HomeMy WebLinkAboutRes No 1362PLANNING CCNMISSION RESOLUTION ND. 1362
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING A TENTATIVE TRACT MAP TO
SUBDIVIDE 77.8 GROSS ACRES INTO 169 SINGLE FAMILY LOTS, 2
ADDITIONAL LOTS SET ASIDE FOR 220 FUTURE APARTMENT UNITS
AND A LOT FOR THE EXISTING C.V.W.D. WELL SITE, THE WHOLE
SITE LOCATED AT THE SOUTHWEST CORNER OF COUNTRY CLUB DRIVE
AND PORTOLA AVENUE, MORE PARTICULARLY DESCRIBED AS APN 622-
020-037 AND 046.
CASE NO. TT 24632
WHEREAS, the Planning Commission of the City of Palm Desert, California,
did on the 6th day of June, 1989, hold a duly noticed public hearing which was
continued to July 5, 1989, to consider the request of LUNDIN DEVELOPMENT
COMPANY 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 cctmiunity
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 carenission did find the following facts and reasons as
justified in the staff report for TT 24632 dated June 6, 1989, 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 CCNNUSSION RESOLUTION NU. 1362
•
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. TT 24632 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 5th day of July, 1989, by the following vote,
to wit:
AYES: DOWNS, JONATHAN, RICHARDS, WHITLOCK, AND ERWOOD
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
ATTEST:
RAMON A. DIAZ, Sec :445;
/tm
2
RICHARD ERWOOD, Chairman
PLANNING CCNNIISSION RESOLUTION M. 1362
CONDITIONS OF' APPROVAL
CASE NO. TT 24632
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. Construction of a portion of said project shall commence within one year
from the date of final approval unless an extension of time is granted;
otherwise said approval shall become null, void and of no effect
whatsoever.
3. 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.
4. 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.
5. That the setbacks for single family dwellings in this project shall be as
required in the R-1 zone for 8,000 square foot minimum lot area as
prescribed in section 25.16.050 of the zoning ordinance.
6. That any future development on lots 170 and 171, for a total of up to 220
apartment units, is subject to the city first approving a precise plan of
design for same.
7. That the applicant submit and receive approval of the architectural review
commission of a landscape and wall plan to be installed with each phase as
follows:
3
PILING CCNVISSDON RESOLUTION N0. 1362
Phase 1:
a. Parkway landscaping and wall at east limit of lots 22, 23, 24 and 172
and at the south limit of lots 20, 21, and 22.
b. Six (6) foot wall along the north limit of lots 24, 25, 26, 27, 28,
29, 30, 31, and 32.
Phase 2:
Six (6) foot wall along north limit of lots 1 through 9 inclusive.
Phase 3:
Six (6) foot wall along the north limit of lots 32, 33, 34, and 35.
Phase 4:
Six (6) foot wall and parkway landscaping along the east limit of lots 1,
2, and 3; six (6) foot wall along the north limit of lots 3, 4, 5, 6, and
9; a six (6) foot wall and parkway landscaping along east limit of lots 30
and 31; and a six (6) foot wall along the south limit of lots 21, 22, 23,
and 24.
Phase 5:
a. A six (6) foot wall along the south limit of lots 25, 26, and 27 and
along the east limit of lots 4, 5, and 6.
b. A six (6) foot wall and parkway landscaping along the north limit of
lots 7, 8, 9, and 10.
Phase 6:
Six (6) foot wall and parkway landscaping along Country Club Drive and
Portola Avenue adjacent to lots 170 and 171.
8. That development on the apartment site (lots 170 and 171) shall be limited
to a maximum height of 24 feet for pitched roofs and 22 feet for flat
roofs.
4
PLANNII3 QMNIISSICN RESOLUTION NO. 1362
9. That there shall be no driveway access in the following locations:
a. Along the south limit of lots 20, 21 and 22 and the east limit of
lots 22, 23, and 24 in phase 1.
b. Along the west limit of lots 8 and 14 in phase 1.
c. Along the east limit of lots 17 and 18 in phase 2.
d. Along the west limit of lots 32 and the east limit of lot 31 in phase
3.
e. Along the east limit of lots 1, 2, 3, 30, and 31 and along the north
limit of lots 32 and 33 in phase 4.
10. As part of development of phase I, the strcctscape along Portola Avenue
including the masonry wall, landscaping, and sidewalk will be completed.
11. The entrance to Lot 170 will be walled off until development of lot 170 is
commenced.
12. The design of the wall including height minimum of six feet, maximum of
eight feet and appearance shall be similar to the wall design and
elevation dated June 20, 1989 and on file with the department of community
development, and attached hereto as exhibit A.
13. Turning movements faun the two Portola entrances shall be unrestricted
except for egress, frau Lot 170, which will be evaluated based on the
results of the traffic study setforth in public works department condition
2, to be completed and approved by the city prior to construction on Lot
170.
14. Developer will construct a raised median and landscaping on Portola Avenue
in keeping with city standards and will agree to join an assessment
district formed under the 1972 Lighting and Landscape Maintenance Act.
15. Development of Lot 170 shall be as shown on site plans and elevation dated
June 20, 1989 and on file with the department of community development, a
reduction of which is attached hereto as exhibit B.
16. All development on Lot 170 shall conform to the Portola "sight line"
exhibit on file with the community development department, a reduction of
which is hereto attached as exhibit C.
17. No two story development will be allowed without prior approval aunt the
planning commission.
5
PLANNING C MMIISSI0N RESOLUTION NO. 1362
Department of Public Works:
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. Drainage facilities shall be provided, per Ordinance No. 218 and the
Northside Area Drainage Master Plan, to the specifications of the director
of public works.
3. Storm drain construction 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.
4. 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.
5. 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.
6. As required under Palm Desert Municipal Code Section 26.28, and in
accordance with 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 and provisions for deceleration lanes
at the all project entry points. "As -built" plans shall be submitted to,
and approved by, the director of public works prior to acceptance of the
improvements by the city.
7. 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.
8. 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.
9. Landscaping maintenance on Country Club Drive shall be provided by the
homeowners association.
10. Waiver of access to Country Club Drive except at approved locations shall
be granted on the final map.
6
PLANKING CUM ISSION RESOLUTION NO. 1362
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. In accordance with the Circulation Network of the City of Palm Desert's
General Plan, installation of one-half landscaped median island in Country
Club Drive shall be provided. A cash payment in lieu of actual
installation may be submitted at the option of the director of public
works.
13. Traffic safety striping on Country Club Drive and Portola Avenue shall be
provided to the specifications of the Director of Public Works. A traffic
contwl 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. Pad elevations, as shown on the tentative map are subject to review and
modification in accordance with Chapter 27 of the Palm Desert Municipal
Code.
19. As required under Section 12.16 and Section 26.44 of the Palm Desert
Municipal Code, all existing utilities shall be undeiywunded per each
respective utility districts recommendation. If determined to be
unfeasible, applicant shall agree to participate in any future utility
undergrounding district.
20. As required by Sections 26.32 and 26.40 of the Palm Desert Municipal Code,
and in accordance with the Circulation Network of the City's General Plan,
dedication of half -street right-of-way at 55 foot on Country Club Drive
and 50 feet on Portola Avenue shall be provided on the final map.
7
PLANNING 01 4ISSION RESOLUTION NU. 1362
21. Traffic analysis to be prepared for this project to address the specific
impacts on existing circulation network (streets and intersections) as
well as proposed street/intersection configuration. The report shall
include specific mitigation measures and shall be reviewed and approved by
the public works department prior to the approval of the final map or
issuance of any permits associated with the project.
22. All required offsite improvements for this project shall be installed in
conjunction with the first phase of development. In addition,
construction of the interior loop street (Portola Avenue to Country Club
Drive) shall coincide with first phase development.
23. The existing traffic signal located at Country Club Drive and Palm Greens
Parkway shall be modified to accommodate the proposed four leg
intersection.
24. Applicant shall agree to contribute their fair share to the assessed costs
for the Cook Street Extension and Bridge Fund.
Riverside County Fire Department:
1. The fire department is required to set a minimum fire flow for the remodel
or construction of all commercial buildings per Uniform Fire Code Sec.
10.301C.
2. Provide or show there exists a water system capable of providing a
potential fire flow of 2500 gpm and the actual fire flow available fruit
any one hydrant connected to any given water main shall be 1500 gpm for 2
hours duration at 20 psi residual operating pressure, for apartment area.
Provide a water system for the residential area that provides 1500 gran
fire flow (must be available from any one hydrant) .
3. A fire flow of 1500 gpm for a 2 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
x 2-1/2" x 2-1/2"), located not
portion of the building(s)
travelways. Hydrants installed
barrel" type.
available from a Super hydrant(s) (6" x 4"
less than 25' nor more than 150' from any
as measured along approved vehicular
below 3000' elevation shall be of the "wet
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
150' from any portion of the building(s) as measured along approved
vehicular travelways. The required fire flow shall be available fruit any
adjacent hydrant(s) in the system.
8
PLANNING C0 MISSI0N RESOLUTION NO. 1362
6. The required fire flow may be adjusted at a later point in the permit
process to reflect changes in design, construction type, area separations,
or built-in fire protection measures.
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.
8. 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
Country Fire Department."
9. Certain designated areas will be required to be maintained as fire lanes.
10. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less
than 2A10BC in rating.
11. 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).
12. 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
garaged 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.
13. Whenever access into private property is con Lulled 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
9
PLANNING ctr.t.IISSIOr RESOLUTION NO. 1362
department. All con rolled access devices that are power operated shall
have a radio-conUolled over -ride system capable of opening the gate when
activated by a special transmitter located in emergency vehicles. Devices
shall be equipped with backup power facilities to operate in the event of
power failure. All conL.wlled access devices that are not power operated
shall also be approved by the fire department. Minimum opening width
shall be 12' with a minimum vertical clearance of 13'6".
14. Dead-end streets over 500 foot are not permitted. Provide adequate
circulation in those areas.
15. Contact the fire department for a final inspection prior to occupancy.
/tm
10
•
a
CO
W
a 1,
4
tt
4 Vie A/1/
I
4
m
3
ft, i
OVEMPIXIve