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CITY COUNCIL STAFF REPORT
DATE: March 19, 2008 CONSENT CALENDAR
SUBJECT: REQUEST BY DEBORAH VAN HUIS OF SUNCAL COMPANIES FOR A
ONE-YEAR TIME. EXTENSION FROM MAY 5, 2008 TO MAY 4, 2009
FOR TENTATIVE TRACT MAP 31848, A PREVIOUSLY APPROVED
SUBDIVISION OF 309 ACRES TO CONSTRUCT 1,239 SINGLE-FAMILY
AND MULTI-FAMILY UNITS, GOLF COURSE, CLUBHOUSE, POOL,
SPA, TENNIS COURTS, AND A PARK LOCATED AT NORTH AVENIDA
CABALLEROS AND SAN RAFAEL DRIVE, ZONE PD 290, SECTION 35.
FROM: David H. Ready, City Manager
BY: Planning Services Department
SUMMARY
Deborah Van Huis of SunCal Companies has requested for a one-year time extension
from May 5, 2008 to May 5, 2009 for Tentative Tract Map 31848 located at North
Avenida Caballeros and San Rafael Drive.
RECOMMENDATION
1, Adopt Resolution No. , "A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING A ONE-YEAR TIME
EXTENSION MAY 5, 2008 TO MAY ' , 2009 FOR CASE NO. TTM 31848, A
PREVIOUSLY APPROVED SUBDIVISION OF 309 ACRES TO CONSTRUCT 1,239
SINGLE-FAMILY AND MULTI-FAMILY UNITS, GOLF COURSE, CLUBHOUSE, POOL,
SPA, TENNIS COURTS, AND A PARK LOCATED AT NORTH AVENIDA
CABALLEROS AND SAN RAFAEL DRIVE, ZONE PD 290, SECTION 35.
BACKGROUND
On May 5, 2004, Tentative Tract Map 31848 and PD 290 were approved by the City
Council. The PD was approved in-lieu of a change of zone from R-1-C to PD to allow
the creation of a multi-family and single-family residential development.
ITEM NO. jkQ
City Council Staff Report March 19, 2008
TTM 31848 Time Extension Page 2 of 3
On May 17, 2006, the TTM and PD were approved for a one year time extension.
On April 18, 2007, the City Council voted to approve another one-year time extension to
May 5, 2008.
On March 12, 2008, the Planning Commission voted to recommend to the City Council
approval of another one-year time extension for TTM 31848 to expire on May 9, 2009.
ANALYSIS
The applicant submitted a request for a one-year time extension for TTM 31848 on
February 22, 2008, and prior to the expiration date of the map. The City Council may
extend the map for a maximum of one year pursuant to Chapter 9.63.110 of the
Municipal Code.
According to the letter of request received February 22, 2008, the reason for the time
extension request is due to the downturn in the residential market.
There are no specific findings for time extension of the map. In reviewing the request,
staff considered if the following circumstances have changed such that the map's
approval might need reconsideration:
• The project's overall plan and lot configuration,
• The uses and development of the surrounding area, and
• The applicable policies of the General Plan, zoning ordinance and other
regulations.
Staff has reviewed the project, surrounding area and underlying zoning regulations and
determined that no significant changes have occurred that would suggest that the
project is no longer in keeping with the neighborhood or the City's development policies.
Based on this information, staff believes that the applicant has demonstrated good
cause for seeking a time extension for the map.
ENVIRONMENTAL ASSESSMENT
A Mitigated Negative Declaration was previously adopted by City Council on May 5,
2004. Pursuant to Section 15152 of the California Environmental Quality Act (CEQA)
Guidelines, the preparation of a Subsequent Negative Declaration, Addendum Negative
Declaration, or further documentation is not necessary because the changed
circumstances of the project will not result in any new significant environmental effects
or a substantial increase in the severity of previously identified significant effects. These
changes could not result in any new environmental impacts beyond those already
assessed in the adopted mitigated negative declaration
0000 -2
City Council Staff Report March 10, 2008
TTM 31848 Time Extension Page 3 of 3
NOTIFICATION
Requests for time extensions do not require public notice.
FISCAL IMPACT
No fiscal impact.
a' A Ewing, P Thomas J. Wilson
Dir or of PI ni g Services Assistant City M nager
David H. Ready
City Manager
ATTACHMENTS
1. Vicinity Map
2, Draft Resolution
3. Planning Commission Staff Report & Resolution
4. Letter of Request
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CITY OF PALM SPRINGS
CASE NO.: TTM 31848 Time Extension DESCRIPTION: Application by SunCal
Communities for a one-year time
APPLICANT: Deborah Van Huis for SunCal extension of TTM 31848 located at
Companies Avenida Caballeros and San Rafael Road,
Zoned PD-290, Section 35.
