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HomeMy WebLinkAboutPC Resolution _4869- Case 3.2348 TTM 31354RESOLUTION NO. 4869 OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, RECOMMENDING APPROVAL TO CITY COUNCIL OF TENTATIVE TRACT MAP 31354 AND GRANTING ARCHITECTURAL APPROVAL FOR THE CONSTRUCTION OF 16 CONDOMINIUM UNITS ON 2.69 ACRES LOCATED AT 2765 AND 2801 SOUTH PALM CANYON DRIVE, ZONE R-2, SECTION 35. WHEREAS, Jay Reynolds for Palm Canyon Town Homes, LLC (the "Applicant") has filed an application with the City pursuant to Palm Springs Municipal Code Section 9.60 for a Tentative Tract Map to construct 16 condominium units located at 2765 and 2801 South Palm Canyon Drive, Zone R-2, Section 35; and WHEREAS, the Applicant has filed Tentative Tract Map 31354 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 the public hearing of the Planning Commission of the City of Palm Springs to consider TTM 31354 and related architectural approvals (Case 3.2348), was given in accordance with applicable law; and WHEREAS, on August 13, 2003, a public hearing on the application for Tentative Tract Map 31354 and related architectural approvals (Case 3.2348) was 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 31354, 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 project represents the balance of these respective needs in a manner which is most consistent with the City's obligation pursuant to its police power to protect the public health, safety, and welfare; and WHEREAS, the proposed subdivision, Tentative Tract Map 31354, is considered a "project" pursuant to the terms of the California Environmental Quality Act ("CEQA"), and an Environmental Assessment has been prepared for this project and 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 presented in connection with the meeting on the Project, including but not limited to the staff report, all environmental data including the environmental assessment prepared for the project and all written and oral testimony presented. THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to CEQA, the Planning Commission finds that the current environmental assessment for Case No. 5.0966 GPA and TTM 31354 adequately addresses the general environmental setting of the proposed Project, its significant environmental impacts, and the mitigation measures related to each significant environmental effect for the proposed project. The Planning Commission further finds that with the incorporation of proposed mitigation measures, potentially significant environmental impacts resulting from this project will be reduced to a level of insignificance and therefore recommends adoption of a Mitigated Negative Declaration for the project Section 2: Pursuant to Government Code Section 66473.5 the Planning Commission finds that the proposed subdivision and the provisions for its design and improvement are compatible with the objectives, polices, and general land uses and program provided in the City's General Plan and any applicable specific plan. Section 3: Pursuant to Government Code Section 66474 (Subdivision Map Act), the Planning Commission finds that with the incorporation of those conditions attached in Exhibit A: The proposed Tentative Map is consistent with applicable general and specific plans. The proposed project is consistent with the General Plan. The General Plan designation for the site is L6 ( Low Density Residential 4-6 units/acre). The applicant is proposing 16 units and therefore, is within the density parameters of the General Plan. 2. The design of improvement of the proposed subdivision is consistent with the General Plan and any applicable Specific Plan. Pursuant to Government Code Section 66473.5 the Planning Commission finds that the proposed subdivision and the provisions for its design and improvement are compatible with the objectives, polices, and general land uses and program provided in the City's General Plan. All street, drainage, and utilities improvements are subject to the standards of the General Plan and Conditions of Approval associated with TTM 31354. 3. The site is physically suitable for the type and density of development contemplated by the proposed subdivision. The site is proposed for sixteen (16) two -bedroom units on 2.69 acres of land. The proposed development is within the maximum allowable density of 16 to 32 units, as permitted under the General Plan and Zoning Code. There will be no incompatibility issues as the subject property is surrounded by vacant single family residential pads to the north, multi -family residential and some vacant land to the west and south, and timeshares to the east. The applicant proposes a relatively low density residential development that will be compatible with the surrounding neighborhood. 4. The design of the proposed subdivision orthe proposed improvements are not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. A draft Mitigated Negative Declaration of environmental impact was prepared forthe project and found that with the incorporation of mitigation measures with respect to air quality, noise, and cultural resources, the project will have a less than significant impact on the environment. The property is also less than 5 acres, is surrounded by development, is consistent with the General Plan, is surrounded by urban development, and has all utilities available. Therefore, the design of the proposed subdivision or the proposed improvements are not likely to cause substantial environmental damage orsubstantially and unavoidably injure fish orwildlife ortheir habitat. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the subdivision and proposed improvements must follow the conditions of approval including, but not limited to, the application of the Uniform Building Code Seismic Safety Standards, and the City of Palm Springs Fugitive Dust Control Ordinance in order to ensure public health and safety. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. The applicant will be required to improve the portion of South Palm Canyon Drive in front of the project to major thoroughfare standards. The 24-foot wide common driveways providing internal circulation for the project will be privately maintained. The applicant will also be required to underground all utilities on -site, except where provided by the Planning Commission and City Council. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning Commission hereby recommends that the City Council approve TTM 31354, subject to those conditions set forth in the attached Exhibit A, which are to be satisfied prior to the issuance of a Certificate of Occupancy unless otherwise specified. ADOPTED this 131 day of August, 2003. Shoenberger, Marantz, Grence, Conrad, Wright, Hochanadel ATTEST: CITY OF PALM SPRINGS, CALIFORNIA Plarlhitfig 96mmission Secretary ,,1-)Vt.0 tiY i'L�lVNt1Vb l.U►r+m{a�wr� 3� Aate� intlial� .N. F APPROVED BY GVY (�NM EXHIBIT A Tentative Tract Map 31354 44e Case No. 3.2348 ,rAlution *_�— Ordlnanae ---- ►PPROVAL SUBJECT TO ALL REQUVRET 2765 and 2801 South Palm Canyon Drive ,,,��� qy ARf;VF ROE August 13, 2003 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. PROJECT SPECIFIC CONDITIONS Administrative 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 except as specifically modified herein. 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 TTM 31354 and Case 3.2348. 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. 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. This condition shall be included in the recorded covenant agreement for the property if required by the City. Architectural approval shall be valid for a period of two (2) years. Extensions of time may be granted by the Planning Commission upon determination of good cause. The appeal period for an Architectural Approval and Tentative Map application is 15 calendar days from the date of project approval. Permits will not issued until the period has concluded. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning and Zoning prior to issuance of a building permit. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. The applicant prior to issuance of building permits shall submit a draft declaration of 'ovenants, 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 "anal map. 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 vith all ordinances. fhe applican# shall submit to the City of Palm Springs, a deposit in the amount of $2500, for the review of the CC&R's by the City Attorney. A $250 filing fee shall also be paid to the City Planning Department for administrative review purposes. mmentaf Assessment The mitigation measures of the environmental assessment and mitigation monitoring program as approved as conditions of approval, dated July 24, 2003, shall apply. Mitigation measures are as follows: a. Prior to beginning construction activities, the project proponent of the building contract will develop and submit a dust control plan to the City's Building Department, in accordance with the 2002 Coachella Valley PM,, State Implementation Plan. b. Any vegetative ground cover to be utilized on -site shall be planted as soon as possible to reduce the amount of open space subject to wind erosion. Irrigation systems needed to water these plans shall be installed as soon as possible to maintain the ground cover and minimize blowsand. C. The contractor will ensure that all construction equipment is properly serviced and maintained. All construction equipment shall be maintained 'in good operating condition to reduce operational emissions. d. During construction, the site shall be watered and the equipment cleaned in the morning and evening. e. During construction, all trucks leaving the site shall be washed off to reduce fugitive dust from being tracked onto local roadways. This measure requires the removal of particulate matter from equipment prior to movement on paved streets to control particulate emissions. As part of the conditions of grading permit approval, the construction crew shall wheel wash construction equipment and cover dirt in trucks during onsite hauling. Haul trucks leaving the site also are required to have a minimum freeboard distance of 12 inches, or to cover payloads. f. The building contractor will ensure that low VOC paints are used for all architectural coatings. g. 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. h. 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 and that, should buried deposits be encountered, that the Monitor have the authority to halt destructive construction and that the Monitor notify a Qualified Archaeologist to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Cultural Resource Coordinator for approval. i. One copy 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. j. During construction phases, the contractor shall ensure that all construction is performed in accordance with the applicable City of Palm Springs noise standards. This measure shall be added to the construction contract. k. All internal combustion powered equipment shall be equipped with properly operating mufflers and kept properly tuned to alleviate backfires. This measure shall be added to the construction contract. I. During construction activities, the contractor shall locate portable equipment as far as possible from the adjacent residences. This measure shall be added to the construction contract. M. To the extent feasible, the contractor shall store and maintain equipment as far as possible from the adjacent residences. This measure shall be added to the construction contract. n. The placement of all mechanical equipment associated with the proposed project such as HVAC systems shall be located and constructed to ensure compliance with Chapter 11.74 (Noise Ordinance) of the Palm Springs Municipal Code. ral Resources 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. 