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HomeMy WebLinkAbout2006-01-18 STAFF REPORTS 1A Jan 17 2006 11 : 08RM 760-327-9095 p. 2 Paul T. Selzer, Esq. ATTORNEY AT LAW 1037 S.Palm Canyon Drive Phone:760.327-4085 Palm Springs,CA 92264 Fax:760-327-9095 Email:ptslaw@aoLcom January 17, 2006 ` Mr.Craig Ewing 4; Director of Planning Services City of Palm Springs r-c> �7 3200 Tahquitz Canyon Way Palm Springs, CA 92262 Co Re: Desert Flower Apartments---TTM 33035 Dear Mr.Ewing: As you know,I represent Mountain Meadows Associates in connection with its application to subdivide the Desert Flower Apartments into 129 condominium units. This letter will confirm my telephonic request of last week and our conversation this morning wherein I requested that the above mentioned matter be continued until the first City Council meeting in February,which I understand will be on February 2,at 6 PM. The reason for our request is that several members of the Council seemed interested in the vacancy rate for all apartments in Palm Springs as well as how many apartments and apartment units have previously been authorized by the Council to be subdivided,as well as how many of those units are currently available for purchase. While we are actively seeking all of the information the Council has requested,the reports are not yet complete. Our title company has told us that they expect to have the information for us prior to February 2. I will be present at tomorrow's meeting to answer any questions the council may have about the information we are collecting. Thank you for sharing this letter with members of the City Council. Yours very truly, Paul T. Selz sq. cc: Brad Forrester,Con Am ?ALM Sp? �2 c U N * k C M % O a%.a.ueo'' P A4 1:0st � CITY COUNCIL STAFF REPORT DATE: January 18, 2006 SUBJECT: TTM 33035, APPLICATION BY MOUNTAIN MEADOWS ASSOCIATES, FOR A TENTATIVE TRACT MAP TO CREATE A ONE LOT, CONDOMINIUM MAP FOR THE CONVERSION OF 129 EXISTING APARTMENT UNITS TO 129 CONDOMINIUM UNITS, LOCATED AT 2500 EAST PALM CANYON DRIVE, ZONE R-3, SECTION 24, APN 502- I 310-054 AND 502-310-055. i FROM: David H. Ready, City Manager jBY: Planning Department SUMMARY The item is returned to the City Council from the meeting of January 4, 2006 where the Council voted 2 to 2 (one member absent) to approve the request. In accordance with Section 7.7 of the City Council Rules of Procedure, the item is scheduled on the regular next meeting for further discussion and action. At the meeting of January 4, 2006 the continued public hearing was opened and closed; no public testimony is required at this meeting. RECOMMENDATION: 1. Public Testimony was closed on January 4, 2006, continue City Council discussion. 2. Adopt Resolution No. , "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING CASE NO, TTM33035 AN APPLICATION BY MOUNTAIN MEADOWS ASSOCIATES FOR A TENTATIVE TRACT MAP TO CREATE A ONE LOT, CONDOMINIUM MAP FOR THE CONVERSION OF 129 EXISTING APARTMENTS UNITS TO 129 CONDOMINIUMS UNITS, LOCATED AT 2500 EAST PALM CANYON DRIVE, ZONE R-3, SECTION 24, APN 502-310-054 AND 502-310-055;" and order the filing of the Notice of Exemption, pursuant to California Environmental Quality Act (CEQA), Section 15301 Existing Facilities, regarding the Class 1 Categorical Exemption for this project. OR ITEM N0. City Council Staff Report January 18, 2006 -- Page 2 TTM 33035/Conversion of Apartments to Condominiums 3. Adopt Resolution No. , "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, DENYING CASE NO. TTM33035 AN APPLICATION BY MOUNTAIN MEADOWS ASSOCIATES FOR A TENTATIVE TRACT MAP TO CREATE A ONE LOT, CONDOMINIUM MAP FOR THE CONVERSION OF 129 EXISTING APARTMENTS UNITS TO 129 CONDOMINIUMS UNITS, LOCATED AT 2500 EAST PALM CANYON DRIVE, ZONE R-3, SECTION 24, APN 502-310-054 AND 502-310-0 . I + FISCAL IMPACT: IFinance Director Review: i No fiscal impact. Craig A Eyeing, A�IPP Dir. of Ping Svcs e Wilso°n,{Asst. City Manager, Dev't !§wcs David H. Ready, City M—an� er--"-�' Attachments: 1. Draft Resolution of Approval 2. Draft Resolution of Denial 3, January 4, 2006 Staff Report I i i i RESOLUTION NO. i A RESOLUTION OF THE CITY COUNCIL OF THE CITY I OF PALM SPRINGS, CALIFORNIA, 6PPRO_V_ ING CASE I NO. TTM 33035, AN APPLICATION BY MOUNTAIN I MEADOWS ASSOCIATES FOR A TENTATIVE TRACT MAP TO CREATE A ONE LOT CONDOMINIUM MAP FOR THE CONVERSION OF 129 EXISTING APARTMENTS UNITS TO 129 CONDOMINIUMS UNITS, LOCATED AT 2500 EAST PALM CANYON DRIVE, ZONE R-3, SECTION 24, APN 502-310-054 AND 502-310-055 WHEREAS, Mountain Meadows Associates has filed an application with the City pursuant to the General Plan process, Section 92.04.00 and Section 94.05.03 of the Zoning Ordinance and 9.62 of the Municipal Code, for a Tentative Tract Map to allow a one lot condominium map for the conversion of 129 existing apartment units to 129 condominium units, located at 2500 East Palm Canyon Drive, Zone R3; and WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to consider Applicant's application for Tentative Tract Map 33035 was given in accordance with applicable law; and WHEREAS, on September 28, 2005, a public hearing on the project was held by the Planning Commission which recommended approval (7-0) to the City Council; and WHEREAS, on November 16, 2005 and January 4, 2006 a public hearing on the project was held by the City Council in accordance with applicable law; and WHEREAS, 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 AS FOLLOWS: SECTION 1. Pursuant to the California Environmental Quality Act, the City Council finds that Tentative Tract Map 33035 is Categorically Exempt from the provisions of CEQA in conformance with Section 15301 (Existing Facilities) of the State CEQA Guidelines, SECTION 2. Pursuant to the Palm Springs Municipal Code Section 9.60, the City Council finds that, with the incorporation of those conditions attached in Exhibit A: a. The use applied for at the location set forth in the application is properly one for which a subdivision is authorized by the City's Zoning Ordinance and General Plan, because the proposed Tentative Tract 0 �-'3 i Resolution No. Page 2 Map converts an existing rental property into ownership housing units i which are permitted in both the General Plan Land Use designation and the applicable R-3 Zone. The existing structures do not conform i to the standards of the R-3 Zone in building height, front and rear yard setback, and East Palm Canyon Drive setback; however, in accordance with Section 94.05.03 of the Zoning Ordinance, legal i nonconforming structures shall be permitted to continue provided that any additional alteration or enlargement shall comply with all provisions of the Zone, and no such alterations are proposed by this map b. The site is adequate in size and shape to accommodate said use, including yards, setbacks, walls or