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Home My WebLink About10/18/2006 - STAFF REPORTS - 1.C. F?PAM Sa F° c- � City of Palm Springs U � N Department of Public Works and Engineering + COHaaRniEO,>'0 3200 E. 'Lingwcz CanyunWly • r'ILM Spiings, Califoulia 92262 XVI 'T'[I; (760) 323.825D • F,Lx. (760) 322-5360 • %V.b; www.ci palm-sp1i1,tis.c1 LGs 9�/FORS January 27, 2009 Gordon Elkins 993 E. Parocela Place Palm Springs, CA 92264 Attn: Gordon Elkins Re: Parcel Map 35046 (Condominium Conversion) Please consider this letter as the City of Palm Springs' notice that the obligations between you and the City have been completed. Fomotor Engineering has provided the City with a letter stating that the monumentation work for this project has been completed and that they have been paid for the work. Please find enclosed the refund of your $400 cash bond that you provided as monumentation security for this project. If you have any questions, I can be reached at (760) 323-8253, extension 8741- Sinceerelly,, Carol Templeton Engineering Associate cc- Gordon Elkins via email,James Thompson City OTerk,PM35046111e Ll C ( :O co _ GwI Post Office Box 2743 • Palm Springs, California 92263-2743 City Council Minutes October 18,2006 Page 6 AVENUE AND WEST OF BELARDO AND EAST MESQUITE AVENUE, ZONE R-3, SECTION 22,"and direct staff to review the driveway back-up area requirements, and adjust if necessary during the final map approval process. Motion Councilmember 'McCulloch, seconded by Councilmember Mills and carried 3-1 on a roll call vote. AYES: Councilmember McCulloch, Councilmember Mills, and Mayor Oden. NOES; Councilmember Pougnet. ABSENT: Mayor Pro Tem Foat. 1,C. AN APPLICATION BY BRUCE R. OSTRANDER FOR GORDON ELKINS, ET AL, FOR TENTATIVE PARCEL MAP 35046 TO SUBDIVIDE THE AIRSPACE FOR AN APPROXIMATE 0.22-ACRE PARCEL FROM TENANCY-IN-COMMON OWNERSHIP OF FOUR ATTACHED MULTI- FAMILY UNITS TO CONDOMINIUM OWNERSHIP LOCATED AT 993 EAST PAROCELA PLACE, ZONED R-2, SECTION 23: Craig Ewing, Director of Planning Services, provided background information as outlined in the staff report dated October 18, 2006. Mayor Oden opened the public hearing, and the following speakers addressed the City Council_ BRUCE OSTRANDER, Representing Applicant, requested the City Council approve the project. BOB HELBLING, Palm Springs, slated his support for the project, and requested the City Council approve the project. No further speakers coming forward, the public hearing was closed. Councilmember Mills commented on the lack of covered parking for substandard lots for these types of conversions. Councilmember Pougnet requested staff address the conversion issues and the covered parking issues. Councilmember McCulloch requested the City Attorney address the issue as setting a prescient. -ACTION: Adopt Resolution No. 21739, "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING A PARCEL MAP TO ',SUBDIVIDE AIRSPACE FOR CONDOMINIUM OWNERSHIP OF FOUR EXISTING ATTACHED MULTI- FAMILY UNITS, LOCATED AT 993 EAST, PAROCELA PLACE, SECTION City Council Minutes October 18,2005 Page 7 23, APN: 508-215-004_" Motion Councilmember Pougnet, seconded by Mayor Oden and carried 3-1 on a roll call vote. AYES: Councilmember McCulloch, Councilmember Pougnet, and Mayor Oden, NOES: Councilmember Mills. ASSENT: Mayor Pro Tern Foat. The City Council directed staff to schedule a', City Council study session to discuss covered parking requirements for substandard lots and conversions. 1.D„ AN APPLICATION BY FIVE STAR DEVELOPMENT, LLC, OWNERS OF IRONWOOD CONDOMINIUMS, REQUESTING APPROVAL OF A TENTATIVE TRACT MAP 34933 FOR THE DEVELOPMENT OF TWELVE TWO-BEDROOM RESIDENTIAL CONDOMINIUM UNITS, ON A SITE MEASURING APPROXIMATELY THREE QUARTERS OF AN ACRE,_ LOCATED AT 720 AND 750 SOUTH CALLE PALO FIERf;O, ZONE R-3, SECTION 23: Craig Ewing, Director of Planning Services, provided background information as outlined in the staff report dated October 18, 2006. Mayor Oden opened the public hearing, and the following speaker addressed the City Council. LARRY HOCHANADEL, Representing Applicant, stated he was available for any questions, and requested the City Council approve the project. No further speakers coming forward, the public hearing was closed. Councilmember Pougnet requested staff address the use of the adjoining properties. ACTION: Adopt Resolution No. 21740, "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING TENTATIVE TRACT MAP 34933 TO DIVIDE AIRSPACE FOR A ONE LOT CONDOMINIUM MAP TO CONSTRUCT TWELVE RESIDENTIAL CONDOMINIUM UNITS LOCATED AT 720 AND 750 SOUTH CALLE PALO FIERRO, ZONE R-3, SECTION 23," Motion Councilmember Mills, seconded by Councilmember Pougnet and unanimously carried 4-0 on a roll call vote. AYES: Councilmember McCulloch, Councilmember Mills, Councilmember PoLgnet, and Mayor Oden. NOES: None. ABSENT: Mayor Pro Tem Foat. �°�FALM sA4 iy u N e n� M c4`'�°R`''P City Council Staff Report DATE: October 18, 2006 PUBLIC HEARING SUBJECT: AN APPLICATION BY BRUCE R. OSTRANDER FOR GORDON ELKINS, ET AL, FOR TENTATIVE PARCEL MAP 35046 TO SUBDIVIDE THE AIRSPACE FOR AN APPROXIMATELY 0.22- ACRE PARCEL FROM TENANCY-IN-COMMON OF FOUR EXISTING ATTACHED MULTI-FAMILY UNITS TO CONDOMINIUM OWNERSHIP, LOCATED AT 993 EAST PAROCELA PLACE, ZONE R-2, SECTION 23, APN: 508-215-004, FROM: David H. Ready, City Manager BY: Department of Planning Services SUMMARY The City Council will consider a proposal to divide the airspace from tenancy-in- common ownership of four attached multi-family units to condominium ownership. There is an existing tenancy-in-common ownership agreement between the three owners of the property. Approval of the subdivision will enable the owners to own their units as individual owners rather than tenants in common. RECOMMENDATION 1. Adopt Resolution No. " A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS CALIFORNIA APPROVING TENTATIVE PARCEL MAP 35046 TO SUBDIVIDE AIRSPACE FOR CONDOMINIUM OWNERSHIP OF FOUR EXISTING ATTACHED MULTI-FAMILY UNITS, LOCATED AT 993 EAST PAROCELA PLACE, ZONE R-2, SECTION 23, APN: 508- 215-004." ITEM NO. 1 City Council Meeting TPM35046 October 18, 2006 Page 2 of 14 PRIOR ACTIONS On October 11, 2006 The Planning Commission considered the TTM application to divide airspace for condominium ownership. The results of the Planning Commission action were not known at the time that this report was prepared. Staff will report to the Council the results of the Commission's discussion. (Meeting minutes were not available at the time that this report was prepared.) ANALYSIS The site is located on local street Parocela Place, within the Warm Sands Park. The subject parcel is an approximately 0.23-acre or 10,000 square foot fully developed interior lot. The site is comprised of four attached multi-family units constructed in May 1979, common space, and associated landscaping and parking. A mix of single and multi-family housing and one small hotel surround the site. The proposed subdivision will divide the airspace from tenancy-in-common ownership of four attached multi-family units to condominium ownership. There is an existing tenancy-in-common ownership agreement between the three owners of the property. A single owner owns two of the units and the other two owners each own one unit. Approval of the subdivision will enable the owners to own their units as individual owners rather than tenants in common. The existing development is approximately 17.25 units per acre which is a slightly higher density than the General Plan designation of fifteen dwelling units per acre. The division of airspace does not change the density and only changes ownership and taxation, therefore, the subdivision does not conflict with the General Plan. A conversion from apartment use to condominium use would require that the property comply with all of the development standards for the R-2 Zone and that