HomeMy WebLinkAboutRes 06-106 PP 06-05 & TT 34626 John Laing HomesCITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
TO: Honorable Mayor and City Council
REQUEST: Consideration of approval of a Precise Plan of Design including a
height exception and Tentative Tract Map to allow the construction of
198 residential condominium units, private recreation facilities and
public park site on 26.83 acres south of Gerald Ford Drive west of
Cook Street more particularly described as Lots 10 and 14 of Parcel
Map 31730. For CEQA purposes the project was previously assessed
and a Negative Declaration approved in connection with approval of
PM 31730 and University Park Master Plan. 74-815 College Drive.
SUBMITTED BY: Steve Smith, Planning Manager
APPLICANT: John Laing Homes, dba, W.L. Homes, LLC.
255 E. Rincon Street, Suite 100
Corona, CA 92879
CASE NO: PP 06-05 and TT 34626ETiNO DATE�/�11"'a
DATE: June 22, 2006 . ` NTINUEOTO 13 . 6�c
E-i +d , SED TO 2ND READING - -
CONTENTS: Staff Recommendation -
Project Description There were two motions Here f
r
Planning Commission Action ir'st one to
approve FAILED, second
Background and Discussion to the meeting of July
Planning Commission Minutes 4-1 (Benson No)
Planning Commission Resolution No. 2399
Planning Commission Staff Report dated June 6, 2006
Plans and Exhibits
Recommendation:
succeeded: Continues
13, 2006.
Adopt Resolution No. 06-106 approving PP 06-05 and TT 34626 including height
exception, subject to conditions.
Proposal:
The applicant requests approval of 198 condominium units comprised of 132 triplex
town -homes and 66 cluster units. The triplexes are all 2 bedroom units and range in
size from 1,748-2,442 square feet. The cluster units are a mix of 2 and 3 bedroom
units ranging in size from 1,628 to 2,570 square feet.
The two-story 24 - 25.5 foot high units have been
Mediterranean architectural style. Pursuant to code and
plan units in excess of 24 feet require a height excel
Council.
designed in an attractive
the University Park Master
tion approved by the City
STAFF REPORT
CASE NO. PP 06-05 and TT 34626
June 22, 2006
The plan also includes a 2.5-acre park site, which will be improved through the
assessment district and dedicated to the City, 2 retention areas, a CVWD well site
and the slope lot along College Drive. On site the applicant proposed one private
pool and recreation area be provided for use by the residents of the property.
Planninq Commission Action:
The matter was before the Planning Commission at its June 6, 2006 meeting.
Several commissioners expressed concern that the project of this size would have
only one pool area. A representative for the applicant noted that 1/3 of the units have
rear yards large enough for private pools and the site borders a 2.5-acre park site.
On a motion by commissioner Finerty, seconded by commissioner Campbell the
Planning Commission recommended approval of the project including the height
exception subject to adding one more pool area in a location acceptable to the
Director of Community Development (Motion passed 5-0).
Backqround:
The egg -shaped property was designated Parcel 'B' in the recently approved
University Park Master Plan. The master plan provided for up to 213 units on the
22.9-acre site comprised of six unit motor -court clusters (1,600-2,800 square foot
units) and triplex homes (1,700-2,600 square foot units).
The property has been rough graded. In the area where the units will be constructed
the site slopes 10 feet from north to south and 20 feet from west to east. Additionally,
there is a significant slope (30 feet) along the north side of the property (Lot A).
Adiacent Land Use / Zoninq:
North: Evans University Park Offices (Per Development Agreement)
South & west: Single Family Dwelling Units Approved / P.R. 5
East: Evans University Park Hotel (Per Development Agreement)
General Plan / Master Plan:
The General Plan designates this property residential medium / high density and
open space (parks). The University Park Master Plan further defines the site for a
maximum of 213 units with a park and retention area.
Access And Circulation:
The gated project has two accesses from University Park Drive (no access from
College Drive due to slope). The ma n access aligns with the access of the map (TT
32655) approved on the south side of University park Drive. This access provides
sufficient stacking and a rejected vehicle -turning circle.
i•
STAFF REPORT
CASE NO. PP 06-05 and TT 34626
June 22, 2006
The secondary (west) access will be for residents only. Interior circulation is provided
via a loop system with connecting streets. Streets will vary in width from 24 feet to 34
feet. The project as designed provides good access and circulation consistent with
that shown on the Master Plan.
Parkinq:
Condominiums require two covered and one half open spaces per unit for a total of
396 covered spaces plus 99 open spaces. The project provides 396 garage parking
spaces (2 garage spaces per unit) and 125 open parking spaces spread throughout
the site. The project's parking exceeds code requirements.
Architecture And Buildinq Heiqht:
The two-story 24-25.5 foot high buildings have been attractively designed in a
Mediterranean architecture. The s':ructures feature pitched roofs with 'S' shaped
concrete tile. Walls will be finished in varying shades of stucco accented with a
furred out stucco base. The applicant has provided quality architecture on all sides of
the buildings.
May 2006 the Architectural Review Commission (ARC) unanimously approved the
design of the project and did not have an issue with the building height. The units
have been designed to provide nine -foot high ceilings which when coupled with the
3.5 in 12 pitched roof results in building heights which range from 24 feet to 25.5 feet.
The Planned Residential District allows two-story development with a maximum
height of 24 feet. The applicant will require an exception to the height requirement as
provided in the PR zone. In the past the Planning Commission and City Council
have granted exceptions to the height limit in instances where there is no impact to
adjacent properties and if the design of the buildings is enhanced by the additional
height.
Landscape Desiqn:
All perimeter landscaping will be consistent with the City's standards for a desert
landscaping theme. Plans are under review with the Landscape Managers office.
Tentative Tract Map:
The proposed map will create 4 lettered lots including the slope lot (Lot A), CVWD
well site (Lot B), 2 retention areas, a public park and when recorded will allow the
individual residential units to be sold as condominiums.
3
STAFF REPORT
CASE NO. PP 06-05 and TT 34626
June 22, 2006
Proiect Data:
Master Plan / Code Proiect
Perimeter Setbacks to street: 32 Feet 32 Feet
Perimeter Setbacks to property line: 20 Feet 20 Feet
Covered Parking: 396 396
Open Parking 99 125
Height: 24 Feet 24-25'6" **
Building 27 currently is shown with less than 20 feet of setback. This can be
corrected by canting the building.
** A height exception is sought for units with heights in excess of 24 feet.
Analvsis:
The 198-unit project complies with the General Plan Designation and with the
approved University Park Master Plan. As designed the project complies with code
save the need for an exception for building height to allow certain units up to 25'6" in
height.
The project as designed will result in an architecturally attractive townhouse
residential complex. Quality touches added to the project include direct garage
access for all units and balconies.
The buildings utilize a 3.5 /12 pitched roof design, 9-foot plate and vary in height
from 24 feet to 25 feet 6 inches.
In this instance there are no impacts to adjacent properties caused by the height
increase from 24 feet to 25 feet 6 inches. The 30+/- slope along the north half of the
project means that the pad heights will be 30 feet above street level on College Drive.
