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HomeMy WebLinkAboutPC Resolution _5003-Case 5.0982 PD 290 TTM 31848RESOLUTION NO. ,'Q D 3 OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, RECOMMENDING APPROVAL TO CITY COUNCIL OF PLANNED DEVELOPMENT DISTRICT PD- 290 AND TENTATIVE TRACT MAP TTM-31848, FOR THE PALM SPRINGS VILLAGE, CONSTRUCTION OF AN EIGHTEEN HOLE GOLF COURSE, CLUBHOUSE, 1,236 RESIDENCES ON 309 ACRES INCLUDING, 798 SINGLE FAMILY RESIDENTIAL UNITS AND 458 MULTI -FAMILY RESIDENCES, AND DEDICATION OF A 7.55 ACRE PARK SITE, LOCATED NORTH OF SAN RAFAEL ROAD, EAST OF INDIAN CANYON DRIVE, SOUTH OF THE WHITEWATER RIVER AND WEST OF SUNRISE WAY, ZONE R- 1-C, SECTION 35. WHEREAS, Cathton Holdings, Inc, McComic Consolidated, and Transwest Housing (the "Applicant") has filed an application with the City pursuant to Palm Springs Municipal Code Section 9.60 for a Tentative Tract Map to subdivide 309 acres into 782 parcels, including two multi -family parcels, and parcels for a 90 acre golf course, clubhouse and a golf maintenance facility and for development o€1,236 residences, located north of San Rafael Road, east of Indian Canyon Drive, south of the Whitewater River and west of Sunrise Way, on APN# 669-330-016, 031, 035 and 036, Zone R-1-C, Section 35; and WHEREAS, the Applicant has filed Tentative Tract Map 31848 with the City and has paid the required filing fees; and WHEREAS, the Applicant has filed Planned Development District, Case No. 5.0982-PD-290 with the City and has paid the required filing fees; 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, on January 12, 2004, the Design Review Committee reviewed and recommended approval of said project; and WHEREAS, on February 6, 2004 and April 1, 20004, as part of the Office of Neighborhood Involvement and Public Participation (ONIPP), noticed community meetings were held to inform the community about the proposed project and to solicit public input; and WHEREAS, notice of the public hearing of the Planning Commission of the City of Palm Springs to consider TTM 31848 and PDD 290, was given in accordance with applicable law; and WHEREAS, on April 7, 2004, a public hearing on the application for Tentative Tract Map 31848 and Planned Development District 290 was held by the Planning Commission in accordance with applicable law; and WHEREAS, pursuant to Government Code Section 66412.3, the Planning Commission has considered the effect of the proposed subdivision, Tentative Tract Map 31848, on the housing needs of the region in which Palm Springs is situated and has balanced these needs against the public service needs of its residents and available fiscal and environmental resources; the approval of the proposed project represents the balance of these respective needs in a manner which is most consistent with the City's obligation pursuant to its police power to protect the public health, safety, and welfare; and WHEREAS, the proposed preliminary planned development district, Case No 5.0982-PD- 290subdivision, and Tentative Tract Map 31848, are considered a "project" pursuant to the terms of the California Environmental Quality Act ("CEQA'), and an Environmental Assessment has been prepared for this 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 31848 and PD 290, 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. Pursuant to CEQA, the Planning Commission finds that a draft Initial Study and Mitigated Negative Declaration has been prepared and completed in compliance with CEQA, the State's CEQA Guidelines, and the City's CEQA Guidelines; the Initial Study and Mitigated Negative Declaration (MND) adequately addresses the general environmental setting of the proposed Project, its significant environmental impacts, and mitigation measures related to each potentially significant environmental effect for the proposed Project. The Planning Commission therefore certifies the Initial Study as complete and files the Mitigated Negative Declaration and Environmental Assessment. The Planning Commission has reviewed and analyzed the information contained in the Initial Study and Mitigated Negative Declaration and determined that the Initial Study prepared for the project adequately evaluated the potential environmental impacts of the project and concluded that although the project has the potential to have a significant effect on the environment, the project will not have a significant impact on the environment because the proposed mitigation measures which will be incorporated into the project as conditions of approval will reduce the project related environmental impacts to a level of less than significant. The Planning Commission has reviewed and analyzed information contained in the Mitigated Negative Declaration prior to taking action on the Planned Development District and the General Plan Amendments and recommends that the Planning Commission certify the Mitigated Negative Declaration as complete. The MND reflects the independent judgment of the Planning Commission. The Planning Commission finds that the mitigation measures identified in the Initial Study are necessary to reduce or avoid significant impact to a level of less than significant and incorporates the same herein by reference. By adoption of this resolution, the Planning Commission recommends that the City Council certify the Initial Study as complete and order the tiling of the Mitigated Negative Declaration, and Environmental Assessment for Case 5.0982-PD-290 and incorporates same herein by reference. lion 2: 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 and any applicable specific plan. Lion 3: Pursuant to Government Code Section 66474 (Subdivision Mapr.Act), the Planning Commission finds that with the incorporation of those conditions attached in Exhibit A: The proposed Tentative Map is consistent with applicable general and specific plans The proposed project is consistent with the General Plan. The General Plan designation for the site is CDL-6, controlled low density residential. The General Plan would allow a maximum of 1854 units on site if the units were part of an affordable housing program, or 1236 dwelling units on the project site as