HomeMy WebLinkAboutRes No 2669PLANNING COMMISSION RESOLUTION NO. 2669
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING A REQUEST TO CONSTRUCT AN
8,579-SQUARE-FOOT COMMUNITY CENTER BUILDING, AND 36
DWELLING UNITS FOR SPECIAL NEEDS ADULTS AT THE DESERT ARC
CAMPUS LOCATED AT 73255 COUNTRY CLUB DRIVE
CASE NO: PP/CUP 16-102
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 17th day of May, 2016, hold a duly noticed public hearing to consider the request by
Allied Real Estate Partners, for approval of the above noted; and
WHEREAS, the parcel is located in the Public Institutions (P) zoning district, which
allows various housing types and private recreational facilities as conditionally permitted
uses; and
WHEREAS, the proposed project conforms to the development standards and
maximum building heights listed in the City's Zoning Ordinance for the Public Institutions
zoning district; and
WHEREAS, the construction of this project within this portion of the community is
consistent with the uses of surrounding properties, in that a mix of multi -family and single-
family housing units exist in the immediate vicinity;
WHEREAS, Desert Arc is a non-profit organization that serves the developmentally
disabled, and the services offered at Desert Arc are compatible with the project and can
support the residents of the project; and
WHEREAS, said applications have 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 32
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 make the following findings to justify the approval of said request:
Findings for Approval:
1. That the proposed location of the conditional use is in accord with the objectives
of this title and the purpose of the district in which the site is located.
The purpose of the Public Institutions (P) zoning district is to provide areas
suitable for development of educational, religious, and non-profit facilities. These
specialized facilities offer a wide range of services that benefit the City and its
residents, and as such, the zoning ordinance permit flexibility in land use
decisions by providing a range of land uses to be considered through a
PLANNING COMMISSION RESOLUTION NO. 2669
Conditional Use Permit. The proposal to develop special needs housing at this
location complies with the City's goals and the objective of the zoning ordinance.
The City's Housing Authority owns the land and it has always intended to
develop the site as an affordable multi -family residential housing project. The
project is less intense than originally envisioned by the Housing Authority and
the type of housing provided is similar to surrounding residential properties in
terms of building architecture, site density, and land use.
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 location and development of this project at this site will be
monitored and cared for by an on -site manager. Maintenance issues or resident
complaints can be addressed on -site. As designed, and as conditioned, the
project will not be detrimental to the public health, safety, or welfare, as the
project is designed below the maximum height permitted by the zone, contains
significant landscape screening to limit visual intrusion into surrounding single-
family homes, and provides adequate off-street parking that exceeds maximums
set by AB 744. In addition, because many of the potential residents will not drive
in to or out of the site, vehicular traffic will be less than another type of housing
development at this site.
3. That the proposed conditional use will comply with each of the applicable
provisions of this title, except for approved variances or adjustments.
The proposed development complies with all provisions of P. D. M. C. Section
25.72.050 "Conditional Use Permit," including the development standards of the
Public Institutions (P) zoning district. An exception has been granted to reduce
the off-street parking requirement from 72 parking stalls to 25 parking stalls
based on limits set by AB 744. In addition, the residents of the project typically
do not have their own vehicles and as such a reduction in parking can be
supported for this project type.
4. That the proposed conditional use complies with the goals, objectives, and
policies of the City's General Plan.
The proposed development complies with goals and objectives of the City's
General Plan, in that it provides a unique affordable housing product that
specifically serves the developmentally disabled. This type of housing product is
unique to the Coachella Valley region and is compatible with the services and
operations of Desert Arc. In addition, the City's Housing Authority has always
intended to develop this site for an affordable housing project, and this particular
project is similar to surrounding residential units and preserves the character of
the surrounding residential community by limiting vehicular and visual access.
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PLANNING COMMISSION RESOLUTION NO. 2669
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 Precise Plan and Conditional
Use Permit 16-102, subject to conditions attached.
