ATTACHMENT H
Justification Letter
Pre-Submittal Conference
Project Justification/Description Letter
305 West San Rafael Dr, Palm Springs, CA
6/18/25
Red Tail Multifamily Land Development is proposing to build a 100% Affordable For-Rent Multifamily Tax Credit project at 305 West San Rafael Dr, Palm Springs
Property Metrics:
• Acreage - 4.05
• APN: 504-103-001,002,003,004,005,006
Entitlements:
Existing Zoning: R2
• We will use Density Bonus to achieve the following:
o Increase in Density to accommodate the proposed 82 units o Increase in building height to achieve the 3-story component o Adjustment to setbacks
o Adjustment to parking requirements
• No zone change is anticipated. The project is considered "By Right" under existing zoning regulations. Entitlement Process – Is “By Right” • Submittal will be via a Major Development Permit & a Major Architectural Review o Major Development Permit process includes a Planning Commission Meeting, this is not a Public “Hearing”
It is noted that the neighbors are “Noticed”
o Major Architectural Review process includes an Architectural Review Committee Meeting
• CEQA Categorical Exemption – Class 32 – Infill Development o Project is located on a site less than 5 acres, surrounded by urban development
o Site does not contain habitat for endangered or threatened species o Project will not result in significant impacts related to traffic, noise, air quality, or water quality
o Public services are adequate
o Project is consistent with the General Plan and Zoning regulations Mapping Process
• Will use the previously approved TTM to allow us to do the following:
o Consolidation into one lot
o Provide the ROW dedication
o Documentation of required easements
o Will not require a Public Hearing
o Will need to remove the word “For Condo Purposes” from the existing map – Do not want to go through the DRE process
Project Components:
The proposed development will include:
• 82 rental units – Mix: 27 -1 bed (33%)/30 - 2 bed (37%)/25 - 3 bed (30%) • Density – 21 DU/AC
• Buildings are 2 & 3 Stories
• Parked 1.75 space/du
• A portion of the buildings on San Rafael are 3 story
Submittal Inclusions:
Architectural Plans – Architects Orange – Dated 6/17/25 • Conceptual Rendering
• Conceptual Site Plan
• Open Space Plan
• Building Plans
• Conceptual Elevations
• Unit Plans
• Trash Enclosures
Civil Plans – MDS Consulting – Dated 6/18/25
• Technical Site Plan/Preliminary Grading Plan
Traffic Generation Memo – TJW Engineering, Inc – Dated 6/10/25 • Trip Generation Analysis
• Vehicle Miles Traveled (VMT) Screening
Geotechnical Report – Sladden Engineering – Dated 5/20/25 • Update to previous geotechnical report and percolation test dated 3/7/16
Phase I Environmental Site Assessment – EFI Global – Dated 5/29/25
Title Report – Fidelity National Title – Dated 4/29/25