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HomeMy WebLinkAbout2015-09-01 PC Regular Meeting Agenda Packet CITY OF PALM DESERT PALM DESERT PLANNING COMMISSION AGENDA TUESDAY, SEPTEMBER 1, 2015 — 6:00 P.M. COUNCIL CHAMBER 73-510 FRED WARING DRIVE, PALM DESERT, CA 92260 I. CALL TO ORDER II. ROLL CALL III. PLEDGE OF ALLEGIANCE IV. SUMMARY OF COUNCIL ACTION V. ORAL COMMUNICATIONS Any person wishing to discuss any item not scheduled for public hearing may address the Planning Commission at this point by stepping to the lectern and giving his/her name and address for the record. Remarks shall be limited to a maximum of three minutes unless additional time is authorized by the Planning Commission. Because the Brown Act does not allow the Planning Commission to take action on items not on the Agenda, Commissioners will not enter into discussion with speakers but may briefly respond or instead refer the matter to staff for report and recommendation at a future Planning Commission meeting. Reports and documents relating to each of the following items listed on the agenda, including those received following posting/distribution, are on We in the Office of the Department of Community Development and are available for public inspection during normal business hours, Monday-Friday, 8:00 a.m.-5:00 p.m., 73510 Fred Waring Drive, Palm Desert, CA 92260, telephone (760) 346-0611, Extension 484. 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. AGENDA PALM DESERT PLANNING COMMISSION SEPTEMBER 1, 2015 A. MINUTES of the Planning Commission meeting of August 18, 2015. Rec: Continue to the meeting of September 15, 2015. Action: VII. CONSENT ITEMS HELD OVER Vill. NEW BUSINESS None IX. 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 additional time is authorized by the Planning Commission. A. REQUEST FOR CONSIDERATION of adoption of a Notice of Exemption in accordance with the California Environmental Quality Act and a new 20,559- square-foot memory care facility consisting of 62 beds located at 73-825 Larrea Street. Case Nos. PP/CUP 15-128 (Larrea Partners, LLC, Rancho Mirage, California, Applicant). Rec: Waive further reading and adopt Resolution No. 2653, approving a Notice of Exemption from the California Environmental Quality Act; and approval of a new 20,559-square-foot memory care facility consisting of 62 beds in the R-3 (Residential-Multiple Family) zone, subject to conditions. Action- X. MISCELLANEOUS None XI. COMMITTEE MEETING UPDATES A. ART IN PUBLIC PLACES B. PARKS & RECREATION C. GENERAL PLAN UPDATE TECHNICAL WORKING GROUP 2 GAPlanning\Monica OReilly\Planning Commission\2015\Agenda\9-1-15 agn.docx AGENDA PALM DESERT PLANNING COMMISSION SEPTEMBER 1, 2015 XII. COMMENTS XIII. 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 28th day of August 2015. Monica O'Reilly, Administrative S,a retary Pease contact the Planning Department, 73510 Fred Waring Drive, Palm Desert, CA 92260, (760) 346- 0611, for assistance with access to any of the agenda, materials, or participation at the meeting. 3 GAPlanningWonica OReilly\Planning Commission\2015\Agenda\9-1-15 agn.docx CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT PLANNING COMMISSION STAFF REPORT REQUEST: CONSIDERATION OF ADOPTION OF A NOTICE OF EXEMPTION IN ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT AND A NEW 20,559-SQUARE-FOOT MEMORY CARE FACILITY CONSISTING OF 62 BEDS LOCATED AT 73-825 LARREA STREET SUBMITTED BY: Kevin Swartz, Associate Planner APPLICANT: Larrea Partners, LLC 7 Via Meranda Rancho Mirage, CA 92270 CASE NO: PP/CUP 15-128 DATE: September 1, 2015 CONTENTS: Draft Resolution No. 2653 I Legal Notice Architectural Review Commission Minutes, dated June 23, 2015 Site map Exhibits Recommendation Waive further reading and adopt Resolution No. 2653, approving a notice of exemption from the California Environmental Quality Act; and approval of a new 20,559-square-foot memory care facility consisting of 62 beds in the R-3 (Residential - Multiple Family) zone. Architectural Review Commission On June 23, 2015, the Architectural Review Commission (ARC) reviewed and approved the project as proposed with a 7-0-1 vote, with Commissioner McIntosh absent. The Commission supported the architectural and landscaping design, and the site location. The Commission stated that the design and materials of the memory care facility make a very attractive building with clean architectural lines and elements. The Commission also stated that the building has appropriate massing in the right locations, and should not impact the neighboring properties. Larrea Memory Care Facility PP 15-128 September 1, 2015 Page 2 of 9 Executive Summary Approval of staffs recommendation would approve a new 20,559-square-foot memory care facility consisting of 31 bedrooms. Each bedroom has two beds per room totaling 62 beds.The facility will have a registered nurse on staff 24 hours a day. Staff believes the registered nurse will alleviate the potential burden on the Fire Department from responding to minor injuries.A Conditional Use Permit (CUP) is required in the R-3 zone to operate a memory care facility. Otherwise, the proposed project meets all other development standards within the R-3 zone. Background A. Property Description: The project is proposed on two (2) parcels, which total 40,521 square feet. The applicant must submit for a parcel map waiver to merge the parcels into one (1). The parcels are located in south Palm Desert on the south side of Larrea Street, east of San Luis Rey Avenue, west of Portola Avenue, and north of Shadow Mountain Drive. One of the parcels has a block wall and some concrete, while the other parcel is vacant. The applicant is proposing to demolish the existing structure.Access to the site is off of Larrea Street on the west side of the property by a two (2)-way-driveway. B. Zoning and General Plan Designation: Zone: R-3, 13,000 (3), Residential Multiple Family General Plan: R-M, Medium Density(4-10) dwelling units per acre C. Adjacent Zoning and Land Use: North: R-3, 20,000(3), Residential Multiple Family/Apartments and parking lot South: R-3, 13,000 (3), Residential Multiple Family/Apartments East: R-3, 13,000 (3), Residential Multiple Family/Apartments West: R-3, 13,000 (3), Residential Multiple Family/Apartments Proiect Description The proposed single-story 20,559-square-foot memory care facility consists of 31 bedrooms, lobby area, dining room and kitchen, family room, greeting room, nurses' room, break room, laundry room, administrative room,therapy room, salon,two(2)activities areas,theater room, and an interior patio/garden. Each bedroom is 323 square feet with two beds,totaling 62 beds throughout the facility. Each room has a closet and restroom. The project is proposed with 19 on-site parking spaces,with GAPlanning\Kevin Swartz\Word\Precise Plans\PPCUP 15-128 Larrea Memory Care\Final PC Staff