) ❑ Emergency Project. (Pub.Res. Code§21080(b)(4); State CEQA Guidelines§ 15269(b),(c)) (d) ® Categorical Exemption. Class 1 "Existing Facilities"; State CEQA Guidelines State type and section number: §15301(k) (e) ❑ Declared Emergency. (Pub.Res. Code§21080(b)(3); State CEQA Guidelines§ 15269(a)) (f) ❑ Statutory Exemption. State Code section number: (g) ❑ Other. Explanation: General Rule—Section 15061(b)(3) 9. Reason why project was exempt: The project is a division of existing multiple family residences into common-interest ownership,no physical changes are occurring,and the project is consistent with applicable zoning requirements and General Plan policies Notice of Exemption FORM`B" and goals. 10. Lead Agency Contact Person: Nick Melloni,Assistant Planner Telephone: (760)346-0611 11. If filed by applicant: Attach Preliminary Exemption Assessment(Form"A")before filing. 12. Has a Notice of Exemption been filed by the public agency approving the project? ❑ Yes ❑ ❑ No ❑ 13. Was a public hearing held by the lead agency to consider the exemption? ❑ Yes® ❑No❑ If yes,the date of the public hearing was:October 6,2020 Signature: Date: Title: ❑ ® Signed by Lead Agency ❑ ❑ Signed by Applicant Date Received for Filing: (Clerk Stamp Here) Authority cited: Sections 21083 and 21100,Public Resources Code. Reference: Sections 21108,21152,and 21152.1,Public Resources Code. Notice of Exemption FORM`B" Condominium Conversion Plan 73305 & 73315 Royal Palm Drive 1. Parcel map 2. Title Report 3. Statement of Use As an introduction, my name is Gary Lane and am owner of a Design/ Build company named Lane Design Build in Hermosa Beach, CA. I have been in business building residential housing for close to 40 years. In 2018, 1 purchased the two adjacent 2 unit apartment buildings with a shared open space in the center.The units were very old, dated and had a lot of deferred maintenance. In order to complete the extensive remodeling,the 4 existing tenants were provided a 3 to 4 months' notice to relocate. They all had month to month rental agreements. They were assisted by our management company White Star and all successfully found new rentals. The units remained vacant during about a year of construction. I retained the original Mid- Century Moroccan design style and completely remodeled both properties. I redesigned the shared courtyard to provide a gated private yard and patio space for each unit. All units were leased in the Spring of 2020 for 1 year. I intend to retain ownership of the units and have no intention of terminating the current tenant's rental agreements.They are all good tenants and seem to love the property. My goal is to convert the units to condominiums and hold them as a long-term investment. 4. Tenant Notification—We agree to notify all tenants of our intention to convert our existing 4 apartment units to condos. We will provide each tenant with a copy of all City/Staff reports on our application including the final parcel map for the proposed conversion and approval by City. We do not intend to terminate tenancies after approval. 5. Public Hearing—Tenants have a right to attend and speak at the public hearing that will be held to approve or deny the request to convert to condominium. 6. Right to Appeal -Tenants have the right to appeal a decision to approve or deny a conversion to condominium. 7. 90 Day First Right of Refusal—Tenants have a 90 day first right to buy a unit or other available units in the building at the same terms and conditions, or better,that will be offered to the general public. 8. Relocation Assistance/Consumer Protection Provisions— Tenants will be assisted in locating alternative housing by our property management company: Whitestar Management.They will meet each tenant to determine individual requirements for a new rental. Whitestar Management will provide lists of available rentals and coordinate showings. Tenants will be entitled to a one-time payment equal to one month's rent(and escalated annually by the CPI for Riverside county) if they move because of the conversion.The relocation assistance payment will be paid at the time the tenant vacates the Unit.This relocation payment will be forfeited if tenant moves before receiving the Notice of Termination of Tenancy or is evicted for cause. If and when a relocation plan is going forward, we will provide the tenants with a tenant information handout and questionnaire with a prepaid, City addressed envelope that they will return to the department. Applications for Condominium Conversions: The main concern of a conversion would be the condition of the interior and exterior of the property given that it was previously occupied as a rental unit. In our situation,the units on Royal Palms were completed remodeled with the vision of eventually becoming upscale condominiums. As you can see from the before and after photos we have attached,the entire exterior, public areas and individual units have been remodeled with high end materials such as custom tile flooring,tile bathrooms and manufactured stone countertops. Synthetic grass was installed for its environmentally impact. There are private garages with additional parking spaces in the large driveway area. Lush natural landscaping was but in to beautify this exterior corner lot. We even allow pets have a specific doggie friendly community fun in the back of the property. We will provide a building history report identifying the date of construction of all elements of the project and the permit history. We have already provided the plot plans and elevations, landscaping plans and parking location plans. August 14, 2020 To: Re: Tenant Rights and Notices for Condominium Conversion You are being notified because you are a tenant in a rental apartment located at Royal Palm Drive in Palm Desert, CA. An application has been submitted to the City of Palm Desert requesting that your apartment, along with all others in your complex,be converted into a condominium(for sale residential unit). Note: The owner of the building intends to retain ownership of the units and has no intention to terminate the current tenant's rental agreements. This is strictly to convert the existing units for future value and options in the future. This notice provides a summary of your rights, the property owner's obligations, the notices and documents you must receive, and the earliest time frame that you may be required to vacate your apartment if the conversion is approved. A public hearing will be held where the request to convert the apartments to condominiums may be approved or denied. You will receive another notice giving you the time, date, and location of that hearing. Your Ri-2hts as a Tenant Include: o Notification -You have a right to receive required notices/documents throughout the process of converting to condominiums, including notification of public hearings. o Public Hearing-You have a right to attend and speak at the public hearing that will be held to approve or deny the request to convert to condominium. o Right to Appeal-You have the right to appeal a decision to approve or deny a conversion to condominium. o First Right of Refusal-You have the first right to buy your unit or other available unit in the building at the same terms and conditions, or better, that will be offered to the general public. You must be provided a 90-day period in which you may contract to purchase a unit in the building. o Relocation Assistance-You are entitled to payment equal to one month rent if you move because of the conversion. You will forfeit your relocation payment if you move before you receive the Notice of Termination of Tenancy. Property Owner Obligations Include: o Maintenance -The property and the building shall continue to be maintained in good condition throughout the process. o Notices -The property owner shall provide notices to all tenants as identified in the notices section of this Summary of Tenant Benefits. For additional information please contact White Star Management. 