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CITY COUNCIL STAFF REPORT
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DATE: February 3, 2016 PUBLIC HEARING
SUBJECT: AN APPLICATION BY PS TEAM, LLC, ON BEHALF OF THE OWNER, AIC
CAPITAL, LLC FOR A TENTATIVE PARCEL MAP (TPM) TO SUBDIVIDE A
0.46-ACRE PARCEL INTO TWO PARCELS AT 2732 NORTH CARDILLO
AVENUE; ZONE R-1-C / RGA-6, (CASE TPM 36958). (KL)
FROM: Department of Planning Services
SUMMARY
The subject 0.46-acre parcel was originally two back-to-back lots that were part of a
subdivision of land approved by Riverside County in 1937. The two lots were merged in the
1990's to resolve a code violation. The current owner desires to re-establish the two lots, raze
a dilapidated garage and shop that was the subject of the merger, and develop a single family
residence on each lot.
The Planning Commission, at its October 28, 2015 meeting, approved a variance on minimum
lot size so that the map could be processed. (Case 6.545 VAR).'
RECOMMENDATION
1. Open the public hearing and take testimony.
2. Close the public hearing and adopt Resolution # "A RESOLUTION OF THE CITY
COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, ADOPTING A CLASS 32
(INFILL) CATEGORICAL EXEMPTION UNDER CEQA AND APPROVING CASE TPM 36958
FOR A TENTATIVE PARCEL MAP (TPM) TO SUBDIVIDE A 0.46-ACRE PARCEL INTO TWO
LOTS, LOCATED AT 2732 NORTH CARDILLO AVENUE."
BACKGROUND INFORMATION
The project is located two blocks west of North Palm Canyon Drive and two blocks north of West
Racquet Club Road in an area primarily developed with single family homes. The proposed
parcel map re-establishes two parcels of the same size and shape as originally created with the
Current minimum lot sizes for the R-1-C and RGA-6 zones are larger than the lots originally created in 1937,
thus a variance was necessary to re-establish the two lots in their original size and shape. 1�,
ITEM NO. t'A
City Council Staff Report February 3, 2016
TPM 36958 Page 2 of 8
Two-lot subdivision at 2732 North Cardillo Road
1937 subdivision of this areaz.
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PORTION OF 1937 TRACT MAP PROJECT SITE
The two lots were merged in the 1990's as part of a resolution of a code violation in which a non-
permitted garage/shop (accessory structure) had been built on the eastern lot3. A dilapidated
single family residence is located on the western half of the lot that was constructed in 1960 that
the property owner wishes to substantially renovate and resell.
The 0.46-acre parcel has "split zoning", which occurs along the entire length of the block
between Cardillo Road and Junipero Road and reflects a typical pattern of zoning in this part of
the City. The eastern half of the 0.46-acre parcel is zoned RGA-6 (6 dwelling units per acre)
and the west half is R-1-C (4du/ac).
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PORTION OF ZONING MAP SHOWING THE BLOCK WITH SPLIT ZONING
It is assumed that the original county zoning from the 1930's was for single family units. The zone was likely
changed to RGA-6 in the 1980's as part of citywide re-zoning that created "transition zones" with increased
residential densities in the blocks immediately adjacent to Palm Canyon Drive and other major thoroughfares. As
a result, none of the lots in this area conform to the two-acre minimum lot size of the RGA zone.
Accessory structures (garages, carports, swimming pools, storage buildings, etc.) are not permitted without
there first being a primary use/structure (such as a dwelling unit, apartment, hotel or other permitted use) on the
lot.
02
City Council Staff Report February 3, 2016
TPM 36958 Page 3 of 8
Two-lot subdivision at 2732 North Cardillo Road
TABLE I: Related Past Actions by the Departments of Planning, Building,
Fire, etc.
Date Action:
1994 Administrative Minor Modification (Case 7.373 AMM) to reduce yard setback by 3 ft
for garage attached to the existing single family residence.
1999 Lot merger to legalize stand-alone garage/shop garage/shop on eastern parcel
1999 Variance to reduce setbacks Case 6.432 VAR to legalize garagetshop structure
Oct.28, 2015 Planning Commission voted 7-0 to approve the TPM &Variance.
Most Recent Change of Ownership
2014 Purchase by the current owner / applicant
Neighborhood Meeting
None required
Field Check _
September 11, 2015 1 Site visit by project case planner.
Site Area
— -. _ 0.46 Acres
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AERIAL PHOTO LOOKING EAST SHOWS THE BLOCK ON WHICH THE PARCEL IS LOCATED COMPRISED OFF
EXISTING SINGLE FAMILY HOMES. THE BLOCK FURTHER EAST (NEAR THE TOP OF THIS PHOTO) IS PARTIALLY
DEVELOPED WITH MULTI-FAMILY HOMES.
01
City Council Staff Report February 3, 2016
TPM 36958 Page 4 of 8
Two-lot subdivision at 2732 North Cardillo Road
TASLE 2, AEMERAL PLAN, ZONING, AND EXISTING USES:
Surrounding) General Plan Land Zoning,-, Existing Uses:
Pro' a Use Desl nation Designation.
VLDR (Very low density Single family residence on the west half,
Site residential -4dulac) R-1-C I RGA-6 an existing large garage & workshop on
the east half.
North VLDR R-1-C I RGA-6 Single Family Residence/Vacant
South VLDR R-1-C I RGA-6 Single Family Residence
East VLDR RGA-6 Multi Family Residence
West VLDR R-1-C I Single Family Residence
PROJECT DESCRIPTION:
The current owner purchased the subject parcel and the vacant parcel immediately north of it
with the intent to subdivide the subject lot, redevelop the existing single family parcel on the
western portion of the subject site, demolish the existing garage and shop and construct a new
single family residence on the eastern half of the site and construct a third home on the vacant
parcel to the north of the subject site. Each home on its own lot would then be individually sold.
The block on which the parcel is located is comprised of single family residential units. Thus,
the proposed development of single family units would be consistent with the existing
development pattern on the block.
The project is comprised of both a Tentative Parcel Map (TPM) and a Variance (VAR). The
variance was required in order to seek approval of the creation of lots that are smaller than the
minimum required for the zones in which they're located. As noted earlier this subdivision,
originally approved by the County prior to incorporation of this area into the City is comprised
of lots slightly less than 10,000 square feet in area. In order to re-establish the lots in the
same size and shape as originally platted, the variance was necessary. The Planning
Commission approved the variance in order to facilitate approval of the parcel map with
parcels smaller than the current minimum lot sizes for the R-1-C zone and the RGA-6 zone.
ANALYSIS:
As noted in the project description, the subject site has split zoning. The challenge this creates
in terms of processing the map is the ability of the resultant lots to conform to the minimum lot
size for the zone. For R-1-C, the minimum lot size is 10,000 square feet, and the proposed
westerly lot is 9,995 square feet. For RGA-6, the minimum lot size is 2 acres (87,120 square
feet) and the proposed lot is 9,996 square feet. Although the RGA-6 zone designation has
existed on the eastern half of the block for many decades, none of the lots therein meet the
minimum two-acre lot size for the RGA-6 zone and none of the existing parcels are large
enough to develop garden apartments. The parcel is located in an area developed mostly with
single family residences. The State of California Subdivision Map Act section 66473.5 requires
04
City Council Staff Report February 3, 2016
TPM 36958 Page 5 of 8
Two-lot subdivision at 2732 North Cardillo Road
that tentative maps be consistent with the City's general plan and any specific plan that may be
in effect. The table below evaluates the proposed parcels against the zoning development
standards in which each lot would be located.
TABLE 3: ANALYSIS OF DEVELOPMENT STANDARDS: WEST LOT
Develo ment statd_ R•1•C Parcel 1 west lot Com (lance w f R•1•C
Min. Lot Size 10,000 sf 9.995 square feet; yes with approval of variance
Min. Lot Width 100 feet 100 Feet(78 ft when measured perpendicular to
side lot lines);yes w/a vl of variance.
Min. Lot Depth 100 feet 128 Feet
Min. Setbacks
•Front
•Side 25 feet 25 feet(existing)
•Side 10 feet 10 feet(existing)
•Rear 10 feet 10 feet(existing)
15 feet 15 feet(existing)
Max. Lot Coverage 35% existing
Maximum Density 1 du/lot w/acGessory 1,135 sf I unit(existing)
Max. Building Height 12 ft at setback to 18 ft max (existing)
Distance Bet. Bld s 15 ft NIA 1 existing SFR on site only at this time).
Mechanical Equipment Screened N/A
Note,the existing SFR on the subject lot conforms to the development standards for the R-1-C zone
TABLE 4; ANALYSIS,O 11 F DEVELOPMENT STANDARDS —EAST LOT:
D. 61ispmenUWndards. RGA•6 Parcel 2(east lot)
compliance w L RGA-6
Min. Lot Size 2 acres 9,996 square feet;yes, with approval of variance
Min. Lot Width 165 feet 100 feet(78 ft when measured perpendicular to side lot
lines);yes, w/a vl.of variance
Min. Lot Depth 165 feet 128 feet; yes w/a vl of variance
Min. Setbacks
•Front 25 feet N/A(the TPM and variance does not include an architectural
•Side 10%of lot width/not less submittal at this time, thus setback evaluation is not
•Side than 10 feet for sides. applicable.)
