HomeMy WebLinkAboutPC Resolution _6231- Case 5.1209 TPM 35681 APN 666 320 007A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM SPRINGS, CALIFORNIA FOR
APPROVAL OF CASE 5.1209 CZ 1 TPM 35681, A
REQUEST FOR A CHANGE OF ZONE FROM ENERGY -
INDUSTRIAL (E-1) TO MANUFACTURING (M-2) AND A
TENTATIVE PARCEL MAP TO SUBDIVIDE A ROUGHLY
30 ACRE PARCEL INTO SIX PARCELS NORTH OF 19T"
AVENUE, EAST OF HALLETT AVENUE; ZONE E-1,
SECTION 151T31R4; APN 666 320 007, 009, AND 013.
WHEREAS, Noble & Company, LLC, "applicant", has filed an application with the City
pursuant to Section 94.07.00 (Change of Zone) of the Zoning Code seeking approval
for a zone change from Energy Industrial (E-1) to Manufacturing (M-2) for a roughly 30
acre parcel, north of 191h Avenue and east of Karen Avenue; and
WHEREAS, the applicant has also filed an application with the City pursuant to Chapter
9.62 of the City's Municipal Code (Maps) and Section 66474 of the State of California
Subdivision Map Act, for a Tentative Parcel Map proposing to subdivide the same 98
acre parcel into three lots; and
WHEREAS, a notice of public hearing for Case 5.1209 CZ TPM 35681 was given in
accordance with applicable law; and
WHEREAS, on September 28, 2011, a public meeting on Case 5.1209 CZ TPM 35681
was held by the Planning Commission in accordance with applicable law; and
WHEREAS, the proposed project is considered a "project" pursuant to the terms of the
California Environmental Quality Act ("CEQA") An Initial Study was conducted and the
project was found to cause potentially significant impacts to the environment. Mitigation
measures have been proposed reducing any potentially significant impacts to less than
significant. The applicant has agreed in writing to all proposed mitigation measures. A
Notice of Intent to Adopt a Mitigated Negative Declaration was prepared and circulated
for public comment for a period of 20 days. No new information was discovered that
would require further analysis under CEQA; and
WHEREAS, the Planning Commission has carefully reviewed and considered all of the
evidence presented in connection with the hearing on the project, including, but not
limited to, the staff report, and all written and oral testimony presented.
THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to the California Environmental Quality Act (CEQA) Guidelines,
the Planning Commission recommends that the City Council adopts a
Mitigated Negative Declaration including mitigation measures that reduce
any potentially significant impacts caused by the project to less than
significant.
Planning Commission Resolution No_ 6231 September 28, 2011
Case 5.1209 CZ TPM 35681 30 Acre Parcel on 191" Avenue Page 2 of 4
Section 2: Pursuant to PSZC Section 94.07.00 (Change of Zone), the Planning
Commission finds as follows:
1. The proposed change of zone is in conformity with the general plan map
and report. Any amendment of the general plan necessitated by the
proposed change of zone should be made according to the procedure set
forth in the State Planning Law either prior to the zone change, or notice
may be given and hearings held on such general plan amendment
concurrently with notice and hearings on the proposed change of zone.
The M-2 zone conforms to the General Plan Land Use Designation of Industrial. Of the
three parcels that comprise this project one is already zoned M-2, thus, the applying the
proposed M-2 zone to the other two parcels would establish a contiguous M-2 zone with
other land with the same zone designation. The General Plan Industrial land use
designation encourages manufacturing and industrial uses of the type that are
permitted in the M-2 zone that are not detrimental to the premier resort nature of Palm
Springs. The proposed change of zone and land uses permitted therein are in
conformity with the General Plan. The change of zone will permit greater development
density because the E-1 zone restricts non-WECS uses to 15% of the total lot, whereas
the M-2 zone allows up to 60% of the total lot area to be developed with buildings and
uses consistent with the zone. This increased density is evaluated in the associated
environmental analysis.
2. The subject property is suitable for the uses permitted in the proposed
zone, in terms of access, size of parcel, relationship to similar or related
uses, and other considerations deemed relevant by the commission and
council.
The application proposes six lots each of which are conforming to the minimum size
and dimensional requirements for the M-2 zone. The area in which the parcels are
located is a zone in which industrial uses are permitted and current development
patterns are already emerging that are consistent with the uses permitted in the M-2
zone. Therefore, the property and the proposed parcels are suitable for the uses
permitted in the proposed zone.
