HomeMy WebLinkAboutRes No 1693PLANNING COMMISSION RESOLUTION NO. 1693
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF PALM DESERT, CALIFORNIA, APPROVING A
CONDITIONAL USE PERMIT FOR AN EIGHTEEN (18) HOLE
MUNICIPAL GOLF COURSE AND RELATED FACILITIES IN
THE NORTH HALF (1/2) OF SECTION 4, T5S R6E.
CASE NO. CUP 95-6
WHEREAS, the Planning Commission of the City of Palm Desert,
California, did on the 6th day of June, 1995, hold a duly noticed
public hearing to consider the request of the CITY OF PALM DESERT
REDEVELOPMENT AGENCY for approval of 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 has been
previously assessed as part of the environmental impact report which
was prepared by Smith, Peroni and Fox, Planning Consultant, Inc., for
development concept plan for Section 4. This application is consistent
with the plan evaluated in the EIR and the EIR was certified by the
city council November 16, 1994. No further environmental documentation
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 to exist to justify the granting of said conditional use
permit:
1. The proposed location of the conditional use is in accord
with the objectives of the zoning ordinance and the purpose
of the district in which the site is located.
2. The proposed location of the conditional use 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.
3. The proposed conditional use will comply with each of the
applicable provisions of this title, except for approved
variances or adjustments.
4. The proposed conditional use 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 along
with the findings evaluated in the staff report dated June 6,
1995.
PLANNING COMMISSION RESOLUTION NO. 1693
2. That approval of Conditional Use Permit 95-6 is hereby
granted for reasons subject to the attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm
Desert Planning Commission, held on this 6th day of June, 1995, by the
following vote, to wit:
AYES: CAMPBELL, FERNANDEZ, WHITLOCK, JONATHAN
NOES: NONE
ABSENT: BEATY
ABSTAIN: NONE
ATTEST:
RAMON A. DIAZ, S'ecary
Palm Desert Planni Commission
SABBY JO THAN, Chairperson
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PLANNING COMMISSION RESOLUTION NO. 1693
CONDITIONS OF APPROVAL
CASE NO. CUP 95-6 - NORTH HALF (1/2) SECTION 4
Department of Community Development:
1. Plans shall conform to the plan on file in the department of
community development, said plan date stamped received May 18,
1995, except that the golf learning center shall be located
adjacent to Portola Avenue and the driving range shall be east of
the golf learning center.
2. That the approval granted shall be for an 18 hole golf course, an
11 +/- acre driving range, a 4 +/- acre golf maintenance facility,
a 5.5 acre clubhouse facility site and a 4 +/- acre golf learning
center only.
3. That the clubhouse facility site shall be approved for a clubhouse
ranging in size from 12,000 square feet to 28,000 square feet.
Said site shall provide parking for the clubhouse facility as well
as the golf course, the driving range and the golf learning
center. Said parking spaces to comply with the provisions of
Municipal Code Section 25.58 Off -Street Parking and Loading.
4. That the 4 +/- acre golf maintenance facility site shall provide
necessary facilities for the maintenance of the golf course,
driving range and golf learning center. Said site shall provide
adequate on site parking for all employees of the maintenance
facility as well as screened parking for all maintenance
equipment.
5. That access to the golf maintenance facility shall be from a
shared main access point with the approved sports park project to
the north.
6. That access to the golf course, clubhouse, driving range and golf
learning center shall be from a full intersection located north of
the 1/2 section line on Portola Avenue. Said driveway from
Portola shall be a minimum 32 feet wide curb to curb. As well,
the site will be served by a future main access driveway to be
known as Desert Springs Drive North which will connect to Country
Club Drive.
7. That the ultimate design, site layout, parking, landscaping,
perimeter fencing and building architecture for the clubhouse
site, the maintenance facility site, the golf course, the driving
range and golf learning center shall be reviewed and approved by
the city's architectural review commission.
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PLANNING COMMISSION RESOLUTION NO. 1693
8. That the proposed facilities shall not be illuminated for night
play except that the golf maintenance facility and the clubhouse
and parking lot may have necessary security and accent lighting.