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Article Number(transfer from service label) U Collect on Delivery Restricted Delivery ❑Signature ConflrmatlonTu U Insured Mall U Signaturq Confirmation 020 1290 0001 1619 8531 0 Insured Mall Restricted Delivery Restricted Delivery (ovgr$500 f-6 1-01Tn Asa 1 1;JI71y 2M PSN 7530-62-t)�d-9053 Domestic Return Recoipt 0- Truly Nolen three Zone TRULY Commercial Sanitation Report 110LEI1 xsr corn.oi Commercial Pest Management Program Inspector: Branch: �(�,� Date: Account Name: 1 �( Address: C v City/St/Zip: c WI r4 q Contact: 4 q ! Phone: 1�)c -) Type of Account: ,%��`�� / 1/' �� Service Freq: fi Full inspection done? Yes No Service for- Location of Infestation Notes Rats �f 1i 1.11j Mice /- ` / �� 701 G�! Ants Cockroaches Ex 4e l 1°G 1,1 k+n2 p Silverfish Pigeons Scorpions eat 0 v l` 9 Sanitation - . • Yellow Zone Red Zone Red Zone Windows/Ext.Doors Y N Food Preparation Y N Public&Employee Areas Y N Insect/rodent harborages in walls? Equipment clean? Restrooms clean? Pipe/conduit entries sealed? Floors clean? Locker rooms clean? Doors rodent-proof? Deli area clean? Employee lounge clean? 19 Doors kept closed? Bakery clean? Windows screened&tight? Meat prep area clean? Yellow Zone Red Zone Green Zone Storage Areas Y N Display Areas Y N Exterior Y N Floors clean? Gondolas clean? Dumpster/compactor area clean? Floor drains screened? Produce area clean? Lot free of rodent harborages? All areas accessible? Spillage in candy/nut area? Loading dock clean? Wall space accessible? Pet food spillage? Wall space accessible? Food stored in sealed containers? Spillage in flour/cereal area. Lot free of trash/weeds? Other: Special • Special materials needed to service accounts: Account has special policies/requirements: Time needed to service: Additional time needed for special requirements: Additional details regarding account's general condition: �(/ 410 C it tc/ � L( Customer's signature: Date: vi SHT.NO. SHT. NAME I I z [MENEM Q SAN MATEO AVE. A-00 SITE PLAN 0 A-01 FLOOR PLAN I-_ A-02 ELEVATIONS uj DESIGN+BUILD I 0 m DESIGN+BUILD I ' cofffifffm / 73305 ROYAL PALM DRIVE 0w / I PALM DESERT CA. 0 / I LOT/TRACT/ASSESSOR NO. : z APN # 627-082-003uj I TRACT/ BLOCK 32 MB -027/038 Q ROYAL PALM ESTATE RIVERSIDE COUNTY 2212 PACIFIC COAST HWY. uj m HERMOSA BEACH CA 90254 LEGAL BOOK PAGE 027/038 PHONE:310-937-8081 w FAX:310-937-8089 w m TYPE OF CONSTRUCTION, V-B (Type V- Non Rated) w LANEDESIGNBUILD.COM Q OCCUPANCY CLASSIFICATION - R-3 w I RESIDENTIAL FIRES PRINKLERS: NOT REQUIRED = SHT. CONTENT LOT SIZE : 9,751.50 SQF 0 I � U UNIT 1 = 1,638.00 SQF. uj UNIT 2 = 1,638.00 SQF. TOTAL AREA = 3,276.00 SQF o I � I U w SCOPE OF WORK : a w REMODEL KITCHEN z z REMODEL BATHROOMS I REPLACE PLUMBING FIXTURES ~ I m w REPLACE ALL EXISTING WINDOWS AND SLIDING GLASS DOORS INCLUDING NEW WINDOW IN MASTER BATH W Y CONVERT EXISING 2 BEDROOM TO 3 BEDROOM � ADD 14 CAN LIGHT L.E.D } U^ z IREQUIRED ON FIRST SHEET OF PLANS. 0 THE FOLLOWING INFORMATION TO BE INCORPORATED ONTO THE FIRST SHEET OF PROJECT PLANS, CONSTRUCTION WILL CONFORM TO CURRENT CODES: z I 0 I 0 U 2016 CALIFORNIA RESIDENTIAL CODE:BASED ON THE 2015 INTERNATIONAL RESIDENTIAL ? CODE (IRC) ui w 2016 CALIFORNIA ELECTRICAL CODE: BASED ON THE 2014 NATIONAL ELECTRICAL CODE co NEC m 2016 CALIFORNIA MECHANICAL CODE:BASED ON THE 2015 UNIFORM MECHANICAL CODE o I (UMC) °C I 2016 CALIFORNIA PLUMBING CODE: BASED ON THE 2015 UNIFORM PLUMBING CODE w (UPC) CC 0 2016 CALIFORNIA GREEN CODE: CALIFORNIA BUILDING STANDARDS COMMISSION G I-_ 2016 CALIFORNIA ENERGY CODE: CALIFORNIA ENERGY COMMISSION J o 1 I Q W 0 INFORMATIONAL: THE PROVISIONS OF THE CALIFORNIA RESIDENTIAL CODE SHALL APPLY ^� 0— U 130.00 TO THE CONSTRUCTION, ALTERATIONS AND DEMOLITION OF ONE-AND TWO-FAMILY o DWELLINGS OR TOWNHOUSES NOT MORE THAN THREE STORIES. w o ■ w PALM DESERT MUNICIPAL CODE REQ UIREMENTS:( REQUIRED ON FIRST PAGE) Q 0 EX. DRIVEWAY D C U 0 11 APPROVED TEMPORARY SANITARY FACILITIES (I.E. CHEM ICAL TOILETS SHALL BE ON THE- O G CONSTRUCTION SITE PRIOR TO REQUEST FOR FIRST = J w cz m I I INSPECTION). (HEALTH AND SAFETY CODE, SECTION 5416) Q � cz o CONTRACTOR AND/OR OWNER SHALL PROVIDE A TRASH BIN TO INSURE PROPER CLEAN- 0- LU 0 w J I I UP OF ALL BUILDING MATERIALS. (ORDINANCE NO. II Q GARAGE 262 OF THE PALM DESERT MUNICIPAL CODE) I-LI Q W rn 0 STORAGE OF BUILDING MATERIALS OR DEBRIS SHALL BE CONFINED TO THE LOT FORLu a I I m WHICH THE PERMIT IS ISSUED. ADJACENT VACANT PROPERTIES MAY NOT BE UTILIZED FOR r THIS PURPOSE UNLESS WRITTEN PERMISSION OF THE OWNER IS ON FILE WITH THIS w O W o J I 34'-8" I OFFICE . THE PUBLIC RIGHT-OF-WAY SHALL BE MAINTAINED IN A CLEAR CONDITION AT ALL z J Q TIMES . (PALM DESERT MUNICIPAL CODE, CHAPTER 8.02) J = ADDRESS NUMERALS SHALL COMPLY WITH PALM DESERT ORDINANCE 1310 (PDMC §15.28) z 25'-0" CONSTRUCTION HOURS: � � co � J GARAGE I OCTOBER 1 THRU APRIL 30 00 MONDAY- FRIDAY 7:00 A.M. - 5:30 P.M. 2 o I I SATURDAY 8:00 A.M. - 5:00 P.M. w SUNDAY NOT ALLOWED uj GOVERNMENT CODE HOLIDAYS- NOT ALLOWED REVISIONS z MAY 1 THRU SEPTEMBER 30 J MONDAY- FRIDAY 5:30 A.M . -7:OOP.M. 0 GUEST GUEST GUEST GUEST I SATURDAY 8:OOA.M . -S:OOP.M . SUNDAY NOT ALLOWED U w O O 0 m li Q A VIOLATION OF THE ABOVE WORK HOURS IS A CITABLE OFFENSE UNDER PALM DESERT UIr MUNICIPAL CODE SECTION 9.24 .070. 73305 ROYAL PALM DR. I wuj APN:627082003 I w ACRE .2 SEISMIC AND WIND DESIGN REQUIREMENTS: Q I z Lu THE CITY OF PALM DESERT IS LOCATED WITHIN: w 9'-0" SEISMIC DESIGN CATEGORY: z CATEGORY D FOR THE CALIFORNIA BUILDING CODE- PERFORMANCE APPROACH. 3� uj , y1 y1 .„w1 W L y,.wy `W y `W y `�, `�, ��LL �,LL y�,L y I o W" W" --- --- --- 3 CATEGORY 02 FOR THE CALIFORNIA RESIDENTIAL CODE - CONVENTIONAL LIGHT FRAME L 0 -�1 �� - �w - W� W� �,- � — �W — — — — 3- 14' 0" CONSTRUCTION (PRESCRIPTIVE APPROACH (BRACED WALLS) 4) 4- 0 p m m t- ,. — — ��,�� — ��,�� — — ULTIMATE WIND DESIGN (R301.2.1.3): o w` w` �" 3�" �w` �w" �w LL �w LL �w" 3 UNIT -2 UNIT -1 I 110 MPH (CRC- FIGURE R301.2(4)A- PALM DESERT IS WITHIN A SPECIAL WIND REGION Q (FIGURE R301.2(4)B.) cn < — — — — � w w� � ��L � �w �w �w �w �w WIND EXPOSURE �, � �1W W� W� �; 3�; �W �W; �W;� �W;� �W; 3 I EXPOSURE B (SOUTH OF COUNTRY CLUB DR.) 0 EXPOSURE C (NORTH OF COUNTRY CLUB DR.) 0 RAINFALL PER HOUR: 2 INCHES PER HOUR (100 YEAR , 60 MINUTE) z �- —`_— _— _— _—L_— — — —� —� —` I � „L - yL - yL - yL- SOIL BEARING PRESSURE: 1500PSF (WITHOUT SOILS REPORT) FIRE HAZARD SEVERITY < �� � � I ZONE: NO (SEE DRAFT MAP FRAP DATED 9/ 16/2008 ) 6 o ' .y-L'- -.-L-.-L -�_-L:-L_-L:-L_-L .y-L .�-L .y-� .y-� .y-L .