HomeMy WebLinkAboutRes No 1584PLANNING COMMISSION RESOLUTION NO. 1584
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
PALM DESERT, CALIFORNIA, APPROVING A 104 LOT SINGLE
FAMILY SUBDIVISION ON 325 ACRES WITHIN BIGHORN GOLF CLUB
SOUTHWEST OF CAHUILLA WAY AND HIGHWAY 74
CASE NO. TT 27520
WHEREAS, the Planning Commission of the City of Palm Desert,
California, did on the 4th day of August. 1992 hold a duly noticed public
hearing to consider the request by WESTINGHOUSE DESERT COMMUNITIES for
project described above; 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 t� o 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. 1584
NOW, THEREFORE. BE IT RESOLVED by the Planning Commission of the City
of Palm Desert, California, as follows:
1. [hat 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. 27520, subject to fulfillment of the attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert
Planning Commission, held on this 4th day of August, 1992, by the following
vote, to wit:
AYES: DOWNS. JONATHAN, RICHARDS, WHITLOCK
NOES: NONE
ABSENT: SPIEGEL
ABSTAIN: NONE
ATTEST:
RAMON A. DIAZ, Sec e
da4,a,(4,thei>
CAROL WHITLOCK, Chairperson
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PLANNING COMMISSION RESOLUTION NO. 1584
CONDITIONS OF APPROVAL
CASE N0. TT 27520
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 statues now in force,
or which hereafter may be in force. Applicant and/or their successor
shall pay all city fees in effect when the building permits for this
development project are issued.
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 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. Lot development standards shall conform to the hillside planned
residential guidelines for lots 93-103, 22-24. 47-63, 71 & 72, and 92.
6. House plans for above described lots 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 shown on map shall occur with recordation of
the map.
8. Setbacks for Tots exclusive of previously stated hillside lots shall be
20' front, 20' rear and 8' sides. Maximum building height shall be 18
feet.
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PLANNING COMMISSION RESOLUTION NO. 1584
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 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
facilities/improvements that impact the Palm Valley Channel shai �r.
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 right-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. Such
offsite improvements shall include, but not be limited to, curb and
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PLANNING COMMISSION RESOLUTION N0. 1584
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 "J" are acceptable
for this project. Provisions for emergency access for Streets "A",
"E", "F", "I" and "J" 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 building 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.
15. The project may be developed in multiple phases. A project phasing map
shall be approved by the city prior to the approval and recordation if
the first final map.
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PLANNING COMMISSION RESOLUTION NO. 1584
City Fire Marshal:
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 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' for
single family 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' for single family 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.
IJpon 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".
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PLANNING COMMISSION RESOLUTION N0. 1584
8. All buildings shall be accessible any 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 a i l owecj.
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.
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 a Knox Box over -ride system capable of opening the gate when
activated by a special key 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 measures. This item can only be
mitigated up to a maximum of 1300 feet with an amended 13R sprinkler
system.
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. This item can only be mitigated up to a maximum
of 1300 feet with an amended 13R sprinkler system.
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 City of Palm Desert.
14. Access for streets serving lots 100 - 103 acceptable if those homes are
sprinklered for NFPA 13R modified.
15. Access for street serving lots 56 - 60 acceptable only if home are
sprinklered as above and turn around is made bigger. The 12 foot leg
of Hammerhead is not acceptable.
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PLANNING COMMISSION RESOLUTION NO. 1584
16. Hammerhead serving lots 71 & 72 will need to be adjusted.
17. Access for street serving lots 38 - 55 is not acceptable. It is in
excess of the maximum 1300 foot even when mitigated with fire
sprinklers. A revised map must be submitted addressing these issues
before approval can be granted.
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