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HomeMy WebLinkAbout24662RESOLUTION NO. 24662 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, OVERTURNING THE PLANNING COMMISSION'S DENIAL OF MAJOR ARCHITETURAL APPLICATION, CASE 3.4132 MAJ, AND APPROVING SAID APPLICATION FOR THE CONSTRUCTION A 35,000-SQUARE FOOT MEDICAL OFFICE BUILDING, PAD SITE FOR FUTURE BUILDING, AND OTHER RELATED ON- AND OFF -SITE IMPROVEMENTS ON A 3.76-ACRE SITE LOCATED AT THE NORTHWEST CORNER OF NORTH SUNRISE WAY AND EAST TAHQUITZ CANYON WAY. THE CITY COUNCIL FINDS AND DETERMINES AS FOLLOWS: A. Sunquitz EMC, LLC ("Applicant") has filed a Major Architectural application (Case 3.4132 MAJ) with the City pursuant to Section 94.04.00 (Architectural Review) of the Palm Springs Zoning Code (PSZC) for the construction of a medical office building totaling 35,000-square feet, pad site for future building, and other related on- and off -site improvements on a 3.76-acre parcel spanning the west side of North Sunrise Way between Andreas Road and Tahquitz Canyon Way (APN 508-070-042), Zone NC of Section 14 Specific Plan ("Project"). B. On September 16, 2019, the Architectural Advisory Committee reviewed the proposed Project and voted unanimously to recommend approval by the Planning Commission. C. On October 8, 2019, the Tribal Council of the Agua Caliente Band of Cahuilla Indians recommended conditional approval of the Project. D. On October 10, 2019, the Planning Commission held a regularly scheduled meeting and reviewed the Project in accordance with applicable law, and carefully considered all of the evidence presented in connection the Project, including but not limited to the staff report and all written and oral testimony presented, and voted 5 to 0 to deny the Project. E. On October 15, 2019, the Applicant filed an appeal of the Planning Commission decision to deny the Project, in accordance with the procedures in Chapter 2.05 of the Palm Springs Municipal Code (PSMC). F. On October 23, 2019, the City Council of the City of Palm Springs, California, held an appeal hearing on the Planning Commission's decision to deny the Project, in accordance with applicable law, and carefully reviewed and considered all of the evidence Resolution No. 24662 Page 2 presented in connection with the meeting on the Project, including but not limited to the staff reports, and all written and oral testimony presented. G. The proposed Project is considered a "project" pursuant to the terms of the California Environmental Quality Act ("CEQA"), and has been determined to be Categorically Exempt as a Class 32 exemption (In -Fill Development Project) pursuant to Section 15332 of the CEQA Guidelines. The following analysis supports this determination: (1) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The proposed medical office project is consistent with the intended use and development standards of the NC designation of the Section 14 Specific Plan, as described and analyzed in this staff report. (2) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The project occurs within the City of Palm Springs limits on a 3.76-acre site. The property is immediately surrounded by a various commercial and residential developments. (3) The project site has no value as habitat for endangered, rare or threatened species. The site is located within the boundaries of the Tribal Habitat Conservation Plan (THCP). The purpose of the THCP is "...to establish consistency and streamline permitting requirements with respect to protected species for itself, Tribal members, and third parties developing the Reservation and other Tribal Lands by establishing one process that the Tribe oversees and implements to enhance and maintain biological diversity and ecosystem processes while allowing future economic growth" (THCP ES-1). There are 19-sensitive wildlife species and 3- sensitive plant species that are identified as occurring within the THCP area. According to Figure 5 of the THCP, the project site is located within the Valley Floor Planning Area and not located within, nor adjacent to, one of the Mountains and Canyons Conservation Areas. The Valley Floor Planning Area has three preserves — the Coachella Valley Preserve, the Edom HilUWillow Hole Reserve, and the Whitewater Floodplain Reserve — which the project site is located outside of. Therefore, the project site has no value as habitat for endangered, rare or threatened species and the project proponent will be required to pay the related impact fee, as a part of the standard requirements for projects subject to the THCP. (4) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. Resolution No. 24662 Page 3 A traffic analysis was prepared by RK Engineering Group, Inc. for the proposed project. The analysis evaluated existing conditions and the expected trip generation and trip distribution for the proposed 35,000-square foot medical office building at northeast corner of the subject site and future 4,000-sqaure foot commercial building at the southeast corner of the subject site. The proposed project is forecast to generate approximately 1,618 daily trips, which include approximately 135 AM peak hour trips and approximately 203 PM peak hour trips. The study concluded that all surrounding intersections are currently operating at an acceptable Level of Service (LOS D or better) and are forecast to continue to operate at an acceptable Level of Service for all future analysis scenarios, except the intersection of Andreas and Sunrise Way which currently operates at a deficient Level of Services (LOS E or F). As a part of the standard conditions, the project will be required to install a median and limit access across Sunrise Way which is anticipated to result an acceptable Level of Service (LOS D or better) at the Andreas and Sunrise Way intersection. In addition, the project is required to comply with local and regional requirements, including