HomeMy WebLinkAboutRes No 2250PLANNING COMMISSION RESOLUTION NO. 2250
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM DESERT, CALIFORNIA, APPROVING A TENTATIVE
TRACT MAP SUBDIVIDING ONE 4.68-ACRE PARCEL INTO 16
SINGLE-FAMILY LOTS. THE PROPERTY IS LOCATED ON THE
EAST SIDE OF SHEPHERD LANE BETWEEN CHINOOK CIRCLE
EAST AND EAST COLLEGE VIEW CIRCLE ALSO DESCRIBED AS
ASSESSOR'S PARCEL NUMBER 653-751-017.
CASE NO. TT 31860
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the
17th day of February, 2004 hold a duly noticed public hearing to consider the request by CHRIS
PAOLINI, 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 Califomia 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.
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. The design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage or substantially and avoidable injure fish
or wildlife or their habitat.
6. That the design of the subdivision or the type of improvements are 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.
8. That the design of the subdivision or the type of improvements will not restrict solar
access to the property.
PLANNING COMMISSION RESOLUTION NO. 2250
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 approval of the above described Tentative Tract Map No. 31860 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 17th day of February, 2004, by the following vote, to wit:
AYES: FINERTY, JONATHAN, LOPEZ, TSCHOPP, CAMPBELL
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
ATTEST:
STEPHEN R. SMITH, Acting Secretary
Palm Desert Planning Commission
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• SONIA M. CAMPBELL, Chairperson
PLANNING COMMISSION RESOLUTION NO. 2250
CONDITIONS OF APPROVAL
CASE NO. TT 31860
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. Applicant agrees to maintain the landscaping required to be installed pursuant to these
conditions. Applicant will enter into an agreement to maintain said landscaping for the life
of the project, which agreement shall be notarized. It is the specific intent of the parties
that this condition and agreement run with the land and bind successors and assigns.
The final landscape plan shall include a long-term maintenance program specifying
among other matters appropriate watering times, fertilization and pruning for various
times of the year for the specific materials to be planted, as well as periodic replacement
of materials. All to be consistent with the Property Maintenance Ordinance (Ordinance
No. 801) and the approved landscape plan.
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PLANNING COMMISSION RESOLUTION NO. 2250
8. 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.
9. Project shall comply with requirements of Section 25.16.060 of the Zoning Ordinance,
including but not limited to the following:
Front Setback 20 feet
Rear Setback 15 feet
Side Yard Setback 14 feet combined, min. 5 feet
Street Side Yards Setback 10 feet
Max Height 18 feet (one-story)
Max Lot Coverage 35%
10. A 6-foot high block wall (measured from finished grade of each adjacent proposed lot to
top of wall) shall be constructed along the perimeter of the tract on Shepherd Lane and
Portola Avenue. On Shepherd Lane and Portola Avenue, the applicant shall provide a
minimum 20-foot setback from face of curb to the perimeter block walls. All walls visible
from a public street shall use decorative block or stucco.
11. Six-foot high, emergency access, view obscuring metal gates shall be installed at the end
of the tract's cul-de-sac street adjacent to Portola Avenue. The design of the metal gates
shall be decorative and the color shall match the adjacent decorative masonry wall along
Portola Avenue.
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
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PLANNING COMMISSION RESOLUTION NO. 2250
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.
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 Portola Avenue and Shepherd Lane shall be provided by
the homeowners association. 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 aforementioned landscaping
shall be the responsibility of the property owners association. Landscaping plans shall be
submitted for review simultaneously with grading plans.
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. 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 streets based on residential street standards in accordance
with Section 26.40 of the Palm Desert Municipal Code shall be provided. Proposed
Piazza Di Paolini shall be improved at 36 feet within 50 feet of full right-of-way. Shepherd
Lane shall be improved to 26 feet within 38 feet of half street right- of -way within the tract
boundaries. On Shepherd Lane, applicant shall provide a minimum of 20 feet setback
from face of curb to perimeter block wall. In addition, the project shall provide for the
construction of a paved connector roadway (minimum width of 28 feet) extending from the
northerly tract boundary to existing public improvements/right-of-way (approx. 330 I.f.).
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PLANNING COMMISSION RESOLUTION NO. 2250
Applicant shall be responsible for acquiring all necessary easements for off -site roadway
improvements.
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.
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 review and modification in
accordance with Chapter 26 of the Palm Desert Municipal Code. In order to provide
better compatibility with the tracts to the north and south, pads shall be raised slightly on
the north side of the street and lowered on the south side to the following heights per lot
#; #2-86.7, #3-88.5, #4-88.9, #5-89.2, #6-89.5, #7-89.7, #8-89.9, #11-88.5, #12-88.2,
#13-87.9, #14-87.5, #15-85.7, #16-84. The street grades shall be designed to
accommodate pad heights shown.
16. Waiver of access to Shepherd Lane and Portola Avenue, except at approved locations,
shall be granted on the final map.
17. Applicant shall comply with provisions of Palm Desert Municipal Code Section 24.12,
Fugitive Dust Control as well as Section 24.20, Stormwater Management and Discharge
Control.
18. 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.
19. Slopes on parkway areas along Shepard Lane and Portola Avenue shall not exceed 3:1,
4:1 slopes are preferable. 8' landscape easement in these areas shall be retained by the
homeowners association.
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
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PLANNING COMMISSION RESOLUTION NO. 2250
accordance with City Municipal Code, NFPA, UFC, and UBC or any recognized Fire
Protection Standards:
The Fire Department is required to seta 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' from any portion of a single
family dwelling 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.
Dead-end roads in excess of 150' shall be provided with a minimum 45' radius turn-
around (55' in industrial developments).
7 All dead end single access over 500 feet will require a secondary access, sprinklers or
other mitigative measures approved by the Fire Marshal. Under no circumstances shall a
dead end over 1300 feet be accepted.
9. A second access is required. This can be accomplished by two main access points from
a main roadway or an emergency gate from an adjoining development.
10. All buildings shall have illuminated addresses of the size approved by the City.
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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All questions regarding the meaning of these conditions shall be referred to the Fire
Marshall's Office at (760) 346-1870.
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