Report.doc Larrea Memory Care Facility PP 15-128 September 1, 2015 Page 3 of 9 street parking being available as well for visitors. Operating hours are 24 hours a day, seven (7) days a week. The facility would have approximately 45-50 full-time and part-time employees, including three (3) registered nurses working in three(3)eight(8) hour shifts.The operator envisions 16 employees working at one time. Visiting hours are proposed from 8:00 a.m. to 8:00 p.m. The facility offers daily in-house and outside activities seven (7) days per week. In-house activities include movies within the theater room, card games and board games, and salon days. Outside activities include group trips to El Paseo, banking at different banks, restaurants, movies, museums, and parks.Approximately 65 percent of the residents will attend the outside group outings. The operator anticipates the traffic to be light with average daily peak trips between 17 and 24 vehicles. Such trips include visitors, scheduled transportation on community buses, vender deliveries for food and supplies, visits from health services including health care and hospice representatives. The facility will be using small medical equipment such as electronic scales to weigh residents, blood pressure monitors, and oxygen equipment.All use of the equipment will be performed by a registered nurse. A. Architecture: The proposed architecture maintains a contemporary theme with flat roof lines, architectural pop-outs from three (3) to five (5) feet, and thick architectural elements. The facility is single-story with rooflines between ten(10),fifteen(15),and nineteen(19) feet, with an overall height of twenty-two (22) feet. The design includes desert colors that are of smooth stucco finishes ("Home Plate" and "Whisper") and sand stucco finishes("Dry Creek", "Tea Bag", and "Sail Cloth"). Other materials include fiber cement board siding ("Woodland Brown"), faux stone veneer ("Yuma Blend"), metal canopy ("Tea Bag"), aluminum frame windows and doors, aluminum solar louvers, metal equipment screen, and double glazed windows. Each window is recessed by two (2) feet to provide depth. The applicant is also proposing a block wall around the site.The block wall is proposed at six (6) feet in height on the interior and rear property lines. The wall is proposed at five (5) feet in height at fifteen (15) feet from curb along Larrea Street. B. Landscaping: The landscape design consists of a desert theme with species requiring minimal water usage. The proposed landscaping along Larrea Street,the parking lot,and perimeterof GAPlanningXevin Swartz\Word\Precise Plans\PPCUP 15-128 Larrea Memory Care\Final PC Staff Report.doc Larrea Memory Care Facility PP 15-128 September 1, 2015 Page 4 of 9 the property consists of Cascalote, Palo Verde, Acacia, and Palo Blanco trees, with a variety of shrubs (Green Cloud, Senna, Agaves, and Damianita), and decomposed granite. The project has two indoor patio/garden areas. These areas will be planted per the residents' choice, which will allow them to enjoy the landscaping. Overall, the landscape design is minimal, but provides for a good balance with the building architecture,while maintaining lowwater usage.The applicant has provided a detailed landscape plan, which is attached to the staff report. Analysis The purpose of the multifamily residential (R-3)district is to provide suitably located areas for residents to live in a variety of housing types at high population densities consistentwith sound standards of public health and safety. The project requires approval by the Planning Commission, since the use of a memory care facility requires a CUP to assure land use compatibility with the surrounding neighborhood and project density. Over the last year, emergency medical responses for residential care facilities have reached an all-time high. There have been a high volume of emergency calls for very minor injuries to which the Fire Department and paramedics have to respond. Many such facilities do not have a registered nurse on staff, which forces the facilities to call 911 for even very minor injuries. The applicant is proposing to have three(3) registered nurses, with each working an eight(8) hour shift, on site at all times. This would alleviate many of the emergency calls, since registered nurses can treat minor injuries. The City is in the process of developing an ordinance for emergency medical responses where new residential care facilities (and other facilities imposing high demand on emergency medical services) would have to pay a fee. No fee has been established or adopted for this project at this time. Staff has placed a condition on the project that if the City adopts an ordinance for emergency medical responses for residential care facilities before the applicant is issued the Certificate of Occupancy for the building, the applicant would be required to pay the emergency response fee. GAPlanning\Kevin Swartz\Word\Precise Plans\PPCUP 15-128 Larrea Memory Care\Final PC Staff Report.doc Larrea Memory Care Facility PP 15-128 September 1, 2015 Page 5 of 9 A. Development Standards: The proposed project complies with the development standards for the R-3 zone. The table below outlines the development standards, what is allowed by code, and what is being proposed. Development Standard Allowed by Code Project 22' flat roof, 24' pitched Height 22' flat roof roof Front Yard 15' 15' Rear Yard 10, 10, Side Yards 20' combined no side 71' and 10' less than 8' Lot Coverage 50% 50% Lot Size Minimum 10,000 square 40,521 square feet feet/ no maximum size Parking 19 19 B. Height: The surrounding properties are being operated as apartments. To the north are the "Selene Apartments", which are single story. To the east are apartments which have a mix of single and two-story units, and further east there are two-story apartments. To the west, there are existing apartments which are single-story, and further west, there are two-story apartments. Directly south of the site are two-story apartments. The R-3 zone allows for two-story buildings at twenty-two (22) feet in height for flat roofs and twenty-four (24) feet for pitch roofs. The proposed facility is single-story, but has an overall height of twenty-two (22)feet, which is allowed by code.Although, the facility is single-story,the two-story height is needed and warranted to carry out the architectural elements and design of the building. This allows the building to have architectural merit and stand out in a positive way within the neighborhood. The proposed height and site location are supported by staff, as they will not adversely impact any viewsheds or diminish property values. GAPlanning\Kevin Swartz\Word\Precise Plans\PPCUP 15-128 Larrea Memory Care\Final PC Staff Report.doc Larrea Memory Care Facility PP 15-128 September 1, 2015 Page 6 of 9 C. Parking: Chapter 25.46 