standard procedures and control measures for minimizing impacts related to traffic, noise, air quality and water quality, such as: • Preparing and implementing the following documents: o Dust Control Plan (air quality) o Storm Water Pollution Prevention Plan and Water Quality Management Plan (water quality) • Installing a temporary dust perimeter fence screen during construction activities (air quality) • Complying with the City's noise ordinance (noise) • Complying with time limits for construction hours (noise) • Installing measures in accordance with applicable National Pollution Discharge Elimination System (NPDES) Best Management Practices (BMP's) included as part of the NPDES Permit issued for the Whitewater River Region from the Colorado River Basin Regional Water Quality Control Board (RWQCB) (water quality) Therefore, based on the foregoing, the project will not result in any significant effects relating to traffic, noise, air quality or water quality. (5) The site can be adequately served by all required utilities and public services. The site is located in an area that is serviced by all required utilities, including electricity (Edison), gas (Southern California Gas), water (Desert Water Agency) and sewer (Veolia). Similar to other adjacent developments, the project site will also be adequately provided with the necessary public services, such as police, fire and trash pickup. Resolution No. 24662 Page 4 H. The City Council makes the following specific findings relative to the Major Architectural Application pursuant to the criteria listed in PSZC Section 94.04.00, based on specific evidence as described after each finding: 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 proposed development is comprised of a one-story medical office building situated on the northeasterly corner of the site and a building pad located near the southeasterly corner of the site. The siting of these buildings form a street edge along the site frontages and will be buffered by landscaping to soften the relationship with the adjacent surroundings. Pedestrians will have access to the medical office building from the street sidewalk via three concrete walkways to building entry points. Three driveways provide distinct access to the site from each street frontage to clearly defined parking areas located behind the building. Therefore, the site layout, building location & orientation, and open space areas are easily recognizable by visitors to the development, whether traveling as a pedestrian or within a vehicle. 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 building is setback 20-feet from Sunrise Way and Andreas Road. Buildings to the north and south along the west side of Sunrise Way vary in setback, most of which are 20- to 30-feet from the street and have parking located behind the building (instead of in front). The proposed layout with the building fronting the street and parking located behind is consistent with the design guidelines in the Section 14 Specific Plan. Therefore, the proposed project is harmonious with existing policies and will be compatible with developments in the surrounding area. 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 development conforms to the 20-foot setback requirement along streets and will be less than the maximum permitted height limit — 35-feet is permitted and 25-feet is proposed. Mechanical equipment on the roof will be screened from view by a building parapet. Resolution No. 24662 Page 5 4. Building design, materials and colors to be sympathetic with desert surroundings. Building materials include cement plaster walls, flat roofs, overhangs, floor -to - ceiling glass expanses and modern metal materials. The primary building color is a neutral tan and accent colors include white, brown and gray. These materials and colors are sympathetic with the desert surroundings. 5. Harmony of materials, colors and composition of those elements of a structure, including overhangs, roofs, and substructures which are visible simultaneously. The medical office building is designed with modern architecture, which is consistent with the design anticipated for new development within Section 14. The one-story building ranges from 18- to 25-feet in height with varied forms and shapes that provide visual interest to the project. As a part of the AAC review of the project, the long building elevation along Sunrise Way was modified to provide additional dimensional relief, which improved the project and the visual interest of the building along Sunrise. 6. Consistency of composition and treatment. Simple applications of materials are proposed around the building, wrapping corners where appropriate. Colors are also applied in an appropriate manner around the building. Therefore, there is consistency in the project's composition and treatment. 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 landscape scheme shows a good selection of desert appropriate materials. Plant materials will be grouped in clusters along street frontages. Mesquite trees are proposed in parking lot planters and will provide 50% shading of parking stalls, as required by the Zoning Code. Neutral color inert materials are proposed in all planter beds. Based on the analysis of the project, the design and selected materials are generally consistent with the guidelines in the Section 14 Specific Plan and requirements of Chapter 8.60 of the Municipal Code. 8. Signs and graphics, as understood in architectural design including materials and colors. Signage is not part of this proposal. Resolution No. 24662 Page 6 THE CITY COUNCIL OF THE CITY OF PALM SPRINGS RESOLVES: SECTION 1. That the findings and determinations reflected above are true and correct, and are incorporated by this reference herein as the cause and foundation for the action taken by and through this Resolution. SECTION 2. The City Council approves the Major Architectural application (Case 3.4132 MAJ) with conditions as outlined in attached Exhibit "A." ADOPTED THIS 23RD DAY OF OCTOBER, 2019. David H. Ready, Esq., P . City Manager ATTEST: or ptfiony J. ia, City Clerk Resolution No. 24662 Page 7 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. 