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HomeMy WebLinkAboutPC Resolution _4810- Case 5.0926-PD-278RESOLUTION NO. 4810 OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, RECOMMENDING APPROVAL TO CITY COUNCIL OF TPM 30843 AND CASE NO 5.0926-PD-278, SUBJECT TO THE CONDITIONS STATED, TO SUBDIVIDE 30,055 SQUARE FEET OF LAND INTO 4 SINGLE FAMILY RESIDENTIAL LOTS LOCATED AT 3101 NORTH INDIAN CANYON DRIVE, ZONE R-G-A(6), SECTION 3. WHEREAS, Regal Homes, Inc. (the "Applicant") has filed an application with the City pursuant to Section 94.03.00 of the Zoning Code and the Palm Springs Municipal Code Section 9.60 for a Tentative Parcel Map to subdivide 30,055 square feet of land into 4 lots located at 3101 N. Indian Canyon Drive, Zone R-G-A(6), Section 3; and WHEREAS, Regal Homes, Inc. (the "Applicant") has filed an application with the City pursuant to Section 94.03.00 of the Zoning Code, Case No. 5.0926 Planned Development District 278 for the development of a 4-unit cluster residential development proposed on 30,055 square feet of land located at 3103 N. Indian Canyon Drive, Zone R-G-A(6), Section 3; and WHEREAS, the Applicant has filed Tentative Parcel Map 30843 with the City and has paid the required filing fees; and WHEREAS, said Tentative Parcel Map was submitted to appropriate agencies as required by the subdivision requirements of the Palm Springs Municipal Code, with the request for their review, comments, and requirements; and WHEREAS, notice of the public hearing of the Planning Commission of the City of Palm Springs to consider TPM 30843 and Case No. 5.0926 - PD-278, was given in accordance with applicable law; and WHEREAS, on November 13, 2002, a public hearing on the application for Tentative Parcel Map 30843 and Case No. 50926 - PD-278 was held by the Planning Commission in accordance with applicable law; and WHEREAS, pursuant to Government Code Section 66412.3, the Planning Commission has considered the effect of the proposed subdivision, Tentative Parcel Map 30843, on the housing needs of the region in which Palm Springs is situated and has balanced these needs against the public service needs of its residents and available fiscal and environmental resources; the approval of the proposed project represents the balance of these respective needs in a manner which is most consistent with the City's obligation pursuant to its police power to protect the public health, safety, and welfare; and WHEREAS, the proposed subdivision, Case No. 5.0926- - PD-278 and Tentative Parcel Map 30843, is considered a project" pursuant to the terms of the California Environmental Quality Act ("CEQA"), and is categorically exempt from the provisions of CEQA per Section 15332 for In -Fill Development Projects and Section 15303, multi -family residences of six dwelling units orless within an urbanized area; and WHEREAS, the Planning Commission has carefully reviewed and considered all of the evidence / presented in connection with the meeting on the Project, including but not limited to the staff report, (D all environmental data including the environmental assessment prepared for the project and all written and oral testimony presented. THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to CEQA, the Planning Commission finds that, Tentative Parcel Map 30843 and Case No. 5.0926 - PD-278 are categorically exempt from environmental assessment per Sections 15303, multi -family residences of six dwelling units or less within an urbanized area, and per Section 15332, In -fill development projects, of the California Environmental Quality Act (CEQA). Section 2: Pursuant to Government Code Section 66473.5 the Planning Commission finds that the proposed subdivision and the provisions for its design and improvement are compatible with the objectives, polices, and general land uses and program provided in the City's General Plan and any applicable specific plan. Section 3: Pursuant to Section 94.03.00 of the Zoning Ordinance, the Planning Commission finds that with the incorporation of those conditions attached in Exhibit A: a. The use applied for at the location set forth in the application is properly one for which a Planned Development District is authorized by the City's Zoning Ordinance and General Plan. The proposed Planned Development District application for a 4-unit cluster residential development is in harmony with the various elements and objectives of the City of Palm Springs General Plan and is not detrimental to the existing uses specifically permitted in the zone in which the proposed use is to be located. The subject property is designated as L6 (Low Density Residential 4-6 units/acre) on the City's General Plan Land Use Map and R-G-A(6) (Cluster Residential Zone) on the City's Zoning Map. The objective of the L6 designation is to accommodate various types of low density residential development, including traditional single family homes. The proposed use fits within the broad range of uses typically allowed in the L6 General Plan and R-G- A(6) Zoning Ordinance categories. b. The use is necessary or desirable for the development of the community, is in harmony with the various elements or objectives of the General Plan, and is not detrimental to existing uses or to future uses specifically permitted in the zone in which the proposed use is to be located. The proposed subdivision is consistent with the General Plan and zoning designations. Tentative Parcel Map 30843 will have 4 single family residential units. The proposed use is in harmony with the various elements and objectives of the City of Palm Springs General Plan and is not detrimental to the existing uses specifically permitted in the zone in which the proposed use is to be located. C. The site is adequate in size and shape to accommodate said use, including yards, setbacks, walls or fences, landscaping, and other features required in order to adjust said use to those existing or permitted future uses of land in the neighborhood. The applicant is requesting the entitlement of subdividing 30,055 square feet of land into 4 single family residential lots. The proposed lots range in size from 6,650 square feet to 7,360 square feet. The property is currently vacant and is zoned R-G-A(6) (Cluster Residential) with a General Plan designation of L6 (Low Density Residential 4-6 units/acre). The project is within the density allowed by the general plan and is in scale with the surrounding neighbourhood. The proposed homes will be one (1) story with a maximum height of fourteen (14) feet six (6) inches and 2,168 square feet each. The