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HomeMy WebLinkAboutTT 27524 HOVLEY LANE WEST SINGLE-FAMILY HOMES 1992 624-040-023 1 DESERT SPRINGS MARRIOTT LTD. PARTNERSHIP C/O DESERT SPRINGS HOTEL 10400 FERNW00D ROAD BETHESDA, MD 20058 � J 624-040-019 2- --- _ -- - � - 1 LENNON, JAMES E. C/O COOK HOVLEY STREET ASSOC. 41-555 COOK STREET - SUITE 200 PALM DESERT, CA 92260 J 624-060-079 3 PALM DESERT 210 LTD. C/O CASA LAGUNA CORP. P.O. BOX 1905 NEWPORT BEACH, CA 92660 624-060-006 4 OLSON, DAVID N. i OLSON, CAROL B. 74-300 ANGELS CAMP ROAD PALM DESERT, CA 92260 624-060- 007 5 DUBAY, ARTHUR J. OUBAY, DORIS M. 74-312 ANGELS CAMP ROAD PALM DESERT, CA 92260 p i� J 624-060-008 6 MCCORMICK, DANIEL J. MCCORMICK, ANN A. 74-324 ANGELS CAMP ROAD PALM DESERT, CA 92260 624-060-009 7 BACH, JOHN WILLIAM BACH, BETTY 74-336 ANGELS CAMP ROAD PALM DESERT, CA 92260 4 r 634-060-010 8 ' J RANDALL, JUDY 74-348 ANGELS CAMP ROAD PALM DESERT, CA 92260 624-060-011 9 ST•ICKELS, DANIEL W. WELLNITZ, ELIZABETH A. P.O. BOX 35 RANCHO MIRAGE, CA 92270 f 624-060-012 10 D 8 D MOBILE HOMES, INC. 74-300 ANGELS CAMP ROAD PALM DESERT, CA 92260 --- - - - - - -- - --- - - i 624-060-013 11 FERRERA, EILEEN M. 74-384 ANGELS CAMP ROAD PALM DESERT, CA 92260 I 624- 060-014 12 -- - ------ ORINGEL, NETTA 74-396 ANGELS CAMP ROAD PALM DESERT, CA 92260 i 624-060-015 13 WILLMAN, GEORGE E. WILLMAN, ETHEL B. 74--408 ANGELS CAMP ROAD PALM DESERT, CA 92260 624-060-016 14 OEATRICK, EDGAR LEO DEATRICK, CHARLOTTE MARGUERITTE 74-420 ANGELS CAMP ROAD PALM DESERT, CA 92260 ^624-060-017 BURCH, JAY L. BURCH, DOROTHY C. 74-432 ANGELS CAMP ROAD PALM DESERT, CA 92260 624-060-018 1G HUMPHRIES, GLADYS S. 74-444 ANGELS CAMP ROAD PALM DESERT, CA 92260 624-060-019 17 TOVAAS, HARRY I . TOVAAS, DOROTHY J. 74-456 ANGELS CAMP ROAD PALM DESERT, CA 92260 r 624-060-020 18 BEAIRD, C.T. BEAIRO, JUNE L. 2304 N.E. 45TH CIRCLE I VANCOUVER, WA 98663 624-060-078 19 PORTOLA COUNTRY CLUB HOMEOWNERS ASSN. ` 42-500 PORTOLA AVENUE PALM DESERT, CA 92260 ! 624-060-029 20 PALM DESERT 210 LTD. ! C/O CASA LAGUNA CORP. P.O. BOX 1905 NEWPORT BEACH, CA 92G60 624-060-021 - -- -- - 21 -- - --- ---- - 1 SHEPARD, SHIRLEE S. 74-492 AZURITE CIRCLE PALM DESERT, CA 92260 _ II 624-060-077 22 PORTOLA COUNTRY CLUB HOMEOWNERS ASSN. 42-500 PORTOLA AVENUE PALM DESERT, CA 92260 I � J 624-060-080 23 ROMMEREIN, DUANE C. ROMMEREIN, SHIPLEY A. 5028 THURBER LANE SANTA CRUZ, CA 95065 _ J 624-060-081 24 POWELL, GUY G. POWELL, IRENE C. 42-098 DIADOMITE WAY PALM DESERT, CA 92260 624-060-039 25 ANDERSON, LLEWELLYN W. ANDERSON, MARY E. 12716 OXFORD LA MIRADA, CA 90638 624-060-040 26 CLUBERTON, WALTER A. CLUBERTON, LOUISE A. 42-099 DIADOMITE WAY PALM DESERT, CA 92260 624-060-041 27 FOWLER, BIRCH FOWLER, CAROL 74-409 ANGELS CAMP ROAD PALM DESERT, CA 92260 624=060-042 28 FENNEL, JAMES R. FENNEL, SHIPLEY E. P.O. BOX 665 REDONDO BEACH, CA 90277 624-060-043 29 FORSYTH, ROBERT L. FORSYTH, ETMA L. 74-373 ANGELS CAMP ROAD PALM DESERT, CA 92260 624"060-044 30 - RODOCKER, JACK RODOCKER, DEE 74-361 ANGELS CAMP ROAD PALM DESERT, CA 92260 624-060-045 31 HAYES, GEOFFREY S. HAYES, JOAN L. 74-349 ANGELS CAMP ROAD PALM DESERT, CA 92260 624-060-046 92 MOHNSEN, ROBERT MOHNSEN, ANNA M. 74-397 ANGELS CAMP ROAD PALM DESERT, CA 92260 624-060-047 33 ROMANO, ANGELO ROMANO, KELLY 74-325 ANGELS CAMP ROAD PALM DESERT, CA 92260 624-060-076 34 PORTOLA COUNTRY CLUB HOMEOWNERS ASSN. 42-500 PORTOLA AVENUE PALM DESERT, CA 92260 624-071-026 35 C/O AG ACCOUNTING INC FALK, DAVID P.O. BOX 9110 BAKERSFIELD, CA 93389 624-040-021 36 CITY OF PALM DESERT 73-510 FRED WARING DRIVE PALM DESERT, CA 92260 624-060-049 . 37 PALM 210 D C/O CASA L A P.O. BO 905 NEWRPrr BEACH, CA 92GGO 000-000-000 50 KICAK AND ASSOCIATES 41-555 COOK STREET - SUITE 220 PALM DESERT, CA 92260 000-000-000 51 WILSHIRE WEST, INC. 11925 WILSHIRE BLVD. LOS ANGELES, CA 90025 KICAK AND ASSOCTA7ES 41-555 COOK STREET -- SUITE 220 PALM DESERT, CA 92260 i �J WILSHIRE WEST, INC. 11925 WILSHIRE BLVD. LDS ANGELES, CA 90025 J i J I I KICAK AND ASSOCIATES 41-555 COOK STREET - SUITE 220 PALM DESERT, CA 92260 WILSHIRE WEST, INC. 11925 WILSHIRE BLVD. LOS ANGELES, CA 90025 624-060-049 37 PALM DESERT 210 LTD C/O CASA LAGUNA GROUP P.O. BOX 1905 NEWPORT BEACH, CA 926GO 000-000-000 50 KICAK AND ASSOCIATES 41-555 COOK STREET - SUITE 220 PALM DESERT, CA 92260 000-000-000 51 - WILSHIPE WEST, INC. 11925 WILSHIRE BLVD. LOS ANGELES, CA 90025 CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE : December 15, 1992 continued from October 20, June 16 and August 18 , 1992 CASE NO: TT 27524 REQUEST: Approval of a tentative tract map subdividing 17 . 64 acres of PR 17 . 5 zoned land located on the south side of Hovley Lane, 1930 feet east of Portola Avenue into 82 single family lots having minimum lot sizes of 7200 square feet and minimum widths of 60 feet. APPLICANT: Wilshire West, Inc. 11925 Wilshire Boulevard Los Angeles, CA 90025 I . BACKGROUND: This matter was before commission June 16, August 18, and October 20, 1992 , at which time it was continued to allow the applicant to consider the changes recommended in the June 16 , 1992 staff report . As of the writing of this report we have not received revised plans . II . RECOMMENDATION: Approval pursuant' to the reasons and conditions contained in the June 16 , 1992 staff report. (Copy attached) Prepared by L _ Reviewed and Approved by SRS/tm }t CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE: October 20, 1992 continued from June 16 and August 18 CASE NO: TT 27524 REQUEST: Approval of a tentative tract map subdividing 17 . 64 acres of PR 17 . 5 zoned land located on the south side of Hovley Lane, 1930 feet east of Portola Avenue into 82 single family lots having minimum lot sizes of 7200 square feet and minimum widths of 60 feet. APPLICANT: Wilshire West, Inc. 11925 Wilshire Boulevard Los Angeles, CA 90025 I . BACKGROUND: This matter was before commission June 16, 1992 and August 18, 1992 , at which time it was continued to allow the applicant to consider the changes recommended in the staff report. As of the writing of this report we have not received revised plans . II . RECOMMENDATION: Approval pursuant to the reasons and conditions contained in the June 16 , 1992 staff report. (Copy attached) Prepared by Reviewed and Approved by SRS/tm CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE: August 18, 1992 continued from June 16, 1992 CASE NO: TT 27524 REQUEST: Approval of a tentative tract map subdividing 17 . 64 acres of PR 17 . 5 zoned land located on the south side of Hovley Lane, 1930 feet east of Portola Avenue into 82 single family lots having minimum lot sizes of 7200 square feet and minimum widths of 60 feet. APPLICANT: Wilshire West, Inc. 11925 Wilshire Boulevard Los Angeles, CA 90025 I . BACKGROUND• This matter was before commission June 16 , 1992 at which time it was continued to allow the applicant to consider the changes recommended in the staff report. As of the writing of this report we have not received revised plans . Staff contacted the applicant's engineer who indicated he would have one of the principles contact city staff directly. As of the writing of this report 8-14-92 we have not heard any further. II . RECOMMENDATION: Approval pursuant to the reasons and conditions contained in the June 16, 1992 staff report. Prepared by Reviewed and Approved by SRS/tm CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE: June 16, 1992 CASE NO: TT 27524 REQUEST: Approval of a tentative tract map subdividing 17 . 64 acres of PR 17 . 5 zoned land located on the south side of Hovley Lane, 1930 feet east of Portola Avenue into 82 single family lots having minimum lot sizes of 7200 square feet and minimum widths of 60 feet. APPLICANT: Wilshire West, Inc. 11925 Wilshire Boulevard Los Angeles, CA 90025 I . BACKGROUND• A. DESCRIPTION OF SITE : The site is a rectangular shaped, vacant 17 .64 acre property with an irregular slope pattern. B. ADJACENT ZONING AND LAND USE: North: PR-4/Marriott golf course South: R1M/Portola Country Club East: O.S. /Future city park West: PR 17 .5/Vacant C. ZONING AND GENERAL PLAN DESIGNATION: The site is zoned PR 17 .5 and the general plan designation is residential high density ( 7-18 dwelling units per acre) . The zoning is consistent with the general plan. The tentative map with a density of 4 . 64 units per acre while it is well below the maximum density allowed by the ordinance and general plan is deemed to be consistent. D. ZONE REQUIREMENTS : PR Zone Code R1 8000 Requirements Proposed Standards minimum lot area as approved 7200 sq. ft. 8000 sq. ft. minimum lot width as approved 60 ' 70 ' max. bldg. height 30 ' - 2 story not indicated 18 ' - 1 story front, side, rear as approved not indicated 20, 14-min 5, 15 yards STAFF REPORT TT 27524 JUNE 16 , 1992 Section 25 .24 . 190 permits commission to impose such conditions it deems necessary to carry out the general Purpose of the section. In other single family developments in the PR zone the city has applied the basic R-1 zone standards . This proposal varies from the R-1 standards in that all of the lots are proposed at 7200 square feet in area and have lot widths of 60 feet. Considering the reduction in density from 17 . 5 units per acre down to 4 . 64 units per acre, it is felt the reductions in lot area and lot width are not unacceptable. Staff will recommend approval of the map subject to compliance with the setbacks and building height standards of the R-1 8000 zone. II . PROJECT DESCRIPTION AND LAYOUT: The proposal is to create 82 single family lots having minimum -lot areas of 7200 square feet and minimum lot widths of 60 feet. The 82 lots represent a density of 4 . 64 units per acre. The proposed layout involves a long horseshoe shaped street which extends 1140 feet south from Hovley Lane, has a short east-west portion near the south end of the property and returns 1140 feet to Hovley Lane. All lots, except for eight, will be oriented east-west. III . AREAS OF CONCERN: A-B. Lot area and lot widths as discussed in section I-D Zone Requirements . C. The east-west orientation of 74 of the 82 lots will make solar protection difficult to achieve. This should be designed into the home architecture and will be closely scrutinized by. the architectural review commission. D. The grade difference between the southwest corner of this map, lot 27, and the mobil home lot to the south is more than 6 feet. Lot 27 of this map would be 6 . 3 feet above the existing mobil home pad height. This amount of grade difference is unacceptable and will be required to be reduced to an acceptable level . E. Hovley Lane adjacent to this property is a designated "major thoroughfare" serving the industrial area to the east. Noise impacts are a distinct possibility for the four units 2 STAFF REPORT TT 27524 JUNE 16 , 1992 immediately adjacent to Hovley Lane ( i .e. lots 1 , 46, 47 & 82) • Staff is going to require a noise impact analysis for these four lots prior to issuance of building permits for them. F. Perimeter landscaping as proposed along the north end of the property will be minimal at best. The proposed street section for Hovley Lane provides for only 5 .5 feet between the north lot lines of lots 1, 46, 47 & 82 and the sidewalk, 12 feet from curb. Considering that the noise analysis may require a higher. than usual sound attenuation wall it may be advisable to allow a larger landscape buffer to screen the wall . As well, Hovley Lane is a designated bike route. Similar circumstances existed on the tract map for Chazan Development on the east side of Deep Canyon north of Fred Waring Drive. In that instance the property line was moved 20 feet back from the curb and the perimeter wall located 20 feet from the curb. This allowed for the meandering bike route and perimeter landscape treatment. A similar design in this instance would accomplish the same goals as well as make it easier for the dwellings on lots 1 , 46 , 47 and 82 to comply with the 32 feet of street side yard setback required by section 25 .24 . 320 (c) . G. Public Works department in its comments of June 9, 1992, condition no. 20 indicates that the street circulation and site access are unacceptable and a redesign with single access from Hovley, as well as reducing the length of straight street segments within the project are necessary. IV. ANALYSIS• A. FINDINGS FOR APPROVAL OF THE TENTATIVE TRACT MAP: 1 . That the proposed map is consistent with applicable general and specific plans . Justification: The proposed map is consistent with the zoning and the zoning is consistent with the general plan. Compliance with the conditions and mitigation measures will assure consistency with the general plan. 3 STAFF REPORT TT 27524 JUNE 16 , 1992 2 . That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans . Justification: All public streets will be dedicated and improved and sufficient drainage facilities will be provided in conformance with the general plan guidelines and city ordinances . 3 . That the site is physically suitable for the type of development. Justification: The 17 . 64 acre site is of sufficient size to accommodate the proposed project and the topography of the site does not create significant problems, subject to compliance with condition no. 8 of department of community development. 4 . That the site is physically suitable for the proposed density of development. Justification: The design of the project indicates that the site is suitable for the proposed density of development because the site can be served by respective utilities and, as conditioned, to provide full traffic circulation and is designed in compliance with all city codes . 5 . The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. Justification: The design will not cause substantial environmental damage or injure fish or wildlife or their habitat because it will be constructed in compliance with applicable regulations and the proposed negative declaration has determined that there will be no related adverse environmental effect which cannot be mitigated. 6 . That the design of the subdivision or the type of improvements are not likely to cause serious public health problems . 4 STAFF REPORT TT 27524 JUNE 16 , 1992 Justification: The design will not cause serious public health problems because it will be in compliance with applicable health, safety and building codes . 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. Justification: There are no easements acquired by the public at large for access or use of property within the proposed subdivision. 8 . That the design of the subdivision or the type of improvements will not restrict solar access to the property. Justification: The project has been designed to conform to code requirements and will not impact solar access to adjacent properties and will provide adequate solar access to this property. V. ENVIRONMENTAL REVIEW: The director of community development has determined that the proposed project will not have a significant effect on the environment and a negative declaration of environmental impact has been prepared. VI. CONCLUSION: Considering the comments and condition no. 20 of the public works comments it is likely that commission will wish to see the revised plan prior to acting on it. If that is the case then the hearing should be opened, testimony taken and comments provided by planning commission. The matter can then be continued to a date certain to allow the applicant to revise the plan to address the issues raised and the feelings of planning commission, which may include: A. site access B. straight street segments C. lot areas and widths D. high percentage of east-west oriented lots 5 STAFF REPORT TT 27524 JUNE 16 , 1992 E . grade difference between south end of this property and property to the south F. perimeter landscaping width and intensity The applicant ' s representative indicated that he may have a revised plan available for commission review. If that is the case and commission wishes to act on this application at this time, we have provided a draft resolution of approval and the necessary conditions to mitigate the identified impacts . VII . RECOMMENDATION: Continuance to a date certain or adopt the findings and adopt Planning Commission Resolution No. subject to conditions . VIII .ATTACHMENTS : A. Draft resolution B. Legal notice C. TT 27524 Prepared by Reviewed and Approved by SRS/tm 6 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A TENTATIVE TRACT MAP TO SUBDIVIDE 17 . 64 ACRES INTO 82 SINGLE FAMILY LOTS LOCATES ON THE SOUTH SIDE OF HOVLEY LANE BETWEEN PORTOLA AVENUE AND COOK STREET. CASE NO. TT 27524 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 16th day of June, 1992 , hold a duly noticed public hearing to consider the request of WILSHIRE WEST, INC. , for the above mentioned project; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act, Resolution No. 80-89 , " in that the director of community development has determined that the project will not have a significant impact on the environment and a negative declaration has been prepared; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said planning commission did find the following facts and reasons as justified in the staff report for TT 27524 dated June 16 , 1992 on file in the department of community development, to exist to approve the tentative tract map: (a) That the proposed map is consistent with applicable general and specific plans . (b) That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans . (c) That the site is physically suitable for the type of development. (d) That the site is physically suitable for the proposed density of development. (e) That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. ( f) That the design of the subdivision or the type of improvements is not likely to cause serious public health problems . (g) 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. WHEREAS, in the review of this tentative tract map the planning commission has considered the effect of the contemplated action on the housing needs of the region for purposes of balancing these needs against the public service needs of the residents of the City of Palm Desert and its environs, with available fiscal and environmental resources . PLANNING COMMISSION RESOLUTION NO. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows : 1 . That the above recitations are true and correct and constitute the findings of the commission in this case. 2 . That it does hereby approve the above described Tentative Tract Map No. 27524, for the reasons set forth in this resolution and subject to the attached conditions . PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 16th day of June, 1992 , by the following vote, to wit: AYES : NOES : ABSENT: ABSTAIN: CAROL WHITLOCK, Chairperson ATTEST: RAMON A. DIAZ , Secretary Palm Desert Planning Commission SRS/tm 2 PLANNING COMMISSION RESOLUTION NO. CONDITIONS OF APPROVAL CASE NO. TT 27524 Department of Community Development/Planning: 1 . The development of the property shall conform substantially with exhibits on file with the department of community development/planning, modified as ied by the following conditions . 2 . The development of the property described herein shall be subject to the restrictions and limitations set forth herein which are in addition to all municipal ordinances and state and federal statutes now in force, or which hereafter may be in force. 3 . Prior to - issuance of a building permit for construction of any use contemplated by this approval, the applicant shall first obtain permits and/or clearance from the following agencies : Coachella Valley Water District Palm Desert Architectural Commission City Fire Marshal Public Works Department Evidence of said permit or clearance from the above agencies shall be presented to the department of building and safety at the time of issuance of a building permit for the use contemplated herewith. 4 . That the setbacks and maximum height limit for dwellings in this project shall be as required in the R-1 8000 zone except for the required street side yard setback from Hovley Lane for lots 1, 46, 47 and 82 shall be 32 feet as provided for in Section 25 . 24 . 320 c. 5 . That there shall be no direct driveway access onto Hovley Lane. 6 . Applicant and/or their successor shall pay all city fees in effect when the building permits for this development project are issued. 7 . That the grade difference between the southwest corner of this tract map and the existing development to the south be reduced to a maximum difference of 3 . 5 feet. 8 . That recordation of said tract map 27524 shall supersede and void all prior city approvals . 3 PLANNING COMMISSION RESOLUTION NO. Department of Public Works : 1 . Drainage fees, in accordance with Section 26 . 49 of the Palm Desert Municipal Code and Palm Desert Ordinance No. 507 , shall be paid prior to recordation of final map. 2 . Storm drain construction/retention area shall be contingent upon a drainage study prepared by a registered civil engineer that is reviewed and approved by the department of public works prior to start of construction. The project shall provide for onsite retention of storm waters as required by Section 26 . 49 . 060 of the Palm Desert Municipal Code. 3 . Signalization fees, in accordance with City of Palm Desert Resolution Nos . 79-17 and 79-55, shall be paid prior to recordation of final map. 4 . Full public improvements, as required by Sections 26 . 40 and 26 . 44 of the Palm Desert Municipal Code, shall be installed in accordance with applicable city standards . 5 . As required under Palm Desert Municipal Code Section 26 . 28, and in accordance with Sections 26 . 40 and 26 .44, complete improvement plans and specification shall be submitted to the director of public works for checking approval before construction of any improvements is commenced. Offsite improvement plans to be approved by the public works department and a surety posted to guarantee the installation of required offsite improvements prior to recordation of final map. Such offsite improvements shall include, but not be limited to, curb and gutter, asphalt paving and concrete sidewalk in an appropriate size and configuration. "As-built" plans shall be submitted to, and approved by, the director of public works prior to the acceptance of the improvements by the city. 6 . Improvement plans for water and sewer systems shall be approved by the respective service districts with "as-built" plans submitted to the department of public works prior to project final . 7 . All public improvements shall be inspected by the department of public works and a standard inspection fee shall be paid prior to issuance of grading permits . 8 . Landscaping maintenance for the Hovley Lane parkway area shall be provided by the homeowners association. If no homeowners association is formed for this project, the property shall be annexed into Lighting and Landscape Maintenance District No. 5 . 9 . Applicant shall provide for the installation of one-half landscaped median island in Hovley Lane or cash payment for one- 4 PLANNING COMMISSIO.. RESOLUTION NO. half the cost of the subject landscaping at the option o p f the director of public works . The property shall be annexed into Lighting and Landscaping District No. 5 to provide for the maintenance of the median island landscaping. 10 . The property shall be annexed into Lighting and Landscaping District No. 5 prior to the approval and recordation of the final map. 11 . In accordance with Palm Desert Municipal Code Section 26 .44 , complete grading plans and specifications shall be submitted to the director of public works for checking and approval prior to issuance of any permits . 12 . As required by, Sections 26 . 32 and 26 . 44 of the Palm Desert Municipal Code, and in accordance with the Circulation Network of the City' s General Plan half-street right-of-way at 44 feet on Hovley Lane. In addition applicant shall provide for a 20 foot wide pedestrian and landscape easement along the Hovley Lane Property frontage. Right-of-way and easement dedication shall be offered for dedication on the final map. 13 . Traffic safety striping shall be installed to the specifications of the director of public works . A traffic control plan must be submitted to, and approved by, the director of public works prior to the placement of any pavement markings. 14 . Full improvements of interior streets based on residential street standards in accordance with Section 26 . 40 of the Palm Desert Municipal Code shall be provided. 15 . Complete tract map shall be submitted as required by ordinance to the director of public works for checking and approval and be recorded before issuance of any permits. 16 . Any and all offsite improvements shall be preceded by the approval of plans and the issuance of valid encroachment permits by the department of public works . 17 . A complete preliminary soils investigation, conducted by a registered soils engineer, shall be submitted to, and approved by, the department of public works prior to the issuance of a grading permit. 18 . All proposed pad elevations are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. 19 . Waiver of access to Hovley Lane except at approved locations shall be granted on the final map. 5 PLANNING COMMISSIOP. RESOLUTION NO. 20 . The proposed site access and street circulation are not acceptable . The project shall be redesigned to provide a single access point on Hovley Lane, including acceleration/deceleration lanes , located at the mid-point of the property frontage. In addition the proposed street circulation shall be redesigned in order to minimize the extended straight street segments . A secondary access shall be provided along the southern boundary of the project (Avenue 42 extended) . Right-of-way shall be a minimum width of 60 feet ( full street) for the proposed interior streets and a minimum width of 44 feet (half-street) for Avenue 42 . The subject rights-of-way shall be offered for dedication of the final map. Riverside County Fire Department: 1 . With respect to the conditions of approval regarding the above referenced plan check, the fire department recommends the following fire protection measures be provided in accordance with city municipal code, NFPA, UFC, and UBC and/or recognized fire protection standards : 2 . Provide, or show there exists a water system capable of providing a potential gallon per minute flow of 1500 for single family, 2500 for multifamily, and 3000 for commercial . The actual fire flow available from any one hydrant connected to any given water main shall be 1500 gpm for two hours duration at 20 psi residual operating pressure. 3 . A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual operating pressure must be available before any combustible material is placed on the job site. 4 . The required fire flow shall be available from a super hydrant(s) (6" x 4" x 2-1/2" x 2-1/2" ) , located not less than 25 ' nor more than 200 ' single family, 165 ' multifamily, and 150 ' commercial from any portion of the building(s) as measured along approved vehicular travelways . Hydrants installed below 3000 ' elevation shall be of the "wet barrel" type. 5 . A combination of on-site and off-site super fire hydrants ( 6" x 4" x 2 1/2" x 2-1/2" ) will be required, located not less than 25 ' or more than 200 ' single family, 165 ' multifamily, and 150 ' commercial from any portion of the building(s) as measured along approved vehicular travelways . The required fire flow shall be available from any adjacent hydrant(s) in the system. 6 . Provide written certification from the appropriate water company having jurisdiction that hydrant(s) will, be installed and will produce the required fire flow, or arrange field inspection by the fire department prior to request for final inspection. 6 PLANNING COMMISSIt. RESOLUTION NO. 7 • Prior to the application for a building permit, the developer shall furnish the original and two copies of the water system plan to the County Fire Department for review. No building permit shall be issued until the water system plan has been approved by the County Fire Chief. Upon approval, the original will be returned. One copy will be sent to the responsible inspecting authority. Plans shall conform to fire hydrant types, location and spacing, and the system shall meet the fire flow re be signed by a registered civil engineer and may be signedsbyhall the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department. " "System has been designed to provide a minimum gallon per minute flow of 1500, 2500, 3000 . " 8 • All buildings shall be accessible by an all-weather roadway extending of all the f s to within The roadwaypshalln be of the exte less riorthanw 241sall oof f unobstructed width and 13 ' 6" of vertical clearance. Where parallel parking .is allowed, the roadway shall be 36 ' wide with parking on both sides, 32 ' wide with parking on one side. Dead- end roads in excess of 150 , shall be provided with a minimum 45 ' radius turn-around (55 ' in industrial developments) . Fountains or garden islands placed in the middle of these turn-arounds shall not exceed a 5 ' radius or 10 ' diameter. City standards may be more restrictive. (OK as shown) 9 • Whenever access into private property is controlled through use of gates , barriers, guard houses or similar means, provision shall be made to facilitate access by emergency vehicles in a manner approved by the fire department. All controlled access devices that are power operated shall have a Knox Box over-ride system capable of opening the gate when activated by a special key located in emergency vehicles . Devices shall be equipped with backup power facilities to operate in the event of power failure. All controlled access devices that are not power operated shall also be approved by the fire department. Minimum opening width shall be 16 ' with a minimum vertical clearance of 13 ' 611 . 10 . A dead end single access over 500 ' in length will require a secondary access, sprinklers or other mitigative measures . (OK as shown with two accesses) 11 . A second access is required. This can be accomplished by two main access points from main roadway or an emergency gated access into an adjoining development. (OK as shown with two accesses) 7 PLANNING COMMISSIO, RESOLUTION NO. 12 . All new residences/dwellings are required to have illuminated residential addresses meeting both city and fire department approval . Shake shingle roofs are no longer permitted in the cities of Indian Wells, Rancho Mirage, or Palm Desert. OTHER: 1 . Address fire flow and fire hydrant issues . /tm 8 PLANNING COMMISSIG RESOLUTION NO. EXHIBIT A Pursuant to Title 14 , Division 6, Article 7, Section 15083, of the California Administrative Code. NEGATIVE DECLARATION CASE NO: TT 27524 APPLICANT/PROJECT SPONSOR: Wilshire West, Inc. 11925 Wilshire Boulevard Los Angeles, CA 90025 PROJECT DESCRIPTION/LOCATION: A tentative tract map subdividing 17 . 64 acres of PR 17 . 5 zoned land located on the south side of Hovley Lane, 1930 feet east of Portola Avenue into 82 single family lots having minimum lot sizes of 7200 square feet and minimum widths of 60 feet. The Director of the Department of Community Development, City of Palm Desert, California, has found that the described project will not have a significant effect on the environment. A copy of the Initial Study has been attached to document the reasons in support of this finding. Mitigation measures, if any, included in the project to avoid potentially significant effects, may also be found attached. RAMON A. DIAZ DATE DIRECTOR OF COMMUNITY DEVELOPMENT /tm 9 INITIAL STUDY CASE NO. TT 27524 ENVIRONMENTAL EVALUATION CHECKLIST COMMENTS AND POSSIBLE MITIGATION MEASURES (CATEGORIES PERTAIN TO ATTACHED CHECKLIST) 1 . EARTH a . The project will result in grading. Said grading will not result in any alterations to geologic substructures nor create unstable earth conditions in that all grading will be pursuant to the grading ordinance. b. As part of the normal grading activity soils will be moved, displaced, over-covered and compacted. This activity will be done per permit and approved grading plans to assure that the site is properly prepared for the structural development which will take place on the site. C . The site slopes from northwest to southeast and changes in topography and surface relief will be required to assure proper drainage and avoid increased runoff to adjoining properties . .The after condition of the property will result in less water runoff from the property to adjoining properties and better direction. d. The site does not contain any unique geologic or physical features . e. The project as stated previously will . result in less potential water damage to the site through proper grading resulting in the appropriate directing of runoff from the site. Mitigation Measure The City of Palm Desert grading and building permit procedures require detailed geotechnical reports addressing grading specifications and the settlement and expansive characteristics of on-site soils. All structures must be designed by UBC requirements to insure that the buildings are constructed within the acceptable level of risk set forth therein for the type of building and occupancies being developed. 