The additional foot of building height will be insignificant. Along University Park Drive
the pads will be 2-3 feet below street level thereby reducing the apparent building
height. To the north side of College Drive the project borders the Evans office
complex and a future commercial project. To the south of University Park Drive the
project borders the approved tract map of single family dwelling units which will be 2
story.
A majority of the multifamily projects designed with 9-foot plates that have
complied with the 24-foot height limit have utilized a flat roof design. Flat roof
designs such as the City -owned One Quail Place complex have caused
maintenance problems in dealing with water runoff and roof leaks. By using a
pitched roof, the buildings avoid problems with water runoff, thus becoming easier
to maintain.
The pitched roof elements provided in this project create a diversity on the roofs,
which improves the architecture.
STAFF REPORT
CASE NO. PP 06-05 and TT 34626
June 22, 2006
On the last four major residential projects the City has granted a height exception
(i.e., Portofino, Hovley Gardens, `:he RDA project on Santa Rosa and Falling
Waters). In these instances it was determined that the aesthetic improvements to
the roof design warranted an exception. Based on its architecture, this project
warrants similar consideration.
IV. CEQA REVIEW:
This project was reviewed as part of the University Park Master Plan for which a
negative declaration of environmental impact was certified. No further environmental
review is necessary.
Prepared by:
Steve Smith
Planning Manager
Reviewed and Approved by:
At.
Philip D ell
Director of Community Development
Homer Croy
ACM of Comm�lnity Development
4"
Carlos Orteg
City Manager
CITY COUNCIL RESOLUTION NO. 06-106
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING A PRECISE PLAN OF DESIGN
INCLUDING HEIGHT EXCEPTION AND TENTATIVE TRACT MAP TO
ALLOW THE CONSTRUCTION OF 198 RESIDENTIAL CONDOMINIUM
UNITS, PRIVATE RECREATION FACILITIES AND PUBLIC PARK SITE
ON 26.83 ACRES SOUTH OF GERALD FORD DRIVE WEST OF COOK
STREET MORE PARTICULARLY DESCRIBED AS LOTS 10 AND 14 OF
PARCEL MAP 31730, 74-815 COLLEGE DRIVE.
CASE NOS.: PP 06-05 and TT 34626
WHEREAS, the City Council of the City of Palm Desert, California, did on the 22" d
day of June 2006, hold a duly noticed public hearing to consider the request by W.L.
Homes, LLC. dba John Laing Homes for approval of the above noted; and
WHEREAS, the Planning Commission by its Resolution No. 2399 has
recommended approval of the request including a height exception, subject to conditions,
and
WHEREAS, said project has complied with the requirements of the "City of Palm
Desert Procedure for Implementation of the California Environmental Quality Act",
Resolution No. 06-78, in that the Director of Community Development has determined
that this project was previously assessed as part of PM 31730 and University Park Master
Plan for which a Negative Declaration was certified; 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 City Council
did find the following facts and reasons to exist to justify approval of the tentative tract
map for condominium purposes and precise plan as described below:
PRECISE PLAN
1. The design of the project is consistent with the goals and objectives of the
Planned Residential zone, the amended Palm Desert General Plan and
the University Park Master Plan.
2. As conditioned, the project will be compatible with adjacent uses and will
not depreciate property values in the vicinity.
3. The precise Plan will not endanger the public peace, health, safety or
general welfare
TENTATIVE TRACT MAP 31730 for condominium purposes:
1. The plan as designed complies with the municipal code requirements for
residential condominium projects.
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 the City Council does hereby approve case PP 06-05 including a
height exception to permit units up to 25 feet 6 inches and TT 34626 for
condominium purposes.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert
City Council, held on this 22"d day of June 2006, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JIM FERGUSON, Mayor
ATTEST:
RACHELLE KLASSEN, City Clerk
Palm Desert City Council
CONDITIONS OF APPROVAL
CASE NOS. PP 06-05 & TT 34626
Department of Communitv 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 one year
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 Review Commission
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. Applicant shall participate in a commercial recycling program as determined
by the City Environmental and Conservation Manager and applicable Waste
Disposal Company. Access to trash/service areas shall be placed so as not to
conflict with parking areas. Said placement shall be approved by applicable
trash company and Department of Community Development.
6. All sidewalk plans shall be reviewed and approved by the department of
public works prior to architectural review commission submittal.
7. Final landscape plans shall comply with the parking lot tree planting master
plan and shall be approved by the Architecture Review Commission.
8. 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 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.
9. That building 27 be angled so as to provide a minimum of 20 feet of
perimeter setback.
10. That the landscape plans for lot 2, the slope lot, shall be approved and its long-
term maintenance agreement shall be in place prior to issuance of building
permits.
Department of Public Works:
GENERAL
1. Landscaping maintenance of any common areas and property frontages shall be
provided by a homeowners association and or property owner, shall be water
efficient in nature 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.
2. 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.
3. The maintenance of the retention areas shall be by the homeowners association.
BONDS AND FEES
4. Drainage fees, in accordance with Section 26.49 of the Palm Desert Municipal
Code shall be paid prior to recordation of final map.
5. 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.
6. The project shall be subject to Transportation Uniform Mitigation Fees JUMF)
Payment of said fees shall be at the time of building permit issuance.
7. A standard inspection fee shall be paid prior to issuance of grading permits.
DESIGN PLANS
8. 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.
Project is required to retain on -site the increase in flows for a 100 year storm.
9. Complete grading and improvement plans and specifications on electronic files
shall be submitted to the Director of Public Works for checking and approval
prior to issuance of any permits.
10. Improvement plans for utility systems shall be approved by the respective
provider or service districts with "as -built" plans submitted to the Department of
Public Works prior to project final. Utility plans shall be submitted to the public
works department for improvements in the public right of way prior to issuance of
any permits.
11. 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.
12. 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.
13. 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.
14. Any entry gates for the project shall be set back 100 feet from the curb -line of the
adjacent street.
15. Waiver of access to University Park Drive and College Drive, except at approved
locations, shall be granted on the final map.
REQUIRED CONSTRUCTION
16. 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.
Rights -of -way necessary for the installation of the above referenced
improvements shall be dedicated to the city prior to the issuance of any permits
associated with this project.
17. 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.
No occupancy permit shall be granted until public improvements have been
completed.
18. 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.
19. 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.
20. All public and private improvements shall be inspected by the Public Works
Department.
21. Applicant shall comply with provisions of Palm Desert Municipal Code Section
24.12, Fugitive Dust Control as well as Section 24.20, Storm water Management
and Discharge Control.
22. 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. Developer must
contact Riverside County Flood Control District for informational materials.
SPECIAL CONDITIONS
23. Park Dedication shall be shown on final map.
Riverside County Fire Department:
With respect to the conditions of approval regarding the above referenced
plan check, Fire Department recommends the following fire protection
measures be provided in accordance with City Municipal Code, NFPA, CFC
and CBC or 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 materials are placed on
the job site.
PLANNING COMMISSION RESOLUTION NO.
3. Provide or show there exists a water system capable of providing a potential
gallon per minute flow of 2500 gpm for multi family dwellings and 3000
gpm for Clubhouse.
