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HomeMy WebLinkAboutRes No 27741 1 1 PLANNING COMMISSION RESOLUTION NO. 2774 A RESOLUTION OF THE PLANNING COMMISSION APPROVING AN AMENDMENT TO TENTATIVE TRACT MAP 37506 FOR THE SUBDIVISION OF 174+ ACRES WITHIN THE PROJECT AREA BOUNDED BY GERALD FORD DRIVE TO THE NORTH, PORTOLA AVENUE TO THE WEST, COOK STREET TO THE EAST, AND CITY -OWNED PROPERTY TO THE SOUTH CASE NO: TTM 37506 AMENDMENT NO. 1 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 20th day of November 2018, adopt Planning Commission Resolution 2745 approving Tentative Tract Map 37506 for the subdivision of 174+ acres within the University Neighborhood Specific Plan; and WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 19th day of May 2020, hold a duly noticed public hearing to consider the request by University Park Investors, LLC, for approval of revisions to building pad elevations for Tentative Tract Map 37506; and WHEREAS, the revisions to the building pad elevations for Tentative Tract Map 37506 are necessary to accommodate proper drainage and utility infrastructure, and do not create any new environmental impacts to the surrounding area; and WHEREAS, the University Park project implements the City's University Neighborhood Specific Plan (UNSP) by incorporating specific design guidelines related to subdivision design standards, traffic calming, pedestrian and bicycle connectivity, open space, and housing product variation; and WHEREAS, at the said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the Planning Commission did find the following facts and reasons exist to justify the approval of said request: 1. The University Park project, as proposed, is consistent with the goals and policies of the Palm Desert General Plan and the UNSP, including that the project provides a variety of housing options, open space, pedestrian and bicycle connectivity, and density in proximity to California State University San Bernardino Palm Desert Campus (CSUSBPD). 2. The University Park project is compatible with adjacent properties and surrounding uses, and development standards comply with the approved UNSP for the project area. 3. The University Park project is suitable and appropriate for the property in that the property is mostly vacant native desert land with roadway and utility improvements, and a Specific Plan was adopted for the project site that identifies this type of housing product variation, open space, and pedestrian and bicycle connectivity, and the uses proposed along with the development pattern comply PLANNING COMMISSION RESOLUTION NO. 2774 with applicable City standards and standards approved as part of the Specific Plan. 4. The proposed Tentative Tract Map is not detrimental to the public health, safety or general welfare, or be materially injurious to the surrounding properties or improvements in the City of Palm Desert. 5. The project has complied with the provisions of the California Environmental Quality Act (CEQA) in that an Environmental Impact Report (EIR) was prepared for the UNSP and that implementation of the Specific Plan through a tentative tract map requires an addendum to the EIR as no new environmental impacts have been identified by the project proposal and all potentially significant environmental impacts have been mitigated. FINDINGS FOR APPROVAL: 1. That the density of the proposed subdivision is consistent with the applicable General Plan and specific plans. In 2017, the City Council adopted an update to the General Plan, and concurrently adopted the UNSP. Both plans identified the 400+ acres of vacant land bounded by Gerald Ford Drive to the north, Portola Avenue to the west, Cook Street to the east, and Frank Sinatra to the south, as a unique development opportunity that can capitalize on synergies between a mixed housing neighborhood with strong pedestrian and bicycle connectivity to CSUSBPD. As proposed, the project provides eight (8) distinct housing product types, including alley -loaded homes, apartments, attached townhomes, and detached single- family homes, connected by open space, sidewalks, and trails. The subdivision of the project areas proposes tree -lined public streets, open spaces, pedestrian and bicycle connectivity, and roadways designed for lower vehicle speeds, and implements and fulfills the goals of the UNSP. The UNSP identified 2,700 dwelling units within the project area. The project site, representing nearly half (%z) of the UNSP project boundary, is subdivided to accommodate 1,069 dwelling units. The density of the project is consistent with the General Plan and UNSP. 2. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. The design and improvements of the tract map have been reviewed by the Planning Department, Fire Department, and Public Works Department for consistency with the General Plan, UNSP, and emergency services. Lot sizes, street and utility improvements, circulation patterns, and drainage improvements meet all requirements of the General Plan and the UNSP. All perimeter streets are in conformance, with the General Plan and modifications to the surrounding roadways that will improve vehicle circulation in the vicinity. 