HomeMy WebLinkAboutPC Resolution _4803- Case TTM 29886RESOLUTION NO. 4803
OF THE PLANNING COMMISSION OF THE CITY
OF PALM SPRINGS, CALIFORNIA,
RECOMMENDING APPROVAL OF TENTATIVE
TRACT MAP 29886, SUBJECT TO THE
CONDITIONS STATED, TO SUBDIVIDE 18.23
ACRES INTO 17 SINGLE FAMILY RESIDENTIAL
LOTS, ONE LOT FOR DEVELOPMENT AS
PRIVATE STREET AND ONE CONSERVATION
LOT LOCATED AT THE SOUTHWEST CORNER
OF VIA MONTE VISTA AND CRESCENT DRIVE,
R-1-13 ZONE, SECTION 10.
WHEREAS, the Preserve Golf Company,. LLC., (the "Applicant") has filed an application with the
City pursuant to the Palm Springs Municipal Code Section 9.60 for a Tentative Tract Map to
subdivide 18.23 acres into 17 single family residential lots, one lot for development as private street
and one conservation lot at the southwest corner of Via Monte Vista and Crescent Drive, R-I-B
Zone, Section 10; and
WHEREAS, the Applicant has filed Tentative Tract Map 29886 with the City and has paid the
required filing fees; and
WHEREAS, said Tentative Tract Map was submitted to appropriate agencies as required by the
subdivision requirements of the Palm Springs Municipal Code, with the request for their review,
comments and requirements; and
WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to
consider Applicant's application for Tentative Tract Map 29886 was given in accordance with
applicable law; and
WHEREAS, on October 9,2002, a public hearing on the application for Tentative Tract Map 29886
held by the Planning Commission in accordance with applicable law; and
WHEREAS, pursuant to Government Code Section 66412.3, the Planning Commission has
considered the effect of the proposed Subdivision, Tentative Tract Map 29886 on the housing
needs of the region in which Palm Springs is situated and has balanced these needs against the
public service needs of its residents and available fiscal and environmental resources; the approval
of the proposed Subdivision represents the balance of these respective needs in a manner which
is most consistent with the City's obligation pursuant to its police powers to protect the public
health, safety, and welfare; and
WHEREAS, the proposed Subdivision, Tentative Tract Map 29886, is considered a "project"
pursuant to the terms of the California Environmental Quality Act ("CEQA"), and a Negative
Declaration has been prepared forthis project, has been distributed for public review and comment
in accordance with CEQA; and
WHEREAS, the Planning Commission has carefully reviewed and considered all of the evidence
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presented in connection with the hearing on the Project, including but not limited to the staff report,
all environmental data including the initial study, the proposed Negative Declaration and all written
and oral testimony presented.
THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to CEQA, the Planning Commission recommends that the City Council
finds as follows:
The final Negative Declaration was completed in compliance with CEQA, the State
CEQA Guidelines, and the City's CEQA procedures contained in the City's CEQA
Guidelines. The Planning Commission recommends that the City Council find that
it has independently reviewed and considered the information contained in the
Negative Declaration and finds that it adequately discusses the significant
environmental effects of the proposed Project, and that, on the basis of the initial
study and comments received during the public review process, there is no
substantial evidence that there will be any significant adverse environmental effects
as a result of the approval of this Project. The Planning Commission further finds
that it recommends that the City Council find that the Negative Declaration reflects
its independent judgment.
Section 2: Pursuant to Government Code Section 66473.5, the Planning Commission
recommends that the City Council finds that the proposed subdivision and the
provisions for its design and improvement are compatible with the objectives,
policies and general land uses and programs provided in the City's General Plan
and any applicable specific plan; and
Section 3: Pursuant to Government Code Section 65567, the Planning Commission
recommends that the City Council finds that the proposed subdivision and the
provisions for its design and improvements are compatible with the objectives,
policies and general land use provided in the City's local open space plan; and
Section 4: Pursuant to Government Code Section 66474, the Planning Commission
recommends that the City Council finds that with the incorporation of those
conditions attached in Exhibit A:
a. The proposed map is consistent with the applicable general and specific plans.
b. The design or improvements of the proposed subdivision are consistent with the
General Plan.
C. The site is physically suitable for the type of development contemplated by the
proposed subdivision.
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d. The site is physically suitable for the proposed density of development
contemplated by the proposed subdivision.
e. The design of the subdivision or improvements is not likely to cause substantial
environmental damage or substantially and unavoidably injure fish orwildlife or their
habitat.