fences, landscaping, and other features required in order to adjust said use to those existing or permitted future uses of land in the neighborhood, because the subject property is 6.58 acres and will use the existing lot size and dimensions with no expansion of the current buildings. c. The site for the proposed use relates to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use, because access will continue to be provided on Farrell Drive — a fully improved street having the capacity to carry the type and quantity of traffic currently generated by the development, and no additional traffic is anticipated by the project. d. The conditions to be imposed and shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare, because the subdivision as conditioned will create new homeownership opportunities and assure continued investment in the development by the occupants, as homeowners. SECTION 3. The City Council of the City of Palm Springs hereby approves Tentative Tract Map 33035 to create a one lot condominium map on approximately 6.58 acres to convert 129 apartment units to 129 condominium units, subject to the Conditions attached as Exhibit A. ADOPTED THIS 181h day of January, 2006. David H. Ready, City Manager ATTEST: i I Resolution No. Page 3 1 I I I James Thompson, City Clerk CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF PALM SPRINGS ) I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that Resolution No. _ is a full, true and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Springs on by the following vote: AYES: NOES: ABSENT: ABSTAIN: James Thompson, City Clerk City of Palm Springs, California I Resolution No. Page 4 EXHIBIT A I TENTATIVE TRACT MAP 33035 I I MOUNTAIN MEADOWS ASSOCIATES j 2500 EAST PALM CANYON DRIVE I CONDITIONS OF APPROVAL SEPTMBER 28, 2005 Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning, the Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. PROJECT SPECIFIC CONDITIONS PLANNING: 1. The proposed development of the premises shall conform to all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and resolutions which supplement the zoning district regulations. 2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case TTM 33035. 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 i harmless the City of Palm Springs. Notwithstanding the foregoing, the I 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 i adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. 3. That the property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation sidewalks, bikeways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. 4. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government Code Section 66477 (Quimby Act), all residential development shall be required to contribute to mitigate park and recreation impacts such that, prior to issuance of residential building permits, a parkland fee or dedication shall be made. Accordingly, all residential development shall be subject to parkland dedication requirements and/or park improvement fees. The parkland mitigation amount shall be based upon the cost to acquire and fully improve parkland. 5. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding public art. The project shall either provide public art or payment of an in lieu fee. In the case of the in-lieu fee, the fee shall be based upon the total building permit valuation as calculated pursuant to the valuation table in the Uniform Building Code, the fee being 1/2% for commercial projects or 1/4% for residential projects with first $100,000 of total valuation for individual single-family units exempt. Should the public art be located on the project site, said location shall be reviewed and approved by the Director of Planning and Zoning and the Public Arts Commission, and the property owner shall enter into a recorded agreement to maintain the art work and protect the public rights of access and viewing. 6. The project will bring additional residents to the community. The City's existing public safety and recreation services, including police protection, criminal justice, fire protection and suppression, ambulance, paramedic, and other safety services and recreation, library, cultural services are near capacity. Accordingly, the City may determine to form a Community i I I Services District under the authority of Government C. Section 53311 et i seq, or other appropriate statutory or municipal authority. Developer agrees to support the formation of such assessment district and shall waive any right to protest, provided that the amount of such assessment shall be established through appropriate study and shall not exceed $500 annually with a consumer price index escalator. The district shall be formed prior to sale of any lots or a covenant agreement shall be recorded against each parcel, permitting incorporation of the parcel in the district. CC&R's 7. The applicant shall submit a draft declaration of covenants, conditions and restrictions ("CC&R's") to the Director of Planning Services for approval in a form approved by the City Attorney, which shall be recorded prior to approval of a final map. The CC&R's shall be enforceable by the City, shall not be amended without City approval, shall require maintenance of all property in a good condition and in accordance with all ordinances. 8. The applicant shall submit to the City of Palm Springs, a deposit in the amount of $5,000.00, for the review of the CC&R's by the City Attorney. A $2,000.00 filing fee shall also be paid to the City Planning Department for administrative review purposes. GENERAL CONDITIONS/CODE REQUIREMENTS 9. The appeal period for a Tentative Tract Map application is 15 calendar days from the date of project approval. Permits will not be issued until the appeal period has concluded. 10. In accordance with Planning Commission Resolution No. 1503, dated November 18, 1970, the developer is required to plant palm trees (14 feet from ground to fronds in height) 60 feet apart along the entire frontage of Palm Canyon Drive. 11. The project shall meet all of the parking requirements of the Zoning Ordinance. This includes, but not limited to handicap parking, parking area shade, and covered parking, prior to the Final Map. 12. The project is subject to the City of Palm Springs Water Efficient Landscape Ordinance. The applicant shall submit an application for Final Landscape Document Package to the Director of Planning and Zoning for review and approval prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements. IX" 13. A final landscape plan for the East Palm Canyon Drive frontage shall be submitted to the Department of Planning Services for approval prior to approval of the Final Map." 14. Submit plans meeting City standard for approval on the proposed trash and recyclable materials enclosure prior to the final map. POLICE DEPARTMENT: 15. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal Code. FIRE DEPARTMENT: 16. All Fire Department codes and regulations must be met before Final Map. ENGINEERING: 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 17. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit, EAST PALM CANYON DRIVE 18. All broken or off grade street improvements shall be repaired or replaced. SOUTH FARRELL DRIVE 19. All broken or off grade street improvements shall be repaired or replaced. MAP 20. A Final 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 Final Map to the Engineering Division as part of the review of the Map. The Final Map shall be approved by the City Council prior to issuance of building permits. 21. Applicant shall provide tenant notification for subdivisions to be created from the conversion of residential property into a condominium project in compliance with Sections 66427.1 and 66452.3 of the Subdivision Map Act.Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, DENYING CASE NO. TTM 33035 AN APPLICATION BY MOUNTAIN MEADOWS ASSOCIATES FOR A TENTATIVE TRACT MAP TO CREATE A ONE LOT, CONDOMINIUM MAP FOR THE CONVERSION OF 129 EXISTING APARTMENTS UNITS TO 129 CONDOMINIUMS UNITS, LOCATED AT 2500 EAST PALM CANYON DRIVE, ZONE R-3, SECTION 24, APN 502-310-054 AND 502-310-055 WHEREAS, Mountain Meadows Associates has filed an application with the City pursuant to the General Plan process, Section 92.04.00 and Section 94.05.03 of the Zoning Ordinance and 9.62 of the Municipal Code, for a Tentative Tract Map to allow a one lot condominium map for the conversion of 129 existing apartment units to 129 condominium units, located at 2500 East Palm Canyon Drive, Zone R3; and WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to consider Applicant's application for Tentative Tract Map 33035 was given in accordance with applicable law; and WHEREAS, on September 28, 2005, a public hearing on the project was held by the Planning Commission which recommended approval (7-0) to the City Council; and WHEREAS, on November 16, 2005 and January 4, 2006 a public hearing on the project was held by the City Council in accordance with applicable law; and WHEREAS, 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 AS FOLLOWS: SECTION 1. Pursuant to the California Environmental Quality Act, the City Council finds that Tentative Tract Map 33035 is Categorically Exempt from the provisions of CEQA in conformance with Section 15301 (Existing Facilities) of the State CEQA Guidelines. SECTION 2. Pursuant to the Palm Springs Municipal Code Section 9.60, the City Council finds that, with the incorporation of those conditions attached in Exhibit A: a. The use applied for at the location set forth in the application is not one for which a subdivision is authorized by the General Plan, because the proposed Tentative Tract Map would convert an existing rental property into ownership housing units which would reduce the supply Resolution No. Page 2 of rental units in the City of Palm Springs and therefore not meet Goal 4C of the Palm Springs Housing Element: `To provide a variety of housing types to meet the diversity of housing needs throughout the City's residential neighborhoods". SECTION 3. The City Council of the City of Palm Springs hereby denies Tentative Tract Map 33035 to create a one lot condominium map on approximately 6.58 acres to convert 129 apartment units to 129 condominium units, subject to the Conditions attached as Exhibit A. ADOPTED THIS 181h day of January, 2006. David H. Ready, City Manager ATTEST: James Thompson, City Clerk Resolution No. Page 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 A��Y A LM SA4 iy u � cA`'FgoRN`P CITY COUNCIL STAFF REPORT PUBLIC MEETING OF JANUARY 4, 2006 Continued Public Hearing on TTM 33035, Application by Mountain Meadows Associates, for a Tentative Tract Map to Create a One Lot Condominium Map for the Conversion of 129 Existing Apartment Units to 129 Condominium Units, Located at 2500 East Palm Canyon Drive, Zone R-3, Section 24, APN 502-310-054 and 502-310-055. From: David H. Ready, City Manager By: Craig A. Ewing, Director of Planning Services BACKGROUND: On November 16, 2005, the City Council continued the above project to its meeting of January 4, 2006 and directed staff to provide additional information on the proposal to convert 129 rental apartments to condominium ownership. This memo is prepared in response to Council direction and addresses the City's latest Housing Element's policies regarding the request. A public hearing is required. DISCUSSION: The conversion of apartment units to condominium ownership does not affect the overall supply of housing, but does alter its character. Specifically, it affects the mix of units, reducing the rental stock and increasing the owner stock. Rental units are often the only source of housing for those in lower and moderate income groups, such as young newly- forming households and seniors. The loss of rental units — even when those units remain in the total housing inventory — can reduce the ability lower and moderate income households to secure housing they can afford. The gain in ownership units — if they are priced at affordable levels — may expand the ability of some of these same households to buy a home. In order to determine if these are significant concerns for this project, staff reviewed the 2003 Housing Element for policy direction on the conversion of rental units. os% City Council Staff Report January 4, 2006 Case 5.1056, TTM 33035 (Supplemental Memo) Page 2 of 3 The 2003 Housing Element is the latest review of housing conditions and housing policies undertaken by the City of Palm Springs.' The Element provides a look at the characteristics of the City's housing, including the status and income of residents. Staff notes that since the Element was prepared, the 2000 Census data was conducted, which provides a more current look at Palm Spring's housing characteristics, as follows: 1. Tenure. The City is primarily composed of homeowners — sixty-one percent (60.7%) of all households are owners, and 39.3% are renters; this ratio has increased only slightly from the 1990 census. The owner / renter ratio in Riverside County was 68.8 / 31.2, making Palm Springs a slightly more rental-oriented community than the County as a whole. 2. Household Size. Renters tend to be smaller households — seventy-four percent (74.0%) of renters are one- or two-person households (owner households also tend to be small, as 80.9% are one- or two-person). However, larger renter households are identified as a "special needs group" who often have difficulty finding larger rental units (three or more bedrooms). 3. Household Income. Renters tend to be lower income households — the average income of renters in 2000 was $24,176; the average income of owners was $46,254. 