HomeMy WebLinkAboutRes No 1607PLANNING COMMISSION RESOLUTION NO. 1607
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF PALM DESERT, CALIFORNIA, SETTING FORTH ITS
FINDINGS AND APPROVING THE SUBDIVISION OF 160
ACRES INTO TWO PARCELS, ONE OF WHICH FURTHER
SUBDIVIDED INTO 288 TWO-STORY TIME SHARE UNITS AND
A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT.
CASE NOS: CUP 88-12 Amendment No. 1, TT 27570 and PM
27563
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 of MARRIOTT OWNERSHIP RESORTS,
INC. for project described above; and
WHEREAS, said applications have 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 is
hereby adopted; 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 recommending approval of the parcel map,
tentative tract map and conditional use permit amendment:
1. That the proposed maps and conditional use amendment are
consistent with applicable general and specific plans.
2. That the design or improvement of the proposed subdivision
and conditional use amendment are 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.
PLANNING COMMISSION RESOLUTION NO. 1607
8. That the location of the conditional use amendment is in
accord with the objectives of the zoning ordinance and the
purpose of the district in which the site is located.
9. That the location of the conditional use amendment and the
conditions under which it will be operated and maintained
will not be detrimental to the public health, safety or
general welfare, or be materially injurious to properties or
improvements in the vicinity.
10. That the conditional use amendment will comply with each of
the applicable provisions of this title, except for approved
variances or adjustments.
11. The conditional use amendment complies with the goals,
objectives and policies of the city's adopted general plan.
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 Parcel Map
No. 27563, Tentative Tract Map No. 27570 and Conditional Use
Permit 88-12, Amendment No. 1, 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:
1r
RAMON A. DIAZ, Sec ary
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PLANNING COMMISSION RESOLUTION NO. 1607
CONDITIONS OF APPROVAL
CASE NOS. PM 27563, TT 27570 and CUP 88-12 Amendment No. 1
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 a portion of said project shall commence within
one year 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. Tentative tract map and parcel map
have a two year approval period.
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,
including the public facilities impact fee.
4. Prior to the 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.
Department of Public Works:
1. 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.
2. 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 or issuance of any permits associated
with this project.
3. Improvement plans for all improvements, public and private, shall
be reviewed and approved by the Public Works Department. The
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PLANNING COMMISSION RESOLUTION NO. 1607
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.
4. 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.
5. 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.
6. 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
section as shown on tentative tract map are acceptable for this
project. Provisions for emergency access for the most westerly
circle (Phase VI, Lot A) shall be designed to the satisfaction of
the Fire Marshal.
7. Complete parcel and tract maps 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.
8. 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.
9. Pad elevations, as shown on the tentative tract map are subject to
review and modification in accordance with Chapter 27 of the Palm
Desert Municipal Code.
10. 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.
11. Prior to the recordation of each final map associated with this
project the applicant shall provide payment or agree to provide
payment when requested of a sum constituting the project's fair
share of the costs associated with the Cook Street
Extension/Interchange project. In lieu of payment the applicant
may agree, in a form acceptable to the city attorney, to
participate in and contribute the project's fair share associated
with the formation of any benefit assessment district formed for
the purpose of funding the subject extension/interchange project.
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PLANNING COMMISSION RESOLUTION NO. 1607
12. Prior to the start of construction, the applicant 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:
The Fire Department is required to set a minimum fire flow for the
remodel or construction of all commercial buildings per Uniform
Fire Code Section 10.301C.
2. 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.
3. Provide, or show there exists, a water system capable of providing
a potential gallon per minute flow of 2500 for multifamily. 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.
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 165' multifamily 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 165' multifamily 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
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PLANNING COMMISSION RESOLUTION NO. 1607
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. The required fire flow may be adjusted at a later point in the
permit process to reflect changes in design, construction type,
area separations, or built-in fire protection measures such as a
fully fire sprinklered building.
9. Comply with Title 24 of the California Code of Regulations,
adopted January 1, 1992, for all occupancies.
10. Install a complete fire sprinkler system per NFPA 13. The post
indicator valve and fire department connection shall be located to
the front, not less than 25' from the building and within 50' of
an approved hydrant. This applies to all buildings with 3000
square feet or more building area as measured by the building
footprint, including overhangs which are sprinklered per NFPA 13.
The building area of additional floors is added in for a
cumulative total. Exempted are one and two family dwellings.
11. Install a fire alarm (water flow) as required by the Uniform
Building Code 3803 for sprinkler system. Install tamper alarms on
all supply and control valves for sprinkler systems.
12. Certain designated areas will be required to be maintained as fire
lanes and shall be clearly marked by painting and/or signs
approved by the Fire Marshal.
13. Install a fire alarm as required by the Uniform Building code
and/or Uniform Fire Code. Minimum requirement is UL central
station monitoring of sprinkler system per NFPA 71 and 72. Alarm
plans are required for all UL central station monitored systems,
systems where any interior devices are required or used. (U.F.C.
14-103(a)) This required alarm installation shall include
additional to flow and tamper.
14. Install portable fire extinguishers per NFPA, Pamphlet #10, but
not less than 2A10BC in rating. Fire extinguishers must not be
over 75' walking distance. In addition to the above, a 40BC fire
extinguisher is required for commercial kitchens.
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PLANNING COMMISSION RESOLUTION NO. 1607
15. Install a Hood/Duct automatic fire extinguishing system if
operating a commercial kitchen including, but not limited to, deep
fryers, grills, charbroilers or other appliances which produce
grease laden vapors or smoke. NFPA 96, 17, 17a. Pool building or
other congregate cooking facilities.
16. 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.
17. 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.
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.
18. 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".
19. A dead end single access over 500' in length will require a
secondary access, sprinklers or other mitigative measure approved
by the Fire Marshal. Under no circumstances shall a single dead
end access over 1300 feet be accepted. Fire access easement
shown. Need to provide construction/surface details. Explain
connection to north.
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PLANNING COMMISSION RESOLUTION NO. 1607
20. 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. See above.
21. Contact the Fire Department for a final inspection prior to
occupancy.
22. 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.
23. Commercial buildings shall have illuminated addresses of a size
approved by the city.
24. All fire sprinkler systems, fixed fire suppression systems and
alarm plans must be submitted separately for approval prior to
construction. Subcontractors should contact the Fire Marshal's
office for submittal requirements.
25. Conditions subject to change with adoption of new codes,
ordinances, laws, or when building permits are not obtained within
twelve months.
26. Developer/Applicant shall clarify fire access details by way of
larger area site plan. Plan must show how and where fire access
terminates to north or northwest. Fire access lane shall be 20
feet in width, hard surface/all weather, and meet fire equipment
turn radius requirements. Intersection streets or fire access
lanes shall have rolled or cut curb as approved by Fire Marshal.
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