the conversion comply with the General Plan. The condominium component has been analyzed using both the General Plan policies and objectives and the R-2 development standards outlined in the aforementioned table and are found to be compliant because there are no departures from the requirements and policies resulting from the map. Conditions of Approval are recommended to ensure the project will be compliant in accordance with all codes and regulations. City Council Meeting TPM35046 October 18, 2006 Page 3 of 14 A more detailed analysis can be seen in the attached Planning Commission staff report dated October 11, 2006. Findings in support of approving the proposed subdivision are included in the attached draft resolution of approval. ENVIRONMENTAL ANALYSIS This project is categorically exempt from environmental review pursuant to Section 15301 (Existing Facilities) of the California Environmental Quality Act (CEQA), because the proposal is to divide existing multiple family residences into common-interest ownership where no physical changes occur which are not otherwise exempt. FISCAL IMPACT: IFINANCE DIRECTOR REVIEW: NO FISCAL IMPACT. �a A. E ing, AICPf Thomas Wil n, Assistant City Director of Planning 5 rvices Manager Development Services David H. Ready, City r ATTACHMENTS 1. Vicinity Map 2. Draft Resolution 3. Conditions of Approval 4, Planning Commission Staff Report 5. Reductions 'e Department of Planning Services , , N E Vicinity Map ,I I JII I l i I I II II I II CAWI o PAROCELA CAMINO PARO LA --r--- 2 - - tt - --- PAPOCEL4, PL III -- - = V'W'RM SANDS CT II II Y II II i Legend Project Site - - _ Q 400 Foot Padius SUNNY DUNES RD ---j Parcels - - - -- CITY OF PALM SPRINGS DESCRIPTION: To consider an application b CASE NC: TPM 35040 Bruce R. Ostrander for Gordon Elkins Et Al, for Tentative Parcel Map 35046 to subdivide the APPLICANT: Gordon Elkins Et Al airspace for an approximately 0.22-acre parcel from tenancy-in-common ownership of four attached multi-family units to condominium ownership. The subject site is located at 993 East Parocela Place, zoned R-2, Section 23. APN: 508-215-004. City Council Meeting TPM35046 October 18, 2006 Page 5 of 14 RESOLUTION NO. A RESOLUTION OF THE CITY OF PALM SPRINGS CALIFORNIA APPROVING TENTATIVE PARCEL MAP 35046 TO SUBDIVIDE AIRSPACE FOR CONDOMINIUM OWNERSHIP OF FOUR EXISTING ATTACHED MULTI-FAMILY UNITS, LOCATED AT 993 EAST PAROCELA PLACE, ZONE R-2, SECTION 23, APN: 508- 215-004, WHEREAS, Bruce Ostrander for Gordon Elkins Et AI (the "Applicant") has filed an application with the City pursuant the Palm Springs Municipal Code Section 9.60 for a Tentative Parcel Map to subdivide airspace for an approximately 0.23- acre existing four-plex located at 993 Parocela Place, Zone R-2, Section 23 ; and WHEREAS, the Applicant has filed Tentative Parcel Map 35046 with the City and has paid the required filing fees; and WHEREAS, said Tentative Parcel 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 Parcel Map 35046, was given in accordance with applicable law; and WHEREAS, on October 11, 2006, a public hearing on the application for Tentative Parcel Map 36046 was held by the Planning Commission in accordance with applicable law; and WHEREAS, on October 18, 2006, a public hearing on the application for Tentative Parcel Map 35046 was held by the City Council in accordance with applicable law; and WHEREAS, pursuant to Section 66412.3 of the Subdivision Map Act, the City Council has considered the effect of the proposed project on the housing needs of the region, and has balanced these needs against the public service needs of residents and available fiscal and environmental resources; and wo5 City Council Meeting TPM35045 October 18, 2006 Page 6 of 14 WHEREAS, the proposed subdivision, Tentative Parcel Map 35046, is considered a "project" pursuant to the terms of the California Environmental Quality Act ("CEQA"), and is categorically exempt from the provisions of CEQA per Section 15301 (Existing Facilities); and WHEREAS, the City council 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 and all written and oral testimony presented. THE CITY COUNCIL HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to CEQA, the City Council finds that Tentative Parcel Map 35046 is categorically exempt from environmental assessment per to Section 15301 (Existing Facilities) of the California Environmental Quality Act (CEQA), because the proposal is to divide existing multiple-family residences into common-interest ownership where no physical changes occur which are not otherwise exempt. Section 2: Pursuant to Government Code Section 66473.5, the City Council 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. Section 3: Pursuant to the Palm Springs Municipal Code Section 9.60, the City Council finds that with the incorporation of those conditions attached in Exhibit A: a. The proposed Tentative Parcel Map is consistent with all applicable general and specific plans. The proposed project is consistent with the M15 General Plan designation as an existing multi-family medium-density residential development. The subdivision specifically divides airspace for the designation of ownership and does not conflict with the goals and policies of the general plan- b. The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. p00 b City Council Meeting TPM35046 October 18, 2006 Page 7 of 14 The proposed project design is generally consistent with the stated purpose of promoting and protecting public health, safety, and welfare, and providing for comprehensive and orderly planned use of land resources per Section 91.00.00 of the Zoning Code, because the proposal only divides airspace and does not alter the existing development in any way. C. The site is physically suited for this type of development. d. The site is physically suited for the proposed density of development. The project site is an existing development and is physically similar to surrounding multi-family residences. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The division of airspace does not change the existing development, and only changes ownership and taxation, therefore, the subdivision does not create a new design. The site has been previously developed and is surrounded by urban development for over sixty years. There are no indigenous plant species or endangered wildlife associates with this site. f. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The existing development includes the provision of public water and sewer and street assemblage that provides an orderly system of ordinary and emergency access to the project. g. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council approves TTM35046 subject to the conditions of approval attached herein as Exhibit A. ADOPTED, this 18th day of October, 2006. bn 01 City Council Meeting TPM35046 October 18, 2006 Page 8 of 14 MAYOR ATTEST: City Clerk CERTIFICATION: STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) SS. CITY OF PALM SPRINGS ) I, JAMES THOMPSON, CITY CLERK OF THE CITY OF PALM SPRINGS, HEREBY CERTIFY THAT RESOLUTION NO. IS A FULL, TRUE AND CORRECT COPY, AND WAS DULY ADOPTED AT A REGULAR MEETING OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS ON FEBRUARY 15, 2006, BY THE FOLLOWING VOTE: AYES: NOES: ABSENT: ABSTAIN: JAMES THOMPSON, CITY CLERK City of Palm Springs, California ocob City Council Meeting TPM35046 October 18, 2006 Page 9 of 14 EXHIBIT A TENTATIVE PARCEL MAP 35046 CONDITIONS OF APPROVAL GORDON ELKINS 093 EAST PAROCELA PLACE CITY COUNCIL OCTOBER 18, 2006 Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning, the Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. PROJECT SPECIFIC CONDITIONS ADMINISTRATIVE 1. The proposed development of the premises shall conform to all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and resolutions that supplement the zoning district regulations. 