HomeMy WebLinkAboutRes No 1646PLANNING COMMISSION RESOLUTION NO. 1646
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
PALM DESERT, CALIFORNIA, APPROVING A TENTATIVE TRACT MAP
TO SUBDIVIDE 80.6 GROSS ACRES INTO 241 SINGLE FAMILY
LOTS, A 10 ACRE LOT SET ASIDE FOR UP TO 162 MULTIFAMILY
UNITS, AND A LOT FOR THE EXISTING C.V.W.D. WELL SITE,
THE WHOLE SITE LOCATED AT THE SOUTHWEST CORNER OF
COUNTRY CLUB DRIVE AND PORTOLA AVENUE, MORE PARTICULARLY
DESCRIBED AS APN 622-020-037 AND 046.
CASE NO. TT 24632 Revision #2
WHEREAS, the Planning Commission of the City of Palm Desert,
California, did on the 17th day of May, 1994, hold a duly noticed
public hearing to consider the request of McBAIL COMPANY 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 was previously
assessed under Case No. TT 24632 and TT 24632 (Revision #1) and that no
further environmental review is necessary; 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 24632 (Revision #2)
dated May 17, 1994, 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. 1646
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. 24632 Revision #2 for 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 17th day of May, 1994, by the
following vote, to wit:
AYES: BEATY, WHITLOCK, SPIEGEL
NOES: NONE
ABSENT: JONATHAN
ABSTAIN: NONE
ATTEST:
4
t,iM)d
RAM N A. DIAZ, Sic ary
Palm Desert PlanniCommission
ROBERT A. SPIEG
2
irperson
mai
PLANNING COMMISSION RESOLUTION NO. 1646
CONDITIONS OF APPROVAL
CASE NO. TT 24632 REVISION #2
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 portion of said project shall commence within two
years from the date of this 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 form 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. Trash provisions including recycling shall be approved by
applicable trash company and city prior to issuance of building
permit.
6. Applicant shall pay school impact fees as arranged by the Desert
Sands Unified School District.
7. Project shall be subject to Art in Public Places fee per Ordinance
No. 473.
8. That any future development on Lot 241 for a total of up to 162
apartment units is subject to the city first approving a precise
plan of design for same.
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PLANNING COMMISSION RESOLUTION NO. 1646
9. That the applicant submit and receive approval of the
architectural review commission of a landscape and wall plan to be
installed with each phase.
10. That development of the apartment site (Lot 241) shall be limited
to a maximum height of 24 feet for pitched roofs and 22 feet for
flat roofs.
11. As part of development of phase I, the streetscape plan along
Portola Avenue including the masonry wall, landscaping, and
sidewalk will be completed.
12. That all single family lots shall comply with the setback height
and coverage requirements prescribed for the R-1 zone, Section
25.16.050.
Department of Building and Safety:
1. All new and existing overhead electrical distribution lines,
telephones, cable antenna television and similar service wires or
cables, which are adjacent to the property being developed, shall
be installed underground as part of development from the nearest
existing pole not on the property being developed per Palm Desert
Municipal Code Section 25.56.110. The developer or owner is
responsible for complying with these requirements per Palm Desert
Municipal Code Section 25.56.130.
2. The applicant shall submit a digitized map in an ARC/INFO format
to include all property lines, utility lines, right of ways, and
building footprint outlines within the subdivision. The
subdivision boundaries shall be digitized format to current
industry standards.
Department of Public Works:
1. Drainage fees, in accordance with Section 26.49 of the Palm Dmat
Municipal Code and Palm Desert Ordinance Number 653, shall be paid
prior to recordation of final map(s).
2. Drainage facilities shall be provided in accordance with Section
26.49 of the Palm Desert Municipal Code and the Master Drainage
Plan. Project shall utilize existing off -site drainage facilities
as may be appropriate for project drainage.
3. Storm drain construction shall be contingent upon a drainage Auk
prepared by a registered civil engineer that is reviewed and
approved by the Department of Public Works prior to start of
construction.
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PLANNING COMMISSION RESOLUTION NO. 1646
4. Signalization fees, in accordance with City of Palm Desert
Resolution Nos. 79-17 and 79-55, shall be paid prior to issuance
of any permits associated with this project. The costs associated
with the modification of existing traffic signal system may be
used as a credit against the subject signalization fees. Such
credit would be subject to approval by the Palm Desert City
council.
5. The project shall be subject to Transportation Uniform Mitigation
Fees (TUMF). Payment of said fees shall be at the time of
building permit issuance.
6. 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.
7. All public improvements shall be inspected by the Department o f
Public Works and a standard inspection fee shall be paid prior to
issuance of grading permits.
8. Waiver of access to Country Club Drive and Portola Avenue except
at approved locations shall be granted on the Final Map.
9. As required under Palm Desert Municipal Code Section 26.28, ad 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(s). 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
provisions for acceleration/deceleration lanes at the all project
entry points. "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.
