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HomeMy WebLinkAboutOrd 883 ZOA 98-4 Medical and Dental Offices and Clinics • CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Honorable Mayor and City Council II. REQUEST: Approval of an amendment to the Municipal Code as it relates to off- street parking for medical and dental offices and clinics. III. INITIATED BY: City of Palm Desert CITY COUNCIL ACTION: IV. CASE NO: ZOA 98-4 APPROVED_. DENIED RECEIVED OTHER V. DATE: July 9, 1998-- �',. IEETIN DATE , �►.Air 11. dazfroo VI. CONTENTS: ,OES: 41� � 'B8ENT: . • F a� STAIN: 4116 - A. Staff Recommendation VERIFIED BY: f_ _ B. Discussion 17ina1. on F4 ` "_1I "itt' Clerk' s Office C. Draft Ordinance No. 883 D. Planning Commission Minutes dated June 16, 1998 E. Planning Commission Resolution No. 1871 F. Planning Commission Staff Report dated June 16, 1998 G. Related maps and/or exhibits A. STAFF RECOMMENDATION: Waive further reading and pass Ordinance No. 883 to second reading. B. DISCUSSION: 1 . BACKGROUND: This amendment was initiated through the Zoning Ordinance Review Committee (ZORC) as part of the overall review of the Zoning Ordinance. This portion of the code amendment has been separated from the overall parking amendment due to a pending dental clinic application. 2. ANALYSIS: Over the past several years the City has approved construction of several dental offices and medical offices. In the Fred Waring corridor it has become obvious that the current parking standard is inadequate in that it is a common occurrence to see parked vehicles spill over onto Fred Waring Drive and side streets such as San Anselmo. • • CITY COUNCIL STAFF REPORT CASE NO. ZOA 98-4 JULY 9, 1998 The current parking standard for medical and dental offices and/or clinics is one for each 250 square feet of gross floor area for offices less than 2,200 square feet and one for each 200 square feet for offices 2,200 square feet or larger." This standard favors small dental and medical offices, those under 2,200 square feet, and while it does require a higher amount of parking for larger buildings it does not take into account the proposed intensity of use on larger plans. Zoning Ordinance Review Committee considered this matter and agreed that the existing parking requirement was not high enough. ZORC recommends that the standard be changed to require six spaces per 1 ,000 square feet for the first 1 ,000 square feet and five spaces per 1 ,000 square feet thereafter. ZORC also discussed at length (see minutes attached) the appropriateness of granting up to a 15% reduction for utility areas and stairways. ZORC recommends that medical/dental offices and clinics only be eligible for the 15% reduction if the structure is a two-story building. If this standard is adopted, a single story 1 ,750 square foot dental office would be required to provide ten parking spaces versus the current seven spaces. A two story, 12,000 square foot medical building would be required to provide 52 spaces versus the current 49 required spaces (both assumes 15% reduction). Staff recommended to Planning Commission a higher standard, a basic requirement of six spaces per 1 ,000 square feet and allow applicants to request a reduction of up to 15% based on the floor plan (i.e., intensity of use). In order to be eligible to request a reduction applicants would be required to provide full tenant improvement plans and these would be on file. Applicants could choose to provide the full six spaces per 1 ,000 and retain "carte- blanche" for future use. Under this scenario a 1 ,750 square foot building would be required to provide 11 spaces with a possible reduction to nine spaces. A 12,000 square foot building would require 72 spaces with a possible reduction to 61 . 2 • • CITY COUNCIL STAFF REPORT CASE NO. ZOA 98-4 JULY 9, 1998 This matter was before the Planning Commission on June 16, 1998. Commission concurred with staff recommendation and with a 3-0 vote (Commissioners Beaty and Jonathan were absent) Commission recommended to City Council approval of ZOA 98-4 by adoption of its Resolution No. 1872. 