•Rear 20 feet rear
Max. Lot Coverage 50%of lot to be landscaped N/A
Maximum Density 6 du/ac Max. allowable of 1 du, (the TPM&variance does not
include an architectural submittal at this time
Max. Building Height Single family subject to R-1-C N/A(no buildings are proposed as part of the current
standards application)
Distance Bet. Bld s 15 ft NIA
Mechanical Equipment Screened N/A
a5
City Council Staff Report February 3, 2016
TPM 36958 Page 6 of 8
Two-lot subdivision at 2732 North Cardillo Road
FINDINGS —TENTATIVE PARCEL MAP — (Case TPM 36958)
The City Council shall evaluate the proposed map against the following findings pursuant to
Section 66474 of the California Subdivision Map Act.
a. The proposed Tentative Parcel Map is consistent with all applicable general
and specific plans.
The proposed map establishes two parcels of roughly 10,000 square feet. The General Plan
land use designation for this area is VLDM (Very Low Density Residential; 4du/ac). The size
of the lots is consistent with the maximum allowable densities of the General Plan. There are
no specific plans for this area. Thus the map is consistent with this finding.
b. The design and improvements of the proposed Tentative Parcel Map are
consistent with the zone in which the property is located.
The parcel has split zoning; R-1-C on the western half and RGA-6 on the eastern half. The
subject parcel was originally comprised of two lots in the original tract map approved by the
County of Riverside in 1937. The proposed parcel map re-establishes the same lot size and
configuration as the original 1937 tract map for this area. The R-1-C zone requires minimum
lot size of 10,000 square feet and the RGA-6 zone requires minimum lot size of two (2) acres.
The Planning Commission approved a variance application to allow the two lots created with
the proposed parcel map to be consistent with the original 1937 map, but smaller in size that
the minimum allowable for the respective zone in which each lot is located. The western parcel
(parcel 1) is 9,995 square feet and the eastern parcel (parcel 2) is proposed at 9,996 square
feet. With approval of the variance the proposed map will be consistent with the zone.
c. The site is physically suited for this type of development.
The Palm Springs Village Tract #2, approved in 1937, of which the subject site is a part,
created lots of the same dimension and area as proposed in this parcel map. It is consistent
with the other lots in this tract, and with other lots within the block bounded by Cardillo,
Junipero, San Marco and Cabrillo roads within which the project is located. The site is
physically suited for this type of development and the finding has been met.
d. The site is physically suited for the proposed density of development.
The proposed map creates two lots of roughly 10,000 square feet each, which is consistent with
the R-1-C zone. The applicant desires to construct a single family house on each parcel. Single
family residences are permitted in the RGA-6 zone subject to the R-1-C standards. The site is
therefore suitable for the proposed density of development.
e. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
06
City Council Staff Report February 3, 2016
TPM 36958 Page 7 of 8
Two-lot subdivision at 2732 North Cardillo Road
The project is in a fully developed area of the City and is not near or adjacent to any designated
conservation areas or sensitive habitat. The project has been reviewed under the California
Environmental Quality Act, and subsequent to Section 15332 is considered Categorically Exempt
as "Infill development'. The land on which the project is located has been previously graded and
structures exist on both proposed parcels. The project will therefore not cause environmental
damage or injure fish, wildlife or their habitats.
f. The design of the subdivision or type of improvements is not likely to cause
serious public health problems.
The design of the proposed subdivision is in an area with available connections to all public
utilities including potable water and sanitary sewer, thus there are no known health problems that
would be caused by the proposed map.
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.
There is a ten foot wide public utility easement that runs the length of the block, parallel with the
rear property line (a five foot PUE on the easterly lots and a five foot PUE on the westerly lots).
This easement is quite typical throughout much of Palm Springs and provides access for electric,
cable and data carriers to access their overhead lines that run along this easement. The
easement will not impact the proposed parcels. There are no other known public access
easements across the subject property; therefore the design of the subdivision will not conflict
with easements for access through or use of the property.
ENVIRONMENTAL ANALYSIS
The proposed development is a project as defined by the California Environmental Quality Act
(CEQA). The City has evaluated the project against Section 15332 of the CEQA guidelines
and determined it to be Categorically Exempt from further analysis under (infill development).
Upon completion of the action on this project, notice of exemption will be filed with the State.
NOTIFICATION
Posting of the agenda for this meeting was made to neighborhood organizations in accordance
with PSZC 94.04. A public hearing notice was mailed to all prope owners and occupants
within 500 feet of the site and published in the local paper.
Flinn Fagg, AICP arcus Fuller, P. ., M.P.A., P.L.S.
Director of Planning Services Assistant City Manager/City Engineer
07
City Council Staff Report February 3, 2016
TPM 36958 Page 8 of 8
Two-lot subdivision at 2732 North Cardillo Road
David eady, Esq., .
City Manager
Attachments:
1. Vicinity Map
2. Draft Resolution and Exhibit "A" - Draft Conditions of Approval
3. Planning Commission Staff Report, Resolution & Minutes October 28, 2015
4. Applicant Justification Letter
5. TPM 36958
08
CITY OF PALM SPRINGS
PUBLIC NOTIFICATION
Date: February 3, 2016
Subject: 2732 North Cardillo Road
AFFIDAVIT OF PUBLICATION
I, Kathie Hart, MMC, Chief Deputy City Clerk, of the City of Palm Springs, California, do
hereby certify that a copy of the attached Notice of Public Hearing was published in the
Desert Sun on January 23, 2016.
1 declare under penalty of perjury that the foregoing is true and correct.
Wa�9&
Kathie Hart, MMC
Chief Deputy City Clerk
AFFIDAVIT OF POSTING
I, Kathie Hart, MMC, Chief Deputy City Clerk, of the City of Palm Springs, California, do
hereby certify that a copy of the attached Notice of Public Hearing was posted at City Hall,
3200 E. Tahquitz Canyon Drive, on the exterior legal notice posting board, and in the Office
of the City Clerk on January 21, 2016.
1 declare under penalty of perjury that the foregoing is true and correct.
n'\dA$
Kathie Hart, MMC
Chief Deputy City Clerk
AFFIDAVIT OF MAILING
I, Kathie Hart, MMC, Chief Deputy City Clerk, of the City of Palm Springs, California, do
hereby certify that a copy of the attached Notice of Public Hearing was mailed to each and
every person on the attached list on January 21, 2016, in a sealed envelope, with postage
prepaid, and depositing same in the U.S. Mail at Palm Springs, California.
(89 notices)
I declare under penalty of perjury that the foregoing is true and correct.
WaAa
Kathie Hart, MMC
Chief Deputy City Clerk
09
8-kdR x' MODC
MR PETE MORUZZI
PALM SPRINGS MODERN COMMITTEE
HI$TE3 F .n , " P.O. BOX 4738
/;; PALM SPRINGS, CA 92263-4738
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CITY OF PALM SPRINGS
PLANNING SERVICES DEPARTMENT
E+ '��i; ATTN SECRETARY 16.545 VAR
PO BOX 2743
PALM SPRINGS, CA 92263-2743
MS PATRICIA GARCIA
MS MARGARET PARK, DIRECTOR TRIBAL HISTORIC PRESERVATION
A A -A LIE P�P1C�Ot)GAHOiLLA ', AGUA CALIENTE BAND OF CAHUILLA OFFICER
`+ INDIANS AGUA CALIENTE BAND OF CAHUILLA
PLANNING&DEVELOPMENT DEPT. INDIANS
5401 DINAH SHORE DRIVE 5401 DINAH SHORE DRIVE
PALM SPRINGS,CA 92264 PALM SPRINGS, CA 92264
SOBOBA BAND OF LUISENO INDIANS MR FRANK TYSEN
N Al" T 01
ATTN:JOSEPH ONTIVEROS
;(WTE `' CULTURAL RESOURCES MANAGER CASA CODY INN
T xy,4 175 S. CAHUILLA ROAD
P.O BOX 487 SAN JACINTO, CA 92581 PALM SPRINGS, CA 92262
3. ,* q L MR ALAIN FATTAL MR RAFFY J. OHANNESIAN
PS TEAM LLC PS TEAM LLC
225 EASWT BROADWAY, STE. 311 225 EASWT BROADWAY, STE. 311
GLENDALE, CA 91205 GLENDALE, CA 91205
MR MARVIN ROOS
MSA CONSULTING INC.