The design of the subdivision or improvements is not likely to cause serious public
health problems.
g, The design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of the
property within the proposed subdivision.
h. A nexus and rough proportionality have been established for the requirement of the
dedication of the additional right- of -way to the City and the off -site improvements
as related to this tentative tract map application.
The off -site improvements related to this tentative tract map application are required
to comply with the City of Palm Springs General Plan designations for Via Monte
Vista.
Section 5: Pursuant to Government Code Section 66474.6, the Planning Commission
recommends that the City Council determined that the discharge of waste from the
proposed subdivision into the existing sewer system will not result in a violation of
existing requirements prescribed by the Regional Water Quality Control Board; and
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning Commission
hereby recommends that the City Council approve Tentative Tract Map 29886 subject to those
conditions set forth in the in Exhibit A on file in the City Clerks office, which are to be satisfied prior
to the issuance of a Building Permit unless other specified.
ADOPTED this 91 day of October, 2002.
AYES: Shoenberger, Marantz, Grence, Caffery, Matthews, Conrad
NOES:
ABSENT: Klatchko
ABSTAIN:
PALM SPRINGS, CALIFORNIA
Iva I..
Planning Ctimmission Secretary
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RESOLUTION NO. 4803
EXHIBIT A
Tentative Tract Map 29886
Preserve Estates
555 North Via Monte Vista
(APN 505-130-015, 016),
Section 10, T 4 S, R 4 E, S.B. B.M.
October 9, 2002
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, 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.
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 4istrict regulations.
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 TM 29886. 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 judgement or failure to appeal, shall not cause a waiver of the
indemnification rights herein.
3. 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 $1,328.00 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
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project. This fee shall be submitted by the City to the County Clerk with the Notice of
Determination. Action on this application shall not be final until such fee is paid.
4. That the property owner(s) and successors and assignees in interest shall maintain and repair
the improvements including and without limitation sidewalks, conservation easements,
landscape, irrigation, lighting, signs, walls, and fences between the curb and property line,
including sidewalks, conservation 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.
5. The mitigation measures of the environmental assessment shall apply. The applicant shall
submit a signed agreement that the mitigation measures outlined as part of the negative
declaration will be included in the plans prior to Planning Commission consideration of the
environmental assessment.
6. Final landscaping, irrigation, exterior lighting, gates and fencing plans and an entry plan shall
be submitted for approval by the Department of Planning and Building prior to issuance of a
building permit. Landscape plans shall be approved by the Riverside County Agricultural
Commissioner's Office prior to submittal.
7. The project is subject to the City of Palm Springs Water Efficient Landscape Ordinance. The
applicant shall submit an application for Final Landscape Document Package to the Director
of Planning and Building for review and approval prior to the issuance of a building permit.
Refer to Chapter 8.60 of the Municipal Code for specific requirements.
8. Prior to 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.
9. 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 be fully restored or landscaped. The
plan shall include the elimination of all topographic features associated with the former golf
course. All lakes, berms, tees and greens shall be removed. The plan shall include pad and
finish floor elevations at or below those of the adjacent residences to the north.
10. Drainage swales shall be provided adjacent to all curbs and sidewalks - 3' wide and 6" deep.
The irrigation system shall be field tested prior to final approval of the project. Section
14.24.020 of the Municipal Code prohibits nuisance water from entering the public streets,
roadways or gutters.
11. 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
Engineering specifications.
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12. The applicant, priorto Final Tract Map approval, shall submit a draft declaration of covenants,
conditions and restrictions ("CC&R's") to the Director of Planning and Building for approval
in a form to be approved by the City Attorney, to be recorded prior to issuance of occupancy
permits. The CC&R's shall be enforceable by the City, shall not be amended without City
approval, shall require maintenance of all property in a good condition and in accordance with
all ordinances, and the establishment of a permanent conservation easement over lots #17
and 18. The applicant shall submit to the City of Palm Springs, a deposit in the amount of
$2000, for the review of the CC&R's by the City Attorney.
The CC&R's shall include project design guidelines, landscape requirements, slope
restoration, building height standards, walls, building materials and require multi -level homes
conforming to existing topography.
The CC&R's shall include a provision requiring that the developer construct a fence or wall
at least 6 (six) feet high around the perimeter of the subdivision for the purpose of keeping
bighorn sheep out of the area of development and to prohibit residents from access to the
conservation lot or easement areas. Should the six foot fence prove ineffective at excluding
sheep, the developer shall install an additional 2' of iron fence, for a total of 8' of fence.
