HomeMy WebLinkAboutTTM 33719 - AMND 1 - TTLC Catavinia Investors=J
RESOLUTION NO. 2016-72
CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
REQUEST: CONSIDERATION OF APPROVAL OF AN AMENDMENT TO
TENTATIVE TRACT MAP 33719 TO MODIFY FIRE DEPARTMENT
CONDITION OF APPROVAL NO. 7, AND TO REVISE APPROVED
PAD HEIGHTS FOR A 159-LOTS RESIDENTIAL SUBDIVISION
LOCATED AT THE SOUTHWEST CORNER OF FRANK SINATRA
DRIVE AND PORTOLA AVENUE
SUBMITTED BY: Eric Ceja, Principal Planner
APPLICANT: TTLC Catavina Investors, LLC
23 Corporate Plaza Drive
Newport Beach, CA 92610
CASE NOS: TTM 33719 Amendment No. 1
DATE: July 28, 2016
ATTACHMENTS: 1. Draft City Council Resolution No. 2016-72
2. Legal Notice
3. Exhibits - Tentative Tract Map 33719 Amendment No
Recommendation
Waive further reading and adopt City Council Resolution No.2016-7approving
an amendment to Tentative Tract Map 33719, subject to the attached
conditions.
Planninq Commission
The Planning Commission held a public hearing to consider the proposed amendments to
the tentative tract map at their regularly scheduled meeting on July 5, 2016. The Planning
Commission had several questions to why, and to what extent, the pad heights had
changed from the original approval. Essentially, all pad heights are affected by the
proposed amendment; therefore, some along Frank Sinatra Drive and Portola Avenue are
now shown to be more than four (4) feet above the streets. This condition is similar to
existing single-family home developments to the north of Frank Sinatra Drive. The Planning
Commission adopted Resolution 2674 recommending approval of the proposed
amendments to the City Council.
Staff Report
TTM 33719 Amendment No. 1
Page 2 of 4
July 28, 2016
Executive Summary
Approval of staff's recommendation will result in the application for an amendment to an
approved Tentative Tract Map moving on to a public hearing before the City Council. The
project, referred to as "Aventine," is 159 lots, 18.6-acre subdivision located at the
southwest corner of Frank Sinatra Drive and Portola Avenue. The applicant is requesting to
amend Fire Department Condition of Approval No. 7, which specified minimum roadway
widths, and revise the approved pad heights within the project. The revision to the pad
heights is to allow the developer to balance the site rather than haul tons of dirt off the
property.
Background
A. Propertv Description:
The 18.6-acre parcel is located at the southwest corner of Frank Sinatra Drive and
Portola Avenue. The parcel is vacant and consists of native desert vegetation and blow
sand. The parcel also sits several feet above Frank Sinatra (four feet) and Portola
Avenue (six feet).
B. General Plan Designation and Zoning:
The property is currently designated Medium Density Residential (R-M) in the General
Plan and is zoned Planned Residential — 9 dwelling units per acre (P.R. — 9) on the
City's zoning map.
C. Adiacent Zoninq and Land Use:
North: Planned Residential - 5 (P.R. — 5) — Single -Family Homes
South: Conventional Single Family (R-1-M) — Desert Willow Maintenance Facility
East: Planned Residential — 5 (P.R. — 5) — Desert Willow/The Retreat
West: Open Space (O.S.) — Former Santa Rosa Country Club
Proiect Description
In 2006, the City Council approved a General Plan Amendment, Change of Zone, a
Precise Plan, and Tentative Tract Map 33719 for the subdivision of 18.6 acres at the
southwest corner of Frank Sinatra Drive and Portola Avenue. The new owners of the
project are requesting revisions to the approved building pad heights, and a revision to Fire
Department Condition of Approval No. 7, which established the minimum internal project
roadway widths. Architectural and landscape plans were reviewed and approved by the
City's Architectural Review Commission earlier this year, and are not part of this
application.