3. The proposed change of zone is necessary and proper at this time, and is
not likely to be detrimental to the adjacent property or residents.
The change of zone request allows consistency in development patterns and proposed
uses that are similar to those in adjacent parcels with the M-2 zone. The parcels are
currently undeveloped and by making the change of zone at this time, future
development patterns should emerge that are complementary and consistent with one
another. There are no residential zones in the vicinity of these parcels. For these
reasons, The change of zone is necessary and proper at this time and poses no
detrimental impact on adjacent properties.
Planning Commission Resolution No. 6231 September 28, 2011
Case 5.1209 CZ TPM 35681 30 Acre Parcel on 19'h Avenue Page 3 of 4
Section 3: Pursuant to Municipal Code Chapter 9.64 (Maps) and the State of
California Subdivision Map Act Section 66474, the Planning Commission
finds as follows:
The following findings are required pursuant to Section 66474 of the State of California
Subdivision Map Act.
a. The proposed Tentative Parcel Map is consistent with all applicable
general and specific plans.
The proposed project is consistent with the General Plan designation of Industrial land
use which allows a maximum density of 0.5 FAR (Floor area ratio) per lot.
b. The design and improvements of the proposed Tentative Tract Map
are consistent with the zone in which the property is located.
The proposed lots meet or exceed the development standards for the zone in terms of
minimum area, dimensional requirements, and access to a designated public roadway.
The proposed subdivision is consistent with the development standards for the zone in
which they are located.
C. The site is physically suited for this type of development.
The project site is generally flat, gently sloping native desert without major
topographical features or challenges. Manufacturing and industrial uses are already
developed in the vicinity of the project site. Drainage issues, if any, will be addressed
as a condition of approval. Roadways are proposed that meet or exceed the minimum
standards set forth by the City's Public Works Department. The site is immediately
adjacent to major and secondary thoroughfares that, upon final build out, would be
conducive for carrying traffic to future industrial uses on the site. Therefore, the site is
indeed suitable for this type of development.
d. The site is physically suited for the proposed density of
development.
The lots proposed to be created exceed the minimum lot size for the zone and are
adequate in physical condition to allow 0.5 FAR as the allowable maximum density
outlined in the General Plan. The lots are generally flat and lack any challenging
topography or other physical barriers to development. Therefore the project site is
physically suited for the proposed density of development.
e. The design of the subdivision is not likely to cause environmental
damage or substantially and avoidably injure fish, wildlife, or their habitats.
An environmental study has been performed on the project and through that analysis it
Planning Commission Resolution No. 6231 September 28, 2011
Case 5.1209 CZ TPM 35681 30 Acre Parcel on 4h Avenue Page 4 of 4
has been determined that the project is not likely to cause environmental damage or
substantially and avoidably 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.
All typical or routine municipal services will be required for any future develop that is
anticipated. Proposed roadway access, widths, and other characteristics are consistent
with the City's development standards and regulatory guidelines for this type of
subdivision. There are no known issues related to the design of the proposed
subdivision that would cause any adverse 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 is no known public access across the subject property, therefore, the subdivision
will not conflict with easements for access through or use of the property.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning
Commission hereby recommends that the City Council approves Case 5.1209 CZ TPM
35681 a change of zone from Energy Industrial (E-1) to Manufacturing (M-2) and a
Tentative Parcel Map subdividing into six parcels a roughly 30 acre parcel north of 191h
Avenue and east of Karen Avenue, subject to the attached conditions set forth in
Exhibit A.
ADOPTED this 28th day of September 2011.
AYES: 5, Conrad, Vice Chair Hudson, Munger, Roberts and Chair Donenfeld
NOES: None
ABSENT: 1, Klatchko
ABSTAIN: None
ATTEST:
►crag ing, AAv
Dir of Plarviinti Services
CITY OF PALM SPRINGS, CALIFORNIA
Ee
RESOLUTION NO.6231
EXHIBIT A
Case 5.1209 CZ TPM 35681
A Change of Zone from E-1 to M-2 and a Tentative Parcel Map
191h Avenue west of North Indian Canyon Drive
September 28, 2011
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the Director of Building
and Safety, the Chief of Police, the Fire Chief or their designee, depending on which
department recommended the condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
ADMINISTRATIVE CONDITIONS
ADM 1. Project Description. This approval is for the project described per Case 5.1209
CZ TPM 35681; except as modified with the approved Mitigation Monitoring
Program and the conditions below;
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, date stamped (March 26, 2009), including
site plans, tentative parcel map, and grading on file in the Planning Division
except as modified by the approved Mitigation Measures and conditions below.
