HomeMy WebLinkAboutITEM 2A - Case TTM 38042
Planning Commission Staff Report
DATE: SEPTEMBER 25, 2024 PUBLIC HEARING
SUBJECT: REQUEST BY MARK TEMPLE, OWNER REQUESTING A TWO (2)
YEAR EXTENSION OF TIME FOR TENTATIVE TRACT MAP (TTM)
38042 TO SUBDIVIDE ONE (1) LOT INTO THIRTY-ONE (31) SINGLE-
FAMILY RESIDENTIAL LOTS LOCATED AT THE EAST TERMINUS OF
VERONA ROAD, ZONE R-1-E; (CASE TTM 38042 TE) (GM)
FROM: Department of Planning Services
SUMMARY
The Planning Commission will consider a two-year (2) time extension request for a
previously approved Tentative Tract Map (TTM 38042) to subdivide one (1) lot into
thirty-one (31) single-family residential lots named Casa Verona. The project was
previously approved by the Planning Commission on September 14, 2022.
RECOMMENDATION:
1. Approve a two (2) year extension of time for Tentative Tract Map (38042).
PRIOR ACTIONS:
Related Relevant City Actions by Planning, Fire, Building, etc…
09/14/2022 The Planning Commission approved Resolution #6922 recommending
approval to the City Council for a Change of Zone to R-1-E; adoption of a
Mitigated Negative Declaration per CEQA; and a Tentative Tract Map
(TTM 38042) to subdivide one lot into thirty-one (31) single-family lots.
10/13/2022 The City Council approved a Change of Zone to R-1-E for the property
known as Casa Verona at the East terminus of Verona Road.
Most Recent Ownership
05/12/2006 Mark Temple
Property Posting
None Not Required
Notification
08/29/2024 Notice of public hearing mailed to addresses within 500-feet of the site,
notifying that the subject application would be considered by the Planning
Commission at a public hearing on September 11, 2024. The public
Planning Commission Staff Report September 25, 2024 -- Page 2 of 6
Case TTM 80042 – Time Extension – Casa Verona
hearing notice was also emailed to Neighborhood Organizations within
one mile of the project site.
Field Check
08/2024 Staff visited site to observe existing conditions
Details of Application Request
Site and Building Area
Over All Site 6.44-acres
Surrounding
Property
Existing Land Use
Per Chapter 92
Existing General
Plan Designation
Existing Zoning
Designation
Subject Property Undeveloped LDR R-1-D
North Vacant LDR PDD 315
South Vacant LDR R-1-D
East Watercourse OS - W W
West Single-Family VLDR R-1-C
PROJECT DESCRIPTION:
The overall project was approved as a Change of Zone to the R-1-E zone; adoption of a
Mitigated Negative Declaration per CEQA; and a Tentative Tract Map (TTM 38042) to
subdivide one (1) lot into thirty-one (31) single-family residential lots. In order to
exercise the TTM entitlements, the applicant is required to final the Tract Map within two
(2) years of the project approval date. Alternatively, an extension of time may be
granted by the Planning Commission in accordance with the procedures outlined in
Section 94.12.00 of the Zoning Code. The applicant seeks approval of a one-year
extension of time for the TTM approval.
Site Location:
Planning Commission Staff Report September 25, 2024 -- Page 3 of 6
Case TTM 80042 – Time Extension – Casa Verona
BACKGROUND AND SETTING:
The applicant, Mark Temple, received approval by the Planning Commission and City
Council to change the current zoning designation of single-family residential R-1-D
(7,500-square foot lot) to R-1-E (5,000-square foot lot). The proposal included a
tentative tract map to subdivide the 6.44-acre parcel into thirty-one (31) lots for future
development. There were no building elevations proposed as part of the application;
any proposed buildings on the lots will be reviewed under a separate application in the
future.
The applicant is seeking a two (2) year extension of time for a Tentative Tract Map
(TTM 38042) to subdivide one lot into thirty-one (31) single-family lots per the R-1-E
zoning. One September 14, 2022, the Planning Commission adopted a Mitigated
Negative Declaration per CEQA; approved the Tentative Tract Map (38042) and
recommended approval for a Change of Zone to the City Council. The City Council
approved the Change of Zone on October 13, 2022. At the time of the entitlements, the
site was undeveloped and remains vacant. The time limit for filing of a final map per the
conditions of approval is two (2) years from the effective date of the original Planning
Commission approval which was on September 14, 2022. As of the writing of this
report, a final map has not been filed with the City Engineering Department.