13. 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.
14. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00, Outdoor
Lighting Standards, shall be submitted for review and approval by the Director of Planning &
Building prior to the issuance of building permits for future single family residences and entry
way improvements. Manufacturer's cut sheets of all exterior and landscape 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. No lighting of the hillside is permitted.
15. Prior to the issuance of grading permits, locations of all utility service, including but not limited
to telephone, electrical boxes, transformers etc., must be indicated on the grading plans and
must be completely located in a below ground vault.
16. An Administrative Minor Modification shall be granted for Lot # 2 (substandard lot area), Lot
#15 (substandard lot width) and Lot # 17 (substandard lot width) prior to approval of a final
map.
17. Lots # 11-17 shall be subject to Architectural Approval (Section 94.04) and the Hillside
Development Ordinance (93.13).
18. The applicant shall construct a decorative masonry wall along the entire north property line.
MITIGATION MEASURES AND MONITORING PROGRAM
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19. Preliminary grading plan to be reviewed and approved by Planning Commission. Contour
and terrace grading shall be required for development of these individual lots within the
project. Split level pads and yards shall be required which step development and create
grade transitions.
20. A courtesy notice shall be provided to properties adjacent to lots # 11-17, with each single
family residence application.
21. Prior to approval of final map pad elevations for lots 1-13 shall be established and approved
by the Director of Planning and Zoning and the Director of Public Works.
22. Residences on lots #1-9 shall be limited to a single story, maximum height of 18'.
23. The developer shall record building limit lines on Lots #10-16 and 18 and shall dedicate and
record of conservation easements on Lots # 10 and #18. These building limit lines limit the
area of construction and are intended to limit the development of the parcels to the downslope
areas. No structures, landscape, lighting, water features or any other type of construction
would be allowed past these building limit lines.
24. For lots # 1-9, the project shall include minimum slopes of 0.5% for drainage for individual lot
grading. Slopes in excess of 0.5% shall be prohibited for the purposes of site drainage and
pad development
25. The developer and future owners will be prohibited from planting or constructing any other
improvements on the hillside areas above the building limit lines or slope protection boundary.
26. All landscape, golf course improvements and construction debris on site shall be excavated,
removed and replaced with compacted fill.
27. The minimum seismic design of all future residences shall comply with the Uniform Building
Code.
28. All future residences shall employ engineered design and earthquake resistant construction.
29. The developer shalt submit a precise grading plan and soils report for each individual lot as
part of the architectural approval or building permit process.
30. For lots # 10-16, the Director of Planning and Zoning and City Engineer shall approve all
individual grading plans and building pad locations.
31. The developer shall prepare a storm water pollution prevention plan (SWPPP) and revise the
SWPPP as necessary as construction conditions change.
32. Grading operations shall be suspended during first and second stage ozone episodes or
when winds exceed 25 MPH per the PM10 SIP.
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33. Construction operations affecting off -site roadways shall be scheduled for off-peak hours and
shall minimize construction of through traffic lanes.
34. The developer shall construct an intersection of the private street with Via Monte Vista and
Crescent Drive, with curb returns, cross gutter, access ramps and removal and relocation of
existing improvements.
35. The developer shall provide a stop sign to control exiting site traffic. Clear unobstructed sight
clearances shall be provided at the driveway.
36. Entry monumentation that does not interfere with sight distance or turning movements shall
be incorporated in the project entry. Landscaping shall be provided that is appropriate to the
entry but will not interfere with sight distances or turning movement operations. The final
design forthe project entrance ands corresponding entry lighting shall be reviewed by the City
Engineer prior to the issuance of the first building permit.
37. If blasting is determined to be necessary as part of the excavation operation for any of the
future residences on the property, the timing of such a procedure shall be planned with the
assistance of a biologist. If the biologist determines that the location and extent of blasting
is likely to affect sheep lambing, breeding, or watering, blasting should be done during a
period when the auditory impacts will be negligible. A biological monitor may also be
necessary prior to and during blasting events to halt blasting immediately if sheep are present
in the area. While the biologist will determine the final implementation techniques, it is
anticipated that the biologist will be positioned at the higher elevations of the site equipped
with a spotting scope and radio and would conduct visual surveillance before and during
blasting.
