HomeMy WebLinkAboutRes No 2645PLANNING COMMISSION RESOLUTION NO. 2645
A RESOLUTION OF THE PLANNING COMMISSION RECOMMENDING
TO THE CITY COUNCIL APPROVAL OF A MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT, A DEVELOPMENT
AGREEMENT AND SPECIFIC PLAN, A GENERAL PLAN AND ZONING
AMENDMENT TO ESTABLISH LAND USE DESIGNATIONS, A
TENTATIVE PARCEL MAP TO ESTABLISH NINE PARCELS WITHIN
THE SPECIFIC PLAN AREA, AND A TENTATIVE TRACT MAP TO
SUBDIVIDE 38+ ACRES INTO 166 SINGLE-FAMILY HOME LOTS,
LOCATED ON 152 ACRES NORTH OF GERALD FORD DRIVE, SOUTH
OF UNION PACIFIC RAILROAD, EAST OF PORTOLA AVENUE AND
WEST OF TECHNOLOGY DRIVE
CASE NOS: DA/GPA/CZ/EA 14-332; TPM 36792; TTM 36793
WHEREAS, the Planning Commission of the City of Palm Desert, California, did
on the 17th day of February 2015, hold a duly noticed public hearing to consider the
request by PD 80 T & S, LLC and Palm Desert University Gateway, LLC , for approval
of the above noted; and
WHEREAS, said applications have complied with the requirements of the "City of
Palm Desert Procedure for Implementation of the California Environmental Quality Act,"
Resolution No. 2014-41, in that the Director of Community Development has
determined that the project will not have a negative impact on the environment and that
a mitigated negative declaration can be adopted; 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 the approval of
said request:
1. The Millennium Specific Plan, as proposed, is consistent with the goals and
policies of the Palm Desert General Plan including that the project will provide
alternate means of transportation, development of a segment of the Mid -
Valley Bike Path, provide additional affordable housing units, provide local
employment centers in close proximity to residential land uses, increase the
City's sales tax base, and provide recreational open space.
2. The Millennium Specific Plan complies with provisions of the University Park
Area in that the plan provides a balance of land use intensities and open
space, provides for efficient multi -modal interconnectivity, and complies with
the "High -Density Overlay" provisions for the area.
3. The Millennium Specific Plan will provide land use compatibility within the
boundaries of the planning area and with adjacent properties as the proposed
PLANNING COMMISSION RESOLUTION NO. 2645
uses and development standards are similar to existing uses to the south,
west and east.
4. The Millennium Specific Plan is suitable and appropriate for the property in
that the property has been designated for commercial, industrial, residential
and open space uses and that development will comply with applicable City
standards and standards approved as part of the Specific Plan.
5. That the proposed Tentative Parcel Map and Tentative Tract Map are not
detrimental to the public health, safety or general welfare, or be materially
injurious to the surrounding properties or improvements in the City of Palm
Desert.
Findings for Approval:
1. That the density of the proposed subdivision is consistent with applicable
general and specific plans.
The project includes a mix of housing densities inclusive of single-family
detached homes and multi -family apartment units with affordable housing
components. General Plan Land Use Element Residential Goal 1 proposes
that "A balanced range of housing types, densities and affordabilities that
accommodate existing and future residents across all socio-economic sectors
of the community." The Specific Plan, and the parcel and tract maps that
initiate the subdivision of land within the project boundaries, comply with this
General Plan Goal in that sixty-six (66) affordable housing units will be
provided by the developer upon completion of the project and the City will
construct up to 200 units for affordable housing. The single-family portion of
the Specific Plan also provides a mix of product types and lot sizes. The
diverse range of housing types within the project area complies with this goal
and the mix of densities is consistent with the City General Plan.
