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Home My WebLink AboutB. CUP 08-444 Ulf Strandjord CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT REQUEST: Approval of a Conditional Use Permit to allow the use of the "Desert Valley All-Star Mavericks Cheer" business in an existing Service Industrial building. The project is located at 73-605 Dinah Shore Drive, Suite 500E (APN: 694-240-026). SUBMITTED BY: Missy Grisa Assistant Planner APPLICANT: Mr. Ulf Strandjord 72-788 Sierra Vista Drive Palm Desert, CA 92260 CASE NO. CUP 08-444 DATE: December 16, 2008 I. EXECUTIVE SUMMARY: Approval of staff's recommendation would allow the applicant to operate the "Desert Valley All-Star Mavericks Cheer" business with up to two staff members working during the day and up to 18 team members participating at one time during open office hours from 8:30 a.m. to 8:00 p.m., Monday through Thursday, in a 4,408 square-foot tenant space located in a Service Industrial zone. II. BACKGROUND: A. Property Description: The property is located south of Dinah Shore Drive, off of Leilani Way, west of Spyder Circle, and east of Gateway Drive. Adjacent business park complexes are on the three sides of the business to the east, north, and west. South of proposed location is Falling Waters condominium complex. The proposed new "Desert Valley All-Star Mavericks Cheer" business would share the building with a service-oriented business that typically does their work at the customer's site, outside of the business park complex. Staff Report CUP 08-444 December 16, 2008 Page 2 of 6 B. Zoning and General Plan Designation: The property is zoned S.I., Service Industrial, and the General Plan designation is I - B.P., Industrial Business Park. C. Adjacent Zoning / Land use: North: S.I. Service Industrial /Adjacent business park complex South: PR-13 Planned Residential, 13 units per gross acre / Falling Waters Condominium Complex East: S.I. Service Industrial /Adjacent business park complex West: S.I. Service Industrial /Adjacent business park complex III. PROJECT DESCRIPTION: The applicant is requesting approval of a Conditional Use Permit to operate the "Desert Valley All-Star Mavericks Cheer" business in an existing Service Industrial zoned building. "Desert Valley All-Star Mavericks Cheer" is a business that currently provides competitive cheerleading, dance, and tumbling programs throughout the Coachella Valley. The applicant is proposing evening classes for the team members ranging from 4:00 p.m. to 8:00 p.m. Monday through Thursday. Office staff and coaches would conduct business from 8:30 a.m. to 8:00 p.m. Monday through Thursday. The typical length of time a class would last is one-and-a-half to two hours. A floor plan of the proposed improvements for the use as requested is attached in the exhibits. "Desert Valley All-Star Mavericks Cheer" would occupy suite 500E, which is located on the west half of the building and will be the main tenant occupying a little over half of the building. The adjacent tenant is an existing heating and air conditioning business / warehouse space. Staff observed only one employee truck accessing this space during parking counts and little to no customer business being conducted here. IV. ANALYSIS: The "Desert Valley All-Star Mavericks Cheer" requires a Conditional Use Permit to assure there is adequate parking and land use compatibility. Staff has conducted a parking study and has concluded that the proposed business would be of minimal impact to the neighboring commercial properties. Parking lot use and hours of operation seem to have minimal impact on adjacent service- oriented businesses. The project complies with all of the development standards of the zone. G:\Planning\Missy Grisa\CUP\73605 Dinah Shore Drive 500e\Staff Report Mavericks Dance amended.doc Staff Report CUP 08-444 December 16, 2008 Page 3 of 6 A. Parking: The requested "Desert Valley All-Star Mavericks Cheer" use is located within an existing industrial business park that has shared parking throughout the business park. The total building size with the adjacent tenant totals 8,200 square feet. The adjacent business would require minimal parking and only one vehicle was parked in the parking lot when staff conducted parking studies. Realistically, the coaches for the team members and many of the older students may drive themselves and require parking. Younger students may be dropped off or have parents stay throughout the lesson. Regardless, the parking counts show more than enough parking to support the proposed use. In the table below, available parking was recorded during all hours from Monday, November 17, 2008 to Thursday, November 20, 2008. Date Time Vacant Vacant Occupied Occupied Parking Accessible Spaces Accessible Spaces Spaces