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Home My WebLink About3/5/2008 - STAFF REPORTS - 2.L. f pPLM$AR iy U N r * RRORgep e' 1 cA`'F°��,P CITY COUNCIL STAFF REPORT DATE: March 5, 2008 CONSENT CALENDAR SUBJECT: REQUEST BY MAX PALEVSKY FOR A ONE-YEAR TIME EXTENSION FOR A PREVIOUSLY APPROVED TENTATIVE TRACT MAP 28668 LOCATED ALONG THE WEST SIDE OF ROSE AVENUE AND CORONADO AVENUE, ZONE R-1-A, SECTION 10 FROM: David H. Ready, City Manager BY: Planning Services Department SUMMARY Max Palevsky, owner, has requested for a one-year time extension from March 16, 2008 to March 16, 2009 for Tentative Tract Map 28668, a previously approved six-lot residential tract map located along the west side of Rose Avenue and Coronado Avenue, Zone R-1-A, Section 10. RECOMMENDATION 1. Adopt Resolution No. , "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING A ONE-YEAR TIME EXTENSION FOR TTM 28668 FROM MARCH 16, 2008 TO MARCH 16, 2009 FOR A SIX-LOT RESIDENTIAL TRACT MAP LOCATED WEST OF ROSE AVENUE AT CORONADO AVENUE, ZONE R-1-A, SECTION 10" BACKGROUND On March 16, 2005, the City Council approved TTM 28668. On April 18, 2007, the City Council voted to approve the one-year time extension request to expire on March 16, 2008. The previously approved tract map is for a six-lot single-family residential subdivision intended for future custom home sites. No plans for homes are being proposed at this I T Eilvi NO.4L-- City Council Staff Report March 5, 2008 TTM 28668 Time Extension Page 2 of 3 time. The subject property is currently vacant and located in a hillside area where development of the six lots will require further architectural review. Table 1: Surrounding land uses, General Plan, Zoning Zoning General Plan Land Use North W-R-3 Mixed Use / Multi Use Vacant &Apartments East W-R 2 and 0-20 Neighborhood/Community Vacant Hillsides Commercial South 0-20 Open Space — Mountain Vacant Hillsides (1du/40 ac) West R-2 and R-1-A-H Open Space — Mountain Single-Family Residence (1 du/40 ac) Neighborhood Community Commercial ANALYSIS The applicant's letter of time extension request dated January 30, 2008 stated that the time extension is necessary due to down housing market and recent change of property owners. If the extension is granted, all final maps would have to be approved no later than March 16, 2009, The City Council may extend the map for a maximum of one year pursuant to Chapter 9.63.110 of the Municipal Code. There are no specific findings for 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, the applicant has demonstrated good cause for seeking an extension. 000002 City Council Staff Report March 5, 2008 TTM 28668 Time Extension Page 3 of 3 ENVIRONMENTAL ASSESSMENT A Mitigated Negative Declaration was previously adopted by the City Council on March 16, 2005. Pursuant to Section 15162 of the California Environmental Quality Act (CEQA) Guidelines, the preparation of a Subsequent Negative Declaration, Addendum Negative Declaration, or further environmental assessment 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. Furthermore, the time extension could not result in any new environmental impacts beyond those already assessed in the adopted mitigated negative declaration. NOTIFICATION Requests for time extensions do not require public notice. FISCAL IMPACT No fiscal impact. g E�ing, PP It Thomas J. W0 on Dire Hof Plan Services Assistant City Manager David H. Ready City Manager ATTACHMENTS 1. Vicinity Map 2. Draft Resolution 3. Planning Commission Staff Report & Resolution 4. Letter of Request 000101 a vnFms ay N Department of Planning Services W r Vicinity Map 1 0 nlirv`�(V� yj,rfr;�r�x� Legend N �� 400 feet IM Site CITY OF PALM SPRINGS CASE NO: TTM 28668 Time Ext. DESCRIPTION: Application for a one-year time extension for TTM 28668, a APPLICANT: Edith Armstrong Toor six-lot subdivision located west of Rose Avenue at Coronado Avenue, Zone R-1-A, Section 10. RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING A ONE- YEAR TIME EXTENSION FOR TTM 28668 FROM MARCH 16, 2008 TO MARCH 16, 2009 FOR A SIX-LOT RESIDENTIAL TRACT MAP LOCATED ALONG