HomeMy WebLinkAboutPC Resolution _6165- PDD 313RESOLUTION NO. 6165
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM SPRINGS, CALIFORNIA,
APPROVING TENTATIVE TRACT MAP 33334, FOR THE
PURPOSE OF CREATING A CONDOMINIUM MAP FOR
THE PREVIOUSLY APPROVED MIXED -USE PROJECT
WITHIN THE EXISTING RACQUET CLUB OF PALM
SPRINGS; LOCATED AT 2743 NORTH INDIAN CANYON
DRIVE, SECTION 3, ZONE PDD 313.
WHEREAS, Hunter Holdings, LLC, (the "Applicant") has filed an application with the
City pursuant to Section 9.62.010 of the Palm Springs Municipal Code, for Tentative
Tract Map 33334; 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 public hearing of the Planning Commission of the City of Palm
Springs to consider Tentative Tract Map 33334 was given in accordance with applicable
law; and
WHEREAS, on December 28, 2005, a public hearing on the application for the project
was held by the Planning Commission in accordance with applicable law; and
WHEREAS, on February 15, 2006, a public hearing on the application for the project
was held by the City Council in accordance with applicable law; and
WHEREAS, pursuant to Government Code Section 66412.3, the Planning Commission
has independently considered the effect of the proposed condominium map, Tentative
Tract Map 33334, 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 to its police powers to protect the public health, safety, and
welfare; and
WHEREAS, the proposed project is considered a "project" pursuant to the terms of the
California Environmental Quality Act ("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: A Mitigated Negative Declaration (MND) for this project was previously
adopted by the City Council on February 15, 2006. Pursuant to Section
15162 of the California Environmental Quality Act (CEQA), the preparation
of further environmental assessment is not necessary since the
circumstances surrounding the project have not changed. The present
project could not, therefore, result in any new environmental impacts
beyond those already identified and assessed in the adopted mitigated
negative declaration
Section 2: Pursuant to Government Code Section 65567, the Planning Commission
finds that the proposed subdivision and the provisions for its design and
improvements are compatible with the objectives, policies, and federal
land use provided in the City's local open space plan.
Section 3: Pursuant to Government Code Section 66474 (Subdivision Map Act), the
City Council finds that with the incorporation of those conditions attached
in Exhibit A:
Findings are required for the proposed Tentative Tract Map pursuant to Section 66474
of the Subdivision Map Act. These findings and a discussion of the project as it relates
to these findings follow: 0
a. The proposed Tentative Tract Map is consistent with all applicable general and
specific plans.
The Tentative Tract Map will facilitate the sale of condominium units within the
project. The mixed use project is consistent with the General Plan Central
Business District designation, insofar as it introduces permanent residents into
the area, and provides new retail space.
b. The design and improvements of the proposed Tentative Tract Map are
consistent with the zone in which the property is located.
The design and the layout of the Map is consistent with the allowable uses under
the Planned Development District for this property. The Planned Development
District allows for variations from zoning standards.
C. The site is physically suited for this type of development.
The site is flat and surrounded by existing development and private streets. The
construction of commercial and residential buildings on the site is appropriate at
this location.
d. The site is physically suited for the proposed density of development.
The site can accommodate the 73 units proposed. The overall density of the
project as proposed is within the General Plan density limits for the land use
designation for the project site
e. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
The Tentative Tract Map and associated Planned Development District have
been reviewed under the California Environmental Quality Act, and a Mitigated
Negative Declaration has been adopted for this project. Mitigation measures
have been included which will reduce potential impacts to less than significant
levels. The site has been fully developed for many years, and does not include
any natural habitat. The project will therefore not damage or injure fish, wildlife or
their habitats.
f. The design of the subdivision or type of improvements is not likely to cause
serious public health problems.
The subdivision is designed to meet or exceed City standards. The homes and
commercial spaces will be required to meet or exceed City building codes. The
project will not cause public health problems.
g. The design of the subdivision or 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.
There are no known public easements or access across the subject property,
therefore the design of the subdivision will not conflict with easements for access
through or use of the property. Any utility easements can be accommodated
within the project design.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning
Commission recommends that the City Council approve Tentative Tract Map 33334,
subject to those conditions set forth in the attached Exhibit A.
ADOPTED this 10th day of November 2010.
AYES: 5, Hudson, Munger, Donenfeld, Scott and Chair Caffery
NOES: None
ABSENT: 1, Conrad
ABSTAIN: 1, Klatchko
ATTEST:
"Plan
Dirervices
CITY OF PALM SPRINGS, CALIFORNIA
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RESOLUTION NO. 6165
EXHIBIT A
Case No. 5.1052, PD-313, TTM 33334
Racquet Club
2743 North Indian Canyon Drive
November 10, 2010
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the 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
Planning Department:
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.
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 5.1052-PD 3131 TTM 33334.
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.