Off-street Parking and Loading requires residential care facilities to provide one (1) parking space per four (4) beds. At 62 beds, the site would need 16 parking spaces. The applicant is also proposing 774 square feet of office use.The code requires one (1) parking space per 250 square feet, which totals three (3) parking spaces. The site as proposed would need 19 parking spaces, and the applicant is proposing 19 parking spaces. The operator envisions no more than 16 employees working at one time, leaving three (3) parking spaces for guest parking. To assure that there is adequate parking, staff has placed a condition of approval on the project that no more than 16 employee vehicles will be allowed at one time. Residents within the memory care facility do not drive, and will not store vehicles on-site. D. Land Use Compatibility: The proposed project is zoned R-3, 13,000 (3) and designated Medium Density Residential in the General Plan. These designations are consistent with the proposed land use and project with the processing and approval of the CUP. Otherwise, the proposed project meets all other development standards in the zone. Residential care facilities require a CUP to assure land use compatibility. When the applicant originally submitted the project, staff had concerns with the use of a memory care facility at this location. After analyzing the surrounding area, a memory care facility is suited for this location and complements the surrounding apartments. If residents within apartment buildings have social gatherings with loud music, it could disturb the surrounding neighborhood.The proposed facilitywould operate in a different fashion and is considered to be a very low intensity use in regards to noise and disturbances to the neighborhood.Also,the facility does have organized day trips to El Paseo where the residents could enjoy the restaurants, shopping, art,and atmosphere. The project is located in south Palm Desert where there is a mix of residential developments.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\Kevin Swartz\Word\Precise Plans\PPCUP 15-128 Larrea Memory Care\Final PC Staff Report.doc Larrea Memory Care Facility PP 15-128 September 1, 2015 Page 7 of 9 E. Findings for 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 of the project is located in the R-3 Residential Multiple Family zone. The purpose of the zone is to provide suitably located areas for residents to live in a variety of housing types at high population densities consistent with sound standards of public health and safety. The use of a memory care facility is allowed in the zone, subject to the Planning Commission approving a CUP to assure land use compatibility and density within the surrounding neighborhood. The project is located in south Palm Desert where there is a mix of residential developments. The use of the memory care facility as proposed and designed meets the zoning ordinance and the purpose of the district. The facility will blend into an established residential neighborhood offering a low intensity use, which would not cause for any negative disturbances within the neighborhood. 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 zoning ordinance. 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 use will not generate or cause any disturbances within the surrounding area. The business would not be detrimental to the public interest, health, safety, welfare, and materially injurious to properties in the vicinity. No known toxins, combustibles, or environmental hazards will be introduced by the proposed use. Based on consideration of the whole, the proposed project is in accordance with the Palm Desert Municipal Code in regards to land use. 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 memory care facility as conditioned and designed meets the provisions of the zone. The project complies with all building setbacks, lot coverage, building height, and parking of the City's Zoning Ordinance as described in the staff report. The nature of the proposed use is compatible with G:\Planning\Ke,An Swartz\Word\Precise Plans\PPCUP 15-128 Larrea Memory Care\Final PC Staff Report.doc Larrea Memory Care Facility PP 15-128 September 1, 2015 Page 8 of 9 surrounding land uses, and offers a low-intensity use to the neighborhood. There are no variances or adjustments required for approval. 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 "Medium Density Residential" One of the primary objectives stated in the Land Use Element of the General Plan is appropriate residential development that includes single family, condominiums, garden apartments, and affordable housing. The intent of this designation is to encourage development of a wide variety of dwelling unit types at moderate densities. The proposed 31 units on a 40,521 square-foot parcel would be considered a highly dense project if the use were apartments and/or condominiums. Residential care facilities are designed to be dense,because the residents remain strictly on-site and the City does not want to create an abundance of residential care facilities in one area. Staff has determined that the proposed density is sufficient and meets the intent of a residential care facility. Goal 2 of the Commercial Land Use Goals and Policies states "A pattern of commercialland uses conveniently and appropriately distributed throughoutthe City, meeting the community's needs while minimizing the disruption to or incompatibilities with other land uses." The use as proposed and conditioned would complement the other uses within the area. The use would not create tragic, noise, and parking impacts. If residents within apartment buildings have social gatherings with loud music, it could extend into the later evening hours, which would disturb the surrounding neighborhood. The proposed facility would operate in a different fashion and is considered to be very low intensity in regards to noise and disturbances to the neighborhood. 