ANALYSIS:
Extension of Time Request:
REQUIRED FINDINGS:
Palm Springs Zoning Code (PSZC) Section 94.12.00 establishes guidelines relative to
the “Extension of Time” and sets forth procedures and criteria for approving these
requests. The applicant submitted responses to these criteria – see Attached letter.
Staff evaluated the request and provided an analysis of its conformance to these criteria
below.
1. The requested extension of time is consistent with the General Plan and any
applicable specific plan, and the proposed project remains consistent with
those plans as they exist at the time the extension request is being
considered;
The subject property is designated “Low Density Residential (LDR)” by the
General Plan Land Use Map. The LDR designation is described as
“Representing typical single-family detached residential development with a
density 4.1 to 6.0 dwelling units per acre”.
The LDR land use is intended for single-family residential on lot sizes permitted
in the R-1-E to R-1-C zones. The City of Palm Springs General Plan provides a
Planning Commission Staff Report September 25, 2024 -- Page 4 of 6
Case TTM 80042 – Time Extension – Casa Verona
series of goals and objectives in the Housing Element and the approved TTM will
further advance the following:
• Goal HS1 – Facilitate a broad range of housing types, prices, and
opportunities to address current and future housing needs in the
community.
o HS1 – Provide adequate residential sites to accommodate new
housing through land use, zoning, and specific plan designations.
o HS 1.4 – Review and revise development standards as available
land continues to diminish and housing demands increases, the
City will need to consider higher density housing opportunities,
particularly on underutilized land.
The approval of a one-year time extension of the TTM will allow the applicant to
finalize the map for future development that utilizes smaller lots and increases
density meeting the General Plan goals stated and the finding is met.
2. The findings made in support of the original approval remain valid and are still
appropriate;
The Planning Commission adopted Resolution #6922 on September 14, 2022 for
the TTM and the project’s layout, design and overall scope have not changed,
and the proposal remains compatible with existing developments in the
surrounding areas. Thus, the findings made in support of the original approval
remain valid and appropriate and this finding has been met.
3. There have been no significant changes to the proposed project, or to areas
within the geographic proximity of the proposed project that negates the
appropriateness of the project, or new information concerning new or
substantially more severe environmental effects which would require a
reevaluation of the project under the California Environmental Quality Act
(CEQA);
There have been no significant changes to the surrounding area negating the
previous CEQA determination. The proposed Casa Verona site remains
unchanged with the Serena Park development anticipated to move forward in the
near future and other potential developments in the immediate area. There is no
new information available to negate the appropriateness of the project, nor is
there new information concerning new or substantially more severe
environmental effects which would require a reevaluation of the project under
CEQA. This finding has been met.
4. The subject site has been properly maintained in accordance with the
Property Maintenance Standards of this Title;
The site remains a vacant open lot and has been treated with a chemical sealant
that suppresses dust particles from becoming airborne. There are no active code
enforcement cases for the vacant lot, and the owner has maintained the site in a
reasonable clean and debris free state and this finding has been met.
Planning Commission Staff Report September 25, 2024 -- Page 5 of 6
Case TTM 80042 – Time Extension – Casa Verona
5. The applicant has demonstrated convincingly and clearly that the project will
be substantially underway within the extended period.
The applicant’s internal work has been underway in the two (2) years since the
entitlements were granted. Meetings have taken place with the City Engineering
Department to develop an appropriate water and sewer system that will meet the
challenging topography at the site. The fact that substantial money has been
spent on preparing water and sewer plans shows that the project is advancing
and will be substantially underway within the two (2) year period, therefore, this
finding can be met.
6. The applicant has made reasonable, substantial and timely efforts to exercise
the entitlement and advance the project, such as, but not limited to, the pre-
payment of impact fees or submittal of permit applications.
As noted above, the applicant and City should have final water and sewer plans
finalized soon and grading of the site is anticipated to begin within the next year
with the submission of a Major Development and Major Architectural applications
to be reviewed by the Planning Commission, and Architectural Review
Committee. The actions are substantial moving the project forward.
