HomeMy WebLinkAbout5/4/2016 - STAFF REPORTS - 2.N. Q ALM SA
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`'FaAa�P City Council Staff Report
DATE: May 4, 2016 NEW BUSINESS
SUBJECT: FREEHOLD CAPITAL MANAGEMENT (FCM), LLC, REQUESTING A
ONE-YEAR EXTENSION OF TIME FOR PHASE 2 (A PORTION) OF
TENTATIVE TRACT MAP 31848, A PREVIOUSLY APPROVED
SUBDIVISION FOR THE DEVELOPMENT OF 1,150 SINGLE-FAMILY
AND MULTI-FAMILY RESIDENTIAL UNITS, 18-HOLE GOLF COURSE,
CLUBHOUSE, POOL, SPA, TENNIS COURTS, AND A PARK LOCATED
ALONG THE NORTH SIDE OF SAN RAFAEL DRIVE, EAST OF NORTH
INDIAN CANYON DRIVE, SOUTH OF THE WHITEWATER RIVER AND
WEST OF SUNRISE WAY, (CASE 5.0982-PD 290 /TTM 31848).
FROM: David H. Ready, City Manager
BY: Department of Planning Services
SUMMARY
The Planning Commission recommends that the City Council approve a one-year
extension of time for Phase 2 of a previously approved Tentative Tract Map (TTM
31848). Phase 1 of the map was recorded in 2006; Phase 2 is the remaining 96.8 acres
located on the east side of the map. The subdivision with an overall size of 309.39 acres
consists of up to 1,150 single and multi-family residential units, an 18-hole executive
golf course, a golf clubhouse, a golf maintenance facility, and a park. The project was
originally approved in 2004 by the City Council.
RECOMMENDATION:
1. Adopt Resolution No. , "A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING A ONE-YEAR
EXTENSION OF TIME FROM MAY 5, 2016 TO MAY 5, 2017 FOR TTM 31848,
A PREVIOUSLY APPROVED SUBDIVISION OF 309 ACRES TO CONSTRUCT
1,150 SINGLE-FAMILY AND MULTI-FAMILY UNITS, GOLF COURSE, A
CLUBHOUSE, POOL, SPA, TENNIS COURTS, AND A PARK LOCATED
ALONG THE NORTH SIDE OF SAN RAFAEL DRIVE, EAST OF INDIAN
CANYON DRIVE, SOUTH OF WHITEWATER RIVER AND WEST OF SUNRISE
WAY; ZONE PD 290, SECTION 35.
ITEM NO. _5- C•
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V1 City Council Staff Report
DATE: May 4, 2016 CONSENT CALENDAR
SUBJECT: FREEHOLD CAPITAL MANAGEMENT (FCM), LLC, REQUESTING A
ONE-YEAR EXTENSION OF TIME FOR PHASE 2 (A PORTION) OF
TENTATIVE TRACT MAP 31848, A PREVIOUSLY APPROVED
SUBDIVISION FOR THE DEVELOPMENT OF 1,150 SINGLE-FAMILY
AND MULTI-FAMILY RESIDENTIAL UNITS, 18-HOLE GOLF COURSE,
CLUBHOUSE, POOL, SPA, TENNIS COURTS, AND A PARK LOCATED
ALONG THE NORTH SIDE OF SAN RAFAEL DRIVE, EAST OF NORTH
INDIAN CANYON DRIVE, SOUTH OF THE WHITEWATER RIVER AND
WEST OF SUNRISE WAY, (CASE 5.0982-PD 290 / TTM 31848).
FROM: David H. Ready, City Manager
BY: Department of Planning Services
SUMMARY
The Planning Commission recommends that the City Council approve a one-year
extension of time for Phase 2 of a previously approved Tentative Tract Map (TTM
31848). Phase 1 of the map was recorded in 2006; Phase 2 is the remaining 96.8 acres
located on the east side of the map. The subdivision with an overall size of 309.39 acres
consists of up to 1,150 single and multi-family residential units, an 18-hole executive
golf course, a golf clubhouse, a golf maintenance facility, and a park. The project was
originally approved in 2004 by the City Council.
