HomeMy WebLinkAboutRes No 1417PLANNIW EMISSION RESOLU ICN ND. 1417
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 176 SINGLE FAMILY LOTS, 2
ADDITIONAL LOTS SET ASIDE FOR 213 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 16th day of January, 1990, hold a duly noticed public hearing 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 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 24632 dated January 16, 1990, 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 CU/MISSION RESOLUPION NO. 1417
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 rugs 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 16th day of January, 1990, by the following
vote, to wit:
AYES: JONATHAN, RIC. HARDS, AND WHITLOCK
NOES: NONE
ABSENT: DOWNS AND ERWOOD
ABSTAIN: NONE
A'1mST :
RAMON A. DIAZ, Secret
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CAROL WHITLOCK, Chairperson
PLANNING G CCM4ISSION RESOLUTION ND. 1417
CCrDITICNS OF APPRC JAL
CASE ND. TT 24632
Department of Ctnmunity Develapn ent/Plannirmg:
1. The development of the property shall conform substantially with exhibits
on file with the department of community unity development/planning, as modified
by the following conditions.
2. Construction of a portion of said project shall mince 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 any future development on the remainder Phase 5 parcels, for a total
of up to 213 apartment units, is subject to the city first approving a
precise plan of design for same.
6. That the applicant submit and receive approval of the architectural review
commission of a landscape and wall plan to be installed with each phase.
7. 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.
8. As part of development of phase I, the streetscape along Portola Avenue
including the masonry wall, landscaping, and sidewalk will be completed.
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PLANNING OCNMISSION RESOLUTION N0. 1417
9. The Portola entrance to the remainder parcel will be walled off until
development of the site is commenced. IWO
10. 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.
11. Development on the remainder parcel 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.
12. All development on the remainder parcel 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.
13. That the gated entries be designed to provide a minimum of four car
stacking (i.e. waiting to enter) and provide turn around for rejected
vehicles.
14. That two story development shall be limited to lots as delineated on the
revised tentative map as lot #'s 1-22, 107-118, 124-125, and 136, with
staff to have authority to make minor modifications to approval provided
it adheres to the commission's philosophy regarding two story development.
15. That on lots adjacent to the Casa Blanca development (lot #'s 41 through
54 inclusive and lots 90 through 105 inclusive) the maximum building
height shall be 18 feet.
16. That on lots 1 through 39 inclusive, 55 through 89 inclusive and 106
through 177 inclusive the maximum building height shall be as determined
by Architectural Review Commission in its review and approval of the model
units.
17. That all lots shall comply with the setback and coverage requirements
prescribed for the R-1 zone, section 25.16.050.
18. That the developer agree to notify purchasers of all single story units
located adjacent to, or across the street from proposed two story units
that a two story home is proposed on the lot or lots adjacent or across
the street therefrom. Said notice to be in a form acceptable to the city.
Said form to be signed by the purchaser prior to close of escrow and copy
of same to be filed by the seller (developer) with the city within 10 days
of close of escrow. Failure of seller (developer) to file said notice
with the city within 10 days of close of escrow may result in delays in
processing of future phases.
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PLANNING CCMMIISSICN RFSOLUrICN NO. 1417
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. 0ffsite 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.
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PLANNING COMMISSION RESOLUTION ND. 1417
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
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. 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 undergrcunded per each
respective utility districts recommendation. If determined to be
unfeasible, applicant shall agree to participate in any future utility
underyzvunding 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 feet on Country Club Drive
and 50 feet on Portola Avenue shall be provided on the final map.
21. Traffic analysis to be prepared for this project to address the specific
impacts on existing circulation network (streets and intersections) as
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PLANNING COMMISSION RESOLUTION NO. 1417
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
accordance with the following schedule:
Phase 1: All Portola Avenue improvements
Phase 2: Interior connector street-Portola Avenue to Country Club Drive
including necessary traffic signal modifications
Phase 3: All Country Club Drive improvements including undergrounding of
overhead utilities
The balance of the required improvements shall be installed with the
related phase of 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 from
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 gpm
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 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 150' 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.
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PLANNING COMMISSION RESOLUTION O. 1417
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 from any
adjacent hydrant(s) in the system.
6. The required fire flow may be adjusted at a later point in the permit
process to reflect changes in dcasign, 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 flaw 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 2A1OBC 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.
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PLANNINU COMMISSION RESOLUTION ND. 1417
d. 36 feet wide when parallel parking is allowed on both sides.
13. 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 radio -controlled 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 controlled 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 feet are not permitted. Provide adequate
circulation in those areas.
15. Contact the fire department for a final inspection prior to occupancy.
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