applicant is proposing eight (8) covered parking spaces and eight (8) open parking spaces totaling 16 for the project. Each unit is proposed with a 468 square foot two (2) car garage and a decorative drive. All units will include a pool. A perimeter wall is proposed around the property measuring 6 feet high along the north and west property lines, 7 feet high along the east property line for noise reduction purposes, and 5 feet high along San Carlos to meet the pool fencing requirements. Total building area for the site is 8,672 square feet comprising 29% of the total lot area. Paving, including streets and drive is proposed at 18% of the total lot area and landscaped open space is proposed at 50% of the total proposed development lot area. The Planned Development District includes adjustments to the R-G-A(6) property development standards, namely, minimum lot area, setbacks, minimum building separation, and wall height. The R-G-A(6) zone requires a minimum lot area of 2 gross acres (87,120 J SF). The proposed minimum lot area is 6,650 square feet with units proposed at 2,168 square feet each. Lot sizes range from 6,650 square feet to 7,350 square feet. The R-G- A(6) zone requires a front setback of 25 feet, side front setback of 20 feet, side interior setback of 15 feet, and rear setback of 20 feet. The applicant is proposing a front setback of 20 feet, a side front setback of 16 feet, a side interior setback of 8 feet, and a rear setback of 10 feet. The minimum building separation requirement in a R-G-A(6) is 15 feet. The applicant is proposing a building separation of 10 feet. The wall requirements are standard per Section 93.02.00 of the zoning ordinance. The applicant is proposing a 7 foot high wall on the N. Indian Canyon Drive frontage, a 5 foot high wall on the San Carlos Road frontage, and 6 foot high walls on the north and west property lines. The remainder of the proposal conforms with R-G-A(6) property development standards. d. That the site for the proposed use relates to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use. Access to the property will be from a gated entry on San Carlos Road. Thirty feet of right- of-way and public utility easement on San Carlos and fifty feet on N. Indian Canyon Drive is proposed to be dedicated from the subject tract to the City of Palm Springs. Existing improvements consist of a roll curb and two-lane undivided, unstriped roadway on San Carlos Road and vertical curb and gutter and a four -lane divided, striped roadway on N. Indian Canyon Drive. Internal circulation consists of a 24 foot wide common driveway. The common driveway would be privately maintained as well as the landscaped areas around the development. e. That the conditions to be imposed and shown on the approved site plan are deemed necessary to protect the public health, safety, and general welfare and may include minor modifications of the zone's property development standards. All proposed conditions of approval are necessary to ensure public health and safety including, but not limited to, the application of the Uniform Building Code Seismic Safety Standards, Palm Springs Municipal Code, and the City of Palm Springs Fugitive Dust Control Ordinance. Section 4: Pursuant to Government Code Section 66474 (Subdivision Map Act), the Planning Commission finds that with the incorporation of those conditions attached in Exhibit A: a. The proposed Tentative Map is consistent with applicable general and specific plans. The proposed project is consistent with the General Plan. The General Plan designation for the site is L6 (Low Density Residential 4-6 units/acre). The applicant is proposing 4 units and therefore, is within the density parameters of the General Plan. b. The design of improvement of the proposed subdivision is consistent with the General Plan and any applicable Specific Plan. Pursuant to Government Code Section 66473.5 the Planning Commission finds that the proposed subdivision and the provisions for its design and improvement are compatible with the objectives, polices, and general land uses and program provided in the City's General Plan and any applicable specific plan. All street, drainage, and utilities improvements are subject to the standards of the General Plan and Conditions of Approval associated with TPM 30843 and Case No. 5.0926 - PD-278. C. The site is physically suitable for the type and density of development contemplated by the proposed subdivision. The site is proposed for a 4 lot subdivision on 30,055 square feet of land. There will be no incompatibility issues as the applicant proposes a cluster residential development in scale with the surrounding land uses. A single family residence is to the north, vacant land to the west, N. Indian Canyon Drive and apartments to the east, and a single family residence to the south. d. The design of the proposed subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. The proposed project is categorically exempt from environmental assessment pursuant to Section 15303, multi -family residences of six dwellings units or less within an urbanized area, and per Section 15332, in -fill development projects, of the California Environmental Quality Act (CEQA). Therefore, the design of the proposed subdivision or the proposed improvements are not likelyto cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. K e. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the subdivision and proposed improvements must follow the conditions of approval including, but not limited to, the application of the Uniform Building Code Seismic Safety Standards, and the City of Palm Springs Fugitive Dust Control Ordinance in order to ensure public health and safety. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. A combination sidewalk and bicycle path will be constructed along the N. Indian Canyon Drive frontage as required by the City's Master Plan of bikeways. San Carlos Road will be improved to local street standards. The 24 foot wide common driveway will be privately maintained. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning Commission hereby recommends approval to City Council of Case 5.0926-PD-278 TPM 30843, subject to those conditions set forth in the attached Exhibit A, which are to be satisfied prior to the issuance of a Certificate of Occupancy unless otherwise specified. ADOPTED this 13t" day of November, 2002. AYES: Caffery, Grence, Klatchko, Marantz, Matthews . NOES: Shoenberger ABSENT: Conrad ABSTAIN: ATTEST: CITY OF PALM SPRINGS, CALIFORNIA Planning Commission Chairman Planning tommission Secretary Cr