3. That the property owner(s) and successors and assignees in interest shall
maintain and repair the improvements including and without limitation sidewalks,
bikeways, parkways, 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.
4. Pursuant to Fish and Game Code Section 711.4 a filing fee of $64.00 is required.
This project has a de minimus impact on fish and wildlife, and a Certificate of Fee
Exemption shall be completed by the City and two copies filed with the County
Clerk. This application shall not be final until such fee is paid and the Certificate of
Fee Exemption is filed. Fee shall in the form of a money order or cashier's check
payable to Riverside County.
5. Prior to issuance of a building permit, Fringe Toed Lizard Mitigation fees shall be
submitted.
6. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code
regarding public art. The project shall either provide public art or payment of an in
lieu fee. In the case of the in -lieu fee, the fee shall be based upon the total
building permit valuation as calculated pursuant to the valuation table in the
Uniform Building Code, the fee being 1/2% for commercial or industrial projects,
1/4% for new residential subdivisions, or 1/4% for new individual single-family
residential units constructed on a lot located in an existing subdivision 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 Services 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.
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. The applicant shall
submit a property appraisal to the Planning Services Department for the purposes
of calculating the Park Fee. The Park Fee shall be payable prior to the issuance of
building permits.
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Environmental Assessment
8. 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 Mitigated Negative Declaration will be included in the plans prior to
Planning Commission consideration of the environmental assessment. Mitigation
measures are as follows:
MM III-1 The maximum vehicle speed limit on unpaved surfaces of the
project site shall be 15 mph.
MM III-2 Construction operations affecting off -site roadways shall be
scheduled for off-peak traffic hours, which are typically in the
morning and the early afternoon and shall minimize obstruction of
through -traffic lanes.
MM III-3 Paving activities on -site shall not occur simultaneously with the
peak construction activity on -site to ensure that daily emissions of
NOx associated with off -road diesel construction equipment will not
exceed the SCAQMD threshold of significance.
MM V-1 Rehabilitation work shall conform to the Secretary of the Interior's
Standards and Guidelines for Rehabilitation.
MM V-2 When any rehabilitation work is performed, thorough
documentation, including plans, detailed specifications and
photographs before, during, and after construction, shall be
prepared and appropriately archived.
MM V-3 As there is always a possibility of buried cultural resources in a
project area, a Native American Monitors) shall be present during
all ground disturbing activities including clearing and grubbing,
excavation, burial of utilities, planting of rooted plants, etc. The
Agua Caliente Band of Cahuilla Indian Cultural Office shall be
contacted 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
Services. Following consultation, the Director shall have the
authority to halt destructive construction and shall notify a Qualified
Archaeologist to investigate the find. 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.
MM XI-1 For exterior noise control, a minimum five (5) foot high wall is
required at the courtyards of units A2, A4, A6, A8, A10, T42, and
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T43, constructed to the specifications indicated on page 9 of
Gordon Bricken & Associates' noise study dated August 31, 2004.
MM XI-2 For interior noise control, buildings shall be constructed in
accordance with the basic building shell characteristics outlined in
Table 7, found on page 10 of Gordon Bricken & Associates' noise
study dated August 31, 2004.
MM XI-3 For interior noise control, buildings shall be constructed in
accordance with the basic building shell characteristics outlined in
Table 7, found on page 10 of Gordon Bricken & Associates' noise
study dated August 31, 2004.
All second floor windows of units A2, A4, A6, A8, A10 shall have a
minimum Sound Transmission Class rating of STC 28.
All first floor windows of units T42 and T43 shall have a minimum
Sound Transmission Class rating of STC. 26 and all second floor
windows shall have a minimum Sound Transmission Class rating of
STC 30.
MM XI-4 The noise calculations by Gordon Bricken & Associates' noise
study dated August 31, 2004 depend on having windows closed;
therefore having adequate fresh air ventilation without resorting to
opening of the windows is required. Air conditioning shall be
installed in all units adjacent to Indian Canyon Drive.
MM XI-5 All construction equipment, fixed or mobile, shall be equipped with
properly operating and maintained mufflers and the engines shall
be equipped with shrouds.
MM XI-6 Stationary equipment shall be placed such that emitted noise is
directed away from the noise -sensitive receptors that are located to
the north, west and south of the project site.
MM XI-7 Stockpiling and vehicle staging areas shall be located as far as
practical from noise -sensitive receptors that are located to the
north, west and south of the project site.
MM XI-8 Every effort shall be made during construction activities to create
the greatest distance between noise sources and noise -sensitive
receptors located in the vicinity of the project site.
MM XI-9 All construction equipment shall be in proper working order and
maintained in a proper state of tune to reduce backfires.
MM XI-10 Parking, refueling and servicing operations for all heavy equipment
0 and on -site construction vehicles shall be located as far as practical
from existing homes to the north and south.
