HomeMy WebLinkAbout2ACITY COUNCIL STAFF REPORT
DATE: April 22, 2021 PUBLIC HEARING
SUBJECT: CITY COUNCIL REVIEW OF THE CONDITIONAL USE PERMIT ISSUED
FOR WELL IN THE DESERT, LOCATED AT 441 SOUTH CALLE
ENCILIA, LSC ZONE (CASE 5.14t9 CUP)
FROM: Justin Clifton, City Manager
BY: Flinn Fagg, Development Services Director
SUMMARY
This is a continuation of the public hearing for Case 5.1419 CUP from the City Council
meeting of March 25, 2021. The Public Hearing was held to review the Conditional Use
Permit for "Well in the Desert" - a drop-in and warming/cooling facility for persons
experiencing homelessness (WITD). The City Council requested information on other
potential sites in the ·city where a homeless services provider might · operate. This
report provides information on seven potential sites evaluated by Staff.
RECOMMENDATION:
Provide direction as appropriate.
BACKGROUND:
The City of Palm Springs has long assisted homeless individuals with finding services
and shelter. Social services in general and homelessness specifically, are the province
and jurisdiction of County Government. However, the City of Palm Springs has
provided significant General Fund resources to address increasing issues of
homelessness within the City. With the closure of Roy's in 2017 (the County's
Homeless Shelter serving the western Coachella Valley), and the more recent effects of
COVID, Palm Springs has experienced a significant increase in homelessness and
initiated these efforts to address this problem. City initiatives include implementing
Crisis Teams to perform outreach and provide homeless individuals with resources;
wrap-around services to assist individuals with securing identification to obtain benefits
and housing; providing Cool/Warm Centers during times of inclement weather; food
distributions; transportation vouchers; and coordinating with the County to provide
emergency, temporary, and permanent housing.
ITEMNO. 1.A\
1
City Council Staff Report
April 22, 2021 -Page 2
Well in the Desert Alternative Site Review
CUP 5.1419
The WITD is one of the organizations that provides services to homeless individuals in
Palm Springs. Currently, WITD operates in a leased facility located at 441 S. Calle
Encilia. In 2017, the City Council approved the Conditional Use Permit (CUP) 5.1419
for WITD to operate at this site where it serves as a cooling center during the summer
months, as a warming center during the winter months, and as a year-round drop-in
center for homeless individuals.
WITD also provides space for counseling and employment services, case worker
services, and general administrative functions. Individuals who are reluctant to accept
emergency shelter or transitional housing can visit drop-in facilities, such as WITD, to
find a temporary safe haven. As a condition of approval, the City Council has required
periodic reviews of the CUP at noticed public hearings. A public hearing was held on
March 25, 2021 where a number of concerns about the secondary impacts of the
WITD's operations were raised.
As reported at that City Council meeting, a Palm Springs Police Department analysis
identified an increase in the calls for service within the service area around the WITD.
• Overall calls for service within the area have increased significantly in 2020 when
compared to the statistics from 2019. Part of this increase can be attributed to the
fact Police Department staff have initiated more frequent patrols and property
inspections in the area. However, there has been an increase in the number of
homeless individuals in the area over the last 12 months, which may in part be
attributed to conditions related to the COVID pandemic, as well as the availability of
services such as Project RoomKey in the area around WITD
• The number of calls for service that may be directly attributable to homeless
individuals also increased significantly in 2020, when compared to statistics from
previous years. There were 575 calls for service related to homeless individuals in
the period from June 2019 to November 2019; this number increased to 794 calls for
service between December 2019 and May 2020, and increased again to 924 calls
for service between June 2020 and November 2020.
• The number of arrests related to homeless individuals has generally held steady
during the reporting period, except for the period between June 2020 and November
2020, where the number of arrests within the area dropped significantly. The number
of arrests for the first half of the new reporting period are tracking slightly less than
the number of arrests for 2019 and the first half of 2020.
It should be noted that calls for service do not directly translate to citations or arrests,
and in some cases a reported call for service is self-initiated by the Police Department
when doing individual property checks.
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City Council Staff Report
April 22, 2021 -Page 3
Well in the Desert Alternative Site Review
CUP 5.1419
While conditions on the WITD site have generally improved, the secondary impacts of
the facility and the general increase in the homeless population in the area have
resulted in challenging conditions for area residents and businesses. Consequently, the
City Council requested information on other potential sites in the City where a drop-in
center for homeless individuals might operate.
