HomeMy WebLinkAboutItem 3A - Attach B_04 ARC COA's 6-16-25
EXHIBIT A – Architectural Review Committee Resolution #____
CONDITIONS OF APPROVAL
Case PDD-2024-0007 / 5.0982 PD-290 / TM 31848
Miralon Twenty-five Homes, Phase 2 by Woodbridge Pacific Group, LLC
June 16, 2025
Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Engineer, the Director of Planning and Zoning, 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 executed, shall be in a form
approved by the City Attorney.
PLANNED DEVELOPMENT DISTRICT PD-290 SPECIFIC CONDITIONS
Below conditions of approval from the Preliminary Planned Development Approval as
amended on November 2, 2016: (The portions of text with “strike-through” font are as
removed at the time of the PD amendment in 2016.)
PC 1. Traffic Signal – Indian Canyon & Sunrise Way. Install the traffic signal upon
issuance of permit for 100th residential unit. (Applicable to master developer.)
PC 2. Annual Monitoring Requirement – Traffic. The applicant shall be required to
submit updated traffic data to the Engineering Division on an annual basis for
the following intersections:
• Sunrise Way and Four Seasons Boulevard
• San Rafael and Avenida Caballeros
• Indian Canyon and Corazon
The annual monitoring shall terminate upon the issuance of the final
certificate of occupancy for residential structures within the development.
(Applicable to master developer.)
PC 3. Right-of-Way Improvements – Avenida Caballeros. Right-of-way
improvements shall be completed with other project perimeter improvements
prior to the issuance of certificates of occupancy for the residential structures.
(Applicable to master developer.)
PC 4. Sidewalk – Multifamily (Phase 1). Provide a temporary sidewalk along the
street frontage of the Phase 1 multifamily parcel so as to provide a safe
pedestrian connection for the southern trail loop. (Applicable to other
developer.)
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Conditions of Approval – Architectural Review Committee Resolution ____ Page 2 of 33
Final PDD Plans for 25 homes in Miralon by Woodbridge Pacific Group, LLC
PC 5. Construction Staging. Construction staging and stacking of construction
vehicles shall occur onsite and not on adjacent rights-of-way or in adjacent
neighborhoods. The northern Sunrise Way entry gate shall be used for all
construction traffic.
PC 6. Social Areas – Access. Provide adequate pedestrian access to the Social
Areas from the nearest adjacent internal street.
PC 7. Trails – Public Access. Public access to the trails shall be made available to
members of the general public; this shall be provided as a public benefit in
accordance with the Public Benefit Policy adopted by City Council for Planned
Development Districts.
PC 8. Trails – Clear Zone. Provide a minimum two-foot clear zone on either side of
each trail path.
PC 9. Trails – Restricted Use. The trail system shall be restricted to use by
pedestrians and bicycles only. Electric vehicles shall not be permitted on the
trail system but may utilize the streets within the development.
PC 10. Rear Setback – Exclusive Use Easement. Allow a 3’ setback from rear property
line, provided a minimum 15’ setback is maintained from the outer edge of the
exclusive use easement boundary.
PC 11. Rear Setback – All Other Lots. A minimum 15’ rear yard setback shall be
required for all lots without the exclusive use easement. The rear yard setback
may be reduced to 10’ when the front yard setback is increased to 15’ under
the following circumstances:
a. The rear yard is not located at the perimeter of the development and does
not back onto existing developed residential properties outside of the
development; and
b. The rear yard does not immediately abut another rear yard within the
development where the rear yard setback has been reduced below 15’.
PC 12. Front Setbacks. Allow 18’ setback to face of garage, allow 10’ setback for
habitable portion of dwelling or wall of side-loaded garage. (See General
Condition #17)
PC 13. Side Yard Setback. Recommend the use of an exclusive use easement for
side yards, with 3’ and 7’ setbacks from property lines so as to maximize usable
side yard space. Allow swimming pools to be built at the property line (minimum
3’ setback from adjacent residence).
PC 14. Lot Coverage.
Case PDD-2024-0007 / 5.0982 PD 290 / TM 31848 June 16, 2025
Conditions of Approval – Architectural Review Committee Resolution ____ Page 3 of 33
Final PDD Plans for 25 homes in Miralon by Woodbridge Pacific Group, LLC
a. 40’ & 45’ Lots: 55%
b. 50’ & 60’ Lots: 50%
(See General Condition #17)
PC 15. Lot Coverage – Covered Patios. Covered patios, when only covered by a roof
or trellis structure (not second-story habitable space), may be excluded from
the lot coverage calculation.
PC 16. Second Story Area Limitations. The second story of the residence (where
permitted) shall not exceed 50% of the habitable floor area of the first floor of
the residence.
PC 17. Roof Decks. Roof decks shall not be permitted on one-story residences. Roof
decks may be permitted for two-story residences but shall be limited to a
maximum of 400 square feet in area and shall only be permitted above the first -
story level of the residence. The roof deck shall be designed so that privacy is
maintained for the yard areas of abutting parcels.
PC 18. Four-Sided Architecture. Architectural detailing and materials shall be
consistent on all four sides of the residence. Variations in wall planes, external
expression of structural elements, shading devices, or other similar details may
be employed to break up large wall plane expanses as appropriate.
PC 19. Windows – Materials. Window frame materials shall be restricted to aluminum
frames only. Vinyl frame windows are prohibited.
PC 20. Exterior Door/Window Design Standards. The following standards shall be
added to the Design Guidelines manual:
By design, windows and glass door openings should take advantage
of views, minimize reflectivity, solar absorption, glare and nighttime
light emission and minimize overlook between residences. Large
panes of glass are preferred.
In order to reinforce the connection to the outdoors, large windows
with edges at or near the floor and/or ceiling and sliding glass doors
opening from main living areas are recommended.
Square or rectangular window shapes should be emphasized.
Arches, circular, triangular, octagonal, or trapezoidal windows or
doors are discouraged as they suggest other building types and
histories not associated with “desert” architecture. One exception is
trapezoidal clerestory windows that take their shape from the
adjacent sloping ceiling and roof.
Case PDD-2024-0007 / 5.0982 PD 290 / TM 31848 June 16, 2025
Conditions of Approval – Architectural Review Committee Resolution ____ Page 4 of 33
Final PDD Plans for 25 homes in Miralon by Woodbridge Pacific Group, LLC
PC 21. Window/Door Openings – Variation C Elevations (Legoretta-inspired).
Exterior window and door openings shall have a minimum 4” recess for
consistency with the design characteristics.
PC 22. Exterior Finish Materials. Exterior walls should be simple, refined compositions
that firmly ground the building to the site. A minimum of two and a maximum
of three exterior wall materials (glazing system materials excluded) shall be
used, with one material clearly dominant. Exterior finish materials shall be
limited to the following:
• Stucco – smooth or light sand finish
• Natural or cultured stone
• Architectural smooth face or decorative concrete block
• Architectural composed fiber cement panels
• Brick
• Finished metal
• Prohibited materials: Highly reflective or shiny metal, decorative
patterned stucco, alumawood
PC 23. Garage Doors. Arched windows or divided-lite windows shall be prohibited on
garage doors; only those details as specified in the Design Standards manual
shall be permitted. White garage doors may be acceptable if approved as part
of a color scheme for the residence.
PC 24. Hardscape – Driveways. The use of concrete as a driveway surface shall not
exceed 75% of the overall driveway area. Decorative or pervious materials,
such as pavers or crushed rock, should make up the remainder of the driveway
area.
PC 25. Groundcover – Single-Family Parcels/Multi-family Parcels. Due to wind
conditions, decomposed granite is not recommended. Crushed rock or gravel
shall be a minimum of 3/8”. While “Mojave Gold” is the preferred color for rock
material, other alternate colors may be appropriate as approved by the
Architectural Review Committee (ARC).
PC 26. Rear Yard Gates/Fences. Remove the kick-plate detail; applicant shall submit
a color sample for rear yard view fences for review and approval by the AAC.
PC 27. Mechanical Equipment. No rooftop-mounted compressors shall be permitted.
