HomeMy WebLinkAboutRes 06-96 TM 33935 Trans West Housing IncCITY OF PALM DESERT
PUBLIC WORKS DEPARTMENT
STAFF REPORT
REQUEST: Adopt Resolution # 06-96 Approving Tract Map 33935
SUBMITTED BY: R. Page Garner, Senior Engineer/City Surveyor
APPLICANT: Trans West Housing, Inc.
47-120 Dune Palms Road
La Quinta, CA 92253
DATE: June 22, 2006
CONTENTS: Resolution
Vicinity Map, Tentative and Final Maps, Conditions of Approval
Recommendation:
By minute motion, waive further reading and adopt Resolution No. 06-96,
approving Tract Map 33935.
Discussion:
Tract 33935 is located on Shepherd Lane west of Portola Avenue, approximately 2,000 feet
north of Frank Sinatra Drive. The map provides for the creation of 32 residential Tots and public
streets within approximately ten acres. The tentative map was approved by the Planning
Commission on October 4, 2005 and will expire in October 2007.
Those conditions of approval related to the map have been satisfied. This map conforms to the
requirements of the Subdivision Map Act and City ordinance and it is substantially the same as
it appeared on the tentative map.
Staff recommends adopting the attached Resolution for the approval of the subject map.
Submitted By:
Departm- t H
R. Page Garner, L.S.
Sr. Engineer/City Surveyor
Approval:
Homer Croy
ACM for Dev
/rpg/dhl
Mark Greenwbo., P.E.
Director of Public Works
Carlos Ortega
ment Services City Manager
G:IPubWorks\Staff Reports120061June 22115 TM 339351Approve Tract Map 33935.doc
CITY COUNCIL ) C
APPROVED ✓
RECEIVED
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MEETING DATE
AYES:( CCV1S(!)7.
NOES:,V
ABSENT:
ABSTAIN:
TION:
DENIED
OTHER,
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VERIFIED BY: fVAGO /YJ
Original on File with City Clerk's Offic
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING THE FINAL SUBDIVISION MAP
OF TRACT NO. 33935 AND THE IMPROVEMENT AGREEMENT
RELATED THERETO
BE IT HEREBY RESOLVED, by the City Council of Palm Desert,
California, as follows:
(1) The Final Subdivision Map 33935 of City of Palm Desert, California,
is hereby approved as the official subdivision map of said tract,
subject to conditions of the Tentative Map.
(2) The Mayor and City Clerk are authorized to execute on behalf of
the City a Subdivision Improvement Agreement guaranteeing
completion of the public improvements required by law.
(3)
The City Engineer is authorized to receive the improvement
security, as required by law, on behalf of the City, subject to the
approval of the City Attorney as to form.
(4) The City Engineer is directed to process the Final Map for recording
upon receipt of the required improvement security and the payment
of all fees.
PASSED, APPROVED, and ADOPTED by the City Council of the City of
Palm Desert, California, on this 22nd day of June, 2006, by the following vote, to
wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JIM FERGUSON, MAYOR
CITY OF PALM DESERT, CALIFORNIA
ATTEST:
RACHELLE D. KLASSEN, CITY CLERK
CITY OF PALM DESERT, CALIFORNIA
City of Palm Descrt ArcIMS Map Output
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PLANNING COMMISSION RESOLUTION NO. 2356
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM DESERT, CALIFORNIA, APPROVING A TENTATIVE
TRACT MAP SUBDIVIDING 9.73 ACRES INTO 32 SINGLE-FAMILY
LOTS AND ADOPTING A MITIGATED NEGATIVE DECLARATION.
THE PROPERTY IS LOCATED ON THE EAST AND WEST SIDES
OF SHEPHERD LANE, 1,200 FEET NORTH OF FRANK SINATRA
DRIVE.
CASE NO. TT 33935
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the
4th day of October, 2005, hold a duly noticed public hearing to consider the request by TRANS
WEST HOUSING INC., for approval of the above described project; and
WHEREAS, said application has complied with the requirements of the "City of Palm
Desert Procedure for Implementation of the California Environmental Quality Act, Resolution No.