7. Extenuating circumstances, not within the applicant’s control, (financial
inability and market conditions excepted), have prevented the applicant from
exercising the entitlement within the initial time period granted, but that such
circumstances are more likely than not to be removed in time for the applicant
to substantially begin the project within the extended period.
The applicant states that project has not moved forward because of sewer lift
system required on the negatively sloping site. The extension of time will allow
for more time to overcome these issues and will fully bring the project to
development. The City is aware of difficulties in developing in this area relative
to water and sewer service. Other projects have experienced similar delays and
hardships, and the finding has been met.
ENVIRONMENTAL DETERMINATION:
The Planning Commission adopted a Mitigated Negative Declaration (MND) at the
meeting on September 14, 2022. The initial study determined that potential significant
adverse impacts existed, and mitigation measures relative to Biological Resources and
Cultural Resources would reduce the project impacts to less than significant.
CONCLUSION:
The applicant has demonstrated very clearly that significant efforts are being made to
move the project forward by working with the City Engineering Department on water and
sewer plans on the challenging site topography, plus has hired an architect to develop
floor plans and building elevations. The applicant states that with the granting of the
time extension, movement on the adjacent Serena Park community, and anticipated
Planning Commission Staff Report September 25, 2024 -- Page 6 of 6
Case TTM 80042 – Time Extension – Casa Verona
lower interest rates, the project will receive financing and move forward; therefore, Staff
recommends that the Planning Commission grant a one-year extension of time.
PREPARED BY: Glenn Mlaker, AICP – Associate Planner
REVIEWED BY: Edward Robertson – Principal Planner
REVIEWED BY: Chris Hadwin – Planning Director
Attachments:
1. Vicinity Map
2. Resolution
3. Planning Commission Resolution #6922
4. Letter from Applicant
5. Tentative Tract Map #38042
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM SPRINGS, CALIFORNIA APPROVING
A TWO (2) YEAR EXTENSION OF TIME FOR CASE NO.
TENTATIVE TRACT MAP (TTM 38042) TO SUBDIVIDE
ONE (1) PARCEL INTO THIRTY-ONE (31) SINGLE-FAMILY
RESIDENTAL LOTS LOCATED AT THE EAST TERMINUS
OF VERONA ROAD, ZONE R-1-E, APN 677-020-032.
THE PLANNING COMMISSION FINDS AND DETERMINES AS FOLLOWS:
A. Mark Temple, Owner (“Applicant”) filed an application with the City, pursuant to
Section 94.12.00 of the Zoning Code, for a two (2) year extension of time for the
entitlement associated with Case No. TTM 38042, for the subdivision on one (1) lot into
thirty-one (31) single-family residential lots located at the east terminus of Verona Road.
(“the Project”).
B. On September 14, 2022, the Planning Commission held a public hearing on the
Project and adopted a Mitigated Negative Declaration and approved a Change of Zone
application to rezone the parcel to R-1-E zone and a Tentative Tract Map (38042) to
subdivide the parcel into thirty-one single-family residential lots.
C. A notice of public hearing of the Planning Commission of the City of Palm
Springs to consider the Extension of Time for Case No. TTM 38042 was given in
accordance with applicable law.
D. On September 11, 2024, the Planning Commission held a public hearing on the
extension of time request for Case No. TTM 38042 in accordance with applicable law.
E. The proposed development is considered a “project” pursuant to the guidelines of
the California Environmental Quality Act (“CEQA”). The Planning Commission adopted
a Mitigated Negative Declaration (MND) at the meeting of September 14, 2022. The
initial study determined that potential significant adverse impacts existed, and mitigation
measures relative to Biological Resources and Cultural Resources would reduce the
project impacts to less than significant.
F. In accordance with the procedures and requirements of Section 94.12.00 of the
Zoning Code, the Commission has evaluated the required findings and agrees with
each as follows:
1. The requested extension of time is consistent with the General Plan and any
applicable specific plan, and the proposed project remains consistent with
those plans as they exist at the time the extension request is being
considered;
Planning Commission Resolution No. September 25, 2024
Time Extension of Case Nos. TTM 38042 Page 2 of 4
The subject property is designated “Low Density Residential (LDR)” by the
General Plan Land Use Map. The LDR designation is described as
“Representing typical single-family detached residential development with a
density 4.1 to 6.0 dwelling units per acre”.
