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HomeMy WebLinkAboutCC RES 93-032RESOLUTION NO. 93-32 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A 43 LOT SINGLE FAMILY SUBDIVISION SURROUNDING THREE GOLF HOLES COMPRISING A SECTION OF "THE RESERVE". CASE NO. TT 27710 WHEREAS, the City Council of the City of Palm Desert, California, did on the 22nd day of April, 1993, hold a duly noticed public hearing to consider the request of LOWE RESERVE CORPORATION for a 43 lot single family subdivision surrounding three golf holes, comprising a section of "The Reserve"; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedures to Implement the California EnvironmentaZ Quality Act, Resolution No. 80-89", in that the director of community development has determined that the project has been previously assessed as part of overall project approved by the City of Indian Wells; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said city council did find the following facts and reasons to justify approval of the tentative tract map: (a) That the proposed map is consistent with applicable general and specific plans. (b) That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. (c) That the site is physically suitable for the type of development. (d) That the site is physicaily suitable for the proposed density of development. � (e) That the design of the subdivision is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. (f) That the design of the subdivision is not likely to cause serious public health problems. (g) That the design of the subdivision will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm Desert, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the city council in this case. 2. That it does hereby approve the above described Tentative Tract Map 27710, subject to fulfillment of the attached conditions. - � ' RESOLUTION NO. 93-3'l � PASSED, APPROVED and ADOPTED at a regular meeting of the Palm • Desert City Council, held on this �22nd, day of April, 1993, by the � following vote, to wit: � AYES: CRITES, WILSON, BENSON NOES: KELLY ABSENT: SNYDER ABSTAIN: NONE / I � �L " � JEAN . BENSON, Mayor /// _ • �/ .1/ L,/' � • SHEILA R: �LLIGA��"' City Clerk City of P m Des , California t t. � . 2 � RESOLUTION NO. 93-32 CONDITIONS OF APPROVAL CASE NO. TT 27710 Department of Community Development/PlanninQ: 1. The development of the exhibits on file development/planning, property shall conform substantially with with the department of community as modified by the following conditions. 2. Recordation of the map shall occur within two years from the date of final approval unless an extension of time is granted; otherwise, said approval sha�ll become null, void and of no effect whatsoever unless a development agreement is adopted which will supersede this condition. 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 statues now in force, or which hereafter may be in force. Applicant and/or their successor shall pay all city fees in effect when the building permits for this development project are issued. 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 agenc�es 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. Development standards shall be per city code with the exception that maximum building height shall be 18 feet and there will be no maximum lot coverage. 6. Add to section seven of "The Reserve" development agreement traffic mitigation fees: In the event said traffic/improvements are not constructed, said fees may be used for other street improvements on previously mentioned streets and as identified in the city's adopted general plan, including but not limited to: construction of sidewalks along gaps of Portola 3 RESOLUTION NO. 93-32 Avenue and extension of Fairway Drive sidewalk � eastward to Lantana; and construction of curb and ? gutter with tie-in paving along the south side of � Haystack west of Portola Avenue. Department of Public Works: 1. Drainage fees in accordance with Palm Desert Municipal Code Section 26.49 and Ordinance No. 653 shall be paid prior to issuance of any permits associated with this project or recordation of the Final Map, whichever occurs first. Subject to the approval of the city council, drainage mitigation fees associated with this project may be used to offset costs associated with the installa�tion of project specific storm drain systems provided that it can be demonstrated that such a system provides improved levels of protection for downstream properties. 2. Any drainage facilities 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 subject study shall include analysis of the upstream and downstream drainage conditions as they impact this project and existing development. 3. 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. 4. The project shall be subject to�Transportation Uniform Mitigation Fees (TUMF), residential classification. Payment of said fees shall be at the time of building permit issuance. 5. A complete preliminary soils investigation, conduct�d 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. b. 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 priar to permit issuance. 7. All public and private impzovements shall be inspected by the Department of Public Works and a standard inspection fee shall be � paid prior to issuance of grading permit. . 4 � RESOLUTION NO. 93-32 8. Full improvements of interior streets based on residential street standards in accordance with City standards or as approved by the city engineer shall be provided. The proposed interior street sections for Streets "A" through "D" are acceptable for this praject. 9. Landscaping maintenance on the property front�ge shall be provided by the property owner. 10. 