HomeMy WebLinkAboutRes No 1778PLANNING COMMISSION RESOLUTION NO. 1778
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM DESERT, CALIFORNIA, APPROVING A NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT AND A PRECISE
PLAN OF DESIGN TO ALLOW CONSTRUCTION OF A 20 UNIT
ASSISTED LIVING SENIOR CITIZEN RETIREMENT COMPLEX ON
.846 ACRES LOCATED AT THE SOUTHEAST CORNER OF
CATALINA WAY AND SAN CARLOS AVENUE.
CASE NO. PP 96-1 1
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 3rd day of December, 1996, hold a duly noticed public hearing and continued public
hearing on January 7, 1997, to consider a request by GARY COVEL, GENERAL
CONSTRUCTION MANAGEMENT, for approval of a precise plan and Negative Declaration
of Environmental Impact to allow construction of a 20 unit assisted living senior citizen
retirement complex on .846 acres located at the southeast corner of Catalina Way and San
Carlos Avenue; 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. 95-105," in that the Director of Community Development has determined that the
project will not have a significant impact on the environment and a Negative Declaration has
been prepared; 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 granting approval of said precise
plan:
1. The proposed use and its design are generally consistent with the R-2, Senior
Overlay and Scenic Preservation Zoning Ordinance and the Palma Village
Specific Plan and Housing Element of the General Plan.
2. The site planning and architecture of the proposed project will create an
essentially residential environment compatible with adjacent neighborhood.
The project will therefore not depreciate adjacent property values nor will it
present a threat to the public health, safety or welfare.
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.
PLANNING COMMISSION RESOLUTION NO. 1778
2. Precise Plan 96-1 1 on file in the Department of Community Development is
hereby approved subject to attached conditions.
3. A Negative Declaration of Environmental Impact Exhibit A attached hereto is
hereby approved.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning
Commission, held on this 7th day of January, 1997, by the following vote, to wit:
AYES: BEATY, CAMPBELL, FERNANDEZ, FERGUSON
NOES: JONATHAN
ABSENT: NONE
ABSTAIN: NONE
ATTEST:
PHILIP DRELL Secretary
Palm Desert P . nnirid Commission
2
.rr
ON, Chairperson I„o
rr
Wow
PLANNING COMMISSION RESOLUTION NO. 1778
EXHIBIT A
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the
California Code of Regulations.
NEGATIVE DECLARATION
CASE NO: PP 96-1 1
APPLICANT/PROJECT SPONSOR:
PROJECT DESCRIPTION/LOCATION:
Gary Covel
General Construction Management
41-865 Boardwalk, Suite 112
Palm Desert, California 92211
fins Approval of Precise Plan and Negative Declaration of Environmental Impact to allow
construction of a one story 20 unit senior assisted living development on .846 acres within
the R-2 Senior Overlay S.P. zone located at the southeast corner of Catalina Way and San
Carlos Avenue.
The Director of the Department of Community Development, City of Palm Desert, California,
has found that the described project will not have a significant effect on the environment.
A copy of the Initial Study has been attached to document the reasons in support of this
finding. Mitigation measures, if any, included in the project to avoid potentially significant
effects, may also be found attached.
PHILIP DRE'iL
r..
Jan 7, 1997
)ATE
DIRECTOR OF COMMUNITY DEVELOPMENT
3
PLANNING COMMISSION RESOLUTION NO. 1778
EXHIBIT B
CASE NO. PP 96-11
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 be subject to the restrictions
and limitations set forth herein which are in addition to all municipal ordinances and
state and federal statutes now in force, or which hereafter may be in force.
3. Construction of a portion of said project shall commence within one year from the
date of final approval unless an extension of time is granted; otherwise said approval
shall become null, void and of no effect whatsoever.
4. Prior to issuance of a building permit for construction of any use contemplated by this
approval, the applicant shall first obtain permits and/or clearance from the following
agencies:
Riverside County Department of Health
Palm Desert Architectural Review Commission
City Fire Marshal
Coachella Valley Water District
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.
5. Trash provisions shall be approved by applicable trash company and the City prior to
issuance of building permit.