2 . AIR a. During construction, particularly grading, a potential dust problem will be a short-term impact. Requiring that the ground be moistened during days in which grading occurs will mitigate this problem. This is required by City of Palm Desert Grading Ordinance. Because the site is already an urbanized setting its development will not result in an overall deterioration of INITIAL STUDY TT 27524 ambient air quality. This conclusion is supported by the discussions relating to air quality contained in a 1985 draft environmental impact report prepared for the City of Rancho Mirage by Michael Brandman Associates entitled "Park View Drive Land Use Study. " b. The proposed development does not call for any odorous land uses . C. Development of this site will not result in any climatic changes . This is due to its size and identified uses . 3 • WATER a• Water will be redirected to drainage facilities designed and constructed to accept the water from the site. b. The site will absorb less water due to ground coverage. The landscaped areas will absorb water because of the plant material . The alterations in drainage patterns will result in a benefit to adjoining property as it will be directed in a controlled manner. C. See b. d• There is no ground water present on the site. e• See d. f• While any development results in the use of water and, therefore, reduces the amount otherwise available for public water supplies; the Coachella Valley Water District assures that there is sufficient water supplies to accommodate this growth. 4 • PLANT LIFE a. The project when completed will introduce a diversity of species to the site. The plants that will be introduced to the site will, however, be material previously used in the desert. b. The site does not contain any unique, rare or endangered species of plant life. C. It is extremely doubtful that the project will introduce any new species into the area. In any event the landscape plan will be reviewed by the architectural inspector of Riverside 2 INITIAL STUDY TT 27524 County to assure that the plants being used do not pose a hazard to agricultural production in the area. 5 . ANIMAL LIFE a . The project will not increase or decrease the variety of animal life on the site. b. The site does contain habitat for the fringe-toed lizard, an endangered specie. As mitigation the applicant will be required to pay $600 per acre to the Nature Conservancy for use in acquiring habitat area north of I-10 . C. See b and c . d. The project site is an in-fill site and not a suitable habitat for wildlife. 6 . NATURAL RESOURCES a. The project will obviously use natural resources, but will not increase the rate of . usage of these resources . b. All material resources used on the site are renewable. 7 . a. & b. No more than normal usage. In addition, since the project will be required to comply with the most current state energy codes, energy usage will be less than on previous projects of a similar nature. 8. The site does not contain any substances that could result in explosion or escape of hazardous materials . 9 . a. As discussed earlier the project will have a positive impact in terms of drainage impacts on adjacent properties . b. Properties in the area are not subject to unusual geologic hazards . The project will not effect that hazard. 10 . NOISE Construction and subsequent use as single family dwellings will increase ambient noise level . The increase will not create a long term annoyance to the adjacent residential properties . 3 INITIAL STUDY TT 27524 Mitigation Measures Strict adherence to construction hours and days will be required. 11 . LAND USE The project will not alter the present developed land use in the area. The planned land use for the area is identified as high density residential; the project would develop land uses permitted in the high density residential land use designation but at a lesser density. 12 . OPEN SPACE The site in question is designated as high density residential; its development, therefore, will not result in a reduction in the amount of designated open space. Park fees collected from this development will be used to purchase park land or develop park land to serve this area. 13 . POPULATION a. Developing single family lots on a 17 . 64 acre site will not result in changes in location, distribution, density, or growth rate of the city's population. b. The project will not generate changes in the socio-economic characteristics of the area. 14 . EMPLOYMENT While the project will provide a number of new jobs in terms of the value as a whole, in and of itself it is minor. Most of the jobs created--gardeners, pool maintenance and other service personnel, however, will be filled by residents of the area or those who have come to the valley for other reasons . 15 . HOUSING a. The project will not change the housing picture in the community or region. This is based on the conclusions reached in items 13 and 14 . b. None - covered in item 15 a. 16 . TRANSPORTATION/CIRCULATION a. Projected trip generation per single family dwelling unit per day is 10, for a total of 820 trip ends per day. As part of 4 INITIAL STUDY TT 27524 the conditions of approval the applicant shall be required to provide road improvements as provided by the circulation element of the general plan. b. All new single family dwellings are required to provide two covered parking spaces as well as on-street and driveway parking. C. Except for additional vehicular movements discussed above the project should not generate additional demands on existing transportation systems . In addition, these systems have additional capacity to accept the traffic this project will create. d. Principal access to the area will be via Hovley Lane, Portola Avenue and Cook Street. e. Implementation of the mitigation measures set forth by item ' 16 a. should result in positive impacts . 17 . PUBLIC SERVICE a-f . None. The property is presently vacant. A commitment to urban uses was made as the area surrounding the study area has been developed and the general plan and zoning maps designated the area for residential development. Infrastructure improvements ( i .e. : streets and utilities) have been made and are adequate to serve the proposed development. The proposed land uses woul d ld increase the economic productivity of the land in terms of land efficiency and greater economic return generated from these uses, versus the current stat e of the land. 18 . PUBLIC FISCAL BALANCE The project will result in a net increase on fiscal flow to the City of Palm Desert through an increase in the assessed value of the land. 19 . UTILITIES All utilities have indicated an ability to serve the proposed development. 20 . HUMAN HEALTH The project will not create hazard to human health in the long or short term nor will it impact the level of community health. 5 INITIAL STUDY TT 27524 21 . SOCIAL SERVICES The property will be developed with single family dwellings . Owners of these homes will pay substantial amounts of property tax and generally have a low ,incidence of use of social services . Any increase in the demand for general social services will be minimal . 22 . AESTHETICS a. The city grading ordinance and architectural review process take into account the effects development may have on adjacent properties and the views available from public streets . Care will be taken to assure that any impact on views from adjacent properties or scenic vistas will be minimized. b. The proposed single family dwellings must be approved by the Palm Desert architectural review process . C . For reasons stated in items 22 a and b. 23 . LIGHT AND GLARE a . New light will be produced but the effects will be minimal . 24 . There has been no evidence of any archeological or historical significance of this site. In addition, state law required that should any evidence be found during construction, construction must cease and the site cleared. 25 . Because of the mitigation measures identified herein and required of the project, the proposal will not have a significant adverse impact on the environment. SRS/tm 6 73 510 FRED`7VARING DRIVE,PALI'A DESERT,CA LIFO RNIA 92260 TELEPH0NE(619)346 0611 May 12. 1992 CITY OF PALM DESERT LEGAL NOTICE CASE NO. TT 27524 NOTICE 15 HEREBY GIVEN that a Publ lc hearing will be held before the Palm Desert Planning Commission to consider a request by WILSHIRE NEST. INC. for approval of Tentative Tract No. 27524 to create 82 single family residential lots having_ minimum lot area of 7200 square feet and minimum lot width of 60 feet from a 17.64 acre Parcel on the south side of Hovley Lane. 1930 feet east of Portola. also particularly described as: A.P.N. 624-040-020 ' COU 7,PY CLUB OR/vE J � fJ0 L EY lei CONE VJ LEN,c�OV PC. I S/TE w ' 0 4jrEW4TER p Ri V F,pEO WLR/NG O.Pit�E C/N/ T Y M4P yvrs SAID public hearing will be held on Tuesday. June 16, 1992 at 7:00 p.m. In the Council Chamber at the Palm Desert City Hall, 73-510 Fred Marina Drive, Palm Desert. California, at which time and place all Interested persons are Invited to attend and be heard. Written comments concerning all Items covered by this public hearing notice shall be accepted up to the date of the hearina. information concerning the proposed Protect and/or negative - declaration Is available for review in the department of community development/planning at the above address between the hours of 8:00 a.m. and 4:30 P.m. Monday through Friday. if you challenge the proposed actions In court. you may be limited to raising only those Issues Your or someone else _ raised at the Public hearing described In this notice. or In written correspondence delivered to the planning commission (or city council) at, or Prior to. the Public hearing. PUBLISH: Desert Post RAMON A. DIAZ, Secretary May 20. 1992 Palm Desert Planning Commission M E M O R A N D U M CITY OF PALM DESERT To : Steve Smith Associate Planner From : Brent Conley Crime Prevention Officer Gate: May 1, 1992 Re : TT 27524 The Police Department does not have any comment on the proposed tract map. We would like to reserve comment on the proposed housing units when submitted for review. Thank you. BC . phs BRENT CONLEY CRIME PREVENTION OFFICER CITY OF PALM DESERT INTEROFFICE f!iE�IORMUM TO: Department of Community Development/Planning Attention: Steve Smith FROM: Richard J. Folkers, Asst . Citv Manager/Public Works Director SUBJECT: TENTATIVE TRACT 27524, WILSHIRE WEST, INC. DATE: June 9, 1992 The following should be considered conditions of approval for the above-referenced project : (1) Drainage fees, in accordance with Section 26.49 of the Palm Desert Municipal Code and Palm Desert Ordin ance Number 507, shall be paid prior to recordation of final map. (2) Storm drain construction/retention area shall be contingent upon a drainage study prepared by a registered civil engineer that is reviewed and approved by the Department of Public Works prior to sta rt art of construction. The project shall provide for on site retention of storm waters as required by Section 26.49.060 of the Palm Desert Municipal Code. (3) Signalization fees, in accordance with Citv of Palm Desert Resolution Nos. 79-17 and 79-55, shall be paid prior to recordation of final map. (4) Full public improvements, as required by Sections 26.40 and 26.44 of the Palm Desert Municipal Code, shall be installed in accordance with applicable City standards. (5) As required under Palm Desert Municipal Code Section 26.28, and in accordance with Sections 26.40 and 26.44, complete improvement plans and specifications shall be submitted to the Director of Public Works for checking approval before construction of any improvements is commenced. Offsite improvement plans to be approved by the Public Works Department and a surety posted to guarantee the installation of required offsite improvements prior to recordation of final map. Such offsite improvements shall include, but not be limited to, curb and gutter, asphalt paving and concrete sidewalk in an appropriate size and configuration. "As-built" plans shall be submitted to, and approved by, the Director of Public Works prior to the acceptance of the improvements by the city. (6) Improvement plans for water and sewer systems shall be approved by the respective service districts with "as-built" plans submitted to. the Department of Public Works prior to project final . (7) All public improvements shall be inspected by the Department of Public Works and a standard inspection fee shall be paid prior to issuance of grading permits. (8) Landscaping maintenance for the Hovley Lane parkway area shall be provided by the homeowners association. If no homeowners association is formed for this project, the property shall be annexed into Lighting and Landscape Maintenance District No. 5. (9) Applicant shall provide for the installation of one-half landscaped median island in Hovley Lane or cash payment for one-half the cost of the subject landscaping at the option of the Director of Public Works. The property shall be annexed into Lighting and Landscape District No. 5 to provide for the maintenance of the median island landscaping. (10) The property shall be annexed into Lighting and Landscape District No. 5 prior to the approval and recordation of the final map. (11) In accordance with Palm Desert Municipal Code Section 26.44, complete grading plans and specifications shall be submitted to the Director of Public Works for checking and approval prior to issuance of any permits. (12) As required by Sections 26.32 and 26.44 of the Palm Desert Municipal Code, and in accordance with the Circulation Network of the City's General Plan half-street right- of-way at 44 feet on Hovley Lane. In addition applicant shall provide for a 20 foot wide pedestrian and landscape easement along the Hovley Lane property frontage. Right- of-way and easement dedication shall be shall be offered for dedication on the final map. (13) Traffic safety striping shall be installed to the specifications of the Director of Public Works. A traffic control plan must be submitted to, and approved by, the Director of Public Works prior to the placement of any pavement markings. (14) Full improvements of interior streets based on residential street standards in accordance with Section 26.40 of the Palm Desert Municipal Code shall be provided. (15) Complete tract map shall be submitted as required by ordinance to the Director of Public Works for checking and approval and be recorded before issuance of any permits. (16) Any and all offsite improvements shall be preceded by the approval of plans and the issuance of valid encroachment permits by the Department of Public Works. (17) A complete preliminary soils investigation, conducted by a registered soils engineer, shall be submitted to, and approved by, the Department of Public Works prior to the issuance of a grading permit. (18) All proposed pad elevations are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. (19) Waiver of access to Hovley Lane except at approved locations shall be granted on the final map. (20) The proposed site access and street circulation are not acceptable. The project shall be redesigned to provide a single access point on Hovley Lane, including acceleration/deceleration lanes, located at the mid-point of the property frontage. In addition the proposed street circulation shall be redesigned in order to minimize the extended straight street segments. A secondary access shall be provided along the southern boundary of the project (Avenue 42 extended) . Right-of-way shall be a minimum width of 60 feet ( full street ) for the proposed interior streets and a minimum width of 44 feet ( halt-street ) for Avenue 42. The subject rights-of-way shall be offered •: for dedication of the final map. --f-- RICHARD J. FOLK RS, P.E. Iisaitr27S24.ioal I RIVERSIDE COUNTY FIRE DEPARTMENT ;MENT°oFog ' pt'DE�0.E vN07EUjQ4gY '. IN COOPERATION WITH THE COUNTY -? CALIFORNIA DEPARTMENT OF FORESTRY RIVERSIDE ,,., AND FIRE PROTECTION - C w% D -- GLEN J. NEWMAN �� F FIRE CHIEF RIVERSIDE COUNTY FIRE COVE FIRE MARSHAL 2I0 WEST SAN JACINTO AVENUE 7MOI HWY III �_� - �' - PERRIS,CALIFORNIA 92370 RANCHO MIRAGE,CA 92270 TELEPHONE: (714)657.3183 (619) 346-1870 / 1 i :� / REF If circled underlined or noted condition aggligs to P ro ect UWith respect to the conditions of approval referenced plan check, the Fire Department recommends the lfollowing fire protection measures be provided in accordance with City Municipal Code, NFPA, UFC, and UBC and/or recognized Fire Protection Standards : 2 . Provide, or show there exists a water system capable of providing a potential gallon per minute flow of 1500 for single family multifamily, and 3000 for commercial . The actual fire flow available from any one hydrant connected to any given water main shall be 1500 GPM for two hours duration at 20 PSI residual operating pressure. CA fire flow of 1500 gpm for a 1 hour duration at 20 psi residual operating pressure must be available before any combustible material is placed on the job site. 4. The required fire flow shall be available from a Super hydrant(s) (6 x 4" x 2-1/2" x 2-1/211 ) , located not less than 25 ' nor more than 200 ,_ single family, 165 ' multifamily, and 150' commercial from any portion of the building(s) as measured along approved vehicular travelways. Hydrants installed below 3000' elevation shall be of the "wet barrel" type. 5 11 A combination of on-site and off-site Super fire hydrants (611x4"x2- 1/21lx2-1 2"/ ) will be required, located not less than 25' or more than 0 singtp , 165' multifamily, and 150' commercial from any portion of the buildings) as measured along approved vehicular travelways. The required fire flow shall be available from any adjacent hydrant(s ) in the system. 6) Provide written certification from the appropriate water company having jurisdiction that hydrant(s) will be installed and will produce the required fire flow, or arrange field inspection by the Fire Department prior to request for final inspection. pnnraom racyc�ao Pale. `bp' ' Prior to the application for a building permit, the developer shall furnish the original and two copies of the water system plan to the County Fire Department for review. No building permit shall be issued until the water system plan has been approved by the County Fire Chief . Upon approval , the original will be returned . One copy will be sent to the responsible inspecting authority. Plans shall conform to fire hydrant types , location and spacing, and the system shall meet the fire flow requirements . Plans shall be signed by a Registered Civil Engineer and may be signed by the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department. " "System has been designed to provide a minimum gallon per minute flow of 1500, 2500 , 3000. " All buildings shall be accessible by an all-weather roadway extending to within 150' of all portions of the exterior walls of the first story. The roadway shall be not less than 24 ' of unobstructed width and 13 ' 6" of vertical clearance. Where parallel parking is allowed, the roadway shall be 36 ' wide with parking on both sides , 32 ' wide with parking on one side. Dead-end roads in excess of 150' shall be provided with a minimum ' 551 in Fountains4or gardens islands placed (in the middle sofltheseevelopments turn-arounds shall not exceed a 5' radius or 10' diameter. City standards may be more restrictive. Or, A., The minimum width of interior driveways for multi-family or apartment complexes shall be: a. 24 feet wide when serving less than 100 units, no parallel parking, carports or garages allowed on one side only. b. 28 feet wide when serving between 100 and 300 units; carports or garages allowed on both sides, no parallel parking. C. 32 feet wide when serving over 300 units or when parallel parking is allowed on one side. d. 36 feet wide when parallel parking is allowed on both sides . Whenever access into private property is controlled through use of gates, barriers, guard houses or similar means, provision shall be made to facilitate access by emergency vehicles in a manner approved by the Fire Department. All controlled access devices that are power operated shall have a Knox Box over-ride system capable of opening the gate when activated by a special key located in emergency vehicles. Devices shall be equipped with backup power facilities to operate in the event of power failure. All controlled access devices that are not power operated shall also be approved by the Fire Department. Minimum opening width shall be 16' with a minimum vertical clearance of 13 ' 61' . A dead end single access over 500 ' in length will require a secondary access, sprinklers or other mitigative mel sure . 111-2. Contact the Fire Department for a final inspection prior to occupancy. 13 A second access is required. This can be accomplished by two main access points from main roadway or an emergency gated access into an adjoining development. Jy, 14 , All new residences/dwellings are required to have illuminated residential addresses meeting both City and Fire Department approval . Shake shingle roofs are no longer permitted in the Cities of Indian Wells, Rancho Mirage or Palm Desert. OTHER: . All questions regarding the meaning of these conditions should be referred to the Fire Department, Coves Fire Marshal , at Phone (619) 346-1870 or the Fire Marshal 's office at 70-801 Highway ill (Rancho Mirage Fire Station) , Rancho Mirage, CA 92270 . Sincerely, MIKE HARRIS Chief„ �I by Clyde Chittenden Coves Fire Marshal bbm 10 TEq t ESTABLISHED IN 1910 a5 a PUBLIC AGENCY C ! v COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 1o58• COACHELLA, CALIFORNIA 92236•TELEPHONE(619)398-2651 DIRECTORS OFFICERS TELLIS CO DE NAM PRESIDENT THOMAS E.LEVY,GENERAL MANAGER CHIEF ENGINEER RAYMO.CHNW DR.RUMMONDS.VICE PRESIDENT BE ASSISTANT GENERAL LMA MANAGER JDHN W.McFADDEN OWEN M<COOK ASSISTANT GENERAL MANAGER DOROTHY M.DELAY REDWINE AND SHERRILL.AORNEYS THEODORE J.FISH Tidy 7, 1992 TT File: 0163.1 Department of Environmental Services City of Palm Desert 73-510 Fred Waring Drive Palm Desert, California 92260 Gentlemen: Subject: Tentative Tract 27524, Portion of the Southwest Quarter of Section 9, Township 5 South, Range 6 East, San Bernardino Meridian This area lies on the sandy area in the northern portion of Palm Desert and is considered safe from stormwater flows except in rare instances. This area is designated Zone C on Federal Flood Insurance rate maps which are in effect at this time. The district will furnish domestic water and sanitation service to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. Plans for grading, landscaping, and irrigation systems shall be submitted to Coachella Valley Water District for review. This review is for ensuring efficient water management. If you have any questions please call Bob Meleg, stormwater engineer, extension 264. Yours very truly, �rW Tom Levy General Manager-Chief Engin r RF:lg/e5 cc: Don Park Riverside County Department of Public Health TRUE CONSERVATION USE WATER WISELY 14� � 16 1 RECEI \/En- MAY 2 8 -1A SECT '9' IL N11 1IP 7 70 70 P3 0 000, Or p p R j :T1 P, W%p 1�7 52�1. J= ji Jj ilk k fit k MINUTES PALM DESERT PLANNING COMMISSION JUNE 16 , 1992 Chairperson Whitlock asked if anyone wished to address the commission in FAVOR or OPPOSITION to the proposal . There was no one and the public testimony was closed. Action: Moved by Commissioner Downs , seconded by Commissioner Spiegel, adopting the findings as presented by staff. Carried 5-0 . Moved by Commissioner Downs, seconded by Commissioner Spiegel , adopting Planning Commission Resolution No. 1575, approving CUP 92-6 , subject to conditions . Carried 5-0 . C. Case No. TT 27524 - WILSHIRE WEST, INC. , Applicant Request for approval of a tentative tract map subdividing 17 . 64 acres of PR 17 .5 zoned land located on the south side of Hovley Lane, 1930 feet east of Portola Avenue into 82 single family lots having minimum lot sizes of 7200 square feet and minimum widths of 60 feet. Mr. Diaz stated that staff had met with the applicant and they were requesting a 60 day continuance. He explained that the site in question has an approved plan on it for an apartment project of over 180 units and there was an exchange of open space and many hearings on that parcel . He said that the applicants wanted to subdivide the parcel into single family residential lots, but they wanted to reserve the option with the tentative map approved, to build the apartments if for some reason the single family lot tentative map could not go to the final map stage. He said that he indicated to them that this could not be done; once the tentative map was approved, the other plan was deleted. That issue and the issue of access onto Hovley Lane and disagreements between planning and public works staff as to the number of access points needed to be resolved. He recommended the 60 day continuance. Chairperson Whitlock opened the public hearing and asked if anyone wished to address the commission either in FAVOR or OPPOSITION to the proposal . MR. C.F. "BUD" KIRBY addressed the commission and stated that he was a member of the Portola Country Club Board of Directors, 42-500 Portola Avenue, and was representing their board. He said that they do not oppose the 3 i MINUTES PALM DESERT PLANNING COMMISSION JUNE 16 , 1992 proposed residential development. As to the single family lots located directly along Lot K, Tract 11215-1 , he wanted to remind the planning commission that Portola Country Club owned Lot K, which was 30 feet in width and it was never dedicated for use as a public street. He stated that he had meetings with staff and they were aware of that problem. He again noted that they were not in opposition, but there were items that had to be explored and the extension of Avenue 42 would consist of what they called Lot K. He asked about the continuance. Chairperson Whitlock explained that a 60 day continuance would place the item at their regular meeting of August 18, 1992 . Mr. Kirby thanked the commission for considering this . Chairperson Whitlock asked if anyone wished to address the commission in FAVOR or OPPOSITION to the project. There was no one. Commissioner Spiegel asked if the plan was to complete Avenue 42 prior to completion of th e he ro ec .t P j Mr. Diaz replied no, one of the conditions of approval might be that hat they dedicate their half of 42nd Avenue and noted the city s part was on the east. He stated that if 42nd Avenue was really necessary, the city would put it in, but it would not go through at this time to Portola. Mr. Holtz informed commission that there was no plan to extend 42nd Avenue to Portola--they were only asking for the dedication of the right-of-way at this time. Action: Moved by Commissioner Downs, seconded by Commissioner Richards, continuing TT 27524 to August 18, 1992 by minute motion. Carried 5-0 . VIII . MISCELLANEOUS None. IX. ORAL COMMUNICATIONS None. 4 RECE! V EP SUN 16 9? PORTOLA COUNTRY CLUB 42-500 PORTOLA AVENUE r/ ✓�l� �G. PALM DESERT, CA 92260 (619) 346-5481 June ic . 1992 To : City of Palm desert Planning commission Re : Case No . TT 27524 My name is C . P . "Bud" Kirby . T •am a member of the Board of Directors of Portola Country Club Homeowners ' Association and T am appearing on behalf of the association. . We do not oppose the proposed residential development of single family lots located directly north of Lot T, Tract 1121 5- 1 . we wish to remind the Planning commission that Portola Country Club owns Lot K 30 feet in width , and it has never been dedicated for use as a public street . Thank you . Portola country Club Homeowners ' Association Board of Directors r COMV Dq DAD D�@G- N 73-510 FRED WARING DRIVE, PALM DESERT,CALIFORNIA 92260-2578 TELEPHONE(619)346-0611 FAX(619)340-0574 PLANNING COMMISSION MEETING NOTICE OF ACTION Date: February 17 , 1993 Mr . Thomas J . Haberkorn Wilshire West, Inc . 11925 Wilshire Boulevard, Suite 210 Los Angeles, California 90025-6603 Re : VI'T 27524 The Planning Commission of the City of Palm Desert has considered your request and taken the following action at its meeting of February 16 , 1993 . THE APPLICATION WAS WITHDRAWN• NO FURTHER PLANNING COMMISSION ACTION WAS TAKEN. Any appeal of the above action may be made in writing to the Director of Community Development, City of Palm Desert, within fifteen ( 15) days of the date of the decision. RAe AZ , C A R Y PALM DESERT PLANNI6Yd COMMISSION RAD/tm cc : Coachella Valley Water District Public Works Department Building 4 Safety Department Fire Marshal MINUTES U S PALM DESERT PLANNING COMMISSION FEBRUARY 16 , 1993 Action: Moved by Commissioner Cox, seconded by Commissioner Whitlock, adopting the consent calendar by minute motion. Carried 4-0 . VII . PUBLIC HEARINGS A. Continued Case No. TT 27524 - WILSHIRE WEST, INC . , Applicant Request for approval of a tentative tract map subdividing 17 . 64 acres of PR 17 . 5 zoned land located on the south side of Hovley Lane, 1930 feet east of Portola Avenue into 82 single family lots having minimum lot sizes of 7200 square feet and minimum widths of 60 feet. The applicant withdrew the request. Action: No action was required or taken. B. Civic Center Park Pedestrian Bridge - CITY OF PALM DESERT, Applicant Request for approval of an amendment to the Palm Desert Civic Center Park Plan calling for the construction of a pedestrian bridge across the San Pascual Channel connecting the park with the developed areas east of San Pascual Avenue between Krug Avenue and Rancho Road. Mr. Diaz explained that the request was a city proposed amendment to the master plan because a petition was received requesting a pedestrian bridge to the park from the residences to the east. He noted that as part of the original plan a bridge was included, but there was a great deal of opposition to it from the residents so it was removed with the stipulation that if the residents wanted the bridge at a later date, they could request it. A petition was received from residents in the area generally bounded by Portola, Fred Waring, and San Pascual . He said that since the bridge was part of the original plan, all CEQA 3 wiv RECEIVED _WdshimWest.Inc FEB 11 1993 CDMMOMNY DEVELOPMENT DEPARTMENT CITY OF PALM DESERT VIA FAX AND U.S. MAIL February 9, 1993 Mr. Steve Smith Associate Planner City of Palm Desert Palm Desert Planning Commission 73-510 Fred Waring Drive Palm Desert, CA 92260-2578 RE: TT-27524 Dear Steve: Due to economic factors, we respectfully wish to withdraw our request for approval of tentative tract map TT-27524 which would subdivide 17 . 64 acres of PR 17.5 zoned land located on the south side of Hovley Lane into 82 single family lots. We may pursue this downzoning in the future, but at the present time we are not able to proceed. We wish to thank the Planning Commission for their help and consideration throughout the last six months and look forward to a continued mutually beneficial business relationship. Si y, Thom s J. Ha er rn Director of ea Estate Owned TJH/oo 11925 Wilshire Blvd. Suite 210 X*%Los Angeles,CA 90025-6603\\Tel: (213)473-1757\\Fax:(213)478-6167 FEE 09 '93 11:20 AT&T FAX 9020FX P.2 WN RECEWE® V-,5h:m 9kV FEB 10 1993 I Ili G 11 ti. WIEMUNC Of ALMEDNT ESERTPR1MEdi VIA Fm AND r1.8. MAIL February 9, 1993 Mr. Steve Smith Associate Planner City of Palm Desert Palm Desert Planning Commission 73-510 Fred Waring Drive Palm Desert, CA 92260-2578 RE: TT-27524 Dear Steve: Due to economic factors, we respectfully wish to withdraw our request for approval of tentative tract map TT-27524 which would subdivide 17. 64 acres of PR 17. 5 zoned land located on the south side of Hovley Lane into 82 single family lots. We may pursue this downzoning in the future, but at the present time we are not able to proceed. We wish to thank the Planning Commission for their help and consideration throughout the last six months and look forward to a continued mutually beneficial business relationship. Si a y, Tho s J. Ha r rn Director of ea Estate Owned TJH/oo 11925 Wil,birc Hlvd. Suitc 210 os Angekm CA 90025-4601\\I 0! (213)473-1757\\FDA' (213) 17Y.-616" i CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE: December 15, 1992 continued from October 20, June 16 and August 18, 1992 CASE NO: TT 27524 REQUEST: Approval of a tentative tract map subdividing 17 . 64 acres of PR 17 .5 zoned land located on the south side of Hovley Lane, 1930 feet east of Portola Avenue into 82 single family lots having minimum lot sizes of 7200 square feet and minimum widths of 60 feet. APPLICANT: Wilshire West, Inc. 11925 Wilshire Boulevard Los Angeles, CA 90025 I . BACKGROUND: This matter was before commission June 16 , August 18, and October 20, 1992, at which time it was continued to allow the applicant to consider the changes recommended in the June 16, 1992 staff report. As of the writing of this report we have not received revised plans . II . RECOMMENDATION: Approval pursuant to the reasons and conditions contained in the June 16, 1992 staff report. (Copy attached) Prepared by Reviewed and Approved by SRS/tm 1 s� 1 73-510 FRED WARING DRIVE, PALM DESERT,CALIFORNIA 92260-2578 TELEPHONE(619)346-0611 FAX(619)340-0574 PLANNING COMMISSION MEETING NOTICE OF ACTION Date : December 17 , 1992 Wilshire West 11925 Wilshire Boulevard Los Angeles, California 90025 Re : JfiT 27524 The Planning Commission of the City of Palm Desert has considered your request and taken the following action at its meeting of December 15, 1992 . PLANNING COMMISSION CONTINUED TT 27524 TO FEBRUARY 16, 1993 BY MINUTE MOTION. CARRIED 5-0 . Any appeal of the above action may be made in writing to the Director of Community Development, City of Palm Desert, within fifteen ( 15) days of the date of the decision. RAM N A. DIAZ , eCRE-TVARY PALM DESERT PLANNING"COMMISSION RAD/tm cc : Coachella Valley Water District Public Works Department Building & Safety Department Fire Marshal PLANNING COMMISSIC RESOLUTION NO. EXHIBIT A Pursuant to Title 14, Division 6, Article 7, Section 15083, of the California Administrative Code. NEGATIVE DECLARATION CASE NO: TT 27524 APPLICANT/PROJECT SPONSOR: Wilshire West, Inc. 11925 Wilshire Boulevard Los Angeles, CA 90025 PROJECT DESCRIPTION/LOCATION: A tentative tract map subdividing 17 . 