Loading...
HomeMy WebLinkAboutPC Resolution _4848- Case 5.0948 PD 283RESOLUTION NO.4848 OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, RECOMMENDING APPROVAL OF CASE NO. 5.0948-PD-283, AN APPLICATION BY KRIZMAN DESERT INVESTMENTS, LLC, FOR A PLANNED DEVELOPMENT DISTRICT AND TENTATIVE TRACT MAP 31263, FOR THE SUBDIVISION OF A 2.13 ACRE PARCEL INTO A SINGLE LOT FOR CONDOMINIUMS PURPOSES AND FOR DEVELOPMENT OF 30 TWO-STORY CONDOMINIUMS, LOCATED AT THE NORTHEAST CORNER OF INDIAN CANYON DRIVE AND FRANCIS DRIVE, ZONE R-2, SECTION 2. WHEREAS, Krizman Desert Investments ("Applicant") filed an application with the City pursuant to Sections 94.03.00 and 94.02.00 of the Zoning Ordinance for a Planned Development District and Preliminary Development Plan for a 30-unit two story, residential project for the property located at the north east comer of Indian Canyon Drive and Francis Drive, Zone R-2, Section 2; and WHEREAS, an the applicant has filed an application with the City pursuant to Section 9.62.00 et. sect. of the Municipal Code for Tentative Tract Map 31263 for the subdivision of a 2.12 acre parcel into a single parcel for subdivision purposes; and WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to consider an application for Tentative Tract Map 31263 and a Planned Development District 5.0948-PD- 283 (PD 283) was issued in accordance with applicable law; and WHEREAS, said 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 May 14, 2003 and May 28, 2003, a public hearing on the application for TTM 31263 and Case No 5.0948-PD-283 was held by the Planning Commission in accordance with applicable law; and WHEREAS, 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, all written and oral testimony presented; and WHEREAS, on May 28, 2003, the Planning Commission voted to recommend that the Planning Commission approve said project; and THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to CEQA, the Planning Commission finds that, pursuant to Section 15332 of the California Environmental Quality Act Guidelines, the project is an in -fill development, and therefore is exempt from further environmental review. 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 forthe underlying R-2 zone, limited multiple family residential development, condominiums, are a permitted use. 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 of subdividing 2.12 acres into a single lots for condominiums purposes. The site has a current zoning designation of R-2 and a General Plan designation of Residential Medium-15 (15du/ac). The applicant is proposing a Planned Development District (PDD) and Tentative Tract Map (TTM 31263). The proposed project includes 30 two- story condominiums. The project also includes private recreational opportunities (swimming pools, and spas). Unit sizes will range from 1,600 square feet to 1,900 square feet. The development will have a primary access from Sunny View Drive and exit to Indian Canyon Avenue, both of which are public streets. 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 94.03.00. Approval by the Planning Commission and Planning Commission of the preliminary development will constitute approval of the Preliminary Planned Development District. The site is zoned R-2 "Limited multiple family residential zone". Pursuant to the R-2 zone, Section 92.03.01.A.2 of the Zoning Ordinance, Multi -Family dwellings are permitted in the zone. A number of facts exist in support of this application for PD-283, including the provisions for common area improvements with 1.06 acres of area, or 50% of the site, devoted to common open space and amenities in addition to the provision of private rear yards patios and balconies. The site is adequate in size and shape to accommodate the proposed uses, and the proposed project is within allowable density of the underlying R-2 zone. d, 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. 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: a 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: 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 Residential M-15, Medium -Density Residential, General Plan designation which governs the subject property as well as all property adjacent to the subject site. The design and improvements of the proposed Tentative Tract Map are consistent with the underlying R-2 zone in which the property is located. The proposed project is consistent with existing development in the immediate vicinity of the proposed project, particularly the existing two story, multi -family residences located to the north and south. The site is physically suited for this type of development. The project site is fairly level and contains adequate develop able building area. There are no bodies of water, ravines, or significant topographic features on the subject property. J. The site is physically suited for the proposed density of development. ft- e. City zoning criteria for the underlying R-2 zone and M-15 General Plan designation encourage and allow for a more creative approach in the development of land, which allows for more usable open space areas. Pursuant to Section 92.03.00 of the Zoning Ordinance, the R-2 zone is intended for the development of mediums -density multiple family residences. The proposed project will allow for a housing opportunity which provides common open space amenities, private balconies and patios and condominium ownership. There is demand for this type of housing product in the community. The project will provide needed housing product within the community. The General Plan Designation of M-15 permits establishment of a maximum of 15 dwelling units per acre. The proposed density of 14.08 dwelling units per acre is within the allowable range of density. Thus, the site is physically suited for the proposed condominium project, and the density of the project 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, therefore the proposed project is consistent with the provisions of the zoning ordinance. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The project site is surrounded by development. The project is adjacent to existing developments to the north, south, east and west. There are no bodies of water on the subject property and therefore no fish will be disturbed. The project site is of little or no value LI as habitat area. An easement for Southern California Edison transects the property. Two separate electrical lines, one located along the west perimeter of the site and the other located in the south-east comer of the site will be relocated underground by the applicant. JOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning Commission iereby recommends approval of Case No. 5.0948-PD-283; and Tentative Tract Map 31263, subject o 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 28th day of May, 2003. AYES: Klatchko, Caffery, Conrad, Marantz, Shoenberger NOES: ABSENT: ABSTENTIONS: Matthews, Grence ATTEST: C irman of the Planni g Commission CITY OF ALM SPRINGS, CALIFORNIA Secretary the Planning Commission