HomeMy WebLinkAbout2/20/2008 - STAFF REPORTS - 1.A. FpALMSA
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DATE: February 20, 2008 PUBLIC HEARING
SUBJECT: CASE NO. TPM 35817 — FRANK DE LELYS REQUESTING APRPOVAL
FOR TENTATIVE PARCEL MAP 35817 TO SUBDIVIDE
APPROXIMATELY 0.59 ACRES INTO TWO PARCELS LOCATED ON
THE WEST SIDE OF NORTH VIA MIRALESTE BETWEEN MIRALESTE
COURT AND THE PALMS STREET.
FROM: David H. Ready, City Manager
BY: Department of Planning Services
SUMMARY
The City Council will consider a request by Frank De Lelys to subdivide the subject site
into two parcels. Parcel one will be approximately 0.31 acres and contains the existing
dwelling, and parcel two will be approximately 0.35 acres and contains the tennis court.
The tennis court will be removed to provide a site for a proposed dwelling.
RECOMMENDATION
1. Open the public hearing and receive public testimony; and
2. Approve Resolution No. , "A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING TENTATIVE
PARCEL MAP 35817 TO SUBDIVIDE APPROXIMATELY 0.59 ACRES INTO
TWO PACELS LOCATED ALONG NORTH VIA MIRALESTE BETWEEN
MIRALESTE COURT AND THE PALMS STREET."
PRIOR ACTIONS
On January 9, 2008, the Planning Commission voted 6-0 to recommend approval of the
Tentative Parcel Map to the City Council.
Item 1 . A .
City Council Staff Report
February 20, 2008 -- Page 2
TPM 35817
ANALYSIS
The subject property is designated Very Low Density Residential (2.1 —4.0 du/ac). This
designation allows residential developments with a maximum of four units per acre.
The objective of the General Plan for the Very Low Density Residential designation is to
develop "typical' detached single-family dwelling units. This designation accommodates
typical lot sizes ranging from 8,500 to 16,500 square feet. The proposed subdivision
will allow for Lot One to be approximately 13,316 square feet and Lot Two to be
approximately 15,049 square feet. The proposed subdivision is consistent with the
General Plan.
A more detailed analysis can be seen in the attached Planning Commission staff report
dated January 9, 2008. Findings in support of approving the proposed subdivision are
included in the attached draft resolution of approval.
ENVIRONMENTAL ASSESSMENT
Pursuant to the California Environmental Quality Act (CEQA) Guidelines, the project is
Categorically Exempt per section 15315 (Minor Land Divisions).
FISCAL IMPACT:
No fiscal impact. ��
�l�J
r wing CP Thomas Wilso Assistant City Manager
Di or of P nni g Services Development ervices
David H. Ready, City ger
Attachments
1. Vicinity Map
2. Draft Resolution / Conditions of Approval
3. Planning Commission Minutes dated January 9, 2008
4. Planning Commission Staff Report dated January 9, 2008
5. Reduced copy of Tentative Parcel Map
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surrounding Parcels I
CITY OF PALM SPRINGS
CASE NO: TTM 35817 DESCRIPTION: To consider an application for a
Tentative Parcel Map by Frank De Lelys to subdivide
APPLICANT: Frank De Lelys one lot into two lots. The subject site is located on the
west side of North Via Miraleste, between The Palms
and Miraleste Court, zoned R-1-B / R-1-C, Section 11.
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA APPROVING TENTATIVE
PARCEL MAP 35817 FOR THE SUBDIVION OF AN
APPROXMATELY 0.59 ACRE PARCEL INTO TWO LOTS,
LOCATED AT ON THE WEST SIDE OF NORTH VIA
MIRALESTE BETWEEN MIRALESTE COURT AND THE
PALMS STREET.
WHEREAS, Frank De Lelys, Owner, has filed an application with the City pursuant to
Section 9-62.010 of the Palm Springs Municipal Code, for Tentative Parcel Map 35817;
and
WHEREAS, notice of public hearing of the Planning Commission of the City of Palm
Springs to consider Tentative Parcel Map 35817 was given in accordance with
applicable law; and
WHEREAS, on January 9, 2008, a public hearing on the applications for subdivision
was held by the Planning Commission in accordance with applicable law; and
WHEREAS, pursuant to Section 66412.3 of the Subdivision Map Act, the Planning
Commission has considered the effect of the proposed project on the housing needs of
the region, and has balanced these needs against the public service needs of residents
and available fiscal and environmental resources; and
WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to
consider Tentative Parcel Map 35817 was given in accordance with applicable law; and
WHEREAS, On February 20, 2008, a public hearing on the application for project was
held by the City Council in accordance with applicable law; and
WHEREAS, pursuant to Section 66412.3 of the Subdivision Map Act, the City Council
has considered the effect of the proposed project on the commercial/retail needs of the
community, and has balanced these needs against the public service needs of residents
and available fiscal and environmental resources; and
WHEREAS, the City Council has carefully reviewed and considered all of the evidence
presented in connection with the meeting 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 (CEQA) Guidelines, the
000W
Resolution No.
Page 2
project is Categorically Exempt per section 15315 (Minor Land Divisions)
Section 2. Pursuant to Government Code Section 66473.5, the City Council finds that
the proposed subdivision and the provisions for its design and improvement are
compatible with the objectives, polices, and general land uses and program provided in
the City's General Plan and any applicable specific plan.