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 and that, should buried deposits be encountered, that the Monitor have the authority to halt destructive construction and that the Monitor notify a Qualified Archaeologist to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Callente Cultural Resource Coordinator for approval. 7. One copy 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. Final Design 8. An Administrative Minor Modification application shall be submitted for the reduction in front and rear setbacks and for the modification to building height, prior to issuance of building permits. 9. The garage doors shall be painted such that they do not stand out or other alternative materials to be approved by the Design Review Committee. 10. The applicant shall review the location of traffic signals, if warranted, at the intersection of South Palm Canyon and Murray Canyon Drive and shall incorporate landscaping that will reduce the glare from the signals to adjacent residential development to the west. 11. Exposed cut slopes shall be prohibited unless they are screened by structures or restored. All hillside areas disturbed during grading and construction activities shall be restored. 12. Hillside areas that are not proposed for development shall be fenced off prior to any grading activity. 13. Prior to any grading activity, a fence shall also be erected around the north and west property lines in order to prevent the use of off -site areas for staging activities. A post and cable fence is acceptable. 14. That the developer shall pay a fire station construction fee in the amount established by the City Council (if adopted) at the time of building permits. 15. Final building colours shall be submitted for review and approval prior to the issuance of building permits. 3ENERAL CONDITIONS 1 CODE REQUIREMENTS I . 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 Zoning for review and approval prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements. '.. 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. 1. 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. I�� 4. 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. 5. All materials on the flat portions of the roof shall be earth tone in color. 6. All roof mounted mechanical equipment shall be screened from all possible. vantage points both existing and future per Section 9303.00 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 equipment 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. 7. 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. 8. Perimeter walls shall be designed, installed and maintained in compliance with the comer cutback requirements as required in Section 9302.00.D. 9. 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. 10. The street address numbering/lettering shall not exceed eight inches in height. 11. 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. 12. 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 and Zoning prior to the issuance of building permits. Manufacturer's cut sheets of all exterior lighting on the building, in the landscaping, and in the parking lot 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. A photometric study shall be required for all parking areas, driveways and entries. 13. Submit plans meeting City standard for approval on the proposed trash and recyclable materials enclosure prior to issuance of a building permit. 14. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding public art. The project shall either provide public art or payment of an in lieu fee. In the case of the in -lieu fee, the fee shall be based upon the total building permit valuation as calculated pursuant to the valuation table in the Uniform Building Code, the feeing being 112% for commercial projects or 114% for residential projects with first $100,000 of total building permit valuation for individual single-family units exempt. Should the public art be located on the project site, said location shall be reviewed and approved by the Director of Planning and Zoning and the Public Arts Commission, and the property owner shall enter into a recorded agreement to maintain the art work and protect the public rights of access and viewing. 15. Details of pool fencing (material and color) and equipment area shall be submitted with final landscape plan. 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. 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. 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. Curbs shall be installed at a minimum of five (5) feet from 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. Trash cans shall be screened from view and kept within fifty (50) feet of the street. Contact Palm Springs Disposal Service (760-327-1351) to verify individual can collection will be provided. If individual can collection is not permitted, trash enclosures shall be provided. POLICE DEPARTMENT 1. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal Code. BUILDING DEPARTMENT Prior to any construction on -site, all appropriate permits must be secured. FIRE DEPARTMENT 1. Building or Complex Gate Locking Devices: key switch device or Key box. Contact application form. (902.4 CFC) Locked gate(s) shall be equipped with a KNOX the fire department at 323-8186 for a KNOX 2. Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System is required. 