10. Improvement plans for water and sewer systems shall be approved by
the appropriate service districts with "as -built" plans submitted
to the Department of Public Works prior to project final.
11. Landscape installation on Country Club Drive and Portola Avenue
project frontages shall be drought tolerant in nature and
maintenance shall be provided by the homeowners association and/or
the property owner. If no homeowners association is formed for
this project, the applicant shall provide for the formation of a
lighting and landscape maintenance district.
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PLANNING COMMISSION RESOLUTION NO. 1646
12. In accordance with Palm Desert Municipal Code Section 26.44,
complete grading plans and specifications shall be submitted t o
the Director of Public Works for checking and approval prior to
issuance of any permits. In addition, applicant shall comply with
the provisions of Municipal Code Section 24.12, Fugitive Dust
Control.
13. In accordance with the Circulation Network of the City of Palm
Desert's General Plan, installation of one-half landscaped median
island in Country Club Drive shall be provided. Landscape shall
be drought tolerant in nature and maintenance shall be provided
through the formation of a lighting and landscape maintenance
district. A cash payment in lieu of actual installation may be
submitted at the option of the Director of Public Works.
14. Traffic safety striping on Country Club Drive, Portola Avenue ad
the proposed residential streets shall be provided 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.
15. 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.
16. Complete tract map(s) shall be submitted as required by ordinance
to the Director of Public Works for checking and approval prior to
the issuance of any permits.
17. 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.
18. 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.
19. Pad elevations, as shown on the tentative map are subject to
review and modification in accordance with Chapter 27 of the R3Jm
Desert Municipal Code.
20. As required under Section 12.16 and Section 26.44 of the Palm
Desert Municipal Code, all existing overhead utilities shall b e
placed underground per each respective utility districts
recommendation. If determined to be unfeasible, applicant shall
agree to participate in any future utility undergrounding
district.
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PLANNING COMMISSION RESOLUTION NO. 1646
21. As required by Sections 26.32 and 26.40 of the Palm Desert
Municipal Code, and in accordance with the Circulation Network d
the City's General Plan, dedication of half -street right-of-way at
55 feet on Country Club Drive and 50 feet on Portola Avenue in
addition to shall be provided on the final map. Right-of-way for
the required acceleration/deceleration lanes shall also be
provided on the final map. The dedication of rights -of -way for the
proposed residential streets shall be as shown on the tentative
map.
22. Traffic analysis to be prepared for this project to address t h e
specific impacts on existing circulation network (streets and
intersections) as well as proposed street/intersection
configuration. The report shall include specific mitigation
measures and shall be reviewed and approved by the Public works
Department prior to the approval of the final map or issuance of
any permits associated with the project.
23. Applicant shall agree to participate in the proposed City of Fblm
Desert benefit assessment district to the extent determined by
appropriate proceedings of the City of Palm Desert.
24. Prior to the approval of the final map, applicant shall provide to
the city for review and approval a detailed improvement agreement
for the phased construction of offsite improvements. At a minimum
the agreement shall specify that all required offsite improvements
for this project shall be installed in accordance with the
following schedule:
PHASES 1 & 2: ALL PORTOLA AVENUE IMPROVEMENTS
PHASE 3: INTERIOR CONNECTOR STREET (PORTOLA AVENUE TO
COUNTRY CLUB DRIVE) INCLUDING NECESSARY
TRAFFIC SIGNAL IMPROVEMENTS AT COUNTRY CLUB
DRIVE
PHASES 4 & 5: ALL COUNTRY CLUB DRIVE IMPROVEMENTS
(The reference to phase shall mean the project phasing as
indicated on the tentative map)
25. Prior to 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.
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
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PLANNING COMMISSION RESOLUTION NO. 1646
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 Sec. 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 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.
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. 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.
6. 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."
7. The required fire flow may be adjusted at a later point in the
permit process to reflect changes in design, construction type,
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PLANNING COMMISSION RESOLUTION NO. 1646
area separations, or built-in fire protection measures such as a
fully fire sprinklered building.
8. Comply with Title 24 of the California Code of Regulations,
adopted January 1, 1990, for all occupancies.
9. 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.
10. 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.
11. 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.
12. 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.
13. 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.
14. The minimum width of interior driveways for multifamily or
apartment complexes shall be:
a. 28 feet wide when serving between 100 and 300 units; carports
or garages allowed on both sides, no parallel parking.
15. 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
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PLANNING COMMISSION RESOLUTION NO. 1646
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". One "F" frequency transmitter shall be provided to fire
marshal for each gate installed.
16. 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.
17. Contact the fire department for a final inspection prior to
occupancy.
18. 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.
19. 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.
20. Conditions subject to change with adoption of new codes,
ordinances, laws, or when building permits are not obtained within
twelve months.
OTHER:
1. A fire alarm will be required if multifamily occupancies contain
16 or more units or are three stories or more in height.
2. Item 12 refers to multifamily.
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