�,-: I Lu Lu W � � I SHT. ID. o uj cn Lu cn �— — — w w — w w w w o cn 1 1 1 y y y r -� Wa.t �.t� 1, W�1, �1, W�s- W�s- W�s-�� �a � J - - A- 00 NORTH Site Plan z U 1/8" = 1'-0" cn w 0 w z Q J 1/1 6/2020 3:52:08 PM vi BUILDDESIGN, I O PLAN NOTES N O 2 2 70" HIGH TILE FROM DRAIN WALL COVERING SHALL BE BE CEMENT PLASTER, TILE OR APPROVED EQUAL TO 70" Ilz ABOVE THE DRAIN INLET AT SHOWERS OR TUB WITH SHOWERS. MATERIALS OTHER THAN STRUCTURAL ELEMENT IS TO BE MOISTURE RESISTANT CBC 807,1, 3, AND 2512 lffinwElm O 5❑ EXISTING WATER HEATER TO REMAIN PROVIDE 5/8"TYPE" X" DRYWALL AT ALL CEILING AND °C a WALLS I I I I I I I LL Z O 12 1-3/8"THK DOOR : SOLID WOOD, SELF CLOSING TIGHT o 96 FITTING (20 MIN. RATED DOOR.) SELF LATCHING. 14 FORCE AIR UNIT z DESIGN BUILD DESIGN+BUILD D[SIGN+BUILD I 0 w 2212 PACIFIC COAST HWY. Lu HERMOSA BEACH CA 90254 m IL PHONE:310-937-8081 w w FAX:310-937-8089 op w LANEDESIGNBUILD.COM Q I I I I } I I W I I H SHT. CONTENT GARAGE-B 0 w d I I p I I w I I LL z IL w w I nJ z I I I I I I 0 I I `L I I O GARAGE-A a'°^^°` O 3: J z I I a LL _ z O ENTRY v 61 ENTRY 11 14 z 0 0 0 o a z I o a o r I r - --� PATIO - `, --- CLIENT o o Z o Z PATIO p D.W. o w o w D.W. U) rQ �Q L------- ------------------------------ ------- Lu (NEW) -- �m Nm --- (NEW) _ TEMP - - r ~ I------------------- TEMP--------------� 12 PATIO W W PATIO 13 36" 80" TEMP TEMP p o EGRESS O 10 EXISTI O O EGRESS W RANGE 1 5 5 RANGE ENTRY DOO Q o EXISTING TEMP ((E)� U TEMP 2 o ENTRY DOO H REMODEL IS OD O SHOWER REF REF E OD EL EXIST. � S OWER Q CC p - SQUA D O TYP. T 13'-5" O G U 0 I 3 OVEN OVEN 3 Q R�D OFF I REPLACE BATHROOM A-01 A-01 REPLACE BATHROOM T J W FIXTURES FIXTURES 1 w MASTER Q ' w I BEDROOM BATH ' � I 0 w Lij FL 13'-5" KITCHE KITCHEN BATH J (f) CV o °D °0 Q w _-) w o REPLACE FIXTURES AND DINING DINING REPLACE FIXTURES AND W � �J J O r o� CABINETS CABINETS r MASTER `r 0 z z "UNIT X' KITCHEN EXHAUST G "UNIT B" � i cr Q O A MIN. AIR FLOW OF 1 0 FM AND BEDROOM J = 3 SONES OR LESS(AT 0 CFM) Lo IS REQUIRED FOR AN N ERMITTENT 16 c O z �L yL-W- yL-W- -------- VENTILATION KITCHE ANGEHOOD. -------- C� o THIS VENTILATIONS M THAT PROVIDES - ------ ------� M co ° OI I I EXISTING F.A.0 EXISTING F.A.0 5 AIR CHANGES ON T E KITCHEN VOLUME SwF i , ABOVE ROOF ABOVE ROOF i I C' 2 z 1 W_Ww, I i PER HOUR (CAL ENE G RESIDENTIAL COMPLIANCE I I 2 (5 O MANUAL. 4.6.5(C) AN 4. .7.2). CODLL U) L------ (EXISTING DUCT IN CONDITIONED SPACE) (EXISTING DUCT IN CONDITIONED SPACE L------J - o w F F - CLOSET � CLOSET REVISION- 4 S c J W 3'-6" W iv 0 EXISTING ROOF �L "w L y"w L,_ CLOSET CLOSET CL © (E) (E) OF a = �w� CK) D LIVING LIVING D I­_EXISTING ROOF RAFTER 1 W �` _ YP. YP. O 0� 3 3 I z - A-01 0 (E) FIREPLACEZ o A-01 w �wy �wy 13'-5" C3 I~_ 2❑ 2❑ c, z BEDROOM �O �° BEDROOM BEDROOM "' T r BEDROOM "' o BATH BATH p DOUBLE PLATE y� " w, T EPLACE WI H R PLACE WIT r J w EXISTING PLASTER AND DRYWALL �` yew "` w 13,-5„ EW FIXTURES— 12'-5" 12'-5" NEW FIXTURE 0 5/8"DRYWALL 1�� 1�� i o w mow! vuu. vuu I Z a —RAMSET NAIL -� -• -� 4X6 HEADER 4X6 HEADER w v w pTDSILL ° ° �8 (NEW) [.7. OO O O4 O O 1 (NEW) z w W yu� EGRESS 4$'-O" EGRESS EGRESS EGRESS EGRESS Q a Z p EXISTING 4" 1 1 48'-0" CONCRETE SLAB L - W a: 0 w W W W p �F UNIT-2 UNIT-1 a SHT. ID. uj d a • d• d wi wi wi a � a d w 3 wall detail 1 First Floor Plan �+N'ORTH c� 3/4" = 1'-O" w , 1 y 1 y 1/4" = 1'-O" A- 010 J m z W p W z ¢ J 1/1 6/2020 3:52:09 PM vi DESIGN,BUILD DESIGN-BUILD DESIGN,BUILD I O ffffaTffgm N O 2 H ¢ z w H I I IffinwElm H STUCCO FINISH _ DESIGN+BUIL I I 0- Z CEILING 95.0 _ DESIGN+BUILD DESIGN+BUILD D[SIGN+BUILD I z 0 w 2212 PACIFIC COAST HWY. w Lu HERMOSA BEACH CA 90254 m IL PHONE:310-937-8081 w FAX:310-937-8089 w m w LANEDESIGNBUILD.COM Q _ } w _ _ First Floor Plan SHT. CONTENT N X: 85.00 Er O LL H U w O m d �1 SOUTH ELEVATION w 1/4" = 1'-0" �^ 0 STUCCO FINISH V J IL c+, U) z w O z ¢ _ w CEILING Q ° 95.00 > o W >- z W ❑l z O U 1 z O U z_ W CLIENT o First Floor Plan U) uj 85.00 T O O EAST ELEVATION J (D w U 1/4" = 1'-0" < 0 0- U STUCCO FINISH f4 0 W o U) Q w U CEILING � O () ° 95.00 = J — w Q � a_ w W 0 w J CL (n 0 �W Q W rn E-1w m W O z o L C) -0 z C'7 E ¢ Cy) 0 � J U m First Floor Plan 2 cq 85.00 w 0 REVISIONS Q J LL i O n WEST ELEVATION U 1/4" = 1'-0" c O tr STUCCO U a. w FINISH w _ w m z m � w CEILING 95.00 I Y z c� p U w � w d O � Q � w 0 z w I 0 uS C7 z_ 1 T � c m First Floor Plan t z 85.00 0 SHT. ID. w U) w _ U) n NORTH ELEVATION U 1/4" = 1'-0" A— O 2 0 J_ m z W W z ¢ J 1/1 6/2020 3:52:09 PM - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - 7 - - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - Id dW 7 7 -7, 7� 7, 7� 7� 77, 71 7 71 77� 7� 7 71 7 -1 7 7� 7 -7, 7� - - - - - - - - - 7 7� -1 7 7� 7 7� 7 7� 7 7� 7 7� 7 -1 -7 -4, 77 DESIGN BUILD DISICH+BUILD DESIGN+BUILD 0 HT. NAME S__ 'SAN MATEO AVE., - - - - - - - - - - - - 7 _7 N 0 7 7 7� 7 7 7 77� 7 7 77 7 7 7 7 77 7 7 77 7 7 7 7 A-00 Sl E PLAN - - - - - - - - - - A-01 Fl or Plans z -7 7 7 7 7 7 7 7� 7 7 LLI - - - - - - - - - - - - - - - - - - - - - - - < I-_ 7, 7, 7, 7� - - - - - - - - -- T 777� 7 7 77 A-09 EHIEVATIONS DESIGN BUILD DIS16N-BUILD DISIGN,BUILD 1 3: affnwffm 0 fr DESIGN+BUILD DIS16W+BUILD DISIGN+BUILD 1 0 _j 2=5-BaYAL PALM DRIVE PALM DESERT CA. 0 z: . LOT/TRACT�ASSESSOF NO. : 7 7 7, 7 7 7 7� 77- 7, . . . V�. . . . . . . . DESIGN+BUILP DISIGN+BUILD DISI o uj m 7 7� -7, 7 7 7 7 -7, 7, 7 7 7 7, 7 7 7� 7 7, 7, 7 7 7 7 -7, 7 7 7 7 7 7 7, 7 7 APN # 627-082-003- - - - - - - - - - - - - -- -- - - - - CD - - - - - -- TRACT/ BLO < 7, - - - CK 32 M 027/ 2212 PACIFIC COAST HWY. 0- \7 -_ 7 71 7 ­ 7 -_ 7 7 Lu CD 1 - -1 _ k- HERMOSA BEACH CA 90254 - - - - - - 038 7 -7, 7 -7, 7 7, 7 7� 77, 7 -7, 7� -7, 7 7� 7, 7 7, 7 -7, -7, 7, 7 7, 7 7� 7� 7 7� 7 77 7� 7� -7, 7� 7 7 -7, 7 7, 77 7� -7, 7 7 7� 7 7� 7� -7, 7 -7 7 ROYAL PALM ESTATE RIVERSIDE COL NTY cli A - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - LEGAL BOOK PAGE 0 7/038 z I ­___ �­_ ­�­_ ­ 11 ­,­_ I,,,,- . ­' , �11� _�­_ ,_,­_ ­�­� ,_,­� ­_ - �l- l�, ,�-�,� ,�- �,- ��� �"I-- -,�,- -�"- -��,- " ",', " " I PHONE:310-937-8081 111 : - - - - - - - - - - - - - uj 7 ­7 7 7� 7 7 7 7 7 _7 7, _7 7 7 7 7m 7 - 7 FAX 310-937-8089 Q -- - -- - -- - -- - - - - - - - - - - - - - - - - - - 1 Q - - - - - - - - TYPE OF CONSTRUCTION, V- 3 (TYPE 5 - NON RATED) LANEDESIGNBUILD.COM > 7� 7� 7 7� 7� 7 7 7 7� - 7� - ­ -7, --� -� 7� 7� -7, < - - - - - - - - - - - - - - - - - -- - - - - - - _7� �7, ".7 _7� -%_7� -7 -7 _7� 71-� _7� -7 7 7 -7, 77 - 7 7 7 7 7 7 7 7 7, 7 7 7 7 7 7 7 7 7 7 7 7 7 -77- 7 7 7 T 77 7 -7 _�-7__� 77 __�-7 OCCUPANCY CLASSIFICATION R3 7 - - - - - - - - - - - - - - -- - - - - - -- RESIDENTIAL Ping-s- p A*i'm 6' 9-RS: NOT REQUIRED SHT. CONTENT cc LOT SIZE : 9,751.504QF 0 ROYAL PALM DR. I Lu PN:627082004 I UNIT 1 = 1,638.