HomeMy WebLinkAboutItem 4A - Study Session
PLANNING COMMISSION STAFF REPORT
DATE: DECEMBER 11, 2024 STUDY SESSION
SUBJECT: A REQUEST BY MSA CONSULTING, INC. ON BEHALF OF EMP 2, LLC,
FOR A STUDY SESSION TO REVIEW A PROPOSED SUBDIVISION OF
APPROXIMATELY 22 ACRES OF UNDEVELOPED LAND INTO SIX LOTS
FOR A FUTURE DEVELOPMENT WITHIN PLANNING AREA 1 (PA 1) OF
THE ESCENA DEVELOPMENT LOCATED AT 1000 NORTH GENE
AUTRY TRAIL, ZONED PDD 231, CASE NO. STM-2024-0005- (ER).
FROM: Planning Services Department
SUMMARY
The purpose of this study session is to conduct an initial review of a proposed tentative
tract map (TTM 38998) to subdivide approximately twenty-two (22) acres of undeveloped
land into six (6) parcels in Planning Area 1 (PA 1) of the Escena development. PA 1, also
known as the Resort Village is located on the southeast corner of North Gene Autry Trail
and East Vista Chino within the greater Escena Planned Development District. While not
required to consider a Tentative Tract Map, the applicant submitted conceptual plans for
future residential development on Lots 1 through 6 of the new tract to help inform the
Commission of potential future development. The Resort Village was planned to
accommodate higher density residential development and a resort hotel. There is no
formal action required at the study session; the Planning Commission is to provide
comments to the applicant regarding the overall presentation of the proposed project.
RECOMMENDATION:
At this initial review process, the Planning Commission is only required to provide
preliminary comments and feedback to staff and the applicant but take no formal action.
The Planning Commission will review and provide comments on the following:
• Overall Site Plan layout of the proposed subdivision to include access and
circulation within the subject parcel.
• Development Standards and land use consistency with the Escena Design
Guidelines, specifically in Planning Area 1.
• Comments on the proposed conceptual residential use and its consistency in terms
of compatibility with the existing residential development and with the Escena
Architectural Design guidelines.
Planning Commission Staff Report
December 11, 2024 -- Page 2
EMP 2, LLC – Escena PA I - TTM 38998
• Detailed review of architectural design and landscape, colors and materials will be
undertaken by the Architectural Review Committee at a future date when a formal
application is filed with the City.
BACKGROUND INFORMATION:
The Escena Development, formerly known as the Palm Springs Classic, is a mixed-use
resort project previously approved by the Council in 1994 for the development of 1,450
residential units, a 450-room hotel and an 18-hole golf course. In June of 2003, the City
Council approved a revised project (Case No. 5.0666-PD 231) adding approximately 90.7
acres for current and future golfing activities within the Whitewater River Wash. Planned
Development District 231 has different owners for different Planning Areas. As approved,
Escena has its own design guidelines and development standards for all the different
Planning Areas. As of today, the golf course, the Club House, circulation system and
single-family residences have been constructed within the project. The subject parcels,
which have always been vacant, are located in Planning Area 1 (PA 1) and is surrounded
by existing single-family residences to the east, an approved tract for new forty (40)
homes by Toll Brothers to the south, and North Autry Gene Trail to the west of the site.
Project Location
Planning Commission Staff Report
December 11, 2024 -- Page 3
EMP 2, LLC – Escena PA I - TTM 38998
BACKGROUND INFORMATION:
Related Relevant City Actions
07/16/2003 City Council adopted an MND and approved Preliminary PDD 231,
known at the time as the Palm Springs Classic
Most Recent Change of Ownership
04/20/2022 EMP2, LLC
Project Description:
The proposed tentative tract map (TTM 38998) is for the creation of six (6) new residential
lots). The subject property is approximately 22 acres; the gently sloping vacant parcel is
located on the southeast corner of East Vista Chino and east of North Gene Autry Trail.
The proposed lots will range from 95,183 square feet to 247,129 square feet in size
consistent with the R-4 development standards. Overall, the maximum number of
residential units allowed in the Escena development is 1,450; up to 699 units in PA 1.