6. The minimum age for project occupant shall be 62 years.
7. Project sponsor shall post a bond to guarantee future completion of required parking
should it become necessary. Bonding amount to be equal to cost to construct such
additional parking.
4
PLANNING COMMISSION RESOLUTION NO. 1778
8. A detailed parking lot and building lighting plan shall be submitted to staff for
approval, subject to applicable lighting standards, plan to be prepared by a qualified
lighting engineer.
9. Project is subject to Art in Public Places program per Palm Desert Municipal Code
Chapter 4.10.
10. Final landscape plans shall comply with the parking lot tree planting master plan.
11. Applicant agrees to maintain the landscaping required to be installed pursuant to
these conditions. Applicant will enter into an agreement to maintain said landscaping
for the life of the project, which agreement shall be notarized and which agreement
shall be recorded. It is the specific intent of the parties that this condition and
agreement run with the land and bind successors and assigns. The final landscape
plan shall include a long-term maintenance program specifying among other matters
appropriate watering times, fertilization and pruning for various times of the year for
the specific materials to be planted, as well as periodic replacement of materials. All
to be consistent with the Property Maintenance Ordinance (Ordinance No. 801) and
the approved landscape plan.
12. The project shall be subject to all applicable fees at time of issuance of permits
including, but not limited to, Art in Public Places, TUMF and school mitigation fees.
13. That the applicant/owner shall enter into a development agreement with the City to
assure that the applicant contributes to the attainment of the City's affordable senior
housing goals. Development agreement shall include provisions for a rental control
plan per requirements of Senior Overlay zone.
Department of Public Works:
1. Drainage fees in accordance with Palm Desert Municipal Code Section 26.49 and
Ordinance No. 653 shall either be paid prior to issuance of project grading permits.
2. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17
and 79-55, shall be paid prior to issuance of any permits associated with this project.
3. The project shall be subject to Transportation Uniform Mitigation Fees (TUMF).
Payment of said fees shall be at the time of building permit issuance.
5
PLANNING COMMISSION RESOLUTION NO. 1778
4. A complete preliminary soils investigation, conducted by a registered soils engineer,
shall be submitted to, and approved by, the Department of Public Works prior to the
issuance of a grading permit.
5. Any and all offsite improvements shall be preceded by the approval of plans and the
issuance of valid encroachment permits by the Department of Public Works.
6. Proposed building pad elevations are subject to review and modification in accordance
with Chapter 27 of the Palm Desert Municipal Code.
7. In accordance with Palm Desert Municipal Code Section 26.44, complete grading
plans/site improvement plans and specifications shall be submitted to the Director of
Public Works for checking and approval prior to issuance of any permits.
8. All public and private improvements shall be inspected by the Department of Public
Works and a standard inspection fee shall be paid prior to issuance of any permits
associated with this project.
9. As required under Palm Desert Municipal Code Section 26.28, and in accordance with
Sections 26.40 and 26.44, complete improvement plans and specifications shall be
submitted to the Director of Public Works for checking and approval before
construction of any improvements is commenced. Offsite improvement plans shall
include construction of sidewalk and drive approaches and shall be approved by the
Public Works Department and a surety posted to guarantee the installation of required
offsite improvements prior to permit issuance.
10. Landscape installation on the property frontages shall be water efficient in nature and
maintenance shall be provided by the developer. Landscape maintenance for the
property frontages shall be the responsibility of the property owner.
11. Applicant shall comply with the provisions of Municipal Code Section 12.12, Fugitive
Dust Control.
Riverside County Fire Department:
1. With respect to the conditions of approval regarding the above referenced plan check,
the Fire Department recommends that following fire protection measures be provided
in accordance with City Municipal Codes, appropriate NFPA standards, CFC, CBC,
and/or recognized fire protection standards.
6
PLANNING COMMISSION RESOLUTION NO. 1778
The fire department is required to set a minimum fire flow for the remodel or
construction of all commercial buildings per California Fire Code Sec. 10.401.
2. A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual operating pressure
must be available before any combustible materials are placed on the job site.
3. Provide, or show there exists, a water system capable of providing a potential gallon
per minute flow of:
a) 2500 gpm for multi -family structure.
