HomeMy WebLinkAboutRes No 2665PLANNING COMMISSION RESOLUTION NO. 2665
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
PALM DESERT, CALIFORNIA, APPROVING A CONDITIONAL USE
PERMIT (CUP) FOR THE CONSTRUCTION OF A PUBLIC PARKING
LOT WITH LANDSCAPE, LIGHTING, AND A PERIMETER BLOCK
WALL AS PART OF THE APPROVED ALESSANDRO ALLEY
IMPROVEMENTS, LOCATED AT THE INTERSECTION OF SAN
MARCOS AVENUE AND SAN CLEMENTE CIRCLE
CASE NO: CUP 16-030
WHEREAS, the Planning Commission of the City of Palm Desert, California, did
on the 1st day of March 2016, hold a duly noticed public hearing to consider the request
by the City of Palm Desert for approval of the above noted; and
WHEREAS, the Architectural Review Commission of the City of Palm Desert,
California, did, at their meeting on February 23, 2016, review the landscape and wall
plans for the public parking lot and unanimously recommended approval of the plans to
the Planning Commission subject to additional landscape requirements; and
WHEREAS, the Planning Commission of the City of Palm Desert, California, did
review the request in accordance with Palm Desert Municipal Code Section 25.72.050
"Conditional Use Permits" and Section 25.10.030, and determined that public parking
lots are a conditional use within the Residential Single -Family (R-1) zoning district; and
WHEREAS, the City of Palm Desert General Plan contains specific goals and
policies related to improving and enhancing vehicular access along Alessandro Alley
and to make improvements to eliminate vehicle access at San Marcos Avenue and San
Clemente Circle and to construct decorative block walls and install landscaping to buffer
nearby residences; and
WHEREAS, the City Council of the City of Palm Desert, has approved plans for
street and lighting improvements along the Alessandro Alley, and that the proposal to
build a public parking lot along this portion of Alessandro Alley is a part of those planned
improvements; 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. 2015-75, the Director of Community Development has determined that
the project will not have a negative impact on the environment and qualifies as a Class
11 Categorical Exemption for the purposes of CEQA; 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:
PLANNING COMMISSION RESOLUTION NO. 2665
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 the
site is located.
The zoning designation for these properties is Residential Single -Family (R-1).
Section 25.10.030 of the Palm Desert Municipal Code lists commercial and office
parking lots as conditional uses within the R-1 zoning district subject to their
proximity to nearby commercial uses. Landscape and screening is required for
parking lots and should include a three-foot (3) high perimeter block wall and 50
percent shade cover. The applicant has complied with these requirements as a
six (6)-foot high block wall is provided along San Clemente Circle and new
landscape and shade trees are provided throughout the parking lot.
2. That the proposed location of the conditional use and the conditions under which
it would 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 improvements will eliminate current vehicle access from Highway
111 into the residential neighborhood. This should substantially reduce vehicle
traffic within this portion of San Clemente Circle and help maintain the residential
character of the neighborhood. The parking lot will provide new landscape and
decorative perimeter wall design that will improve the aesthetic condition of the
currently vacant lots and provide an attractive appearance that enhances the
adjoining neighborhood. Parking lot lighting is provided for additional security and
all lighting improvements are fully shielded to reduce light impacts on adjoining
residential properties.
3. That the proposed conditional use will comply with each of the applicable
provisions of this title, except for approved variances or adjustments.
The construction of a public parking lot at this location complies with the City's
parking lot design standards and conditional use permit standards for this type of
use. The parking lot is screened from adjoining residences, parking lot lighting is
fully shielded, and landscaping is provided to comply with the City's requirement
for parking lot shade trees. No variances or adjustments are required for this
proposal.
4. That the proposed conditional use complies with the goals, objectives, and
policies of the City's general plan.
