HomeMy WebLinkAboutRes No 1690PLANNING COMMISSION RESOLUTION NO. 1690
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
PALM DESERT, CALIFORNIA, APPROVING A NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT AND 437 LOT, 433
UNIT SINGLE FAMILY TENTATIVE TRACT MAP AT THE NORTHEAST
CORNER OF GERALD FORD DRIVE AND PORTOLA AVENUE.
CASE NO. TT 28158
WHEREAS, the Planning Commission of the City of Palm Desert,
California, did on the 18th day of April, 1995, hold a duly noticed
public hearing and continued public hearing on May 16, 1995, to
consider a request by KAUFMAN AND BROAD for approval of a tentative
tract map and Negative Declaration of Environmental Impact as 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 will not have
a significant adverse impact on the environment and a Negative
Declaration of Environmental Impact has been prepared; 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 proposed map:
1. The proposed map, its design, improvements, and proposed
residential density is consistent with applicable general and
specific plans.
2. As conditioned, the site is physically suitable for the
proposed residential use.
3. The proposed map is consistent with the intent and purpose of
the Planned Residential zone.
4. The granting of an exception to minimum lot and dimension
standards of the Planned Residential zone is consistent with
General Plan Housing Element policies to reduce housing cost
and promote affordability.
5. As mitigated, 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. 1690
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.
2. That TT 28158 and a Negative Declaration of Environmental
Impact are hereby approved subject to attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm
Desert Planning Commission, held on this 16th day of May, 1995, by the
following vote, to wit:
AYES: BEATY, CAMPBELL, FERNANDEZ, WHITLOCK, JONATHAN
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE �)
ATTEST*
6 a
4 7f•
RAMON A. DIAZ, Sec ary
Palm Desert Planni Commission
SABBY i IHAN, Chairperson
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PLANNING COMMISSION RESOLUTION NO. 1690
CONDITIONS OF APPROVAL
CASE NO. TT 28158
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
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 collection services and facilities shall be coordinated with
Waste Management of the Desert and shall incorporate residential
recycling.
6. Project landscaping shall emphasize drought tolerant plant
materials and irrigation technology to the greatest extent
feasible.
7. Project shall be subject to the applicable Coachella Valley
Fringe -Toed Lizard mitigation fee payable prior to the issuance of
grading permits.
8. Project shall contribute $30,000 toward preparation of a Coachella
Valley Multi -Species Habitat Conservation Plan as mitigation for
destruction of habitat for the Coachella Valley Milk Vetch.
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PLANNING COMMISSION RESOLUTION NO. 1690
9. Project shall be subject to the Art in Public Places program per
Palm Desert Municipal Code Chapter 4.10.
10. Final map shall include provision for bus turnout per Sunline
Transit recommendations to accommodate future transit services to
the area.
11. Prior to recordation of final map applicant shall submit for
approval acoustical study identifying noise impacts and mitigation
plan designed to reduce exterior noise levels to 65 CNEL and
interior levels to 45 CNEL.
12. Perimeter landscaping plan shall include to the greatest extent
feasible provisions to control impact of blowsand on the project.
13. Prior to recordation of final map applicant shall execute an
agreement and record appropriate covenants approved by the city
committing to sales price controls on at least 20% of each unit
plan in the subdivision falling within the following schedule:
UNIT SIZE MAXIMUM BASE PRICE
<1200 sq. ft. $114,000
1201-1400 sq. ft. $123,000
1401-1700 sq. ft. $132,000
Where price controlled units are more than 5% below market rate
units, the agreement shall provide for resale controls preserving
this price differential for at least 10 years. At a minimum the
agreement shall continue as long as resale restrictions exist on
any unit and no less than 10 years from the sale of the last unit.
Price schedule shall be updated annually and may be revised based
on the percentage increase in median income statistics for
Riverside County as published by the U.S. Department of Housing
and Urban Development.
14. That prior to the issuance of building permit the owner
(developer) provide the city with evidence that he/she has
complied with the required school mitigation fee program.
15. Design and public status of proposed park shall be subject to
approval by the Palm Desert Parks and Recreation Commission.
16. The developer shall agree to the creation of a lighting and
landscaping assessment district to maintain the park site
retention areas and perimeter landscaping.
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PLANNING COMMISSION RESOLUTION NO. 1690
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.
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 or the recordation of
the final map.
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. 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.
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
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. 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 any permits associated with this
project.
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PLANNING COMMISSION RESOLUTION NO. 1690
10. In accordance with the Circulation Network of the Palm Desert
General Plan, installation of one-half landscaped median island in
Gerald Ford shall be provided. Landscape shall be water efficient
in nature. A cash payment in lieu of actual installation may be
submitted at the option of the Director of Public Works.
