HomeMy WebLinkAbout24837RESOLUTION NO. 24837
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING A MAJOR
ARCHITECTURAL APPLICATION FOR THE ADDITION OF
AN 18,000-SQUARE FOOT MEDICAL OFFICE SPACE AND
THE CONSTRUCTION OF A SIXTY-ONE (61) UNIT
SPECIAL NEEDS HOUSING APARTMENT COMPLEX AND
ASSOCIATED LANDSCAPE
AT THE DESERT AIDS
1695 NORTH SUNRISE WAY
3.1047 MAJ).
IMPROVEMENTS LOCATED
PROJECT CAMPUS AT
(CASE 5.0934 PDD281 AND
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS FINDS AND
DETERMINES AS FOLLOWS:
A. Desert Aids Project and the Coachella Valley Housing Coalition ("Applicant") filed
an application pursuant to Palm Springs Zoning Code (PSZC) Chapter 94 for Major
Architectural Application (Case 3.1047 MAJ) for overall improvements to include an
18,000-square foot addition connecting the DAP Building and the adjacent DAP Annex,
site and landscape improvements, the construction of Vista Sunrise II (61-unit) special
needs housing apartment building, and the reconfiguration and improved retention basin
and dog park, located at the Desert Aids Project campus (APN: 507-100-026,-041,-042,-
044,-045) ("Project").
B. The Applicant submitted related Project applications, including a Planned
Development District (PDD) in lieu of a Change of Zone (Case 5.0934 PD-281) to expand
the PDD boundaries, and establish development standards to allow a reduced front yard
setback to twenty-five (25) feet and increase in building height to thirty (30') feet for the
residential building; a General Plan Amendment to change the land use designation of
the site from "Public/Quasi Public and Medium Density Residential" to "Mixed Use/Multi-
Use", and a Development Agreement (Case 5.0934 DA) to establish terms and
obligations of the applicant and the City relative to a ten (10) year entitlement and fee
exemptions.
C. A notice of a public hearing of the Planning Commission of the City of Palm
Springs, California to consider the above -mentioned applications was given in
accordance with applicable law, and on November 18, 2020, the Planning Commission
carefully reviewed and considered all of the evidence presented in connection with the
hearing on the Project, including but not limited to the staff report, and all written and oral
testimony presented and voted 6-0-1 (recuse, Song) to recommend approval to City
Council of the Project.
D. On December 10, 2020, a public hearing on the applications for the Project was
held by the City Council in accordance with applicable law and the City Council carefully
reviewed and considered all of the evidence presented in connection with the hearing on
the Project including, but not limited to, the Initial Study, the staff reports on all aspects of
the proposed Project, and all written and oral testimony presented. The City Council
Resolution No. 24837
Page 2
specifically finds the following pursuant to the criteria listed in Palm Springs Zoning Code
(PSZC) Section 94.04.00 for a Major Architectural Application:
Site layout, orientation, location of structures and relationship to one
another and to open spaces and topography. Definition of pedestrian and
vehicular areas; i.e., sidewalks as distinct from parking lot areas.
The DAP project site is a mixed -use development on 13-acres of land with access
from existing driveways from two Major Thoroughfares and internal circulation
within the reconfigured campus driveways. The construction of a new 18,000-
square foot Pavilion connecting two medical office buildings and the construction
of sixty-one (61) residential units and associated parking makes the best use of
the site layout. Pedestrian access between parking areas, the two Vista Sunrise
Residential complexes, the dog park and the medical buildings is well designed
with appropriate circulation for visitors, patients, residents and workers on the
campus. A traffic analysis was conducted and Access Alternate Number 2 is the
preferred option providing vehicular ingress/egress at the site.
2. Harmonious relationship with existing and proposed adjoining
developments and in the context of the immediate
neighborhood/community, avoiding both excessive variety and monotonous
repetition, but allowing similarity of style, if warranted,
The construction of a new 18,000-square foot Pavilion along with a sixty-one (61)
special needs housing units located on a vacant 1-acre site within the larger DAP
campus is harmonious with developments in the immediate area. Expansion of
the services provided by DAP will provide much needed medical and social
services and add affordable housing to the City.
3. Maximum height, area, setbacks and overall mass, as well as parts of any
structure (buildings, walls, screens, towers or signs) and effective
concealment of all mechanical equipment;
The proposed Pavilion building height varies from fourteen (14') feet on the
northwest facade to a maximum of twenty-two (22') feet at the entrance. For the
housing project, the building height at the front twenty-five (25') foot setback line
will be twenty-three (23') feet equating to two -stories. The building adds a third
story with height of thirty (30') feet with an appropriate step -back of forty (40') feet
from the front property line reducing the overall mass along the street. All
mechanical equipment will be screened from view by parapets on the roofs.
4. Building design, materials and colors to be sympathetic with desert
surroundings;
The exterior of the Pavilion building will be smooth plaster with Reglet control joints
in shades of gray, stone cladding, fiber cement board siding, anodized store front
windows, cast in place concrete walls, composite cladding, metal posts and
aluminum louvers for the trellis structures, and natural gray colored Orco block for
Resolution No. 24837
Page 3
retaining walls. The existing buildings will be painted an "Egret White" and "Mindful
Gray" color.
Proposed building materials for the residential complex include field plaster with
control joints in varying shades of light gray color for the main body, metal trim in
a dark accent color, decorative steel louvers and railings in a burgundy color, gray
canopies and metal screens in a yellow color. Accent plaster colors will be applied
to the vertical window towers and colorful mosaic tiles will be affixed to the inner
courtyard walls. The decorative steel railings will be affixed to the internal
connecting walkways and balconies.
5. Harmony of materials, colors and composition of those elements of a
structure, including overhangs, roofs, and substructures which are visible
simultaneously;
The Pavilion building will be of simple modern style with the use of horizontal lines,
metal posts and beams, along with other elements that will bridge the architecture
of the existing buildings painted an "Egret White" and "Mindful Gray" color.
The Vista Sunrise Apartments II building surfaces will be a creamy off-white —
smooth exterior plaster as canvas to ornamental details in metal railing, windows,
accent wall treatments and door frames. Repetitive roof (eyebrows) overhangs
over recessed windows and cascading building corners create articulation in
massing and in layout. The horizontal and vertical breaks in wall and roof lines
create intricacies for shade and shadows. Bright courtyards composed of colorful
mosaic tiled walls, see thru guardrails, translucent louvers railings in a burgundy
color, gray canopies and metal screens in a yellow color. Accent plaster colors will
be applied to the vertical window towers on the inner courtyard walls. The
decorative steel railings will be affixed to the internal connecting walkways and
balconies.
6. Consistency of composition and treatment;
Overall, there is a consistency of project composition and treatment. The building
additions to the DAP campus along with a developed landscape plan with
enhanced plantings along the entry driveways and edges of the property provide
an overall comprehensive project.