2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case TPM 35046. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such City Council Meeting TPM35046 October 18, 2006 Page 10 of 14 claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. 3. That the property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation sidewalks, bikeways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. 4. Pursuant to the Subdivision Map Act, Section 66473.1 the design of the subdivision shall provide, to the extent feasible for future passive or natural heating or cooling opportunities in the subdivision. 5. That the property owner(s) and successors and assignees in interest shall maintain all site improvements free from waste and debris, including sidewalks, bikeways, parking areas, landscape, irrigation, lighting, walls, and fences between the curb and property line, including any easement areas that extend onto private property at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. 6. Prior to recordation of the final subdivision map, the developer shall submit for review and approval the following documents to the Planning Division which shall demonstrate that the project will be developed and maintained in accordance with the intent and purpose of the approved tentative map: a. The document to convey title b. Deed restrictions, easements, of Covenant Conditions and c. Restrictions to be recorded. Y � City Council Meeting TPM35046 October 18, 2006 Page 11 of 14 7, The approved documents shall be recorded at the same time that the subdivision map is recorded. The documents shall contain provisions for joint access to the proposed parcels, open space restrictions. The approved documents shall contain a provision, which provides that they may not be terminated or substantially amended without the consent of the City and the developer's successor-in-interest- POLICE DEPARTMENT 8. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal Code. FIRE DEPARTMENT 9. Premises Identification: Approved numbers or addresses shall be provided for all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. (901.4.4 CFC) Numbers shall be a minimum 4 inches, and of contrasting color to the background. 10. Fire Extinguisher Requirements: Provide one 2-A:10-B:C portable fire extinguisher for every 75 feet of floor or grade travel distance for normal hazards. (1002.1 CFC) Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet above floor level. Preferred location is along the path of exit travel or near an exit door. Extinguishers located outdoors must be installed in weather and vandal resistant cabinets approved for this purpose. 11. ACCESS: fire department access roads shall be provided so that no portion of the exterior wall of the first floor of any building will be more than 150' from such roads. cfc 9022.1 12. RESIDENTIAL SMOKE DETECTOR INSTALLATION: provide residential smoke detectors. Detectors shall receive their primary power from the building wiring, and shall be equipped with a battery backup. (310.9.1.3 cbc) in new construction, detectors shall be interconnected so that operation of any smoke detector causes the alarm in all smoke detectors within the dwelling to sound. (2-2.2.1 nfpa 72) provide a note on the plans showing this requirement. City Council Meeting TPM35046 October 18, 2006 Page 12 of 14 13. Trash Container Protection: If trash container space is within 5 feet of a building wall provide information on the type and size of trash container to be stored there. If it is a dumpster with a capacity of 1.5 cubic yards or greater, then the container must be protected by an approved automatic fire sprinkler. (1103.2.2 CFC) 14. Fire Flow: Determined to be 1,750 GPM. ENGINEERING 15, The Engineering Division recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances. 16. Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS 17.Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. PAROCELA PLACE 18.AII broken or off grade street improvements shall be repaired or replaced. GENERAL 19. In accordance with Chapter 8-04.401 of the City of Palm Springs Municipal Code, all existing and proposed electrical lines of thirty-five thousand volts or less and overhead service drop conductors, and all gas, telephone, television cable service, and similar service wires or lines, which are on-site, abutting, and/or transecting, shall be installed underground unless specific restrictions are shown in General Orders 95 and 128 of the California Public Utilities Commission, and service requirements published by the utilities. The existing overhead utilities across the south property line meet the requirement to be installed underground. When available, the utility undergrounding plan shall be submitted to the Engineering Division identifying all above ground . facilities in the area of the project to be undergrounded. �01'- 2 City Council Meeting TPM35046 October 18, 2006 Page 13 of 14 Undergrounding of existing overhead utility lines shall be completed prior to approval of a Parcel Map. 20. The applicant is advised that deferral of utility undergrounding requires specific approval by the Planning Commission and City Council. If utility undergrounding is deferred in accordance with specific direction by the Planning Commission and/or City Council, the record property owner shall enter into a covenant agreeing to underground all of the existing overhead utilities required by the Municipal Code in the future upon request of the City of Palm Springs City Engineer at such time as deemed necessary. The covenant shall be executed and notarized by the property owner and submitted to the City Engineer prior to approval of a Parcel Map. A current title report; or a copy of a current tax bill and a copy of a vesting grant deed shall be provided to verify current property ownership. A covenant preparation fee of $140 shall be paid by the applicant prior to approval of a Parcel Map. MAP 21. A Parcel Map shall be prepared by a California registered Land Surveyor or qualified Civil Engineer and submitted to the Engineering Division for review and approval. A Title Report prepared for subdivision guarantee for the subject property, the traverse closures for the existing parcels and all lots created therefrom, and copies of record documents shall be submitted with the Final Map to the Engineering Division as part of the review of the Map. The Final Map shall be approved by the City Council prior to issuance of building permits. 22. Applicant shall provide tenant notification for subdivisions to be created from the conversion of residential property into a condominium project in compliance with Government Code Sections 66427.1 and 66452.3. 