4. The required fire flow shall be available from a wet barrel Super Hydrant(s)
4"x2-1 /2"x2-1 /2", located not less than 25' nor more than 165' from any
portion of a multifamily dwelling and not more than 150' from any portion of
the Clubhouse 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. Install a complete NFPA 1313 modified fire sprinkler system with attic
protection. This applies to all buildings with a 3,000 square foot total
cumulative floor area. The Fire Marshal shall approve the locations of all post
indicator valves and fire department connections. All valves and connections
shall not be less than 25' from the building and within 50' of an approved
hydrant. Exempted are one and two family dwellings.
7. All valves controlling the water supply for automatic sprinkler systems and
water -flow switches shall be monitored and alarmed per UBC Chapter 9.
8. Install a fire alarm system as required by the UBC Chapter 3.
9. Install portable fire extinguishers per NFPA 10, but not less than one
2A10BC extinguisher per 3000 square feet and not over 75' walking
distance. A "K" type fire extinguisher is required in all commercial kitchens.
10. If applicable, install a Hood/Duct automatic fire extinguishing system per
NFPA 96 in all public and private cooking operations except single-family
residential usage.
1 1 . 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 required on both sides of the
street the roadway must be 32' wide and 28' 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.
12. 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".
7
PLANNING COMMISSION RESOLUTION NO.
13. 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.
14. All fire sprinkler systems, fixed fire suppression systems and alarm plans
must be submitted separately to the Fire Marshal for approval prior to
construction.
15. Conditions subject to change with adoption of new codes, ordinances, laws,
or when building permits are not obtained within 12 months.
7) -510 FRFII WARING DRIVE
iPA, rrI I)LsL.RI, CALIFORNIA 92260-2578
TEL: 760 346-0611
FAX: 760 34I--7098
inFoE'palrr.-dc ccrt.oT g
CITY OF PALM DESERT
LEGAL NOTICE
CASE NOS. PP 06-05 AND TT 34626
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert City
Council to consider a request by W.L. Homes, dba John Laing Homes, for approval of a
Precise Plan of Design with height exception to maximum 25.5 feet for certain units and
Tentative Tract Map to allow construction of 198 residential condominium units, private
recreational facilities and public park site on 26.83 acres south of Gerald Ford Drive
west of Cook Street more particularly described as Lots 10 and 14 of Parcel Map
31730. For CEQA purposes the project was previously assessed and a Negative
Declaration approved in connection with approval of PM 31730 and University Park
Master Plan. a....M.
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SAID public hearing will be held on Thursday, June 22, 2006, at 4:00 p.m. in the
Council Chamber at the Palm Desert Civic Center, 73 510 Fred Waring Drive, Palm
Desert, California, at which time and place all interested persons are invited to attend
and be heard. Written comments concerning all items covered by this public hearing
notice shall be accepted up to the date of the hearing. Information concerning the
proposed project and/or negative declaration is available for review in the Department of
Community Development at the above address between the hours of 8:00 a.m. and
5:00 p.m. Monday through Friday. If you challenge the proposed actions in court, you
may be limited to raising only those issues you or someone else raised at the public
hearing described in this notice, or in written correspondence delivered to the Planning
Commission at, or prior to, the public hearing.
PUBLISH: Desert Sun RACHELLE KLASSEN, City Clerk
June 9, 2006 City of Palm Desert
DRAFT
MINUTES
PALM DESERT PLANNING COMMISSION JUNE 6. 2006
a•.�1111. B. Case Nos. PP 06-05 and TT 34626 - WL HOMES LLC, Applicant
(Continued from May 16, 2006)
Request for recommendation to the City Council of approval of
a precise plan of design and tentative tract map to allow
construction of 198 residential condominium units, private
recreational facilities and public park site on 26.83 acres south
of Gerald Ford Drive west of Cook Street, more particularly
described as Lots 10 and 14 of Parcel Map 31730, 74-825
College Drive.
Mr. Smith displayed the University Master Plan map, then reviewed the staff
report. He clarified that the height ranged from 24 to 25.5 feet high, hence
a recommendation to the City Council in that the height exception would
require City Council approval. He said that the Architectural Review
Commission had no issue with the height. The units were all nine -foot plates
with 3.5/12 pitched roof for the 25.5 foot height. He noted that staff
distributed two additional conditions relative to energy conservation
measures. He said both were brought to the attention of the applicant earlier
in the day. Staff recommended to City Council approval of PP 05-06 and TT
34626, subject to conditions as amended and including the height exception.
Commissioner Tschopp noted that the park would be public and asked
where the public would park to access the park. Mr. Drell replied that there
would be angle parking off o-.' University. The whole park was ungated and
outside the project. It would be open to the street all along its frontage. The
objective for these neighborhood parks is while people are going to the parks
to get some recreation, they walk. But the plan showed 10 or 15 parking
spaces. He indicated that this neighborhood has four, so hopefully they were
all within walking distance of each one of the neighborhoods. Ideally, there
would be a minimum of cars having to park.
Commissioner Tschopp asked if the residents would have some type of
access into the park. Mr. Drell said there would be a pedestrian access from
the project directly to the park; if not, they would design one.
Commissioner Tschopp indicated there was another large green area. Mr.
Drell said it was retention. Commissioner Tanner asked if there would be a
greenbelt. Mr. Drell said no. commissioner Tschopp noted that there was
University Park Hotel going in and some office spaces. He asked if there
C.
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PALM DESERT PLANNING COMMISSION
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JUNE 6. 2006
would be any impact from this development or any impact on those
developments from this project. Mr. Smith pointed out the Evans hotel site
and the park site and indicated that the park site was right across from the
hotel site. He also confirmed that the offices were at a lower elevation.
Chairperson Lopez opened the public hearing and asked the applicant to
address the Commission.
MS. LINDA VALIA with John Laing Homes located at 255 E. Rincon
Street, Suite 100 in Corona, California 92879, stated that they were
pleased to be in the city of Palm Desert. This was the first project for
their company in the Coachella Valley, so they were excited about it.
She said they concurred with all of the conditions, including the
additional ones they were given. She asked for any questions and
noted that members of the design team were also present.
Commissioner Finerty asked for additional information about the recreation
area being provided.
Ms. Valia said they have a pool, spa and restroom building, as well as
boccie ball. There were also three other areas on the site with outdoor
kitchens and barbecues. They also had some garden areas and
passive recreation areas.
Commissioner Finerty asked if it would be correct to say that the project was
relying on the public park for the recreational amenities.
Ms. Valia said they have their own recreation facility and the cluster
units have large backyards where they could have their own pools
and recreational facilities.
Commissioner Finerty asked for confirmation that they weren't providing any
recreational facility in the cluster.
Ms. Valia confirmed there was not a recreation center, just the
swimming pool and restroom building. Sixty-six (66) of the cluster
units would have private open spaces and most of them were big
enough to accommodate pools and they would offer pools as an
option to buyers.
7
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PALM DESERT PLANNING COMMISSION
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JUNE 6, 2006
Commissioner Finerty said from her point of view there weren't enough
recreational amenities, and certainly not enough pools for a project of this
density and size.
Ms. Valia noted that a third of the units could have their own private
pools.
Commissioner Finerty said if they chose not to and relied on the project
amenities, she believed the recreational amenities were inadequate. The
project just before this one ;Case Nos. C/Z 06-02 and PP 06-01) came in
with one pool. Those applicants went back and returned with two other pools
and largely enhanced their recreational area and amenities. While it was fine
to rely somewhat on the public park, she thought this particular project
should be able to stand on its own merits with respect to its recreational
amenities. She just didn't see that happening.