3. CEQA REVIEW: The proposed amendment is a class 5 categorical exemption and no further documentation is necessary. Prepared by: teve Smith Reviewed and Approved byc . Philip Drell /tm 3 • • ORDINANCE NO. 883 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING AN AMENDMENT TO SECTION 25.58.310 CONCERNING THE OFF-STREET PARKING SCHEDULE FOR MEDICAL AND DENTAL OFFICES AND CLINICS. CASE NO. ZOA 98-4 WHEREAS, the City Council of the City of Palm Desert, California, did on the 9th day of July, 1998, hold a duly noticed public hearing to consider an amendment to the Palm Desert Municipal Code Chapter 25.58 concerning the off-street parking schedule; and WHEREAS, the Planning Commission has recommended approval by adoption of its Resolution No. 1871 ; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act, Resolution No. 97-18," in that the Director of Community Development has determined that the project is a Class 5 Categorical Exemption; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did find the following facts and reasons to exist to justify their approval as described below: 1 . That the zoning ordinance amendment is consistent withe the objectives of the zoning ordinance; 2. That the zoning ordinance amendment is consistent with the adopted General Plan and affected specific plans. 3. That the zoning ordinance amendment would better serve the public health, safety and general welfare than the current regulations. NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Palm Desert, California, as follows: 1 . That the above recitations are true and correct and constitute the findings of the City Council in this case. 2. That Zoning Ordinance Amendment 98-4 as provided in the attached Exhibit "A" to amend Municipal Code, Chapter 25.58.310, is hereby approved. • • ORDINANCE NO. 883 PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City Council, held on this day of , 1998, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JEAN M. BENSON, Mayor ATTEST: SHEILA R. GILLIGAN, City Clerk City of Palm Desert, California 2 • • ORDINANCE NO. 883 EXHIBIT "A" SECTION 1 That section 25.58.310 minimum parking stalls required for "dental clinics or offices and medical clinics or offices" be amended to read as follows: Six (6) for each 1 ,000 square feet of gross floor area. Based upon submittal of a tenant improvement floor plan Planning Commission may grant up to a 15% parking reduction. Items to be considered in granting such reduction shall be: 1 ) elevators, stairways and landings 2) interior utility facilities 3) restroom areas 4) non-leasable common areas 3 • • PLANNING COMMISSION RESOLUTION NO. 1871 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE AN AMENDMENT TO SECTION 25.58.310 CONCERNING THE OFF-STREET PARKING SCHEDULE FOR MEDICAL AND DENTAL OFFICES AND CLINICS. CASE NO. ZOA 98-4 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 16th day of June, 1998, hold a duly noticed public hearing to consider an amendment to the Palm Desert Municipal Code Chapter 25.58 concerning the off-street parking schedule; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act, Resolution No. 97-18," in that the Director of Community Development has determined that the project is a Class 5 Categorical Exemption; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to exist to justify their recommendation as described below: 1 . That the zoning ordinance amendment is consistent withe the objectives of the zoning ordinance; 2. That the zoning ordinance amendment is consistent with the adopted General Plan and affected specific plans. 3. That the zoning ordinance amendment would better serve the public health, safety and general welfare than the current regulations. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1 . That the above recitations are true and correct and constitute the findings of the commission in this case. 2. That the Planning Commission does hereby recommend to the City Council approval of a Zoning Ordinance text amendment as provided in the attached Exhibit "A" to amend Municipal Code, Chapter 25.58.310. • S PLANNING COMMISSION RESOLUTION NO. 1871 PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 16th day of June, 1998, by the following vote, to wit: AYES: FERNANDEZ, FINERTY, CAMPBELL NOES: NONE ABSENT: BEATY, JONATHAN ABSTAIN: NONE SONIA M. CAMPBELL, Chairperson ATTEST: PHILIP DRELL Secretary Palm Desert P anning Commission 2 • • PLANNING COMMISSION RESOLUTION NO. 1871 EXHIBIT "A" SECTION 1 That section 25.58.310 minimum parking stalls required for "dental clinics or offices and medical clinics or offices" be amended to read as follows: Six (6) for each 1 ,000 square feet of gross floor area. Based upon submittal of a tenant improvement floor plan Planning Commission may grant up to a 15% parking