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HomeMy WebLinkAbout19910 - RESOLUTIONS - 9/20/2000 RESOLUTION NO. 19910 OF THE CITY COUNCIL OF THE CITY OF PALM ' SPRINGS, CALIFORNIA, DENYING WITHOUT PREJUDICE CASE NO. 5.0827 (PLANNED DEVELOPMENT DISTRICT NO. 259) AN APPLICATION BY LUNDIN DEVELOPMENT COMPANY FOR A PRELIMINARY PLANNED DEVELOPMENT DISTRICT FOR A PROPOSED INTEGRATED, SINGLE-PHASED SHOPPING CENTER CONSISTING OF A 57,342 SQUARE FOOT SUPERMARKET, A 14,884 SQUARE FOOT DRUG STORE WITH DRIVE-THROUGH PHARMACY, TWO QUICK-SERVICE RESTAURANT PADS CONSISTING OF 3,589 AND 2,465 SQUARE FEET, RESPECTIVELY, AND VARIOUS RETAIL SHOP SPACE CONSISTING OF 26,220 SQUARE FEET AND THE SUBDIVISION OF THE 9.9 GROSS ACRE/8.29 NET ACRE SITE INTO NINE (9) PARCELS, RANGING IN SIZE FROM 0.13 ACRES TO 2.82 ACRES, LOCATED AT THE NORTHWEST CORNER OF RAMON ROAD AND SUNRISE WAY, C-1 ZONE, SECTION 14. WHEREAS, Lundin Development Company (the "Applicant") has filed an application with the City pursuant to Section 9403.00 of the Zoning Ordinance, Case No. 5,0827 (Preliminary Planned Development District No. 259) and pursuant to Section 9.60 of the Palm Springs Municipal Code, Tentative Tract Map No. 29638 for the development of an ' integrated, single-phased neighborhood commercial shopping center consisting of a 57,342 square foot Ralph's Supermarket, a 14,884 square foot drug store with drive- through pharmacy, two quick service restaurants with drive-through lanes (a 3,589 square foot Carl's Jr. and a 2,465 square foot speculative pad restaurant), various retail shop space of approximately 26,220 square feet and the subdivision of the 9.9 gross acre site (8.29 net acres after dedication) into nine parcels ranging in size from 0.13 acres to 2.82 acres located at the northwest corner of Ramon Road and Sunrise Way, C-1 Zone, Section 14, and; WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to consider Applicant's application for Preliminary Planned Development 259 (PD 259) and Tentative Tract Map No. 29638 were given in accordance with applicable law; and WHEREAS, on May 24, 2000, and continued to June 14. 2000, July 5, 2000 and August 9, 2000, a public hearing on the application for PD 259 and Tentative Tract Map No. 29638 , was held by the Planning Commission in accordance with applicable law; and WHEREAS, pursuantto Government Code Section 66412.3,the Planning Commission has considered the effect of the proposed Subdivision, Tentative Tract Map 29638, on the housing needs of the region in which Palm Springs is situated and has balanced these needs against the public service needs of its residents and available: fiscal and environmental resources;the approval of the proposed Subdivision represents the balance of these respective needs in a manner which is most consistent with the City's obligation , pursuant to its police powers to protect the public health, safety, and welfare; and WHEREAS, at the conclusion of its public hearing on August 9, 2000, the Planning Commission recommended approval of the project 3-2 (2 abstentions) to the City Council subject to the conditions contained in Resolution No. 4705 ; and Resolution 19910 Page 2 WHEREAS, notice of a public hearing of the City Council of the City of Palm Springs to consider Applicant's application for Preliminary Planned Development 259 (PD 259) and Tentative Tract Map No. 29638 were given in accordance with applicable law; and WHEREAS, on July 19, 2000 and continued to September 6, 2000, a public hearing on the application for PD 259 and Tentative Tract Map No. 29638 was held by the City Council in accordance with applicable law; and WHEREAS, at the conclusion of its public hearing on September 6, 2000, the City Council of the City of Palm Springs directed staff to prepare a Resolution of Denial without Prejudice for consideration of the City Council at their September 20, 2000 meeting; and WHEREAS, on September 20, 2000, the Resolution of Denial without Prejudice was considered by the City Council in accordance with applicable law; and WHEREAS, pursuant to Government Code Section 66412.3, the City Council has considered the effect of the proposed Subdivision, Tentative Tract Map 29638, on the housing needs of the region in which Palm Springs is situated and has balanced these needs against the public service needs of its residents and available fiscal and environmental resources;the approval of the proposed Subdivision represents the balance of these respective needs in a manner which is most consistent with the City's obligation pursuant to its police powers to protect the public health, safety, and welfare; and WHEREAS, the proposed project (PD 259 and Tentative Tract Map No. 29638), is considered a "project pursuant to the terms of the California Environmental Quality Act ("CEQA"), and an Initial Study 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 previously reviewed and considered all of the evidence presented in connection with the hearing on the project and 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, all environmental data including the initial study, the proposed Mitigated Negative Declaration and all written and oral testimony presented. THE CITY COUNCIL HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to Section 9403.00 of the Zoning Ordinance,the City Council finds that: a. The proposed Planned Development District is consistent with the applicable general and specific plans. However,the proposed site plan and architecture is not adequate as described below. The proposed Planned Development District would allow for a neighborhood commercial shopping center consisting of a 57,342 square foot Ralph's Supermarket, a 14,884 square foot drug store with drive-through pharmacy, two quick service restaurants with drive-through lanes (a 3,589 square foot Carl's Jr. and a 2,465 square foot speculative pad restaurant), and various retail shop space of approximately 26,220 square feet. The application, as proposed, is permitted pursuant to Section 9403.00 (Planned Development District), which requires consideration and approval of a Preliminary Planned Development application by the