The project is also within the University Park Planning Area (UPPA), which is
a special study area intended to build on synergies created by the proximity of
the UCR/CSUSB Palm Desert campuses. As such, the UPPA calls for a wide
range of residential, commercial, resort, business park and institutional uses
within the planning area. Higher residential densities are applied to
accommodate a greater number of residents closer to the universities. The
Specific Plan provides guidelines for the inclusion of a mix of housing types
and densities, including densities that comply with the City's Medium High
Density Overlay. As proposed, the project conforms to densities of the UPPA.
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PLANNING COMMISSION RESOLUTION NO. 2645
2. That the design or improvement of the proposed subdivision is consistent with
applicable general and specific plans.
The design and improvements of the parcel and tract maps have been
reviewed by the Planning Department, Fire Department, and Public Works
Department for consistency with the General Plan and emergency services.
The lot sizes, street and utility improvements, circulation patterns, and
drainage improvements meet all requirements of the General Plan. All
existing perimeter streets are in conformance with the General Plan and
minor striping and roadway dedication is needed to complete existing streets.
In addition, the applicant will complete Dinah Shore Drive and Technology
Drive to their ultimate build -out. Internal project streets that serve Tentative
Tract Map 36793 conform to City standards and are consistent with adjoining
residential developments.
3. That the site is physically suitable for the type of development.
The 152 acres contained in the Millennium Specific Plan is suitable for the
development proposed. Environmental, cultural, and other special studies
were prepared for lands within the project area. No environmental issues
were identified that would indicate that development in this area would be
unsuitable. In addition, existing commercial and residential developments
have successfully constructed similar types of development in the immediate
vicinity. No obstacles to development of surrounding subdivisions were
experienced and, due to the proximity and similarity of the proposed
development, it's reasonable to conclude that the site is physically suitable for
it. The property is suitable for the proposed development as conditioned and
mitigated as described in the draft Initial Study and Environmental
Assessment.
4. That the site is physically suitable for the proposed density of development.
The project area borders existing single-family development to the west and
existing commercial development to the east. As proposed, the site layout
and distribution of land uses are consistent with surrounding development.
The Specific Plan proposed commercial and hotel development within the
eastern portion of the project area at heights and intensities similar to existing
commercial and hotel uses in the vicinity. The Specific Plan also proposes
lower density single-family homes directly across from existing single-family
homes. The proposed single-family home densities are similar to and
compatible with surrounding single-family developments. In addition, the
location of the lower density single-family within the western portion of the
project area provides a buffer and transition to denser multi -family housing in
the middle of the project area.
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PLANNING COMMISSION RESOLUTION NO. 2645
The proposed project densities are similar to existing multi -family residential
development within the UPPA. The proposed density for the multi -family site
is consistent with the High Density Overlay zone provided in the UPPA. The
location of the higher density residential uses is well suited as they are in
close proximity to existing and future employment opportunities and
recreational open space. The infrastructure, soils, and terrain serving the
development will adequately support these densities.
5. That the design of the subdivision and the proposed improvements are not
likely to cause substantial environmental damage or substantially and
unavoidably injury to fish or wildlife or their habitat.
For purposes of the California Environmental Quality Act (CEQA), a Mitigated
Negative Declaration of Environmental Impact has been prepared. The design
of the project will not cause substantial environmental damage or injure fish or
wildlife or their habitat since the surrounding area has been developed with
similar densities and limited wildlife is present at the site. Environmental studies
performed at the site did not identify any endangered or sensitive species. In
addition, the project will pay into the Coachella Valley Multi -Species Habitat
Conservation fund for the development of raw land.
6. That the design of the subdivision or the type of improvements is not likely to
cause serious public health problems.
The design and layout of the 166 single-family lot subdivision are in
compliance with all grading requirements and the properties will be developed
in accordance with the Uniform California Building Code. Grade changes in
the community are accommodated by the street layout and open space
provided throughout the subdivision. Pedestrian access is provided to
adjoining land uses and surrounding roadways, which decreases the need for
vehicular traffic between adjoining properties. Mitigation measures are also in
place to minimize air pollution on sensitive land uses located within 500-feet
of Interstate 10.
