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HomeMy WebLinkAboutPC Resolution _4893- Case 5.0956 PD 285RESOLUTION NO. 4893 OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, RECOMMENDING APPROVAL TO THE CITY COUNCIL OF TENTATIVE TRACT MAP 31413 AND CASE NO 5.0956 - PD-285, SUBJECT TO THE CONDITIONS STATED, FOR THE CONSTRUCTION OF A MIXED -USE PROJECT CONSISTING OF 48 RESIDENTIAL CONDOMINIUMS, 18 LIVEIWORK LOFTS, 25759 SQUARE FEET OF RETAIL/FOOD SPACE, 9786 SQUARE FEET OF OFFICE SPACE, ANDAN UP TO 8000 SQUARE FEET RESTAURANT LOCATED ON 11.1 ACRES BOUND BY THE TAHQUITZ CREEK CHANNEL TO THE NORTH, RANDOM ROAD TO THE EAST, MESQUITE AVENUE TO THE SOUTH, AND SOUTH PALM CANYON DRIVE TO THE WEST, ZONE C-1, SECTION 23. AS, Huddle Springs Development, LLC (the "applicant") has filed an application for veltativu Tract Map 31413 and Case 5.0956-PD-285 for the construction of a mixed use development located on 11.1 acres bound by the Tahquitz Creek Channel to the north, Random Road to the east, Mesquite Avenue to the south, and South Palm Canyon Drive to thewest, Zone C-1, Section 23; and WHEREAS, said Tentative Tract 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, notice of the public hearing of the Planning Commission of the City of Palm Springs to consider Tentative Tract Map 31413 and Case No. 5.0956 - PD-285, was given in accordance with applicable law; and WHEREAS, on December 10, 2003, a public hearing on the application for TTM 31413 and Case 5.0956-PD-285 was held by the Planning Commission in accordance with applicable law; and WHEREAS, the proposed project is considered a "project" pursuant to the terms of the California Environmental QualltyAct ("CEQA"), and an Environmental Assessment has been prepared forthis project and has been distributed for public review and comment in accordance with CEQA; and WHEREAS, the Planning Commission has carefully reviewed and considered all of the evidence presented in connection with the meeting on the Project, including but not limited to the staff report, all environmental data including the environmental assessment prepared for the project and 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 TTM 31413 and Case No. 5.0956-PD-285 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: Pursuant to Section 94.03.00 of the Zoning Ordinance, the Planning Commission 0 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 and SP-1. The Planned Development District is an appropriate mechanism for consideration of the project because it allows flexibility in property development standards while also allowing for the mixed use development. If the project is divided between the residential component (eastern portion) and the commercial component (western portion), it complies with all development standards of the R-3 and C-1 zones, respectively, with the exception of building height, the side front setback on Mesquite Avenue for the carports, and the encroachment of the roof into the South Palm Canyon Drive right-of-way. The requested increase in building height is to encourage some architectural creativity and allow the project to be designed in the spirit of the original Huddle Springs. Staff supports the modifications to setbacks and building height. 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. The project will include 48 two-story residential condominiums,18 two-story 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. The project is laid out with the residential component located on the eastern portion of the site and the commercial component on the western portion of the site. The proposed development is located in an area with residential and commercial uses. In addition, the General Plan designation of Resort Commercial for the property encourages active retail and hotel uses. The project site can be divided into a residential component on the eastern portion of the property and a commercial component on the western portion of the property. The site design allows the project to transition from commercial uses to the residential/small hotel uses that are located on Random Road and Mesquite Avenue. The developer has proposed 25759 square feet of retail space and 9786 square feet of office space. In addition, an up to 8000 square foot restaurant is also being proposed and will attempt to recreate the original Huddle Springs restaurant that formerly occupied the southwest corner of the property. Portions of the roofline project into the public right-of-way and will require an encroachment license. C. 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 proposed building setbacks are consistent with what could be allowed in the R-3 and C-1 zone standards, with the exception of the carport setbacks of not less than 16 feet on Mesquite Avenue. The carport roof overhangs will have a setback of 9 feet, compared to the required 12 feet, based on the proposed 16 foot setback. If the setback relief on Mesquite Avenue is not granted, the carports are required to be located 20 feet from property line with roof overhangs 16 feet from the property line. Staff supports the reduced setback for the carports due to the orientation of the site design and the substantial setbacks proposed in other yards. The increase in building height to 31 to 32 feet is to allow for architectural roof projections. Despite the request for increased building height, the residential units will not exceed two stories. The project is sensitive to the surrounding residential development demonstrated by the large setbacks adjacent to Random Road and Mesquite Avenue. In addition, the entire commercial component of the project is located on the western portion of the property, closer to South Palm Canyon Drive in order to allow the transition to the residential uses surrounding the eastern portion of the project site. 