Currently, up to 670 residential units have been built. According to the Escena design
guidelines, PA 1, also known as the Resort Village, is planned to accommodate a higher
density residential component consisting of condominiums, apartments, townhomes,
attached villas, and some single-family residential units. While the Subdivision Map Act
allows approval of a Tentative Tract Map without development plans, the applicant has
provided preliminary options for Planning Commission review. Future approvals will be
required to facilitate development.
ANALYSIS:
General Plan:
The General Plan designation of the property is HDR (High Density Residential); the HDR
designation allows 15.1-30 dwelling units per acre. Residential developments in this
designation typically include duplexes, townhomes, apartments, and hotels. However,
PDD-231 allows single-family residential use in PA 1 as well. The proposed subdivision
is consistent with the General Plan designation and the Escena development standards
in terms of the future use, proposed density, and areas of the proposed six (6) lots.
Zoning/Land Use Regulations:
The undeveloped parcels in Planning Area 1 are all zoned PDD-23; however, according
to the Escena Design Guidelines, “the Final Development Plan for planning Area 1 shall
be subject to the zoning regulations set forth in the City of Palm Springs zoning
regulations set forth in the City of Palm Springs Zoning Ordinance for the R-4 Large-Scale
Hotel and Multiple-Family Residential Zone”. Pursuant to Section 92.05.03(A), the
minimum lot size requirement for R-4 zone is two gross acres or 87,120 square feet. As
proposed, each of the six (6) lots will range from 2.18 acres or 95,183 square feet to 5.67
acres or 247,129 square feet in size. Any future residential development within the new
subdivision will adhere to the R-4 development standards in terms of lot area, lot
dimensions, lot coverage, density, setbacks, distance between buildings and height
limitations.
Planning Commission Staff Report
December 11, 2024 -- Page 4
EMP 2, LLC – Escena PA I - TTM 38998
Conceptual Project Designs:
The applicant submitted conceptual exhibits of the site layout, and the prototype of the
court homes intended to be developed on lots 1 and 2. As presently designed, Lot 1 will
consist of 51 single-family homes at a density of 9.0 dwelling units per acre. While Lot 2
will consist of 24 single-family homes at a density of 6.9 dwelling units per acre. There
will be a total of 75 homes on the two lots. The applicant has also submitted conceptual
plans for the remaining four lots on the proposed new tract. According to the applicant,
two alternative design concepts for Lots 3 through 6 were considered. However, at this
time there is no decision as to a preferred design concept for Lots 3 through 6.
Alternative #1: This design concept considers 130 single-family residential homes to be
built and sold to home buyers by a merchant builder. The possible home sizes provide a
proper segmentation of buyer preferences from the single-family 75 Court homes as well
as other single-family residential home offerings in adjacent home sites. As with the 75
Court homes in this application, Alternative #1 provides private side and rear yard open
space, a one-acre project amenity space, two-car direct access garages, and guest
parking spaces.
Alternative #2: This design concept considers 348 rental apartment units. The buildings
are two-story townhomes at each end of the building with three-story flats in the center of
the building. This alternative will also include a project amenity, outdoor open space
areas, pocket parks, and guest parking. The applicant has stated that whichever design
concept is ultimately considered for Lots 3 through 6, would adhere to the requirements
and development standards of the Escena PDD.
CONCLUSION:
As previously stated, the purpose of this study session is for the Planning Commission to
provide preliminary comments and directions to the applicant on the proposed tentative
tract map and potential future residential development on lots 1 and 2, and the remaining
four (4) lots. The tentative tract application will be brought back to the Planning
Commission separately; also, any impending residential development will also be brought
back to the Planning Commission as a Preliminary Planned Development District
application for a formal review at a future date.
PREPARED BY: Edward Robertson, Principal Planner
REVIEWED BY: Christopher Hadwin, Director, Department of Planning Services
ATTACHMENTS:
A. Vicinity Map
B. TTM 38998 & Conceptual Plans
Department of Planning Services
Vicinity Map
CITY OF PALM SPRINGS
Case No.