7. Location and type of planting, with regard for desert climate conditions.
Preservation of specimen and landmark trees upon a site, with proper
irrigation to insure maintenance of all plant materials;
The conceptual landscape scheme provides a good selection of desert appropriate
plantings. The highly visible site along North Sunrise Way street frontage has been
enhanced to include a variety of drought tolerant plants, low walls and trellis
features.
Resolution No. 24837
Page 4
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS RESOLVES AS
FOLLOWS:
SECTION 1. CEQA.
The Project is considered a "project" pursuant to the California Environmental Quality Act
(CEQA). An Initial Study has been prepared for the Project that evaluates the potential
environmental impacts of the Project resulting in a Mitigated Negative Declaration (MND).
The City Council has reviewed and considered the information in the Initial Study and
has, by separate resolution, certified the final Mitigated Negative Declaration in
accordance with CEQA.
SECTION 2. Major Architectural Application.
The City Council approves the Major Architectural application (Case 5.0934 PDD-281 and
3.1047 MAJ) relative to the residential building this action approves a front yard setback
of twenty-five (25) feet from the Sunrise Way property line and a maximum building height
of thirty (30) feet along with conditions as outlined in attached Exhibit "A."
ADOPTED THIS 10TH DAY OF DECEMBER, 2020.
DAVID H. READY, C ANAGER
ATTEST:
Resolution No. 24837
Page 5
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS)
I, ANTHONY J. MEJIA, City Clerk of the City of Palm Springs, hereby certify that
Resolution No. 24837 is a full, true, and correct copy, and was duly adopted at a regular
meeting of the City Council of the City of Palm Springs on December 10, 2020, by the
following vote:
AYES: Councilmembers Garner, Kors, Woods, Mayor Pro Tern Middleton, and
Mayor Holstege
NOES: None
ABSENT: None
ABSTAIN: None
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the
City of Palm Springs, California, this 4, day of
Anthony J. M 'ia, MMC ' y Clerk
City of Palm pangs, Wifornia
RESOLUTION NO. 24837
EXHIBIT A
Amendment to Planned Development District 5.0934 PDD 281
Major Architectural Case 3.1047 MAJ
Desert Aids Project & Coachella Valley Housing Coalition
1695 North Sunrise Way
December 10, 2020
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the Director of
Building and Safety, the Chief of Police, the Fire Chief or their designee, depending on
which department recommended the condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
ADMINISTRATIVE CONDITIONS
ADM 1. Project Description. This approval is for the project described per Case
5.0934 PD 281, 3.1047 MAJ;
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, date stamped July 13, 2020, including
site plans, architectural elevations, exterior materials and colors, landscaping,
and grading on file in the Planning Division.
ADM 3. Conform to all Codes and Regulations. The project shall conform to the
conditions contained herein, all applicable regulations of the Palm Springs
Zoning Ordinance, Municipal Code, and any other City County, State and
Federal Codes, ordinances, resolutions and laws that may apply.
ADM 4. Minor Deviations. The Director of Planning or designee may approve minor
deviations to the project description and approved plans in accordance with
the provisions of the Palm Springs Zoning Code.
ADM 5. Indemnification. The owner shall defend, indemnify, and hold harmless the
City of Palm Springs, its agents, officers, and employees from any claim,
action, or proceeding against the City of Palm Springs or its agents, officers
or employees to attach, set aside, void or annul, an approval of the City of
Resolution No. 24837
Exhibit A — Page 2
Palm Springs, its legislative body, advisory agencies, or administrative
officers concerning Case 5.0934 PD 281, and 3.1047 MAJ. The City of Palm
Springs will promptly notify the applicant of any such claim, action, or
proceeding against the City of Palm Springs and the applicant will either
undertake defense of the matter and pay the City's associated legal costs or
will advance funds to pay for defense of the matter by the City Attorney. If the
City of Palm Springs fails to promptly notify the applicant of any such claim,
action or proceeding or fails to cooperate fully in the defense, the applicant
shall not, thereafter, be responsible to defend, indemnify, or hold harmless
the City of Palm Springs. Notwithstanding the foregoing, the City retains the
right to settle or abandon the matter without the applicant's consent but
should it do so, the City shall waive the indemnification herein, except, the
City's decision to settle or abandon a matter following an adverse judgment or
failure to appeal, shall not cause a waiver of the indemnification rights herein.
ADM 6. Maintenance and Repair. The property owner(s) and successors and
assignees in interest shall maintain and repair the improvements including
and without limitation all structures, sidewalks, bikeways, parking areas,
landscape, irrigation, lighting, signs, walls, and fences between the curb and
property line, including sidewalk or bikeway easement areas that extend onto
private property, in a first class condition, free from waste and debris, and in
accordance with all applicable law, rules, ordinances and regulations of all
federal, state, and local bodies and agencies having jurisdiction at the
property owner's sole expense. This condition shall be included in the
recorded covenant agreement for the property if required by the City.
ADM 7. Time Limit on Approval. Approval of the Planned Development District (PDD)
and Major Architectural Applications (MAJ) shall be valid for a period of two
(2) years from the effective date of the approval except as otherwise modified
by the Development Agreement.
ADM 8. Right to Appeal. Decisions of an administrative officer or agency of the City
of Palm Springs may be appealed in accordance with Municipal Code
Chapter 2.05.00. Permits will not be issued until the appeal period has
concluded.
ADM 9. Comply with City Noise Ordinance. This use shall comply with the provisions
of Section 11.74 Noise Ordinance of the Palm Springs Municipal Code.
Violations may result in revocation of this Conditional Use Permit.
ADM 10. Development Agreement. The development agreement shall address fee
exemptions, and the Project timing for construction and completion for the
residential portion of the development.
ADM 11. Maximum Number of Units. The maximum number of residential units shall
be limited to sixty-one (61) apartment units.
Resolution No. 24837
Exhibit A — Page 3
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. Coachella Valley Multiple -Species Habitat Conservation Plan (CVMSHCP)
Local Development Mitigation Fee (LDMF) required. All projects within the
City of Palm Springs, not within the Agua Caliente Band of Cahuilla Indians
reservation are subject to payment of the CVMSHCP LDMF prior to the
issuance of certificate of occupancy or as determined by an approved
Development Agreement or as determined by an approved Development
Agreement.
