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HomeMy WebLinkAboutRes No 318PLANNING COMMISSION RESOLUTION NO. 318 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, SETTING FORTH ITS FINDINGS AND RECOMMENDING APPROVAL OF A REVISED TENTATIVE TRACT MAP AND PRELIMINARY DE- SIGN REVIEW ON APPROXIMATELY 85 ACRES LOCATED AT THE NORTHEAST CORNER OF HIGHWAY 74 AND HAY- STACK. CASES NO. TT 11636 and 105MF WHEREAS, the Planning Commission of the City of Palm Desert, did receive a verified application from LEWIS HOMES OF CALIFORNIA, re questing approval of a Tentative Tract Map and Preliminary Design Re- view to create 242 single-family residential lots and four lots for Common Recreational facilities and flood control purposes on approxi- mately 85 acres located at the northeast corner of Highway 74 and Hay- stack, more particularly described as: APN 628-150-010-1 APN 630-180-002-4 APN 630-190-006-9 WHEREAS, said application has complied with the requirements of the "City of Palm Desert Environmental Quality Procedure Resolution No. 77-7", in that the Director of Environmental Services has determined on December 12, 1977, that the project would not have a significant effect on the environment; and, WHEREAS, the Planning Commission did take into consideration the Tentative Map as submitted, and the reports of the various reviewing agencies; and, WHEREAS, the Planning Commission did find that the subject Tenta- tive Map does substantially comply with Chapter 26 of the City of Palm Desert Municipal Code, and the State of California Subdivision Map Act, as amended; WHEREAS, the Planning Commission did find that the subject Tenta- tive Map does comply with the adopted General Plan and the Palm Desert Zoning Ordinance; and, WHEREAS, the Planning Commission did find that the site is physically suitable for the type of development proposed; and, WHEREAS, the Planning Commission did find that the site is physically suited for the proposed density of the development; and, WHEREAS, the Planning Commission did find that the design of the subdivision and the proposed improvements are not likely to cause sub- stantial environmental damage or serious health problems. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert as follows: 1. That the above recitations are true and correct and consti- tute the findings of the Commission in this case; 2. That it does hereby recommend that the applicant comply with Article 26.15 of the City's Subdivision Ordinance regarding public facilities requirements in the following manner: A. The applicant shall pay a fee equal to one-half of the amount required under the Ordinance provisions for in - lieu payments. B. The applicant shall dedicate to the City of Palm Desert all of that open space land along Haystack Road (approxi- mately 7.95 acres). PLANNING COMMISSION RESOLUTION NO. 318 Page Two 3. That it does hereby recommend approval to the City Council of the City of Palm Desert of the above described Tentative Map No. 11636 and preliminary Design Review for related Case No. 105MF, limitir the lots to a minimum of 12,000 square feet, subject to the fulfillment the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the Palm Desert Planning Commission on this 3rd day of January, 1978, by the following vote, to wit: AYES: BERKEY, KRYDER, READING, SNYDER NOES: IELLY ABSENT: NONE ABSTAIN: NONE GEORGE BERKEY, Chairma ATTEST: P L . WILLLIAMS,Secretar Secretary /ks PLANNING COMMISSION RESOLUTION NO. 318 CONDITIONS OF APPROVAL CASE NO. TT 11636 Page Three Standard Conditions: 1. Except for sidewalks, all improvements shall conform to the re- quirements of the City Standard Specifications and the City Engi- neering Office. 2. Tract shall be processed in accordance with all applicable pro- visions of Ordinance 125, the Subdivision Ordinance. 3. Access rights to Haystack Road and Highway 74, shall be offered to the City as a dedication on the Final Map, except approved openings. 4. Prior to submittal of the Final Map, the applicant shall provide the. City with a list of proposed street names with at least three alternatives. The approval of the final street names shall be made by the Director of Environmental Services. 5. The development of the property described herein shall be subject to the restrictions and limitations set forth herein which are in addition to all the requirements, limitations, and restrictions of all municipal ordinances and State and Federal statutes now in force. 6. The C.C. & R's for this development shall be submitted to the City Attorney for review and approval prior to the issuance of any building permits. Prior to recordation of the final subdivision map, the applicant shall submit to the Director of Environmental Services the following documents which shall demonstrate to the satisfaction of the Planning Commission that the total project will be developed and maintained in accordance with the intent and purposes of the approval: a. The document to convey title. b. Covenants and restrictions to be recorded. c. Management and maintenance agreement to be entered into with the owners of the units of the project. 7. In order to maintain reasonable fire protection during construction period, the subdivider shall maintain passable vehicular access to all buildings, and adequate fire hydrants with required fire flows shall be installed as recommended by the Fire Department. 