0000104
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING A ONE-
YEAR TIME EXTENSION MAY 5, 2008 TO MAY 4, 2009
FOR CASE NO. TTM 31848, A PREVIOUSLY APPROVED
SUBDIVISION OF 309 ACRES TO CONSTRUCT 1,239
SINGLE-FAMILY AND MULTI-FAMILY UNITS, GOLF
COURSE, CLUBHOUSE, POOL, SPA, TENNIS COURTS,
AND A PARK LOCATED AT NORTH AVENIDA
CABALLEROS AND SAN RAFAEL DRIVE, ZONE P❑ 290,
SECTION 35.
WHEREAS, Deborah Van Huis of SunCal Companies has requested for a one-year
time extension from May 5, 2008 to May 4, 2009 for Tentative Tract Map 31848 located
at North Avenida Caballeros and San Rafael Drive.
WHEREAS, on March 12, 2008, the Planning Commission held a public meeting and
voted to recommend that the City Council approve a one-year time extension from May
5, 2008 to May 5, 2009; and
WHEREAS, on March 19, 2008, the City Council held a public meeting to consider the
applicant's request for a one-year time extension of TTM 31848; and
WHEREAS, the proposed project is considered a "project" pursuant to the terms of the
California Environmental Quality Act (CEQA); 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: The extension request is considered a "project" pursuant to the terms of
the California Environmental Quality Act ("CEQA"), and a Mitigated
Negative Declaration was previously adopted by the City Council on May
5, 2004. Pursuant to Section 15162 of the California Environmental
Quality Act (CEQA) Guidelines, the preparation of a Subsequent Negative
Declaration, Addendum Negative Declaration, or further documentation is
not necessary because the changed circumstances of the project will not
result in any new significant environmental effects or a substantial
increase in the severity of previously identified significant effects. These
changes could not result in any new environmental impacts beyond those
already assessed in the adopted mitigated negative declaration.
000035
Section 2: Approve a one-year time extension from May 5, 2008 to May 4, 2009 for
TTM 31848.
ADOPTED THIS 12th day of March, 2008.
David H. Ready, City Manager
ATTEST:
James Thompson, City Clerk
00009t6
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
OOOO� i
of 4ALM, SA
• F
Planning Commission Staff Report
Date: March 12, 2008
Case No.: 5.0982 / TTM 31848 / PD 290
Type: Tentative Tract Map Time Extension
Location: Avenida Caballeros and San Rafael Drive
APN: fi69-330-016, 041, & -039
Applicant: Deborah Van Huis of SunCal Companies
General Plan: Residential
Zone: PD-290
From: Craig A. Ewing, AICP, Director of Planning Services
Project Planner: Bryan Fernandez, Assistant Planner
PROJECT DESCRIPTION:
Deborah Van Huis of SunCal Companies is requesting for a one-year time extension of
Tentative Tract Map 31848 (TTM 31848) from May 5, 2008 to May 5, 2009- TTM 31848
is a previously approved subdivision of 309 acres into 1,239 single-family and
multifamily lots, golf course, clubhouse, pool, spa, tennis courts, and a park located at
North Avenida Caballeros & San Rafael Drive.
RECOMMENDATION:
That the Planning Commission recommend to the City Council approval of a one-year
time extension for TTM 31848 from May 5, 2008 to May 5, 2009,
0000N
Planning Commission Staff Report March 12,2008
Case TTM 31848 Page 2 of 3
BACKGROUND:
On May 5, 2004, the Tentative Tract Map 31848 and PD-290 were approved by the City
Council. The PD was approved in-lieu of a change of zone from R-1-C to PD to allow
the creation of a multi-family and single-family residential development.
On May 17, 2006, the TTM and PD were approved for a one year time extension.
On April 18, 2007, the City Council voted to approve another one-year time extension to
May 5, 2008.
ANALYSIS:
The applicant submitted the time extension request before the expiration date of the
tentative tract map. According to the applicant, the reason for the time extension
request is due to the downturn in the residential market.
Section 94.03-00(H) of the zoning Code states that extensions of time for a TTM may
be allowed by demonstration of good cause. According to Chapter 9-63.110 of the
Municipal Code, there are no specific findings or determinations that need to be made
to grant the time extension for the map. The Municipal Code does limit all time
extensions to one-year and that requirement is being carried forward in staff's
recommendation.
Staff has reviewed the project, surrounding area and underlying zoning regulations and
determined that no significant changes have occurred that would suggest that the
project is no longer in keeping with the neighborhood or the City's development policies.