34200 BOB HOPE DRIVE
RANCHO MIRAGE, CA 92270
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WESSMAN HOLDINGS DEUTSCHE BANK NATL TRUST DIANA SMITH
555 S SUNRISE WAY STE 200 3815 SW TEMPLE 2777 N GIRASOL AVE
PALM SPRINGS CA 92264 SALT LAKE CITY UT 84115 PALM SPRINGS CA 92262
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LYLE BREWER MARGARET HANSEN ANDREW JOHNSON
2775 GIRASOL AVE 2763 GIRASOL AVE 2749 GIRASOL AVE
PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262
104051/06 504051007 504051008
PHYLLIS AN DESIREE WARREN LASZLO NAGY
2735 GI SOL AVE 2725 GIRASOL AVE 790 W CABRILLO RD
PAL PRINGS CA 92262 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262
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ROBERT STONE CHERYL BEVERLY TIMOTHY TEACHOUT
231 W STEVENS RD 2712 N VISTA GRANDE AVE 36945 DELTA BAY RD
PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 PINE RIVER MN 56474
504051012 504051013 504052001
GEOFFREY SIMSON CARLA COSHOW DONALD ALEXANDER
3012 FRANCIS DR 1280 CLEVELAND AVE NO 2 2696 GIRASOL AVE
PALM SPRINGS CA 92262 SAN DIEGO CA 92103 PALM SPRINGS CA 92262
504052002 504052003 504052005
JOSE DACOSTA BRYAN MORRISON PAUL LEVITAN
6783 CERRITOS AVE 2669 GIRASOL AVE 785 W CABRILLO RD
LONG BEACH CA 90805 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262
504052006 504053004 504053005
JAMES SCHMIDT EUGENE LUBE MICHAEL BROOKS
4380 IRVINE AVE 2780 GIRASOL AVE 2770 GIRASOL AVE
STUDIO CITY CA 91604 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262
504053006 504053007 504053008
ROBERT POWELL JOHN DEVAULT GREG SADOIAN
2760 GIRASOL AVE 2750 GIRASOL AVE 1507 7T" ST NO 11
PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 SANTA MONICA CA 90401
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EARLE HERDAN COREY VAUGHT WAYNE THIES
1322 RIMPAU AVE PO BOX 885 2711 CARDILLO AVE
LOS ANGELES CA 90019 CALIENTE NV 89008 PALM SPRINGS CA 92262
504053012 504053013 504053014
TIMOTHY PETERSON RANDY GUYMON DILLON WILLIAMSON
PO BOX 4153 2727 CARDILLO AVE 2733 CARDILLO AVE
PALM SPRINGS CA 92263 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262
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JOHN HANSON PHILIPPE BAUMONT SHARON MARCHICK
743 VINE MAPLE DR SE 17 THORNDIKE RD 2775 CARDILLO AVE
OLYMPIA WA 98503 LOWELL MA 01852 PALM SPRINGS CA 92262
504053018 504054001 504054002
BOBBY RUEDA DAVID ENGLISH JAMES BROWN
2797 CARDILLO AVE 2715 N JUNIPERO AVE 2719 N JUNIPERO AVE
PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262
504054003 504054005 504054006
CHRISTOPHER MCGOUGHRAN AIC CAPITAL SIEGFRIED ELLES
2723 N JUNIPERO AVE 225 E BROADWAY STE 311 2763 N JUNIPERO AVE
PALM SPRINGS CA 92262 GLENDALE CA 91205 PALM SPRINGS CA 92262
504054007 504054008 504054009
CORAZON BLAKE DALE CARPENTER DONNA KRAUSE
PO BOX 236 C/O UNIVERSITY OF MINNESOTA LAW 2796 CARDILLO AVE
PALM SPRINGS CA 92263 229 19TI AVE S PALM SPRINGS CA 92262
MINNEAPOLIS MN 55455
504054010 504054011 504054012
BRUCE BEBEE INDIAN HORSE VICTOR GOODMAN
2301 E GLADWICK ST C/O BRUCE BEBEE 2109 MICHELTORENA ST
COMPTON CA 90220 2301 E GLADWICK ST LOS ANGELES CA 90039
COMPTON CA 90220
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TIMOTHY GROOM NORTH CARDILLO DEAN H T 1
2726 CARDILLO AVE C/O CARLA COSHOW 590 C RILLO RD
PALM SPRINGS CA 92262 1439 UNIVERSITY AVE P SPRINGS CA 92262
SAN DIEGO CA 92103
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RITA COTY GARY CAMPBELL CHARLES ANDERSON
2005 NOYA PL 2620 PALOS VERDES NORTH 2619 JURADO AVE
PALOS VERDES ESTATES CA 90274 ROLLING HILLS CA 92074 HACIENDA HEIGHTS CA 91745
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BENJAMIN STORCK ROBIN HARRIS KATHERINE HUG
7956 BEVERLY BL 22295 PARKMEAD 2739 N PALM CANYON DR
LOS ANGELES CA 90048 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262
504060011 504060012 504060013
JAMES HEMSTREET ALBERT MOUGHALIAN LAWRENCE SALAMEH
12928 OCASO AVE 733 W GLENOAKS BLV 31353 FAJA CABALLERO
LA MIRADA CA 90638 GLENDALE CA 91202 CATHEDRAL CITY CA 92234
504060015 504060016 50400020
MICHAEL RUTBERG JOEL STARKMAN CALIFORNIA SANDS
3136 HEMSTEAD CT 2794 JUNIPERO AVE 22222 SHERMAN WAY NO 200
WEST COVINA CA 91791 PALM SPRINGS CA 92262 CANOGA PARK CA 91303
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2184 SUTTER ST NO 296 EUGENE OR 97401 NEWPORT BEACH CA 92660
SAN FRANCISCO CA 94115 -
504061006 504071001 504071002
KENNETH BERNARD BRIAN EBERHART THEODORA SENG
3991 MACARTHUR BLV NO 340 3406 S SHORE DRIVE C/O KATHERINE JONES
NEWPORT BEACH CA 92660 MISHAWAKA IN 46544 744 NIANTIC DR
FOSTER CITY CA 94404
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KHEMARIN SENG GREGORY ANDERSON KELLY FOLLICO
C/O KATHERINE M JONES 1550 VIA NORTE 2695 JUNIPERO AVE
744 NIANTIC DR PALM SPRINGS CA 92262 PALM SPRINGS CA 92262
FOSTER CITY CA 94404
504072010 504072011 504072012
EDWARD DOWLING JOEL BUBECK EDDIE BADILLO
2220 OAK GLEN PL 151 SANCHEZ ST 1211 W WORKMAN AVE
LOS ANGELES CA 90039 SAN FRANCISCO CA 94114 WEST COVINA CA 91790
504072018 504073013 504091001
MAXWELL 401 K PLAN ARNOLD WENYON SOBHY YOUSEF
C/O SCOTT MAXWELL 3241 LA LOMA PL 3675 TORITO CIR
3132 WESTERN AVE FULLERTON CA 92835 PALM SPRINGS CA 92264
SEATTLE WA 98121
504091002 504091004 504091011
VINCENT PIROZZI GIOVANNI PIROZZI MICHAEL BOHRER
PO BOX 328 PO BOX 328 2711 LOS FELICES RD
PALM SPRINGS CA 92263 PALM SPRINGS CA 92263 PALM SPRINGS CA 92262
504091012 504372001
BASSIM ATIK JOHN BURKE
9207 LA COLONIA AVE 2622 GIRASOL AVE
FOUNTAIN VALLEY CA 92708 PALM SPRINGS CA 92262
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504054016 RAYMOND MARTELLI
RETURNED MAIL DEAN HUNT C/O SCOTT HODGES
5591 FLINTSTONE DRIVE 584 CASTRO STREET
BARBOURSVILLE, VA 22923 SAN FRANCISCO. CA 94114
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TPM: 36958/6.545 Variance—Subdivision of parcel into two lots
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NOTICE OF PUBLIC HEARING
CITY COUNCIL
CITY OF PALM SPRINGS
CASE TPM 36958 & 6.545 VAR
A TWO-LOT TENTATIVE PARCEL MAP AND VARIANCE
LOCATED AT 2732 NORTH CARDILLO ROAD
NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold
a public hearing at its meeting of February 3, 2016. 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 the hearing is to consider an application by PS Team, LLC on behalf of the owner
AIC Capital, LLC for a two-lot Tentative Parcel Map (TPM) and a variance for lots smaller than the
minimum size for the zones in which they are proposed.
ENVIRONMENTAL DETERMINATION: This project is categorically exempt from environmental
review pursuant to Section 15301 (Class 32 — Infill Development) of the California Environmental
Quality Act (CEQA).
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 6:00 p.m., Monday through Thursday. 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 verbal) at the Public
P Y Y
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 Ken Lyon, RA, Associate Planner, at (760) 323-8245.
Si necesita ayuda con esta carta, porfavor Ilame a la Ciudad de Palm Springs y puede hablar con
Felipe Primera telefono (760) 323-8253.
mes Thompson, City Clerk
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Kathie Hart
From: Joanne Bruggemans
Sent: Thursday,January 21, 2016 9:27 AM
To: Desert Highland Estates; Little Tuscany; Racquet Club West
Cc: Ken Lyon; Kathie Hart
Subject: Case TPM 36958& 6.545 VAR-Two-Lot Tentative Parcel Map&Variance
Attachments: TPM 36958 PHN CC 02 03 16.pdf
Morning-
Please find the attached Public Hearing Notice of the City Council for February 3, 2016 of the proposed project within a
mile of your neighborhood organization.
Thank you,
J
Joanne H Bruggemans
City of Palm Springs
Planning Services Department
3200 E. Tahquitz Canyon Way, Palm Springs, CA 92262
Tel: (760) 323-8245 Fax: (760) 322-8360
Email: ioanne.bruggemansC@oalmspringsca-gov
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CITY OF PALM SPRINGS
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING CASE TPM 36958;
A SUBDIVISION OF A 0.46-ACRE PARCEL INTO TWO LOTS
LOCATED AT 2732 NORTH CARDILLO AVENUE, SUBJECT TO
CONDITIONS, (ZONE R-1-C / RGA-6), (APN 504-054-017).
THE CITY COUNCIL FINDS AND DETERMINES AS FOLLOWS:
A. On June 20, 2015, the applicant submitted applications pursuant to Palm Springs
Zoning Code (PSZC) Section 94.06 (variance), and Section 66474 of the State of California
Subdivision Map Act (California Government Code § 66410 et seq.) for a two-lot parcel map
and a variance.
B. A notice of a public hearing of the Planning Commission was given in accordance with
applicable law.
C. On October 28, 2015, the Planning Commission held a public hearing in accordance
with applicable law to consider the proposed parcel map and variance.
D. The Planning Commission 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 and voted 7-0 to approve a variance
allowing lot sizes within the proposed parcel map smaller than the minimum required by the
underlying zone and approving Tentative Parcel Map TPM 36958.
E. A notice of a public hearing of the City Council was given in accordance with applicable
law.
F. On February 3, 2016, the City Council held a public hearing in accordance with
applicable law to consider the proposed parcel map and variance.
