HomeMy WebLinkAboutOrd 555 CUP 88-2 Senior Citizen Apt Project San Pascual CITY OF PALM DESERT
DEPARTMENT OF COMAUNITY DEVELOPMENT
TRANSMITTAL LETTER
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I. TO: Honorable Mayor and City Council
II. REQUEST: Approval of a Conditional Use Permit and Development
Agreement to construct a 17 unit senior citizen apartment
project on the south side of Santa Rosa, approximately 200
feet east of San Pasqual Avenue.
III. APPELLANT: SCHMITZ ENTERPRISES, INC.
P.O. Box
Palm Desertrt,, CA gWCOUNCIL ACTION:
VED
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RECEIVED
IV. CASE NO: CUP 88-2 ---_ O` ' Q( 5
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V. DATE: August 11, 1988 it-s1.C--
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VI. CONTENTS: 1.!►_
ABS'IAI
A. Staff Recommendation E
VERI�'IEu B1' .. _._�_. __
B. Discussion Original oii a ��;��
C. Draft Ordinance No. 555 w �'y Clerk 's Offi..
D. Planning Commission Minutes June 21, 1988 and July 5, 1988
E. Staff Report dated June 21, 1988
F. Legal Notice
G. Exhibits
VII. STAFF REOOrTAENIDATION:
Approve the findings and adopt Ordinance -555.
VIII. DISCUSSION:
The above referenced case was reviewed by the Planning Commission on
June 21, 1988, and a redesign was approved at the July 5, 1988 meeting.
Sixteen apartments will be constructed around a courtyard area. The
seventeenth unit is existing, and exterior improvements will be made to
match the new construction finish. The development agreement requires
the developer to make affordable one unit for very low income senior
households, two units for lower income senior households and two units
for moderate income senior households.
Prepared by
:: :
iwed and Approved by
CITY OF PALM DESERT
INTEROFFICE MEMORANDUM
June 27, 1988
TO: Planning Commission
FROM: Catherine Sass, Associate Planner
SUBJECT: Redesign of CUP 88-2
The applicant , Schmitz Enterprises , Inc . , has submitted a
redesign of his project at the commission' s request. All new
units are located toward the back of the property with parking
directly off the street. This design provides a courtyard area
between the buildings; however, the units are difficult to patrol
from the street and residents have a greater distance to walk
from their parking space.
A resolution of approval is attached. Condition Number 11 of the
original report is no longer applicable. The rear yard setback
remains at ten ( 10 ) feet
Catherine Sass
Associate Planner
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- CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
TO: Planning Commission •
DATE: June 21, 1988
CASE NJ: CUP 88-2
REQUEST: Approval of a conditional use
te izent and development agreement
to construct a 17-unit senior ci
in the
R-2, S.O. zone on the south side of Santa Rosa Waypartment proj near San
Pascual Avenue.
APPLICANT: Schmitz Enterprises, Inc.
P.O. Box 3992
Palm Desert, CA 92261
I. BACKGROUND:
A. Description of site:
The property contains several deteriorated building
1,075 sq. ft. apartment unit a s, including a
mature palm trees. A wall exists the awnedst proper with several
Property line.
B. Adjacent zoning and land use:
North: R-3, S. O.
South: R-2, S. 0.
East: R-2, S. O.
West: R-2, S. O.
C. General plan land use designation:
High density 7-18 du/ac.
II. PROJECT:
A. General Site Plan:
The proposal is to remove all but one existing structure and
construct 16 studio apartments at 600 sq. ft. The exist'the lot will be used for the manager's unit. The new lunit on
will be 2-story at 23 feet. An elevator isprovided and
apartmentslanr
ran. New 6-foot block or decorative walls shall be constructed o the south, east, and west property lines. At the entry/exit off
Santa Rosa Street, guest parking spaces are
3-foot hedge or wall is required to provided so some type of
Parscreen the parking stalls.
spaces are provided in two rows toward the southern section
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PC STAFF REPORT
CUP 88-2
JUNE 21, 1988
of the parcel ten (10) spaces are covered. The buildings
ding are a
stucco finish with Spanish roofs. The architectural commission
reviewed this application for preliminary approval on June 14, 1988.
The request was denied because the commission didn't like the site
plan. They felt that the site was designed around an existing
structure rather than as a blank site. There was no objection to the
architecture other than windows to be added to the north elevation.