Section 3. Pursuant to Section 66474 of the Subdivision Map Act, the City Council
makes the following findings:
a. The proposed Tentative Parcel Map is consistent with all applicable
general and specific plans.
The proposed project is consistent with the General Plan designation of
Very Low Density residential (2.1 — 4.0 du/ac), which allows a maximum
density of four dwelling units per acre or approximately one dwelling unit
per 10,890 square feet. The existing lot is approximately 0.59 acres and
the proposed subdivision is to create a 0.31 acre lot and a 0.35 acre lot.
b. The design and improvements of the proposed Tentative Tract Map are
consistent with the zone in which the property is located.
The site has improvements on all right-of-way surrounding the proposed
subdivision.
C. The site is physically suited for this type of development.
This project is to create a 0.31 acre lot with the existing house and create
a 0.35 acre future building site that will have a building pad once the
tennis court is removed. The site is a non-hillside property, and there are
no topographic features that would prohibit the uses allowed in the R-1
Zone on each lot.
d. The site is physically suited for the proposed density of development.
The project site is a 0.59 acre parcel and the subdivision would create a
0.31 acre lot and a 0.35 acre lot. The proposed density is consistent with
density requirements of the General Plan and (2.1 — 4.0 du/ac) and the
Palm Springs Zoning Code (minimum area of 10,000 square feet per lot).
e. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
The existing house will remain on lot one; the proposed lot two will utilize
the existing tennis court area as a future building site. Therefore, the
000001
Resolution No.
Page 3
design of the subdivision is not likely to cause environmental damage or
substantially and avoidably 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 existing development includes the provision of public water service and
the existing street provides an orderly system of ordinary and emergency
access to the project site.
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 no known public access across the subject property; therefore, the
subdivision will not conflict with easements for access through or use of the
property. All utilities are located within and around the existing development.
Section 4. Pursuant to Section 94.06.01 of the Palm Springs Zoning Code, the City
Council finds that:
a. The requested minor modification is consistent with the general plan,
applicable specific plan(s) and overall objectives of the zoning ordinance;
The proposed project is consistent with the General Plan designation of
Very Low Density residential (2.1 — 4.0 dulac), which allows a maximum
density of four dwelling units per acre or approximately one dwelling unit
per 10,890 square feet. The existing lot is approximately 0.59 acres and
the proposed subdivision is to create a 0.31 acre lot and a 0.35 acre lot.
b. The neighboring properties will not be adversely affected as a result of the
approval or conditional approval of the minor modification;
The proposed subdivision will allow two dwelling units on 0.59 acres,
which is consistent with other properties in the area. The reduction is to
allow for a nine percent reduction in lot width or ten feet. The property
exceeds the lot depth and lot area and will accommodate an R-1 use that
will not adversely affect neighboring properties.
c. The approval or conditional approval of the minor modification will not be
detrimental to the health, safety, or general welfare of persons residing or
working on the site or in the vicinity; and
The reduction is to allow for a nine percent reduction in lot width or ten
feet. The property exceeds the lot depth and lot area and will
accommodate an R-1 use to build a safe and structurally sound building
01018036
Resolution No,
Page 4
that will not be detrimental to the health, safety, or general welfare of
persons residing or working on the site or in the vicinity.
d. The approval of the minor modification is justified by environmental
features, site conditions, location of existing improvements, or historic
development patterns of the property or neighborhood.
Properties in the neighborhood, specifically to the north and east, have
substandard lot width sizes. Therefore, the approval of the minor
modification is justified to allow a lot width reduction of nine percent.
Section 5. The City Council Approves Tentative Parcel Map 35817, subject to those
conditions set forth in Exhibit A.
ADOPTED THIS 20t" day of February, 2008.
David H. Ready, City Manager
ATTEST:
James Thompson, City Clerk
000097
Resolution No,
Page 5
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 adapted at a regular
meeting of the City Council of the City of Palm Springs on February 20, 2008, by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
James Thompson, City Clerk
City of Palm Springs, California
000038
Resolution No.
Page 6
EXHIBIT A
CITY OF PALM SPRINGS
CONDITIONS OF APPROVAL
FEBRUARY 20, 2008
TENTATIVE PARCEL MAP 35817
APN 507-030-036
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
1. The owner shall remove the Tennis Court Use prior to final map approval to the
satisfaction of the Director of Planning Services.
2. The owner shall apply for an Administrative Minor Modification application prior to
final approval of the Parcel Map.
ADMINISTRATIVE
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 that 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 TPM 35817. 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
G 0 a 0
Resolution No.
Page 7
abandon a matter following an 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. The tentative map shall expire two years after the approval date unless extended
as provided by the City of Palm Springs Municipal Code; otherwise it shall
become null and void and of no effect whatsoever. Extensions of time may be
approved pursuant to Code Section 9.63.110. Such extension shall be requested
in writing and received prior to expiration of the original approval.
5. Pursuant to the Subdivision Map Act, Section 66473.1 the design of the
subdivision shall provide, to the extent feasible for future passive or natural
heating or cooling opportunities in the subdivision.
6. That the property owner(s) and successors and assignees in interest shall
maintain all site improvements free from waste and debris, including sidewalks,
bikeways, parking areas, landscape, irrigation, lighting, walls, and fences
between the curb and property line, including any easement areas that extend
onto private property 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.
7. 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, of Covenant Conditions and
c. Restrictions to be recorded.
8. 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, open space restrictions. The approved documents shall
contain a provision, which provides that they may not be terminated or
substantially amended without the consent of the City and the developer's
successor-in-interest.