4. Rents. Rental rates in 2000 varied from less than $100 per month to more than $2,000 — 36.4% ranged between $450 and 600 per month. These rents have likely increased since the year 2000 — the subject apartment project reports monthly rents ranging from $972 to 1,095. 5. Overpayment. A large number of year-round renters (47.5%) spend a significant portion of their household income (thirty percent or more) on rent. This is a greater problem for lower income groups as 83.3% of households having annual incomes $20,000 or less spend at least 30% of their income on rent. 6. Time-in-place. Most renters move within five years — eighty percent (80.4%) moved into their current unit between 1995 and 2000 (among owners, 42.4% moved within the last five years). 7. Race. Renters and owners are both likely to be European descendent, but other races are more likely to be found among renters — twenty-two (21.6%) of renters and 9.4% of owners are non-white. These characteristics tend to be shared with other cities in Riverside County and reflect the tendencies among renters and homeowners statewide. While it cannot be determined from this information what impact might occur from the conversion of housing units from rental to ownership, it can be inferred that lower income households who rent will have a marginally more difficult time securing housing when the supply of rental housing is reduced. Staff notes that a new Housing Element is under development and is expected to be completed within the overall General Plan update in about one year. The Housing Element is one of the required chapters of the City General Plan and is deemed by State law to have the same legal status as the Land Use, Circulation and other Elements. City Council Staff Report January 4, 2006 Case 5.1056, TTM 33035 (Supplemental Memo) Page 3 of 3 In reviewing the 2003 Element, staff could find no objectives or policies that specifically addressed the conversion of rental units. The Housing Element does state that, "Despite the relatively affordable housing stock in the City, there is an inadequate supply of affordable housing for very low-income and large families." Staff notes that units in the subject development — "Desert Flower Apartments" — are market-rate units and that they are one- and two-bedroom units. Since very low-income households cannot typically afford market-rate units, and large families need units of three bedrooms or more, the Desert Flower apartments currently do not appear to serve either very low-income or large families. Consequently, the conversion of these units to ownership would not reduce the inventory needed to serve these households. Finally, the Element addresses the potential loss of "assisted units" at risk of conversion to market rate. "Assisted units" are those which receive subsidies or mortgage prepayments, or which have affordability restrictions. Staff notes that the subject project was listed in the 2003 Housing Element's "Inventory of Assisted Units" because it received mortgage revenue bonds and would therefore have affordability restrictions imposed on the units. However, the City's Community and Economic Development Department reports that the bonds have been released on the project and the affordability restrictions no longer apply — the units are now rented at market-rate rents. In the absence of policies directed at the issue of converting rental apartments to ownership, staff cannot conclude that the City has established any direction on the issue. Consequently, we continue to recommend the proposed conversion, as described in the staff report of November 16, 2005. FISCAL IMPACT: G No direct fiscal impact will result from the proposed conversion. It is anticipated that conversion will result in increased property taxes over time, but the actual amount is unknown. *61V.Yking, A)p Thomas Wilso Diretterof Plam4rh Services Assistant City Manager, Dev't Svcs David H. Ready City Manager Attachments: 1. City Council Staff Report, November 16, 2005 and related exhibits 11 FPALMSA . City of Palm Springs V to Office of the City Clerk * �Po Eo'a * 3200 E.Taliquitz Canyon Way • Palm Springs, California 92262 C, maonn� �P Tel. (760) 323-8204 • Fax: (760) 322-8332 • Web: www.ci.palm-sprrngs.ca.us OR� NOTICE OF CONTINUANCE NOTICE IS HEREBY GIVEN that the regular meeting of November 16, 2005, Public Hearing Item No. 1.13 TTM 33035, APPLICATION BY MOUNTAIN MEADOWS ASSOCIATES, FOR A TENTATIVE TRACT MAP TO CREATE A ONE LOT, CONDOMINIUM MAP FOR THE CONVERSION OF 129 EXISTING APARTMENT UNITS TO 129 CONDOMINIUM UNITS, LOCATED AT 2500 EAST PALM CANYON DRIVE, ZONE R-3, SECTION 24, APN 502-310-054 AND 502-310-055: Motion by Councilmember Mills, seconded by Councilmember Pougnet, and carried by a roll call vote the public hearing was continued to January 4, 2006. I, James Thompson, City Clerk of the City of Palm Springs, California, certify this Notice of Continuance was posted at or before 5:30 p.m., November 17, 2005, as required by established policies and procedures. JAMES THOMPSON City Clerk H:\USERS\C-CLK\Hearing Notices\NOTICE OF CONT-11-16-05.doc Post Office Box 2743 • Palm Springs, California 92263-2743 O�C ALAI SAR tRt V N �r t aRIOE,EP E^'� R CITY COUNCIL STAFF REPORT PUBLIC HEARING MEETING OF NOVEMBER 16, 2005 Application I.D.: Case No. TTM 33035 Application Type: Tentative Parcel Map Location: 2500 East Palm Canyon Drive Applicant: Mountain Meadows Associates APN: 503-310-054 and 503-310-055 Zoning: Zone R-3, Multiple-Family Residential General Plan Designation: H43121, High Density Environmental Determination: Categorically Exempt, Section 15303 Existing Facilities From: David H. Ready, City Manager By: Craig A. Ewing, Director of Planning Services PROJECT DESCRIPTION Mountain Meadows Associates has filed and application with the City pursuant to the General Plan process, Section 92.04.00 and Section 94.05.03 of the Zoning Ordinance and 9.62 of the Municipal Code, for a Tentative Tract Map to allow a one lot, condominium map for the conversion of 129 existing apartments unity to a 129 condominiums units, located at 2500 East Palm Canyon Drive, Zone R3. City Council Staff Report (November 16, 2005) -- Page 2 TTM33035 CITY COUNCIL RECOMMENDATION 1. Adopt Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS APPROVING CASE NO. Case TTM33035 -TTM 33035 APPLICATION BY MOUNTAIN MEADOWS ASSOCIATES FOR A TENTATIVE TRACT MAP TO CREATE A ONE LOT, CONDOMINIUM MAP FOR THE CONVERSION OF THE 129 EXISTING APARTMENTS UNITS TO 129 CONDOMINIUMS UNITS, LOCATED AT 2500 EAST PALM CANYON DRIVE, ZONE R-3, SECTION 24, APN 502-310-054 AND 502-310-055." 