(!)0 SQF. 0 1 UNIT 2 = 1,638.00 SO . ACRE oe 114 TOTAL AREA 3,276.01 SOF C) Lu cn SCOPE OF WORK : Lu z 9' 1 z 2" REMODEL KITCHEN I UNIT-1 < < I Oq UNIT-2 REMODEL BATHRO04S REPLACE PLUMBING IXTURES fr uj ISTI G Wj� REPLACE ALL EX JDOWS Al' D SLIDING GLASS DOORS 0 WIN OW 11 fr 7, 7, INCLUDING NEW 4 MASTEF BATH ui 0 7 CONVERT EXISING 2 EDROOM TO 3 3EDROOM Al 11 713315PR C A N- A( v lvvv Vill 7- 7, 7� 7� 7 ADD 14 CAN LIGHT A.D < _7- I U) 7, Q I-_ lim A uj ui 3: REQUIRED FIRS ET OF PLP NS: z 7.7� 0 -GUEST GUEST GUEST GUEST - - - - - - - THE FOLLOWING INFORMATION TO BE INCORPORATED ONTO THE F IRST SHEET OF PROJECT PLANS,ICONSTRUCTIC N WILL CONFORM TO CURREN7 CODES: zI z 0 0 INS 2016 CALIFORNIA RESIDENTIAL CODE:B SED ON THE 2015 INTERNATIONAL RESIDENTIAL CODE (IRC) I ui 2016 CALIFORNIA ELECITRIC�L CODE: B SED ON THE 2014 NATIONAL ELECTRICAL CODE CLIENT (NEC) 0 --------------------GARAGE----- 2016 CALIFORNIA MECYANICAL CODE:B�SED ON THE 2015 UNIFORM MECH kNICAL CODE U) 25'-0" ----------------------------- fr 01� Lu (UMC) 0-) 2016 CALIFORNIA PLU BING ODE: B SED ON THE 2015 UNIFORM PLUME IING CODE 7 c:) I-_ r- 0 (UPC) 0 2016 CALIFORNIA ENE GYCODE: 2016 CALIFORNIA GRE.1 N CODE: C�LIFORNIA BUILDING STANDARDS COMMISSION _j CA�LIFORNIA ENERGY COMMISSION C)< I_u W 0 0- 1 INFORMATIONAL: THE � UJ 0ROVISIONS OF HE CALIFORNIA RESIDENTIAL CODE SHALL U) 04 cm TO THE CONSTRUCTION, ALTERATIONS AND DEMOLITION OF ONE-AND TW D-FAMILY GARAGE DWELLINGS OR TOWNHOUSS NOT MC RE THAN THREE STORIES. I_u D C) PALM DESERT MUNICIPAL COD REQUIRE ENTS:( REQUIRED ON FIRST PAGE) 0 U 0 APPROVED TEMPORARY SANITARY FAC LITIES (I.E. CHEM ICAL TOILETS SH/ LL BE ON THE- = J I_u CONSTRUCTION SITE PRIOR TO REQUEST FOR FIRST (D < INSPECTION). (HEALTH AND SAFETY CODE, SECTION 5416) 0 I_u 130.00 CONTRACTOR AND/OR OWNER SHALL F ROVIDE A TRASH BIN TO INSURE PI 1OPER CLEAN- Lij - FL in UP OF ALL 13UILDING C Ir Q C)262 OF THE PALM DESERT MUNICIPALIDIII AN DE)E NO. w 0-)c\I 0I_u STORAGE OF BUILDING MATERIALS OR DEBRIS SHALL BE CONFINED TO THE LOT FOR w WHICH THE PERMIT IS ISSUED. ADJACE T VACANT PROPERTIES MAY NOT 3E UTILIZED FOR o W 0 z Z THIS PURPOSE UNLESS WRI17EN PER N ISSION OF THE OWNER IS ON FILE I VITH THIS ui cr < OFFICE . T TIMES . (P LPUBLIC RIGHT-OF-WAY SF ALL BE MAINTAINED IN A CLEAR CC\�DITION AT ALL C) LM Lo DESERT MUNICIPAL CO E E, CHAPTER 8.02) W ADDRESS ERALS SHALL COMPLY V ITH PALM DESERT ORDINANCE 131 (PDMC §15.28) r z - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - -- --- CONSTRU8+K>+HC*T co E < co 9 OCTOBER 1 THRU APRIL 30 2 MONDAY- FRIDAY I 7:00 kM. - 5:30 P.M. uj SATURDAY� 8:00 k.M. - 5:00 P.M. 0 SUNDAY NOT LLOWED Lu GOVERNMENT CODE HIOLIDAYS- NOT �LLOWED REVISIONS O j) Site Plan MAY 1 THRU SEPTEMBER 30 U- 4NORTH 1/811 1 1-011 MONDAY- FRIDAY 5:30 kM . -7:OOP.M. 0 (D >_ SATURDAY 8:00A.M . -5:OOP.M . NOT 01LOWED uj SUNDAY a) a_ 0 A VIOLATION OF THE ABOVE NORK HOt IRS IS A CITABLE OFFENSE UNDER )ALM DESERT u MUNICIPAL CODE SECTION 9.24 .070. uj I-_ uj SEISMIC AND WIND DESIGN P EQUIREME NTS: z Lu THE CITY 0 PALM DESERT I LOCATE E WITHIN: U) z SEISMIC DESIGN CATEGORY: CATEGORY D FOR THE CALIFORNIA BUILDING CODE- PERFORMANCE APPROACH. 0 U Lu .9 ui 0 CATEGORY_02 FOR THE CALIFORNIA RE IGHT FRAME 0 0 4) .0- CONSTRUCTION (PRESCRIPTIVE APPRC ACH (BRACED WALLS) co < 2 Lu ULTIMATE WIND DESIGN (R301.2.1.3): 0 z 110 MPH (CRC- FIGURE R3012(4)A- PAL I DESERT IS WITHIN A SPECIAL WIN REGION < cl) (FIGURE R301.2(4)B.) < Lu WIND EXPOSURE 0 EXPOSURE (SOUTH OF COUNTRY C1 UB DR.) cli 0 EXPOSURE C (NORTH OF COUNTRY CtUB DR.) z RAINFALL PER HOUR: 2 INCHES PER HOUR (100 YEAR , 60 MINUTE) SOIL BEARING PRESSURE: 150OPSF WITHOUT SOILS REPORT) FIRE HA Z_ARID SEVERITY oac 6 ZONE: NO (SEE DRAFT MAP FRAP DATE D 9/ 16/2008 ) z cz Lu Lu SHT. ID. uj Lu cn A- 00 z W Lu LLI z 1/1 6/2020 3:59:30 PM _ I ® ® 0 - I DESIGN,BUIL i i I I I z0 PLAN NOTES Q N I O 2 L 70" HIGH TILE FROM DRAIN WALL COVERINC SHALL BE ~ BE CEMENT PLASTER,TILE OR APPROVED :QUAL TO 70" z ABOVE THE DRAIN INLET AT SHOWERS OR I UB WITH uj SHOWERS. MATERIALS OTHER THAN STRUC TURAL I= ELEMENT IS TO BE MOISTURE RESISTANT C 3C 807,1, 3, cc AND 2512 Off"09m 5❑ EXISTING WATER HEATER 7❑ PROVIDE 5/8"TYPE"X" DRYWALL AT ALL CE LING AND Q WALLS I I z_ 12 1-3/8"THK DOOR : SOLID WOOD, SELF CLOS NG TIGHT o FITTING (2 ING. O 48'-0" Lf - 48'-0" 14 FORCE AIR UNIT Z o BUILDI w I f7 771I Q R LACELX1 �T� 2212 PACIFIC COAST w p UNIT-2LLEGRESS EGRESS =j HERMOSA BEACH CA 90254 EGRESS GRES EGRES EGRESS REPLACE EXIS � UNIT 1 DOOR YO WIND W PHONE:310-937-8081 w ��x n O 0 O 0 O 1 � FAX:310-937-8089 m W LANEDESIGNBUILD.COM > w 13'-5" 13'-5" SHT. CONTENT REPLACE WITH 12'-5" N W pX RES - - �� H - � 12'-5" BATH O Ir BEDROOM o BEDRO BEDR �D REPLACE BEDROOM o o LEGEND: w ATH T T NEW FIXTURES r r T T JT- 11" 2'-0" 7'-6" 7'-6" 2'-1 " 3'-6" O I LL 9 { U II' EX I TING WALLS a JD __� LIVING d LIVING ________ -------- NEW c L0 NEW WALLS TLOSET cz uJ L------J ----J E FIREPLACE osEr N a W N --- L.L w _________________________ [E:3 KITCHEN EXHAUST ____ ______III MIN.A MIN. AIR FLOW OF 100 in CLOSET O OSET O r Y iv C B - Er SONES OR LESS(AT100 CF ) CAB CV } IS REQUIRED FOR AN IN ER I TE T z � EXISTING F.A.0 %/ VENTILATION KITCHEN AN H D. EXISTING F. UL EXISTING ROOF z ABOVE ROOF THIS VENTILATION SYST ROVIDES ABOVE ROO / ABD P. 5 AIR CHANGES ON THE IT EN OLUME O T 3 (EXISTING DUCT IN CON ITION SP E) PER HOUR (CAL ENERG 1 IAL COMPLIANCE -- (EXISTING DUCT ONDI ION SPA )� 3 z A-01 _------MANUAL. 4.6.5(C) AND 4.6.7.2]. - A-01 EXISTING ROOF RAFTER O LJ 0LLI 16 0 EGRESS A Ll U I z REPLACE FIXTURES AND REPLACE FIXTURES AND Lu CABINETS BINETS MASTER cocn MASTER ITCHEN DINING DINING KI CHE O 1fi BEDROOM � j =CLIENT o BEDROOM ATH BATH I � ilu DOUBLE PLATE � EXISTING PLASTER AND DRYWALL W 2 H 13'-5" J,� --- r------� r------� 5/8"DRYWALL O R�'PLACE WITH _ 1 1 �� 13'-5" I TEM TEMP. TYP. ; REPLACE WITH J o 0 ____NEW FIXTURES O�CEN____� 3 L---_--J � n P ' O CID A 01 RAMSET NAIL U FIXTURES < O I I E OD EL E 1ST. t� - E R MO EL ST. W IL H HOW ] A-01 QUA D OFF � SHOWER D TEMP � � MUDSILL SQUARED OFF P.T. 0 0 751 W/H W/H 5 O EGRESS w EXISTING 4" 14 10 RANG (EXISTING) (EXISTING) RANGE CONCRETE SLAB O 2i U Q Lu TEMP J T_ TEMP TEMP 12 PATIO PATIO ENTRY (NEW) 36"X 80" PATI - f EXISTING PATIO W D W ENTRY DOOR Q w rn O ---------3Lu - X 8 ---- EXISTI G Wall tail ��^^ T � ENTRY DOOR 3 3/411 11-o"LE V) O z o I ui oC g J J 0 0 o I o o _ 0 LO cn ----------------------- --------------i l�--- i 11 r--------------I r i r 1 14 ENTRY r a� - ---I Q _ �• ___ I e 0 m L-----------------------.- -----.---------J .-------------J cD I I I I I I I I z 0 - I I I I I I ///��� I L______________ ______________J L______________ W IT GAR GE-A s•�. % VAI 1 Firs Floor P!a.l REVISIONS Q 1/4' = 1'-0�� NORTH o J � W I G (� p I IL I W I I W z z T � I � W L--------------------- ---------------------------------.------------------------------------------------------------------------------------------------- ---------------------------------- cn O U w 0 GARAGE-B d O c w 0 z a w 0 vi 0 z � Q Z w 0 Lu ----- -- SHT. ID. Ir I W cn cn fr A- 0 1 0 J m z 0 cn W 0 W z Q J 1/16/2020 3:59:31 PM vi DESIGN,BUILD DESIGN-BUILD DESIGN+BUILD O 1 N STUCCO FINISH ° _Q Z w I I I I I I I I I I � Level 2 ,gL luffEffm 95.00 V ° _ Q I I owgwffffm LL z_ O w J O Z 0 W 2212 PACIFIC COAST HWY. HERMOSA BEACH CA 90254 owC First Floor Plan PHONE:310-937-8081 w 85.00 FAX:310-937-8089 m w 4 NortlElevation LANEDESIGNBUILD.COM w U J SHT. CONTENT] = _ O LL H U w STUCCO FINISH 01 0 w LL U w d U w Level 2—,gL Z t t 95.00 = - 1 0 O Y O W � z _ H z O U w z z 0 — _ First Floor Plan 0 85.00 0 w CLIENT o U) (2� East Elevation CE w 1/4" = 1'-0" rn =T O - G Q O 1 1 Q o w STUCCO FINISH J � � o D Q U) 0 0 U O0 Level 2 = J w 95.00 Q w0 w J CL W Q LU � w 1 1 1 0 Lu o JL0 = cy, E co 0 � J U pp z ❑ — — _ — — — _ _ — — — — — — — _ — — — — — — _ — _ — — — First Floor Plan w 85.00 VISIONS Q J L.L i O .. U w G O n South Elevation U w _ STUCCO FINISH z w � w 1I]] 1 1 z 0 U w Level 0 0 o 95%0 0 =3 m m w 0 z Q w w 0 c� z Q z 0 w 0 SHT. ID. First Floor Plan w 85.0 _ c� _ - 02 0 J m Z (D n West Elevation 0 LU 1/4" = 1'-0" z Q J 1/1 6/2020 3:59:32 PM "FOR CONDOMINIUM PURPOSES ONLY" IN THE CITY OF PALM DESERT, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TENTATIVE PARCEL MAP NO . 