000011)
Resolution No.
Page 8
9. All residential development shall be subject to parkland dedication requirements
and/or park improvement fees. The dedication, payment of fees or combination
thereof shall be required prior to issuance of building permits. Parkland
mitigation amounts shall be based upon the costs to acquire and fully improve
parkland and shall be adopted by ordinance or resolution.
POLICE DEPARTMENT
1. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs
Municipal Code.
BUILDING DEPARTMENT
1. Prior to any construction on-site, all appropriate permits must be secured.
ENGINEERING DEPARTMENT
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
1. Engineering Division recommends deferral of off-site improvement items at this
time due to lack of full improvements in the immediate area. The owner shall
execute a street improvement covenant agreeing to construct all required street
improvements upon the request of the City of Palm Springs City Engineer at such
time as deemed necessary. The covenant shall be submitted with the Grading
Plan, and shall be executed prior to approval of the Grading Plan or issuance of
grading or building permits. A covenant preparation fee in effect at the time that
the covenant is submitted shall be paid by the applicant prior to issuance of any
grading or building permits.
2. Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
3. Submit street improvement plans prepared by a registered California civil
engineer to the Engineering Division. The plans shall be approved by the City
Engineer prior to issuance of any building permits. Deferred
VIA MIRALESTE
000
Resolution No._
Page 9
4. Dedicate additional right-of-way for a property line - corner cut-back at the
northwest corner of the intersection of Via Miraleste and The Palms, and at
southwest corner of the intersection of Via Miraleste and Miraleste Court, in
accordance with City of Palm Springs Standard Drawing No. 105.
5. Remove existing street improvements as necessary to construct curb and gutter
to match the existing curb and gutter along the entire frontage, with a 25 feet
radius curb return and spandrel at the northwest corner of the intersection of Via
Miraleste and The Palms, in accordance with City of Palm Springs Standard
Drawing No. 200 and 206. Deferred
6. Construct the north half of a 6 feet wide crass gutter at the northwest corner of
the intersection of Via Miraleste and The Palms with a flow line parallel with and
located 18 feet west of the centerline of Via Miraleste and aligned with the
proposed face of curb on Via Miraleste, in accordance with City of Palm Springs
Standard Drawing No. 200 and 206. Deferred
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_ Deferred
8. Construct a Type A curb ramp meeting current California State Accessibility
standards at the northwest corner of the intersection of Via Miraleste and The
Palms, and at the southwest corner of the intersection of Via Miraleste and
Miraleste Court, in accordance with City of Palm Springs Standard Drawing No.
212. Deferred
9. Remove existing pavement as necessary and construct a minimum pavement
section of 3 inches asphalt concrete pavement over 6 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 frontage in accordance with City of Palm Springs
Standard Drawing No. 110. 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. Deferred
10. All broken or oft grade street improvements shall be repaired or replaced.
MIRALESTE COURT
11. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210. Deferred
12. All broken or off grade street improvements shall be repaired or replaced.
THE PALMS
Resolution No.
Page 10
13. Dedicate an easement 3 feet wide along the back of the proposed driveway
approach for sidewalk purposes.
14. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210. Deferred
15. All broken or off grade street improvements shall be repaired or replaced.
SANITARY SEWER
16. All sanitary racilities shall be connected to the public sewer system. New laterals
shall not be connected at manholes.
GENERAL.
17. Any utility trenches or other excavations within existing asphalt concrete
pavement of off-site streets required by the proposed development shall be
backfilled and repaired in accordance with City of Palm Springs Standard
Drawing No. 115. The developer shall be responsible for removing, grinding,
paving and/or overlaying existing asphalt concrete pavement of off-site streets as
required by and at the discretion of the City Engineer, including additional
pavement repairs to pavement repairs made by utility companies for utilities
installed for the benefit of the proposed development (i.e. Desert Water Agency,
Southern California Edison, Southern California Gas Company, Time Warner,
Verizon, etc.). Multiple excavations, trenches, and other street cuts within
existing asphalt concrete pavement of off-site streets required by the proposed
development may require complete grinding and asphalt concrete overlay of the
affected off-site streets, at the discretion of the City Engineer. The pavement
condition of the existing off-site streets shall be returned to a condition equal to or
better than existed prior to construction of the proposed development.
18. All existing utilities shall be shown on the improvement plans required for the
project. The existing and proposed service laterals shall be shown from the main
line to the property line.
19. Upon approval of any improvement plan by the City Engineer, the improvement
plan shall be provided to the City in digital format, consisting of a DWG
(AutoCAD 2004 drawing file), DXF (AutoCAD ASCII drawing exchange file), and
PDF (Adobe Acrobat 6.0 or greater) formats. Variation of the type and format of
the digital data to be submitted to the City may be authorized, upon prior
approval of the City Engineer.
20. The original improvement plans prepared for the proposed development and
approved by the City Engineer shall be documented with record drawing "as-
built" information and returned to the Engineering Division prior to issuance of a
000013
Resolution No.
Page 11
final certificate of occupancy. Any modifications or changes to approved
improvement plans shall be submitted to the City Engineer for approval prior to
construction.
21. Nothing shall be constructed or planted in the corner cut-off area of any
intersection or driveway which does or will exceed the height required to maintain
an appropriate sight distance per City of Palm Springs Zoning Code Section
93.02.00, D.
