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HomeMy WebLinkAboutPC Resolution _4819- Case 5.0866 PD 267 TTM 30054RESOLUTION NO. 4819 OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE CASE 5.0866-PD-267 FOR A REVISED PRELIMINARY PLANNED DEVELOPMENT DISTRICT, AND REVISED TENTATIVE TRACT MAP TTM-30054 FOR A GATED 227-UNIT SINGLE FAMILY RESIDENTIAL DEVELOPMENT LOCATED NORTHEAST OF THE INTERSECTION OF SUNRISE WAY AND SAN RAFAEL DRIVE, ZONE R-1-C AND 0-5, SECTION 35. WHEREAS, The Burnett Companies ("Applicants") filed an application with the City pursuant to Sections 9403.00 and 9402.00 of the Zoning Ordinance fora Preliminary Planned Development District and Preliminary Development Plan for a 238-unit single family residential project for the property located northeast of the intersection of Sunrise Way and San Rafael Drive, Zone R-1-C, Section 35; and WHEREAS, an the applicant has filed an application with the City pursuant to Section 9.62.00 et. seq. of the Municipal Code for Tentative Tract Map 30054 (TTM 30054) for the subdivision of a 61.9 acre parcel into a 277 numbered lots and 17 lettered lots; and WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to consider an application for a Tentative Tract Map, and a Preliminary Planned Development District 5.0866-PD-267 (PD 267) was issued in accordance with applicable law; and WHEREAS, said Preliminary Planned Development District, and Tentative Tract Map were 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, on December 12, 2001, a public hearing on the application for TTM 30054 and PD 267 was held by the Planning Commission in accordance with applicable law; and WHEREAS, the Planning Commission 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, all written and oral testimony presented and then voted to recommend that the City Council approve said project; and WHEREAS, on January 16, 2002, a public hearing on the application for a TTM 30054 and PD 267 was held by the City Council in accordance with applicable law; and WHEREAS, the City Council 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, all written and oral testimony presented and then voted to approve said project; and WHEREAS, the applicant subsequently redesigned the proposed project and reduced the number of lots from 238 to 227, in order to provide a location for enhanced amenities, and subsequently request approval of the revised project; and WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to consider an application for a revised Tentative Tract Map, and a revised Preliminary Planned Development District 5.0866-PD-267 (PD 267) was issued in accordance with applicable law; and WHEREAS, on January 8, 2003, a public hearing on the application for TTM 30054 and PD 267 was held by the Planning Commission in accordance with applicable law; and WHEREAS, the Planning Commission 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, all written and oral testimony presented and then voted to recommend that the City Council approve said project. THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to CEQA, the Planning Commission finds that, with the incorporation of proposed mitigation measures, potentially significant environmental impacts resulting from this project will be reduced to a level of insignificance and therefore recommends adoption of a Mitigated Negative Declaration for the project. Section 2: Pursuant to Zoning Ordinance Section 9402.00, the Planning Commission finds that: 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. Pursuant to the Zoning Ordinance, cluster residential development (single family residences) is a permitted use within the R-1-C and 0-5 zones. 0, b. The said use is necessary or desirable for the development of the community, and is in harmony with the various elements or objectives of the General Plan, and is not detrimental to the existing or future uses specifically permitted in the zone in which the proposed use is to be located. The proposed project consists the subdivision of 61.9 acres into 238 lots and the development of a 238 unit, one and two story, detached single family residential project. The use is consistent with the objectives of the General Plan, and numerous improvements, including two recreation areas have been proposed in conjunction with the subject application(s). These recreation areas would feature free -form resort style swimming pools, pas, sun decking, shade arbors and restroom buildings and drinking fountains. The project also features pedestrian pathways and active and passive recreation areas. The project will therefore not be detrimental to the existing or future uses permitted in the zone in which the use is located. C. The site for the intended use 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. This Planned Development District application proposes to provide specific development standards for the project as well as a preliminary development plan as provided for by Zoning Code Section 9403,00. Approval by the Planning Commission and City Council of the preliminary development will constitute approval of the Preliminary Planned Development District. Pursuant to the R-1-C zone, Section 92.01.01.D.10 of the Zoning Ordinance, in order to encourage a more creative approach in the development of land and to allow for more usable open space areas, large scale residential developments may be permitted on site of not less than four and one half acres of land. The land is required to developed as an integrated unit, conforming to density and all other property development standards except that lot area, lot dimensions, and yards may be modified to allow "cluster" and "row" housing: provided the overall development equals the general quality of development in this zone. A number of facts exist in support of this application for PD-267, including the irregular crescent shape of the parcel in question, the provisions for common area