64 acres Of PR 77 . 5 zoned land located on the south side of Hovley Lane, 1930 feet east of Portola Avenue into 82 single family lots having minimum lot sizes of 7200 square feet and minimum widths of 60 feet. The Director of the Department of Community Development, City of Palm Desert, California, has found that the described project will not have a significant effect on the environment. A copy of the Initial Study has been attached to document the reasons in support of this finding. Mitigation measures, if any, included in the project to avoid potentially significant effects, may also be found attached. RAMON A. DIAZ DATE DIRECTOR OF COMMUNITY DEVELOPMENT /tm 9 INITIAL STUDY CASE NO. TT 27524 ENVIRONMENTAL EVALUATION CHECKLIST COMMENTS AND POSSIBLE MITIGATION MEASURES (CATEGORIES PERTAIN TO ATTACHED CHECKLIST) 1 . EARTH a. The project will result in grading. Said grading will not result in any alterations to geologic substructures nor create unstable earth conditions in that all grading will be pursuant to the grading ordinance. b. As part of the normal grading activity soils will be moved, displaced, over-covered and compacted. This activity will be done per permit and approved grading plans to assure that the site is properly prepared for the structural development which will take place on the site. C. The site slopes from northwest to southeast and changes in topography and surface relief will be required to assure proper drainage and avoid increased runoff to adjoining properties . The after condition of the property will result in less water runoff from the property to adjoining properties and better direction. d. The site does not contain any unique geologic or physical features . e. The project as stated previously will result in less potential water damage to the site through proper grading resulting in the appropriate directing of runoff from the site. Mitigation Measure The City of Palm Desert grading and building permit procedures require detailed geotechnical reports addressing grading specifications and the settlement and expansive characteristics of on-site soils . All structures must be designed by UBC requirements to insure that the buildings are constructed within the acceptable level of risk set forth therein for the type of building and occupancies being developed. 2 . AIR a. During construction, particularly grading, a potential dust problem will be a short-term impact. Requiring that the ground be moistened during days in which grading occurs will mitigate this problem. This is required by City of Palm Desert Grading Ordinance. Because the site is already an urbanized setting its development will not result in an overall deterioration of INITIAL STUDY TT 27524 ambient air quality. This conclusion is supported by the discussions relating to air quality contained in a 1985 draft environmental impact report prepared for the City of Rancho Mirage by Michael Brandman Associates entitled "Park View Drive Land Use Study. " b. The proposed development does not call for any odorous land uses . C. Development of this site will not result in any climatic changes . This is due to its size and identified uses . 3 . WATER a. Water will be redirected to drainage facilities designed and constructed to accept the water from the site. b. The site will absorb less water due to ground coverage. The landscaped areas will absorb water because of the plant material . The alterations in drainage patterns will result in a benefit to adjoining property as it will be directed in a controlled manner. C . See b. d. There is no ground water present on the site. e. See d. f. While any development results in the use of water and, therefore, reduces the amount otherwise available for public water supplies; the Coachella Valley Water District assures that there is sufficient water supplies to accommodate this growth. 4 . PLANT LIFE a. The project when completed will introduce a diversity of species to the site. The plants that will be introduced to the site will, however, be material previously used in the desert. b. The site does not contain any unique, rare or endangered species of plant life. C. It is extremely doubtful that the project will introduce any \ new species into the area. In any event the landscape plan will be reviewed by the architectural inspector of Riverside 2 INITIAL STUDY TT 27524 County to assure that the plants being used do not pose a hazard to agricultural production in the area. 5 . ANIMAL LIFE a. The project will not increase or decrease the variety of animal life on the site. b. The site does contain habitat for the fringe-toed lizard, an endangered specie. As mitigation the applicant will be required to pay $600 per acre to the Nature Conservancy for use in acquiring habitat area north of I-10 . C. See b and c. d. The project site is an in-fill site and not a suitable habitat for wildlife. 6 . NATURAL RESOURCES a. The project will obviously use natural resources, but will not increase the rate of usage of these resources . b. All material resources used on the site are renewable. 7 . a. & b. No more than normal usage. In addition, since the project will be required to comply with the most current state energy codes, energy usage will be less than on previous projects of a similar nature. 8 . The site does not contain any substances that could result in explosion or escape of hazardous materials . 9 . a. As discussed earlier the project will have a positive impact in terms of drainage impacts on adjacent properties. b. Properties in the area are not subject to unusual geologic hazards . The project will not effect that hazard. 10 . NOISE Construction and subsequent use as single family dwellings will increase ambient noise level . The increase will not create a long term annoyance to the adjacent residential properties . 3 INITIAL STUDY TT 27524 Mitigation Measures Strict adherence to construction hours and days will be required. 11 . LAND USE The project will not alter the present developed land use in the area . The planned land use for the area is identified as high density residential; the project would develop land uses permitted in the high density residential land use designation but at a lesser density. 12 . OPEN SPACE The site in question is designated as high density residential; its development, therefore, will not result in a reduction in the amount of designated open space. Park fees collected from this development will be used to purchase park land or develop park land to serve this area. 13 . POPULATION a. Developing single family lots on a 17 . 64 acre site will not result in changes in location, distribution, density, or growth rate of the city' s population. b. The project will not generate changes in the socio-economic characteristics of the area. 14 . EMPLOYMENT While the project will provide a number of new jobs in terms of the value as a whole, in and of itself it is minor. Most of the jobs created--gardeners, pool maintenance and other service personnel, however, will be filled by residents of the area or those who have come to the valley for other reasons . 15 . HOUSING a. The project will not change the housing picture in the community or region. This is based on the conclusions reached in items 13 and 14 . b. None - covered in item 15 a. 16 . TRANSPORTATION/CIRCULATION a. Projected trip generation per single family dwelling unit per day is 10, for a total of 820 trip ends per day. As part of 4 INITIAL STUDY TT 27524 the conditions of approval the applicant shall be required to provide road improvements as provided by the circulation element of the general plan. b. All new single family dwellings are required to provide two covered parking spaces as well as on-street and driveway parking. C . Except for additional vehicular movements discussed above the project should not generate additional demands on existing transportation systems . In addition, these systems have additional capacity to accept the traffic this project will create. d. Principal access to the area will be via Hovley Lane, Portola Avenue and Cook Street. e. Implementation of the mitigation measures set forth by item 16 a. should result in positive impacts . 17 . PUBLIC SERVICE a-f . None. The property is presently vacant. A commitment to urban uses was made as the area surrounding the study area has been developed and the general plan and zoning maps designated the area for residential development. Infrastructure improvements ( i .e. : streets and utilities) have been made and are adequate to serve the proposed development. The proposed land uses would increase the economic productivity of the land in terms of land efficiency and greater economic return generated from these uses, versus the current state of the land. 18 . PUBLIC FISCAL BALANCE The project will result in a net increase on fiscal flow to the City of Palm Desert through an increase in the assessed value of the land. 19 . UTILITIES All utilities have indicated an ability to serve the proposed development. 20 . HUMAN HEALTH The project will not create hazard to human health in the long or short term nor will it impact the level of community health. 5 1 INITIAL STUDY TT 27524 21 . SOCIAL SERVICES The property will be developed with single family dwellings . Owners of these homes will pay substantial amounts of property tax and generally have a low incidence of use of social services . Any increase in the demand for general social services will be minimal . 22 . AESTHETICS a. The city grading ordinance and architectural review process take into account the effects development may have on adjacent properties and the views available from public streets . Care will be taken to assure that any impact on views from adjacent properties or scenic vistas will be minimized. b. The proposed single family dwellings must be approved by the Palm Desert architectural review process . C. For reasons stated in items 22 a and b. 23 . LIGHT AND GLARE a. New light will be produced but the effects will be minimal . 24 . There has been no evidence of any archeological or historical significance of this site. In addition, state law required that should any evidence be found during construction, construction must cease and the site cleared. 25 . Because of the mitigation measures identified herein and required of the project, the proposal will not have a significant adverse impact on the environment. SRS/tm 6 � 1 Off Pain o D'c-ui3 73-510 FRED WARING DRIVE,PALM DESERT,CALIFORNIA 92260 TELEPHONE(619)346 0611 May 12. 1992 CITY OF PALM DESERT LEGAL NOTICE CASE NO. TT 27524 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request by WILSHIRE WEST, INC. for approval of Tentative Tract No. 27524 to create 82 single family residential lots having_ minimum lot area of 7200 square feet and minimum lot width of 60 feet from a 17.64 acre parcel on the south side of Hovley Lane, 1930 feet east of Portola. also particularly described as: A.P.N. 624-040-020 COU 7RY CLUE OR/vE j14 v h 940' LENNOV PL. S/TE �Q F.PEO WL.P/NG ORi✓E T Y M4P yVTS . . SAID public hearing wlII be held on Tuesday, June 16, 1992 at 7:00 p.m. In the Council Chamber at the Palm Desert City Hall, 73-510 Fred Waring Drive, Palm Desert. California, at which time and place all Interested persons are Invited to attend and be heard. Written comments concerning all Items covered by this public hearing notice shall be accepted up to the date of the hearing. Information concerning the proposed project and/or negative declaration Is available for review in the department of community development/plannina at the above address between the hours of 8:00 a.m. and - 4:30 P.m. Monday through Friday. If you challenge the proposed actions In court. you may be limited to raising only those Issues your or someone else raised at the public hearing described In this notice, or In written correspondence delivered to the Planninq commission (or city council) at, or prior to, the public hearing. PUBLISH: Desert Post RAMON A. DIAZ, Secretary May 20. 1992 Palm Desert Planning Commission M E M O R A H D U M CITY OF PALM DESERT To : Steve Smith Associate Planner From : Brent Conley Crime Prevention Officer Date: May 1, 1992 Re: TT 27524 The Police Department does not have any comment on the proposed tract map. We would like to reserve comment on the proposed housing units when submitted for review. Thank you. BC : phs BRENT CONLEY CRIME PREVENTION OFFICER CITY OF PALM DESERT 1 INTEROFFICE NENORMUM TO, Department of Community Development/Planning Attention: Steve Smith FROM: Richard J. Folkers, Asst. Citv Manager/Public Works Director SUBJECT: TENTATIVE TRACT 27524, WILSHIRE WEST, INC. DATE: June 9, 1992 The following should be considered conditions of approval for the above-referenced project: (1) Drainage'fees, in accordance with Section 26.49 of the Palm Desert Municipal Code and Palm Desert Ordinance Number 507, shall be paid prior to recordation of final map. (2) Storm drain construction/retention area shall be contingent upon a drainage study prepared by a registered civil engineer that is reviewed and approved by the Department of Public Works prior to start of construction. The project shall provide for on site retention of storm waters as required by Section 26.49.060 of the Palm Desert Municipal Code. (3) Signalization fees, in accordance with Citv of Palm Desert Resolution Nos. 79-17 and 79-55, shall be paid prior to recordation of final map. (4) Full public improvements, as required by Sections 26.40 and 26.44 of the Palm Desert Municipal Code, shall be installed in accordance with applicable City standards. (5) As required under Palm Desert Municipal Code Section 26.28, and in accordance with Sections 26.40 and 26.44, complete improvement plans and specifications shall be submitted to the Director of Public Works for checking approval before construction of any improvements is commenced. Offsite improvement plans to be approved by the Public Works Department and a surety posted to guarantee the installation of required offsite improvements prior to recordation of final map. Such offsite improvements shall include, but not be limited to, curb and gutter, asphalt paving and concrete sidewalk in an appropriate size and configuration. "As-built" plans shall be submitted to, and approved by, the Director of Public Works prior to the acceptance of the improvements by the city. (6) Improvement plans for water and sewer systems shall be approved by the respective service districts with "as-built" plans submitted to the Department of Public Works prior to project final . (7) All public improvements shall be inspected by the Department of Public Works and a standard inspection fee shall be paid prior to issuance of grading permits. (8) Landscaping maintenance for the Hovley Lane parkway area shall be provided by the homeowners association. If no homeowners association is formed for this project, the property shall be annexed into Lighting and Landscape Maintenance District No. 5. (9) Applicant shall provide for the installation of one-half landscaped median island in Hovley Lane or cash payment for one-half the cost of the subject landscaping at the option of the Director of Public Works. The property shall be annexed into Lighting and Landscape District No. 5 to provide for the maintenance of the median island landscaping. (10) The property shall be annexed into Lighting and Landscape District No. 5 prior to the approval and recordation of the final map. (11) In accordance with Palm Desert Municipal Code Section 26.44, complete grading plans and specifications shall be submitted to the Director of Public Works for checking and approval prior to issuance of any permits. (12) As required by Sections 26.32 and 26.44 of the Palm Desert Municipal Code, and in accordance with the Circulation Network of the City's General Plan half-street right- of-way at 44 feet on Hovley Lane. In addition applicant shall provide for a 20 foot wide pedestrian and landscape easement along the Hovley Lane property frontage. Right- of-way and easement dedication shall be shall be offered for dedication on the final map. (13) Traffic safety striping shall be installed to the specifications of the Director of Public Works. A traffic control plan must be submitted to, and approved by, the Director of Public Works prior to the placement of any pavement markings. (14) Full improvements of interior streets based on residential street standards in accordance with Section 26.40 of the Palm Desert Municipal Code shall be provided. (15) Complete tract map shall be submitted as required by ordinance to the Director of Public Works for checking and approval and be recorded before issuance of any permits. (16) Any and all offsite improvements shall be preceded by the approval of plans and the issuance of valid encroachment permits by the Department of Public Works. (17) A complete preliminary soils investigation, conducted by a registered soils engineer, shall be submitted to, and approved by, the Department of Public Works prior to the issuance of a grading permit. g g (18) All proposed pad elevations are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. (19) Waiver of access to Hovley Lane except at approved locations shall be granted on the final map. (20) The proposed site access and street circulation are not acceptable. The project shall be redesigned to provide a single access point on Hovley Lane, including acceleration/deceleration lanes, located at the mid-point of the property frontage. In addition the proposed street circulation shall be redesigned in order to minimize the extended straight street segments . A secondary access shall be provided along the southern boundary of the project (Avenue 42 extended) . Right-of-way shall be a minimum width of 60 feet ( full street ) for the proposed interior streets and a minimum width of 44 feet ( halt-street ) for Avenue 42. The subject rights-of-way shall be offered for dedication of the final map. RICHARD J. FOLK RS, P.E. lisaltr27524.iool RIVERSIDE COUNTY FOAtflA FIRE DEPARTMENT P�MuuTot fpgF � OE��aP\%E PE PRO 1F[7/phgY � COUNT!' kl� I IN COOPERATION WITH THE CALIFORNIA DEPARTMENT OF FORESTRY RIVERSIDE ,,,,,,,; AND FIRE PROTECTION °' C '� a D C -- GLEN). NEWMAN �(�. F FIRE CHIEF RIVERSIDE COUNTY FIRE COVE FIRE MARSHAL 210 WEST SAN JACINTO AVENUE 7U01 HWY III PERRIS,CALIFORNIA 92370 RANCHO MIRAGE,CA 92270 / TELEPHONE: (714) 657.3183 (619) 346-I870 To: TT REF. L,( If circled underlined or noted condition applies to project 0 With respect to the conditions of approval regarding the above referenced plan check, the Fire Department recommends the following fire protection measures be provided in accordance with City Municipal Code, NFPA, UFC, and UBC and/or recognized Fire Protection Standards: 2. Provide, or show there exists a water system capable of providing a potential gallon per minute flow of 1500 for single family multifamily, and 3000 for commercial . The actual fire flow available from any one hydrant connected to any given water main shall be 1500 GPM for two hours duration at 20 PSI residual operating pressure. OA fire flow of 1500 gpm for a 1 hour duration at 20 psi residual operating pressure must be available before any combustible material is placed on the job site. 0 The required fire flow shall be available from a Super hydrant(s) (6 x 4" x 2-1/2" x 2-1/2" ) , located not less than 25' nor more than 200L sinole f ni1X, 165' multifamily, and 150' commercial from any portion of the building(s) as measured along approved vehicular travelways. Hydrants installed below 3000' elevation shall be of the "wet barrel" type. uA combination of on-site and off-site Super fire hydrants (6"x4"x2- 1/2"x2-1/2" ) will be required, located not less than 25' or more than 200_ mate f_ gMily, 165' multifamily, and 150' commercial from any portion of the buildings) as measured along approved vehicular travelways. The required fire flow shall be available from any adjacent hydrant(s ) in the system. �� Provide written certification from the appropriate water company having jurisdiction that hydrant(s) will be installed and will produce the required fire flow, or arrange field inspection by the Fire Department prior to request for final inspection. pnnrW on rccrcretl Paper GPrior to the application for a building permit, the developer shall furnish the original and two copies of the water system plan to the County Fire Department for review. No building permit shall be issued until the water system plan has been approved by the County Fire Chief . Upon approval , the original will be returned. One copy will be sent to the responsible inspecting authority. Plans shall conform to fire hydrant types , location and spacing, and the system shall meet the fire flow requirements . Plans shall be signed by a Registered Civil Engineer and may be signed by the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department. ,, "System has been designed to provide a minimum gallon per minute flow of 1500, 2500 , 3000. " CAll buildings shall be accessible by an all-weather roadway extending to within 150 ' of all portions of the exterior walls of the first story. The roadway shall be not less than 24' of unobstructed width and 13' 6" of vertical clearance. Where parallel parking is allowed, the roadway shall be 36' wide with parking on both sides , 32' wide with parking on one side. Dead-end roads in excess of 150' shall be provided with a minimum 45' radius turn-around ( 55 ' in industrial developments) . Fountains or garden islands placed in the middle of these turn-arounds shall not exceed a 5' radius or 10' diameter. City standards may be more restrictive. ,/6. The minimum width of interior driveways for multi-family or apartment complexes shall be: a. 24 feet wide when serving less than 100 units, no parallel parking, carports or garages allowed on one side only. b. 28 feet wide when serving between 100 and 300 units; carports or garages allowed on both sides, no parallel parking. C. 32 feet wide when serving over 300 units or when parallel parking is allowed on one side. d. 36 feet wide when parallel parking is allowed on both sides. 10 Whenever access into private property is controlled through use of gates, barriers , guard houses or similar means , provision shall be made to facilitate access by emergency vehicles in a manner approved by the Fire Department. All controlled access devices that are power operated shall have a Knox Box over-ride system capable of opening the gate when activated by a special key located in emergency vehicles. Devices shall be equipped with backup power facilities to operate in the event power failure. All controlled access devices that are not power of operated shall also be approved by the Fire Department. Minimum opening width shall be 16 ' with a minimum vertical clearance of 1316" . 11, A dead end single access over 500' in length will require a secondary access, sprinklers or other mitigative measure. n� 1��J `�,NcYVJ/J /-i cam" F 1112. Contact the Fire Department for a final inspection prior to occupancy. 13 A second access is required. This can be accomplished by two main access points from main roadway or an emergency gated access into an adjoining development. .1?- 1� All new residences/dwellings are required to have illuminated residential addresses meeting both City and Fire Department approval . Shake shingle roofs are no longer permitted in the Cities of Indian Wells, Rancho Mirage or Palm Desert. OTHER: rl-1DRA�.(-r All questions regarding the meaning of these conditions should be referred to the Fire Department, Coves Fire Marshal , at Phone (619 ) 346-1870 or the Fire Marshal 's office at 70-801 Highway ill (Rancho Mirage Fire Station) , Rancho Mirage, CA 92270 . Sincerely, MIKE HARRIS Chief by Clyde Chittenden Coves Fire Marshal bbm aa P ATE/j_ ESTABLISHED IN 1918 AS A PUBLIC AuENCY R E C E f v E ul �isrR+ct IMAY COACHELLA VALLEY WATER DISTRICT l'4NMLNI P�dI;LO�uEY:!•--s . POST OFFICE BOX 1058•COACHELLA, CALIFORNIA 92236•TELEPHONE(619)398-2651 ''� 0. DIRECTORS OFFICERS TELLIS CODEKAS,PRESIDENT THOMAS E.LEVY,GENERAL MANAGER-CHIEF ENGINEER RAYMOND R.RUMMONDS.VICE PRESIDENT BERNARDINE SUTTON,SECRETARY JOHN W.MCFADDEN OWEN MCCOOK,ASSISTANT GENERAL MANAGER DOROTHY M.DELAY May 7, 1992 REDWINE AND SHERRILL,ATTORNEYS THEODORE J.FISH y File: 0163. 1 Department of Environmental Services City of Palm Desert 73-510 Fred Waring Drive Palm Desert, California 92260 Gentlemen: Subject: Tentative Tract 27524, Portion of the Southwest Quarter of Section 9, Township 5 South, Range 6 East, San Bernardino Meridian This area lies on the sandy area in the northern portion of Palm Desert and is considered safe from stormwater flows except in rare instances. This area is designated Zone C on Federal Flood Insurance rate maps which are in effect at this time. The district will furnish domestic water and sanitation service to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. Plans for grading, landscaping, and irrigation systems shall be submitted to Coachella Valley Water District for review. This review is for ensuring efficient water management. If you have any questions please call Bob Meleg, stormwater engineer, extension 264. Yours very truly, Tom Levy General Manager-Chief Engin RF:lg/e5 cc: Don Park Riverside County Department of Public Health TRUE CONSERVATION USE WATER WISELY 74� RECEIVEn MAY 2 8 iqq DEPAIry11, .tt I I -Nc' WELL SITE HOVLE _ dM'fR M9 AM'ELYfR' HOVLEY�fLANE DETAIL 'A DETAIL 'B' m�woE p,�t3 SEE DETAIL'S' HflfN.s'RAKlL ncu4vR, OOLi P! '!J COURSES ..awa ory f __ J uGU MXFYVT.Ou...-.q.e... ♦ ji-Ar HOVL£ �.,.. •v .S f 1 "�,� n m." 'f® ® ®' �? Ir� 1 Ia I I .. Inc.wv u..n u�....,.,....e.,.... 7 AA = ;i- xrlul O/JTRNfO.�1e /l II ,.J I R ^ lnrewrlF �' ') lls yEE. j IYJ �, ®^✓ / 'tom. �Y . \. I 1 y ^. � O I Ilk J z no -- TYPCAL SECTION ♦.erm ion Re � , F, ti' '� +X®. �` � S� ( � � U ¢ww't�' .v .ram rw.i�f nr%sr f�. 4.f C T^— �y rf �(��� � �� TYPICAL SECTION 14C 4J r +0 51 •� ` Ll— `' " .ACT NO. ° IL�11215 I H M M.B. ° 103/3136 �.� VACANT \`SEE DETAIL n' I �1nf R-I-M S.H. R-I-M FZ=M. w OF T.F SI'At 6 SECTId I l lS.P eE.S f YI (�—IB '.e1 �r ¢�-y �ep� CITY OF PALM pESERf / l.n-M1 Yam. ur n$ NO.n TENTATIVE MAP T q � M�RAAC�T�0. 279e4 ` SECTION '0 '0. 'o-vA:awErU:..aa •Rer MINUTES PALM DESERT PLANNING COMMISSION JUNE 161 1992 Chairperson Whitlock asked if anyone wished to address the commission in FAVOR or OPPOSITION to the proposal . There was no one and the public testimony was closed. Action: Moved by Commissioner Downs, seconded by Commissioner Spiegel, adopting the findings as presented by staff. Carried 5-0 . Moved by Commissioner Downs, seconded by Commissioner Spiegel, adopting Planning Commission Resolution No. 1575, approving CUP 92-6, subject to conditions . Carried 5-0 . C. Case No. TT 27524 - WILSHIRE WEST, INC. , Applicant Request for approval of a tentative tract map subdividing 17 . 64 acres of PR 17 .5 zoned land located on the south side of Hovley Lane, 1930 feet east of Portola Avenue into 82 single family lots having minimum lot sizes of 7200 square feet and minimum widths of 60 feet. Mr. Diaz stated that staff had met with the applicant and they were requesting a 60 day continuance. He explained that the site in question has an approved plan on it for an apartment project of over 180 units and there was an exchange of open space and many hearings on that parcel . He said that the applicants wanted to subdivide the parcel into single family residential lots, but they wanted to reserve the option with the tentative map approved, to build the apartments if for some reason the single family lot tentative map could not go to the final map stage. He said that he indicated to them that this could not be done; once the tentative map was approved, the other plan was deleted. That issue and the issue of access onto Hovley Lane and disagreements between planning and public works staff as to the number of access points needed to be resolved. He recommended the 60 day continuance. Chairperson Whitlock opened the public hearing and asked if anyone wished to address the commission either in FAVOR or OPPOSITION to the proposal. MR. C.F. "BUD" KIRBY addressed the commission and stated that he was a member of the Portola Country Club Board of Directors, 42-500 Portola Avenue, and was representing their board. He said that they do not oppose the 3 MINUTES PALM DESERT PLANNING COMMISSION JUNE 16, 1992 proposed residential development. As to the single family lots located directly along Lot K, Tract 11215-1, he wanted to remind the planning commission that Portola Country Club owned Lot K, which was 30 feet in width and it was never dedicated for use as a public street. He stated that he had meetings with staff and they were aware of that problem. He again noted that they were not in opposition, but there were items that had to be explored and the extension of Avenue 42 would consist of what they called Lot K. He asked about the continuance. Chairperson Whitlock explained that a 60 day continuance would place the item at their regular meeting of August 18, 1992 . Mr. Kirby thanked the commission for considering this . Chairperson Whitlock asked if anyone wished to address the commission in FAVOR or OPPOSITION to the project. There was no one. Commissioner Spiegel asked if the plan was to complete Avenue 42 prior to completion of the project. Mr. Diaz replied no, one of the conditions of approval might be that they dedicate their half of 42nd Avenue and noted the city' s part was on the east. He stated that if 42nd Avenue was really necessary, the city would put it in, but it would not go through at this time to Portola. Mr. Holtz informed commission that there was no plan to extend 42nd Avenue to Portola--they were only asking for the dedication of the right-of-way at this time. Action: Moved by Commissioner Downs, seconded by Commissioner Richards, continuing TT 27524 to August 18, 1992 by minute motion. Carried 5-0 . VIII . MISCELLANEOUS None. IX. ORAL COMMUNICATIONS None. 4 RECEIVED JUN 16 1092 PORTOLA COUNTRY CLUB ruw°x `011 NT"" ` 4 u 4 „v 0�L0 R/ 42-500 PORTOLA AVENUE ✓�G� Alt 1116 PALM DESERT, CA 92260 (619) 346-5481 J,une 16 . 1992 To : City of Palm Desert Plannina commission Re : Case No . TT 27524 My name is C. F. "Bud" Kirby . I am a member of the Board of Directors of Portoia Country Club Homeowners ! Association and i am appearing on behalf of the association . We do not oppose the proposed residential development of sine;ie family lots located directly north of Lot K, Tract 11215-1 . We wish to remind the Planning commission that Portoia Country Club owns Lot K . 30 feet in width . and it has never been dedicated for use as a public street . Thank you . Portola Country Club Homeowners ! Association Board of Directors CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE: October 20, 1992 continued from June 16 and August 18 CASE NO: TT 27524 REQUEST: Approval of a tentative tract map subdividing 17 . 64 acres of PR 17 .5 zoned land located on the south side of Hovley Lane, 1930 feet east of Portola Avenue into 82 single family lots having minimum lot sizes of 7200 square feet and minimum widths of 60 feet. APPLICANT: Wilshire West, Inc. 11925 Wilshire Boulevard Los Angeles, CA 90025 I . BACKGROUND: This matter was before commission June 16, 1992 and August 18, 1992, at which time it was continued to allow the applicant to consider the changes recommended in the staff report. As of the writing of this report we have not received revised plans . II . RECOMMENDATION: Approval pursuant to the reasons and conditions contained in the June 16 , 1992 staff report. (Copy attached) Prepared by Reviewed and Approved by SRS/tm CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE: August 18, 1992 continued from June 16, 1992 CASE NO: TT 27524 REQUEST: Approval of a tentative tract map subdividing 17 . 