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 proposed business and with the uses in the vicinity. GAPlanningXemn Swartz\Word\Precise Plans\PPCUP 15-128 Larrea Memory Care\Final PC Staff Report.doc Larrea Memory Care Facility PP 15-128 September 1, 2015 Page 9 of 9 Environmental Review According to the California Environmental Quality Act (CEQA), staff must determine whether a proposed activity is a project subject to CEQA. If the project is subject to CEQA, staff must conduct a preliminary assessment of the project to determine whetherthe project is exempt from CEQA review. If a project is not exempt, further environmental review is necessary. Further review from a non-exempt project would result in a Negative Declaration, a Mitigated Negative Declaration, or an Environmental Impact Report (EIR). Generally, an EIR must be prepared if a project may have a significant impact on the environment. In this case, the City of Palm Desert (City), in its capacity as the Lead Agency for this project under the CEQA, has determined that the proposed project request is categorically exempt under Article 19 Section 15332 In-Fill Development Projects(Class 32)of the CEQA;therefore, no further environmental review is necessary. Submitted By: Kevin Swartz, Associate Planner Department�He ' Lauri Aylaian, Director of Communitybevelopment GAPlanning\Kevin Swartz\Word\Precise Plans\PPCUP 15-128 Larrea Memory Care\Final PC Staff Report.doc PLANNING COMMISSION RESOLUTION NO. 2653 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, CONSIDERING ADOPTION OF A NOTICE OF EXEMPTION IN ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; AND APPROVAL OF A NEW 20,559-SQUARE-FOOT MEMORY CARE FACILITY CONSISTING OF 62 BEDS LOCATED AT 73-825 LARREA STREET CASE NO: PP/CUP 15-128 WHEREAS, the Planning Commission of the Ci Desert, California, did on the 1st day of September, 2015, hold a duly notic ubli ring to consider the request by Larrea Partners, LLC, for approval of t bove note ='sect request; and WHEREAS, said applications have co d with the requirem of the "City of Palm Desert Procedure for Implementation e Califor Environmen ^ .uality Act," Resolution No. 2014-41, the Director of Corry,,, ity D. pment has de rmined that the proposed project request is categorically ex r Article 19 Section 15332 In- Fill Development Projects (Class f the CEQ refore, no further environmental review is necessary; and WHEREAS, at said public hea, ,r�, up ing .. ' considering all testimony and arguments, if any, L.interest e o be heard, the Planning Commission did find 4. g fact easons, ich are outlined in the staff report, exist to justi appro f said est: FINDINGS FOR A VAL 1 ro pd, location o conditional use is in accordance with the i jecti the g ordinance and the purpose of the district in which it is located. e proposed tion o the project is located in the R-3 Residential Multiple �z 7y zone. T urpose of the zone is to provide suitably located areas for re is to li n a variety of housing types at high population densities cons ound standards of public health and safety. The use of a memo facility is allowed in the zone, subject to the Planning Commissi approving a Conditional Use Permit (CUP) to assure land use compatibility and density within the surrounding neighborhood. The project is located in south Palm Desert where there is a mix of residential developments. The use of the memory care facility as proposed and designed meets the zoning ordinance and the purpose of the district. The facility will blend into an established residential neighborhood offering a low intensity use, which would not cause for any negative disturbances within the PLANNING COMMISSION RESOLUTION NO. 2653 neighborhood. 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 zoning ordinance. 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 use will not generate or cause a ` sturbances within the surrounding area. The business would not etrimental to the public interest, health, safety, welfare, and materif us to properties in the vicinity. No known toxins, combustibles, 11nvir ntal hazards will be introduced by the proposed use. Base C nsi e W� . of the whole, the proposed project is in accordance e Palm DeseY nicipal Code in regards to land use. 3. That the proposed conditional us co ith each of the applicable provisions of the zoning ordinanc for approved variances or adjustments. The memory care facility y.onA and d : ned meets the provisions of the zone. The project co 'es w buil setbacks, lot coverage, building heig rking the '` rdinance as described in the staff natur e prop ed use is compatible with surroun and use :;and o a low-intensity use to the neighborhood. There : 'o vananc . r adjust `its required for approval. 4. That the p mplies with the objectives, ,oalsectives, and 9 1 the General P The Gene? Plan use designation for the site is "Medium Density Residential. of imary objectives stated in the Land Use Element of e General P is appropriate residential development that includes single condoms ms, garden apartments, and affordable housing. The intent o esign is to encourage development of a wide variety of dwelling unit a Berate densities. The proposed 31 units on a 40,521-square- foot pa F uld be considered a highly dense project if the use were apartmen and/or condominiums. Residential care facilities are designed to be dense, because the residents remain strictly on-site and the City does not want to create an abundance of residential care facilities in one area. Staff has determined that the proposed density is sufficient and meets the intent of a residential care facility. Goal 2 of the Commercial Land Use Goals and Policies states 'A pattern of commercial land uses conveniently and appropriately distributed throughout PLANNING COMMISSION RESOLUTION NO. 2653 the City, meeting the community's needs while minimizing the disruption to or incompatibilities with other land uses." The use as proposed and conditioned would complement the other uses within the area. The use would not create traffic, noise, and parking impacts. If residents within apartment buildings have social gatherings with loud music, it could extend into the later evening hours, which would disturb the surrounding neighborhood. The proposed facility would operate in a different fashion and is considered to be very low intensity regards to noise and disturbances to the neighborhood. This project maintains a land use that is co ith the goals, policies, and programs of the General Plan. The pr is c tent with the General Plan in respect to the proposed busines. with the in the vicinity. r� NOW, THEREFORE, BE IT ORDAINS THE PLANNING MISSION OF THE CITY OF PALM DESERT, CALIFORNIA;, FOLLOW r 1. That the above recitations are true an hd constitute the findings of the Planning Commission in ase. 2. That the Planning Commis xs eby ap the project as proposed. PASSED, APPR AND A ., T , ning Commission of the City of Palm Desert, Cali regula ing hel* the 1st day of September, 2015, by the follow* : ote, to AYES: j NO ,$ ApS� IT: ABSTi";' r KEN STENDELL, CHAIRPERSON ATTEST: LAURI AYLAIAN, SECRETARY PALM DESERT PLANNING COMMISSION PLANNING COMMISSION RESOLUTION NO. 2653 CONDITIONS OF APPROVAL CASE NOS: PP/CUP 15-128 DEPARTMENT OF COMMUNITY DEVELOPMENT: 1. The development of the property shall conform substantially with exhibits on file with the Department of Community Development, as modified by the following conditions. 2. The development of the property described herein shall b ject to the restrictions and limitations set forth herein which are in addition t, approved project and all Palm Desert Municipal ordinances and state and atutes now in force, or which hereafter may be in force. 