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HomeMy WebLinkAboutPC Resolution _4841- Case 5.0952 PD 284RESOLUTION NO. 4841 OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, RECOMMENDING APPROVAL TO THE CITY COUNCIL OF CASE NO 5.0952 - PD-284, SUBJECT TO THE CONDITIONS STATED, FOR THE CONSTRUCTION OF A NINE - UNIT BED AND BREAKFAST AND 1542 SQUARE FEET OF RETAIL SPACE, LOCATED AT 803 NORTH PALM CANYON DRIVE, ZONE C-1, SECTION 10. WHEREAS, Paul Schell has filed an application for Case 5.0952-PD-284 for the construction of a nine -unit bed and breakfast and 1542 square feet of retail space located at 803 North Palm Canyon Drive, Zone C-1, Section 10; and WHEREAS, notice of the public hearing of the Planning Commission of the City of Palm Springs to consider Case No. 5.0952 - PD-284, was given in accordance with applicable law; and WHEREAS, on April 23, 2003, a public hearing on the application for Case 5.0952-PD-284 was held by the Planning Commission in accordance with applicable law; and WHEREAS, the proposed project is considered a "project" pursuant to the terms of the California Environmental Quality Act ("CEQA"), and is categorically exempt from the provisions of CEQA per Section 15332 for In -Fill Development; and WHEREAS, the Planning Commission has carefully reviewed and considered all of the evidence presented in connection with the meeting on the Project, including but not limited to the staff report, all environmental data including the environmental assessment prepared for the project and all written and oral testimony presented. THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS: Section 1: Section 2: Pursuant to CEQA, the Planning Commission finds that the project is categorically exempt from environmental review per Section 15332 (In -fill Development), whereas the project meets the conditions for in -fill development. Pursuant to Section 94.03.00 of the Zoning Ordinance, the Planning Commission finds that with the incorporation of those conditions attached in Exhibit A: The use applied for at the location set forth in the application is properly one for which a Planned Development District is authorized by the City's Zoning Ordinance and SP-1. The bed and breakfast is a permitted use in the C-1 zone, subject to the standards of the R-3 zone. The Planned Development District is being applied for in this case in order to apply the C-1 and a portion of the C-B-D property development standards to the project. The modifications being requested are in setbacks, open space, building height, parking lot design dimensions, and wall height. The use is necessary or desirable for the development of the community, is in harmony with the various elements or objectives of the General Plan, and is not detrimental to existing uses or to future uses specifically permitted in the zone in which the proposed use is to be located. The subject property has a General Plan designation of Resort Commercial. The project is identified as being part of the "Gallery District" and the hotel and retail use is encouraged in the Resort Commercial designation. In addition, General Plan Policy 3.24.3 states that residential units should be located on the second level or towards the rear of the building. The ground floor retail spaces with frontage on North Palm Canyon Drive are not proposed for any food uses and would therefore be consistent with the district where specialty boutiques and arts -related take precedence. The proposed project is clearly in conformance with the objectives of the General Plan with regards to the Resort Commercial designation. The site is adequate in size and shape to accommodate said use, including yards, setbacks, walls or fences, landscaping, and other features required in order to adjust said use to those existing or permitted future uses of land in the neighborhood. The size of the subject property is consistent with the surrounding neighbourhood and is adequate in size to accommodate the proposed land use. The zero lot line construction on the side property lines is consistent with other buildings in the area and will be in compliance with the Uniform Building Code. The applicant has obtained an easement for landscape and drainage purposes on property directly to the south in order to provide additional open space for the benefit of guest and the public. While the property is substandard in width, the depth of the property is sufficient to provide adequate parking and accommodate the proposed land uses. The proposed building setbacks are consistent with what could be allowed in the C-1 zone standards, with the exception of the front setback of 4 feet. Staff supports the reduced front setback due to the fact that the storefronts will be transparent with the ends of each retail unit setback 8 feet from the property line. The modification to open space is reasonable due to the fact that the landscaped easement south of the subject property, private decks, and patios were not included in the applicant's open space calculations. With the addition of the unaccounted recreation space, the project would meet or exceed the 45% open space requirement. Please refer to Table 4 for land use tabulations. The increase in building height to 24.5 feet is consistent with surrounding development and will not be intrusive to the street shape due to the fact that most of the building mass is located towards the rear of the property. Despite the increase in building height to 24.5 feet, the project is sensitive to residential development to the west due to a rear setback of at least 87 feet. In addition, the second story of the units with frontage on North Palm Canyon Drive are 20 feet from the front property line, in conformance with the standards applied to development in the C-B-D zone. Based on the R-3 standards, the property has a maximum allowable density of 24 units. The proposal is for 11 units, inclusive of the retail units and 1 manager's unit. The project is consistent with the General Plan designation of Resort Commercial, which allows a maximum density of up to 43 units/net acre for hotels and encourages residential units to be located on the second level or to the rear of the building. The modifications to wall height are an integral part of the building design because the courtyard area is intended to be a private, secluded area. The most visible portion of the project besides the store front elevation is the south elevation. The increased wall height e to the proposed landscaping that will soften tl is amenity. design dimensions for the new parking lot were modified in lose to nose spaces. The spaces are required to be at least f supports the 4 foot planter between the existing and new et the intent of two 19 foot long nose -to -nose parking spaces. d and proposed off-street parking requirements. On -street ng North Palm Canyon Drive, although not directly in front of which has been red curbed. d use relates to streets and highways properly designed and nd quantity of traffic to be generated by the proposed use. a shared access easement from the adjacent property owner ehicular access to the property. Pedestrian access will be North Palm Canyon Drive and also by a pedestrian path and y leading to the new parking lot. North Palm Canyon Drive is ioroughfare standards and is capable of carrying the quantity F the hotel/retail use. The shared access easement is also and gutter and a 2-lane unstriped roadway. nposed and shown on the approved site plan are deemed lic health, safety, and general welfare and may include minor roperty development standards. approval are necessary to ensure public health and safety the application of the Uniform Building Code Seismic Safety unicipal Code, and the City of Palm Springs Fugitive Dust +EDthat, based upon the foregoing, the Planning Commission aprove Case 5.0952-PD-284, subject to those conditions set ch are to be satisfied prior to issuance of a Certificate of sd. 10 fery, Klatchko ioenberger CALIFORNIA Planning Cbmmission Secretary