ENV 2. Mitigation Monitoring. In accordance with Section 15063 of the CEQA
Guidelines, the City of Palm Springs (Lead Agency) conducted an Initial
Study and determined that the proposed project could have a significant
effect on the environment. The Initial Study determined the project will not
have a significant effect on the environment because mitigation measures will
be implemented as listed below:
Biological Resources
BIO-1 If unavoidable project construction activities must begin during the
nesting bird season (February 1st through August 31st), a pre -
construction nesting bird survey shall be conducted no more than
14 days prior to initiation of ground disturbance and vegetation
removal activities. The nesting pre -construction bird survey shall be
conducted by a biologist familiar with identification of avian species
known to occur in Riverside County. The nesting bird survey shall
be conducted on foot inside the project boundary, including a 300-
foot buffer for passerines (song birds) and 500-foot buffer for
raptors in areas of suitable habitat. Inaccessible areas will be
surveyed using binoculars to the extent practical. If nests are found,
an avoidance buffer (dependent upon species, the proposed work
activity, the existing disturbances associated with land uses outside
of the site) shall be determined and demarcated by the biologist
with bright orange construction fencing, flagging, construction lathe,
or other means to mark the boundary. If a raptor nest is observed in
a tree proposed for removal, the applicant must consult with
CDFW. All construction personnel be notified of the existence of the
buffer zone and to avoid entering the buffer zone during nesting
season. No ground disturbing activities shall occur within this buffer
area until the avian biologist has confirmed the breeding/nesting is
completed and the young have fledge the nest. Encroachment into
the buffer shall occur only at the discretion of the qualified biologist.
Resolution No. 24837
Exhibit A — Page 4
Cultural Resources
CUL-1 If buried cultural materials are discovered during the earth -moving
operations, all work in that area should be halted or diverted until a
qualified archaeologist can evaluate the nature and significance of
the finds and, if necessary, develop a treatment pan in consultation
with the City of Palm Springs and the appropriate Native American
tribes.
CUL-2 In the unexpected event human remains are uncovered during
construction activities, all construction work taking place within the
vicinity of the discovered remains must cease and the necessary
steps to ensure the integrity of the immediate area must be taken.
The County Coroner must be notified within 24 hours of the
discovery of human remains. If the remains discovered are
determined by the coroner to be of Native American descent, the
coroner shall contact the Native American Heritage Commission
(NAHC) within 24 hours. The NAHC would in turn contact the Most
Likely Descendant (MILD) would determine further action to be
taken. The MLD would have 48 hours to access the site and make
a recommendation regarding disposition of the remains.
Tribal Cultural Resources
TBL-1 The following mitigation measure has been conditioned by the City
of Palm Springs regarding Tribal Cultural Resources:
Prior to issuance of a Grading Permit, the applicant shall obtain
written approval to proceed with construction from the Agua
Caliente Band of Cahuilla Indians, Tribal Historic Preservation
Officer or Tribal Archaeologist. The applicant shall contact the
Tribal Historic Preservation Officer or the Tribal Archaeologist at
(760) 699-6800, to determine their requirements, if any, associated
with grading or other construction. The applicant is advised to
contact the Tribal Historic Preservation Officer or Tribal
Archaeologist as early as possible. If required, it is the responsibility
of the applicant to coordination scheduling of Tribal monitors during
grading or other construction, and to arrange payment of any
required fees associated with Tribal monitoring.
Noise Impacts
NOI-1 The Project will adhere to all mitigation measures outlined in the
Noise Impact Analysis regarding the reduction of noise and
vibrations emanating from the Project:
• Windows: All residential lots require first and second -floor windows
and sliding glass doors that have well -fitted, well -weather-stripped
Resolution No. 24837
Exhibit A — Page 5
assemblies, with minimum sound transmission class (STC) ratings
of 27.
• Doors (Non -Glass): All exterior doors shall be well weather-stripped
and have minimum STC ratings of 25. Well -sealed perimeter gaps
around the doors are essential to achieve the optimal STC rating.
(3)
• Walls: At any penetrations of exterior walls by pipes, ducts, or
conduits, the space between the wall and pipes, ducts, or conduits
shall be caulked or filled with mortar to form an airtight seal.
• Roof: Roof sheathing of wood construction shall be per
manufacturer's specification or caulked plywood of at least one-half
inch thick. Ceilings shall be per manufacturer's specification or well -
sealed gypsum board of at least one-half inch thick. Insulation with
at least a rating of R-19 shall be used in the attic space.
• Ventilation: Arrangements for any habitable room shall be such that
any exterior door or window can be kept closed when the room is in
use and still receive circulated air. A forced air circulation system
(e.g. air conditioning) or active ventilation system (e.g. fresh air
supply) shall be provided which satisfies the requirements of the
Uniform Building Code.
NOI-2 Large loaded trucks and dozers (greater than 80,000 pounds) shall
not be used within 90 feet (30 feet on -site) of occupied noise -
sensitive residential homes, as shown on Exhibit ES -A of the Noise
Impact Analysis, represented by receiver locations R3 and R4,
during Project construction activities. Instead, small rubber -tired or
alternative equipment shall be used within this area during Project
construction to reduce vibration effects.
With incorporation of the above -mentioned mitigation measures, all project -
related impacts in regard to Mandatory Findings of Significance would be
reduced to less than significant.
ENV 3. California Fish & Game Fees Required. The project is required to pay a fish
and game impact fee as defined in Section 711.4 of the California Fish and
Game Code. This CFG impact fee plus an administrative fee for filing the
action with the County Recorder shall be submitted by the applicant to the
City in the form of a money order or a cashier's check payable to the
Riverside County Clerk prior to the final City action on the project (either
Planning Commission or City Council determination). This fee shall be
submitted by the City to the County Clerk with the Notice of Determination.
Action on this application shall not be final until such fee is paid. The project
may be eligible for exemption or refund of this fee by the California
Resolution No. 24837
Exhibit A — Page 6
Department of Fish & Game. Applicants may apply for a refund by the CFG
at www.dfg.ca.gov for more information.
ENV 4. Cultural Resource Survey Required. Prior to any ground disturbing activity,
including clearing and grubbing, installation of utilities, and/or any
construction related excavation, an Archaeologist qualified according to the
Secretary of the Interior's Standards and Guidelines, shall be employed to
survey the area for the presence of cultural resources identifiable on the
ground surface.
ENV 5. Cultural Resource Site Monitoring. There is a possibility of buried cultural or
Native American tribal resources on the site. A Native American Monitor shall
be present during all ground -disturbing activities. (check for duplication in
engineering conditions)
a). A Native American Monitor(s) shall be present during all ground
disturbing activities including clearing and grubbing, excavation, burial of
utilities, planting of rooted plants, etc. Contact the Agua Caliente Band of
Cahuilla Indian Cultural Office for additional information on the use and
availability of Cultural Resource Monitors. Should buried cultural deposits
be encountered, the Monitor shall contact the Director of Planning. After
consultation the Director shall have the authority to halt destructive
construction and shall notify a Qualified Archaeologist to further
investigate the site. If necessary, the Qualified Archaeologist shall
prepare a treatment plan for submission to the State Historic Preservation
Officer and Agua Caliente Cultural Resource Coordinator for approval.
b). Two copies of any cultural resource documentation generated in
connection with this project, including reports of investigations, record
search results and site records/updates shall be forwarded to the Tribal
Planning, Building, and Engineering Department and one copy to the City
Planning Department prior to final inspection.
PLANNING DEPARTMENT CONDITIONS
PLN 1. Water Efficient Landscaping Conformance. The project is subject to the
Water Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs
Municipal Code and all other water efficient landscape ordinances. The
applicant shall submit a landscape and irrigation plan to the Director of
Planning for review and approval prior to the issuance of a building permit.
