HomeMy WebLinkAboutRes No 1735PLANNING COMMISSION RESOLUTION NO. 1735
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
PALM DESERT, CALIFORNIA, APPROVING A TENTATIVE TRACT MAP
TO SUBDIVIDE AN EXISTING FIVE ACRE SITE INTO 16 SINGLE
FAMILY LOTS ON THE SOUTH SIDE OF HOVLEY LANE
APPROXIMATELY 500 FEET EAST OF AVENIDA ARCADA IN THE PR-
5 ZONE.
CASE NO. TT 27370
WHEREAS, the Planning Commission of the City of Palm Desert,
California, did on the 16th day of April, 1996, hold a duly noticed
public hearing to consider the request of SANDPIPER HOMES for approval
of the 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. 95-105," in that the Director
of Community Development has determined that the project will not have
an detrimental effect 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 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
Desert and its environs, with available fiscal and environmental
resources.
PLANNING COMMISSION RESOLUTION NO. 1735
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 27370, subject to the attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm
Desert Planning Commission, held on this 16th day of April, 1996, by
the following vote, to wit:
AYES: CAMPBELL, FERGUSON, FERNANDEZ, JONATHAN, BEATY
NOES:
ABSENT:
ABSTAIN:
NONE
NONE
NONE
ATTEST: r
PHIJIP DRE , Secretary
Palm Desert Planning �-/
Planning Commission
/7)
PAUL R. BEATY, Chairperson
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PLANNING COMMISSION RESOLUTION NO. 1735
CONDITIONS OF APPROVAL
CASE NO. TT 27370
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. The 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.
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PLANNING COMMISSION RESOLUTION NO. 1735
9. Project shall comply with requirements of Section 25.16.060 of the
Zoning Ordinance (R-1 10,000 standards) with the following
exceptions:
a. Side yard setbacks shall be a combination of 14 feet with a
minimum of five feet.
b. Street side yards shall be a minimum of ten feet.
Department of Public Works:
1. Drainage fees, in accordance with Section 26.49 of the Palm Desert
Municipal Code and Palm Desert Ordinance Number 653, shall be paid
prior to recordation of final map.
2. Storm drain/retention area design and construction 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.
3. Signalization fees, in accordance with City of Palm Desert
Resolution Nos. 79-17 and 79-55, shall be paid prior to
recordation of final map.
4. 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.
5. 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 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. Such offsite improvements shall
include, but not be limited to, curb and gutter, asphalt paving
and concrete sidewalk in an appropriate size and configuration.
"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.
6. Improvement plans for water and sewer systems shall be approved by
the respective service districts with "as -built" plans submitted
to the Department of Public Works prior to project final.
7. All public improvements shall be inspected by the Department of
Public Works and a standard inspection fee shall be paid prior to
issuance of grading permits.
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PLANNING COMMISSION RESOLUTION NO. 1735
8. Landscaping maintenance on Hovley Lane shall be provided by the
homeowners association. If no homeowners association is formed
for this project, the property shall be annexed into the existing
Lighting and Landscape Maintenance District. Applicant shall be
responsible for initiating the required action for the annexation
prior to the issuance of any permits or the recordation of the
final map. Subject landscaping shall be drought tolerant in
nature.
9. In accordance with Palm Desert Municipal Code Section 26.44,
complete grading plans and specifications shall be submitted to
the Director of Public Works for checking and approval prior to
issuance of any permits.
10. 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 right-of-way at 44 feet on
Hovley Lane and full right-of-way at 50 feet on Lot "A" shall be
offered for dedication on the final map.
11. Traffic safety striping shall be installed 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.
12. 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.
13. 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.
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. 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.
16. Pad elevations, as shown on the tentative map are subject to
review and modification in accordance with Chapter 27 of the Palm
Desert Municipal Code.
17. Waiver of access to Hovley Lane except at approved locations shall
be granted on the final map.
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PLANNING COMMISSION RESOLUTION NO. 1735
18. Drainage/Retention area, as shown on the tentative tract map shall
be designed so that it will retain stormwaters associated with a
100 year, 6 hour event and shall include provisions for overflow
conditions.
19. Applicant shall provide for the ongoing maintenance of that area
designated on the tentative map as "Open Space".
20. Hovley Lane street improvements shall be based on City of Palm
Desert Project No. 509-87 design criteria.
21. Applicant shall comply with provisions of Palm Desert Municipal
Code Section 12.12, Fugitive Dust Control.
22. Applicant shall agree to participate in the proposed City of Palm
Desert Monterey Avenue Benefit assessment District to the extent
determined appropriate by proceedings of the City of Palm Desert.
23. Prior to the 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.
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, NFPA Standards, CFC, and CBC and/or
recognized fire protection standards.
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.
2. 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.
3. 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.
4. Provide written certification from the appropriate water company
having jurisdiction that hydrant(s) will be installed and will
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PLANNING COMMISSION RESOLUTION NO. 1735
produce the required fire flow, or arrange field inspection by the
fire department prior to scheduling for a final inspection.
5. 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.
6. 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
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. Contact the fire department for a final inspection prior to
occupancy.
9. 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.
10. 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. 1735
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 27370
APPLICANT/PROJECT SPONSOR:
Sandpiper Homes
P.O. Box 14205
Palm Desert, CA 92255
PROJECT DESCRIPTION/LOCATION: A 16 lot single family subdivision on
the south side of Hovley Lane approximately 500 feet east of Avenida
Arcada.
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.
-- a
April 16, 1996
PHILIP BELL DATE
DIRECTO O "CCNMUiJI�TY DEVELOPMENT
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