23, Upon approval of a parcel map, the parcel map shall be provided to the City in G.I.S. digital format, consistent with the "Guidelines for G.I.S. Digital Submission" from the Riverside County Transportation and Land Management Agency." G.I.S. digital information shall consist of the following data: California Coordinate System, CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file); lot lines, rights-of-way, and centerlines shown as continuous lines; full map annotation consistent with annotation shown on the map; map number; and map file name. G.I.S. data format shall be provided on a CDROM/DVD City Council Meeting TPM35046 October 18, 2006 Page 14 of 14 containing the following: ArcGIS Geodatabase, ArcView Shapefile, Arclnfo Coverage or Exchange file (e(D0), DWG (AutoCAD 2004 drawing file), DGN (Microstation drawing file), DXF (AutoCAD ASCII drawing exchange file) ), and PDF (Adobe Acrobat 6.0 or greater) formats. Variations of the type and format of G.I.S. digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. �04 PALM$.0 ti `Z V N ��<,FoN�° PLANNING COMMISSION STAFF REPORT Date: October 11, 2006 To: Planning Commission Application I.D.: TPM35046 Application Type: Tentative Parcel Map Location: 993 East Parocela Place Applicant: Bruce Ostrander on behalf of Gordon Elkins APN: 508-215-004 Zoning: R-2 Limited Multi-Family Residential General Plan: M-15 Medium-Density Residential From: Craig A_ Ewing, AICP, Director of Planning Services Planner: Diane A. Bullock, Associate Planner DESCRIPTION The application is a request by Bruce R. Ostrander on behalf of Gordon Elkins et al, for Tentative Parcel Map 35046 to subdivide the airspace for an approximately 0.23-acre parcel from tenancy-in-common ownership of four attached.multi-family units to condominium ownership. The subject site is located at 993 East Parocela Place, Zoned R-2, Section 23. Planning Commission Meeting TPM35046 October 11, 2006 Page 2 of 17 RECOMMENDATION That the Planning Commission: 1. Adopt Resolution No. "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS CALIFORNIA RECOMMENDING APPROVAL TO THE CITY COUNCIL FOR A PARCEL MAP TO SUBDIVIDE AIRSPACE FOR CONDOMINIUM OWNERSHIP OF FOUR EXISTING ATTACHED MULTI-FAMILY UNITS, LOCATED, SECTION 23, APN: 508-215-004." PRIOR ACTIONS There are no prior actions for this proposal. BACKGROUND AND SETTING The site is located on local street Parocela Place, within the Warm Sands Park. The subject parcel is an approximately 023-acre or 10,000 square foot fully developed interior lot. The site is comprised of four attached multi-family units, common space, and associated landscaping and parking and was constructed in May 1979. A mix of single and multi-family housing and one small hotel surround the site. The proposed subdivision will divide the airspace from tenancy-in-common ownership of four attached multifamily units to condominium ownership. There is an existing tenancy-in-common ownership agreement between the three owners of the property. Approval of the subdivision will enable the owners to own their units as individual owners rather than tenants in common. During the time between the application submittal and the present, a rental tenant lived in unit four. As required by the Subdivision Map Act, a letter was mailed to the tenant explaining the potential upcoming subdivision. The rental tenant had given his notice to vacate prior to the arrival of the letter, and then moved out. Staff required the mailing of the letter to comply with the requirements of the Subdivision Map Act in the event that the tenant decided he wanted to remain as a renter. Planning Commission Meeting TPM35046 October 11, 2006 Page 3 of 17 LAND USE Surrounding General Plan Designations, Zoning, and Land Uses: General Plan Zoning Land Uses North H43 / 30 R-2 Multi-Family Residential and small hotel South M15 R-2 Single and Multi-Family Residential East M15 R-2 Multi-Family Residential West M15 R-2 Multi-Family Residential ANALYSIS GENERALPLAN The subject property is designated M15 (Very-Low Density Residential). The M15 designation allows residential developments with a threshold of twelve and a maximum of fifteen units per acre. The objective of the General Plan for the M15 designation is to develop various types of medium-density residential development including traditional single-family residences, apartments, multiple- family units and hotels. The existing development is approximately 17.25 units per acre which is a slightly higher density than the General Plan designation of fifteen dwelling units per acre. The division of airspace does not change the density and only changes ownership and taxation, therefore, the subdivision does not conflict with the General Plan. ZONING ORDINANCE The subject property is zoned R-2 (Single-Family Residential) which, requires a minimum lot size of 20,000 square feet. The R-2 Zane requires lot dimensions for an interior lot of 130' in width and 150' in depth. The existing parcel is substandard in both square footage, width and depth. Planning Commission Meeting TPM35046 October 11, 2006 Page 4 of 17 Density for the R-2 Zone allows a minimum of three thousand square feet of lot area for each dwelling unit. Any footage over three thousand square feet shall qualify the property for an additional unit. The density totals 3.3 units; therefore allowing the extra unit when it was entitled. Again, as with the General Plan, the subdivision specifically divides airspace for the designation of ownership and does not affect the density of the R-2 zone. Table 1.0 Development Standards R-2 Zone Development Standard Proposed Density - Condominium 1 unit per 3,000 square feet 4 units General Plan M15- 15 units per acre 4 units Building Height 24 feet 14' 6" Front Yard 25 feet 30 feet Interior Side Yard 10 feet 10 feet Rear Yard 6' 9" 91611 Open s ace 50 % 69% Building Coverage 50% 42% PARKING The zoning ordinance requires five spaces and one guest parking space. The existing development contains six parking spaces. According to the California Multifamily Housing Disabled Access Regulations, pre-existing multi-family housing developments are exempt from the regulations. Thus, a conversion does not trigger compliance with the disabled access regulations. Section 93.06.00(iii)(A and B) of the Zoning Ordinance also exempts existing lots of record which are substandard in area and dimension from the required covered parking for condominium units. The existing parcel is a lot of record and will remain so because the division of airspace does not add parcel lines to the lot. The existing parcel is substandard in both area and dimension; therefore allowing the exemption. The existing development has been analyzed using both the General Plan policies and objectives and the R-2 development standards outlined in the aforementioned information and are found to be compliant because there are no departures from the requirements and policies resulting from the map. REQUIRED FINDINGS Planning Commission Meeting TPM35046 October 11, 2006 Page 5 of 17 MUNICIPAL CODE. Section 9.62.020 of the Municipal Code (Condominium conversion) outlines the requirements for condominium conversions. 'A tentative map, parcel map or final map involving prospective conversion of one or more existing structures or parcels into a condominium, stock cooperative, or any other form of community ownership, shall be approved only if the proposed condominium use of the property will be in conformity with the general plan and such conversion conforms to any other requirements or restrictions which may be adopted by the city council by ordinance dealing with the conversion of existing structures or parcels of land from rental units to community ownership; and further, only if any structure, parcel or design, if newly constructed as of the date of tentative map approval, could be lawfully constructed in accordance with the applicable zoning regulations, building codes and fire safety codes. A tentative map shall be required for all conversions including those of fewer than five units or parcels except for exceptions and exclusions set forth in the State Subdivision Map Act."