G. The proposed development is considered a "project' pursuant to the guidelines of the
California Environmental Quality Act ("CEQA"). The City has evaluated the proposal and
determined the project to be exempt from further review under CEQA pursuant to Section
15332 of the CEQA Guidelines (infill development).
H. The City Council 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.
I. The City Council evaluated the proposed tentative parcel map against the findings of
the Subdivision Map Act Section 66474, which states that a legislative body of a city or county
shall deny approval of a tentative map or a parcel map for which a tentative map was not
14
City Council Resolution No. Page 2 of 4
Case TPM 36958; a two-lot parcel map
required if it cannot make affirmative findings on all of the following. The City Council finds as
follows:
a. The proposed Tentative Parcel Map is consistent with all applicable general
and specific plans.
The proposed map establishes two parcels of roughly 10,000 square feet. The General
Plan land use designation for this area is VLDM (Very Low Density Residential; 4du/ac).
The size of the lots is consistent with the maximum allowable densities of the General
Plan. There are no specific plans for this area. Thus the map is consistent with this
finding.
b. The design and improvements of the proposed Tentative Parcel Map are
consistent with the zone in which the property is located.
The parcel has split zoning; R-1-C on the western half and RGA-6 on the eastern half.
The subject parcel was originally comprised of two lots in the original tract map
approved by the County of Riverside in 1937. The proposed parcel map re-establishes
the same lot size and configuration as the original 1937 tract map for this area. The R-
1-C zone requires minimum lot size of 10,000 square feet and the RGA-6 zone requires
minimum lot size of two (2) acres. On October 28, 2015 by Resolution 6535, the
Planning Commission approved a variance application approving lots consistent with
the original 1937 map, but smaller in size that the minimum allowable for the respective
zone in which each lot is located. The western parcel (parcel 1) is 9,995 square feet and
the eastern parcel (parcel 2) is proposed at 9,996 square feet. With the Planning
Commission's approval of the variance, the proposed map can be deemed consistent
with the zone.
c. The site is physically suited for this type of development.
The Palm Springs Village Tract #2, approved in 1937, of which the subject site is a part,
created lots of the same dimension and area as proposed in this parcel map. It is
consistent with the other lots in this tract, and with other lots within the block bounded
by Cardillo, Junipero, San Marco and Cabrillo roads within which the project is located.
The site is physically suited for this type of development and the finding has been met.
d. The site is physically suited for the proposed density of development.
The proposed map creates two lots of roughly 10,000 square feet each, which is
consistent with the R-1-C zone. The applicant desires to construct a single family house
on each parcel. Single family residences are permitted in the RGA-6 zone subject to the
R-1-C standards. The site is therefore suitable for the proposed density of development.
e. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
15
City Council Resolution No. Page 3 of 4
Case TPM 36958; a two-lot parcel map
The project is in a fully developed area of the City and is not near or adjacent to any
designated conservation areas or sensitive habitat. The project has been reviewed under
the California Environmental Quality Act, and in accordance with Section 15332 (infill
development) of the CEQA Guidelines, is deemed exempt from CEQA. The land on
which the project is located has been previously graded and structures exist on both
proposed parcels. The project will therefore not cause environmental damage or injure
fish, wildlife or their habitats.
f. The design of the subdivision or type of improvements is not likely to cause
serious public health problems.
The design of the proposed subdivision is in an area with available connections to all
public utilities including potable water and sanitary sewer thus there are no known health
problems that would be caused by the proposed map.
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.
There is a ten foot wide public utility easement that runs the length of the block, parallel
with the rear property line (a five foot PUE on the easterly lots and a five foot PUE on the
westerly lots). This easement is quite typical throughout much of Palm Springs and
provides access for electric, cable and data carriers to access their overhead lines that run
along this easement. The easement will not impact the proposed parcels.
THE CITY COUNCIL RESOLVES:
Based upon the foregoing, the City Council hereby approves Case TPM 36958; a tentative
parcel map for the subdivision of a 0.46-acre parcel into two lots located at 2732 North Cardillo
Avenue, subject to conditions as outlined in Exhibit "A" attached hereto.
David H. Ready, City Manager
ATTEST:
James Thompson, City Clerk
16
City Council Resolution No. Page 4 of 4
Case TPM 36958; a two-lot parcel map
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
17
RESOLUTION NO.
EXHIBIT A
Case TPM 36958
A Two-lot Tentative Parcel Map
2732 North Cardillo Avenue
February 3, 2016
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the Director of
Building and Safety, 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.
ADMINISTRATIVE CONDITIONS
ADM 1 . Project Description. This approval is for the project described per Case TPM
36958 except as modified with the conditions below;
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, date stamped July 20, 2015.
ADM 3. Conform to all Codes and Regulations. The project shall conform to the
conditions contained herein, all applicable regulations of the Palm Springs
Zoning Ordinance, Municipal Code, and any other City County, State and
Federal Codes, ordinances, resolutions and laws that may apply.
ADM 4. Minor Deviations. The Director of Planning or designee may approve minor
deviations to the project description and approved plans in accordance with
the provisions of the Palm Springs Zoning Code.
ADM 5. Tentative Map. This approval is for Tentative Parcel Map 36958 located at
2732 North Cardillo Avenue, date stamped July 20, 2015 This approval is
subject to all applicable regulations of the Subdivision Map Act, the Palm
Springs Municipal Code, and any other applicable City Codes, ordinances
and resolutions.
ADM 6. Indemnification. 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
18
Case TPM 36958/6.545 VAR—Two-lot parcel map &Variance Page 2 of 7
2732 N. Cardillo Avenue
Conditions of Approval
Palm Springs, its legislative body, advisory agencies, or administrative
officers concerning Case TPM 36958. 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 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.
ADM 7. Maintenance and Repair. The property owner(s) and successors and
assignees in interest shall maintain and repair the improvements including
and without limitation all structures, 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.
ADM 8. Time Limit on Approval. Approval of the Tentative Parcel Map (TPM) shall be
valid for a period of two (2) years from the effective date of the approval.
Extensions of time may be granted by the Planning Commission upon
demonstration of good cause.
Extensions of time may be approved pursuant to Code Section 9.63.110.
Such extension shall be required in writing and received prior to the expiration
of the original approval.
ADM 9. Right to Appeal. Decisions of an administrative officer or agency of the City
of Palm Springs may be appealed in accordance with Municipal Code
Chapter 2.05.00. Permits will not be issued until the appeal period has
concluded.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. Coachella Valley Multiple-Species Habitat Conservation Plan (CVMSHCP)
Local Development Mitigation Fee (LDMF) NOT required.
19
Case TPM 36958/6.545 VAR—Two-lot parcel map &Variance Page 3 of 7
2732 N. Cardillo Avenue
Conditions of Approval
ENV 2. Cultural Resource Survey Required. Prior to any ground disturbing activity,
including clearing and grubbing, installation of utilities, and/or any
construction related excavation, an Archaeologist qualified according to the
Secretary of the Interior's Standards and Guidelines, shall be employed to
survey the area for the presence of cultural resources identifiable on the
ground surface.
ENV 3. Cultural Resource Site Monitoring. There is a possibility of buried cultural or
Native American tribal resources on the site. A Native American Monitor shall
be present during all ground-disturbing activities. (check for duplication in
engineering conditions)
ENV 4. a). A Native American Monitor(s) shall be present during all ground disturbing
activities including clearing and grubbing, excavation, burial of utilities,
planting of rooted plants, etc. Contact the Agua Caliente Band of Cahuilla
Indian Cultural Office for additional information on the use and availability of
Cultural Resource Monitors. Should buried cultural deposits be encountered,
the Monitor shall contact the Director of Planning. After consultation the
Director shall have the authority to halt destructive construction and shall
notify a Qualified Archaeologist to further investigate the site. If necessary,
the Qualified Archaeologist shall prepare a treatment plan for submission to
the State Historic Preservation Officer and Agua Caliente Cultural Resource
Coordinator for approval.
b). Two copies of any cultural resource documentation generated in
connection with this project, including reports of investigations, record
search results and site records/updates shall be forwarded to the Tribal
Planning, Building, and Engineering Department and one copy to the City
Planning Department prior to final inspection.
PLANNING DEPARTMENT CONDITIONS
PLN 1. Prior to recordation of the final subdivision map, the developer shall submit for
review and approval the following documents to the Planning Department
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, covenant conditions and restrictions that
are to be recorded.
c. 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 and open space restrictions. The
approved documents shall contain a provision which provides that they
20
Case TPM 36958/6.545 VAR—Two-lot parcel map & Variance Page 4 of 7
2732 N. Cardillo Avenue
Conditions of Approval
may not be terminated or substantially amended without the consent of
the City and the developer's successor-in-interest.
PLN 2. Update of City's Zoning Map. Upon approval of the proposed Change of
Zone, Tract Map and/or Planned Development District, the applicant shall be
responsible for costs associated with update of the City's GIs based zoning
maps.
PLN 3. (add any additional conditions imposed by the Planning Commission or City
Council here)
BUILDING DEPARTMENT CONDITIONS
BLD 1. Prior to any construction on-site, all appropriate permits must be secured.
ENGINEERING DEPARTMENT CONDITIONS
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.
Before final acceptance of the project, all conditions listed below shall be completed
to the satisfaction of the City Engineer.
STREETS
Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
Submit street improvement plans prepared by a registered California civil engineer
to the Engineering Division. The plan(s) shall be approved by the City Engineer prior
to issuance of any building permits.
CARDILLO ROAD
ENG 1. Construct 6 inch curb and gutter, 18 feet east of centerline along the
entire frontage, in accordance with City of Palm Springs Standard
Drawing No. 200.