24662 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 October 23, 2019, by the following vote: AYES: Councilmembers Holstege, Middleton, Roberts, Mayor Pro Tern Kors, and Mayor Moon 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 j sr day of nG, 201 . thony J. eji M C City Clerk Resolution No. 24662 Page 8 EXHIBIT A Case No. 3.4132 MAJ Sunquitz EMC, LLC Northwest corner of East Tahquitz Canyon Way and North Sunrise Way October 23, 2019 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 3.4132 MAJ, except as modified by the conditions below. ADM 2. Reference Documents. The site shall be developed and maintained in accordance with the approved plans, including site plan date stamped October 3, 2019, and architectural elevations, exterior materials and colors, landscaping, and grading date stamped September 16, 2019, on file in the Planning Services Department, except as modified by the conditions below. 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 Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case 3.4132 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 Resolution No. 24662 Page 9 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 Major Architectural Application (MAJ) shall be valid for a period of two (2) years from the effective date of the approval. Commencement of construction must occur within this period. Extensions of time may be granted by the Planning Commission in accordance with the procedures and requirements set forth in Chapter 94.12 of the Zoning Code. A request for extension of time must be filed at least sixty (60) days before the entitlement is due to expire. 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. Public Art Fees. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding public art. The project shall either provide public art or payment of an in lieu fee. In the case of the in -lieu fee, the fee shall be based upon the total building permit valuation as calculated pursuant to the valuation table in the Uniform Building Code, the fee being 1/2% for commercial projects or 1/4% for residential projects with first $100,000 of total building permit valuation for individual single-family units exempt. Should the public art be located on the project site, said location shall be reviewed and approved by the Director of Planning and Zoning and the Public Arts Commission, and the property owner shall enter into a recorded agreement to maintain the art work and protect the public rights of access and viewing. Resolution No. 24662 Page 10 ADM 10. 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. ENVIRONMENTAL ASSESSMENT CONDITIONS ENV 1. Notice of Exemption. The project is exempt from the California Environmental Quality Act (CEQA); therefore, an administrative fee of $50 shall be submitted by the applicant in the form of a money order or a cashier's check payable to the Riverside County Clerk within two business days of the Commission's final action on the project. This fee shall be submitted by the City to the County Clerk with the Notice of Exemption. Action on this application shall not be considered final until such fee is paid. PLANNING DEPARTMENT CONDITIONS PLN 1. Outdoor Lighting Conformance. Exterior lighting plans, including a photometric site plan showing the project's conformance with Section 93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning ordinance, shall be submitted for approval by the Department of Planning prior to issuance of a building permit. Manufacturer's cut sheets of all exterior lighting on the building and in the landscaping shall be included. If lights are proposed to be mounted on buildings, down -lights shall be utilized. No lighting of hillsides is permitted. PLN 2. 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 3. 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. PLN 4. Flat Roof Requirements. Roof materials on flat roofs (less than 2:12) must conform to California Title 24 thermal standards for "Cool Roofs". Such roofs must have a minimum initial thermal emittance of 0.75 or a minimum SRI of 64 and a three-year aged solar reflectance of 0.55 or greater. Only matte (non- specular) roofing is allowed in colors such as beige or tan. Resolution No. 24662 Page 11 PLN 5. Maintenance of Awnings & Projections. All awnings shall be maintained and periodically cleaned. PLN 6. Screen Roof -mounted Equipment. All roof mounted mechanical equipment shall be screened per the requirements of Section 93.03.00 of the Zoning Ordinance. Prior to issuance of building permit, the applicant shall demonstrate the parapets fully screen the rooftop equipment in conformance with Section 93.03.00 of the Zoning Code. PLN 7. Surface Mounted Downspouts Prohibited. No exterior downspouts shall be permitted on any facade on the proposed building(s) that are visible from adjacent streets or residential and commercial areas. PLN 8. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of signalization will be permitted, except approved alarm systems. PLN 9. Outside Storage Prohibited. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. PLN 10. No off -site Parking. Vehicles associated with the operation of the proposed development including company vehicles or employees vehicles shall not be permitted to park off the proposed building site unless a parking management plan has been approved. PLN 11. Bicycle Parking. The project shall be required to provide secure bicycle parking facilities on site for use by residents and commercial/retail patrons and owners. Location and design shall be approved by the Director of Planning. PLN 12. Compliance with Parking Standards. Prior to issuance of building permit for tenant improvements or any zoning clearance for business license, the proposed tenant/business shall demonstrate the parking on -site complies with off-street parking standards found in Section 93.06.00 of the Zoning Code. PLN 13. 