37848 MAGNESIA FALLS DRIVE BEING A SUBDIVISION OF LOTS 31 AND 32, ROYAL PALMS ESTATES PER MAP BOOK RECORDED MAY 5, 1954 MAP BOOK OWNER/APPLICANT: 27/38, OF OFFICIAL RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF RIVERSIDE COUNTY, CALIFORNIA. GARY MICHEAL LANE & o KATHRYN LINE, TRUSTEES PARK VIEW DRIVE GALE¢ of nfE BEING A PORTION OF THE E. 112 OF THE N. 112 OF THE N. 112 OF THE S. 112 OF THE 2212 PACIFIC COAST HIGHWAY NW 114 OF SECTION 20, TOWNSHIP 5 SOUTH, RANGE 6 EAST, S.B.B.&M. HERMOSA BEACH, CA 90254 FEIRO ENGINEERING, INC. ✓ANUARY, 2020 (aro) 3978081 PHONEgary@ianedesignbulld.com gory®IanedesfgnbWld.Com g FAIRHAVEN , ENGINEER: FRED waRlNc BR. DR. z. FORD ENGINEERING, INC. 3 ° "' Gj ROYAL PALM DRIVE " " 011 P. 0, BOX 12111 SONORA �R ¢ PALM DESERT, CA. 92255 (760) 346-8015 PHONE T 3 SITE APN: o a; mn m 2012 617-082-003 & 627-082-004 � WILL DANGORGONIO a WAY APPROXIMATE AREA: 4 znzn rc - - - - - --- ---- ------ 0.43 ACRES OR 18,623 sq. b. EAD77% CURB R CUM usu IC T6'°3 iC 101sa rC it rc zoi _ __ _1 % — — 1 _ _. BASIS OF BEAMNG: n- Pasco T (zw) — — — — — zbibo rz — � � '\��ua°.� CFN7EHCINE of SAN h9ATE0 AVENUE As - ---------zws Ec. � - I I ,<'` ` /zar \z e loess m - - - - --- _ N 00 ➢2 f0" W, PER MB 27/38. ralsnrvc mrm I BENCHMARK: > -1 .ms° Is) NB9'4J50� � P I\( P300't 'Lutsrs -53 I� .eEC \ CBYOfPALM0f5ERTBM� li9 VICINITY MAP V l 26rn 5 rl ti N zora t —�fj�' `.. \ DR CORNER R FF PABLO AND BAY 4 4 IN TOP I GOOD. O �� / ,( ORAIfl STRUCTURE (2Ffi ABODE ORAOF� 4.4 FT. SONNW6TOF T / fW',� + `� �\ NORTHEAST SIDE, 505 FT. NORTHWEST OF CURB. 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R60GW'E) (MIING AUDENR) PALMA VILLAGE UNIT , No. 7 j 0510 10650 PLANNING COMMISSION STAFF REPORT CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT MEETING DATE: October 20, 2020 PREPARED BY: Kevin Swartz, Associate Planner REQUEST: Consideration of a Conditional Use Permit (CUP) application for approval of a 1,025-square-foot professional real estate office on the ground floor fronting El Paseo located at 73260 El Paseo, Suite 3A, and adoption of a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA). Recommendation Waive further reading and adopt Planning Commission Resolution No. 2782, approving CUP 20-0008 of the above-noted, subject to conditions of approval. Executive Summary Approval of the staff's recommendation will allow a 1,025-square-foot professional real estate office on the ground floor fronting El Paseo. On October 10, 2019, the City Council adopted Ordinance No. 1350A amending the El Paseo Overlay District (EPOD) and Downtown District (DD)to allow professional office uses on the ground floor fronting El Paseo, subject to a CUP. As part of the CUP review, staff and the Planning Commission will review the type of office uses, locations, land use compatibility, interaction with the street, and parking to ensure that they meet the intent of the EPOD. Background Analysis A. Property Description: The property is currently located on the north side of El Paseo, east of Sage Lane, and west of Lupine Lane. The building is a stand-alone, single-story, building adjacent to Armando's Bar & Grill. The proposed suite was previously occupied by Robert Bryan Home; an art gallery. A shared parking lot is located in the rear, with street parking available as well. B. General Plan and Zoning: Zone: D; Downtown District, EPOD General Plan: D; Downtown October 20, 2020— Planning Commission Staff Report Case No. CUP 20-0008 Real Estate Office Page 2 of 4 C. Adjacent Zoning and Land Use: North: D; Downtown District, EPOD/Commercial Uses South: D; Downtown District, EPOD/Commercial Uses East: D; Downtown District, EPOD/Commercial Uses West: D; Downtown District, EPOD/Commercial Uses Project Description The proposed 1,025-square-foot professional real estate office will front El Paseo. The interior design will be chic/modern with an open floor plan. The exterior of the building will remain as is. The applicant will update the existing black awning with new fabric and signage. The interior work area consists of the following: • Twelve working desk stations • One conference table • Art pieces and decorative lighting The business will operate Monday through Friday from 10:00 a.m. to 5:00 p.m., and on Saturday and Sundays from 11:00 a.m. to 4:00 p.m. On occasions, the business will be open during non-business hours for meetings by appointment only. There will be three full-time employees (two managers and one realtor) in the office during business hours, which will handle walk-in clientele. The business will also employ between 10-15 independent contractor realtors, who are only in the office two to three times a month. Analysis The adopted El Paseo Master Plan Alternatives (EPMPA) stated that a small amount of professional office uses along the one-mile corridor would benefit the street. Office uses could fill the gaps of vacant storefronts and could provide the street with professionals and business clients during daytime hours who could dine (lunch and happy hour)and shop. The EPMPA also cautioned against oversaturating the street with office use since they will take away from the City's ultimate goal of a high-end pedestrian-oriented-street with retail and restaurants as the main attraction. On October 10, 2019, the City Council adopted Ordinance No. 1350A approving ZOA 19-0002 and Section 25.28.040 El Paseo Overlay District (EPOD) and Section 25.18.040 Downtown District (DD) to allow professional office uses on the ground floor fronting El Paseo, subject to a CUP. The ZOA states that the City's overall goal is for El Paseo to remain a high-end luxury, pedestrian-friendly street while allowing a limited amount of storefront office uses that complement the pedestrian corridor. As part of the CUP review process, staff and the Planning Commission will review each office use proposal and make findings based on the following. 1. Type of office uses. The Planning Commission will be reviewing the type of office uses on how they energize/engage interest along the street, and enhance its primary use as a retail/entertainment center. GAPlanning\Monica OReilly\Planning Commission\Staff Reports\10-20-20\CUP 20-0008 Real Estate Office\SR Real Estate Office.docx October 20, 2020— Planning Commission Staff Report Case No. CUP 20-0008 Real Estate Office Page 3 of 4 2. Locations. The Planning Commission will review and analyze the locations based on the following. • Corner properties: The overall goal for corner properties is to preserve them for restaurants with patio spaces and retail uses with large storefronts. • Density: The Planning Commission shall review each application to preserve El Paseo as a retail district. • Abut/neighbor one another: The overall goal is not to have large consecutive building storefronts of office spaces A. Land Use Compatibility: The land use designation is Downtown within the General Plan and zoned Downtown, and within the EPOD. The City's overall goal is to focus on El Paseo as a whole and to create a city center/downtown that provides high-intensity mixed-use developments anchored by civic, cultural, entertainment, retail, dining activity along walkable streetscapes while allowing a limited amount of storefront office uses that complement the pedestrian corridor. The site is surrounded by existing retail commercial uses, offices, and