B. Code Provision in Chart Form:
Code Requirement Provision
Fruit Yard 15 ft. 30
Side Yard 14 ft. combined/5 ft. min. 20/10
Rear Yard 20 ft. 10
Building Site Coverage 50% Max. 35%
Number of Units 17 17
Building Height 24 23
Parking Space 300 Sq. Ft./du 396 sq. ft./du Min.
17
The site plan is deficient in two areas: Rear yard setback and aisle
width. A 24-foot width aisle could be provided by relocating two
existing palm trees and providing a new patio on the existing
structure. It would be preferable that the curb cut line up with the
expanded aisle.
A landscape plan has not been provided and staff recommends that the
palms be located in areas indicated for landscape on the submitted
plan.
The guest parking spaces are oversized and could be reduced.
III. ANALYSIS:
A. Finding for approval of a conditional use permit:
1. The proposed location of the conditional use is in accord with
the objectives of the zoning ordinance and the purpose of the
district in which the site is located.
2
• The Proposed location of the conditional use and the conditions
under which it will be operated and maintained will not be
detrimental to the public health, safety or general welfare,
be materiallyinjurious or
vicinity, to properties or improvements in the
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PC STAFF REPORT
CUP 88-2
JUNE 21, 1988
3. The proposed conditional use will comply with each of the
applicable provisions of this title, except for approved
variances or adjustments.
4. The proposed conditional use complies with the goals,
objectives, and policies of the city's adopted general plan.
B. Envirorinental Review:
The Director of Community Development has determined
proposed project will not have an adversthe that the
and a negative declaration of environmental impact on n prepared.
impact has been prepared.
IV. REOCMENDATI( :
Staff has considered the direction given by the architectural ccmnission.
The applicant advised staff he prefers the submitted plan to alternatives
to avoid all the parking in the front
residents. yard and less securityfor the
resided. This is a long narrow lot and design possibilities are
Staff finds the Proposed plan could be reccninend d for approval with the
attached discussed conditions being met. The applicant would
variance fran the Planning Commission for ten feet on the rear requirea
ck.
Staff could recommend the variance if all other conditions are met. This
parcel is in a very deteriorated section of the city and, while it
urgently needs rebuilding, it is imperative that new structures are up to
current standards to provide something lasting for the future.
• V. ATTACliS:
A. Draft resolution.
B. Development agreement between the City of Palm Desert and Schmitz
Enterprises, Inc.
C. Legal notice.
D. Plans and exhibits.
Prepared by - �.
Reviewed and Approved by
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FY Choi Ml um D esec
`;ft-so- ' 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260
TELEPHONE(619)346-0611
Pursuant to Title 14, Division 6, Article 7, Section 15083, of the California
Administrative Code.
NEGATIVE DECLARATION
CASE NO: CUP 88-2
APPLICANT/PROJECT SPONSOR: Schmitz Enterprises
P.O. Box 3992
Palm Desert, CA 92261
PROJECT DESCRIPTION/LOCATION: 17 unit senior citizen apartment project on the
south side of Santa Rosa approximately 200 feet east of San Pascual Avenue.
The Director of the Department of Community Development, City of Palm Desert,
California, has found that the described project will not have a significant
effect on the environment. A copy of the Initial Study has been attached to
document the reasons in support of this finding. Mitigation measures, If any,
included in the project to avoid potentially significant effects, may also be
found attached.
June 21 , 1988
RAMON A. DIAZ DATE
DIRECTOR OF COMMUNITY DEVELOPMENT
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PL-...m1MCCEMISSION REXCL CN ND.
A RESOLUTION OF THE PLANNING CCNMISSION OF THE
CITY OF PALM DESERT, CALIFORNIA, APPROVING A
anomm IONAL USE PERMIT AND DEVEI,OPMEN'r Ate,
TO CONSTRUCT A 17-UNIT SENIOR CIT
IZEN APARI
PROJECT ON THE SOUTH SIDE OF SANTA ROSA,
APPROXIMATELY 200 FEET EAST OF SAN PASCUAL
AVENUE.
•
CASE NO. CUP 88-2
WHEREAS, the Planning Commission of the City
did on the 21st day of June, 1988, of Palm Desert, California,
consider hold a duly noticed public hearing to
the request of Schmitz Enterprises, Inc., for the above-mentioned
project.