Landscape plans shall be wet stamped and approved by the Riverside
County Agricultural Commissioner's Office prior to submittal. Prior to
submittal to the City, landscape plans shall also be certified by the local water
agency that they are in conformance with the water agency's and the State's
Water Efficient Landscape Ordinances.
PLN 2. Submittal of Final PDD. The Final Planned Development plans shall be
submitted in accordance with Section 94.03.00 (Planned Development
Resolution No. 24837
Exhibit A — Page 7
District) of the Zoning Ordinance. Final development plans shall include site
plans, building elevations, floor plans, roof plans, grading plans, landscape
plans, irrigation plans, exterior lighting plans, sign program, mitigation
monitoring program, site cross sections, property development standards and
other such documents as required by the Planning Commission and Planning
Department. Final Planned Development District applications must be
submitted within two (2) years of the City Council approval of the preliminary
planned development district, except as otherwise permitted by the approved
Development Agreement.
PLN 3. Setbacks and Height. The residential building shall have a front yard setback
of twenty-five (25') feet from the property line along North Sunrise Way.
Building height for residential structure shall not exceed thirty (30') feet.
PLN 4. AAC Conditions. On July 20, 2020, the Architectural Advisory Committee
reviewed and recommended approval of the project subject to the following
which shall be part of a Final PD review:
1. Reconsider parking lot shade tree selection;
2. Lighting plan shall be resubmitted, with consideration given to impacts to
adjacent residential units;
3. Design details of the canopy structures shall be restudied for consistency
of detailing;
4. Color samples for all materials shall be provided for Final PDD review;
5. Applicant shall investigate gating the service driveway on the Sunrise Way
frontage;
6. Copper roof on annex building shall be restudied for Final PDD review;
7. Improved access, landscape materials, and fencing shall be investigated
as part of the refinement of the dog park feature;
8. Landscaping along the Sunrise Way frontage shall be enhanced, along
with the landscaping on the east end of the Vista Chino frontage.
PLN 5. Bicycle Parking. The project shall be required to provide secure bicycle
parking facilities on site for use by residents and Desert Aids Project patients
and visitors. Location and design shall be approved by the Development
Services Director.
PLN 6. Transportation Demand Requirement. The project shall comply with the City
of Palm Springs Transportation Demand Management (TDM) Ordinance
which establishes transportation demand management requirements for the
City of Palm Springs. Refer to Chapter 8.4 of the Municipal Code for specific
requirements (projects with 100 or more employees)
PLN 7. Pad Elevations. Final building pad elevations shall not vary more than 12
inches above or below the pad elevation established by the approved
preliminary grading plan and / or tentative map. Any deviations from this
provision shall require approval by the Planning Commission.
Resolution No. 24837
Exhibit A — Page 8
PLN 8. Solar Photovoltaic System Requirement. The project is required to provide a
solar photovoltaic system with a production capacity to meet the 2019
California Energy Code.
PLN 9. Sign Applications Required. No signs are approved by this action. Separate
approval and permits shall be required for all signs in accordance with Zoning
Ordinance Section 93.20.00. The applicant shall submit a sign program to
the Department of Planning Services prior to the issuance of building permits.
PLN 10. Public Benefit: The project is subject to providing a "Public Benefit" to be
proportionally off -set the additional impacts created by the amendment to the
Planned Development District request. The construction of a low income and
very low income sixty-one (61) unit apartment housing for at -risk individuals
and households will be the "Public Benefit"
Planning Commission imposed conditions:
PLN 11. Provide shade street trees along North Sunrise Way.
PLN 12. Planning Commission approves Access Alternate #2 as a right -in, right -out at
main driveway along North Sunrise Way as described in the Traffic Analysis
(page 9).
PLN 13. A study be conducted to provide an enhanced mid -block pedestrian crossing
from the DAP Campus to the Palm Springs Market Place Shopping Center
visible in day and nighttime with study findings to return at Final PD review.
PLN 14. Eliminate the following AAC conditions:
#2 Lighting plan shall be resubmitted, with consideration given to impacts to
adjacent residential units.
#5 Applicant shall investigate gating the service driveway on the Sunrise Way
frontage.
#6 Copper roof on annex building shall be restudied for Final PDD review.
PLN 15. Explore the use of additional turf in retention basin/dog park.
City Council Imposed Conditions:
CC 1. The applicant shall develop a robust bicycle parking program. Such program
shall be submitted for review and approval by the Planning Division.
Resolution No. 24837
Exhibit A — Page 9
CC 2. The applicant shall install a mid -block traffic signal in accordance with the traffic
analysis, or alternatively the applicant shall install median barriers as approved
by the Engineering Division, to prevent pedestrian crossing on Sunrise Way.
RIVERSIDE COUNTY AIRPORT LAND USE COMMISSION
ALUC 1 Any new outdoor lighting installed shall be hooded or shielded to prevent
either the spillage of lumens or reflection into the sky. Outdoor lighting
shall be downward facing.
ALUC 2 The following uses/activities are not included in the proposed project and
shall be prohibited at this site:
(a) Any use which would direct a steady light or flashing light of red,
white, green, or amber colors associated with airport operations
toward an aircraft engaged in an initial straight climb following
takeoff or toward an aircraft engaged in a straight final approach
toward a landing at an airport, other than an FAA -approved
navigational signal light or visual approach slope indicator.
(b) Any use which would cause sunlight to be reflected towards an
aircraft engaged in an initial straight climb following takeoff or
towards an aircraft engaged in a straight final approach towards a
landing at an airport.
(c) Any use which would generate smoke or water vapor or which
would attract large concentrations of birds, or which may otherwise
affect safe air navigation within the area. (Such uses include
landscaping utilizing water features, aquaculture, production of
cereal grains, sunflower, and row crops, composting operations,
trash transfer stations that are open on one or more sides, recycling
centers containing putrescible wastes, construction and demolition
debris facilities, fly ash disposal, and incinerators.)
(d) Any use which would generate electrical interference that may be
detrimental to the operation of aircraft and/or aircraft
instrumentation.
(e) Children's schools, day care centers, libraries, hospitals, nursing
homes, and highly noise -sensitive outdoor nonresidential uses, and
hazards to flight.
ALUC 3 The attached notice shall be given to all prospective purchasers and/or
tenants of the property, and shall be recorded as a deed notice.
ALUC 4 Any proposed detention basins or facilities shall be designed and
maintained to provide for a maximum 48-hour detention period following
the design storm, and remain totally dry between rainfalls. Vegetation in
Resolution No. 24837
Exhibit A — Page 10
and around the detention basins that would provide food or cover for birds
would be incompatible with airport operations and shall not be utilized in
project landscaping. Trees shall be spaced so as to prevent large
expanses of contiguous canopy, when mature. Landscaping in and around
the detention basin(s) shall not include trees or shrubs that produce
seeds, fruits, or berries.