Spaces Mon 9:39 AM 39+ 1 5 0 November 17 Mon 4:15 PM 34+ 1 6 0 November 17 Tues 10:00 PM 33+ 1 6 0 November 18 Tues 4:10 PM 32+ 1 8 0 November 18 Wed 9:45 AM 33+ 1 5 0 November 19 Wed 4:05 PM 22+ 1 11 0 November 19 Thurs 10:35 AM 32+ 1 6 0 November 20 Thurs 4:15 PM 30+ 1 5 0 November 20 Average Available 6.5 31.9 Spaces The daytime parking study concluded that an average of more than 31 parking spaces are available during the hours of 8:00 a.m. to 5:00 p.m. Monday through Thursday when "Desert Valley All-Star Mavericks Cheer" would be open. With adjacent business closing between 4:00 p.m. and 5:00 p.m. daily for business, the later evening hours of the proposed use would not pose a parking problem. More than enough parking should be G:\Planning\Missy Grisa\CUP\73605 Dinah Shore Drive 500e\Staff Report Mavericks Dance amended.doc Staff Report CUP 08-444 December 16, 2008 Page 4 of 6 available throughout the center and immediately adjacent at 73-605 Dinah Shore Drive, Suite 500E. B. Land Use Compatibility: The proposed use is located in a Service Industrial(S.I.) zone. Although the proposed use is not Service Industrial oriented, the nature of the business would not interfere with parking or the normal conduct of adjacent businesses. Therefore, the proposed use is compatible with the other industrial uses. C. Findings of Approval: 1. That the proposed location of the conditional use is in accordance with the objectives of the Zoning Ordinance and the purpose of the district in which it is located. The proposed location is in a Service Industrial zone. Although the proposed use is not service oriented, the type of business conducted at the proposed site is minimal during adjacent business hours and would have minimal impacts on parking. Team member classes do not begin until 4:00 P.M., when most service businesses are closed or beginning to close for the day. 2. That the proposed location of the conditional use and the conditions under which it will be operated or maintained will not be detrimental to the public health, safety or welfare, or be materially injurious to properties or improvements in the vicinity. The proposed "Desert Valley All-Star Mavericks Cheer" will meet all applicable requirements of the Zoning Ordinance and will not be detrimental to general public health, safety, and welfare or materially injurious to the properties in the vicinity. Water, sanitation, public utilities and services are already constructed throughout the complex. 3. That the proposed conditional use will comply with each of the applicable provisions of the Zoning Ordinance, except for approved variances or adjustments. The proposed use is consistent with the intent of the Zoning Ordinance since it operates at hours that are typically opposite G:\Planning\Missy Grisa\CUP\73605 Dinah Shore Drive 500e\Staff Report Mavericks Dance amended.doc Staff Report CUP 08-444 December 16, 2008 Page 5 of 6 of business in the area. This promotes a mixed, efficient use of the site within the Service Industrial zone. 4. That the proposed conditional use complies with the goals, objectives and policies of the City's General Plan. The general plan land use designation for the site is "Industrial / Business Park (I-B.P.)". A primary objective stated in the Land Use Element of the General Plan under Industrial Goals, Policies and Programs is Goal 1, which provides for the development of business parks and non-polluting industrial uses, and which assures compatible integration with other, non-industrial land uses. Policy 6B of the General Plan Land Use Element is to review all business park / industrial development proposals with a special regard for public health and safety issues to ensure that the type and intensity of the use is appropriate for the proposed location and comparative with surrounding land uses. This project maintains a land use that is consistent with the goals, policies, and programs of the General Plan. The project is consistent with the General Plan in respect to the appropriate use of the proposed location. The business is compatible with surrounding land uses, and the proposed hours of use would effectively use this center at a time when most businesses are closed. V. ENVIRONMENTAL REVIEW: The proposed use is a Class 3 categorical exemption for purposes of CEQA and no further review is necessary. VI. CONCLUSION: The proposed use is recommended for approval, subject to conditions described in the attached resolution. The applicant would be limited to two office employees during the day with coach and class size limited to the estimated numbers as shown on the daily use chart as provided by the applicant. The daytime parking survey illustrates there is an average of more than 31.87 available spaces during the hours of operation