ENG 2. Construct a driveway approach in accordance with City of Palm
Springs Standard Drawing No. 201.
ENG 3. Construct a 5 feet wide sidewalk behind the curb along the entire
frontage in accordance with City of Palm Springs Standard Drawing
No. 210.
. 21
Case TPM 36958(6.545 VAR—Two-lot parcel map &Variance Page 5 of 7
2732 N. Cardillo Avenue
Conditions of Approval
ENG 4. Construct pavement with a minimum pavement section of 2 '/2 inches
asphalt concrete pavement over 4 inches crushed miscellaneous base
with a minimum subgrade of 24 inches at 95% relative compaction, or
equal, from edge of proposed gutter to clean sawcut edge of pavement
along the entire Cardillo Road frontage in accordance with City of Palm
Springs Standard Drawing No. 110. (Additional pavement removal and
replacement may be required upon review of existing pavement cross-
sections, and to ensure grade breaks of the pavement cross-section do
not occur within a travel lane or along transitions to existing pavement)
If an alternative pavement section is proposed, the proposed pavement
section shall be designed by a California registered Geotechnical
Engineer using "R" values from the project site and submitted to the
City Engineer for approval.
ENG 5. All broken or off grade street improvements along the project frontage
shall be repaired or replaced.
JUNIPERO AVENUE
ENG 6. Construct 6 inch curb and gutter, 18 feet east of centerline along the
entire frontage, in accordance with City of Palm Springs Standard
Drawing No. 200.
ENG 7. Construct a 5 feet wide sidewalk behind the curb along the entire
frontage in accordance with City of Palm Springs Standard Drawing
No. 210.
ENG 8. Construct pavement with a minimum pavement section of 2 '/2 inches
asphalt concrete pavement over 4 inches crushed miscellaneous base
with a minimum subgrade of 24 inches at 95% relative compaction, or
equal, from edge of proposed gutter to clean sawcut edge of pavement
along the entire Junipero Avenue frontage in accordance with City of
Palm Springs Standard Drawing No. 110. (Additional pavement
removal and replacement may be required upon review of existing
pavement cross-sections, and to ensure grade breaks of the pavement
cross-section do not occur within a travel lane or along transitions to
existing pavement) If an alternative pavement section is proposed, the
proposed pavement section shall be designed by a California
registered Geotechnical Engineer using "R" values from the project site
and submitted to the City Engineer for approval.
ENG 9. All broken or off grade street improvements along the project frontage
shall be repaired or replaced.
SANITARY SEWER
22
Case TPM 3695816.545 VAR—Two-lot parcel map & Variance Page 6 of 7
2732 N. Cardillo Avenue
Conditions of Approval
ENG 10. All sanitary facilities shall be connected to the public sewer system.
The existing sewer services to the property shall be used for new
sanitary facilities. New laterals shall not be connected at manholes.
MAP
ENG 11 . 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 parcel and all lots created therefrom, and copies of
record documents shall be submitted with the Parcel Map to the
Engineering Division as part of the review of the Map. The Parcel Map
shall be approved by the City Council prior to issuance of building
permits.
ENG 12. In accordance with Government Code 66411.1 (a), all required public
improvements shall be listed in an Improvement Certificate on the
Parcel Map and clearly noted that the required public improvements
will be the minimum development requirements for Parcels 1 and 2 of
Tentative Parcel Map No. 36958, but shall be completed prior to
issuance of a building permit on the parcels.
ENG 13. Upon approval of a final parcel map, the final 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 containing the following: ArcGIS
Geodatabase, ArcView Shapefile, Arclnfo Coverage or Exchange file,
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.
TRAFFIC
ENG 14. A minimum of 48 inches of clearance for handicap accessibility shall
be provided on public sidewalks or pedestrian paths of travel within the
development.
23
Case TPM 36958/6.545 VAR—Two-lot parcel map & Variance Page 7 of 7
2732 N. Cardillo Avenue
Conditions of Approval
ENG 15. All damaged, destroyed, or modified pavement legends, traffic control
devices, signing, striping, and street lights, associated with the
proposed development shall be replaced as required by the City
Engineer prior to issuance of a Certificate of Occupancy.
ENG 16. Construction signing, lighting and barricading shall be provided during
all phases of construction as required by City Standards or as directed
by the City Engineer. As a minimum, all construction signing, lighting
and barricading shall be in accordance with Part 6 'Temporary Traffic
Control' of the Califomia Manual on Uniform Traffic Control Devices
(CAMUTCD), dated November 7, 2014, or subsequent editions in force
at the time of construction.
FIRE DEPARTMENT CONDITIONS
(none)
END OF CONDITIONS
24
ti O�pAlM SAq�Z
PLANNING COMMISSION STAFF REPORT
cqI IFOI
DATE: October 28, 2015 PUBLIC HEARING
SUBJECT: AN APPLICATION BY PS TEAM, LLC, ON BEHALF OF THE OWNER, AIC
CAPITAL, LLC FOR A TENTATIVE PARCEL MAP (TPM) TO SUBDIVIDE A
0.46-ACRE PARCEL INTO TWO PARCELS AND A VARIANCE APPLICATION
FOR APPROVAL OF THE RESULTANT LOTS TO BE SMALLER THAN THE
MINIMUM LOT SIZE FOR THE ZONES IN WHICH THEY ARE LOCATED, AT
2732 NORTH CARDILLO ROAD; ZONE R-1-C / RGA-6, (CASE TPM 36958
AND 6.545 VAR). (KL)
FROM: Department of Planning Services
SUMMARY
The subject 0.46-acre parcel was originally two back-to-back lots that were part of a
subdivision of land approved by Riverside County in 1937. The two lots were merged in the
1990's to resolve a code violation. The current owner desires to re-establish the two lots, raze
a dilapidated garage and shop that was the subject of the merger, and develop a single family
residence on each lot.
A tentative parcel map (TPM) is necessary to subdivide the parcel into two lots and the
variance is necessary to establish lots smaller than the required minimum size for the zone.
RECOMMENDATION
1. Open the public hearing and take testimony.
2. Close the public hearing and adopt Resolution # "A RESOLUTION OF THE
PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, ADOPTING A
CLASS 32 (INFILL) CATEGORICAL EXEMPTION UNDER CEQA AND APPROVING CASE
TPM 36958 / 6.545 VAR; FOR A TENTATIVE PARCEL MAP (TPM) TO SUBDIVIDE A 0.46-
ACRE PARCEL INTO TWO PARCELS AND A VARIANCE FOR APPROVAL OF THE
RESULTANT LOTS TO BE SMALLER THAN THE MINIMUM LOT SIZE FOR THE ZONES IN
WHICH THEY ARE LOCATED, AT 2732 NORTH CARDILLO ROAD."
BACKGROUND INFORMATION
The project is located two blocks west of North Palm Canyon Drive and two blocks north of West
25
Planning Commission Staff Report October 28, 2015
TPM 36958/6.545 VAR Page 2 of 8
Two-lot subdivision at 2732 North Cardillo Road
Racquet Club Road in an area primarily developed with single family homes. The proposed
parcel map re-establishes two parcels of the same size and shape as originally created with the
1937 subdivision of this area'.
67 •.\-\ 67 as `\
l
66 36
69
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70
PORTION OF 1937 TRACT MAP PROJECT SITE
The two lots were merged in the 1990's as part of a resolution of a code violation in which a non-
permitted garage/shop (accessory structure) had been built on the eastern lot. A dilapidated
single family residence is located on the western half of the lot that was constructed in 1960 that
the property owner wishes to substantially renovate and resell.
The 0.46-acre parcel has "split zoning", which occurs along the entire length of the block
between Cardillo Road and Junipero Road and reflects a typical pattern of zoning in this part of
the City. The eastern half of the 0.46-acre parcel is zoned RGA-6 (6 dwelling units per acre)
and the west half is R-1-C (4du/ac).
R2
C% 96,
PORTION OF ZONING MAP SHOWING THE BLOCK WITH SPLIT ZONING
It is assumed that the original county zoning from the 1930's was for single family units. The zone was likely
changed to RGA-6 in the 1980's as part of citywide re-zoning that created "transition zones' with increased
residential densities in the blocks immediately adjacent to Palm Canyon Drive and other major thoroughfares. As
a result, none of the lots in this area conform to the two-acre minimum lot size of the RGA zone.
26
Planning Commission Staff Report October 28, 2015
TPM 36958/6.545 VAR Page 3 of 8
Two-lot subdivision at 2732 North Cardillo Road
TABLE 1: Related Past Actions by the Departments of Planning, Building,
Fire, etc.
Date Action:
1994 Administrative Minor Modification (Case 7.373 AMM) to reduce yard setback by 3 ft for
ara a attached to the existing single family residence.
1999 Lot merger to legalize stand-alone garagelshop on eastern parcel
1999 Variance to reduce setbacks Case 6.432 VAR to legalize garagelshop structure
Most Recent Change of Ownership
2014 Purchase by the current owner / applicant
Neighborhood Meeting
None required
Field Check
September 11, 2015 1 Site visit by project case planner.
Site Area
0.46 Acres
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AERIAL PHOTO LOOKING EAST SHOWS THE BLOCK ON WHICH THE PARCEL IS LOCATED COMPRISED OF
EXISTING SINGLE FAMILY HOMES. THE BLOCK FURTHER EAST(NEAR THE TOP OF THIS PHOTO) IS PARTIALLY
DEVELOPED WITH MULTI-FAMILY HOMES.
Planning Commission Staff Report October 28, 2015
TPM 36958 /6.545 VAR Page 4 of 8
Two-lot subdivision at 2732 North Cardillo Road
................... . . . . ..