3. Prior to issuance of a building permit fo struction of a° se or structure contemplated by this approval, the a, 'nt shall first obtai ` :< rmits and/or clearance from the following agencies: Coachella Valley Water District (CVWD) Public Works Department Fire Department Evidence of said permit or cleara from ve a ies shall be presented to the Department of & Safe t t . prance of a building permit for the use contempl 4. All sidewalk s shall b viewed , approved by the Department of Public Works. 5. Dever I inst ` ive ( ))-foot decorative block wall along Larrea Street 1 from` of as previously approved by the Architectural Review mission. 6. Lig ' plans shall b submitted in accordance with P.D.M.C. Section 24.16 for any lands architecture , =street, or other lighting types within the project area. 7. Applicants .... , e indemnify and hold harmless the city against any third party legal challeng ese approvals, with counsel chosen by the city at applicant's expense. 8. Any proposed change of this Conditional Use Permit will require an amendment, which will result in a new public hearing. 9. Improvements that are not on the approved site plan may be subject to additional requirements and plan submittals. 10. No more than sixteen (16) employee vehicles shall be parked on site at one time. PLANNING COMMISSION RESOLUTION NO. 2653 11.The memory care facility shall have a registered nurse on staff 24 hours a day. 12. If the City adopts an ordinance for emergency medical responses for residential care facilities before the applicant is issued the Certificate of Occupancy for the building, the applicant shall be required to pay the emergency response fee. DEPARTMENT OF PUBLIC WORKS: 13. The applicant shall submit a grading plan to the Depart nt of Public Works for review and approval. Any changes to the approved civil dscape plans must be reviewed for approval prior to work commencing. 14. The grading plan shall identify all proposed and exis g utill". 15. The applicant shall construct or enter into a 4 Bement and po curity, in a form and amount acceptable to the City Engine guaranteeing the con i . tion of off-site improvements. 16. The applicant shall construct a 6' curb adja compliant sidewalk on Larrea Street. 17. An encroachment permit shall b Y ' t Y om the 2 lic Works Department prior to beginning off-site improvement �` „ 18. The applicant sh PM1 ation fo Ypproval. The applicant shall comply with al isions b alm D ... Municipal Code Section 24.12 regarding Fugitive Dust.t° trot. 19. The ap licant sh of City of Palm Desert Ordinance 843, Sect' � tor rri Manageme nd Discharge Ordinance. 20., ,` �- applicant s ub final Water Quality Management Plan (WQMP) for tval. The WQ " hall r ' tify the Best Management Practices (BMPs) that will be on the site ontrol predictable pollutant runoff. Prior to the issuance of grading rmit, th 'eration and Maintenance Section of the approved final WQMP e rec with County's Recorder Office and a conformed copy shall be provide e is Works Department. 21. The applicants I pay the appropriate signalization fee in accordance with City of Palm Desert Resolution Nos. 79-17 and 79-55 and drainage fee in accordance with Section 26.49 of Palm Desert Municipal Code and Palm Desert Ordinance Number 653. 22. A parcel map waiver for lot line adjustment shall be submitted for review and approval to create a single parcel prior to grading permit issuance. PLANNING COMMISSION RESOLUTION NO. 2653 23. The applicant shall submit a landscape plan concurrently with the precise grading plan for review and approval. Applicants are advised to use the City of Palm Desert Design Guide when designing plans. Landscape plans must meet the following criteria: A. Must be water efficient in design and meet the City of Palm Desert's Water Efficient Landscape Ordinance. B. Planting plans must show location of proposed and existing utilities. C. Must match approved civil plans. D. All specs and details must be site specific. 'µ E. Applicants must have CVWD approval of thei ation plans prior to City approval. F. Applicants must have a stamp or signat rom fy' . County Agricultural Commissioner before City approval. BUILDING AND SAFETY DEPARTMENT: 24. This project shall comply with the latest a d ed f the following codes: A. 2013 California Building and its ap ices and standards. B. 2013 California Resident nd its ap ices and standards. C. 2013 California Plumbing a appentf. and standards. D. 2013 California Mechanical de an g en and standards. E. 2013 Californi ical Co F. 2013 Califo Code. G. 2013 Cal a Gree ilding dards Code. H. Title 2 0 ifornia Co f Regula s. I. 2013 Cali is Fir , .s F d its a ndices and standards. Y f 25. Cook ctly he Riversi ounty Fire Marshal's Office at (760) 346- 18 ` r requ r pli n, plans and specifications. 26. bled access lay o precise grading plan is required to be submitted to the ' artment of l ding a'nd Safety for plan review of the site accessibility requir ;, is as per CBC Chapters 11A & 11 B (as applicable) and Chapter 10 Means o ,ess. • All exits provide an accessible path of travel to the public way. (CBC 1027.5 & B-206) • 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. PLANNING COMMISSION RESOLUTION NO. 2653 27. All trash enclosures are required to be accessible. Provide an accessible path of travel to the trash enclosure. A detail is available in the City of Palm Desert's Building and Safety website at www.cityofpalmdesert.org. 28. 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. 29. All contractors and/or owner-builders must submit a valid Certificate of Worker's Compensation Insurance coverage prior to the issuance a building permit per California Labor Code, Section 3700. 30. Address numerals shall comply with Palm Desert O No. 1265 (Palm Desert Municipal Code 15.28. Compliance with Ordinan ; 26 rding street address location, dimension, stroke of line, distance f street, he from grade, height from street, etc. shall be shown on all archi ral building ele s in detail. Any possible obstructions, shadows, lighti andscaping, back or other reasons that may render the building ac s unread a shall be ased during the plan review process. You may reque copy , rdinance 1265 car Municipal Code Section 15.28 from the Department o .' I nd Safety counter staff. 31. Please contact Cherie William and Sa technician, at the Department of Building and Safety (760-7 4 rding ddressing of all buildings and/or suites. FIRE DEPARTMENT ` S 32. Final fire an a safety ditions vu a addressed when building plans are reviewed by t ire P, Bur These conditions will be based on occupancy use, to de (CBC), California Fire Code (CFC), and s wh re in force a e time of building plan submittal. a 33. Fire Preve B ' is required to set a minimum fire flow for the c11 ruction of all enti ' ildings per CFC Appendix B. The developer shall pro this proje water system capable of delivering 2,000 GPM at 20-PSI residua, �� erating pre re for a two (2)-hour duration. 