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. PLN 14. 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, 24662 Page 12 PLN 15. Off-street Parking Area. The final design of the parking lot and driveway areas shall comply with standards of the Off-street Parking ordinance, Section 93.06.00 of the Zoning Code. PLN 16. Tribal Conditions. 1. All Washingtonia robusta/Mexican Fan Palms shown on the Landscape Plan shall be removed or replaced with Washingtonia filifera/California Fan Palms. 2. Along Tahquitz Canyon Way, 60 foot center spacing of palm trees shall be maintained, and enhanced street and pedestrian lighting shall also be installed at approx. 40 foot alternating intervals per the Section 14 Specific Plan. 3. Prior to issuance of any grading permit, the applicant shall pay the Valley Floor Planning Area fee to the Tribe as required by the THCP. 4. Prior to any ground or habitat disturbance, focused surveys for burrowing owl shall be conducted by a qualified biologist and in accordance with California Department of fish and Wildlife (CDFW) guidelines. If the focused surveys are positive, the following measures shall be implemented in accordance with Section 4.8.4.2(g) of the THCP: a. Relocation, if applicable, shall be conducted in accordance with the CDFW Staff Report on Burrowing Owl Mitigation (2012), or other then - current protocols as directed by the Tribe. b. Owls should be excluded from burrows within the approved Project Site and within an appropriate buffer zone by installing one-way doors in burrow entrances or other technique as deemed appropriate. The biological monitor must ensure through appropriate means (e.g., monitoring for owl use, excavating burrows) that the burrows to be impacted are not being used. The Tribe shall determine whether creation of artificial burrows is necessary as part of the relocation effort. If relocation of methods are implemented, a relocation plan shall be develop that will outline the methods, destination, and monitoring of the owls. The destination of these species will be selected in order to provide long-term conservation potential. c. Occupied burrows shall not be disturbed during the nesting season unless a qualified biologist verifies through non-invasive methods that either: (a) the birds have not begun egg laying and incubation; or (b) that juveniles from the occupied burrows are foraging independently and capable of independent survival. 5. A cultural resources inventory shall be conducted of the Project Site by a qualified archaeologist prior to any ground disturbing activities. PLN 17. City Council Appeal Hearing. In accordance with the City Council decision on October 23, 2019, the applicant shall complete the following, as applicable, to the satisfaction of the Director of Planning Services: 1. Medical office building may remain as sited. Resolution No. 24662 Page 13 2. The building planned for the pad site at the northwest corner of Tahquitz Canyon Way and Sunrise Way shall be of exemplary design, due to the location being a prominent corner and primary gateway entry to Section 14. 3. A subcommittee consisting of AAC and Planning Commission members shall review and approve enhancements to improve the design of the building, particularly the east elevation. 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. BLD 2. Shall comply with the latest adopted edition of the following codes as applicable: A. California Building Code B. California Electrical Code C. California Mechanical Code D. California Plumbing Code E. California Energy Code F. California Fire Code G. California Green Building Standards Code BLD 3. Automatic fire suppression systems shall be installed in all new construction per Article VI of Chapter 8.04 of the Code of the City of Palm Springs. Design and type of system shall be based upon the requirements of the Building and Fire Codes and the requirements of the Palm Springs Fire Department. BLD 4. The requirements of the Air Quality Management District shall be satisfied prior to the issuance of any permit if dusts and/or pollutants will be discharged into the atmosphere. BLD 5. Any temporary building, trailer, commercial coach, etc. installed and/or used in connection with a construction project shall comply with City Code. BLD 6. All perimeter/boundary walls shall be designed and constructed so that the outer/exterior face of the wall is as close as possible to the lot line. In any case, the outer/exterior face of the wall shall be within two (2) inches of the lot line. Distances greater than two (2) inches may be approved prior to construction by the Building Official on a case by case basis for extenuating circumstances. BLD 7. All signs shall be Underwriters Laboratories approved, or equal. Resolution No. 24662 Page 14 BLD 8. In addition to approval from Building & Safety, approval is required from the County of Riverside, Department of Public Health for public swimming pools and spas and for occupancies involving foods and beverages. BLD 9. All exterior lighting shall be oriented, directed, and/or shielded as much as possible so that direct illumination does not infringe onto adjoining properties. BLD 10. The following items (as applicable) shall be completed and/or submitted to Building & Safety prior to the issuance of building permits for this project: A. Precise grading plans shall be approved B. Rough grading completed C. Compaction certification D. Pad elevation certification E. Rough grade inspection signed off by a City Inspector ENGINEERING DEPARTMENT CONDITIONS APPLICATION FOR APPROVAL OF A COMMERCIAL DEVELOPMENT LOCATED AT NORTHWEST CORNER OF TAHQUITZ CANYON DRIVE AND SUNRISE WAY, (APN 508-070-042), SECTION 14, TOWNSHIP 4 S, RANGE 4 E, S.B.M., CASE NO. 5.1484, ENG. FILE NO. TPM 37738. The Engineering Services Department 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. All Grading Plans, Improvement Plans, Required Studies and Documents listed below, must be submitted to Engineering Services Department for review and approval. 