2 PLANNING COMMISSION RESOLUTION NO. 2774 1 3. That the site is physically suitable for the type of development. The 174+-acre site is suitable for the proposed development. Environmental, cultural, traffic, and other special studies were prepared for the UNSP, and an addendum to the EIR was prepared to address the specifics of the project. No environmental issues were identified that would indicate that development in this area would be unsuitable. In addition, existing residential and commercial development in the vicinity have successfully constructed similar types of development, and no obstacles to the development of those surrounding subdivisions were experienced. Due to the proximity and similarity of the proposed development, it is reasonable to conclude that the site is physically suitable for it. 4. That the site is physically suitable for the proposed density of development. The project site is surrounded by planned residential and commercial developments to the south, east, west, and north. As proposed, the site layout and distribution of residential densities are consistent with surrounding development and the UNSP. 5. That the design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantial and unavoidable injury to fish or wildlife or their habitat. For purposes of the CEQA, an EIR was prepared and adopted by the City Council as part of the General Plan Update and UNSP. In addition, an addendum to the EIR has been prepared for the project to address project -specific impacts that were not previously addressed by the EIR. The addendum to the EIR did not identify any new impacts created by the proposed project. The design of the project will not cause substantial environmental damage or injure fish or wildlife or their habitat, since the surrounding area has been developed with similar densities and limited wildlife is present at the site. Environmental studies performed at the site did not identify any endangered or sensitive species. In addition, the project will pay into the Coachella Valley Multi -Species Habitat Conservation fund for the development of raw land. 6. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. The design and layout of the tract map are in compliance with all grading, drainage, vehicle access, pedestrian, bicycle connectivity, and parking requirements. The property will be developed in accordance with the Uniform California Building Code. Grade changes and utility easements are accommodated by the building and street layout and open space provided throughout the project site. Pedestrian access is provided to adjoining land uses via sidewalks and other pedestrian walkways, and the distributed open space contributes to a healthy community and neighborhood. 3 PLANNING COMMISSION RESOLUTION NO. 2774 7. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. The proposed project will utilize and enhance existing drainage and utility distribution easements located within and adjacent to the project site. Improvements related to drainage will be provided to ensure the project area accommodates 100 percent of the 100-year storm. Surrounding perimeter City streets are built -out to the General Plan designation, and the developer will make modifications to surrounding streets to accommodate project access. Pedestrian connections and open space are provided throughout the project area, and enhanced pedestrian trails are provided within the project site. NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, AS FOLLOWS: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case. 2. That the Planning Commission does hereby approve TTM 37506 Amendment No. 1, subject to the conditions. PASSED, APPROVED, AND ADOPTED by the Planning Commission of the City of Palm Desert, California, at its regular meeting held on the 19th day of Mav 2020, by the following vote, to wit: AYES: DE LUNA, GREENWOOD, HOLT, and PRADETTO NOES: NONE ABSENT: GREGORY ABSTAIN: NONE ATTEST: LINDSAY HOLT, G AIR RYAN STENDELL, SECRETARY PALM DESERT PLANNING COMMISSION 4 PLANNING COMMISSION RESOLUTION NO. 2774 1 1 CONDITIONS OF APPROVAL CASE NO. TTM 37506 AMENDMENT NO. 1 DEPARTMENT OF COMMUNITY DEVELOPMENT: 1. The development of the property and all buildings, road network, and open space within the project boundaries shall conform substantially with exhibits on file with the Department of Community Development, and as modified by the following conditions. 2. The applicant shall record Tentative Tract Map 37506 within two (2) years of project approval. Multiple final maps may be recorded for this project. 3. All Conditions of Approval listed in Planning Commission Resolution 2745 remain valid. 5