34. The develo-°' s �' rnish three copies of the water system plans to the Fire Prevention B F ` or approval prior to installation for all private water systems pertaining to th fire service loop. Plans shall be signed by a registered civil engineer, contain a Fire Prevention Bureau approval signature block, and conform to hydrant type, location, spacing and minimum fire flows standards. Hydraulic calculation will be required with the underground submittal to ensure fire flow requirements are being met for the on-site hydrants. The plans must be submitted and approved prior to building permit being issued. PLANNING COMMISSION RESOLUTION NO. 2653 35. Fire sprinkler plans shall be submitted to the Fire Prevention Bureau for approval. Three sets of sprinkler plans must be submitted by the installing contractor to the Fire Prevention Bureau. These plans must be submitted prior to the issuance of building permits. 36. Fire alarm plans shall be submitted to the Fire Prevention Bureau for approval. Three sets of alarm plans must be submitted by the installing contractor to the Fire Prevention Bureau prior to issuance of building permits. 37. Alarm plans shall be submitted to the Fire Prevention u for approval. Three sets of alarm plans must be submitted by the ins g contractor to the Fire Prevention Bureau prior to issuance of building per 38. A "Knox-Box" shall be provided and shall be a led a mi . y of six (6) feet in height and be located to the right side of fir sprinkler roo r 39. All manual and electronic gates on req Fire De p ;r ment acces ad or gates obstructing Fire Department access sha pro ' with the Knox, apid entry system for emergency access by firefighting I. 4. a'S 'AWmw 10h,. vex,. CITY OF PALM DESERT LEGAL NOTICE CASE NO. PP/CUP 15-128 NOTICE OF A PUBLIC HEARING BEFORE THE PALM DESERT PLANNING COMMISSION FOR CONSIDERATION OF A NOTICE OF EXEMPTION IN ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, AND APPROVAL OF A NEW 21,000- SQUARE-FOOT MEMORY CARE FACILITY CONSISTING OF 62 BEDS The City of Palm Desert (City), in its capacity as the Lead Agency for this project under the California Environmental Quality Act (CEQA), has determined that the proposed subdivision of property is categorically exempt under Class 32: In-Fill Development Projects (15332) Categorical Exemption for purposes of CEQA and no further review is necessary. Project Location: 73825 Larrea Street Project Description: The applicant is proposing to construct a new 21,000-square-foot memory care facility. The facility would have 31 bedrooms with two beds per room totaling 62 beds. The facility is proposed as a single-story building with a total roof height of 22 feet. Recommendation: Staff is recommending approval of the project request. Public Hearing: The public hearing will be held before the Planning Commission on September 1, 2015, at 6:00 pm. Comment Period: Based on the time limits defined by CEQA, your response should be sent at the earliest possible date. The public comment period on this project is from August 21, 2015 to September 1, 2015. Public Review: The project and related documents are available for public review daily at City Hall. 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: 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 LAURI AYLAIAN, Secretary August 21, 2015 Palm Desert Planning Commission t I I y 01 nM 9 ESE 7 3—5 1 o FRED WARING DRIVE PALM DESERT, CALIFORNIA 92 2 60-2 5 7 8 TEL: 760 346-o6 i i info@ciryofpalmdeserr.org June 10, 2015 ARCHITECTURAL REVIEW COMMISSION ACTION CASE NO: PP/CUP 15-128 APPLICANT AND ADDRESS: LARREA PARTNERS, LLC 7 Via Meranda, Rancho Mirage CA 92270 NATURE OF PROJECTIAPPROVAL SOUGHT: Consideration to preliminarily approve the development of a 62-bed memory care facility; Palm Desert Memory Care. LOCATION: 78-825 Larrea Street ZONE: R-3 13,000(3) Upon reviewing the plans and presentations submitted by staff and by the applicant, the Architectural Review Commission continued Case PP/CUP 15-128 subject to: 1) providing a full street elevation with the front wall illustrated; 2) submit a 3-D rendering of the building design; 3) increase the returns of the parapets to provide better massing and the appearance of a complete form; 4) request the landscape architect to study the trees in atrium due to the enclosure above courtyard space; and 5) provide more information for the proposed walls: i.e. setback dimensions, articulation, design and materials, pilasters with and without caps, and show in context with the building design. Date of Action: June 9, 2015 Vote: Motion carried 8-0 (An appeal of the above action may be made in writing to the City Clerk of the City of Palm Desert within fifteen (15) days of the date of the decision. Any amendments to this approved plan would need to be re-submitted to the Commission for approval.) STAFF COMMENTS: It is your responsibility to submit the plans approved by the Architectural Review Commission to the Department of Building and Safety. CONTINUED CASES: In order to be placed on the next meeting's agenda, new or revised plans must be submitted no later than 9:00 a.m. the Monday eight days prior to the next meeting. K tR PRINTED ON RECYCLED PAPER f •3�r63 J� f3 1 r u 4 c 6 ;r 4 1-. .•yy eC�` i a4 w , Ic s . r K,4 • r tom ' vm r r-i f., rr r�• m '```.^,' — a•IF y j LARREA STREET FLOWERING DESERT TREES LANDSCAPE LIGHTING THROUGHOUT --LUSH AND FLOWERING PLANTINGS l -� DECOMPOSED GRANITE OVER ALL AREAS OF LANDSCAPE ------------ REA r. Y� T I ❑ " - - - -- T - - - -- - a -- _ - — a T � -- r- ROOM - _ -- A�s Fiw (EXIT �EDRM SITTING / JAN/ _..71 i9 FAMILY ROOM 0 -- x , I i °. FOYER i ' 1 III I /• 11'x11' Ot I � DMIN 7, M-C.UNIT L�vL M.C. -. ------ -_-._ `-- --� ----- I �--i r - r DINING ACTIVITIES CONF.\ 30'x30' DININGAREa AREA ---. 9'x 1 V 19'x54' I TECRAN a14 UTIC - , �� i PAO :aaDEN ! i/- \rJ ji■ ,° DIR. M�. ! r PATIO)GARDEN ' 11x10' M.C. CONCIERGE 12'x49 � CONCIERGE RELAX � --_—___ ( ACTIVITIES NURSE THERAPY , AREA 12'x17'-6' l L -- — - 19 x54 °`- I 12'x10' _ KITCHEN r D] 17'x23� ME S -- BREAK RM SALON - - -� / \ 12 x17-8 — / c SERVICE �ENTRANCE� � _ TRASH 77- - i 5�t v r ,> LAUNDRY Ri R- „\. *�' _.___ ___ ___ �_.__ _ __�L __ ___ �� _ _ __ ____�L ____ -._ _____ __ C.p 12'x16' .� a STOR E ECTOM M.C. IT BEDRM SITTING EXIT Y - R OM 1T-8"xi '-6" 9'x11' 9'x11' -J � ?\�_` __� A •�`.Y._ � _.-_'' ..', � '- ." `_.__-_.�..-. � .__ ._o .,,�_ •'""yAF' _. ass ^'. A`�- _-_ �.-._.. -___ _._.._ -.