9. The developer shall reimburse the City for the City's costs incurred in monitoring
the developer's compliance with the conditions of approval and mitigation
monitoring program, including, but not limited to inspections and review of
developers operations and activities for compliance with all applicable dust and
noise operations, and cultural resource mitigation. This condition of approval is
supplemental and in addition to normal building permit and public improvement
permits that may be required pursuant to the Palm Springs Municipal Code.
CC&R's
10. The applicant prior to issuance of building permits shall submit three (3) sets of a
draft declaration of covenants, conditions and restrictions ("CC&R's") to the
Director of Planning Services for approval in a form to be approved by the City
Attorney, to be recorded prior to certificate of occupancy. The CC&Rs shall be
submitted with a list of the adopted conditions of approval and an indication of
where applicable conditions are addressed in the CC&Rs. 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.
11. The applicant shall submit to the City of Palm Springs, a deposit in the amount of
$10,000, for the review of the CC&R's by the City Attorney. A filing fee, in
accordance with the fee schedule adopted by the City Council, shall also be paid
to the City Planning Services Department for administrative review purposes.
Cultural Resources
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.
13. 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.
a) 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 Services 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.
b) Two copies of any cultural resource documentation generated in
connection with this project, including reports of investigations, record
search results and site records/updates shall be forwarded to the Tribal
Planning, Building, and Engineering Department and one copy to the City
Planning Services Department prior to final inspection.
Final Design
14. Final landscaping, irrigation, exterior lighting, and fencing plans shall be
submitted for approval by the Department of Planning Services, prior to issuance
of a building permit. Landscape plans shall be approved by the Riverside County
Agricultural Commissioner's Office prior to submittal. All landscaping located
within the public right of way or within community facilities districts must be
approved by the Public Works Director and the Director of Parks and Recreation.
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, grading plans, landscape plans,
irrigation plans, exterior lighting plans, sign program, mitigation monitoring
program, site cross sections, property development standards and other such
documents as required by the Planning Commission. Final development plans
shall be submitted within two (2) years of the City Council approval of the
preliminary planned development district.
16. 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 Services 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.
No lighting of the hillside is permitted.
Public Safety CFD
17. The Project will bring a significant number of additional residents to the community.
The City's existing public safety and recreation services, including police
protection, criminal justice, fire protection and suppression, ambulance, paramedic,
and other safety services and recreation, library, cultural services are near
capacity. Accordingly, the City may determine to form a Community Services
District under the authority of Government Code Section 53311 et seq, or other
appropriate statutory or municipal authority. Developer agrees to support the
formation of such assessment district and shall waive any right to protest, provided
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that the amount of such assessment shall be established through appropriate
study and shall not exceed $500 annually with a consumer price index escalator.
The district shall be formed prior to sale of any lots or a covenant agreement shall
be recorded against each parcel, permitting incorporation district.
GENERAL CONDITIONS/CODE REQUIREMENTS
18. The Planned Development District approval shall be valid for a period of two (2)
years. Once constructed, the conditional use permit, provide all conditions of
approval have been complied with, does not have a time limit. Extensions of time
may be granted by the Planning Commission upon demonstration of good cause.
19. The appeal period for an application is 15 calendar days from the date of project
approval. Permits will not be issued until the appeal period has concluded.
20. 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 Services for review and approval
prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal
Code for specific requirements.
21. 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 Ci
of the Municipal Code for specific requirements.
22. 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.
23. 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.
24. All materials on the flat portions of the roof shall be earth tone in color.
25. All awnings shall be maintained and periodically cleaned.
26. 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($). 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.
27. 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.
28. Perimeter walls shall be designed, installed and maintained in compliance with
the comer cutback requirements as required in Section 9302.00.D.
29. 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.
30. The street address numbering/lettering shall not exceed eight inches in height.
31. 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.
32. Submit plans meeting City standard for approval on the proposed trash and
recyclable materials enclosure prior to issuance of a building permit.
33. Details of pool fencing (material and color) and equipment area shall be
submitted with final landscape plan.
34. No sirens, outside paging or any type of signalization will be permitted, except
approved alarm systems.
35. No outside storage of any kind shall be permitted except as approved as a part of
the proposed plan.
36. Vehicles associated with the operation of the proposed development including
company vehicles or employees vehicles shall not be permitted to park off the
proposed building site unless a parking management plan has been approved.
37. 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.
38. The applicant shall provide all tenants with Conditions of Approval of this project.
39. Loading space facilities shall be provided in accordance with Section 9307.00 of
the Zoning Ordinance. Said facilities shall be indicated on the site plan and
approved prior to issuance of building permits.
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40. 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".
41. 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.
42. Compact and handicapped spaces shall be appropriately marked per Section
93.06.00.C.10. of the Palm Springs Zoning Ordinances.
43. 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.
44. Parking lot light fixtures shall align with stall striping and shall be located two to
three feet from curb face.
46. 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 with shading requirements.
46. 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.
47. 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.