PASSED, APPROVED, AND ADOPTED by the Planning Commission of the Palm
Desert, California, at its regular meeting held on this 17th day of May 2016, by the following
vote, to wit:
AYES: DE LUNA, GREGORY, KELLY, and PRADETTO
NOES: NONE
ABSENT: GREENWOOD
ABSTAIN: NONE
ATTEST:
ENWOO , CHAIRPE
RYAN STENDELL, SECRETARY
PALM DESERT PLANNING COMMISSION
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PLANNING COMMISSION RESOLUTION NO. 2669
CONDITIONS OF APPROVAL
CASE NO. PP/CUP 16-102
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. Construction of said project shall commence within two years 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.
3. Any proposed changes to this Precise Plan will require an amendment to the
application, which will result in a new public hearing.
4. The applicant shall conform to the conditions contained in the Regulatory Agreement
between the City's Housing Authority and Allied Affordable Housing, LLC, and the
memorandum of Ground Lease executed on January 14, 2016, including that: a
minimum of 36 total units are built on the site and that the units are made available at
affordable rents to seniors and developmentally disabled adults for a period of 55
years.
5. At least one unit shall be made available to an on -site caretaker or property manager.
6. Amplified equipment or exterior speakers are prohibited for this site.
7. Building mounted lighting fixtures shall conform to the City's Outdoor Lighting
Ordinance.
8. Landscape and parking lot lighting shall be limited to bollard type lighting fixtures not to
exceed a height of five feet. A final lighting plan shall be submitted with building plans
prior to issuance of a building permit.
9. Final landscape plans shall be submitted to the City's Department of Community
Development and the Coachella Valley Water District for review and approval. The
landscape plan shall conform to the preliminary landscape plans prepared as part of
this application, and shall include dense plantings of hedges and trees along the
southern and western property boundaries.
10. The applicant shall submit a sign application to the City's Department of Community
Development for any building mounted or monument signs associated with the project.
Department of Public Works:
11. The applicant shall 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.
12. The grading plan shall identify all proposed and existing utilities.
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PLANNING COMMISSION RESOLUTION NO. 2669
13. The applicant shall obtain easements as needed prior to grading permit issuance.
14. The applicant shall submit a final Water Quality Management Plan (WQMP) for
approval. The WQMP shall identify the Best Management Practices (BMPs) 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 the Riverside County's Recorders Office and a conformed copy shall be
provided to the Public Works Department.
15. Provide the City Engineer with evidence that a Notice of Intent (NOI) has been filed
with the State Water Resources Control Board. Such evidence shall consist of a copy
of the NOI stamped by the State Water Resources Control Board or the Regional
Water Quality Control Board, or a letter from either agency stating that the NOI has
been filed.
16. 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.
17. Storm drain/retention area design and construction shall be contingent upon a drainage
study prepared by a registered civil engineer that is reviewed and approved by the
Department of Public Works.
18. The applicant shall improve the emergency overflow easement area prior to grading
permit issuance.
Department of Building and Safety:
18. 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 Residential Code and its appendices and standards.
C. 2013 California Plumbing Code and its appendices and standards.
D. 2013 California Mechanical Code and its appendices and standards.
E. 2013 California Electrical Code.
F. 2013 California Energy Code.
G. 2013 California Green Building Standards Code.
H. Title 24, California Code of Regulations.
I. 2013 California Fire Code and its appendices and standards.
19.An approved automatic fire sprinkler system shall be installed as required per the City
of Palm Desert Code Adoption Ordinance 1265.
20. A disabled access overlay of the precise grading plan is required to be submitted to the
Dept of Building and Safety for plan review of the site accessibility requirements as per
2013 CBC Chapters 11A & B (as applicable) and Chapter 10.
21. All exits must provide an accessible path of travel to the public way. (CBC 1027.5 &
11 B-206)
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PLANNING COMMISSION RESOLUTION NO. 2669
22. Detectable warnings shall be provided where required per CBC 11 B-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.