\\srv-fil2k3\groups\Planning\Eric Ceta\Case Files\Tract Maps\T. 33179 Catavina_Aventine\TTM 33719 A.1 - CC Staff Report.doc
Staff Report
TTM 33719 Amendment No. 1
Page 3 of 4
July 28, 2016
Analvsis
A. Pad Heiqhts:
Municipal Code Section 26.24.220 states that a subdivision final map must be
substantially the same as the approved tentative map. For final maps "substantially the
same" means:
1. On a lot -to -lot basis, the grade elevation shall not vary more than six inches plus or
minus from what is shown on the approved tentative map.
2. That all provisions of law and of this chapter applicable at the time of approval of the
tentative map have been complied with.
3. That the map is technically correct.
If a final map is not substantially the same, as defined above, it requires approval by the
Planning Commission before the City Engineer can certify the map and have it recorded by
the developer. Because pad heights within the project are being revised more than six (6)
inches, a public hearing is required. In review of the proposal, staff has no issue as it
relates to the pad height changes. The changes will allow for better on -site drainage and
are satisfactory given the current grade of the property. In addition, the proposal does not
sustainably alter the originally approved tentative tract map and the proposed pad heights
are similar to surrounding residential properties.
B. Fire Condition of Approval No. 7
The originally approved tentative tract map included a condition of approval by the fire
Department that established a minimum internal roadway width of 36 feet when on -street
parking is allowed on both sides of the street and a roadway width of 32 feet when on -
street parking is allowed on one side of the street. The Fire Department has reviewed the
applicant's requests, and is in support of the revision to the condition to eliminate those
minimum widths. The reduced roadway widths are adequate for Fire Department access
and are in accordance with safety standards.
C. Public Hearinqs
The tentative tract map, along with applications for a General Plan Amendment and
Change of Zone, was approved in 2006 by the City Council. Because the adopted
resolution establishing conditions was approved by the City Council, the application to
amend the conditions will also need to be considered by Council. A public hearing was held
by the Planning Commission on July 5, 2016. No one spoke in favor or against the
proposed amendment and the Planning Commission adopted a resolution recommending
approval of the amendments to the City Council.
\\srv-fil2k3\groups\Planning\Eric Ceja\Case Files\Tract Maps\T. 33179 Catavina_Avenhne\TTM 33719 A 1 - CC Staff Report.doc
Staff Report
TTM 33719 Amendment No. 1
Page 4 of 4
July 28, 2016
D. Findings of Approval
Findings to support the applicant's request can be made and are contained in the attached
resolution.
Environmental Review
In 2006, the City of Palm Desert, in its capacity as the Lead Agency for this project,
adopted Resolution 06-66 approving a Negative Declaration of Environmental Impact
under the California Environmental Quality Act (CEQA), for the originally approved
Tentative Tract Map 33719. The proposal to amend the map will not create additional lots,
will not significantly change the approved street or lot configurations, and is consistent with
the originally approved Tentative Tract Map. As such, the adopted Negative Declaration of
Environmental Impact is valid and approval of an amendment to this map will not result in
significant impacts to traffic, noise, air quality, or water quality.
Conclusion
Staff supports the proposed amendment to the map as the amendments better reflect the
approved tentative tract map and existing conditions at the site.
Submitted By:
zl_-- -- �� � � � - &I-N—
Eric Ceja, Principal 41atr
Department Head:
1w—
Ryan Stendell, Director of Community Development
Approval:
4 'el-442e,
Ju n cCarthy, Interi y tanager
\\srv-fil2k3\groups\Planning\Eric Ceja\Case Files\Tract Maps\T. 33179 Catavina_Aventine\TTM 33719 A.1 - CC Staff Report doc
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT,
CALIFORNIA, APPROVING AN AMENDMENT TO TENTATIVE TRACT MAP
33719 TO MODIFY FIRE DEPARTMENT CONDITION OF APPROVAL NO. 7,
AND TO REVISE APPROVED PAD HEIGHTS FOR A 159-LOTS
RESIDENTIAL SUBDIVISION LOCATED AT THE SOUTHWEST CORNER OF
FRANK SINATRA DRIVE AND PORTOLA AVENUE
CASE NOS: TTM 33719 Amendment No. 1
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the
5T" day of July 2016, hold a duly noticed public hearing to consider the request by TTLC
Catavina Investors, Inc. and adopted Resolution 2674 recommending approval of the request to
the City Council; and
WHEREAS, the City Council of the City of Palm Desert, California, did on the 28th day of
July, hold a duly noticed public hearing to consider the request by TTLC Catavina Investors,
Inc.; and
WHEREAS, the City Council Resolution 06-066 adopted a negative declaration for the
proposed subdivision and that the amendment to the'map will not create additional lots, will not
significantly change the approved street or lot configuration and is consistent with the originally
approved Tentative Tract Map. As such, the adopted Negative Declaration of Environmental
Impact is valid and approval of an amendment to this map will not result in significant impacts to
traffic, noise, air quality, or water quality.