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.
The proposed project will utilize and enhance existing drainage easements
located along the northern boundary of the project. The parcel map identifies
the use of this area and will record an easement for drainage purposes.
Improvements related to drainage will be provided to ensure the project area
accommodates 100% of the 100-year storm. Surrounding perimeter City
streets are built -out to the General Plan designation and the developer will
complete Dinah Shore Drive and Technology Drive to their ultimate build -out.
The City's Mid -Valley Bike Path will also be completed by the developer
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PLANNING COMMISSION RESOLUTION NO. 2645
within the Project Area, providing additional access through and around the
site. Pedestrian connections will also be provided throughout the project area.
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
Planning Commission in this case.
2. That the Planning Commission does hereby approve DA/GPA/CZ/EA 14-332
and TPM 36792 and TTM 36793, subject to conditions.
PASSED, APPROVED, AND ADOPTED by the Planning Commission of the City
of Palm Desert, California, at its regular meeting held on the 17th day of February 2015,
by the following vote, to wit:
AYES: CAMPBELL, PRADETTO, and STENDELL
NOES: NONE
ABSENT: DE LUNA and GREENWOOD
ABSTAIN: NONE
ATTEST:
STEN'1 LL, CHAIRPERSON
LAURI AYLAIAN, SECRETARY
PALM DESERT PLANNING COMMISSION
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PLANNING COMMISSION RESOLUTION NO. 2645
CONDITIONS OF APPROVAL
CASE NOS. DA/GPA/CZ/EA 14-332, TPM 36792, AND TTM 36793
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. The applicant shall record both Parcel Map 36792 and Tract Map 36793 within two
(2) years of project approval. Construction of improvements, in accordance with the
approved Development Agreement, shall commence within two (2) years from the
date of approval unless a time extension 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 the approved Specific Plan and
all Palm Desert 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 or structure
contemplated by this approval, the applicant shall first obtain permits and/or
clearance from the following agencies:
Coachella Valley Water District (CVWD)
Public Works Department
Fire Department
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. A cultural resources inventory shall be completed by a qualified archeologist prior to
any development activities within the project area.
6. Should human remains be discovered during the construction of the proposed
project, the project coordinator will be subject to either the State Law regarding the
discovery and disturbance of human remains or the Tribal burial protocol. In either
circumstance all destructive activity in the immediate vicinity shall halt, and the
County Coroner shall be contacted pursuant to State Health and Safety Code
7050.5. If the remains are determined to be of Native American origin, the Native
American Heritage Commission (NAHC) shall be contacted. The NAHC will make a
determination of the Most Likely Descendent (MLD). The City and Developer will
work with the designated MLD to determine the final disposition of the remains.
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PLANNING COMMISSION RESOLUTION NO. 2645
7. All sidewalk plans shall be reviewed and approved by the Department of Public
Works.
8. Each Planning Area shall be subject to all applicable fees at time of issuance of
building permits for improvements within that Planning Area.
9. The applicant shall provide a pedestrian connection between Planning Area 1 and
Planning Area 2. The pedestrian connection shall be construction prior to build -out
of Planning Area 1, at the time Planning Area 2 is developed, or whichever occurs
first.
10. Prior to the development and construction of improvements within Planning Area 1
of the Specific Plan, the applicant shall submit an Architectural Review application
for the interior common area and perimeter landscaping, perimeter wall design, and
home architectural plans for the residential units. Submittal of these plans shall be
in accordance with the Community Development Department's Architectural Review
application.
11. Prior to the development and construction of improvements within Planning Areas 2
thru 7, the property owner shall submit a Precise Plan application to the City's
Community Development Department. Precise Plan applications shall be submitted
for the development of a single Planning Area or multiple Planning Areas. The
Precise Plan application will require public hearings with the City's Planning
Commission.
12. The applicant shall enter into a Housing Agreement with the City prior to the
development of Planning Area 7. The Agreement shall be in accordance with
provisions related to affordable housing contained in the Development Agreement.
