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HomeMy WebLinkAbout25119RESOLUTION NO. 25119 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING A PROPOSED AMENDMENT TO THE FINAL DEVELOPMENT PLANS OF A PREVIOUSLY APPROVED FINAL PDD TO INCLUDE ADDITION OF TWENTY-FOUR RESIDENTIAL UNITS; ELIMINATING THE EVENT CENTER AT THE SOUTHEAST SECTION OF THE SITE; RECONFIGURATION OF TWELVE CONDOMINIUM UNITS AND THREE RESIDENTIAL VILLAS ON THE NORTHWEST SECTION OF THE SITE; AMENDING THE RESIDENTIAL TOWER BY ADDING ONE MORE UNIT TO INCREASE THE NUMBER OF CONDO UNITS FROM 40 UNITS TO 69 UNITS; AND MINOR MODIFICATIONS TO THE FINAL LANDSCAPE PLANS OF THE DREAM HOTEL LOCATED AT 450 NORTH CALLE ALVARADO ROAD, ZONE PDD 333, SECTION 14 THE CITY COUNCIL FINDS AND DETERMINES AS FOLLOWS: A. Selene Palm Springs, LLC, (the "Applicant') has filed an application with the City to amend the previously approved Planned Development District 333 and Tentative Parcel Map 35236 pursuant to the provisions of Section 94.02.00 (B) of the Palm Springs Zoning Code. B. The City Council of the City of Palm Springs last approved Planned Development District 333 (PDD 333), on June 19, 2019, for a 156-room hotel and a 40-unit condominium complex ("Amended Project'). C. The project applicant timely submitted a request for an extension of the Initial Project and applied for amendments to the PDD 333 and Tentative Parcel Map 35236 (TPM 35236) (collectively the "Amended Project'). D. On September 14, 2022, The Planning Commission held a duly noticed public hearing on the Amended Project in accordance with applicable law and voted to continue the hearing to a date certain of September 28, 2022. E. On September 28, 2022, the Planning Commission held a duly noticed public hearing on the Amended Project in accordance with applicable law where they reviewed the Amended Project and voted 3-2-2 (absent, Ervin, Roberts) to recommend approval of the amended Planned Development District 333 and Tentative Tract Map 35236. F. The Amended Project is considered a "project' pursuant to the terms of the California Environmental Quality Act ("CEQA"), and a Subsequent Mitigated Negative Declaration has been prepared for the Amended Project and was distributed for public review and comments in accordance with CEQA. F� Resolution No. 25119 5.1132-PD 333 AMND Page 2 G. A Subsequent Mitigated Negative Declaration was prepared pursuant to CEQA guidelines and was adopted by the City Council on June 7, 2017. H. On May 11, 2023, the City Council held a duly noticed public hearing on the Amended Project in accordance with applicable law. The City Council has carefully reviewed and considered all the evidence presented in connection with the meeting on the Amended Project,including but not limited to the staff report, the Mitigated Negative Declaration and the final Addendum, and all written and oral testimony presented, and voted to continue the hearing to a date certain of June 5, 2023. I. On June 5, 2023, the City Council held a duly noticed public hearing on the Amended Project in accordance with applicable law. The City Council has carefully reviewed and considered, all the evidence presented in connection with the meeting on the Amended Project, including but not limited to the staff report, the Mitigated Negative Declaration and the final Addendum, and all written and oral testimony presented. J. Pursuant to Section 66412.3 of the Subdivision Map Act, the City Council has considered the effect of the proposed project on the housing needs of the region and has balanced these needs against the public service needs of residents and available fiscal and environmental resources. THE CITY COUNCIL HEREBY FINDS AS FOLLOWS: Pursuant to Section 94.03.00(E) of the Palm Springs Zoning Code, the City Council finds as follows: 1. The uses, density and intensity of the proposed preliminary development plan are in conformance to the general plan land use designation for the site; The proposed amendment to Planned Development District 333 is consistent with the High -Density Residential designation of the General Plan and the Section 14 Specific Plan designation of High Residential as amended, which represents the General Plan and Zoning for the property on which the project is located. The hotel, residential and restaurant uses are all in conformance to the general plan and Specific Plan land use designation of the site. The site is 7.8 acres in size allowing a maximum of up to 336 units. The addition of 24 condo units to the southeast section of the site, the addition of three residential villas to the northwest section of the site, and the addition of one more unit to the residential tower, for a total of 29 tower unit, brings the overall residential units at the development to 69. The total number of hotel rooms remains at 156. According to the Land Use Element of the General Plan, typical development in the High -Density Residential designation would include duplexes, townhomes, and apartments. Hotels and motels are also permitted up to 43 rooms per net acre (up to.86 rooms per net acre permitted on Indian Land) as long as they are consistent with the design and character of the surrounding neighborhoods and do not create significant design, parking, or traffic impacts to the surroundingresidential neighborhood. The Dream Hotel and its residential components met all the above stated requirements of the general plan. Resolution No. 25119 Page 3 5.1132-PD 333 AMND 2. The uses permitted under the proposed development plan are in conformance to the requirements