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HomeMy WebLinkAboutPC Resolution _4855- Case 5.0934 PD 281RESOLUTION NO.4855 OFTHE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, RECOMMENDING APPROVAL TO THE CITY COUNCIL OF CASE NO 5.0934 - PD-281, SUBJECTTO THE CONDITIONS STATED, FOR PLANNED DEVELOPMENT DISTRICT281 IN -LIEU OFACHANGE OF ZONE FOR THE CONSTRUCTION OF 85 TRANSITIONAL HOUSING UNITS AND A 31,422 SQUARE FOOT FAMILY CARE CENTER FOR THE PROPERTY LOCATED AT THE SOUTHWEST CORNER OF SUNRISE WAY AND VISTA CHINO, ZONE P AND R-2, SECTION 11. WHEREAS, Desert Aids Project has filed an application for Case No. 5.0934 - PD-281 for the construction of 85 transitional housing units and a 31,422 square foot Family Care Center, Zone R-2 and P, Section 11; and WHEREAS, notice of the public hearing of the Planning Commission of the City of Palm Springs to consider Case No. 5.0934 - PD-281, was given in accordance with applicable law; and WHEREAS, on June 25, 2003, a public hearing on the application for Case 5.0934-PD-281 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 an Environmental Assessment has been prepared for this project and has been distributed for public review and comment in accordance with CEQA; 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: a. Pursuant to CEQA, the Planning Commission finds that the current environmental assessment for Case No. 5.0934-PD-281 adequately addresses the general environmental setting of the proposed Project, its significant environmental impacts, and the mitigation measures related to each significant environmental effect forthe proposed project. The Planning Commission further finds that with the incorporation of proposed mitigation measures, potentially significant environmental impacts resulting from this project will be reduced to a level of insignificance and therefore recommends adoption of a Mitigated Negative Declaration for the project. 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. The PD in -lieu of a change of zone may be recommended for approval by the Planning Commission where a zone change appears valid for specific uses proposed by an applicant and where the applicant agrees to comply with all conditions imposed on the project. Planned Development District 281 in -lieu of a change of zone is being applied for in this case in order to reconcile the split zoning, the mix of uses proposed for the subject property, and to allow residential uses on property zoned for professional offices. The PD will also allow flexibility in property development standards, if needed, so staff may impose additional conditions and the applicant can be more responsive to the concerns of neighbouring property owners. At this time, the applicant is not proposing any modifications to the property development standards. The target population for the housing is directly related to the project financing and land acquisition/donation. McCormack Baron Salazar, the developer of the transitional housing, is bound by multiple agreements that must be signed with the California Tax Credit Allocation Committee (TCAC), City of Palm Springs, County of Riverside, and Desert Healthcare District. If the developer reneges on the agreements, they would be open to lawsuits and also be disqualified from applying for any further tax credits. The agreements will clearly state the transitional housing is for individuals living with HIV/AIDS. In addition, because the housing targets a special needs group, social services specifically tailored to individuals living with HIV/AIDS must also be provided. In this case, the housing will be closely related with the services provided by the Desert Aids Project. If a cure for HIV/AIDS is found in the future and the demand for the housing is reduced, the housing would not potentially be approved as a senior project. The change must still be approved by TCAC and the income limitations on individuals living in the project will remain the same. The target population for the housing would also be specified in a Disposition and Development Agreement signed with the City of Palm Springs. Any changes in the special needs client population will need to be approved by the City through the process for a revised Planned Development District and amendment to the Disposition and Development Agreement. b, 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 proposed transitional housing and family care center are consistent with the intended land use for this area. The transitional housing has been designed to comply with all property development standards of the R-2 zone and has a maximum building height of 24 feet. The family care center is for the exclusive use of the Riverside County Department of Health Services and is limited to a maximum height of 30 feet. Both components have been designed to integrate into the surrounding neighbourhood and to complywith the property development standards of the R-2 and P zones. Surrounding land uses include a neighbourhood shopping center and single family residential to the north, a community shopping center, montessori school, pre-school, and multi -family residential to the east, and partially vacant office professional, multi -family, and single family residential to the south. In order to ensure that the transitional housing and family care center are not detrimental to existing or future uses, case managers staffing both uses must be fully qualified (i.e. four year degree) and trained in crisis intervention. The developer is required to provide a security plan for the project to be jointly reviewed by the Police and Planning Departments. The Police Department will monitor calls for police service and if documented concerns are found regarding the project, C. 7.1 e. conditions may be modified by the Planning Commission and a recommendation may be made to City Council for the modification or elimination of certain uses. 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 proposed use of the land for mixed residential/professional uses is also being facilitated through the General Plan Amendment process to redesignate a 4.5 acre portion of land abutting Vista Chino from P to M15. The development of the site is consistent with the type of uses and buildings expected for the zoning classifications that exist on the property. The proposed housing and medical services would complement the existing services on the site. The proposed housing will have a maximum height of 24 feet and will have no balconies facing south in order to protect the privacy of surrounding residential uses. The units have a setback of 25 feet from Vista Chino and are located a minimum of 15 feet from the west property line, which has an existing driveway on the other side. The proposed units are a minimum of 62 feet from the closest residential uses at the Vista Del Monte senior housing development, which is single story, and approximately 490 feet from the south property line adjacent to the Ranch Club condominiums. Balconies facing the interior court yards and north side of the project will be considered, and reviewed with final development plans, in order to increase the livability of the units. The proposed setbacks and building height meet or exceed the development standards of the underlying R-2 zone. The PD in -lieu of a change of zone is the appropriate mechanism for this project because of the flexibility allowed in standards and the high degree of land use and design control inherent in the creation of a Planned Development. That the site for the proposed use relates to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use. Access to the project will be from one driveway on Vista Chino and two driveways on Sunrise Way. Existing improvements consist of vertical curb and gutter and a four lane divided, striped roadway on Sunrise Way and a vertical curb and gutter and four lane divided, striped roadway on Vista Chino. Both Vista Chino and Sunrise Way have been improved to major thoroughfare standards. The existing driveway approach located west of the southwest comer of the intersection of East Vista Chino Road and North Sunrise Way will be removed and closed off to eliminate vehicular access onto East Vista Chino Road, per Engineering condition #9. That the conditions to be imposed and shown on the approved site plan are deemed necessary to protect the public health, safety, and general welfare and may include minor modifications of the zone's property development standards. All proposed conditions of approval are necessary to ensure public health and safety including, but not limited to, the application of the Uniform Building Code Seismic Safety Standards, Palm Springs Municipal Code, and the City of Palm Springs Fugitive Dust Control Ordinance. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning Commission recommends that the City Council order filing of a Mitigated Negative Declaration and approve Case 5.0934-PD-281, subject to those conditions set forth in the attached Exhibit A, which are to be satisfied prior to issuance of a Certificate of Occupancy unless otherwise specified. ADOPTED this 25h day of June, 2003. Klatchko, Caffery, Conrad, Marantz, Shoenberger ATTEST: CITY OF PALM SPRINGS, CALIFORNIA mission Secretary