13. All Planning Areas shall develop in a manner consistent with the Development
Standards contained in the Specific Plan. All other development standards, not
addressed in the Specific Plan, shall comply with the Palm Desert Municipal Code.
14. The Mixed Use Overlay District shall be applied to Planning Areas 5 and 6 of the
Millennium Palm Desert Specific Plan.
15. The developer shall install center medians and perimeter roadway and center
median landscape in accordance with the Development Agreement for the Dinah
Shore Drive extension, between Portola Avenue and Gerald Ford Drive. The
developer shall maintain the landscape, including electrical and water metering, in
accordance with City standards along this portion of Dinah Shore Drive for a period
of no less than five (5) years from the time of median landscape completion.
16. The applicant shall submit landscape plans for the installation of tree plantings and
irrigation improvements along the project's northern boundary, along with the
Architectural Review application for the development of Planning Area 1.
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PLANNING COMMISSION RESOLUTION NO. 2645
Landscape improvements along the northern boundary shall be completed prior to
the issuance of the 80th building permit for Planning Area 1.
17. The developer shall coordinate the placement and construction of driveway
accesses along Dinah Shore Drive and Technology Drive in order to minimize the
total number of driveway approaches into individual Planning Areas. The placement
of driveways to serve individual Planning Areas shall generally conform to Exhibit
10 of The Millennium Specific Plan.
18. The applicant shall pay into the City's Public Art Fee for Planning Area 1 of the
Specific Plan. It is recommended that this fee be used for an onsite public art
project within Planning Area 1. The remaining Planning Areas shall pay into the
City's Public Art Fee at the time a Building Permit is issued for the development of
said Planning Areas.
19. Lighting plans shall be submitted in accordance with P.D.M.C. Section 24.16 for
any landscape, architectural, street, or other lighting types within the project area.
20. All mitigation measures identified in the CEQA Environmental Assessment and
Initial Study shall be incorporated into the planning, design, development, and
operation of the project.
21. The Final Development Agreement shall be recorded within ten (10) days of final
approval of the project by the City Council.
DEPARTMENT OF PUBLIC WORKS:
Tentative Parcel Map 36792
1. The parcel map shall be submitted to the City Engineer for final review and
approval.
2. Easements for drainage, bike paths, sidewalks, and public utility purposes shall be
required on the parcel map.
3. Waiver of access rights consistent with Exhibit 10 of the Specific Plan shall be
granted on the parcel map.
4. Right-of-way as may be necessary for the construction of required public
improvements shall be provided on the parcel map.
5. Horizontal control requirements shall apply to this map, including state plan
coordinates, which shall conform to City of Palm Desert specifications.
6. 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.
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PLANNING COMMISSION RESOLUTION NO. 2645
7. The applicant shall abide by all provisions of City of Palm Desert Ordinance 843,
Section 24.20 Stormwater Management and Discharge Ordinance.
8. Mass grading shall be allowed for this parcel map if a semi -permanent water system
is installed after grading and the area had dust suppressant applied every six (6)
months thereafter.
9. Prior to City Council approval of final parcel map 36792, the applicant shall
construct or enter into an agreement and post security, in a form and amount
acceptable to the City Engineer, guaranteeing the construction of all off -site
improvements. Improvement shall be in accordance with the approved
Development Agreement and shall include; but are not limited to:
A. The extension of Technology Drive. Technology Drive west shall be limited to
right-in/right-out access on Gerald Ford Drive. The applicant shall not be
responsible for security for any portion of Technology Drive adjacent to City
properties.
B. Construction of an eight (8) foot wide sidewalk and an eight (8) foot wide striped
bike lane on the east side of Portola Avenue.
C. Construction of landscape medians on Dinah Shore Drive. The maintenance of
the medians shall be the responsibility of the owner/association. The developer
shall maintain the median on Dinah Shore Drive for a period of five (5) years or
until the Park is constructed.