THE WEST SIDE OF ROSE AVENUE AND CORONADO AVENUE, ZONE R-1-A, SECTION 10. WHEREAS, Max Palevsky ("Applicant") has filed an application with the City pursuant to Chapter 9.63.110 of the Palm Springs Municipal Code for a one-year time extension to TTM 28668 for a six-lot residential tract map located west of Rose Avenue at Coronado Avenue, Zone R-1-A; and WHEREAS, on February 13, 2008, the Planning Commission held a public meeting and voted to recommend that the City Council approve a one-year time extension for TTM 28668 from March 16, 2008 to March 16, 2009; and WHEREAS, on March 5, 2008, the City Council held a public meeting to consider the applicant's request for a one-year time extension of TTM 28668; 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: A Mitigated Negative Declaration was previously adopted by the City Council on March 16, 2005. Pursuant to Section 15162 of the California Environmental Quality Act (CEQA) Guidelines, the preparation of a Subsequent Negative Declaration, Addendum Negative Declaration, or further environmental assessment 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. Furthermore, the time extension could not result in any new environmental impacts beyond those already assessed in the adopted mitigated negative declaration. 000005 Section 2: Approve a one-year time extension for TTM 28668 from March 15, 2008 to March 15, 2009 for TTM 28668, a previously approved six-lot residential tract map located west of Rose Avenue and Coronado Avenue, Zone R-1- A ADOPTED THIS 5th day of March, 2008. David H. Ready, City Manager ATTEST: James Thompson, City Clerk 00 � 00 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 bF PALM S A� V N * � w � ��•oenrc�,�' C,�(7Fb4N4� Planning Commission Staff Repo Date: February 13, 2008 Case No: TTM 28668 (Time Extension) Type: Tentative Tract Map Time Extension Location: West of Rose Avenue at Coronado Avenue APN: 505-030-007 Applicant: Edith Armstrong Toor General Plan: L2, Low Density Residential Zone: R-1-A, Single Family Residential From: Craig A. Ewing, AICP, Director of Planning Services Project Planner: Bryan Fernandez, Assistant Planner PROJECT DESCRIPTION: The applicant is requesting a one year time extension to the previously approved Tentative Tract Map (TTM) 28668 from March 16, 2008 to March 16, 2009. RECOMMENDATION: That the Planning Commission recommend to the City Council approval of a one-year time extension for TTM 28668, PRIOR ACTIONS: On March 9, 2005, the Planning Commission recommended approval of TTM 28668 to the City Council. On March 16, 2005, the City Council approved TTM 28668. 000038 Planning Commission Staff Report February 13, 2008 Case No. TTM 28668 Time Extension Page 2 of 3 On March 14, 2007, the Planning Commission recommended approval to the City Council a one-year time extension. On April 18, 2007, the City Council voted to approve the one-year time extension request to expire on March 16, 2008, BACKGROUND: The previously approved project is for a six-lot single-family residential subdivision intended for future custom home sites. No plans for homes are being proposed at this time. The subject property is currently vacant and located in a hillside area where development of the six sites will require further architectural review. Table 1: Surrounding General Plan Designations, Zoning, and Land Uses General Plan Zoning Land Uses North Estate Residential R-1-A Single-family residences _0-2.0 du/ac South Estate Residential R-1-A Vacant 0-2.0 du/ac East Estate Residential R-1-C Single-family residences and vacant 0-2.0 du/ac land West Estate Residential 0-20 Vacant 0-2.0 du/ac ANALYSIS: Pursuant to Chapter 9.63.110 of the Palm Springs Municipal Code (PSMC), there are no specific findings or determinations that need to be made to grant the time extension for the map. Chapter 9.63,110(c) of the PSMC limits all map time extensions to twelve months and that requirement is being carried forward in staff's recommendation. The applicant's letter of time extension request is attached for the Commission's review. The applicant has stated that the time extension is necessary due to down housing market and recent change of property owners. If the extension is granted, all final maps would have to be approved no later than March 16, 2009. 