64 acres of PR 17 .5 zoned land located on the south side of Hovley Lane, 1930 feet east of Portola Avenue into 82 single family lots having minimum lot sizes of 7200 square feet and minimum widths of 60 feet. APPLICANT: Wilshire West, Inc. 11925 Wilshire Boulevard Los Angeles, CA 90025 I. BACKGROUND• This matter was before commission June 16 , 1992 at which time it was continued to allow the applicant to consider the changes recommended in the staff report. As of the writing of this report we have not received revised plans . Staff contacted the applicant' s engineer who indicated he would have one of the principles contact city staff directly. As of the writing of this report 8-14-92 we have not heard any further. II. RECOMMENDATION: Approval pursuant to the reasons and conditions contained in the June 16, 1992 staff report. Prepared by Reviewed and Approved by SRS/tm i .J I MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 15 , 1992 and Portola Avenue. The map was originally approved on January 16, 1990 . Action: Moved by Commissioner Whitlock, seconded by Commissioner Jonathan, approving the consent calendar by minute motion. Carried 5-0 . VII . PUBLIC HEARINGS Continued Case No. TT 27524 - WILSHIRE WEST, INC. , Applicant Request for approval of a tentative tract map subdividing 17 . 64 acres of PR 17 . 5 zoned land located on the south side of Hovley Lane, 1930 feet east of Portola Avenue into 82 single family lots having minimum lot sizes of 7200 square feet and minimum widths of 60 feet. Mr. Diaz explained that a continuance to the meeting of January 19, 1993 was requested. He explained that he was hesitant because of a possible problem with the permit streamlining act in terms of having to make a decision; however, the applicants have requested the continuance. He said that the permit streamlining act was an act passed by the state legislature six or seven years ago to speed up the development process . The applicant requested the continuances and they were present; also, even if the permit streamlining act were to approve this development, 82 single family residences would be approved versus the previously approved 200 apartments . Mr. Diaz did not see a problem with the lower density. He recommended a continuance to January 19 , 1993, stating for the record that the request was made by the applicant. Commissioner Jonathan asked why this item had been continued so many times; Mr. Diaz said the applicant was present and could address that issue. Chairman Spiegel opened the public testimony and asked the applicant to address the commission. MR. TOM HABERCORN, Wilshire West/West Side Bank, said that he was requesting the continuance because they had 2 MINUTES PALM DESERT PLANNING COMMISSION DECEMBER 15 , 1992 been negotiating with the City of Palm Desert Redevelopment Agency/Carlos Ortega, and with Bill Rosenberger of the Riverside County Housing Authority. He said they had anticipated an answer from the city with the number for the program on the property before the last planning commission meeting, but it had been delayed. On December 6 the chairman of the board of the bank came down to reach an agreement with Mr. Ortega on the city purchasing the property. At that time he indicated that what the city wanted to spend for the property was too low; therefore, he instructed his engineer to go forth with the revisions proposed by staff and had since been negotiating with private developers to go forward with single family homes . He said that was why they were requesting another continuance. Commissioner Jonathan clarified that the delay was not because of the design of the project, but because of negotiations with the city. Mr. Habercorn concurred; he said they had no problem with the design. Commissioner Jonathan asked if Mr. Habercorn was comfortable with the continuance to January 19 to address the matter. Mr. Habercorn said he would prefer 60 days to the second meeting in February; staff concurred and recommended February 16 . Mr. Habercorn concurred. Chairman Spiegel asked if anyone wished to address the commission in FAVOR or OPPOSITION to the proposal . There was no one. Commissioner White asked if the negotiations had anything to do with the proposed Avenue 42 . Mr. Habercorn replied no. Mr. Diaz explained that the negotiations had to do with some type of affordable housing/Housing Authority project. Mr. Habercorn said that it had to do with a self-help housing program. Action: Moved by Commissioner Jonathan, seconded by Commissioner Cox, continuing TT 27524 to February 16, 1993 by minute motion. Carried 5-0 . B. Case No. 4025 SA - PIZZA HUT, Applicant Request for approval of an exception to section 25 . 68.390 of the Palm Desert 3 t i CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE: June 16 1992 CASE NO: TT 27524 REQUEST: Approval of a tentative tract map subdividing 17 . 64 acres of PR 17 . 5 zoned land located on the south side of Hovley Lane, 1930 feet east of Portola Avenue into 82 single family lots having minimum lot sizes of 7200 square feet and minimum widths of 60 feet. APPLICANT: Wilshire West, Inc. 11925 Wilshire Boulevard Los Angeles, CA 90025 I . BACKGROUND: A. DESCRIPTION OF SITE: The site is a rectangular shaped, vacant 17 . 64 acre property with an irregular slope pattern. B. ADJACENT ZONING AND LAND USE: North: PR-4/Marriott golf course South: R1M/Portola Country Club East: O.S. /Future city park West: PR 17 . 5/Vacant C. ZONING AND GENERAL PLAN DESIGNATION: The site is zoned PR 17 .5 and the general plan designation is residential high density ( 7-18 dwelling units per acre) . The zoning is consistent with the general plan. The tentative map with a density of 4 .64 units per acre while it is well below the maximum density allowed by the ordinance and general plan is deemed to be consistent. D. ZONE REQUIREMENTS: PR Zone Code R1 8000 Requirements Proposed Standards minimum lot area as approved 7200 sq. ft. 8000 sq. ft. minimum lot width as approved 60 ' 70 ' max. bldg. height 30 ' - 2 story not indicated 18 ' - 1 story front, side, rear as approved not indicated 20, 14-min 5, 15 yards STAFF REPORT TT 27524 JUNE 16 , 1992 Section 25 .24 . 190 permits commission to impose such conditions it deems necessary to carry out the general Purpose of the section. In other single family developments in the PR zone the city has applied the basic R-1 zone standards . This proposal varies from the R-1 standards in that all of the lots are proposed at 7200 square feet in area and have lot widths of 60 feet. Considering the reduction in density from 17 .5 units per acre down to 4 . 64 units per acre, it is felt the reductions in lot area and lot width are not unacceptable. Staff will recommend approval of the map subject to compliance with the setbacks and building height standards of the R-1 8000 zone: II . PROJECT DESCRIPTION AND LAYOUT: The proposal is to create 82 single family lots having minimum lot areas of 7200 square feet and minimum lot widths of 60 feet. The 82 lots represent a density of 4 . 64 units per acre. The proposed layout involves a long horseshoe shaped street which extends 1140 feet south from Hovley Lane, has a short east-west portion near the south end of the property and returns 1140 feet to Hovley Lane. All lots, except for eight, will be oriented east-west. III. AREAS OF CONCERN: A-B. Lot area and lot widths as discussed in section I-D Zone Requirements . C. The east-west orientation of 74 of the 82 lots will make solar protection difficult to achieve. This should be designed into the home architecture and will be closely scrutinized by the architectural review commission. D. The grade difference between the southwest corner of this map, lot 27 , and the mobil home lot to the south is more than 6 feet. Lot 27 of this map would be 6 . 3 feet above the existing mobil home pad height. This amount of grade difference is unacceptable and will be required to be reduced to an acceptable level . E. Hovley Lane adjacent to this property is a designated "major thoroughfare" serving the industrial area to the east. Noise impacts are a distinct possibility for the four units 2 STAFF REPORT TT 27524 JANE 16, 1992 immediately adjacent to Hovley Lane (i .e. lots 1, 46, 47 & 82) • Staff is going to require a noise impact analysis for these four lots prior to issuance of building permits for them. F. Perimeter landscaping as proposed along the north end of the property will be minimal at best. The proposed street section for Hovley Lane provides for only 5 .5 feet between the north lot lines of lots 1, 46, 47 & 82 and the sidewalk, 12 feet from curb. Considering that the noise analysis may require a higher than usual sound attenuation wall it may be advisable to allow a larger landscape buffer to screen the wall . As well, Hovley Lane is a designated bike route. Similar circumstances existed on the tract map for Chazan Development on the east side of Deep Canyon north of Fred Waring Drive. In that instance the property line was moved 20 feet back from the curb and the perimeter wall located 20 feet from the curb. This allowed for the meandering bike route and perimeter landscape treatment. A similar design in this instance would accomplish the same goals as well as make it easier for the dwellings on lots 1, 46, 47 and 82 to comply with the 32 feet of street side yard setback required by section 25 .24 . 320 (c) . G. Public Works department in its comments of June 9, 1992, condition no. 20 indicates that the street circulation and site access are unacceptable and a redesign with single access from Hovley, as well as reducing the length of straight street segments within the project are necessary. IV. ANALYSIS• A. FINDINGS FOR APPROVAL OF THE TENTATIVE TRACT MAP: 1 . That the proposed map is consistent with applicable general and specific plans . Justification: The proposed map is consistent with the zoning and the zoning is consistent with the general plan. Compliance with the conditions and mitigation measures will assure consistency with the general plan. 3 STAFF REPORT TT 27524 JUNE 16 , 1992 2 . That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. Justification: All public streets will be dedicated and improved and sufficient drainage facilities will be provided in conformance with the general plan guidelines and city ordinances . 3 . That the site is physically suitable for the type of development. Justification: The 17 . 64 acre site is of sufficient size to accommodate the proposed project and the topography of the site does not create significant problems, subject to compliance with condition no. 8 of department of community development. 4 . That the site is physically suitable for the proposed density of development. Justification: The design of the project indicates that the site is suitable for the proposed density of development because the site can be served by respective utilities and, as conditioned, to provide full traffic circulation and is designed in compliance with all city codes. 5 . The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. Justification: The design will not cause substantial environmental damage or injure fish or wildlife or their habitat because it will be constructed in compliance with applicable regulations and the proposed negative declaration has determined that there will be no related adverse environmental effect which cannot be mitigated. 6 . That the design of the subdivision or the type of improvements are not likely to cause serious public health problems . 4 STAFF REPORT TT 27524 JUNE 16, 1992 Justification: The design will not cause serious public health problems because it will be in compliance with applicable health, safety and building codes . 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. Justification: There are no easements acquired by the public at large for access or use of property within the proposed subdivision. B . That the design of the subdivision or the type of improvements will not restrict solar access to the property. Justification: The project has been designed to conform to code requirements and will not impact solar access to adjacent properties and will provide adequate solar access to this property. V. ENVIRONMENTAL REVIEW: The director of community development has determined that the proposed project will not have a significant effect on the environment and a negative declaration of environmental impact has been prepared. VI . CONCLUSION• Considering the comments and condition no. 20 of the public works comments it is likely that commission will wish to see the revised plan prior to acting on it. If that is the case then the hearing should be opened, testimony taken and comments provided by planning commission. The matter can then be continued to a date certain to allow the applicant to revise the plan to address the issues raised and the feelings of planning commission, which may include: A. site access B. straight street segments C. lot areas and widths D. high percentage of east-west oriented lots 5 STAFF REPORT TT 27524 JUNE 16, 1992 E. grade difference between south end of this property and property to the south F. perimeter landscaping width and intensity The applicant ' s representative indicated that he may have a revised plan available for commission review. If that is the case and commission wishes to act on this application at this time, we have provided a draft resolution of approval and the necessary conditions to mitigate the identified impacts . VII . RECOMMENDATION: Continuance to a date certain or adopt the findings and adopt Planning Commission Resolution No. subject to conditions . VIII .ATTACHMENTS : A. Draft resolution B. Legal notice C. TT 27524 Prepared by 7-4 Reviewed and Approved by SRS/tm 6 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A TENTATIVE TRACT MAP TO SUBDIVIDE 17 . 64 ACRES INTO 82 SINGLE FAMILY LOTS LOCATES ON THE SOUTH SIDE OF HOVLEY LANE BETWEEN PORTOLA AVENUE AND COOK STREET. CASE NO. TT 27524 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 16th day of June, 1992 , hold a duly noticed public hearing to consider the request of WILSHIRE WEST, INC. , for the above mentioned project; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act, Resolution No. 80-89 , " in that the director of community development has determined that the project will not have a significant impact on the environment and a negative declaration has been prepared; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said planning commission did find the following facts and reasons as justified in the staff report for TT 27524 dated June 16 , 1992 on file in the department of community development, to exist to approve the tentative tract map: (a) That the proposed map is consistent with applicable general and specific plans . (b) That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans . (c) That the site is physically suitable for the type of development. (d) That the site is physically suitable for the proposed density of development. (e) That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. ( f) That the design of the subdivision or the type of improvements is not likely to cause serious public health problems . (g) 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. WHEREAS, in the review of this tentative tract map the planning commission has considered the effect of the contemplated action on the housing needs of the region for purposes of balancing these needs against the public service needs of the residents of the City of Palm Desert and its environs, with available fiscal and environmental resources . PLANNING COMMISSION RESOLUTION NO. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows : 1 . That the above recitations are true and correct and constitute the findings of the commission in this case. 2 . That it does hereby approve the above described Tentative Tract Map No. 27524, for the reasons set forth in this resolution and subject to the attached conditions . PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 16th day of June, 1992, by the following vote, to wit: AYES : NOES: ABSENT: ABSTAIN: CAROL WHITLOCK, Chairperson ATTEST: RAMON A. DIAZ , Secretary Palm Desert Planning Commission SRS/tm 2 PLANNING COMMISSION RESOLUTION NO. CONDITIONS OF APPROVAL CASE NO. TT 27524 Department of Community Development/Planning: 1 . The development of the property shall conform substantially with exhibits on file with the department of community development/planning, as modified by the following conditions . 2 . The development of the property described herein shall be subject to the restrictions and limitations set forth herein which are in addition to all municipal ordinances and state and federal statutes now in force, or which hereafter may be in force. 3 . Prior to issuance of a building permit for construction of any use contemplated by this approval, the applicant shall first obtain permits and/or clearance from the following agencies : Coachella Valley Water District Palm Desert Architectural Commission City Fire Marshal Public Works Department Evidence of said permit or clearance from the above agencies shall be presented to the department of building and safety at the time of issuance of a building permit for the use contemplated herewith. 4 . That the setbacks and maximum height limit for dwellings in this project shall be as required in the R-1 8000 zone except for the required street side yard setback from Hovley Lane for lots 1, 46, 47 and 82 shall be 32 feet as provided for in Section 25 . 24 . 320 c. 5 . That there shall be no direct driveway access onto Hovley Lane. 6 . Applicant and/or their successor shall pay all city fees in effect when the building permits for this development project are issued. 7 . That the grade difference between the southwest corner of this tract map and the existing development to the south be reduced to a maximum difference of 3 .5 feet. 8 . That recordation of said tract map 27524 shall supersede and void all prior city approvals . 3 PLANNING COMMISSION RESOLUTION NO. Department of Public Works : 1 . Drainage fees , in accordance with Section 26 . 49 of the Palm Desert Municipal Code and Palm Desert Ordinance No. 507, shall be paid prior to recordation of final map. 2 . Storm drain construction/retention area shall be contingent upon a drainage study prepared by a registered civil engineer that is reviewed and approved by the department of public works prior to start of construction. The project shall provide for onsite retention of storm waters as required by Section 26 .49 . 060 of the Palm Desert Municipal Code. 3 . Signalization fees, in accordance with City of Palm Desert Resolution Nos . 79-17 and 79-55, shall be paid prior to recordation of final map. 4 . Full public improvements, as required by Sections 26 .40 and 26 . 44 of the Palm Desert Municipal Code, shall be installed in accordance with applicable city standards . 5 . As required under Palm Desert Municipal Code Section 26 .28, and in accordance with Sections 26 .40 and 26 . 44, complete improvement plans and specification shall be submitted to the director of public works for checking approval before construction of any improvements is commenced. Offsite improvement plans to be approved by the public works department and a surety posted to guarantee the installation of required offsite improvements prior to recordation of final map. Such offsite improvements shall include, but not. be limited to, curb and gutter, asphalt paving and concrete sidewalk in an appropriate size and configuration. "As-built" plans shall be submitted to, and approved by, the director of public works prior to the acceptance of the improvements by the city. 6 . Improvement plans for water and sewer systems shall be approved by the respective service districts with "as-built" plans submitted to the department of public works prior to project final . 7 . All public improvements shall be inspected by the department of public works and a standard inspection fee shall be paid prior to issuance of grading permits . 8 . Landscaping maintenance for the Hovley Lane parkway area shall be provided by the homeowners association. If no homeowners association is formed for this project, the property shall be annexed into Lighting and Landscape Maintenance District No. 5 . 9 . Applicant shall provide for the installation of one-half landscaped median island in Hovley Lane or cash payment for one- 4 PLANNING COMMISSIG__ RESOLUTION NO. half the cost of the subject landscaping at the Option of the director of public works. The property shall be annexed into Lighting and Landscaping District No. 5 to provide for the maintenance of the median island landscaping. 10 . The property shall be annexed into Lighting and Landscaping District No. 5 prior to the approval and recordation of the final map. 11 . In accordance with Palm Desert Municipal Code Section 26 . 44, complete grading plans and specifications shall be submitted to the director of public works for checking and approval prior to issuance of any permits . 12 . As required by Sections 26 . 32 and 26 . 44 of the Palm Desert Municipal Code, and in accordance with the Circulation Network of the City' s General Plan half-street right-of-way at 44 feet on Hovley Lane. In addition applicant shall provide for a 20 foot wide pedestrian and landscape easement along the Hovley Lane property frontage. Right-of-way and easement dedication shall be offered for dedication on the final map. 13 . Traffic safety striping shall be installed to the specifications of the director of public works . A traffic control plan must be submitted to, and approved by, the director of public works prior to the placement of any pavement markings . 14 . Full improvements of interior streets based on residential street standards in accordance with Section 26 . 40 of the Palm Desert Municipal Code shall be provided. 15 . Complete tract map shall be submitted as required by ordinance to the director of public works for checking and approval and be recorded before issuance of any permits . 16 . Any and all offsite improvements shall be preceded by the approval of plans and the issuance of valid encroachment permits by the department of public works . 17 . A complete preliminary soils investigation, conducted by a registered soils engineer, shall be submitted to, and approved by, the department of public works prior to the issuance of a grading permit. 18 . All proposed pad elevations are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. 19 . Waiver of access to Hovley Lane except at approved locations shall be granted on the final map. 5 PLANNING COMMISSIOI. .4ESOLUTION NO. 20 . The proposed site access and street circulation are not acceptable. The project shall be redesigned to provide a single access point on Hovley Lane, including acceleration/deceleration lanes , located at the mid-point of the property frontage. In addition the proposed street circulation shall be redesigned in order to minimize the extended straight street segments . A secondary access shall be provided along the southern boundary of the project (Avenue 42 extended) . Right-of-way shall be a minimum width of 60 feet ( full street) for the proposed interior streets and a minimum width of 44 feet (half-street) for Avenue 42 . The subject rights-of-way shall be offered for dedication of the final map. Riverside County Fire Department: 1 . With respect to the conditions of approval regarding the above referenced plan check, the fire department recommends the following fire protection measures be provided in accordance with city municipal code, NFPA, UFC, and UBC and/or recognized fire protection standards : 2 . Provide, or show there exists a water system capable of providing a potential gallon per minute flow of 1500 for single family, 2500 for multifamily, and 3000 for commercial . The actual fire flow available from any one hydrant connected to any given water main shall be 1500 gpm for two hours duration at 20 psi residual operating pressure. 3 . A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual operating pressure must be available before any combustible material is placed on the job site. 4 . The required fire flow shall be available from a super hydrant(s) (6" x 4" x 2-1/2" x 2-1/2" ) , located not less than 25 ' nor more than 200 ' single family, 165 ' multifamily, and 150 ' commercial from any portion of the building(s) as measured along approved vehicular travelways. Hydrants installed below 3000 ' elevation shall be of the "wet barrel" type. 5 . A combination of on-site and off-site super fire hydrants (6" x 4" x 2 1/2" x 2-1/2") will be required, located not less than 25 ' or more than 200 ' single family, 165 ' multifamily, and 150 ' commercial from any portion of the building(s ) as measured along approved vehicular travelways . The required fire flow shall be available from any adjacent hydrant(s) in the system. 6 . Provide written certification from the appropriate water company having jurisdiction that hydrant(s) will be installed and will produce the required fire flow, or arrange field inspection by the fire department prior to request for final inspection. 6 PLANNING COMMISSI, RESOLUTION NO. 7 . Prior to the application for a building permit, the developer shall furnish the original and two copies of the water system plan to the County Fire Department for review. No building permit shall be issued until the water system plan has been approved by the County Fire Chief. Upon approval, the original will be returned. One copy will be sent to the responsible inspecting authority. Plans shall conform to fire hydrant types, location and spacing, and the system shall meet the fire flow requirements . Plans shall be signed by a registered civil engineer and may be signed by the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department. " "System has been designed to provide a minimum gallon per minute flow of 1500, 2500, 3000 . " 8 . All buildings shall be accessible by an all-weather roadway extending to within 150 ' of all portions of the exterior walls of the first story. The roadway shall be not less than 24 ' of unobstructed width and 1316" of vertical clearance. Where parallel parking is allowed, the roadway shall be 36 ' wide with parking on both sides, 32 ' wide with parking on one side. Dead- end roads in excess of 150' shall be provided with a minimum 45 ' radius turn-around (55 ' in industrial developments) . Fountains or garden islands placed in the middle of these turn-arounds shall not exceed a 5 ' radius or 10 ' diameter. City standards may be more restrictive. (OK as shown) 9 . Whenever access into private property is controlled through use of gates, barriers, guard houses or similar means, provision shall be made to facilitate access by emergency vehicles in a manner approved by the fire department. All controlled access devices that are power operated shall have a Knox Box over-ride system capable of opening the gate when activated by a special key located in emergency vehicles. Devices shall be equipped with backup power facilities to operate in the event of power failure. All controlled access devices that are not power operated shall also be approved by the fire department. Minimum opening width shall be 16 ' with a minimum vertical clearance of 1316" . 10 . A dead end single access over 500 ' in length will require a secondary access, sprinklers or other mitigative measures . (OK as shown with two accesses) 11 . A second access is required. This can be accomplished by two main access points from main roadway or an emergency gated access into an adjoining development. (OK as shown with two accesses) 7 PLANNING COMMISSIO. RESOLUTION NO. 12 . All new residences/dwellings are required to have illuminated residential addresses meeting both city and fire department approval . Shake shingle roofs are no longer permitted in the cities of Indian Wells, Rancho Mirage, or Palm Desert. OTHER: 1 . Address fire flow and fire hydrant issues . /tm 8 (KMV Of t NA E 73-510 FRED WARING DRIVE, PALM DESERT,CALIFORNIA92260-2578 TELEPHONE(619)346-0611 FAX(619)340-0574 PLANNING COMMISSION MEETING NOTICE OF ACTION Date: October 23, 1992 Mr. Thomas J. Haberkorn Wilshire West, Inc . 11925 Wilshire Boulevard Suite 210 Los Angeles , California 90025-6603 Re: ., rT 27524 The Planning Commission of the City of Palm Desert has considered your request and taken the following action at its meeting of October 20, 1992 . PLANNING COMMISSION CONTINUED TT 27524 TO DECEMBER 15, 1992 BY MINUTE MOTION. MOTION CARRIED 5-0. Any appeal of the above action may be made in writing to the Director of Community Development, City of Palm Desert, within fifteen ( 15) days of the date of the decision. ZIPA �� CR. sDI Z, S CRRY PALM DESERT PLANNIRD' COMMISSION RAD/tm cc : Coachella Valley Water District Public Works Department Building & Safety Department Fire Marshal MINUTES PALM DESERT PLANNING COMMISSION OCTOBER 20, 1992 B. Case No. TT 25102 - DESERT COMMUNITY PROPERTIES, Applicant Request for approval of a second one-year time extension of a tentative tract map to subdivide 20 acres into 68 lots for future residential development located east of Deep Canyon Road, north of Fred Waring Drive. Action: Moved by Commissioner Downs, seconded by Commissioner Whitlock, approving the consent calendar by minute motion. Carried 5-0 . VII . PUBLIC HEARINGS (� Continued Case No. TT 27524 - WILSHIRE WEST, INC. , Applicant Request for approval of a tentative tract map subdividing 17 . 64 acres of PR 17 . 5 zoned land located on the south side of Hovley Lane, 1930 feet east of Portola Avenue into 82 single family lots having minimum lot sizes of 7200 square feet and minimum widths of 60 feet. Mr. Smith stated that staff had received a letter from the applicant that indicated they would be meeting with redevelopment agency staff and county housing authority people in the near future and were requesting an additional 60 day continuance. Staff had no objection. Chairman Spiegel opened the public testimony and asked if anyone wished to address the commission in FAVOR or OPPOSITION. There was no one. Action: Moved by Commissioner Downs, seconded by Commissioner Whitlock, continuing TT 27524 to December 15, 1992 by minute motion. Carried 5-0 . 2 } CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE: October 20, 1992 continued from June 16 and August 18 CASE NO: TT 27524 REQUEST: Approval of a tentative tract map subdividing 17 . 64 acres of PR 17 . 5 zoned land located on the south side of Hovley Lane, 1930 feet east of Portola Avenue into 82 single family lots having minimum lot sizes of 7200 square feet and minimum widths of 60 feet. APPLICANT: Wilshire West, Inc. 11925 Wilshire Boulevard Los Angeles, CA 90025 I . BACKGROUND: This matter was before commission June 16, 1992 and August 18, 1992 , at which time it was continued to allow the applicant to consider the changes recommended in the staff report. As of the writing of this report we have not received revised plans . II . RECOMMENDATION: Approval pursuant to the reasons and conditions contained in the June 16, 1992 staff report. (Copy attached) Prepared by Reviewed and Approved by SRS/tm CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE: August 18, 1992 continued from June 16 , 1992 CASE NO: TT 27524 REQUEST: Approval of a tentative tract map subdividing 17 . 64 acres of PR 17 .5 zoned land located on the south side of Hovley Lane, 1930 feet east of Portola Avenue into 82 single family lots having minimum lot sizes of 7200 square feet and minimum widths of 60 feet. APPLICANT: Wilshire West, Inc. 11925 Wilshire Boulevard Los Angeles, CA 90025 I . BACKGROUND: This matter was before commission June 16, 1992 at which time it was continued to allow the applicant to consider the changes recommended in the staff report. As of the writing of this report we have not received revised plans. Staff contacted the applicant' s engineer who indicated he would have one of the principles contact city staff directly. As of the writing of this report 8-14-92 we have not heard any further. II . RECOMMENDATION: Approval pursuant to the reasons and conditions contained in the June 16 , 1992 staff report. Prepared by Reviewed and Approved by yrf SRS/tm t CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE: June 16 , 1992 CASE NO: TT 27524 REQUEST: Approval of a tentative tract map subdividing 17 . 64 acres of PR 17 .5 zoned land located on the south side of Hovley Lane, 1930 feet east of Portola Avenue into 82 single family lots having minimum lot sizes of 7200 square feet and minimum widths of 60 feet . APPLICANT: Wilshire West, Inc . 11925 Wilshire Boulevard Los Angeles , CA 90025 I . BACKGROUND: A. DESCRIPTION OF SITE: The site is a rectangular shaped, vacant 17 . 64 acre property with an irregular slope pattern. B. ADJACENT ZONING AND LAND USE: North: PR-4/Marriott golf course South: R1M/Portola Country Club East: O.S. /Future city park West: PR 17 . 5/Vacant C. ZONING AND GENERAL PLAN DESIGNATION: The site is zoned PR 17 .5 and the general plan designation is residential high density ( 7-18 dwelling units per acre) . The zoning is consistent with the general plan. The tentative map with a density of 4 . 64 units per acre while it is well below the maximum density allowed by the ordinance and general plan is deemed to be consistent. D. ZONE REQUIREMENTS:. PR Zone Code R1 8000 Requirements Proposed Standards minimum lot area as approved 7200 sq. ft. 8000 sq. ft. minimum lot width as approved 60 ' 70 ' max. bldg. height 30 ' - 2 story not indicated 18 ' - 1 story front, side, rear as approved not indicated 20, 14-min 5, 15 yards STAFF REPORT TT 27524 JUNE 16 , 1992 Section 25 . 