STAFF ANALYSIS:
The potential for secondary impacts relating to sites providing services like WITD makes
identification of a suitable site challenging. On one hand, the needs of the clientele
favor sites in close proximity to supportive services, food, and shelter. As noted above,
however, the secondary impacts of WITD operations have conflicted with resident
quality of life and business operations in the vicinity of the site. Furthermore, as each
site identified and analyzed in this report is unique in size, shape, zoning, and
availability, the "best" site, might not be a feasible site.
Given the City's limited resources and the urgency of finding alternate locations, one of
the top criteria employed by staff was identifying City owned sites first. The benefit of
City owned sites is that the time to acquire and its cost is eliminated, whereas sites not
owned by the City will require time to acquire and at a cost.
Another criterion identified at the March 25, 2021 City Council meeting was that the site
was near public transportation. Most clients lack any means of transportation, making
access to public transportation a critical necessity particularly for those who are elderly
or disabled. Access to public transportation allows clients to connect with social service
providers, employment, health care, shopping and recreation. In addition, proximity to
public transportation is often an important criterion for County/State/Federal funding
opportunities.
A last consideration is the existing zoning on the site; sites designated as a Civic Use
Zone allow WITD type operations by right, whereas any other zoning designation
requires a Conditional Use Permit. This consideration only relates to the time required
to potentially relocate WITD operations to another site that would require processing
through the City's land use entitlement process where a Conditional Use Permit is
required. In any case, a public discussion would occur on any decision to locate WITD
operations at an alternative site.
Other factors to consider include the availability of utilities, and whether there is sufficient
land for a building and on-site parking.
Based on all these considerations, Staff has identified four potential City-owned sites for
consideration of a potential location of WITD operations.
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City Council Staff Report
April 22, 2021 -Page 4
Well in the Desert Alternative Site Review
CUP 5.1419
• 225 S. El Cielo -Boxing Club (APN: 502-210-023)
o Zoning: CU (Civic Uses);
o Entitlement Process: Administrative Approval
o Existing 2, 132 square foot building
o Owned as an asset of the Palm Springs Airport, property must be purchased or
leased for fair market value for non-Airport uses
o The Coachella Valley Association of Governments already operates CV200
program at this location. The CV200 Program focuses on providing assistance to
those individuals in the Coachella Valley considered to be chronically homeless.
o 21 O residents were identified within a 500-foot radius of this site.
o Commercial services are located 0.25 miles from this site including restaurants.
o This site is directly adjacent to public transportation and is served by Sunline
Transit Routes 2 and 4.
o City Council previously authorized the use of this site for homeless services in
2019 on a temporary basis
o City Council has recently authorized staff to apply for Community Project Funding
from the House Appropriations Committee for acquisition of this property.
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City Council Staff Report
April 22, 2021 -Page 5
Well in the Desert Alternative Site Review
CUP 5.1419
• 3111 E. Tahquitz Canyon Drive -CVEP Building (APN: 502-210-023)
o Zoning: CU (Civic Uses);
o Entitlement Process: Administrative Approval
o Owned as an asset of the City of Palm Springs
o This site is currently leased by the City to the Coachella Valley Economic
Partnership (CVEP) as their headquarter offices. The current lease ends August
1, 2021. Depending on City Council direction, it may potentially be repurposed
as a drop-in center among other uses given its size.
o Existing 14,000 square foot building
o 210 residents were identified within a 500 foot radius of this site.
o Commercial services are located .33 miles from this site including restaurants.
o This site is directly adjacent to public transportation and is served by Sunline
Transit Routes 2 and 4.
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City Council Staff Report
April 22, 2021 -Page 6
Well in the Desert Alternative Site Review
CUP 5.1419
• N. Gene Autry Trail Site (APN: 677-540-029 and 677-540-028)
o Zoning: M-1-P (Planned Research and Development Park);
o Entitlement Process: Planning Commission approval of a Conditional use Permit
(CUP)
o Owned as an asset of the City
o 42 households were identified within a 500 foot radius of this site.
o Commercial services are located within 0.1 miles of this site including an Aldi
Grocery store.
o This site is near public transportation and is served by Sunline Transit Route 2
along Ramon Road (south of the site by 0.3 miles).
o Note: The majority of this site is located in the B-1 Zone of the Riverside County
Airport Land Use Compatibility Plan of the Palm Springs Airport (the "ALUCP").