(Ord. 1620 § 3, 2002: Ord. 1410 § 7, 1992: Ord. 1145 § 1, 1981: Ord. 1125 § 2 (part), 1981) A conversion from apartment use to condominium use would require that the property comply with all of the development standards for the R-2 Zone and that the conversion comply with the General Plan. The condominium component has been analyzed using both the General Plan policies and objectives and the R-2 development standards outlined in the aforementioned table and are found to be compliant because there are no departures from the requirements and policies resulting from the map_ Conditions of Approval are recommended to ensure the project will be compliant in accordance with all codes and regulations. SUBDIVISION MAP The following findings are required for the proposed subdivision pursuant to Section 66474 of the Subdivision Map Act. A discussion of the project follows: a. The proposed Tentative Parcel Map is consistent with all applicable general and specific plans. �iO q Planning Commission Meeting TPM35046 October 11, 2006 Page 6 of 17 The proposed project is consistent with the M15 General Plan designation as an existing multi-family medium-density residential development. The subdivision specifically divides airspace for the designation of ownership and does not conflict with the goals and policies of the general plan. b. The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. The proposed project design is generally consistent with the stated purpose of promoting and protecting public health, safety, and welfare, and providing for comprehensive and orderly planned use of land resources per Section 91.00.00 of the Zoning Code, because the proposal only divides airspace and does not alter the existing development in any way. c. The site is physically suited for this type of development. d. The site is physically suited for the proposed density of development. The project site is an existing development and is physically similar to surrounding multi-family residences. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The division of airspace does not change the existing development, and only changes ownership and taxation, therefore, the subdivision does not create a new design. The site has been previously developed and is surrounded by urban development for over sixty years. There are no indigenous plant species or endangered wildlife associates with this site. f. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The existing development includes the provision of public water and sewer and street assemblage that provides an orderly system of ordinary and emergency access to the project. g. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through--or use of the property within the proposed subdivision. Planning Commission Meeting TPM35046 October 11, 2006 Page 7 of 17 There is no known public access across the subject property,- therefore, the subdivision of airspace will not conflict with easements for access through or use of the property. All utilities are located within and around the existing development. ENVIRONMENTAL ANALYSIS This project is categorically exempt from environmental review pursuant to Section 15301 (Existing Facilities) of the California Environmental Quality Act (CEQA), because the proposal is to divide existing multiple family residences into common-interest ownership where no physical changes occur which are not otherwise exempt- NOTIFICATION A public hearing notice was published in the Desert Sun newspaper. Public hearing notices were sent out to the neighboring properties within a four hundred foot (400') radius. Staff has not received any written correspondences and/or phone calls at the time this staff report was written. Di ne A. Bullock Associate Planner ing AICP,-�r DirEfctd of Planning S rvices ATTACHMENTS 1. Vicinity Map 2. Draft Resolution 3- Conditions of Approval 4. Reductions Department of Planning Services W N E oaww Vicinity Map 5 CAMINO Pi RCCELA - - - AMINO PAPO LA w � G C PAPpCELA PL o g a U NP'AFM ;ArlDS C Legend Project Site _ Q SUNNY DUNES FD 400 Fool Radius i Parcels CITY OF PALM SPRINGS DESCRIPTION: To consider an application b CASE NO: TPM 35046 Bruce R. Ostrander for Gordon Elkins Et AI, for Tentative Parcel Map 35046 to subdivide the APPLICANT: Gordon Elkins Et Al airspace for an approximately 0.22-acre parcel from tenancy-in-common ownership of four attached multi-family units to condominium ownership. The subject site is located at 993 East Parocela Place, Zoned R-2, Section 23. APN: 508-215-004. ,�} Planning Commission Meeting TPM35046 October 11, 2006 Page 9 of 17 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS CALIFORNIA RECOMMENDING APPROVAL TO THE CITY COUNCIL FOR PARCEL MAP 35046 TO SUBDIVIDE AIRSPACE FOR CONDOMINIUM OWNERSHIP OF FOUR EXISTING ATTACHED MULTI-FAMILY UNITS, LOCATED AT 993 EAST PAROCELA PLACE, ZONE R-2, SECTION 23, APN: 508-215-004. WHEREAS, Bruce Ostrander for Gordon Elkins Et Al (the "Applicant") has filed an application with the City pursuant the Palm Springs Municipal Code Section 9.60 for a Tentative Parcel Map to subdivide airspace for an approximately 0.23- acre existing four-plex located at 993 Parocela Place, Zone R-2, Section 23 ; and WHEREAS, the Applicant has filed Tentative Parcel Map 35046 with the City and has paid the required filing fees; and WHEREAS, said Tentative Parcel 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 Parcel Map 35046, was given in accordance with applicable law, and WHEREAS, on October 11, 2006, a public hearing on the application for Tentative Parcel Map 35046 was held by the Planning Commission in accordance with applicable law; and WHEREAS, the proposed subdivision, Tentative Parcel Map 35046, is considered a "project" pursuant to the terms of the California Environmental Quality Act ("CEQA"), and is categorically exempt from the provisions of CEQA per Section 15301 (Existing Facilities); 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 and all written and oral testimony presented. `0127 Planning Commission Meeting TPM35046 October 11, 2006 Page 10 of 17 THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to CEQA, the Planning Commission finds that, Tentative Parcel Map 35046 is categorically exempt from environmental assessment per to Section 15301 (Existing Facilities) of the California Environmental Quality Act (CEQA), because the proposal is to divide existing multiple-family residences into common-interest ownership where no physical changes occur which are not otherwise exempt. Section 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. Section 3: Pursuant to the Palm Springs Municipal Code Section 9.60, the Planning Commission finds that with the incorporation of those conditions attached in Exhibit A: a. The proposed Tentative Parcel Map is consistent with all applicable general and specific plans- The proposed project is consistent with the M15 General Plan designation as an existing multi-family medium-density residential development. The subdivision specifically divides airspace for the designation of ownership and does not conflict with the goals and policies of the general plan- b. The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. The proposed project design is generally consistent with the stated purpose of promoting and protecting public health, safety, and welfare, and providing for comprehensive and orderly planned use of land resources per Section 91.00.00 of the Zoning Code, because the proposal only divides airspace and does not alter the existing development in any way. c, The site is physically suited for this type of development. d. The site is physically suited for the proposed density of development. Planning Commission Meeting TPM35046 October 11, 2006 Page 11 of 17 The project site is an existing development and is physically similar to surrounding multi-family residences. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats, The division of airspace does not change the existing development, and only changes ownership and taxation, therefore, the subdivision does not create a new design. The site has been previously developed and is surrounded by urban development for over sixty years. There are no indigenous plant species or endangered wildlife associates with this site. f. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The existing development includes the provision of public water and sewer and street assemblage that provides an orderly system of ordinary and emergency access to the project. g. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. Planning Commission Meeting TPM35046 October 11, 2006 Page 12 of 17 EXHIBIT A TENTATIVE PARCEL MAP 35046 CONDITIONS OF APPROVAL GORDON ELKINS 993 EAST PAROCELA PLACE OCTOBER 11, 2006 Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning, the Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. PROJECT SPECIFIC CONDITIONS ADMINISTRATIVE 1_ The proposed development of the premises shall conform to all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and resolutions that supplement the zoning district regulations. 2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case TPM 35046_ The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney, if the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the Planning Commission Meeting TPM35046 October 11, 2006 Page 13 of 17 applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. 3. That the property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation sidewalks, bikeways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. 4. Pursuant to the Subdivision Map Act, Section 66473.1 the design of the subdivision shall provide, to the extent feasible for future passive or natural heating or cooling opportunities in the subdivision- 5- That the property owner(s) and successors and assignees in interest shall maintain all site improvements free from waste and debris, including sidewalks, bikeways, parking areas, landscape, irrigation, lighting, walls, and fences between the curb and property line, including any easement areas that extend onto private property at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. 6. Prior to recordation of the final subdivision map, the developer shall submit for review and approval the following documents to the Planning Division which shall demonstrate that the project will be developed and maintained in accordance with the intent and purpose of the approved tentative map: a. The document to convey title b. Deed restrictions, easements, of Covenant Conditions and c. Restrictions to be recorded. ,-)Oqv Planning Commission Meeting TPM35046 October 11, 2006 Page 14 of 17 7. The approved documents shall be recorded at the same time that the subdivision map is recorded. The documents shall contain provisions for joint access to the proposed parcels, open space restrictions. The approved documents shall contain a provision, which provides that they may not be terminated or substantially amended without the consent of the City and the developer's successor-in-interest. POLICE DEPARTMENT 8. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal Code. FIRE DEPARTMENT 9. Premises Identification: Approved numbers or addresses shall be provided for all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. (901.4.4 CFC) Numbers shall be a minimum 4 inches, and of contrasting color to the background. 10. Fire Extinguisher Requirements: Provide one 2-A.10-B:C portable fire extinguisher for every 75 feet of floor or grade travel distance for normal hazards. (1002.1 CFC) Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet above floor level. Preferred location is along the path of exit travel or near an exit door. Extinguishers located outdoors must be installed in weather and vandal resistant cabinets approved for this purpose. 11. ACCESS: fire department access roads shall be provided so that no portion of the exterior wall of the first floor of any building will be more than 150' from such roads. cfc 902.2.1 12. RESIDENTIAL SMOKE DETECTOR INSTALLATION: provide residential smoke detectors. Detectors shall receive their primary power from the building wiring, and shall be equipped with a battery backup. (310.9.1.3 cbc) in new construction, detectors shall be interconnected so that operation of any smoke detector causes the alarm in all smoke detectors within the dwelling to sound. (2-22.1 nfpa 72) provide a note on the plans showing this requirement. Planning Commission Meeting TPM35046 October 11, 2006 Page 15 of 17 13. Trash Container Protection: If trash container space is within 5 feet of a building wall provide information on the type and size of trash container to be stared there. If it is a dumpster with a capacity of 1.5 cubic yards or greater, then the container must be protected by an approved automatic fire sprinkler. (1103.2.2 CFC) 14, Fire Flow: Determined to be 1,750 GPM, ENGINEERING 15. The Engineering Division recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances. 16. Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS 17.Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. PAROCELA PLACE 18.All broken or off grade street improvements shall be repaired or replaced. GENERAL 19. In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal Code, all existing and proposed electrical lines of thirty-five thousand volts or less and overhead service drop conductors, and all gas, telephone, television cable service, and similar service wires or lines, which are on-site, abutting, and/or transecting, shall be installed underground unless specific restrictions are shown in General Orders 95 and 128 of the California Public Utilities Commission, and service requirements published by the utilities. The existing overhead utilities across the south property line meet the requirement to be installed underground. When available, the utility undergrounding plan shall be submitted to the Engineering Division identifying all above ground facilities in the area of the project to be undergrounded. Planning Commission Meeting TPM35046 October 11, 2006 Page 16 of 17 Undergrounding of existing overhead utility lines shall be completed prior to approval of a Parcel Map. 20. The applicant is advised that deferral of utility undergrounding requires specific approval by the Planning Commission and City Council. If utility undergrounding is deferred in accordance with specific direction by the Planning Commission and/or City Council, the record property owner shall enter into a covenant agreeing to underground all of the existing overhead utilities required by the Municipal Code in the future upon request of the City of Palm Springs City Engineer at such time as deemed necessary. The covenant shall be executed and notarized by the property owner and submitted to the City Engineer prior to approval of a Parcel Map. A current title report; or a copy of a current tax bill and a copy of a vesting grant deed shall be provided to verify current property ownership. A covenant preparation fee of$140 shall be paid by the applicant prior to approval of a Parcel Map. MAP 21. A Parcel Map shall be prepared by a California registered Land Surveyor or qualified Civil Engineer and submitted to the Engineering Division for review and approval. A Title Report prepared for subdivision guarantee for the subject property, the traverse closures for the existing parcels and all lots created therefrom, and copies of record documents shall be submitted with the Final Map to the Engineering Division as part of the review of the Map. The Final Map shall be approved by the City Council prior to issuance of building permits. 22. Applicant shall provide tenant notification for subdivisions to be created from the conversion of residential property into a condominium project in compliance with Government Code Sections 66427.1 and 66452.3. 23. Upon approval of a parcel map, the parcel map shall be provided to the City in G.I.S. digital format, consistent with the "Guidelines for G.I.S. Digital Submission" from the Riverside County Transportation and Land Management Agency." G.I.S. digital information shall consist of the following data: California Coordinate System, CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file); lot lines, rights-of-way, and centerlines shown as continuous lines; full map annotation consistent with annotation shown on the map; map number; and map file name. G.I.S. data format shall be provided on a CDROM/DVD Planning Commission Meeting TPM35046 October 11, 2006 Page 17 of 17 containing the following: ArcGIS Geodatabase, ArcView Shapefile, Arclnfo Coverage or Exchange file (e00), DWG (AutoCAD 2004 drawing file), DGN (Microstation drawing file), DXF (AutoCAD ASCII drawing exchange file) ), and PDF (Adobe Acrobat 6.0 or greater) formats. Variations of the type and format of G.LS. digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer_ N T�E Cl OF PAW SPFlll1' COUy OF VIEENSOE,Q AT OF CAJ"NA TENTATIVE PARCEL MAP NO. 35046 FOR COhDOMWUM PURPOSES 111...aaa e� rxe_c aLs�. I I Z o �.. m�u[¢a ,.0 .x. •r,.n.n n, c... E-.nnort.o.q� v..n¢.oei.