D. Installation of a City designed traffic signal at the intersection of Dinah Shore
Drive and Portola Avenue. Applicant shall be responsible for 50% of the cost of
the improvements. Once installation is complete, the owner shall submit a
request for reimbursement of the cost of installation to the Public Works
Department for City Council approval.
E. Construction of a pork chop island on the southwest corner of Dinah Shore Drive
and Portola Avenue. Applicant shall be responsible for 50% of the cost of the
improvements. Once installation is complete, the owner shall submit a request for
reimbursement of the cost of installation to the Public Works Department for City
Council approval.
F. Construction of traffic circles on Dinah Shore Drive, midway between Portola
Avenue and Gerald Ford Drive, as shown on the tentative map.
G. The extension of Dinah Shore Drive from Portola Avenue to Pacific Drive
consistent with the provisions of the Development Agreement.
10. Parcel Map 36792 shall retain to the 100-year storm within the parcel boundary.
11. The developer shall have the option, in accordance with the Development
Agreement, to develop the Mid -Valley Bike Path within the Specific Plan boundaries
or submit a payment in lieu of construction of the Mid -Valley Bike Path in the
amount of $772,504.
12. The owner/association of any parcel contributing drainage to the Mid -Valley
Channel shall have maintenance responsibilities.
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PLANNING COMMISSION RESOLUTION NO. 2645
13. The applicant shall submit Covenants, Conditions, and Restrictions (CC&R's)
concurrently with the final map for review and approval by the Public Works
Department and the Community Development Department. Once approved by the
City, the CC&R's shall be recorded with the County Recorder's Office.
14. The applicant/owner's association shall maintain the storm drain systems that
benefit them in conformance with the approved hydrology and storm drain plans.
Tentative Tract Map 36793
1. The tract map shall be submitted to the City Engineer for final review and approval.
2. Horizontal control requirements shall apply to this map, including state plan
coordinates, which shall conform to the City of Palm Desert specifications.
3. The applicant shall submit CC&R's concurrently with the final map for review and
approval by the Public Works Department and the Community Development
Department. Once approved by the City, the CC&R's shall be recorded with the
County Recorder's Office.
4. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17 and
79-55, shall be paid prior to issuance of any permits associated with this project or
the recordation of the tract map. Should the applicant install the signal, signalization
fees shall be credited toward that installation. In no case shall the applicant be
responsible for any more than 50% of the cost of the signal. Once installation is
complete, the owner shall submit a request for reimbursement of 50% of the cost of
installation to the Public Works Department for City Council approval.
5. Drainage fees in accordance with Palm Desert Municipal Code Section 26.49 and
Ordinance number 653 shall be paid prior to recordation of the tract map.
6. Park fees in accordance with the Palm Desert Municipal Code Section 26.48.060
shall be paid prior to the recordation of the tract map.
7. The applicant shall submit a grading plan to the Public Works Department for review
and approval. Any changes to the approved civil or landscape plans must be
reviewed for approval prior to work commencing.
8. The applicant shall identify all proposed and existing utilities on the precise grading
plan.
9. Drainage shall be retained within the boundaries of Parcel Map 36792.
10. 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.
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PLANNING COMMISSION RESOLUTION NO. 2645
11. The applicant shall abide by all provisions of the City of Palm Desert Ordinance 843,
Section 24.20 Stormwater Management and Discharge Ordinance.
12. The applicant shall submit a final Water Quality Management Plan (WQMP) for
approval. The WQMP shall identify the Best Management Practices (BMPs) that will
be used on the site to control predictable pollutant runoff. Prior to the issuance of
grading permit, the Operation and Maintenance Section of the approved final WQMP
shall be recorded with the County Recorder Office and a conformed copy shall be
provided to the Public Works Department.
13. Provide the City Engineer with evidence that a Notice of Intent (NOI) has been filed
with the State Water Resources Control Board. Such evidence shall consist of a copy
of the NOI stamped by the State Water Resources Control Board or the Regional
Water Quality Control Board, or a letter from either agency stating that the NOI has
been filed.