3. Water Systems and Hydrants: Underground water mains and fire hydrants shall be installed, completed, tested and in service prior to the time when combustible materials are delivered to the construction site. (903 CFC). Prior to final approval of the installation, contractor shall submit a completed Contractor's Material and Test Certificate to the fire department. (9-2.1 NFPA 24) 4. Fire Extinguisher Requirements: Provide one 2-A:10-B:C portable fire extinguisher for every 75 feet of floor or grade travel distance for normal hazards. Show proposed extinguisher locations on the plans. (1002.1 CFC) Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet above floor level. Preferred location is in the path of exit travel near an exit door. 5. Fire Alarm System: Fire Alarm System required. Installation shall comply with the requirements of NFPA 72. 6. Trash Container Protection: Trash container space is within 5 feet of the building wall. Provide information on the type and size of trash container to be stored there. If it is a dumpster with a capacity of 1.5 cubic yards or greater, then the enclosure must be protected by an approved automatic fire sprinkler. (1103.2.2 CFC) ENGINEERING Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS 1. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. 2. Submit street improvement plans prepared by a Registered Civil Engineer to the Engineering Division. The plan(s) shall be approved by the City Engineer prior to issuance of any building permits. SOUTH PALM CANYON DRIVE 3. Construct a 6 inch curb and gutter, 32 feet west of centerline along the entire frontage, in accordance with City of Palm Springs Standard Drawing No. 200. Transition of new curb and gutter to the existing improvements on South Palm Canyon Drive off -site (south and north of the project site) shall be made to the satisfaction of the City Engineer. Construct a minimum 24 feet wide driveway approach for the southerly access to the project site in accordance with City of Palm Springs Standard Drawing No. 201. The centerline of the proposed driveway approach shall be located approximately 205 feet north of the south property line, in accordance with the approved site plan. Construct a minimum 32 feet wide driveway approach for the northerly (main) access to the project site in accordance with City of Palm Springs Standard Drawing No. 205. The centerline of the proposed driveway approach shall be located approximately 365 feet north of the south property line, in accordance with the approved site plan. Construct an 8 feet wide sidewalk adjacent to curb along the entire South Palm Canyon Drive frontage in accordance with City fo Palm Springs Standard Drawing No. 210. Construct a Type C curb ramp meeting current California State Accessibility standards at each side of the north driveway approach in accordance with City of Palm Springs Standard Drawing No. 214. Construct a Type B (mid -block) curb ramp meeting current California State Accessibility standards opposite the northeast comer of the intersection of South Palm Canyon Drive and Murray Canyon Drive in accordance with City of Palm Springs Standard Drawing No. 213. Remove and replace existing pavement with 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 sawcut edge of pavement along the entire South Palm Canyon Drive 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. Construct a parkway drain in accordance with City of Palm Springs Standard Drawing No. 705 at a location as approved on the associated storm drain improvement plans. Additional improvements on South Palm Canyon Drive downstream of the project site as necessary to adequately convey concentrated stormwater runoff flows outletted through the proposed on -site storm drain system shall be made as required by a Hydrology Study and Hydraulic Analysis of South Palm Canyon Drive prepared for this project. Measures to prevent erosion and degradation of off -site street improvements due to concentrated stormwater runoff shall be made to the satisfaction of the City Engineer. IVATE STREET The on -site private street shall consist of a 24 feet wide two-way street as shown on the approved site plan. All on -site private streets shall be constructed with a minimum pavement section of 2'/2 inch asphalt concrete pavement over 4 inch aggregate base with a minimum subgrade of 24 inches at 95% relative compaction. Provisions for drainage of private streets, including curbs and gutters, shall be provided to the satisfaction of the City Engineer. If an altemative 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. Parking shall be prohibited along the private street except for designated parking areas. SANITARY SEWER All sanitary facilities shall be connected to the public sewer system if not already connected. Laterals shall not be connected at manholes. Construct an on -site (private) sewer system to collect and convey sewage through a maximum of one lateral to the sewer main located in South Palm Canyon Drive. All on -site sewer systems shall be privately maintained by a Home Owners Association (HOA). Provisions for maintenance of the on -site sewer system acceptable to the City Engineer shall be included in the Codes, Covenants, and Restrictions (CC&R's) required for this project. GRADING Submit a Precise Grading Plan prepared by a California registered Civil Engineer or qualified Architect to the Engineering Division for review and approval. The Precise Grading plan shall be submitted to the Planning Department for approval to submit for plan check, prior to submittal to the Engineering Division. A PM 10 (dust control) Plan shall be submitted to and approved by the Building Department prior to approval of the Precise Grading plan. The Precise Grading Plan shall be approved by the City Engineer prior to issuance of any grading or building permits. Minimum submittal includes the following: A. Planning Department approval to submit for plan check B. Copy of signed Conditions of Approval from Planning Department C. Copy of Site Plan stamped approved and signed by the Planning Department D. Copy of current Title Report E. Copy of Soils Report F. Copy of Hydrology Study/Report Drainage swales shall be provided adjacent to all curbs and sidewalks, T wide and 6" deep, to keep nuisance water from entering the public streets, roadways, or gutters. 