improvements with 6.6 acres of devoted to open space and amenities, the private streets proposed as part of this project, and the proposed traffic calming. The proposed 20' parkway along Sunrise Way combine with the 15' minimum rear yard setbacks will produce a building setback of 35' along Sunrise Way, which is consistent with development in the area, most notably the Coyote Run Apartments. A prohibition of two-story units both within 200 feet of the adjacent R-1 zone boundary to the south and in locations visible from the exterior of the project, in consistent with the provisions of the General Plan and the Zoning Ordinance. The 200' setback distance is the standard unit of measurement required between 2 story buildings in higher density zones, such as the R-2 zone and existing single story residences located in the R-1-C zone. Therefore, the site is adequate in size and shape to accommodate the proposed uses, and the proposed project is within allowable density of the R-1-C zone. d. The site forthe proposed use relates to streets and highways properly designed and improved to cant' the type and quantity of traffic to be generated by the proposed use. The proposed project will contribute to improvement of the existing street system that will serve the site, and with said improvements, the public street system will be adequate to carry the type and quantity of traffic to be generated by the proposed use. e. The conditions to be imposed are deemed necessary to protect the public health, safety and general welfare, of the existing neighborhood in which this project is situated. The conditions imposed are necessary to bring the project into compliance with applicable zoning, building, and other regulations to protect the public health, safety, and general welfare of the existing neighborhood in which this project is located. Section 3. Pursuant to 9.62.010 of the Palm Springs Municipal Code and Section 92.01.00 et. sec. of the Zoning Ordinance, the Planning Commission finds that: a. The proposed Tentative Tract Map is consistent with all applicable general and specific plans. The proposed Tentative Tract Map is consistent with the goals and objectives of the L-4 Low Density Residential, General Plan designation which governs the subject property as well as all property adjacent to the subject site. b. The design and improvements of the proposed Tentative Tract Map are consistent with the R-1- C zone in which the property is located. The proposed project is consistent with existing development in the immediate vicinity of the proposed project, particularlythe existing single story residences and mobile home park located to the south and the existing two-story multi family residential development located directly to the west of the property. The site is physically suited for this type of development. The project site is level and each lot contains adequate developable building area. There are no bodies of water, ravines, or significant topographic features on the subject property. d_ The site is physically suited for the proposed density of development. City zoning criteria for the R-1-C and 0-5 zone encourage and allow for a more creative approach in the development of land, which allows for more usable open space areas. Pursuant to Section 92.01.00 of the Zoning Ordinance, large scale residential developments may be permitted on sites of not less than four and one half acres of land. The land is required to developed as an integrated unit, conforming to density and all other property development standards except that lot area, lot dimensions, and yards may be modified to allow "cluster' and "rood' housing: provided the overall development equals the general quality of development in this zone. The proposed project will allow for a housing opportunity which provides common open space amenities, private street and smaller lot sizes. This type of housing product does not currently exist in the community and will provide needed housing product within the community. The General Plan Designation of L4 permits establishes a threshold density of 3 dwelling units per acre and a maximum of 4 dwelling units per acre. The proposed density of 3.66 dwelling units per acre is within the allowable range of density. Thus, the site is physically suited for the proposed number of lots, and the density of the subdivision is consistent with the General Plan. The proposed project which incorporates a more creative approach in the development of land and allows for more usable open space areas is consistent with the provisions of the zoning ordinance. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The Mitigated Negative Declaration prepared for the project determined that the project is adjacent to existing developments to the west and south. Through the implementation of the proposed mitigation measures any environmental impacts regarding animal or plant life will be reduced to a level of less than significant. There are no bodies of water on the subject property and therefore no fish will be disturbed. 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. The design of the subdivision will not conflict with easements for access through or use of the property. A number of easements transect the property; however, the proposed subdivision will not interfere with these easements. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning Commission recommends that the City Council approve Case No. 5.0866-PD-267; and Tentative Tract Map 30054, subject to those conditions set forth in the attached Exhibit A, which are to be satisfied prior to the issuance of building permits unless otherwise specified. ADOPTED this 8th day of January, 2003. AYES: Klatchko, Caffery, Conrad, Grence, Marantz, Shoenberger NOES: ABSENT: Matthews ABSTENTIONS: ATTEST: By: ' Chairman of Planning Commission CITY OF PALM SPRINGS, CALIFORNIA Secretary o he Planning Commission 5 • u m Ee