The actual fire flow available from any one hydrant connected to any given water
main shall be 1500 gpm for a two hour duration at 20 psi residual operating pressure.
4. The required fire flow shall be available from a Super hydrant(s) (6" x 4" x 21/2" x
2 %Z "), located not less than 25' nor more than 165' from all portions of the building.
Distances shall cover all portions of the building(s) as measured along approved
vehicular travel ways. Hydrants installed below 3000' elevation shall be of the "wet
barrel" type.
5. Provide written certification from the appropriate water company having jurisdiction
that hydrant(s) will be installed and will produce the required fire flow, or arrange for
a field inspection by the fire department prior to scheduling for a final inspection.
6. Prior to the application for a building permit, the developer shall furnish the original
and two copies of the water system plan to the County Fire Department for review.
No building permit shall be issued until the water system plan has been approved by
the County Fire Chief. Upon approval, the original will be returned. One copy will
be sent to the responsible inspecting authority.
7. Comply with Title 24 of the California Code of Regulations, adopted January 1,
1990, for all occupancies.
8. Certain designated areas will be required to be maintained as fire lanes and shall be
clearly marked by painting and/or signs as approved by the fire marshal. Painted fire
lanes and/or signs shall be stenciled or posted every 30' with the following:
a) No Parking Fire Lane - PDMC 15.16.090
PLANNING COMMISSION RESOLUTION NO. 1778
9. Install portable fire extinguishers per NFPA 10, but not less than 2A1OBC in rating.
Fire extinguishes must not be over 75' walking distance and/or 3000 square feet of
floor area. In addition to the above, a 40BC fire extinguisher is required for
commercial kitchens.
10. All buildings shall be accessible by an all-weather roadway extending to within 150'
of all portions of the exterior walls of the first story. The roadway shall be not less
than 24' of unobstructed width and 13'6" of vertical clearance. Where parallel
parking is allowed, the roadway shall be 36' wide with parking on both sides, 32'
wide with parking on one side. Dead-end roads in excess of 150' shall be provided
with a minimum 45' radius turn around (55' in industrial developments). Fountains
or garden islands placed in the middle of these turn-arounds shall not exceed a 5'
radius or 10' diameter. City standards may be more restrictive.
11. The minimum width of interior driveways for multi -family or apartment complexes
shall be:
a) 24 feet wide when serving less than 100 units, no parallel parking, carports
or garages allowed on one side only.
b) 28 feet wide when serving between 100 and 300 units; carports or garages
allowed on both sides, no parallel parking.
c) 32 feet wide when serving over 300 units or when parallel parking is allowed
on one side.
d) 36 feet wide when parallel parking is allowed on both sides.
12. Whenever access into private property is controlled through use of gates, barriers,
guard houses or similar means, provision shall be made to facilitate access by
emergency vehicles in a manner approved by the Fire Department. All controlled
access devices that are power operated shall have a Knox Box over -ride system
capable of opening the gate when activated by a special key located in emergency
vehicles. Devices shall be equipped with backup power facilities to operate in the
event of power failure. All controlled access devices that are not power operated
shall also be approved by the Fire Department. Minimum opening width shall be 16'
with a minimum vertical clearance of 13'6".
13. This project may require licensing and/or review by state agencies. Applicant should
prepare a letter of intent detailing the proposed usage to facilitate case review.
Contact should be made with the Office of the State Fire Marshal (818-960-6441)
for an opinion and a classification of occupancy type. This information and a copy
8
PLANNING COMMISSION RESOLUTION NO. 1778
of the letter of intent should be submitted to the Fire Department so that proper
requirements may be specified during the review process. Typically, this applies to,
but is not limited to, educational, day care, institutional, health care type facilities.
14. All new residences/dwellings are required to have illuminated residential addresses
meeting both city and fire department approval. Shake shingle roofs are not longer
permitted in the cities of Indian Wells, Rancho Mirage or Palm Desert.
15. Conditions subject to change with adoption of new codes, ordinances, laws or when
building permits are not obtained within 12 months.
16. Other: Must install a fire hydrant at entrance to project.
9