Planning Commission and City Council. Resolution 19910 Page 3 The subject property is designated as 'NCC" (Neighborhood Convenience Center) on the City's General Plan Land Use Map and "C-1"(Central Retail Business Zone) pursuant to the Zoning Map. The site has frontage along ' Ramon Road and Sunrise Way, both of which are designated as scenic corridors in the City's General Plan. The General Plan serves as a long-term guideline for the development of the community and is required for each city in California, pursuant to the California Government Code. The Neighborhood Convenience Center General Plan designation is primarily intended to provide for an opportunity for convenience commercial uses to be oriented directly to the residential neighborhoods they need by means of a planned commercial complex, serve as an integrated element of the neighborhood and to promote a harmonious relationship between convenience services and the residential environment through compatibility of site design and architectural treatment of structures. Commercial/retail shopping centers that serve both residents and visitors is specified as a recommended land use pursuant to the Neighborhood Convenience Center designation in the General Plan, provided these centers can create a harmonious relationship with surrounding residential development as specified above. The City Council finds that the proposed land uses and redevelopment of the subject site are consistent with the General Plan. Pursuant to the Shopping Centers Subsection of the City's General Plan, shopping centers are to be developed as a unit, in an orderly fashion, with an organized arrangement of stores, parking and service, at such time and to such size as is warranted by population and supportable by available purchasing power. The proposed project includes two primary buildings, one (supermarket) , in the westernmost portion of the property and one (drug store) near the intersection of Ramon Road and Sunrise Way. Additionally, the project contemplates the development of two additional Shops buildings (one along the north property line and the other attached to the south side of the supermarket) and three additional pad buildings, primarily located adjacent to the two project street frontages adjacent to vehicular ingress/egress points. The proposed building density, size and organization of the proposed site plan leads to a parking space deficiency in relation to that required per the City's Zoning Code, with minimal parking in areas that would directly benefit and serve many future retailers, such as those within the Shops 2 building and Retail Pad A. Additionally,with the proposed building density and resulting building organization as described above, a non-desirable pedestrian circulation pattern for patrons who would walk to this neighborhood convenience center would be: created, as the primary paths of pedestrian travel would require the crossing of many drive aisles to reach any on-site destination, all of which is inconsistent with the purpose and intent of the General Plan. Within the Neighborhood Convenience Center General Plan Land Use designation, site plan design which encourages the use of neighborhood centers by pedestrians of the immediate neighborhoods (i.e. a pedestrian "friendly" design) is strongly recommended, as these Neighborhood Centers provide services to a significant number of residents and tourists and tend to be located close to medium or high density population bases. Also, the vehicular circulation pattern found on the proposed site plan is not orderly, as one-way drive aisles would restrict and complicate vehicular ' movements throughout the main field of parking east of the supermarket and a series of dead ends would be derived throughout the project, which would lead to an awkward circulation pattern for large delivery vehicles. Finally, the building orientation and organization causes visibility of many loading, storage and trash areas, especially the drug store facility, as the main loading area and rear Resolution 19910 Page 4 elevations of the building faces the primary field of parking for the supermarket. Pursuant to the Community Design Element of the City's General Plan, all Major Thoroughfares (including Ramon Road and Sunrise Way) are designated Scenic Corridors, where the highest level of design quality is expected for all new development within the community. These corridors have been established because of their physical orientation relative to the San Jacinto Mountains or other important natural features, the design precedent that has been established and/or their importance as a vehicular"link" in the City's transportation network. With the scenic corridor designation, special design features, such as upgraded landscaping, a high quality building design, and appropriate ratio of building area to site area and upgrades to the pedestrian and bicycle transportation facilities are required. The physical design of existing buildings and sites along scenic corridors throughout the community predominately and consistently suggest that of a high quality visual environment, through the development of buildings with architectural individuality and uniqueness, upgraded on-site landscaping along public streets and interior to each property, attractively landscaped median islands, a recognition of the importance of pedestrian friendliness to, from and within neighborhood convenience centers and an appropriate balance of building area to site development area. The proposed project is designed in a Mediterranean architectural character typical many shopping centers found throughout the Southern California region and beyond. The project does not possess a high degree of architectural individuality and uniqueness, as is typically found along Major Thoroughfares in the community, or required of new development proposals within the community, and is therefore contrary to on-site development strategies specified in the General Plan. b. The said use is necessary or desirable for the development of the community and 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 Preliminary