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. Existing improvements consist of a vertical curb and gutter and a four lane, undivided, striped roadway on South Palm Canyon Drive, vertical curb and gutter and a two lane undivided, striped roadway on Mesquite Avenue, and intermittent vertical curb and gutter and a two lane undivided, unstriped roadway on Random Road. South Palm Canyon Drive has been improved to major street standards, Mesquite Avenue has been improved to collector street standards, while Random Road is partially improved to local street standards. Access to the project will be from two driveways located on Mesquite Avenue and on South Palm Canyon Drive. The Mesquite Avenue entrance has the ability to adversely impact property owners directly opposite the driveway approach. The Mesquite Avenue driveway approach may either be relocated or other alternative solutions may be proposed by the developer in consultation with affected property owners. Pedestrian access will be from the main entrance fronting on South Palm Canyon Drive but may also be spread throughout the development with the inclusion of sidewalks and proposed outdoor food and retail. The project will result in 3,222 daily trips with 25% of those trips added to Mesquite Avenue. The developer will contribute towards to the design and construction of a entry feature/statement at Mesquite Avenue and Random Road as a part of the traffic calming program for the neighbourhood. A parking analysis performed for the project showed that the project will exceed the required number of parking spaces. Parking is spread throughout the project and is provide at grade and below grade. A future traffic signal will be installed at the South Palm Canyon Drive entry as a part of the timeshare development on the west side of the street. The traffic study completed for the Huddle Springs showed that the streets have the ability to carry the traffic generated by the proposed 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, and the City of Palm Springs Fugitive Dust Control Ordinance. Section 3: 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 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 Circulation Map Amendment to reclassify Mesquite Avenue between South Palm Canyon Drive and Random Road from a secondary thoroughfare to a collector street, the project will be consistent with the General Plan. The collector street designation for this portion of Mesquite Avenue will match existing street improvements. b. The design of improvement of the proposed subdivision is consistent with the General Plan and any applicable Specific Plan. Pursuant to Government Code Section 66473.5 the Planning Commission finds that the proposed subdivision and the provisions for its design and improvement 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 TTM 31413. C. The site is physically suitable for the type and density of development contemplated by the proposed subdivision. Based upon the R-3 standards and the General Plan designation of Resort Commercial, the property has a maximum allowable density of 233 dwelling units. The proposal is for 66 units, 48 of which are residential condominiums while the remaining 18 units are live/work lofts. The project is consistent with the General Plan designation of Resort Commercial, which allows a maximum density of up to 43 units/net acre for resort serving residential uses and encourages a mix of land uses. 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. 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. e. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the subdivision and proposed improvements must follow the conditions of approval 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. Existing improvements consist of a vertical curb and gutter and a four lane, undivided, striped roadway on South Palm Canyon Drive, vertical curb and gutter and a two lane undivided, striped roadway on Mesquite Avenue, and intermittent vertical curb and gutter and a two lane undivided, unstriped roadway on Random Road. South Palm Canyon Drive has been improved to major street standards, Mesquite Avenue has been improved to collector street standards, while Random Road is partially improved to local street standards. Pedestrian access will be from the main entrance fronting on South Palm Canyon Drive but may also be spread throughout the development with the inclusion of sidewalks and proposed outdoor food and retail. NOW, THEREFORE, BE IT RESOLVEDthat, based upon the foregoing, the Planning Commission recommends that the City Council order filing of a Mitigated Negative Declaration and approve Tentative Tract Map 31413 and Case 5.0956-PD-285, subject to those conditions set forth in the attached Exhibit A, which are to be satisfied prior to issuance of a Certificate of Occupancy unless otherwise specified. ADOPTED this Wh day of December, 2003. AYES: Shoenberger, Conrad, Wright, Hochanadel, Grence NOES: ABSENT: Matthews ABSTAIN: Marantz ATTEST: CITY OF PALM SPRINGS, CALIFORNIA �' (�' "J-A� )VMZX"W(--1 Plan ing Commission *airman Planning Ammission Secretary