Ms. Valia pointed out that the park next door had a basketball court,
two tot lots and pavilions with tables and benches. It was 2.5 acres.
There were three other parks in the University Park area that could be
used.
Mr. Drell explained that this project through the assessment district would be
dedicating to build the public park. Commissioner Tanner asked how many
acres would be in the public park. Mr. Drell said 2.5 acres. The total of all the
parks was approximately 12 acres.
Ms. Valia said that right on the other side of the university was
another 2.5-acre park.
Commissioner Finerty askec if any of the parks in these 12+ acres would
have pools. Mr. Drell said no. To somewhat differentiate between this project
and the one before (Case Ncs. C/Z 06-02 and PP 06-01), as an apartment
project it did not contribute since park fees were paid through a subdivision
map. That's why in apartment projects there was a higher level of onsite
amenities since they weren't directly contributing. The issue with pools was
a valid one. How that related to private pools should be considered. But
typically, the ratios were one pool to 100-125 units. That was kind of what
projects have historically provided. Based on that, apart from private pools,
this project would typically have two pools. The exception was the Falling
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JUNE 6, 2006
Waters project that had one huge recreation area and pool because they had
extreme grade problems.
Commissioner Tanner asked about anticipated demographics for the project.
Ms. Valia said their target market would be second home, seasonal
and then full time. Probably 40% would be seasonal and second
homes.
Chairperson Lopez asked if Ms. Valia could address access to the park.
Ms. Valia pointed out two walk-thru areas on the map.
Commissioner Campbell asked if there was an anticipated range of price.
Ms. Valia said if they were to open up today, the price would be in the
mid $400,000's to mid $600,000s, but they wouldn't be ready to sell
for another two years.
Commissioner Tanner asked for clarification regarding the project being
within the Palm Springs Unified School District. Mr. Drell explained that all of
Palm Desert north of Frank Sinatra was within the Palm Springs Unified
School District. He said a valiant attempt was made a few years ago to get
a transfer which was unsuccessful.
Commissioner Campbell noted that she had a similar question regarding two
pools. The other project came back with a ratio of 87 homes to one pool. If
they were stating that these other clusters of homes could have their own
private pool, she asked if Ms. Valia would be willing to add some extra pools
behind there so that other people could access them. They would be open
to the public, unless they were in their own backyards.
Ms. Valia confirmed that the pools would be in private backyards.
Commissioner Tschopp asked if there were any dimensions for the pool or
information on how many people could safely use the pool at any one time.
He asked if it was based on other developments of this size.
Ms. Valia said they were relying somewhat on the 2.5-acre park next
door for recreation.
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PALM DESERT PLANNING COMMISSION
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Commissioner Tschopp asked if they used any other developments of a
similar size to design this pool.
Ms. Valia said yes, otter ones they had done.
Commissioner Tschopp asked if there were any problems at those other
projects.
Ms. Valia said the proposed pool could accommodate 55 people at
any one time.
Commissioner Tschopp asked if in her experience a pool of this size for a
housing development would be sufficient.
Ms. Valia said yes.
Commissioner Finerty pointed out that Ms. Valia also indicated that this was
their first project in the Coachella Valley. The pool requirement in the
Coachella Valley was vastly different from other areas.
Ms. Valia asked if there was a city requirement.
Commissioner Finerty said not a requirement per se, but here with the
extreme heat pools were necessary. Commissioner Campbell pointed out
that Mr. Drell said earlier that usually there were more. Mr. Drell noted that
this has come up three or four times and developers were somewhat
reluctant, but almost without exception they thanked them afterwards. The
good news for the developer was that once the project is sold out, it was the
obligation of the homeowner's association. They would probably lose 2-4
units.
Ms. Valia said they have triplexes, so at least three.
Commissioner Tanner noted that with a demographic target of 40% for the
retirement community or second homes, adding amenities to the project
would encourage them. But if they didn't, they could build it but buyers would
find alternatives that do have those recreation amenities available to them
onsite without having to share them with a 2.5-acre park. They potentially
have nice things going on. He noted that Randy Guyer from the Park's &
Recreation Commission was present and didn't know if this project went to
im
MINUTES
PALM DESERT PLANNING COMMISSION
DRAFT
JUNE 6, 2006
them for review, but he thought the project would need more to offer and not
to just the 40%, but 100%.
There were no other questions. Chairperson Lopez asked if anyone wished
to speak in FAVOR or OPPOSITION to the proposed project or add any
additional comments. There was no one wishing to speak and the public
hearing was closed. Chairperson Lopez asked for Commission comments
or action.
While she thought it was an architecturally attractive project, Commissioner
Finerty stated that she would hold firm on the need for another pool and
hoped that the developer would acknowledge the need for a continuance to
see how the second pool could fit into the project. Mr. Drell said that the
alternative was to simply condition it. To apply conditions, they didn't have
to obtain agreement from the applicant. They could simply require another
pool. He thought there was a likely location at the western edge of the
project. It would probably mean eliminating a cluster and that's where the
pool could go.
Having heard that and since she liked the architecture and other things about
the project, Commissioner Finerty moved for approval adding a condition that
a second pool be placed at staffs discretion within the project.
Commissioner Campbell liked the project and also felt that a second pool
was needed. She said even though the heat wasn't as bad as yesterday,
people would enjoy the pool. If they put 50 people in a pool like that, they
would just be standing there wetting their feet, not being able to move. She
seconded the motion including the condition for a second pool.
Commissioner Tanner wasn't sure if he totally agreed with the condition and
motion. He encouraged the applicant to not just put in any pool, and he
hoped the City would monitor it. That it would be used to accommodate the
entire development. Not a small pool, but large enough to take care of more
than 55 people at one time. The current pool was simply not large enough
to take care of half the occupants of this project. And although they were
saying that this cluster has the opportunity, that was limited to only those
homes and others wouldn't have access to it. So he would certainly want two
pools large enough to accommodate more than 110 people. They have far
more units than that available. Hopefully there would be children in the area
and that would increase the pool usage. He asked if that should be included
11
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PALM DESERT PLANNING COMMISSION
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JUNE 6. 2006
in the motion. Mr. Drell said that if the Commission wished, staff could bring
the pool design back as a Miscellaneous Item after it went through
Architectural Review Commission. Commissioners Finerty and Campbell
agreed.
Commissioner Tschopp thought it was a very nice development. He wasn't
as concerned about the pools and thought there were a lot of pools in the
desert that don't get used once the novelty wears off. In gated communities
a lot of the time pools were empty. But having said that and after doing some
quick math on the number of condos that could have their own individual
pools versus the number of units, it still seemed that the ratio was really high
for the number of people using one pool. It was also quite a ways for people
to walk. He wouldn't have a big problem and thought the applicant would find
it a big benefit to have another pool in the project if for no other reason then
it would look nice even if they found not many people use it. He was in favor
of the motion.