14. The applicant shall submit a PM10 application to the Public Works Department for
approval prior to issuances of a grading permit. The applicant shall comply with all
provisions of Palm Desert Municipal Code Section 24.12 regarding Fugitive Dust
Control.
15. The applicant shall construct or enter into an agreement and post security, in a form
and amount acceptable to the City Engineer, guaranteeing the construction of off -site
improvements. Improvements shall be in accordance with the approved Development
Agreement.
16. The applicant shall submit a landscape plan concurrently with the precise grading
plan for review and approval. The applicant is advised to use the City of Palm Desert
Design Guide when designing landscape plans. Landscape plans must meet the
following criteria:
A. Must be water efficient in design and meet the City of Palm Desert's Water
Efficiency Landscape Ordinance.
B. Planting plans must show location of proposed and existing utilities.
C. Must match approved civil plans.
D. All specs and details must be site specific.
E. Applicants must have CVWD approval of their irrigation plans prior to City
approval.
F. Applicants must have a stamp or signature from the County Agricultural
Commissioner before City approval.
BUILDING AND SAFETY DEPARTMENT
1. Development of this project shall comply with the latest adopted edition of the
following codes:
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PLANNING COMMISSION RESOLUTION NO. 2645
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A. 2013 California Building Code and its appendices and standards.
B. 2013 California Residential Code and its appendices and standards.
C. 2013 California Plumbing Code and its appendices and standards.
D. 2013 California Mechanical Code and its appendices and standards.
E. 2013 California Electrical Code.
F. 2013 California Energy Code.
G. 2013 California Green Building Standards Code.
H. Title 24 California Code of Regulations.
I. 2013 California Fire Code and its appendices and standards.
2. An approved automatic fire sprinkler system shall be installed as required per the
City of Palm Desert Code Adoption Ordinance 1265.
3. A disabled access overlay of the precise grading plan is required to be submitted to
the Dept of Building and Safety for plan review of the site accessibility requirements
as per 2013 CBC Chapters 11 A & B (as applicable) and Chapter 10.
4. All exits must provide an accessible path of travel to the public way. (CBC 1027.5 &
11B-206)
5. Detectable warnings shall be provided where required per CBC 11B-705.1.2.5 and
11B-705.1.2.2. The designer is also required to meet all ADA requirements. Where
an ADA requirement is more restrictive than the State of California, the ADA
requirement shall supersede the State requirement.
6. Provide an accessible path of travel to the trash enclosure. The trash enclosure is
required to be accessible. Please obtain a detail from the Dept of Building and
Safety.
7. Public pools and spas must be first approved by the Riverside County Dept of
Environmental Health and then submitted to Dept of Building and Safety. Pools and
Spas for public use are required to be accessible.
8. All contractors and subcontractors shall have a current City of Palm Desert
Business License prior to permit issuance per Palm desert Municipal Code, Title 5.
9. All contractors and/or owner -builders must submit a valid Certificate of Workers'
Compensation Insurance coverage prior to the issuance of a building permit per
California Labor Code, Section 3700.
10. Address numerals shall comply with Palm Desert Ordinance No. 1265 (Palm Desert
Municipal Code 15.28. Compliance with Ordinance 1265 regarding street address
location, dimension, stroke of line, distance from street, height from grade, height
from street, etc. shall be shown on all architectural building elevations in detail. Any
possible obstructions, shadows, lighting, landscaping, backgrounds or other
reasons that may render the building address unreadable shall be addressed during
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PLANNING COMMISSION RESOLUTION NO. 2645
the plan review process. You may request a copy of Ordinance 1265 or Municipal
Code Section 15.28 from the Department of Building and Safety counter staff.
11. Please contact Cherie Williams, Building and Safety Technician, at the Department
of Building and Safety (760-776-6420) regarding the addressing of all buildings
and/or suites.