24 . 190 permits commission to impose such conditions it deems necessary to carry out the general purpose of the section. In other single family developments in the PR zone the city has applied the basic R-1 zone standards . This proposal varies from the R-1 standards in that all of the lots are proposed at 7200 square feet in area and have lot widths of 60 feet. Considering the reduction in density from 17 . 5 units per acre down to 4 . 64 units per acre, it is felt the reductions in lot area and lot width are not unacceptable. Staff will recommend approval of the map subject to compliance with the setbacks and building height standards of the R-1 8000 zone. II . PROJECT DESCRIPTION AND LAYOUT: The proposal is to create 82 single family lots having minimum lot areas of 7200 square feet and minimum lot widths of 60 feet. The 82 lots represent a density of 4 . 64 units per acre. The proposed layout involves a long horseshoe shaped street which extends 1140 feet south from Hovley Lane, has a short east-west portion near the south end of the property and returns 1140 feet to Hovley Lane. All lots, except for eight, will be oriented east-west. III . AREAS OF CONCERN: A-B. Lot area and lot widths as discussed in section I-D Zone Requirements . C. The east-west orientation of 74 of the 82 lots will make solar protection difficult to achieve. This should be designed into the home architecture and will be closely scrutinized by the architectural review commission. D. The grade difference between the southwest corner of this map, lot 27, and the mobil home lot to the south is more than 6 feet. Lot 27 of this map would be 6 .3 feet above the existing mobil home pad height. This amount of grade difference is unacceptable and will be required to be reduced to an acceptable level . E. Hovley Lane adjacent to this property is a designated "major thoroughfare" serving the industrial area to the east. Noise impacts are a distinct possibility for the four units 2 STAFF REPORT TT 27524 JUNE 16 , 1992 immediately adjacent to Hovley Lane ( i .e . lots 1, 46 , 47 & 82 ) . Staff is going to require a noise impact analysis for these four lots prior to issuance of building permits for them. F . Perimeter landscaping as proposed along the north end of the property will be minimal at best. The proposed street section for Hovley Lane provides for only 5 . 5 feet between the north lot lines of lots 1, 46, 47 & 82 and the sidewalk, 12 feet from curb. Considering that the noise analysis may require a higher than usual sound attenuation wall it may be advisable to allow a larger landscape buffer to screen the wall . As well, Hovley Lane is a designated bike route. Similar circumstances existed on the tract map for Chazan Development on the east side of Deep Canyon north of Fred Waring Drive. In that instance the property line was moved 20 feet back from the curb and the perimeter wall located 20 feet from the curb. This allowed for the meandering bike route and perimeter landscape treatment. A similar design in this instance would accomplish the same goals as well as make it easier for the dwellings on lots 1, 46 , 47 and 82 to comply with the 32 feet of street side yard setback required by section 25 . 24 . 320 (c) . G. Public Works department in its comments of June 9, 1992, condition no. 20 indicates that the street circulation and site access are unacceptable and a redesign with single access from Hovley, as well as reducing the length of straight street segments within the project are necessary. IV. ANALYSIS : A. FINDINGS FOR APPROVAL OF THE TENTATIVE TRACT MAP: 1 . That the proposed map is consistent with applicable general and specific plans . Justification: The proposed map is consistent with the zoning and the zoning is consistent with the general plan. Compliance with the conditions and mitigation measures will assure consistency with the general plan. 3 STAFF REPORT TT 27524 JUNE 16 , 1992 2 . That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans . Justification: All public streets will be dedicated and improved and sufficient drainage facilities will be provided in conformance with the general plan guidelines and city ordinances . 3 . That the site is physically suitable for the type of development. Justification: The 17 . 64 acre site is of sufficient size to accommodate the proposed project and the topography of the site does not create significant problems, subject to compliance with condition no. 8 of department of . community development. 4 . That the site is physically suitable for the proposed density of development. Justification: The design of the project indicates that the site is suitable for the proposed density of development because the site can be served by respective utilities and, as conditioned, to provide full traffic circulation and is designed in compliance with all city codes . 5 . The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. Justification: The design will not cause substantial environmental damage or injure fish or wildlife or their habitat because it will be constructed in compliance with applicable regulations and the proposed negative declaration has determined that there will be no related adverse environmental effect which cannot be mitigated. 6 . That the design of the subdivision or the type of improvements are not likely to cause serious public health problems . 4 STAFF REPORT TT 27524 JUNE 16 , 1992 Justification: The design will not cause serious public health problems because it will be in compliance with applicable health, safety and building codes . 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. Justification: There are no easements acquired by the public at large for access or use of property within the proposed subdivision. 8 . That the design of the subdivision or the type of improvements will not restrict solar access to the property. Justification: The project has been designed to conform to code requirements and will not impact solar access to adjacent properties and will provide adequate solar access to this property. V. ENVIRONMENTAL REVIEW: The director of community development has determined that the proposed project will not have a significant effect on the environment and a negative declaration of environmental impact has been prepared. VI . CONCLUSION: Considering the comments and condition no. 20 of the public works comments it is likely that commission will wish to see the revised plan prior to acting on it. If that is the case then the hearing should be opened, testimony taken and comments provided by planning commission. The matter can then be continued to a date certain to allow the applicant to revise the plan to address the issues raised and the feelings of planning commission, which may include: A. site access B. straight street segments C. lot areas and widths D. high percentage of east-west oriented lots 5 STAFF REPORT TT 27524 JUNE 16 , 1992 E . grade difference between south end of this property and property to the south F. perimeter landscaping width and intensity The applicant ' s representative indicated that he may have a revised plan available for commission review. If that is the case and commission wishes to act on this application at this time, we have provided a draft resolution of approval and the necessary conditions to mitigate the identified impacts . VII . RECOMMENDATION: Continuance to a date certain or adopt the findings and adopt Planning Commission Resolution No. subject to conditions . VIII .ATTACHMENTS : A. Draft resolution B. Legal notice C . TT 27524 Prepared by Reviewed and Approved by SRS/tm 6 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A TENTATIVE TRACT MAP TO SUBDIVIDE 17 . 64 ACRES INTO 82 SINGLE FAMILY LOTS LOCATES ON THE SOUTH SIDE OF HOVLEY LANE BETWEEN PORTOLA AVENUE AND COOK STREET. CASE NO. TT 27524 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 16th day of June, 1992, hold a duly noticed public hearing to consider the request of WILSHIRE WEST, INC. , for the above mentioned project; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act, Resolution No. 80-89 , " in that the director of community development has determined that the project will not have a significant impact on the environment and a negative declaration has been prepared; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said planning commission did find the following facts and reasons as justified in the staff report for TT 27524 dated June 16 , 1992 on file in the department of community development, to exist to approve the tentative tract map: (a) That the proposed map is consistent with applicable general and specific plans . (b) That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans . (c) That the site is physically suitable for the type of development. (d) That the site is physically suitable for the proposed density of development. (e) That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. ( f) That the design of the subdivision or the type of improvements is not likely to cause serious public health problems . (g) 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. WHEREAS, in the review of this tentative tract map the planning commission has considered the effect of the contemplated action on the housing needs of the region for purposes of balancing these needs against the public service needs of the residents of the City of Palm Desert and its environs , with available fiscal and environmental resources . PLANNING COMMISSIO, tESOLUTION NO. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows : 1 . That the above recitations are true and correct and constitute the findings of the commission in this case. 2 . That it does hereby approve the above described Tentative Tract Map No. 27524 , for the reasons set forth in this resolution and subject to the attached conditions . PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 16th day of June, 1992 , by the following vote, to wit: AYES : NOES : ABSENT: ABSTAIN: CAROL WHITLOCK, Chairperson ATTEST: RAMON A. DIAZ , Secretary Palm Desert Planning Commission SRS/tm 2 PLANNING COMMISSIt,.. RESOLUTION NO. CONDITIONS OF APPROVAL CASE NO. TT 27524 Department of Community Development/Planning: 1 . The development of the property shall conform substantially with exhibits on file with the department of community development/planning, as modified by the following conditions . 2 . The development .of the property described herein shall be subject to the restrictions and limitations set forth herein which are in addition to all municipal ordinances and state and federal statutes now in force, or which hereafter may be in force. 3 . Prior to issuance of a building permit for construction of any use contemplated by this approval, the applicant shall first obtain permits and/or clearance from the following agencies : Coachella Valley Water District Palm Desert Architectural Commission City Fire Marshal Public Works Department Evidence of said permit or clearance from the above agencies shall be presented to the department of building and safety at the time of issuance of a building permit for the use contemplated herewith. 4 . That the setbacks and maximum height limit for dwellings in this project shall be as required in the R-1 8000 zone except for the required street side yard setback from Hovley Lane for lots 1, 46 , 47 and 82 shall be 32 feet as provided for in Section 25 . 24 . 320 c . 5 . That there shall be no direct driveway access onto Hovley Lane. 6 . Applicant and/or their successor shall pay all city fees in effect when the building permits for this development project are issued. 7 . That the grade difference between the southwest corner of this tract map and the existing development to the south be reduced to a maximum difference of 3 .5 feet. 8 . That recordation of said tract map 27524 shall supersede and void all prior city approvals . 3 PLANNING COMMISSIO_ RESOLUTION NO. Department of Public Works : 1 . Drainage fees, in accordance with Section 26 .49 of the Palm Desert Municipal Code and Palm Desert Ordinance No. 507, shall be paid prior to recordation of final map. 2 . Storm drain construction/retention area- shall be contingent upon a drainage study prepared by a registered civil engineer that is reviewed and approved by the department of public works prior to start of construction. The project shall provide for onsite retention of storm waters as required by Section 26 . 49 . 060 of the Palm Desert Municipal Code. 3 . Signalization fees, in accordance with City of Palm Desert Resolution Nos . 79-17 and 79-55, shall be paid prior to recordation of final map. 4 . Full public improvements, as required by Sections 26 .40 and 26 . 44 of the Palm Desert Municipal Code, shall be installed in accordance with applicable city standards . 5 . As required under Palm Desert Municipal Code Section 26 . 28, and in accordance with Sections 26 . 40 and 26 . 44 , complete improvement plans and specification shall be submitted to the director of public works for checking approval before construction of any improvements is commenced. Offsite improvement plans to be approved by the public works department and a surety posted to guarantee the installation of required offsite improvements prior to recordation of final map. Such offsite improvements shall include, but not be limited to, curb and gutter, asphalt paving and concrete sidewalk in an appropriate size and configuration. "As-built" plans shall be submitted to, and approved by, the director of public works prior to the acceptance of the improvements by the city. 6 . Improvement plans for water and sewer systems shall be approved by the respective service districts with "as-built" plans submitted to the department of public works prior to project final . 7 . All public improvements shall be inspected by the department of public works and a standard inspection fee shall be paid prior to issuance of grading permits . 8 . Landscaping maintenance for the Hovley Lane parkway area shall be provided by the homeowners association. If no homeowners association is formed for this project, the property shall be annexed into Lighting and Landscape Maintenance District No. 5 . 9 . Applicant shall provide for the installation of one-half landscaped median island in Hovley Lane or cash payment for one- 4 PLANNING COMMISS A_. RESOLUTION NO. half the cost of the subject landscaping at the Option of the director of public works . The property shall be annexed into Lighting and Landscaping District No. 5 to provide for the maintenance of the median island landscaping. 10 . The property shall be annexed into Lighting and Landscaping District No. 5 prior to the approval and recordation of the final map. 11 . In accordance with Palm Desert Municipal Code Section 26 . 44, complete grading plans and specifications shall be submitted to the director of public works for checking and approval prior to issuance of any permits . 12 . As required by Sections 26 . 32 and 26 . 44 of the Palm Desert Municipal Code, and in accordance with the Circulation Network of the City' s General Plan half-street right-of-way at 44 feet on Hovley Lane. In addition applicant shall provide for a 20 foot wide pedestrian and landscape easement along the Hovley Lane property frontage. Right-of-way and easement dedication shall be offered for dedication on the final map. 13 . Traffic safety striping shall be installed to the specifications of the director of public works . A traffic control plan must be submitted to, and approved by, the director of public works prior to the placement of any pavement markings . 14 . Full improvements of interior streets based on residential street standards in accordance with Section 26 .40 of the Palm Desert Municipal Code shall be provided. 15 . Complete tract map shall be submitted as required by ordinance to the director of public works for checking and approval and be recorded before issuance of any permits . 16 . Any and all offsite improvements shall be preceded by the approval of plans and the issuance of valid encroachment permits by the department of public works . 17 . A complete preliminary soils investigation, conducted by a registered soils engineer, shall be submitted to, and approved by, the department of public works prior to the issuance of a grading permit. 18 . All proposed pad elevations are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. 19 . Waiver of access to Hovley Lane except at approved locations shall be granted on the final map. 5 PLANNING COMMISSI` RESOLUTION NO. 20 . The proposed site access and acceptable. The project shall be street circulation access redesigned to are not Point on Hovley Lane, including acceleration/deceleration lanes, located at the mid-point of the property frontage. In addition the proposed street circulation shall be redesigned in order to minimize the extended straight street segments . A secondary access shall be provided along the southern boundary of the project (Avenue 42 extended) . Right width of 60 feet ( full -of-way shall be a minimum street) for the proposed interior streets and a minimum width of 44 feet (half-street) for Avenue 42 . The subject rights-of-way shall be offered for dedication of the final map. Riverside County Fire Department: 1 . With respect to the conditions of approval regarding referenced plan check, department recommends the the fire the above following fire protection measures be provided in accordance with city municipal code, NFPA, UFC, and UBC and/or recognized fire Protection standards : 2 • Provide, or show there exists a water system capable of providing a potential gallon per minute flow of for multifamily, and 3000 1500 for single family, 2500 available from any one hyd for commercial . The actual fire flow shall be rant connected to any given water main 1500 gpm for two hours duration at 20 psi residual Operating pressure. 3 • A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual Operating pressure must be available before any combustible material is placed on the job site. 4 • The required fire flow shall be available from a super hydrant(s) 6" x 4" than 200 ' x 2-1/2 ' x 2-1/2") , located not less than 25 ' nor more sinal_ e�ly, 165 ' multifamily, and 150 ' commercial from any portion of the buildin along aproved vehicular travelways . Hydrants i nstalledebelowd3000 ' elevation shall be of the "wet barrel" type, 5 . A combination of on-site and off-site super fire hydrants (6" x 4" x 2 1/2" x 2-1/211) will be required, gl located not less than 25 ' or more than 200 ' sine family, commercial from any y, 165 multifamily, and 150 ' approved Portion of the building(s) as measured along availablevehicular fromany adjacent hydrant(s)ein the systeml.ow shall be 6 • Provide written certification from the appropriate water company having jurisdiction that hydrant(s) will be installed and will Produce the required fire flow, or arrange field inspection by the fire department prior to request for final inspection. 6 PLANNING COMMISSI RESOLUTION NO. 7 . Prior to the application for a building permit, the developer shall furnish the original and two copies of the water system plan to the County Fire Department for review. No building permit shall be issued until the water system plan has been approved by the County Fire Chief. Upon approval, the original returned. One copy will be sent to the responsible in will be will authority. Plans shall conform to fire hydrant types, location and spacing, and the system shall meet the fire flow requirements . Plans shall be signed by a registered civil engineer and may be signed by the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department. " "System has been designed to provide a minimum gallon per minute flow of 1500, 2500, 3000 . " 8 . All buildings shall be accessible by an all-weather roadway extending to within 150 ' of all portions of the exterior walls of the first story. The roadway shall be not less than 24 ' of unobstructed width and 1316" of vertical clearance. Where parallel parking is allowed, the roadway shall be 36 ' wide with parking on both sides, 32 ' wide with parking on one side. Dead- end roads in excess of 150 ' shall be provided with a minimum 45 ' radius turn-around ( 55 ' in industrial developments) . Fountains or garden islands placed in the middle of these turn-arounds shall not exceed a 5 ' radius or 10 ' diameter. City standards may be more restrictive. (OK as shown) 9 • Whenever access into private property is controlled through use of gates, barriers, guard houses or similar means, provision shall be made to facilitate access by emergency vehicles in a manner approved by the fire department. All controlled access devices that are power operated shall have a Knox Bois over-ride system capable of opening the gate when activated by a special key located in emergency vehicles . Devices shall be equipped with backup power facilities to operate in the event of power failure. All controlled access devices that are not power operated shall also be approved by the fire department. Minimum opening width shall be 16 ' with a minimum vertical clearance of 1316" . 10 . A dead end single access over 500 ' in length will require a secondary access, sprinklers or other mitigative measures . (OK as shown with two accesses) 11 . A second access is required. This can be accomplished by two main access points from main roadway or an emergency gated access into an adjoining development. (OK as shown with two accesses) 7 PLANNING COMMISSIC RESOLUTION NO. 12 . All new residences/dwellings are required to have illuminated residential addresses meeting both city and fire department approval . Shake shingle roofs are no longer permitted in the cities of Indian Wells, Rancho Mirage, or Palm Desert. OTHER: 1 . Address fire flow and fire hydrant issues . /tm 8 PLANNING COMMISSI RESOLUTION NO. EXHIBIT A Pursuant to Title 14 , Division 6, Article 7 , Section 15083, of the California Administrative Code. NEGATIVE DECLARATION CASE NO: TT 27524 APPLICANT/PROJECT SPONSOR: Wilshire West, Inc. 11925 Wilshire Boulevard Los Angeles, CA 90025 PROJECT DESCRIPTION/LOCATION: A tentative tract map subdividing 17 . 64 acres of PR 17 . 5 zoned land located on the south side of Hovley Lane, 1930 feet east of Portola Avenue into 82 single family lots having minimum lot sizes of 7200 square feet and minimum widths of 60 feet. The Director of the Department Of Community Development, City of Palm Desert, California, has found that the described project will not have a significant effect on the environment. A copy of the Initial Study has been attached to document the reasons in support of this finding. Mitigation measures, if any, included in the project to avoid potentially significant effects, may also be found attached. RAMON A. DIAZ DATE DIRECTOR OF COMMUNITY DEVELOPMENT /tm 9 INITIAL STUDY CASE NO. TT 27524 ENVIRONMENTAL EVALUATION CHECKLIST COMMENTS AND POSSIBLE MITIGATION MEASURES (CATEGORIES PERTAIN TO ATTACHED CHECKLIST) 1 . EARTH a . The project will result in grading. Said grading will not result in any alterations to geologic substructures nor create unstable earth conditions in that all grading will be pursuant to the grading ordinance. b. As part of the normal grading activity soils will be moved, displaced, over-covered and compacted. This activity will be done per permit and approved grading plans to assure that the site is properly prepared for the structural development which will take place on the site. C . The site slopes from northwest to southeast and changes in topography and surface relief will be required to assure proper drainage and avoid increased runoff to adjoining properties . The after condition of the property will result in less water runoff from the property to adjoining properties and better direction. d. The site does not contain any unique geologic or physical features . e. The project as stated previously will result in less potential water damage to the site through proper grading resulting in the appropriate directing of runoff from the site. Mitigation Measure The City of Palm Desert grading and building permit procedures require detailed geotechnical reports addressing grading specifications and the settlement and expansive characteristics of on-site soils . All structures must be designed by UBC requirements to insure that the buildings are constructed within the acceptable level of risk set forth therein for the type of building and occupancies being developed. 2 . AIR a. During construction, particularly grading, a potential dust problem will be a short-term impact. Requiring that the ground be moistened during days in which grading occurs will mitigate this problem. This is required by City of Palm Desert Grading Ordinance. Because the site is already an urbanized setting its development will not result in an overall deterioration of INITIAL STUDY TT 27524 ambient air quality. This conclusion is supported by the discussions relating to air quality contained in a 1985 draft environmental impact report prepared for the City of Rancho Mirage by Michael Brandman Associates entitled "Park View Drive Land Use Study. " b. The proposed development does not call for any odorous land uses . C. Development of this site will not result in any climatic changes . This is due to its size and identified uses . 3 . WATER a • Water will be redirected to drainage facilities designed and constructed to accept the water from the site. b. The site will absorb less water due to ground coverage. The landscaped areas will absorb water because of the plant material . The alterations in drainage patterns will result in a benefit to adjoining property as it will be directed in a controlled manner. C. See b. d. There is no ground water present on the site. e• See d. f. While any development results in the use of water and,. therefore, reduces the amount otherwise available for public water supplies; the Coachella Valley Water District assures that there is sufficient water supplies to accommodate this growth. 4 . PLANT LIFE a. The project when completed will introduce a diversity of species to the site. The plants that will be introduced to the site will, however, be material previously used in the desert. b. The site does not contain any unique, rare or endangered species of plant life. C. It is extremely doubtful that the project will introduce any new species into the area. In any event the landscape plan will be reviewed by the architectural inspector of Riverside 2 INITIAL STUDY TT 27524 County to assure that the plants being used do not pose a hazard to agricultural production in the area. 5 . ANIMAL LIFE a. The project will not increase or decrease the variety of animal life on the site. b. The site does contain habitat for the fringe-toed lizard, an endangered specie. As mitigation the applicant will be required to pay $600 per acre to the Nature Conservancy for use in acquiring habitat area north of I-10 . C. See b and c. d. The project site is an in-fill site and not a suitable habitat for wildlife. 6 . NATURAL RESOURCES a. The project will obviously use natural resources, but will not increase the rate of usage of these resources . b. All material resources used on the site are renewable. 7 . a . & b. No more than normal usage. In addition, since the project will be required to comply with the most current state energy codes, energy usage will be less than on previous projects of a similar nature. 8 . The site does not contain any substances that could result in explosion or escape of hazardous materials . 9 . a. As discussed earlier the project will have a positive impact in terms of drainage impacts on adjacent properties. b. Properties in the area are not subject to unusual geologic hazards . The project will not effect that hazard. 10 . NOISE Construction and subsequent use as single family dwellings will increase ambient noise level . The increase will not create a long term annoyance to the adjacent residential properties . 3 INITIAL STUDY TT 27524 Mitigation Measures Strict adherence to construction hours and days will be required. 11 . LAND USE The project will not alter the present developed land use in the area. The planned land use for the area is identified as high density residential; the project would develop land uses permitted in the high density residential land use designation but at a lesser density. 12 . OPEN SPACE The site in question is designated as high density residential; its development, therefore, will not result in a reduction in the amount of designated open space. Park fees collected from this development will be used to purchase park land or develop park land to serve this area. 13 . POPULATION a. Developing single family lots on a 17 . 64 acre site will not result in changes in location, distribution, density, or growth rate of the city' s population. b. The project will not generate changes in the socio-economic characteristics of the area. 14 . EMPLOYMENT While the project will provide a number of new jobs in terms of the value as a whole, in and of itself it is minor. Most of the jobs created--gardeners, pool maintenance and other service personnel, however, will be filled by residents of the area or those who have come to the valley for other reasons . 15 . HOUSING a . The project will not change the housing picture in the community or region. This is based on the conclusions reached in items 13 and 14 . b. None - covered in item 15 a. 16 . TRANSPORTATION/CIRCULATION a. Projected trip generation per single family dwelling unit per day is 10, for a total of 820 trip ends per day. As part of 4 L INITIAL STUDY TT 27524 the conditions of approval the applicant shall be required q fired to Provide road improvements as provided by the circulation element of the general plan. b. All new single family dwellings are required to provide two covered parking spaces as well as on-street and driveway parking. C . Except for additional vehicular movements discussed above the project should not generate additional demands on existing transportation systems . In addition, these systems have additional capacity to accept the traffic this project will create. d. Principal access to the area will be via Hovley Lane, Portola Avenue and Cook Street. e. Implementation of the mitigation measures set forth by item 16 a. should result in positive impacts . 17 . PUBLIC SERVICE a-f . None. The property is presently vacant. A commitment to urban uses was made as the area surrounding the study area has been developed and the general plan and zoning maps designated the area for residential development. Infrastructure improvements ( i .e. : streets and utilities) have been made and are adequate to serve the proposed development. The proposed land uses would increase the economic productivity of the land in terms of land efficiency and greater economic return generated from these uses, versus the current state of the land. 18 . PUBLIC FISCAL BALANCE The project will result in a net increase on fiscal flow to the City of Palm Desert through an increase in the assessed value of the land. 19 . UTILITIES All utilities have indicated an ability to serve the proposed development. 20 . HUMAN HEALTH The project will not create hazard to human health in the long or short term nor will it impact the level of community health. 5 INITIAL STUDY TT 27524 21 . SOCIAL SERVICES The property will be developed with single family dwellings . Owners of these homes will pay substantial amounts of property tax and generally have a low incidence of use of social services . Any increase in the demand for general social services will be minimal . 22 . AESTHETICS a . The city grading ordinance and architectural review process take into account the effects development may have on adjacent properties and the views available from public streets . Care will be taken to assure that any impact on views from adjacent properties or scenic vistas will be minimized. b. The proposed single family dwellings must be approved by the Palm Desert architectural review process . C . For reasons stated in items 22 a and b. 23 . LIGHT AND GLARE a. New light will be produced but the effects will be minimal . 24 . There has been no evidence of any archeological or historical significance of this site. In addition, state law required that should any evidence be found during construction, construction must cease and the site cleared. 25 . Because of the mitigation measures identified herein and required of the project, the proposal will not have a significant adverse impact on the environment. SRS/tm 6 L lOIUL:��U��I 73-510 FRED',VARING DRIVE,PAL1A DESERT,CA LIFO RNIA 92260 - TELEPHONE(619)346 0611 May 12. 1992 CITY OF PALM DESERT LEGAL NOTICE CASE NO. IT 27524 NOTICE 15 HEREBY GIVEN that a Public hearing will be held before the Palm Desert Plannlna Commission to consider a request by WILSHIRE WEST. INC. for approval of Tentative Tract No. 27524 to create 82 single family residential lots having minimum lot area of 7200 square feet and minimum lot width of 60 feet from a 17.64 acre parcel on the south side of Hovley Lane. 1930 feet east of Porto)a, also Particularly described as: A.P.N. 624-040-020 - COU TRY CLUB OR/vE V C � v !Ja(iLEY V L4n/EW - � CENNOV PL. I 42 uo '� 4VE s�rE �Q O 4irEw4 rER FREO WLR/.YG OR/✓E �' V/ C/N/ T)' M4)0 .vrs SAID public hearing will be held on Tuesday. June 16. 