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Home My WebLink AboutA. Case No. CUP 10-60 - Loma Linda University CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT PLANNING COMMISSION STAFF REPORT REQUEST: APPROVAL OF A CONDITIONAL USE PERMIT TO OPERATE A NEW DENTAL HYGIENE TRAINING FACILITY FOR LOMA LINDA UNIVERSITY IN A SERVICE INDUSTRIAL DISTRICT. THE PROPERTY IS LOCATED WITHIN THE POINTE MONTEREY OFFICE PROJECT AT 34-280 GATEWAY DRIVE. SUBMITTED BY: Kevin Swartz Assistant Planner APPLICANT: Loma Linda University 11092 Anderson Street Loma Linda, CA 92350 DATE: April 6, 2010 CASE NO: CUP 10-60 CONTENTS: Planning Commission Resolution No. Legal Notice Exhibits — Site Plan and Floor Plans, by Walter R. Allen Recommendation That the Planning Commission adopt Resolution No. , and approve Conditional Use Permit 10-60, subject to the conditions attached. Executive Summary Approval of staff's recommendation would allow the applicant to operate a new dental hygiene training facility for Loma Linda University, School of Dentistry in partnership and conjunction with College of the Desert within a 10,491 square-foot building within the Pointe Monterey office / industrial park located at 34-280 Gateway Drive. The school would have seven full time employees including instructors and up to 56 students. The school will operate between the hours of 6:00 a.m. to 9:00 p.m., Monday through Friday, with classes scheduled during the hours of 8:00 a.m. to 5:00 p.m. Staff Report CUP 10-60 April 6, 2010 Page 2 of 6 Background A. Property Description The property is a 6.56-acre pie-shaped lot located between Gateway Drive, Dinah Shore and Leilaini Way. On November 1, 2005, the Planning Commission approved Precise Plan 05-16 allowing the development of seven office buildings totaling 91 ,467 square feet with 360 parking stalls. The site is designed with three driveways that provide access to the project from the public streets. Two driveways are located on Gateway Drive and the third is located on Leilani Way. The buildings are distributed throughout the property with internal driveways that provide circulation between buildings and the parking area. Buildings B, C, and E currently have tenants occupying space. Building B is 12,490 square feet, with Roel Construction leasing 3,099 square feet. Building C is 7,642 square feet, with California State Alcoholic Beverage Control and Empire Physicians Medical Group (Administration Office) each leasing 3,821 square feet. Building E is 7,384 square feet, with Franz Wealth Management leasing 1,435 square feet, and Soni, Ghandi, CPA owns 2,906 square feet. The other four buildings are currently vacant, with the applicant proposing to lease Building G. B. General Plan Designation and Zoning The property is currently designated Industrial Business Park (I-BP) in the General Plan and is zoned Service Industrial (S.I.). C. Adjacent Zoning and Land Use North: Service Industrial / PP 04-28 approved South: Service Industrial / Industrial Buildings East: Service Industrial / Press Development West: Planned Commercial (3) / Gateway Shopping Center Project Description In partnership and co-operation with the College of the Desert's Health Science Department, Loma Linda University, School of Dentistry is requesting approval of a Conditional Use Permit (CUP). The CUP would allow the applicant to operate a dental hygiene training facility. The two-year program will provide classroom instruction and hands-on clinical training for up to 56 students. There will be 28 first year students and 28 second year students. The dental hygiene program will have seven full time G:\Planning\Kevin Swartz\Word\CUP's\CUP 10-60 Lorna Linda University\pc staff report.doc Staff Report CUP 10-60 April 6, 2010 Page 3 of 6 employees including instructors with office hours from 6:00 a.m. to 9:00 p.m. Monday through Friday. There are a variety of class times Monday through Friday from 8:00 a.m. to 5:00 p.m. No classes will be scheduled on Saturdays or Sundays. Loma Linda would occupy Building G located to the southeast of the property with 42 parking stalls. The building includes classrooms, offices, x-ray rooms, an open clinic, dental operatory rooms, supply room, break room, reception area, and restrooms. A floor plan of the proposed space layout for the use as requested is attached in the exhibits. Analysis A dental hygiene training facility requires a CUP to assure there is adequate parking and land use compatibility with surrounding businesses. The building was approved for office use and was parked at four spaces per 1,000 square feet. The proposed use has different parking calculations under trade schools and dental clinic. 