Mechanical equipment may be mounted on the roof, provided the equipment
is screened and the screening material is integrated with the architecture of
the residence. (See General Condition #24)
PC 28. Solar. All residential units shall be outfitted with solar panels and shall provide
a minimum of 40% of the total usage capacity for the residence.
Case PDD-2024-0007 / 5.0982 PD 290 / TM 31848 June 16, 2025
Conditions of Approval – Architectural Review Committee Resolution ____ Page 5 of 33
Final PDD Plans for 25 homes in Miralon by Woodbridge Pacific Group, LLC
PC 29. Local Workers. The applicant, production builders and subcontractors are
encouraged to hire local workers as may be possible, and to support local job
training programs and efforts.
PC 30. Construction Phasing and Timing of Common Area Improvements. The project
shall be developed according to the construction phasing plan submitted in
conjunction with this application (Phases 1A, 1B, and 2A). Common area
improvements shall be completed as follows:
a. Clubhouse: The building permit for the clubhouse facility shall be issued
prior to the issuance of the building permit for the first single-family
residence in Phase 1A.
b. Trail and Common Area Orchards/Landscape/Amenities: The trails and
any common area landscaping and improvements within each phase of the
development shall be completed prior to completion of 50% of the single -
family residences within that phase of the development. The parcels for
multifamily residences in Phases 1A and 2A shall be excluded from the 50%
calculation and completion requirement.
PC 31. Design Guidelines – Amendment. Amendments to the adopted Design
Guidelines may be processed as a Minor Amendment to an approved Planned
Development, pursuant to Palm Springs Zoning Code (PSZC) Section
94.03.00(G).
GENERAL CONDITIONS / CODE REQUIREMENTS (from preliminary PDD COA’s):
26. No exterior downspouts shall be permitted on any façade on the proposed
buildings which are visible from adjacent streets or residential and commercial areas.
(Plan 1C, 1C Enhanced, 1CX, 2A, 2C, 2C Enhanced, 3C, 3C Enhanced, and 4C do not
conform.)
32. Prior to issuance of building permits, locations of all telephone and electrical
boxes must be indicated on the building plans and must be completely screened and
located toward the interior of the project maintaining a sufficient distance from the
frontage of the project. Said transformers must be adequate and decoratively screened.
Planning Commission project specific conditions from July 25, 2018, meeting:
1. The applicant shall provide private access gates at the side yards of individual
units that back the Miralon open space areas.
2. The applicant shall provide additional shade trees at the Desert Common Park.
3. The applicant to add plantings that attract butterflies, birds and bees to the
landscape palette.
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Conditions of Approval – Architectural Review Committee Resolution ____ Page 6 of 33
Final PDD Plans for 25 homes in Miralon by Woodbridge Pacific Group, LLC
4. There shall be no decomposed granite in the open space areas; use only 3/8 th
rocks.
5. The applicant shall modify proposed 1% slope roofline for Elevations 4A, 4XA and
5A to create the appearance of a complete level roof plane.
6. The design of the multi-family residences shall conform to the Miralon design
guidelines.
7. The project shall include traffic calming devices subject to the approval of the Fire
Marshall.
PROJECT SPECIFIC CONDITIONS
Architectural & Design – 25 homes (Case PDD-2024-0007):
ARC 1. From PC 18 – Four-sided Architecture: Where side and rear yards are
greater than five (5) feet, architectural articulation should be of equal quality to that
of the front elevations. The detailing in these areas must be further developed to
conform.
ARC 2. From PC 20 – Exterior Door / Windows. Where double-hung windows are
proposed that face a masonry wall five feet away, eliminate the 10-foot ceilings
and instead use clerestory windows with head heights at the underside of the roof
framing to create a greater sense of interior spaciousness, allow light, maintain
privacy, and afford upper views. Where bedroom windows face a street or entry
courtyard use clerestory windows to provide better privacy control between public
/ private spaces.
ARC 3. Improve the exterior aesthetic on those units that back onto Indian Canyon
Drive by elimination of the 10-foot ceilings and utilization of clerestory windows that
will also enhance the spaciousness of rooms and provide opportunity for views
toward the wester mountains. Extend the eaves beyond the 1’ limit imposed by
the Design Guidelines to give solar protection and better reflect the deepset eaves
of Cody and Wexler’s designs.
ARC 4. From PC 22 – Simple refined compositions, firmly grounded. Simplify
elevations using consistency thin fascia depths (Wexler & Code-inspired variants),
simplify the blocking on all variations by aligning them. Eliminate false chimney /
fireplace elements, group together disparate sized windows & doors. Reduce the
10-foot high wall framing to 9-feet for flat roof models and 8-feet for sloped roof
homes and allow interior ceilings to slope with the underside of the roof rafters to
create spacious interiors. Roof insulation can then be placed between the rafters
to preserve the thin roof edge profile and ductwork can then be run above corridor,
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Conditions of Approval – Architectural Review Committee Resolution ____ Page 7 of 33
Final PDD Plans for 25 homes in Miralon by Woodbridge Pacific Group, LLC
closet and kitchen ceilings or in soffits where necessary.
ARC 5. Mass & Scale. Further simplify the volumetric form of the homes to achieve
the sleek clean lines noted in the Design Guidelines. The strength of mid-century
architectural designs of Cody, Wexler and Legoretta were found in their elegant
simplicity. Square off 45-degree angled walls to reduce complicated framing and
simplify roof forms; use consistent thin fascia depths (Wexler & Cody inspired
variants). Wexler & Cody typically used a standard structural grid or module in
organizing the interiors of their homes. Applying a standard structural module to
these homes would contribute to better consistency with the mid-century architects
from which they are intended to take design inspiration and provide opportunities
to simplify the interiors by removing unnecessary and often conflicting walls and
doors (especially at bathrooms) which should in turn reduce construction costs and
contribute to simpler massing and greater spaciousness.
ARC 6. On Legoretta-inspired units, allow the volume and massing of the rooms to
create the cubic volumes typical of his work, rather than superfluous blocking and
heavy fascias.
ARC 7. Mass & Scale. On units with sloped roofs, remove the 10 -foot ceilings,
reduce the 10-foot top plate to 8 or 9 feet and let the ceilings follow the roof slope.
Integrate clerestory windows to achieve greater interior volume and spaciousness.
Lowering the roof pitch on sloped roofs would also achieve massing and scale
more consistent with the mid-century work of Code & Wexler. Insulation can be
achieved between the rafters running above the post and beam structure and
ductwork can run above corridor ceilings, closets, utility and kitchens and through
the use of soffits where necessary. In general the ten -foot ceiling heights in these
homes cause the massing to have a rather awkward, vertical or top -heavy
appearance. There are sloped roofs in many of the un its types, but none of the
homes take advantage of the increased interior room height possible by removing
the flat, 10-foot ceilings and allowing the ceilings to follow the roof slope. Sloping
ceilings are a much-desired feature in Cody & Wexlers’ mid-century homes
because they achieve spacious interior volumes without the added material costs.
ARC 8. Mass & scale. Use clerestory windows above standard height doors &
windows up to the underside of the roof framing, and/or bump up the roof rafters
in the living room areas to around 12 feet and allow the surrounding roof height to
be 9 feet, allowing adequate roof depth for insulation and ductwork.
ARC 9. Clear expression of Desert Modern Architecture. Double hung windows
were not used in mid-century homes designed by Wexler & Cody. Instead use
casement, awning or sliding windows. Where windows face a concrete block
privacy wall between units and / or where views are available but privacy is desired,
employ clerestory windows in which the head of the window aligns with the ceiling
rather than narrow slot windows. Again, insulation can run between the roof rafters
Case PDD-2024-0007 / 5.0982 PD 290 / TM 31848 June 16, 2025
Conditions of Approval – Architectural Review Committee Resolution ____ Page 8 of 33
Final PDD Plans for 25 homes in Miralon by Woodbridge Pacific Group, LLC
supported on beams and ductwork can run above corridor, closet, utility room, and
kitchen ceilings and where necessary, in soffits.