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. Resolution No. 24662 Page 15 TAHQUITZ CANYON WAY ENG 3. Construct a 24 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 205. The centerline of the driveway approach shall be located 295 feet from the centerline of Sunrise Way. ENG 4. In accordance with the Section 14 Master Specific Plan, the applicant shall plant Washingtonia filifera palm trees along the Tahquitz Canyon Way frontage, at 60 feet spacing, two canopy shade trees between each new palm tree at 30 feet spacing, as approved by the City Engineer and Planning Department. The palm trees shall be uplighted, consistent with existing palm tree lighting along the Tahquitz Canyon Way corridor. The applicant shall be responsible for the perpetual maintenance of the new palm trees and other parkway landscaping along the Tahquitz Canyon Way frontage, applicant shall install separate water and electric meters. ENG 5. New or transplanted palm trees shall be subject to a one-year plant establishment period from the date of acceptance by the City Engineer. Any palm trees that fail during the one-year plant establishment period shall be replaced with a new palm tree of similar trunk diameter and height to the satisfaction of the City Engineer, and shall be subject to a subsequent one-year plant establishment period. The applicant shall ensure that adequate irrigation of new palm trees is provided during the plant establishment period, until such time as the existing irrigation system is sufficient to irrigate the palm trees. ENG 6. 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. ENG 7. In accordance with the Section 14 Master Specific Plan, the applicant is to design and install an electrical system for installation of Tahquitz Canyon Way decorative light fixtures (12 feet to 15 feet tall) consistent with the existing decorative lighting system along Tahquitz Canyon Way, including banner supports and overhead pedestrian -level lighting on the sidewalk. The applicant shall furnish and install the decorative light fixtures, luminaries and supporting electrical system. The electrical system shall be connected to the existing lighting system adjacent to the Extended Stay America hotel property, and shall be operated by a separate electric meter, unless an existing meter is available for use by the new lighting system, as required by the City Engineer and Director of Facilities. The lighting system shall be installed and operational, and accepted for operation and maintenance by the City, prior to issuance of a Certificate of Occupancy, unless otherwise allowed by the City Engineer. ENG 8. Remove and replace existing asphalt concrete pavement where required, in accordance with applicable City standards. Resolution No. 24662 Page 16 ENG 9. All broken or off grade street improvements along the project frontage shall be repaired or replaced. SUNRISE WAY ENG 10. Remove the existing curb and gutter located from the south side of the proposed driveway approach on Sunrise Way currently located 38 feet west of centerline and replace with an 8 inch curb and gutter located 48 feet west of centerline and transition south to 42 feet west of centerline to match alignment of existing storm drain structure in accordance with City of Palm Springs Standard Drawing No. 200. ENG 11. Construct a 93-feet long by 12-feet wide bus turn out south of the proposed driveway entrance on Sunrise Way. Construction of a bus stop shelter shall be required, with a design compatible to project architecture as approved by Sunline Transit Agency and the Director of Planning. Bus stop furniture and other accessories, as required by SunLine Transit Agency, shall be provided by the developer, as necessary. a. Dedicate additional right-of-way concentric with the back of sidewalk adjacent to the bus turn -out. b. Construct an 8 feet wide sidewalk behind the curb concentric with the bus turn out in accordance with City of Palm Springs Standard Drawing No. 210. ENG 12. Remove the existing curb return located at the northwest corner of Sunrise Way and Tahquitz Canyon Way and replace with a new 35 feet radius curb return and spandrel to match curb alignments in accordance with City of Palm Springs Standard Drawing No. 200 and 206. ENG 13. Construct a 24 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 205. The centerline of the driveway approach shall be located 300 feet from the centerline of Tahquitz Canyon Way. ENG 14. Construct a 8 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. ENG 15. Construct the north half of a 6 feet wide cross gutter to match the existing cross gutter located at the northwest corner of the intersection of Sunrise Way and Tahquitz Canyon Way in accordance with City of Palm Springs Standard Drawing No. 200 and 206. ENG 16. 