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HomeMy WebLinkAboutPC Resolution _6394- Case 5.1154 CZ SPRESOLUTION NO.6394 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING THE FINAL LANDSCAPE PLAN FOR THE COMMON AREAS OF THE DESERT PALISADES SPECIFIC PLAN, A DEVELOPMENT OF 110 HOMESITES ON ROUGHLY 117 ACRES IN PLANNING AREA 4 OF THE ENVIRONMENTALLY SENSITIVE AREA — SPECIFIC PLAN ZONE (ESA-SP ZONE) LOCATED AT THE WESTERLY TERMINUS OF RACQUET CLUB ROAD (CASE 5.1154-CZ-SP), WHEREAS, on January 5, 2011, the City Council approved the Desert Palisades Specfic Plan (DPSP) with the condition that the applicant bring back the common area landscape plan and related features to the Planning Commission for review and approval, and WHEREAS, Ed Freeman of Pinnacle View LLC ("Applicant") filed an application with the City pursuant to Sections 92.21.1.05 (ESA-SP Design Standards), Section 94.04.00 (architectural review) of the Zoning Code for approval of the landscape and related features in the common areas of the Desert Palisades Specific Plan, and WHEREAS, notice of public meeting of the Planning Commission of the City of Palm Springs to consider Case 5.1154-CZ-SP was published in accordance with applicable law; and WHEREAS, on April 9, 2014, a public meeting to review the common area landscape and related features was held by the Planning Commission in accordance with applicable law; and WHEREAS, the Desert Palisades Specific Plan is considered a "project" pursuant to the terms of the California Environmental Quality Act ("CEQA"). An Environmental Impact Report (EIR) was adopted by the City Council on January 5, 2011. Subsequently there has been no new information or change in the project scope that was provided in this application or received in any other manner that would cause significant adverse impacts requiring re -circulation of the EIR or further analysis of the project under CEQA, 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, and all written and oral testimony presented. THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS: SECTION 1: The Desert Palisades Specific Plan established a comprehensive approach to the layout and design of the landscape and naturalized features of the Planning Commission Resolution No. 6394 April 9, 2014 Case 5 1154 GP-SP Common Area Landscape Plan for Desert Palisades Specific Plan Page 2 of 5 common areas of the project. The project documents approved in 2011 require the development of several different landscape components. Each component is identified below with a brief summary of how the final common area landscape plan conforms to the requirements of both the zoning code and the DPSP itself. 9. Perimeter landscape buffers comprised of berms with drought tolerant trees and plant material, boulders relocated from the construction of the private roadways and underground utilities, and other landscape features. The final landscape plan proposes perimeter landscape buffers comprised of berms with drought tolerant trees and other plant material. The perimeter landscape buffer incorporates a large number of rocks and boulders relocated from the construction of the roadways and utility infrastructure on site. The trees and plant material are, for the most part, species that are part of the natural plant palette of Chino Cone. Tree types include, desert willow, mesquite, palo verde, creosote bush, desert ironwood and acacia. Plant material includes burrobush, brittle bush, yellow spurge, chuparosa prickley pear, and rush milkweed. 2. Landscaping and walking surfaces for a public access hiking trail along the old Chino Canyon Road roadbed. The DPSP integrates and extends the network of hiking and pedestrian trails in the Chino Cone Alluvial Fan area. This includes a hiking trail that connects the western terminus of Racquet Club Road with Tram Way and another that follows the alignment of the old Chino Canyon Road right-of-way. The preliminary landscape plan also showed a proposed hiking trail along the top of the boulder berm along Tram Way. However when the Winter Park Authority repaved Tram Way in the past year or so, it incorporated this particular trail as a wide, paved biking/hiking lane along the southern edge of Tram Way. 3. At least one nature interpretative center in each planning area. (a requirement of the ESA-SP zone and noted in COA PLN 36 for this project). Pursuant to PSZC Chapter 92.21.1.05.D.24 "Design Standards", At least one nature interpretative center in each planning area shall be provided as part of the development of the public trails system. The DPSP landscape plan incorporates three seating areas and interpretative markers along the hiking trails within the development; one at the project entry, one marking an entry point for the old Chino Canyon Roadbed trail, and another along the Chino Canyon Roadbed trail that provides interpretative information at a remnant of an irrigation flume. The seating is created from simple stones that are proposed to be cut into benches. Filtered shade is provided via trees planted adjacent to the interpretative markers. 4. Landscaping at the project entry. Planning Commission Resolution No. 6394 April 9, 2014 Case 5.1154 GP-SP Common Area Landscape Plan for Desert Palisades Specific Plan Page 3 of 5 The project entry landscape is comprised of naturalized groupings of trees, rocks, boulders and drought -tolerant plants. A trail head with a stone marker connects the project entry with a hiking trail that ultimately connects to the Tram Way Road hiking/biking lane. Decorative stone and pre -cast pavers are proposed in the roadway at the project entry gates, which are proposed only at the vehicular entrance to the project. Pedestrian access to the trails is not gated or restricted. (a requirement of the ESA-SP zone). 5. Landscaping and signage at the trailheads. Two trailheads will occur within the DPSP project: (1) at the project entrance and (2) at start of the Chino Canyon Road trail. These trailhead markings are proposed as simple large stone boulders with interpretative and identification letters laser cut into the stone. 