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 as appropriate. Project specific public improvements shall include, but not be limited to, the construction of acceleration/deceleration lane for the project entry, modification of the existing landscaped median island in Portola Avenue to provide for left turn ingress/egress to the project and the construction of sidewalk in an appropriate size and configuration. Right-of-way as may be necessary for the construction of required public improvements shall be provided on the Final Map. Provisions for the acceptable implementation of non-site specific traffic mitigation measures associated with this project shall be established prior to the recordation of the Final Map. 11. In accordance with Palm Desert Municipal Code Section 26.44, complete grading plans/site improvement plans and specifications shall be submitted to the Director of Public Works for checking and approval prior to issuance of any permits. In addition to all standard engineering design parameters, the plan shall address appropriate circulation-related issues. 12 . Traf f ic safety striping on Portola Avenue shall be provided to the specifications of the Director of Public Works. A traffic control plan must be submitted to, and appraved by, the Director of Public Works prior to the placement of any pavement markings. 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. Proposed building pad elevations are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. 15. Provisions for continuance of�existing access rights (easements, etc.) shall be provided for on the Final Map or by separate documents as appropriate. 16. Waiver of access rights to Portola Avenue, except at approved locations, shall be granted on the Final Map. 5 RESOLUTION NO. 93-32 17. Prior to start of construction, the applicant shall submit satisfactory evidence to the Director of Public Works of intended compliance with National Pollutant Discharge Elimination (NPDES) General Permit (Permit No. CAS000002) for storm water discharges associated with construction activity. Traffic Mitigation: As for specific mitigation matters, the Associate Transportation Engineer feels that the subject project, due to it's location and access limitation, will add additional traffic to the city's roadway network in general and to Portola Avenue, Mesa View, Highway 111, Haystack, and Fairway Drive in particular. Based on overview of the project traffic study and the city's own assessment of the possible impacts of the project on the city's roadway network, it is recommended that commitment of funds from the developer to the city in participation of specific impravement planned or environed for specific sites. The city has already investigated potential for several traffic system related improvements that we request funding participation between the city and the developer. Specifics of mitigations required and staff's assessment of the fair share of the developer is as follows: 1. The city has long and short range plans to address intersection signalization at the following locations: Portola/Fairway Portola/Haystack Haystack/Highway Drive 74 It is assumed that the fair share of the project is to be 25$ of the cost of signalization (estimated to be $125,000 per intersection). 2. The city is currently reviewing a plan for intersection improvement at Portola/Highway 111 (on the south side). The project is estimated to cost $150,000. The Reserve at Hidden Valley project impact is estimated to be of 15� of the improvement needed. Based on the above, the overall mitigation fee of the project is calculated as shown below: � � � RESOLUTION NO. 93-3i a - Three signalization projects: b - One intersection improvement: Fair Share 25� 15� Project Contribution Share $93,750.00 $22,500.00 The above mentioned financial contribution is in addition to signalization and TUMF fees generally payable by the developer as an overall mitigation and fee requirement. Mitigation Fee Payment Schedule: Staff recommends that the developer arrange for 50� ($58,125.00) payment to the City of Palm Desert when the first building permit is issued by the City of Palm Desert or the City of Indian Wells and the remaining 50� be covered by.letter of credit for later payment. City Fire Marshal: 1. With respect to the conditions of approval regarding the above referenced plan, the Fire Department recommends the following fire protection measures be provided in accordance with City Municipal Code, NFPA, UFC, and UBC and/or recognized Fire Protection Standards: The Fire Department is required to set a minimum fire flow for the remodel or construction of all commercial buildings per Uniform Fire Code Sec. 10.301C. 2. A fire flow of 1500 gpm for a 1 hour duration at operating pressure must be available before material is placed on the job site. 20 psi residual any combustible 3. Provide, or show there exists, a water system capable of providing a potential gallon per minute flow of 1500 for single family, 2500 for multifamily, and 3000 for commercial. The actual fire flow available from any one hydrant connected to any given water main shall be 1500 GPM for two hours duration at 20 PSI residual operating pressure. 4. The required fire flow shall be available from a 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, 165' multifamily, and 150' commercial from any portion of the building(s) as measured along approved vehicular travelways. Hydrants installed below 3000' elevation shall be of the "wet barrel" type. 5. A combination of on-site and off-site Super fire hydrants (6" x 4" x 2-1/2" x 2-1/2") will be required, located not less than 25' or 7 RESOLUTION NO. 93-32 more than 200' single family, 165' multiiamily, and ISO' commercial from any portion of�the building(s) as measured along approved vehicular travelways. The required fire flow shail be available from any adjacent hydrant(sj in the system. 6. Provide written certification from the appropriate water company having jurisdiction that hydrant(s) will be instalied and will produce the required fire flow, or arrange field inspection by the Fire Department prior to request for final inspection. 