1992 at 7:00 P.m. in the Council Chamber at the Palm Desert City Hall. 73-510 Fred Waring Drive. Palm Desert. California, at which time and place all interested persons are Invited to attend and be heard. Written comments concerning all Items covered by this public hearing notice shall be accepted up to the date of the hearing. Information concerning the proposed project and/or negative - declaration Is available for review in the department of community . development/planning at the above address between the hours of 8:00 a.m. and - 4:30 o.m. Monday through Friday. If you challenge the Proposed actions In court. you may be limited to raising only those Issues your or someone else raised at the Public hearing described In this notice, or in written correspondence delivered to the planning comm isslon (or city council) at, or prior to. the Public hearing. PUBLISH: Desert Post RAMON A. DIAZ. Secretary May 20. 1992 Palm Desert Planning Commission M E M O R A N D U M CITY OF PALM DESERT To : Steve Smith Associate Planner From : Brent Conley Crime Prevention Officer Date : May 1, 1992 Re : TT 27524 The Police Department does not have any comment on the proposed tract map. 'I We would like to reserve comment on the proposed housing units when submitted for review. Thank you. BC . phs BRENT CONLEY CRIME PREVENTION OFFICER CITY OF PALM DESERT VV . INTEROFFICE NENORMUM T0: Department of Community Development/Planning Attention: Steve Smith FROM: Richard J. Folkers, Asst. City Manager/Public Works Director SUBJECT: TENTATIVE TRACT 27524, WILSHIRE WEST, INC. DATE: June 9, 1992 The following should be considered conditions of approval for the above-referenced project: (1) Drainage"fees, in accordance with Section 26.49 of the Palm Desert Municipal Code and III Palm Desert Ordinance Number 507, shall be paid prior to recordation of final map. (2) Storm drain construction/retention area shall be contingent upon a drainage study prepared by a registered civil engineer that is reviewed and approved by the Department of Public Works prior to start of construction. The project shall provide fur on site retention of storm waters as required by Section 26.49.060 of the Palm Desert Municipal Code, (3) Signalization fees, in accordance with Citv of Palm Desert Resolution Nos. 79-17 and 79-55, shall be paid prior to recordation of final map. (4) Full public improvements, as required by Sections 26.40 and 26.44 of the Palm Desert Municipal Code, shall be installed in accordance with applicable City standards. (5) As required under Palm Desert Municipal Code Section 26.28, and in accordance with Sections 26.40 and 26.44, complete improvement plans and specifications shall be submitted to the Director of Public Works for checking approval before construction of any improvements is commenced. Offsite improvement plans to be approved by the Public Works Department and a surety posted to guarantee the installation of required offsite improvements prior to recordation of final map. Such offsite improvements shall include, but not be limited to, curb and gutter, asphalt paving and concrete sidewalk in an appropriate size and configuration. "As-built" plans shall be submitted to, and approved by, the Director of Public Works prior to the acceptance of the improvements by the city. (6) Improvement plans for water and sewer systems shall be approved by the respective service districts with "as-built" plans submitted to the Department of Public Works prior to project final . (7) All public improvements shall be inspected by the Department of Public Works and a standard inspection fee shall be paid prior to issuance of grading permits. (8) Landscaping maintenance for the Hovley Lane parkway area shall be provided by the homeowners association. If no homeowners association is formed for this project , the property shall be annexed into Lighting and Landscape Maintenance District No. 5. (9) Applicant shall provide for the installation of one-half landscaped median island in Hovley Lane or cash payment for one-half the cost of the subject landscaping at the option of the Director of Public Works. The property shall be annexed into Lighting and Landscape District No. 5 to provide for the maintenance of the median island landscaping. (10) The property shall be annexed into Lighting and Landscape District No. 5 prior to the approval and recordation of the final map. (11) In accordance with Palm Desert Municipal Code Section 26.44, complete grading plans and specifications shall be submitted to the Director of Public Works for checking and approval prior to issuance of any permits. (1'2) As required by Sections 26.32 and 26.44 of the Palm Desert Municipal Code, and in accordance with the Circulation Network of the City's General Plan half-street right- of-way at 44 feet on Hovley Lane. In addition applicant shall provide for a 20 foot wide pedestrian and landscape easement along the Hovley Lane property frontage. Right- of-way and easement dedication shall be shall be offered for dedication on the final map. (13) Traffic safety striping shall be installed to the specifications of the Director of Public Works. A traffic control plan must be submitted to, and approved by, the Director of Public Works prior to the placement of any pavement markings. (14) Full improvements of interior streets based on residential street standards in accordance with Section 26.40 of the Palm Desert Municipal Code shall be provided. (15) Complete tract map shall be submitted as required by ordinance to the Director of Public Works for checking and approval and be recorded before issuance of any permits. (16) Any and all offsite improvements shall be preceded by the approval of plans and the issuance of valid encroachment permits by the Department of Public Works. (17) A complete preliminary soils investigation, conducted by a registered soils engineer, shall be submitted to, and approved by, the Department of Public Works prior to the issuance of a grading permit. (18) All proposed pad elevations are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. e (19) Waiver of access to Hovley Lane except at approved locations shall be granted on the final map. (20) The proposed site access and street circulation are not acceptable. The project shall be redesigned to provide a single access point on Hovley Lane, including acceleration/deceleration lanes, located at the mid-point of the property frontage. In addition the proposed street circulation shall be redesigned in order to minimize the extended straight street segments . A secondary access shall be provided along the southern boundary of the project (Avenue 42 extended) . Right-of-way shall be a minimum width of 60 feet ( full street ) for the proposed interior streets and a minimum width of 44 feet ( half-street ) for Avenue 42. The subject rights-of-way shall be offered for dedication of the final map. I/PICHARD J. FOLK RS, P.E. Ii:u1TTZ7S24.I0v) RIVERSIDE COUNTY O��iFON NIA FIRE DEPARTMENT MENT olfpq � OtQ�EffiE YROfF[/EStyr 0 py IN COOPERATION WITH CO L�T1'yi•i H THE - � c I ,- :�-�•� CALIFORNIA DEPARTMENT OF FORESTRY RIVERSIDE ..., ,,,, AND FIRE PROTECTION C " D -- GLEN J. NEWMAN 1�. F FIRE CHIEF RIVERSIDE COUNTY FIRE COVE FIRE MARSHAL 210 WEST SAN JACINTO AVENUE 70801 HWY I11 �� — .�• - PERRIS,CALIFORNIA 92370 RANCHO MIRAGE,CA 92270 r TELEPHONE: (714)657-3183 (619) 346-1870 REF Z; L l,.rC r_ = Cr^iC C.c;r i JA I If circI d under I J i2ed or noted condition applies P to oroject 1. With respect to the conditions of approval regarding the above referenced plan check, the Fire Department recommends the following fire protection measures be provided in accordance with City Municipal Code, NFPA, UFC, and UBC and/or recognized Fire Protection Standards : 2. Provide, or show there exists a water system capable of providing a potential gallon per minute flow of 1500 for single family , 2500 for multifamily, and 3000 for commercial . The actual fire flow available from any one hydrant connected to any given water main shall be 1500 GPM /� for two hours duration at 20 PSI residual operating pressure. 0; A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual �/ operating pressure must be available before any combustible material is placed on the job site. 4.) The required fire flow shall be available from a Super hydrant(s) (6" U x 411 x 2-1/2" x 2-1 2" / ) , located not less than 25' nor more than 200' single family, 165 ' multifamily, and 150, commercial from any portion of the building( s) as measured along approved vehicular travelways . -Hydrants installed below 3000' elevation shall be of the "wet barrel" type. �1 5.i A combination of on-site and off-site Super fire hydrants (611x4"x2- 1/2"x2-1/2" ) will be required, located not less than 25' or more than 200 ' sinnlo family, 165' multifamily, portion of the buildings and 150 ' commercial from any travelways. ehicular The required ire flow shall be avaasured ilable from eany vadjacent hydrant(s) in the system. 6 Provide written certification from the appropriate water company having jurisdiction that hydrant(s) will be installed and will produce the required fire flow, or arrange field inspection by the Fire Department prior to request for final inspection. P^nlad w rvcYc,ea Wear C; Prior to the application for a building permit, the developer shall' furnish the original and two copies of the water system plan to the County Fire Department for review. No building permit shall be issued until the water system plan has been approved by the County Fire Chief . Upon approval , the original will be returned. One copy will be sent to the responsible inspecting authority. Plans shall conform to fire hydrant types , location and spacing, and the system shall meet the fire flow requirements . Plans shall be signed by a Registered Civil Engineer and may be signed by the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department. " "System has been designed to provide a minimum gallon per minute flow of 1500 , 2500 , 3000. " 8 . All buildings shall be accessible by an all-weather roadway extending to within 150' of all portions of the exterior walls of the first story. The roadway shall be not less than 24' of unobstructed width and 13 , 6" of vertical clearance. Where parallel parking is allowed, the roadway shall be 36 ' wide with parking on both sides , 32 ' wide with parking on one side. Dead-end roads in excess of 150 ' shall be provided with a minimum 45' radius turn-around ( 55' in industrial developments) . Fountains or garden islands placed in the middle of these turn-arounds shall not exceed a 5' radius or 10' diameter. City standards may be more restrictive. )tt A�, ,H,`(j)j /4. The minimum width of interior driveways for multi-family or apartment complexes shall be: a. 24 feet wide when serving less than 100 units, no parallel parking, carports or garages allowed on one side only. b. 28 feet wide when serving between 100 and 300 units; carports or garages allowed on both sides, no parallel parking. C. 32 feet wide when serving over_300 units or when parallel parking is allowed on one side. d. 36 feet wide when parallel parking is allowed on both sides. Whenever access into private property is controlled through use of gates , barriers , guard houses or similar means , provision shall be made to facilitate access by emergency vehicles in a manner approved by the Fire Department. All controlled access devices shall have a Knox Box over-ride system capable ofhopenin9 at are ether operated when activated by a special key located in emergency vehicles Deviceseshall be equipped with backup power facilities to operate in the event of power failure. All controlled access devices that are not power operated shall also be approved by the Fire Department. Minimum opening width shall be 16' with a minimum vertical clearance of 1316" . A dead end single access over 500 ' in length will require a secondary access , sprinklers or other mitigative melsure . ,pis ,� ^. HO-K)KI ,Yl. Contact the Fire Department for a final inspection prior to occupancy. 13 A second access is required. This can be accomplished by two main access points from main roadway or an emergency gated access into an adjoining development. `9, 14 , All new residences/dwellings are required to have illuminated residential addresses meeting both City and Fire Department approval . Shake shingle roofs are no longer permitted in the Cities of Indian Wells, Rancho Mirage or Palm Desert. OTHER: sn 5�5 All questions regarding the meaning of these conditions should be referred to the Fire Department, Coves Fire Marshal , at Phone (619 ) 346-1870 or the Fire Marshal 's office at 70-801 Highway ill (Rancho Mirage Fire Station) , Rancho Mirage, CA 92270 . Sincerely, MIKE HARRIS Chief zkh by Clyde CChittenden Coves Fire Marshal bbm z ESTABlISHED IN 1918 AS A PUBLIC .aENCY P'C �C..:.�. 1 ti �_ COACHELLA VALLEY WATER DISTRICT V-lY POST OFFICE BOX 1o56• COACHELLA, CALIFORNIA 92236•TELEPHONE(619)39&2651 DIRECTORS OFFICERS TELLIS CODEKAS.PRESIDENT THOMAS E.LEVY,GENERAL MANAGER CHIEF ENGINEER RAYMOND R.RUMMONDS.VICE PRESIDENT BERNARDINE SU70N,SECRETARY JOHN W.McFAODEN OWEN M<COI ASSISTANT GENERAL MANAGER DOROTHY M.DELAY May 7, 1992 REDWINE AND SHERRILL.ATTORNEYS THEODORE J.FISH y File: 0163. 1 Department of Environmental Services City of Palm Desert 73-510 Fred Waring Drive Palm Desert, California 92260 Gentlemen: Subject: Tentative Tract 27524, Portion of the Southwest Quarter of Section 9, Township 5 South, Range 6 East, San Bernardino Meridian This area lies on the sandy area in the northern portion of Palm Desert and is considered safe from stormwater flows except in rare instances. This area is designated Zone C on Federal Flood Insurance rate maps which are in effect at this time. The district will furnish domestic water and sanitation service to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. Plans for grading, landscaping, and irrigation systems shall be submitted to Coachella Valley Water District for review. This review is for ensuring efficient water management. If you have any questions please call Bob Meleg, stormwater engineer, extension 264. Yours very truly, Tom Levy General Manager-Chief Engin r RF:lg/e5 cc: Don Park Riverside County Department of Public Health TRUE CONSERVATION USE WATER WISELY X Zv- L�. T �- 4q RECEIVED MAY 2 8 Ps motlow i 71 0- Is, �,le It L; wp FfTy % -F N T—IC—)N—S —S IN P,t,�i L 17�-2��. ",,J �M ..-40 2a Z5 J2 M t OP I" :ji " I q it oil 3 'll ilk, MINUTES PALM DESERT PLANNING COMMISSION JUNE 16 , 1992 Chairperson Whitlock asked if anyone wished to address the commission in FAVOR or OPPOSITION to the proposal . There was no one and the public testimony was closed. Action: Moved by Commissioner Downs, seconded by Commissioner Spiegel, adopting the findings as presented by staff. Carried 5-0 . Moved by Commissioner Downs, seconded by Commissioner Spiegel , adopting Planning Commission Resolution No. 1575, approving CUP 92-6 , subject to conditions . Carried 5-0 . C. Case No. TT 27524 - WILSHIRE WEST, INC. , Applicant Request for approval of a tentative tract map subdividing 17 . 64 acres of PR 17 .5 zoned land located on the south side of Hovley Lane, 1930 feet east of Portola Avenue into 82 single family lots having minimum lot sizes of 7200 square feet and minimum widths of 60 feet. Mr. Diaz stated that staff had met with the applicant and they were requesting a 60 day continuance. He explained that the site in question has an approved plan on it for an apartment project of over 180 units and there was an exchange of open space and many hearings on that parcel . He said that the applicants wanted to subdivide the parcel into single family residential lots, but they wanted to reserve the option with the tentative map approved, to build the apartments if for some reason the single family lot tentative map could not go to the final map stage. He said that he indicated to them that this could not be done; once the tentative map was approved, the other plan was deleted. That issue and the issue of access onto Hovley Lane and disagreements between planning and public works staff as to the number of access points needed to be resolved. He recommended the 60 day continuance. Chairperson Whitlock opened the public hearing and asked if anyone wished to address the commission either in FAVOR or OPPOSITION to the proposal . MR. C.F. "BUD" KIRBY addressed the commission and stated that he was a member of the Portola Country Club Board of Directors, 42=500 Portola Avenue, and was representing their board. He said that they do not oppose the 3 MINUTES PALM DESERT PLANNING COMMISSION JUNE 16 , 1992 proposed residential development. As to the single family lots located directly along Lot K, Tract 11215-1, he wanted to remind the planning commission that Portola Country Club owned Lot K, which was 30 feet in width and it was never dedicated for use as a public street. He stated that he had meetings with staff and they were aware of that problem. He again noted that they were not in opposition, but there were items that had to be explored and the extension of Avenue 42 would consist of what they called Lot K. He asked about the continuance. Chairperson Whitlock explained that a 60 day continuance would place the item at their regular meeting of August 18, 1992 . Mr. Kirby thanked the commission for considering this . Chairperson Whitlock asked if anyone wished to address the commission in FAVOR or OPPOSITION to the project. There was no one. Commissioner Spiegel asked if the plan was to complete Avenue 42 prior to completion of the project. Mr. Diaz replied no, one of the conditions of approval might be that they dedicate their half of 42nd Avenue and noted the city's part was on the east. He stated that if 42nd Avenue was really necessary, the city would put it in, but it would not go through at this time to Portola. Mr. Holtz informed commission that there was no plan to extend 42nd Avenue to Portola--they were only asking for the dedication of the right-of-way at this time. Action: Moved by Commissioner Downs, seconded by Commissioner Richards, continuing TT 27524 to August 18, 1992 by minute motion. Carried 5-0 . VIII . MISCELLANEOUS None. IX. ORAL COMMUNICATIONS None. 4 Rai iv uN -� PORTOLA COUNTRY CLUB °"' `. 42-500 PORTOLA AVENUE r ✓�GC PL. PALM DESERT, CA 92260 (619) 346-5481 rune 16 . 1992 - '1'C! : :City of Palm Desert ?iannira Commission Re : Case No . TT 21524 My name is C . F . "Bud'' Kirbv . I am a member of the Board of Directors of POrtCla CO.Untry Club iomeowners ' Association ant i am aPpearina on behalf of the association . We do not oppose the proposed residential development :_f sincie family lots located directly north of Lot F , Tract we wish to remind the Planning Commission tha- Portola Country Club owns Lot v. 30 feet in width . anc it has. never been dedicated for use as a public street . Thank . ou . Portola Country Club Homeowners ' Association Board of Lirectors OCT 19 '92 16:29 AT&T FAX 9020FX P.2 Wdshim'West lw. DATE: OCTOBER 19, 1992 T0: STEVE SMITH ASSOC. PLANNER DEPT. OF COMMUNITY DEVELOPMENT FROM: WILSHIRE WEST, INC. 11925 WILSHIRE BLVD. LOS ANGELES, CA 90025 RE: CASE NO. TT 27524, PALM DESERT PLANNING COMMISSION Dear Mr. Smith, As per our conversation today, I would like to respectfully request one final 60 day continuance to the December Planning Commission meeting. The reason for this request is that we are actively pursuing negotiations with both the Riverside County Housing Authority and the City of Palm Desert to facilitate a sale of our property. I will be in Palm Desert on Wednesday, October 21st, to meet with Mr Ortega. Both entities have expressed interest in our 82 lot tentative map, and we are currently working with Kicak and .Associates Civil Engineers and Planners to revise our map to consider such conditions relating to site access, straight street segments, lot areas and widths, grade differences, etc. Mr. VLiz has clearly explained to us that once the tentative map is approved, our existing plan will be deleted. We want to move forward with extreme caution in this circumstance. nce 1 s Thoma er r Wils ire We t, nc. 11925 WiL5hir0 Blvd Suite 21(1\X 1.08 Angelis.CA 90025-6603\\I cl:(213)473d757\\Fax:(211)479-5167 73.510 FRED WARING DRIVE, PALM DESERT,CALIFORNIA 92260-2578 TELEPHONE(619)346-0611 FAX(619)340-0574 PLANNING COMMISSION MEETING NOTICE OF ACTION Date: August 19, 1992 Wilshire West, Inc. 11925 Wilshire Boulevard Los Angeles, California 90025 Re: A 27524 The Planning Commission of the City of Palm Desert has considered your request and taken the following action at its meeting of August 18, 1992 . PLANNING COMMISSION CONTINUED TT 27524 TO OCTOBER 20, 1992 BY MINUTE MOTION'. CARRIED 5-0 . Any appeal of the above action may be made in writing to the Director of Community Development, City of Palm Desert, within fifteen ( 15) days of the date of the decision. RAM N A. DIAZ , C ARY PALM DESERT PLANNIC COMMISSION RAD/tm cc : Coachella Valley Water District Public Works Department Building & Safety Department Fire Marshal MINUTES PALM DESERT PLANNING COMMISSION AUGUST 18, 1992 CContinued Case No. TT 27524 - WILSHIRE WEST, INC. , Applicant Request for approval of a tentative tract map subdividing 17 . 64 acres of PR 17 .5 zoned land located on the south side of Hovley Lane, 1930 feet east of Portola Avenue into 82 single family lots having minimum lot sizes of 7200 square feet and minimum widths of 60 feet. Chairperson Whitlock noted that the applicant was requesting a 60 day continuance to October 20, 1992 . She asked if the applicant was present or anyone who wished to address the commission; there was no one. Chairperson Whitlock opened the public hearing and asked for a motion of continuance. Action: Moved by Commissioner Downs, seconded by Commissioner Spiegel, continuing TT 27524 to October 20, 1992 by minute motion. Carried 5-0 . D. Case No. TT 27561 - JASCORP, Applicant Request for approval of a tentative tract map to create 28 single family lots in the western portion of the Winterhaven development located in the PR-5 zoned property on the south side of Hovley Lane approximately 730 feet west of Portola Avenue. Mr. Diaz reminded commission that this item was continued to allow the developer and existing homeowners to get together and come to an agreement. He noted that the agreement was before commission and recommended approval of the tentative map with the addition of this agreement as a condition to the community development department conditions . Chairperson Whitlock opened the public testimony and asked the applicant to address the commission. MR. JOE SWAIN stated that he did not want to address the commission at that point. Chairperson Whitlock asked if anyone wished to address the commission in FAVOR or OPPOSITION to the proposal . 7 CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE: August 18, 1992 continued from June 16, 1992 CASE NO: TT 27524 REQUEST: Approval of a tentative tract map subdividing 17 . 64 acres of PR 17 . 5 zoned land located on the south side of Hovley Lane, 1930 feet east of Portola Avenue into 82 single family lots having minimum lot sizes of 7200 square feet and minimum widths of 60 feet. APPLICANT: Wilshire West, Inc. 11925 Wilshire Boulevard Los Angeles, CA 90025 I . BACKGROUND: This matter was before commission June 16, 1992 at which time it was continued to allow the applicant to consider the changes recommended in the staff report. As of the writing of this report we have not received revised plans. Staff contacted the applicant's engineer who indicated he would have one of the principles contact city staff directly. As of the writing of this report 8-14-92 we have not heard any further. II . RECOMMENDATION: Approval pursuant to the reasons and conditions contained in the June 16, 1992 staff report. Prepared by Reviewed and Approved by "� SRS/tm AU.r 19 192 11 : SG FROM WILSHIRE WEST TO IG193917099 PAGE . 002 WN �LJI Li V lu iW N E N O R A N D U N TO: Ramon A. Diaz, Director of Community Development Department of Community Development PROM: Joaeph L. Dorda, Chairman Wilshire West, Inc. DATE: August 18, 1992 RE: PALM DESERT PLANNING COMMISSION MEPTING, AUGUST 18, 1992 CASE NO. TT 27524 As we have not yet received revised plans from our engineer pursuant to the changes recommended in your staff report dated June 16, 1992, we respectfully request a 60 day continuance to the Planning Commission meeting held on October 20, 1992. We fully expect to have received tnese revisions by that time. Thank you. 11925 Wilshire Blvd Snite 2l0)&Les Angcics.CA 90025-6603\\Tel:(213)473-1757`\Fn:(213)47&6167 * k TOTAL PAGE. 002 ** RUa 16 192 11 ! 56 FROM WILSHIRE WEST TO IG193.417099 PGGE. 001 WILSHIRE WEST EXECUTIVE L CENTER 11925 Wilshire Blvd,3rd Floor Los Angela.CA 90M 213 f"5.1W Fax (310) 477-8606 COMPANY: ��yy- E�(JT DATE: U�/ 7Z- FAX # C 2 /q Number of Pages including cover shoot FROM: jp"S6Y/t RE: AJO —j7— OF�S-Z SL • w • r Off papa meson 73-510 FRED WARING DRIVE, PALM DESERT,CALIFORNIA 92260.2578 TELEPHONE(619)346-0611 FAX(619)340-0574 PLANNING COMMISSION MEETING NOTICE OF ACTION Date: June 17 , 1992 Wilshire West, Inc . 11925 Wilshire Boulevard Los Angeles, California 90025 Re: TT 27524 The Planning Commission of the City of Palm Desert has considered your request and taken the following action at its meeting of June 16 , 1992 . PLANNING COMMISSION BY MINUTE MOTION CONTINUED TT 27524 TO AUGUST 18 1992 . MOTION CARRIED 5-0 . Any appeal of the above action may be made in writing to the Director of Community Development, City of Palm Desert, within fifteen ( 15) days of the date of the decision. RAM NB A 71Z, R01' RY PALM DESERT PLANNI&COMMISSION RAD/tm cc : Coachella Valley Water District Public Works Department Building & Safety Department Fire Marshal CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE: June 16 , 1992 CASE NO: TT 27524 REQUEST: Approval of a tentative tract map subdividing 17 . 64 acres of PR 17 .5 zoned land located on the south side of Hovley Lane, 1930 feet east of Portola Avenue into 82 single family lots having minimum lot sizes of 7200 square feet and minimum widths of 60 feet. APPLICANT: Wilshire West, Inc. 11925 Wilshire Boulevard Los Angeles, CA 90025 I . BACKGROUND: A. DESCRIPTION OF SITE: The site is a rectangular shaped, vacant 17 . 64 acre property with an irregular slope pattern. B. ADJACENT ZONING AND LAND USE: North: PR-4/Marriott golf course South: R1M/Portola Country Club East: O.S. /Future city park West: PR 17 .5/Vacant C. ZONING AND GENERAL PLAN DESIGNATION: The site is zoned PR 17 . 5 and the general plan designation is residential high density (7-18 dwelling units per acre) . The zoning is consistent with the general plan. The; tentative map with a density of 4 . 64 units per acre while it is well below the maximum density allowed by the ordinance and general plan is deemed to be consistent. „ D. ZONE REQUIREMENTS: PR Zone Code Rl 8000 Requirements Proposed Standards minimum lot area as approved �7200 sq. ft. 8000 sq. ft. minimum lot width as approved 60 ' 70 ' max. bldg. height 30 ' - 2 story not indicated 18 ' - 1 story front, side, rear as approved not indicated 20, 14-min 5, 15 yards STAFF REPORT TT 27524 JUNE 16, 1992 Section 25 . 24 . 190 permits commission to impose such conditions it deems necessary to carry out the general purpose of the section. In other single family developments in the PR zone the city has applied the basic R-1 zone standards . This proposal varies from the R-1 standards in that all of the lots are proposed at 7200 square feet in area and have lot widths of 60 feet. Considering the reduction in density from 17 .5 units per acre down to 4 .64 units per acre, it is felt the reductions in lot area and lot width are not unacceptable. Staff will recommend approval of the map subject to compliance with the setbacks and building height standards of the R-1 8000 zone. II. PROJECT DESCRIPTION AND LAYOUT: The proposal is to create 82 single family lots having minimum lot areas of 7200 square feet and minimum lot widths of 60 feet. The 82 lots represent a density of 4 . 64 units per acre. The proposed layout involves a long horseshoe shaped street which extends 1140 feet south from Hovley Lane, has a short east-west portion near the south end of the property and returns 1140 feet to Hovley Lane. All lots, except for eight, will be oriented east-west. III . AREAS OF CONCERN: A-B. Lot area and lot widths as discussed in section I-D Zone Requirements . C. The east-west orientation of 74 of the 82 lots will make solar protection difficult to achieve. This should be designed into the home architecture and will be closely scrutinized by the architectural review commission. D. The grade difference between the southwest corner of this map, lot 27 , and the mobil home lot to the south is more than 6 feet. Lot 27 of this map would be 6 . 3 feet above the existing mobil home pad height. This amount of grade difference is unacceptable and will be required to be reduced to an acceptable level . E. Hovley Lane adjacent to this property is a designated "major thoroughfare" serving the industrial area to the east. Noise impacts are a distinct possibility for the four units 2 STAFF REPORT TT 27524 JUNE 16 , 1992 immediately adjacent to Hovley Lane (i.e. lots 1, 46, 47 & 82) . Staff is going to require a noise impact analysis for these four lots prior to issuance of building permits for them. F. Perimeter landscaping as proposed along the north end of the property will be minimal at best. The proposed street section for Hovley Lane provides for only 5 .5 feet between the north lot lines of lots 1, 46, 47 & 82 and the sidewalk, 12 feet from curb. Considering that the noise analysis may require a higher than usual sound attenuation wall it may be advisable to allow a larger landscape buffer to screen the wall . As well, Hovley Lane is a designated bike route. Similar circumstances existed on the tract map for Chazan Development on the east side of Deep Canyon north of Fred Waring Drive. In that instance the property line was moved 20 feet back from the curb and the perimeter wall located 20 feet from the curb. This allowed for the meandering bike route and perimeter landscape treatment. A similar design in this instance would accomplish the same goals as well as make it easier for the dwellings on lots 1, 46 , 47 and 82 to comply with the 32 feet of street side yard setback required by section 25. 24 . 320 (c) . G. Public Works department in its comments of June 9, 1992 , condition no. 20 indicates that the street circulation and site access are unacceptable and a redesign with single access from Hovley, as well as reducing the length of straight street segments within the project are necessary. IV. ANALYSIS: A. FINDINGS FOR APPROVAL OF THE TENTATIVE TRACT MAP: 1 . That the proposed map is consistent with applicable general and specific plans . Justification: The proposed map is consistent with the zoning and the zoning is consistent with the general plan. Compliance with the conditions and mitigation measures will assure consistency with the general plan. 3 STAFF REPORT TT 27524 JUNE 16, 1992 2 . That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans . Justification: All public streets will be dedicated and improved and sufficient drainage facilities will be provided in conformance with the general plan guidelines and city ordinances . 3. That the site is physically suitable for the type of development. Justification: The 17 . 64 acre site is of sufficient size to accommodate the proposed project and the topography of the site does not create significant problems, subject to compliance with condition no. 8 of department of community development. 4 . That the site is physically suitable for the proposed density of development. Justification: The design of the project indicates that the site is suitable for the proposed density of development because the site can be served by respective utilities and, as conditioned, to provide full traffic circulation and is designed in compliance with all city codes . 5 . The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. Justification: The design will not cause substantial environmental damage or injure fish or wildlife or their habitat because it will be constructed in compliance with applicable regulations and the proposed negative declaration has determined that there will be no related adverse environmental effect which cannot be mitigated. 6 . That the design of the subdivision or the type of improvements are not likely to cause serious public health problems. 4 STAFF REPORT TT 27524 JUNE 16 , 1992 Justification: The design will not cause serious public health problems because it will be in compliance with applicable health, safety and building codes. 