City Council
MEETING DATE: 4/26/2017
TITLE:
Title
Rio Vista Village Specific Plan Amendment No. 97-55C
End
FROM:
Pat Milos, Community Development Director
RECOMMENDATION:
Recommendation
Staff and Planning Commission recommend the City Council adopt a Resolution approving a Mitigated Negative Declaration and adopt an Ordinance to amend the Rio Vista Village Specific Plan (97-55C) text to add Section 5.8: General Residential Site Development Standards for R-2 Cluster Single-Family Development and to add references to other sections of the Rio Vista Specific Plan text referring to the development standards of Section 5.8.
Body
BACKGROUND:
"Verano” at Rio Vista Village is a residential development guided by the Rio Vista Village Specific Plan (Specific Plan) originally approved in 1997. The Specific Plan sets forth land use requirements, development standards, design guidelines, and implementation plans to guide development within the Specific Plan area. Portions of the Verano development have been constructed since adoption of the Specific Plan.
On October 26, 2016 the City Council approved Specific Plan Amendment 97-55B to amend the text of the MF-4 Zone of the Rio Vista Village Specific Plan, approved General Plan Amendment No. 16-003 to amend the General Plan land use designations for Planning Area 1.1 and 2.2 of the Rio Vista Village Specific Plan and approved Change of Zone No. 16-003 to change the zone in Planning Area 2.2 from R-6 to R-2. The overall number of units of 1,362 allowed in the Specific Plan did not change.
Pursuant to the above actions, the Applicant filed an application for Tentative Tract Map 37124 (TTM 37124) on May 25, 2016. The design of TTM 37124 was reviewed by Staff and found that while the Specific Plan allowed ‘Cluster Lots’ on minimum 2,000 square feet lots at a density of up to 15 units per acre, it did not contain any development standards to facilitate the design. A new Section 5.8 was added to the Specific Plan text to outline comprehensive development standards. The revisions and additions made to the Specific Plan text are contained in the Planning Commission Staff Report, (Attachment 3).
TTM 37124 is a visual representation and development plan to implement Section 5.8 of the Specific Plan. TTM 37124 was approved subject to Conditions of Approval, as amended by the Planning Commission, in conjunction with their action on the Specific Plan Amendment. The Planning Commission's approval of TTM 37124 was final, as no appeal was filed of the Planning Commission's action.
DISCUSSION:
FINDINGS: The Findings for all actions are included in the City Council Resolution (Attachment No. 1) and Ordinances (Attachment Nos. 2 and 3).
The City Council is being asked to consider approval of the following applications:
1. California Environmental Quality Act.
An initial study was prepared that identified the need for mitigation measures in the areas of air quality, cultural resources, and noise. Air quality and noise mitigations are directed, for the most part, to construction activities. Therefore, Staff is recommending adoption of a Mitigated Negative Declaration with mitigation measures to reduce potential environmental impacts to a level of insignificance.
2. Specific Plan Amendment (SPA) 97-55C / Text Amendment.
The Specific Plan is unique in that it limits the maximum number of residences that may be developed within the overall Verano Community to 1,362 units even though the range of units designated within each residential category totals more than 1,745 units. The Specific Plan originally provided this flexibility to address changing market conditions and diverse styles of residential development. Adding Section 5.8 and related references to the Specific Plan text will respond to market conditions and variation on housing products, while remaining faithful to the goals and objectives of the Specific Plan as a walkable community. It is recommended that Section 5.8 GENERAL RESIDENTIAL SITE DEVELOPMENT STANDARDS FOR R-2-CLUSTER SFD DEVELOPMENT be added to provide development standards and regulations for TTM 37124, while retaining the maximum (“not to exceed”) number of dwelling units within the Specific Plan.
REVIEW PROCESS
1. Environmental Review: An Initial Study (IS) was prepared to analyze potential impacts that could result from the proposed project. A Mitigated Negative Declaration is recommended for approval. A Notice of Intent to approve the Mitigated Negative Declaration was advertised on March 6, 2017. No comments were received.
2. Airport Land Use Commission (ALUC) Review: The site lies within Zone E of the Palm Springs International Airport Influence Area. A review has been performed by Airports Land Use Commission on February 9, 2017 and they determined that the project is CONSISTENT with the Palm Springs Airport land Use Compatibility Plan subject to conditions contained in Attachment 4.
3. Consistency with Senate Bill (SB) 18 and Assembly Bill (AB) 52: The Project was circulated in compliance with SB 18 and AB 52. No significant issues were identified that required consultation with recognized tribal entities. The Agua Caliente Tribe provided a letter dated December 7, 2016 (Attachment 5) requesting that conditions be applied to TTM 37124 for monitoring grading. This was accomplished under the Conditions of Approval for TTM 37124 and as mitigation measures in the Initial Study.
4. Planning Commission Review: The Planning Commission conducted a Public Hearing on March 15, 2017 and voted 5-0 to approve the resolution recommending approval of Specific Plan Amendment SP 97-55C to the City Council and approving TTM 37124.
5. Public Hearing Notification: The Project and environmental determination were noticed in accordance with CEQA and the Cathedral City Municipal Code (Attachment 6).
SUMMARY: The Rio Vista Village Specific Plan Amendment improves the framework within which the Project area can continue to develop. The Amendment carries forward the policies and guidelines established by the Rio Vista Village Specific Plan for a walkable community.
FISCAL IMPACT:
The objective of the Specific Plan Amendment is to enhance market demand by offering housing products at densities that would appeal to the local home buyer. Continued development within Rio Vista Village, and pursuant to the Purchase and Performance Agreement, would generate increased revenues to maintain parks, open spaces, and public services in that community.
ATTACHMENTS:
Attachment 1 City Council Resolution certifying the Mitigated Negative Declaration
Attachment 2 Ordinance approving Specific Plan Amendment No. 97-55C
Attachment 3 Planning Commission Staff Report
Attachment 4 Airport Land Use Commission Approval
Attachment 5 Agua Caliente Band of Cahuilla Indians AB 52 recommendations
Attachment 6 Initial Study/MND
Attachment 7 Planning Commission Resolution
Attachment 8 Public Hearing Notice