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 Engineer prior to approval of the Precise Grading Plan. 20. 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 erosion/blowsand relating to his property and development. 21. 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 Precise Grading Plan. 22. Contact the Building Department to get information regarding the preparation of the PM10 (dust control) Plan requirements. 23. 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" (RI FA 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 Desert (Phone: 760-776- 8208). DRAINAGE 24. All stormwater runoff passing through and falling onto the site shall be accepted and conveyed to an approved drainage system (if available). On -site retention/detention or other facilities approved by the City Engineer shall be required if off -site drainage systems are unavailable or cannot contain the increased stormwater runoff generated by the development of the property. Provide a hydrology study to determine if the increased stormwater runoff due to development of the site exceeds the capacity of offsite drainage systems (if any exist), and to determine required stormwater runoff mitigation measures for the proposed development. Final detention/retention basin sizing and other stormwater runoff mitigation measures shall be determined upon review and approval of the hydrology study by the City Engineer and may require redesign or changes to site configuration or layout consistent with the findings of the final hydrology study. 25. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $7,271.00 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. ?6. Off -site stormwater runoff collected and conveyed through an on -site storm drain system shall be privately maintained by a Home Owners Association (HOA). Provisions for maintenance of the storm drain system acceptable to the City Engineer shall be included in the Codes, Covenants, and Restrictions (CC&R's) required for this project. !7. Construction of a stormwater inlet structure on adjacent off -site property shall require written authorization of the record property owner prior to approval of storm drain improvement plans. Absent written approval of the adjacent property owner, all storm drainage improvements shall be constructed on -site. lip 28. Submit storm drain Engineering Division, any building permits. GENERAL improvement plans prepared by a Registered Civil Engineer to the The plan(s) shall be approved by the City Engineer prior to issuance of 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. In-aa rdance with Chaoter.8.0.4.401 of'the 0ty of PalM Springs Municipal Code, alll. "isting and Oro pasod eleetriraai litres of thirty 4ve thntAsand volts or less and overheard service deep wiductofs, and all gas, teiephoneJd16..V14Oh !able setviw and similar ser ce m4res ortihes, Which are on,aka, shutting; andlprtransrWetlno, shall b'eiristalled underground unless speeio MatIctiorts are `shown in General Crderg 95 and 128 of the California Public Ulti 3CornMJsslon, and serVI a requirements 0011sheo by the! utilities: The'existinp overhead utilities located along the wett:slde of the subject prooerkv meet the ractulfernernt t6 be Rnstal d Undorground. The develo r is advised to investigate the natrlre oft4ese utili#ie.s. toe avail abihydf Lind brground!no these utilities with rsspmactto adjacent arid off - site properties, sand to praterd- its case far awaiver of the Municipal Cade recivir Trent, if poprvdate, to the Planning Co. m€ssfon An0for Cify Counoil as par# of its re ew 00.4 Approval of this prejq{ 0 utility und'emrounding is deferred in aobrdanoe v4thf specific dlreafian by the Planning C.owrnission :and/or City Qdundl, the- reootd property aWner shall shtpr irk o- a covenanj greeing to updarpround all of the exift g 0"thead uti.lit+as regulred by fhs it+lunlcipal Cody Jh the future upon request of the lty of Pain/ Springs City Engineer at such time as dearned mws.wy, Th'e covenant shall bie ekeWed an-d notarized by the omorty owney and OUbMi#ted to the City Englheer priorto issuance of a oradiTTa permit, A current'title repprt; or a copy .of a =oerit tax bill anA a o€ a vestlni arVi d edl shall be provid d to .v r wrrerit property Owne*lp, 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 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 changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. Nothing shall be constructed or planted in the corner cut-off area of any driveway which does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Code 93.02.00 D. 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 35. 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 Division. ' 36. A Final Map shall be prepared by a licensed Land Surveyor or qualified Civil Engineer and submitted to the Engineering Division for review and approval. The map shall be approved by the City Council prior to issuance of building permits. TRAFFIC 37. A minimum of 48 inches of sidewalk clearance shall be provided around all street furniture, fire hydrants and other above -ground facilities for handicap accessibility. Required clearance shall be provided through dedication of additional right-of-way and widening of the sidewalk or by relocation of encroachments along the public street frontages. 38. 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 Califomia, 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. 39. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit.