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Home My WebLink About3/7/2007 - STAFF REPORTS - 3.A. DATE: 3/7/07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek". This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition. NAME ADDRESS o'"ri✓o ��a7�zaa 7 DATE: 3/7/07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek". This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition. NAME_ ADDRESS A • DATE: 3/7/07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek". This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition, NAME �u ADDRR j S DATE: 3/7/07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek". This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition. NAME U, z— ADDRESSu� DATE: 3/7/07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek". This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition. NAME fit. - e ADDRESST(S � c5laww U� (�f. DATE: 3/7/07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek". This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition. NAM k?&ei A &/ WL ADDRESS �fA 9x 4 PJ020C ELF km s ffwV 6S x,(/ DATE' 3/7l07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek"- This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition. NAME L C) ,- ADDRESS 7v J --- 7 DATE. 3/7/07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek". This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition. NAME F/i/VUe 5�' Crkl� ADDRESS 1 5`P5 5hR-11� G , , APT DATE: 3/7/07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek". This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition. NAME_ ADDRESS 5975 1pr� MA DATE: 3/7/07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek". This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition. NAME &UZ,' reA5 � ADDRESS_ DATE: 3/7/07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek". This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition. NAME .-�} _L�/�/ . ADDRESS %& z v Cam? G 7 DATE: 3/7/07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek". This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition. NAME )VUY'i i L4 efi 61ae ADDRESS DATE: 3/7/07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek". This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition. NAME ADDRESS - �� DATE: 3/7/07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek". This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition. 1 NAME ' ADDRESS (O DATE. 3/7/07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek". This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition. NAME ADDRESS DATE: 3/7/07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek". This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition. NAME .J vlim(" A Iy,,c)d ADDRESS 92 Sf,,W .S Qpt• cl PI DATE: 3/7/07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek". This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition. NAME „LI,11/? U Qi (,—)(lri C ADDRESS Fao� A Gi'a DATE: 3/7/07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek". This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition. NAME Wu l,,- 220m ADDRESS I Z � VMJ IM CIA DATE.: 3/7/07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek". This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition. NAME �' �✓�1� 2�� ADDRESS JOJ. 5 % 7 DATE: 3/7/07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek". This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition. NAME �Ilzl ADDRESS STg2- G 5fZve??s xi, DATE: 3/7/07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek". This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition. NAME ADDRESS DATE: 3/7/07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek". This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition. NAME ��if/!/lil� _ ( lM T�i/+a TlPA✓� ADDRESS DATE: 3/7/07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek". This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition. NAME 6 W e ADDRESS 1-tic 40 , ��z DATE: 3/7/07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition. NAME C;177f l,lz. Y!iy°mil ADDRESS 7�/�s"ICJ/� G!'�✓ i�L q DATE: 3/7/07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek". This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition. NAME of , c C ADDRESS PD ` b P311T) �� n� �� OA- DATE: 3/7/07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek". This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition. NAME L �" } ADQF S DATE: 3/7/07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek". This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition. NAME ADDRESS �Z .e)Pd ) Lo1e"J2.oj�b q--�I DATE: 3/7/07 TO: Palm Springs City Council Please DO NOT change the existing zoning of Planning area B "Snow Creek". This is a precious and environmentally sensitive area, as well as the entrance to Palm Springs, and should be maintained in its current pristine and protected condition. NAME Al" � S ADDRESS J 0 _� 6 r�/� SIOVAK BARON&EMPEY,.Lp A T T O R N E Y 5 A T L A W TI NTY OFFICE DAVID s$ SLON 1600 E TAHOUITZ CANYON WAY,PALM SPRINGS,CALIFORNIA 92262 650 TOWN CENTER`ORIV ,SUITE 1400 nAv�o L.snxaN MARCE EMFCY PHONE(760)322-2275 FAX(760)322-2107 PHONECOSTA IMESA,C a RNIA(71� 92626 JASOND DABAREINER PUCK M CiOCINMICH CHARL[sL GAIJAGHER