1
2
3
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5
6
7
8
9
10
11
121314
15
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23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40LOT "E"LOT "H"LOT "A"CE
LADON
S
T
R
E
E
T
LO
T
"
B
"COPPERARTISAN WAY
LOT "F"
LOT "D"LOT "G"WAYLO
T
"C
"
1
6'
1 6'
1 6'
1 3'
1 3'
1 5'
1 6'1 3'
1 5'
2 20'
E V I S T A C H I N O
20'EX.VERIZON ESMT.
TO BE ABANDONED=50°
4
6'34" L =13.29'=23 °0 4 '2 6 " L=25.37'R =6 3.00'
=23°04'2 6 " L =3 5 .0 4'R=8 7 .0 0 '=23°15'41" L=35 .3 2 'R=87.00'
=2 3 °1 5'41" L=2
5.
5
8
'
R =63.00'=09°11'26" L=169.23'R=1055.00'=01°58'07" L=32.06'R=933.00'=28°21'27" L=60.3
8'
R=122.00'
=
2
8°21'27" L=38.6 0 '
R=78.00'
45.29'
=18°56'23" L=178.50'R=540.00'=52°45'39" L=259.22'R=281.50'=5 2 °58'5
2
" L=22.66'R=24
.50'=2 2 °2 0'46" L=35.10'R =90.00'=17°43'49" L=77.36'R=250.00'=5 7°19'46" L
=
6
5
.74'
R=65.7
0'
=
9
9°13'12" L =8 3 .1 2'R=48.0 0 '=06°03'14" L=1 2 .6 8 'R=120.0 0 '=50°46'34 " L=1
3.29'=281°33'08" L=260.44
'R=53.00'=256°54'06" L =1 9 5.04'R=43.5 0 '
R=15'
R=15'
N 89°50'46" W 397.24'
S 74°32
'
5
1
"
W
N 74°32'
5
1
"
E
31.49'
51.71'
S
3
5
°
4
8
'
0
0
"
E38.
1
3
'
S 84°56'41" E 142.0
6
'S 11°38'25" W 185.23'S 09°33'59" W 364.77'S 42°49'49" W
38.36'N 89°50'46" W
23.59'5.25'N 89°50'46" W N
5
1
°
3
9
'
4
9
"
W
1
6
1
.
7
7
'N 35
°18
'
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9
"
W
174
.86
'N 35
°18
'
1
9
"
W
447
.59
'N 44°58'48" E 172.08'EX.VERIZON ESMT.
TO BE ABANDONED
EX.VERIZON ESMT.
TO BE ABANDONED
EX.VERIZON ESMT.
TO BE ABANDONED
EX. LOT LINE TO BE ADJUSTED
EX.VERIZON ESMT.
TO BE ABANDONED
1 6'
S 84°56'41" E
S 6
1
°
4
6
'
2
1
"
E
28.
1
9
'S 00°17'00" E 441.95'EX. LOT LINE TO BE ADJUSTED
EX. WALL
EX. WALL
EX. WALL
EX. WALL N 00°09'14" ES 00°09'14" W5.44'1 6'
1 5'
1 5'
EX.VERIZON ESMT.
TO BE ABANDONED
5'1
5'1
N 72°54'
3
2
"
E
13.93'
EX.VERIZON ESMT.
TO BE ABANDONED
N 27°01'13" E 190.91'LOT 6
LOT 4
LOT 5
LOT 3
LOT 1N GENE AUTRY TRAILA
R
T
I
S
A
N
W
A
Y
C L U B H O U S E V I E W D R .
116,201 SF
2.67 AC.
165,600 SF
3.80 AC.
171,959 SF
3.95 AC.
95,183 SF
2.18 AC.
247,129 SF
5.67AC.