38. Any additional landscaping or landscape alteration outside of fenced areas shall consist of
plant species that are native to the immediate area. No oleanders shall be planted on the
project perimeter or within areas open to undeveloped areas, as they have been implicated
in Peninsular Bighorn Sheep deaths through poisoning.
39. The final design of any perimeter fencing or walls shall be reviewed by the Planning and
Building Departments as part of the Architectural Review process for each residence within
the subdivision. The fencing shall be of a height, location, and design as to not create a "trap"
for Peninsular Bighorn Sheep that could potentially wander to the fringe of the subdivision.
40. The developer shall be responsible for compliance with the State Endangered Species Act
and Federal Endangered Species Act prior to the issuance of grading permits, if deemed
necessary by the applicable resource agencies.
41. Lot #18 shall have a conservation easement recorded which prohibits any and all
development of the property, including structures, landscaping, lighting and recreational use,
with the exception of the North Lykken Trail. A trail easement for the North Lykken Trail shall
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be noted in the conservation easement. The conservation easement shall be granted in favor
of the City of Palm Springs. Lot #18 shall also be dedicated to the City of Palm Springs.
42. Lot #10 shall have a conservation easement recorded which prohibits any and all
development of the property, including structures, landscaping, lighting and recreational use,
with the exception of the North Lykken Trail. A trail easement for the North Lykken Trail shall
be noted in the conservation easement. The conservation easement shall be granted in favor
of the City of Palm Springs.
43. Lots #11-16 shall have conservation easements recorded for all areas above the no -build line.
44. The developer shall prepare and cause to be recorded CC&R's which shall address
conservation easements and no build restrictions. The no build restrictions shall include
provisions against the construction of structures, trails, pools, landscaping, and hillside
lighting, etc.
45. The developer shall design ands construct all water mains, fire hydrants and on -site
circulation in accordance with City of Palm Springs Fire Department rules and regulations
prior to the issuance of building permits.
46. The developer shall create and implement, with consultation and approval from the City of
Palm Springs Fire Department, a fuel modification plan which provides fire safety buffer
treatments between natural and open space and planned buildings, which provided for long
term maintenance of the buffer, prior to issuance of occupancy permits. Maintenance under
the plans shall continue for the life of the project.
47. The construction of this project shall utilize, to the extent feasible, non-combustible exterior
building materials, and fire resistant ornamental vegetation, subject to Fire Department
approval prior to issuance of building permits.
48. An on -site archeological monitor shall be present during all grading operations. An
archeological report shall be submitted by the monitor to the City following observation of
grading operations.
POLICE DEPARTMENT:
49. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal Code.
WASTE DISPOSAL SERVICES:
50. The location of the trash enclosure is acceptable subject to approved construction details
approved by the Director of Building and Safety consistent with approved City details.
ENGINEERING
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The Engineering 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:
51. The developer shall submit a final soils report and hydrology study with recommendations
to the City Engineer with the first submittal of a grading plan.
52. Dedicate an easement for sewer and public utility purposes with right of ingress and
egress over the private street. The easement shall be the width of the travel way from
back of curb to back of curb. Provide the City with Key or card (whatever access
mechanism is used) for access to the development for sewer maintenance purposes.
53. The developer shall comply with Riverside County Flood Control and Water Conservation
District requirements placed on this project, and approved by the City Engineer.
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer.
STREETS
54. Any improvements within the street right-of-way require a City of Palm Springs
Encroachment Permit.
55. Submit street improvement plans prepared by a Registered Civil Engineer to the
Engineering Department. The plan(s) shall be approved by the City Engineer prior to
issuance of any grading or building permits.
Minimum submittal shall include the following, IF applicable:
A. Copy of signed Conditions of Approval from Planning Department.
B. All agreements and improvement plans approved by City Engineer, IF applicable.
C. Proof of processing dedications of right-of-way, easements, encroachment
agreements/licenses, covenants, reimbursement agreements, etc. required by
these conditions.
VIA MONTE VISTA
56. The existing fire hydrant shall be relocated out of the main entry and a blue marker shall
be placed in the street opposite the relocated fire hydrant, per Fire Department standards.
57. * Construct a minimum 5 foot wide sidewalk behind the curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210.
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58. Developer shall construct an intersection of the Private Street with Via Monte Vista and
Crescent Drive, complete with curb retums, cross -gutter, access ramps, and removals and
relocation of existing improvements. The intersection design shall be shown on the Street
Improvement Plans for the Private Street and be subject to the review and approval of the
City Engineer.