Landscaping in the detention basin, if not rip -rap, should be in accordance
with the guidance provided in ALUC "LANDSCAPING NEAR AIRPORTS"
brochure, and the "AIRPORTS , WILDLIFE AND STORMWATER
MANAGEMENT" brochure available at RCALUC.ORG which list
acceptable plants from Riverside County Landscaping Guide or other
alternative landscaping as may be recommended by a qualified wildlife
hazard biologist.
A notice sign, in a form similar to that attached hereto, shall be
permanently affixed to the stormwater basin with the following language:
"There is an airport nearby. This stormwater basin is designed to hold
stormwater for only 48 hours and not attract birds. Proper maintenance is
necessary to avoid bird strikes". The sign will also include the name,
telephone number or other contact information of the person or entity
responsible to monitor the stormwater basin.
ALUC 5. The ALUC Presence of Aircraft Overflight informational brochure shall be
provided to prospective renters showing the locations of aircraft flight
patterns, frequency of overflights, typical altitudes of the aircraft, and the
range of noise levels that can be expected from individual aircraft
overflights.
ALUC 6. An informational sign shall be posted in the leasing/rental office clearly
depicting the proximity of the project to Palm Springs International Airport
and aircraft traffic patterns as identified in the ALUC Presence of Aircraft
Overflight informational brochure.
ALUC 7. The project does not propose rooftop solar panels at this time. However, if
the project were to propose solar rooftop panels in the future, the
applicant/developer shall prepare a solar glare study that analyzes glare
impacts, and this study shall be reviewed by the Airport Land Use
Commission.
ALUC 8. The Federal Aviation Administration has conducted aeronautical studies of
the proposed project (Aeronautical Study Nos. 2020-AWP-6798-OE and
2020-AWP-6815-OE) and has determined that neither marking nor lighting
of the buildings are necessary for aviation safety. However, if marking
and/or lighting for aviation safety are accomplished on a voluntary basis,
such marking and/or lighting (if any) shall be installed in accordance with
Resolution No. 24837
Exhibit A — Page 11
FAA Advisory Circular 70/7460-1 L Change 2 and shall be maintained in
accordance therewith for the life of the project.
ALUC 9. The proposed building shall not exceed a height of 34 feet above ground
level and a maximum elevation at top point of 543 feet above mean sea
level.
ALUC 10. The maximum height and top point elevation specified above shall not be
amended without further review by the Airport Land Use Commission and
the Federal Aviation Administration; provided, however, that reduction in
structure height or elevation shall not require further review by the Airport
Land Use Commission.
ALUC 11. Temporary construction equipment used during actual construction of the
structure(s) shall not exceed 34 feet in height and a maximum elevation of
543 feet above mean sea level, unless separate notice is provided to the
Federal Aviation Administration through the Form 7460-1 process.
ALUC 12. Within five (5) days after construction of the proposed building reaches its
greatest height, FAA Form 7460-2 (Part II), Notice of Actual Construction
or Alteration, shall be completed by the project proponent or his/her
designee and a -filed with the Federal Aviation Administration. (Go to
https://oeaaa.faa.gov for instructions.) This requirement is also applicable
in the event the project is abandoned or a decision is made not to
construct the applicable structure.
ALUC 13. This project has been evaluated for a 18,500 square foot medical
'Pavilion', building which includes lobby, information desk, registration,
nurse station, medical administration rooms , conference meeting rooms,
consultation offices, and cafe on 3.89 acres, a 61 unit affordable housing
apartment complex on 1.14 acres, and a 17,700 square foot dog park -
infiltration basin on 3.09 acres. Any increase in building area or change in
use will require an amended review to evaluate consistency with the
ALUCP compatibility criteria.
ALUC 14. The detention basin must be a multiple use area built, maintained and
used as a Dog Park to reduce its attractiveness to wildlife.
POLICE DEPARTMENT CONDITIONS
POL 1. Developer shall comply with Section II of Chapter 8.04 "Building Security
Codes" of the Palm Springs Municipal Code.
BUILDING DEPARTMENT CONDITIONS
BLD 1. Prior to any construction on -site, all appropriate permits must be secured.
Resolution No. 24837
Exhibit A — Page 12
FIRE DEPARTMENT CONDITIONS
FID 1. These Fire Department conditions may not provide all requirements.
Owner/developer is responsible for all applicable state and locally adopted fire
codes. Detailed plans are still required for review. Conditions are subject to
final plan check and review.
FID 2. Fire Department Conditions were based on the 2019 California Fire Code as
adopted by City of Palm Springs, Palm Springs Municipal Code, PSFD
Appendix "T" Development Requirements. This building will require fire
sprinklers and a fire alarm system based on the change of use.
FID 3. PLANS AND PERMITS (CFC 105.1)
Permits and scaled drawings are required for this project. Plan reviews can
take up to 20 working days. Submit a minimum of three (3) sets of drawings
for review. Upon approval, the Fire Prevention Bureau will retain one set
Plans shall be submitted to:
City of Palm Springs
Building and Safety Department
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Counter Hours: 8:00 AM — 6:00 PM, Monday — Thursday
A deposit for Plan Check and Inspection Fees is required at the time of Plan
Submittal. Inspection fees are charged at the fully burdened hourly rate of the
fire inspector. These fees are established by Resolution of the Palm Springs
City Council or as determined by an approved Development Agreement.
Complete listings and manufacturer's technical data sheets for all system
materials shall be included with plan submittals. All system materials shall be
UL listed or FM approved for fire protection service and approved by the Fire
Prevention Bureau prior to installation.
Plans shall indicate all necessary engineering features, including all hydraulic
reference nodes, pipe lengths and pipe diameters as required by the
appropriate codes and standards. Plans and supportive data (calculations and
manufacturer's technical data sheets) shall be submitted with each plan
submittal. Complete and accurate legends for all symbols and abbreviations
shall be provided on the plans.
FID 4. Conditions of Approval — "Conditions of Approval" received from the Palm
Springs Planning Department must be submitted with each plan set. Failure
Resolution No. 24837
Exhibit A — Page 13
to submit will result in a delay of plan approval.
FID 5. Access during construction (CFC 503): Access for firefighting equipment
shall be provided to the immediate job site at the start of construction and
maintained until all construction is complete. Fire apparatus access roads
shall have an unobstructed width of not less than 24 feet and an unobstructed
vertical clearance of not less than 13'-6". Fire Department access roads shall
have an all-weather driving surface and support a minimum weight of 73,000
lbs.
FID 6. Required access (CFC 504.1): Exterior doors and openings required by this
code or the California Building Code shall be maintained readily accessible for
emergency access by the fire department. An approved access walkway
leading from fire apparatus access roads to exterior openings shall be
provided when required by the fire code official.