152,025 SF
36,736 SF
0.84 AC.
LOT "A"
36,736 SF
0.84 AC.
LOT "A"
LOT 264'39'39'57'56'19'40'
2 4'36'31'25'26'26'2 4 '82'72'19'411'
221'
32'19'80'
91'19'403'5'20'1 7 '
4 3 '52'43'17'434'172'15'57 '51'
31'
27'9'227'38'39'39'2
1
'58'N 88°10'48" E 312.42'14'365'186'15'20'
2 20'
2 20'
20'
20'169'51.97'
FOR CONDOMINIUM PURPOSES
FOR CONDOMINIUM PURPOSES
FEE SIMPLE LOT
FEE SIMPLE LOT
FEE SIMPLE LOT
FEE SIMPLE LOT
3.49 AC.
EX. LOT LINE TO BE ADJUSTED
397'
130'
LOT 1: 51 Units
LOT 2 : 24 Units
Total : 75 Units
V I S T A C H I N O
LOT 2
Shard Access Route
LOT 1
TENTATIVE TRACT MAP NO. 38998
DATA TABLE
ASSESSOR'S LOT NUMBER:677-250-072, 677-250-073 & 677-250-074
EXHIBIT DATE: MAY 13, 2024
SOURCE OF TOPOGRAPHY:
ADDRESS:
INLAND AERIAL SURVEYS, INC.
7117 ARLINGTON AVENUE, SUITE "A"
RIVERSIDE, CALIFORNIA 92503
DATE OF TOPOGRAPHY:TELEPHONE:(951) 687-4252
PUBLIC UTILITY PURVEYORS:
SOUTHERN CALIFORNIA EDISON
SOUTHERN CALIFORNIA GAS COMPANY
FRONTIER COMMUNICATIONS
DESERT WATER AGENCY
SPECTRUM
CITY OF PALM SPRINGS
UNDERGROUND SERVICE ALERT
LOT 1 (FOR CONDOMINIUM PURPOSES)
EXISTING ZONING:
PROPOSED ZONING:
EXISTING GENERAL PLAN LAND USE:
PROPOSED GENERAL PLAN LAND USE:
PLANNED DEVELOPMENT (PD-231)
LAND USE DESCRIPTION:
ZONE X - AREA WITH REDUCED FLOOD RISK DUE TO LEVEE
AS SHOWN ON RIVERSIDE COUNTY, CALIFORNIA, FLOOD INSURANCE RATE MAPS,
COMMUNITY PANEL MAP NUMBERS 06065C1559G & 06065C1557G
FEMA FLOOD ZONE DESIGNATION:
EFFECTIVE DATE: AUGUST 28, 2008.
APPLICANT /
ADDRESS:
CONTACT:
3080 BRISTOL STREET, SUITE 630
COSTA MESA, CA 92626
NICHOLAS PAPPAS TELEPHONE:(949) 441-6182
EXHIBIT PREPARER:
ADDRESS:
MSA CONSULTING, INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CALIFORNIA 92270
CONTACT:NICOLE VANN TELEPHONE:(760) 320-9811
LIQUEFACTION:MODERATE LIQUEFACTION ZONE
NOTES:1.
HIGH DENSITY RESIDENTIAL (HDR)
IN THE CITY OF PALM SPRINGS, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
LEGAL DESCRIPTION:
LAND OWNER:
THIS MAP DOES INCLUDE THE ENTIRE CONTIGUOUS OWNERSHIP OF THE
2.THERE ARE NO EXISTING DWELLINGS, BUILDINGS, OR OTHER STRUCTURES KNOWN ON
THIS PROPERTY.
LAND DIVIDER.
SURROUNDING LAND USES:
COMMERCIAL & LIGHT INDUSTRIAL (ZONED: M-1 & M-1P)
RESIDENTIAL & GOLF COURSE (ZONED: PD-231)
OPEN SPACE (ZONED: PD-231)
OPEN SPACE (ZONED: O)
5.67 AC.
ACREAGE
EMP2, LLC.
MSA CONSULTING, INC.