ENVIRONMENTAL DETERMINATION:
A Mitigated Negative Declaration was previously adopted by City Council on May 5,
2004. Pursuant to Section 15162 of the California Environmental Quality Act (CEQA)
Guidelines, the preparation of a Subsequent Negative Declaration, Addendum Negative
Declaration, or further documentation is not necessary because the changed
circumstances of the project will not result in any new significant environmental effects
or a substantial increase in the severity of previously identified significant effects. These
changes could not result in any new environmental impacts beyond those already
assessed in the adopted mitigated negative declaration
LS
',_B, Fe e � raig A. A CP/ Assist�Planner Director of Planning Services
Planning Commission Staff Report March 12,2008
Case 77M 31848 Page 3 of 3
Attachments:
1. 400' Radius Map
2. Draft Resolution
3. Letter of Request
0000 0
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM SPRINGS, CALIFORNIA
RECOMMENDING TO THE CITY COUNCIL APPROVAL
OF A REQUEST BY DEBORAH VAN HUIS OF SUNCAL
COMPANIES FOR A ONE-YEAR TIME EXTENSION FOR
TENTATIVE TRACT MAP 31848 FROM MAY 5, 2008 TO
MAY 5, 2009 LOCATED AT NORTH AVENIDA
CABALLEROS & SAN RAFAEL DRIVE, ZONED PD 290,
SECTION 35.
WHEREAS, Deborah Van Huis of SunCal Companies ("Applicant") has filed an
application with the City pursuant to Section 9.63.110(b) of the Municipal Code, for a
one-year time extension for the Avalon Tentative Tract Map 31848.
WHEREAS, on March 12, 2008, a public hearing on the application for was held by the
Planning Commission in accordance with applicable law; and
WHEREAS, the proposed project is considered a "project" pursuant to the terms of the
California Environmental Quality Act ("CEQA"), and the Mitigated Negative Declaration
for this Case No. 5.0982 / TTM 31848 / PD 290 was previously approved by the City
Council on May 5, 2004. The preparation of additional environmental documentation is
not necessary because there are no changed circumstances related to the project that
will result in any new significant environment effects or a substantial increase in the
severity of previously identified significant effects.
WHEREAS, the Planning Commission 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 PLANNING COMMISSION HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to the requirements of Section 94.02.00(F), the Planning
Commission finds-
1. The previously approved Mitigated Negative Declaration is the
controlling environmental documentation for this request-
2- The applicant has requested an extension of time in accordance with
the requirements of the City Municipal and Zoning Codes.
3. A demonstration of good cause has been made and that the
Conditions of Approval ensure that the developer will pursue the
project in good faith.
0a00Z
Planning Commission Resolution March 12,2003
TTM 31848 Time Extension Page 2 of 2
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning
Commission hereby recommends approval to City Council a one year time extension of
TTM 31848 from May 5, 2008 to May 5, 2009 subject to those conditions approved on
May 5, 2004.
ADOPTED this 12th day of March, 2008.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
Craig A. Ewing, AICP
Director of Planning Services
000012
rSujaCal k;ompani.es
COACHELLA VALLEY DIVISION
74-130 COUNTRY CLUB DRIVE, SUITE 101
PALM DESERT, CA 92260
MAIN 760 601 3400
FAX 760 601 3437
www SUNCAL.COM
February 20, 2008
VIA EMAIL AND US MAIL: Craig.Ewing@palmsprings-ca�ov
Mr. Craig A. Ewing, A1CP
Director of Planning Services
City of Palm Springs
3200 E. Taliquitz Canyon Way
Palm Springs, California 92263
RE: Palm Springs Village/ "Avalon"
Request for Extension of Approval of Tentative Tract Map 31848
Dear Mr. Ewing:
SunCal Companies respectfully requests a 12-month extension for the Approval of
Tentative Map 3184. Because the current approval does not expire until May 17, 2008,
we believe this is a timely extension application.
As you may recall, SunCal requested, and was granted, a 12-month extension in 2007.
SunCal is still committed to this project; however, since the 2007 extension was granted
the housing market has continued to deteriorate. Additional time is required to address
the downturn in the housing market and other issues that are outside of our control_ We
would appreciate the opportunity to discuss this request with you in person. Russ Allison
and 1 are available to meet with you at your convenience.
We look forward to your response and to continuing to work toward the completion of
this SunCal community located in Palm Springs. Should you have any questions or
require further information please let me know. Thank you for your time and
consideration.
Sincerel ,
Deborah Van Huis
Vice President of Forward Planning
cc: Lauren Dalessio
Russell Allison
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