__._. l PI AN I INCH LFGLNO RETENTION BASIN ENHANCED PLANTING VISUAL FROM RESIDENCE UNITS WITH PLANTINGS,BOULDERS AND DECOMPOSED GRANITE DECOMPOSED GRANITE PATS I I SMALL DESERT TREES AS FILTER BETWEEN PROPERTIES I , PRELIMINARY LANDSCAPE PLAN 20' .A PALM DESERT MEMORY CARE RESIDENCE SCALE1 -1a LIGHTING — = 99 LA - - 737 RREA STREET Randy P�rnel Landscape Architect "" � '�� ' ` "' � -- PRELIM I 44 536 Portola Ave.Suite A Palm Desert CA 92260 7%636"1922 ca.lic.4275 PALM DESERT, CA, I 1 r a , LARREA STREET IF el F 11 IF Wun IF I IF p IF IF IF I 24'-0' K=a4 VINCINIY MAP PATH OF TRAVEL (E) FIRE HYDRANT (E) WATER METER NO SCALE +. _ — _ - - a + ==\ � � — _ — _ } _ � NEW 5' WIDE CONC. � Manna ` t SIDEWALK \ ` _ — — — — _ — — ../ ' I (2) 3'x6'HI METAL — PARKWAY IF.IF I-F F,FZ.o.�F.—o.Ie.�.0ee.I..I..le.I.1..eI1F.e.e1,l.I.IIi:iiIitiri d LANDS API G I4 W.&II—.4IU..I I II.I--I IIII+G eIIII II_p 4Io e ppIIIo SpIpIol p IFLIp DECORATIVE GATES _ 7 300 . 30 ' � DECO ATIVE p.Io I.p.I nI I.Ip`I Iw�o�,I&`F I It F 1I L1 A I_eI II%L Iot I—I pI.L F pM oI1I�Ip�N1II.,.<E­I.1II4 I E It00MI 1M I I E1&.,N tF4.I EI M9I._IIEM.I>1I IMII II I:I EI I .I F I IF 4II III e I-,II+I F.I�1F 4II1I FI Ido 4I e6 I+III II.Ie IIL`6IlI�I e 4Ie II II e I 7*IIIF IFI IIItle4IF,I I,ee l.7riii&I::e�iI. I o 4 Ip&I;I rI1<-I;,I 1 I FI I,I9 6 I 16I�x65IIII1.4.,:0 I4 1 F II.III.14 6,I68 II I.)I II6 I.IIIo.1I oI6—lr1.I.o IIIp..p;o.Ip;I.p.o;6Ip IIIp;I 16.o l;6II;.I 1 1�;6II.6I%F;IIIII I 6I;I6.I 6IF1;I+I.16I—I;60I.61I%;I6 I I0.6 II;I 0.6.I;60 I.6I\;I60.II1;6F o 1P.II16 I;o 0."..;Io.I I I;I o..!.om".LIJ I"I o.II &I..:::::III I l.I—II/eT;oIF Ito.e o.I/lI I/oI6I m/��a np aIe1 p IFI,F Ir�m/toIo eIm aI F amI Ila/7,1F a"a l a rI�r,aoa l:::I::aIIII"Iea IaII/1a I a6 a"F a.I IaI/IIII"6I-I II�o pe66 oIFp�eF1,/�F1/�IF�I IF L/l F,Il1 F l IIFe 1F F�1 eI6FI IFeeep eI oj leZ`1eaI 6":F II C N ,Ip III 11 1 II IF11 F1,1 1 Il6 1"1lFI61"1/ZUl1I1.1-1i,I.F1,e.—A1 I..eI—'1.I1 l.I F1 l.pI r11ee I,I1eIIeII III I"1e r 11 lI&&1/eF 16I e 61,e 1 II,1 1 1/I/1l"/e21i1/fl l FI 1/,1 11IF eI 1 I lI)t�Pei II I=4IV Mv iaaa iI DECORATIVE GATES TWO WAY DRIVEWAY o � � � �— 1 r (EXIT ONLY) r b . Q . . . 1 PROJECT DATop Or )Tlt' i po pp oppo EMPORARY F (2) 13x5 HI METAL PARKING 9 E Tx6' HI METAL Jo DISPERSAL AREA ; ROLLING GATES ✓ v F— GONG;WALK _ —� ', 4' HIGHCMUWALLWI DECORATIVE GATES Zone : R3 - 13000 ( 3 ) oz 151x18' 52-612 9x16`-6" . PLASTER FINISH WALL MOUNTED ,p-0• (EXIT ONLY) Occupancy : R2 . 1 VEHICLE RATED LANDSCAPING LIGHT FIXTURE(TYP) SOFFIT MOUNTED ¢a L 19 : CONCRE'TE PAVERS AT 1 ` __I I - — ' — — — — — LIGHT FIXTURE(TYP) — — — — _ _ 6' HIGH WALL (M ...::::. , . _—... ____. _.._ ;, ___ ___ _. ____. peep peep. ........ . .... ...I.... 4 ....0 ............ . ...... ..— .— —. —..__—_— --- — —..--.— _—..— — —_ .—. —____ —_ _ — — --.. ..— —..—..— —_--_— — ..—. .. . .. 4 .... �. peep. peep... peep... i ENTRANCE ) - - - - - - - - - - - - - - — - - - - - - - - - - a o o Use .I I _ o Memory Care Facility m I . PARKING I 7382 L 0 %` 5 arrea Street _ _ o i / EX T / / s s4 /,. 4 9'x1 T % = II { 1 ED 60F FIT MOUNT / " J LIGHT FIXTURE TYP % , / / 4 Y C . 20 , 559 S . F . z-0 I I o o . / / , : / / ZFTCAR OVER RANGE [: / / : . % : i -6, : 1 . 6,-D , TYP / / / I ( ) I � nl I 2FT CAR t T es : T /i i YP E 'OVE -HANG /BI SWALE R /0 / / 31 R I oom — // M ./ /' C . 323 . F. 1T 3 . F S G i CO C ETE 'PAVIN f, / "N R '/ 1 / / , i' 1 0 1 . F. PARK ING / i' 0 3S I I / D L I. ou I OT ' KI G be - PAR N OC u anc 62 Beds I P Y E E CURB TY P /CONCR T I ENTRAN E \' / EXIST. 6' HIGH W. 0 _ i • — __ / / ,, Pare / I %, ' aces 16 4 / , i king Sp / , '" /' ,, / 1 S ace er 4 beds HANDICAP PARK N G / `i / P P / ` I - / , / / '/ i' s'x1e' 62 B — ed s 4 Beds 1 E L485.F. 6 THE W L z' E i' % ;I — PATIO TYP ' 24'-D' 16'E' Em I I :: / /, I o ee ls . s J r 1 S aces 2 .f: L P / 50 s Admin �f I 77 = _ 4 s . f. 250 3 . _ J . / 09 3 _ _.. I % . : / ' Parkin -Re wired 19 II , 9 q i-a6ns� . / ' i L / Parkin rovided = 19 14. ' _ / 9 P — i ING r ' % / .-' f / r / Includin 1 H C Stalls i 9O /VACANT LOT YMOTEL 6' HIGHWACL` (TYP) 191D 4-0° : r / I/ / i' ONE STORY Stall Size = 9x18 i " / " / , / PARKING / / OIx16 -6 ' ' - / / MEMORY CARE : Y . Lot Ar e a . 13 -0° i 40 521 S . F. / ' PATIO DINING RESIDENCE , / : " '; I`: ., z WALL MOUNTED , / ,: ,: Bld Area Gross : 2 oII o .....__.......... ; .. s / / / GARDEN / GARDEN : I g 0 , 559 S . F, r z LIGHT FIXTUREJYP) u II p. o POLE MOUNTED U / , " / / x l , Lot Coverage : 50 , 7 /o o - 6 / i - J i `` J H / f i , LIGHTFIXTURE � . / ' , /" r , I �, � I mP) .. . ) 7 /` / � / A Bldg Area Net : 19 , 945 S , F, /� / l . I ' 12 0 z w / / / { / Lot Cov r ,� ea e ; 49 . 2 /0 0 qt I / + d' 9 M i i M CONCRETE CURB . / /' tt r / t / / . Landscape Area : 8 516 S . F . i' / I 6 / 0 7 / / 21 /o % ' c ) - ,F / L / / = Hardsc , . . , peep i / i / ape Area : 21775 S . F. . . , . ' / ; _peep, r. _- L. , : , , / . . / ` , / / i / ,/ r I r / 6 , 8°/a:: / / ( ) -- ' / ; peep.. ::: 4 : . :_6 :: , ' , - .` ' i : /,_' peep — _ . . : , / / r , ." - , / %, . , . . : m _ / / . / / / Parkin Lot Area : 4 177 S , F, . . . / i / 9 e / / ;' / . ` / o 3-01 /' to 10 , 3 /o/ / /' ( ) T MPORA . E R1 / ' / / , ' '' 3 D Tr ash Encl osure : LOADING / i' 516 S . F. i 0 % i' 1 ',c40' i / o 2 / / / ' / 1 . / I i' 30 ( ) ,' i / i' M . C G I a rd/ en 2 1% 66 S . F . i � tif,, 91 6' i , r 2D 1 / 13 i /r,, o i S R E . . , I ,, ; . 6 E. IC / r 'i I / . /. E1, " R-E CE / ,_ . / / / / , / / / ' / f TRASH i E741T / , i 2'x21 ' 6" ' i , I /' r / 9' i Il / / , / " r � / ' 1 . C' IV`C IIE r. n in eer / / i i I 9 I / i' / /'" / 3-D So/ / ' �� ' uthw est 9 FIRE RISER / I / / / CONNECTION / I ' , Servic es L Da ts° i' , / DEPT /�"FI RE /', _J: ' ' ,., i', / 27 5L i' ake oint PI . N 1 i / P # 36 DISCONNECT / / i' ; / /' / - , _ / Keizer, peep .. _____.._ _ _ — - —_ _.. _.___"—_ _._.. __. _ ...... . . o q - - °_ ' . . . : : . . coNc. WAtx L L - - - - J L — — - - - - - - L - - - - �- - - - J - - -- - - - - - - - - - - � L J 4 ` ' Exlr (760 ) 799- 30863 - - - - 6' HIGH METAL GATE 4 _ It 4 LANDSCAPING 11'-0' CONC VyALK , . — FIRE RISER 6' HIGH CMU WALL o PASSIVE WALKIN2 — d 12-r Lan scape Architect _ _ _ _ _ _ — __ ..peep -_ — _ _ — ._.._... .._ �. _ _ _ _ �.._� — _. - - _ 0' 27 ' — _ —cm ND — _ -_ __-. _ _ _ _ _ . - -- - - .... - . _. — - - _ _ _ __ - RandyPernelLandscape _ — (E) POWER POLE ....... (E) OVERHEAD POWER .___._. . ........ __._.(E) POWER POLE _ . _ ........ . . . _-___. _. (E) OVERHEAD POWER (E) POWER POLE Architect, asla C Exlsr. b HicHwALL uNEs 44 536 Portola Ave , Suite A ..: -- Palm Desert, 92260 LINES : ( 6 36 1932 PARKING __ ..... - _... . )LOT 7 0 6 Ipeep _. _____ ____� . ......... _ . . . .... - pp peep..._ _..._ peep . . . I ...... TWO STORY TWO STORY MULTI_FAMILYBUILDING - - - MULTI-FAMILY BUILDING - - - i - E i I i._...,E 07-23,p PRECISE � PLAN PALM DESERT MEMORY CARE RESIDENCE SITE PLAN DATE: SCALE : 3132" = 1'-0" 73799 LARREA STREET , PALM DESERT , CA E m I 0 1 z a s 3 1z CASE N0. LARREA PARTNERS , LLC CR 2desi 7 VIA MERANDA , RANCHO MIRAGE , CA 92270 (213 ) 503-2261 2 es 1489 W. 3rd STREER, SAN PEDRO, CA 90732 Job �Meibw: 00�14 216'-8" 17'-8° 26'-4" '-6 3/81jo" 18'-8" —2" 47'-4" 10'-2" 29'-3 5/B' —2" 23'-4" 17'-2" '-0" Of —10" 2'-6" 1 '-0" 2'-6° 2'—s° - - - - - - - - r _ - - - - - � �J o _ � - - - - - - - - - - - — _ I FL I GREETING _ A S OW JAN/ I ROOM 5 x7 PROJECT DATA 1Tx1L=====_ EXIT BEDRM SITTING I � II 9x11 9x11 co � I I II ADA II Zone : R3 - 13000 ( 3) II FAMILY ROOM 0 I R,R. II Occupancy : R2 . 