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. Justification: There are no easements acquired by the public at large for access or use of property within the proposed subdivision. B . That the design of the subdivision or the type of improvements will not restrict solar access to the property. Justification: The project has been designed to conform to code requirements and will not impact solar access to adjacent properties and will provide adequate solar access to this property. V. ENVIRONMENTAL REVIEW: The director of community development has determined that the proposed project will not have a significant effect on the environment and a negative declaration of environmental impact has been prepared. VI . CONCLUSION: Considering the comments and condition no. 20 of the public works comments it is likely that commission will wish to see the revised plan prior to acting on it. If that is the case then the hearing should be opened, testimony taken and comments provided by planning commission. The matter can then be continued to a date certain to allow the applicant to revise the plan to address the issues raised and the feelings of planning commission, which may include: A. site access B. straight street segments C. lot areas and widths D. high percentage of east-west oriented lots 5 STAFF REPORT TT 27524 JUNE 16, 1992 E. grade difference between south end of this property and property to the south F. perimeter landscaping width and intensity The applicant ' s representative indicated that he may have a revised plan available for commission review. If that is the case and commission wishes to act on this application at this time, we have provided a draft resolution of approval and the necessary conditions to mitigate the identified impacts . VII . RECOMMENDATION: Continuance to a date certain or adopt the findings and adopt Planning Commission Resolution No. subject to conditions . VIII.ATTACHMENTS : A. Draft resolution B. Legal notice C. TT 27524 Prepared by Reviewed and Approved by SRS/tm J 6 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A TENTATIVE TRACT MAP TO SUBDIVIDE 17 .64 ACRES INTO 82 SINGLE FAMILY LOTS LOCATES ON THE SOUTH SIDE OF HOVLEY LANE BETWEEN PORTOLA AVENUE AND COOK STREET. CASE NO. TT 27524 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 16th day of June, 1992, hold a duly noticed public hearing to consider the request of WILSHIRE WEST, INC. , for the above mentioned project; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act, Resolution No. 80-89, " in that the director of community development has determined that the project will not have a significant impact on the environment and a negative declaration has been prepared; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said planning commission did find the following facts and reasons as justified in the staff report for TT 27524 dated June 16, 1992 on file in the department of community development, to exist to approve the tentative tract map: (a) That the proposed map is consistent with applicable general and specific plans. (b) That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans . c That the site is physically suitable for the type of ( ) P Y Y YP development. (d) That the site is physically suitable for the proposed density of development. (e) That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. ( f) That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. (g) 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. WHEREAS, in the review of this tentative tract map the planning commission has considered the effect of the contemplated action on the housing needs of the region for purposes of balancing these needs against the public service needs of the residents of the City of Palm Desert and its environs, with available fiscal and environmental resources . PLANNING COMMISSION RESOLUTION NO. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows : 1 . That the above recitations are true and correct and constitute the findings of the commission in this case. 2 . That it does hereby approve the above described Tentative Tract Map No. 27524, for the reasons set forth in this resolution and subject to the attached conditions . PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 16th day of June, 1992 , by the following vote, to wit: AYES : NOES: ABSENT: ABSTAIN: CAROL WHITLOCK, Chairperson ATTEST: RAMON A. DIAZ, Secretary Palm Desert Planning Commission SRS/tm 2 PLANNING COMMISSION RESOLUTION NO. CONDITIONS OF APPROVAL CASE NO. TT 27524 Department of Community Development/Planning: 1 . The development of the property shall conform substantially with exhibits on file with the department of community development/planning, as modified by the following conditions . 2 . The development of the property described herein shall be subject to the restrictions and limitations set forth herein which are in addition to all municipal ordinances and state and federal statutes now in force, or which hereafter may be in force. 3 . Prior to issuance of a building permit for construction of any use contemplated by this approval, the applicant shall first obtain permits and/or clearance from the following agencies : Coachella Valley Water District Palm Desert Architectural Commission City Fire Marshal Public Works Department Evidence of said permit or clearance from the above agencies shall be presented to the department of building and safety at the time of issuance of a building permit for the use contemplated herewith. 4 . That the setbacks and maximum height limit for dwellings in this project shall be as required in the R-1 8000 zone except for the required street side yard setback from Hovley Lane for lots 1, 46, 47 and 82 shall be 32 feet as provided for in Section 25 .24 . 320 c. 5 . That there shall be no direct driveway access onto Hovley Lane. 6 . Applicant and/or their successor shall pay all city fees in effect when the building permits for this development project are issued. 7 . That the grade difference between the southwest corner of this tract map and the existing development to the south be reduced to a maximum difference of 3 .5 feet. 8 . That recordation of said tract map 27524 shall supersede and void all prior city approvals . 3 PLANNING COMMISSION RESOLUTION NO. Department of Public Works : 1 . Drainage fees, in accordance with Section 26 .49 of the Palm Desert Municipal Code and Palm Desert Ordinance No. 507, shall be paid prior to recordation of final map. 2 . Storm drain construction/retention area shall be contingent upon a drainage study prepared by a registered civil engineer that is reviewed and approved by the department of public works prior to start of construction. The project shall provide for onsite retention of storm waters as required by Section 26 . 49 . 060 of the Palm Desert Municipal Code. 3 . Signalization fees, in accordance with City of Palm Desert Resolution Nos . 79-17 and 79-55, shall be paid prior to recordation of final map. 4 . Full public improvements, as required by Sections 26 .40 and 26 .44 of the Palm Desert Municipal Code, shall be installed in accordance with applicable city standards . 5 . As required under Palm Desert Municipal Code Section 26 . 28, and in accordance with Sections 26 .40 and 26 . 44, complete improvement plans and specification shall be submitted to the director of public works for checking approval before construction of any improvements is commenced. Offsite improvement plans to be approved by the public works department and a surety posted to guarantee the installation of required offsite improvements prior to recordation of final map. Such offsite improvements shall include, but not be limited to, curb and gutter, asphalt paving and concrete sidewalk in an appropriate size and configuration. "As-built" plans shall be submitted to, and approved by, the director of public works prior to the acceptance of the improvements by the city. 6 . Improvement plans for water and sewer systems shall be approved by the respective service districts with "as-built" plans submitted to the department of public works prior to project final . 7 . All public improvements shall be inspected by the department of public works and a standard inspection fee shall be paid prior to issuance of grading permits . 8 . Landscaping maintenance for the Hovley Lane parkway area shall be provided by the homeowners association. If no homeowners association is formed for this project, the property shall be annexed into Lighting and Landscape Maintenance District No. 5 . 9 . Applicant shall provide for the installation of one-half landscaped median island in Hovley Lane or cash payment for one- 4 PLANNING COMMISSION RESOLUTION NO. half the cost of the subject landscaping at the option of the director of public works . The property shall be annexed into Lighting and Landscaping District No. 5 to provide for the maintenance of the median island landscaping. 10 . The property shall be annexed into Lighting and Landscaping District No. 5 prior to the approval and recordation of the final map. 11 . In accordance with Palm Desert Municipal Code Section 26 .44, complete grading plans and specifications shall be submitted to the director of public works for checking and approval prior to issuance of any permits . 12 . As required by Sections 26 .32 and 26 . 44 of the Palm Desert Municipal Code, and in accordance with the Circulation Network of the City' s General Plan half-street right-of-way at 44 feet on Hovley Lane. In addition applicant shall provide for a 20 foot wide pedestrian and landscape easement along the Hovley Lane property frontage. Right-of-way and easement dedication shall be offered for dedication on the final map. 13 . Traffic safety striping shall be installed to the specifications of the director of public works . A traffic control plan must be submitted to, and approved by, the director of public works prior to the placement of any pavement markings . 14 . Full improvements of interior streets based on residential street standards in accordance with Section 26 .40 of the Palm Desert Municipal Code shall be provided. 15 . Complete tract map shall be submitted as required by ordinance to the director of public works for checking and approval and be recorded before issuance of any permits . 16 . Any and all offsite improvements shall be preceded by the approval of plans and the issuance of valid encroachment permits by the department of public works. 17 . A complete preliminary soils investigation, conducted by a registered soils engineer, shall be submitted to, and approved by, the department of public works prior to the issuance of a grading permit. 18 . All proposed pad elevations are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. 19 . Waiver of access to Hovley Lane except at approved locations shall be granted on the final map. 5 PLANNING COMMISSION RESOLUTION NO. 20 . The proposed site access and street circulation are not acceptable. The project shall be redesigned to provide a single access point on Hovley Lane, including acceleration/deceleration lanes, located at the mid-point of the property frontage. In addition the proposed street circulation shall be redesigned in order to minimize the extended straight street segments . A secondary access shall be provided along the southern boundary of the project (Avenue 42 extended) . Right-of-way shall be a minimum width of 60 feet ( full street) for the proposed interior streets and a minimum width of 44 feet (half-street) for Avenue 42 . The subject rights-of-way shall be offered for dedication of the final map. Riverside County Fire Department: 1 . With respect to the conditions of approval regarding the above referenced plan check, the fire department recommends the following fire protection measures be provided in accordance with city municipal code, NFPA, UFC, and UBC and/or recognized fire protection standards : 2 . Provide, or show there exists a water system capable of providing a potential gallon per minute flow of 1500 for single family, 2500 for multifamily, and 3000 for commercial . The actual fire flow available from any one hydrant connected to any given water main shall be 1500 gpm for two hours duration at 20 psi residual operating pressure. 3 . A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual operating pressure must be available before any combustible material is placed on the job site. 4 . The required fire flow shall be available from a super hydrant(s) ( 6" x 4" x 2-1/2" x 2-1/2" ) , located not less than 25 ' nor more than 200 ' single family, 165 ' multifamily, and 150 ' commercial from any portion of the building(s) as measured along approved vehicular travelways . Hydrants installed below 3000 ' elevation shall be of the "wet barrel" type. 5 . A combination of on-site and off-site super fire hydrants (6" x 4" x 2 1/2" x 2-1/211 ) will be required, located not less than 25 ' or more than 200 ' single family, 165 ' multifamily, and 150 ' commercial from any portion of the building(s) as measured along approved vehicular travelways . The required fire flow shall be available from any adjacent hydrant(s) in the system. 6 . Provide written certification from the appropriate water company having jurisdiction that hydrant(s) will be installed and will produce the required fire flow, or arrange field inspection by the fire department prior to request for final inspection. 6 PLANNING COMMISSION RESOLUTION NO. 7 . Prior to the application for a building permit, the developer shall furnish the original and two copies of the water system plan to the County Fire Department for review. No building permit shall be issued until the water system plan has been approved by the County Fire Chief. Upon approval, the original will be returned. One copy will be sent to the responsible inspecting authority. Plans shall conform to fire hydrant types, location and spacing, and the system shall meet the fire flow requirements . Plans shall be signed by a registered civil engineer and may be signed by the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department. " "System has been designed to provide a minimum gallon per minute flow of 1500, 2500, 3000. " 8 . All buildings shall be accessible by an all-weather roadway extending to within 150 ' of all portions of the exterior walls of the first story. The roadway shall be not less than 24 ' of unobstructed width and 13 ' 6" of vertical clearance. Where parallel parking is allowed, the roadway shall be 36 ' wide with parking on both sides, 32 ' wide with parking on one side. Dead- end roads in excess of 150 ' shall be provided with a minimum 45 ' radius turn-around (55 ' in industrial developments) . Fountains or garden islands placed in the middle of these turn-arounds shall not exceed a 5 ' radius or 10 ' diameter. City standards may be more restrictive. (OK as shown) 9 . Whenever access into private property is controlled through use of gates, barriers, guard houses or similar means, provision shall be made to facilitate access by emergency vehicles in a manner approved by the fire department. All controlled access devices that are power operated shall have a Knox Box over-ride system capable of opening the gate when activated by a special key located in emergency vehicles . Devices shall be equipped with backup power facilities to operate in the event of power failure. All controlled access devices that are not power operated shall also be approved by the fire department. Minimum opening width shall be 16 ' with a minimum vertical clearance of 13 ' 6" . 10 . A dead end single access over 500 ' in length will require a secondary access, sprinklers or other mitigative measures . (OK as shown with two accesses) 11 . A second access is required. This can be accomplished by two main access points from main roadway or an emergency gated access into an adjoining development. (OK as shown with two accesses) 7 PLANNING COMMISSION RESOLUTION NO. 12 . All new residences/dwellings are required to have illuminated residential addresses meeting both city and fire department approval . Shake shingle roofs are no longer permitted in the cities of Indian Wells, Rancho Mirage, or Palm Desert. OTHER: 1 . Address fire flow and fire hydrant issues. /tm 8 PLANNING COMMISSION RESOLUTION NO. EXHIBIT A Pursuant to Title 14, Division 6, Article 7, Section 15083, of the California Administrative Code. NEGATIVE DECLARATION CASE NO: TT 27524 APPLICANT/PROJECT SPONSOR: Wilshire West, Inc. 11925 Wilshire Boulevard Los Angeles, CA 90025 PROJECT DESCRIPTION/LOCATION: A tentative tract map subdividing 17 . 64 acres of PR 17 . 5 zoned land located on the south side of Hovley Lane, 1930 feet east of Portola Avenue into 82 single family lots having minimum lot sizes of 7200 square feet and minimum widths of 60 feet. The Director of the Department of Community Development, City of Palm Desert, California, has found that the described project will not have a significant effect on the environment. A copy of the Initial Study has been attached to document the reasons in support of this finding. Mitigation measures, if any, included in the project to avoid potentially significant effects, may also be found attached. RAMON A. DIAZ DATE DIRECTOR OF COMMUNITY DEVELOPMENT /tm 9 INITIAL STUDY CASE NO. TT 27524 ENVIRONMENTAL EVALUATION CHECKLIST COMMENTS AND POSSIBLE MITIGATION MEASURES (CATEGORIES PERTAIN TO ATTACHED CHECKLIST) 1 . EARTH a. The project will result in grading. Said grading will not result in any alterations to geologic substructures nor create unstable earth conditions in that all grading will be pursuant to the grading ordinance. b. As part of the normal grading activity soils will be moved, displaced, over-covered and compacted. This activity will be done per permit and approved grading plans to assure that the site is properly prepared for the structural development which will take place on the site. C. The site slopes from northwest to southeast and changes in topography and surface relief will be required to assure proper drainage and avoid increased runoff to adjoining properties . The after condition of the property will result in less water runoff from the property to adjoining properties and better direction. d. The site does not contain any unique geologic or physical features . e. The project as stated previously will result in less potential water damage to the site through proper grading resulting in the appropriate directing of runoff from the site. Mitigation Measure The City of Palm Desert grading and building permit procedures require detailed geotechnical reports addressing grading specifications and the settlement and expansive characteristics of on-site soils . All structures must be designed by UBC requirements to insure that the buildings are constructed within the acceptable level of risk set forth therein for the type of building and occupancies being developed. 2 . AIR a. During construction, particularly grading, a potential dust problem will be a short-term impact. Requiring that the ground be moistened during days in which grading occurs will mitigate this problem. This is required by City of Palm Desert Grading Ordinance. Because the site is already an urbanized setting its development will not result in an overall deterioration of INITIAL STUDY TT 27524 ambient air quality. This conclusion is supported by the discussions relating to air quality contained in a 1985 draft environmental impact report prepared for the City of Rancho Mirage by Michael Brandman Associates entitled "Park View Drive Land Use Study. " b. The proposed development does not call for any odorous land uses. C . Development of this site will not result in any climatic changes . This is due to its size and identified uses . 3 . WATER a. Water will be redirected to drainage facilities designed and constructed to accept the water from the site. b. The site will absorb less water due to ground coverage. The landscaped areas will absorb water because of the plant material . The alterations in drainage patterns will result in a benefit to adjoining property as it will be directed in a controlled manner. C. See b. d. There is no ground water present on the site. e. See d. f. While any development results in the use of water and, therefore, reduces the amount otherwise available for public water supplies; the Coachella Valley Water District assures that there is sufficient water supplies to accommodate this growth. 4 . PLANT LIFE a. The project when completed will introduce a diversity of species to the site. The plants that will be introduced to the site will, however, be material previously used in the desert. b. The site does not contain any unique, rare or endangered species of plant life. C. It is extremely doubtful that the project will introduce any new species into the area. In any event the landscape plan will be reviewed by the architectural inspector of Riverside 2 INITIAL STUDY TT 27524 County to assure that the plants being used do not pose a hazard to agricultural production in the area. 5 . ANIMAL LIFE a. The project will not increase or decrease the variety of animal life on the site. b. The site does contain habitat for the fringe-toed lizard, an endangered specie. As mitigation the applicant will be required to pay $600 per acre to the Nature Conservancy for use in acquiring habitat area north of I-10 . C. See b and c . d. The project site is an in-fill site and not a suitable habitat for wildlife. 6 . NATURAL RESOURCES a. The project will obviously use natural resources, but will not increase the rate of usage of these resources . b. All material resources used on the site are renewable. 7 . a. & b. No more than normal usage. In addition, since the project will be required to comply with the most current state energy codes, energy usage will be less than on previous projects of a similar nature. 8 . The site does not contain any substances that could result in explosion or escape of hazardous materials. 9 . a. As discussed earlier the project will have a positive impact in terms of drainage impacts on adjacent properties . b. Properties in the area are not subject to unusual geologic hazards . The project will not effect that hazard. 10 . NOISE Construction and subsequent use as single family dwellings will increase ambient noise level. The increase will not create a long term annoyance to the adjacent residential properties . 3 INITIAL STUDY TT 27524 Mitigation Measures Strict adherence to construction hours and days will be required. 11 . LAND USE The project will not alter the present developed land use in the area. The planned land use for the area is identified as high density residential; the project would develop land uses permitted in the high density residential land use designation but at a lesser density. 12 . OPEN SPACE The site in question is designated as high density residential; its development, therefore, will not result in a reduction in the amount of designated open space. Park fees collected from this development will be used to purchase park land or develop park land to serve this area. 13 . POPULATION a. Developing single family lots on a 17 .64 acre site will not result in changes in location, distribution, density, or growth rate of the city' s population. b. The project will not generate changes in the socio-economic characteristics of the area. 14 . EMPLOYMENT While the project will provide a number of new jobs in terms of the value as a whole, in and of itself it is minor. Most of the jobs created--gardeners, pool maintenance and other service personnel, however, will be filled by residents of the area or those who have come to the valley for other reasons . 15 . HOUSING a. The project will not change the housing picture in the community or region. This is based on the conclusions reached in items 13 and 14 . b. None - covered in item 15 a. 16 . TRANSPORTATION/CIRCULATION a. Projected trip generation per single family dwelling unit per day is 10, for a total of 820 trip ends per day. As part of 4 INITIAL STUDY TT 27524 the conditions of approval the applicant shall be required to provide road improvements as provided by the circulation element of the general plan. b. All new single family dwellings are required to provide two covered parking spaces as well as on-street and driveway parking. C . Except for additional vehicular movements discussed above the project should not generate additional demands on existing transportation systems . In addition, these systems have additional capacity to accept the traffic this project will create. d. Principal access to the area will be via Hovley Lane, Portola Avenue and Cook Street. e. Implementation of the mitigation measures set forth by item 16 a. should result in positive impacts . 17 . PUBLIC SERVICE a-f . None. The property is presently vacant. A commitment to urban uses was made as the area surrounding the study area has been developed and the general plan and zoning maps designated the area for residential development. Infrastructure improvements ( i.e. : streets and utilities) have been made and are adequate to serve the proposed development. The proposed land uses would increase the economic productivity of the land in terms of land efficiency and greater economic return generated from these uses, versus the current state of the land. 18 . PUBLIC FISCAL BALANCE The project will result in a net increase on fiscal flow to the City of Palm Desert through an increase in the assessed value of the land. 19 . UTILITIES All utilities have indicated an ability to serve the proposed development. 20 . HUMAN HEALTH The project will not create hazard to human health in the long or short term nor will it impact the level of community health. 5 INITIAL STUDY TT 27524 21 . SOCIAL SERVICES The property will be developed with single family dwellings . Owners of these homes will pay substantial amounts of property tax and generally have a low incidence of use of social services . Any increase in the demand for general social services will be minimal . 22 . AESTHETICS a. The city grading ordinance and architectural review process take into account the effects development may have on adjacent properties and the views available from public streets . Care will be taken to assure that any impact on views from adjacent properties or scenic vistas will be minimized. b. The proposed single family dwellings must be approved by the Palm Desert architectural review process . C . For reasons stated in items 22 a and b. 23 . LIGHT AND GLARE a. New light will be produced but the effects will be minimal . 24 . There has been no evidence of any archeological or historical significance of this site. In addition, state law required that should any evidence be found during construction, construction must cease and the site cleared. 25 . Because of the mitigation measures identified herein and required of the project, the proposal will not have a significant adverse impact on the environment. SRS/tm 6 73-510 FRED WARING DRIVE,PALM DESERT,CALIFORNIA 92260 TELEPHONE(619)346-0611 +3 May 12. 1992 CITY OF PALM DESERT ! I LEGAL NOTICE CASE NO. TT 27524 . NOTICE l5 HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request by WILSHIRE WEST, INC. for approval of Tentative Tract No. 27524 to create 82 single family residential lots having minimum lot area of 7200 square feet and minimum lot width of 60 .. feet from a 17.64 acre parcel on the south side of Hovley Lane, 1930 feet east of Portole. also particularly described as: A.P.N. 624-040-020 ;' COu rRY CLUE OR/�E � .. � j y W . . ti W � v NO G EY Chi C4/✓E W _ 19 ' ' I LENNd✓ PL. - % s1rE �Q R. O V . ' .Feo t✓eRLN6 ORILe - V/ C/N/ TY IW4,O 7VTS SAID public hearing will be held on Tuesday. June 16, 1992 at 7:00 p.m. In the Council Chamber at the Palm Desert Cltv Hall, 73-510 Fred Waring Drive, Palm Desert. California, at which time and place all Interested persons are - Invited to attend and be heard. Written comments concerning all Items covered by this public hearing notice shalt be accepted up to the date of the hearing. Information concerning the proposed project and/or negative declaration Is available for review In the department of community development/planning at the above address between the hours of 8:00 a.m. and 4:30 P.M. Monday through Friday. If you challenge the proposed actions In court. you may be limited to raising only those Issues your or someone else raised at the Public hearing described In this notice, or in written _ correspondence delivered to the planning commission (or city council) at, or prior to, the public hearing. PUBLISH: Desert Post RAMON A. DIAZ, Secretary May 20. 1992 Palm Desert Planning Commission M E M O R A N D U M CITY OF PALM DESERT To: Steve Smith Associate Planner From: Brent Conley Crime Prevention Officer Date: May 1, 1992 Re: TT 27524 The Police Department does not have any comment on the proposed tract map. We would like to reserve comment on the proposed housing units when submitted for review. Thank you. BC:phs BRENT CONLEY CRIME PREVENTION OFFICER CITY OF PALM DESERT RECEIVED JUN 19 1992 7�77(�� �N 7EI1.�ry(� ��N{���7�{p(� COMMUNM DEVELOPMENT DEPARTMENT INTEROFFICE HEMORMUN D'"OF PALM DESERT TO: Department of Community Development/Planning Attention: Steve Smith FROM: Richard J. Folkers, Asst. City Manager/Public Works Director SUBJECT: TENTATIVE TRACT 27524, WILSHIRE WEST, INC. DATE: June 9, 1992 The following should be considered conditions of approval for the above-referenced project: (1) Drainage fees, in accordance with Section 26.49 of the Palm Desert Municipal Code and Palm Desert Ordinance Number 507, shall be paid prior to recordation of final map. (2) Storm drain construction/retention area shall be contingent upon a drainage study prepared by a registered civil engineer that is reviewed and approved by the Department of Public Works prior to start of construction. The project shall provide for on site retention of storm waters as required by Section 26.49.060 of the Palm Desert Municipal. Code. (3) Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17 and 79-55, shall be paid prior to recordation of final map. (4) Full public improvements, as required by Sections 26.40 and 26.44 of the Palm Desert Municipal Code, shall be installed in accordance with applicable City standards. (5) As required under Palm Desert Municipal Code Section 26.28, and in accordance with Sections 26.40 and 26.44, complete improvement plans and specifications shall be submitted to the Director of Public Works for checking approval before construction of any improvements is commenced. Offsite improvement plans to be approved by the Public Works Department and a surety posted to guarantee the installation of required offsite improvements prior to recordation of final map. Such offsite improvements shall include, but not be limited to, curb and gutter, asphalt paving and concrete sidewalk in an appropriate size and configuration. "As-built" plans shall be submitted to, and approved by, the Director of Public Works prior to the acceptance of the improvements by the city. (6) Improvement plans for water and sewer systems shall be approved by the respective service districts with "as-built" plans submitted to the Department of Public Works prior to project final. (7) All public improvements shall be inspected by the Department. of Public Works and a standard inspection fee shall be paid prior to issuance of grading permits. (8) Landscaping maintenance for the Hovley Lane parkway area shall be provided by the homeowners association. If no homeowners association is formed for this project, the property shall be annexed into Lighting and Landscape Maintenance District No. 5. (9) Applicant shall provide for the installation of one-half landscaped median island in Hovley Lane or cash payment for one-half the cost of the subject landscaping at the option of the Director of Public Works. The property shall be annexed into Lighting and Landscape District No. 5 to provide for the maintenance of the median island landscaping. (10) The property shall be annexed into Lighting and Landscape District No. 5 prior to the approval and recordation of the final map. (11) In accordance with Palm Desert Municipal Code Section 26.44, complete grading plans and specifications shall be submitted to the Director of Public Works for checking and approval prior to issuance of any permits. (12) As required by Sections 26.32 and 26.44 of the Palm Desert Municipal Code, and in accordance with the Circulation Network of the City's General Plan half-street right- of-way at 44 feet on Hovley Lane. In addition applicant shall provide for a 20 foot wide pedestrian and landscape easement along the Hovley Lane property frontage. Right- of-way and easement dedication shall be shall be offered for dedication on the final map. (13) Traffic safety striping shall be installed to the specifications of the Director of Public Works. A traffic control plan must be submitted to, and approved by, the Director of Public Works prior to the placement of any pavement markings. (14) Full improvements of interior streets based on residential street standards in accordance with Section 26.40 of the Palm Desert Municipal Code shall be provided. (15) Complete tract map shall be submitted as required by ordinance to the Director of Public Works for checking and approval and be recorded before issuance of any permits. (16) Any and all offsite improvements shall be preceded by the approval of plans and the issuance of valid encroachment permits by the Department of Public Works. (17) A complete preliminary soils investigation, conducted by a registered soils engineer, shall be submitted to, and approved by, the Department of Public Works prior to the issuance of a grading permit. (18) All proposed pad elevations are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. (19) Waiver of access to Hovley Lane except at approved locations shall be granted on the final map. (20) The proposed site access and street circulation are not acceptable. The project shall. be redesigned to provide a single access point on Hovley Lane, including acceleration/deceleration lanes, located at the mid-point of the property frontage. In addition the proposed street circulation shall be redesigned in order to minimize the extended straight street segments. A secondary access shall be provided along the southern boundary of the project (Avenue 42 extended) . Right-of-way shall be a minimum width of 60 feet ( full street ) for the proposed interior streets and a minimum width of 44 feet ( half-street ) for Avenue 42. The subject rights-of-way shall be offered for dedication of the final map. �7 --f-ICHARD J. FOLK RS,- P.E. (isa1tr22S24.io®1 Ili RIVERSIDE COUNTY CGLIFONNIA O7 of e w l7l FIRE DEPARTMENT pE;AE RE Pp0 EC/Oh r IN COOPERATION WITH THE • Cl1UNTY CALIFORNIA DEPARTMENT OF FORESTRY 5'�" C I m RIVERSIDE .., ,,; AND FIRE PROTECTION <.