FID 10. Key Box Required to be Installed (CFC 506.1): Where access to or within a
structure or an area is restricted because of secured openings or where
immediate access is necessary for life-saving or fire -fighting purposes, the fire
code official is authorized to require a key box to be installed in an approved
location. The key box shall be flush mount type and shall contain keys to gain
necessary access as required by the fire code official.
Secured emergency access gates serving apartment, town home or
condominium complex courtyards must provide a key box in addition to
association or facility locks. The nominal height of Knox lock box installations
shall be 5 feet above grade. Location and installation of Knox key boxes must
be approved by the fire code official.
• Key Box Contents (CFC 506.1): The Knox key box shall contain keys to
all areas of ingress/egress, alarm rooms, fire sprinkler riser/equipment rooms,
mechanical rooms, elevator rooms, elevator controls, plus a card containing
the emergency contact people and phone numbers for the building/complex.
FID 11. Turning Radius: Fire access road turns and corners shall be designed with a
minimum inner radius of 25 feet and an outer radius of 43 feet.
FID 12. NFPA 13 Fire Sprinklers Required: An automatic fire sprinkler system is
required. Only a C-16 licensed fire sprinkler contractor shall perform system
design and installation. System to be designed and installed in accordance
with NFPA standard 13, 2016 Editions, as modified by local ordinance.
FID 13. Fire Alarm System Required: An automatic or manual fire alarm system is
required. Only a C-10 licensed fire alarm contractor shall perform system
Resolution No. 24837
Exhibit A — Page 14
design and installation. System to be designed and installed in accordance
with NFPA standard 72, 2016 editions, as modified by local ordinance.
FID 14. Dead Ends: Dead-end fire apparatus roads in excess of 150 feet in length
shall be provided with an approved area for turning around a fire apparatus.
FID 15. Designated Fire Lanes: In private developments fire lanes shall not be less
than 24 feet in width (curb to curb) with no parking on either side and shall be
identified.
FID 16. Private Fire Hydrants: This development will require private fire hydrants and
double check detector assemblies. Please speak with Desert Water Agency.
FID 17 Bollards: The bollards being proposed on the East side of the structure will
not allow an emergency vehicle access. Shall put a gate with a knox padlock.
FID 18. Arrival Court: No raised decorative objects may be placed in the center of
the road which would reduce the width of the fire lane.
ENGINEERING DEPARTMENT CONDITIONS
The Engineering Division recommends that if this application is approved, such
approval is subject to the following conditions being completed in compliance with City
standards and ordinances.
Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Engineer.
STREETS
ENG 1. Any improvements within the public right-of-way require a City of Palm
Springs Encroachment Permit. All improvements are subject to
inspection and a 24 to 48 hour inspection notification is required.
ENG 2. Submit street improvement plans prepared by a registered California
civil engineer to the Engineering Services Department. The plan(s)
shall be approved by the City Engineer prior to issuance of any
building permits.
ENG 3. The public street improvements outlined in these conditions of
approval are intended to convey to the applicant an accurate scope of
required improvements, however, the City Engineer reserves the right
to require reasonable additional improvements as may be determined
in the course of the review and approval of street improvement plans
required by these conditions.
Resolution No. 24837
Exhibit A — Page 15
SUNRISE WAY
ENG 4. The existing driveway located approximately 600 feet south of the
Vista Chino Centerline (central driveway) shall be removed and
reconstructed in accordance with City of Palm Springs Standard
Drawing No. 205.
ENG 5. Remove the existing curb located 32 feet west of centerline and
replace with 8 curb and gutter located 38 feet west of centerline along
the frontage, beginning at the central driveway location south to the
proposed southerly driveway location. The existing sidewalk within the
same location shall be removed and a 8 feet wide sidewalk adjacent to
the curb shall be constructed in accordance with City of Palm Springs
Standard Drawing No. 200 and 210.
ENG 6. Proposed driveway location (southerly driveway) approximately 750
south of Vista Chino Centerline shall be constructed in accordance
with City of Palm Springs Standard Drawing No. 205. Provide a traffic
island that will only allow right -in and right -out traffic movements from
Sunrise Way with applicable no left turn signage.
ENG 7. Construct a 14-feet wide raised, landscaped median island as
specified by the City Engineer along the Sunrise Way frontage. Provide
left turn pockets as required and allowed by the City Engineer. The
median nose width shall be constructed 4 feet wide and shall have
stamped concrete. The left turn pockets shall be designed in
accordance with Section 405 of the current edition of the Caltrans
Highway Design Manual, as approved by the City Engineer.
ENG 8. Submit landscaping, lighting and irrigation system improvement plans
for review and approval by the City Engineer and Director of Facilities.
The irrigation system shall be separately metered from the parkway
landscaping and it is to be maintained by the applicant. The plans shall
be approved in conjunction with the street improvement plans for the
median and prior to issuance of a building permit, unless otherwise
allowed by the City Engineer.
ENG 9. All median landscaping maintained by the applicant, applicant shall
enter into a landscape maintenance agreement with the City of Palm
Springs.
ENG 10. Construct pavement with a minimum pavement section of 5 inches
asphalt concrete pavement over 4 inches crushed miscellaneous base
with a minimum subgrade of 24 inches at 95% relative compaction, or
equal, from edge of new curbs (median) and gutter (westerly curb line
of Sunrise Way) to clean sawcut edge of pavement in accordance with
Resolution No. 24837
Exhibit A — Page 16
City of Palm Springs Standard Drawing No. 110. (Additional pavement
removal and replacement may be required upon review of existing
pavement cross -sections, and to ensure grade breaks of the pavement
cross-section do not occur within a travel lane.) If an alternative
pavement section is proposed, the proposed pavement section shall
be designed by a California registered Geotechnical Engineer using
"R" values from the project site and submitted to the City Engineer for
approval.
ENG 11. Remove and replace existing asphalt concrete pavement where
required, in accordance with applicable City standards.
ENG 12. All broken or off grade street improvements along the project frontage
shall be repaired or replaced.
ON -SITE
ENG 13. The minimum pavement section for all on -site pavement (drive aisles
and parking spaces) shall be 2-1/2 inches asphalt concrete pavement
over 4 inches crushed miscellaneous base with a minimum subgrade
of 24 inches at 95% relative compaction, or equal. If an alternative
pavement section is proposed, the proposed pavement section shall
be designed by a California registered Geotechnical Engineer using
"R" values from the project site and submitted to the City Engineer for
approval.
ENG 14. The applicant shall provide a copy of an executed reciprocal
ingress/egress access easement that clearly defines pedestrian and
vehicular access uses between adjacent lots (APN 507-100-026, 041,
042, 044 and 045), shall be provided to the City Engineer for review
and approval prior to Certificate of Occupancy.
ENG 15. All on -site private drive aisles shall be two-way with a minimum 24 feet
wide travelway (as measured from face of curb) where no on -street
parking is proposed.
ENG 16. On -site drive aisles or parking lot shall be constructed with curbs,
gutters, and cross -gutters, as necessary to accept and convey street
surface drainage of the on -site streets to the on -site drainage system,
in accordance with applicable City standards.
ENG 17. An accessible pedestrian path of travel shall be provided
throughout the development, as may be required by applicable
state and federal laws. An accessible path of travel shall be
constructed of Portland cement concrete, unless alternative
Resolution No. 24837
Exhibit A — Page 17
materials meeting state and federal accessibility standards is
approved by the City Engineer.
SANITARY SEWER
ENG 18. All sanitary facilities shall be connected to the public sewer system
(via the proposed on -site private sewer system). New laterals shall
not be connected at manholes.
GRADING
ENG 19. Submit a Precise Grading Plan prepared by a California registered Civil
engineer to the Engineering Services Department for review and approval.
The Precise Grading Plan shall be approved by the City Engineer prior to
issuance of grading permit.
a. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its
grading contractor and submitted to the Engineering Services Department
for review and approval. The applicant and/or its grading contractor shall
be required to comply with Chapter 8.50 of the City of Palm Springs
Municipal Code, and shall be required to utilize one or more "Coachella
Valley Best Available Control Measures" as identified in the Coachella
Valley Fugitive Dust Control Handbook for each fugitive dust source such
that the applicable performance standards are met. The applicant's or its
contractor's Fugitive Dust Control Plan shall be prepared by staff that has
completed the South Coast Air Quality Management District (AQMD)
Coachella Valley Fugitive Dust Control Class. The applicant and/or its
grading contractor shall provide the Engineering Services Department with
current and valid Certificate(s) of Completion from AQMD for staff that
have completed the required training. For information on attending a
Fugitive Dust Control Class and information on the Coachella Valley
Fugitive Dust Control Handbook and related "PM10" Dust Control issues,
please contact AQMD at (909) 396-3752, or at http://www.AQMD.gov. A
Fugitive Dust Control Plan, in conformance with the Coachella Valley
Fugitive Dust Control Handbook, shall be submitted to and approved by
the Engineering Services Department prior to approval of the Grading
plan.
b. The first submittal of the Grading Plan shall include the following
information: a copy of final approved conformed copy of Conditions of
Approval; a copy of a final approved conformed copy of the Site Plan; a
copy of current Title Report; a copy of Soils Report; and a copy of the
associated Hydrology Study/Report; a copy of the project -specific Final
Water Quality Management Plan.
ENG 20. Prior to approval of a Grading Plan (or issuance of a Grading Permit), the
applicant shall obtain written approval to proceed with construction from
Resolution No. 24837
Exhibit A — Page 18
the Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation
Officer or Tribal Archaeologist ( a copy of the written approval must be
provided to the City) . The applicant shall contact the Tribal Historic
Preservation Officer or the Tribal Archaeologist at ACBCI-
THPOCD_aguacaliente.net to determine their requirements, if any,
associated with grading or other construction. The applicant is advised to
contact the Tribal Historic Preservation Officer or Tribal Archaeologist as
early as possible. If required, it is the responsibility of the applicant to
coordinate scheduling of Tribal monitors during grading or other
construction, and to arrange payment of any required fees associated with
Tribal monitoring.
ENG 21. In accordance with an approved PM-10 Dust Control Plan, temporary dust
control perimeter fencing shall be installed. Fencing shall have screening
that is tan in color; green screening will not be allowed. Temporary dust
control perimeter fencing shall be installed after issuance of Grading
Permit, and immediately prior to commencement of grading operations.
ENG 22. Temporary dust control perimeter fence screening shall be appropriately
maintained, as required by the City Engineer. Cuts (vents) made into the
perimeter fence screening shall not be allowed. Perimeter fencing shall
be adequately anchored into the ground to resist wind loading.
ENG 23. Within 10 days of ceasing all construction activity and when construction
activities are not scheduled to occur for at least 30 days, the disturbed
areas on -site shall be permanently stabilized, in accordance with Palm
Springs Municipal Code Section 8.50.022. Following stabilization of all
disturbed areas, perimeter fencing shall be removed, as required by the
City Engineer.
ENG 24. A Notice of Intent (NOI) to comply with the California General Construction
Stormwater Permit (Water Quality Order 2009-0009-DWQ as modified
September 2, 2009) is required for the proposed development via the
California Regional Water Quality Control Board online SMARTS system.
A copy of the executed letter issuing a Waste Discharge Identification
(WDID) number shall be provided to the City Engineer prior to issuance of
a grading or building permit.
ENG 25. This project requires preparation and implementation of a stormwater
pollution prevention plan (SWPPP). As of September 4, 2012, all
SWPPPs shall include a post -construction management plan (including
Best Management Practices) in accordance with the current Construction
General Permit. Where applicable, the approved final project -specific
Water Quality Management Plan shall be incorporated by reference or
attached to the SWPPP as the Post -Construction Management Plan. A
Resolution No. 24837
Exhibit A — Page 19
copy of the up-to-date SWPPP shall be kept at the project site and be
available for review upon request.
ENG 26. In accordance with City of Palm Springs Municipal Code, Section 8.50.022
(h), the applicant shall post with the City a cash bond of two thousand
dollars ($2,000.00) per disturbed acre (if there is disturbance of 5,000
square feet or more) at the time of issuance of grading permit for
mitigation measures for erosion/blowsand relating to this property and
development.
ENG 27. A Geotechnical/Soils Report prepared by a California registered
Geotechnical Engineer shall be required for and incorporated as an
integral part of the grading plan for the proposed development. A copy of
the Geotechnical/Soils Report shall be submitted to the Engineering
Services Department with the first submittal of a grading plan. (if required)
ENG 28. The applicant shall provide Grading Certification for all building (or
structure) pads in conformance with the approved grading plan (if
required), to the Engineering Services Department for review and
approval.
ENG 29. In cooperation with the California Agricultural Commissioner and the
California Department of Food and Agriculture Red Imported Fire Ant
Project, applicants for grading permits involving a grading plan and
involving the export of soil will be required to present a clearance
document from a Department of Food and Agriculture representative in
the form of an approved "Notification of Intent To Move Soil From or
Within Quarantined Areas of Orange, Riverside, and Los Angeles
Counties" (RIFA Form CA-1) prior to approval of the Grading Plan (if
required). The California Department of Food and Agriculture office is
located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-782-
3271).
WATER QUALITY MANAGEMENT PLAN
ENG 30. A Final Project -Specific Water Quality Management Plan (WQMP) shall be
submitted to and approved by the City Engineer prior to issuance of a
grading or building permit. The WQMP shall address the implementation
of operational Best Management Practices (BMP's) necessary to
accommodate nuisance water and storm water runoff from the site. Direct
release of nuisance water to the adjacent property (or public streets) is
prohibited. Construction of operational BMP's shall be incorporated into
the Precise Grading and Paving Plan.