Goal 2, Policy 5 and 5A, of the City's General Plan Commercial Land Use
descriptions encourage the redesign and enhancement of the Alessandro Alley,
including improvements for vehicular access and parking. These policies call for
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PLANNING COMMISSION RESOLUTION NO. 2665
the closure of San Clemente Circle for vehicular traffic entering Alessandro Alley
and San Marcos Avenue. These policies also call for landscape and decorative
walls to buffer residents from traffic and parking impacts. The proposed
improvements include the closure of San Marcos Avenue at San Clemente
Circle, new decorative perimeter block walls, and new landscape. These
improvements execute the policies contained within the General Plan.
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 approve Conditional Use Permit
16-030, subject to conditions attached.
PASSED, APPROVED, AND ADOPTED by the Planning Commission of the City
of Palm Desert, California, at its regular meeting held on the 1st day of March 2016, by
the following vote, to wit:
AYES: CAMPBELL, DE LUNA, and PRADETTO
NOES: NONE
ABSENT: GREENWOOD
ABSTAIN: NONE
ATTEST:
76i-----
RYAN STENDELL, SECRETARY
PALM DESERT PLANNING COMMISSION
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pHN GREENWQOD, GIR ON
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PLANNING COMMISSION RESOLUTION NO. 2665
CONDITIONS OF APPROVAL
CASE NO. CUP 16-030
Department of Community Development:
1. The improvements, placement, and design of the perimeter walls, landscape and
parking lot shall substantially conform to the exhibits on file with the Department of
Community Development, as modified by the following conditions. Any proposed
changes to this Conditional Use Permit will require an amendment, which will result
in a new public hearing.
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 Marshall
• City Building 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.
3. All parking lot lighting shall conform to P.D.M.0 Section 24.16 "Outdoor Lighting
Requirements."
4. The applicant shall comply with the conditions recommended by the Architectural
Review Commission by planting additional shade trees along San Clemente Circle
and placing large boulders near the wall opening to prohibit vehicles driving through
the landscape area.
Department of Building and Safety:
5. This project shall comply with the latest adopted edition of the following codes:
A. 2013 California Building Code and its appendices and standards.
B. 2013 California Plumbing Code and its appendices and standards.
C. 2013 California Mechanical Code and its appendices and standards.
D. 2013 California Electrical Code.
E. 2013 California Energy Code.
F. 2013 California Green Building Standards Code.
G. Title 24, California Code of Regulations.
H. 2013 California Fire Code and its appendices and standards.
6. A disabled access overlay of the precise grading plan is required to be submitted to
the Department of Building and Safety for plan review of the site accessibility
requirements as per 2013 CBC Chapters 11A & B (as applicable) and Chapter 10.
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PLANNING COMMISSION RESOLUTION NO. 2665
7. Detectable warnings shall be provided where required per CBC 11B-705.1.2.5 and
11B-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.
8. 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.
9. All contractors and/or owner -builders must submit a valid Certificate of Workers'
Compensation Insurance coverage prior to the issuance of a building permit per
California Labor Code, Section 3700.
Department of Public Works:
10. Submit a grading plan to the Department of Public Works for review and approval.
Any changes to the approved civil or landscape plans must be reviewed for approval
prior to work commencing.
11. Identify all proposed and existing utilities on the grading plan.
12. Submit a PM10 application for approval. The applicant shall comply with all provisions
of Palm Desert Municipal Code Section 24.12 regarding Fugitive Dust Control.
13.Abide by all provisions of City of Palm Desert Ordinance 843, Section 24.20,
Stormwater Management and Discharge Ordinance.
13. Submit a final Water Quality Management Plan (WQMP) for approval. The WQMP
shall identify the Best Management Practices (BMP) that will be used on the site to
control predictable pollutant runoff. Prior to the issuance of grading permit, the
Operation and Maintenance Section of the approved final WQMP shall be recorded
with County's Recorder Office and a conformed copy shall be provided to the
Department of Public Works.
14. 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.
E. Applicants must have CVWD approval of their irrigation plans prior to City
approval.
F. Applicants must have a stamp or signature from the County Agricultural
Commissioner before City approval.
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