HomeMy WebLinkAboutRes No 1541PLANNING COMMISSION RESOLUTION NO. 1541
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM DESERT, CALIFORNIA, APPROVING A FOUR LOT
SUBDIVISION WITHIN BIGHORN GOLF CLUB SOUTHWEST OF
HIGHWAY 74 AND CAHUILLA WAY.
CASE NO. TT 27301
WHEREAS, the Planning Commission of the City of Palm Desert,
California, did on the 5th day of November, 1991, hold a duly noticed
public hearing to consider the request of WESTINGHOUSE DESERT
COMMUNITIES, INC., for the above described 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 has been
previously assessed for CEQA purposes; 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 approval of 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 COMMISSION RESOLUTION NO. 1541
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. 27301, subject to fulfillment of the attached
conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm
Desert Planning Commission, held on this 5th day of November, 1991, by
the following vote, to wit:
AYES: DOWNS, JONATHAN, RICHARDS, SPIEGEL, WHITLOCK
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
ATTEST:
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A. DIAZ, ec
RAMON
p Jary
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CAROL WHITLOCK, Chairperson
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PLANNING COMMISSION RESOLUTION NO. 1541
CONDITIONS OF APPROVAL
CASE NO. TT 27301
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. Recordation of the map shall occur 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 Review process
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. Lot development standards shall conform to the hillside planned
residential guidelines.
6. House plans for lots 2, 3 and 4 shall incorporate partial screening
that blends with hillside below to offset visual impacts from
Highway 74 using line -of -sight principles.
7. Dedication of open space adjacent to TT 27301 and TT 26068 shall
occur with recordation of the map.
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 and the
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PLANNING COMMISSION RESOLUTION NO. 1541
approved development agreement, shall be paid prior to recordation
of final map.
2. Drainage facilities shall be provided to the specifications of the
Director of Public Works. In addition, proposed drainage woo
facilities/improvements that impact the Palm Valley Channel shall
be subject to review and approval by the Coachella Valley Water
District.
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. Said study will
include, but not be limited to, the investigation of both upstream
and downstream impacts with respect to existing and proposed
conditions as well as analysis of proposed detention areas.
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. At the developers option the payment of
signalization fees may be deferred until issuance of building
permits provided that a surety, acceptable to the City Attorney,
is posted with the city in an amount equal to the required fee.
5. Improvement plans for all improvements, public and private, shall
be reviewed and approved by the Public Works Department. The
installation of such improvements shall be inspected by the Public
Works Department and a standard inspection fee shall be paid prior
to issuance of grading permits.
6. Improvement plans for water and sewer systems shall be approved by
the respective districts with "as -built" plans submitted to the
Public Works Department prior to project final.
7. 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.
8. 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 for all improvements within existing and
proposed public rights -of -way 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.
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PLANNING COMMISSION RESOLUTION NO. 1541
Such offsite improvements shall include, but not be limited to,
curb and gutter, asphalt paving and concrete sidewalk in an
appropriate size and configuration. "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 of Palm
Desert.
9. As required under the Palm Desert Municipal Code, any existing
overhead utilities shall be placed underground per each respective
utility districts recommendation. If such undergrounding is
determined to be unfeasible by the City and the respective utility
districts, applicant shall agree to participate in any future
utility undergrounding district.
10. 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. The proposed interior street
sections as shown on the tentative tract map for Streets "A"
through "C" are acceptable for this project. Provisions for
emergency access shall be designed to the satisfaction of the Fire
Marshal and the Director of Public Works.
11. Complete tract map shall be submitted as required by ordinance to
the Director of Public Works for checking and approval prior to the
issuance of any permits associated with this project.
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 any permits
associated with this project.
13. 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
14. Provision for the continuation/modification of any existing access
rights which may be affected by this project shall be included as
a part of the final map process.
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:
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PLANNING COMMISSION RESOLUTION NO. 1541
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 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.
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, 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
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PLANNING COMMISSION RESOLUTION NO. 1541
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. Hammer head turn around will be acceptable.
9. 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 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".
10. A dead end single access over 500' in length will require a
secondary access, sprinklers or other mitigative measure. Homes
in this tract must be fire sprinklered NFPA 13R to include attic
space.
11. Contact the fire department for a final inspection prior to
occupancy.
12. 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. Over standard, fire sprinklers required.
13. 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. Sprinkler plans must be submitted and approved prior to
construction.
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