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 materials meeting state and federal accessibility standards is approved by the City Engineer. Resolution No. 24662 Page 17 ENG 17. Construct a Type A curb ramp meeting current California State Accessibility standards at the northwest corner of the intersection of Sunrise Way and Tahquitz Canyon Way in accordance with City of Palm Springs Standard Drawing No. 212. The applicant shall ensure that an appropriate path of travel, meeting ADA guidelines, is provided across the driveway, and shall adjust the location of the access ramps, if necessary, to meet ADA guidelines, subject to the approval of the City Engineer. If necessary, additional pedestrian and sidewalk easements shall be provided on -site to construct a path of travel meeting ADA guidelines. ENG 18. In accordance with the Section 14 Master Specific Plan, the applicant shall plant shade trees and landscaping to separate pedestrians from traffic where feasible, as approved by Planning Department and the City Engineer. The landscaping shall be consistent with landscaping located at the southwest corner of Sunrise Way and Tahquitz Canyon Way. The applicant shall be responsible for the perpetual maintenance of the new trees and other parkway landscaping along the frontage. ENG 19. In accordance with the Section 14 Master Specific Plan, the applicant is to design and install an electrical system for installation of Sunrise Way decorative light fixtures (12 feet to 15 feet tall) consistent with the existing decorative lighting system along Tahquitz Canyon Way, including banner supports and overhead pedestrian -level lighting on the sidewalk. The applicant shall furnish and install the decorative light fixtures, luminaries and supporting electrical system. The electrical system shall be connected to the existing lighting system adjacent to the Extended Stay America hotel property, and shall be operated by a separate electric meter, unless an existing meter is available for use by the new lighting system, as required by the City Engineer. The lighting system shall be installed and operational, and accepted for operation and maintenance by the City, prior to issuance of a Certificate of Occupancy, unless otherwise allowed by the City Engineer. ENG 20. Construct a 14-feet wide raised, landscaped median island as specified by the City Engineer extending from Tahquitz Canyon Way to approximately 200 north of Andreas Road. The intersection of Sunrise Way and Andreas Road shall be modified to prevent east/west traffic movements across Sunrise Way, prohibit northbound left turn movements at Andreas Road, and allow only southbound left turn movements onto E. Andreas Road. Construct a 100 feet southbound left turn pocket at Andreas Road, or as required by the City Engineer. Construct a 150 feet southbound dual -left turn pocket at Tahquitz Canyon Way. The median nose width shall be constructed 4 feet wide and shall have stamped colored concrete. The left turn pockets shall be designed in accordance with Section 405 of the current edition of the Caltrans Highway Design Manual, or as approved by the City Engineer. Resolution No. 24662 Page 18 ENG 21. Submit median landscaping 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 to be maintained by the applicant, for future use by the City upon acceptance of the median landscaping by the City. 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. The median island landscaping shall have a similar design and plant palette as the median landscaping existing on Sunrise Way south of Tahquitz Canyon Way. ENG 22. All median landscaping shall be guaranteed for a period of one year from the date of acceptance by the City Engineer. Any landscaping that fails during the one year landscape maintenance period shall be replaced with similar plant material to the satisfaction of the City Engineer, and shall be subject to a subsequent one year landscape maintenance period. ENG 23. 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. ENG 24. 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 proposed gutter to clean sawcut edge of pavement along the entire frontage in accordance with 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 25. Remove and replace existing asphalt concrete pavement where required, in accordance with applicable City standards. ENG 26. All broken or off grade street improvements along the project frontage shall be repaired or replaced. ANDREAS ROAD ENG 27. Dedicate an easement, as appropriate for curb, gutter and sidewalk purposes along the entire frontage. ENG 28. Construct a 6 inch curb and gutter, 20 feet south of centerline along the entire frontage, with a 35 feet radius curb return and spandrel at the southwest corner of the intersection of Sunrise Way and Andreas Road in accordance with City of Palm Springs Standard Drawing No. 200 and 206. Resolution No. 24662 Page 19 ENG 29. Construct a 6 inch curb and gutter located 20 feet south of centerline and transitions to match existing improvements located 32 feet south of centerline approx. 330 feet from the west property line in accordance with City of Palm Springs Standard Drawing No. 200. The above mentioned improvements may be reimbursed, pursuant to a Reimbursement Agreement approved by the City Council. ENG 30. Costs associated with off -site street improvements may be reimbursed, pursuant to a Reimbursement Agreement approved by the City Council, in accordance with the policies established by Resolution 13487, and amended by Resolution 16031. Following completion and acceptance of off -site street improvements by the City Engineer, if reimbursement is requested in writing by the applicant, the applicant shall submit a formal request for preparation of a Reimbursement Agreement and a $5,000 deposit for City staff time associated with the preparation of the Off -site Street Reimbursement Agreement, including City Attorney fees. The applicant shall be responsible for payment of all associated staff time and expenses necessary in the preparation and processing of the Reimbursement Agreement with the City Council, and shall submit additional deposits as necessary when requested by the City, which are included in the amount that may be reimbursed to the applicant through the Reimbursement Agreement. The Reimbursement Agreement is subject to the City Council's review and approval at a Public Hearing, and its approval is not guaranteed nor implied by this condition. ENG 31. Construct the south half of a 6 feet wide cross gutter to match the existing cross gutter located