48. 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.
49. Tree wells shall be provided within the parking lot and shall have a planting area
of six feet in diameter/width.
Waste Disposal
50. Trash cans shall be screened from view and kept within fifty (50) feet of the
street.
POLICE DEPARTMENT
1. Developer shall comply with Article 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. 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. (901.4.4 CFC)
2. 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) In new construction, detectors
shall be interconnected so that operation of any smoke detector causes the
alarm in all smoke detectors within the dwelling to sound. (2-2.2.1 NFPA 72)
Provide a note on the plans showing this requirement.
3. Fire Sprinklers Required: An automatic fire sprinkler system is required by local
ordinance. 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, 1999 edition, as modified by local ordinance. The
contractor should submit fire sprinkler plans as soon as possible. No portion of
the fire sprinkler system, including water meters and underground water supply,
may be installed prior to plan approval.
4. Fire Department Access: Fire Department Access Roads shall be provided and
maintained in accordance with Sections 901 and 902 CFC. (902.1 CFC)
• Minimum Access Road Dimensions:
1. Private streets shall have a minimum width of at least 24 feet, pursuant to
California Fire Code 902.1 however, a greater width for private streets may be
required by the City engineer to address traffic engineering, parking, and
other issues. Generally, for two-way private streets, a minimum width of 24
feet will be required, unless otherwise allowed by the City engineer, to the
minimum of 20 feet required by the Fire Code. No parking shall be allowed in
either side of the roadway.
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2. Roads must be 30 feet wide when parking is not allowed on only one side of
the roadway.
3. Roads must be 40 feet wide when parking is not restricted.
5. Building or Complex Gate Locking Devices: Locked gate(s) shall be equipped with
a Knox key switch device or Key box. Boxes shall be mounted at 6 feet above
grade. Contact the Fire Department at 760-323-8186 for a Knox application
form. (902.4 CFC)
6. Plot Plan: Prior to completion of the project, a 8.5" x11" plot plan shall be provided
to the fire department. This shall clearly show all access points, fire hydrants,
knox box locations, fire department connections, unit identifiers, main electrical
panel locations, sprinkler riser and fire alarm locations. Large projects may
require more than one page.
7. 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)
8. Operational Fire Hydrants: An operational fire hydrant(s) shall be installed within
250' of all combustible construction. No landscape planting, walls, or fencing is
permitted within 3 feet of fire hydrants, except groundcover plantings.
9. 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 or near an exit door.
10. Fire Flow: The required fire flow for this project is 1500 gallons per minute.
EO
ENGINEERING 1 PUBLIC WORKS DEPARTMENT
Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Engineer.
GENERAL
ENG 1. Rough Grading Plans, Precise Grading and Paving Plans, Indian Canyon Drive
Median Plans, Private Storm Drain Plans, Private Sewer Plans, and the Final
Hydrology Study were previously approved, and may be used for construction of
the project if no changes are being proposed from what is shown on the
approved plans and in the approved Final Hydrology Study.
STREETS
ENG 2. Any improvements within the public right-of-way require. a City of Palm Springs
Encroachment Permit.
ENG 3. Submit street improvement plans prepared by a registered California civil
engineer to the Engineering Division. The plans shall be approved by the City
Engineer prior to issuance of any building permits.
N. INDIAN CANYON DRIVE
ENG 4. The owner shall apply for an Encroachment Agreement from the Public Works
and Engineering Division to allow the existing block wall and parking lot
improvements along the entire frontage of the subject property to be maintained
within the public right-of-way. The agreement shall be executed by the owner(s)
prior to issuance of a building permit.
ENG 5. Remove the two existing northerly driveway approaches and replace with curb,
gutter and sidewalk to match existing street improvements, in accordance with
City of Palm Springs Standard Drawing No. 200 and 210.
ENG 6. Remove existing curb, gutter, driveway approach, and sidewalk as necessary to
construct a driveway approach at the main entry in accordance with City of Palm
Springs Standard Drawing No. 201. The centerline of the driveway approach
shall be located approximately 195 feet south of the north property line. The
driveway approach shall consist of two 12 feet wide ingress lanes and two 12
feet wide egress lanes, separated by a median, as shown on the approved site
plan. The driveway approach shall be constructed in accordance with the City of
Palm Springs Standard Drawing No. 201. The east end of the driveway median
shall not extend past the face of curb, and pedestrian access across the
driveway approach shall be maintained. The final design of the entrance is
subject to the review and approval by the Fire Marshall and City Engineer. Left -
turn egress shall be prohibited.
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ENG 7. Remove and reconstruct the existing southerly driveway approach in the same
location to provide 16 feet wide ingress and egress lanes separated by a 6 feet
wide median, as shown on the approved site plan. The driveway approach shall
be constructed in accordance with City of Palm Springs Standard Drawing No.
