Planning Commission
MEETING DATE: 5/17/2017
Title
CASE NO. Conditional Use Permit No. 17-007
APPLICANT: Tumanjan Homes Corp., Michael Tumanjan
LOCATION: North side of Buddy Rodgers Avenue, between Pickfair Street and Monty Hall Drive (APN: 687-472-005)
REQUEST: Consider a Conditional Use Permit Application to develop a paved surface parking lot on a vacant lot adjacent to the Mary Pickford Theatre in the MXC (Mixed Use Commercial) Zoning District.
End
STAFF PLANNER:
Robert Rodriguez, Planning Manager
RECOMMENDATION:
Recommendation
APPROVE an exemption to the California Environmental Quality Act (CEQA) pursuant to Section 15332, Class 32 (In-Fill Development Projects).
APPROVE Conditional Use Permit No. 17-007 subject to the attached Conditions of Approval and based on the findings contained in the staff report.
Body
FINDINGS:
APPROVAL OF AN EXEMPTION TO CEQA based on the finding that the project qualifies as Categorically Exempt under Section 15332, Class 32 (In-Fill Development Projects) of the State CEQA Guidelines.
APPROVAL OF CONDITIONAL USE PERMIT NO. 17-007, subject to the attached conditions of approval and based on the following findings:
1. The development of a paved surface parking lot within the MXC District is authorized as a conditional use per the City of Cathedral City Zoning Ordinance, Chapter 9.31;
2. A surface parking lot is desirable for the development of the Downtown area in that it will provide additional parking for theatre patrons, and is not detrimental to existing uses or to uses specifically permitted in the MXC District;
3. The site where the surface parking lot will be located, adjacent to the Mary Pickford Theatre, is adequate in size and shape to accommodate the use and City design requirements and standards have been implemented to ensure that the use is compatible with existing or permitted futures uses in the area;
4. The site for the surface parking lot relates properly to surrounding streets and highways which are designed and improved to carry the type and quantity of traffic generated or to be generated by the use; and
5. The applicant agrees to comply with any and all the conditions imposed by the Planning Commission or be subject to a revocation hearing.
BACKGROUND:
The Applicant (Michael Tumanjan representing Tumanjan Homes Corp.) submitted a Conditional Use Permit application on January 24, 2017, for the development of a paved surface parking lot on an approximately 23,271 square foot vacant lot, adjacent to the Mary Pickford Theatre. The project site is located on the north side of Buddy Rodgers Avenue, between Pickfair Street and Monty Hall Drive within the MXC District.
The surface parking lot will be private, exclusively for the use of patrons of the Mary Pickford Theatre. Valet services, gates or other devices are not proposed to secure the private parking lot. The applicant will install signage stating the parking lot is for theatre customers only, and address enforcement as necessary.
ANALYSIS:
The project site is located within the MXC zoning district, which permits parking lots, surface or garage, subject to the issuance of a Conditional Use Permit. The private surface parking lot is intended as an additional amenity for Mary Pickford Theatre customers. Required parking for the Theatre is provided within the existing City parking garage, located west of the Theatre.
The parking lot will have 55 parking spaces; 22 of the spaces will be designated as compact only spaces, and will have a minimum dimension of 8’ x 15’, and three (3) handicap spaces, including one designated as van accessible, will be provided closest to the theatre’s main entrance. Additionally, a new sidewalk will be constructed from the handicap spaces to the existing sidewalk.
The driveway entrance to the parking lot will be located on Pickfair Street, with one-way traffic through the lot, exiting onto Monty Hall Drive. In addition to driveway improvements, sidewalk will be installed along the perimeter streets of the parking lot, ADA ramps will be upgraded and installed at the corners of Pickfair Street and Monty Hall Drive with Buddy Rogers Avenue, and drainage for the site will be connected to the existing storm drain line on Monty Hall Drive.
Landscaping will be installed within and along the perimeter of the parking lot. A desert landscape scheme is proposed, which includes many trees, providing shade throughout the parking lot, and palms, shrubs and hardscape material. The landscape plan has been reviewed by staff and is consistent with current City design standards and requirements.
ENVIRONMENTAL ANALYSIS:
Staff has determined that the project meets all the conditions for a Categorical Exemption under Section 15332, Class 32 (In-Fill Development Projects) of the State CEQA Guidelines.
NOTE: The City of Cathedral City Planning Department is custodian of the documents or other material, which constitute the record of proceedings upon which this decision is based.
PUBLIC NOTIFICATION:
This project and the environmental determination were noticed in accordance with the City Municipal Code and CEQA.
ATTACHMENTS:
Attachment No. 1: Conditions of Approval
Attachment No. 2: Site Plan
Attachment No. 3: Landscape Plan
Attachment No. 4: Public Hearing Notice