[nr.�. '_ ------- ---- __—_----_—_ �x �w ._..�,. .....�.2. - r°y PARUCELA '_PLACE ______— _—_— r.c._u e.m._ ..-. .. .��.p., "•s• ,sue. u:� r.'r — .�r — n— _•—( _•�n— — _ _._.—. —. _._. _ s.a,Anr n - s.i .ci —E.I is.< AsfSscal2r wyz r-... ir..rsu�N1.pal -111.-rr zir 1.1 1 a nrt. �..r.• ws n.i, i.x wr SO - Sal la AYN SOPM14OI5 AFN:Or 115 001 rso I A'1 r v e PARCEL P. /<.. J sow r —___ ra+rEl ii�_ .r. _ ___ ____ __ _______________ .r[.K rt u lm if lar fi a _s sea I wiS i q9 10161 Ne xwse M WAS AW. _.Or S1SOH A M e0Fi15'OO] AIN lO'a'xl}OOl ri Ns ni Y IV I Ir-_ 'srrE . u L :i 9 uRUCE R . OSTRANDrR GENERAL CONTRACTOR Ttr— -_ L s (Ind- aibc a u,- hc-,oC� �J l U Lk�v L aA l 1J Q v\- @.J ` 0V17 L, RUCE R - OSTRANO � R GENERAL CONTRACTOR Ike 11 ri On Ilk AMR kg 4 yl� v 61 rr "IF It lryc r i- Ap 17 :':Y7�J.`.F."" _. =• .`r` ..:'.Lei i:''r;:� war ._. ( ~ E'. .• � � � .rY�_f� i�i =`� _. . i�P.; rl ,j t. _ ' �/ i"'ln°lui�l i r 6 _ .��'�`R .� ;�•- .r' .,.fr"'^m a'rn:.c�_,�i-,F?.-+rd s A_.ew�.._ 77 `•�r��. Y 11��' � 1'" 1 iC -J•�'� .{'r r .fie ry,Fi.�n: �r•;:3.4. .;. ;L�`~�,ems'._ .� ' li y r ,.Ij vrv.ve Iw-. v^.:-��.•m....a¢u..e...� ...mZv.22e�navM,aN'dt enY+..tia �' 1 +9 ' `F 1 I�k�:%'t�"4.�'•u};j+r•'„` �. rcr-'ka�.r��^��: � a�1. �.r F,��l�t,.J�7.? ti;N'. .r��i_i�:�^�n`k'i.a:_,FJ°(_�i ,ry ,v- •,Tr." _ ^��_ `�h`\1 ,-�p�.��,�:y';��'•:, ,.{ ,_,^r„`„''�,.�r 16� ,.4 it�:S v:;,.��"� - IC�..IiC•. �".q'�C^�� `L�..:.��'Q"r��♦.`:�( �T1�S YT'.��,p�r �..� �.'.%;:�x�K*'w c`,'3j,�tirti s"��_�'� ��~'.,•-''.a;�h��:'{'��1 t��r� a �'^__ �,y d: :° �? dui .1 ".S�;C- _ �3 '-__.,N:'ii('.'..-�V,G: 1 -..r.•e ;�:.. ��'T�. T�'4-yrJ: - 'xSGi•�M1� (`Y. .1i;9_a�yi. li:,:7a," r; ..rr�i�,�.Y;.iT Y. :r:r'. �.l;'..•Cx-�r,.1�,`_.`_ T;Tfi ��- i, a• 'akb-_ _ �1"-• -. a��yu• 6 -��i. i LV",- " " -'•��,t..": 1Jr�f�� NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS TENTATIVE PARCEL MAP 35046 GORDON ELKINS ET AL 993 EAST PAROCELA PLACE NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a public hearing at its meeting of October 18, 2006. The City Council meeting begins at 6:00 p.m., in the Council Chamber at City Hall, 3200 East Tahquitz Canyon Way, Palm Springs. The purpose of this hearing is to consider an application by Bruce R. Ostrander for Gordan Elkins, et al, for Tentative Parcel Map 35046 to subdivide the airspace for an approximate 0.22-acre parcel from tenancy-in-common ownership of four attached multifamily units to condominium ownership. The subject site is located at 993 East Parocela Place, Zoned R-2, Section 23. ENVIRONMENTAL DETERMINATION: This project is categorically exempt from environmental review pursuant to Section 15301 (Existing Facilities) of the California Environmental Quality Act (CEQA), because the proposal is to divide existing multiple family residences into common-interest ownership where no physical changes occur which are not otherwise exempt. REVIEW OF PROJECT INFORMATION: The staff report and other supporting documents regarding this project are available for public review at City Hall between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. Please contact the Office of the City Clerk at (760) 323-8204 if you would like to schedule an appointment to review these documents. COMMENT ON THIS APPLICATION: Response to this notice may be made verbally at the Public Hearing and/or in writing before the hearing. Written comments may be made to the City Council by letter (for mail or hand delivery) to: James Thompson, City Clerk 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Any, challenge of the proposed project in court may be limited to raising only those issues raised at the public hearing described in this notice, or in written correspondence delivered to the City Clerk at, or prior, to the public hearing. (Government Code Section 65009[b][2]). An opportunity will be given at said hearing for all interested persons to be heard. Questions regarding this case may be directed to Diane A. Bullock, Planning Services Department, 760- 323-8245. Si necesita ayuda con esta carta, porfavor Ilame a la Ciudad de Palm Springs-y puede hablar= con Nadine Fieger telefono (760) 323-8245. _ mes Thompson, City Cie Department of Planning Services , E Vicinity Map CAMINO PARO-CELA- " f -I I ' I I CAMIpl0 PARO LA — Q < PAROCELAPL o ---•---.- z -i —tea — a , i iW I I .... I--._.. - WARM SANDS CT � Legend i ® Project Site Q 400 Fool Radius u W` SUNNY DUNES RD . �..... . nr .. I I I('Parcels CITY OF PALM SPRINGS CASE NO: TPM 35046 DESCRIPTION: To consider an application by Bruce R. Ostrander for Gordon Elkins, et al, for Tentative APPLICANT. Gordon Elkins, et al Parcel Map 35046 to subdivide the airspace for an approximate 0.22-acre parcel from tenancy-in- common ownership of four attached multi-family units to condominium ownership. The subject site is located at 993 East Parocela Place, zoned R-2, Section, 23. APN: 508-215-004. oot�2 PROOF OF PUBLICATION This is space lot County Clerk's Filing Slump (2015.5.C.C.P) STATE OF CALIFORNIA -- County of Riverside No. 3219 NOTICE OF puBLIC HEARING U14 CITY L CITY OF PALMALM SPRINGS TENTATIVE PARCEL TPAL 046 90 EAST PAROCELA PLACE 1 am a citizen of the United States and a resident Of NOTICE fOtheCCity r Pl HEREBYp lnq,Cepmmea III holdca ublic hearing aids mgering of GOT aY 18 m006. the County aforesaid: f am over the age at eighteen me c hearing al mrserIII in bepIns y2otTEast Tan- - years,and not a party to or interested in the the Council Chamber at�Iry.flail, qudz Canyon Way, Puim Springs, above-entitled matter.I am the principal clerk of a o9a of thls hearing Is to consider an rp- The purn printer of the,DESERT SUN PUBLISHING pllca Ion ny Bruce R.Ostrander for Gordon to subdivide - ins, cr al,for Tentative Parcel Map to a 2 to subdivide COMPANY a newspaper of general circulation, the almpace for An apprexrmata 0.22-acro parcel printed and published in the city of Palm Springs, from tenancy-In-common to condominiumo ' f owner- tachod muirl-familyunits County of Riverside,and which newspaper has been Celia"The yubj anti ltRe o lseetiod 2a gs East Pura- County a newspaper of general circulation by the Superior Court of the County of Riverside,State of �.— w.••-—_ - -- . kroi.,ionos., {. California under the date of March 24,1988.Case lIt Number 191236;that the notice,of which the - I annexed is a printed copy(set in type hot smaller J than non pariel,has been published in each regular And entire issue of said newspaper and not in any I1 _ •% 'Ii supplement thereof on the following dares,to wit: ti • � October 7"' 2006 Icl--- . _. --IIII --- -"_-"......................_ � - All in the year 2006 I certify(or declare)under penalty of perjury that the ENVIRONMENTAL OETERMINATION:This Pro- Jett Is citegoncally exempt from environmental foregoing is true and correct. review pursuant to Section onme ((at Qu l Y c tlos al the California BnvVpnmanlal Ouplry Act (CE))ii�c because the proposal Is to divide existing multip�a famil e-ldon Play ntocch age Inocrculr Datud at Palm Springs,California this---1OIL,--day OWnershlp whh -- which are not otherwise exempr. af----------October-- '� --•----- ,200G REVIEW�F PROJECT-INPGRNfATION=The staff eL report and other supporting documents regarding / this protect are available for public review at Clri Hall betweenMonday throuhg huYrlddyyB Pleaae contac5woe pp an m. Monday plerk at ( 60) 323-8204 if you Office of rha City ointment to fevN•w YI Would like ro documents, a an appointment � r• —___—__�_—__ ..,.....