HomeMy WebLinkAboutRes No 1421PLANNING CCMNIISSION RESOLUTION ND. 1421
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF PALM DESERT, CALIFORNIA, APPROVING A
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND
CONDITIONAL USE PERMIT TO ALLOW AN 18 HOLE PUBLIC
GOLF COURSE ON 56 ACRES ZONED R-1 AND OPEN SPACE
ON THE NORTH SIDE AND WITHIN THE WHITEWATER STORM
CANNEL BETWEEN COOK STREET AND PORTOLA AVENUE.
CASE NO. CUP 90-6
WHEREAS, the Planning Commission of the City of Palm Desert, California,
did on the 20th day of February, 1990, hold a duly noticed public hearing to
consider the request of MELVIN CURCI to allow an 18 hole public golf course on
56 acres zoned R-1 and open space on the north side and within the Whitewater
Storm Channel between Cook Street and Portola Avenue, also described as:
APN 624-160-004, 005
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 an adverse 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 to
exist to justify their actions:
1. The proposed golf course is consistent with the intent and purpose of
the Zoning Ordinance, North Sphere Specific Plan and Palm Desert
General Plan.
2. The construction of the golf course will result in soil and slope
stabilization within the Whitewater Storm Channel and will generally
enhance residential property values in the vicinity.
3. The golf course will compliment surrounding development and will not
be detrimental to the public health, safety, or general welfare.
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 a Negative Declaration of Environmental Impact Exhibit A and CUP
90-6 are hereby approved, subject to attached conditions.
PLANNING COMMISSION RESOLUTION NO. 1421
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
Planning Commission, held on this 20th day of February, 1990, by the following
vote, to wit:
AYES: DOWNS, JONATHA0 RICHARDS, AND WHITLOCK
NOES: ERWOOD
ABSENT: NONE
ABSTAIN: NONE
ATTEST:
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RAMON A. DIAZ, Secet29
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CAROL WHITLOCK, Chairperson
PLANNING COMMISSION RESOLUTION NO. 1421
CONDITIONS OF APPROVAL
CASE NO. CUP 90-6
Department of Community Development:
1. The development of the property shall conform substantially with exhibits
on file with the department of community development, as modified by the
following conditions.
2. Prior to the issuance of a building permit for construction of any uses
contemplated by this approval, the applicant shall first complete all the
procedural requirements of the city which include, but are not limited to,
architectural commission and building permit procedures.
3. Construction of a portion of said project shall commence within one year
fruit the date of final approval unless a time extension is granted,
otherwise said approval shall become null, void and of no effect
whatsoever.
4. 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.
5. 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:
Riverside County Department of Health
Palm Desert Architectural Commission
City Fire Marshal
Coachella Valley Water District
6. Project will be subject to the $600/acre Fringe -Toed Lizard Mitigation
Fee.
Department of Public Works:
1. Drainage fees, in accordance with Section 26.49 of the Palm Desert
Municipal Code, shall be paid prior to issuance of a grading permit.
2. Signalization fees, in accordance with City of Palm Desert Resolution Nos.
79-17 and 79-55, shall be paid prior to issuance of a grading permit.
3. Any 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. Construction within the Coachella Valley
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PLANNING COMMISSION RESOLUTION NO. 1421
Water District right-of-way shall be subject to the district's review and
approval.
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. Subject improvements shall include, but not be
limited to, installation of curb, gutter, AC paving and eight foot wide
meandering sidewalk on Cook Street and project entryway improvements on
Sheryl Avenue.
5. Complete improvement plans and specifications shall be submitted to the
director of public works for checking and approval before construction of
any improvements is commenced. Offsite improvement plans shall be
reviewed and approved by the director of public works and a surety posted
to guarantee the installation of all required offsite improvements prior
to issuance of a grading permit. "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. All private driveways and parking lots shall be inspected by the
engineering department and a standard inspection fee paid prior to the
issuance of a grading permit.
7. All landscaping maintenance associated with this project shall be the
responsibility of the property owner.
8. As required under Section 12.16 and 26.44 of the Palm Desert Municipal
Code, all existing utilities shall be placed underground per each
respective utility district's recommendation. If determined to be
unfeasible, the applicant shall sutmit t the city, in a form acceptable to
the city attorney, surety in an amount equal to the estimated construction
costs for the subject undeLg.vunding.
9. In accordance with Palm Desert Municipal Code Chapter 27, complete grading
plans and specifications shall be submitted to the director of public
works for checking and approval prior to the issuance of any permits
associated with this project.
10. Any and all offsite improvements shall be preceded by the approval of
plans by the director of public works and the issuance of valid
encroachment permits by the department of public works and the Coachella
Valley Water District.
11. Applicant shall provide proof of legal access rights to the issuance of
any permits associated with this project and shall improve such access in
accordance with City of Palm Desert standards.
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PLANNING COMMISSION RESOLUTION NO. 1421
12. 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 the grading permit.
13. Landscaping, walls and other site improvements within a 40-foot "clear
sight triangle" for all intersections shall be no higher than three feet
above top of curb elevation.
14. Grading permit issuance shall be subject to the securing the appropriate
encroachment/use permits from the Coachella Valley Water District.
Riverside County Fire Department:
1. Provide or show there exists a water system capable of providing a
potential gallon per minute 1500 for single family, 2500 for multifamily,
and 3000 for commercial. The actual fire flow available fran any one
hydrant connected to any given water main shall be 1500 gpm for two hours
duration at 20 psi residual operating pressure.
2. A fire flow of 1500 gpn for a 1 hour duration at 20 psi residual operating
pressure must be available before any combustible material is placed on
the job site.
3. The required fire flaw 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.
4. 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.
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. 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
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PLANNING COMISSION RESOLUTION N0. 1421
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
County Fire Department."
9. Comply with Title 19 of the California Administrative Code. Occupant load
over 50 (clubhouse).
10. Over 5,000 square feet:
a. Install a complete fire sprinkler system per NFPA 13. The post
indicator valve and fire department connection shall be located to
the front, not less than 25' from the building and within 50' of an
approved hydrant.
b. Install a fire alarm (waterflow) as required by the Uniform Building
Code, 3803, for sprinkler system.
c. Install tamper alarm on supply valve for sprinkler systems.
11. Certain designated areas will be required to be maintained as fire lanes.
12. Install panic hardware and exit signs per Uniform Building Code, and/or
Uniform Fire Code.
13. Install portable fire extinguishers per NFPA. Pamphlet #10, but not less
than 2A10BC in rating. Fire extinguishers must not be over 75' walking
distance.
14. Install a Hood/Duct automatic fire extinguishing system, depending on
kitchen cooking equipment.
15. 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.
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PLANNING COMMISSION RESOLUTION ND. 1421
16. 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 dire
department. All controlled access devices that are power operated shall
have a radio-conUtlled aver -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 16', with a minimum vertical clearance of 13'6".
17. Occupancy separation will be required as per the Uniform Building Code,
Sec. 503, subject to building layout and use.
18. Install Panic Hardware and Exit signs as per Chapter 33, sections of the
Uniform Building Code.
19. Contact the fire department for a final inspection prior to occupancy.
20. 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.
21. An approved NFPA 13 or NFPA 13R sprinkler system is required for all
buildings over 5000 square feet in size. Area separation will not exempt
the building from this requirement. Exemption: ONe and two family
residences.
22. Some of these requirements are provided for use in your future planning of
this project.
23. When you complete detailed drawings to scale, submit for approval.
Planning Commission C xxlitio s:
1. This approval will not include any provisions for lighting.
2. Rental golf carts shall all be electric.
3. Suitable absorbent covering shall be provided on the concrete embankment
to prevent the unconLuolled rebound of golf balls.
4. Safe pedestrian foot paths shall be designed to link Country Club Estates
residential area with Palm Desert High School and Middle School on the
south side of the channel.
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PLANNING CESSION RESOLUTION I& . 1421
5. Suitable fencing shall be provided adjacent to homes on Gary Avenue in
Country Club Estates to the satisfaction of residents on Gary and
department of cannunity development.
6. Provisions shall be made to prevent unauthorized entry and/or use of the
channel.
7. Appropriate agreements satisfactory to the city shall be executed prior to
issuance of any building or grading permits.
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PLANNING CCVNISSION RESOLUTION NO. 1421
EXHIBIT A
Pursuant to Title 14, Division 6, Article 7, Section 15083, of the California
Administrative Code.
CASE NO: CUP 90-6
APPLICANT/PROJECT SPONSOR:
DATIVE DDC LARATICN
Melvin Curci
81-750 Avenue 50
Indio, CA 92201
PROJECT DiSCxn rICNACCATICN: An 18 hole public golf course on 56 acres zoned
R-1 and Open Space on the north side and within the Whitewater Storm Channel
between Cook Street and Portola Avenue.
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
DIRECTOR OF COMMUNITY . •PMENT
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