05-52," in that an initial study was prepared and concluded that the proposed project will not have
a significant negative impact on the environment and staff has prepared a Mitigated Negative
Declaration of Environmental Impact; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, said Planning Commission did
find the following facts and reasons to exist to justify approval of the tentative tract map:
That the proposed map is consistent with applicable general and specific
plans, as amended.
2. That the design or improvement of the proposed subdivision is consistent
with applicable general and specific plans.
3. That the site is physically suitable for the type of development.
4. That the site is physically suitable for the proposed density of development.
5. The design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage or substantial and avoidable injury
to fish, wildlife or their habitat.
6. That the design of the subdivision or the type of improvements is not likely to
cause serious public health problems.
7. That the design of the subdivision or the type of improvements will not conflict
with easements, acquired by the public at large, for access through or use of
property within the proposed subdivision.
8. That the design of the subdivision or the type of improvements will not
restrict solar access to the property.
PLANNING COMMJISSIUN RESOLUTION NO.2356
WHEREAS, in the review of this tentative tract map the Planning Commission has
considered the effect of the contemplated action on the housing needs of the region for
purposes of balancing these needs against the public service needs of the residents of the City
of Palm Desert and its environs, with available fiscal and environmental resources.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm
Desert, California, as follows:
1. That the above recitations are true and correct and constitute the findings of the
Commission in this case.
2. That the Planning Commission hereby adopts a Mitigated Negative declaration
pursuant to the California Environmental Quality Act.
3. That the above described Tentative Tract Map No. 33935 is hereby approved,
subject to the attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning
Commission, held on this 4th day of October, 2005, by the following vote, to wit:
AYES: CAMPBELL, FINERTY, JONATHAN, LOPEZ
NOES: NONE
ABSENT: TSCHOPP
ABSTAIN: NONE /
J K. LOPEZ,
ATTEST:
/� / Ae
STEPHEN R. SMITH, Acting Secretary
Palm Desert Planning Commission
2
Chairperson
PLANNING COMMISSION RESOLUTION NO. 2356
CONDITIONS OF APPROVAL
CASE NO. TT 33935
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. Recordation of the final map shall occur within 24 months from the date of final approval
unless an extension of time is granted; otherwise said approval shall become null, void
and of no effect whatsoever.
3. The development of the property described herein shall be subject to the restrictions and
limitations set forth herein which are in addition to all municipal ordinances and state and
federal statutes now in force, or which hereafter may be in force.
4. Prior to issuance of a building permit for construction of any use contemplated by this
approval, the applicant shall first obtain permits and/or clearance from the following
agencies:
Coachella Valley Water District
City Fire Marshal
Public Works Department
Architectural Review Commission
Evidence of said permit or clearance from the above agencies shall be presented to the
department of building and safety at the time of issuance of a building permit for the use
contemplated herewith.
5. All onsite utilities shall be underground.
6. The project shall be subject to all applicable fees at time of issuance of permits including,
but not limited to, Fringe Toad Lizard, Art in Public Places, TUMF and School Mitigation
fees.
7. Project shall comply with requirements of Section 25.16.060 of the Zoning Ordinance,
including but not limited to the following:
Front Setback: 20 feet
Rear Setback: 15 feet
3
PLANNING COMMISSION RESOLUTION NO.2356
Side Yard Setback: 14 feet combined, with a minimum of 5
feet;
Street Side Yards Setback: 10 feet
Max Height: 18 feet (one-story), except for fireplaces,
and other minor architectural features
for which the regulations specified in
Chapter 25.56 of the Zoning Ordinance
shall apply.
I
Max Lot Coverage 35%; an increase in lot coverage up to
50% may be applied for and shall be
subject to review by the City's
Architectural Review Commission.
8. The land divider shall construct block walls along the perimeter of the tract. All walls
facing a street shall have a decorative finish. The minimum height of a block wall as
measured from a lot's pad elevation to top of wall shall be 5'-0". Combination retaining /
garden walls shall not exceed a height of 8%0" as measured from lowest grade.
