HomeMy WebLinkAboutPC Resolution _4853- Case 5.0666 TTM 30928RESOLUTION NO. 4853
OF THE PLANNING COMMISSION OF THE CITY OF PALM
SPRINGS, CALIFORNIA, RECOMMENDING APPROVAL OF CASE
5.0666-B-PD-231 FOR A) PRELIMINARY PLANNED
DEVELOPMENT DISTRICT #231, FOR A MIXED USE PROJECT
COMPOSED OF AN 18 HOLE GOLF COURSE, DRIVING RANGE
(GOLF EXPANSION AREA), HOTEL, VACATION OWNERSHIP
UNITS, SINGLE FAMILY HOMES, MULTI -FAMILY HOMES,
(MAXIMUM OF 1450 UNITS) OFFICE, RETAIL USES, SUPPORT
FACILITIES AND A ONE ACRE FIRE STATION SITE; B)
APPROVAL OF TENTATIVE PARCEL MAP #30928; AND C)
ADOPT FINDINGS THAT THE VACATION OF A PORTION OF
THE SAN JOAQUIN RIGHT OF WAY ON A 460 ACRE SITE,
LOCATED AT THE SOUTHEAST CORNER OF VISTA CHINO AND
GENE AUTRY TRAIL (HIGHWAY 111), SECTIONS 7 AND 18.
WHEREAS, D.T. Pat Blew, PS Investment Company, LLC. (the "Applicant") has filed an
application with the City pursuant to Section 9403.00 for a Planned Development District
proposing a golf resort with an 18 hole golf course and golf clubhouse, up to 1450 residential
units and a 400-450 room hotel (totally 1,900 units) including Vacation Ownership units (VOU's)
on approximately 460 acre site located on the Southeast comer of Vista Chino and Gene Autry
Trail (Highway 111), Section 7 and 18.
WHEREAS, D.T. Pat Blew, PS Investment Company, LLC (the "Applicant") has filed an
application for Tentative Parcel Map 30928 located on the Southeast comer of Vista Chino and
Gene Autry Trail (Highway 111), Section 7 and 18; and
WHEREAS, the Applicant 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, said Tentative Parcel Map is for financing purposes; and
WHEREAS, the Applicant has also filed an application for a General Plan Amendment
(associated with Case No. 5.0666-B-PD 231) for the Palm Springs Classic Project with the City
and Planned Development District 231 and TPM 30828 are consistent with this associated
application; and
WHEREAS, Planned Development District 231 includes specified development and
performance standards; and
WHEREAS, San Joaquin is not a General Plan street and the portions of the western 15 feet of
right of way is excess right of way which the City Engineer has deemed not necessary for a
local street: and
WHEREAS, in 1994, the City Council certified the Palm Springs Classic Planned Development
District Final Environmental Impact Report, adopted a Statement of Fact and Findings and a
Statement of Overriding Considerations; and
WHEREAS, the proposed development is considered a "project" pursuant to the terms of the
California Environmental Quality Act ("CEQA'), and an Environmental Assessment and a
Negative Declaration has been prepared for this Project and has been distributed for public
review and comment in accordance with CEQA; and
WHEREAS the Planning Commission at its June 11, 2003, meeting voted in favor of
Preliminary Planned Development District #231, of Tentative Parcel Map #30928, and the
adoption of findings in support of the vacation of a portion of The San Joaquin Right of Way (6-
0; 1 abstention).
THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to CEQA, the Planning Commission finds as follows:
a. The Final Negative Declaration has been completed in compliance with CEQA, the State
CEQA Guidelines, and the City's CEQA Guidelines. The City Council has independently
reviewed and considered the information contained in the Negative Declaration and finds
that it adequately discusses the significant environmental effects of the proposed project
(including the proposed PDD-231, General Plan Amendment, Tentative Parcel Map 30928
and Street Vacation), and that, on the basis of the initial study and comments received
during the public review process there is no substantial evidence that there will be any
significant new adverse environmental effects as a result of the approval of this project
because mitigation measures identified in the Negative Declaration have been incorporated
into the project which mitigate any potential significant environmental effects to a point
where clearly no new significant environmental effects will occur as a result of the project.
The mitigation measures are adopted in Exhibit A of this Resolution. The City Council
further finds that the Negative Declaration reflects its independent judgement.
b. The Negative Declaration adequately covers the current project proposal such that no new
additional impacts will result that were not already addressed in the Final EIR and the
adopted Statement of Facts and Findings and Statement of overriding considerations for
the approved Palm Spring Classic Planned Development.
Section 2:
a. A Mitigation Declaration Program will be adopted for Case No. 5.0666-B-PD-231 and,
Tentative Parcel Map 30928 pursuant to Public Resources Code Section 21081.6 in order
to assure compliance with the above referenced mitigation measures during project
implementation. These mitigation measures are incorporated by reference into the
Conditions of Approval of this project as outlined in Exhibit A of this Resolution.
Section 3:
Pursuant to Section 94.03.00 of the Zoning Ordinance, the City Council 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.