restaurants. The proposed professional real estate office brings an upscale business and clientele to El Paseo that will increase pedestrian traffic year-round for shopping and dining experiences. The business's goal is to showcase the retail uses and restaurants to its respected clients and to entertain them along the street. The business will operate between regular business owners. This suite is not located on a corner lot that would take away from a potential restaurant use or a large retail storefront. The proposed professional real estate office is located in the front along the street, and will not create consecutive storefront office spaces. Land uses within the surrounding area are compatible with the proposed use. There are other professional real estate offices along El Paseo, and they have demonstrated compatibility with retail and restaurant uses. Staff believes that the proposed project meets the intent of the EPOD and establishes a land-use pattern that provides an upscale business. Furthermore, the project does not physically divide an existing community and does not conflict with any applicable land use plan, policy, or regulation outlined in the General Plan. GAPlanning\Monica OReilly\Planning Commission\Staff Reports\10-20-20\CUP 20-0008 Real Estate Office\SR Real Estate Office.docx October 20, 2020 — Planning Commission Staff Report Case No. CUP 20-0008 Real Estate Office Page 4 of 4 B. Parking: Section 25.18.050 Parking Requirements require three parking spaces per 1,000 square feet. The 1,025-square-foot professional real estate office requires three parking spaces. The existing rear parking lot is shared and has numerous parking spaces, plus street fronting along El Paseo. The proposed project meets the parking. Environmental Review For the purposes of the CEQA, the Director of Community Development has determined that the proposed project will not have a significant negative impact on the environment, and is categorically exempt per Section 15301, Class 1: "Existing Facilities," of the CEQA. Staff has prepared a Notice of Exemption, and no further review is necessary. LEGAL REVIEW DEPT. REVIEW FINANCIAL REVIEW ASSISTANT CITY MANAGER N/A _ N/A N/A Robert W. Hargreaves Ryan Stendell Janet Moore Andy Firestine City Attorney Dir. of Community Development Director of Finance Assistant City Manager Interim City Manager Randy Bynder, : N/A APPLICANT: Leaskou Partners, Inc. 200 N Sunrise Way, Suite B Palm Springs, CA 92262 ATTACHMENTS: 1. Draft Planning Commission Resolution No. 2782 2. Legal Notice 3. Notice of Exemption 4. Exhibits Provided by the Applicant GAPlanning\Monica OReilly\Planning Commission\Staff Reports\10-20-20\CUP 20-0008 Real Estate Office\SR Real Estate Office.docx PLANNING COMMISSION RESOLUTION NO. 2782 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT (CUP) APPLICATION TO ALLOW A 1,025-SQUARE-FOOT PROFESSIONAL REAL ESTATE OFFICE ON THE GROUND FLOOR FRONTING EL PASEO LOCATED AT 73260 EL PASEO, SUITE 3A, AND ADOPTION OF A NOTICE OF EXEMPTION IN ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). CASE NO: CUP 20-0008 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 20t" day of October 2020, hold a duly noticed public hearing to consider the request by Leaskou Partners, Inc for approval of the above-noted; and WHEREAS, according to the CEQA, the City must determine whether a proposed activity is a project subject to CEQA. If the project is subject to CEQA, City staff must conduct a preliminary assessment of the project to determine whether the project is exempt from CEQA review. If a project is not exempt, further environmental review is necessary. The application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act," Resolution No. 2019-41, which the Director of Community Development has determined that the proposed project is an Article 19 Class 1: Existing Facilities Categorical Exemption for purposes of CEQA and no further review is necessary; and WHEREAS, the proposed project conforms to the Downtown (D) zoning district, and the El Paseo Overlay District; and WHEREAS, the proposed project is compatible with the uses along El Paseo and provides an upscale professional business and clientele that will increase pedestrian traffic along El Paseo year-round for shopping and dining experiences; and WHEREAS, at the 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, which are outlined in the staff report reasons to approve the said request: 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 the site is located. The site is located within the Downtown (D) zone,), and the El Paseo Overlay District (EPOD). The Downtown zone and EPOD allows for professional office uses on the ground floor fronting El Paseo, subject to a Conditional Use Permit(CUP). The zoning districts are also designed as a pedestrian specialty retail/personal services that attracts and sustains pedestrian interest. The proposed project establishes a land use that provides an upscale professional business and clientele that will increase pedestrian traffic year-round for shopping and dining experiences. The proposed professional office use is in keeping with the zone and the EPOD as it meets the criteria, and establishes a land-use pattern that provides an upscale business. The PLANNING COMMISSION RESOLUTION NO. 2782 proposed office use will operate in the same manner as the other retail uses along the street. The business will not interfere with parking as determined by staff, and the proposed use would complement the adjacent retail business uses and the other restaurants along El Paseo and in the vicinity. Furthermore, the project does not physically divide an existing community. It can be determined that the approval of this CUP is consistent with the permitted and conditionally permitted uses listed for the zoning district, and conforms to all development standards contained in the zoning ordinance. 2. That the proposed location of the conditional use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, welfare, or be materially injurious to properties or improvements in the vicinity. The proposed conditional use is adjacent to properties with similar zoning designations and commercial and office uses. The surrounding area, which was improved with existing buildings and parking lots, has been operating for years with various commercial retail and office uses. The proposed professional real estate office will be compatible and will not create a negative impact, such as noise to the adjacent businesses. Building improvements and site operations will comply with all building, life safety, and environmental standards during construction and continued operations, including dust mitigation, stormwater discharge, health licensing, and fire prevention strategies. All building and site improvements will comply with the Americans with Disabilities Act (ADA). Therefore, the conditional use, building, and site improvements will not be detrimental to public health, safety, or welfare, and will enhance surrounding properties rather than detract from them. 3. That the proposed conditional use will comply with each of the applicable provisions of this title, except for approved variances or adjustments. The proposed CUP to allow a professional real estate office on the ground floor fronting El Paseo will comply with all applicable development standards for parking requirements and operational standards contained in the zoning code. The proposed use does not require the approval of any variances or adjustment. 