Loading...
HomeMy WebLinkAboutRes No 2232PLANNING COMMISSION RESOLUTION NO. 2232 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A TENTATIVE TRACT MAP SUBDIVIDING 2.53 ACRES INTO EIGHT SINGLE- FAMILY LOTS. THE PROPERTY IS LOCATED ON THE SOUTHWEST CORNER OF BEL AIR ROAD AND ALAMO DRIVE. CASE NO. TT 31346 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 19th day of August, 2003, hold a duly noticed public hearing which was continued to October 21 and November 18, 2003, to consider the request by CENTENNIAL HOMES, for approval of the above described 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. 02-60," in that the Director of Community Development has determined that the project is exempt from the provisions of the California Environmental Quality Act (CEQA) per Section 15332 (Class 32, In -Fill Development Projects) of CEQA Guidelines; 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. That the proposed map is consistent with applicable general and specific plans, as amended. • The proposed tract map is consistent with the proposed general plan designation of low density residential. 2. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. • All streets will be maintained and improved. Sufficient drainage facilities will be provided in conformance with the general plan guidelines and city ordinances. 3. That the site is physically suitable for the type of development. • The 2.53-acre site is suitable for residential development as it is relatively flat and surrounded by existing residential development. 4. That the site is physically suitable for the proposed density of development. • The project will have a total of 8 units. The proposed density (3.2 units per acre) is under the maximum allowed five units per acre. All of the proposed subdivision's eight lots meet the minimum lot width, depth, and size standards of the R-10,000 zone. PLANNING COMMISSION RESOLUTION NO. 2232 5. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantial and avoidable injury to fish, wildlife or their habitat. • The project site is an infill property that is already developed with four residential dwellings that will be demolished. There is no wildlife or natural vegetation on the site. 6. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. • The design of the subdivision will be in compliance with applicable health, safety and building codes. The site can be served by respective utilities, and the subdivision design will provide adequate traffic circulation and is designed in compliance with all city codes. 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. • All subdivision improvements will not conflict with any public easements. 8. That the design of the subdivision or the type of improvements will not restrict solar access to the property. • All proposed lots are 10,000 square feet or greater in size. Future homes will be able to comply with setbacks and other development standards of the R- 1-10,000 zone. Therefore, design of the subdivision will not restrict solar access. 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 Wort PLANNING COMMISSION RESOLUTION NO. 2232 2. That approval of the above described Tentative Tract Map No. 31346 is hereby approved, subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 18th day of November, 2003, by the following vote, to wit: AYES: FINERTY, JONATHAN, LOPEZ, TSCHOPP, CAMPBELL NOES: NONE ABSENT: NONE ABSTAIN: NONE )'k SONIA M. CAMPBELL, Chairperson ATTEST: PHILIP DRELL, Secretary Palm Desert Planning Commission 3 PLANNING COMMISSION RESOLUTION NO. 2232 CONDITIONS OF APPROVAL CASE NO. TT 31346 Department of Community Development: 1. The development of the property shall conform substantially with exhibits on file with the Department of Community Development, as modified by the following conditions. 2. Recordation of the final map shall occur within 24 months 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 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. All sidewalk plans shall be reviewed and approved by the department of public works prior to architectural review commission submittal. 6. All onsite utilities shall be underground. 7. The project shall be subject to all applicable fees at time of issuance of permits including, but not limited to, Fringe Toad Lizard, Art in Public Places, TUMF and School Mitigation fees. 8. Project shall comply with requirements of Section 25.16.060 of the Zoning Ordinance, including but not limited to the following: Front Setback: As specified in the R-1 10,000 zone. 4 PLANNING COMMISSION RESOLUTION NO. 2232 Rear Setback: 20 feet Side Yard Setback: 20 feet combined, with a minimum 8 feet; except that for Lots 1 and 8, the minimum easterly sideyard setback shall be 15 feet. Street Side Yards Setback: 15 feet Max Height: Max Lot Coverage 18 feet (one-story), except for fireplaces, and other minor architectural features for which the regulations specified in Chapter 25.56 of the Zoning Ordinance shall apply. 35%; an increase in lot coverage, up to 50% may be applied for and shall be subject to review the City's Architectural Review Commission. 9. The subdivider shall hire an attorney to prepare conditions, covenants, and restrictions (CC & R's) for the subdivision and shall include establishing a property owners' association to maintain the proposed private drive and related access gate. 10. Any homes proposed on Lots 1 and 8 with heights greater than 15 feet, except for fireplaces, and other minor architectural features for which the regulations specified in Chapter 25.56 of the Zoning Ordinance apply, shall require notification to adjacent property owners a minimum of 10 days prior to an Architectural Review Commission meeting to consider the request. Future homes on Lots 1 and 8 shall have sloped roofs. 11. The garage of the future home on Lot 8 shall be a side -entry garage with decorative windows to avoid having the front elevations dominated by front -facing garage doors. 