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HomeMy WebLinkAboutRes No 1670PLANNING COMMISSION RESOLUTION NO. 1670 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A TENTATIVE TRACT MAP TO ALLOW CONSTRUCTION OF 46 CONDOMINIUM UNITS ON 9.67 ACRES ON THE NORTH SIDE OF COUNTRY CLUB DRIVE, APPROXIMATELY 2600 FEET WEST OF COOK STREET. CASE NO. TT 27964 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 20th day of September, 1994, hold a duly noticed public hearing and continued public hearing on October 18, 1994, to consider the request of REGENCY HOMES for approval of a tentative tract map to allow construction of 46 condominium units on 9.67 acres on the north side of Country Club Drive, approximately 2600 feet west of Cook Street; 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 assessed as part of the Section 4 Environmental Impact Report SCH #94032047 and as mitigated there will be no significant adverse impacts on the environment; 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: 1. The proposed map, its design, improvements, type of development, and density are consistent with the State Subdivision Map Act, the Palm Desert Subdivision and Zoning Ordinance, and General and Specific Plans. 2. The design of the subdivision and required mitigation measures insure that the project will not result in environmental damage, injure fish or wildlife, degrade water quality or create public health problems. 3. The map will not conflict with public easements. 4. The map will allow unrestricted solar access to all lots. 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. 27964, subject to the attached conditions. PLANNING COMMISSION RESOLUTION NO. 1670 PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 6th day of December, 1994, by the following vote, to wit: AYES: BEATY, FERNANDEZ, SPIEGEL, WHITLOCK, JONATHAN NOES: NONE ABSENT: NONE ABSTAIN: NONE SABBY 0 THAN, Chairperson ATTEST: RAMON A. DIAZ, ec ary Palm Desert Planni • Commission PLANNING COMMISSION RESOLUTION NO. 1670 CONDITIONS OF APPROVAL CASE NO. TT 27964 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 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 Commission City Fire Marshal Public Works Department Desert Sands Unified School District 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. Access to trash/service areas shall be placed so as not to conflict with parking areas. Said placement shall be approved by applicable trash company and department of community development and shall include provisions for recycling. 6. All future occupants of the buildings shall comply with parking requirements of the zoning ordinance. 7. A detailed parking lot and building lighting plan shall be submitted to staff for approval, subject to applicable lighting standards, plan to be prepared by a qualified lighting engineer. 8. Project is subject to Art in Public Places fee per Ordinance No. 473. PLANNING COMMISSION RESOLUTION NO. 1670 9. Applicant agrees to maintain the landscaping required to be installed pursuant to these conditions. Applicant will enter into an agreement to maintain said landscaping for the life of the me project, which agreement shall be notarized and which agreement shall be recorded. It is the specific intent of the parties that this condition and agreement run with the land and bind successors and assigns. 10. The applicant/owner shall contribute $5,802 to the Nature Conservancy for the Coachella Valley Fringe -Toed Lizard Habitat Conservation Plan and $563 to the Coachella Valley Multiple Species Habitat Conservation Plan as mitigation for potential impacts on the Coachella Valley Milk Vetch. Department of Public Works: 1. Drainage fees in accordance with Palm Desert Municipal Code Section 26.49 and Ordinance No. 653 shall be paid prior to recordation of the final map. 2. Any drainage facilities construction required for this project shall be contingent upon a drainage study prepared by a registered civil engineer that is reviewed and approved by the Department of Public Works prior to start of construction. The subject study shall include analysis of the upstream drainage conditions as they impact this project. VIM 3. 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. 4. The project shall be subject to Transportation Uniform Mitigation Fees (TUMF). Payment of said fees shall be at the time of building permit issuance. 5. 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. 6. 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. 7. All public and private improvements shall be inspected by the Department of Public Works and a standard inspection fee shall be paid prior to issuance of grading 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 and approval before construction of any PLANNING COMMISSION RESOLUTION NO. 1670 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 permit issuance. 9. In accordance with City of Palm Desert Reimbursement Agreement No. 00-221, payment for the construction of one-half of the existing landscaped median island and associated street improvements in Country Club Drive shall be provided prior to the issuance of any permits associated with this project or the recordation of the final map. 10. Landscape installation on the property frontages shall be drought tolerant in nature and maintenance shall be provided by the property owner/homeowners association. 11. 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. Such improvements shall include, but not be limited to, concrete curb and gutter, asphalt paving and concrete sidewalk in an appropriate size and configuration, and the installation of acceleration/deceleration lane for the project entry. The proposed entry gate shall be located so as to provide for a minimum stacking of five vehicles with the access throat. The Country Club Drive project access shall be limited to right -turn ingress and egress only. Secondary access shall be provided as required by the fire marshall. 12. As required by Sections 26.32 and 26.44 of the Palm Desert Municipal Code, and in accordance with the Circulation Network of the City's General Plan, half -street rights -of -way at 55 feet on Country Club Drive and 44 feet on the northerly east/west street shall be offered for dedication on the final map. 13. Applicant shall comply with the provisions of Municipal Code Section 12.12, Fugitive Dust Control (14) 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. 14. 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. 15. Full improvements of the interior street system in accordance with Section 26.40 of the Palm Desert Municipal Code shall be provided. 16. In accordance with Palm Desert Municipal Code Section 26.44, complete grading plans/site improvement plans and specifications shall be submitted to the Director of Public Works for checking and approval prior to issuance of any permits. PLANNING COMMISSION RESOLUTION NO. 1670 17. Traffic safety striping 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. 18. Proposed building pad elevations are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. 19. Applicant shall agree to participate in the proposed City of Palm Desert Cook Street benefit assessment district to the extent determined appropriate by proceedings of the City of Palm Desert. 20. Waiver of access rights to Country Club Drive and the northerly east/west street shall be granted on the Tract Map. 21. 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 (NPDES) General Permit (Permit # CAS000002) for storm water discharges associated with construction activity. 22. The project shall provide for on -site storm water retention designed to retain stormwaters associated with the increase in developed vs. undeveloped condition for a 25 year storm. In addition, the project shall provide for the interim storm water retention for a 100 year, 6 hour event until such time as the installation of a master plan storm drain system to serve the subject development. On going maintenance of this system shall be the responsibility of the homeowners association. 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: 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 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 a 20 psi residual operating pressure. WI PLANNING COMMISSION RESOLUTION NO. 1670 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 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 Civic 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, 1990, 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. PLANNING COMMISSION RESOLUTION NO. 1670 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 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. 14. 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 not be 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. 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 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". OTHER: 1. Need detail on entrance gate and full width of Country Club Drive, per existing plan fire engines cannot make turns required to get in. 2. Reference item 14, minimum 45' radius for turn -around on north end, maximum 10' diameter garden island.