------------- these documenrs. Q �:__ ignaL L` COMMENT ON TNIS APPLICATION: Resppon.:e t^ •�, _f..: to mis notice may be made vernally at the PWrl�i Hearinq and/or In writing before me hearin _-Zz L ten comments may be made to the City Council 1 "• _; I by letter (for mall er hand dellvery) to: 1-=r C: _ Jumes -hompscn City Clerk 3200 E.Tenpin¢Canyon Way 1 L v,- ;— PAlrn Sprigs, CA 922G2 • L Any challnnga of the proposed protect In court l _ ,a raised maY be limited m rulsidescrl6ed n th�.eunat'i e o +� at the public hearing G �`� in written corres ,tide... delivered 10 the �Ity Clerk ar, or pnorPto the ppublic hearin. (Govem- __ melt Code Section h50o9[b][2]). I An opportunlTy will be given at said nearing for all Interested persons to be heard.QuesllOnd re �rd- \� ing this case may ba tllr,m,.,t4/60-323 82B4�OCk, �] V Pb.nning Services CepartmentI da con esta cana,porfavor Ilsmc a Si nacesda¢yu is Ciudad de Palm Sprinq.. y puede hablar con r \,/ Nadine Fleger tvlefono (760)323.8245. i V I Jam s Thompson, City Clerk j Published: 10/7/2,ow i — _ O�pA1.M Sp? e N City of Palm Springs * Office of the City Cleric h 3 C' c77 2 "•°anno`0 ' 3200 E.Tahyuit�Canyon Way p21m Springs, California ) 6_ �P R� Tel. (760)323-5 ca 214 • Fay (760) 322-8332 • Web: wwwo,palm-springs- .us q�PFO AFFIDAVIT OF MAILING NOTICES I, the undersigned City Clerk of the City of Palm Springs, California, do hereby certify that a copy of the Notice of Public Hearing, to consider an application by an application by Bruce R. Ostrander for Gordon Elkins, et al, for Tentative Parcel Map 35046 to subdivide the airspace for an approximate 0-22-acre parcel from tenancy-in-common ownership of four attached multi-family units to condominium ownership, was mailed to each and every person set forth on the attached list on the 6nd day of October, 2006, in a sealed envelope, with postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California. (68 notices mailed) I declare under penalty of perjury that the foregoing is true and correct. Dated at Palm Springs, California, this 6th day of October, 2006. AMES THOMPSON City Clerk /kdh HIUSERS\C-CLKWcaring NoficestAffidavit-GordanElkins etal 10-18-06.doo Post Office Box 2743 • Palm Springs, California 92263-2743 NJO �3 508.144-009 508-144-010 508-144-011 Roger K Stropes In Exile Inc In Exile Inc Dba In Exile 8455 Fountain Ave 649 960 E Camino Parocela 960 E Camino Parocela West Hollywood Ca 90069-2546 Palm Springs Ca 92264-7607 Palm Springs Ca 92264-7607 508-146-001 508-146-002 508-154-001 Michael &Jenny Mclean Jorge Martinez Greg Parish 477 S Palm Canyon Dr 975 E Camino Parocela 610 S Camino Real Palm Springs Ca 92262-7316 Palm Springs Ce 92264-7605 Palm Springs Ca 92264-7617 508-154-002 508-154-003 508-154-004 Vincent &Monica Gonzales Andre Genevoy Harold Jereczek 620 S Camino Real 632-636 S San Camino Rd 646 S Camino Real Palm Springs Ca 92264-7617 Palm Springs Ca 92264 Palm Springs Ca 92264-6011 508.154-005 503-154-006 508-154-007 Gordon F&Marjorie Parr Julie Hewett Bryan W Husted 654 S Camino Real 1122 E El Escudero 1215 San Dario Ave 4-732 Palm Springs Ca 92264-7617 Palm Springs Ca 92262.3258 Laredo Tx 78040-4530 508-154-010 508-154-011 508-154-012 John Grunz Rodger W Dreher Tarl R Oliason 140 E Ocotillo Ave PO Box 745 1900 W Nickerson St 209 Palm Springs Ca 92264-8492 Gunnison Cc 81230-0745 Seattle We 981 1 9-1 650 508.154-013 508-154.014 508-154-015 Kelly P& Lee Mcdaniel Richard W Haskamp Claire J Grant 8 Warm Sands PI 6 Warm Sands PI 611 S Palm Canyon Dr 7558 Palm Springs Ca 92264-7637 Palm Springs Ca 92264-7637 Palm Springs Ca 92264-7453 508-154-018 508-155-001 508-155-002 Rancadore Prop Jpr Desert Property I Lie Richard Harris 7138 Monique Ave 555 W Baristo Rd 19 100 S Sunrise Way Salinas Ca 93907-8904 Palm Springs Ca 92262-6351 Palm Springs Ca 92262-6778 508.156-001 508-156-002 508-211-005 Stuart Fletcher Joseph M Odonnell Jeffery Smith 4301 Linden Ave 9850 N 73Rd St 2008 322 Flint Ave Long Beach Ca 90807-2724 Scottsdale Az 85258-1031 Long Beach Ca 90814-3234 508-211-006 508-211-007 508-212-001 Jim&Mpm Enterprises Dba Robert E Mellen John M Williams ' Hacien 1179 E San Lorenzo Rd 601 S Grenfall Rd PO Box 1645 Palm Springs Ca 92264-8117 Palm Springs Ca 92264-7620 Palm Springs Ca 92263-1645 508-212-002 508-212-003 508-212-004 Michael &Jenny Mclean James A Charlton Todd Walcott 477 S Palm Canyon Dr 1 635 S Grenfall Rd 1680 Oak St Palm Springs Ca 92262-7316 Palm Springs Ce 92264-7620 Eugene Or 97401-4041 508-212-006 508-212-007 508-212-008 Stanley L&Janet Maleski Brett Cimiotti Stephen Tuite 220 Caldccott Ln 307 670 S Warm Sands Dr 666 S Warm Sands Dr Oakland Ca 94618-2408 Palm Springs Co 92264.7635 Palm Springs Ca 92264-7635 508-212-009 508-212-010 508-212-011 Pierre J Billard Steven M&Deborah Garjian John M Williams 1821 E 2Nd St 1 1709 University Ave 601 S Grcnfall Rd Long Beach Ca 90802-3904 San Diego Ca 92103-3474 Palm Springs Ca 92264-7620 508-213-001 508-214-001 508-214-002 Ocotillo Prop Dba Warm Sands Vil Paradise Inc Dba Desert Paradise Ruth H Veloria 555 S Warm Sands Dr 615 S Warm Sands Dr 5834 N Canyon Dr Palm Springs Ca 92264-7632 Palm Springs Ca 92264.7634 Phoenix Az 85016-2405 508-214-003 508-215-001 508-215-002 Robert E Mellen Glen &Margarita Yamamoto C R Kincaid 1179 E San Lorenzo Rd 21613 Talisman St 201 Las Palmas Via Palm Springs Ca 92264-8117 Torrance Ca 90503-6439 Palm Springs Ca 92262 508-215-003 508-215-004 508-216-001 Sam Haynes Gordon L Elkins Michael Horne 71650 Sahara Rd 4 642 Alvarado St 111 2523 Silver Lake Ter Rancho Mirage Ca 92270-4336 San Francisco Ca 94114-3202 Los Angeles Ca 90039-2608 508-216-002 508-216-003 508-216-004 Lionel D Cunningham Gerald C Salvo James C&Diane Coston 353 E Main St 880 E Sunny Dunes Rd 3 Warm Sands PI Ashland Or 97520-1834 Palm Springs Ca 92264-0653 Palm Springs Ca 92264-7636 NEIGHBORHOOD COALITION REPS Case TPM 35046 MS APRIL HILDNER MR TIM HOHMEIER Gordon Elkins Et Al (TAHQUITZ RIVERS ESTATES) (DEEPWELL ESTATES) CC Meeting-10.16.06 241 EAST MESQUITE AVENUE 1387 CALLE DE MARIA PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 MS ROXANN PLOSS MR JOHN HANSEN MS MALLIKA ALBERT (BEL DESIERTO NEIGHBORHOOD ) (WARM SANDS NEIGHBORHOOD) (CHINO CANYON ORGANIZATION) 930 CHIA ROAD PO BOX 252 2241 NORTH LEONARD ROAD PALM SPRINGS CA 92262 PALM SPRINGS CA 92263 PALM SPRINGS CA 92262 MS DIANE AHLSTROM MR BOB MAHLOWITZ MS PAULA AUBURN (MOVIE COLONY NEIGHBORHOOD) (SUNMOR NEIGHBORHOOD GROUP) (SUNRISEIVISTA CHINO AREA) 475 VALMONTE SUR 246 NORTH SYBIL ROAD 1369 CAMPEON CIRCLE PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 MR BOB DICKINSON MR BILL SCOTT MR SEIMA MOLOI VISTA LAS PALMAS HOMEOWNERS (OLD LAS PALMAS NEIGHBORHOOD) (DESERT HIGHLAND GATEWAY EST) 756 WEST CRESCENT DRIVE 540 VIA LOLA 359 WEST SUNVIEW AVENUE PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262-2459 MS LAURI AYLAIAN MR PETE MORUZZI HISTORIC TENNIS CLUB ORG MODCOM AND PALM SPRINGS MODERN COMMITTEE 377 WEST BARISTO ROAD HISTORIC SITE REP I I I PO BOX 4738 PALM SPRINGS CA 92262 PALM SPRINGS CA 92263-4738 CITY OF PALM SPRINGS CASE PLANNING SERVICES DEPARTMENT MRS. JOANNE BRUGGEMANS ATTN SECRETARY 506 W.SANTA CATALINA ROAD VERIFICATION NOTICE I I I PO BOX 2743 PALM SPRINGS, CA 92262 PALM SPRINGS, CA 92263-2743 MS MARGARET PARK AGUA CALENTE BAND OF CAHUILLA AGUA CALIENTE BAND OF CAHUILLA INDIANS 11 I I I I INDIANS 777 E TAHQUITZ CANYON WAY, STE,3 PALM SPRINGS CA 92262 MR GORDON ELKINS MR WESLEY E. LOPER -- .. ..._.-'-- - '--- - 993 E. PAROCELA PLACE,#2 993 E. PAROCELA PLACE,#1 SPONSORS 1 1 1 PALM SPRINGS, CA 92264 PALM SPRINGS, CA 92264 MR SHAWN JANET MR BRUCE R. OSTRANDER T2C INC. CONSTRUCTION COMPANY 756 S.SPRING STREET,95E P.O. BOX 4286 LOS ANGELES, CA 90014 PALM SPRINGS, CA 92264 -�',