HomeMy WebLinkAboutRes No 2294PLANNING COMMISSION RESOLUTION NO. 2294
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM DESERT, CALIFORNIA, APPROVING A TENTATIVE
TRACT MAP SUBDIVIDING AN 84.32 ACRE SITE INTO 241
SINGLE-FAMILY LOTS, MODIFIED SETBACKS FOR THE 241
LOTS, AND A NEGATIVE DECLARATION OF ENVIRONMENTAL
IMPACT FOR PROPERTY LOCATED AT THE NORTHWEST
CORNER OF GERALD FORD DRIVE AND PORTOLA AVENUE, 74-
000 GERALD FORD DRIVE.
CASE NO. TT 31490
WHEREAS, the Planning Commission of the City of Palm Desert, California, did
on 21 st the day of September, 2004, hold a duly noticed public hearing to consider
the request of PONDEROSA HOMES II, INC., for approval of the above noted; 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 will not have a negative impact 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:
1. The proposed tract map is consistent with the General Plan designation
of Low Density Residential and the zoning of PR-5.
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 avoidably
injure fish or wildlife or their habitat.
6. The design of the subdivision will be in compliance with applicable
health, safety and building codes. The site can be served by respective
utilities, will provide adequate traffic circulation and is designed in
compliance with all City codes.
PLANNING COMMISSION RESOLUTION NO. 2294
7. All subdivision improvements will not conflict with any public easements.
8. The project meets all code requirements. The design of the subdivision
will not impact solar access to adjacent properties or the subject
property. All single-family homes shall be reviewed and approved by the
City prior to construction.
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 Tentative Tract Map No. 31490 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 21 st day of September, 2004, by the following
vote, to wit:
AYES: CAMPBELL, FINERTY, LOPETSCHOPP, JONATHAN
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
ATTEST:
STEE)AfN R. SMITH, Acting Secr'tary
Palm Desert Planning Commission
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SABBY \0NtH[NI Chairperson
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PLANNING COMMISSION RESOLUTION NO. 2294
CONDITIONS OF APPROVAL
CASE NO. TT 31490
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. 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
Sunline transit Authority
Evidence of said permit or clearance from the above agencies shall be presented
to the Department of Building & 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.
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 and
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PLANNING COMMISSION RESOLUTION NO. 2294
which agreement shall be recorded. 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.
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, Fringe -Toed Lizard,
TUMF, School Mitigation and Housing Mitigation fees.
9. That Tots less than 10,000 square feet in area shall comply with the following
development standards:
Front Yard: 20 feet to garage, 15 feet to dwelling or side entry garage
Side Yard: 5 feet minimum, 14 feet combined
Rear Yard: 20 feet minimum
All other development standards shall be as prescribed in Municipal Code
Section 25.16.050.
10. That lots 10,000 square feet and greater in area shall comply with the following
development standards:
Front Yard: 20 feet to garage, 15 feet to dwelling or side entry garage
Side Yard: 6 feet minimum, 16 feet combined total
Rear Yard: 20 feet
All other development standards shall be as prescribed in Municipal Code
Section 25.16.060.
That the applicant shall provide a bus pullout and pad for a future shelter on the
north side of Gerald Ford Drive, west of Portola Avenue, in a location acceptable
to the Director of Public Works and Sunline Transit. If bus service on Gerald
Ford Drive exists at or prior to permit issuance for the last phase of
development, then developer shall be required to construct a bus shelter with
architecture acceptable to the Director of Community Development and Sunline
Transit.
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PLANNING COMMISSION RESOLUTION NO. 2294
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 and the General Plan Circulation Element shall be
installed in accordance with applicable City standards including the following;
• Improvement of Portola Avenue, Gerald Ford Drive and Dinah Shore Drive with
a 51 ' half -street width, 75' total half -street right of way, landscaping of the
center median, and 8' sidewalk. Accommodations for dual left turn lanes and
free right turn at the intersections of the streets shall be dedicated and shown
on the map, as depicted on the plan supplied by the department of public
works.
• Payment of in -lieu fees for the median landscaping shall be at the discretion of
the City Engineer.
• Improvement plans for the improvement of Portola Avenue shall account for and
provide the transition for the offset in the street centerline south of Gerald Ford
and section line.
• Improvement plans for Portola Avenue shall also include a continuous lane to
connect the free right -turn lanes at Gerald Ford Drive and Dinah Shore Drive
with a reduced parkway dedication width of 12 feet along Portola.
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
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PLANNING COMMISSION RESOLUTION NO. 2294
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 Gerald Ford Dr., Dinah Shore Drive, Portola
Avenue, all other common areas, Lots "D & E", and the "Retention Basin",
shall be provided by the homeowners association, unless an Assessment District
for maintenance is formed prior to map recordation. Access to Lot "E" shall be
provided for on the final map. 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. An offsite
grading authorization letter is required prior to grading permit issuance for offsite
grading on adjacent property. Project shall coordinate grading with adjacent TT
31071 to the west so that the 6-10' difference in pad heights shall be
accommodated within this tract allowing the property line to be located at the
top of the slope.
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.
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PLANNING COMMISSION RESOLUTION NO. 2294
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. 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 27 of the Palm Desert Municipal Code.
16. Waiver of access to proposed Gerald Ford Drive, Dinah Shore Drive 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. Proposed "Street 0" shall align with adjacent street from TT 31071.
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, CFC, and CBC 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.
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PLANNING COMMISSION RESOLUTION NO. 2294
2. A fire flow of 1500 gpm for a 1-hour duration at 20 psi residual 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 gpm flow of:
1,500 gpm for single family dwellings
4. The required fire flow shall be available from a wet barrel Super Hydrant(s) 4"
x 21/2 " x 2'/2" located not less than 25 feet nor more than:
200 feet 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 building shall be accessible by an all-weather roadway extending to within
150 feet of all portions of the exterior walls of the first story. The roadway shall
not be Tess than 24 feet of unobstructed width and 13'6" of vertical clearance.
Where parallel parking is required on both sides of the street, the roadway must
be 36 feet wide and 32 feet wide with parking on one side. Dead-end roads in
excess of 150 feet shall be provided with a minimum 45 foot radius turn -around
55 feet 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"
with a minimum vertical clearance of 13'6".
8. A 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 1,300 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 a size approved by the City.
11. Conditions subject to change with adoption of new codes, ordinance, laws, or
when building permits are not obtained within 12 months.
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PLANNING COMMISSION RESOLUTION NO. 2294
Other:
1. All cul-de-sacs must be 45 feet radius minimum.
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PLANNING COMMISSION RESOLUTION NO. 2294
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 31490
APPLICANT/PROJECT SPONSOR:
PROJECT DESCRIPTION/LOCATION:
Ponderosa Homes II, Inc.
6671 Owens Drive
Pleasanton, CA 94588
A tentative tract map to subdivide 84.32 +/- acres into 241 single-family Tots and modified
setbacks for dwellings on the 241 lots for property located at the northwest corner of Portola
Avenue and Gerald Ford Drive, 74-000 Gerald Ford Drive.
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.
" er 21, 2004
PHILIP DRE L �DAT
DIRECTOR •F COMMUNITY DEVELOPMENT
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