2. Order filing of the Notice of Exemption, pursuant to California Environmental Quality Act(CEQA), Section 15301 Exiting Facilities, regarding the Class 1 Categorical Exemption for this project. PRIOR ACTIONS On June 22, 2005, the Planning Commission met and voted to deny Case TTM33035. The Planning Commission was concerned with the loss of rental stock within the City. The Case was reconsidered by the Planning Commission on September 28, 2005. The Planning Commission recommends to the City Council approval of the TTM 33035. ANALYSIS The project is described in detail in the attached Planning Commission staff report. The request is to convert 129 existing multi-family units for rental to ownership through the establishment of a condominium tract map. No new construction is proposed. In reviewing the request, staff and the Commission considered General Plan policy 3.0 states the City shall "provide an adequate supply of rental housing'. The General Plan does not define what "adequate" is nor does the General Plan supply guidelines to follow for the "adequate supply of rental housing". Staff notes that the City is anticipating approximately 2,000 new permanent housing and approximately 70 new rental housing. In 1980 there was approximately 58.3% owners and 41.7% renters (General Plan page 1-98). In 1986 there was approximately 58.6% owners and 41.4% renters (General Plan page 1-98). There is a shortage of housing in the City (General Plan page 1-84); however, the proposed Tentative Tract Map will not reduce or increase the overall amount of housing available. The map will reduce the number of rental units and increase the number of permanent housing by 129 units.. In its reconsideration of this request on September 28, 2005, the Planning Commission concluded that the project conformed to the General Plan, City Council Staff Report (November 16, 2005) -- Page 3 TTM33035 In July and August, the applicant met with the existing tenants on the property and explained why they seek to convert the units to condominiums. FISCAL IMPACT: No Fiscal Impact Cra' wi ICP Direror of PI mg Services Thomas Wilson, Assistant City M nager David H. Ready, City Marge Attachments: 1. Vicinity Map 2. Planning Commission Staff report September 28, 2005 3. Planning Commission Staff report June 22, 2005 4. Draft Resolution and Conditions of Approval Department of Planning Services N P Vicinity Map VvE S -H SANTA YNEZ WY p o O Z µt � Gb LbN DR1NA'lNY O d d � a w EL CHORRO WY p ALONDRA �7 fTl r 'l SO E PALM CANYON DR .Tl (X W d n Q •I Legend t ® SITE \\_ 1=400_Radius SAN DCLIFF RD CITY OF PALM SPRINGS CASE NO.: TTM 33035 DESCRIPTION: Application by Mountain Meadows Tentative Tract Map 33035 Associates for a Tentative Tract Map to create a one lot, condominium map for the conversion of the 129 APPLICANT: Mountain Meadows Associates existing apartment units to 129 condominium units, located at 2500 East Palm Canyon Drive, Zone R-3, Section 24, APN 502310054 and 502310055, DATE: SEPTEMBER 28, 2005 TO: PLANNING COMMISSION FROM: DIRECTOR OF PLANNING SERVICES CASE TTM33035 — TTM33035 - APPLICATION BY MOUNTAIN MEADOWS ASSOCIATES FOR A TENTATIVE TRACT MAP TO CREATE A ONE LOT, CONDOMINIUM MAP FOR THE CONVERSION OF THE 129 EXISTING APARTMENTS UNITS TO 129 CONDOMINIUMS UNITS, LOCATED AT 2500 EAST PALM CANYON DRIVE, ZONE R-3, SECTION 24, APN 502310054 AND 502310055. RECOMMENDATION: That the Planning Commission reconsider the decision at the June 22, 2005 meeting and recommend approval to the City Council of Tentative Tract Map 33035 for the creation of a one lot, condominium map on approximately 6.58 acres, at 2500 East Palm Canyon Drive, Zone R-3, Section 24, APN 502310054 and 502310055. SUMMARY: Case TTM33035 is before the Planning Commission for reconsideration of their June 22, 2005 decision or a Resolution recommending denial to the City Council. On June 22, 2005, the Planning Commission met and voted to deny Case TTM33035. The Planning Commission was concerned with the loss of rental stock within the City. The General Plan policy 3.0 states the City shall "provide an adequate supply of rental housing". The General Plan does not define what "adequate° is nor does the General Plan supply guidelines to follow for the "adequate supply of rental housing". ANALYSIS: The Subdivision Map Act in section 66427 Defines "A map of a condominium project, a community apartment project, or of the conversion of five or more existing dwelling units to a stock cooperative project need not show the buildings or the manner in which the buildings or the airspace above the property shown on the map are to be divided, nor shall the governing body have the right to refuse approval of a parcel, tentative, or final map of the project on account of design or location of buildings on the property shown on the map not violative of local ordinances or on account of the manner in which airspace is to be divided in conveying the condominium. Fees and lot design requirements shall be computed and imposed with respect to those maps on the basis of parcels or lots of the surface of the land shown thereon as included in the project. Nothing herein shall be deemed to limit the power of the legislative body to regulate the design or location of buildings in such a project by or pursuant to local ordinances. The applicant met with the existing tenant on the property and explained the why they are going to condominium. The City is anticipating approximately 2,000 new permanent housing and approximately 70 new rental housing. In 1980 there was approximately 58.3% owners and 41.7% renters (General Plan page 1-98). In 1986 there was approximately 58.6% owners and 41.4% renters (General Plan page I-98). There is a shortage of housing in the City (General Plan page 1-84) and the proposed Tentative Tract Map will not reduce or increase the overall amount of housing available. The map will reduce the number of rental units and increase the number of permanent housing by 129 units. The General Plan policy 3.0 states the City shall "provide an adequate supply of rental housing". The General Plan does not define what "adequate" is nor does the General Plan supply guidelines to follow for the "adequate supply of rental housing". The Planning Commission can find the proposed Tentative Tract Map is consistent with the General Plan with Conditions of Approval. ENVIRONMENTAL ANALYSIS: This project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per Section 15301 (Existing Facilities). The proposed Tentative Tract Map meets the conditions outlined for existing facilities. A public hearing notice was published in the Desert Sun newspaper. A public hearing notice was sent out to the neighboring properties within a four hundred foot (400') radius. Staff has not received any written correspondences and/or phone calls at the time this staff report was written. ATTACHMENTS 1. Vicinity Map 2. Draft Resolution— recommending approval