ARC 10. Clear expression of Desert Modern Architecture. False Features. Remove
all the false chimneys. Where false beam ends are proposed to give the illusion
of a post and beam structure, be sure there’s a solid wall (not a window) below the
beam.
ARC 11. Massing & Scale. On models with covered front patios for the front-loaded
pools, carry the accent material (i.e. Shadowblock or other) to the underside of the
patio roof for privacy and belter balance and massing on the front elevation rather
than the half-height “ponywall”.
ARC 12. Clear expression of Desert Modern Architecture. On Cody & Wexler -
inspired variants: continue the thin fascias on both homes and patio roofs , use
steel structural elements where necessary to achieve this as noted in the
description of Cody’s design aesthetic in the Design Guidelines. Extend the eaves
beyond the posts on patio roofs to accentuate the horizontality of the Cody and
Wexler-inspired variants. Design guidelines limiting such projections to one foot
can and should be set aside when it further strengthens the mid-century character
of horizontality and scale of the architecture, especially on front and rear
elevations.
ARC 13. Massing concern: Two-story units (Plan type 4). The massing of these
units in all three design variations is out of character with typical low-profile, Palm
Springs mid-century “Desert Modern” architecture of Cody & Wexler. The massing
appears top-heavy. More than half of the bulk of this two-story plan type is caused by
an unusually tall two-story living room. Revise the roof over the two-story living room
to slope downward toward the back of the home to achieve better overall horizontal
massing and consistency with Desert Modern architecture and provide better human
scale while also eliminating hard to reach windows.
ARC 14. Landscape. Due to the extremely windy conditions at the project site the
provide the following alternative tree choices: (1) Casuarina (Austrialian Pine) in
lieu of the Jacarandas, and (2) Dalbergia (Indian Rosewood) in lieu of the Desert
Museum Palo Verdes.
Administrative
ADM 1. The proposed development of the premises shall conform to all applicable
regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other
City Codes, ordinances and resolutions which supplement the zoning district
regulations.
Case PDD-2024-0007 / 5.0982 PD 290 / TM 31848 June 16, 2025
Conditions of Approval – Architectural Review Committee Resolution ____ Page 9 of 33
Final PDD Plans for 25 homes in Miralon by Woodbridge Pacific Group, LLC
ADM 2. 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 PDD-2024-0007 /
5.0982-PD-290, TTM 31848. 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 3. That the property owner(s) and successors and assignees in interest shall
maintain and repair the improvements including and without limitation 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. The MIRALON HOA shall be responsible for the
maintenance of both sides of the Sunrise Parkway. This condition shall be
included in the recorded covenant agreement for the property if required by the
City and shall be required in the CC&Rs.
ADM 4. The project is located in an area defined as having an impact on fish and
wildlife as defined in Section 711.4 of the Fish and Game Code; therefore, a fee of
$1,314.00 plus an administrative fee of $50.00 shall be submitted by the applicant
in the form of a money order or a cashier's check payable to the Riverside County
Clerk prior to Council action on the project. This fee shall be submitted by the City
to the County Clerk with the Notice of Determination.
ADM 5. Prior to issuance of a grading permit, Fringe Toed Lizard Mitigation fees
shall be submitted to CVAG. The project is subject to environmental fees: “LDMF”
(Local Development Mitigation Fees) as outlined in the Coachella Valley Multiple
Species Habitat Conservation Plan.
ADM 6. This project is 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
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Building Code, the feei ng 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 artwork and protect the public
rights of access and viewing.
ADM 7. Pursuant to Park Fee Ordinance No. 1632 and in accordance with
Government Code Section 66477 (Quimby Act), all residential development shall
be required to contribute to mitigate park and recreation impacts such that, prior to
issuance of residential building permits, a parkland fee or dedication shall be
made. Accordingly, all residential development shall be subject to parkland
dedication requirements and/or park improvement fees. The parkland mitigation
amount shall be based upon the cost to acquire and fully improve parkland.
Dedication of the 7.55-acre park site shall be made prior to the issuance of the first
grading permits.
Environmental Assessment
ADM 8. The mitigation measures of the environmental assessment shall apply and
shall be incorporated into the final plans, prior to the issuance of permits. The
applicant has submitted a signed statement agreeing to the mitigation measures.
CC&R's
ADM 9. The applicant prior to issuance of building permits shall submit a draft
declaration of covenants, conditions and restrictions ("CC&R's") to the Director of
Planning and Zoning for approval in a form to be approved by the City Attorney, to
be recorded prior to approval of a final map. The CC&R's shall be enforceable by
the City, shall not be amended without the City approval, and shall require
maintenance of all property in a good condition and in accordance with all
ordinances.
ADM 10. The applicant shall submit to the City of Palm Springs, a deposit in the
amount of $4.554, for the review of the CC&R's by the City Attorney. An $860 filing
fee, or other fee in effect at the time of submission of the CC&Rs, shall also be
paid to the City Planning Department for administrative review purposes.
ADM 11. The CC&R's shall have a disclosure statement regarding the location of the
project relative to roadway noise, aircraft noise and the widening of Sunrise
Parkway in the future. Said disclosure shall inform perspective buyers about traffic,
an active recreation park-site and lighted playing fields, noise due to Sunrise
Parkway, Indian Canyon Drive, San Rafael Drive and the Palm Springs
International Airport, aircraft, and other activities which may occur in this area.
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a. Prior to issuance of a building permit, the applicant must provide a standard
avigation easement and non-suit covenant in a form prescribed and
approved by the City Attorney, with reference to present and future owners
of the parcel(s).
b. These disclosures shall also be incorporated into a covenant to be recorded
on the title of each residential parcel.
Cultural Resources
ADM 12. 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.
a. Given that portions of the project area are within an alluvial formation, the
possibility of buried resources is increased. A Native American Monitor shall
be present during all ground disturbing activities.
b. Experience has shown that there is always a possibility of buried cultural
resources in a project area, Given that, 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 and Zoning and after the consultation the
Director shall have the authority to halt destructive construction and shall
notify a Qualified Archaeologist to investigate and, 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.
c. 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 and Zoning
Department prior to final inspection.
Final Design
ADM 13. The final landscape plan for the common area open space (former golf
course), including all proposed landscape materials, shall be reviewed and
approved by the Planning Commission. As part of the review, the Planning
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Commission shall also consider a reduction in the surface area of the water
retention lakes. (Applicable to master developer.)
ADM 14. Final landscaping, irrigation, exterior lighting, and fencing plans shall be
submitted for approval by the Department of Planning prior to issuance of a
building permit. Landscape plans shall be approved by the Riverside County
Agricultural Commissioner's Office prior to submittal.
ADM 15. The final development plans shall be submitted in accordance with Section
94.03.00 of the Zoning Ordinance. Final development plans shall include site
plans, building elevations, floor plans, roof plans, landscape plans, irrigation plans,
wall and fence 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. Final development plans
shall be submitted within two (2) years of the City Council approval of the
preliminary planned development district.
ADM 16. An exterior lighting plan for the clubhouse parking lot, in accordance with
Zoning Ordinance Section 93.21.00, Outdoor Lighting Standards, shall be
submitted for review and approval by the Director of Planning & Zoning prior to the
issuance of building permits. Manufacturer's cut sheets of all exterior lighting on
the building and in the landscaping shall be submitted for approval prior to
issuance of a building permit. If lights are proposed to be mounted on buildings,
down-lights shall be utilized. (Applicable to master developer.)
ADM 17. Two story units shall be not be located within 200' of the project perimeter,
with the exception that they may be on the second row of lots south of Sunrise
Parkway.
ADM 18. Project property development standards:
Table 3 Development Standards – Revised (from PD-290 AMND)
Standard PDD 290 Development Standards
Land Use Multi-family/Condominium &
Single-family residential
Total Unit Count 1,150 Units
Minimum Lot Area – Single Family 4,000 square feet
Minimum Lot Dimension 40 ft. X 100 ft.
Lot Sizes 4,000 sq. ft. to 14,485 sq. ft.