Chairperson Lopez agreed. He loved the way this whole area was laying out
now. The unique topography of this particular property made the height and
architect unique and he thought it was great. He also thought the developers
owed it to themselves and the folks who would be buying to have a second
pool in this area and make sure that both pools were such that the folks who
live there would indeed have -the ability to enjoy them. It was an amendment
he thought in years to come that they would thank them for requiring. Overall
he thought the project was a great addition to the community. He loved the
park and the open space on it. He thought it would add a lot, but they
needed to consider adding a second recreational facility. Both facilities
needed to be of a size and open space to give individuals the opportunity to
utilize it. He thought they owed it to their future owners to get a second pool.
Action:
He noted that there was a motion on the floor and a second, with three
additional conditions. He asked for any additional comments. There were
none. He called for the vote.
It was moved by Commissioner Finerty, seconded by Commissioner
Campbell, adopting the findings as presented by staff. Motion carried 5-0.
It was moved by Commissioner Finerty, seconded by Commissioner
Campbell, adopting Planning Commission Resolution No. 2399,
12
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PALM DESERT PLANNING COMMISSION
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recommending approval to the City Council of Case Nos. PP 06-05 and TT
34626, subject to conditions as amended. Motion carried 5-0.
IX. MISCELLANEOUS
None.
X. COMMITTEE MEETING UPDATES
A. ART IN PUBLIC PLACES
Commissioner Campbell reviewed the committee's actions.
B. LANDSCAPE COMMITTEE
Commissioner Finerty reported that the meeting was informational.
C. PROJECT AREA 4 COMMITTEE
Commissioner Finerty stated that the meeting was canceled.
D. PARKS & RECREATION
Commissioner Tanner said they opened Freedom Park and indicated
that the next Parks & Recreation meeting would be June 7, 2006.
XI. COMMENTS
None.
13
PLANNING COMMISSION RESOLUTION NO.2399
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
PALM DESERT, CALIFORNIA, RECOMMENDING TO CITY COUNCIL
APPROVAL OF A PRECISE PLAN OF DESIGN, INCLUDING A
HEIGHT EXCEPTION, AND A TENTATIVE TRACT MAP TO ALLOW
THE CONSTRUCTION OF 198 RESIDENTIAL CONDOMINIUM UNITS,
PRIVATE RECREATION FACILITIES AND PUBLIC PARK SITE ON
26.83 ACRES SOUTH OF GERALD FORD DRIVE WEST OF COOK
STREET MORE PARTICULARLY DESCRIBED AS LOTS 10 AND 14
OF PARCEL MAP 31730, 74-815 COLLEGE DRIVE.
CASE NOS. PP 06-05 and TT 34626
WHEREAS, the Planning Commission of the City of Palm Desert, California, did
on the 16t' day of May 2006, hold a duly noticed public hearing, which was continued to
June 6, 2006, to consider the request by W.L. Homes, LLC. dba John Laing Homes for
approval of the above noted; and
WHEREAS, said project has complied with the requirements of the "City of Palm
Desert Procedure for Implementation of the California Environmental Quality Act",
Resolution No. 05-52, in that the Director of Community Development has determined
that this project was previously assessed as part of PM 31730 and University Park Master
Plan for which a Negative Declaration was certified; 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 recommending to
City Council approval of the tentative tract map for condominium purposes and precise
plan as described below:
PRECISE PLAN
1. The design of the project is consistent with the goals and objectives of the
Planned Residential zone, the amended Palm Desert General Plan and
the University Park Master Plan.
2. As conditioned, the project will be compatible with adjacent uses and will
not depreciate property values in the vicinity.
3. The precise Plan will not endanger the public peace, health, safety or
general welfare
TENTATIVE TRACT MAP 31730 for condominium purposes:
The plan as designed complies with the municipal code requirements for
residential condominium projects.
PLANNING COMMISSION RESOLUTION NO.2399
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 the Planning Commission does hereby recommend to City Council
approval of Case Nos. PP 06-05, including a height exception, and TT
34626 for condominium purposes.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert
Planning Commission, held on this 6"' day of June, 2006, by the following vote, to wit:
AYES: CAMPBELL, FINERTY, TANNER, TSCHOPP, LOPEZ
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
ATTEST:
PHILIP DREL , Secretary
Palm Desert anning Commission
2
arson
PLANNING COMMISSION RESOLUTION NO. 2399
CONDITIONS OF APPROVAL
CASE NOS. PP 06-05 AND TT 34626
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 one year 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 Review Commission
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. Applicant shall participate in a commercial recycling program as determined by
the City Environmental and Conservation Manager and applicable Waste
Disposal Company. Access to trash/service areas shall be placed so as not to
conflict with parking areas. Said placement shall be approved by applicable trash
company and Department of Community Development.
6. All sidewalk plans shall be reviewed and approved by the department of public
works prior to architectural review commission submittal.
7. Final landscape plans shall comply with the parking lot tree planting master plan
and shall be approved by the Architecture Review Commission.
Ot3
PLANNING COMMISSION RESOLUTION NO. 2399
8. 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
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.
9. That building 27 be angled so as to provide a minimum of 20 feet of perimeter
setback.
10. That the landscape plans for lot 2:, the slope lot, shall be approved and its long-
term maintenance agreement shall be in place prior to issuance of building
permits.
11. In addition to the minimum energy efficiency standards set forth in the current
edition of Title 24 California Administrative Code (CAC), the project shall
incorporate the energy efficient features as specified in the memorandum from
Pat Conlon (Office of Energy Management) dated November 28, 2005
(attached).
12. Applicant shall install photovoltaic panels on the clubhouse and model units and
market same to unit purchasers as an option. All units to be prewired to accept
photovoltaic panels.
13. That a second pool be added to the project in a size and location acceptable to
the Director of Community Development.
Department of Public Works:
GENERAL
Landscaping maintenance of any common areas and property frontages shall be
provided by a homeowners association and or property owner, shall be water
efficient in nature 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
0
PLANNING COMMISSION RESOLUTION NO.2399
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.
2. 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.
3. The maintenance of the retention areas shall be by the homeowners association.
BONDS AND FEES
4. Drainage fees, in accordance with Section 26.49 of the Palm Desert Municipal
Code shall be paid prior to recordation of final map.
5. 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.
6. The project shall be subject to Transportation Uniform Mitigation Fees (TUMF)
Payment of said fees shall be at the time of building permit issuance.
7. A standard inspection fee shall be paid prior to issuance of grading permits.
DESIGN PLANS
8. 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.
Project is required to retain on -site the increase in flows for a 100 year storm.
9. Complete grading and improvement plans and specifications on electronic files
shall be submitted to the Director of Public Works for checking and approval
prior to issuance of any permits.
10. Improvement plans for utility systems shall be approved by the respective
provider or service districts with "as -built" plans submitted to the Department of
Public Works prior to project final. Utility plans shall be submitted to the public
works department for improvements in the public right of way prior to issuance of
any permits.
11. 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.
PLANNING COMMISSION RESOLUTION NO.2399
12. 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.
13. 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.
14. Any entry gates for the project shall be set back 100 feet from the curb -line of the
adjacent street.
15. Waiver of access to University Park Drive and College Drive, except at approved
locations, shall be granted on the final map.
REQUIRED CONSTRUCTION
16. 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.
Rights -of -way necessary for the installation of the above referenced
improvements shall be dedicated to the city prior to the issuance of any permits
associated with this project.
17. 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.
No occupancy permit shall be granted until public improvements have been
completed.
18. 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.
19. 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.