The PDD in -lieu of a change of zone may be adopted by the City Council where a zone
change appears valid for specific uses, and only those uses, proposed by an applicant and
where the applicant agrees to comply with all conditions imposed on the project. In this
case, the applicant is proposing the use of land in a unique way requiring specialized
standards and mix of uses, including various types of residential, hotel, vacation ownership,
golf course, and commercial uses. These uses are located on the property in a manner
that relates well internally and with the surrounding neighborhood. Conditions have been
recommended that further compliments relationships between the project and surrounding
properties. The PDD in -lieu of a change of zone is an appropriate mechanism to provide
for a variety of design and performance standards that would otherwise be difficult to
implement via conventional zoning 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.
i
The proposed Planned Development District will facilitate implementation of the General
Plan which is being amended to have a more residential character, though maintains a
consistent theme for the Palm Springs Classic area which would allow a large scale
planned development to occur that includes golf and tourism facilities. In order to better
integrate into the neighborhood in terms of property development standards, Planned
Development District 231 in -lieu of a change of zone, is being requested by the applicant.
Design standards, Conditions of Approval, and mitigation measures identified through the
environmental reviewprocess address traffic, trails, visual and physical relationships/issues
and are therefore, consistent with General Plan policies. The proposed uses identified in
the Planned Development District are in harmony with the General Plan and will be
compatible with the surrounding greater resort community.
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 project site is 460.7 acres and is of adequate size to contain the proposed golf course,
driving range (and potential golf expansion area),1450 mixed residential uses, and 450 unit
hotel. Design standards and conditions of approval address issues such as bulk, mass,
density, and buffers between residential and surrounding industrial uses, and height
setback criteria that address proposed highrise uses near the intersection of Vista Chino
and Gene Autry Trail.
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 project is adequately available via two major thoroughfares Gene Autry Trail
and Vista Chino. Chia Drive and Tachevah Drive also provide access opportunities. Main
entries for the project will be developed on Gene Autry Trail and Vista Chino. Right turn
entries will be provided to the Resort Village (Hotel/MFR area). Traffic evaluation and
associated proposed mitigation indicates that the circulation systems is capable of carrying
the type and quantity of traffic projected to be generated from the project.
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, the City of Palm Springs Fugitive Dust Control
Ordinance, special setback criteria, and open space criteria.
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 Parcel Map is consistent with applicable general and specific plans.
The proposed project is not consistent with the General Plan, but with the approval of the
General Plan Map Amendment the project will be consistent with the General Plan. The
applicant is proposing 1450 residential units and 450 hotel units and therefore, will be well
within the density parameters of the General Plan and will be consistent with Case No.
5.0666-B.
b. The design of improvement of the proposed subdivision is consistent with the General Plan
and Planned Development District 231.
Pursuant to Government Code Section 66473.5 the City Council finds that the proposed
subdivision and the provisions for related right of way dedications are compatible with the
objectives, polices, and general land uses and program provided in the City's General Plan.
All street, drainage, and utilities improvements are subject to the standards of the General
Plan and Conditions of Approval associated with Case No. 5.0666-13 will be implemented
as part of future Tentative Tract Maps.
C. The site is physically suitable for the type and density of development contemplated by the
proposed subdivision.
The Tentative Parcel Map covers a portion of a larger site (460.7 acres) that is proposed
for 1450 residential units and, 450 hotel and timeshare units on 460 acres. The Tentative
Parcel Map, is for financing purposes, and illustrates parcels consistent with the proposed
development and will be within the maximum allowable density pursuant to the standards
of the Preliminary Planned Development District 231. There will be no incompatibility issues
as the subject property is surrounded by commercial uses and Vista Chino to the north, the
Whitewater River and city limits to the east, the Dream Homes (residential uses) in
Cathedral City to the southeast, Industrial, vacant land and Gene Autry Trail (Highway 111)
to the west, and vacant land 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.
All potential environmental impacts as a result of developing the subject property are fully
disclosed in the Environmental Assessment and previous Final Environmental Impact
Report. The incorporation of the mitigation measures as prescribed in the EA will ensure
that any potentially significant impacts will be reduced to a level of insignificance. Therefore,
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 design of the subdivision or type of improvements is not likely to cause serious public
health problems.
The Tentative Parcel Map is for financing purposes only. The subsequent design of the
related Tentative Tract Maps and proposed improvements will follow the conditions of
approval associated with Case 5.0666-B, 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.
Vista Chino and Gene Autry Trail are already improved to major thoroughfare standards
including sidewalk, curb, and gutter. The Tentative Parcel Map identifies all right of ways
and easements affecting the property and provides for access to all parcels within the
property and provides for dedication of public right of way.
Section 5:
a. San Joaquin Drive is not a General Plan street, therefore, the proposed vacation of the
western 15 feet of Right of Way is consistent with the Circulation Element of the General
Plan.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning Commission
hereby approves Case 5.0666-B-PD 231 — The Palm Springs Classic Planned Development
District, PD-231, and TPM 30928 with right of way dedications as noted in conditions attached to
Case No. 5.0666-B, and finds that the vacation of a portion of the western right of way of San
Joaquin Drive is consistent with the General Plan.
ADOPTED this 11t' Day of June, 2003.
AYES: Klatchko, Matthews, Grence, Marantz, Conrad
NOES:
ABSENT: Caffery
ABSTENTIONS: Shoenberger
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
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Secretary, lanning Commission Chairman, Planning Commissio