Minimum Dwelling Size 1,000 square feet
Building Height – Single Family Maximum 24 feet
Building Height – Multifamily Maximum 25 feet
Single-Family Setbacks
• Front from living area 10 feet
• Side-loaded garage 10 feet
Case PDD-2024-0007 / 5.0982 PD 290 / TM 31848 June 16, 2025
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Final PDD Plans for 25 homes in Miralon by Woodbridge Pacific Group, LLC
Standard PDD 290 Development Standards
• Front-loaded garage 18 feet
• Side yard setback 5 feet, with option for exclusive side yard
easement on 4,000 SF and 4,500 SF lots
• Rear yard setback – lot with exclusive use
rear yard easement
3 ft. Min. to PL with 10' min. & 20' max 15’
min. to outside boundary of exclusive use
easement
• Rear yard setback – without exclusive use
rear yards
15 feet to property line (see PC 11 for
additional options)
Multifamily R-3 Zone standards apply, except as may be
amended herein
Max. Lot Coverage 55% for 4,000/4,500 SF lots; 50% for
5,000/6,000 SF lots
Primary Access Sunrise & Indian Canyon
ADM 19. The Design Review Committee Architectural Review Committee makes the
following design recommendations: (Applicable to the master developer.)
a. Provide a view fence to the golf course on Indian Avenue.
b. Meander walls on Indian Avenue and adjacent to all other public roadways.
This shall be reviewed by the Design Review Committee (Architectural
Review Committee) as part of Final PD plans.
c. Add trees to both sides of the sidewalks, where sidewalks meander, except
where conflicts with underground utilities would result.
d. Sidewalks and bikeways should be provided on both sides of Sunrise
Parkway. (Applicable to the master developer.)
e. Add additional trees to the median and landscape area at the Caballeros
Road entry. (Applicable to the master developer.)
f. Landscape shall be desert landscape, lush but efficient, with low watering
requirements. Limit turf to active recreation areas only. Pull turf away from
streets, sidewalks and bikeways where possible.
g. Architecture must be high quality and well designed. The proposed project
architecture is not approved. Restudy the architecture, provide a variety of
architectural styles and products and consider the climate and location of
the project. (Superseded by the Miralon Design Guidelines and Miralon
Vision Book.)
h. Include decorative paving, in all driveway areas in multi-family parcels, in
order to meet the overall 65 45% minimum open space requirement, or
otherwise demonstrate compliance with the minimum 65 45% requirement.
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Minimum open space of 45% is required for Parcels "A" and "B".
(Applicable to the master developer.)
ADM 20. The lots which back to existing residences on Via San Dimas, shall be
redesigned and widened to match the existing lot widths of the subdivision located
to the south. (Applicable to the master developer.)
GENERAL CONDITIONS / CODE REQUIREMENTS
ADM 21. The project is subject to the City of Palm Springs Water Efficient Landscape
Ordinance (PSMC 8.60). The applicant shall submit an application for Final
Landscape Document Package to the Director of Planning for review and approval
prior to the issuance of a building permit.
ADM 22. Prior to the issuance of a grading permit, a Fugitive Dust and Erosion
Control Plan shall be submitted and approved by the Building Official. Refer to
Chapter 8.50 of the Municipal Code for specific requirements.
ADM 23. The grading plan shall show the disposition of all cut and fill materials. Limits
of site disturbance shall be shown and all disturbed areas shall b e fully restored or
landscaped.
ADM 24. Separate architectural approval and permits shall be required for all signs.
A detailed sign program shall be submitted for review and approval by the Planning
Commission, prior to issuance of building permits.
ADM 25. All roof-mounted mechanical equipment shall be screened from all possible
vantage points both existing and future per Section 93 .03.00 of the Zoning
Ordinance. The screening shall be considered as an element of the overall design
and must blend with the architectural design of the building(s). The exterior
elevations and roof plans of the buildings shall indicate any fixtures or equ ipment
to be located on the roof of the building, the equipment heights and type of
screening. Parapets shall be at least 6” above the equipment for the purpose of
screening. No rooftop-mounted compressor units shall be permitted.
ADM 26. No exterior downspouts shall be permitted on any facade on the proposed
building(s), which are visible from adjacent streets or residential and commercial
areas.
ADM 27. Perimeter walls shall be designed, installed and maintained in compliance
with the corner cutback requirements as required in Section 93.02.00.D.
ADM 28. The design, height, texture and color of building(s), fences and walls shall
be submitted for review and approval prior to issuance of building permits.
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ADM 29. The street address numbering /lettering shall not exceed eight inches in
height.
ADM 30. Construction of any residential unit shall meet minimum soundproofing
requirements prescribed pursuant to Section 1092 and related sections of Title 25
of the California Administrative Code. Compliance shall be demonstrated to the
satisfaction of the Director of Building and Safety.
ADM 31. Details of pool fencing (material and color) and equipment area shall be
submitted with final landscape plan.
ADM 32. Prior to the issuance of building permits, locations of all telephone and
electrical boxes must be indicated on the building plans and must be completely
screened and located in the interior of the building. Electrical transformers must be
located toward the interior of the project maintaining a sufficient distance from the
frontage(s) of the project. Said transformer(s) must be adequately and decoratively
screened.
Parking Design (Applicable to the master developer.)
ADM 33. Standard parking spaces shall be 17 feet deep by 9 feet wide; compact
sized spaces shall be 15 feet deep by 8 feet wide. Handicap parking spaces shall
be 18 feet deep by 9 feet wide plus a 5-foot walkway at the right side of the parking
space; two (2) handicap spaces can share a common walkway. One in every eight
(8) handicap accessible spaces, but not less than one (1), shall be served by an
8-foot walkway on the right side and shall be designated as "van accessible".
Handicapped accessibility shall be indicated on the site plan to include the
location· of handicapped parking spaces, the main entrance to the proposed
structure and the path of travel to the main entrance. Consideration shall be given
to potential difficulties with the handicapped accessibility to the building due to the
future grading plans for the property.
Compact and handicapped spaces shall be appropriately marked per Section
93.06.00.C.10.
Curbs shall be installed at a minimum of five (5) feet from the face of walls, fences,
buildings, or other structures. Areas that are not part of the maneuvering area shall
have curbs placed at a minimum of two (2) feet from the face of walls, fences or
buildings adjoining driveways.
Parking lot light fixtures shall align with stall striping and shall be located two to
three feet from curb face.
Islands of not less than 9 feet in width with a minimum of 6 feet of planter shall be
provided every 10 parking spaces. Additional islands may be necessary to comply
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with shading requirements.
Shading requirements for parking lot areas as set forth in Section 9306.00 of the
Zoning Ordinance shall be met. Details to be provided with final landscape plan.
Parking stalls shall be delineated with a 4-to-6-inch double stripe - hairpin or
elongated "U" design. Individual wheel stops shall be prohibited; a continuous 6"
barrier curb shall provide wheel stops.
Concrete walks with a minimum width of two (2) feet shall be installed adjacent to
end parking spaces or end spaces shall be increased to eleven (11) feet wide.
Tree wells shall be provided within the parking lot and shall have a planting area
of six feet in diameter/width.
Waste Disposal
ADM 34. Trash cans shall be screened from view and kept within fifty (50) feet of the
street.
POLICE DEPARTMENT CONDITIONS
POL 1. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs
Municipal Code.
BUILDING DEPARTMENT CONDITIONS
BLD 1. Prior to any construction on-site, all appropriate permits must be secured.
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 2022 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.
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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.
Plans shall be submitted online on Energov.
• 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 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 uno bstructed
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. Designated Fire Lanes: in private developments shall be not less than 24
feet wide (curb face to curb face) with no parking on either side and shall be
identified as afire lanes with red curb, stating in white lettering “ NO PARKING
FIRE LANE”, or by approved signage, or by both red curb with lettering and
signage.
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FID 8. Fire Department Access Roads/Driveways: Shall be provided so that
no portion of the exterior wall of the first floor of any building will be more than
150 feet from such roads.
FID 9. Private Fire Hydrants: Additional private hydrants may be required.
