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Staff Report
City Council
Item No. 6.A
Meeting Date: February 9, 2022
From: Brenda Ramirez, Associate Planner
Title: Tentative Tract Map 38137
City Council
RECOMMENDATION:
1. Conduct a Public Hearing to consider an appeal of the Planning Commis sion's approval of Tentative Tract Map No. 38137 to subdivide an approximately 3.74 -acre residential parcel into 14 residential lots and a common lot for retention purposes in the R1 (Single Family Residential) Zoning District; and
2. AFFIRM the Planning Commission's actions to i) Find that the Project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section No. 15332, Class No. 32 (In-Fill Development); and ii) Approve Tentative Tract Map No. 38137 subject to the attached Conditi ons of Approval and based on the findings contained in the staff report.
BACKGROUND:
On December 15, 2021, t he Cathedral City Planning Commission approved Tentative Tract Map (TTM) No. 38137 , allowing the subdivision of an approximately 3.74 -acre residential parcel into 14 residential lots and a common lot for retention . On December 17, 2021, an appeal of the Planning Commission’s action was filed, consistent with Section 6.6(A) of Riverside County Ordinance No. 460 as adopted by the City of Cathedral City.
Pursuant to Section 2.04.130, an appeal hearing is limited to a review of the action by the Planning Commission. The appellant is limited to a presentation on the specific grounds of appeal and has the burden to establish cause as to why the action should be affirmed, reversed or modified. During the hearing, the City Council has the discretion to allow members of the public to speak; however, the Council’s decision should not be based on any new evidence not included in the appeal or in the record of t he proceeding before the Planning Commission. After closing the public hearing, the Council should vote to either affirm, reverse or modify the Planning Commission’s approval of the Project.
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On January 26, 2022, staff presented Tentative Tract Map No. 38137 to the City Council pursuant to the appeal application received by City staff. The City Council received staff’s presentation and opened the public hearing . After deliberations, a motion was made to continue the hearing to the next regularly scheduled Council meeting.
DISCUSSION:
On December 15, 2021, staff present ed Tentative Tract Map No. 38137 to the Planning Commission and requested the approval of the Project with the deletion of Condition of Approval 7.5 (Riverside County Airport Land Use Commissio n) which had been added in error by staff. In anticipation of the various concerns and comments received by staff from surrounding City residents, the City Attorney provided a presentation to the Planning Commission regarding the approved short term vacation rental ordinances and the Cathedral City Municipal Code, as they related to the Project.
During public comments, several residents expressed concerns over the potential future use of the homes as short -term vacation rentals and the construction of two -story homes obstructing the view. With the provided guidance of the City Attorney , the Planning Commission unanimously approved the project 3 -0 subject to the revised conditions of approval and based on the findings contained in the staff report.
TENTATIVE TRACT MAP NO. 38137
The Applicant (Jim Shute) submitted an application for a TTM on April 13, 2021 , to subdivide an approximately 3.74 -acre residential parcel into 14 residential lots and one common lot. The Project is located in the R1 (Single Family Re sidential) Zoning District and RL (Low Density Residential) General Plan Designation which contains the zoning and density standards for development of the project site. The project has an overall density of 3.7 units per acre which is consistent with the maximum density of 4.5 units per acre for the RL General Plan Designation.
The project site is within the Landau Manor Neighborhood and was intended as the final phase of development of the previous owner/developer. This site was previously approved by the Planning Commission on December 14, 2014 , as the second phase of TTM No. 36832. The previously approved tract map never completed the final map process for Phase 2; however, the site was rough graded in anticipation of the planned construction.
The Pro ject will be compatible with the existing surrounding land uses. The adjacent properties to the north and east of the Project site have existing residential dwellings units and are zoned R1 and the properties east and south are zoned RR (Resort Residential).
The proposed residential lots of the Project are consistent with the R1 zoning standards for newly created lots which require a minimum lot size of 7,200 square feet, a depth of 100 feet, and a width of 70 feet, and a minimum lot width at the front pro perty line not
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less than 35 feet. The Project will be a gated community that will consist of one common lot (retention basin) and a private street that will have access from McCallum Way. The Project will complete the off -site improvements along McCallum W ay that include curb, gutter, sidewalk, and landscape areas. The tentative tract map was reviewed by the Engineering Department and conforms to the Circulation Element of the General Plan.
The Architectural Review Committee (ARC) did not review this Projec t since the project does not propose special development standards. All future development of the parcels will be subject to R1 Zoning District development standards. Those standards are shown in the table below:
R1 Standard Requirement
Yard Requirements - Front Yard setback: minimum 20 ft.
- Side Setback: 15 ft. total; one side a
minimum of 10 ft. and the other a
minimum of 5 ft.
- Rear setback: minimum 15 ft.
Lot Coverage Maximum 40% lot coverage
Maximum Building Height 26 feet
ENVIRONMENTAL REVIEW:
Staff has determined that the project meets all the conditions for a Categorical Exemption under Section No. 15332, (Class No. 32, In-Fill Development Projects) of the State CEQA Guidelines, which allows an exemption for project characterized as in -fill development meeting the following conditions:
a) The project is consistent with the applicable general plan designation and regulations.
b) The proposed development occurs within the city limits on a project site of no more than five acres substantially surrounded 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 in relation to traffic, noise, air quality or water quality.
The site can be adequately serviced by all required utilities and public services.
NOTE: The City of Cathedral City Planning Department is custodian of the documents or other materials, 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
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Cathedral City Municipal Code and CEQA.
FISCAL IMPACT:
None
ATTACHMENTS:
Attachment 1 - Conditions of Approval
Attachment 2 - Tentative Tract Map
Attachment 3 - Public Hearing Notice