WHEREAS, said applications have complied with the requirements of the "City of Palm
Desert Procedure for Implementation of the California Environmental Quality Act," Resolution
No. 2015-75, the Director of Community Development has determined that the project to amend
the map will not have a negative impact on the environment; and
s
WHEREAS, at said; public hearing, '',upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, the City Council did find the
following facts and reasons to exist to justify the approval of said request:
FINDINGS FOR APPROVAL:
1. That the density of the proposed subdivision is consistent with applicable general
and specific plans.
The amendment to the approved tentative tract map is consistent with the approved
densities of nine (9) units per acre for the single-family home site and the General
Plan Land Use Designation of Residential Medium Density of 4-10 units per acre.
The City Council approved a General Plan Amendment in 2006 and the amendment
to the map is consistent with that approval, in that the amended map does not
increase the total number of lots within the project site.
2. That the design or improvement of the proposed subdivision is consistent with
applicable general and specific plans.
CITY COUNCIL RESOLUTION NO.
The design and improvements of the subdivision have been reviewed by the
Planning Department and Public Works Department for consistency with the General
Plan. The lot sizes and drainage patterns meet all requirements of the General Plan.
All existing perimeter streets are in conformance with the General Plan. Internal
project streets conform to City standards and are consistent with adjoining residential
developments.
3. That the site is physically suitable for the type of development.
The 18.67-acre project area is located in an area predominately developed with
single-family residential communities that have successfully constructed similar types
of development. No obstacles to development of surrounding subdivisions were
experienced and, due to the proximity and similarity of 'the proposed development,
it's 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 area is located in an area predominately development with existing
single-family communities to the south, north, and east The proposed' density for the
single-family site at nine units per acre is consistent with surrounding residential
communities and the site's zoning designation. The infrastructure, soils, and terrain
serving the development will adequately support these densities.
5. That the design of the subdivision and the proposed improvements are not likely to
cause substantial environmental damage or substantially and unavoidably injury to
fish or wildlife or their habitat.
For purposes of CEQA, a Negative Declaration of Environmental Impact was adopted
by the City Council. The proposed: amendment does not substantially alter the
approved tentative tract map, nor does it create any additional lots. 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.
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 subdivision are in compliance with all grading
requirements, and the properties will be developed in accordance with the Uniform
California. Building Code. Grade changes in the community are accommodated by
smaller retaining walls, which break up the need for single taller walls, which may
enclose private yards and impact public health. In addition, pedestrian access is
provided to surrounding roadways and communities, which decreases the need for
vehicular traffic between adjoining communities.
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 subdivision will be developed as a private gated residential community
and will not impact any public easements as part of the subdivision. In addition, the
2
CITY COUNCIL RESOLUTION NO.
surrounding City streets are built -out to the General Plan designated width and will
provide access to the project area.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PALM DESERT, CALIFORNIA, AS FOLLOWS:
1. That the above recitations are true and correct and constitute the findings of the City
Council in this case.
2. That the City Council does hereby approve the proposed amendments to TTM 33719,
subject to conditions.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Palm Desert,
California, at its regular meeting held on the 28th day of JuIY 2016, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
RACHELLE D. KLASSEN, CITY CLERK
CITY OF PALM DESERT, CALIFORNIA
ROBERT A. SPEIGEL, MAYOR
3
CITY COUNCIL RESOLUTION NO.