RECOMMENDATION:
1. Adopt Resolution No. , "A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING A ONE-YEAR
EXTENSION OF TIME FROM MAY 5, 2016 TO MAY 5, 2017 FOR TTM 31848,
A PREVIOUSLY APPROVED SUBDIVISION OF 309 ACRES TO CONSTRUCT
1,150 SINGLE-FAMILY AND MULTI-FAMILY UNITS, GOLF COURSE, A
CLUBHOUSE, POOL, SPA, TENNIS COURTS, AND A PARK LOCATED
ALONG THE NORTH SIDE OF SAN RAFAEL DRIVE, EAST OF INDIAN
CANYON DRIVE, SOUTH OF WHITEWATER RIVER AND WEST OF SUNRISE
WAY; ZONE PD 290, SECTION 35.
ITEM NO, 2 N
City Council Staff Report May 4,2016
Case No.5.0982-PDD 290lr rM 31848 Page 2
ISSUES:
• The Avalon development, formerly known as The Palm Springs Village, was
originally approved in 2004 by the Planning Commission and the City Council.
• This extension of time involves Phase 2 of the map. Phase 1 has a recorded map.
• Planned Development District 290 (PDD 290) remains in effect.
• The maximum number of residential units is 1,150.
• Tentative Tract Map 31848 has been granted State of California automatic
extensions of time from May 2009 to May 2016.
BACKGROUND INFORMATION:
R 6 1 d4d4, WiC�'' , Aet
04.07.04 The Planning Commission approved preliminary planned development district 290
and recommended approval of Tentative Tract Map 31848 to the City Council.
05.05.04 Following a recommendation from the Planning Commission, the City Council
adopted an MND and approved TTM 31848 and PDD 290.
05.17.06 The Planning Commission approved an extension of time for PDD 290 and
recommended approval of Tentative Tract Map 31848 to the City Council.
05.18.07 The City Council voted to approve a one-year extension of time from May 4,
2007 to May 5, 2008.
The Planning Commission voted to recommend to the City Council approval
04.12.08 of a one-year extension of time for TTM 31848 to expire in May 2009.
04.19.08 The City Council granted a one-year extension of time for Tentative Tract Map
31848 from May 5, 2008 to May 5, 2009.
The State of California granted automatic extensions of twenty four (24) months to
2008 all valid tentative tract maps and tentative parcel maps as a response to the
economic downturn.
03.09.16 The Planning Commission considered the extension of time request and voted to
recommend approval to the City Council.
IWO&ReVent Ch$r1 a of owhershlo,
2016 Freehold Capital Management, LLC acquired the property.
06.06.07 Permits for Golf Clubhouse, office, retail pro-shop, cafe/bar, cart storage building.
No. C19111
06.06.07 Permits for Community Clubhouse, multi-purpose room, banquet room, fitness
No. C19112 room, catering kitchen and equipment room.
06.06.07 Permits for Common area, recreation center, trash enclosure, fountains, parking
No. C19113 lot, landscape lighting, pool fencing, planter walls, gates and sign monument.
�:7lf'e' tibo-haq $etin ":