20. All public and private improvements shall be inspected by the Public Works
Department.
21. 'Applicant shall comply with provisions of Palm Desert Municipal Code Section
24.12, Fugitive Dust Control as well as Section 24.20, Storm water Management
and Discharge Control.
PLANNING COMMISSi%iN RESOLUTION NO. 2399
22. 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. Developer must
contact Riverside County Flood Control District for informational materials.
SPECIAL CONDITIONS
23. Park Dedication shall be shown on final map.
Riverside Countv Fire Department:
With respect to the conditions of approval regarding the above referenced plan
check, Fire Department recommends the following fire protection measures be
provided in accordance with City Municipal Code, NFPA, CFC and CBC or
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 materials are placed on the
job site.
3. Provide or show there exists a water system capable of providing a potential
gallon per minute flow of 2500 gpm for multi family dwellings and 3000 gpm for
Clubhouse.
4. The required fire flow shall be available from a wet barrel Super Hydrant(s) 4"x2-
1 /2"x2-1 /2", located not less than 25' nor more than 165 from any portion of a
multifamily dwelling and not more than 150' from any portion of the Clubhouse
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. Install a complete NFPA 13R modified fire sprinkler system with attic protection.
This applies to all buildings with a 3,000 square foot total cumulative floor area.
The Fire Marshal shall approve the locations of all post indicator valves and fire
department connections. All valves and connections shall not be less than 25'
from the building and within 50' of an approved hydrant. Exempted are one and
two family dwellings.
7. All valves controlling the water supply for automatic sprinkler systems and water -
flow switches shall be monitored and alarmed per UBC Chapter 9.
7
PLANNING COMMISSIL.a RESOLUTION NO. 2399
8. Install a fire alarm system as required by the UBC Chapter 3.
9. Install portable fire extinguishers per NFPA 10, but not less than one 2A10BC
extinguisher per 3000 square feet and not over 75' walking distance. A "K" type
fire extinguisher is required in all commercial kitchens.
10. If applicable, install a Hood/Duct automatic fire extinguishing system per NFPA
96 in all public and private cooking operations except single-family residential
usage.
11. 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 required on both sides of the street the roadway must be 32'
wide and 28' 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.
12. 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".
13. 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.
14. All fire sprinkler systems, fixed fire suppression systems and alarm plans must
be submitted separately to the Fire Marshal for approval prior to construction.
15. Conditions subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained within 12 months.
Es3
I
PLANNING COMMISSi,,N RESOLUTION NO. 2399
ATTACHMENT
-----Original Message -----
From: Conlon, Pat
Sent Monday, November 28, 2005 10:17 AM
To: Smith, Steve
Subject Conditions of Approval
Office of Energy Management.
In ADDITION to the minimum energy efficiency standards set forth in the current edition of Title 24 Calif. Administrative
Code (CAC) the project shall incorporate the following energy efficiency features.
1) Architectural design for energy conservation shall incorporate structural overhangs, or architectural projections, for
shading of all eastern, southern and western facing glazing. Where shading by architectural design is unfeasible in these
locations, glazing shall consist of the following:
a) Thermal break design window and/or door frames.
b) U factor of .40 or less (NFRC tested)
c) SHGC value of 0.35 or less (NFRC tested)
2) All vented attics shall have a radiant barrier roof sheathing installed per Title 24 CAC 2005 edition.
3) All flat or low sloped exterior roof surfaces shall have a Cool Roof reflective coating.
4) HVAC equipment minimum standards:
a) Fuel type: All heating shall be by natural gas.
b) Furnace efficiency to be a minimum AFUE rating of 80%
c) SEER: 14.0 minimum
d) EER : 11.5 minimum
e) HSPF: 8.0 minimum.
f) Duct insulation shall be R-6 or better.
g) All ducts shall be pressure tested for leakage conforming to current standards in Title 24 CAC 2005 edition.
5) Energy Star Appliances. If provided by the developer, all the following appliances shall be Energy Star rated:
a) Dishwashers
b) Refrigerators
c) Clothes Washers
d) Clothes Dryers ( Must be Natural Gas only)
e) Ceiling fans
f) Exhaust fans
6) Lighting: Lighting in all laundry rooms, utility rooms, mechanical rooms, closets and garages shall be fluorescent
controlled by a manual - on, automatic - off occupancy sensor. All common area landscape lighting shall be fluorescent.
7) All common area public pools and spas shall have solar water heating conforming to current Plumbing Code and Solar
Energy Code standards. Natural gas heaters for the common area public pools and spas are permitted with a AFUE of
.92% minimum.
60,
CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
TO: Planning Commission
DATE: June 6, 2006 continued from May 16, 2006
CASE NO: PP 06-05 and TT 34626
REQUEST: Approval of a Precise Plan of Design and Tentative Tract Map to allow the
construction of 198 residential condominium units, private recreation facilities
and public park site on 26.83 acres south of Gerald Ford Drive west of Cook
Street more particularly described as Lots 10 and 14 of Parcel Map 31730.
For CEQA purposes the project was previously assessed and a Negative
Declaration approved in connection with approval of PM 31730 and University
Park Master Plan.
APPLICANT: John Laing Homes, dba, W.L. Homes, LLC.
255 E. Rincon Street, Suite 100
Corona, CA 92879
I. BACKGROUND:
The egg -shaped property was designated Parcel 'B' in the recently approved
University Park Master Plan. The master plan provided for up to 213 units on the
22.9-acre site comprised of six unit motor -court clusters (1,600-2,800 square foot
units) and triplex homes (1,700-2,600 square foot units).
The property has been rough graded. In the area where the units will be constructed
the site slopes 10 feet from north to south and 20 feet from west to east. Additionally,
there is a significant slope (30 feet) along the north side of the property (Lot A).
ADJACENT LAND USE / ZONING:
North: Evans University Park Offices (Per Development Agreement)
South & West: Single Family Dwelling Units Approved / P.R. 5
East: Evans University Park Hotel (Per Development Agreement)
GENERAL PLAN / MASTER PLAN:
The General Plan designates tiis property residential medium / high density and
open space (parks). The University Park Master Plan further defines the site for a
maximum of 213 units with a park and retention area.
STAFF REPORT
CASE NO. PP 06-05 and TT 34626
.tune 6, 2006
PROJECT DESCRIPTION:
Current Proposal:
The applicant requests approval of 198 condominium units comprised of 132 triplex
town -homes and 66 cluster units. The triplexes are all 2 bedroom units and range in
size from 1,748-2,442 square feet. The cluster units are a mix of 2 and 3 bedroom
units ranging in size from 1,628 to 2,570 square feet.
The plan also includes a 2.5-acre park site, which will be improved through the
assessment district and dedica-ed to the City, 2 retention areas, a CVWD well site
and the slope lot along College Drive. On site a private pool and recreation area will
be available to the residents of the property.
Access And Circulation:
The gated project has two accesses from University Park Drive (no access from
College Drive due to slope). The main access aligns with the access of the map (TT
32655) approved on the south side of University park Drive. This access provides
sufficient stacking and a rejected vehicle-tuming circle.
The secondary (west) access will be for residents only. Interior circulation is provided
via a loop system with connecting streets. Streets will vary in width from 24 feet to 34
feet. The project as designed provides good access and circulation consistent with
that shown on the Master Plan.
