HomeMy WebLinkAboutRes No 901PLANNING COMMISSION RESOLUTION NO. 901
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM DESERT, CALIFORNIA, APPROVING
A TENTATIVE TRACT MAP TO CREATE 10 LOTS TO
ALLOW A HOTEL AND RESIDENTIAL PROJECT
LOCATED AT THE SOUTHWEST CORNER OF COUNTRY
CLUB AND COOK STREET.
CASE NO. TT 19619
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 1st day of November, 1983, hold a duly noticed public hearing and continued public
hearing on the 9th day of November, 1983, to consider a request by ARMADILLO JOINT
VENTURE c/o RANCHO LAS PALMAS MARRIOTT RESORT for approval of a Negative
Declaration of Environmental Impact and 10 lot tentative tract map to allow construction
of an 809 room hotel, 50 acres of residential land (to be subdivided at a later date),
associated commercial uses, a golf course and associated recreational uses in the PR-4
(Planned Residential, max. 4 d.u./acre) and PC (2) (Planned District Commercial) zones on
235.6 acres located at the southwest corner of Cook Street and Country Club Drive, more
particularly described as:
APN 624-030-002 through 006
WHEREAS, said application has complied with the requirements of the "City of
Palm Desert Procedures to Implement the California Environmental Quality Act,
Resolution No. 80-89", in that the director of environmental services has determined that
the project will not have a significant adverse impact on the environment and a Negative
Declaration has been prepared.
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, said Planning Commission did find
the following facts and reasons as justified in the staff report for TT 19619 dated
November 1, 1983, on file in the department of environmental services, 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.
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 constitute the findings
of the commission in this case;
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2. That it does hereby approve the above described Tentative Map No. 19619
for the reasons set forth in this resolution and subject to the attached
conditions.
3. That a Negative Declaration of Environmental Impact is hereby approved.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
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PLANNING COMMISSION RESOLUTION NO. 901
Planning Commission, held on this 9th day of November, 1983, by the following vote, to
wit:
AYES: CRITES, DOWNS, ERWOOD, WOOD
NOES: NONE
ABSENT: RICHARDS
ABSTAIN: NONE
ATTEST:
A ON A. DIA'; ecre ary
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RALPH B. WOOD, Chairman
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PLANNING COMMISSION RESOLUTION NO. 901
CONDITIONS OF APPROVAL
Case No. TT 19619
Department of Environmental Services:
1. 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, or which hereafter may be in force.
2. The applicant shall have twenty-four (24) months from the date of the approval or
conditional approval of the tentative map for filing of the final map unless an
extension of time as permitted by code is granted by planning commission;
otherwise, said approval shall become null, void, and of no effect whatsoever.
3. All on -site utilities, including cable TV, shall be placed underground and shall be
completely concealed from view except certain appurtenances as may be approved
by the director of environmental services.
4. All dedicated land and/or easements 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.
5. The CC&R's for this development shall be submitted to the director of
environmental services for review and final approval by the city attorney prior to
the issuance of any building permits for residential construction. Prior to
recordation of the final subdivision map, the applicant shall submit to the city
engineer:
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.
6. Prior to submittal of the final map, the applicant shall provide the department of
environmental services with a list of proposed private street names with at least
three alternatives. The approval of the final street name shall be made by the
director of environmental services.
City Fire Marshal:
7. Install a water system capable of delivering 2500-6000 GPM fire flow for a two-
four hour duration in addition to domestic or other supply. 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.
8. Install Riverside County super fire hydrants at each intersection and so that no
point of any building is more than 150-250 feet from a fire hydrant measured along
approved vehicular travel ways.
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.
9. Prior to issuance of a building permit, the developer shall furnish 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
returned to the developer.
10. The water system plan 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 in Case No. PP 15-83 and TT 19619 is in accordance with the
requirements prescribed by the fire marshal."
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PLANNING COMMISSION RESOLUTION NO. 901
11. Prior to delivery of combustible materials to the building site, the required water
system shall be installed, operating and delivering the required flow.