N/A None
3.1.16 Staff visited the site and its surrounding to evaluate present conditions.
Site Area
Net Acres 309.39 acres 02
City Council Staff Report May 4,2016
Case No. 5.0982-PDD 290/TTM 31848 Page 3
BACKGROUND AND SETTING:
The previously-approved project, commonly known as the Avalon (previously called the
Palm Springs Village), was approved on May 5, 2004. Tentative Tract Map 31848 was
for the subdivision of the approximately of 309.39 acres into parcels for up to 1,150
single-family and multi-family residential units, a golf clubhouse, a golf maintenance
facility, tennis courts, a spa, pools and a park. Preliminary Planned Development District
290 (PDD 290) was approved by the Planning Commission and City Council in-lieu of a
change of zone from R-1-C to PDD to allow the creation of a multi-family and single-
family residential development at the location. The project was subject in bankruptcy,
and has now been acquired by a new developer to complete the project. On February 3,
2016, the City Council approved an amended assignment and assumption of a
Subdivision Improvement Agreement (SIA) for the Avalon subdivision. An extension of
time for the Phase 2 map will allow the map to be recorded in the future. The City
Attorney has previously opined that Planned Development District 290 is vested and
remains in effect since substantial construction has commenced at the site. Tentative
Tract Map 31848-1 (Phase 1) was recorded in February of 2006. Since then the entire
property has been rough graded; this includes the first and second phases with streets
and certifiable pads. Off-site improvements including installation of some streets, walls
and some perimeter landscaping were initiated, but not yet completed at the site. This
extension of time will allow a final map to be recorded for the east portion of TTM
31848.
ANALYSIS:
Extension of time requests for tentative maps is governed by Section 9.63.110 (Time
Extensions), of the Municipal Code. According to the Municipal Code "The person filing
the tentative map may request a time extension of the tentative map approval or
conditional approval by written application to the planning commission, such application
to be filed at least sixty days before the approval or conditional approval is due to
expire. The application shall state the reasons for requesting the extension and the
amount of time requested. In granting an extension of time, new conditions may be
imposed and existing conditions may be revised or amended." The Municipal Code
further states that any extension(s) of tentative map approval or conditional approval
shall not exceed a total of twelve months. The formal request for an extension of time
for TTM 31848 was received on January 22, 2016. The applicant provided a brief
background of the status of the property and the project.
Staff evaluated the status of the project and provided an analysis of the extension of
time request. The analyses below are intended to assist the Council determine the
appropriateness of the extension of time request.
1. Any changes to project's overall plan and site configuration.
There have been no changes to the project's overall plan or site configuration.
2. Specific steps taken by applicant over the past year to advance the project.
The partially developed project has been idled since 2008 due to the recession and an
intervening bankruptcy affecting the property. The purchaser is acquiring the property 03
City Council Staff Report May 4,2016
Case No. 5.0982-PDD 290rTTM 31848 Page 4
from the bankruptcy estate. However, the current owner has, during this period,
continued to maintain the property including neighbor-adjacent exterior landscaping,
dust control, and other maintenance tasks. In addition, during the bankruptcy process,
there was a lot of effort to maintain not only the site, but maintain all of the project
entitlements so that when the time was right, the project could be advanced as originally
envisioned and approved. The new owner intends to commence construction of the
improvements promptly upon completion of the acquisition of the property.
3. Recent developments and uses within the surrounding area.
There have been no significant developments in the surrounding area. The Palermo
development, which is also nearby, is still not completed.
4. The applicable policies of the General Plan, zoning ordinance and other
regulations.
The Project is consistent with the applicable policies of the General Plan, zoning
ordinance and other regulations. PD-290 approved by the City remains in effect and
governs the use and development of the property. The new owner intends to develop
the property in accordance with these existing plans and regulations.
5. Any off-site improvements, installation of infrastructure and other changes
within 400 feet radius of project site.
The developer has already installed some of the immediate off-site improvements and
the entire infrastructure for Phase 1.
