HomeMy WebLinkAboutItem 2A Escena TTM
PLANNING COMMISSION STAFF REPORT
DATE: JANUARY 22, 2025 PUBLIC HEARING
SUBJECT: A REQUEST BY MSA CONSULTING, INC. ON BEHALF OF EMP 2, LLC,
FOR A PROPOSED TENTATIVE TRACT MAP 38998 TO SUBDIVIDE
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
This is a request for the Planning Commission to consider a proposed Tentative Tract
Map (TTM 38998) by MSA Consulting, Inc. on behalf of EMP 2, LLC, to subdivide an
undeveloped twenty-two (22) acres of land into six (6) parcels in Planning Area 1 (PA 1)
of the Escena development. PA 1, also referred to 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 and was a part of the previously approved TM
32233 and PDD 231 approved by the City Council in 2003. The Resort Village was
planned to accommodate higher density residential development and a resort hotel. At
this time, there are no formal development application associated with the map request;
any future development on the parcels will be presented to the Planning Commission as
final development plans.
RECOMMENDATION:
Adopt the required Findings pursuant to Section 66474 of the California Subdivision Map
Act and approve proposed Tentative Tract Map 38998 subject to attached conditions.
SCOPE OF REVIEW:
1. The Planning Commission shall review the Tentative Tract Map application Case
STM 2024-0005/TTM 38998 for conformance to the criteria listed in Section 66474
of the Subdivision Map Act.
BUSINESS PRINCIPAL DISCLOSURE:
The applicant has submitted a Public Integrity Disclosure Form which is included as an
attachment to the report.
Planning Commission Staff Report
January 22, 2025 -- Page 2
EMP 2, LLC – Escena PA I - TTM 38998
BACKGROUND AND SETTING:
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
January 22, 2025 -- Page 3
EMP 2, LLC – Escena PA I - TTM 38998
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. At this time, the request is tor the
creation of six lots from the original Tract Map 32233; any future residential development
on the lots will require Planning Commission approvals to facilitate development.
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
Neighborhood Meeting/Neighborhood Notice
01/10/25
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 January 22, 2025.
01/13/22 Notice emailed to Neighborhood Organizations within one mile of the
project site.
01/10/23 Notice of public hearing published in the local newspaper.
Field Check
01/06/25 Staff visited the site to observe existing conditions.
Existing Street Improvement Conditions
Street Name Travel Lanes Curb & Gutter Sidewalk
East Vista Chino Y Y Y
North Gene Autry Trail Y Y Y
Artisan Way Y Y Y
DETAILS OF APPLICATION REQUEST:
Site Area
Net Acres 22 Acres
Planning Commission Staff Report
January 22, 2025 -- Page 4
EMP 2, LLC – Escena PA I - TTM 38998
Surrounding
Property
Existing Land Use
Per Chapter 92
Existing General
Plan Designation
Existing Zoning
Designation
Subject Property Undeveloped HDR PDD-231
North Commercial Buildings HDR/IND M1P
South Undeveloped HDR M1P
East SRF – Escena MDR PDD-231
West Residential Use VLDR R1C
General Plan Areas or Master Plan Areas Compliance
Design Standards Compliance
Escena Y
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 as long as the overall density
is consistent with the HDR (High Density Residential) requirements. The proposed
subdivision is consistent with the General Plan designation and the Escena development
standards in terms of the future use, density, and areas of the proposed six (6) lots.
Zoning/Land Use Regulations:
The undeveloped parcels in Planning Area 1 are all zoned PDD-231; 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.
DEVELOPMENT STANDARDS:
Table 3
Development Standards R-4 Development Standards Proposed TTM 38998
Lot area Minimum 87,120 SF Minimum 95,183 SF
Minimum Width 130 Feet 376 Feet
Minimum Depth 155 Feet 139 Feet
As indicated in Table 3 above, Lot 4, which is the smallest of the proposed six lots, meets
and exceed the development standards of R-4.
Planning Commission Staff Report
January 22, 2025 -- Page 5
EMP 2, LLC – Escena PA I - TTM 38998
Future Home Review Process:
Currently, the applicant is not proposing any residential development within the proposed
subdivision. Pursuant to Section 94.03.00(F) of the Palm Springs Zoning Code, the
applicant shall submit a final development plan for approval by the Planning Commission
for any future residential development at the new tract. The submittal will require a Final
Planned Development District application along with all the required exhibits and
materials to be submitted to the Planning Department for a review process pursuant to
Section 94.04.00, architectural review. Proposed site plans, elevations, landscape, and
section plans will be reviewed by the Planning Commission and the Architectural Review
Committee (ARC) for a final approval.