ENG 31. Prior to issuance of any grading or building permits, the property owner
shall record a "Covenant and Agreement" with the County -Clerk Recorder
Resolution No. 24837
Exhibit A — Page 20
or other instrument on a standardized form to inform future property
owners of the requirement to implement the approved Final Project -
Specific Water Quality Management Plan (WQMP). Other alternative
instruments for requiring implementation of the approved Final Project -
Specific WQMP include: formation of Landscape, Lighting and
Maintenance Districts, Assessment Districts or Community Service Areas
responsible for implementing the Final Project -Specific WQMP; or
equivalent. Alternative instruments must be approved by the City Engineer
prior to issuance of any grading or building permits.
DRAINAGE
ENG 32. All stormwater runoff across the property shall be accepted and conveyed
in a manner acceptable to the City Engineer and released to an approved
drainage system. Stormwater runoff may not be released directly to the
adjacent streets without first intercepting and treating with approved Best
Management Practices (BMPs). (New Construction)
ENG 33. All stormwater runoff passing through the site shall be accepted and
conveyed across the property in a manner acceptable to the City
Engineer. For all stormwater runoff falling on the site, on -site retention or
other facilities approved by the City Engineer shall be required to contain
the increased stormwater runoff generated by the new construction on the
property. Provide a hydrology study to determine the volume of increased
stormwater runoff due to new construction of the site, and to determine
required stormwater runoff mitigation measures for the proposed
development. Final retention basin sizing and other stormwater runoff
mitigation measures shall be determined upon review and approval of the
hydrology study by the City Engineer and may require redesign or
changes to site configuration or layout consistent with the findings of the
final hydrology study. No more than 40-50% of the street frontage
parkway/setback areas should be designed as retention basins. On -site
open space, in conjunction with dry wells and other subsurface solutions
should be considered as alternatives to using landscaped parkways for
on -site retention.
ENG 34. The project is subject to flood control and drainage implementation fees.
The acreage drainage fee at the present time is $7287.76 per acre in
accordance with Resolution No. 15189. Fees shall be paid prior to
issuance of a building permit.
GENERAL
ENG 35. Any utility trenches or other excavations within existing asphalt concrete
pavement of off -site streets required by the proposed development shall
Resolution No. 24837
Exhibit A — Page 21
be backfilled and repaired in accordance with City of Palm Springs
Standard Drawing No. 115.
ENG 36. All proposed utility lines shall be installed underground.
ENG 37. In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal
Code, all existing and proposed electrical lines of thirty-five thousand volts
or less and overhead service drop conductors, and all gas, telephone,
television cable service, and similar service wires or lines, which are on -
site, abutting, and/or transecting, shall be installed underground unless
specific restrictions are shown in General Orders 95 and 128 of the
California Public Utilities Commission, and service requirements published
by the utilities. The existing overhead utilities across the northerly
property line of APN 507-100-041 and running east and west, meet the
requirement to be installed underground. Utility undergrounding shall
extend to the nearest off -site power pole; no new power poles shall be
installed unless otherwise approved by the City Engineer. A letter from the
owners of the affected utilities shall be submitted to the Engineering
Services Department prior to approval of a grading plan, informing the City
that they have been notified of the City's utility undergrounding
requirement and their intent to commence design of utility undergrounding
plans. When available, the utility undergrounding plan shall be submitted
to the Engineering Services Department identifying all above ground
facilities in the area of the project to be undergrounded. Undergrounding
of existing overhead utility lines shall be completed prior to issuance of a
certificate of occupancy.
ENG 38. All existing utilities shall be shown on the improvement plans if required for
the project. The existing and proposed service laterals shall be shown
from the main line to the property line.
ENG 39. Upon approval of any improvement plan (if required) by the City Engineer,
the improvement plan shall be provided to the City in digital format,
consisting of a DWG (AutoCAD 2004 drawing file), DXF (AutoCAD ASCII
drawing exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats.
Variation of the type and format of the digital data to be submitted to the
City may be authorized, upon prior approval by the City Engineer.
ENG 40. The original improvement plans prepared for the proposed development
and approved by the City Engineer (if required) shall be documented with
record drawing "as -built" information and returned to the Engineering
Services Department prior to issuance of a final certificate of occupancy.
Any modifications or changes to approved improvement plans shall be
submitted to the City Engineer for approval prior to construction.
Resolution No. 24837
Exhibit A — Page 22
ENG 41. Nothing shall be constructed or planted in the corner cut-off area of
any driveway which does or will exceed the height required to maintain
an appropriate sight distance per City of Palm Springs Zoning Code
Section 93.02.00, D.
ENG 42. All proposed trees within the public right-of-way and within 10 feet of
the public sidewalk and/or curb shall have City approved deep root
barriers installed in accordance with City of Palm Springs Standard
Drawing No. 904.
TRAFFIC
ENG 43. As determined by the traffic study submitted by Urban Crossroads, the
following mitigation measure(s) will be required:
ENG 44. Remove existing median island located within Sunrise Way from Vista
Chino to the southerly property line and re -construct new median
island improvements in accordance with the geometric layout of Exhibit
1-4 of the approved traffic study.
ENG 45. A minimum of 48 inches of clearance for accessibility shall be provided
on public sidewalks. Minimum clearance on public sidewalks shall be
provided by either an additional dedication of a sidewalk easement if
necessary and widening of the sidewalk, or by the relocation of any
obstructions within the public sidewalk along the frontage of the subject
property.
ENG 46. All damaged, destroyed, or modified pavement legends, traffic control
devices, signing, striping, and street lights, associated with the
proposed development shall be replaced as required by the City
Engineer prior to issuance of a Certificate of Occupancy.
ENG 47. The applicant shall install a Type R6-1 "One Way" sign within the
Sunrise Way median, opposite all driveways, as required by the City
Engineer.
ENG 48. Install a stop sign, stop bar, and "STOP" legend for traffic exiting the
development at existing and proposed driveways in accordance with
City of Palm Springs Standard Drawing Nos. 620 and 625 and the
California Manual on Uniform Traffic Control Devices for Streets and
Highways, dated November 7, 2014, or subsequent editions in force at
the time of construction, as required by the City Engineer.
ENG 49. Submit traffic striping and signage plans for North Sunrise Way
prepared by a California registered civil engineer, for review and
approval by the City Engineer. All required traffic striping and signage
Resolution No. 24837
Exhibit A — Page 23
improvements shall be completed in conjunction with required street
improvements and traffic study, to the satisfaction of the City Engineer,
and prior to issuance of a certificate of occupancy.
ENG 50. Construction signing, lighting and barricading shall be provided during
all phases of construction as required by City Standards or as directed
by the City Engineer. As a minimum, all construction signing, lighting
and barricading shall be in accordance with Part 6 "Temporary Traffic
Control" of the California Manual on Uniform Traffic Control Devices
(CAMUTCD), dated November 7, 2014, or subsequent editions in force
at the time of construction.
ENG 51. This property is subject to the Transportation Uniform Mitigation Fee
which shall be paid prior to issuance of building permit.
END OF CONDITIONS