HomeMy WebLinkAboutPC Resolution _4892- Case 5.0956RESOLUTION NO- 4892
OF THE PLANNING COMMISSION OF THE CITY OF PALM
SPRINGS, CALIFORNIA, RECOMMENDING APPROVAL OF A
GENERAL PLAN AMENDMENT TO RECLASSIFY MESQUITE
AVENUE BETWEEN SOUTH PALM CANYON DRIVE AND
RANDOM ROAD FROM A SECONDARY THOROUGHFARE TO A
COLLECTOR STREET, SECTION 23.
WHEREAS, Huddle Springs Development, LLC (the "applicant") has filed an application with the
City for a General Plan Amendment to the Circulation Element to reclassify Mesquite Avenue
between South Palm Canyon Drive and Random Road, Section 23; and
WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to
consider Case No. 5.0956, a request to amend the General Plan Circulation Element, was given
in accordance with applicable law; and
WHEREAS, on December 10, 2003 a public hearing to consider Case No. 5.0956, 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
Environmental Assessment was prepared and staff found that with the incorporation of proposed
mitigation measures, 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. 5.0956 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 furtherfinds thatwith 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: The subject property is currently vacant, but was formerly occupied by a
supermarket, drugstore, and restaurant. The proposed amendment to the General
Plan Circulation Element will facilitate the construction of a mixed -use project
consisting of 48 residential condominiums, 18 live/work lofts, 25,759 square feet of
retail/food space, 9786 square feet of office space, and an up to 8000 square foot
restaurant.
Section 3: Planned Development District 285 is being proposed in concert with the requested
General Plan Circulation Element Amendment. The reclassification of Mesquite
Avenue between South Palm Canyon Drive and Random Road will match existing
street improvements on Mesquite Avenue and contribute towards the overall traffic
calming program for the Deepwell/Tahquitz River Estates neighborhood. The
amendment to the General Plan Circulation Element will result in the proposed
amendments considered under PD-285 to be in conformity with the General Plan
irMap and Report.
The project has been designed to be a commercial center that will primarily serve
the adjacent residential neighborhood and visitors. The mixed -use concept of the
project is consistent with General Plan Policies 3.22.1., 3.22.5., 5.17.7., and 5.21.1.
that encourage the type of project that is being proposed in order to provide a
diversity of services to residents and visitors and provide adequate buffers and
transitions from commercial to residential land uses while encouraging pedestrian
or alternative traffic.
The proposed project is to amend the General Plan - Circulation Element in order
to reclassify Mesquite Avenue between South Palm Canyon Drive and Random
Road from a secondary thoroughfare to a collector street. Mesquite Avenue is
currently improved to collector street standards at this location with a 60 foot right-
of-way and a 40 foot wide pavement width. A secondary thoroughfare would require
an 80 to 88 foot right-of-way with a pavement width of 64 feet. Mesquite Avenue
east of Random Road is already designated a collector street and traverses a single
family residential neighborhood. Due to the need to transition from a commercial to
residential uses, downgrading Mesquite Avenue at this location will contribute to the
overall traffic calming program currently being proposed and implemented in the
Deepwell/Tahquitz River Estates neighborhood. The traffic study completed for the
associated Huddle Springs project also shows that there is no need to improve
Mesquite to secondary thoroughfare standards because a collector street could
support the projected traffic volume.
The proposed amendment to the General Plan Circulation Element 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 approval of the General Plan Circulation Element Amendment as shown in
Exhibit A.
ADOPTED this 10' day of December, 2003.
Shoenberger, Conrad, Wright, Hochanadel, Grence
CITY OF PALM SPRINGS, CALIFORNIA
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Planning Otmmission Secretary