to City Council 3. Draft Conditions of Approval 4. Copy of June 22, 2005 Planning Commission staff report Diepartment of Planning Services N F� I Vicinity Map WE S SAN TA YN EZ V7r!' p � z W a GFJL ON DRINA VVl' M Q a EL C:N CRRO 1NY � ALON�RA VVY � rn q E PALM CANYON 6R _ 0 0 � W a n m Legend i SITE �500. R.Clius SANDCLIFF RID � I — rT1 CITY OF PALM SPRINGS CASE NO.: TTM33035 DESCRIPTION: Application by Mountain Meadows TENTATIVE TRACT MAP 33035 Associates for a Tentative Tract Map to create a one lot, condominium map for the convertion of the 129 APPLICANT: Mountain Meadows Associates existing apartments units to 129 condominiums units, Located at 2500 East Palm Canyon Drive, Zone R-3, Section 24, APN 502310054 and 502310055. DATE: JUNE 22, 2005 TO: PLANNING COMMISSION FROM: DIRECTOR OF PLANNING SERVICES CASE TTM33035 - TTM - APPLICATION BY MOUNTAIN MEADOWS ASSOCIATES FOR A TENTATIVE TRACT MAP TO CREATE A ONE LOT, CONDOMINIUM MAP FOR THE CONVERSION OF THE 129 EXISTING APARTMENTS UNITS TO 129 CONDOMINIUMS UNITS, LOCATED AT 2500 EAST PALM CANYON DRIVE, ZONE R-3, SECTION 24, APN 502310054 AND 502310055. RECOMMENDATION: That the Planning Commission recommend approval to the City Council of Tentative Tract Map 33035 for the creation of a one lot, condominium map on approximately 6.58 acres, at 2500 East Palm Canyon Drive, Zone R-3, Section 24, APN 502310054 and 502310055. BACKGROUND: The application would allow the conversion of 129 apartment units into condominiums. Approved in 1984 as a Major Architectural project, the existing structures are legal, nonconforming structures. The following table shows the existing conditions: Existing Conditions Lot Area 286,624 square feet Lot Width 400 Feet (west property line) !419 feet(east property line) Lot Depth 589 Feet (north property line) / 599 Feet (south property line) Density 129 units Building Height 25 Feet 2 story 15 Feet maximum at 58 feet to 191 feet from R-1 Zone 25 feet at 255 feet from R-1 Zone Garage setback 220 Feet Front Yard 25 Feet to 30 Feet Side Yard 15 Feet(one-story) (north property line) East Palm Canyon 121 Feet to 126 Feet to centerline (no parking in setback) Drive Setback Rear Yard Setback 10 Feet to 15 Feet (two-story) (existing 6 foot wall) ulk� l Building Distance 15 Feet to 28 Feet 30 Feet Parking 219 parking spaces (with 129 covered Open space 56% Per Section 94.05.03 of the Zoning Ordinance, legal nonconforming structures shall be permitted to continue provided that any addition, alteration or enlargement thereto shall comply with all provisions of the zone. Therefore the existing structure, while not conforming to the development standards of the R-3 Zone, are allowed to continue, because no alterations, enlargements or additions are proposed. If in the future alterations, enlargements or additions are proposed shall comply with the provisions of the zone. The subject property is approximately 6.58 acres. The proposed Tentative Tract Map will create a one lot condominium map with 129 residential condominium units. The proposal will allow the conversion of rental apartments into for sale condominiums. Surrounding General Plan Designations, Zoning, and Land Uses: General Zonin Land Uses Plan g North L4 R-1-C Single-Family Residential Sout H43/21 R-3 Single-Family Residential, Multiple-Family h Residential East H43/21 R-3 Multiple-Family Residential West H43/21 R-3 Single-Family Residential, Multiple-Family Residential ANALYSIS: The subject property is designated H43/21 (High Density Residential) which allows residential developments with a maximum of 21 dwelling units per acre. The General Plan allows for a density of 138 dwelling units and 129 are proposed. The objective of the General Plan for the H43121 designation is to develop multiple-family apartments and similar permanent housing. The proposed subdivision will allow for the conversion of the existing apartment building to residential condominiums (permanent housing) while maintaining the 56% open space, therefore the proposed subdivision is consistent with the General Plan. I The subject property is zoned R-3 (Multiple-Family Residential and Hotel) and is intended to provide for the development of high density apartments, hotels and similar permanent and resort housing. The proposed Tentative Tract Map will create permanent housing for the City by converting the rental units to for-sale units. Therefore the proposed Tentative Tract Map is consistent with the Zoning Ordinance. The following table contrasts the R-3 Zoning Ordinance Development Standards to the existing conditions: Required Existing Development Lot Area 20,000 square feet 286,624 square feet Lot Width 170 Feet 400 feet(west property line) 419 feet east property line) Lot Depth 165 Feet 589 Feet (North property line) 599 Feet South property line Density 144 Units 129 units (1 unit per 2,000 square feet) (89.58% of allowed density) Building 24 Feet maximum (2 story) 25 Feet (2 story)* Height 15 Feet 15 Feet maximum at 58 feet to (All structures within 200 feet 191 feet from R-1 Zone of R-1 Zone property line) 25 feet at 255 feet from R-1 Zone Garage/Carpo 25 Feet 220 Feet rt set back Front Yard 30 Feet 25 to 30 Feet* Side Yard 12 Feet minimum or equal to 15 Feet height (one-story) (North property line) East Palm 125 Feet from centerline 121 to 126 Feet to centerline Canyon Drive (No parking is proposed in set Set Back back)* Rear Yard Set 12 Feet minimum or equal to 10 to 15 Feet Back height (two-story) (existing 6 foot wall)* Building 15 Feet 15 Feet to 28 Feet Distance 30 Feet for interior courtyard 30 Feet Parking 218.5 total parking spaces 219 parking spaces U, �4 JL� (186.25 parking spaces of (with 129 covered) which 129 must be covered) (32.25 guest parking) Open space 45% 56% *nonconforming from the R-3 Zone development standards The existing structures do not conform to the development standards of the R-3 Zone in building height, front yard setback, rear yard setback, and East Palm Canyon Drive setback. However the existing structures are legal, nonconforming structures with no proposed additions or alterations to the nonconforming structures; therefore the nonconforming structures cannot and do not have to conform to the development standards of the R-3 Zone. The proposed project provides sufficient covered parking spaces and parking spaces. However, the proposed project does not provide sufficient handicap parking spaces. Staff is confident that the applicant can comply with all of the parking requirements without substantial changes to the project. As such staff has included Condition of Approval #11 that requires the project to comply with all parking requirements, including handicap parking spaces. Vehicle access is from Farrell Drive. The project is not accessible from East Palm Canyon Drive. Farrell