7. Prior to the application for a building permit, the developer shall furnish the original and two copies of the water system plan to the County Fire Department for review. No building permit shall be issued until the water system plan has been approved by the County Fire Chief. Upon approval, the original wi11 be returned. One copy will be sent to the responsible inspection authority. . Plans shall conform to fire hydrant types, location and spacing, and the system shall meet the fire flaw requirements. Plans shall be signed by a Registered Civil Engineer and may be signed by the Iocal water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." "System has been designed to provide a minimum gallon per minute flow of I500, 2500, 3000." 8. The required fire flow may be ad justed at a later point in the permit process to reflect chang�s in design, construction type, area separations, or built-in fire protection measures such as a fully fire sprinklered building. 9. Comply with Title 24 of the California Code of Regnlations, adopted January 1, 1990, for all occupancies. 10. Install a complete fire sprinkler system per NFPA 13. The post indicator valve and fire department connection shall be located to the front, not less than 25' from the building and within 50' of an approved hydrant. This applies to a11 buildings with 3000 square feet or more building area as measured by the building footprint, including overhangs which are sprinklered per NFPA 13. The building area of additional floors is added in for a cumulative total. Exempted are one and two family dwellings. 11. Install a fire alarm Building Code 3803 for all supply and control (water flow) as required by the Uniform sprinkler system. Install tamper alarms on valves for sprinkler systems. E.3 RESOLUTION NO. 93-32 12. Certain designated areas will be required to be maintained as fire lanes and shall be clearly �marked by painting and/or signs approved by the Fire Marshal. 13. Install a fire alarm as required by and/or Uniform Fire Code. Minimum station monitoring of sprinkler system plans are required for all UL central systems where any interior devices are 14-103(a)) the Uniform Building Code requirement is UL central per NFPA 71 and 72. Alarm station monitored systems, required or used. (U.F.C. 14. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AlOBC in rating. Fire extinguishers must not be over 75' walking distance. In addition to the above, a 40BC fire sprinkler is required for commercial kitchens. 15. Install a Hood/Duct automatic fire extinguishing system if operating a commercial kitchen including, but not limited to, deep fryers, grills, charbroilers or other appliances with produce grease laden vapors or smoke. NFPA 96, 17, 17a. 16. 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 be not 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). Fountains or garden islands placed in the middle of these turn-arounds shall not exceed a 5' radius or 10' diameter. City standards may be more restrictive. 17. Whenever access into private property is controlled through use of gates, barriers, guard houses or similar means, provision shall be made to facilitate access by emergency vehicles in a manner approved by the Fire Department. All controlled access devices that are power operated shall have a Knox Box over-ride system capable of opening the gate when activated by a special key located in emergency vehicles. Devices shall be equipped with backup power facilities to operate in the event of power failure. All controlled access devices that are not power operated shall also be approved by the Fire Department. Minimum opening width shall be 16' with a minimum t�ertical clearance of 13' 6". 18. A dead end single access over 500' in length will require a secondary access, sprinklers or other mitigative measure approved by the Fire Marshal. Under no circumstances shall a single dead end access over 1300 feet be accepted. 0 RESOLUTION NO. 93-32 r 19. A second access is required. This can be accomplished by two main i access points from main roadway or an emergency gated access into an adjoining development. : 20. Contact the Fire Department for a final inspection prior to occupancy. 21. This project may require licensing and/or review by State agencies. Applicant should prepare a Ietter of intent detailing the proposed usage to facilitate case review. Contact should be made with the Office of the State Fire Marshal (818/960-6441) for an opinion and a classification of occupancy type. This information and a copy of the letter of intent should be submitted to the Fire Department so that proper requirements may be specified during the revi�ew process. Typically this applies to educational, day �are, institutional, health care, etc. 22. All new residences/dwellings are required to have illuminated residential addresses meeting both City and Fire Department approval. Shake shingle roofs are no longer permitted in the Cities of Indian Wells, Rancho Mirage or Palm Desert. 23. Commercial buildings shall have illuminated addresses of a size approved by the city. 24. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be submitted separately for approval prior to construction. Subcontractors should contact the Fire Marshal's office for submittal requirements. 25. Dead end roads to comply with No. 16 of this list. 26. Must provide detailed plans for maintenance building or club house. 27. Conditions subject to change with adoption of new cades, ordinances, laws, or when building permits are not obtained within twelve months. 10 ���,1111aaaa ivr.v.w[, rKltll, ,u..rr .,•. ,.x ,n..c or„n o.r.rro..r•onu, Y ..e.e �wur rae•v r..••.n — � ©o Y d N 1 3 " z 1`z THE RESERVE PALM DESERT TRACT Lowe Reserve Corporation McLarand/Vasquez Partners The Planning Center 49 D.U. in Palm Desert 3 D.U. in Indian wells Typical Minimum Lot Size 80'X160' PRELIMINARY LANDSCAPE CONCEPT ser r•,r +�Q onur u•ou,rr errs• / I' Lev` ..J ,..�,rd„r�•„ C"2- t--YHIRIT