12. All buildings other than single family residences, shall be protected by automatic
fire protection systems:
a. Smoke control.
b. Fire sprinklers.
c. Fire alarm.
d. Emergency evacuation chutes.
13. The developer will cooperate in a fire inspector program during construction until a
certificate of occupancy is issued.
14. Additional fire protection requirements may be necessary when specific plans are
submitted for approval.
Department of Public Works:
15. Drainage and signalization fund fees, as required by ordinance, shall be paid prior
to recordation of the final map.
16. Drainage facilities and easements shall be provided per Ordinance No. 218 and the
Master Drainage Plan to the specifications of the director of public works. (A
master plan storm drain line traverses the westerly portion of the project from
south to north).
17. The developer's private engineer shall submit a complete hydrologic analysis of
both on -site drainage and interim tributary off -site drainage.
18. Additional storm drain construction shall be contingent upon a drainage study by
the private engineer.
19. Full public improvements, including traffic safety lighting as required by ordinance
and the director of public works, shall be installed in accordance with city
standards.
20. Improvement plans for water and sewer systems shall be approved by the Coachella
Valley Water District.
21. Complete improvement plans and specifications shall be submitted, as required by
ordinance, to the city engineer for checking and approval before construction of
any public improvements is commenced. The developer shall submit as -built plans
prior to acceptance of the subdivision improvements by the city.
22. Right-of-way on Country Club Drive and Cook Street shall be dedicated to provide
a 55 foot half -street width. Also, pedestrian/bikeway easements within a band
averaging 20 feet wide with a minimum 16 feet and maximum 24 feet shall be
dedicated on Country Club Drive and Cook Street.
23. Installation of curb and gutter at 43 feet from centerline, match -up paving and
meandering sidewalk on Country Club Drive and Cook Street.
24. Installation of an 18 foot wide landscaped median on Country Club Drive. The
developer may submit a reimbursement agreement for the City Attorney's review
and approval in order to be reimbursed for the north half of the median as
properties north of Country Club Drive develop. At the option of the public works
director, the developer may make a cash payment to the city for one-half of the
landscaped median on Country Club Drive.
25. The north barrel of Country Club Drive shall be a minimum of 20 feet wide.
26. All private streets shall be inspected by the public works department and a
standard inspection fee shall be paid.
27. Existing utilities on Cook Street and Country Club Drive shall be undergrounded, if
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PLANNING COMMISSION RESOLUTION NO. 901
practicable.
28. Landscaping maintenance on Cook Street and Country Club Drive shall be provided
by the hotel owner.
29. Traffic safety striping on Cook Street and Country Club Drive shall be provided 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 placing of
pavement markings.
30. Complete grading plans shall be submitted, as required by ordinance, to the city
engineer for review and approval. Approval of a rough grading plan and permit
shall not constitute approval for fine grading.
31. A building permit will not be issued until a final grading plan is approved and
completed, as required by ordinance. However, a foundation permit may be issued.
32. A complete traffic analysis shall be conducted addressing the intersection demands
at Cook Street and Country Club Drive and the hotel's main entrance and Country
Club Drive. Separate signal warrant sheets for the subject intersections shall be
submitted to the city engineer for review and recommendation. If indicated by this
analysis, the developer shall install traffic signals at either intersection or both as
recommended.
33. Acceleration/deceleration lanes shall be provided within 55-foot half street right-
of-way for right-hand turns into and out of the site.
34. The main entrance on Country Club Drive shall be compatible with the zoning line
boundaries north of Country Club Drive, as established on November 1, 1983.
35. Six-foot high screening or fencing shall be placed behind the property line on the
frontage of Cook Street and Country Club Drive, as approved by architectural
commission.
36. Waiver of vehicular and pedestrian access shall be shown on the final map except
for approved street locations.
37. Off -site improvement plans to be approved by the public works department and a
surety posted guaranteeing the off -site improvements prior to this map recording.
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