ADM 3. Conform to all Codes and Regulations. The project shall conform to the
conditions contained herein, all applicable regulations of the Palm Springs
Zoning Ordinance, Municipal Code, and any other City County, State and
Federal Codes, ordinances, resolutions and laws that may apply.
ADM 4. Minor Deviations. The Director of Planning or designee may approve minor
deviations to the project description and approved plans in accordance with the
provisions of the Palm Springs Zoning Code.
ADM 5. Tentative Map. This approval is for Tentative Parcel Map 35681 located at 19th
Avenue west of North Indian Canyon Drive date stamped March 26, 2009. This
approval is subject to all applicable regulations of the Subdivision Map Act, the
Palm Springs Municipal Code, and any other applicable City Codes, ordinances
and resolutions.
ADM 6. Indemnification. The owner shall defend, indemnify, and hold harmless the City
of Palm Springs, its agents, officers, and employees from any claim, action, or
Resolution No. 6231 September 28, 2011
Conditions of Approval Page 2 of 19
Case 5.1209 CZ TPM 35681 Change of Zone and Tentative Parcel Map 0
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
5.1209 CZ TPM 35681. The City of Palm Springs will promptly notify the
applicant of any such claim, action, or proceeding against the City of Palm
Springs and the applicant will either undertake defense of the matter and pay
the City's associated legal costs or will advance funds to pay for defense of the
matter by the City Attorney. If the City of Palm Springs fails to promptly notify
the applicant of any such claim, action or proceeding or fails to cooperate fully in
the defense, the applicant shall not, thereafter, be responsible to defend,
indemnify, or hold harmless the City of Palm Springs. Notwithstanding the
foregoing, the City retains the right to settle or abandon the matter without the
applicant's consent but should it do so, the City shall waive the indemnification
herein, except, the City's decision to settle or abandon a matter following an
adverse judgment or failure to appeal, shall not cause a waiver of the
indemnification rights herein.
ADM 7. Time Limit on Approval. Approval of the Tentative Parcel Map (TPM) shall be
valid for a period of two (2) years from the effective date of the approval.
Extensions of time may be granted by the Planning Commission upon
demonstration of good cause.
Extensions of time may be approved pursuant to Code Section 9.63.110. Such
extension shall be required in writing and received prior to the expiration of the
original approval.
ADM 8. Right to Appeal. Decisions of an administrative officer or agency of the City of
Palm Springs may be appealed in accordance with Municipal Code Chapter
2.05.00. Permits will not be issued until the appeal period has concluded.
ADM 9. Community Services District. 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 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 of the parcel in the
district.
Resolution No. 6231 September 28, 2011
Conditions of Approval Page 3 of 19
Case 5.1209 CZ TPM 35681 Change of Zone and Tentative Parcel Map
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. Coachella Valley Multiple -Species Habitat Conservation Plan (CVMSHCP) Local
Development Mitigation Fee (LDMF) required. All projects within the City of
Palm Springs, not within the Agua Caliente Band of Cahuilla Indians reservation
are subject to payment of the CVMSHCP LDMF prior to the issuance of
certificate of occupancy.
ENV 2. California Fish & Game Fees Required. The project is required to pay a fish and
game impact fee as defined in Section 711.4 of the California Fish and Game
Code. This CFG impact fee plus an administrative fee for filing the action with
the County Recorder shall be submitted by the applicant to the City in the form
of a money order or a cashier's check payable to the Riverside County Clerk
prior to the final City action on the project (either Planning Commission or City
Council determination). This fee shall be submitted by the City to the County
Clerk with the Notice of Determination. Action on this application shall not be
final until such fee is paid. The project may be eligible for exemption or refund
of this fee by the California Department of Fish & Game. Applicants may apply
for a refund by the CFG at www.dfg.ca.gov for more information.
ENV 3. Mitigation Monitoring. The mitigation measures of the environmental
assessment shall apply. The applicant shall submit a signed agreement that the
mitigation measures outlined as part of the negative declaration or EIR will be
included in the plans prior to Planning Commission consideration of the
environmental assessment. Mitigation measures are defined in the approved
project description.
ENV 4. Cultural Resource Survey Required. 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.