TABLE 2: GENERAL. PLAN, ZONING, AND EXISTING USES:
Surrounding General Plan°Lana Zoning Exist/ng'Uses:
Property Use Desf hatlon Designation:
VLDR (Very low density Single family residence on the west half,
Site residential -4du/ac) R-1-C /RGA-6 an existing large garage & workshop on
the east half.
North VLDR R-1-C/RGA-6 Single Family Residence/Vacant
South I VLDR R-1-C I RGA 6 LSin le Family Residence
East VLDR RGA-6 Multi Family Residence
West VLDR R-1-C Single Family Residence
PROJECT DESCRIPTION:
The current owner purchased the subject parcel and the vacant parcel immediately north of it
with the intent to subdivide the subject lot, redevelop the existing single family parcel on the
western portion of the subject site, demolish the existing garage and shop and construct a new
single family residence on the eastern half of the site and construct a third home on the vacant
parcel to the north of the subject site. Each home on its own lot would then be individually sold.
The block on which the parcel is located is comprised of single family residential units. Thus,
the proposed development of single family units would be consistent with the existing
development pattern on the block. The variance is necessary because the original lot sizes do
not conform to the current minimum lot sizes for the zone in which they are located.
ANALYSIS:
As noted in the project description, the subject site has split zoning. The challenge this creates
in terms of processing the map is the ability of the resultant lots to conform to the minimum lot
size for the zone. For R-1-C, the minimum lot size is 10,000 square feet, and the proposed
westerly lot is 9,995 square feet. For RGA-6, the minimum lot size is 2 acres (87,120 square
feet) and the proposed lot is 9,996 square feet. Although the RGA-6 zone designation has
existed on the eastern half of the block for many decades, none of the lots therein meet the
minimum two-acre lot size for the RGA-6 zone and none of the existing parcels are large
enough to develop garden apartments. The parcel is located in an area developed mostly with
single family residences. The State of California Subdivision Map Act section 66473.5 requires
that tentative maps be consistent with the City's general plan and any specific plan that may be
in effect. The table below evaluates the proposed parcels against the zoning development
standards in which each lot would be located.
28
Planning Commission Staff Report October 28, 2015
TPM 36958/6.545 VAR Page 5 of 8
Two-lot subdivision at 2732 North Cardillo Road
TABLES d)VALI(SIS OF DEVELOPMENT STANDARDS $V1fEST LOT
DeveltiineptStandards R•1•C Parcel west lot Compliance w I R-1-C
Min. Lot Size 10,000 sf 9,995 square feet; yes with approval of variance
Min. Lot Width 100 feet 100 Feet(78 ft when measured perpendicular to
side lot lines);yes w/a vl of variance.
Min. Lot Depth 100 feet 128 Feet
Min. Setbacks
•Front
•Side 25 feet 25 feet(existing)
•Side 10 feet 10 feet(existing)
•Rear 10 feet 10 feet(existing)
15 feet 15 feet(existing)
Max. Lot Coverage 35% existing
Maximum Density 1 du/lot w/accessory 1,135 sf/unit(existing)
Max. Building Height 12 ft at setback to 18 ft max (existing)
Distance Bet. Bld s 15 ft N/A 1 existing SFR on site only at this time).
Mechanical Equipment Screened N/A
Note, the existing SFR on the subject lot conforms to the development standards for the R-1-C zone
TAELE 4sR%WALYSIS OF DEVELOPMENT STANDARDS=,EAST LOT:
Devat.pment Standards RGA-6 Parcel 2(east lot)
Compliance wJ RGA•6
Min. Lot Size 2 acres 9,996 square feet; yes,with approval of variance
Min. Lot Width 165 feet 100 feet(78 ft when measured perpendicular to side lot
lines); yes, w/a vl. of variance
Min. Lot Depth 165 feet 128 feet; yes w/a vl of variance
Min. Setbacks
•Front 25 feet N/A(the TPM and variance does not include an architectural
•Side 10%of lot width/not less submittal at this time, thus setback evaluation is not
•Side than 10 feet for sides. applicable.)
•Rear 20 feet rear
Max. Lot Coverage 50%of lot to be landscaped N/A
Maximum Density 6 du/ac Max. allowable of 1 du, (the TPM&variance does not
include an architectural submittal at this time
Max. Building Height Single family subject to R-1-C N/A(no buildings are proposed as part of the current
standards application)
Distance Bet. Bld s 15 ft N/A
Mechanical Equipment Screened N/A
FINDINGS —TENTATIVE PARCEL MAP — (Case TPM 36958)
The Planning Commission shall evaluate the proposed map against the following findings
pursuant to Section 66474 of the California Subdivision Map Act.
29
Planning Commission Staff Report October28, 2015
TPM 3695816.545 VAR Page 6 of 8
Two-lot subdivision at 2732 North Cardillo Road
a. The proposed Tentative Parcel Map is consistent with all applicable general
and specific plans.
The proposed map establishes two parcels of roughly 10,000 square feet. The General Plan
land use designation for this area is VLDM (Very Low Density Residential; 4du/ac). The size
of the lots is consistent with the maximum allowable densities of the General Plan. There are
no specific plans for this area. Thus the map is consistent with this finding.
b. The design and improvements of the proposed Tentative Parcel Map are
consistent with the zone in which the property is located.
The parcel has split zoning; R-1-C on the western half and RGA-6 on the eastern half. The
subject parcel was originally comprised of two lots in the original tract map approved by the
County of Riverside in 1937. The proposed parcel map re-establishes the same lot size and
configuration as the original 1937 tract map for this area. The R-1-C zone requires minimum
lot size of 10,000 square feet and the RGA-6 zone requires minimum lot size of two (2) acres.
The applicant has submitted a variance application seeking approval of lots consistent with the
original 1937 map, but smaller in size that the minimum allowable for the respective zone in
which each lot is located. The western parcel (parcel 1) is 9,995 square feet and the eastern
parcel (parcel 2) is proposed at 9,996 square feet. With approval of the variance the proposed
map will be deemed consistent with the zone.
c. The site is physically suited for this type of development.
The Palm Springs Village Tract #2, approved in 1937, of which the subject site is a part,
created lots of the same dimension and area as proposed in this parcel map. It is consistent
with the other lots in this tract, and with other lots within the block bounded by Cardillo,
Junipero, San Marco and Cabrillo roads within which the project is located. The site is
physically suited for this type of development and the finding has been met.
d. The site is physically suited for the proposed density of development.
The proposed map creates two lots of roughly 10,000 square feet each, which is consistent with
the R-1-C zone. The applicant desires to construct a single family house on each parcel. Single
family residences are permitted in the RGA-6 zone subject to the R-1-C standards. The site is
therefore suitable for the proposed density of development.
e. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
The project is in a fully developed area of the City and is not near or adjacent to any designated
conservation areas or sensitive habitat. The project has been reviewed under the California
Environmental Quality Act, and subsequent to Section 15332 is considered Categorically Exempt
as "Infill development'. The land on which the project is located has been previously graded and
30
Planning Commission Staff Report October 28, 2015
TPM 36958/6.545 VAR Page 7 of 8
Two-lot subdivision at 2732 North Cardillo Road
structures exist on both proposed parcels. The project will therefore not cause environmental
damage or injure fish, wildlife or their habitats.
f. The design of the subdivision or type of improvements is not likely to cause
serious public health problems.
The design of the proposed subdivision is in an area with available connections to all public
utilities. Each parcel will be provided direct access to public streets and thus there are no known
health problems that would be caused by the proposed map.
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.
There are no known public access easements across the subject property; therefore the design
of the subdivision will not conflict with easements for access through or use of the property. Any
utility easements can be accommodated within the project area.
FINDINGS —VARIANCE (ZONING CODE SECTION 94.06)
The commission, before it may grant a variance, shall make a finding that in the evidence
presented, all four of the following conditions as set forth in state law exist in reference to the
property being considered:
1. Because of special circumstances applicable to subject property,
including size, shape, topography, location or surroundings, the strict application
of the Zoning Code would deprive subject property of privileges enjoyed by
other properties in the vicinity and under identical zone classification.
The proposed parcel map is 0.46 acres in size and is comprised of two lots (lot 60 and 69) that
were merged some time in the 1990's. It is part of the Palm Springs Village Tract #2 approved
by the county supervisors in 1937. The two parcels in the proposed parcel map are the same
size and configuration as originally approved in the 1937 map and are constrained in size,
shape and location by the existing lots immediately adjacent. The applicant desires to re-
establish the two-lot configuration from the 1937 tract to build single family residences on the
lots in a manner consistent with the existing single family development on the rest of the block
and in the general vicinity.
2. Any variance granted shall be subject to such conditions as will assure
that the adjustment thereby authorized shall not constitute a grant of special
privilege inconsistent with the limitations upon other properties in the vicinity and
zone in which subject property is situated.
The variance seeks to re-establish lot sizes consistent with other lots on the block and in the
vicinity in terms of size, shape and use. Other lots in the same block with the same zone
I
Planning Commission Staff Report October 28, 2015
TPM 36958/6.545 VAR Page 8 of 8
Two-lot subdivision at 2732 North Cardillo Road
designations have the same general dimensions as those proposed and thus granting the
variance would not constitute a granting of special privilege or create a condition that is
inconsistent with other properties in the vicinity.
3. The granting of the variance will not be materially detrimental to the public
health, safety, convenience or welfare or injurious to property and improvements
in the same vicinity and zone in which subject property is situated.