from 8:00 a.m. to 5:00 p.m. Adjacent business hours of operation have been confirmed to close between 4:00 p.m. and 5:00 p.m. It can be concluded that the shared parking throughout the G:\Planning\Missy Grisa\CUP\73605 Dinah Shore Drive 500e\Staff Report Mavericks Dance amended.doc Staff Report CUP 08-444 December 16, 2008 Page 6 of 6 business park would be more than sufficient during the proposed hours of operation Monday through Thursday. VII. RECOMMENDATION: Staff recommends that the Planning Commission adopt the findings and Planning Commission Resolution No. approving CUP 08-444, subject to conditions. VIII. ATTACHMENTS: A. Draft Resolution B. Legal notice C. Exhibits & plans Submitted by: Department Head: Missy risa Lauri Aylaian Assistant Planner Director of Community Development Approval: Horn Croy ACM for Develop nt Services G:\Planning\Missy Grisa\CUP\73605 Dinah Shore Drive 500e\Staff Report Mavericks Dance.DOC PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT TO ALLOW "DESERT VALLEY ALL-STAR MAVERICKS CHEER" IN 4,408 SQUARE FEET OF AN 8,200 SQUARE FOOT BUILDING. THE PROPERTY IS LOCATED AT 73-605 DINAH SHORE DRIVE, SUITE 500E. CASE NO. CUP 08-444 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 16th day of December, 2008, hold a duly noticed public hearing to consider the request by "Desert Valley All-Star Mavericks Cheer" for approval of the above noted; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act", Resolution No. 06-78 in that the Director of Community Development has determined that the project is a Class 3 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 approval of the said request: 1. That the proposed location of the conditional use is in accordance with the objectives of the zoning ordinance and the purpose of the district in which it is located. The proposed location is in a Service Industrial zone. Although the proposed use is not service oriented, the type of business conducted at the proposed site is minimal during adjacent business hours and would have minimal impacts on parking. Team member classes do not begin until 4:00 P.M., when most service businesses are closed or beginning to close for the day. 2. That the proposed location of the conditional use and the conditions under which it will be operated or maintained will not be detrimental to the public health, safety or welfare, or be materially injurious to properties or improvements in the vicinity. The proposed "Desert Valley All-Star Mavericks Cheer" will meet all applicable requirements of the zoning ordinance and will not be detrimental to general public health, safety, and welfare or materially injurious to the properties in the vicinity. Water, sanitation, public utilities and services are already constructed throughout the complex. 3. That the proposed conditional use will comply with each of the applicable provisions of the zoning ordinance, except for approved variances or adjustments. PLANNING COMMISSION RESOLUTION NO. The proposed use is consistent with the intent of the Zoning Ordinance since it operates at hours that are typically opposite of business in the area. This promotes a mixed, efficient use of the site within the Service Industrial zone. 4. That the proposed conditional use complies with the goals, objectives and policies of the City's General Plan. The general plan land use designation for the site is "Industrial / Business Park (I-B.P.)". A primary objective stated in the Land Use Element of the General Plan under Industrial Goals, Policies and Programs is Goal 1, which provides for the development of business parks and non-polluting industrial uses, and which assures compatible integration with other, non-industrial land uses. Policy 6B of the General Plan Land Use Element is to review all business park / industrial development proposals with a special regard for public health and safety issues to ensure that the type and intensity of the use is appropriate for the proposed location and comparative with surrounding land uses. This project maintains a land use that is consistent with the goals, policies, and programs of the General Plan. The project is consistent with the General Plan in respect to the appropriate use of the proposed location. The business is compatible with surrounding land uses, and the proposed hours of use would effectively use this center at a time when most businesses are closed. 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 08-444 is hereby granted, subject to conditions attached. PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 16th day of December, 2008, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: VAN G. TANNER, Chairperson ATTEST: LAURI AYLAIAN, Secretary Palm Desert Planning Commission 2 PLANNING COMMISSION RESOLUTION NO. CONDITIONS OF APPROVAL CASE NO. CUP 08-444 DEPARTMENT OF COMMUNITY DEVELOPMENT: 1. The development of the property shall conform substantially with exhibits on file with the Department of Community Development/Planning, as modified by the following conditions. 