9. That other uses contained in the Section 4 development concept
plan shall be subject to separate future public hearings and
applications when proposals for those uses are received.
10. That the hours of operation of the clubhouse facility, including
any future ABC licensed facility, shall be as determined by the
Director of Community Development.
11. That project construction shall comply with SCAQMD Rule 403 and
Palm Desert requirements for dust control during grading and
construction.
12. That all structures on golf maintenance facility site shall comply
with the height limits of the R1M zone.
Department of Public Works:
1. All applicable provisions, conditions and requirements associated
with the Section Four North Sphere Project Environmental Impact
Report as certified by the Palm Desert City Council on November
16, 1994, as Resolution No. 94-119, shall be considered as
conditions of approval for this project.
2. Design and construction of the proposed temporary access road
shall in accordance with applicable city standards.
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 Codes, appropriate NFPA Standards, CFC, CBC, and/or
recognized fire protection standards.
The fire department is required to et 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:
a. 3,000 gpm for commercial structure.
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PLANNING COMMISSION RESOLUTION NO. 1693
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:
a. 150' from commercial 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.
Provide written certification from the appropriate water company
having jurisdiction that hydrant(s) will be installed and will
produce the require fire flow, or arrange for a field inspection
by the fire department prior to scheduling for a final inspection.
5. 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.
6. Comply with Title 24 of the California Code of Regulations,
adopted january 1, 1990, for all occupancies.
Install a complete fire sprinkler system per NFPA 13. The post
indicator valve and fire department connection shall be located to
the front of the building, not less than 25' from the building and
within 50' of an approve Super 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 as per NFPA 13. Exempted are one and two family
dwellings.
7. Install a fire alarm (water flow) as required by the Uniform
Building Code Sec. 3803 for the fire sprinkler system(s). Install
supervisory (tamper) alarms on all supply and control valves for
sprinkler systems.
8. Certain designated areas will be required to be maintained as fire
lanes and shall be clearly marked by painting and/or signs as
approved by the fire marshal. Painted fire lanes and/or signs
shall be stenciled or posted every 30' with the following:
a. No Parking Fire Lane - PDMC 15.16.090
9. Install a fire alarm as required by the California Building Code
and/or California Fire Code. Minimum requirement is UL central
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PLANNING COMMISSION RESOLUTION NO. 1693
station monitoring of sprinkler systems per NFPA 71 and 72. Alarm
plans are required for all UL central station monitored systems
and systems where any interior devices are required or used. (CFC
Sec. 14.103(a))
10. Install portable fire extinguishers per NFPA 10, but not less than
2A10BC in rating. Fire extinguishers must not be over 75' walking
distances and/or 3000 square feet of floor area. In addition to
the above, a 40BC fire extinguisher is required for commercial
kitchens.
11. install a Hood/Duct automatic fire extinguishing system if
operating a commercial kitchen including, but not limited to, deep
fat fryers, grills, charbroilers or other appliances which produce
grease laden vapors or smoke. (NFPA 96, 17, 17A)
12. Install a dust collecting system as per the California Building
Code, Sec. 910 and California Fire Code, Art. 76, if conducting an
operation that produces airborne particles. A carpenter or
woodworking shop is considered one of several industrial processes
requiring dust collection.
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 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.
15. Whenever access into private property is controlled through us 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
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PLANNING COMMISSION RESOLUTION NO. 1693
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".
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. A second access is required. This can be accomplished by two main
access points from a main roadway or an emergency gated access
into an adjoining development.
18. Contact the fire department for a final inspection prior to
occupancy.
19. 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.
20. Commercial buildings shall have illuminated addresses of a size
approved by the city.
21. 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.
22. Conditions subject to change with adoption of new codes,
ordinances, laws or when building permits are not obtained within
twelve months.
Planning Commission Conditions:
1. Representatives from the Montecido Homeowners Association
Architectural Committee shall be allowed to participate in the
design of the open view wall separating the golf course and
residential community referred to in Community Development
Condition No. 7 above.
2. The wall shall be built as soon as possible after the removal of
the existing fence.
3. City shall evaluate the feasibility of having direct golf cart
access from adjoining residences.
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