HomeMy WebLinkAboutRes No 1516PLANNING COMMISSION RESOLUTION NO. 1516
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM DESERT, CALIFORNIA, APPROVING A TENTATIVE
TRACT MAP TO SUBDIVIDE 39 ACRES INTO 102 SINGLE
FAMILY LOTS, LOCATED ON THE NORTH SIDE OF COUNTRY
CLUB DRIVE, 1300 FEET WEST OF COOK STREET, MORE
PARTICULARLY DESCRIBED AS APN 620-200-052 AND 620-
200-053.
CASE NO. TT 26970
WHEREAS, the Planning Commission of the City of Palm Desert,
California, did on the 4th day of June, 1991, hold a duly noticed public
to consider the request of GEMINI DEVELOPMENT PARTNERSHIP 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 26970 dated June 4,
1991, 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
PLANNING COMMISSION RESOLUTION NO. 1516
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 it does hereby approve the above described Tentative
Tract Map No. TT 26970 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 4th day of June, 1991, by the
following vote, to wit:
AYES: DOWNS, ERWOOD, JONATHAN, RICHARDS, WHITLOCK
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
C.G L
ATTE
ST:
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RAMON A. DIAZ, cr7ary
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CAROL WHITLOCK, Chairperson
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PLANNING COMMISSION RESOLUTION NO. 1516
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. 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.
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.
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."
"System has been designed to provide a minimum gallon per minute
flow of 1500, 2500, 3000."
8. 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. City standards may be more
restrictive. 38 foot radius cul-de-sacs ok when not over 150 feet
in length.
9. If multifamily information unknown at time of plan check, 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 garages allowed on both sides, no parallel parking.
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PLANNING COMMISSION RESOLUTION NO. 1516
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.
10. Whenever access into private property is controlled through use of
gates, barriers, guard houses or similar means provisions 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 16' with a minimum vertical clearance of 13'
6".
11. A dead end single access over 500' in length will require a
secondary access, sprinklers or other mitigative measure. (OK as
shown)
12. Contact the fire department for a final inspection prior to
occupancy.
13. A second access is required. This can be accomplished by two main
access points from main roadway or an emergency gated access into
an adjoining development.
14. 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.
OTHER:
1. Clubhouse is considered a commercial building: contact fire marshal
to provide square footage and possible need of any fire suppression
system.
2. Verify gate entry width at Desert Springs Drive.
SRS/tm
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PLANNING COMMISSION RESOLUTION NO. 1516
CONDITIONS OF APPROVAL
CASE NO. TT 26970
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 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 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 the applicant submit and receive approval of the architectural
review commission of a landscape and wall plan, as well as tennis
courts and clubhouse facilities.
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.
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PLANNING COMMISSION RESOLUTION NO. 1516
2. Drainage facilities, as designated within the Northside Area Master
Drainage Plan shall be provided 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 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 the installation of
acceleration/deceleration lanes for the Country Club Drive project
entry. Country Club Drive project entry shall be restricted to
right -turn ingress and egress only. "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.
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, Desert Springs Drive
(lot "I") and proposed northerly east/west street (lot "H") shall
be provided by the homeowners association.
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PLANNING COMMISSION RESOLUTION NO. 1516
10. 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.
11. As required by Sections 26.32 and 26.44 of the Palm Desert
Municipal Code, and in accordance with the Circulation Network of
the City's General Plan half -street right-of-way at 55 feet on
Country Club Drive, 30 feet on Desert Springs Drive (lot "I") and
30 feet on the northerly east/west street (lot "H") shall be
offered for dedication on the final map. Private street cross -
sections as shown on the tentative map are acceptable.
12. In accordance with City of Palm Desert Reimbursement Agreement No.
00-221, payment for the construction of one-half existing
landscaped median island and associated street improvements in
Country Club Drive shall be provided prior to the issuance of any
permits associated with this project.
13. Traffic safety striping shall be installed 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 “at
standards in accordance with Section 26.40 of the Palm rt
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 are subject to review and modification in accordance
with Chapter 27 of the Palm Desert Municipal Code.
19. Waiver of access to Country Club Drive, Desert Springs Drive and
proposed northerly east/west street except at approved locations
shall be granted on the final map.
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PLANNING COMMISSION RESOLUTION NO. 1516
20. Applicant shall agree to participate in the proposed City of Palm
Desert Cook Street Assessment District to the extent determined by
proceeding of the City of Palm Desert.
21. Retention Basin area, as shown on the tentative tract map, shall
be designed so that it will retain stormwaters associated with the
increase in developed vs. undeveloped condition for a 25 year
storm. In addition, the project shall provide for interim storm
water retention for a 100 year, 6 hour event until such time as the
installation of a master plan storm drain system to serve the
subject tract. 0n going maintenance of these retention basins
shall be the responsibility of the homeowners association.
22. Street improvement design for the project shall include provisions
for the conversion of the existing 3-way traffic signal at the
intersection of Country Club Drive and Desert Springs Drive to a
4-way configuration. Such redesign and construction shall include
modifications to the existing median island as may be necessary.
Riverside County Fire Department:
1. With respect to the conditions of approval regarding the above
referenced plan check, the Fire Department recommends the following
fire protection measures be provided in accordance with city
municipal code, NFPA, UFC, and UBC and/or recognized fire
protection standards:
2. Provide or show there exists a water system capable of providing
a potential gallon per minute flow of 1500 for single family, 2500
for multifamily, and 3000 for commercial. The actual fire flow
available from any one hydrant connected to any given water main
shall be 1500 gpm for two hours duration at 20 psi residual
operating pressure.
3. A fire flow of 1500 gpm for a 1 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 ava: .e from a Super hydrant(s)
(6" x 4" x 2-1/2" x 2-1/2"), locat, Jt 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.
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
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