HomeMy WebLinkAboutPC Resolution _4870- Case 5.0966 GPARESOLUTION NO. 4870
OF THE PLANNING COMMISSION OF THE CITY OF PALM
SPRINGS, CALIFORNIA, RECOMMENDING APPROVAL
OF A GENERAL PLAN AMENDMENT SO AS TO
REDESIGNATE 5.8 ACRES FROM L2 (LOW DENSITY
RESIDENTIAL 2 UNITS/ACRE) TO L6 (LOW DENSITY
RESIDENTIAL 4-6 UNITSIACRE) FOR PROPERTY
LOCATED AT THE NORTHWEST CORNER OF SOUTH
PALM CANYON DRIVE AND MURRAY CANYON DRIVE,
ZONE R-2, SECTION 36..
WHEREAS, the City of Palm Springs, Hollyhills Development, and Jay Reynolds for Palm
Canyon Townhomes, LLC, (the "applicant") have filed an application for a General Plan
Map Amendment to redesignate 5.8 acres of land from L2 (Low Density Residential 2
units/acre) to L6 (Low Density Residential 4-6 unitslacre) for property located at the
northwest corner of South Palm Canyon Drive and Murray Canyon Drive; and
WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm
Springs to consider Case No. 5.0966 GPA, a request to amend the General Plan Map, was
given in accordance with applicable law; and
WHEREAS, on August 13, 2003 a public hearing to consider Case No. 5.0966 GPA, a
request to amend the General Plan Map, was held by the Planning Commission in
accordance with applicable law; and
WHEREAS, in accordance with Section 15063 of the California Environmental Quality Act,
an Initial Study was prepared and staff found that the proposed project could not have a
significant effect on the environment; 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.
THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to CEQA, the Planning Commission finds that the current
environmental assessment for Case No. 5.0966 GPA adequately addresses
the general environmental setting of the proposed Project, its significant
environmental impacts, and the mitigation measures related to each
significant environmental effect for the proposed project. The Planning
Commission further 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:
Currently, all 4 lots are zoned R-2 (Limited Multiple Family), which is
inconsistent with the General Plan designation of L2. The L2 designation
is typically associated with single family residential estate -type housing. The
4 lots are surrounded by multi -family development to the south, west, north,
and east as well as a timeshare resort to the east of the Palm Canyon
Townhomes project. The 4 lots also either have frontage or are near South
Palm Canyon Drive. Given the existing and future development around the
lots, staff found that an L6 designation would be more appropriate for the 4
lots. The proposed L6 designation would allow multi=family development
consistent with the surrounding development.
The proposed General Plan Amendment will facilitate the construction of up
to 35 units on 5.8 acres. The project site is currently zoned R-2, inconsistent
with the General Plan designation of L2. In 1993, the City embarked on a
zoning consistency program. However the program was not completed with
respect to the 4 lots and therefore, the property has remained zoned for
multi -family land uses but designated for single family uses on the General
Plan. In analyzing the development of the surrounding community since
1993, staff concluded that the multi -family designation of L6 (Low Density
Residential 4-6 units/acre) would be appropriate for the project site, given
the multi -family land uses immediately in the vicinity of the project site. A
General Plan Amendment is proposed to change the designation of the
property from L2 to L6. The L6 designation is consistent and compatible
with the existing development pattern in the neighborhood, as the project is
surrounded by the Canyon Heights condominiums to the west and south,
Vista Canyon condominiumsto the north, and residential condominiums and
a timeshare resort to the east. The current designation of L2 is associated
primarily with single-family residential estate -type land uses, which may not
be appropriate given the location of the site, surrounding land uses and
zoning, and proximity of the site to a secondary thoroughfare. With the
approval of the General Plan Amendment, the proposed project will not
result in any conflicts with the General Plan or zoning ordinance.
Section 3: The amendment to the General Plan will result in the proposed change of
zone being in conformity with the General Plan Map and Report.
Section 4: The subject property is suitable for the uses intended in the General Plan
designation and the uses permitted in the proposed zone, in terms of
access, size of parcel, relationship to similar or related uses, and other
considerations deemed relevant by the Commission.
Section 5: The proposed change of zone and change of General Plan designation is
necessary and proper at this time, and is not likely to be detrimental to the
adjacent property or residents.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning
Commission hereby recommends that the City Council approve Case No. 5.0966 GPA, as
shown in Exhibit A.
ADOPTED this 13' day of August, 2003.
AYES: Shoenberger, Marantz, Grence, Conrad, Wright, Hochanadel
NOES:
ABSENT: Matthews
ABSTAIN:
ATTEST:
�,OL,_ �__
_ U4AJ
Cha an of the Planning Vommission
CITY OF PALM SPRINGS, CALIFORNIA
Secre aryf the Planning Commission