at the southwest corner of the intersection of Sunrise Way and Andreas Road with a flow line parallel with and located 38 feet west of the centerline of Sunrise Way in accordance with City of Palm Springs Standard Drawing No. 200 and 206. ENG 32. Construct a Type A curb ramp meeting current California State Accessibility standards at the southwest corner of the intersection of Sunrise Way and Andreas Road in accordance with City of Palm Springs Standard Drawing No. 212. The applicant shall ensure that an appropriate path of travel, meeting ADA guidelines, is provided across the driveway, and shall adjust the location of the access ramps, if necessary, to meet ADA guidelines, subject to the approval of the City Engineer. If necessary, additional pedestrian and sidewalk easements shall be provided on -site to construct a path of travel meeting ADA guidelines. ENG 33. Construct a 24 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 205. The centerline of the driveway approach shall be located 295 feet from the centerline of Sunrise Way. ENG 34. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. Resolution No. 24662 Page 20 ENG 35. 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 materials meeting state and federal accessibility standards is approved by the City Engineer. ENG 36. Construct pavement with a minimum pavement section of 3 inches asphalt concrete pavement over 6 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to clean sawcut edge of pavement along the entire frontage in accordance with 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 37. Remove and replace existing asphalt concrete pavement where required, in accordance with applicable City standards. ENG 38. All broken or off grade street improvements along the project frontage shall be repaired or replaced. ON -SITE ENG 39. The on -site layout of drive aisles and parking spaces is subject to further review and approval by the City Engineer. Adjustment of proposed street alignments, and deletion or relocation of proposed parking spaces may be required during review and approval of construction plans for on -site improvements, as required by the City Engineer. Approval of the preliminary site plan does not constitute approval of the on -site layout of streets and parking spaces as proposed. ENG 40. The minimum pavement section for all on -site pavement 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 41. On -site drive aisles and 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. Resolution No. 24662 Page 21 SANITARY SEWER ENG 42. All sanitary facilities shall be connected to the public sewer system. New laterals shall not be connected at manholes. GRADING ENG 43. 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; a copy of the project -specific Final Water Quality Management Plan. ENG 44. Prior to approval of a Grading Plan (or 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 ( 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-THPOCa-).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 Resolution No. 24662 Page 22 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 45. 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 46. 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 47. 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 48. Prior to issuance of grading permit, the applicant shall provide verification to the City that the Tribal Habitat Conservation Plan (THCP) fee has been paid to the Agua Caliente Band of Cahuilla Indians in accordance with the THCP. ENG 49. 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 50. 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 copy of the up-to-date SWPPP shall be kept at the project site and be available for review upon request. ENG 51. 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 Resolution No. 24662 Page 23 more) at the time of issuance of grading permit for mitigation measures for erosion/blowsand relating to this property and development. ENG 52. 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 53. The applicant shall provide all necessary geotechnical/soils inspections and testing in accordance with the Geotechnical/Soils Report prepared for the project. All backfill, compaction, and other earthwork shown on the approved grading plan shall be certified by a California registered geotechnical or civil engineer, certifying that all grading was performed in accordance with the Geotechnical/Soils Report prepared for the project. Documentation of all compaction and other soils testing are to be provided even though there may not be a grading plan for the project. Prior to issuance of Building Permits. ENG 54. 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 prior to issuance of any Building Permit. ENG 55. In cooperation with the Riverside County 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: 760-776-8208). WATER QUALITY MANAGEMENT PLAN ENG 56. This project shall be required to install measures in accordance with applicable National Pollution Discharge Elimination System (NPDES) Best Management Practices (BMP's) included as part of the NPDES Permit issued for the Whitewater River Region from the Colorado River Basin Regional Water Quality Control Board (RWQCB). The applicant is advised that installation of BMP's, including mechanical or other means for pre -treating contaminated stormwater and non-stormwater runoff, shall be required by regulations imposed by the RWQCB. It shall be the applicant's responsibility to design and install appropriate BMP's, in accordance with the NPDES Permit, that effectively intercept and pre -treat contaminated stormwater and non- stormwater runoff from the project site, prior to release to the City's municipal separate storm sewer system ("MS4"), to the satisfaction of the City Engineer Resolution No. 24662 Page 24 and the RWQCB. Such measures shall be designed and installed on -site; and provisions for perpetual maintenance of the measures shall be provided to the satisfaction of the City Engineer, including provisions in Covenants, Conditions, and Restrictions (CC&R's) required for the development (if any). ENG 57. 