4. That the proposed conditional use complies with the goals, objectives, and policies of the City's general plan. The City's General Plan designates this property as "City Center/Downtown," which allows a variety of civic, cultural, entertainment, retail, restaurants, and other commercial services organized along walkable streetscapes. Staff believes that the proposed professional real estate office is a compatible use and offers an upscale business and clientele that will create pedestrian traffic year-round for shopping and dining experiences. The proposed use is in keeping with the General Plan by creating a walkable business along El Paseo. Furthermore, the project does not physically divide an existing community and does not conflict with any applicable land use plan, policy, or regulation outlined in the General Plan. 2 PLANNING COMMISSION RESOLUTION NO. 2782 Additionally, the General Plan includes a Commercial Core Area Specific Plan that includes commercial properties along El Paseo and other parts of the City. The overarching goal of the Specific Plan is to "maximize the project area's potential for high-quality economic development compatible with Palm Desert's overall community goals and self-image."The proposed use complies with the Commercial Core Specific Plan as they make a substantial investment into the building along El Paseo. The City's Strategic Plan also states priorities for El Paseo identified in the City's Strategic Plan, including the following: Land Use - Priority 4: "Create a mixed-use city core integrating shopping, dining, lodging, and housing." Tourism and Marketing—Priority 1: "Improve access to Palm Desert and its attractions to enhance the ease of lifestyle." Transportation — Priority 1: "Create walkable neighborhoods and areas within Palm Desert that would include residential, retail, services and employment centers, and parks, recreation and open space to reduce the use of low occupancy vehicles." The proposed use is in keeping with the General Plan and the vision within the General Plan, and meets the City's Strategic Plan and emphasizes on creating a "city center/downtown." NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, AS FOLLOWS: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case. 2. That the Planning Commission does hereby approve CUP 20-0008, subject to the conditions of approval (attached). 3 PLANNING COMMISSION RESOLUTION NO. 2782 PASSED, APPROVED, AND ADOPTED by the Planning Commission of the City of Palm Desert, California, at its regular meeting held on the 20' day of October 2020, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: LINDSAY HOLT, CHAIR ATTEST: RYAN STENDELL, SECRETARY PALM DESERT PLANNING COMMISSION 4 PLANNING COMMISSION RESOLUTION NO. 2782 CONDITIONS OF APPROVAL CASE NO. CUP 20-0008 Department of Community Development: 1. The Project site shall be developed and maintained in conformance with the approved plans on file with the Department of Community Development, except as modified by conditions herein. 2. All construction documentation shall be coordinated for consistency, including, but not limited to, architectural, structural, mechanical, electrical, plumbing, landscape and irrigation, grading, and street improvement plans. All such plans shall be consistent with the approved entitlement plans on file with the Department of Community Development. 3. Any proposed modifications to this Conditional Use Permit shall require an amendment to the application, which will result in a new public hearing. 4. Prior to issuance of a building permit for construction of any use contemplated by this approval, the applicant shall first obtain permits and/or clearance from the following agencies: Building & Safety Department City Fire Marshal Coachella Valley Water District 5. The Applicant shall agree to defend, indemnify, and hold harmless the City of Palm Desert or its agents, officers, and employees from any claim, action or proceeding against the City of Palm Desert or its agents, officers or employees, to attack, set aside, void, or annul, any approval of the City of Palm Desert, whether by its City Council, Planning Commission, or other authorized board or officer of the City. 6. The professional real estate office shall operate in a 1,025-square-foot suite. 7. The Applicant shall preserve the exterior building as a retail use in nature. 8. The Applicant or any successor in interest shall comply with all applicable local, state, and federal laws and regulations. Department of Building and Safety: 9. This project shall comply with the latest adopted editions of the following codes: A. 2016 California Building Code and its appendices and standards. B. 2016 California Plumbing Code and its appendices and standards. C. 2016 California Mechanical Code and its appendices and standards. D. 2016 California Electrical Code. E. 2016 California Energy Code. F. 2016 California Green Building Standards Code 5 PLANNING COMMISSION RESOLUTION NO. 2782 G. 2016 California Administrative Code. H. 2016 California Fire Code and its appendices and standards. 10. A disabled access overlay of the precise grading plan is required to be submitted to the Department of Building and Safety for plan review of the site accessibility requirements as per 2016 CBC Chapters 11A & B (as applicable) and Chapter 10. 11. Detectable warnings shall be provided where required per CBC 11 B-705.1.2.5 and 11 B- 705.1.2.2. 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. 7. Provide an accessible path of travel to the trash enclosure. The trash enclosure is required to be accessible. Please obtain a detail from the Department of Building and Safety. 12. 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. 13. All contractors and/or owner-builders must submit a valid Certificate of Workers' Compensation Insurance coverage prior to the issuance of a building permit per California Labor Code, Section 3700. 14. All exits must provide an accessible path of travel to the public way. (CBC 1027.5 & 11 B- 206). 15. Address numerals shall comply with Palm Desert Ordinance No. 1310 (Palm Desert Municipal Code 15.28. Compliance with Ordinance 1310 regarding street address location, dimension, stroke of line, distance from the street, height from grade, height from the 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 1310 or Municipal Code Section 15.28 from the Department of Building and Safety counter staff. Fire Department: 16. This facility shall submit a fire pre-inspection request and fee for review of the layout, egress, and occupancy load. Appropriate state forms shall be submitted by the licensing agency to the Fire Department for field inspection and final approval. END OF CONDITIONS 6 C I T Y 0 H I M D ESE R T 73-5 Io FRED WARING DRIVE PALM DESERT, CALIFORNIA 9226o-2578 TEL: 760 346—o6i i ■ info@cityofpatmdesert.org CITY OF PALM DESERT LEGAL NOTICE CASE NO. CUP 20-0008 NOTICE OF A PUBLIC HEARING BEFORE THE PALM DESERT PLANNING COMMISSION TO CONSIDER A REQUEST BY NEW BETTER HOMES AND GARDENS REAL ESTATE TO ALLOW A 1,025-SQUARE-FOOT PROFESSIONAL OFFICE USE ON THE GROUND FLOOR FRONTING EL PASEO LOCATED AT 73260 EL PASEO, SUITE 3A The City of Palm Desert (City), in its