CONDITIONS OF APPROVAL
CASE NO. TTM 33719 AMENDMENT NO. 1
DEPARTMENT OF COMMUNITY DEVELOPMENT:
1. The development of the property shall conform substantially with exhibits on file with the
Department of Community Development, as modified by the following conditions.
2. Construction of a portion of the project shall commence within two (2) years from the date
of final approval unless a time extension is granted; otherwise, said approval shall become
null, void and of no effect whatsoever.
3. All Conditions of Approval adopted in Resolution 06-066 shall; apply to this amended map,
expect Fire Department Condition No. 7 which shall be modified to read as follows:
7. Fire Department emergency vehicle apparatus access road locations and roadway
design shall be in accordance with California Fire Code, City of Palm Desert
Municipal Code, and Riverside County Fire Department standards. Plans must be
submitted to the Fire Department for review and approval prior to building permit
issuance.
C!
E
I I Y
0[
PH
M 0 1 S I R
1
73-510 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92.260-2578
TEL: 760 346—o6u
FAX: 760 341-7098
iafo@palm-desert.org
CITY OF PALM DESERT
LEGAL NOTICE
CASE NOS. TTM 33719 Amd. 1
NOTICE OF A PUBLIC HEARING BEFORE THE PALM DESERT CITY COUNCIL TO
CONSIDER A REQUEST BY TTLC CATAVINA INVESTORS. LLC FOR AN AMENDMENT TO,
TENTATIVE TRACT MAP 33719 1"AVENTINE" 1 TO REVISE FIRE DEPARTMENT
CONDITIONAL OF APPROVAL #7 AND TO REVISE PAD HEIGHTS FOR A 159-LOT 18 ACRE
SUBDIVISION LOCATED AT THE SOUTHWEST CORNER OF FRANK SINATRA DRIVE AND,
PORTOLA AVENUE
In 2006, the City of Palm Desert (City), in its capacity as the Lead Agency for this project,
adopted Resolution 06-66 approving a Negative Declaration of Environmental Impact under the
California Environmental Quality Act (CEQA), for the originally approved Tentative Tract Map
33719. The proposal to amend the map will not create additional lots, will not significantly
change the approved street or lot configuration, and is consistent with the originally approved
Tentative Tract Map. As such, the adopted Negative Declaration of Environmental Impact is
valid and approval of an amendment to this map will not result in significant impacts to traffic,
noise, air quality or water quality.
Project Location/ Description:
Proiect Location: 38-301 Portola Avenue — Southwest corner of Portola Avenue and Frank
Sinatra Drive.
Proiect Description: In 2006, the City Council approved a General Plan Amendment, Change of
Zone, Precise Plan, and Tentative Tract Map for a 159-lot, 18.67 acre, residential subdivision at
the southwest corner of Frank Sinatra Drive and Portola Avenue. The applicant is proposing an
amendment to the approved Tentative Tract Map to modify Fire Department Condition #7, which
specified internal project street widths, and to revise approved pad heights within the
subdivision. The scope of the subdivision is not materially changed by this amendment.
Planning Commission Recommendation: The City of Palm Desert Planning Commission
considered the proposed amendments to the tentative tract map during a public hearing on
June 5, 2016. The Planning Commission voted in favor (5-0-0) recommending approval of the
amendments to the City Council.
Recommendation: Staff is recommending approval of the amended map subject to Conditions
Public Hearing: The City Council will hold a public hearing on the proposed amendments to the
tentative tract map at their regularly scheduled meeting on July 28, 2016, at 4:00 pm.
Public Review: The Tentative Tract Map application and related documents are available for
public review daily at City Hall. Please submit written comments to the Planning Department. If
any group challenges the action in court, issues raised may be limited to only those issues
raised at the public hearing described in this notice or in written correspondence at, or prior to
the City Council hearing. All comments and any questions should be directed to:
Eric Ceja, Principal Planner
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
(760) 346-0611
eceja@cityofpalmdesert.org
PUBLISH: DESERT SUN RACHELLE D. KLASSEN, CITY CLERK
July 16, 2016 CITY OF PALM DESERT, CALIFORNIA
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