6. Landscaping to screen and mitigate the visual impacts of the DWA water tanks that are part of the project. As noted in the Environmental Impact Report (EIR) for the DPSP, dated December, 2009, page 47, the project proposes two large Desert Water Agency storage tanks near the southwest corner of the project site. EIR Mitigation Measure MM 3.1-1(c) denotes "The Desert Water Agency shall paint the sides of the reservoir an earth tone color to reduce the reflectivity and visibility from off0site vantage points. Landscape materials shall be introduced where practical around the tank to further reduce the visual impacts." The project proposes a grove of trees to be planted around the DWA reservoir tanks to partially screen and soften the appearance of the large, above -ground tanks. Tree species include a mix of 24 inch box Ironwood, and Palo Verde trees. 7. Site furnishings, interpretative signage and related structures. The DPSP incorporates interpretative signage at trailheads and special points of interest along the public -access hiking trails. The interpretative signage provides four "themes" or "feature topics" that are explained along the trails: Cultural, Geographical, Horticultural and Wildlife. These four themes or topics are featured on each marker and help explain the natural features of the area and the inter -relationship of the four topics throughout the site. 8. Proposed construction staging areas. The applicant has proposed a construction staging area on -site near the project main entry at the western terminus of Racquet Club Road as can be seen in the exhibit below, The applicant will be required to comply with all dust control, soil erosion prevention, stormwater pollution control practices and other applicable regulatory procedures (including cessation and/or reduction of on -site activities during the Big Horn Sheep lambing season) throughout the duration of the development of the common areas of the project site. The temporary construction staging area is appropriately located to minimize site impacts. Planning Commission Resolution No. 6394 April 9, 2014 Case 5.1154 GP-SP Common Area Landscape Plan for Desert Palisades Specific Plan Page 4 of 5 I The roadways have been staked and surveyed multiple times by the project team seeking to align and place road and utility infrastructure carefully and such that they require minimal grading and site disturbance. SECTION 2: ESA-SP zone Design Guidelines and Re uired Findings. Zoning Code Section 92.21.1.05.1 (Design Guidelines Findings for Approval) requires that the City make the following findings in addition to determining conformity with the Architectural Review Guidelines of Zoning Code Section 94.04.00. Any application for development project within the ESA-SP zone may only be approved if, in addition to the findings contained in Section 94.04.00 of the Palm Springs Zoning Code, the following findings are made: 1. The project meets or exceeds open space area requirements of this Section and in accordance with the conservation plan, and adequate assurances are provided for the permanent preservation of such areas. The project was determined consistent with this finding in its initial review by the City Council. No change has been proposed to the common areas in the present submittal that would affect this finding. 0 2. The project provides the maximum retention of vistas and natural topographic features including mountainsides, ridgelines, hilltops, slopes, rock outcroppings, arroyos, ravines and canyons. The project was determined consistent with this finding in its initial review by the City Council. No change has been proposed to the common areas in the present submittal that would affect this finding. 3. The project has been adequately designed to protect adjacent property, with appropriate buffers to maximize the enjoyment of the subject property and surrounding properties. The project was determined consistent with this finding in its initial review by the City Council. No change has been proposed to the common areas in the present submittal that would affect this finding. 4. The project will not have a negative fiscal impact on the city or its citizens. Planning Commission Resolution No. 6394 April 9, 2014 Case 5.1154 GP-SP Common Area Landscape Plan for Desert Palisades Specific Plan Page 5 of 5 The project was determined consistent with this finding in its initial review by the City Council. No change has been proposed to the common areas in the present submittal that would affect this finding. SECTION 3: The Desert Palisades Specific Plan is considered a "project" pursuant to the terms of the California Environmental Quality Act ("CEQA). An Environmental Impact Review (EIR) was adopted by the City Council on January 5, 2011. Subsequently, there has been no new information or change in the project scope that was provided in this application or received in any other manner that would cause new significant adverse impacts requiring re -circulation of the EIR or further analysis of the project under CEQA, and, NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning Commission hereby approves the final landscape plan and related features including the landscaping, the entry feature, the trail heads, the perimeter boulder berms and open space, the interpretative centers, grading, site furnishings and structures, and construction staging area, which are located in the common areas of the Desert Palisades Specific Plan as outlined in the drawings and documents date stamped February 19, 2014 and subject to all previously noted conditions of the City Council approval dated January 5, 2011. ADOPTED this 9th day of April 2014. AYES: 3, Commissioner Calerdine, Commissioner Klatchko and Commissioner Lowe NOES: 1, Vice -Chair Hudson ABSENT: 2, Commissioner Roberts and Chair Donenfeld ABSTAIN: 1, Commissioner Weremiuk ATTEST: CITY OF PALM SPRINGS, CALIFORNIA Margo Wheeler, AICP Director of Planning Services m Eel