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 / industrial oriented businesses. The project complies with all of the development standards of the zone. A. Land Use Compatibility The proposed use is located in a Service Industrial (S.I.) zone. Although the proposed use is not Service Industrial oriented, and the project was approved for office use, the nature of the business would not interfere with parking or the normal conduct of adjacent businesses. Buildings B, C, and E currently have tenants occupying space. The total square footage off all the uses occupied is 15,082 square feet and the total vacant square footage is 76,385 square feet. The use of a dental hygiene training facility is compatible with the other office uses and offers an excellent service to the community. B. Parking The office complex project provides four parking stalls per 1,000 square feet for 100% office use. The site has a total of 360 parking stalls. The applicant is proposing to utilize Building G, which is allocated 42 parking stalls. According to the Off-street Parking requirements, Section 25.58.310, the parking ratio for a trade school is one parking stall for each three students plus one parking stall for each faculty member or employee. There will be 56 students and seven employees requiring 26 parking stalls. The dental clinic is parked at six parking stalls per 1 ,000 square feet requiring 20 parking stalls. The project will require 46 parking stalls. While the building will be short four parking stalls the project was designed with shared parking. North of the building there are 104 shared parking G:\Planning\Kevin Swartz\Word\CUP's\CUP 10-60 Loma Linda University\pc staff report doc Staff Report CUP 10-60 April 6, 2010 Page 4 of 6 stalls and 40 were used for the parking study. The table below describes the availability of parking during all hours from Wednesday, March 17, 2010 to Wednesday, March 24, 2010. Date Time Vacant Spaces in Total spaces Parking lot (82 occupied available) Wed March 17 8:00 AM 82 0 Wed March 17 1:00 PM 82 0 Thurs March 18 9:00 AM 82 0 Thurs March 18 3:15 PM 82 0 Fri March 19 10:15 AM 82 0 Fri March 19 5:15 PM 82 0 Mon March 22 8:30 AM 82 0 Mon March 22 7:00 PM 82 0 Tues March 23 11:30 AM 82 0 Tues March 23 6:30 PM 82 0 Wed March 24 9:30 AM 82 0 Wed March 24 4:00 PM 82 0 Average Available Spaces 82 0 The parking study concluded that all 42 parking spaces allocated for Building G and the 40 shared parking stalls used for the parking study are available during the hours of 6:00 a.m. to 9:00 p.m. Monday through Friday when Loma Linda would be open. The later evening hours of the proposed use would not pose a parking problem since the adjacent businesses close at 5:00 p.m. daily. The study indicates that there will be adequate parking will be available throughout the parking lot. With four out of the seven buildings vacant, and only one of the buildings fully leased, staff feels the proposed use will not create a parking problem. G:\Planning\Kevin Swartz\Word\CUP's\CUP 10-60 Loma Linda University\pc staff report.doc Staff Report CUP 10-60 April 6, 2010 Page 5 of 6 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. The project was approved for office use. The proposed location of the office complex is in accord with the objectives of the Zoning Ordinance and the purpose of the district in which the site is located. The type of business conducted at the proposed site is minimal during adjacent business hours and would have minimal impacts on parking. Classes operate throughout the day Monday through Friday and will not impact the office complex, since four out of the seven buildings are currently vacant. 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 dental hygiene training facility is an excellent service to the community and 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 building. 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 site has already been developed and approved as an office complex. The proposed use is consistent with the intent of the Zoning Ordinance since it meets and/or exceeds the developed standards in the Service Industrial zone. The use of a dental hygiene training facility will operate during business hours and conditions have been placed on the project to ensure that all the minimum requirements of the Palm Desert Municipal Code are met, including building, landscaping, public works, and the fire department conditions. 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. G:\Planning\Kevin Swartz\Word\CUP'S\CUP 10-60 Loma Linda University\pc staff report.doc Staff Report CUP 10-60 April 6, 2010 Page 6 of 6 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 offers an excellent service to the community. Environmental Review The application is a Class 3 categorical exemption for purposes of CEQA and no further documentation is necessary. Conclusion Buildings B, C, and E currently have tenants occupying space, while the other four buildings are currently vacant. The principal concern regarding the review of this application is the available parking. The parking survey illustrates there are an average of 82 available spaces during the hours of operation from 6:00 a.m. to 9:00 p.m. Most uses of a 10,491 square foot tenant space would generate a need for the same parking stalls. As a result of the shared aspect of parking throughout the community parking lot, it can be concluded that this project would be of minimal impact, as students can park in available spaces throughout the office complex. Submitted By: Department • Kevin Swartz Lauri Aylaian Assistant Planner Director of Community Development G:\Planning\Kevin Swartz\Word\CUP's\CUP 10-60 Loma Linda University\pc staff report.