reduction. Items to be considered in granting such reduction shall be: 1 ) elevators, stairways and landings 2) interior utility facilities 3) restroom areas 4) non-leasable common areas 3 • • CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE: June 16, 1998 CASE NO: ZOA 98-4 REQUEST: Approval of an amendment to the Municipal Code as it relates to off- street parking for medical and dental offices and clinics. INITIATED BY: City of Palm Desert BACKGROUND: This amendment was initiated through the Zoning Ordinance Review Committee (ZORC) as part of the overall review of the Zoning Ordinance. This portion of the code amendment has been separated from the overall parking amendment due to a pending dental clinic application. II. ANALYSIS: Over the past several years the City has approved construction of several dental offices and medical offices. In the Fred. Waring corridor it has become obvious that the current parking standard is inadequate in that it is a common occurrence to see parked vehicles spill over onto Fred Waring Drive and side streets such as San Anselmo. The current parking standard for medical and dental offices and/or clinics is "one for each 250 square feet of gross floor area for offices less than 2,200 square feet and one for each 200 square feet for offices 2,200 square feet or larger." This standard favors small dental and medical offices, those under 2,200 square feet, and while it does require a higher amount of parking for larger buildings it does not take into account the proposed intensity of use on larger plans. Zoning Ordinance Review Committee considered this matter and agreed that the existing parking requirement was not high enough. ZORC recommends that the standard be changed to require six spaces per 1 ,000 square feet for the first 1 ,000 • • STAFF REPORT CASE NO. ZOA 98-4 JUNE 16, 1998 square feet and five spaces per 1 ,000 square feet thereafter. ZORC also discussed at length (see minutes attached) the appropriateness of granting up to a 15% reduction for utility areas and stairways. ZORC recommends that medical/dental offices and clinics only be eligible for the 15% reduction if the structure is a two- story building. If this standard is adopted, a single story 1 ,750 square foot dental office would be required to provide ten parking spaces versus the current seven spaces. A two story, 12,000 square foot medical building would be required to provide 52 spaces versus the current 49 required spaces (both assumes 15% reduction). Staff recommends a basic requirement of six spaces per 1 ,000 square feet and allow applicants to request a reduction of up to 15% based on the floor plan (i.e., intensity of use). In order to be eligible to request a reduction applicants would be required to provide full tenant improvement plans and these would be on file. Applicants could choose to provide the full six spaces per 1 ,000 and retain "carte-blanche" for future use. Under this scenario a 1 ,750 square foot building would be required to provide 11 spaces with a possible reduction to nine spaces. A 12,000 square foot building would require 72 spaces with a possible reduction to 61 . III. CEQA REVIEW: The proposed amendment is a class 5 categorical exemption and no further documentation is necessary. IV. RECOMMENDATION: That the Planning Commission recommend to the City Council approval of an amendment to the off-street parking requirement for medical and dental offices and clinics by increasing the required parking to six parking spaces per 1 ,000 square feet, subject to up to a 15% reduction based on review of the floor plan/tenant improvements. 2 • • STAFF REPORT CASE NO. ZOA 98-4 JUNE 16, 1998 V. ATTACHMENTS: A. Draft resolution B. Legal notice C. ZORC minutes Prepared by Ste e Smith Reviewed and Approved by % c , 1 Phil Drell /tm 3 • PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE AN AMENDMENT TO SECTION 25.58.310 CONCERNING THE OFF-STREET PARKING SCHEDULE FOR MEDICAL AND DENTAL OFFICES AND CLINICS. CASE NO. ZOA 98-4 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 16th day of June, 1998, hold a duly noticed public hearing to consider an amendment to the Palm Desert Municipal Code Chapter 25.58 concerning the off-street parking schedule; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act, Resolution No. 97-18," in that the Director of Community Development has determined that the project is a Class 5 Categorical Exemption; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to exist to justify their recommendation as described below: 1 . That the zoning ordinance amendment is consistent withe the objectives of the zoning ordinance; 2. That the zoning ordinance amendment is consistent with the adopted General Plan and affected specific plans. 