ENVIRONMENTAL ASSESSMENT:
On May 5, 2004, pursuant to the California Environmental Quality Act, the City Council
adopted a Mitigated Negative Declaration for the project ("MND"). The preparation of
further environment documentation is not necessary because none of the
circumstances triggering further environmental review have occurred since the adoption
of the MND: (i) there are no substantial changes in the project requiring major revisions
of the MND due to the involvement of new significant environmental effects or a
substantial increase in the severity of the previously-identified significant effects; (ii)
there are no substantial changes with respect to the circumstances under which the
project is being undertaken which will require major revisions of the MND due to the
involvement of new significant environmental effects or a substantial increase in the
severity of previously-identified effects; and (iii) there is no new information of
substantial importance, which was not known and could not have been known with the
exercise of reasonable diligence at the time the MND was adopted showing that: (a)
the project will have one or more significant effects not discussed in the MND; (b)
significant effects previously examined will be substantially more severe than shown in
the MND; (c) mitigation measures previously found not feasible would in fact be
feasible, and would substantially reduce one or more significant effects of the project,
but the mitigation measures have not been adopted; or (d) mitigation measures
considerably different from those analyzed in the MND would substantially reduce one
or more significant effects on the environment, but the mitigation measures have not
04
City Council Staff Report May 4,2016
Case No.5.0982-PDD 290/TTM 31848 Page 5
been adopted. Accordingly, no further environmental review is required. (Public
Resources Code § 21166; Cal. Code Regulations, Title 14, § 15162.)
NOTIFICATION:
An extension of time request does not require a public hearing; the applicant was
notified of the Council consideration of the request and the surrounding neighborhood
organizations were also notified.
CONCLUSION:
Phase 1 of the map has been recorded and substantial construction on the site has
been completed. This extension of time request is for the second phase of the map
which remains in effect until May 5, 2016. Pursuant to Section 94.03.00(I) of the City of
Palm Springs Zoning Code, the planned development district (PDD 290) associated
with TTM 31848 remains in effect because substantial construction has commenced at
the site.
FISCAL IMPACT:
None to the City; however, upon completion of the housing units at the site, additional
property taxes will be rated to the City's revenue.
,/" i4m �7�- - 4:
Marcus Fuller, MPA, P.E, PLS Flinn Fagg, AIC
Assistant City Manager/City Engineer Director of Planning Services
David H. Ready, Esq., Ph.
City Manager
ATTACHMENTS:
1. Vicinity Map
2. Draft Resolution.
3. Letter of extension request from the applicant received January 22, 2016.
4. Planning Commission Minutes from the meeting of March 9, 2016.
5. Reduced copy of TTM 31848 & Phasing Map
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RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA APPROVING A REQUEST
BY FREEHOLD CAPITAL MANAGEMENT, LLC, FOR A
ONE-YEAR EXTENSION OF TIME FOR PHASE 2 OF
TENTATIVE TRACT MAP 31848 FROM MAY 5, 2016 TO
MAY 5, 2017; LOCATED ALONG THE NORTH SIDE OF
SAN RAFAEL ROAD, EAST OF NORTH INDIAN CANYON
DRIVE, SOUTH OF THE WHITEWATER RIVER AND
WEST OF SUNRISE WAY, ZONED PD 290, SECTION 35.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS FINDS AND DETERMINES:
A. Freehold Capital Management, LLC, ("Applicant') filed an application with the
City pursuant to Section 9.63.110(b) of the Municipal Code, for a one-year extension of
time for the Avalon Tentative Tract Map 31848.
B. On March 9, 2016, the Planning Commission voted to recommend approval of
the extension of time request to the City Council, finding that the applicant had
demonstrated good cause for the extension.
C. On May 4, 2016, a public hearing on the application for the extension of time
was held by the City Council in accordance with applicable law.