°x, D 1'r F GLEN J.NEWMAN nF' • ' FIRE CHIEF RIVERSIDE COUNTY FIRE 210 WEST SAN JACINTO AVENUE COVE FIRE MARSHAL �_// — `� PERRIS,CALIFORNIA 92370 70-801 HWY 111 l TELEPHONE:(714)657.3183 RANCHO MIRAGE,CA 92270 (619) 346.1870 TO: U F r-42,m REF:-77 Z7 5-,7 ) E32— 51QCrC� FAm�c-y LdT Jt43DlV(S16✓J If circled, underlined or noted. condition applies to project OWith respect to the conditions of approval regarding the above referenced plan check, the Fire Department recommends the following fire protection measures be provided in accordance with City Municipal Code, NFPA, UFC, and UBC and/or recognized Fire Protection Standards: 2. Provide, or show there exists a water system capable of providing a potential gallon per minute flow of 1500 for single family , 2500 for multifamily, and 3000 for commercial . The actual fire flow available from any one hydrant connected to any given water main shall be 1500 GPM for two hours duration at 20 PSI residual operating pressure. O A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual operating pressure must be available before any combustible material is placed on the job site. OThe required fire flow shall be available from a Super hydrant(s) (61, x 411 x 2-1/211 x 2-1/211 ) , located not less than 251 nor more than 2001 single family, 1651 multifamily, and 1501 commercial from any portion of the building(s) as measured along approved vehicular travelways . Hydrants installed below 30001 elevation shall be of the "wet barrel" type. 5O A combination of on-site and off-site Super fire hydrants (611x411x2- 1/21lx2-1/211 ) will be required, located not less than 251 or more than 2001 single family, 1651 multifamily, and 1501 commercial from any portion of the building(s) as measured along approved vehicular travelways. The required fire flow shall be available from any adjacent hydrant(s) in the system. ( 6.) Provide written certification from the appropriate water company having �� jurisdiction that hydrant(s) will be installed and will produce the required fire flow, or arrange field inspection by the Fire Department prior to request for final inspection. pdn(edonrvcycled paper O7. Prior to the application for a building permit, the developer shall furnish the original and two copies of the water system plan to the County Fire Department for review. No building permit shall be issued until the water system plan has been approved by the County Fire Chief. Upon approval , the original will be returned. one copy will be sent to the responsible inspecting authority. Plans shall conform to fire hydrant types, location and spacing, and the system shall meet the fire flow requirements . Plans shall be signed by a Registered Civil Engineer and may be signed by the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department. " "System has been designed to provide a minimum gallon per minute flow of 1500, 2500, 3000. " All buildings shall be accessible by an all-weather roadway extending to within 150' of all portions of the exterior walls of the first story. The roadway shall be not less than 24 ' of unobstructed width and 13' 6" of vertical clearance. Where parallel parking is allowed, the roadway shall be 36' wide with parking on both sides, 32' wide with parking on one side. Dead-end roads in excess of 150' shall be provided with a minimum 45' radius turn-around ( 55' in industrial developments) . Fountains or garden islands placed in the middle of these turn-arounds shall not exceed a 51 radius or 10' diameter. City standards may be more restrictive. Or) AS S"OWIJ �3. The minimum width of interior driveways for multi-family or apartment complexes shall be: a. 24 feet wide when serving less than 100 units, no parallel parking, carports or garages allowed on one side only. b. 28 feet wide when serving between 100 and 300 units; carports or garages allowed on both sides, no parallel parking. C. 32 feet wide when serving over 300 units or when parallel parking is allowed on one side. d. 36 feet wide when parallel parking is allowed on both sides. 10 Whenever access into private property is controlled through use of gates, barriers, guard houses or similar means, provision shall be made to facilitate access by emergency vehicles in a manner approved by the Fire Department. All controlled access devices that are power operated shall have a Knox Box over-ride system capable of opening the gate when activated by a special key located in emergency vehicles. Devices shall be equipped with backup power facilities to operate in the event of power failure. All controlled access devices that are not power operated shall also be approved by the Fire Department. Minimum opening width shall be 16' with a minimum vertical clearance of 1316" . 11 A dead end single access over 500 ' in length will require a secondary access , sprinklers or other mitigatrive menasure, o K As 5H(Y✓))J WITH l�� �C.L_E55F5- ,Yl. Contact the Fire Department for a final inspection prior to occupancy. 13 A second access is required. This can be accomplished by two main access points from main roadway or an emergency gated access into an adjoining development. 04< As StNowJ J LJIT.{ Lit, Ac'Es-&ss 14. All new residences/dwellings are required to have illuminated residential addresses meeting both City and Fire Department approval . Shake shingle roofs are no longer permitted in the Cities of Indian Wells, Rancho Mirage or Palm Desert. OTHER: �. �00kS WELL Fms)&tJ� A1>D12E.55 Fl RE(-Lbu-) -Am h FI pi t�V WANs-- I SSLSES All questions regarding the meaning of these conditions should be referred to the Fire Department, Coves Fire Marshal , at Phone (619) 346-1870 or the Fire Marshal 's office at 70-801 Highway ill (Rancho Mirage Fire Station) , Rancho Mirage, CA 92270 . Sincerely, MIKE HARRIS Chief, by Clyde Chittenden Coves Fire Marshal bbm NATEq ESTABLISHED IN 1918 AS A PUBLIC AGENCY RECEIVED �1srRlcj COACHELLA VALLEY WATER DISTRICT MAY 13 1992 COMMUNITY DEVELOPMEM DEPARTMENT POST OFFICE BOX 1058•COACHELLA, CALIFORNIA 92236•TELEPHONE(619)398-2651 ptt aF PALM DESERT DIRECTORS OFFICERS TELLIS CODEKAS,PRESIDENT THOMAS E.LEVY,GENERAL MANAGER-CHIEF ENGINEER RAYMOND R.RUMMONDS,VICE PRESIDENT BERNARDINE SUTTON,SECRETARY JOHN W.McFADDEN OWEN McCOOK ASSISTANT GENERAL MANAGER DOROTHY M.DE LAY May ] 1992 REDWINE AND SHERRILL,ATTORNEYS THEODORE J.FISH y , File: 0163.1 Department of Environmental Services City of Palm Desert 73-510 Fred Waring Drive Palm Desert, California 92260 Gentlemen: Subject: Tentative Tract 27524, Portion of the Southwest Quarter of Section 9, Township 5 South, Range 6 East, San Bernardino Meridian This area lies on the sandy area in the northern portion of Palm Desert and is considered safe from stormwater flows except in rare instances. This area is designated Zone C on Federal Flood Insurance rate maps which are in effect at this time. The district will furnish domestic water and sanitation service to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. Plans for grading, landscaping, and irrigation systems shall be submitted to Coachella Valley Water District for review. This review is for ensuring efficient water management. If you have any questions please call Bob Meleg, stormwater engineer, extension 264. Yours very truly, Tom Levy General Manager—Chief Engin r RF:lg/e5 cc: Don Park Riverside County Department of Public Health TRUE CONSERVATION USE WATER WISELY RECEIVED MAY 2 8 1992 QMMUNIT r��Y ODIVFFLOPMENT DFpA.Rjyftjj PALM LFSF, r.7 0-- 4 1 1 11 1 Vitt I� a SECTf(M�. - NO— A � ��i ' -SIC i-=`�.�� 1�.1�-' t t � �'`4•\ 'd/'/tic-'l/_ .• LpJ� ��+ "� ! !r, gym,.;/.• .! \—r— .. � / � '\ ��4�: ti. I;. •r� Irt'I zN �R � - w .! � .:i,ii`^+"JF� ,1:- .•:J%_ � ,t"3"g�,' W� �a 'ry 7,Ci;v-•, •�!. '_ - :lel rtn42i` J ..:;' iLt�.l .'� > e , p o � �t l '', .'1 V I-II 1 ' ! Y I • Ala'N iG �A 1y t�. BUG _,t"•"/ i 1 Q' t F € �,! 6 T -JO/PEE RFTY 7h�, t �C II ,,�!, •. A T /,I C+S h i � /,��• tl5f (!"Ryy �v1L /��.�8r_,� O / '� `�� to '•=� •`� + A,ts 1' 9~ T, �_ q �j ' cXISTING HT 2N710N BASIN <— �., I- 1€� n _ LN C .i. MAC U. 7 52• PM. Y S c_ 32 31 •30 29 .:12f� ::%.''21i ;:25 C<r, rr, � ' SA /S.P. I .I .-. F=' q" F€� m�3�E ��` �3dp �t�� 'dti:@� g g €=?oR� p � i� �� •4 ��d;( � `��: �s A�1 ° R � Y�a °r� d�' 3` s� °@ d€• s �@�t, � a � .. i � c �€' r�� t` �� A iE j •8 k�� ` ��SE MINUTES PALM DESERT PLANNING COMMISSION JUNE 16 , 1992 Chairperson Whitlock asked if anyone wished to address the commission in FAVOR or OPPOSITION to the proposal . There was no one and the public testimony was closed. Action: Moved by Commissioner Downs, seconded by Commissioner Spiegel, adopting the findings as presented by staff. Carried 5-0 . Moved by Commissioner Downs, seconded by Commissioner Spiegel, adopting Planning Commission Resolution No. 1575, approving CUP 92-6, subject to conditions . Carried 5-0 . C. Case No. TT 27524 - WILSHIRE WEST, INC. , Applicant Request for approval of a tentative tract map subdividing 17 .64 acres of PR 17 . 5 zoned land located on the south side of Hovley Lane, 1930 feet east of Portola Avenue into 82 single family lots having minimum lot sizes of 7200 square feet and minimum widths of 60 feet. Mr. Diaz stated that staff had met with the applicant and they were requesting a 60 day continuance. He explained that the site in question has an approved plan on it for an apartment project of over 180 units and there was an exchange of open space and many hearings on that parcel . He said that the applicants wanted to subdivide the parcel into single family residential lots, but they wanted to reserve the option with the tentative map approved, to build the apartments if for some reason the single family lot tentative map could not go to the final map stage. He said that he indicated to them that this could not be done; once the tentative map was approved, the other plan was deleted. That issue and the issue of access onto Hovley Lane and disagreements between planning and public works staff as to the number of access points needed to be resolved. He recommended the 60 day continuance. Chairperson Whitlock opened the public hearing and asked if anyone wished to address the commission either in FAVOR or OPPOSITION to the proposal . MR. C.F. "BUD" KIRBY addressed the commission and stated that he was a member of the Portola Country Club Board of Directors, 42-500 Portola Avenue, and was representing their board. He said that they do not oppose the 3 MINUTES PALM DESERT PLANNING COMMISSION JUNE 16, 1992 proposed residential development. As to the single family lots located directly along Lot K, Tract 11215-1, he wanted to remind the planning commission that Portola Country Club owned Lot K, which was 30 feet in width and it was never dedicated for use as a public street. He stated that he had meetings with staff and they were aware of that problem. He again noted that they were not in opposition, but there were items that had to be explored and the extension of Avenue 42 would consist of what they called Lot K. He asked about the continuance. Chairperson Whitlock explained that a 60 day continuance would place the item at their regular meeting of August 18, 1992 . Mr. Kirby thanked the commission for considering this . Chairperson Whitlock asked if anyone wished to address the commission in FAVOR or OPPOSITION to the project. There was no one. Commissioner Spiegel asked if the plan was to complete Avenue 42 prior to completion of the project. Mr. Diaz replied no, one of the conditions of approval might be that they dedicate their half of 42nd Avenue and noted the city' s part was on the east. He stated that if 42nd Avenue was really necessary, the city would put it in, but it would not go through at this time to Portola. Mr. Holtz informed commission that there was no plan to extend 42nd Avenue to Portola--they were only asking for the dedication of the right-of-way at this time. Action: Moved by Commissioner Downs, seconded by Commissioner Richards, continuing TT 27524 to August 18, 1992 by minute motion. Carried 5-0 . VIII . MISCELLANEOUS None. IX. ORAL COMMUNICATIONS None. 4 RECEIVED JUN 161992 PORTOLA COUNTRY CLUB tU4MUNC Of PALM OEMR7MC 0 L"YEV YUM W DEP 42-500 PORTOLA AVENUE `/2k � �� PALM DESERT, CA 92260 (619)346-5481 June 16 , 1992 To: City of Palm Desert Planning Commission Re: Case No. TT 27524 My name is C. F. "Bud" Kirby. I am a member of the Board of Directors of Portola Country Club Homeowners ' Association and I am appearing on behalf of the association. We do not oppose the proposed residential development of single family lots located directly north of Lot K, Tract 11215-1 . We wish to remind the Planning Commission that Portola Country Club owns Lot K, 30 feet in width, and it has never been dedicated for use as a public street . Thank you . Portola Country Club Homeowners ' Association Board of Directors MEETING DATE: SPEAKERS Oral Communications and/or Public Hearings f you are attending the City Council Meeting to address the City Council,whether it is a scheduled Agenda item or comments under oral communications,please complete the following information and give it to the City Clerk in advance of the meeting. Thank you. 'ram NAME: li o�. ;.�I,1US K"Y� ate o(a Cou�n lrel JC�•Iu,GJ �o2Y`U a�.L«C'c�o r3' ADDRESS: I1Z.560 I WOULD LIKE TO SPEAK UNDER: ORAL COMMUNICATIONS ✓ ,ABOUT C_ S C' fVb, T7"-�7 g_-2 N r&cm"�'l AGENDA ITEM PUBLIC HEARING ITEM ;,FAVOR OF OPPOSED TO (CHECK ONE) Completion of this card is voluntary. You may attend and participate in the meeting regardless of whether or not you complete this document. Its purpose is to aid staff in compiling complete and accurate records. Thank you for your courtesy and cooperation. - 73-510 FRED WARING DRIVE, PALM DESERT,CALIFORNIA 92260 TELEPHONE(619)346.0611 May 12. 1992 CiTY OF PALM DESERT LEGAL NOTICE CASE NO. TT 27524 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request by WILSHIRE WEST, INC. for approval of Tentative Tract No. 27524 to create 82 single family residential lots having minimum lot area of 7200 square feet and minimum lot width of 60 feet from a 17.64 acre parcel on the south side of Hovley Lane, 1930 feet east of Portola. also particularly described as: A.P.N. 624-040-020 COU TRY CLUB OR/l�E J h M h v L/O LEY V CiINE � i9 I • j I I LEN.c/A✓ PL. AM i I S/TE R � co F,pF W.SR/NG OR/c'E � C/N/ T Y M4P i NTS f SAID public hearing will be held on Tuesday. June 16, 1992 at 7:00 p.m. In the Council Chamber at the Palm Desert City Hall , 73-510 Fred Waring Drive, Palm Desert. California. at which time and place all interested persons are invited to attend and be heard. Written comments concerning all items covered by this public hearing notice shall be accepted up to the date of the hearing. Information concerning the proposed project and/or negative declaration is available for review in the department of community development/planning at the above address between the hours of 8:00 a.m. and 4:30 p.m. Monday 'through Friday. If you challenge the proposed actions in court. you may be limited to raising only those Issues your or someone else raised at the public hearing described In this notice, or in written correspondence delivered to the planning commission (or city council ) at, or Prior to, the public hearing. PUBLISH: Desert Post RAMON A. DIAZ, Secretary May 20. 1992 Palm Desert Planning Commission ` bZ dV" 'ON�l�tltll3� �_��x• I -� `�T avw 3nuv1H31 ;,, S3a Awd 30 7] nes 3sa s916 NOU>S zl Ss HieO AAu ,b 7lv13o 335�\ 1Ntl9tlA go-[B/FGI S'W I �IZI ON Lv I` ••«•F.vnrsxpnvo o> A r„r ®� �h. 3WOH 311 OWE and i,rox ` AL , STION , _ / g l_ 1., / ��. �l�\ / V A.I.5 ivolaAl r ✓;'yet cI` � yv1�, ✓ �/ '� "_>. Al (7 4 aUl m,e3zviav3 k 1 I, ll I �� ��13��� Il�`v\ T '®-as, � .. � yam✓ /\-i 2 /14 �� T -_ ~� � - a N ,p j U I ) „�3m arm an�avm�az Z z yNtl 9ayl x xr Y. ` a v A% V 7 - -4 �f r - )VA '.G'{ n �m .a v ' �_ ' 1109 ja w rectum ,H, 7ro130 s ! v, 7Iv130 140 till yl,M. EOM Y3tt4tl +. _7 d aUs I lam O m Bea.. a AVM -26 MAY 2 i r� 73- sips G�� ` � ��, ��� U � . _ 9 ��� ���� . \ .� �~ � � r_, �`C._. i� ` ' � J:� \ 1 UZ4 c Mar 1 cAL La 9.61951 .w. 73-510 FRED WARING DRIVE,PALM DESERT,CALIFORN IA 92260 Ljc'j -0 —0" 23 ` oW ROMMERREEIN ANE C. _ EIN, SHIRLEY A. .- 1 (JJ m 5029 THURBER LANE BANTA CRUZ, CA 9506 i NOTIPf =EMCIEF. CIF N64 DDRES= (� s ROMMEREIM 4209O DIADOMITE WAY PALM UE-ltF:I I_A lcCEbW-CC'il i 73.510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260 TELEPHONE(619)346-0611 \ May 12. 1992 CITY OF PALM DESERT LEGAL NOTICE �Q CASE ND. TT 27524 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request by WILSHIRE WEST. INC. for approval of Tentative Tract No. 27524 to create 82 single family residential lots having minimum lot area of 7200 square feet and minimum lot width of 60 feet from a 17.64 acre parcel on the south side of Hovley Lane, 1930 feet east of Portola. also particularly described as: A.P.N. 624-040-020 COU TRY CLUB OR/liE L/U LEY Chi L4NEW • I I LEN,t/AS/ PL. I � s 42 vc 4l�E. S/TE �Q Qp� ri F,PED W.4R/h/G OR/t�E {i/ C/N/ T Y ",40 .. _ )V rs SAID public hearing will be held on Tuesday. June 16, 1992 at 7:00 p.m. in the Council Chamber at the Palm Desert City Hall , 73-510 Fred Waring Drive. Palm Desert. California, at which time and place all interested persons are Invited to attend and be heard. Written comments concerning all Items covered by this public hearing notice shall be accepted up to the date of the hearing. Information concerning the proposed project and/or negative declaration is available for review In the department of community development/planning at the above address between the hours of 8:00 a.m. and 4:30 P.m. Monday through Friday. If you challenge the proposed actions In court. you may be limited to raising only those Issues your or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the planning commission (or city council ) at, or Prior to, the public hearing. PUBLISH: Desert Post RAMON .A. DIAZ, Secretary May 20. 1992 Palm Desert Planning Commission � bb Gt I MD wlvd AD"D 197At"J301N3 OIR30 d JNOHA03 Z66L 8 Z At/W (33AP3336 • M711 CCTIDITICNS TT 24530 Comm dty Development Conditions: -- Delete Condition #5. -- NEW CONDITION ##5: Minimum setback for lots with single story dwellings shall be: Front 20 feet Rear 20 feet Sides 15 feet total, minimum 7 feet. 9. Minimum setbacks for lots with two story dwellings shall be: Front 20 feet Rear 20 feet Sides 20 feet total, minimum 8 feet. 10. Maximum coverage limit for this development shall be 30% of lot area except for lots having lot area of 10,250 square feet or less which shall have a maximum coverage limit of 35%. Iry -/yam 7 36 ` (�a ' 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (619) 346-0611 REQUEST FOR CONVENTS AND CONDITIONS OF APPROVAL CASE NO(S) : 7-r a75427 PROJECT: 8� .S/h/(��0 �j9/7if//iy /L6415' APPLICANT: W/451vre Wes(r -7 1Cr //9aS C.J�CS�ii%P ✓off 40 ,�a16GLPS, cam', �0025- Enclosed please find materials describing a project for which the following is being requestedc A�P`o✓A� �� 77 a7�Z cr � Q� p o►y ,g /7 � Y aere porcel- on/ vA- sac.7,y b!= }FuOLer /,Awe beiWeF4j ?6l'toLA .} CC>C)k S-i . rvtiiv�ynus++ hp+ a✓ceV `72 0 0 st aa-te f.-A- , tn,.,is # .sww, 1-41 w I ,gph1 6 zq-Oqo-ozo The attached data was prepared by the applicant and is being forwarded to you for comments and recornrnended conditions of approval . The city Is interested in the probable Impacts on the environment ( including land, air, water, minerals, flora, fauna, noise, objects of historical or aesthetic significance) and recoiTiriencled conditions Of approval based on your expertise and area of concern. . Your continents and recom ended conditions of approval must be received by this office prior to 4:30 p.m. -AOAY 1V , In order to be discussed by the land division committee. The land division committee (comprised of director OF community development, city building official , city engineer, fire marshal , and a representative of CVWD) will discuss the comments and recommended 'conditions of approval and will forward them to the planning commission through the staff report. Any Information received by this office after the receipt deadline will not be discussed by the land division committee. Sincerely, ----� _ RAt10N A. DtAZ DIRECTOR OF COMMUNITY DEVELOPMENT/PLANNING /tm Attachments PLEASE RETURN HAP WI111 COMMENTS — YE—I 1 SIT_ r ov ` ..vLE 24 AA. DETAIL A - DETAIL '9" awrma2 v .ryiz SEE DETAIL"D" Fc �`„� AmEr_vo'vrxE�,wmeea I rr A GSLF 4fE0UF9Eav xx rwu�o 1yrS� (LIG CF�CR/9.9M v dk. HOVLEY+cY W^ er/ k ��w� 6 ti � I� � \ A �? \� ® CA ®r /® •�ti l\ �� 1 [ y. r. IDN/AG�4.V0//DE J /I / % .,I I� (�� � dr. , \ °®I ` �� � F:b�..l: \C,�' •o���� ��°°"'6 3\,�I '� � .,...,....,., 1f �a§ �•'I �V�e�i., '- � j5�`t�� � 11\�^_�� � 6�s''\ �.Sk E�,.. m ....i._. r TVP¢ntiECTw NOTES TYPICALOF—sE�rmN � 4� ^ � �9 51 a ' �5 _ 59 50 � ..: �� rAC7 NC) V o ILE1121� I H ME M.c. Ao ICS/31 .. VACANT _ISM SEE DETAIL"A' P-1 y.l Vm r e s..1 a sscTlox a,r es S. CITY OF PoLM DESERT6 Ln-ia �:i��.'i`� TENTATIVE MAP / TRACT 227 2752�4FIR SECTIONA -°A r p s zEM:.aa.ne Ilk i74 r5i � "?33•. ,. �j�yd r -� .a `r "r•�� � tt 4 e � ' �, ✓;: �q , ti '•'�Y' PJ 4'%4'y l tip(;.}��K � s.v't�.(�� aRµ �," w1 t��� ,s � �<� , t .i;'' wR��Jfpp(ti4 ♦> '"IEV`. �}r'�'{. • � a:• •CA..l . �• T 'i i, •i+It J ",W LF� t{ • aj".. <. .' \4r.y4K v v t + ,' a).• 4 •'4z va'�,•,v y�,�o. � + ��"� ,/'A ab .vim jld h 1} �• •. i �.+i " � r AZ J� � 'YM �• + �'. 4 � � v. - r'p .:alb i�'F � � - � . . , OV � r I ` ,1gg �•+P ' A 1 1 7 �,{Ig �t/.` �'� -�. ?� y t. �' '+U •,t+`>,i4 � J�r t , 1 � � 57�W ` "i V •�� �x r r..t. � •,,• a).,ct +. I it t <. t Z ;. ✓� tr � `t`I ,u aye /' 73-510 l .ED WARING DR., PALM C 3ERT, CA 92260 SUBDIVISION MAP WILSHIRE WEST, INC. ADoucont, ( oleate prim?) 11925 Wilshire Blvd. , (310) 473-4424 Mailing Address no Los Angeles, CA 90025 CI t' S fate Zip-Coca REQUEST: l Oesrtos specific nature of CIODMOl reausatsd I. Subdivide 7- 64-acres—into -82—sing-le-fami-ly- lots. (7,200 Sq. Ft. Min. ) PROPERTY DESCRIPTION: Parcel # 2 of Parcel Map ll 22794, P.M.B. 157/93-94 ASSESSOR'S PARCEL No. �J 6 4-040-0 0 - - J EXISTING ZONING P.R:' - 6.8, 0.5 PfooWy Omer AYfhan2aft unMnigtted state Ipt tft y an ms =rise W of the pro"M described herein and Mrsoy give author far 1M fl ng d apq 4-8-92 Agreement absoMng the City d m Osselt or all Ilablhflee relative to any deed re/trictlons. 1 00 9y MY SIGNATU THIS AGREEME , ttthat �Ci �tb me OraOerty dsseri0e0 tisrridin!W any dead restrictions 4-8-92 Siqnafu4s Oafs Appliaonr s Signature 4-8-92 Signafurezmxm� Odre (FOR STAFF USE ONLY) Erniranmsntal Status red by, ❑ Ministerial Act E.A. No. (� C�( / ❑ m Categas I Essonan CASE HG � �� v O'�Y ❑ Negative Osciatatton ❑ Omer Reference Case No. fJrwllat t!lMitl tlaVCO A11 !yt•!t IN y ` Vi Environmental Assessment Form TO THE APPLICANT: Your cooperation in completing this form and supplying the information requested will expedite City revie%,r of your application pursuant to the California Environmental Quality Act. The City is required to make an environmental assessment on all projects which it exercises discretionary approval over; Applications submitted will not be considered complete until all information necessary to make the environmental assessment is complete. GENERAL INFORMATION: 1 . Name, address , and telephone number of owner, applicant or project sponsor: WILSHIRE WEST . INC. 11925 Wilshire Blvd. , Los An eles, CA 90025 (310) 473-4424 2, Name; address and telephone number of person to be contacted con- cerning the project (such as architect, engineer, or other repre- sentative) : . Engineer - Kicak and Associates 41 555 Cook Street, Suite 220 Palm- Desert CA 92260 (619) 341-9544 3. Common name of project (if any) ; 4. Project location (street address or general location) : Hovlev Lane Palm Desert CA 5. Precise legal description of property (lot and tract number or meets & bounds) : Parcel 11 2 of Parcel Map # 22796, P.M.B. lb7/93-94 6. Proposed use of the site. (project for which the form is filed; describe the total undertaking, not just the current application , approval being sought) :. Subdivide into 82 single family residential lots 7. Relationship to a larger project or series of projects how this oroject relates to other activities , phases , andedevelop- ments planned, or now under,vay) : Change use rom partments to single family residence. 8. List and describe any other related permits and other public approvals required for this project, to go fo r,iard, including those required by the City, Regional , State and Federal agencies ( indicate sub- sequent approval agency name, and type of approval required) : None EXISTING CONDITIOrJS • 9. Project site area : 17.64 acres (Siz- or property in sq. ft. or acreage) 10. Present zoning: (Proposed zoning) : II . General Plan land use designation: Residential 12. Existing use of the project site: Vacant desert land 13. Existing use on adjacent properties : (Example - North, Shopping Center; South, Single Family Dwellings ; East, Vacant, etc. ) . North - Marriott Hotel South - Mobile Home Park East - ritv Pro ert - Vacant Desert Land & Retention Basin West - Vacant Desert Land 14. Site topography (describe) : Gently Sloping Desert Land w/Dunes 15. Are there any natural or manmade drainage channels through or adjacent to the property? NOX YES 16. Grading (estimate number of cubic yards of dirt being moved) : Excavation - 92,000 C.Y. Embankment 65,000 C.Y. 17. List the number, size and type of trees being removed: None 18. Describe any cultural , historic, or scenic aspects of the project site: None 19. Residential Project (if not residential do NOT answer) A. Number and type of dv:elling units (Specify no. of bedrooms) : to be determined B. Schedule of unit Sizes : to be determined C. Number of stories to be deWfnined feet. to be determined D. Largest single building (sq. ft. ) (hgt. ) E. Type of household size expected (population projection for the project) : 2nd home use F. Describe the number and type of recreational facilities : none G. Is there any night lighting of the project: none H. Range of sales prices or rents : to be deter land I. Percent of total project devoted to: Building Estimated @ 1 ,500 S.F. per structure) to >je6 determi�d . . Paving, including streetsand driveways to be determined (Yards) . . . . . . 56 20. Commercial , Industrial , Institutional or Other Project: A. Type of use(s ) and major function(s) ( if offices , specify type & number) : not applicable B. Number of square feet in total building area : C. Number of stories Height feet. O. Largest single building (Sq. Ft. ) (Hgt. ) E. Number of square feet in outdoor storage area: F. Total number of required parking spaces number provided ' G. Hours of operation: H. Maximum number of clients, patrons , shoppers , etc. , at one time: I. Maximum number of employees at one time: J. If patron seating is involved, state the number: K. Is there any night lighting of the project: Yes No L. Percent of total project devoted to: Building . . . . . . . . . . . . . . . . . y e Paving, including streets. . . . . . . . Landscaping and Open Space (Recreation). . . Are the following items applicable to the project or its effects : Discuss below ail items chec:<ed yes (attach additional sheets as necessary) . YES NO 21 . Change in existing features of hillsides , or substantial alteration of ground contours. X 22. Change in the dust, ash, smoke, fumes or odors in the project vicinity. X 23. Subject to or resulting in soil errosion by wind or flooding. x 24. Change in ground water quality or quantity, or alteration of existing drainage patterns. X 25 Change in existing noise or vibration level in the vicinity. Subject to roadway or airport noise (has the required acoustical report been submitted?) X 26. Involves the use or disposal of potentially hazardous materials, such as toxic substances , flammables or explosives. X 27. Involves the use of substantial amounts of fuel or energy. X 28. Changes the demand for municipal services (police, fire, sewage, etc. ) 82 new residences X would hopefully be built, that would require normal municipal services, but it should be noted that such services wou be fa less 29. Changes the demand for utility services , beyond than existing A86 unit approve( those presently available or planned in the near future. _ 30. Significantly affects any unique or natural features, including mature trees. X 31 . Change in scenic views or vistas from existing residential areas or public land or public roads. x 32. Results in the dislocation of people. x YES 33. Generates controversy based on aesthetics or other features of the project. X [ ] Additional explanation of "yes" answers attached. CERTIFICATIO7]: I hereby certify that the statements furnished above and in the attached exhibits present the data and information required for this initial evaluation, to the best of my ability, and that the facts, statements and information presented are true and correct to the my,kno dge and belief. Jo Bo da WILSHIRE WEST, INC. Name Print or Type For 4-8-92 Signature Date INITIAL STUDY FEE: $30. 00 (Make check payable to the City of Palm Desert and sub- mit with this form. ) b2/ -14 THIS MAP IS FOR 7.R.A. 0/8-135 62 4 -04 ASSESSMENT PURPOSES ONLY SI/2 SEC. 9 T.5 S R 6 E 0/8- //3 POR CITY OF PALM DESERT 30 32 ' I ' I I I I © C7. R n n �A � I I G o � I I 4 TRA 0/5-ISE pe v Y 'N. t6r.S _ � 632 622 _ _ _ _ _ — — _ — 03 kNfOVLEY. LANE EAST � EX 0 ^ 10.0606Ac3 y v h `IM ® T/! te./LAct o' c IL UAL e5 n —29 Iy0 o awB /ezeaZ .! T6 G/T OF PoLM DESERT UM/TS � / . ...� 2G SfGn A �. •••.. _ Lr.3e.fr SD.i.L. 05 06 Ntv IB bB reac 'E I 07 I do a:wo.N u r-a ! . Tsa 11 DATA PM64/4/ R.534/36 PM./57/93-94 Parcel Mop No. 22794 'f J u PM 75/60 ^) �• /1Y./rr/lL ).ro rf rl.r) i ASSESSORS MAP BK.624 PG.04 ! w u Y-rf e RIVERS/OE COUNTY, CALIF u.Yr L L'!) R.6 AUG.BO role M /f-tl 0 OVLEY LANE Q 3 300, SUBJECT 300, SCALE N I =200, PARCEL O ® LENNON PL. w 1- a 0 a 0 U 2nd I i AVE. 4 5 6 7 OB 9 i0 II 12 13 14"- @ANGELS CAMP 37 0 � 300 RADIUS MAP W 0 TENT. TRACT NO. 27524 O 0 VLEY LANE I y 3 �0' SUBJECT 300' SCALE= N I"=200 PARCEL LENNON PL. W H Q O a O U 2nd 3 4 5 O6 7 O8 9O i0 II 12 F(g 14 15 16 17 18 ANGELS CAMP 37 RD._ 19 J O 33 ® 31 3� 29 2® 2Q 23 e,- F- 1 (26)A 21 300� RADIUS MAP W TENT. TRACT NO. 27524 e .,. 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I I ; I 11 I , 11 11k7 6� , e��115r l?"Ic-45 -0.411M4Vtqre,0 ,--,.p I i MO ILE r-1 � ] Homt A I lif -5. (E?) 0,FtVOreS ,-A' ,a eZep.-.V;11,::;1,1V. � �\ � T11-1-1\C-� 1\10, J 121 ID IM,8, I c 3) /3)I -3)E 3 - �� VACANT SEE DETA I L 'A (0- drSr11W-1qTe,0 ,eW-fpr11W,0,-?*- ae1-,QX17-17-16r6 . % .\ - I , \ I r� j(UAh0,0,1U5 r4ff,o) 1.� 1% R IM 1��), H , -IR - I -IM %, K k, czlr .r -,,-:�'Z, 000 c y A'//-4 --r a A coo 0 y - �� � . I � � � N I -XI.51-IN6 � I I �� 1�-1�ce I PORTION OF THE S. 1/2 OF SECTION 9, T 5S. R.6. E., S.B. M. � % ' K K � I % f� � %I �) / - I REVISIONS: APPROVED BY: / � ---- I //wl,A 4� �� 11�, � I / KICAK AND ASSOCIATES CITY OF PALM DESERT a -/ a 'e 11 : r -1 -- v i 1, I . I . I I -1\ I / �---- % Y, "n ,-�-� --� ., o,,J,- CIVIL ENGINEERS -----� -- \ / 1--�— )OSEPH KICAX r RMISTERED CIVIL ENGINEER NO. 211175 41-555 COOK STREET SUITE 220 -7, -i I KLM DESERT,CALIMRNIA 92260 TENTATIVE MAP / No. 21775 i - DATE: 4 - !? - ��' ,' RIEGIST 93 - . \ � ; RATION EXPIRES 9-30- (619)- 341-9544 UP. Date 9.30-93 :! I I I I � I / * CIVIL * �I APPROVED BY: I SCALE: BENCH MARK' : TRACT NO. 27524 OF / SHEET ENGINEERING � I JV `* R,O 8-,;�, ezev -/&,7 4?4,4f BEING A SU13DIVISION OF PARCEL NO. 29 OF /�045PIIV36v ICIIV15H � / v /00 7mm7m i " 4 o0V I , 0 p I k I "?6? ` - i )- /L�\09? ?* k-v f / � " of�Y� .. 1��- --- - / ,?Itv 5% : ,>tp� ( A ) !-�O' 1� N, I It' %, ,�,' v I \ ift 11 " X(�'��,'�, 15 � " \ 11 9� "I �i(� 1� It 1p k I � I I �, A�� r �,1`� � -='-'rl-= - � �/,4 1 w I �-f- , -, � , - if, I OF I ,-r.--,e .2p, ".0,0v PARCEL MAP NO. 22794, P. M. B. 157/93-94 FILE NO. SECTION "A" - "IAII - 49 Al e. eo~R _,Qre. /4p, r5 S. I .1 AN;e. """""""' . I VERT. 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