The current merged lot has been the subject of numerous code complaints and violations in
the past. Re-establishing the parcel as two legal lots of record will allow the current owner the
ability to develop the proposed parcels with a single family residence on each lot - consistent
with existing development patterns around it, and eliminate a blighted condition by removal of
the existing abandoned garage / shop and by renovation of the existing dilapidated house.
4. The granting of such variance will not adversely affect the general plan of
the city.
The proposed parcel map establishes two lots on which single family residences could be
constructed at a density of 4 du/ac, which is consistent with the general plan.
ENVIRONMENTAL ANALYSIS
The proposed development is a project as defined by the California Environmental Quality Act
(CEQA). The City has evaluated the project and determined it to be Categorically Exempt
from further analysis under CEQA as a Class 32 exemption (infill development). Upon
completion of the action on this project, notice of exemption will be filed with the State.
NOTIFICATION
Posting of the agenda for this meeting was made to neighborhood organizations in accordance
with PSZC 94.04. A public hearing notice was mailed to all property owners and occupants
within 500 feet of the site and published in the local paper.
Ken Lyon, RA Flinn Fagg, AICP
Associate Planner Director of Planning Services
Attachments:
1. Vicinity Map
2. Draft Resolution and Exhibit "A" - Draft Conditions of Approval
3. Applicant Justification Letter
4. TPM 36958
32
RESOLUTION NO. 6535
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF PALM SPRINGS, CALIFORNIA, APPROVING CASE
TPM 36958 / 6.545 VAR; A SUBDIVISION OF A 0.46-ACRE
PARCEL INTO TWO LOTS AND A VARIANCE TO ESTABLISH
THE LOTS SMALLER THAN THE MINIMUM LOT SIZE FOR THE
ZONES IN WHICH THEY ARE LOCATED AT 2732 NORTH
CARDILLO ROAD, SUBJECT TO CONDITIONS, (ZONE R-1-C /
RGA-6), (APN 504-054-017).
THE PLANNING COMMISSION FINDS AND DETERMINES AS FOLLOWS:
A. On June 20, 2015, the applicant submitted applications pursuant to Palm Springs
Zoning Code (PSZC) Section 94.06 (variance), and Section 66963 of the State of California
Subdivision Map Act (California Government Code § 66410 et seq.) for a two-lot parcel map
and a variance.
B. A notice of a public hearing of the Planning Commission was given in accordance with
applicable law.
C. On October 28, 2015, the Planning Commission held a public hearing in accordance
with applicable law to consider the proposed parcel map and variance.
D. The proposed development is considered a "project' pursuant to the guidelines of the
California Environmental Quality Act ("CEQA"). The City has evaluated the proposal and
determined the project to be exempt from further review under CEQA pursuant to Section
15061(b)(3) of the CEQA Guidelines because it can be seen with certainty that there is no
possibility that the activity in question may have a significant effect on the environment.
E. The Planning Commission evaluated the proposed parcel map against the findings of
the Subdivision Map Act Section 66474 and finds as follows:
a. The proposed Tentative Parcel Map is consistent with all applicable general
and specific plans.
The proposed map establishes two parcels of roughly 10,000 square feet. The General
Plan land use designation for this area is VLDM (Very Low Density Residential; 4du/ac).
The size of the lots is consistent with the maximum allowable densities of the General
Plan. There are no specific plans for this area. Thus the map is consistent with this
finding.
b. The design and improvements of the proposed Tentative Parcel Map are
consistent with the zone in which the property is located.
33
Planning Commission Resolution No. 6535 Page 2 of 4
Case TPM 36958 /6.545 VAR Two-lot parcel map
The parcel has split zoning; R-1-C on the western half and RGA-6 on the eastern half.
The subject parcel was originally comprised of two lots in the original tract map
approved by the County of Riverside in 1937. The proposed parcel map re-establishes
the same lot size and configuration as the original 1937 tract map for this area. The R-
1-C zone requires minimum lot size of 10,000 square feet and the RGA-6 zone requires
minimum lot size of two (2) acres. The applicant has submitted a variance application
seeking approval of lots consistent with the original 1937 map, but smaller in size that
the minimum allowable for the respective zone in which each lot is located. The western
parcel (parcel 1) is 9,995 square feet and the eastern parcel (parcel 2) is proposed at
9,996 square feet. With approval of the variance the proposed map will be deemed
consistent with the zone.
c. The site is physically suited for this type of development.
The Palm Springs Village Tract #2, approved in 1937, of which the subject site is a part,
created lots of the same dimension and area as proposed in this parcel map. It is
consistent with the other lots in this tract, and with other lots within the block bounded
by Cardillo, Junipero, San Marco and Cabrillo roads within which the project is located.
The site is physically suited for this type of development and the finding has been met.
d. The site is physically suited for the proposed density of development.
The proposed map creates two lots of roughly 10,000 square feet each, which is
consistent with the R-1-C zone. The applicant desires to construct a single family house
on each parcel. Single family residences are permitted in the RGA-6 zone subject to the
R-1-C standards. The site is therefore suitable for the proposed density of development.
e. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
The project is in a fully developed area of the City and is not near or adjacent to any
designated conservation areas or sensitive habitat. The project has been reviewed under
the California Environmental Quality Act, and in accordance with Section 15061(b)(3) of
the CEQA Guidelines, is deemed exempt from CEQA, because it can be seen with
certainty that there is no possibility that the activity in question may have a significant
effect on the environment. The land on which the project is located has been previously
graded and structures exist on both proposed parcels. The project will therefore not cause
environmental damage or injure fish, wildlife or their habitats.
f. The design of the subdivision or type of improvements is not likely to cause
serious public health problems.
The design of the proposed subdivision is in an area with available connections to all
public utilities. Each parcel will be provided direct access to public streets and thus there
are no known health problems that would be caused by the proposed map.
34
Planning Commission Resolution No. 6535 Page 3 of 4
Case TPM 36958 / 6.545 VAR Two-lot parcel map
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.
There are no known public access easements across the subject property; therefore the
design of the subdivision will not conflict with easements for access through or use of the
property. Any utility easements can be accommodated within the project area.
F. The Planning Commission evaluated the proposed variance against the findings of
Zoning Code Section 94.06 and finds as follows?
The commission, before it may grant a variance, shall make a finding that in the
evidence presented, all four of the following conditions as set forth in state law exist in
reference to the property being considered:
1. Because of special circumstances applicable to subject property,
including size, shape, topography, location or surroundings, the strict application
of the Zoning Code would deprive subject property of privileges enjoyed by
other properties in the vicinity and under identical zone classification.
The proposed parcel map is 0.46 acres in size and is comprised of two lots (lot 60 and
69) that were merged some time in the 1990's. It is part of the Palm Springs Village
Tract #2 approved by the county supervisors in 1937. The two parcels in the proposed
parcel map are the same size and configuration as originally approved in the 1937 map
and are constrained in size, shape and location by the existing lots immediately
adjacent. The applicant desires to re-establish the two-lot configuration from the 1937
tract to build single family residences on the lots in a manner consistent with the existing
single family development on the rest of the block and in the general vicinity.
2. Any variance granted shall be subject to such conditions as will assure
that the adjustment thereby authorized shall not constitute a grant of special
privilege inconsistent with the limitations upon other properties in the vicinity and
zone in which subject property is situated.
The variance seeks to re-establish lot sizes consistent with other lots on the block and
in the vicinity in terms of size, shape and use. Other lots in the same block with the
same zone designations have the same general dimensions as those proposed and
thus granting the variance would not constitute a granting of special privilege or create a
condition that is inconsistent with other properties in the vicinity.
3. The granting of the variance will not be materially detrimental to the public
health, safety, convenience or welfare or injurious to property and improvements
in the same vicinity and zone in which subject property is situated.
35
Planning Commission Resolution No. 6535 Page 4 of 4
Case TPM 36958 / 6.545 VAR Two-lot parcel map
The current merged lot has been the subject of numerous code complaints and
violations in the past. Re-establishing the parcel as two legal lots of record will allow the
current owner to develop the proposed parcels with a single family residence on each
lot — consistent with existing development patterns around it — and to eliminate a
blighted condition by removal of the existing abandoned garage / shop and by
renovation of the existing dilapidated house.
4. The granting of such variance will not adversely affect the general plan of
the city.
The proposed parcel map establishes two lots on which single family residences could
be constructed at a density of 4 du/ac, which is consistent with the general plan.
THE PLANNING COMMISSION RESOLVES:
Based upon the foregoing, the Planning Commission hereby approves Case TPM 36958 and
6.656 VAR; a tentative parcel map for the subdivision of a 0.46-acre parcel into two lots and a
variance to establish the resultant lots at a size smaller than the minimum required for the zone
in which each lot is located; at 2732 North Cardillo Road, subject to conditions as outlined in
Exhibit "A" attached hereto.
ADOPTED this 28th day of October, 2015.
AYES: 7, Middleton, Donenfeld, Calerdine, Lowe, Weremiuk, Vice-Chair Roberts and
Chair Klatchko
NOES: None
ABSENT: None
ABSTAIN: None
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
Flinn Fagg, AICP
Director of Planning Services
36
City of Palm Springs
Planning Commission Minutes
October 28,2015
otion: Commissloner I , s on y ommissioner Lowe
c ried on a roll call vote.
AYES: Commissioner Calerdine, Commissioner Donenfeld, Commissioner Lowe,
Commissi r Middleton, Commissioner Weremiuk, Vice-Chair Roberts, Chair Klatchko
Chair Klatchko re- tered the Council Chamber at 2:31 pm.