WHEREAS, said application has complied with the requirements of the "City
of Palm Desert Procedure for Implementation of the California Envicommunity
Quality Act, Resolution No. 80-89, " in that the director of
development has determined that the project will not have an adversemammy
the environment and a negative declaration of environmental act ��e on
certified. impact is hereby
WHEREAS, at said public hearing, upon hearingand consider'
testimony and arguments, if considering all
heard, said planningany, of all interested persons desiring to be
commission did find the following facts and reasons to
exist to justify the granting of said conditional use permit:
1. The proposed location of the conditional use is in accord with the
objectives of the zoning ordinance and the purpose of the district in
which the site is located.
2. The proposed location of the conditional use and the conditions under
which it will be operated and maintained will not be detrimental to
the public health, safety or general welfare, or be materially
injurious to properties or improvements in the vicinity.
3. The proposed conditional use will 1
y provisions of this title, except fo i
r approved
each of the applicable
adjustments, pproved variances or
4. The proposed conditional use complies with the goals, objectives, and
policies of the city's acbpted general plan.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
Palm Desert, California, as follows:
1. That the above recitations are true and correct and constitute the
findings of the commission in this case;
2. That approval of Conditional Use Permit 88-2 is hereby granted for
reasons subject to the attached conditions.
PLANNING commIssiaN RESOLUTION NO.
3. That the development agreement between the City of Palm Desert and
Schmitz Enterprises is hereby recommended to the City ty Council for
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
Planning Commission, held on this 21st day of June, 1988, by the following
vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
RICHARD ERWOOD, Chairman
ATTEST:
RAMDN A. DIAZ, Secretary
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PLANNING COMMISSION RESOLUTION NO.
CONDITIONS OF APPROVAL
CASE NO. CUP 88-2
Department of Community Development/Planning;
1. The development of the property shall conform substantially to exhibits
on file with the Department of Community Development/Planning, as modified
by the following conditions.
2. Construction of a portion of said project shall commence within one year
from the date of final approval unless an extension of time is granted;
otherwise said approval shall become null, void and of no effect
whatsoever.
3. The development of the property described herein shall be subject to the
restrictions and limitations set forth herein which are in addition to
all municipal ordinances and state and federal statutes now in force, or
which hereafter may be in force.
4. Prior to issuance of a building permit for construction of any use
contemplated by this approval, the applicant shall first obtain permits
and/or clearance from the following agencies:
• Coachella Valley Water District
Palm Desert Architectural Commission
City Fire Marshal
Public Works Department
Palm Desert Water & Services District.
Evidence of said permit or clearance fran the above agencies shall be
presented to the Department of Building and Safety at the time of issuance
of a building permit for the use contemplated herewith.
5. Trash provisions shall be approved by applicable trash company and city
prior to issuance of building permit.
6. Project shall pay fops as determined by Desert Sands Unified School
District.
7. Project shall be subject to Art in Public Places fee per ordinance No.
473.
8. A complete landscape plan shall be submitted to be approved by the
architect.
9. The existing palms will be relocated on site to provide for a 24-foot
aisle.
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•
PLANNING commissiam RESOLUTION NO.
10. The existing building shall be upgraded to match the new structure,
including Mission Clay tile roof.
11. The curb cut shall be redesigned to line up with the expanded aisle.
12. Approval of this project, CUP 88-2, is subject to a development agreement
being entered into between the City of Palm Desert and Schmitz
Enterprises, Inc.
Department of Public I rks:
1. Drainage fees, in accordance with Section 26.49 of the Palm Desert
Municipal Code and Palm Desert Ordinance Number 507, shall be paid
prior to issuance of grading permit.
2. Storm drain construction shall be contingent upon a drainage study
prepared by a civil engineer that is reviewed and approved by the
Department of Public Works.
3. Signalization fees, in accordance with City of Palm Desert Resolution Nos.
79-17 and 79-55, shall be paid prior to issuance of grading permit.
4. Full public improvements, as required by Section 26.44 and 26.40 of the
Palm Desert Municipal Code, shall be installed in accordance with
applicable City standards.
5. As required under Palm Desert Municipal Code Section 26.28, and in
accordance with Sections 26.40 and 26.44, complete improvement plans and
specifications shall be submitted to the Director of Public Works for
checking and approval before construction of any improvements is ccmrienced
Offsite improvement plans to be approved by Public Works Department and a
survey posted to guarantee the installation of required offsite
improvements prior to issuance of grading permit. Such offsite
improvements shall include, but not limited to, curb and gutter, asphalt
paving and concrete sidewalk in an appropriate size and configuration.