Department of Public Works:
GENERAL
Landscaping maintenance of any common areas shall be provided by the homeowners
association. Landscape treatment shall be water efficient in nature and shall be in
accordance with the City of Palm Desert landscape design standards. Applicant shall be
responsible for executing a declaration of Conditions, Covenants and Restrictions, which
declaration shall be approved by the City of Palm Desert and recorded with the County
Recorder. The declaration shall specify: (a) the applicant shall oversee the formation of a
property owners association; (b) the property owners association shall be formed prior to
the recordation of the Map; and (c) the aforementioned landscaping shall be the
responsibility of the property owners association. Landscaping plans shall be submitted
for review simultaneously with grading plans.
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.
0
PLANNING COMMISSION RESOLUTION NO. 2356
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 increased drainage 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. Landscape installation on the property frontages shall be drought tolerant in nature.
15. Landscape plans shall be submitted for review concurrently with grading plans.
0
PLANNING COMMISSION RESOLUTION NO. 2356
16. Waiver of access to Shepherd Lane and Portola Avenue,.except at approved locations,
shall be granted on the final map.
REQUIRED CONSTRUCTION
17. 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.
c 8' meandering sidewalk required on Shepherd Lane and Portola Avenue.
Rights -of -way necessary for the installation of the above Haferenced improvements shall
be dedicated to the city prior to the issuance of any permits associated with this project.
18. 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.
19. 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.
20. 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.
21. All public and private improvements shall be inspected by the Department of Public
Works.
22. Applicant shall comply with provisions of Palm Desert Municipal Code Section 24.12,
Fugitive Dust Control as well as Section 24.20, Stormwater Management and Discharge
Control.
23. 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
24. Slopes within the tract shall not exceed 3:1, 4:1 desirable, within the public right-of-way.
M
PLANNING COMMISSION RtSOLUTION NO.2356
Riverside Countv Fire Depariment:
With respect to the conditions of approval regarding the above referenced project, the fire
department recommends the following fire protection measures be provided in
accordance with City Municipal Code, NFPA, UFC, and UBC or any recognized Fire
Protection Standards:
The Fire Department is required to set a minimum fire flow for the remodel or construction
of all buildings per UFC article 87.
2. A fire flow of 1500 gpm for a 1 hour duration at 20 psi re§idual operating pressure must
be available before any combustible material is placed on the job site.
3. Provide, or show there exists a water system capable of providing a potential gallon per
minute flow of 1500 for single family.
4. The required fire flow shall be available from a wet barrel Super Hydrant(s) (6" x 4" x 2-
1 /2" x 2-1 /2"), located not less than 25' nor more than 200' single family from any portion
of the building(s) 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. 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 feet with a minimum vertical
clearance of 13'6".
7. All buildings shall have illuminated addresses of the size approved by the City.
8. Conditions subject to change with adoption of new codes, ordinances, laws, or when
building permits are not obtained within twelve months.
All questions regarding the meaning of these conditions shall be referred to the Fire
Marshall's Office at (760) 346-1870 in Palm Desert.
7
PLANNING COMMISS—N RESOLUTION NO. 2356
EXHIBIT A
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the California Code
of Regulations.
MITIGATED NEGA T IVE DECLARATION
CASE NO: TT 33935
APPLICANTIPROJECT SPONSOR:
PROJECT DESCRIPTION/LOCATION:
Trans West Housing Inc.
47-180 Dune Palms Road
La Quinta, CA. 92253
A Tentative Tract Map to subdivide 9.73 acres into 32 single-family lots (8,749 square foot
minimum size). The project site is located on the west side of Portola Avenue, 2,100 feet north of
Frank Sinatra Drive
The Director of the Department of Community Development, City of Palm Desert, California, has
found that the described project will not have a significant effect on the environment. A copy of
the Initial Study has been attached to document the reasons in support of this finding. Mitigation
measures, if any, included in the project to avoid potentially significant effects, may also be
found attached.
STEPHEN R. SMITH
PLANNING MANAGER
October 4, 2005
DATE
P