Parkinq:
Condominiums require two covered and one half open spaces per unit for a total of
396 covered spaces plus 99 open spaces. The project provides 396 garage parking
spaces (2 garage spaces per unit) and 125 open parking spaces spread throughout
the site. The project's parking exceeds code requirements.
Architecture And Building Heiqht:
The two-story 24-25.5 foot high buildings have been attractively designed in a
Mediterranean architecture. The structures feature pitched roofs with 'S' shaped
concrete tile. Walls will be finished in varying shades of stucco accented with a furred
out stucco base. The applicant has provided quality architecture on all sides of the
buildings.
May 2006 the Architectural Review Commission (ARC) unanimously approved the
design of the project and did not have an issue with the building height. The units
have been designed to provide nine -foot high ceilings which when coupled with the
3.5 in 12 pitched roof results in building heights which range from 24 feet to 25.5 feet.
The Planned Residential District allows two-story development with a maximum
height of 24 feet. The applicant will require an exception to the height requirement as
provided in the PR zone. In the past the Planning Commission and City Council have
granted exceptions to the height limit in instances where there is no impact to
2
STAFF REPORT
CASE NO. PP 06-05 and TT 34626
June 6, 2006
adjacent properties and if the design of the buildings is enhanced by the additional
height.
Landscape Desiqn:
All perimeter landscaping will be consistent with the City's standards for a desert
landscaping theme. Plans are under review with the Landscape Managers office.
Tentative Tract Map:
The proposed map will create 4 lettered lots including the slope lot (Lot A), CVWD
well site (Lot B), 2 retention areas, a public park and when recorded will allow the
individual residential units to be sold as condominiums.
Proiect Data:
Perimeter Setbacks to street:
Perimeter Setbacks to property line:
Covered Parking:
Open Parking
Height:
Master Plan / Code Protect
32 Feet
32 Feet
20 Feet
20 Feet
396
396
99
125
24 Feet
24-25'6" **
Building 27 currently is shown with less than 20 feet of setback. This can be
corrected by canting the building.
** A height exception is sought for units with heights in excess of 24 feet.
III. ANALYSIS:
The 198-unit project complies with the General Plan Designation and with the approved
University Park Master Plan. As designed the project complies with code save the need for
an exception for building height to allow certain units up to 266" in height.
The project as designed will result in an architecturally attractive townhouse residential
complex. Quality touches added to the project include direct garage access for all units and
balconies.
The buildings utilize a 3.5 /12 pitched roof design, 9-foot plate and vary in height from 24
feet to 25 feet 6 inches.
In this instance there are no impacts to adjacent properties caused by the height increase
from 24 feet to 25 feet 6 inches. The 30+/- slope along the north half of the project means
that the pad heights will be 30 feet above street level on College Drive. The additional foot of
building height will be insignificant. Along University Park Drive the pads will be 2-3 feet
below street level thereby reducing the apparent building height. To the north side of College
Drive the project borders the Evans office complex and a future commercial project. To the
south of University Park Drive the project borders the approved tract map of single family
dwelling units which will be 2 story.
3
STAFF REPORT
CASE NO. PP 06-05 and TT 34626
June 6, 2006
A majority of the multifamily projects designed with 9-foot plates that have complied with
the 24-foot height limit have utilized a flat roof design. Flat roof designs such as the City -
owned One Quail Place complex have caused maintenance problems in dealing with
water runoff and roof leaks. By using a pitched roof, the buildings avoid problems with
water runoff, thus becoming easier to maintain.
The pitched roof elements provided in this project create a diversity on the roofs, which
improves the architecture.
On the last four major residential projects the City has granted a height exception (i.e.,
Portofino, Hovley Gardens, the RDA project on Santa Rosa and Falling Waters). In these
instances it was determined that the aesthetic improvements to the roof design warranted
an exception. Based on its architecture, this project warrants similar consideration.
IV. CEQA REVIEW:
This project was reviewed as part of the University Park Master Plan for which a negative
declaration of environmental impact was certified. No further environmental review is
necessary.
V. RECOMMENDATION:
That Case Nos. PP 06-05 and TT 34626 be approved subject to conditions.
VI. ATTACHMENTS:
A. Legal notice
B. Comments from City departments and other agencies
C. Plans & Exhibits
D. Draft Resolution
E. ARC Minutes
Prepared by:
Steve Smith
Planning Manager
Reviewed and Approved by:
Philip Drell
Director o Comm i Development
Homer Croy`
ACM of Cornu ' Development
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Tom Tisdale
Fire C hiof
Proudly serving the i
unincorporated
areas of Riverside , I
County and the
cities of:
Banning
Beaumont
4.
Calimesa
4.
Canyon Lake
Coachella
4.
Desert Hot Springs
Indian Wells
-
Indio i
Lake Elsinore
•' i
La Quinta • I,
Moreno Valley
Palm Desert
Perris
V.
Rancho Mirage i
San Jacinto
Temecula
RIVERSIDE LJUNTY
FIRE DEPARTMENT
In cooperation with the
Californira Department of Forestry and Fire Protection
210 West San Jacinto Avenue • Perris, California 92570 • (909) 940-6900 - FAX (909) 940-6910
Cove Fire Marshal's Office
73710 Fred Waring Drive 4102
Palm Desert CA 92260
(760) 346-1870
TO:
REF: `7,9 / TT' 3 / j lP
If circled, conditions appiv to project
L/
3.
6.
Board of Supervisors
Bob Buster
District 1
8
John Tavaglione
District 2 I
(/
Jim Venable
II
District 3
10.
Roy Wilson
District 4
Tom Mullen
District .5
i
it
RECEIVED
AF/� �n
ei i Ju
,,,O'JJUNITYDEVELOP'a
CITY OF PP L\t DESERT
DATE:
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.
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 iob site.
Provide or show there exists a water system capable of providing a
gpm flow of:
1500 gpm for single family dwellings
2500 gpm for multifamily dwellings
3000 gpm for commercial buildings P,z_ At -VD �s4
The required fire flow shall be available from a wet barrel Super
tlydrant (s) 4"x 2'/z" x 2 !iz", located not less than 25' nor more than:
200' from any portion of a single family dwelling measured via
vehicular travelway
165' from any portion of a multifamily dwelling measured via
vehicular travelway
150' from any portion of a commercial building measured via
vehicular travelwav --- V2- (%,.lL,-V> t-
Water Plans must be approved by the Fire Marshal and include
verification that the water system will produce the required fire flow.
Please be advised the proposed project may not be feasible since the
existing water mains will not meet the required fire flow.
11 Install a complete NFPA 13 fire sprinkler system. This applies to all
buildings with a 3000 square foot total cumulative floor area. The Fire
Marshal shall approved the locations of all post indicator valves and
fire department connections. All valves and connections shalt not be
less than 25' from the building and within 50' of an approved
hydrant. Exempted are one and two family dwellings.
All valves controlling the water supply for automatic sprinkler
systems and Water -flow switches shall be monitored and alarmed per
CBC Chapter 9.
Install a fire alarm system as required by the UBC Chapter 3.
1� Install portable fire extinguishers per NFPA 10, but not less than one
2A10BC extinguisher per 3000 square feet and not over 75' walking
distance. A "K" type fire extinguisher is required in all commercial
kitchens.