201. The east end of the driveway median shall not extend past the face of curb,
and pedestrian access across the driveway approach shall be maintained. The
final design of the entrance is subject to the review and approval by the Fire
Marshall and City Engineer. Left -turn egress shall be prohibited.
ENG H. Relocate the existing fire hydrant in the existing sidewalk along Indian Canyon
Drive to the landscape inset in the existing block wall located immediately to the
north of the existing hydrant location as approved by the Fire Marshall. The
applicant shall ensure that an appropriate path of travel, meeting ADA guidelines,
is provided along the entire length of the sidewalk to meet ADA guidelines,
subject to the approval of the City Engineer. If necessary, additional pedestrian
and sidewalk easements shall be provided on -site to construct a path of travel
meeting ADA guidelines.
ENG 9. Construct a raised, 14-feet wide landscaped, median island from Racquet Club
Road to Francis Drive. The design shall be as required by the City Engineer,
with landscaping approved by the Director of Planning Services. Provide two 50
feet long northbound left -turn pockets with 60 feet long bay tapers providing
ingress into the northerly entry and southerly entry; provide two 50 feet long
southbound left -turn pockets with 60 feet long bay tapers aligned with the
existing driveways into the developments on the east side of Indian Canyon Drive
located at 2636 N. Indian Canyon Drive (APN 501-051-041) and at 200 E.
Racquet Club Road (APN 501-063-075); and provide a 150 feet long southbound
left -turn pocket with a 90 feet bay taper at Racquet Club 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.
ENG 10. Submit landscaping and irrigation system improvement plans for review and
approval by the City Engineer. The irrigation system shall be separately metered
from the parkway landscaping to be maintained by the applicant, for future use
by the City upon acceptance of the landscaping by the City. The plans shall be
approved in conjunction with the street improvement plans for the median and
prior to issuance of a building permit, unless otherwise allowed by the City
Engineer.
ENG 11. All median landscaping shall be guaranteed for a period of 90 days from the date
of acceptance by the City Engineer. Any landscaping that fails during the 90-day
landscape maintenance period shall be replaced with similar plant material to the
satisfaction of the City Engineer, and shall be subject to a subsequent 90-day
landscape maintenance period.
ENG 12. All broken or off grade street improvements shall be repaired or replaced.
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SECONDARY ACCESS
ENG 13. The applicant shall obtain secondary access to the west side of the site. The
secondary access shall be approved by the City Engineer and Fire Marshall. -The
applicant shall obtain access easements as necessary to provide secondary
access to the site. The approved plans shall show the secondary access point,
as required by the City Engineer.
ENG 14. The secondary access may be gated, with emergency access provided to the
City as may be required by the Fire Marshall.
ON -SITE
ENG 15. Dedicate an easement extending over the private streets for public utility
purposes with the right of ingress and egress for service and emergency vehicles
and personnel.
ENG 16. All two-way on -site streets shall be a minimum of 24 feet wide (as measured from
curb face or edge of travel way).
ENG 17. Construct a minimum 24 feet wide driveway approach located on the west side of
the development to align with the centerline of the secondary access in
accordance with City of Palm Springs Standard Drawing No. 201. If gated,
emergency access shall be provided to the Fire Department as required by the
Fire Marshall.
ENG 18. All on -site streets shall be constructed to accept and convey on -site stormwater
runoff to on -site retention areas and/or drywells, in accordance with applicable
City Standards.
ENG 19. Construct pavement with a minimum pavement section of 2'/2 inches asphalt
concrete pavement over 4 inches of crushed miscellaneous base with a minimum
subgrade of 24 inches at 95% relative compaction, or equal. If an alternative
pavement section is proposed, the proposed pavement section shall be designed
by a California registered Geotechnical Engineer using "R" values from the
project site and submitted to the City Engineer for approval.
ENG 20. Parking shall be restricted along both sides of the on -site private streets, as
necessary to maintain a clear 24 feet wide, two-way travel way. Regulatory Type
R26 "No Parking" signs or red curb shall be installed along the private streets as
necessary to enforce parking restrictions. The Home Owners Association (HOA)
shall be responsible for regulating and maintaining required no parking
restrictions, which shall be included in Covenants, Conditions, and Restrictions
(CC&R's) required for the development.
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ENG 21. On -site gated entries shall be reviewed and approved b the City Engineer ando
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Fire Marshall. Submit detailed entry design(s) showing storage lanes and
maneuvering areas. Include standard vehicle and truck turning radius track lines
on the detail(s). Sufficient storage shall be required (50 feet minimum) for
vehicles entering the gated areas, and turn -around maneuvering areas shall be
provided for vehicles unable to enter the gated areas. Final design shall also be
subject to review and approval by the Fire Marshall. An Opticom or Tornar
system (or approved equal) for automatic operation by emergency vehicles, with
uninterrupted power supply (battery back-up), shall be installed for the entry
gates, meeting the approval of the Fire Marshall.