3. That the zoning ordinance amendment would better serve the public health, safety and general welfare than the current regulations. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1 . That the above recitations are true and correct and constitute the findings of the commission in this case. 2. That the Planning Commission does hereby recommend to the City Council approval of a Zoning Ordinance text amendment as provided in the attached Exhibit "A" to amend Municipal Code, Chapter 25.58.310. • • PLANNING COMMISSION RESOLUTION NO. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 1 6th day of June, 1998, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: SONIA M. CAMPBELL, Chairperson ATTEST: PHILIP DRELL, Secretary Palm Desert Planning Commission 2 • • PLANNING COMMISSION RESOLUTION NO. EXHIBIT "A" SECTION 1 That section 25.58.310 minimum parking stalls required for "dental clinics or offices and medical clinics or offices" be amended to read as follows: Six (6) for each 1 ,000 square feet of gross floor area. Based upon submittal of a tenant improvement floor plan Planning Commission may grant up to a 15% parking reduction. Items to be considered in granting such reduction shall be: 1 ) stairways and landings 2) interior utility facilities 3) restroom areas • • b F �A l5' 01 PERE D eseU l5 •;o�- 73.510 FRED WARING DRIVE,PALM DESERT,CALIFORNIA 92260 TELEPHONE(619)346-0611 CITY OF PALM DESERT LEGAL NOTICE CASE NO. ZOA 98-4 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request by the CITY OF PALM DESERT to amend the Zoning Ordinance to increase the required parking for medical/dental office buildings. • SAID public hearing will be held on Tuesday, June 16, 1998, at 7:00 p.m. in the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. Written comments concerning all items covered by this public hearing notice shall be accepted up to the date of the hearing. Information concerning the proposed project and/or • negative declaration is available for review in the Department of Community Development at the above address between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. If you challenge the proposed actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. • PUBLISH: Desert Post PHILIP DRELL, Secretary June 4, 1 998 Palm Desert Planning Commission • • MINUTES ZONING ORDINANCE REVIEW COMMITTEE MARCH 25, 1998 ******************************************#AAAA A****A AAA AAAA***************Ir*!r************************ CALL TO ORDER The meeting was called to order at 3:10 p.m. Present: Tim Bartlett, Jean Benson, Sonia Campbell, Bob Leo, Steve Smith, Frank Urrutia II. REVIEW OF SIGN ORDINANCE REVISIONS Mr. Smith presented draft language prepared in response to the Committee's recommendations for amendments to the sign ordinance provisions regarding color limits, height limits, roof signs definition, monument signs and awnings. Member Benson referenced Section 25.68.400 and suggested that it state, "Such signs shall be removed upon rental of the property or 30 days after the close of escrow," with which the rest of the Committee concurred. Mr. Smith reported that he made changes to Section J regarding awnings to require a 75-foot separation between each canopy awning, to which Member Campbell responded that 75 feet is not far enough, and added that she doesn't believe any additional canopy awnings should be allowed on El Paseo. Mr. Smith pointed out that the current policy has been to restrict the number of canopy awnings on El Paseo to one per building. Member Foxx commented that he likes the aesthetics of canopy awnings because they create a much different pedestrian environment, and he would suggest that canopy awnings be encouraged rather than discouraged because of the value they add to the streetscape along El Paseo, which would otherwise be pretty stark. Member Benson felt that there are already enough canopy awnings along El Paseo to break up the appearance of the street, and she would prefer not to clutter the street. 