The maintenance driveway along the east property line shall be redesigned to intersect
with the private street.
59. All broken or off grade CURB, GUTTER AND AC PAVEMENT shall be repaired or
replaced.
* To be deferred by covenant.
PRIVATE STREET
60. All centerline radii shall be a minimum of 130 feet.
61. The right-of-way width of the private street shall be 37 feet.
62. Construct a Type B-1 curb and gutter or other curb as approved by the City Engineer, 18
feet both sides of centerline along the portions of the street with on -street parking and 12
feet both sides of centerline along the portions of the street with no on -street parking per
City of Palm Springs Standard Drawing No. 200.
63. Deleted.
64. Construct minimum 10 wide driveway approaches at approved locations to each lot, in
accordance with City of Palm Springs Standard Drawing No. 201.
65. See Condition No. 83 for gated entrance requirements for Main Entries that are proposed
to be gated.
66. The curb radius throughout the cul-de-sac bulb shall be a minimum of 43 feet.
67. Construct pavement with a minimum pavement section of 2-112 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 edge of proposed gutter
along the entire frontage in accordance with City of Palm Springs Standard Drawing No.
110. The pavement section shall be designed, using "R" values, by a licensed Soils
Engineer and submitted to the City Engineer for approval.
SANITARY SEWER
68. Connect all sanitary facilities to the City sewer system. Lateral shall not be connected at
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manhole.
69. Developer shall construct an 8 inch sewer main across the entire PRIVATE STREET
frontage and connect to the existing sewer system manhole at the intersection of Via
Monte Vista and Crescent Drive.
70. All sewer mains constructed by the developer and to become part of the City sewer
system shall be televised by the developer prior to acceptance of said lines.
71. Submit sewer improvement plans prepared by a Registered Civil Engineer to the
Engineering Department. The plan(s) shall be approved by the City Engineer prior to
issuance of any grading or building permits.
Minimum submittal shall include the following:
A. Copy of signed Conditions of Approval from Planning Department.
B. Proof of processing dedications of right-of-way, easements, encroachment
agreements/licenses, covenants, reimbursement agreements, etc. required by
these conditions.
C. Sewer Study/Report, IF required by these conditions.
72. Stamp an "S° on the top of curb where all laterals cross to each lot.
. GRADING
73. A copy of a Title Report prepared/updated within the past 3 months and copies of record
documents shall be submitted to the City Engineer with the first submittal of the Grading
Plan.
74. Submit a Grading Plan prepared by a Registered Civil Engineer to the Engineering
Department for plan check. A PM 10 (dust control) Plan shall be submitted to and
approved by the Building Division prior to approval of the grading plan. The Grading Plan
shall be approved by the City Engineer prior to issuance of any grading or building
permits.
Minimum submittal includes the following:
A. Copy of signed Conditions of Approval from Planning Department.
B. Copy of Site Plan stamped approved and signed by the Planning Department.
C. Copy of Title Report prepared/updated within past 3 months.
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D. Copy of Soils Report.
E. Copy of Hydrology Study/Report.
F. Copy of the General Construction Activity Storm Water Permit from the State
Water Resources Control Board (Phone No. 916 657-0687) to the City Engineer
prior to issuance of the grading permit.
75. Drainage swales shall be provided adjacent to all curbs and sidewalks - 3' wide and 6"
deep - to keep nuisance water from entering the public streets, roadways, or gutters.
76. Developer shall obtain a General Construction Activity Storm Water Permit from the State
Water Resources Control Board (Phone No. (916)-657-0687) and provide a copy of same,
when executed, to the City Engineer prior to issuance of the grading permit.
77. In accordance with City of Palm Springs Municipal Code, Section 8.50.00, the developer
shall post with the City a cash bond of two thousand dollars ($2,000.00) per acre for
mitigation measures of erosionlblowsand relating to his property and development.
78. A soils report prepared by a licensed Geotechnical Engineer shall be required for and
incorporated as an integral part of the grading plan for the proposed site. A copy of the
soils report shall be submitted to the Building Department and to the Engineering
Department along with plans, calculations and other information subject to approval by the
City Engineer prior to the issuance of the grading permit.
