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HomeMy WebLinkAboutPC Resolution _4818- Case 3.2277 TTM 30925RESOLUTION NO. 4818 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING TTM 30925 AND CASE NO 3.2277, SUBJECT TO THE CONDITIONS STATED, TO SUBDIVIDE 43,926 SQUARE FEET OF LAND INTO 1 LOT WITH 14 CONDOMINIUM UNITS LOCATED AT 1532 VIA MIRALESTE. ZONE R-2, SECTION 11. WHEREAS, Miraleste Partners (the "Applicant") has filed an application with the City pursuant to Section 94.04.00 of the Zoning Code and the Palm Springs Municipal Code Section 9.60 for a Tentative Tract Map to subdivide 43,926 square feet of land into 1 lot located at 1532 Via Miraleste, Zone R-2, Section 11; and WHEREAS, the Applicant has filed Tentative Tract Map 30925 with the City and has paid the required filing fees; and WHEREAS, said Tentative Tract 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 TTM 30925 and Case No. 3.2277, was given in accordance with applicable law; and WHEREAS, on January 8, 2003, a public hearing on the application for Tentative Tract Map 30925 and Case No. 3.2277 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 Tract Map 30925, 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, Tentative Tract Map 30925 and Case No. 3.2277, 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. 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, 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 Tract Map 30925 and Case No. 3.2277 are categorically exempt from environmental assessment per Section 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 94.04.00 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 multi -family complex is authorized by the City's Zoning Ordinance and General Plan. The proposed Tentative Tract Map and Major Architectural application for a 14 unit condominium 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 M-15 (Medium Density Residential 12-15 units/acre) on the City's General Plan Land Use Map and R-2 (Cluster Residential Zone) on the City's Zoning Map. The objective of the M-15 designation is to accommodate various types of medium density residential development, including traditional single family homes, garden apartments, mobilehome parks, multiple - family structures and hotels. The proposed use fits within the broad range of uses typically allowed in the M-15 General Plan and R-2 Zoning Ordinance categories. b 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 43,926 square feet of land into 14 residential condominiums units on one lot. The proposed condominiums units range in size from 1,448square feet to 1,528 square feet. The property is currently vacant and is zoned R-2 (Limited Multiple -family Residential Zone) with a General Plan designation of M-15 (Medium -Density Residential 12-15 units/acre). The project is within the density allowed by the general plan and is in scale with the surrounding neighborhood. The proposed condominiums will be two (2) story with a maximum height of twenty four (24) feet and 4 three bedroom condominiums at 1,528 square feet each and 10 two bedroom condominiums at 1,448 square feet. The applicant is proposing twenty eight (28) covered parking spaces and four (4) open parking spaces totaling 32 for the project. Each unit is proposed with a two (2) car garage and a decorative drive. All units will have access to a common pool, spa, and two barbeque patio areas. Walls are being proposed around the north and south sides of property, these walls will be used for individual courtyards for each of the 14 condominium units. The courtyard walls will be 5 feet high. On the east side of property there will be a wail 6 feet high on property line. All walls will comply with the Zoning Ordinance Section 93.02.00 and have the heights measured from top of curb. Total building ground floor lot coverage is 14,550 square feet comprising of 33% of the total lot area. Decorative paving and landscaped open space is proposed at 67% of the total lot area. Decorative paving is included as open space to meet the open space requirement. The landscaped open space requirement is 50 %. The project includes an adjustment to the R-2 property development standards, for the maximum lot coverage area allowed. The R-2 zone requires lot coverage not to exceed a maximum of 30% of lot area. The existing parcel is 43,926 square feet. The maximum allowable lot coverage is 13,177 square feet (30%). The applicant is proposing 14,550 square feet (33%) building coverage, 3% more than the R-2 zoning standard allows. According to the Palm Springs Zoning Ordinance (Section 94.06.01) the applicant could apply for a Minor Modification when in the public interest, the planning commission or the director of planning and building, without publishing, posting or mailing of notice and without public hearing, may consider and render decisions on slight modifications in the provisions of this Zoning Code, limited to the following: Reduction of yards and distance between buildings, or increase in lot coverage, by not more than twenty (20) percent of the requirement of the zone. The proposed 3 % increase in building coverage is consistent with this provision. c. 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 Via Miraleste. Existing improvements consist of a roll curb on Chuckwalla Road, 6 inch curb and 5 foot sidewalk on Cottonwood Road, and Via Miraleste. Internal circulation consists of a 15 foot wide ingress common driveway and a 15 foot egress common driveway. The common driveway would be privately maintained as well as the landscaped areas around the development. 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. The project is consistent with good development practices and would be beneficial to development in the vicinity. The project will add to the revitalization of the area, which is located in Redevelopment Project Area 9-B. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning Commission hereby approves Case 3.2277, and recommends that the City Council approve TTM 30925, 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 8" day of January, 2003. AYES: Klatchko, Caffery, Marantz, Conrad, Grence, Shoenberger NOES: ABSENT. Matthews ABSTENTIONS: ATTEST: Chairman of the hinning Commission CITY OF PALM SPRINGS, CALIFORNIA kPv.C112Lw,,- SecretarjC& the Planning Commission Al