Planning Commission
MEETING DATE: 8/15/2018
Title
CASE NO. Tentative Tract Map No. 37473
APPLICANT: Elyon Development, Chris Ifeanyi
LOCATION: At the southeast corner of San Joaquin Drive and Diamond Road (APN: 677-291-021 & -022)
REQUEST: Request to subdivide approximately 1.6 acres into seven (7) single family residential lots in the R1 (Single Family Residential - 7,200 Minimum Lot Size) Zoning District located at the southeast corner of San Joaquin Drive and Diamond Road (APN No. 677-291-021 & -022).
End
STAFF PLANNER:
Brenda Ramirez, Associate Planner
RECOMMENDATION:
Recommendation
APPROVE an exemption to the California Environmental Quality Act (CEQA) pursuant to Section No. 15332, Class No. 32 (Infill Development Projects).
APPROVE Tentative Tract Map No. 37473 subject to the attached Conditions of Approval and based on the findings contained in the staff report.
Body
FINDINGS:
APPROVAL OF AN EXEMPTION TO CEQA based on the finding that the project qualifies as Categorically Exempt under Section No. 15332, Class No. 32 (Infill Development Projects) of the State CEQA Guidelines because:
1. The proposed map is consistent with all applicable General Plan and Zoning Code requirements;
2. The site is less than 5 acres and surrounding by urban uses;
3. The site has no value as habitat for endangered, rare or threatened species; and
4. Approval of the map would not result in significant impacts to traffic, noise, air quality or water quality.
APPROVAL OF TENTATIVE TRACT MAP NO. 37473, subject to the attached conditions of approval and based on the following findings:
1. The proposed map is consistent with the General Plan and the City Municipal Code;
2. The design and improvements of the proposed subdivision is consistent with the General Plan and the City Municipal Code;
3. The site of the proposed land division is physically suitable for the type and density of the proposed development;
4. The design of the proposed land division and the proposed improvements will not cause environmental damage or public health problems;
5. The design of the proposed land division and the proposed improvements will not conflict with easements acquired by the public at large for access through, or use of, property within the proposed land division;
6. The design of the proposed land division provides for, to the extent feasible, future passive or natural heating and cooling opportunities; and
7. In arriving at its decision the Planning Commission has considered all testimony, written and oral, submitted in relation to this proposal.
BACKGROUND/ANALYSIS:
The applicant (Chris Ifeanyi representing Elyon Development) submitted a Tentative Tract Map application on January 29, 2018 to subdivide approximately 1.6 acres into seven (7) single family residential lots. The project site is located at the southeast corner of San Joaquin Drive and Diamond Road within the Dream Homes community.
The project site and properties immediately to the north, east and south are zoned R1 (Single Family Residential) with a General Plan designation of RL (Low Density Residential). The property to the west is within the City of Palm Springs. The properties to the east and west are developed with existing single-family homes and the property to the north is currently vacant but is part of the Escena development and approved for single family homes.
Under the R1 zoning designation (Section 9.14.060), all newly created lots must meet the following minimum dimensions: a minimum net lot size of 7,200 square-feet, minimum depth of 100 feet and minimum width of 70 feet. The proposed lot sizes will range from approximately 8,352 to 10,368 square feet and every lot meets the minimum depth and width. However, it should be noted that two of the lots are irregular shaped. Under these circumstances, the width and depth are determined using average width and depth measurements for the proposed lots.
The proposed seven (7) lots will have street frontage on either San Joaquin Drive or Diamond Road and will be conditioned to provide the necessary right-of-way improvements and utilities to each lot and conform to the single-family development regulations of the R1 zoning district.
In working with staff, the current configuration of the 1.6-acre lot was established through the approval of a lot line adjustment (LLA No. 2018-504) and the vacation and quitclaim of “Lot S”, a lot established on the original 1950s tract map intended for storm drain purposes but never used.
The project site is also located within Airport Compatibility Zone D of the Palm Springs International Airport influence area. The Riverside County Airport Land Use Commission (ALUC) reviewed the project and found it consistent with the 2005 Palm Springs Airport Land Use Compatibility Plan (see Attachment 3).
ENVIRONMENTAL ANALYSIS:
This project is Categorical Exempt under Section No. 15332, (Class No. 32, Infill Development Projects) of the State CEQA Guidelines, which allows an exemption for projects characterized as in-fill development meeting the following conditions:
a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.
b) The proposed development occurs within city limits on a project site of no more than five acres substantially surround by urban uses.
c) The project site has no value as habitat for endangered, rare or threatened species.
d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
e) The site can be adequately served by all required utilities and public services
NOTE: The City of Cathedral City Planning Department is custodian of the documents or other material, which constitute the record of proceedings upon which this decision is based.
PUBLIC NOTIFICATION:
This project and the environmental determination were noticed in accordance with the City Municipal Code and CEQA (see Attachment 4).
ATTACHMENTS:
Attachment 1: Conditions of Approval
Attachment 2: Tentative Tract Map Exhibit
Attachment 3: ALUC Approval Letter
Attachment 4: Public Hearing Notice