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. Planning Commission Starr Report February 13, 2008 Case No. TTM 28668 Time Extension Page 3 of 3 CONCLUSION: The applicant followed all the requirements of Chapter 9.63.110 of the PSMC which regulates tentative tract map time extension. Therefore, staff is recommending approval of a one-year time extension ending on March 16, 2009 of TTM 28668. ENVIRONMENTAL DETERMINATION: A Mitigated Negative Declaration of environmental impact was previously approved by the City Council on March 16, 2005_ Pursuant to Section 15162 of the California Environmental Quality Act (CEQA) Guidelines, the preparation of a Subsequent Negative Declaration, Addendum Negative Declaration, or further environmental assessment 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_ Furthermore, the time extension could not result in any new environmental impacts beyond those already assessed in the adopted mitigated negative declaration. an Fernandez `Assistant Planner Director of Plan;rservices Attachments: 1. 400' Radius Map 2. Draft Resolution 3. Letter of Request l 0915?o RESOLUTION NO. 7106 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA APPROVING A ONE-YEAR TIME EXTENSION FOR CASE NO. TTM 28668, A SIX-LOT SUBDIVISION LOCATED WEST OF ROSE AVENUE AT CORONADO AVENUE, ZONE R-1-A, SECTION 10. WHEREAS, Max Palevsky ("Applicant") has filed an application with the City pursuant to Chapter 9.63.110 of the Palm Springs Municipal Code for a one-year time extension to the previously approved TTM 28668 for the subdivision of Assessor Parcel Number 505-030-007 into six lots; and WHEREAS, on February 13, 2008, a public meeting on the application was held by the Planning Commission in accordance with applicable law, and WHEREAS, a Mitigated Negative Declaration of environmental impact was previously approved by the City Council on March 16, 2005. Pursuant to Section 15162 of the California Environmental Quality Act (CEQA) Guidelines, the preparation of a Subsequent Negative Declaration, Addendum Negative Declaration, or further environmental assessment 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; and 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. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning Commission hereby recommends approval to the City Council a one year time extension for TTM 28668 from March 16, 2008 to March 16, 2009. ADOPTED this 13th day of February, 2008. AYES: 7, Ringlein, Scott, Marantz, Hochanadel, Cohen, Caffery and Conrad NOES: None. ABSENT: None, ABSTAIN: None. ATTEST: CITY OF PALM SPRINGS, CALIFORNIA 4F9i"Awing, AI Dir&&6r of Plan ng ervices 1I PLANNING d CIVIL ENGINLLIZIN(i ■ LAND SURVI'VINO " 1 January 29, 2008 Mr. Edward Robertson Principal Planner City of Palm Springs 3200 East Tahquitz Canyon Way Palm Springs, California 92262 Re: Request for Extension of Time-Tentative Tract Map 28668 Dear Edward: Please consider this request for a one year time extension for Tentative Tract Map 28668. The reason for this request is due to the down housing market and the recent change of property owners. This map was originally approved by the City Council on March 16, 2005 and has received one extension. A check for $1,698.50 is enclosed pursuant to the Palm Springs Comprehensive fee schedule. The new owner Is Max Palevsy and his representation is Ron Tischler, Agendas and notices should be sent to the address provided below: Ronald B. Tischler Law Offices of Ronald B. Tischler 2845 McConnell Dr. Los Angeles, CA 90064 Please let us know if there is any other information that you need or if you have any questions feel free to contact me at 760-320-9811. Very truly yours, Marvin Roos, AICP J Director of Planning Services MDR/nv c: Ron Tischler Max Palevsky 34200 BoB HOPE DRIvr ■ RAN("Ho MIRAGF Al CAI.IFORNIA ■ 92270 if�J'CS ft i(1 '71,0_zln_0211 . 71',n_1�1_7no2 ,,, . ,........ n,rcAr,,,.,,.T T.... , ..—