FIRE DEPARTMENT:
1. Final fire and life safety conditions will be addressed when building plans are
reviewed by the Fire Prevention Bureau. These conditions will be based on
occupancy, use, the California Building Code (CBC), California Fire Code (CFC),
and related codes which are in force at the time of building plan submittal.
2. The Fire Prevention Bureau is required to set a minimum fire flow for the
construction of all residential buildings per CFC Appendix B. The developer shall
provide for this project, a water system capable of delivering 2,000 GPM at 20-PSI
residual operating pressure for a 2-hour duration for single family dwellings and
4,000 PGM at 20-PSI residual operating pressure for a 4-hour duration for multi-
family projects. The developer shall also provide a water system capable of
delivering 4,000 GPM at 20-PSI residual operating pressure with a 4-hour duration
for all commercial land developments.
3. The Fire Prevention Bureau is required to set minimum fire hydrant distances per
CFC Appendix C. Standard fire hydrants (6" x 4" 2 1/2" outlets) shall be located on
Fire Department access roads and adjacent public streets. Hydrants shall be
spaced at 500 feet apart at each intersection, and shall be located no more than
250 feet from any point on the street or Fire Department access road(s) frontage to
a hydrant for single family dwellings and 350 feet apart at each intersection, and
shall be no more than 210 feet from any point on the street or Fire Department
access road(s) frontage to a hydrant for multi -family projects. The required fire flow
shall be available from any adjacent hydrant(s) in the system.
4. If construction is phased, each phase shall provide approved access and fire
protection prior to any building construction (CFC Chapter 5).
5. Fire apparatus access roads and driveways shall be designed and maintained to
support the imposed loads of fire apparatus and shall be with a surface to provide
all-weather driving capabilities. Access roads shall be 60,000 lbs. GVW with a
minimum AC thickness of .25 feet. In accordance with Section 3310.1 prior to
building construction, all locations where structures are to be built shall have fire
apparatus access roads.
6. The gradient for fire apparatus access roads shall not exceed 15 percent. All access
roads shall have an unobstructed width of not less than 20 feet for commercial and
20 feet for residential with an unobstructed vertical clearance of not less than 13
feet and 6 inches.
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PLANNING COMMISSION RESOLUTION NO. 2645
7. Maximum cul-de-sac length shall not exceed 1,320 feet. Minimum outside turning
radius on any cul-de-sac shall be 37 feet for single-family developments and 45 feet
for multi -family developments.
8. Dead end roadways and streets in excess of 150 feet, which have not been
completed, shall have a turnaround capable of accommodating fire apparatus.
9. The developer shall furnish three copies of the water system plans to the Fire
Prevention Bureau for approval prior to installation for all private water systems
pertaining to the fire service loop for the underground water system. Plans shall be
signed by a registered civil engineer, contain a Fire Prevention Bureau approval
signature block, and conform to hydrant type, location, spacing and minimum fire
flows standards. Hydraulic calculation will be required with the underground
submittal to ensure fire flow requirements are being met for the on -site hydrants.
The plans must be submitted and approved prior to building permit being issued.
10. Fire sprinkler plans shall be submitted to the Fire Prevention Bureau for approval.
Three sets of sprinkler plans must be submitted by the installing contractor to the
Fire Prevention Bureau prior to issuance of building permits.
11. Alarm plans shall be submitted to the Fire Prevention Bureau for approval. Three
sets of alarm plans must be submitted by the installing contractor to the Fire
Prevention Bureau prior to issuance of building permits.
12. A "Knox -box" shall be provided and shall be installed a minimum of six feet in height
and be located to the right side of fire riser sprinkler rooms.
13. All manual and electronic gates on required Fire Department access road or gates
obstructing Fire Department access shall be provided with the Knox Rapid entry
system for emergency access by firefighting personnel.
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G:\Planning\Monica OReilly\Planning Commission 12015\Resolutions \Res. No. 2645 Millennium Plan.docx