23. Provide an accessible path of travel to the trash enclosure. The trash enclosure is
required to be accessible. Please obtain a detail from the Department of Building and
Safety.
24. Public pools and spas must be first approved by the Riverside County Department of
Environmental Health, and then submitted to the Department of Building and Safety.
Pools and Spas for public use are required to be accessible.
25. 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.
26. 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.
27. Address numerals shall comply with Palm Desert Ordinance No. 1265 (Palm Desert
Municipal Code 15.28. Compliance with Ordinance 1265 regarding street address
location, dimension, stroke of line, distance from street, height from grade, height from
street, etc. shall be shown on all architectural building elevations in detail. Any possible
obstructions, shadows, lighting, landscaping, backgrounds or other reasons that may
render the building address unreadable shall be addressed during the plan review
process. You may request a copy of Ordinance 1265 or Municipal Code Section 15.28
from the Department of Building and Safety counter staff.
28. Please contact Cherie Williams, Building Permit Specialists I, at the Department of
Building and Safety (760-776-6420) regarding the addressing of all buildings and/or
suites.
Fire Department:
29. Final fire and life safety conditions will be addressed when building plans are reviewed
by the Fire Prevention Bureau. These conditions will be based on occupancy, use, the
California Building Code (CBC), California Fire Code (CFC), and related codes which
are in force at the time of building plan submittal.
30. The Fire Prevention Bureau is required to set a minimum fire flow for residential
buildings in accordance with the California Fire Code (CFC) Appendix B. The
developer shall provide for this project, a water system capable of delivering 1,500
GPM at 20-PSI residual operating pressure for a 2-hour duration for this project. The
fire flow as given above has taken into account all information as provided (CFC
Appendix B).
31. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC
Appendix C. Standard fire hydrants (6" x 4" 21/2 outlets) shall be located on Fire
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PLANNING COMMISSION RESOLUTION NO. 2669
Department access roads and adjacent public streets. Hydrants shall be spaced at 500
feet apart at each intersection, and shall be located no more than 250 feet from any
point on the street of Fire Department access road(s) frontage to a hydrant for single
family dwellings and 350 feet apart at each intersection, and shall be located no more
than 210 feet from any point on the street or Fire Department access road(s) frontage
to a hydrant for multi -family projects. The required fire flow shall be available from any
adjacent hydrant(s) in the system. Upgrades of the existing fire hydrants may be
required (CFC Appendix C).
32. Fire Department vehicle access roads shall have an unobstructed width of not less
than 20 feet for this development with unobstructed vertical clearance of not less than
13 feet 6 inches.
33. This development shall have two points of access, via all-weather surface roads, as
approved by the Fire Prevention Bureau.
34. The developer shall furnish three copies of the water system plans to the Fire
Prevention Bureau for approval prior to installation for all private water systems
pertaining to the 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 flow standards. Hydraulic calculations 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
permits being issued (CFC Chapter 5 and Chapter 33).
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
permit.
36. Fire alarm plans must 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. The fire alarm system is required to have a dedicated circuit from the house
panel. These plans must be submitted prior to the issuance of building permit.
37. Hydrant locations shall be identified by the installation of reflective markers (blue dots).
38. A directory display monument sign shall be required for multi -family developments.
Each complex shall have an illuminated diagrammatic layout of the complex which
indicates the name of the complex, all streets, building identification, unit numbers, and
fire hydrant locations within the complex. Location of the sign and design specifications
shall be submitted to and be approved by the Fire Prevention Bureau prior to
installation.
39. A "Knox -Box" shall be provided and installed a minimum of six feet in height and be
located to the right side of the fire riser sprinkler room (CFC Chapter 5).
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PLANNING COMMISSION RESOLUTION NO. 2669
40. All manual and electronic grates on required Fire Department access roads or gates
obstructing Fire Department building access shall be provided with the Knox Rapid
Entry System for emergency access by fire fighting personnel (CFC Chapter 5).
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