Access:
Pursuant to Section 9.64.020 of the Municipal Code, every subdivider is required to
dedicate a portion of the subdivision for the purpose of access. In this case, the primary
access into the new tract will be two points of entrance from the existing Clubhouse View
Drive and Artisan Way. The current layout of the map does not include interior streets
since future developments have not been designed, however, the preliminary drawings
reviewed at the study session included interior circulation streets consistent with the
zoning code requirements.
Planning Commission Staff Report
January 22, 2025 -- Page 6
EMP 2, LLC – Escena PA I - TTM 38998
FINDINGS – TENTATIVE TRACT MAP 38521:
Pursuant to Section 66474 of the Subdivision Map Act, the following findings must be
made relative to the proposed map:
Criteria and Findings: Compliance
1. The proposed Tentative Tract Map or Tentative Parcel Map is
consistent with all applicable general and specific plans. Y
The General Plan designation of the project site is High Density
Residential; the zoning designation is PD-231. The location is also
designated as Planning Area 1 in the Escena Planned
Development District which allows a variety of residential
development. Currently, there are no housing development being
proposed at the site. The applicant, however, indicated that future
housing development within the new subdivision will include single
and multi-family development consistent with the R-4 development
standards and with the Escena design guidelines and development
standards.
2. The design and improvements of the proposed Tentative Tract
Map or Tentative Parcel Map is consistent with the zone in which
the property is located.
Y
The project site is suitable for the development of future residential
uses as previously approved for the Planning Area. The proposed
lot sizes and dimensions meet and exceed the minimum lot sizes
required by the governing R-4 standards and the Escena planned
development district standards. The site slopes gently from the
northwest to the southeast and can accommodate building pads,
external and internal streets, drainage, and all utilities. Adequate
access are proposed from the existing Artisan Way and Clubhouse
View Drive as well as other future interior circulation systems.
3. The site is physically suited for this type of development. Y
The parcel is part of an established mixed-use Planned
Development District. The proposed 22 acres being subdivided is
only a portion of the undeveloped parcel of Planning Area 1A in
Escena development. There are existing residences to the easterly
and westerly sides of the subject site within Escena. Therefore, the
entire area is planned for residential development and a hotel,
consequently, this project fits within the approved scheme for the
development.
4. The site is physically suited for the proposed density of
development. Y
Planning Commission Staff Report
January 22, 2025 -- Page 7
EMP 2, LLC – Escena PA I - TTM 38998
Criteria and Findings: Compliance
The proposed project site is a 22-acre site; the parcels are
adequate to accommodate the proposed six (6) residential lots,
access, private streets, utilities, and drainage facilities. Therefore,
the site is physically suited for the proposed density of
development.
5. The design of the subdivision is not likely to cause environmental
damage or substantially and avoidably injure fish, wildlife, or their
habitats.
Y
In 2003, a Mitigated Negative Declaration (MND), was prepared
and adopted by the City Council for the entire Escena project. The
MND concluded that with adopted mitigation measures, all
potential environmental impacts can be reduced to a less than
significant level. Therefore, the creation of the proposed
subdivision with implementation of previously adopted mitigation
measures for the entire Escena project will not cause any
significant environmental damage or injure fish, wildlife, or their
habitats.
6. The design of the subdivision or type of improvements is not likely
to cause serious public health problems. Y
Storm drainage, sanitary sewer, water, streets, and all utilities are
readily available to the site, and all have the needed capacity to
accommodate the project. The subdivision has been designed so
that each lot has necessary infrastructure to adequately serve the
development and all subsequent houses on the lots will be
required to meet the development standards of R-4 and PDD-231.
Therefore, the project will not cause public health problems to the
area or the City as a whole.
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.
Y
There are no known public easements or accesses across the
subject property, therefore the design of the proposed subdivision
will not conflict with easements acquired or required by the public
at large, for access through or use of the property. There is
adequate space on the subject property to accommodate any utility
easements within the project design.