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 within the underground parking garage and the on -site private drive aisles. Direct release of nuisance water to adjacent public streets is prohibited. Construction of operational BMP's shall be incorporated into the Precise Grading and Paving Plan. ENG 58. Prior to issuance of any grading or building permits, the property owner shall record a "Covenant and Agreement" with the County -Clerk Recorder 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: requiring the implementation of the Final Project -Specific WQMP in Home Owners Association or Property Owner Association Covenants, Conditions, and Restrictions (CC&Rs); 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 59. 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). ENG 60. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $10,310.99 per acre in accordance with Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. GENERAL ENG 61. Any utility trenches or other excavations within existing asphalt concrete pavement of off -site streets required by the proposed development shall be backfilled and repaired in accordance with City of Palm Springs Standard Resolution No. 24662 Page 25 Drawing No. 115. The developer shall be responsible for removing, grinding, paving and/or overlaying existing asphalt concrete pavement of off -site streets as required by and at the discretion of the City Engineer, including additional pavement repairs to pavement repairs made by utility companies for utilities installed for the benefit of the proposed development (i.e. Desert Water Agency, Southern California Edison, Southern California Gas Company, Time Warner, Verizon, Mission Springs Water District, etc.). Multiple excavations, trenches, and other street cuts within existing asphalt concrete pavement of off -site streets required by the proposed development may require complete grinding and asphalt concrete overlay of the affected off -site streets, at the discretion of the City Engineer. The pavement condition of the existing off -site streets shall be returned to a condition equal to or better than existed prior to construction of the proposed development. ENG 62. All proposed utility lines shall be installed underground. ENG 63. 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 west property line and running north and south, 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 64. 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 65. 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. Resolution No. 24662 Page 26 ENG 66. 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. ENG 67. Nothing shall be constructed or planted in the corner cut-off area of any intersection or 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. TRAFFIC ENG 68. As determined by the traffic study submitted by RK Engineering Group, Inc., the following mitigation measure(s) will be required: TBD ENG 69. 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 70. 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 71. Submit traffic striping plans for Sunrise Way frontage prepared by a California registered civil engineer, for review and approval by the City Engineer. All required traffic striping and signage improvements shall be completed in conjunction with required street improvements, to the satisfaction of the City Engineer, and prior to issuance of a certificate of occupancy. ENG 72. 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 73. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. Resolution No. 24662 Page 27 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 2016 California Fire Code as adopted by City of Palm Springs, Palm Springs Municipal Code, PSFD Appendix "O" Development Requirements and latest adopted NFPA Standards. Three (3) complete sets of plans for fire sprinkler system & fire alarm must be submitted prior to a building permit being released. FID 3 Conditions of Approval — "Conditions of Approval" received from the Palm Springs Planning Department must be submitted with each plan set. Failure to submit will result in a delay of plan approval. FID 4 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. These fees are established by Resolution of the Palm Springs City Council. 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 include all necessary engineering features, including all hydraulic reference nodes, pipe lengths and pipe diameters as required by the appropriate codes and standards. Plans and supporting data, (calculations and manufacturers technical data sheets) including fire flow data, shall be submitted with each plan submittal. Complete and accurate legends for all symbols and Resolution No. 24662 Page 28 abbreviations shall be provided on the plans. 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 7 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. FID 8 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 9 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 10 Fire Alarm System Required: An automatic or manual fire alarm system is required. Only a C-10 licensed fire alarm contractor shall perform system design and installation. System to be designed and installed in accordance with NFPA standard 72, 2016 editions, as modified by local ordinance. FID 11 Turning Radius: The required turning radius of a fire apparatus access road shall be a minimum inner radius 25 feet and an out radius of 43 feet. Resolution No. 24662 Page 29 FID 12 Private & Public Fire Hydrants: Both types of fire hydrants will be required for this project based on the size of the parcel and the coverage required per 2016 California Fire Code. END OF CONDITIONS