SANITARY SEWER
ENG 22. All sanitary facilities shall be connected to the public sewer system. The existing
sewer services to the property may be used for new sanitary facilities. New
sewer laterals shall not be connected to existing sewer manholes.
-ENG 23. Construct an on -site private sewer system to collect sewage from the
development and connect to the existing public sewer system. Sewer plans shall
be submitted to the Engineering Division for review and approval. Private on -site
sewer mains shall conform to City sewer design standards, including construction
of 8 inch V.C.P. sewer main and standard sewer manholes. Sewer manhol
covers shall be identified as "Private Sewer". A profile view of the on -site private
sewer mains is not necessary if sufficient invert information is provided in the
plan view, including elevations with conflicting utility lines. Plans for sewers other
than the private on -site sewer mains, i.e. building sewers and laterals from the
buildings to the on -site private sewer mains, are subject to separate review and
approval by the Building Division.
ENG 24. The on -site sewer system shall connect to the sewer main in Indian Canyon
Drive with a standard sewer lateral connection in accordance with City of Palm
Springs Standard Drawing No. 405.
ENG 25. 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 Covenants, Conditions
and Restrictions (CC&R's) required for this project.
GRADING
ENG 26. Submit a Precise Grading and Paving Plan prepared by a California registered
civil engineer to the Engineering Division for review and approval. The Precise
Grading and Paving Plan shall be approved by the City Engineer prior to
issuance of grading permit. D
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a. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its
grading contractor and submitted to the Engineering Division for review and
approval. The applicant and/or its grading contractor shall be required to
comply with Chapter 8.50 of the City of Palm Springs Municipal Code, and
shall be required to utilize one or more "Coachella Valley Best Available
Control Measures" as identified in the Coachella Valley Fugitive Dust Control
Handbook for each fugitive dust source such that the applicable performance
standards are met. The applicant's or its contractor's Fugitive Dust Control
Plan shall be prepared by staff that has completed the South Coast Air
Quality Management District (AQMD) Coachella Valley Fugitive Dust Control
Class. The applicant and/or its grading contractor shall provide the
Engineering Division with current and valid Certificate(s) of Completion from
AQMD for staff that has completed the required training. For information on
attending a Fugitive Dust Control Class and information on the Coachella
Valley Fugitive Dust Control Handbook and related "PM10" Dust Control
issues, please contact AQMD at (909) 396-3752, or at www.AQMD.gov. A
Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive
Dust Control Handbook, shall be submitted to and approved by the
Engineering Division prior to approval of the Precise Grading and Paving
Plan.
b. The first submittal of the Precise Grading and Paving Plan shall include the
following information: a copy of final approved conformed copy of Conditions
of Approval; a copy of a final approved conformed copy of the Tentative Tract
Map; a copy of current Title Report; a copy of Soils Report; and -a copy of the
associated Hydrology Study/Report.
ENG 27. Prior to approval of the Grading Plan or issuance of a Grading Permit, the
applicant shall obtain written approval to proceed with construction from the Agua
Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer or Tribal
Archaeologist. The applicant shall contact the Tribal Historic Preservation Officer
or the Tribal Archaeologist at (760) 699-6800, to determine their requirements, if
any, associated with grading or other construction. The applicant is advised to
contact the Tribal Historic Preservation Officer or Tribal Archaeologist as early as
possible. If required, it is the responsibility of the applicant to coordinate
scheduling of Tribal monitors during grading or other construction, and to arrange
payment of any required fees associated with Tribal monitoring.
ENG 28. In accordance with an approved PM-10 Dust Control Plan, perimeter fencing
shall be installed. Fencing shall have screening that is tan in color; green
screening will not be allowed. Perimeter fencing shall be installed after issuance
of Grading Permit, and immediately prior to commencement of grading
operations.
ENG 29. Perimeter fence screening shall be appropriately maintained, as required by the
City Engineer. Cuts (vents) made into the perimeter fence screening shall not be
a
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allowed. Perimeter fencingshall be adequately anchored into the round to
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resist wind loading.
ENG 30. Within 10 days of ceasing all construction activity and when construction
activities are not scheduled to occur for at least 30 days, the disturbed areas on -
site shall be permanently stabilized, in accordance with Palm Springs Municipal
Code Section 8.50.022. Following stabilization of all disturbed areas, perimeter
fencing shall be removed, as required by the City Engineer.
ENG 31. Contact Desert Water Agency at (760) 323-4971 Ext. 146 to determine impacts
to any existing Whitewater Mutual Water Company water lines and other facilities
that may be located within the property if any. Make appropriate arrangements to
protect in place or relocate any facilities that are impacted by the development. A
letter of approval for relocated or adjusted facilities from Desert Water Agency
shall be submitted to the Engineering Division prior to approval of the Grading
Plan.
ENG 32. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep
nuisance water from entering the public streets, roadways, or gutters.
