Planning Commission
MEETING DATE: 9/19/2018
Title
CASE NO. Conditional Use Permit No. 18-004
APPLICANT: Cathedral Canyon Apartments, Allan Grushkin/Linda Aun
LOCATION: East of Cathedral Canyon Drive, between C and D Street (APN: 677-215-001 through -004)
REQUEST: Consider a Conditional Use Permit to construct an eight (8) unit apartment complex located on an approximately 19,000 square-foot site, east side of Cathedral Canyon Drive, between C and D Street in the DRN (Downtown Residential Neighborhood) Zoning District.
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STAFF PLANNER:
Brenda Ramirez, Associate Planner
RECOMMENDATION:
Recommendation
APPROVE an exemption to the California Environmental Quality Act (CEQA) pursuant to Section No. 15332, Class No. 32 (In-fill Development Projects).
APPROVE Conditional Use Permit No. 18-004 subject to the attached Conditions of Approval and based on the findings contained in the staff report.
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FINDINGS:
APPROVAL OF AN EXEMPTION TO CEQA based on the finding that the project qualifies as Categorically Exempt under Section No. 15332, Class No. 32 (In-fill Development Projects) of the State CEQA Guidelines.
APPROVAL OF CONDITIONAL USE PERMIT NO. 18-004, subject to the attached conditions of approval and based on the following findings:
1. The proposed apartment complex, which is located on the east side of Cathedral Canyon Drive, between C and D Street in the DRN (Downtown Residential Neighborhood) Zoning District, is authorized as a conditional use pursuant to the City of Cathedral City Zoning Ordinance, Chapter 9.25 and 9.72;
2. The apartment complex is a desirable development for the community, is in harmony with the various elements or objectives of the General Plan, and is not detrimental to exiting uses or to uses specifically permitted in the DTC (Downtown Commercial) land use designation;
3. The site that the apartment complex is adequate in size and shape to accommodate such use and any and all of the yards setbacks and walls or fences, landscaping and other features required in order to adjust such use to those existing or permitted future uses on land in the neighborhood. The apartment complex meets all the site development standards.
4. The site for the proposed apartment complex relates properly to streets and highways which are designed and improved to carry the type and quantity of traffic generated or to be generated by the use. The apartment complex primary collector street is Cathedral Canyon Drive, which has adequate capacity to serve the limited traffic that will be generated by the use.
5. The applicant agrees to comply with any and all of the conditions imposed by the Planning Commission or be subject to a revocation hearing.
BACKGROUND/ANALYSIS:
The applicants, Allan Grushkin and Linda Aun, submitted a Conditional Use Permit (CUP) application on January 24, 2018 for the development of an eight (8) unit apartment complex on an approximately 19,000 square-foot site located in the DRN (Downtown Residential Neighborhood) Zoning District.
Pursuant to Zoning Code Section 9.25.030, new multi-family dwellings on lots between ten thousand (10,000) square feet and twenty thousand nine hundred ninety-nine (20,999) square feet are permitted subject to the issuance of a Conditional Use Permit (CUP). Therefore, this project requires the approval of a CUP by the Planning Commission.
The project site is located south of East Palm Canyon Drive, on the east side of Cathedral Canyon Drive, between C and D Street. The project site was originally four separate parcels. In 2017, three of the parcels were merged into one, leaving two remaining parcels, which are proposed to be merged into one parcel for the development of this project. A lot merger will be required through the Engineering Department and has been included as requirement in the Conditions of Approval.
The site is a corner lot with frontage on Cathedral Canyon Drive, C Street and D Street. The apartment buildings will front on Cathedral Canyon Drive with the two detached garage buildings and open parking located at the rear/easterly side of the site. There will be access points from C and D Street, connected by a single 24-foot wide drive aisle, which separates the apartment units from the garages and parking.
The two apartment buildings will have four (4) two-bedroom units in each building. Each of the 22-foot high, two-story buildings are approximately 4,546 square feet and each unit will be 1,074 square feet, comprised of a living area, a patio and balcony area. Additionally, the project site will have a total of 2,532 square feet of common open space that includes walkways, landscaping, site furnishing and amenities.
The garage buildings will have four (4) single-car garage spaces each. Nine (9) open parking spaces will be located adjacent to the garage buildings with two (2) additional spaces, including an ADA van accessible space, located next to each building. Due to design of the site and required site improvements, this will be one space short of the required twenty (20) parking spaces. However, with ample street parking available around the site, the proposed parking is acceptable to staff.
The buildings will have a Mid-Century architecture style with stone veneer along the base of each end and at the center of the buildings of the west elevation, metal handrails, flat pitched rooflines, and metal fascia and awnings. The building will be painted in a light (Oatmeal) and dark beige (Belle Glade) color scheme which accents the design of the building.
Landscaping will be installed around the perimeter of the site, parking areas, and within the interior of the apartment complex. The desert landscape scheme is consistent with the requirements of the Coachella Valley Water District (CVWD) and the City’s water efficient landscape ordinance and regulations. The Final Landscape Plan will be required to be reviewed and approved by CVWD to ensure compliance with water efficiency requirements.
A 6’ high decorative combo wall (3’ block and 3’ tubular steel) will be constructed on the north, south and west property lines and a 6’ high block wall along the east property line. A new trash enclosure will be constructed at the rear of the site.
The Architecture Review Committee (ARC) initially reviewed the project on July 25, 2018 and recommended the applicant incorporate the following comments and revisions:
1. Revised the landscape plan to include additional trees, boulders and lighting.
2. Change stonework areas, building colors, mechanical doors, and roof color.
3. Provide accent color on the entry doors and examples of proposed lighting fixtures.
The applicant incorporated all the changes and the ARC reviewed the project again on August 15, 2018. The ARC approved the project to move forward to the Planning Commission with a 5-0 vote, with the following conditions:
1. The applicant shall use the color combination of Oatmeal (lighter accent) and Belle Glade (darker accent) for the buildings.
2. Provide motion sensor lights at the rear of the buildings.
The changes were incorporated into the landscape plan and elevations prior to the Planning Commission meeting. The Planning Commission will take final action on this matter unless it is appealed to the City Council.
ENVIRONMENTAL ANALYSIS:
This project is Categorical Exempt under Section No. 15332, (Class No. 32, Infill 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 (see Attachment 7).
ATTACHMENTS:
Attachment 1: Conditions of Approval
Attachment 2: Site Plan
Attachment 3: Floor Plan
Attachment 4: Elevations
Attachment 5: Color Elevations
Attachment 6: Color Landscape Plan
Attachment 7: Public Hearing Notice