Drive is a fully improved street and the apartments already exist. Apartments and condominiums generate the same amount of traffic therefore, traffic impact will be minimal. Pedestrian access is from Farrell Drive and East Palm Canyon Drive, both streets are fully improved with sidewalks. All access points currently exist and the proposed Tentative Tract Map does not delete or add any access points for pedestrians; therefore pedestrian traffic will be minimal. The structures already exist and the Tentative Tract Map does not propose any changes and/or additions to the existing structures. The subject property is surrounded with a mixture of single-family residences and multiple-family residences. The visual impact of the structures to the surrounding properties already existed; therefore the Tentative Tract Map will have no additional visual impact. ENVIRONMENTAL ANALYSIS: This project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per Section 15301 (Existing Facilities). The proposed Tentative Tract Map meets the conditions outlined for existing facilities. A public hearing notice was published in the Desert Sun newspaper. A public hearing notice was sent out to the neighboring properties within a four hundred foot (400') radius. Staff has not received any written correspondences and/or phone calls at the time this staff report was written. Staff has not received any written correspondences and/or phone calls at the time this staff report was written. NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS TENTATIVE TRACT MAP 33035 MOUNTAIN MEADOWS ASSOCIATES 2500 EAST PALM CANYON DRIVE NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a public hearing at its meeting of November 16, 2005. The City Council meeting begins at 6:00 p.m. in the Council Chamber at City Hall, 3200 East Tahquitz Canyon Way, Palm Springs. The purpose of this hearing is to consider an application by Mountain Meadows Associates for TTM 33035 to allow a Tentative Tract Map to create a one lot, condominium map for the conversion of the 129 existing apartments units to 129 condominiums units. The project is located at 2500 East Palm Canyon Drive, Zone R-3, Section 24. APN: 502-310-054 and 502- 310-055. ENVIRONMENTAL DETERMINATION: An Environmental Assessment has been prepared and will be reviewed by the City Council at the meeting. This project is categorically exempt from environmental review pursuant to Section 15315 (Minor Land Alterations) of the California Environmental Quality Act (CEQA), whereas the proposed Tentative Parcel Map meets [he conditions outlined for Minor Land Alterations. Members of the public may view this document in the Planning Services Department, City Hall, 3200 East Tahquitz Canyon Way, Palm Springs, and submit written comments at, or prior,to the City Council hearing. REVIEW OF PROJECT INFORMATION: The staff report and other supporting documents regarding this matter are available for public review at the City Hall between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. Please contact the Office of the City Clerk at (760) 323-8204 if you would like to schedule an appointment to review these documents. COMMENT ON THIS APPLICATION: Response to this notice may be made verbally at the Public Hearing and/or in writing before the hearing. Written comments can be made to the City Council by letter(for mail or hand delivery)to: James Thompson, City Clerk City of Palm Springs 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 Norm Canchola, Planning Services Department at'(760j 323-8245. Si necesita ayuda con esta carta, porfavor Ilame a la Ciudad de Palm Springs ) (suede hablar con Nadine Fieger telefono (760)323-8245. mes Thompson, City Clerk UFO Department of Planning Services " . Vicinity Mapw4 E SANTA YN EL WY audGOLONDRINA WY EL CHORRO WY p �7 ALONDRA VVY m E PALM CANYON DR i n � 0 m a � A 4 m LLegnd l SITE 55n'_Radius SANDCLIFF RD r-r f. I I I l X-r CITY OF PALM SPRINGS CASE NO.: Tentative Tract Map 33035 DESCRIPTION: Application by Mountain Meadows Associates for a Tentative Tract Map to create a one APPLICANT: Mountain Meadows Associates lot, condominium map for the conversion of the 129 existing apartments units to 129 condominiums units, located at 2500 East Palm Canyon Drive, Zone R-3, Section 24,APN 502310054 and 502310055, r �ppLM S�Q City of Palm Springs v Office of the City Cleric * % * 3200 L.Tah m W tz Canyon a Palm S nn s California 92262 C � ORATEO A,`P Tel:(760)323-8209 • Pax'(760)322-5332 o Web.WWw.ci.Palm-5pr1ng5.Ca.us gtrFmRN AFFIDAVIT OF MAILING NOTICES I, the undersigned City Clerk of the City of Palm Springs, California, do hereby certify that a copy of the Notice of Public Hearing to consider an application by Mountain Meadows Associates for TTM 33035 to allow a Tentative Tract Map to create a one lot, condominium map for the conversion of the 129 existing apartments units to 129 condominiums units. The project is located at 2500 East Palm Canyon Drive, Zone R-3, Section 24. APN: 502-310-054 and 502-310- 055, on November 16, 2005. A copy of said notice was mailed to each and every person set forth on the attached list on the 3'd day of November, 2005, in a sealed envelope, with postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California. (219 notices mailed) I declare under penalty of perjury that the foregoing is true and correct. Dated at Palm Springs, California, this 3`d day of November, 2005. / AMESTHOMPSON City Clerk ( lkdh H:\USERS\C-CLK\Hearing Notices\AfBdavll-Mountain Meadows Post Office Box 2743 0 Palm Springs, California 92263-2743 502-431-017 502A32-0I5 USA BIA USA BIA 2350 VIA SONOMA#B PALM SPRINGS,CA 92264 502-432-041 USA BIA 502-432-023 USA BIA 502-431-025 USA BIA 2462 VIA SONOMA#F PALM SPRINGS, CA 92264 502.432-012 USA BIA 502-432-022 USA BIA ,r NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS TENTATIVE TRACT MAP 33035 MOUNTAIN MEADOWS ASSOCIATES 2500 EAST PALM CANYON DRIVE NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a public hearing at its meeting of November 16, 2005. The City Council meeting begins at 6:00 p.m. in the Council Chamber at City Hall, 3200 East Tahquitz Canyon Way, Palm Springs. The purpose of this hearing is to consider an application by Mountain Meadows Associates for TTM 33035 to allow a Tentative Tract Map to create a one lot, condominium map for the conversion of the 129 existing apartments units to 129 condominiums units. The project is located at 2500 East Palm Canyon Drive, Zone R-3, Section 24. APN: 502-310-054 and 502- 310-055. ENVIRONMENTAL DETERMINATION: An Environmental Assessment has been prepared and will be reviewed by the City Council at the meeting. This project is categorically exempt from environmental review pursuant to Section 15315 (Minor Land Alterations) of the California Environmental Quality