The LDR land use is intended for single-family residential on lot sizes permitted
in the R-1-E to R-1-C zones. The City of Palm Springs General Plan provides a
series of goals and objectives in the Housing Element and the approved TTM will
further advance the following:
• Goal HS1 – Facilitate a broad range of housing types, prices, and
opportunities to address current and future housing needs in the
community.
o HS1 – Provide adequate residential sites to accommodate new
housing through land use, zoning, and specific plan designations.
o HS 1.4 – Review and revise development standards as available
land continues to diminish and housing demands increases, the
City will need to consider higher density housing opportunities,
particularly on underutilized land.
The approval of a one-year time extension of the TTM will allow the applicant to
finalize the map for future development that utilizes smaller lots and increases
density meeting the General Plan goals stated and the finding is met.
2. The findings made in support of the original approval remain valid and are still
appropriate;
The Planning Commission adopted Resolution #6922 on September 14, 2022 for
the TTM and the project’s layout, design and overall scope have not changed,
and the proposal remains compatible with existing developments in the
surrounding areas. Thus, the findings made in support of the original approval
remain valid and appropriate and this finding has been met.
3. There have been no significant changes to the proposed project, or to areas
within the geographic proximity of the proposed project that negates the
appropriateness of the project, or new information concerning new or
substantially more severe environmental effects which would require a
reevaluation of the project under the California Environmental Quality Act
(CEQA);
There have been no significant changes to the surrounding area negating the
previous CEQA determination. The proposed Casa Verona site remains
unchanged with the Serena Park development anticipated to move forward in the
near future and other potential developments in the immediate area. There is no
new information available to negate the appropriateness of the project, nor is
there new information concerning new or substantially more severe
Planning Commission Resolution No. September 25, 2024
Time Extension of Case Nos. TTM 38042 Page 3 of 4
environmental effects which would require a reevaluation of the project under
CEQA. This finding has been met.
4. The subject site has been properly maintained in accordance with the
Property Maintenance Standards of this Title;
The site remains a vacant open lot and has been treated with a chemical sealant
that suppresses dust particles from becoming airborne. There are no active code
enforcement cases for the vacant lot, and the owner has maintained the site in a
reasonable clean and debris free state and this finding has been met.
5. The applicant has demonstrated convincingly and clearly that the project will
be substantially underway within the extended period.
The applicant’s internal work has been underway in the two (2) years since the
entitlements were granted. Meetings have taken place with the City Engineering
Department to develop an appropriate water and sewer system that will meet the
challenging topography at the site. The fact that substantial money has been
spent on preparing water and sewer plans shows that the project is advancing
and will be substantially underway within the two (2) year period, therefore, this
finding can be met.
6. The applicant has made reasonable, substantial and timely efforts to exercise
the entitlement and advance the project, such as, but not limited to, the pre-
payment of impact fees or submittal of permit applications.
As noted above, the applicant and City should have final water and sewer plans
finalized soon and grading of the site is anticipated to begin within the next year
with the submission of a Major Development and Major Architectural applications
to be reviewed by the Planning Commission, and Architectural Review
Committee. The actions are substantial moving the project forward.
7. Extenuating circumstances, not within the applicant’s control, (financial
inability and market conditions excepted), have prevented the applicant from
exercising the entitlement within the initial time period granted, but that such
circumstances are more likely than not to be removed in time for the applicant
to substantially begin the project within the extended period.
The applicant states that project has not moved forward because of sewer lift
system required on the negatively sloping site. The extension of time will allow
for more time to overcome these issues and will fully bring the project to
development. The City is aware of difficulties in developing in this area relative
to water and sewer service. Other projects have experienced similar delays and
hardships, and the finding has been met.
Planning Commission Resolution No. September 25, 2024
Time Extension of Case Nos. TTM 38042 Page 4 of 4
G. The Planning Commission has carefully reviewed and considered all of the
evidence presented in connection with the hearing on the time extension including, but
not limited to, the staff report, and all written and oral testimony presented.