Density is limited to not more than 0.05 dwelling units per acre, or not more than
50 persons per acre, with "day care centers" a prohibited use. The remaining
portion of the site is in C Zone limited to not more than 0.2 dwelling units per
acre, or not more than 150 persons per acre, with "day care centers" a prohibited
use.
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City Council Staff Report
April 22, 2021 -Page 7
Well in the Desert Alternative Site Review
CUP 5.1419
Zone Locations
Maximum
Densities/ lntensHles
Residen• Other Uses Req'd
UaJ (people/ac) ' Open
(d.uJac) 1 Aver• Single wHh land a
age• Acre 7 Bonus •
Addil iaml Crleria
Pralribiled Uses • Olber Development Conditions 1
25 50 65 3Mi • Chlldren·s schoo , day ca re ce n1ers, librari es • Locate stru ctures maximum
• Hospitals, nursing homes cistance from eii:tended ru nway
• Places of worship ce nterline
• Bldgs with >2 abovegrou nd habL1able floors • Minimu m NLR of 25 dB in res-
• Hi ghly noiff.senslll we otMoor nonresldenlial ldences (ln clU(l ng mobil e
uses 10 homes) an d offic e bultdlnos 11
• Abov egroun d bulk storage of hawdous ma• • Afrspac e review required for
te rials II objects >35 feet tall 14
• Critical corm mnity infras tructure tacl llles 12 • Avlgation easement dedlcallon
• Hazards to fli ght 9
• Chlldren's schools, day care ce nters. librari es • Minimum NLR of 20 dB in re s-
• Hos pa'tals, nu rsi ng homes ldences (including mobile
• Bldgs Ytittl >3 abO'U'egfOUnd hablt!ble floors homes) an d office buildings 13
• Highly nois e-sensiti ve outd oor nonresidential • Airspace review re quited for
uses 10 objects > 70 feet tal l u
• Hazards to fl ight 9 • Deed notice req uired
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City Council Staff Report
April 22, 2021 -Page 8
Well in the Desert Alternative Site Review
CUP 5.1419
In reviewing and approving land uses for properties located within an overlay zone of
the Palm Springs Airport, the City is required to be consistent with the limitations
outlined in the ALUCP. Generally, any development proposed in an overlay zone is
required to be referred to the Riverside County Commission overseeing the ALUCP,
and a project that proposes uses prohibited, or at populations densities higher than
allowed, will be found inconsistent by the Commission with the ALUCP.
However, provisions allow for the City Council to overrule Commission:
... state law requires each local agency having jurisdiction over land uses within an
ALUC's planning area to modify its general plan and any affected specific plans to be
consistent with the compatibility plan. The law says that the local agency must take this
action within 180 days of when the ALUC adopts or amends its plan. The only other
course of action available to local agencies is to overrule the ALUC by a two-thirds vote
of its governing body after making findings that the agency's plans are consistent with
the intent of state airport land use planning statutes. Additionally, the local agency must
notify both the ALUC and the California Division of Aeronautics at least 45 days in
advance of its decision to overrule and must hold a public hearing on the proposed
overruling (Public Utilities Code Section 21676(a) and (b)). Note that similar
requirements apply to local agency overruling of ALUC actions concerning individual
development proposals for which ALUC review is mandatory (Section 21676.S(a)).
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City Council Staff Report
April 22, 2021 -Page 9
Well in the Desert Alternative Site Review
CUP 5.1419
• E. Ramon Road Site (APN: 677-280-042)
o Zoning: M-1 (Industrial);
o Entitlement Process: Planning Commission approval of a Conditional use Permit
(CUP)
o Owned as an asset of the Palm Springs Airport, property must be purchased or
leased for fair market value for non-Airport uses
o No residents identified within a 500 foot radius of this site.
o Commercial services are located within 0.07 miles of this site including a
restaurant.
o This site is directly adjacent to public transportation and is served by Sunline
Transit Route 2 along Ramon Road.
o This site is directly north of the Social Security Administration and other social
services
o Note: This entire site is located in the B-1 Zone of the ALUCP. Density is limited
to not more than 0.05 dwelling units per acre, or not more than 50 persons per
acre, with "day care centers" a prohibited use. City Council may overrule the
Commission to allow uses that may not be consistent with the ALUCP.