ENG 33. A Notice of Intent (NOI) to comply with the California General Construction
Stormwater Permit (Water Quality Order 2009-0009-DWQ as modifie
September 2, 2009) is required for the proposed development via the California
Regional Water Quality Control Board (Phone No. (760) 346-7491). A copy of the
executed letter issuing a Waste Discharge Identification (WDID) number shall be
provided to the City Engineer prior to issuance of a grading or building permit.
ENG 34. Projects causing soil disturbance of one acre or more, must comply with either
the General Permit for Stormwater Discharges Associated with Construction
Activity and shall prepare and implement a stormwater pollution prevention plan
(SWPPP). A copy of the up-to-date SWPPP shall be kept at the project site and
be available for review upon request.
ENG 35. In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c),
the applicant shall post with the City a cash bond of two thousand dollars
($2,000.00) per disturbed acre for mitigation measures for erosion/blowsand
relating to this property and development.
ENG 36. A Geotechnical/Soils Report prepared by a California registered Geotechnical
Engineer shall be required for and incorporated as an integral part of the grading
plan for the proposed development. A copy of the Geotechnical/Soils Report
shall be submitted to the Engineering Division with the first submittal of a grading
plan.
ENG 37. The applicant shall provide all necessary geotechnical/soils inspections and
testing in accordance with the Geotechnical/Soils Report prepared for the
project. All backfill, compaction, and other earthwork shown on the approved
grading plan shall be certified by a California registered geotechnical or civil
engineer, certifying that all grading was performed in accordance with the
Geotechnical/Soils Report prepared for the project. Documentation of all
compaction and other soils testing are to be provided. No certificate of
occupancy will be issued until the required certification is provided to the City
Engineer.
ENG 38. The applicant shall provide pad or finish floor elevation certifications for all
building pads in conformance with the approved grading plan, to the Engineering
Division prior to construction of any building foundation.
ENG 39. 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).
I61tfllIi</,lceT
ENG 40. All stormwater runoff across the property shall be accepted and conveyed across
the property in a manner acceptable to the City Engineer. For all stormwater
runoff falling on the site, on -site retention or other facilities approved by the City
Engineer shall be required to contain the increased stormwater runoff generated
by the development of the property, as described in the Preliminary Hydrology
Study far Tentative Tract 33334 Palm Springs Racquet Club, prepared by Robert
Mainiero, dated October 12, 2005. Required on -site storm drainage
improvements shall be identified in the final hydrology study and approved by the
City Engineer.
ENG 41. Stormwater runoff may not be released directly to the adjacent streets without
first intercepting and treating with approved Best Management Practices
(BMP's).
ENG 42. The on -site storm drainage improvements shall be privately maintained by a
Home Owners Association (HOA). Provisions for maintenance of the on -site
storm drainage improvements acceptable to the City Engineer shall be included
in the Covenants, Conditions and Restrictions (CC&R's) required for this project.
ENG 43. Construct storm drainage improvements, consisting of a system of individual
drywells to intercept and collect on -site runoff for drainage of on -site streets as
L described in the Preliminary Hydrology Study for Tentative Tract 33334 Palm
Springs Racquet Club, prepared by Robert Mainiero, dated October 12, 2005.
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The hydrology study for Tentative Tract Map 33334 shall be amended to include
final drywell sizing calculations and other specifications for construction of
required on -site storm drainage improvements.
ENG 44. This project will be required to install measures in accordance with applicable
National Pollution Discharge Elimination System (NPDES) Best Management
Practices (BMP's) included as part of the NPDES Permit issued for the
Whitewater River Region from the Colorado River Basin Regional Water Quality
Control Board (RWQCB). The applicant is advised that installation of BMP's,
including mechanical or other means for pre -treating stormwater runoff, will be
required by regulations imposed by the RWQCB. It shall be the applicant's
responsibility to design and install appropriate BMP's, in accordance with the
NPDES Permit, that effectively intercept and pre -treat stormwater runoff from the
project site, prior to release to the City's municipal separate storm sewer system
("MS4"), to the satisfaction of the City Engineer and the RWQCB. Such
measures shall be designed and installed on -site; and provisions for perpetual
maintenance of the measures shall be provided to the satisfaction of the City
Engineer, including provisions in Covenants, Conditions, and Restrictions
(CC&R's) required for the development (if any).
GENERAL
ENG 45. 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. The developer shall be responsible for removing, grinding,
paving and/or overlaying existing asphalt concrete pavement of off -site streets as
required by and at the discretion of the City Engineer, including additional
pavement repairs to pavement repairs made by utility companies for utilities
installed for the benefit of the proposed development (i.e. Desert Water Agency,
Southern California Edison, Southern California Gas Company, Time Warner,
Verizon, etc.). Multiple excavations, trenches, and other street cuts within
existing asphalt concrete pavement of off -site streets required by the proposed
development may require complete grinding and asphalt concrete overlay of the
affected off -site streets, at the discretion of the City Engineer. The pavement
condition of the existing off -site streets shall be returned to a condition equal to or
better than existed prior to construction of the proposed development.