listed in Section 94.03.00(D)(1), and are not detrimental to adjacent properties or residents, - The amended project consists of a hotel, residential and restaurant uses; the uses are consistent with the originally approved project at the site. As planned, designed, and conditioned, is consistent with the Section 14 Specific Plan and the City of Palm Springs vision of the area for the future. The density and the overall size and scope of the project are still in keeping with the planned development district; furthermore, the 7.8-acre site is physically suitable and appropriate for the amended project with the 24-unit condominium project. Given the close proximity of the site to the Convention Center and the downtown area, the addition of residential uses will not be detrimental to adjacent properties or residents. The location provides sufficient access points for all uses proposed. 3. The preliminary development plan is in conformance to the property development standards listed in Section 94.03.00(D)(2); The proposed amended project is not seeking any relief or deviations from the previously approved development and design standards of Planned Development District 333. The proposed amendments are relative to site reconfiguration and the elimination of the event center/farmhouse to be replaced with condominium buildings. The proposed residential ' buildings are in compliance with all the development standards of PDD 333 in terms of density, setbacks, and height limitations. The project site is located within the boundaries of the Section 14 Master Plan; per Section 6.2. of Section 14 Specific Plan, "the maximum height of high-rise buildings shall be 100 feet not including all appurtenances on the buildings, as measured from any point of natural elevation of the ground at the building line, before grading, to the maximum projection on top of the building above the same point'. The maximum height of the hotel is 56 feet; the maximum height of the condominium building to the northwest closest to Calle Alvarado is 56 feet and the maximum height of the condominium building to the southeast is 38 feet. The project is also in compliance with parking requirements as listed in Section 93.06.00 of the Zoning Ordinance. 4. The site is adequate in size and shape to accommodate the density and/or intensity of the proposed development, - The project site is 7.8 acres and large enough to accommodate the hotel development and the residential uses. The Amended Planned Development District made modifications to the development while maintaining the original intent and purposed envisioned for the site. All development standards such as setbacks, sidewalks, walls, and fences are consistent with the development standards established. by PDD 333 and more specifically, the Section 14 Specific Plan. 5. The site for the proposed preliminary development plan has adequate access to streets and highways properly designed and improved to carry Resolution No. 25119 Page 4 5.1132-PD 333 AMND the type and quantity of traffic to be generated by the proposed use, and the design for the site enhances or continues the city's existing grid in accordance with the Circulation Plan of the City of Palm Springs General Plan; The project proposes primary vehicular access to existing public streets from North Calle Alvarado. There is another entry on the easterly portion of the development from Avenida Caballero for service vehicles only and an additional Fire access on East Amado Road, therefore the development will relate to existing streets and highways such as North Indian Canyon Drive which is a major thoroughfare. The site is also within a walking to distance to the downtown and uptown areas of the City. Also, traffic and circulation within and around the development were analyzed in the previously adopted Mitigated Negative Declaration and incorporated into the current document. The addition of 25 residential units to the project site is consistent with density standards anticipated in Section 14 and will not result in significant traffic impacts. 6. The public benefit provided by the development is mitigates any waivers or exceptions requested as part of the preliminary development plan; and This project was originally approved in 2007 prior to the adoption of public benefit policy, moreover, the applicant is not requesting for any new relief or deviations from the Code or the previously established development standard&with this amendment. According to the application, the amended project will include the addition of twenty-four (24) ' condominium units to the southeast section of the site, reconfiguration of the previously approved twelve (12) unit condominium building at the northwest portion of the site and amending the residential tower condo units to have one more unit. These changes will not affect the established development standards of the project; therefore, the applicant will not be required to provide public benefit to the amended project. 