22. All proposed trees within the public right-of-way and within 10 feet of the public
sidewalk and/or curb shall have City approved deep root barriers installed in
accordance with City of Palm Springs Standard Drawing No. 904.
MAP
23. 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.
24. In accordance with Government Code 66411.1 (a), all required public
improvements adjacent to Parcel 2 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 Parcel 2 of Tentative Parcel Map
No. 35817, but shall be completed prior to issuance of a building permit .on
Parcel 2.
25. Upon approval of a final map, the final 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 CDRQM/DVD containing the
following: ArcGIS Geodatabase, ArcView Shapefile, ArcInfO Coverage or
Exchange file (e00), 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.
6000114
Resolution No.
Page 12
TRAFFIC
26. A minimum of 48 inches of clearance for handicap accessibility shall be provided
on public sidewalks adjacent to the site. Minimum clearance on public sidewalks
shall be provided by either an additional dedication of a sidewalk easement (if
necessary) and widening of the sidewalk, or by the relocation of any obstructions
within the public sidewalk along the The Palms, Via Miraleste, and Miraleste
Court frontages of the subject property.
27. Construction signing, lighting and barricading shall be provided for on all projects
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 State
of California, Department of Transportation, "Manual of Traffic Controls for
Construction and Maintenance Work Zones" dated 2006, or subsequent
additions in force at the time of construction.
END OF CONDITIONS
GaR 5
City of Palm Springs
Planning Commission Minutes
of January 9, 2008
7. Case TPM 35817 — An application by Frank De Lelys to subdivide an
approximately 0.59 acre parcel into two lots located on the west side of
North Via Miraleste between Miraleste Court and The Palms, Zone
R-1-13 & R-1-C, Section 11, APN: 507-030-036. (Project Planner: David A.
Newell, Assistant Planner)
David A. Newell, Assistant Planner, provided background information as outlined in the
staff report dated January 9, 2008.
Vice Chair Hochanadel requested engineering staff address if there will be an entry off
of Via Miraleste. Mr. Fuller responded that this is a collector street and could be done, if
so desired, however, staff will probably recommend an entry on the side street.
Chair Marantz opened the Public Hearing, and there being no appearances, the Public
Hearing was closed.
M/S/C (Caffery/Cohen, 6-0) To recommend approval to the City Council.
8. Case 6.497 VAR - An application by George and Donna Moore to ow an
existing single-family dwelling addition constructed wit t permits
within the required 15 foot setback located at 1 Paseo El
Mirador, Zone R-1-C, Section 11, APN: 507-122-004. (Pr 'ect Planner: David
A. Newell, Assistant Planner)
David A. Newell, Assistant Planner, provided backgro d information as outlined in the
staff report dated January 9, 2008.
Commissioner Caffery stated he owned Is property seven years ago and could
provide additional information. Mr. Ca ry stated he does not have a conflict of interest.
Mr. Caffery noted at almost every house in this
neighborhood has been grandf. ered-in (to the previous zoning requirements) and
provided further details on work performed on this property.
Chair Marantz open the Public Hearing:
-George Moo , owner, stated he purchased the house in 2002 and wanted to add a
garage b discovered that the additions were done without permits. Mr. Moore
provide a history on the additions made to the property and indicated several
neig oring homes are within the required setbacks.
F
There being no further appearances, the Public Hearing was closed.
s
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PLANNING COMMISSION STAFF REPORT
Date: January 9, 2008
Case No.: TPM 35817
Application Type: Tentative Parcel Map to subdivide existing lot into two parcels
Location: West side of North Via Miraleste between Miraleste Court and
The Palms Street (580 The Palms Street)
Applicant: Frank De Lelys
Zone: R-1-C / R-1-B
General Plan: Very Low Density Residential
APN: 507-030-036
From: Craig A. Ewing, AICP, Director of Planning Services
Project Planner: David A. Newell, Assistant Planner
PROJECT DESCRIPTION
The application is a request by Frank De Lelys for Tentative Parcel Map 35817 to
subdivide an approximately 0.59 acre parcel into two lots located on the west side of
North Via Miraleste between Miraleste Court and The Palms Street (580 The Palms
Street).
RECOMMENDATION
That the Planning Commission recommends that the City Council approve the proposed
Tentative Parcel Map as proposed.
PRIOR ACTIONS TAKEN ON THE PROJECT
There are no prior actions for this project.
000017
Planning Commission Starr. ...port January 9, 2008
TPM 35817 Page 2 of 6
BACKGROUND AND SETTING
The subject site is located along the west side of North Via Miraleste between The
Palms Street and Via Miraleste Court. The subject site was originally two separate
parcels. In 1976, Parcel Map 7524 combined the two lots into one parcel to allow the
construction of a tennis court on the northern property.
The applicant is proposing to re-subdivide the existing parcel, which contains a house
and tennis court, into two separate lots. Lot 1 will be approximately 0.31 acres (13,316
square feet) in size and contains the existing house built in 1937. Lot 2 will be
approximately 0.35 acres (15,049 square feet) in size and contains the existing tennis
court constructed in 1976. If this TPM is approved, the tennis court is to be removed to
provide a building pad. The General Plan and Zoning designations for the surrounding
properties are depicted in Table 1 below.
Table 1: Surrounding land use General Plan and Zoning desi nations
Land Use General Plan Zoning
7NorthSingle-Family Very Low Density Residential R-1-13
Residential
East Single-Family Very Low Density Residential R-1-C
Residential
South Single-Family Very Low Density Residential R-1-B
Residential
West Single-Family Very Low Density Residential R-1-B & R-1-C
Residential
ANALYSIS
General Plan
The subject property is designated Very Low Density Residential (2.1 -- 4.0 du/ac). This
designation allows residential developments with a maximum of four units per acre.