capacity as the Lead Agency for this project under the California Environmental Quality Act (CEQA), finds that the proposed project is exempt per Section 15301, Class 1 "Existing Facilities" of the CEQA and that a Notice of Exemption can be adopted as part of this project. Project Location/ Description: Project Location: 73260 El Paseo, Suite 3A Project Description: The applicant is proposing to operate a 1,025-square-foot real estate office on the ground floor fronting El Paseo. ZOA 19-0002 states that all office uses fronting El Paseo require a Conditional Use Permit. Recommendation: Staff is recommending that the Planning Commission adopt a resolution approving the proposed Conditional Use Permit, subject to conditions of approval. Public Hearing: The public hearing will be held before the Planning Commission on October 20, 2020, at 6:00 p.m. via Zoom. The hearing will be conducted in accordance with the City's emergency protocols for social distancing. Options for remote participation will be listed on the Posted Agenda for the meeting at: https://www.citvofpalmdesert.org/our-city/committees-and- commissions/planning-commission-information-center. Comment Period: The public comment period for this project is from October 10, 2020, to October 20, 2020. Public Review: The Conditional Use Permit application is available for public review Monday through Friday from 8:00 a.m. to 5:00 p.m. by contacting the project planner, Mr. Kevin Swartz. Please submit written comments to the Planning Department. If any group challenges the action in court, the issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at, or prior to the Planning Commission hearing. All comments and any questions should be directed to: Kevin Swartz, Associate Planner City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 (760) 346-0611 kswartz@cityofpalmdesert.org PUBLISH: DESERT SUN RYAN STENDELL, October 10, 2020 PLANNING COMMISSION SECRETARY NOTICE OF EXEMPTION TO: Office of Planning and Research FROM: City of Palm Desert P. O. Box 3044, Room 212 Sacramento, CA 95812-3044 ❑ Clerk of the Board of Supervisors or ❑ County Clerk County of: 1. Project Title: CUP 20-0008 2. Project Applicant: Leaskou Partners, Inc. 3. Project Location — Identify street address The property is currently located on the north and cross streets or attach a map side of El Paseo, east of Sage Lane, and west showing project site (preferably a USGS of Lupine Lane at 73260 El Paseo, Suite 3A 15' or 7 1/2' topographical map identified by quadrangle name): 4. (a) Project Location — City: Palm Desert (b) Project Location — County: Riverside County 5. Description of nature, purpose, and Approval of the staff's recommendation beneficiaries of Project: will approve a 1,025-square-foot professional real estate office on the ground floor fronting El Paseo 6. Name of Public Agency approving City of Palm Desert project: 7. Name of Person or Agency undertaking I City of Palm Desert the project, including any person undertaking an activity that receives financial assistance from the Public Agency as part of the activity or the person receiving a lease, permit, license, certificate, or other entitlement of use from the Public Agency as part of the activity: 8. Exempt status: (check one) (a) ❑ Ministerial project. (Pub. Res. Code § 21080(b)(1); State CEQA Guidelines § 15268) (b) ❑ Not a project. (c) ❑ Emergency Project. (Pub. Res. Code § 21080(b)(4); State CEQA Guidelines § 15269(b),(c)) (d) ® Categorical Exemption. The City of Palm Desert (City), in its capacity as State t e and class the Lead Agency for this project under the Notice of Exemption FORM`B" number: CEQA, has determined that the proposed project request is categorically exempt under Class 32: In-fill Development Projects, of the CEQA. Because of the categorical exemption, no further environmental review is necessary. (c) ❑ Declared Emergency. (Pub. Res. Code § 21080(b)(3); State CEQA Guidelines § 15269(a)) (f) ❑ Statutory Exemption. State Code section number: (g) ❑ Other. Explanation: 9. Reason why project was exempt: The proposed office uses is locating within an existing building. 10. Lead Agency Contact Person: Kevin Swartz, Associate Planner Telephone: (760) 346-0611 11. If filed by applicant: Attach Preliminary Exemption Assessment (Form "A") before filing. 12. Has a Notice of Exemption been filed by the public agency approving the project?TYes 1 No 13. Was a public hearing held by the lead agency to consider the exemption?TYes T No If yes, the date of the public hearing was: June 16, 2020 Signature: Date: Title: r Signed by Lead Agency 1 Signed by Applicant Date Received for Filing: (Clerk Stamp Here) Authority cited: Sections 21083 and 21100, Public Resources Code. Reference: Sections 21108, 21152, and 21152.1, Public Resources Code. Notice of Exemption FORM`B" LEASKOU PARTNERS September 4, 2020 City of Palm Desert Department of Community Development Statement of Business Our Parent company is Leaskou Partners Inc and the company we are opening on El Paseo is Better Homes and Gardens Real Estate I Desert Lifestyle Properties We will be representing both buyers and seller for all types of properties, including condos, land, homes and golf estates throughout Palm Desert and the surrounding desert cities. • Our hours of operations will be: • Monday through Friday 10:00 am to 5:00 pm • Saturday and Sunday 11:00 am to 4:00 pm • We will be open to the public seven days a week and by appointment before or after hours. • We will have (2)two full time managers • We will have between ( 10-15 ) independent contractor Realtors that are only in the office if they have an appointment so two three times a month. It is not uncommon for a Realtor to not be in the office for months at a time. • We will have a Realtor assigned daily to accommodate inquisitive,walk in clientele and also for people strolling up and down the strip. • The office will be designed in a chic, el Paseo flavor outfitted in Grey suede, Grey silk, chrome and black lacquer Better Homes and Gardens Real Estate is a Lifestyle Real Estate Company and supports the community in any and all community events especially those on El Paseo! During major holidays, our marketing team will be tastefully festooned for the holidays i.e. Saks,Tiffany's and Ralph Lauren. We thank you for your consideration and C U P approval! / 1 7 Be a kou EO I esident 0-799.4290 200 N Sunrise Way Suite B, Palm Springs CA 92262 �1 e� C Hard Surfaces Ink------------ow- - •Carrera Marble •Chrome Metal •Silver Leaf •Grey Leather 73260 El Paseo, Palm Desert, CA 92260, USA TOTAL APPROKHEATED AREA 1,025 SQ.FT ■ B Closed Existing TT F •^ y jiy_,>r: i� Y i' `rg �`� -_ .i4 _ _._ ,.,.c�..4...�-yam-,�•�mr_�.�....� �' Y T oft -/� zoom -law — \. ` rns Desert Lifestyle Propertiesmow -, R F A [ E S T A T E •� wall 1 81111 313" 2'6±* .E 613" 67 6'3"x 2'11" 3 0 7'0" 13'9" 5'2" 6'0" 7'3 3'6" 0 19'6" 71311 6,3„ 3'2 .a 1012" f 1 8„ 11 '6" 9'6" T 4'0" 3'0" 916„ ,E 13 TO" 912✓✓ 60 El Paseo, Palm Desert, CA 92260, USA L APPROKHEATED AREA 1,025 SQ.FT 713" avery attempt has been made to ensure the accuracy of the floor plan contained here,measurements of doors, ✓s,rooms and any other items are approximate and no responsibility is taken for any error,omission,or misstatement. )n is for illustrative purposes only and should be used as such by any prospective purchaser. 913"