7. That the conditions to be imposed and shown on the approved preliminary development plan are necessary to protect the public health, safety and general welfare. The City Council previously approved conditions for the development; these conditions from different departments of the City which include Planning, Building, Fire and Public Works will remain valid and in effect for the project since the circumstances surrounding the development have not changed significantly. Also, revised conditions from the original entitlement and Mitigation Measures from the adopted Mitigated Negative Declaration will continue to apply to the amended project. Therefore, it has been determined that all the conditions imposed on the development are deemed necessary to protect the public health, safety, and general welfare. Pursuant to Municipal Code Chapter 9.64 and the State of California Subdivision Map Act Section 66474, the City Council finds as follows: 1. The proposed Tentative Tract Map is consistent with all applicable general Resolution No. 25119 Page 5 5.1132-PD 333 AMND and specific plans. The previously approved tentative tract map was for a two -parcel condominium map and three lettered lots for the 7.8-acre parcel. The applicant is now proposing to modify the condominium map that will make a 3-parcel map with three lettered lots (Lots A, B, & C) for street purposes only. The amended map will contain the hotel building in Lot 1; the north villas residential/condominium building will be in Lot 2; and the south villas condominium buildings will Lot 3. In terms of required lot sizes and availability of public infrastructure, the map is consistent with the City's General Plan and the Section 14 Specific Plan respectively. 2. The design, and improvements of the proposed Vesting Tentative Tract Map are consistent with the zone in which the property is located. The design of the map is consistent with the allowable uses under the Planned Development District for this property and is consistent with the development standards of the Section 14 Specific Plan. The required public improvements include sanitary sewer, water, gas, and electricity and are consistent with Chapter• 4 of the Section 14 Specific Plan. 3. The site is physically suited for this type of development. ' As a flat in -fill property, the 7.8-acre site is physically suited for the amended project. Construction activities at the site commenced in 2018, however, construction work have been stalled for over three years due to issues not relating to the physical suitability of the site. The on -going construction of the hotel building and residences on the site is appropriate at this location, as planned by Section 14 Specific Plan and the 2007 adopted General Plan. The project site is surrounded by existing residential development, the convention center and City streets. 4. The site is physically suited for the proposed density of development. The site can accommodate the 156-room hotel and the 69-unit residential uses as proposed which are within density limits of the General Plan and the Section 14 Specific Plan The approximately 7.8-acre site is physically suited for the size, scope and density of the hotel and residential uses. 5. Thedesign of,the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The Amended Tentative Tract Map and associated Planned Development District have been reviewed under the California Environmental Quality Act, and a Mitigated Negative Declaration has been adopted by the City Council. Mitigation measures have been included which will reduce potential impacts to less than significant levels. The site was previously disturbed and developed as a parking lot for many years and does not include any natural habitat. The project will therefore not damage or injure fish, wildlife, or their habitats. Resolution No. 25119 5-1132-PO 333 AMND Page 6 6. The design of the subdivision or type of improvements is not likely to cause ' serious public health problems. The subdivision is designed to meet or exceed City standards, and will include utility improvements such as sanitary sewer, water, gas, and electricity. The development of the hotel and residential uses will be required to meet or exceed City building codes. The project will not cause public health problems. 7. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. There are no known public easements or access across the subject property, therefore the design of the subdivision will not conflict with easements for access through the property. Any utility easements can be accommodated within the project design. THE CITY COUNCIL OF THE CITY OF PALM SPRINGS RESOLVES AS FOLLOWS: SECTION 1. That the foregoing Recitals are true and correct and are incorporated herein by this reference. SECTION 2. The Amended Project is considered a "project' pursuant to the terms of the California Environmental Quality Act ("CEQA"), and a Subsequent Mitigated Negative ' Declaration has been prepared pursuant to CEQA guidelines and was adopted by the City Council on June 7, 2017. SECTION 3. The City Council hereby approves the amended Planned Development District and amended Tentative Parcel Map 35236 for the Dream Hotel located at the northwest corner of Avenida Caballeros and Amado Road subject to the Conditions of Approval attached hereto as Exhibit A. THE CITY COUNCIL OF THE CITY OF PALM SPRINGS RESOLVES AS FOLLOWS: ADOPTED THIS 5T" DAY OF JUNE 2023. i cott C. Stiles, City Manager ATTEST: Brenda A�- e, City Clerk Resolution No. 25119 Page 7 5.1132-PD 333 AMND CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF PALM SPRINGS) I, BRENDA PREE, City Clerk of the City of Palm Springs, hereby certify that Resolution No. 25119 is a full, true and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Springs on June 5, 2023, by the following vote: AYES: Councilmembers deHarte, Holstege, Middleton, Mayor Pro Tem Bernstein and Mayor Garner NOES: None ABSENT: None RECUSED: None IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Palm Springs, California, this � day of O U N E , 2::0'a-3 . �-- Brenda Pree, MMC, CERA, City Clerk City of Palm Springs, California E