12. Landscaping and irrigation plans shall be submitted to the City's Public Works and Planning Departments for review and approval. The selection of landscape plants, if any are proposed, for the planter south of the 24-foot wide private drive adjacent to the rear property line of Lot 38 of Tract Map No. 22111 in the Monterra subdivision shall be low - growing so that the plants do not grow not higher than six feet in order to not impact the northerly views from Lot 38. All slopes shall be landscaped with appropriate soil stabilizing vegetation to as to prevent erosion. The front yard of each home shall include the planting of a minimum of two 24-inch box, or larger size, trees. 5 PLANNING COMMISSION RESOLUTION NO. 2232 13. The grade along the easterly property line of the subject tract site shall be reduced so that the existing block wall shall have a minimum height of 5 feet above grade. 14. To provide privacy for the westerly side yard and rear yard of the existing home located at 73-095 Bel Air Road which has a lower grade than Lot 1 of Tentative Tract 31346, the applicant shall construct a 5 to 6 foot high beige slump block wall along the easterly side property line of proposed Lot 1. The wall height shall be measured from the finished grade pad elevation of Lot 1 and the wall shall be located a minimum a 15 feet back from the Bel Air Road curb face. Department of Public Works: The following should be considered conditions of approval for the above -referenced project: 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 s'udy 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 9- 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 and shall include a six-foot wide sidewalk on Alamo Drive and Bel Air Road. 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 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 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. 6 PLANNING COMMISSION RESOLUTION NO. 2232 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. 8. Landscaping maintenance on Alamo and Bel Air shall be provided by the property owner(s). Landscape treatment shall be water efficient in nature and shall be in accordance with the City of Palm Desert landscape design standards. Applicant shall be responsible for executing a declaration of Conditions, Covenants and Restrictions, which declaration shall be approved by the City of Palm Desert and recorded with the County Recorder. The declaration shall specify: (a) the applicant shall oversee the formation of a property owners association; (b) the property owners association shall be formed prior to the recordation of the Map; and (c) the association shall include maintenance of access road for lots 6 thru 8. 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. Based on topographic data, adjacent pad heights and the existing street plans, either provided by the engineer or on file in the city, the proposed pad heights for this project should be adjusted as follows per lot number : 1-497, 2-499.5, 3-502.2, 4-504.5, 5-513.5, 6-511.0, 7-507.5, 8-504.0 The engineer shall verify the existing curb and adjacent pad grades in the field to insure that the relative grade differences (i.e. proposed pad height to curb and adjacent pad grades) are substantially the same as those suggested to be shown on the tentative map. 10. 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. 11. Full improvements of interior street based on residential street standards in accordance with Section 26.40 of the Palm Desert Municipal Code shall be provided. Proposed Private Drive shall be improved at 24 feet width and approved by the fire marshal prior to submittal of final map. 12. 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. 13. 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 PLANNING COMMISSION RESOLUTION NO. 2232 14. 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. 15. Pad elevations, as shown on the tentative map are subject to further review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. 16. Applicant shall comply with provisions of Palm Desert Municipal Code Section 24.12, Fugitive Dust Control as well as Section 24.20, Storm water Management and Discharge Control. 17. 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 Construction Permit for storm water discharges associated with construction. Riverside County Fire Department: 1. With respect to the conditions of approval regarding the above referenced project, the fire department recommends the following fire protection measures be provided in accordance with City Municipal Code, NFPA, UFC, and UBC or any recognized Fire Protection Standards: The Fire Department is required to set a minimum fire flow for the remodel or construction of all buildings per UFC article 87. 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 1500 for single family. 4. The required fire flow shall be available from a wet barrel Super Hydrant(s) (6" x 4" x 2- 1/2" x 2-1/2"), located not less than 25' nor more than 200' single family from any portion of the building(s) measured via vehicular travelway. 5. Water Plans must be approved by the Fire Marshal and include verification that the water system will produce the required fire flow. 6. 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. 8 PLANNING COMMISSION RESOLUTION NO. 2232 Dead-end roads in excess of 150' shall be provided with a minimum 45' radius turn- around (55' in industrial developments). 7 Whenever access into private property is controlled through use of gates, barriers or other means, provisions shall be made to install a "Knox Box" key over -ride system to allow for emergency vehicle access. Minimum gate width shall be 16 feet with a minimum vertical clearance of 13'6". 8. A dead-end single access over 500' will require a secondary access, sprinklers or other mitigative measures approved by the Fire Marshall. Under no circumstance shall a dead end over 1,300' be accepted. 9. All buildings shall have illuminated addresses of the size approved by the City. 10. Conditions subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months. All questions regarding the meaning of these conditions shall be referred to the Fire Marshall's Office at (760) 346-1870. 9