ENG 46. All proposed utility lines shall be installed underground.
In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal Code,
all existing and proposed electrical lines of thirty-five thousand volts or less and
overhead service drop conductors, and all gas, telephone, television cable
service, and similar service wires or lines, which are on -site, abutting, and/or
transecting, shall be installed underground unless specific restrictions are shown
in General Orders 95 and 128 of the California Public Utilities Commission, and
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service requirements published by the utilities. The existing overhead utilities
across the property meet the requirement to be installed underground. Utility
undergrounding shall extend to the nearest off -site power pole; no new power
poles shall be installed unless otherwise approved by the City Engineer. A letter
from the owners of the affected utilities shall be submitted to the Engineering
Division prior to approval of a grading plan, informing the City that they have
been notified of the City's utility undergrounding requirement and their intent to
commence design of utility undergrounding plans. When available, the utility
undergrounding plan shall be submitted to the Engineering Division identifying all
above ground facilities in the area of the project to be undergroundnd.
Undergrounding of existing overhead utility lines shall be completed prior to
issuance of a certificate of occupancy.
ENG 47. Upon approval of any improvement plan by the City Engineer, the improvement
plan shall be provided to the City in digital format, consisting of a DWG
(AutoCAD 2004 drawing file), DXF (AutoCAD ASCII drawing exchange file), and
PDF (Adobe Acrobat 6.0 or greater) formats. Variation of the type and format of
the digital data to be submitted to the City may be authorized, upon prior
approval of the City Engineer.
ENG 48. The original improvement plans prepared for the proposed development and
,- approved by the City Engineer (if required) shall be documented with record
drawing "as -built" information and returned to the Engineering Division prior to
issuance of a final certificate of occupancy. Any modifications or changes to
approved improvement plans shall be submitted to the City Engineer for approval
prior to construction.
ENG 49. Nothing shall be constructed or planted in the corner cut-off area of any driveway
which does or will exceed the height required to maintain an appropriate sight
distance per City of Palm Springs Zoning Code Section 93.02.00, D.
ENG 50. All proposed trees within the public right-of-way and within 10 feet of the public
sidewalk and/or curb shall have City approved deep root barriers installed in
accordance with City of Palm Springs Standard Drawing No. 904.
ENG 51. This property is subject to the Coachella Valley Multiple Species Habitat
Conservation Plan Local Development Mitigation fee (CVMSHCP-LDMF). The
LDMF shall be paid prior to issuance of Building Permit for any newly constructed
buildings.
MAP
ENG 52. 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
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therefrom, and copies of record documents shall be submitted with the Final Map
to the Engineering Division as part of the review of the Map. The Final Map shall
be approved by the City Council prior to issuance of building permits.
ENG 53. A copy of draft Covenants, Conditions and Restrictions (CC&R's) shall be
submitted to the City Attorney for review and approval for any restrictions related
to the Engineering Division's recommendations. The CC&R's shall be approved
by the City Attorney prior to approval of the Final Map.
ENG 54. Upon approval of a final (parcel) map, the final (parcel) map shall be provided to
the City in G.I.S. digital format, consistent with the "Guidelines for G.I.S. Digital
Submission" from the Riverside County Transportation and Land Management
Agency." G.I.S. digital information shall consist of the following data: California
Coordinate System, CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing
exchange file); lot lines, rights -of -way, and centerlines shown as continuous
lines; full map annotation consistent with annotation shown on the map; map
number; and map file name. G.I.S. data format shall be provided on a
CDROMIDVD containing the following: ArcGIS Geodatabase, ArcView Shapefile,
Arclnfo Coverage or Exchange file (e00), DWG (AutoCAD 2004 drawing file),
DGN (Microstation drawing file), DXF (AutoCAD ASCII drawing exchange file),
and PDF (Adobe Acrobat 6.0 or greater) formats. Variations of the type and
format of G.I.S. digital data to be submitted to the City may be authorized, upo
prior approval of the City Engineer.
TRAFFIC
ENG 55. The following mitigation measures, as determined by the traffic impact study
titled "Revised Traffic Study for the Palm Springs Racquet Club Expansion
Project in the City of Palm Springs" (Tentative Tract No. 33334), prepared by
Katz, Okitsu & Associates, dated November 1, 2005, apply to this development:
a. Pay a fair share contribution determined as 1.19% (or $2,675.00) of the cost
of geometric modifications and 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.
The applicant shall pay the fair share contribution of $2,675.00 prior to
approval of the final map.
ENG 56. Install a street name sign (if identified by a name) and a 24 inch stop sign, stop
bar, and "STOP" legend for traffic exiting the development at the northerly entry
and the southerly entry in accordance with City of Palm Springs Standard
Drawing Nos. 620 through 625.
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