8. The water system shall be signed by a registered civil engineer and approved by the water company, with the following certification: "I certify that the design of the water system of Tract No. 11636 in accordance with the requirements prescribed by the City Fire Marshal". 9. Improvement plans for water and sewer system shall meet the re- quirements of the respective service districts. 10. All on -site utilities, including cable TV, shall be placed under- ground and shall be completely concealed from view except certain appurtenances as may be approved by the Director of Environmental Services. 11. All dedicated land and/or easement required by this approval shall be granted to the City of Palm Desert, without cost to the City and free of all liens and encumbrances. 12. Install traffic safety lighting along frontage of Haystack and Highway 74 as approved by the Public Works Office. PLANNING COMMISSION RESOLUTION NO. 318 Page Four Special Conditions: 1. The total number of residential lots shall be limited with no lot having less than 12,000 sq. ft. in area. 2. In order to meet the neighborhood and public facilities require- ment of the Subdivision Ordinance, the applicant shall dedicate the Drainage/Green Belt area along Haystack Road and pay an in - lieu fee on the basis of one-half the requirements of the Muni- cipal Code which will be utilized for Park development in the area. 3. Existing overhead utility distribution lines shall be under - grounded per the requirements of Section 26.44.O10M of the Municipal Code. 4. Install a water system capable of delivering 1500 GPM fire flow for a two (2) hour duration in addition to domestic or other sup- ply. The computation shall be based upon a minimum of 20 psi residual operating pressure in the supply main from which the flow is measured at the time of measurement. 5. Install Riverside County super fire hydrants at each street intersection but not greater than 500 feet in any direction. A. Hydrants shall not be located closer than 25 feet to any building. B. Exterior surfaces of hydrant barrels and heads shall be painted chrome yellow and the tops and nozzle caps shall be painted green. C. Curbs (if installed) shall be painted red 15 feet in either direction from each hydrant. 6. Prior to issuance of a building permit, the developer shall fur- nish the original and three (3) copies of the water system plan to the Fire Marshal for review. Upon approval, one copy will be sent to the Building Department, and the original will be re- turned to the developer. 7. The proposed drainage system and green belt system along Haystack Road and Highway 74 shall be fully installed by the applicant at no expense to the City and dedicated to the City as a part of the first phase of the subdivision. 8. The improvement of Haystack Road shall include the installation of catch basins and drain pipes at Alamo Drive and Arrow Trail in a manner acceptable to the Director of Public Works to the existing catch basin near the southeast corner of the subject property shall be modi- fied to accomodate the new east/west drainage swale. 9. Lot D shall be modified to provide for a double cul-de-sac between Lot I and J as acceptable to the Public Works Office. 10. Lots 9-26 shall drain to a drainage swale on their northerly boun- dary extending easterly to the Marrakesh Channel. 11. The proposed pedestrian/bikeway system proposed along Haystack Road and Highway 74 shall be installed as approved by the City Engineer's Office with adequate connection to the proposed streets within the subdivision. 12. Lot 108 shall be deleted and the land area made a part of the proposed recreation lot. PLANNING COMMISSION RESOLUTION NO. 318 PAGE Five Special Conditions: (Cont.) 13. The applicant shall financially participate in the construction of the extension of the Marrakesh Channel (Tr. 9129) to Portola Ave. in an amount not to exceed $2,000. 14. As a part of the Final Map, the applicant shall prepare all the necessary documents and/or drawings and officially request that a maintenance district be created on the subject property to fully maintain the perimeter landscape treatment along Haystack and High- way 74. 15. The connection to Desert Lily shall be deleted. Design Review Board Conditions: 1. Proposed perimeter decorative wall shown along Highway 74, except for approved openings, shall be extended for the full length of Haystack Road on the northerly boundary of the proposed Green belt/ Drainage Swale or a alternative combination wall/earth berm treatment acceptable to the Design Review Board. 2. The driveway for the unit on proposed Lot 161 shall be relocated to Lot H. 3. The proposed tennis courts shall be recessed a minimum of four feet. 4. The required construction drawings shall include an additional 3 elevations per floor plan so as to increase the number of alternative designs. 5: The parking for the private recreation be provided on Lot 108. 6. The proposed private recreation area shall be relocated to the interior of the development prior to submittal of the map. 7. Proposed grading of peripheral lots of said subdivision shall be planned so that no pad elevation shall exceed 5 feet above the rear yard lot line.