The objective of the General Plan for the Very Low Density Residential designation is to
develop "typical' detached single-family dwelling units. This designation accommodates
typical lot sizes ranging from 8,500 to 16,500 square feet. The proposed subdivision
will allow for lot one to be approximately 13,316 square feet and lot two to be
approximately 15,049 square feet. The proposed subdivision is consistent with the
General Plan.
Zoning
The subject property is split zoned with the northern portion being R-1-B and the
southern portion being R-1-C. The Zoning Map excerpt on the following page explains
the configuration of the Zoning for the parcel.
00001 81
Planning Commission Staff(...port January 9, 2008
TPM 35817 Page 3 of 6
117 i 4Y: W�(„�i:4 �1 '% FCI 1
185
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Diagram 1: Zoning Map Excerpt
The Zoning Map does not indicate the measurements of each Zone for the subject site;
however, staff measured the split between R-1-6 and R 1-C and determined that the
delineation line is approximately 135 feet south of Miraleste Court and 150 feet north of
The Palms Street. Based on this outcome, the applicable standard for this property is
R-1-C.
The R-1-C Zone requires a minimum lot size of 10,000 square feet-, Lot 1 will be
approximately 13,316 square feet and Lot 2 will be approximately 15,049 square feet.
The subject subdivision and R-1-C Zone requirements are analyzed below in Table 2.
Table 2: Proposed Subdivision and the R-1-C zone Requirements
R-1-C Requirements Proposed Subdivision
Lot Depth Lot Width Lot Depth Lot Width
Lot 1 100 feet 11 D feet 134 feet 100 feet
Lot 2 100 feet 110 feet 151 feet 100 feet
The R-1-C Zone requires a lot width for a lot siding on a collector street of 110 feet. The
proposed subdivision will create Lot 1 and 2 with a hundred (100) feet in width- An
Administrative Minor Modification may be approved as part of the Tentative Parcel Map
to allow a reduction in the lot dimensions pursuant to Section 94.06.01(A)(4) of the Palm
Springs Zoning Code (PSZC). The findings in support of the AMM are found in the
d®®02:4
Planning Commission Staff r._aort January 9, 2008
TPM 35817 Page 4 of 6
Required Findings section below. With an AMM approval, the proposed subdivision is
consistent with the Zoning Ordinance.
Lot 1 contains an existing single-family residence, and lot 2 has an existing tennis court.
The PSZC defines a tennis court as an accessory use and an accessory use is not
allowed without a primary use on the same lot. Therefore, staff has conditioned the
project to require that the tennis court use be removed.
This application includes the vacating of a portion of North Via Miraleste as directed by
the City Council at its public meeting of November 7, 2007. North Via Miraleste is
designated as a "Collector' street on the City's Circulation Plan. The total required
right-of-way width is sixty feet. The proposed vacation will be consistent with the
remaining right-of-way from the street centerline, which is required to be thirty feet. The
proposed vacation does not conflict with any of the General Plan Circulation Goals,
Objectives or Policies. All other right-of-way remains the same.
REQUIRED FINDINGS
Subdivision Review
The following findings are required pursuant to Section 66474 of the Subdivision Map
Act.
a_ The proposed Tentative Parcel Map is consistent with all applicable general and
specific plans.
The proposed project is consistent with the General Plan designation of Very
Low Density residential (2.1 — 4.0 du/ac), which allows a maximum density of
four dwelling units per acre or approximately one dwelling unit per 10,890 square
feet. The existing lot is approximately 0.59 acres and the proposed subdivision is
to create a 0.31 acre lot and a 0.35 acre lot after right-of-way vacation on North
Via Miraleste.
b. The design and improvements of the proposed Tentative Tract Map are
consistent with the zone in which the property is located.
The site has improvements on all right-of-way surrounding the proposed
subdivision.
C. The site is physically suited for this type of development.
This project is to create a 0.31 acre lot with the existing house and create a 0.35
acre future building site that will have a building pad once the tennis court is
removed. The site is a non-hillside property, and there are no topographic
features that would prohibit the uses allowed in the R-1 Zone on each lot.
d. The site is physically suited for the proposed density of development.
00002tl
Planning Commission Staff t.,.port January 9, 200a
TPM 35817 Page 5 of 6
The project site is a 0.59 acre parcel and the subdivision would create a 0.31
acre lot and a 0.35 acre lot. The proposed density is consistent with density
requirements of the General Plan and (2.1 — 4.0 du/ac) and the Palm Springs
Zoning Code (minimum area of 10,000 square feet per lot).
e. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
The existing house will remain on lot one; the proposed lot two will utilize the
existing tennis court area as a future building site. Therefore, the design of the
subdivision is not likely to cause environmental damage or substantially and
avoidably 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 existing development includes the provision of public water service and the
existing street provides an orderly system of ordinary and emergency access to the
project site.
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 no known public access across the subject property; therefore, the
subdivision will not conflict with easements for access through or use of the
property. All utilities are located within and around the existing development.