part of a market rate project. No element of affordable or subsidized housing is incorporated into this project. The applicant is proposing 1236 units and therefore, is within the density parameters of the General Plan 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 31848. General Plan Policy 3.5.2 allows a height of 18' in an R-1-C zone with a maximum of 25' height. In addition, the applicant has requested relied from the strict provisions of the R-1- C; with front setbacks from 25' to 5', and; side setbacks from 10' for an interior lot to 5' for an interior lot; and rear setbacks from 15' to 10', for covered patios only. Relief to these codes have been determined to be compatible with overall goals and policies of the General Plan in order to provide quality architecture, open space and distinctive landscape elements. Therefore it is concluded that the relief to certain code standards will not be in conflict with the overall intent of the General Plan. 4. The site is physically suitable for the type and density of development contemplated by the p proposed subdivision. The site is proposed for 1,236 residences on 309 acres of land. The proposed development does not exceed maximum allowable density of 1,236 units, as permitted under the General Plan and Zoning Code. The subject property is surrounded with a mix of single-family and multi -family residential uses and acts as a transition area from a more dense development style to the east to single-family residences developed to single- family residential standards of development to the south. The applicant proposes a small lot subdivision, with substantial golf course and clubhouse amenities, transferring density from the golf course and recreational amenities to the residential portions of the project, providing a mix of housing products, with overall low and medium density residential development that will be compatible with the surrounding neighborhood. 5. 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 demolition of existing structures has been determined not to have a significant impact to any historic structures. 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 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. The applicant will be required to construct on and off -site improvements including Sunrise Parkway, Indian Canyon Drive, Sunrise Way and San Rafael street improvements, including sidewalks around the project perimeter, interior private streets 37 feet in width, under -grounding of all utility lines, an twelve (12) foot wide bikeway/pedestrian path in the public right-of-way adjacent to the subject site on Indian Canyon Drive, Sunrise Parkway and San Rafael Road and other landscape design features within the public right of way for the use of the public at large. Therefore, the design and the type of improvements proposed will not conflict with easements acquired by the public at large but improve upon them. The PS Village HOA will be required to maintain Sunrise Parkway, Section 4: Pursuant to Zoning Ordinance Section 9402.00, the Planning Commission finds that: 1. 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 for the underlying R-1-C zone, single-family residential development is a permitted use. 2. 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 a 782-lot subdivision and tentative tract map of 309 acres to provide for the construction of 1,236 residences, with single -story units and a limited number of two-story units. The single -story units shall be located on around the perimeter of the project. The project site is unimproved and will require the improvement of public utilities, which presently connect to the site. The project includes bikeways along Indian Canyon Drive, San Rafael, and Sunrise Parkway, and an equestrian trail along the north side of Sunrise Parkway The project will be gated and includes walls and fences around the perimeter of the project. Vehicular access will provided at three entryways, two on Sunrise Parkway and the third on Avenida Caballeros. This residential project provides for a range of housing solutions, is in harmony with the objectives of the General Plan, is desirable for the development of the community and is not detrimental to the existing or future uses specifically permitted in the zone for which it is proposed. 3. 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. The project site is 309 acres and is of adequate size to accommodate said use. Pursuant to the development standards for the R-1-C, garden apartment and cluster residential and single-family zone standards, respectively, the proposed project presents a more creative approach in the development of land and creates a harmonious in -fill development between existing single and multiple family neighborhoods. Density standards for numbers of dwelling units proposed does not exceed the maximum allowed by the General Plan and the underlying zoning designation. The Indian Canyon Drive street facade will be softened with an irregular wall design and landscape design. This Planned Development District intends to adhere to the General Plan goals, policies and objectives of the CDL-6 General Plan designation, while maintaining good zoning practices while including certain desirable departures from the strict provisions of the R-1-C zoning classifications. Therefore, it is determined that the site for the intended use is adequate in size and shape to accommodate said use. 4. 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 cant' the type and quantity of traffic to be generated by the proposed use. 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. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning Commission hereby recommends that the City Council order filing of a Mitigated Negative Declaration and approve TTM 31848 and PD - 290, subject to those conditions set forth in the attached Exhibit A, which are to be satisfied prior to the issuance of a Certificate of Occupancy unless otherwise specified. ADOPTED this 7th day of April, 2004. AYES: NOES: Q ABSENT: J ABSTAIN: p ATTEST: CITY OF PALM SPRINGS, CALIFORNIA �' a A�Z — - PI ing Commissi Chairman Planning edimmission Secretary