D. On May 5, 2004, pursuant to the California Environmental Quality Act, the City
Council adopted a Mitigated Negative Declaration for the project ("MND"). The
preparation of further environmental documentation is not necessary because none of
the circumstances triggering further environmental review have occurred since the
adoption of the MND: (i) there are no substantial changes in the project requiring major
revisions of the MND due to the involvement of new significant environmental effects or
a substantial increase in the severity of previously identified significant effects; (ii) there
are no substantial changes with respect to the circumstances under which the project is
being undertaken which will require major revisions of the MND due to the involvement
of new significant environmental effects or a substantial increase in the severity of
previously identified effects; and (iii) there is no new information of substantial
importance, which was not known and could not have been known with the exercise of
reasonable diligence at the time the MND was adopted showing that: (a) the project will
have one or more significant effects not discussed in the MND; (b) significant effects
previously examined will be substantially more severe than shown in the MND; (c)
mitigation measures previously found not feasible would in fact be feasible, and would
substantially reduce one or more significant effects of the project, but the mitigation
measures have not been adopted; or (d) mitigation measures considerably different
from those analyzed in the MND would substantially reduce one or more significant
effects on the environment, but the mitigation measures have not been adopted.
Accordingly, no further environmental review is required. (Public Resources Code §
21166; Cal. Code Regulations, Title 14, § 15162.)
07
Council Resolution May 4, 2016
TTM 31848 Time Extension Page 2 of 3
E. 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.
F. The City Council 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 CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE:
SECTION 1: The above findings are all true and correct.
SECTION 2: Pursuant to Section 9.63.110 of the Palm Springs Municipal Code,
the City Council hereby approves a one-year extension of time for Tentative Tract Map
31848, from May 5, 2016 to May 5, 2017 subject to those conditions approved on May
5, 2004.
ADOPTED THIS 20TH DAY OF APRIL, 2016.
David H. Ready, City Manager
ATTEST:
James Thompson, City Clerk
Council Resolution May 4,2016
TTM 31848 Time Extension Page 3 of 3
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
by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
James Thompson, City Clerk
City of Palm Springs, California
09
LV PALM SPRINGS VILLAGE LLC
January 21,2016
VIA E-MAIL and U S MAIL
Mr.Marcus Fuller
City of Palm Springs
3200 E Tahquitz Canyon Way
Palm Springs,CA 92262
Marcus.ful IerV^mpalmsprings-ca.gov
Re: Palm Springs Village/Avalon: Request for Extension of Tentative Tract Map 31848 Averuda
Caballeros and San Rafael Drive,Palm Sorines.CA("Procert
Dear Mr.Fuller:
This letter shall serve as a formal request by the current owner of the Property, LV Palm Springs
Village LLC ("Owner") for a one year extension of time for the approval of Tentative Tract Map No.
31848 ("Tract Map") from the current expiration date of May 4. 2016 to May 4. 20t7. This request is
made pursuant to Section 66452.6(e) of the State Subdivision Map Act and Section 9.63.1 10(b) of the
Palm Springs Municipal Code and is timely made under both provisions.
The Owner is currently under contract to sell the Property to FCA CA, LLC which is owned by
Freehold Communities. Freehold Communities is a national developer of master-planned communities
with a portfolio that includes over 10,000 residential lots across eight different properties. The Company
is headquartered in Boston, with regional offices in Texas, North Carolina, Florida, Tennessee, and
California- The Principals of the firm have decades of experience managing every aspect of real estate
development and the senior executives involved in the Project have over 30 years of experience entitling
and developing master planned communities in Califomia.Freehold is capitalized with equity and utilizes
zero leverage(debt)on all acquisitions.Freehold Communities creates Vital CommunitiesT that embrace
healthy living,engagement,connectivity,stewardship and distinctive home design.
The 309-acre Property was entitled by the City in 2004 as a high-quality master planned
residential and golf course development with 1,150 residences surrounding 172 acres of open space and
golf course uses. The PDD and Tract '.Nap for the Palm Springs Village/Avalon Project were adopted
concurently. In 2006,a final tract map was approved for more than half of the development, including
almost all of the Project's open space, and a Subdivision Improvement Agreement (SIA) for the first
phase of the Project was entered into by the City and the predecessor owner. Correspondence from the
City Attorney(attached)confirms that PD-290,governing the ongoing use,development and maintenance
of the Property, remains in effect and "substantial construction" has commenced on the Property.
Specifically,
i The entire Property has been graded and over 750 housing pads have been created and are
in nearly final condition.