HRENTS CLEMMBR SUSAN W AU5MAN ' MAUREEN F.GUINAN SIIAUNM MUMHY JAMEsM RosiNSON ' OF COUN4EL — MYRON MLYER2,r C H N¢nL W EULS III 'y ` 0— March 7, 2007 •_T Mayor and City Counsel Members CITY OF PALM SPRINGS 3200 East Tahquitz Canyon Way Palm Springs, California 92262 RE: AREA 9 DENSITY Dear Mayor and Counsel Members: On the Counsel's agenda this evening is a request to increase density in Area 9 from the current zoning of one-unit per acre to three-units per acre. If you recall, counsel asked for cost estimates on the all weather bridge to ascertain whether the unusual cost of infrastructure for this area warranted increased density. In your packet, you have a projected cost estimate from IIazard Construction Company of over$7 million for the bridge. More recent cost estimate, based on raw materials resulted in the cost estimate arising to at 7.2 million dollars. Of the acreage that my client owns we believe there is approximately 239 developable acres at one- unit per acre, the additional pre-unit cost attributable solely to the bridge is $30,125 per lot. At 2 units per acre the additional cost per lot will be $15,062 per lot. At 2.5 units per acre the additional cost per lot will be $11,297. At 3 units per acre the additional cost per lot will be $7,531. ,a=/-770, IAA /71F_EEIA4-5 d•3�677��oa7 G.0am\Wendy0L3\SOM13RS-AREA 9 DF.NSITYUSR TO CITY COUNSEL wpd M+� Mayor and City Counsel Members March 7, 2007 Page 2 1 submit these calculations to make it easy for you to evaluate the added per unit cost as a result of the bridge. Very truly yours, SLOV - RON RY LLP DAVID L. BARON DLB:sd G 0a1a\Wendy0LB\SOMFR$•pJRLA 9➢ENSiTrLTR TO CI I Y COUNSEL.wpd ?A.`M SAS iy V N 4 4 �2eeean.co 0 „Cq<IFOR��Pr CITY COUNCIL STAFF REPORT DATE: MARCH 7, 2007 LEGISLATIVE SUBJECT: INITIATION OF ZONE TEXT AMENDMENT TO SECTION 92.21.1.04 ("ESA-SP" ZONE — PROPERTY DEVELOPMENT STANDARDS) OF THE PALM SPRINGS ZONING CODE RELATED TO THE MAXIMUM ALLOWED DENSITY OF PLANNING AREA 9 ("SNOW CREEK"). FROM: David H. Ready, City Manager BY: Planning Department SUMMARY On January 18, 2007, the City received a letter from David L. Baron / Slovak, Baron & Empey, LLP requesting on behalf of the owners that the zoning density for Planning Area 9 (Snow Creek) of the ESA-SP zone be increased from 1 to 2.5 dwelling units per acre. The letter was provided in response to the City Council's comments during the hearings on the ESA-SP zone in 2006. During those hearings, the Council indicated that it was inclined to consider a density increase for Planning Area 9 should the property owner show that the cost to provide access and other services would make development of the site economically infeasible at the adopted density of one unit per acre. RECOMMENDATION: 1. Initiate a Zone Text Amendment pursuant to Section 94.07.01.A.1.b to amend the development standards of Planning Area 9 of the Environmentally Sensitive Areas — Specific Plan (ESA-SP) Zone (Section 9221.1,04). STAFF ANALYSIS: Mr. Baron's letter of January 18, 2007 is attached and includes a separate letter from Hazard Construction Company which estimates that construction of a four-lane bridge and related improvements would total slightly over seven million dollars ($7,000,000). Mr. Baron suggests that the bridge plus other improvements for other roads, sewers and remaining infrastructure would not be justified at the current density. Staff believes that a final conclusion on the economic feasibility of developing Planning ITEM NO. City Council Staff Report March 7, 2007 Initiation of Zoning Ordinance Text Amendment—Planning Area 9 Density Standard Page 2 of 2 Area 9 would require far more analysis than presented in the attachments. However, it seems clear that the provision of infrastructure to Planning Area 9 will be costly and that additional density would reduce the per-unit fixed costs of development. The Council may initiate an amendment to the Zoning Code, under section 94.07.01.A.1.b, to revise the development standards for Planning Area 9. A draft amendment would be reviewed by the Planning Commission in a public hearing and forwarded to the City Council for final action. Alternatively, the Council may give other direction to staff or the applicant, including the preparation of additional cost data or submission of a detailed project application, including an amendment for additional density. FISCAL IMPACT: Finance Director Review: No fiscal impact. Ig ing, Ate' Thomas J. Wil Direc or of Planning ervices Assistant City anager, Dev't Svcs David H. Ready City Manager Attached: Letter from David L. Baron; January 18, 2007 (with attachment) Palm Springs Zoning Code Section 92,21.1 (excerpt) r SLOVAK BAR�7N&EMMY A T T 0 R N E Y 5 A T L A W TIIOMA55.6RONk 1 g00 E TAHQNITZ CANTON WAY,PALM SPRINGS,CALIFORNIA 92262 ,50 TOW`N CETi RoxNOL�"SimE lann peYlo L Bnxory MAkcE EMPEY PHONE(760)322-2275 FAX(760)322-2107 COSTA MESA,CAUrORbdA 92e2a ,IAcnn➢➢AHN INER PHONE1714)USAWI FACp1,11650-91AI PETLk M BOCNNE ICH BRIANE WiuTL21 Cwu 2SL& LIGI6R VINCEN�R WHIT`]' : k BUNT S.CLEMMER SusAN W ALbMAN MAUaFI-N F GLm AN SHALTI M 14bw Y UI COUNSEL LOCIENA VAN(I'JLLI, MYRON Nip i IS,P.0 H huu.WLLLS UI January 18, 2007 Tom Wilson, Assistant City Manager CITY OF PALM SPRINGS Post