Act (CEQA), whereas the proposed Tentative Parcel Map meets the conditions outlined for Minor Land Alterations. Members of the public may view this document in the Planning Services Department, City Hall, 3200 East Tahquitz Canyon Way, Palm Springs, and submit written comments at, or prior, to the City Council hearing. REVIEW OF PROJECT INFORMATION: The staff report and other supporting documents regarding this matter are available for public review at the City Hall between the hours of 8:00 a.m, and 5:00 p.m. Monday through Friday. Please contact the Office of the City Clerk at (760) 323-8204 if you would like to schedule an appointment to review these documents. COMMENT ON THIS APPLICATION: Response to this notice may be made verbally at the Public Hearing and/or in writing before the hearing. Written comments can be made to the City Council by letter(for mail or hand delivery)to: James Thompson, City Clerk City of Palm Springs 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 Cleric at, or prior, to the public hearing. (Government Code Section 65009[b][21). An opportunity will be given at said hearing for all interested persons to be heard. Questions regarding this case may be directed to Norm Canchola, Planning Services Department at (760) 323-8245. Si necesita ayuda con esta carta, porfavor Ilame a la Ciudad de Palm Springs y puede hablar con Nadine Fieger telefono (760)323-8245. mes Thompson, City Clerk i )0,7 71) lei r �1 I r .., �.. �1 UD PROOF OF PUBLICATION Th is is spac,01W onl;yClcks Filing sump (2015.5.C.C.P) No.4114 -- -'- NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS - TENTATIVE TRACT MAP 23035 MOUNT2500 EAIST PALMOCANYONO WS S DRIVE STATE OR CALIFORNIA NOTICE IS HEREBY GIVEN that the City Council i Count Of Riverside of the City of Palm Sprngs,California,will hold a y ppublic hearinv, at Its meeting of November 16, t 2005 The Ci y Council meeting begins at 6;00 v M. in the Council Chamber at City Hall, 3200 Last Tahqullz Canyon Way, Palm Springs The purpose of this hearing is to consider an so- 0cation by Mountain Meadows Associates for M 33035 to allow a Tentative Tract Map to cre- ate a one lot,condominium map for the corver- 1 sian of the 129 existing apartments units to 129 1 1 am a citizen of the United States and a resident of condominiums units. l he protect is located at 2500 East Palm Canyyon Drive,IZone R-3,Section the County aforesaid;I am over the age of eighteen 24.APN:502.310-054 and 502-310-055. years,and not a party to or interested in the i above-entitled matter,I am the principal clerk of a ;„„�Mg•�•�-ice•- -. printer of the,DESERT SUN PUBLISHING COMPANY a newspaper of general circulation, r_ :•' q .J printed and published in the city of Palm Springs, .l r-� I'��• i County of Riverside,and which newspaper has been •' )' ' �r V I ,l. j adjudged a newspaper of general circulation by the `'•I' :^"" t Superior Court of the County of Riverside,State of California under the date of March 24,1988.Case _ Number 191236;that the notice,of which the annexed is a printed copy(set in type not smaller f than non pariel,has been published in each regular f3:`,•-I�I ----=- -. _ and entire issue of said newspaper and not in any supplement thereof on the following dates,to wit: "`"""""-' vms:•t's:_M:1 November 5ie,2005 l ENVIRONMENTAL DETERMINATION:An firi- rono lel Assessment has been prepared and will be reviewed by the CIN Counall at the meet- _—__________.....-_�.,...—...___--_.-_-�__---_.—_ lug.This proJoct'is categorically early exempt from en- vironmental review pursuant to Section 15315 tMlnai Land Al eratlors voan- of the California En -____—••__,__—„-___—,•-__--_______________ mental Quality Act(CE�A).whereas the proposed All in the year -- Tentative Pareel Map meets the scrod and out- lined far Minor Land Alterations. Members of the gpubllc mayy view this document in the Planning Services Department City Hall,3200 East Tah- qultz Canyon Way, balm Sprint a, and submit I certify(or declare)under penalty of perjury that the written comments at,or prior,to the City Council foregoing is true and correct. hearing. REVIEW OF PROJECT INFORMATION:The staff report and other suppporting documents regarding Dated nt Palm Springs,California this----50r,--day this matter are avertable for public review at the City Hall between the hours of a:00 a.m,and 5100 Out Monday througgh Fridayy. Please contact the Office of the City Clerk at (760) 323-3204 if ou of------N vemburl�` ----,2t105 would like to schedule an appointment to lov ew —� these documents. I COMMENT ON THIS APPLICATION: Response f� � o his no[Ica may be made-toverbally at the Public ------•—�— ,,. --------------•--- Hearing and/or in writing before the haarmq.IN 1 Signavt rr J �' ten comments can be made iv the City Council by letter(for mail or hand delivery)to Jam Thompson.City Clerk . 3 es200 E.Tahqullz Carl Way Palm Spnngs, CA 2262 Any challenge of the proposed pro acts court matt be limited a raising only those{is no falser in hri public hearing described a this notice. ty In written correspondence delivered to the Glty Clerk at, or nor,to the npubile heann9. (Govern- �r, men t Code Section fi5009[h[[2]) An opportunity persons o given said hearing for all VVI V interested case be di heard.Questions necrpol , Ina this case may be directed to Norm Ca-82.1a, planning Services Department at(760)323-8245. Si neceslta ayuda con see,carte,porfavor time a la Ciudad do Palm Springps y peers hablar con Nadine Roger telefano(760)323-0245. 1 James Thompson,City Clark Published:Nov 5,2005 QQp�M SA�` -�r�, City of balm Springs V to I * Office nyon of the Palm Clerk 3200 E.Tali ui[z Canyon WayPalm Springs,California 92262 <' aroee,co �P Tel:(760)323-8204 - Fax:(760)322-8332 ' eb:w w.n palm-springs.ca.us p�/F0 RN November 3, 2005 Ms. Claudia Salgado Bureau of Indian Affairs 901 E. Tahquitz Canyon Way Palm Springs, CA 92262 Dear Ms, Salgado: RE: City Council Meeting—November 16, 2005 Tentative Tract Map 33035—Mountain Meadows Associates 2500 E. Palm Canyon Drive The City Council of the City of Palm Springs will be conducting a public hearing relating to the above referenced subject on November 16, 2005. Attached are seven copies of the public hearing notice to be forwarded to the appropriate Indian landowner(s)within the 400 ft. radius of the project location. The parcels of Indian owned land within the 400 ft. radius of the project are listed below: 502-431-017 502-431-025 502-432-015 502-432-012 502-432-041 502-432-022 502-432-023 Please feel free to contact me iF there are any questions or concerns, 323-8206. Sincerely, Kathie Hart, CIVIC Chief Deputy City Clerk 1kdh NdUSERSIOCLK vdng NchceeAPWNc Nearing NWices to NIA•wwlatn Meadam Attachment: Public Hearing Notice (7 copies) Post Office Box 2743 0 Palm Springs, California 92263-2743