AMM Review
In order to allow the parcels to have a lot width of one hundred feet, the following
findings are required pursuant to Section 94.06.01(A)(4) of the Palm Springs Zoning
Code.
a. The requested minor modification is consistent with the general plan, applicable
specific plan(s) and overall objectives of the zoning ordinance;
The proposed project is consistent with the General Plan designation of Very
Low Density residential (2.1 — 4.0 du/ac), which allows a maximum density of
four dwelling units per acre or approximately one dwelling unit per 10,890 square
feet. The existing lot is approximately 0.59 acres and the proposed subdivision
is to create a 0.31 acre lot and a 0.35 acre lot.
b. The neighboring properties will not be adversely affected as a result of the
approval or conditional approval of the minor modification,
00002a
Planning Commission Staff i ._port January 9, 2008
TPM 35817 Page 6 of 6
The proposed subdivision will allow two dwelling units on 0.59 acres, which is
consistent with other properties in the area. The reduction is to allow for a nine
percent reduction in lot width or ten feet. The property exceeds the lot depth and
lot area and will accommodate an R-1 use that will not adversely affect
neighboring properties.
C. The approval or conditional approval of the minor modification will not be
detrimental to the health, safety, or general welfare of persons residing or
working on the site or in the vicinity; and
The reduction is to allow for a nine percent reduction in lot width or ten feet. The
property exceeds the lot depth and lot area and will accommodate an R-1 use to
build a safe and structurally sound building that will not be detrimental to the
health, safety, or general welfare of persons residing or working on the site or in
the vicinity.
d. The approval of the minor modification is justified by environmental features, site
conditions, location of existing improvements, or historic development patterns of
the property or neighborhood.
Properties in the neighborhood, specifically to the north and east, have
substandard lot width sizes. Therefore, the approval of the minor modification is
justified to allow a lot width reduction of nine percent.
ENVIRONMENTAL ASSESSMENT
Pursuant to the California Environmental Quality Act (CEQA) Guidelines, the project is
Categorically Exempt per section 15315 (Minor Land Divisions).
NOTIFICATION
A public hearing notice was advertised and was mailed to all property owners within 400
feet of the subject property. As of the writing of this report, staff has not received any
comment. /
David A. Newell bra'"ig ing, AI P
Assistant Planner Director of Plann nq' Services
ATTACHMENTS
1. Vicinity Map
2. Draft Resolution with Conditions of Approval
3. Reduced copy of Tentative Parcel Map
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IN THE CItY OF PALM SPRINGµ COUNTY OF RNE DE, STATE OF OUJFUWM
PREPAEMOY TENTATIVE PARCEL MAP NO. 35817
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CITY OF PALM SPRINGS
PUBLIC HEARING NOTIFICATION
(a I
CITY CLERK'S DEPARTMENT
James Thompson, City Clerk
City Council
Meeting Date: February 20, 2008
Subject: TENTATIVE PARCEL MAP 35817
AT THE WEST SIDE OF NORTH VIA MIRALE=STE
BETWEEN THE PALMS AND MIRALESTE COURT
AFFIDAVIT OF MAILING
1, Kathie Hart, CMC, 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 or before February 8, 2008, in a sealed envelope, with
postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California.
(59 notices)
I declare under penalty of perjury that the foregoing is true and correct.
Kathie Hart, CMC
Chief Deputy City Clerk
AFFIDAVIT OF PUBLICATION
I, Kathie Hart, CMC, 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 February 9, 2008.
1 declare under penaltyof perjury that the foregoing is true and correct.
Kathie Hart, CMC
Chief Deputy City Clerk
AFFIDAVIT OF POSTING
1, Dolores Strickstein, Secretary, 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 or before February 8, 2008.
1 declare under penalty of perjury that the foregoing is true and correct.
XY
Dolores Strickstein, Secretary
NEIGHBORHOOD COALITION REPS
Case TPM 35817 MR PETE MORUZZI
Frank DeLelys MODCOM AND PALM SPRINGS MODERN COMMITTEE
PHN for CC Meeting 02.20.08 HISTORIC SITE REP I I I PO BOX 4738
PALM SPRINGS CA 92263-4738
CITY OF PALM SPRINGS
PLANNING SERVICES DEPARTMENT CASE TPM 35817
VERIFICATION NOTICE I I I ATTN SECRETARY MRS.JOANNE BRUGGEMANS
PO BOX 2743 506 W.SANTA CATALINA ROAD
PALM SPRINGS, CA 92263.2743 PALM SPRINGS, CA 92262
MS MARGARET PARK
AGUA CALIENTE BAND OF CAHUILLA
AGUA CALIENTE BAND OF CAHUILLA INDIANS
INDIANS I I I I 1 1 777 E.TAHQUITZ CANYON WAY,#301
PALM SPRINGS CA 92262
MR FRANK DE LELYS JHA ENGINEERING, INC.