3121 Michelson Drive,Suite 200,Irvine,CA 92614
Lr
Mr. Marcus Fuller
January 21.2016
Page 2
A golf course has been completed and fully landscaped (although with the downturn, the
vegetation has died).
The first phase of roadways has been completed, including an extensive omsiie roadway
system and construction of off-site roadways including a four lane Sunrise Parkway
extension leading to the Project entry and two sections of non-abutting portions of San
Rafael Drive.
The guardhouse and perimeter walls were constructed and plans were approved for the
clubhouse.
In addition to what can be seen, there have been extensive networks of underground
utilities constructed,including water systems,sewer systems,a full drainage system and an
irrigation well.
Last year,the City Council approved an extension of the existing SIA and a transfer of the SIA to
FCA CA,LLC.which is wholly owned by Freehold. Freehold proposes to take title to the Property in the
name of its affiliate, Avalon 1150, LLC,a Delaware limited liability company. A request to renew that
transfer approval and extend the SIA is pending with the City Council. With that approval,closing for
the sale is anticipated in February/March of this,year and the new owner intends to immediately continue
development of the Property.
We appreciate your consideration and are available to answer any questions you may have.
Very truly yours,
LV Palm Springs Village LLC,
a Delaware limited liability company
By: 46� _
Name: AMitanv Barsanti
Title: Att"Wbmd Signatory
cc: Doug Holland
Peter Campbell
Eric Hoffman
Jesse Baker
Casey Tischer
Stan Brown
(enclosure)
3121 Michelson Drive,Suite 2DO,Irvine,CA 92614
11
Planning Commission Minutes
City of Palm Springs
March 9,2016
2C. PALM SPRINGS PROMENADE, LLC FOR A MAJOR ARCHITECTURAL
APPLICATION TO CONSTRUCT A 6-STORY, 112,862-SQ. FT. RESORT HOTEL
CONSISTING OF 142-ROOMS, MEETING SPACE, RESTAURANTS, SPA AND
FITNESS CENTER ON BLOCK "B-1" OF THE DOWNTOWN PALM SPRINGS
PROJECT LOCATED AT THE NORTHEAST CORNER OF BELARDO ROAD AND
MAIN STREET, ZONE CBD (CASE 3.3908 MAJ). (DN)
Chair Klatchko noted that the applicant requested a continuance to March 23rd to allow
them to respond to the recent changes in the Specific Plan.
ACTION: Continue to the next regular meeting of March 23, 2016.
Motion: Commissioner Lowe, seconded by Vice-Chair Calerdine and unanimously
carried 6-0-1 on a roll call vote.
AYES: Commissioner Donenfeld, Commissioner Lowe, Commissioner Middleton,
Commissioner Weremiuk, Vice-Chair Calerdine, Chair Klatchko
ABSENT: Commissioner Hirschbein
2D. FREEHOLD CAPITAL MANAGEMENT, LLC, REQUESTING A ONE-YEAR
EXTENSION OF TIME FOR TENTATIVE TRACT MAP 31848, A PREVIOUSLY
APPROVED SUBDIVISION OF 309 ACRES TO CONSTRUCT 1,239 SINGLE-FAMILY
AND MULTI-FAMILY UNITS, GOLF COURSE, CLUBHOUSE, POOL, SPA, TENNIS
COURTS, AND A PARK LOCATED ALONG THE NORTH SIDE OF SAN RAFAEL
ROAD, EAST OF NORTH INDIAN CANYON DRIVE, SOUTH OF THE WHITEWATER
RIVER AND WEST OF SUNRISE WAY, (CASE 5.0982-PD 290 / TTM 31848). (ER)
Principal Planner Robertson presented the proposed time extension for Phase II of the
development as outlined in the staff report.
The Commission had technical questions and/or requested clarification:
• The validity of the map.
• Details of the original approval in 2004.
• Status of Sunrise Parkway.