1 • • ZONING ORDINANCE REVIEW COMMITTEE MARCH 25, 1998 MINUTES Member Foxx stated that specialty retail is a unique animal, and he believes the canopy awnings help set El Paseo apart from the rest of the City. Member Foxx commented that the Committee should not trouble itself with this issue at this time, because he anticipates a bloodbath along El Paseo after The Gardens shopping center opens. Mr. Smith suggested maintaining the current policy of one canopy awning per building, and that requests for additional canopy awnings be subject to Architectural Review Commission approval based on findings, i.e., that visual access to other businesses not be blocked. Mr. Smith indicated that he will report back with the appropriate language. III. PARKING STANDARDS Mr. Smith reported that the Committee may want to consider revising the parking standards for medical office buildings, because it appears that certain buildings meet the code criteria, but still do not have sufficient parking, i.e, the Sunlife building. Staff conducted a survey of other cities in the area and found: 1) La Quinta requires four spaces per 1,000 square feet of gross floor area for the first 2,000 square feet, and one space for each additional 175 square feet of gross floor area; a) For example, a 10,000 square foot building in La Quinta would be required to provide 56 parking spaces; 2) Rancho Mirage requires four spaces per 1 ,000 square feet of gross floor area; a) For example, a 10,000 square foot building in Rancho Mirage would be required to provide 40 parking spaces; 3) Palm Desert requires four spaces per 1,000 square feet of gross floor area for the first 2,200 square feet of gross floor area (minus 15% for utility areas), and five spaces per 1,000 square feet of gross floor area for areas exceeding 2,200 square feet; a) For example, a 10,000 square foot building in Palm Desert would be required to provide 37 to 44 parking spaces, depending on the utility reduction. 2 • • ZONING ORDINANCE REVIEW COMMITTEE MARCH 25, 1998 MINUTES Member Foxx noted that property owners must charge higher rental rates for medical offices than general offices in order to render the same economic return, because the medical office buildings require more parking space. Member Foxx commented that the Sunlife building is not a good example of a typical medical office situation, and the Committee should not over-react to that situation; however, if similar situations arise with other medical office buildings, then the Committee may wish to consider making changes. Member Bartlett felt that market conditions will help balance things out, because if patients cannot find parking space when they visit their health practitioner, they will choose a different provider. Member Urrutia noted that La Quinta's formula works out to one parking space for each 180 square feet of gross floor area, and he would suggest that Palm Desert's requirements be similar, and that the 15% utility reduction be eliminated. Member Foxx pointed out that the larger the building, the less parking is needed. Member Urrutia suggested requiring one parking space for each 150 square feet of gross floor area for buildings up to 2,000 square feet. Member Bartlett recommended requiring six parking spaces for the first 1 ,000 square feet of gross floor area, and five parking spaces for each additional 1,000 square feet of floor area, with which Member Foxx concurred. Member Foxx suggested that the 15% reduction only be applied to buildings of two stories or more, with which Members Urrutia and Bartlett agreed. Member Foxx recommended that it be ,worded "up to 15%" so that the exact figure could be calculated. Mr. Smith indicated that he will report back with language that requires six parking spaces for the first 1,000 square feet of gross floor area and five parking spaces per every 1 ,000 square feet thereafter, and that "up to 15%" reduction be allowed for utility areas in buildings of two stories or more. 3 ti • Ipir ZONING ORDINANCE REVIEW COMMITTEE MARCH 25, 1998 • MINUTES Member Leo suggested that vacant City land be converted to parking lots, and that shuttle services be established to transport people to their places of employment, to which Member Benson responded that it is a good idea, but she doesn't think the desert is ready for it. Mr. Smith commented that people seem to respond to incentive-based carpooling. IV. ADJOURNMENT The Committee agreed to meet again on Wednesday, April 15, 1998 at 3:00 p.m. in the Community Services Conference Room. The meeting adjourned at 4:45 p.m. STEVE SMITH PLANNING MANAGER 4