ENVIRONMENTAL ANALYSIS:
The Planning Department has reviewed this project under the provisions of the California
Environmental Quality Act (CEQA). In 1994 the City Council certified the Palm Springs
Classic Planned Development District Final Environmental Impact Report (State Clearing
House #9404274), adopted a Statement of Facts and Findings and a Statement of
Overriding Considerations. Also, A Mitigated Negative Declaration (MND) was previously
Planning Commission Staff Report
January 22, 2025 -- Page 8
EMP 2, LLC – Escena PA I - TTM 38998
adopted by the City Council on July 16, 2003 for the Escena project and analyzed all
significant environmental impacts and outlined mitigation measures of the project to bring
them below a level of significance. Pursuant to Section 15162 of the California
Environmental Quality Act (CEQA), the preparation of further documentation is not
necessary because the circumstances of the project have not changed. The proposed
tentative tract map will not, therefore, result in any new environmental impacts beyond
those already assessed in the adopted mitigated negative declaration.
NOTIFICATION:
A public hearing notice was advertised and was mailed to all property owners within 500
feet radius of the subject property/adjacent property owners as well as relevant
neighborhood organizations. As of the time this report was prepared, Staff has not
received calls, letters, or emails regarding this project.
CONCLUSION:
The proposed tentative tract map request complies with all the requirements outlined in
the above-mentioned sections of the Palm Springs Municipal Code and Zoning Code, the
Escena design guidelines, and the Council approved Planned Development District,
PDD-231. The project site is located within Planning Area 1A of the Escena development.
The site is surrounded by existing residential development to the east and west portions
of the property. Additionally, there are adequate sanitary sewer, water, and public utilities
adjacent to serve the new subdivision, and the proposed circulation complies with City
requirements. Staff recommends approval of the proposed tentative tract map request for
the creation of six (6) residential lots subject to the attached conditions of approval.
PREPARED BY: Edward Robertson, Principal Planner
REVIEWED BY: Christopher Hadwin, Director, Department of Planning Services
ATTACHMENTS:
A. Vicinity Map
B. Draft Resolution
C. Conditions of Approval
D. Caltrans Comments Letter dated November 8, 2024
E. Justification Letter
F. Public Integrity Disclosure Form
G. Escena Styles Distribution Map
H. Tentative Tract Map – TTM 38998
RESOLUTION NO. ___________
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM SPRINGS, CALIFORNIA, RE-ADOPTING A MITIGATED
NEGATIVE DECLARATION AND APPROVING TENTATIVE
TRACT MAP (TTM 38998) REQUEST FOR THE SUBDIVISION OF
AN UNDEVELOPED 22 ACRES OF LAND INTO-SIX (6)
RESIDENTIAL LOTS AND ONE LETTERED LOT WITHIN THE
ESCENA DEVELOPMENT LOCATED AT 704-738 NORTH GENE
AUTRY TRAIL, ZONE PDD-231, SECTION 07.
THE PLANNING COMMISSION FINDS AND DETERMINES AS FOLLOWS:
A. MSA Consulting, Inc. on behalf of EMP2, LLC, (“Applicant”) has filed an
application with the City pursuant to Section 9.63.060 of the Municipal Code for
Tentative Tract Map (TTM 38998) to allow the creation of a six-lot tract within the
Escena Development.
B. Notice of the public hearing of the Planning Commission of the City of
Palm Springs, California to consider TTM 38998 was given in accordance with
applicable law.
C. On January 22, 2025, a public hearing on the application was held by the
Planning Commission in accordance with applicable law.
D. The Planning Commission has carefully reviewed and considered all of
the evidence presented in connection with the hearing on the project including,
but not limited to the staff reports and all written and oral testimony presented.
E. The proposed project is considered a “project” pursuant to the terms of
the California Environmental Quality Act (“CEQA”), and a Mitigated Negative
Declaration (MND) was previously adopted by the City Council for this project in
accordance with CEQA Guidelines; and
F. The Planning Commission has carefully reviewed and considered all of
the evidence presented in connection with the hearing on the project, including,
but not limited to, the staff report, and all written and oral testimony presented.
G. Pursuant to Section 66412.3 of the Subdivision Map Act, the Planning
Commission 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.
H. THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS:
Planning Commission Resolution
TTM 38998 January 22, 2025
Page 2 of 4
Section 1:
The Planning Department has reviewed this project under the provisions of the
California Environmental Quality Act (CEQA). In 1994 the City Council certified
the Palm Springs Classic Planned Development District Final Environmental
Impact Report (State Clearing House #9404274), adopted a Statement of Facts
and Findings and a Statement of Overriding Considerations. Also, A Mitigated
Negative Declaration (MND) was previously adopted by the City Council on July
16, 2003 for the Escena project and analyzed all significant environmental
impacts and outlined mitigation measures of the project to bring them below a
level of significance. Pursuant to Section 15162 of the California Environmental
Quality Act (CEQA), the preparation of further documentation is not necessary
because the circumstances of the project have not changed. The proposed
tentative tract map will not, therefore, result in any new environmental impacts
beyond those already assessed in the adopted mitigated negative declaration.
Section 2:
Findings are required for the proposed subdivision pursuant to Section 66474 of
the Subdivision Map Act. These findings and discussions of the project as it
relates to these findings follows:
a. The proposed Tentative Tract Map is consistent with all applicable
general and specific plans.
The General Plan designation of the project site is High Density Residential; the
zoning designation is PD-231. The location is also designated as Planning Area
1 in the Escena Planned Development District which allows a variety of
residential development. Currently, there are no housing development being
proposed at the site. The applicant, however, indicated that future housing
development within the new subdivision will include single and multi-family
development consistent with the R-4 development standards, the Escena design
guidelines and development standards, and the density requirements of the
General Plan.
b. The design and improvements of the proposed Tentative Tract Map
are consistent with the zone in which the property is located.
The project site is suitable for the development of future residential uses as
previously approved for the Planning Area. The proposed lot sizes and
dimensions meet and exceed the minimum lot sizes required by the governing R-
4 standards and the Escena planned development district standards. The site
slopes gently from the northwest to the southeast and can accommodate building
pads, external and internal streets, drainage, and all utilities. Adequate access
are proposed from the existing Artisan Way and Clubhouse View Drive as well as
other future interior circulation systems.
c. The site is physically suited for this type of development.
Planning Commission Resolution
TTM 38998 January 22, 2025
Page 3 of 4
The parcel is part of an established mixed-use Planned Development District.
The proposed 22 acres being subdivided is only a portion of the undeveloped
parcel of Planning Area 1A in Escena development. There are existing
residences to the easterly and westerly sides of the subject site within Escena.
Therefore, the entire area is planned for residential development and a hotel,
consequently, this project fits within the approved scheme for the development.
d. The site is physically suited for the proposed density of development.
The proposed project site is a 22-acre site; the parcels are adequate to
accommodate the proposed six (6) residential lots, access, private streets,
utilities, and drainage facilities. Therefore, the site is physically suited for the
proposed density of development.
e. The design of the subdivision is not likely to cause environmental
damage or substantially and avoidably injure fish, wildlife, or their
habitats.
In 2003, a Mitigated Negative Declaration (MND), was prepared and adopted by
the City Council for the entire Escena project. The MND concluded that with
adopted mitigation measures, all potential environmental impacts can be reduced
to a less than significant level. Therefore, the creation of the proposed
subdivision with implementation of previously adopted mitigation measures for
the entire Escena project will not cause any significant environmental damage or
injure fish, wildlife, or their habitats.
f. The design of the subdivision or type of improvements is not likely to
cause serious public health problems.
Storm drainage, sanitary sewer, water, streets, and all utilities are readily
available to the site, and all have the needed capacity to accommodate the
project. The subdivision has been designed so that each lot has necessary
infrastructure to adequately serve the development and all subsequent houses
on the lots will be required to meet the development standards of R-4 and PDD-
231. Therefore, the project will not cause public health problems to the area or
the City as a whole.
g. 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 accesses across the subject property,
therefore the design of the proposed subdivision will not conflict with easements
acquired or required by the public at large, for access through or use of the
property. There is adequate space on the subject property to accommodate any
utility easements within the project design.
Planning Commission Resolution
TTM 38998 January 22, 2025
Page 4 of 4
Section 3:
THE PLANNING COMMISSION RESOLVES:
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 Resolutions. Based upon the foregoing, the Planning
Commission hereby approves Tentative Tract Map (TTM 38998) application
subject to the conditions set forth in the attached Exhibit A.
ADOPTED this 22nd day of January, 2025.
AYES:
ABSENT:
ATTEST: CITY OF PALM SPRINGS,
CALIFORNIA
______________________________________
Christopher Hadwin
Department of Planning Services Director