15. Install a flood/Duct automatic fire extinguishing system per NFPA 96
in all public and private cooking operations except single-family
residential usage.
16. Install a dust collecting system per CFC Chapter 76 if conducting an
operation that produces airborne particles.
17� All building 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 required on
both sides of the street the roadway must be 36' wide and 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.
18� 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".
19. A dead end single access over 500' will require a secondary access,
sprinklers or other mitigative measures approved by the Fire
Marshal. Under no circumstance shall a dead end over 1300' be
accepted.
ff! A second access is required. This can be accomplished by two main
access points from a main roadway or an emergency gate from an
adioining development.
21. This project may require licensing by a state or county agency, to
facilitate plan review the applicant shall prepare and submit to the
Fire Marshal a letter of intent detailing the proposed usage and
occupancy type.
22. All buildings shall have illuminated addresses of a size approved by
the city.
All fire sprinkler systems, fixed fire suppression systems and alarm
plans must be submitted separately to the Fire Marshal for approval
prior to construction.
24. Conditions subject to change with adoption of new codes, ordinances,
laws, or when building permits are not obtained within twelve
months.
25. All elevators shall be minimum gurnev size.
All questions regarding the meaning of these conditions should be referred to
the Fire Marshal's Office at (760) 346-1870 in Palm Desert.
Location: 73710 Fred Waring Drive #222. Palm Desert CA 92260
Other:
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01 >�aL2 y1L�
Sincerely,
David A. Avila
Fire Marshal
CITY OF PALM DESERT
PUBLIC WORKS DEPARTMENT
INTEROFFICE MEMORANDUM
TO: Department of Community Development/Planning
Attention: Steve Smith
FROM: Phil Joy, Associate Transportation Planner
SUBJECT: TT 34626 "The Campus", W.L. Homes
DATE: May 11, 2006
The following are conditions of approval for the project;
GENERAL
Landscaping maintenance of any common areas and property frontages shall be
provided by a homeowners association and or property owner, shall be water efficient
in nature 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.
2. 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.
3. The maintenance of the retention areas shall be by the homeowners association.
BONDS AND FEES
4. Drainage fees, in accordance with Sect"on 26.49 of the Palm Desert Municipal Code
shall be paid prior to recordation of final map.
5. 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.
6. The project shall be subject to Transportation Uniform Mitigation Fees (TUMF)
Payment of said fees shall be at the time of building permit issuance.
7. A standard inspection fee shall be paid prior to issuance of grading permits.
DESIGN PLANS
8. 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. Project is required
to retain on -site the increase in flows for a 100 year storm.
9. Complete grading and improvement plans and specifications on electronic files shall
be submitted to the Director of Public Works for checking and approval prior to
issuance of any permits.
10. Improvement plans for utility system: shall be approved by the respective provider or
service districts with "as -built" plans submitted to the Department of Public Works prior
to project final. Utility plans shall be submitted to the public works department for
improvements in the public right of way prior to issuance of any permits.
11. Complete tract map shall be submifi`ed as required by ordinance to the Director of
Public Works for checking and approval prior to the issuance of any permits.
12. 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.
13. 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.
14. Any entry gates for the project shall be set back 100 feet from the curb -line of the
adjacent street.
15. Waiver of access to University Park Drive and College Drive, except at approved
locations, shall be granted on the final map.
REQUIRED CONSTRUCTION
16. 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.
Rights -of -way necessary for the installation of the above referenced improvements
shall be dedicated to the city prior to the issuance of any permits associated with
this project.
17. 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. No
occupancy permit shall be granted until public improvements have been completed.
18. 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.
19. 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.
20. All public and private improvements shall be inspected by the Public Works
Department.
21. Applicant shall comply with provisions of Palm Desert Municipal Code Section
24.12, Fugitive Dust Control as well as Section 24.20, Storm water Management
and Discharge Control.
22. 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. Developer must contact Riverside
County Flood Control District for informational materials.
SPECIAL CONDITIONS
23. Park Dedication shall be shown on final map.
Phil Joy
GAPubWorks'Conditions of Approvahl-MAP$'ITT 34626 Campus-WL Homes University Pork Dr
i �GG! rdGP
INTEROFFICE MEMORADUM
City of Palm Desert
TO: STEVE SMITH, PLANNING MANAGER
FROM: FRANKIE RIDDLE, ACTING DIRECTOR OF SPECIAL PROGRAMS
SUBJECT: PP 06-05 / TT34626
DATE: APRIL 5, 2006
The submitted precise plan and tentative tract map has been reviewed to determine the
need for a bus shelter/stop at the project location and inclusion of required
trash/recycling enclosure for each project.
Bus Shelter: After reviewing the plans it has been determined that this project will not
be conditioned with a requirement for a bus shelter and turnout.
Trash Enclosures: The plan does not appear to reflect a trash enclosure(s). The plan
must provide for a trash/recycling enclosure(s) that is consistent with the Palm Desert
Municipal Code. The construction of trash enclosures shall be consistent with PDMC,
Chapter 8.12. Waste Management of this Desert must review and approve the plans
prior to final approval by the City, since its vehicles will be servicing the complex and the
responsible agency to determine trash capacity for the complex. They should also
assist in determining the location of enclosure to meet the circulation needs of the
disposal (waste) trucks. The Applicant may contact Jennifer at Waste Management of
the Desert at (760) 340-6445 regarding this issue.
FRANKIE RIDDLE
ACTING DIRECTOR OF SPECIAL PROGRAMS
cc: Mark Greenwood, Director of Public: Works
Amir Hamidzadeh, Director of Building and Safety
CITY OF Er1[[1 OES`�. (
73-510 FRED WARING DRIVE
PALM DFSL:R:r, CALIFORNIA 9226o-2578
TEL: 760 346—o6iI
IAx:76o 341-7098
I infoC�palm-dcs:rr.org
CITY OF PALM DESERT
LEGAL NOTICE
CASE NOS. PP 06-05 AND TT 34626
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning
Commission to consider a request by W.L. Homes, dba John Laing Homes, for approval of
a Precise Plan of Design and Tentative Tract Map to allow construction of 198 residential
condominium units, private recreational facilities and public park site on 26.83 acres south
of Gerald Ford Drive west of Cook Street more particularly described as Lots 10 and 14 of
Parcel Map 31730. For CEQA purposes the project was previously assessed and a Negative
Declaration approved in connection with approval of PM 31730 and University Park Master
Plan.
RM� sa r, c M f+•..r+� �
SAID public hearing will be held on Tuesday, May 16, 2006, at 6:00 p.m. in the Council
Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert,
California, at which time and place all interested persons are invited to attend and be heard.
Written comments concerning all items covered by this public hearing notice shall be
accepted up to the date of the hearing. Information concerning the proposed project and/or
negative declaration is available for review in the Department of Community Development
at the above address between the hours of 8:00 a.m. and 5:00 p.m. Monday through
Friday. If you challenge the proposed actions in court, you may be limited to raising only
those issues you or someone else raised at the public hearing described in this notice, or in
written correspondence delivered to the Planning Commission at, or prior to, the public
hearing.
PUBLISH: Desert Sun PHILIP DRELL, Secretary
May 5, 2006 Falm Desert Planning Commission