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HomeMy WebLinkAbout19001 - RESOLUTIONS - 3/19/1997 RESOLUTION NO. 19001 OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING A PRELIMINARY AND FINAL PLANNED DEVELOPMENT DISTRICT (CASE NO. 5 . 0737-PD-247) IN LIEU OF A ZONE CHANGE TO UTILIZE C-1 PROPERTY DEVELOPMENT STANDARDS ON ' THE SUBJECT SITE ZONED BOTH R-3 AND C-1 TO ALLOW FOR THE DEVELOPMENT OF A TWO-PHASED PROJECT CONSISTING OF TWO OFFICE BUILDINGS TOTALING NO MORE THAN 9, 490 SQUARE FEET; THE FIRST PHASE INCLUDES A 5, 490 SQUARE FOOT MEDICAL OFFICE BUILDING/PLASTIC SURGERY CENTER LOCATED ON THE R-3 PORTION OF THE SITE, AND THE SECOND PHASE INCLUDES UP TO A 4, 000 SQUARE FOOT OFFICE BUILDING. THE PROJECT SITE IS LOCATED AT 1221 NORTH INDIAN CANYON DRIVE, R- 3/C-1/PD-185 ZONES, SECTION 10 . WHEREAS, Dr. Scott M. Aaronson has filed an application for a preliminary and final planned development district (PD) to allow for the development of a two-phased office building project consisting of no more than 9, 490 square feet, located at 1221 North Indian Canyon Drive; and WHEREAS, the first phase includes a 5, 490 square foot medical office/plastic surgery center located on the R-3 zoned portion of the site adjacent to North Indian Canyon Drive; and WHEREAS, the specific design and specific office use of phase two has not yet been determined but will be no greater than 4, 000 ' square feet; and WHEREAS, the subject site is zoned both C-1 (adjacent to North Palm Canyon Drive) and R-3 (adjacent to North Indian Canyon Drive) ; and WHEREAS, the PD application includes a request to utilize C-1 property development standards for the entire property and requests flexibility regarding the required medical office parking ratio; and , WHEREAS, adjacent properties are zoned both C-1 and P and the property is located across from the Desert Hospital and is in the vicinity of various other medical office buildings; and WHEREAS, the applicant requests the use of the parking ratio for medical office buildings 10, 000 square feet and greater due to the , nature of this specific medical office/plastic surgery center building; and WHEREAS, in 1991, an environmental assessment was prepared for the subject site for a more traffic intensive use (a 284 parking space parking structure and a 3, 500 square foot office/retail building) and a Mitigated Negative Declaration was filed in accordance with City and state laws by the City Council; and ' WHEREAS, on February 26, 1997, at a regularly scheduled meeting, the Planning Commission held a public hearing and voted to recommend approval (5-0; 2 abstentions) of the subject preliminary and final PD-247; and //�� WHEREAS, notice of a public hearing of the City Council of the City I {, o of Palm Springs to consider the subject application for a preliminary and final PD was given in accordance' with applicable law; and R19001 Page 2 ��► �� WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented in. connection with the hearing on the project, including but: not limited to the staff report . THE CITY COUNCIL HEREPSY I'INDS AS FOLLOWS : Section 1 : Pursuant to CEQA, the City Council finds as ' follows : An environmental assessment and Mitigated Negative Declaration has previously been prepared for. the subject site filed in accordance with local and state laws in 1991 . The prepared environmental assessment and Mitigated Negative Declaration for the Desert Hospital expansion project included the subject property which was to entail a two-story, 284 parking space parking structure: and a retail/office building. The scope of the current project is adequately covered by the original environmental assessment such that the current project is less traffic intensive and less imposing regarding building height- . Section 2 : Pursuant to Sections 9403 . 00 and 9407 . 00 of the Zoning Ordinance the City Council finds that : a. That 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 . A medical office building is permitted by :right of stone in the C-1 zone and by a conditional use permit in the R-3 zone; the subject property is zoned both R-3 and C-1 . The PD application will serve to allow the medical. office buildings ' on the property as well as allow the C:-1 standards to be utilized for the entire property. The proposed medical office use is appropriately located; adjacent properties are zoned both C-1 and P, and the area is populated by various medical office buildings as well. as the Desert Hospital . b. That , the said 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 zones in which the proposed use: is to be located. The proposed PD application for two medical office buildings will provide additional services within and will aesthetically enhance a neighborhood in which the Desert; Hospital. and other medical buildings are located. The subject project. meets the objectives of the General Plan such that the