2C. THE PALMS HOA F A VARIANCE REQUEST TO REDUCE THE SIDE YARD
SETBACK ON THE ST T SIDE FACING THERESA DRIVE FROM THE
REQUIRED TWENTY-FIVE (2 FEET TO 4'-6" FOR THE CONSTRUCTION OF NEW
CARPORTS AT THE PALMS C DOMINIUM COMPLEX LOCATED AT 3155 EAST
RAMON ROAD, ZONE R-3 (CASE 44 VAR). (GM)
Associate Planner Mlaker presented the roposed request for a reduction in setbacks
as outlined in the staff report.
Chair Klatchko opened the public hearing:
RONNIE THOMPSON, chair, Carport Committee, as available for questions from the
Commission.
DEAN SHORRS, owner, spoke in support of staffs recommendations and urged
approval.
KEVIN JOHNSON, long-range planning committee, said the have been dreaming of
having carports for all of their owners for years.
There being no further appearances the public hearing was closed.
ACTION: Approve with conditions subject to:
• Return to the AAC for review of the carport design.
Motion: Commissioner Weremiuk, seconded by Commissioner Lowe and una i ously
carried on a roll call vote.
AYES: Commissioner Calerdine, Commissioner Donenfeld, Commissioner Lo e,
Commissioner Middleton, Commissioner Weremiuk, Vice-Chair Roberts, Chair Klatchk
2D. AIC CAPITAL, LLC FOR A TENTATIVE PARCEL MAP (TPM) TO SUBDIVIDE A
0.46-ACRE PARCEL INTO TWO PARCELS AND A VARIANCE APPLICATION FOR
APPROVAL OF THE RESULTANT LOTS TO BE SMALLER THAN THE MINIMUM
37
5
City of Palm Springs
Planning Commission Minutes
October 28,2015
LOT SIZE FOR THE ZONES IN WHICH THEY ARE LOCATED AT 2732 NORTH
CARDILLO ROAD; ZONE R-1-C 1 RGA-6, (CASE TPM 36958 AND 6.545 VAR). (KL)
Associate Planner Lyon provided an overview of the proposed project.
Chair Klatchko opened the public hearing:
MARVIN ROOS, MSA Consulting, provided background history of the property and
requested approval.
There being no further appearances the public hearing was closed.
Commissioner Calerdine requested clarification with regard to the curb and gutter.
ACTION: Approve Case TPM 36958 and 6.545 VAR, subject to Conditions.
Motion: Commissioner Middleton, seconded by Commissioner Donenfeld and
unanimously carried on a roll call vote.
AYES: Commissioner Calerdine, Commissioner Donenfeld, Commissioner Lowe,
Commissioner Middleton, Commissioner Weremiuk, Vice-Chair Roberts, Chair Klatchko
recess-wal&_ta -- rim_
The m 'ng reconvened at 2:52 pm.
2E. APPLICATION THE CITY OF PALM SPRINGS TO UPDATE AND AMEND
THE MUSEUM M. AZA SPECIFIC PLAN TO REFLECT PREVIOUS
APPROVALS AND MODIFIC NS, INCLUDING CHANGES TO PERMITTED
USES FOR CERTAIN BLOCKS WIT THE DEVELOPMENT, CHANGES TO THE
MAXIMUM PERMITTED HEIGHT F CERTAIN BLOCKS WITHIN THE
DEVELOPMENT, REDUCTIONS IN THE ERALL DEVELOPABLE SQUARE
FOOTAGE AND PERMITTED NUMBER OF NITS, AND OTHER VARIOUS
ADMINISTRATIVE CHANGES AND CORRECTIO (CASE NO. 5.1204 SP A-1).
(FF)
Planning Director Fagg provided background information as out din the staff report
and introduced the City's consultant to describe the traffic study d environmental
documents.
Nicole Criste, Terra Nova Planning, provided an overview on the EIR adde um and
traffie-study-updat --- - - -- -- --- - -
38
6
PLANNING ■ CIVIL ENGINEERING ■ LAND URVEYCNG
July 20,2015
Mr. Flinn Fagg,AICP
Director of Planning Services
CITY OF PALM SPRINGS
3200 E.Tahquitz Canyon Way
Palm Springs CA 92264
Subject: Justification Letter for PS Cardillo,Tentative Parcel Map and Variance Applications
Dear Mr. Fagg,
On behalf of PS Team, LLC,MSA Consulting, Inc. is providing the City with this justification letter as
required by the entitlement applications.
The project proposal involves a Tentative Parcel Map(TPM)and Variance application for the property located
on at 2732 N. Cardillo Ave. Currently, the property has a large merged parcel facing N. Junipero Ave that
houses an abandoned detached garage built by previous owners. The new property owner would like rehab the
existing home on Cardillo Ave and process a TPM in order to reinstate the original lot line for the future
development of two single family residential homes on the remaining lot.
The property is located in a developed neighborhood with very low density residential lots. The lot is
irregularly shaped but large enough for a single family lot and equal to other lots in the area. However, it falls
under the 2-acre minimum lot size for the RGA-6 zone. The applicant is requesting a Variance from the lot
size in order to allow the new property owner to develop the lot consistent with the other surrounding homes.
Additionally,approval of this application leading to development of the property would have a positive impact
to the aesthetics and fabric of the neighborhood and could increase real estate values.
The proposed entitlements for the project site represent a development solution to allow the property to revert
back to the previously approved&recorded configuration,which would be consistent with the other parcels in
the neighborhood. The size and shape of the property, which abuts and surrounds existing single family
development is well suited for the addition of infill residential lots.Therefore,approval of the variance will not
constitute a special privilege or adversely affect the City's General Plan.
We look forward to working with the City as the project moved forward.
ve tro ours RECEIVED
JUL 2 0 2015
PLANNING SERVICES
Nicole Vann DEPARTMENT
Planner
01 36958
34200 BOB HorE DRIVE a RANCHO MIRAGE ■ CALIFORNIA ■ 92270 3
760-320-9911 ■ 760-323-7893 FAx ■ www.MSACONSUI.TINCiINC.COM
PHOTOGRAPH 1 PHOTOGRAPH 2PHOTI
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SHEERS
41
The Desert Sun
750 N Gene Autry Trail Certificate of Publication
Palm Springs, CA92262 CITY RECEIVED
OF PALM SPRINGS
760-778-4578/Fax 760-778-4731
State of California ss: 2111 JAN 28 AM 9' 36
County of Riverside JAMES THOMPSON
CITY CLERK
Advertiser: CITY OF PALM SPRINGS/LEGALS
PO BOX 2743
PALM SPRINGS CA 92263
Order# 0001005302
1 am over the age of 16 years old, a citizen of
the United States and not a party to, or have
interest in this matter. I hereby certify that the
attached advertisement appeared in said
newspaper(set in type not smaller than non
panel)in each and entire issue of said
newspaper and not in any supplement thereof
on the following dates,to wit:
Newspaper:The Desert Sun No 0117: NOTICE OF PUBLIC HEARING
CITY COUNCIL CITY OF PALM SPRINGS
CASE TPM 36958&6.545 VAR A TWO-LOT TENTATIVE PARCEL MAP
1/23/2016 - AND VARIANCE LOCATED AT 2732 NORTH CARDILLO ROAD.
NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs,
California,will hold a public hearing at Its meedn of February'3, 2016. The
Cittyy{ouncil meetlngg begins m 6:o0 p.m.,m the t�0uncil Chamber at City Hall,
3200 East Tahquitz Canyon Way;Palm Springs '
Th.purpose of the
hearing Is to consider an application by PS Team,LLC on be-
half of the owner AIC Capital,LLC far atwo-lot Tentative Parcel Map(TPM)and
a variance for lots smaller than the minimum size fqr the zones in which they
I acknowledge that I am a principal clerk of the are proposed:
printer of The Desert Sun, printed and ...... ..._
published weekly in the City of Palm Springs,
County of Riverside, State of California.The - -
Desert Sun was adjudicated a Newspaper of
general circulation on March 24, 1968 by the -
SuperiorCourtoftheCountyofRiverside,
State of California Case No. 191236.
I declare under penalty of perjury that the
foregoing is true and correct. Executed on 8
�' U`ITarvAlM svaNas
III
this 23rd day of JANUARY, 2016 in Palm
ENVIRONMENTAL DETERMINATION: This project Is cate crically exempt from
Springs, Call nla. environmental review pursuant to Section 15301 (Class 32 Infdl Development)
of the Californla Environmental Quality Act(CEQA).
REVIEW DE PROJECT INFORMATION: The staff report and other supporting
documents regardin this project are available for Rubles review at City Hall be-
tween the hours of 90 a.m.and 6 00 p m:Monday through Thursday. Please
contact the Office a the City Clerk at Q6°0)323-8204 If you would like to schad-
ule an appointment to review these documents.
COMMENT ON THIS APPLICATION: Response to this notice maybe made verbal-
ly at the Public Hearing and/or in writing before the hearing.Written comments
may be made to the City Council l b'y-letter(for mail or hand delivery)to.
James Thompson,city Clerk
3200 E.Tahqultz Canyon Way,Palm Springs,CA 92262
Any challenge of the proposed protect in mart may be limited to raising only
those issues raised at the publk hear
desuibed m this notice,or In wrkten
correspondence delivered to the C�'rttyy Glerk at of prior,to the public hearing.
Declarant G�vernmen Cade Se tion 65009 b]Ql).
An oppportunity will 6e given at saidd hearing for all interested or
to be
heartl.QURftipns regarding this case may be dd�irected to Ken Lyon,Rh Associate
Planner,Planning Services Department at(760)3?3-8245.
Si necesita ayucla con ssta carts,porfavor Ilame a la C'u de Palm Springs y
,pu am a hablar Cori Felipe Primers telefono Q60)323E253.
t'}_ lam es Thompson,City Clerk Published:1/73/16