THE PLANNING COMMISSION RESOLVES:
Section 1. That the findings and determinations reflected above are true and
correct and are incorporated by this reference herein as the cause and foundation for
the action taken by and through this Resolution.
Section 2. Based on the foregoing, the Planning Commission hereby approves
the one (1) year extension of time request for the Project, thereby extending the
approval from September 11, 2024 to September 10, 2026.
Section 3. This action is not subject to CEQA pursuant to Section 15270 of the
CEQA Guidelines.
ADOPTED this 25th day of September, 2024.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
_________________________________
Christopher Hadwin
Director of Planning Services
5865 SF
5400 SF
5400 SF
5400 SF
5400 SF
5400 SF
5400 SF
5400 SF
5400 SF
5405 SF
5940 SF
6490 SF
10523 SF
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10673 SF
6076 SF5795 SF6290 SF
6030 SF 5146 SF 5146 SF 5315 SF
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6472 SF
5444 SF5340 SF5325 SF5311 SF5296 SF5281 SF6014 SF
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15 16 17
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19 20 21 22 23
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25262728293031
LOT A 0.18 AC.LOT B0.76AC.LOT C
0.26 AC.
LOT D
0.52 AC.
LOT D
0.39 AC.
RETENTION BASIN
25.5342.4750.009.9781.98 54.0054.00100.00 54.0054.00100.00 54.0054.00100.00 54.0054.00100.00 54.0054.00100.00 54.0054.00100.00 54.0054.00100.00 54.0054.00100.00 41.83 R=50'
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25'25'25'25'50'25'25'50'25'
18'18'
7'7'18'18'7'7'25'18'7'C/L VERONA ROADC/LC/L
C/L
TP 478.81TP 479.52
TP 478.81
0.52%0.81%
TP 479.70TP 479.260.52%TP 479.26HP1.50%LP0.52%
TP 482.00TP 480.210.52%TP 481.24
0.52%
3' RETAINING WALL 6' RETAINING WALL
TP 480.96
PROP. 18" SD PIPE
CB CB
10'VERONA ST. ENERGY DISAPPATOR
25240
K.A.C.
APPROVED DATE
REVISIONNO.
PREPARED UNDER THE DIRECT SUPERVISION OF:DESIGN BY:
DRAWN BY:
CHECKED BY:
APPROVED BY:
DATER.C.E. NO.
CITY OF PALM SPRINGS, CALIFORNIA FILE NO.
DWG. NO.
Of SHEETS
SHEET
62624
KEITH A. CHRISTIANSEN
DATE
R.C.E. 50083
DATER.C.E. NO.
REVIEWED BY:
JOEL MONTALVO
CORRECTED APPROVED
"AS BUILT"NO.BY BY
DATEDATE
1
1
JOHN M. BRUDIN
41836
BENCH MARK ELEV.
(750)
22790
0
22000
FILL (CY)CUT (CY)
IMPORT
SHRINKAGE (10%)
OVEREXCAVATION (2.0')
EARTHWORK ESTIMATE
SUBSIDENCE (0.10')
ITEM
2450
22000
7500 CY
3200
10400
LOCATION
APN 677-020-032
CASA VERONA
TENTATIVE TRACT MAP NO. 38042RIVERSIDE, CALIFORNIA 92507
PH: 951-323-4713 FAX: 951-405-8410
5225 CANYON CREST DRIVE, STE. 251
EMAIL: keith@CCOCIVIL.com
A SUBDIVISION OF A PORTION OF THE NW 1/4 OF SECTION 6, T.4S.,R.5E., S.B.B. & M.
K.A.C.
K.A.C.
TYPICAL SECTION FOR INTERIOR STREETS
IN THE CITY OF PALM SPRINGS, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
CHRISTIANSEN & COMPANY OCTOBER 2020
GOVERNMENT LOT 6 AND A PORTION OF GOVERNMENT LOT 8 IN THE N.W 1/4 OF SECTION 6, T.4S., R.5E. S.B.M.