• When was new ownership acquired?
• Connection of Sunrise Way to Palm Canyon,
Chair Klatchko opened the public hearing:
MARVIN ROOS, MSA Consulting, provided background history on the site and gave an
overview of the Sunrise Parkway construction.
t2
Planning Commission Minutes
City of Palm Springs
March 9,2016
LINDA SHESTOCK, resides south of Avalon, stated that the entire stretch between
Sunrise Way and Indian Canyon has no traffic mitigation and stressed the importance to
have the main entrance on Indian Canyon.
MICHAEL HOWARD, resides in Racquet Club Estates Neighborhood, questioned the
validity of the environmental impact report that was done 12 years ago and had concern
with the increase in population, noise and night lighting effects from this development.
DON SCHULTZ, resides on the corner of San Rafael and Caballeros, urged that there
be a requirement for Sunrise Way to be completed for this project and had concern with
building heights and water usage for the new homes and golf course.
HARRY COURTRIGHT, resides in Palermo development, said they are surrounded by
Avalon development and agreed that the entire length of Sunrise Way should be
completed to mitigate traffic on San Rafael.
ROBERT HEINBOUGH, resides across the street from the project, expressed concern
with traffic on Indian Canyon, building heights and water usage for the golf course. He
questioned if the school district is ready for the addition of 2300 new families to this
area.
MARVIN ROOS, applicant, addressed completion of Phase I and Phase II of Sunrise
Way, the main entry and building heights for the development.
There being no further speakers the public hearing was closed.
The Commission had comments and/or requested clarification on:
• Development standards.
• Will the golf course be developed?
• The review process for what is being requested today.
Commissioner Middleton questioned if the Commission has the authority to condition
this approval with the completion of Sunrise to Indian Canyon, as a part of Phase I. She
said she is extremely interested in considering the Sunrise Way extension.
Commissioner Donenfeld shares the concerns of the adjacent property owners but
realizes this development is well on its way. He is in favor of recommending a condition
to City Council for review of completion of the Sunrise Way extension.
Commissioner Weremiuk asked the applicant if they would be willing to accept this
condition.
MARVIN ROOS responded said it would be difficult to accept this and would not offer it
at this point.
13
Planning Commission Minutes
City of Palm Springs
March 9, 2016
Commissioner Calerdine clarified that this is a recommendation to the City Council and
not a condition. He proposed a slight modification to construct a minimum two-lane
extension of Sunrise Way instead of a four lane road.
ACTION: Recommend approval to the City Council.
With a recommendation to City Council to require the completion of the extension of
Sunrise Way to Indian Canyon Way or as an alternative, to develop a two-lane
extension of Sunrise Way to Indian Canyon.
Motion: Commissioner Middleton, seconded by Commissioner Lowe and carried 5-1-1
on a roll call vote.
AYES: Commissioner Donenfeld, Commissioner Lowe, Commissioner Middleton,
Vice-Chair Calerdine, Chair Klatchko
NOES: Commissioner Weremiuk
ABSENT: Commissioner Hirschbein
A recess was taken at 3:28 pm.
The meeting resumed at 3:40 pm.
3. NEW BUSINESS:
3A. SMITH & HALL DESERT PROPERTIES, LLC, OWNER, FOR A SIGN
PROGRAM FOR THE J.W. ROBINSON'S DEPARTMENT STORE BUILDING
LOCATED AT 333 SOUTH PALM CANYON, CLASS 1 HISTORIC SITE HSPB #84
(CASE SP16-001). (KL)
Associate Planner Lyon presented the proposed sign program as outlined in the staff
report.
Commissioner Donenfeld noted that he walked and drove down Palm Canyon
(southbound) and noticed lots of clutter on both sides of the street. He prefers the
monument sign should be at the maximum allowed by code and thinks the 10 ft. is too
high.
Commissioner Middleton concurred with Commission Donenfeld noting that this
building will be extremely attractive and the occupants will be well-known based on the
architecture.