"As-built" plans shall be submitted to, and approved by, the Director of
Public Works prior to the acceptance of the improvements by the City.
6. Improvement plans for water and sewer systems shall be approved by the
respective service disLLicts with "as-built" plans submitted to the
Department of Public Works prior to the project final.
7. All private driveways and parking lots shall be inspected by the
engineering department and a standard inspection fee shall be paid
prior to grading permit issuance.
8. Landscaping maintenance on Santa Rosa Way shall be provided by the
property owner.
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PLANNING OXT1ISSION RESOLUTION NO.
9. In accordance with Palm Desert Municipal Code Section 26.44, complete
grading plans and specifications shall be submitted to the Director of
Public Works for checking and approval prior to issuance of any permits.
10. As required by Sections 26.32 and 26.40 of the Palm Desert Municipal Code,
and in accordance with the Circulation Network of the City's General Plan,
dedication of half-street right-of-way at 30 feet on Santa Rosa Way shall
be provided prior to recordation of the final map.
11. Improvement plans for water and sever systems shall be approved by the
respective service districts with "as-built" plans submitted to the
Department of Public Works prior to the project final.
12. Size, number and location of driveways to Public Works specifications with
only one driveway approach to be allowed to serve this property.
13. Grading permit issuance shall be subject to the waiver of parcel map first
being approved and recorded.
14. Any and all off-site improvements shall be preceded by the approval of
plans and the issuance of valid encroachment permit(s) by the Department
of Public Works.
15. A complete preliminary soils investigation, conducted by a registered
soils engineer, shall be submitted to and approved by the Department of
Public Works.
Fire Department:
1. Provide, or show there exists a water system capable of providing a
potential fire flow of 2500 gpm and the actual fire flow available from
any one hydrant connected to any given water main shall be 1500 gpm for 2
hours duration at 20 psi residual operating pressure.
2. A fire flow of 2500 gpm for a 2-hour duration at 20 psi residual operating
pressure must be available before any combustible material is placed on
the job site.
3. The required fire flow shall be available fiun a Super hydrant(s)
(6" x 4" x 2-1/2" x 2-1/2" ), located not less than 25' nor more than
150' fran any portion of the building(s) as measured along approved
vehicular travelways. Hydrants installed below 3000' elevation shall
be of the "wet barrel" type.
4. Prior to the application for a building permit, the developer shall
furnish the original and two copies of the water system plan to the County
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PLANNING CCMMISSION RESS 'ION NO.
2. The windows must have locking devices to prevent forced entry.
3. The mail box area should be located in a common area with the use of
benches to encourage visiting and allow residents to communicate.
(Possibly at the covered patio area of the existing managers unit. )
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r3-s1nFRsoWxn|No DRIVE,PALM DESERT,CALIFORNIA nooso
| /sLspHOws (019) 346-0011
Jul., 18, /988
CITY Of PALM DESERT
LEGAL NOTICE
� CASE NO. CUP 88-2
w0T|C[ IS M[REDv GIVEN that o nuh| |c hearing will be held before the Palm
Desert City Council to consider a request for approval of a Conditional Use
Ppnn|t and Development Agreement by 5CMMITZ ENTERPRISES. INC., to construct m
17 unit ye"|nr citizen onartment »roject on the south side of Santa Rosa,
approx/matp|y ZoV feet east of San Pascual Avenue.
Apw 027-122-003
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SAID puu| |n heer!nn will be held on Thursday. ^vpuot }l. 1998, at 7,00 n'm' In
the Administrative Conference Room next to the Council Chamber at the Palm
Desert City Hall. 73-510 Fred Waring Drive. Palm Desert. California, at which
, time and p|aoo all Interested nersono are Invited to attend and be heard. If
you challenge the nropooed actions in court. you may be limited to re|n|"g only
those Issues you or someone else raised at the public hearing described In this
notice. or In written corrunnondencn delivered to the o|tv council (or planning
commission) at, or nr(nr to, the pvu||c honrinn'
PUBLISH: Desert pnyt s*cILx oiLL\axw, City Clerk
July 29. 1988 citv or Palm Desert