The previous Soils Report required that proposed buildings be constructed a minimum of
30 feet from the toe of steep, rocky slopes. A catchment area shall be constructed
between the toe of slope and buildings. The height and width of the retention walls shall be
determined by the Soils Report and submitted to the City Engineer for review and
approval. An alternate design for the catchment area may be proposed by a Geotechnical
Engineer subject to review and approval by the City Engineer prior to issuance of grading
permits. If any changes are to be made to the mitigation measures of the previous report,
said report shall be revised to mitigate the new site conditions.
79. Contact the Building Department to get information regarding the preparation of the PM10
(dust control) Plan requirements.
80. 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 import or 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) or a verbal
release from that office prior to the issuance of the City grading permit. The California
Department of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm
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Desert. (Phone: 760-776-8208)
L01221M. CU
81. The developer shall accept all stormwater runoff passing through and falling onto the site
and conduct this runoff to an approved drainage structure (if available). On -site
retention/detention or other facilities approved by the City Engineer shall be required if off -
site drainage structures are unavailable or cannot contain the increased stormwater runoff
generated by the development of the site. Provide a hydrology study to determine if the
increased stormwater runoff due to development of the site exceeds the capacity of offsite
drainage structures (if any exist), and to determine required stromwater runoff mitigation
measures for this project.
82. The project is subject to flood control and drainage implementation fees and/or
construction of drainage facilities (Line 14) according to the approved Master Plan of Flood
Control and Drainage. Validated costs incurred by the developer for design and
construction of storm and/or drainage improvements adjacent to such development as
shown in said Master Plan shall be credited toward the drainage fee otherwise due or in
the event such cost exceeds the fee otherwise due, the City will enter into a
reimbursement agreement with developer to reimburse him for such excess costs from
drainage fees collected from other development. The acreage drainage fee at the present
time is $9,212.00 per acre per Resolution No. 15189. This condition shall be complied
with, to the satisfaction of the City Engineer, prior to filing any final map or issuance of the
building permit.
ON -SITE
83. The following requirements for a gated entry shall be met to provide adequate setbacks
and turning movements for vehicles entering the primary parking facilities of this project:
A. Provide a minimum 50 foot setback to the access gate control mechanism
B. Provide a turnaround after the mechanism for vehicles unable to enter the project
C. Security gates shall be a minimum of 15 feet clear width in each direction.
GENERAL
84. Any utility cuts in the existing off -site pavement made by this development shall receive
trench replacement pavement to match existing pavement plus one additional inch. See
City of Palm Springs Standard Drawing No. 115. Pavement shall be restored to a smooth
rideable surface.
85. All existing and proposed utility lines that are less than 35 kV on/or adjacent to this project
shall be undergrounded. The location and size of the existing overhead facilities shall be
provided to the Engineering Department along with written confirmation from the involved
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utility company(s) that the required deposit to underground the facility(s) has been paid,
prior to issuance of a grading permit.
All undergrounding of utilities shall be completed prior to issuance of the first Certificate of
Occupancy requested for this project.
86. All proposed utility lines (service drops) on/or adjacent to this project shall be
undergrounded prior to issuance of a Certificate of Occupancy.
87. All existing utilities shall be shown on the grading/street plans. The existing and proposed
service laterals shall be shown from the main line to the property line. The approved
original grading/street plans shall be as -built and returned to the City of Palm Springs
Engineering Department prior to issuance of the first Certificate of Occupancy requested
for this project.
88. The developer is advised to contact all utility purveyors for detailed requirements for this
project at the earliest possible date.
89. The developer shall take every precaution needed to "Protect -in-Place" any existing
Whitewater Mutual Water Company water line(s) that may traverse his project.
90. Nothing shall be constructed or planted in the comer cut-off area of any driveway which
does or will exceed the height required to maintain an appropriate sight distance per City
of Palm Springs Zoning Code 93.02.00 D.
91. 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
Engineering specifications.
MAP
92. The 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 Department.
93. The Final Map shall be prepared by a licensed Land Surveyor or qualified Civil Engineer
and submitted to the Engineering Department for review. Submittal shall be made prior to
issuance of grading or building permits.
94. A reciprocal access easement agreement between Lot 15, Lot 16 and Lot 17 shall be
indicated on the Final Map, or recorded as a separate document prior to issuance of
grading or building permits.
TRAFFIC
95. The developer shall provide a minimum of 48 inches of sidewalk clearance around all
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street furniture, fire hydrants and other above -ground facilities for handicap accessibility.
