HomeMy WebLinkAboutRes No 1719PLANNING COMMISSION RESOLUTION NO. 1719
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF PALM DESERT, CALIFORNIA, APPROVING A
PRECISE PLAN OF DESIGN AND TENTATIVE TRACT MAP TO
ALLOW CONSTRUCTION OF A RESIDENTIAL CONDOMINIUM
PROJECT IN THE R-2 S.O. ZONE AT THE SOUTHEAST
CORNER OF CATALINA WAY AND SAN CARLOS.
CASE NOS. PP 96-1 AND TT 28320
WHEREAS, the Planning Commission of the City of Palm Desert,
California, did on the 6th day of February, 1996, hold a duly noticed
public hearing to consider the request of HOLLY MANAGEMENT, INC., 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. 95-105," in that the director
of community development has determined that the project will not have
an adverse impact on the environment and a Negative Declaration 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 granting approval of said precise plan:
1. The design of the precise plan will not substantially
depreciate property values, nor be materially injurious to
properties or improvements in the vicinity.
2. The precise plan will not unreasonably interfere with the use
or enjoyment of property in the vicinity by the occupants
thereof for lawful purposes.
3. The precise plan will not endanger the public peace, health,
safety or general welfare.
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 granting approval of said tentative tract
map for condominium purposes:
1. That the proposed map is consistent with applicable general
and specific plans.
2. That the design or improvement of the proposed subdivision is
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
PLANNING COMMISSION RESOLUTION NO. 1719
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.
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 it does hereby approve the above described Tentative
Tract Map 28320, subject to fulfillment of the attached
conditions.
3. That approval of Precise Plan 96-1 is hereby granted, 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 February, 1996, by
the following vote, to wit:
AYES: CAMPBELL, FERGUSON, FERNANDEZ, JONATHAN, BEATY
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
PAUL BEATY, Chairpers n
PHILIP DRELL, Acting Secretary
Palm Desert Planning Commission
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PLANNING COMMISSION RESOLUTION NO. 1719
CONDITIONS OF APPROVAL
CASE NOS. PP 96-1 AND TT 28320
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
Palm Desert Water & Services 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.
6. Project shall be subject to all applicable fees at time of
issuance of building permits, including but not limited to Art in
Public Places, TUMF and school mitigation fees.
7. That in exchange for the reduced parking standard provided under
Municipal Code Section 25.52.030 E the applicant agrees that all
future owners and occupants will be over the age of fifty-five
(55) years. Applicant agrees to submit for city review and
approval a copy of the draft CC&R's to assure compliance with this
provision.
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PLANNING COMMISSION RESOLUTION NO. 1719
Department of Public Works:
1. Drainage fees in accordance with Palm Desert Municipal Code
Section 26.49 and Ordinance No. 653 shall either be paid prior to
recordation of the final map or issuance of project grading
permits.
2. 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.
3. The project shall be subject to Transportation Uniform Mitigation
Fees (TUMF). Payment of said fees shall be at the time of
building permit issuance.
4. 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.
5. 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.
6. 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.
7. Proposed building pad elevations are subject to review and
modification in accordance with Chapter 27 of the Palm Desert
Municipal Code.
8. 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.
9. 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 shall
include construction of sidewalk and drive approaches and shall be
approved by the Public Works Department and a surety posted to
guarantee the installation of required offsite improvements prior
to permit issuance.
10. All public and private improvements shall be inspected by the
Department of Public Works and a standard inspection fee shall be
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PLANNING COMMISSION RESOLUTION NO. 1719
paid prior to issuance of any permits associated with this
project.
11. Landscape installation on the property frontages shall be water
efficient in nature and maintenance shall be provided by the
developer. Landscape maintenance for the property frontages shall
be the responsibility of the property
12. Applicant shall comply with the provisions of Municipal Code
Section 12.12, Fugitive Dust Control
Riverside County Fire Department:
1. With respect to the conditions of approval regarding the above
referenced plan check, the Fire Department recommends that
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 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:
a) 2500 gpm for multi -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 2i" x 2}") , located not less than 25' nor more than
165' from all portions of the building.
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 for a field inspection
by the fire department prior to scheduling for a final inspection.
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PLANNING COMMISSION RESOLUTION NO. 1719
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. Comply with Title 24 of the California Code of Regulations,
adopted January 1, 1990, for all occupancies.
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 portable fire extinguishers per NFPA 10, but not less than
2A10BC in rating. Fire extinguishes must not be over 75' walking
distance and/or 3000 square feet of floor area. In addition to
the above, a 40BC fire extinguisher is required for commercial
kitchens.
10. 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.
11. 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.
12. 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
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PLANNING COMMISSION RESOLUTION NO. 1719
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".
13. This project may require licensing and/or review by state
agencies. Applicant should prepare a letter of intent detailing
the proposed usage to facilitate case review. Contact should be
made with the Office of the State Fire Marshal (818-960-6441) for
an opinion and a classification of occupancy type. This
information and a copy of the letter of intent should be submitted
to the Fire Department so that proper requirements may be
specified during the review process. Typically, this applies to,
but is not limited to, educational, day care, institutional,
health care type facilities.
14. All new residences/dwellings are required to have illuminated
residential addresses meeting both city and fire department
approval. Shake shingle roofs are not longer permitted in the
cities of Indian Wells, Rancho Mirage or Palm Desert.
15. Conditions subject to change with adoption of new codes,
ordinances, laws or when building permits are not obtained within
12 months.
16. Other: Must install a fire hydrant at entrance to project.
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PLANNING COMMISSION RESOLUTION NO. 1719
EXHIBIT A
Pursuant to Title 14, Division 6, Article 6 (commencing with section
15070) of the California Code of Regulations.
NEGATIVE DECLARATION
CASE NOS: PP 96-1 AND TT 28320
APPLICANT/PROJECT SPONSOR:
Holly Management, Inc.
47-800 Madison Street, #4
Indio, CA 92201
PROJECT DESCRIPTION/LOCATION: An eight unit residential condominium
project for seniors over age 55 located at the southeast corner of
Catalina Way and San Carlos, also known as APN 627-114-001 and 627-114-
002.
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.
ebruary 6, 1996
PHILIP DREL----DATE
ACTING DIRECTOR OF COMMUNITY DEVELOPMENT
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