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 A NEW DENTAL HYGIENE TRAINING FACILITY FOR LOMA LINDA UNIVERSITY IN A SERVICE INDUSTRIAL DISTRICT. THE PROPERTY IS LOCATED WITHIN THE POINTE MONTEREY OFFICE PROJECT AT 34-280 GATEWAY DRIVE. CASE NO. CUP 10-60 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 6th day of April, 2010, hold a duly noticed public hearing to consider the request by Loma Linda University, 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 the approval of 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. The project was approved for office use. The proposed location of the office complex is in accord with the objectives of the Zoning Ordinance and the purpose of the district in which the site is located. The type of business conducted at the proposed site is minimal during adjacent business hours and would have minimal impacts on parking. Classes operate throughout the day Monday through Friday and will not impact the office complex, since four out of the seven buildings are currently vacant. 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 dental hygiene training facility is an excellent service to the community and 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, PLANNING COMMISSION RESOLUTION NO. sanitation, public utilities and services are already constructed throughout the building. 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 site has already been developed and approved as an office complex. The proposed use is consistent with the intent of the Zoning Ordinance since it meets and/or exceeds the developed standards in the Service Industrial zone. The use of a dental hygiene training facility will operate during business hours and conditions have been placed on the project to ensure that all the minimum requirements of the Palm Desert Municipal Code are met, including building, landscaping, public works, and the fire department conditions. 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 offers an excellent service to the community. 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 grant approval of Conditional Use Permit 10-60, subject to the conditions. PLANNING COMMISSION RESOLUTION NO. PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 6th day of April, 2010, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: M CONNOR LIMONT, Chairperson ATTEST: LAURI AYLAIAN, Secretary Palm Desert Planning Commission PLANNING COMMISSION RESOLUTION NO. CONDITIONS OF APPROVAL CASE NO. CUP 10-60 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: City Fire Marshal Public Works Department Building and Safety Department 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. Hours of operation for Loma Linda University, School of Dentistry shall be conducted between the hours of 6:00 a.m. and 9:00 p.m. Monday through Friday, with class hours from 8:00 a.m. to 5:00 p.m. 4. The program will have a maximum of 56 students, 28 first year students and 28 second year students. 5. The program would have a maximum of seven employees including instructors. 6. Any proposed change of this Conditional Use Permit will require an amendment, which will result in a new public hearing. CIJY 11 N [ ill CE E 'i. I "it 11�.,, - 73 510 Flinn W:�xluc Dkn°I: PAl.NI lll,rIrr.Cnl.11-uR!JI:I g226o---57H T t ti. IAx:760 ;41-7o98 �•�-�cs 1 .ulu4r p�lrn de r urt; CITY OF PALM DESERT LEGAL NOTICE CASE NO. CUP 10-60 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request by Loma Linda University for approval of a conditional use permit to occupy space within Pointe Monterey Office project for a new dental hygiene training facility. The property is located at 34 280 Gateway Drive. . i t h } d t i. F � N ?ljx +T.7. -.111`-'07:i.1,. '', ir::(':, • -"' ... ':.' *:'''''' '' •-''''...,`,..'::'fr 44:'Nt7Vit;+''',i.jikb.W- '-' ''''''»''''�>p ," • '''.'. ..,''' ' '''•gP '": - ,,i' ''-' • ,:,,,„';'N; '',1,4 ''' ' ''il • • k ' i 4,',./ , t ' ;',"2..., , 'w4..• ,10:$,----',,,,,.. . ,...-,..4,i.,','.% ' ' , ,,.i,=,. •','--.;.;,-;•,,,...,s , "0' ,,•,/' !, ii•rti_4„, -...-,„-,,445',,, . :444'4,,,,44:..„,,..,444/ • •,.' '• • '' 44.: *"( ',18-) A.‘' ‘f !f ".'w:VP'' j'A* '', . r-'.7''''':;11st,"..1,T .s,j7-e_.•:— gm': 1 17.0:311.1' :;',7714:11;7;:t.:;$::} , 1::".. , ,,,.:::::iii::::1::‘ . ; . .* .,..,,4, ,.;..,... ;.4w;101,,,,,.;;;_;,;;.4; .,..7.- L [ As. ,1,4 „ , , f r o $sq� a o } rve L yer °;O1tyPfroe--- ° .� • �.��.� ._.a._ -.��....n e 1, I b t4_1>„ ` SAID public hearing will be held on Tuesday, April 6, 2010 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 March 26, 2010 Palm Desert Planning Commission y L 4 THE OPENING THE 4 . . . March 31, 2010 Mr. John Wohlmuth City Manager City of Palm Desert 73510 Fred Waring Drive Palm Desert, CA 92260 RE: Support for Loma Linda University Dear Mr. Wohlmuth: I am writing to support Loma Linda University's interest in occupying a portion of the Pointe Monterey Office Park located at 34280 Gateway Drive. For the last couple of years, we have had discussions with the President and staff at Loma Linda University regarding the advantages of collaborating on various allied health programs. We are partnering with Loma Linda University to provide the general education portion of their Dental Hygiene program. Our Nursing Program is severely impacted (about 300-400 students on a waiting list) with full-capacity classes and enrollments every year. At the present time, the college is unable to develop additional allied health programs due to the state fiscal crisis. A program of dental hygiene would provide alternative opportunities for students interested in the allied health fields other than nursing. Again, I encourage you to support their application for locating in Palm Desert. Their proximity will benefit all concerned. Sincerely, Jerry att ent Desert Community College District Board of Trustees Becky Broughton Charles Hayden John Merman Michael O'Neill Bonnie Stefan