Civil Engineering Land Surveying Landscape ArchitecturePlanning Environmental Services Dry Utility Coordination GIS
34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.com
FEBRUARY 17, 2023
EXISTING EASEMENT NOTES:
2
3'/5'/6' VERIZON EASEMENT DOC. NO. 2005-0650218
(PLOTTED HEREON)
20' SIDEWALK & PEDESTRIAN / LANDSCAPE EASEMENT PER TRACT NO. 32233-1
(PLOTTED HEREON)
ELECTRIC:
GAS:
TELEPHONE:
WATER:
CABLE:
SEWER:
USA:
(760) 324-4991
(800) 427-2200
(800) 921-8101
(760) 323-4971
(800) 892-4357
(760) 323-8166
(800) 227-2600
NORTH
SOUTH
EAST
WEST
HIGH DENSITY RESIDENTIAL (HDR)
LOT 2 (FOR CONDOMINIUM PURPOSES)3.49 AC.
PLANNED DEVELOPMENT (PD-231)
RAMON ROAD
VISTA CHINO
LANDAU BOULEVARDFARRELL DRIVEC
L
U
B
HO
U
S
E
VI
EW
GENE AUTRY
TRA
IL
PROJECT
SITE
EXISTING GROSS AREA 22.6 AC.
EXISTING 20' SIDEWALK & PEDESTRIAN / LANDSCAPE EASEMENT AREA ("LOT A")0.84 AC.
LOT 3 (FEE SIMPLE LOT)2.67 AC.
LOT 4 (FEE SIMPLE LOT)2.18 AC.
LOT 5 (FEE SIMPLE LOT)3.95 AC.
LOT 6 (FEE SIMPLE LOT)3.80 AC.
PROPOSED NET AREA 21.76 AC.
LOTS “B”, “C”, AND “D” OF LOT LINE ADJUSTMENT NO. 19-02-1500, RECORDED 05/23/2019, PER
DOC. NO. 2019-0182912, OF OFFICIAL RECORDS, LOCATED IN SECTION 7, TOWNSHIP 4 SOUTH,
RANGE 5 EAST, SAN BERNARDINO MERIDIAN
LOT 1 & LOT 2 FOR CONDOMINIUM PURPOSES
EAST
NORTH
SOUTH
WEST
CENTERLINE
EASEMENT
EXISTING
(E)
(N)
(S)
(W)
C/L
ESMT.
EX.
ABBREVIATIONS
ACREAGEAC
CURB AND GUTTERC&G
ASSESSORS PARCEL NUMBERAPN
E/P EDGE OF PAVEMENT
A.C.ASPHALT CONCRETE
MAX.MAXIMUM
BOUNDARYBNDRY
M.B.MAP BOOK
EXISTING OVERHEAD TELEPHONE
EXISTING SEWER
EXISTING RIGHT OF WAY
PROPOSED CURB
PROPOSED EASEMENT
EXISTING PROJECT BOUNDARY
EXISTING SEWER FORCE MAIN
EXISTING WATER
PROPOSED LOT LINE
PROPOSED RIGHT OF WAY
PROPOSED AND EXISTING CENTER LINE
PROPOSED PROJECT BOUNDARY
EXISTING IRRIGATION
EXISTING GAS
EXISTING EASEMENT
EXISTING ELECTRIC
EXISTING IRRIGATION DRAIN LINE
EXISTING CABLE
EXISTING CONTOURS
EXISTING SPOT ELEVATIONS
LEGEND
X EXISTING EASEMENT DELTA
EXISTING LOT LINE
EXISTING EDGE OF PAVEMENT
EXISTING TELEPHONE
MIN.MINIMUM
NUMBER
PROPOSED
RIGHT OF WAY
TYPICAL
NO.
PROP.
R/W
TYP.
P.U.E.PUBLIC UTILITY EASEMENT
SF SQUARE FEET
RADIUSR
STANDARDSTD.
P/L PROPERTY LINE
N.T.S.NOT TO SCALE
R-L LOW DENSITY (RESIDENTIAL)
UG UNDERGROUND
OVERHEADO/H
OPEN SPACE / PARKSOS/PP
PAGEPG.
LOTS 1 AND 2 FOR CONDOMINIUM PURPOSES
1
Alternative #1