Commissioner Lowe thinks the monument sign is over-sized and it will interfere with the
architecture of the historic building.
14
I EXHIBIT DATE:DULY Ol,2007
WHITEIMATER RIVEN CNA10i,,... IN THE CITY OF PALM SPRINGS
COUNTY OF RIVERSIDE,STATE OF CALIFORNIA
MgiN PROIF1
NNE AVALON
-- - FINAL MAP PHASING EXHIBIT
I - -
� �' w A� FOR TENTATIVE TRACT
L \ MAP NO. 31848
I
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__, PHASE 2
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it
FINAL MAP PHASE 2 + R"
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INFRASTRUCTURE PHASE LOT COUNT LOT S.F. TOTAL ACREAGE
RFSUENI ENTRY L.w.« �� - ""• O II - _ - PLANNING AREA 1 96 6,000 S.F. 16.29 AC ® OPEN SPACE/RETENTION
PLANNING AREA 2 50 6,000 S.F. 7.71 AC Em PUBLIC PARK
PLANNING AREA 86 5,000 S.F. 12.53 AC ED STREETS
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s% PLANNING AREA 4 1/5 5,000 S.F. 22.96 AC WELL SITE
PLANNING AREAS (I a I - PLANNING AREA 5 N/A N/A 16.79 AC
E) (MULTI-FAMILY)
MuulfAMar � ;� �� PHASE 1 TOTAL 397 LOTS Y
RESIDENTIAL
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• D � � $ I — — PLANNING AREA 6 29 6,000 S.F. 4.55 AC
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1 FINAL MAP PHASE 1 I PLANNING AREA 7 78 4,500 S.F. 11.24 AC
- SERVICE
INDUSTRIAL PLANNING AREA 51/5 8,500 S.F.,500 S.F.
(NA.PI 7.77 AC
.A D I
° - PLANNING AREA 64 4,000 S.F. 7.07 AC
IS
® PLANNING AREA 10 128 5,000 S.F. 17.90 AC
PLANNING AREA 11 N/A N/A 17.98 AC b
(MULTI-FAMILY)
PHASE 2 TOTAL 355 LOTS �ORl
TOTAL LOTS 752 LOTS
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DAVID H. READY, Esq., Ph.D.,
+<,,,.N•` CITY MANAGER
City of Palm Springs Tel: (760)322-8350
3200 E.Tahquitz Canyon Way Fax: (760)323-8207
Palm Springs, CA 92262 TDD: (760)864-9527
www.palmspringsca.gov David.Ready(gpalmspringsca.gov
From: Armstrong,Travis [mailto:armstrona2000C�lawnet.ucia.edu]
Sent: Friday, April 29, 2016 9:28 AM
To: Casey Tischer
Cc: Jesse Baker; mlubin@lubinolson.com; Brad Shuckhart; Tim Day; Stan Brown; Lou Monville; Suzanne Maddalon; David
Ready; Flinn Fagg; Marcus Fuller; Lee A. Bonno
Subject: Re: Avalon development in Palm Springs
Dear David, Marcus, Flinn and Lee,
I am writing as the president of the Palermo Community Association in regards to the May 4 consent calendar
item on the proposed Avalon development.
Specifically, I hope the city would consider conditioning the extension on requiring neighborhood outreach and
notification by the developer to our HOA and others.
As you know, we are organizing a neighborhood organization along the San Rafael corridor, but until this is
completed Avalon's immediate neighbors are left out of the notification process mentioned on Page 5 of the
staff report.
My concern also stems from the fact that I recently had a conversation with the PR agent the developer has
hired for "community outreach" and at no time during this conversation did she mention the extension would
soon be before the City Council to approve the Planning Commission recommendation.
Sincerely,
�•5�0'-l-�a a! �
t a42E�C4 -z, • �.
Travis Armstrong
Palermo HOA president