580 E.THE PALMS ATTN:WILLIAM A. POPE
SPONSORS PALM SPRINGS, CA 92262 41921 BEACON HILL, SUITE A
PALM DESERT, CA 92211
.yam'
L 644aa 7� 7 ` (!� /�1 ,�� / ?". �� O
507-0$0-031 507-084-025 507-030-028
Vincent & Rita ➢undee Desert Hospital ➢ist Batten-Mebreart'y
5030 Schuster St PO Box 25980 2631 Castle Heights PI
Las Vegas, NV 89118-1640 Los Angeles, CA 90025-0980 Les Angeles, CA 90034-1838
507-058-001 507-024-007 507-056-003
Andrew Marcus Stephen A Haworth Richard ➢ & ➢ebra Siegel
1041 N Sweetzer Ave 906 N ➢oheny ➢r 416 4164 Le Bourget Ave
W Hollywood, CA 90069-4373 W Hollywood, CA 90069-3162 Culver City, CA 90232-3411
507-030-022 507-051-020 507-052-006
Marjorie L & Raymond Ellis Siham Shtayyeh Lisa E Luisi
2801 Cherokee Way 577 N Hermosa ➢r 696 N Via Monte Vis
Palm Springs, CA 92262 Palm Springs, CA 92262-7108 Palm springs, CA 92262-4330
507-023-009 507-023-0 ��,� 507-022-017
Sierra Vista Palm Spgs-3 Llc Michae apoint J"' Sierra Vista Palm spgs-3 L1C
556 E Chuckwalla Rd 521 Chuckwalla Rd 594 E Chuckwalla Rd
Palm Springs, CA 92262-4649 P m Springs, CA 92262-4651 Palm Springs, CA 92262-4650
507-030-018 507-030-019 507-030-020
Jim & Fe Bolton Fernando & Tiffany Silva Christopher R & Doris Vecchia
538 E Miraleste Ct 524 E Miraleste Ct 306 B Miraleste Ct
Palm Springs, CA 92262-4730 Palm Springs, CA 92262-4730 Palm Springs, CA 92262-4730
507-030-021 507-030-023 507-030-025
Robert L & Marcia Mccue Jeffrey A Hays L W & P Pearson
505 E Miraleste Ct 543 E Miraleste Ct 434 E The Palms St
Palm Springs, CA 92262-4730 palm Springs, CA 92262-4730 Palm Springs, CA 92262-4738
507-030-028 507-030-027 507-051-004
Roland A & Janina Haskell 5pigener James II Stephen Cella
456 8 The Palms St 486 E The Palms St 1442 N Via Miraleste
Palm Springs, CA 92262-4738 Palm Springs, CA 92262-4738 Palm Springs, Ck 92262-4764
507-051-005 507-051-007 507-051-008
Matthew Maclean *8* Joseph & Ermelir�da Neve *8* Lee Purcell
1432 N Via Miraleste 1401 N Fiesta Rd 1433 N Fiesta Rd
Palm Springs, CA 92262-4764 Palm Springs, CA 92262-4728 Palm Springs, CA 92262-4728
507-051-009 507-051-010 507-051-011
Ronald W Wendt Enrico R Mutasoio James H & ICay Peterman
1441 N Fiesta Rd 1453 N Fiesta Rd 1481 N Fiesta Rd
Palm Springs, CA 92262-4728 Palm Springs, CA 92262-4728 Palm Springs, CA 92262-4728
507-051-012 507-051-012 507-052-002
Danny W Hart Thomas G Hicks ➢anjel D & Cheryl Mosley
1466 N Via Miraleste 610 E Chia Rd 14s4 N Fiesta Rd
Palm Springs, CA 92262-4764 Palm Springs, CA 92262-4713 Palm Springs, CA 92262-4728
507-052-003 $07-052-004 507-052-005
Laurie A Carroll Ron COnye John A & Sally Songy
1460 N Fiesta Rd 1445 N Fiesta Rd 1430 N Fiesta Rd
Palm Springs, CA 92262-4729 Palm Springs, CA 92262-4729 Palm Springs, CA 92262-4729
507-OS6-004 507-061-018 507-061-019
Steven A Dinga Robert D Lemley Robert D Lemley
733 E Chia Rd 486 E Mel Ave 486 E Mel Ave
Palm Springs, CA 92262-4714 Palm Springs, CA 92262-4829 Palm Springs, CA 92262-4829
507-061-021 507-091-001 507-081-002
Paul Lubin Loie Adelaar Loie Adelaar
530 E Mel Ave 666 E Mel Ave 666 E Mel Ave
Palm Springs, CA 92262-4831 Palm Springs, CA 92262-4833 Palm Springs, CA 92262-4833
507-082-026 507-030-017 507-024-010
Frank L Binford Rogers Seth Gottlieb
605 E Mel Ave 1395 E Crania valmonte 1542 N Palm Canyon Dr
Palm Springs, CA 92262-4832 Palm springs, CA 92262-6107 Palm Springs, CA 92262-4410
507-081-003 507-030-032 507-024-008
Nathan F & Gina Otto Paul P & ROzane Williamson Fred A Hess
PO Box 2G1 PO Sax 2045 PO Box 2168
Palm Springs, CA 92263-0261 Palm Springs, CA 92263-2045 Palm Springs, CA 92263-2168
507-024-009 507-061-022 507-024-006
Kitty Campbell Ronald J & Sharron Mayle Heleodoro & Ildeliza Carrasco
1800 Smoke Tree Ln 53 10 Novat'o Ter 3314 S Timber St
Palm Springs, CA 92264-1910 Rancho Mirage, CA 92270-4615 Santa Ana, CF# 92707-4319
507-061-005 $07-051-002 507-030-034
Tenet Healthsystem Desert Inc Tomei Bates Mary Crafft
PO Box 3237 2324 Leavenworth St 75 Wildwood Gdns
Camarillo, CA 93011-3237 San Francisco, CA 94133-2214 Piedmont, CA 94611-3631
507-030-033 307-056-002 *** 53 Printed www
Mark & Sylvia Burgess Sondra Silvers
7 Sierra Ct 11551 Drewry Ranch Rd
Tiburon, CA 34920-4738 Garberville, CA 55542-8602
PROOF OF PUBLICATION This is space for County Clerk's Filing Stamp
(20I5.5.C.C.P)
STATE OF CALIFORN IA
County of Riverside
No.038d� �•- Y---� - -
NOTICE OF PUBLIC HEARING
CITY COUNCIL
CITY OF PALM SPRfNGS
TENTATIVE PARCEL MAP 35817
LOCATED ON THE WEST SIDE OF
1 am a citizen of the United Slales and a resident of - :- NORTH VIA MIRALESTE
the County aforesaid;1 am over the age of eighteen BETWEEN THE PALMS AND MIRAI,ESTE COURT
ears,and not a party to or interested in the NOTICE IS HEREBY GIVEN Thal the City Councll of
y p ry the City of palm Springs California,will hold a public
above-entitled matter.I am the principal clerk of a hearing at IL meeting of February 20,2008.Thu City
p P Counp mestm be Ins at 0 00 p m In the Counr•II
printer of the,DESERT SUN PUBLISHING chamber at CI'y Hail azao east Tahquit¢ canyon
COMPANY a newspaper of general circulation, wav,pslm springs.
