HomeMy WebLinkAboutRes No 1606PLANNING COMMISSION RESOLUTION NO. 1606
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF PALM DESERT, CALIFORNIA, APPROVING A 51
LOT SINGLE FAMILY SUBDIVISION WITHIN BIGHORN GOLF
CLUB, SOUTHWEST OF CAHUILLA WAY AND HIGHWAY 74.
CASE NO. TT 27709
WHEREAS, the Planning Commission of the City of Palm Desert,
California, did on the 2nd day of February, 1993 hold a duly noticed
public hearing to consider the request by WESTINGHOUSE DESERT
COMMUNITIES for 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; 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.
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;
PLANNING COMMISSION RESOLUTION NO. 1606
2. That it does hereby approve the above described Tentative
Tract Map No. 27709, subject to fulfillment of the attached
conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm
Desert Planning Commission, held on this 2nd day of February, 1993, by
the following vote, to wit:
AYES: COX, JONATHAN, WHITLOCK, SPIEGEL
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
ATTEST:
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ROBERT A. SPIEGEL
PLANNING COMMISSION RESOLUTION NO. 1606
CONDITIONS OF APPROVAL
CASE NO. TT 27709
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
City Fire Marshall
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. Front setbacks = 20 feet, straight drive
= 14 feet, side entry garage
Rear setbacks = 18 feet
Side setbacks = 5 feet minimum, 14 feet total
Maximum height = 18 feet
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.
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PLANNING COMMISSION RESOLUTION NO. 1606
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 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 rl
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. 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.
9. 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.
10. 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
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PLANNING COMMISSION RESOLUTION NO. 1606
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.
"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.
11. 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.
12. 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 "E" are acceptable for this project. Provisions for
emergency access for Streets "A" and "B" shall be designed to the
satisfaction of the Fire Marshal and the Director of Public Works.
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. The project may be developed in multiple phases. A project
phasing map shall be approved by the city prior to the approval
and recordation of the first final map. In addition any and all
infrastructure improvements necessary for the safe and orderly
development of this project shall be installed as part of the
initial phase of development.
15. Prior to the start of construction, the application shall submit
satisfactory evidence to the director of public works of intended
compliance with the National Pollutant Discharge Elimination
System (NPDES) General Permit (Permit #CAS000002) for storm water
discharges associated with construction activity.
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:
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PLANNING COMMISSION RESOLUTION NO. 1606
2. Provide, or show there exists a water system capable of providing
a potential gallon per minute flow of 1500 for single family. 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 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 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 fami
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. 1606
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.
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 ate 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 measure. Lots 24
through 41 must be fire sprinklered per NFPA 13R or provide
secondary access. If fire sprinkler option is used, that
provision must be included in C.C.&R.'s. A second access can be
accomplished by two main access points from main roadway or an
emergency gated access into an adjoining development.
11. 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.
12. Turn radius from Coachella Valley Water District access road must
be adjusted to accommodate fire equipment.
13. It is understood that road serving lots 880's shall be continuous
loop to through streets or roads on west end of project.
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