FID 10. Security Gates: A Knox key operated switch shall be installed at every
automatic gate. Secured automated vehicle gates or entries shall utilize a
combination of a Tomar Strobeswitch™, or approved equal, and an approved
Knox key switch when required by the fire code official. Secured non -automated
vehicle gates or entries shall utilize an approved padlock or chain (maximum link
or lock shackle size of ¼ inch) when required by the fire code official.
FID 11. Residential Smoke Alarms Required: Shall be interconnected so that
operation of any smoke alarm or fire sprinkler flow switch causes all smoke alarms
within the dwelling & guest house to sound and activate the exterior horn/strobe
FID 12. NFPA 13D 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 13D, 2016 Editions, as modified by local ordinance.
FID 13. Construction Safety Plan: The construction safety plan is going to be
something little different but will include hot work requirements and will need to
include the following: Site safety plans shall include the following as applicable:
• Name and contact information of site safety director.
• Documentation of the training of the site safety nd fire watch personnel.
• Procedures for reporting emergencies.
• Fire department vehicle access routes.
• Location of fire protection equipment, including portable fire extinguishers,
standpipes, fire department connections and fire hydrants.
• Smoking and cooking policies, designated areas to be used where approved, and
signage locations in accordance with Section 3305.8.
• Location and safety considerations for temporary heating equipment.
• Hot work permit plan.
• Plans for control of combustible waste material.
• Locations and methods for storage and use of flammable and combustible liquids
and other hazardous materials.
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• Provisions for site security.
• Changes that affect this plan.
• Other site-specific information required by the fire code official.
FID 14. Street Widths: Sections B-B, private street “A” and Section C-C, Avenida
Caballeros are at a minimum width where no parking will be allowed.
FID 15. Turnarounds: The terminus of private street “A” into the Clubhouse area will
require an approved turnaround. (Applicable to the master developer.)
FID 16. Building or Complex Gate Locking Devices: Locked gate(s) shall be
equipped with a KNOX key switch device or Key box. Contact the fire department
at 323-8186 for a KNOX application form. (902.4 CFC)
FID 17. Vertical Fire Apparatus Clearances: Palm Springs Fire Apparatus require
an unobstructed vertical clearance of not less than 13 feet 6 inches . (902.2.2.1
CFC)
FID 18. Road Design: Fire apparatus access roads shall be designed and
constructed as all-weather capable and able to support a fire truck weighing 73,000
pounds GVW. (902.2.2.2 CFC):
FID 19. Residential fire hydrants shall be installed in accordance with DWA or
Mission Springs Water District specifications and standards. No landscape
planting, walls, or fencing are permitted within 3 feet of fire hydrants. The Fire Chief
or designee may be allowed to consider subsequent information regarding the five-
minute response time and change limits where fire sprinklers are required.
FID 20. Mandatory Fire Sprinklers: Project beyond five-minute response time from
the closest fire station and therefore requires an automatic Fire Sprinkler System.
The developer shall fund or prepare, at the discretion of the Fire Chief, a 5-minute
response study to re-evaluate response times to the subject property. (Applicable
to the master developer.)
ENGINEERING CONDITIONS OF APPROVAL
STREETS
ENG 1. Any improvements within the public right-of-way require a City of Palm
Springs Encroachment Permit.
ENG 2. Coordinate with Sunline Transit Agency regarding required public transit
facilities on or adjacent to the development. Any required public transit facilities,
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including bus stops, tum-outs, bus shelters and furniture, or other miscellaneous
public transit improvements shall be furnished, constructed and installed in
conjunction with construction of the associated street improvements.
ENG 3. Submit street improvement plans for all proposed streets (public and
private) to the Engineering Division. The plans shall be prepared by a Registered
Civil Engineer and approved by the City Engineer prior to issuance of any building
permits.
ENG 4. All required off-site public street improvements (San Rafael Drive, Indian
Canyon Drive, Sunrise Parkway, Indian Canyon Drive/Sunrise Parkway Traffic
Signal, and Avenida Caballeros) shall be constructed prior to development that
encompasses over 50% of the entire project, or equivalent to completion of
construction prior to issuance of the 619th certificate of occupancy (50% of 1,237
building permits), without regard to approved phasing plans for development or as
may be required adjacent to a Final Map or Maps (if the development is phased).
INDIAN CANYON DRIVE
ENG 5. Dedicate an additional 20 feet to provide the ultimate half street right-of-way
width of 50 feet along the entire frontage, together with a property line - corner cut-
back at the southeast corner of the intersection of Indian Canyon Drive and Sunrise
Parkway in accordance with City of Palm Springs Standard Drawing No.105.
ENG 6. Construct an 8-inch curb and gutter, 38 feet east of centerline along the entire
frontage in accordance with City of Palm Springs Standard Drawing No. 200.
ENG 7. Construct a 25 feet radius curb return and spandrel at each side of t he
intersection of Indian Canyon Drive and the West Entrance in accordance with City of
Palm Springs Standard Drawing No. 206.
A. Construct an 8 feet wide cross gutter at the intersection of Indian Canyon
Drive and the west entrance in accordance with City of Palm Springs
Standard Drawing No. 200 and 206.
B. Construct Type A curb ramps at each side of the intersection of Indian
Canyon Drive and the west entrance, in accordance with City of Palm
Springs Standard Drawing No.212.
C. The West Entrance shall be restricted to right-turn ingress and egress only.
The ingress and egress lanes shall have a 20 feet minimum width. Final
configuration of the west entrance shall be subject to review and approval
of the City Engineer and Fire Marshall.
D. Access to the Golf Maintenance area, or any facility proposed within the golf
maintenance area indicated on the revised site plan for Tentative Tract Map
31848, shall be prohibited from Indian Canyon Drive, unless additional
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improvements to Indian Canyon Drive are provided, acceptable to the City
Engineer, that restricts access into the Golf Maintenance area to right -turn
ingress and egress only. If access is proposed into the Golf Maintenance
are from Indian Canyon Drive, it shall be limited to the southerly portion of
the site, and be subject to the review and approval of the City Engineer, and
may require extension of the landscaped median south of the south property
line of the Golf Maintenance Area, including roadway widen ing and, if
necessary, right- of- way acquisition as required to provide required
improvements to eliminate left-turn ingress and egress into the Golf
Maintenance area. Access into the Golf Maintenance area shall be provided
from the West Entrance, or internally within the development, to the greatest
extent possible.
ENG 8. Construct a 35 feet radius curb return and spandrel at the northeast and
southeast corners of the intersection of Indian Canyon Drive and Sunrise Parkway
in accordance with City of Palm Springs Standard Drawing No. 206.
ENG 9. Construct an 8 feet wide cross gutter at the intersection of Indian Canyon
Drive and Sunrise Parkway with a flow line parallel with and 38 feet east of the
centerline of Indian Canyon Drive in accordance with City of Palm Springs
Standard Drawing No. 200 and 206.
ENG 10. Install a nuisance water drainage system to intercept storm water runoff at
the intersection of Indian Canyon Drive and Sunrise Parkway to minimize nuisance
water within the cross gutter, in a manner acceptable to the City Engineer.
ENG 11. Construct a meandering, 12 feet wide combination sidewalk and bicycle
path along the entire frontage. The sidewalk and bicycle path shall be meandering,
as approved by the Director of Planning, and constructed with colored Portland
Cement concrete. The admixture shall be Palm Springs Tan, Desert Sand, or
approved equal color by the Engineering Division.
ENG 12. Construct Type A curb ramps at the northeast and southeast corners of the
intersection of Indian Canyon Drive and Sunrise Parkway, in accordance with City
of Palm Springs Standard Drawing No. 212.
ENG 13. Construct a minimum pavement section of 5 inch asphalt concrete
pavement over 4-inch aggregate base with a minimum subgrade of 24 inches at
95% relative compaction, or equal, from edge of proposed gutter to clean saw cut
edge of pavement along the entire f rontage in accordance with City of Palm
Springs Standard Drawing No. 110 and 340. 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. Construct a 14-feet wide curbed and landscaped median island along the
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entire frontage. Provide left turn pockets at Corazon Avenue and Tramview Road.