tinted and published in the city of Palm Springs, non he porrPo"e of this hearinp Is to consider an ap{rllca-
p p tYf Tentative fiscal Map by Frank pa LLllyfi to
County of Riverside,and which newspaper has been subdivide one 101 into two lots Tryo subject sao is lo-
b' cated on the west aloe of Nenh Via Mlraleste,between
adjudged a newspaper of general circulation by the Th, on and Mlrulese Court,zoned Rq.
Superior Court of the County of Riverside,State of Section 11 B/Ra-C,
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 _
than non pariel,has been published in each regular - _
and entire issue of said newspaper and not in any
supplement thereof on the following dates,to wit;
February 9"',2008 -
All in the year 2008 _ - -- ------
I certify(or declare)under penalty of perjury that the
foregoing is true and correct. ENVIRONMENTAL DETERMINATION11`-
INo projuct Is aategencally exempt from environmental
Dated at Palm Springs,California this--12"', --day ••'Ions)view of the C o Section-75315 (Minor Land Divi• _
(OHQA) whereas therproppjiod subdivision Malec,the
condition;.outlined for minor land divl^Ions. -'
of----- February-----------------------,2008 REVIEW OF PROJECT INFORMATION• The staff
/ repair and other support tlotuments rEgardln❑this
/ prBel;l are ours of rot public review al City Hall 0u-
hvaen the hours of 8 00 a,m and S.00 p.m, Monday
Clorkg�t Friday comae(the Office al mL City
_ -------. an spponVrnent to review U1C e would like. schedule
------ - -..�..-_ —_ �.-.--_- ., a uld lik s.
store COMMENT ON THIS APPLICATION' Response to
I
his notice may Do made verbally at the Public HeInng
and/or In writln7 before the hearing. Written comment$
may ba meals,to the City Council by letter(for mall or
hand do Ivory)to-
Thompson City Clark
3200 E.Tahqultr•Canyyon Way
Palm Gentles,CA 32252
to 22 Any challenge of the proposed project In court may be
C7C. .75 limited To raising only those issuos rated at the public
a1 CID Ilaarinp described In Tlli� note,, or in written care.
= r2 kkk
6500 ppoola ce delivered It the erh Clerk at or prior to
J.t tie O� 550Ug[all2j) 9 (Government Codo Section
td f M ,!C� An oppoqumry will be given at said hearing for all Inter-
4 ...,. o$ted porsolla to Us hear. Ouesoons ru 'lampp thrs 0. Y case may be directed to David q Newell ' 'p 'rent I
1_I CM N r— of Planning Service,,at(760)323-8245.
O v-' Si nrceslta ayudd con sets carts,poI{aver Ilame a Is
V— Ciudad do Palm Span s y toad' hablar con Nudlno'
Y m < Roger Iclefono( 0 3�3.8245
eo
r,;i
cV Published:2/812008 James Thompson,City Clerk I
NOTICE OF PUBLIC HEARING
CITY COUNCIL
CITY OF PALM SPRINGS
TENTATIVE PARCEL MAP 35817
LOCATED ON THE WEST SIDE OF NORTH VIA MIRALESTE,
BETWEEN THE PALMS AND MIRALESTE COURT
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 20, 2008. 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 for a Tentative Parcel Map by Frank De
Lelys to subdivide one lot into two lots- The subject site is located on the west side of North Via
Miraleste, between The Palms and Miraleste Court, zoned R-1-B / R-1-C, Section 11.
ENVIRONMENTAL DETERMINATION: This project is categorically exempt from environmental
review pursuant to Section 15315 (Minor Land Divisions) of the California Environmental Quality Act
(CEQA), whereas the proposed subdivision meets the conditions outlined for minor land divisions-
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 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 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 David A. Newell, Department of Planning Services, 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.
es Thompson, City Clerk
N
Department of Planning Services VV+F
Vicinity Map S
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Project site PnSEo�L MIRPDOR
JSurrounding Parcels T
CITY OF PALM SPRINGS
CASE NO: TTM 35817 DESCRIPTION: To consider an application for a
Tentative Parcel Map by Frank De Lelys to subdivide
APPLICANT: Frank De Lelys one lot into two lots. The subject site is located on the
west side of North Via Miraleste, between The Palms
and Miraleste Court, zoned R-1-13 / R-1-C, Section 11.
COQ�� �