Planned Development District application for a single- phased, neighborhood convenience center, consisting of a 57,342 square foot Ralph's Supermarket, a 14,884 square foot drug store with drive-through pharmacy, two quick service restaurants with drive-through lanes(a 3,589 square foot Carl's Jr. and a 2,465 square foot speculative pad restaurant), and various retail shop space of approximately 26,220 square feet would provide retail services geared toward both residents and tourists of the community, consistent with the objectives of the Neighborhood Convenience Center component of the General Plan and the zone in which the site is located (i.e. the site is zoned "C-1 Central Retail Business Zone). Although the use is necessary and desirable for reasons stated in Section 2a above, the site and architectural design of the proposed neighborhood shopping center is not in harmony with the various applicable site design and building design elements or objectives of the General Plan. C. The design or improvements of the proposed planned development are not consistent with the General Plan (i.e. The site is not physically suitable for the proposed density of development contemplated by the proposed Resolution 19910 Page 5 planned development and the overall project design is not consistent with community design standards). As stated earlier, pursuant to the Shopping Centers Subsection of the City's , General Plan, shopping centers are to be developed as a unit, in an orderly fashion, with an organized arrangement of stores, parking and service, at such time and to such size as is warranted by population and supportable by available purchasing power. The proposed project includes two primary buildings, one (supermarket) in the westernmost portion of the property and one (drug store) near the intersection of Ramon Road and Sunrise Way. Additionally, the project contemplates the development of two additional Shops buildings (ogre along the north property line and the other attached to the south side of the supermarket) and three additional pad buildings, primarily located adjacent to the two project street frontages adjacent to vehicular ingress/egress points. The proposed building density, size and organization of the proposed site plan leads to a parking space deficiency in relation to that required per the City's Zoning Code, with minimal parking in areas that would directly benefit and serve imany future retailers, such as those within the Shops 2 building and Retail Pad A. Additionally,with the proposed building density and resulting building organization as described above, a non-desirable pedestrian circulation pattern for patrons who would walk to this neighborhood convenience center would be created, as the primary paths of pedestrian travel would require the crossing of many drive aisles to reach any on-site destination, all of which is inconsistent with the purpose and intent of the General Plan. Within the Neighborhood Convenience Center General Plan Land Use designation, site plan design which encourages the use of neighborhood centers by pedestrians of the immediate neighborhoods (i.e. a pedestrian "friendly" design) is strongly recommended, as these ' Neighborhood Centers provide services to a significant number of residents and tourists and tend to be located close to medium or high density population bases. Also, the vehicular circulation pattern found on the proposed site plan is not orderly, as one-way drive aisles would restrict and complicate vehicular movements throughout the main field of parking east of the supermarket and a series of dead ends would be derived throughout the project, which would lead to an awkward circulation pattern for large delivery vehicles. Finally, the building orientation and organization would augment the on-site visibility of many loading, storage and trash areas, especially the drug store facility, as the main loading area and rear elevations of the building faces the primary field of parking for the supermarket. The physical design of existing buildings and sites along scenic corridors throughout the community predominately and consistently suggest that of a high quality visual environment, through the development of buildings with , architectural individuality and uniqueness, upgraded on-site landscaping along public streets and interior to each property, attractively landscaped median islands, a recognition of the importance of pedestrian friendliness to, from and within neighborhood convenience centers and an appropriate balance of building area to site development area. The proposed project is designed in a Mediterranean architectural character typical many shopping centers found throughout the Southern California region and beyond. The project does not possess a high degree of architectural individuality and uniqueness, as is typically , found along Major Thoroughfares in the community or required of new development proposals within the community, and is therefore contrary to on-site development strategies specified in the General Plan. Resolution 19910 Page 6 NOW, THEREFORE, BE IT RESOLVED that, the City Council does not consider preservation of the existing buildings on the property in the desirable or in the best interest of the continued development of the community, believes the rehabilitation and expansion of this center is needed but believes that the site design is inadequate and the architectural elevations insufficient. The City Council is willing to reconsider its action if the project is redesigned to address the concerns raised herein, including the density of development, pedestrian and vehicular circulation, trash areas, architectural creativity, orientation of buildings to each other, massing and similar issues, and, based upon the foregoing, hereby denies without prejudice Case No. 5.0827 (Planned Development District No. 259). ADOPTED this 2nth day of September , 2000. AYES: Members Hodges, Jones, and Reller—Spurgin NOES Member Oden and Mayor Kleindienst ABSENT: None ABSTAIN: None ATTEST: CITY OF PALM SPRINGS, CALIFORNIA City Clerk City Manager REVIEWED AND APPROVED AS TO FORM: