HomeMy WebLinkAboutRes No 1504PLANNING COMMISSION RESOLUTION NO. 1504
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM DESERT, CALIFORNIA, RECOMMENDING TO CITY
COUNCIL CERTIFICATION OF AN ENVIRONMENTAL IMPACT
REPORT AND APPROVAL OF A CHANGE OF ZONE, PRECISE
PLAN AND TENTATIVE TRACT MAP FOR A 687 UNIT
RESIDENTIAL DEVELOPMENT, 18 HOLE GOLF COURSE AND 225
SUITE HOTEL ON 420 ACRES LOCATED EAST OF PORTOLA
AVENUE NORTH OF FRANK SINATRA DRIVE.
CASE NOS. C/Z 90-14, PP/CUP 90-27, TT 26562
WHEREAS, the Planning Commission of the City of Palm Desert,
California, did on the 2nd day of April, 1991, hold a duly noticed
public hearing to consider the request by PACIFIC GOLF RESORTS for
certification of an environmental impact report and approval of a change
of zone, precise plan and tentative tract map for a 687 unit residential
development, 18 hole golf course and 225 suite hotel on 420 acres
located east of Portola Avenue north of Frank Sinatra Drive; 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," and a Draft
Environmental Impact Report has been prepared in compliance with CEQA
guidelines as amended; 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 justify a recommendation of approval:
A. Environmental Impact Report.
1. The Environmental Impact Report has been completed in
compliance with CEQA and adequately addresses the impacts and
mitigation measures for the proposed project.
2. These recommendations concerning the project are the result
of review and consideration of the information contained
within the Draft E.I.R., in addition to written and oral
comments.
B. Change of Zone.
1. The requested change of zone from R-1-M to PR-5 is consistent
with the North Sphere Specific Plan and the Paim Desert
General Plan.
C. Precise Plan.
1. The proposed use and design of the precise plan is consistent
with the North Sphere Specific Plan, Paim Desert General Plan
and the Planned Residential District.
PLANNING COMMISSION RESOLUTION NO. 1504
2. The design of the precise plan will not substantially
depreciate property values, nor be materially injurious to
properties or improvements in the vicinity.
3. The precise plan will not unreasonably interfere with the use
or enjoyment of property in the vicinity by the occupants
thereof for lawful purposes.
4. The precise plan will not endanger the public peace, health,
safety or general welfare.
D. Tract Map.
(1) That the proposed vesting map is consistent with applicable
general and specific plans.
(2) That the design or improvement of the proposed subdivision is
consistent with applicable general and specific plans.
(3) That the site is physically suitable for the type of
development.
(4) That the site is physically suitable for the proposed density
of development.
(5) 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.
(6) That the design of the subdivision or the type of improvements
is not likely to cause serious public health problems.
(7) 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, California, as follows:
1. That the above recitations are true and correct and constitute
the findings of the commission in this case.
2. That Draft Environmental Impact Report SCH 90021029 on file
in the department of community development/planning is
recommended to city council for certification.
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PLANNING COMMISSION RESOLUTION NO. 1504
3. That Change of Zone 90-14 Exhibit "A", Precise
Plan/Conditional Use Permit 90-27 and 'IT 26562 on file in the
department of community development/planning is recommended
to city council for approval subject to attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm
Desert Planning Commission, held on this 2nd day of April, 1991, by the
following vote, to wit:
AYES: DOWNS, ERWOOD, JONATHAN, RICHARDS, WHITLOCK
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
ATTEST:
RAMSN A. DIAZ, esary
PD/tm
CAROL WHITLOCK, Chairperson
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PLANNING COMMISSION RESOLUTION NO. 1504
CONDITIONS OF APPROVAL
CASE NOS. PP/CUP 90-23, TT 26562
Department of Community Development:
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 portion of said project shall commence within two
years 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 form 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. Trash collection services and facilities shall be coordinated with
Palm Desert Disposal and shall incorporate residential and
commercial recycling where applicable.
6. Project landscaping shall emphasize drought tolerant plant
materials and irrigation technology to the greatest extent
feasible.
7. All mitigation measures identified in the Final Environmental
Impact Report as being the responsibility of Pacific Golf Resorts
shall be considered a required condition of this approval.
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PLANNING COMMISSION RESOLUTION NO. 1504
8. Project shall be subject to the Coachella Valley Fringe -Toed Lizard
Mitigation Fee of $252,000 payable prior to the issuance of grading
permits.
'Now 9. The hotel use will be subject to the Resort Hotel Housing
mitigation fee of $225,000.
10. Project shall be subject to the Art in Public Places Fee per
Ordinance No. 473.
Public Works
1. The project shall be designed to retain drainage from a 100-year
storm on -site. Drainage fees for the construction of regional
drainage improvements which would be necessary regardless of the
on -site drainage retention shall be paid prior to the recordation
of the final map. The amount of these fees shall be based upon
the City of Palm Desert Master Drainage Plan prepared by NBS\Lowery
upon its adoption by the Palm Desert City Council.
2. Any drainage/retention area facilities construction required for
this project 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.
3. Rights-of-way/easements as may be necessary for the construction
of local/regional flood control facilities shall be provided on
the final map.
4. Signalization fees, in accordance with City of Palm Desert
Resolution Nos. 79-17 and 79-55, shall be paid prior to approval
and recordation of the tract map. Applicant shall provide for the
installation of a traffic signal on Frank Sinatra Drive at the main
project entry and pay one-fourth the cost of traffic signal
installation at the intersections of Frank Sinatra Drive and
Portola Avenue and Frank Sinatra Drive and Cook Street.
5. As required under Palm Desert Municipal Code 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 and 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 the final
map.
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PLANNING COMMISSION RESOLUTION NO. 1504
6. All public and private improvements shall be inspected by the
Department of Public Works and a standard inspection fee shall be
paid prior to issuance of grading permits.
7. 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. Minimum improvements shall
include, but not be limited to the following:
Frank Sinatra Drive: * Construction of a deceleration/
acceleration lane for all project entry
points.
* Construction of a right turn lane for west
bound to north bound traffic.
* Construction of an 8 foot wide meandering
sidewalk.
* Modification of the existing median island
to prohibit left turn egress from the
hotel entry. Left turn ingress shall be
permitted.
* Installation of perimeter landscaping and
median landscaping as approved by the City
of Palm Desert.
* Construction of transit facilities as
recommended by Sunline Transit and
approved by the City of Palm Desert.
Portola Avenue:
Cook Street:
* Construction of a deceleration/
acceleration lane for project entry.
* Construction of an 8 foot wide meandering
sidewalk.
* Construction of a center median island in
Portola Avenue at the project entry to
prohibit left turn egress. Left turn
ingress shall be permitted.
* Installation of perimeter landscaping as
approved by the City of Palm Desert.
* Construction of transit facilities as
recommended by Sunline Transit and
approved by The City of Palm Desert.
* Construction of curb and gutter and AC
paving at 55 feet up to 62 feet from
centerline to be determined by the
director of public works.
* Construction of a deceleration/
acceleration lane at project entry.
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PLANNING COMMISSION RESOLUTION NO. 1504
Interior Streets:
* Construction of a right turn lane for
south bound to west bound traffic.
* Construction of one-half of a raised,
landscaped median island.
* Construction of an 8 foot wide meandering
sidewalk.
* Installation of perimeter landscaping as
approved by the City of Palm Desert.
* Construction of transit facilities as
recommended by Sunline Transit and
approved by the City of Palm Desert.
* Improvements as shown on the tentative
map.
In addition to the above noted items, those traffic mitigation
measures identified in the project Traffic Impact Analysis prepared
by Circulation Systems Associates and discussed within the project
E.I.R. shall be provided. The subject report and proposed
mitigation measures shall be approved by the Public Works
Department.
8. Traffic safety striping on Frank Sinatra Drive, Portola Avenue,
Cook Street and all interior streets shall be provided to the
specifications of the Director of Public Works and shall include
the use of approved thermoplastic paint and raised pavement
markers. A traffic control plan must be submitted to, and approved
by, the Director of Public Works prior to the issuance of any
permits associated with this project or placement of any pavement
markings.
9. Developer shall agree to participate in the proposed City of Palm
Desert Cook Street Improvement Assessment District to the extent
determined by proceedings of the City of Palm Desert.
10. Landscaping maintenance on the property frontages shall be provided
by the property owner and/or property owners association.
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. The subject grading plan shall include
detailed erosion control plans.
12. Complete tract map shall be submitted as required by ordinance to
the Director of Public Works for checking and approval before
issuance of any permits.
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PLANNING COMMISSION RESOLUTION NO. 1504
13. 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.
14. Proposed building pad elevations are subject to review and
modification in accordance with Chapter 27 of the Palm Desert
Municipal Code.
15. Waiver of access to Frank Sinatra Drive, Portola Avenue and Cook
Street, except at approved locations, shall be granted on the final
map.
16. Transportation Uniform Mitigation Fees (TUMF) associated with this
project shall be paid as required by ordinance.
17. Half street right-of-way at sixty-seven feet on Cook Street fifty-
five feet on Frank Sinatra Drive and fifty feet on Portola Avenue
as well as any additional right-of-way necessary for the
construction of the required turn lanes shall be offered for
dedicated on the final map.
18. 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.
19. As required by the Palm Desert Municipal Code, all existing
overhead utilities shall be placed underground per each utility
district's recommendation. If determined to be unfeasible, the
applicant shall submit to the city, in a form acceptable to the
City Attorney, surety in an amount equal to the estimated
construction cost for the subject undergrounding.
20. A complete preliminary soils investigation, prepared by a
registered soils engineer, shall be submitted to and approved by
the Public Works Department prior to the issuance of any permits.
PD/tm
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PLANNING COMMISSION RESOLUTION NO. 1504
OAO O-..I
P.R-5
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P.R.-5
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CITY OF PALM DESERT
Case No.CZ90-14
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Date April 2, 1991