TENTATIVE TRACT MAP NO. 38042
TYPICAL SECTION FOR VERONA ROAD
DATE PREPARED: 10/23/20
OWNER/APPLICANT:
CASA VERONA, LLC
699 INDIAN TRAIL
PALM SPRINGS, CALIFORNIA 92264
PH: 760-774-3294
FAX: 858-857-1840
CONTACT: MARK TEMPLE
EMAIL: MARK@TEMPLECONSTRUCTIONINC.COM
ENGINEER:
CHRISTIANSEN & COMPANY
5225 CANYON CREST DRIVE, STE. 251
RIVERSIDE, CALIFORNIA 92507
FAX: 951-405-8410
CONTACT: KEITH CHRISTIANSEN
EMAIL: KEITH@CCOCIVIL.COM
PH: 951-323-4713
MAP SCALE:
ADDRESS:
XX-XXX VERONA ROAD - PALM SPRINGS, CALIFORNIA 92264
ACREAGE:
GROSS:6.44
ZONING:
EXISTING: R-1-D
PROPOSED: R-1-E
SURROUNDING: RGA8, R-1-D, R-1-C, W
LAND USE/GP:
EXISTING: VACANT
PROPOSED: SINGLE FAMILY RESIDENTIAL
SURROUNDING: RESIDENTIAL, FLOOD CONTROL
UTILITY PURVEYORS:
WATER: DESERT WATER AGENCY
SEWER: CITY OF PALM SPRINGS
GAS: SOUTHERN CALIFORNIA GAS CO.
ELECTRIC: SOUTHERN CALIFORNIA EDISON
PHONE: FONTIER COMMUNICATIONS
CABLE: TIME WARNER CABLE
WQMP NOTE:
AN EARTHEN RETENTION BASIN IS UTILIZED FOR 100% STORMWATER CONTAINMENT OF THE
100YR-24HR STORM EVENT. THEREFORE, WQMP WORKSHEET VOLUMES ARE ACHIEVED.
(760)-323-4971
(760)-323-8299
(760)-341-4523
(760)-202-4290
(855)-284-2105
(760)-340-1312
LOT ACREAGE
A
B
C
D
E
1-31
0.18
0.76
0.26
0.52
0.39
4.33
WASTE: BURRTEC WASTE & RECYCLING SERVICES (760)-292-2495
INTERIOR STREET LOT
DEDICATION VERONA ROAD
INTERIOR STREET LOT
INTERIOR STREET LOT
RETENTION BASIN
RESIDENTIAL LOTS
1"=50'
NOTE:
PROPERTY NOT IN A COUNTY SERVICE AREA OR COMMUNITY FACILITIES DISTRICT.
ASSESSOR PARCEL NUMBERS:
677-020-032
FEMA FLOOD ZONE
FLOOD ZONE:X PANEL:06065C1557G EFFECTIVE DATE:8/28/2008
ELEVATION DATUM:
+500 FEET HAS BEEN ADDED TO ALL ELEVATION TO ELIMINATE NEGATIVE (-) ELEVATIONS.
ELEVATION DATUM:
+500 FEET HAS BEEN ADDED TO ALL ELEVATION TO ELIMINATE NEGATIVE (-) ELEVATIONS.
VICINITY MAP
Christiansen & Company
Land Development - Design - Engineering
Est. 2007 WH
I
T
EW
A
T
E
R
C
H
A
N
N
E
L
6
7
7
-
0
2
0
-
0
2
7
501-190-011
501-
190-
002
677-030-034501-
421
001
PROPOSED CONTOUR
EXISTING CONTOUR
PROPOSED ELEVATION
EXISTING ELEVATION
EXISTING TREE/BUSH
CROSS - GUTTER
PROPOSED CURB
& GUTTER
EXISTING CURB
& GUTTER
EDGE OF PAVEMENT
POWER POLE
EXISTING P.C. CONCRETE
DIRECTION OF FLOW
TC
TP
FL FLOWLINE
TOP OF PAVEMENT
TOP OF CURB
GB GRADE BREAK
HP HIGH POINT
FS FINISHED SURFACE
FG FINISHED GRADE
NG EXISTING GRADE
STA. STATIONING
INV. INVERT
EP EDGE OF PAVEMENT
PROPOSED AC PAVEMENT
EXISTING WATER SERVICE
EXISTING SEWER LAERAL
PROPOSED RIP RAP