Office Box 2743 Palm Springs, California 92263-2743 RE: Request for Modification of Density in Area 9 Dear Tom. ]During t'.ze hearings on densiry for Area 9 (Snow Creek). the City was advised that the cost of hnilding the infrastructure at the location was so significant that it warranted a loosening of the density restrictions being consider^d by the City at that time. Based upon the lack of information at that juncture, the City passed the new zoning for Area 9. but indicating a willingness to 1 increase the density if it could be demonstrated that, in fact. the cost of building the all weather ' bridge and other infrastructure costs are so significant that it would render the economic viability of any project futile given the allowable density when measured against the cost of building that base infrastructure. During the hearings on this matter, I advised council that the cost of the all weather bridge, would most likely, exceed $3,000,000 to $4,000,000. My estimates were low. Enclosed herein is a cost analysis by Hazard Construction Company, who are experts in building bridges of the type required by the City for this development. As you can see, the cost estimate by Hazard Construction Company is in excess of$7,000,000- Hazard Construction Company also advised me that the other infrastructure costs relating to roads, earth work, sewer installation, etc„ were far more significant than we initially envisioned. Based upon this infortnation;which is being provided at your request, the Galway Trust formally requests,a change in the density from the current I unit per acre to 2.5 units per acre. G\➢aialLmgmlon Dept\Gahesy TrustlCortegprnldcnccLLtr Tom w1lunCA.,of Pnlm Spnnss(1-7 d-u'7)wpd ^I`rn7rn n n - r January 18, 2007 Page 2 1 understand that we are going to have to go through the hearing process, inasmuch as the ordinance was already adopted, but 1 would like your direction as to what additional information or documentation you need from me to start this process- If you have any questions, please do not hesitate to contact me. Very truly yours, SLOON P1 X LLP 4DVOIDLBA. 1tON DLB:sd Enclosures cc- Doug Holland, City Attorney Allan Hamel Steve Lyle C\D,,IaUtlt�alion DepAGalwq TruSACorrLgpondenceV,n Tnm Wilson-City oiPalm Spnngs(1-18-07)wpd Hazard Construction Company CONSTRUCTION • MANAGEMENT SITE DEVELOPMENT fY dr G yrW AQy December 14, 2006 Mr. David L. Baron, Esq. Slovak Baron and Empey, LLP 1800 E. Tahquitz Canyon Way Palm Springs, CA 92262 Re: Snow Creek Ranch Patin Springs, California Dear Mr. Baron: This letter is written in response to your request to provide a preliminary budget analysis for the Improvement of Snow Creek Road off of Highway I I I as it relates to the above referenced project. This analysis allows for the improvement of Snow Creek Road, at the west side intersection of Highway 111,and extending 3,500 feet to the west. A. Scope of Work Approx Qty. Unit Price Total I . Traffic Control I LS @ $15,000.00 / LS = $15,000.00 2 . CIP,Reinforced Concrete Bridge 51,200 SF @ $130,00 / SF = $6,656,000.00 3 . Remove Existing Base and Surfacing 84,000 SF @ $0.60 / SF = $50,400,00 4 . Subgrade Preparation 86,400 SF @ $0.30 / SF = $25,920.00 5 , 4" Asphalt Concrete over 8" Class 2 Base 86,400 SF CO) $3.00 / SF = $259,200.00 6 . Striping and Signage 1 LS @ S10,000.00 / LS = $10,000,00 Budget Total: $7,016,520.00 The above cost analysis allows for the installation of a four lane concrete bridge just west of Highway I] 1 crossing the existing wash for 800 LF and then an asphalt concrete roadway extending to the 3500' termination point. This analysis is only for the scope of work shown and does not include roadway access to the site or any other onsite grading,sewer,water or dry utility construction cost and other offsite improvements required to develop this site. This analysis is preliminary and should be further reviewed as more information is provided. ' I look forward to further discussing this site development with you. Thank you for your cooperation. Sincerely, HAZARD CONSTRUCTION COMPANY W.S. Rog s Executiv ice President P.O. Box 229000 San Diego, CA 92192-9000•(858) 587-3600 •(858) 4$3-6034 Fax-License No.750542A 92.21.1.04 Property development standards—Uses subject to a specific plan. Minimum Required Open Minimum Required Planning Maximum Allowed Space: open Space: Area Density All Forms Undeveloped Maximum Floor Area 1 Go to Base Zone(One DU/40 Acres) 2 2 2 DU/Acre 72%of Project Area 35%of Project Area 6,000 SP/DU 1 c 3 Tribe Specific Plan s 4 2 DU/Acre 72%of Project Area 35%of Project Area 6,000 SF/DU 9 e 5 6 DU/Acre 72%of Project Area 35%of Project Area 2,000 SF/DU a 5A 0.25 Floor Area Ratio Not Applicable Not Applicable Not Applicable y 6 1 5 DU/Acre 79%of Project Area 40%of Project Area 6,000 SF/DU s 7 Gn to Base Zone(One DU/40 Acres) � e ` 8 2 DU/Acre 72%of Project Area 35%of Project Area 6,000 SF/DU c 9 1 DU/Acre 81%of Project Area 40%of Project Area 8,000 SF/DU t percent above the toe of slope, and shall be limited to natural and renaturalized land, and hiking trails. Dedication for public access shall be provided to undeveloped open space. http://www.gcode,us/codes/palmsprings/view.php?topic=zoning code-92_00-92 21 1 04&frames�on 2/21/2007