General_ Plan land use designation of the property is Professional . The objectives of the General Plan Professional designation accommodate medical as well as other office uses, and the proposal does not exceed any of the development- limitations set forth in the General Plan. C. That the site for the intended use 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 projlect complies with all development standards as set forth in the Zoning Ordinance for C--1 zoned properties . The proposed project does include parking :based on a ratio for medical offices over 10, 000 square feet clue to the nature of R19001 Page 3 the proposed medical office; the first phase includes a medical office which is dedicated in part to a surgery center and will be utilized by one doctor. The office is intended to function such that when the doctor is performing surgery, the office/exam portion of the building will not typically be utilized by patients and vice versa. Therefore, the potential for the number of patients is reduced as compared to a more ' typical medical office building which may include more than one doctor and additional exam rooms . Additionally, a condition of approval will allow the City the right to monitor the parking situation; should the City deem that a parking problem is occurring, the City will have the 'night to require the applicant to remedy the situation or modify this PD if necessary. d. 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 . The subject property is bordered by both North Indian Canyon Drive and North Palm Canyon Drive which are major thoroughfares and are designed to accommodate the traffic generated by uses permitted by the Zoning ordinance and General Plan such as the proposed medical office buildings which total less than 10, 000 square feet . Additionally, conditions of approval require the dedication of public rights-of-way on North Indian Canyon Drive and North Palm Canyon Drive in order to widen these roadways to their ultimate General Plan designated width when deemed necessary by the City. e . That the conditions to be imposed and shown on the approved site plan or in Exhibit A of this resolution are deemed necessary to protect the public health, safety and general welfare' and may include minor modifications of the zone' s property development standards . The proposed conditions will ensure that the proposed project will not compromise the public health, safety and general welfare and that the property will be aesthetically enhanced and improved. As mentioned above a condition will allow the City to monitor the parking situation and require modifications to this PD if necessary. .f . The proposed change of zone is necessary and proper at this time, and is not likely to be detrimental to the adjacent property or residents . The proposed use of C-1 development standards for the entire property is necessary in order to allow for the viability of the proposed project and will not be detrimental to adjacent properties or residents such that surrounding properties are zoned either C-1 or P. Additionally, the property is located across from Desert Hospital and is in an area with various other medical office buildings . ' g. A nexus and rough proportionality have been established for the requirement of the future off.-site improvements as related to the Planned Development District . The conditions requiring off-site improvements are required by City ordinances and are related to the proper functioning of the project in the proposed location. Conditions of approval require the dedication of rights-of-way along North Indian Canyon Drive and North Palm Canyon Drive, the widening of these roadways and the installation of street. improvements such as curb, gutters and sidewalk. All of the required R19001 Page 4 Icl roadway and sidewalk improvements will provide direct and immediate safety benefit: to the patrons of the proposed project . The required improvements are in rights-of-way immediately adjacent to the site, which must be utilized by those accessing 'the subject site . Without the proposed project, which will provide a service and contribute to the enhancement of the neighborhood, these improvements would not be warranted since the site is currently vacant and not ' currently impacting any City rights-of-way.' NOW, THEREFORE, BE IT RESOLVED, that, based upon the foregoing, the City Council approves preliminary and final Planned Development District 247, Case No. 5 . 0737, subject to those conditions set forth in the attached Exhibit A (on file in the Office of.' the City Clerk) , which are to be satisfied prior to the issuance of certificates of occupancy unless otherwise specified. ADOPTED this 19th day of March 1997 . AYES : Members Barnes, Hodges, Oden, Spiargin and Mayor Kleindienst NOES : None ABSENT: None ATTEST: CITY OF PAL 1,1,PAIN.Q , C:ALIFORNIA BY �_} — _ _ C Clerk C' i':y anage REVIEWED BY:_ -1-cl