The developer shall provide same through dedication of additional right-of-way and
widening of the sidewalk or shall be responsible for the relocation of all existing traffic
signal/safety light poles, conduit, pull boxes and all appurtenances located on the VIA
MONTE VISTA frontage of the subject property.
96. Street name signs shall be required at each intersection in accordance with City of Palm
Springs Standard Drawing Nos. 622 and 623.
97, A 30 inch "STOP" sign and standard "STOP BAR" and "STOP LEGEND" shall be installed
per City of Palm Springs Standard Drawing Nos. 620-625 at the following locations:
Via Monte Vista and Private Street
Crescent Drive and Via Monte Vista
The "STOP" sign at the northeast corner of Crescent Drive and Via Monte Vista shall
include a warning sign indicating that cross traffic on Via Monte Vista does not stop.
98. The developer shall provide and install a 9,500 lumen high pressure sodium vapor safety
street light with glare shield on a marbelite pole on the NORTHEAST comer of
CRESCENT DRIVE and VIA MONTE VISTA with the mast arm over VIA MONTE VISTA.
The developer shall coordinate with Southern California Edison for required permits and
work orders necessary to provide electrical service to the street light. As an alternative,
other decorative landscape and entryway lighting which adequately illuminates the project
entry may be considered.
99. 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.
100. This property is subject to the Transportation Uniform Mitigation Fee based on the
RESIDENTIAL SINGLE FAMILY DETACHED ITE Code B land use.
FIRE
101. Access During Construction: Access for fire fighting 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
20 feet and an unobstructed vertical clearance of not less than 14'6". Fire department
access roads shall have an all weather driving surface and support a minimum weight of
67,500 lbs. (Sec. 902 CFC)
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102. Fire Apparatus Access Plans: Plans for fire apparatus access road shall be submitted to
the fire department for review and approval prior to construction. Plans shall include
certification from a Registered Professional Engineer stating the roads are of all weather
construction and capable of supporting fire apparatus weighing 67,500 lbs. G.V.W.
(901.2.2.1 CF).
103. Water Systems and Hydrants: Where underground water mains are to be provided, they
shall be installed, completed, and in service with fire hydrants or standpipes (or
combinations thereof located as directed by the fire department) not later than the time
when combustible materials are delivered to the construction site. (Sec. 903 CFC)
104. Residential Fire Hydrants: Residential fire hydrants shall be installed in accordance with
DWA specification and standards. No landscape planting, walls or fencing are permitted
within three (3) feet of fire hydrants, except ground cover plantings.
105. Site Plan: Provide the fire department with two (2) copies of an approved site plan.
Approved locations for fire hydrants will be marked on this site plan, with one (1) copy
being returned to the applicant. The second copy will be retained by the fire department.
106. Fire Hydrant Systems: Following fire department selection of hydrant locations, plans and
specifications for fire hydrant systems shall be submitted to the fire department for review
and approval prior to construction. (901.2.2.2)
107. Building or Complex Gate Locking Devices: Gate(s) shall be equipped with a KNOX key
switch device or key box. Contact the fire department for a KNOX application form.
108. Residential Smoke Detector Installation: Provide residential smoke detectors. Detectors
shall receive their primary power from the building wiring and shall be equipped with a
battery backup. (310.9.1.3 CBC)
109. Site Fire Protection: Provide a garden hose or hoses on construction site equipped with
an adjustable spray nozzle capable of reaching all combustible construction.
110. Premises Identification: Approved numbers or addresses shall be provided for all new and
existing buildings in such a position as to be plainly visible and legible from the street or
road fronting the property.
111. Fire Department Access Road Dimensions: Provide a minimum of 20 feet unobstructed
width. If parking on access road is desired, provide an eight (8) foot parking lane with
opposing curb marked red with appropriate signage for a total of 28 feet in width. Provide
an additional eight (8) feet for parking on both sides of access road for a total of 36 feet
width.
112. Vertical Fire Apparatus Clearances: Palm Springs fire apparatus require an unobstructed
vertical clearance of not less than14'6".
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113. Fire Flow Determination: Provide information on the size of the proposed buildings and
type of construction. This is necessary to determine fire flow requirements. All residences
located at toe of slope will require automatic fire sprinklers. All other residences may be
required to have automatic sprinklers, depending on size and type of construction.
114. Distance From Water Supply: It appears that portions of buildings to be constructed on
several lots could be more than 150 feet from a water supply on a public street. This may
require the construction of additional on -site fire protection facilities. (903.2 CFC)