HomeMy WebLinkAboutRes No 2314PLANNING COMMISSION RESOLUTION NO. 2314
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM DESERT, CALIFORNIA, APPROVING A TENTATIVE
TRACT MAP SUBDIVIDING ONE 20.44-ACRE PARCEL INTO 108
SINGLE-FAMILY LOTS and ONE LOT for 26 SENIOR CITIZEN
APARTMENTS. THE PROPERTY IS LOCATED NORTH OF
MERLE DRIVE, SOUTH OF AVENUE 42 AND WEST OF HOVLEY
GARDENS DRIVE ALSO DESCRIBED AS ASSESSOR'S PARCEL
NUMBER 624-071-040.
CASE NO. TT 30795
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the
7th day of December, 2004 hold a duly noticed public hearing to consider the request by THE
REDEVLOPMENT AGENCY OF THE CITY OF PALM DESERT, 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.
04-106," in that the Director of Community Development has determined that no further
environmental review is needed for the project because environmental impacts were previously
analyzed in the initial study prepared for the Hovley Gardens master plan of development (PP 01-
11), which was approved by the City Council on June 14, 2001, and for which the City Council
certified a Negative Declaration of Environmental Impact.; 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.
PLANNING COMMISSION RESOLUTION NO. 2314
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.
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. 30795 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 7th day of December, 2004, by the following vote, to wit:
AYES: CAMPBELL, FINERTY, LOPEZ, TSCHOPP, JONATHAN
NOES: NONE
ABSENT: NONE \
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ABSTAIN: NONE
ATTEST:
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PHILIP DRELL Secretary
Palm Desert Planning Commission
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SABBY'JONA ' '. , Chairperson
PLANNING COMMISSION RESOLUTION NO. 2314
11•. CONDITIONS OF APPROVAL
CASE NO. TT 30795
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
Architectural Review Commission
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. Landscaping and irrigation plans for the apartment site and typical front yard
landscaping and irrigation plans for the single family homes shall be submitted for
review at the time construction drawings are submitted for plan check.
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PLANNING COMMISSION RESOLUTION NO. 2314
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. A 6-foot high block wall (measured from finished grade of each proposed lot to top
of wall) shall be constructed along the westerly, northerly, and easterly perimeters of
the tract where block walls do not exist.
10. Prior to the issuance of building permits, the property owner shall prepare an
affordable housing agreement for the project site. A copy of the signed agreement
shall be submitted to the Planning Department.
11. Construction drawings for the senior citizen apartments shall include elevations for
carport structures. These drawings shall be subject to review and approval by the
Architectural Review Commission prior to the issuance of building permits.
12. Minimum setbacks for the 94 single family homes not fronting on Merle Drive shall
be the following:
Front Setbacks: 15'-0" from living area to front property line located at
rear of wedge-shaped concrete street curb
25'-0" from garages to front property line located at rear
of wedge-shaped concrete curb
Rear Setback: 20'-0" from living area
Side Yards: 5' & 5', 15' street side yard on comer lots
13. Minimum setbacks for single family homes on the 14 lots fronting on Merle Drive
shall be the following:
Front Yard: 20'-0" to front property line, which starts 10 feet back from street
curb face
Rear Yard: 15'-0"
Side Yards: 14 feet combined, each of which shall be not less than 5 feet
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PLANNING COMMISSION RESOLUTION NO. 2314
Iry 14. On the final map, the depth of the 14 lots on Merle Drive shall be reduced from 90
feet to 87 feet in order to increase the lot depth of adjoining lots to the north.
15. Setbacks for the senior citizen apartment buildings and carports shall be as shown
on the development plans dated October 21, 2004.
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. Any drainage facility construction required for this project 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. The
project shall be designed to retain storm waters associated with the increase in
developed vs. undeveloped condition for a 100-year storm.
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 including the following;
Improvement of Merle Drive with curbside sidewalk to match previous improvement
from first phase.
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
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PLANNING COMMISSION RESOLUTION NO. 2314
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 of the "Retention Basins", shall be provided by the
homeowners association in addition to all other common areas. 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 and street maintenance shall be the responsibility of the property
owners association.
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.
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. 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 b
issuance of valid encroachment permits by the Department of Public Works.
14. A complete preliminary soils investigation, conducted by a registered soils engineer,
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PLANNING COMMISSION RESOLUTION NO. 2314
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 42nd Avenue and Merle Drive, 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. Easements to provide access to the single-family lots to the north and south of the senior
units shall be provided on the final map to the satisfaction of the city engineer.
20. Any and all utilities shall be under grounded.
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 gpm 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.
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PLANNING COMMISSION RESOLUTION NO. 2314
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. 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 inches with a minimum
vertical clearance of 13'6".
8. All buildings shall have illuminated addresses of the size approved by the City.
9. 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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