1 j I I 30 'x24 ' 0 0 0 0 0cc J- - - - - - Use Care Facility I Use :H M _ 73825 Larrea Street 6�5 - - I FOYER 1 Story M . C . = 20 , 559 S , F . 11 'x11 ' ' ` ,% j Unit Types : In I � 31 Room M . C . @ 323 S . F. = � 10 , 013 S . F. I I Double Ocupancy = 62 Beds 1- 1 In cc • s : Parking Spaces N ADMIN , ' 1 Space per beds 16 x14 62 Beds 4 Beds = 16 M . C . UNIT — � / T 17 -81 x16'.�g ° " Employee _ .:...... M C :,. - 1 Spaces/250 s . f. Admin DINING ACTIVITIES a � 774 s . f./250 = 3 . 09 = 3 CONF , 30'x30' ZDJ1NING AREA AREA I Parking Required = 19 9 'x11 ' 5' Parking provided = 19 _.. 19 x54 III I Including ( 1 ) H/C Stalls PATIO / GARDEN I Stall Size = 9 'x18 ' T ERAPUTIC 31 '-4 " "x49 '-3" i o \ Go N KITCHEN _ _ _ I M o Lot Area : 40 , 521 S . F . ONOM . C . I i BldgArea Gross : 20 , 559 S . F , DIR . M C I CONCIERGE )° Lot Coverage : 50 . 7% h i L 11 'x10 ' CONCIERGE - ' Bldg Area Net : 19 ,945 S . F. PATIO / GARDEN if Lot Coverage : 49 . 2% RELAX 22 'x49' ACTIVITIES THERAPY AREA o M NURSE 12 'x1 AP , , Landscape Area : 8 , 516 S . F. 19'x54' (21 % ) II 12 x10 KITCHEN 1 Hardsc p Area . 75 S . F. a e ' 27 1 Tx23 ' -- - � Parkin Lot Area : 4 177 S . F. o jl MEDS ( 10 . 3 % ) Ii Trash Enclosure : 516 S , F . SALON LIn ° BREAK RM , M . C . Garden : 2, 661 S . F. j 12'x11 STOR - - - - - - J is ( 6 . 6% ) VIA L I 11 '-0" Ink Ozo I SERVICE ENTRANCE Civil Engineer — Southwest Consulting In LOS - - Services s Inn LL 275 Lake point PI . N # 1 JA / p 36 L TxT � . Keizer, OR 97303 , ; _ 0 0 LAUNDRY R . R • o 0 0 0 0 (760) 799- 3086 If 12co 'x16 ' /' I EXIT I � Landscape Architect STOR ELECT . OM M . C . IT BEDRM SITTING Randy PernelLandscape ,� 17 -8 x1 -8 9'x11 ' 9 'x11 ' J Architect, asla ° 7 xT 44- 536 Portola Ave , Suite A Palm Desert, 92260 J - - - - - - J L _ _ � - - - - - - - - - - - - - - o - - - - - - � J - - - - - - J - - - - - - - - - - - J L - - - - - - J ( 760 ) 6361932 26'-9 5/8" 38'-4" 33'-8° 36'-8" 33'-8" 20'-4' 189'-5 6/8" 10'-2" 220'-2 1 /2" 06-23-2015 PRECISE PLAN PALM DESERT MEMORY CARE RESIDENCE FLOOR PLAN SCALE : 1 /8" = 1 '-0" DATE: 73799 LARREA STREET , PALM DESERT , CA _- 0 2 6 10 14 CASE NO, LARREA PARTNERS , LLC CR 2desin 7 VIA MERANDA , RANCHO MIRAGE , CA 92270 (213 ) 503- 1489 W. 3rd STREE 2261 9 R, SAN PEDRO , CA 90732 dob + 10'4' T.P. + 10'4' T. P. z + 16'-6' T.P. + 1 s 9' 6" T.P . + 15' 6" T. P. + 10'-6" T. P . + 17'-0" T. P . e sE +16'-6" T. P . + 19'-6" T.P. t5'-9118" +22'4' T. P. 18A 1/ ° + 19'-0" T. P. + 14'=6" T. S . Ift m - - - - - � — — — J OO OO R. D . & O.D. OO OO m I CRICKET (TYP) VAC 1I U sE I 18'-0 VAC wl T-9 5/8" I I w UNI + 18'-9" T. UNIT I o N AC + 18'-9" T. UNIT L — J UNI SINGLE PLY ROOFING (TYP) + 15'-6" T. P. i L+ l 11 " T. UNIT TRELLIS BEAM OVER + 18'-7" T. P. CLEAR STORY ORYP) +18'-7" T. P + 13' 6" T. R. . 3 I � PATIO (TYP) + 17'-3" T. P . TRELLIS BEAM OVER S PATIO (TYP) I I I I I I OOOO w I + 18'-6" T. P. 31.0" + 15'-6" T. P. I N I I I I I I o N I I I I 0 0 I I I + 19'-6" T.P. I I I I If I W I I g I I I I + 19'-6" T. P. N I I SLOPE I RIDGE +15'-1" I RIDGE +15'-t " _ + 10'-�" T. P. 7 RIDGE +15'-1" I I RIDGE +15'-1" I I _ RIDGE +15'-1 " CLEAR STORY I Qo po WINDOWS (TYP) I I I I 5 0 + 15'-6" T. P. +18' 4 ' T. UNIT. I I I I I I I I I I T. P. I o + 16-6" T. P. I I I HV DECORATIVE I U T w BEAMS (TYP) j I + 19'=6" T.P. w a I o a I + 1914" T.UNIT. I KITCHEN ROOF TOP T-asns" EQUIPMENTAREA - - - - - - - - - - >vz UVAC tl RE S I UNIT I U I FdT R S�R� I � �-� PAN LOCATION PANELS LOCATION I 14'-5118" — J I PAN + 18'-0" T. UNIT. + 18'-9" I � (TYP) � �� + 18'-9" T. UNIT + 15'-6" T. P. P + 19'-6' T. P. T.O. 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I , 2 ��• �1 — —/ d n ' \ ,n...,[ : PRELIMIN c �/ 1 " ABOVE FI NISH SURFACE I&TI. 'wV d ! ^. ❑ LJrn O OL ❑ JO _ 'I I . . A SIDEWALK GRAD FLOW LINE „q v 9 .? a ' s ro ti L � ' : ° r - - 2yi �� J❑ — Into NN ? . - - �' '6 - 2y DS Drs ':e .-�-.DS ADS D� '^� �Y 2%► �1Rfol Y..DRAIN \ FROM - \ .. ti -;.:: G' - on _ SWALE 3 -3 "- SCH. 40 PVC L49e SLOP` ;" Immem, - . . . . . . — — _ - � . . -- — —. — -. <r-:: — — — — — �. r.. _ -.. .� _ ,.. . -�.,p � .r`� — — — R �-.r�� y !.+� EXI ._..._OH ELECII____ .... _ T �P�. LS�L L�� ._ _ -.. ;AREA DRAINIII...III ... - - - - - - - . — - - C c,-- - .. - ; = 9 71, me _ . .: PROJECT: DESERT MEMORY CARE - - - - - — - - -E Nb9'4250E - ' 15074 s., - ` , . . k ,: ,.:: .3�• N8942 '50;E - 750. 13 �_ ; . . o ._ , 1 .. 'W!1I1e11 : 3 :� .a . a0 it, T. III 73825 LARREAST- �J. :. ' III �N, tiY ' " - _ In .. .:o TIM . . <. _ _ _ PALM DESERT, CA., 92270 III REMOVE & REPLACE EXIST. <. a.cs , . . :,If Ir � ' , _ PARCEL SIZE CURB & GUTTER WHERE SHOWN. - :: ` :• "' ; ` a, ` .,, �- It. P2In L­ - .IT IT . . .•.. - 21 . - 0.93 AC. f. / _. x . ..: ,. !. .. :.... , , In 40 5 SQ. FT OUTLET SECTION b FF 245 s2 TOTAL IMPERVIOUS - 90 Q - 70 /o 1 In BUILDING AREA 20,699 SQ.FT. PARKING Sin TRASH ENCL 6,142 SQ. FT MISC. IMPERVIOUS 3, 149 S .FT. . . - 29,9 S FT. El .', In PERVIOUS AREAS - 12,185 5 . FT. - 30% ff FF = 245 . 1 O _ IfT PARKING : REQUIRED 19 SPACES - PROVIDED 19 SPACES OWNER/ DEVELOPER: FF= 245 . 10 LARREA PARTNERS , LLC 7 VIA MERANDA RANCH MIRAGE, CA, 92270 213- 503-2261 ARCHITECT: In In I CR2 DESIGN C� 1489 w 3rd ST. SERVING UTILITIES SAN PEDRO, CA., 90732 310-833-9412 WATER COACHELLA VALLEY WATER DISTRICT 760-398- 2651 SEWER COACHELLA VALLEY WATER DISTRICT 760-398- 2651 LANDSCAPE ARCHITECT: ELECTRIC SOUTHERN CALIFORNIA EDISON 760- 202-4291 RANDY PURCE I i LA GAS THE GAS COMPANY 1-800-427-2200 44536 PORTOLA AVE. TELEPHONE VERIZON CALIFORNIA, INC. 1-800-483- 1000 PALM DESERT, CA. 760-636- 1922 CABLE TIME WARNER 760-340- 1312 DIG ALERT 1-800-227- 2600 CIVIL ENGINEER: SOUTHWEST CONSULTING SERVICES 275 LAKEPOINT PL- N. # 136 KEIZER, OR, 97303 760=799-3086 7/ 24/ 2015 ENGINEER CITY ENGINEERS SEAL CITY OF PALM DESERT PLAN CHECKED BY: CITY OF PALM DESERT REVISIONS SOUTHWEST CONSULTING SERVICESIn, , O MARK BY DATE APPR. DATE DEPARTMENT OF PUBLIC WORKS D� m"T /4 QgOFESS/0 275 LAKEPOINT PL. Na * 136 APPROVED BY: CE 1 1 o tq� , SHEET I 8 �Gy ay KEIZER, OR. 97303 CIVIL DESERT MEMORY CARE DIAL TWO WORKING M5 i 760-799-3086 OF 1 BEFORE DAYS BEFORE w Na. 27827 jcg35756@hotmail .com BO CHEN DATE PRELIMINARY GRADING PLAN SHEETS YOU DIG YOU DIG — dTO IXP. 3-31 -16P PREPARED UNDER THE DIRECT SUPERVISION OF: CITY ENGINEER TRAFFIC LOTS 3 ♦ 49 MB 21/53, Rf. CO. CA. PER MB 21/35 CITY FrLE NUMBER CIV1L \ R. C.E. 64819, EXP. 6/30/2011 TOLL FREE DATE: LEGAL DESCRIPTION (I.E. LOCATED IN A PORTION OF THE NW 1 /4 OF A Plat SERVICE BY WALLACE B. DUNCAN, R.C.E. 27827 EXP, 3-31 -16 REVIEWED AND RECOMMENDED BY: DATE LANDSCAPE SECTION 19, T5S, R6E, SBBM ITT UNDERGROUND SERVICE ALERT