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City Council Staff Report
April 22, 2021 -Page 1 O
Well in the Desert Alternative Site Review
CUP 5.1419
Staff also evaluated 3 privately owned properties as outlined on the next pages.
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City Council Staff Report
April 22, 2021 -Page 11
Well in the Desert Alternative Site Review
CUP 5.1419
• 211 N. Sunrise Way (APN: 508-070-016)
o Zoning: MR (Medium Density Residential -Section 14 Specific Plan)
o Entitlement Process: Planning Commission approval of a Conditional use Permit
(CUP)
o County Health Services currently under construction on property located directly
south of this location.
o Note: Immediately adjacent to Palm Regency Condominium complex; potential
impacts to residential property owners.
o 1.88 acre site.
o Existing 5,879 square foot building.
o 88 households were identified within a 500 foot radius of this site.
o Commercial services are located within 0.18 miles of this site including grocery.
o This site is directly adjacent to public transportation and is served by Sunline
Transit Routes 2 and 4.
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City Council Staff Report
April 22, 2021 -Page 12
Well in the Desert Alternative Site Review
CUP 5.1419
• 296 S. Indian Canyon Drive (APN: 508-091-005)
o Zoning: LSC (Local Serving Commercial -Section 14 Specific Plan)
o Entitlement Process: Planning Commission approval of a Conditional use Permit
(CUP)
o It should be noted this site is 0.07 miles from WITD's current location
o Existing 12,000 square foot building (former Goodyear Tire Store).
o 1.81 acre lot.
o 41 households were identified within a 500 foot radius of this site.
o This site is located within a commercial district.
o This site is directly adjacent to public transportation and is served by Sunline
Transit Routes 1 and 4.
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City Council Staff Report
April 22, 2021 -Page 13
Well in the Desert Alternative Site Review
CUP 5.1419
• 3589 McCarthy Road (APN: 669-420-019)
o Zoning: PD (adopts same uses as M-1 Industrial Zone)
o Entitlement Process: Planning Commission approval of a Conditional use Permit
(CUP)
o Note: Site immediately adjacent to both single-family and multifamily residential
uses; potential impacts to residential uses.
o This site has an existing 46,760 square foot industrial building.
o 137 households were identified within a 500 foot radius of this site.
o Commercial services are located within 0.6 miles of this site including
restaurants.
o This site is close to public transportation served by Sunline Transit Route 4 along
Rosa Parks Road.
A map of these sites is provided as Attachment 1.
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City Council Staff Report
April 22, 2021 -Page 14
Well in the Desert Alternative Site Review
CUP 5.1419
In evaluating these potential sites, Staff observes that the most expedient potential is to
relocate WITD to the "Boxing Club" site as it is controlled by the City (subject to resolving
short-term lease of the site for non-Airport uses) in a building currently used to support
homeless services and as a previous temporary shelter, in a zoning district that allows for
this type of use. This may allow for a longer period to determine whether to pursue a
permanent / expanded facility on that site, or to pursue acquisition and development of
another site for a navigation center I drop-in facility/ homeless services.
In conversations with WITD, it was their opinion the Boxing Club facility would function if
the City provided additional air conditioned modular units to allow for two bathrooms,
shower units (including showers for handicapped individuals), office space, storage, and
laundry facilities.
Alternatively, a site with potentially fewer secondary impacts to residents and businesses
is the E. Ramon Road Site also owned by the Airport, with no residents living within a 500
foot radius of the site, but adjacent to a business park. This site is served by Sunline's
Route 2. However, the site would require development and improvement for placement
of modular or permanent buildings.
Other sites relocate WITD operations to other residential and/or commercial areas and
may contribute to secondary impacts currently experienced by residents and business
owners in the area surrounding the existing WITD site.
FISCAL IMPACT:
Not analyzed at this time, and subject to further review depending upon direction given by
City Council. Modular trailers vary in rental price depending on size and amenities up to
$15,000 annually.
Acquiring privately owned sites will require further evaluation on fair market value and
asking price of the owner.
Vacant parcels will require significant investment in site development and improvement,
extension of required utilities, and construction of temporary and/or permanent buildings.
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City Council Staff Report
April 22, 2021 -Page 15
Well in the Desert Alternative Site Review
CUP 5.1419
SUBMITTED:
Development Services Director
Justin ~~
City Manager
ATTACHMENTS
1) Map of Sites
Marcus L. Fuller
Assistant City Manager
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ATTACHMENT 1
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