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. Submit landscaping and irrigation system improvement plans for review
and approval by the City Engineer and Director of Planning.
ENG 15. Construct additional street improvements north of the intersection with the
Sunrise Parkway as necessary to provide an additional south bound left -turn lane
with a 225 feet long left-turn pocket and associated tapering and widening, as
required and approved by the City Engineer. Acquire additional right-of-way for the
City of Palm Springs, if necessary, to facilitate the intersection widening
improvements.
ENG 16. The proposal for a traffic circle or roundabout at the Indian Canyon Drive
and Sunrise Parkway intersection, as indicated on Tentative Tract Map 31848, is
not approved.
SAN RAFAEL DRIVE (WEST OF INDIAN CANYON DRIVE)
ENG 17. Construct street improvements (asphalt pavement widening, traffic striping
and related improvements) as necessary to widen the west leg of the San Rafael
Drive and Indian Canyon Drive intersection, in a manner that improves intersection
capacity acceptable to the City Engineer.
SAN RAFAEL DRIVE (EAST OF INDIAN CANYON DRIVE)
ENG 18. Construct an 8-inch curb and gutter, 32 feet north of centerline along the
entire frontage in accordance with City of Palm Springs Standard Drawing No. 200.
ENG 19. Construct a 12 feet wide combination sidewalk and bicycle path along the
entire frontage. The sidewalk and bicycle path shall be meandering, as approved
by the Director of Planning and Zoning, and constructed with colored Portland
Cement concrete. The admixture shall be Palm Springs Tan, Desert Sand, or
approved equal color by the Engineering Division.
ENG 20. Construct a minimum pavement section of 3 -inch asphalt concrete
pavement over 6-inch aggregate base with a minimum subgrade of 24 inches at
95% relative compaction, or equal, from edge of proposed gutter to clean saw cut
edge of pavement along the entire frontage in accordance with City of Palm
Springs Standard Drawing No. 110 and 330. 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.
AVENIDA CABALLEROS (PUBLIC)
ENG 21. An application shall be submitted for the vacation of existing public right-of-
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way provided for the construction of a “future street” extending westerly of Avenida
Caballeros located approximately 560 feet north of San Rafael Drive, and existing
public right-of-way provided for the future westerly extension of Via San Dimas.
Excess right-of-way shall be vacated to provide for a right-of-way line 30 feet west
of the existing centerline of Avenida Caballeros.
ENG 22. The west side of Avenida Caballeros shall be de-annexed from Parkway
Maintenance District #8 and maintained by the developer's HOA. The developer
shall pay fees to the City necessary to revise the Engineer’s report to accomplish this de-
annexation.
ENG 23. Remove the existing curb ramps, curb returns, spandrels, cross -gutters,
and asphalt pavement constructed for a “future street” extending westerly of
Avenida Caballeros located approximately 560 feet north of San Rafael Drive and
constructed for the future westerly extension of Via San Dimas.
ENG 24. Construct an 8-inch curb and gutter, 20 feet west of centerline at the location
of a “future street” extending westerly of Avenida Caballeros located approximately
560 feet north of San Rafael Drive, and located at the westerly extension of Via
San Dimas, in accordance with City of Palm Springs Standard Drawing No. 200.
ENG 25. Construct a 5 feet wide sidewalk behind the curb at the location of a “future
street” extending westerly of Avenida Caballeros located approximately 560 feet
north of San Rafael Drive and located at the westerly extension of Via San Dimas
in accordance with City of Palm Springs Standard Drawing No. 210.
ENG 26. Remove the existing barricade and make appropriate repairs and
improvements necessary to construct and extend Avenida Caballeros onto the
proposed development.
SUNRISE PARKWAY
ENG 27. The following recommendations regarding the construction of the Sunrise
Parkway are, in some cases, inconsistent with the proposed improvements
identified on Tentative Tract Map 31848, specifically as indicated in Section D -D
“Sunrise Parkway” on Sheet 1. The Tentative Tract Map details regarding the
Sunrise Parkway shall be considered as modified by the recommendations
specified by these conditions of approval. The Sunrise Parkway shall be
constructed as a Secondary Thoroughfare with a special street section consisting
of 4 travel lanes and a raised, landscaped median.
ENG 28. The alignment shall be revised, or easements shall be reserved on the final
map, such that minimum safe stopping site distance, in accordance with the
California Highway Design Manual, is achieved for a 45 mile per hour design speed
throughout those segments of the Sunrise Parkway with a proposed centerline
radius of 300 feet and 500 feet. Measures to require minimum safe stopping
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distance shall be submitted to the City Engineer for review and approval prior to
submittal of street improvement plans for the Sunrise Parkway, and/or the first
Final Map prepared within the development.
ENG 29. Dedicate 50 feet to provide the ultimate half street right -of-way width of 50
feet along that portion extending from the easterly property line and through the
right-of-way transition from Sunrise Way to the Sunrise Parkway.
ENG 30. Acquire additional right-of-way east of the east property line (on off-site
property) as necessary to provide a full 100 feet right -of-way for the Sunrise
Parkway, from the end of Sunrise Way and extending west of the east property
line.
ENG 31. Dedicate 100 feet to provide the ultimate right-of-way width of 100 feet
along the entire frontage, from the easterly property line to Indian Canyon Drive.
ENG 32. Construct an 8-inch curb and gutter, 32 feet each side of centerline along
the entire frontage, from Indian Canyon Drive to the existing end of Sunrise Way,
in accordance with City of Palm Springs Standard Drawing No. 200.
ENG 33. Construct intersection widening and curb tapers as necessary to provide
separate turning lanes (east bound right-turn and west bound left-turn lanes) into
the North Entrance and East Entrance, as approved by the City Engineer.
ENG 34. Construct an appropriate transition with curb tapers as necessary to
transition from the northerly end of existing improvements for Sunrise Way to the
Sunrise Parkway, as approved by the City Engineer. A proposal to transition from
Sunrise Way to the Sunrise Parkway shall be submitted to the City Engineer for
review and approval prior to submittal of street improvement plans for the Sunrise
Parkway, and/or the first Final Map prepared within the development.
ENG 35. Construct a 25 feet radius curb return and spandrel at each side of the
intersection of the Sunrise Parkway and the North Entrance and East Entrance in
accordance with City of Palm Springs Standard Drawing No. 206.
ENG 36. Construct an 8 feet wide cross gutter at the intersection of the Sunrise
Parkway and the North Entrance and East Entra nce in accordance with City of
Palm Springs Standard Drawing No. 200 and 206.
ENG 37. Construct a 12 feet wide combination sidewalk and bicycle path along the
both sides of the entire frontage. The sidewalk and bicycle path shall be located
adjacent to curb or meandering, as approved by the Director of Planning and
Zoning, and constructed with colored Portland Cement concrete. The admixture
shall be Palm Springs Tan, Desert Sand, or approved equal color by the
Engineering Division.
ENG 38. Construct Type A curb ramps at each side of the intersection of the Sunrise
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Parkway and the North Entrance and East Entrance, in accordance with City of
Palm Springs Standard Drawing No. 212.
ENG 39. Construct a 14-feet wide curbed and landscaped median island along the
entire frontage. Provide left turn pockets at the North and East Entrances. The left
turn lane 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.
Submit landscaping and irrigation system improvement plans for review and
approval by the City Engineer and Director of Planning.
ENG 40. Construct a minimum pavement section of 3 inch asphalt concrete
pavement over 6 inch aggregate base with a minimum subgrade of 24 inches at
95% relative compaction, or equal, from edge of proposed gutter to edge of
proposed gutter (full width) along the entire frontage in accordance with City of
Palm Springs Standard Drawing No. 110. 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. Provide adequate measures for drainage of surface storm water runoff from
the Sunrise Parkway into adjacent landscaped parkways. Intercept and convey
runoff through catch basins and minor storm drain systems to detention basins
within the landscaped parkways in order to accommodate 10-year storm water
runoff, or provide other measures acceptable to the City Engineer to accommodate
surface runoff along the Sunrise Parkway.