11. Landscape installation on the property frontages shall be water
efficient in nature and maintenance shall be provided by the
developer. Landscaping maintenance for the proposed Gerald Ford
Drive median islands as well as the property frontages and the
proposed retention basin areas shall be provided through a
landscape and lighting maintenance district. Applicant shall be
responsible for the formation of said district.
12. Applicant shall comply with the provisions of Municipal Code
Section 12.12, Fugitive Dust Control
13. The southerly project access location on Portola Avenue and the
westerly project location of Gerald Ford Drive shall be limited to
right -turn ingress and egress and left -turn ingress only.
14. 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. In addition to all
standard engineering design parameters, the plan shall address
appropriate circulation -related issues.
15. As required under Sections 26.32 and 26.40 of the Palm Desert
Municipal Code, all existing overhead utilities shall be placed
underground per the respective utility district recommendation.
If determined to be unfeasible, applicant shall agree to
participate in any future undergrounding district.
16. 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 and the city's
Circulation Network. Specific project related offsite/onsite
improvements shall include, but not be limited to the following:
* Construction of curb, gutter and paving as well as sidewalk
in an appropriate size and configuration along Portola Avenue
and Gerald Ford Drive with consideration of expanded
intersection improvements for the Portola Avenue and Gerald
Ford Drive intersection.
* Parkway areas along both Gerald Ford Drive and Portola
Avenue shall be a minimum of twenty feet from curb line to
property line.
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PLANNING COMMISSION RESOLUTION NO. 1690
* Construction of acceleration/deceleration lanes for the
project entries.
* Residential street sections shall be a curb to curb width of
thirty-six feet. The internal circulation as shown on the
tentative map represents an extremely circuitous routing.
Additional roadway connection points and circulation
revisions shall be addressed as part of the final map and
design process.
Rights -of -way as may be necessary for the construction of required
public improvements shall be provided on the Tract Map.
17. Traffic safety striping on Portola Avenue, Gerald Ford Drive and
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.
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 Cook Street
and I-10 Interchange benefit assessment/roads and bridges benefit
district to the extent determined appropriate by the City of Palm
Desert.
20. Waiver of access rights to Gerald Ford Drive and Portola Avenue
except at approved locations 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.
22. The proposed storm water retention areas shall be designed to
retain stormwaters associated with the increase in developed vs.
undeveloped condition for a 100 year storm. In addition, the
project design shall provide for the acceptance of off -tract flows
from the property to the west. Drainage easements as may be
necessary for the construction of required storm drain facilities
shall be provided on the Tract Map.
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
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PLANNING COMMISSION RESOLUTION NO. 1690
City Municipal Codes, NFPA Standards, CFC, and CBC 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 California
Fire Code Sec. 10.401.
2. A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual
operating pressure must be available before any combustible
materials are placed on the job site.
3. Provide, or show there exists, a water system capable of providing
a potential gallon per minute flow of 1500 gpm for single family
structure. The actual fire flow available from any one hydrant
connected to any given water main shall be 1500 gpm for a two hour
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' from single family structure. Distances shall cover all
portions of the building(s) as measured along approved vehicular
travel ways. 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 scheduling for a 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.
7. 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.
8. 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. 1690
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".
9. Contact the fire department for a final inspection prior to
occupancy.
10. All new residences/dwellings are required to have illuminated
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.
11. Conditions subject to change with adoption of new codes,
ordinances, laws, or when building permits are not obtained within
twelve months.
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PLANNING COMMISSION RESOLUTION NO. 1690
EXHIBIT A
Pursuant to Title 14, Division 6, Article 6 (commencing with Section
15070) of the California Code of Regulations.
NEGATIVE DECLARATION
CASE NO: TT 28158
APPLICANT/PROJECT SPONSOR:
Kaufman and Broad
Inland Empire Division
180 N. Riverview Drive, Suite 300
Anaheim, CA 92808
PROJECT DESCRIPTION/LOCATION: A 437 lot, 433 unit single family
subdivision located on 106 acres within the PR-5 zone at the northeast
corner of Gerald Ford Drive and Portola Avenue.
The Director of the Department of Community Development, City of Palm
Desert, California, has found that the described project will not have
a significant effect on the environment. A copy of the Initial Study
has been attached to document the reasons in support of this finding.
Mitigation measures, if any, included in the project to avoid
potentially significant effects, may also be found attached.
r
:7 46 o d'pot."4May 16, 1995
RAMON A. DIAZ DATE
DIRECTOR OF COMMUN Y DEVELOPMENT
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