2. 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 All other agencies having jurisdiction Evidence of said permit or clearance from 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. 3. Any proposed change of this Conditional Use Permit will require an amendment, which will result in a new public hearing. 4. Hours of operation for Desert Valley All-Star Mavericks Cheer shall be from 4:00 p.m. to 8:00 p.m., Monday through Thursday, with office hours 8:30 a.m. to 8:00 p.m. 5. Desert Valley All-Star Mavericks shall have a maximum of 18 team members at the approved site at one time. 6. The applicant must construct any necessary on-site infrastructure to provide utilities to the proposed project prior to the issuance of building permits. 7. All conditions of approval shall be recorded with the Riverside County Clerk's office before any building permits are issued. Evidence of recordation shall be submitted to the Department of Community Development/Planning. 3 CITY Of POLIODESER• 73-510 FRED WARING DRIVE R I PALM DESERT,CALIFORNIA 9ZZ60-2578 w® TEL:760 346-0611 Z is FAX:760 341-7098 `.:�.' info@palm-dserr.org CITY OF PALM DESERT LEGAL NOTICE CASE NO. CUP 08-444 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request by MR. ULF STRANDJORD for approval of a conditional use permit to operate the "Desert Valley All-Star Mavericks Cheer" business in an existing Service Industrial District. The property is located at 73-605 Dinah Shore Drive, Suite 500e. � `+, .. v „, a; , 4",,, 'v� ' ° ire ° , sar' A. +_ A' ` ar , 1:1, a ,� '�, 'Wc`'§, •�`* l , ,,, ,, .0......i,..,,,,17*,,, ,,,, . .„ .. rr . ,,,,,...,.. ., ,, .,,,,. ,,....:.; ,, , .. 0,„ , ... ‘ ..„.., y 1 �. ;,?tip° ^. ‘'`3 n w.. , _ ,. . 1 i ,,,, , ..,,,,,,,... � ko.:4, fir ° - M �� i �w�, f` r�• t _�v�+± >.,fit i � +`F Axr6 w, e.'W0,lt.i if e A$ •RYSTACBLUEI,ci,f1.;-,.,;',•?,,•::.,,---A-',I 1- 1 ' . mi'04-",7. -,,',0',-i ,"•,44." ''..tr ',,,- .1,,,,4' '4"-`- ,(a.„ WI ,:',._.!:_tig0,101,:iRy,:ti:_ ,i___,1-1.,-..,‹ ,, _ . I !PT sl 1:,2,4f, ',,A,.7,,!'•.1,", 1 ''''''.,; l't c'4:''''', .. .,t,, - \ ''''''sioii)Eitr! .7 V,'' ., ��, AZURERAIN I . � a. SAID public hearing will be held on Tuesday, December 16, 2008 at 6:00 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 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 Sun LAURI AYLAIAN, Secretary December 5,2008 Palm Desert Planning Commission time N..roi 73605 Dinah Shore Drive Bldg 500 Ste 1 Palm Desert,CA 92260 Office: 760-328-1113 Fax: 760-328-1129 www.dvascheer.com Desert Valley All-Stars"Mavericks has been in business providing service thought out the Coachella Valley since 1997. We are a non profit organization with a 501C3 number.We currently have Competitive Cheerleading,Dance and Tumbling programs.The team consists of students,pre-school through college-age. Hours of operation: Daily use and organizational work 1 to 2 employees,8:30a.m.to 1:30p.m. Monday&Wednesday: 4:00a.m.to 6:00a.m. Mini Mavericks practice(ages 6-8) 14 Team Members and 2 Coaches Tiny Team practice(ages 3-5)Wednesday Only 12 Team Members and 2 Coaches 6:00n.m.to 8:00a.m. Senior Open practice(ages 9-18) 18 Team Members and 2 Coaches Senior Elite practice(ages 10-19) 14 Team Members and 2 Coaches Tuesday: 4:00 p.m.to 7:00p.m. Tumbling Classes-Estimated 5-7 Team Members each hour and 2 Coaches. Tuesday&Thursday: 6:00p.m.to 7:30p.m. Dance(Hip Hop)practice.5 Team Members and 1Coaches Amy Grey Karen Gonzalez Regina Luna CEO& Director Business&Office Manager Secretary&Coach ...Conditional Use Perron Application Mr. Ulf Strandford, Owner On Behalf Of The Desert Valley All-Star Mave ccks Cheer, Tenant 73-605 Dinah Shorer Drive Building 500-E Palm Desert, California Statement of Use: Utilization of existing Suite One warehouse and offices for scheduled group organizational, practice and exercise activities for a private group, The Desert Va//eyA//-StarMaverfcks, who are relocating from a similar building in Thousand Palms. Bee attached description for additions! details. Proposed Change in Occupancy: to A-3, Exercise Gym, for 4408 s.f. of existing S-2 Warehouse area Existing Occupancy to Remain: 1000 s.f., B Offices; 2768 s.f., 5-2 Warehouse, 24 s.f. Utility Building 500-E: Existing fully-sprinklered, masonry construction warehouse and office building (5-2 and B uses), total area 8200 s.f. Vicinity Map (n.t.a.): � � Y ;. .. Q ff � = 7 � f ly, ti - l AS /, Fe`KI , F e1aw i,-,„t . -!-„, _7,...,„,, :,,,, ,, , , ,,. ,, , , 1 1 , ,11 4! 3 F` ` k— - ,.... ,. s ;Ey i sr ,, 1 kw... 35ilh Ave ri