AVENIDA CABALLEROS (PRIVATE)
ENG 42. Dedicate a private street easement 61 and 66 feet wide as shown on
Tentative Tract Map 31848, and an easement to the City of Palm Springs for
service and emergency vehicles and personnel with right of ingress and egress
over the private street.
ENG 43. Construct a wedge curb, meeting City Engineer approval, 30 feet on both
sides of centerline along the entire frontage, with 25 feet radius curb returns and
spandrels (where required) at intersecting on-site streets in accordance with City
of Palm Springs Standard Drawing No. 206.
ENG 44. Construct 6 feet wide cross-gutters at all intersections (where required) in
accordance with City of Palm Springs Standard Drawing No. 200 and 206.
Construct a 6 feet wide meandering sidewalk along the east side of the entire
frontage from the existing northerly end of Avenida Caballeros to Street “G” in
accordance with City of Palm Springs Standard Drawing No. 210.
ENG 45. Construct a 12-foot wide curbed and landscaped median island at various
locations as shown on Tentative Tract Map 31848.
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ENG 46. Construct a minimum pavement section of 3 inch asphalt concrete
pavement over 6 inch aggregate base with a minimum subgrade of 24 inches at
95% relative compaction, or equal, in accordance with City of Palm Springs
Standard Drawing No. 110. If an alternative pavement section is proposed, the
proposed pavement section shall be designed by a registered California
Geotechnical Engineer using "R" values from the project site and submitted to the
City Engineer for approval.
ON-SITE (PRIVATE) STREET "A"
ENG 47. Dedicate a private street easement 51 feet wide as shown on Tentative
Tract Map 31848, and an easement to the City of Palm Springs for service and
emergency vehicles and personnel with right of ingress and egress over the private
street. Dedicate a 10 feet wide public utility easement along each side of the
private street.
ENG 48. Construct a wedge curb, meeting City Engineer approval, 25 feet on both
sides of centerline along the entire frontage, with 25 feet radius curb returns and
spandrels (where required) at intersecting on-site streets in accordance with City
of Palm Springs Standard Drawing No. 206.
ENG 49. Construct 6 feet wide cross-gutters at all intersections (where required) with
a flow line parallel with and 25 feet from the centerline of the intersecting street in
accordance with City of Palm Springs Standard Drawing No. 200 and 206.
Construct a 6 feet wide sidewalk along both sides of Street “A” from the Sunrise
Parkway to the gated entry in accordance with City of Palm Springs Standard
Drawing No. 210.
ENG 50. Construct a 10-feet wide curbed and landscaped median island at various
locations as shown on Tentative Tract Map 31848.
ENG 51. Construct a minimum pavement section of 3-inch asphalt concrete
pavement over 6 inch aggregate base with a minimum subgrade of 24 inches at
95% relative compaction, or equal, in accordance with City of Palm Springs
Standard Drawing No. 110. 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.
ON-SITE (PRIVATE) STREETS "B" THRU "U"
ENG 52. Dedicate a private street easement 37 feet wide, and an easement to the
City of Palm Springs for service and emergency vehicles and personnel with right
of ingress and egress over the private streets.
ENG 53. Dedicate a 10 feet wide public utility easement along each side of the
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private streets.
ENG 54. Construct a wedge curb, meeting City Engineer approval, 18 feet on both
sides of centerline along the entire frontage, with 25 feet radius curb returns and
spandrels (where required) at intersecting on-site streets in accordance with City
of Palm Springs Standard Drawing No. 206.
ENG 55. Construct 6 feet wide cross-gutters at all intersections (where required) with
a flow line parallel with and 18 feet from the centerline of the intersecting street in
accordance with City of Palm Springs Standard Drawing No. 200 and 206.
ENG 56. All on-site street “knuckles” and cul-de-sac’s shall be constructed in
accordance with City of Palm Springs Standard Drawing No. 101 and 104.
ENG 57. All on-site streets shall have a minimum centerline radius of 130 feet.
ENG 58. Construct a minimum pavement section of 2½-inch asphalt concrete
pavement over 4-inch aggregate base with a minimum subgrade of 24 inches at
95% relative compaction, or equal, in accordance with City of Palm Springs
Standard Drawing No. 110. 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.
SANITARY SEWER
ENG 58. Connect all sanitary facilities to the City sewer system. The onsite sewer
system shall be connected to the City's public sewer system through a standard
lateral connection, and not at a sewer manhole.
ENG 59. If necessary to provide public sewer service to the easterly portion of the
subject property, construct an extension of the existing 15-inch public sewer main
within the approved alignment for the Sunrise Parkway, extending to the required
point of connection.
ENG 60. Construct an 8-inch sewer main within all on-site private streets and
connect to the public sewer main as required to the existing public sewer main in
Avenida Caballeros, San Rafael Drive or Sunrise Way.
ENG 61. Dedicate an easement across all private streets , for sewer purposes to the
City of Palm Springs Submit sewer improvement plans prepared by a Registered
Civil Engineer to the Engineering Division. The plans shall be approved by the City
Engineer prior to issuance of sewer construction permits.
ENG 62. All sewer mains constructed by the developer and to become part of the
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City sewer system shall be televised by the developer prior to acceptance of the
sewer line(s).
GRADING
ENG 63. Submit a Rough Grading Plan prepared by a California registered Civil
Engineer to the Engineering Division for review and approval. A Fugitive Dust
Control Plan shall be prepared by the applicant and/or its grading contractor and
submitted to the Building 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 Building
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 "PM1O" Dust Control issues, please contact Elio
Torrealba @ AQMD at 909-396-3752, or at etorrealba@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 Building Department prior
to approval of the Gradi ng plan. The Grading Plan shall be approved by the City
Engineer prior to issuance of any grading or building permits.
The first submittal of the Grading Plan shall include the following information: Copy
of signed Conditions of Approval from Planning Department; Copy of Site Plan
stamped approved and signed by the Planning Department; Copy of current Title
Report; Copy of Soils Report; and a copy of the associated Hydrology
Study/Report.
ENG 64. Drainage swales 3 feet wide and 6 inches deep shall be provided adjacent
to all curbs and sidewalks to keep nuisance water from entering the adjacent
streets.
ENG 65. A National Pollutant Discharge Elimination System (NPDES) stormwater
permit, issued from the California Regional Water Quality Control Board (Phone
No. 760-346-7491) is required for the proposed development. A copy of the
executed permit shall be provided to the City Engneer prior to approval of the
Grading Plan.
ENG 66. In accordance with City of Palm Springs Municipal Code, Section 8.50.025
(c), a cash bond of two thousand dollars ($2,000.00) per acre shall be posted with
the City for dust control purposes associated with grading activities on the property.
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ENG 67. A 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 soils report shall be submitted to the Building
Department and to the Engineering Division prior to approval of the Grading Plan.
ENG 68. Contact the Building Department to get information regarding the
preparation of the PM-10 (dust control) plan.
ENG 69. 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. The
California Department of Food and Agriculture office is located at 73 -710 Fred
Waring Drive, Palm Desert (Phone: 760-776-8208).
DRAINAGE
ENG 70. Accept all stormwater runoff passing through and falling onto the site and
conduct all stormwater runoff to approved drainage structures as described in the
Preliminary Hydrology Report for the "Palm Springs Village Tract Map No. 31848",
prepared by Mainiero, Smith and Associates, originally dated October 16, 2003.
The Hydrology Report shall be finalized to include catch basin sizing, storm
drainpipe sizing, and retention/detention basin sizing calculations and other
specifications for construction of required on-site storm drainage improvements.
ENG 71. Submit storm drain improvement plans for all on-site storm drainage system
facilities for review and approval by the City Engineer.
ENG 72. The project is subject to flood control and drainage implementation fees
and/or construction of drainage facilities in accordance with the approved Master
Drainage Plan for the Palm Springs Area. The acreage drainage fee at the present
time is $6,511 per acre per Resolution No. 15189 and shall be paid prior to
issuance of building permits. The developer may receive credit toward drainage
acreage fees otherwise due with regard to the estimated cost of the construction
of Storm Drain Line 3 Laterals 3B, 3C and 3D. Coordination with Riverside County
Flood Control District (RCFC) shall be required to determine credit for deletion of
previously Master Planned storm drain facilities, and to determine that the
proposed on-site storm drainage system provides an acceptable alternative to
the construction of the Master Planned storm drain facilities. If required as a
condition of credit for storm drainage implementation fees, a cooperative
agreement between the developer, the City of Palm Springs, and RCFC shall be
established to identify the specific credit for storm drainage implementation fees
related to the deletion of Laterals 3B, 3C and 3E from the Master Drainage Plan.
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Collection of storm drainage implementation fees shall continue to be required,
however, for future construction of Master Planned storm drain facilities adjacent
to the project, including Storm Drain Line 3, Lateral 3A and Lateral 3E.
ENG 73. Construct required drainage improvements, including but not limited to
catch basins, storm drain lines, and outlet structures, for drainage of on -site streets
into retention basins, as described in a final Hydrology Report for Tentative Tract
Map 31848 as approved by the City Engineer.
ENG 74. All on-site storm drain systems shall be privately maintained by a
Homeowners Association and or Golf Course owner. Provisions for maintenance
of the on-site storm drain systems shall be included in Codes, Covenants and
Restrictions (CC&R's) for this project, and shall be provided to the City Engineer
for review and approval prior to approval of the final map.
GENERAL
ENG 75. 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 Drawing
No. 115.
ENG 76. All proposed utility lines shall be installed underground.
ENG 77. All existing utilities shall be shown on the improvement plans. The existing
and proposed service laterals shall be shown from the main line to the property
line.
ENG 78. The original improvement plans prepared for the proposed development
and approved by the City Engineer shall be documented with record drawing “as -
built” information and returned to the Engineering Division prior to issuance of a
certificate of occupancy. Any modifications or cha nges to approved improvement
plans shall be submitted to the City Engineer for approval prior to construction.
ENG 79. In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal
Code, all existing overhead 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, adjacent to and/or transecting
the property, 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.
ENG 80. Nothing shall be constructed or planted in the corner cut -off area of any
driveway or intersection 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.
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ENG 81. 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
per City of Palm Springs Standard Drawing No. 904.
MAP
ENG 82. A Final Map shall be prepared by a California registered Land Surveyor or
qualified Civil Engineer and submitted to the Engineering Division for review and
approval. A Title Report prepared for subdivision guarantee for the subject
property, the traverse closures for the existing parcel and all lots created therefrom,
and copies of record documents shall be submitted with the Final Map to the
Engineering Division as part of the first review of the Final Map. The Final Map
shall be approved by the City Council prior to issuance of building permits. In the
event the Tentative Tract Map is phased into multiple Final Maps, the developer
shall submit appropriate security for construction of all required off -site public street
improvements with the first Final Map submitted for approval.
ENG 83. Abandonment of record easements across the property shall be performed
in conjunction with or prior to approval of a final map. The easements, identified
as an easement to Southern California Edison recorded December 14, 1948, in
Book 1035, Page 417; and an easement to Southern California Edison recorded
as Document No. 72-160821, shall be extinguished, quit claimed, relocated or
abandoned to facilitate development of the subject property. Without evidence of
the abandonment of these easements, proposed in dividual lots encumbered by
these existing record easements are rendered unbuildable, until such time as
these easements are removed of record and are not an encumbrance to the
affected lots.
TRAFFIC
ENG 84. The original traffic impact study titled “Palm Springs Village Planned
Development District Traffic Impact Study”, prepared by Endo Engineering dated
September 2003 (as amended) shall be revised to address the additional access
point into the development (the West Entrance) on Indian Canyon Drive.
Modifications, additions and deletions to the traffic impact measures outlined in the
original study (as previously amended) shall be required, as reviewed and
approved by the City Engineer. The revised traffic im pact study shall be submitted
to the City Engineer for review and approval prior to submittal of improvement
plans and/or final map associated with the development.
ENG 85. Submit traffic striping and signage plans prepared by a California registered
Civil Engineer to the Engineering Division for review and approval. All required
traffic striping and signage improvements shall be completed in conjunction with
required street improvements. Install street name signs at each intersection in
accordance with City of Palm Springs Standard Drawing No. 620-625. Furnish
and install a 9500-lumen high-pressure sodium vapor safety street light with glare
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shield on a marbelite pole on the southwest corner of the Sunrise Parkway and the
East Entrance. The developer shall coordinate with Southern California Edison for
required permits and work orders necessary to provide electrical service to the
street light. A 30 inch STOP sign and standard STOP BAR and STOP LEGEND
shall be installed in accordance with City of Palm Springs Standard Drawing No.
620-625 at on-site street intersections as required by the City Engineer. The
following mitigation measures, as determined by the report titled “Palm Springs
Village Planned Development District Traffic Impact Study”, prepared by Endo
Engineering dated September 2003 (as amended) shall be addressed as follows:
A. Design and install a traffic signal at the Indian Canyon Drive and Sunrise
Parkway intersection. Installation of the traffic signal shall be required in
conjunction with the complete extension of the Sunrise Parkway from
Sunrise Way to Indian Canyon Drive; or, shall be required in conjunction
with construction of the Sunrise Parkway from Indian Canyon Drive to the
North Entrance and issuance of the 100th certificate of occupancy within the
development. The developer may request preparation of a Reimbursement
Agreement, which may allow for reimbursement of up to 82.9% of the total
cost to design and install the traffic signal. If requesting a Reimbursement
Agreement, the developer shall submit a $2,000 deposit for preparation of
the Reimbursement Agreement by the City Attorney, and shall be subject
to actual costs required for its preparation.
B. Install traffic striping improvements at the Avenida Caballeros and San
Rafael Drive intersection to provide a south bound left-turn lane, south
bound through/right-turn lane, additional west bound through lane, north
bound left-tum lane, and north bound through/right-turn lane. Traffic striping
shall be installed in conjunction with the extension of Avenida Caballeros
through the proposed development.
C. Provide a northbound left-turn lane and northbound right-turn lane at the
North Entrance and Sunrise Parkway; including a north bound stop control.
D. Provide an eastbound left-turn lane and eastbound right-turn lane at the
East Entrance and Sunrise Parkway; including an east bound stop control.
E. Payment in an amount equal to 44.7% of the cost to design and install a
traffic signal at the intersection of San Rafael Drive and Sunrise Way shall
be made to the City. Payment shall be reimbursed to others responsible for
the design and installation of the traffic signal, in accordance with the terms
of a Reimbursement Agreement between the City and the responsible
parties. Payment shall be made within 30 days notice to the developer.
F. Payment in an amount equal to 15.5% of the estimated cost to construct an
additional southbound left-turn lane at the Sunrise Way and Vista Chino
intersection shall be made to the City. An engineer's estimate for the
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construction of the required improvement shall be submitted to the City
Engineer for review and approval prior to approval of a Final Map. Payment
shall be made prior to issuance of a certificate of occupancy.
G. Payment in an amount equal to 11.0% of the cost to construct an additional
northbound right-turn lane and southbound left-tum lane at the Farrell Drive
and Vista Chino intersection shall be made to the City. An engineer's
estimate for the construction of the required improvement shall be submitted
to the City Engineer for review and approval prior to approval of a Final Map.
Payment shall be made prior to issuance of a certificate of occupancy.
ENG 86. A minimum of 48 inches of sidewalk clearance shall be provided around all
street furniture, fire hydrants and other aboveground facilities for ADA accessibility.
ENG 87. All damaged, destroyed, or modified pavement legends and striping
associated with the proposed development shall be replaced as required by the
City Engineer prior to issuance of a certificate of occupancy.
ENG 88. Construction signing, lighting and barricading shall be provided for on all
projects 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 State of California, Department of Transportation, "Manual of Traffic Controls
for Construction and Maintenance Work Zones" dated 1996, or subsequent
additions in force at the time of construction.
ENG 89. This property is subject to the Transportation Uniform Mitigation Fee, which
shall be paid prior to issuance of building permits.
END OF CONDITIONS