ENV 5. Cultural Resource Site Monitoring. There is a possibility of buried cultural or
Native American tribal resources on the site. A Native American Monitor shall
be present during all ground -disturbing activities. (check for duplication in
engineering conditions)
ENV 6. a). 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. After consultation the Director shall have the
authority to halt destructive construction and shall notify a Qualified
Archaeologist to further investigate the site. If necessary, the Qualified
Archaeologist shall prepare a treatment plan for submission to the State Historic
Resolution No. 6231
Conditions of Approval
Case 5.1209 CZ TPM 35681 Change of Zone and Tentative Parcel Map
September 28, 2011
Page 4 of 19
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 Department prior
to final inspection.
PLANNING DEPARTMENT CONDITIONS
PLN 1. Outdoor Lighting Conformance. Exterior lighting plans, including a photometric
site plan showing the project's conformance with Section 93.21.00 Outdoor
Lighting Standards of the Palm Springs Zoning ordinance, shall be submitted for
approval by the Department of Planning prior to issuance of a building permit.
Manufacturer's cut sheets of all exterior lighting on the building and in the
landscaping shall be included. If lights are proposed to be mounted on buildings,
down -lights shall be utilized. No lighting of hillsides is permitted.
PLN 2. Sign Applications Required. No signs are approved by this action. Separate
approval and permits shall be required for all signs in accordance with Zoning
Ordinance Section 93.20.00. The applicant shall submit a sign program to the
Department of Planning Services prior to the issuance of building permits.
PLN 3. Prior to recordation of the final subdivision map, the developer shall submit for
review and approval the following documents to the Planning Department which
shall demonstrate that the project will be developed and maintained in
accordance with the intent and purpose of the approved tentative map:
a. The document to convey title.
b. Deed restrictions, easements, covenant conditions and restrictions that are
to be recorded.
c. The approved documents shall be recorded at the same time that the
subdivision map is recorded. The documents shall contain provisions for
joint access to the proposed parcels and open space restrictions. The
approved documents shall contain a provision which provides that they may
not be terminated or substantially amended without the consent of the City
and the developer's successor -in -interest.
PLN 4. Update of City's Zoning Map. Upon approval of the proposed Change of Zone,
Tract Map and/or Planned Development District, the applicant shall be
responsible for costs associated with update of the City's GIS based zoning
maps.
Resolution No. 6231 September 28, 2011
Conditions of Approval Page 5 of 19
Case 5.1209 CZ TPM 35681 Change of Zone and Tentative Parcel Map
POLICE DEPARTMENT CONDITIONS
POL 1. Developer shall comply with Section II of Chapter 8.04 "Building Security Codes"
of the Palm Springs Municipal Code.
BUILDING DEPARTMENT CONDITIONS
BLD 1. Prior to any construction on -site, all appropriate permits must be secured.
ENGINEERING DEPARTMENT CONDITIONS
The Engineering Division recommends that if this application is approved, such approval is
subject to the following conditions being completed in compliance with City standards and
ordinances.
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer.
STREETS
ENG 1. Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
ENG 2. 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.
ENG 3. The proposed public streets shall be designed to convey the tributary 100-year
stormwater runoff within proposed street right-of-way and public drainage
easements. Final right-of-way and/or drainage easement widths shall be
determined upon approval of a final hydraulic and hydrology study for this project.
LOT A: 19TH AVENUE
ENG 4. Dedicate the ultimate half street right-of-way of 44 feet along the entire frontage,
together with a property line - corner cut -back at the northwest and northeast
corners of the intersection of 19th Avenue and Contractor Drive, in accordance with
City of Palm Springs Standard Drawing No. 105.
ENG 5. Construct an 8 inch curb and gutter, 32 feet north of centerline along the entire
frontage, to match existing curb and gutter east of the site, with a 35 feet radius
curb return and spandrel at the northwest and northeast corners of the intersection
of 19th Avenue and Contractor Drive in accordance with City of Palm Springs
Standard Drawing No. 200 and 206.
Resolution No. 6231 September 28, 2011
Conditions of Approval Page 6 of 19
Case 5.1209 CZ TPM 35681 Change of Zone and Tentative Parcel Map
ENG 6. Construct a 6 feet wide cross gutter across the intersection of 19th Avenue and
Contractor Drive with a flow line parallel with and located 32 feet north of the
centerline of 19th Avenue in accordance with City of Palm Springs Standard
Drawing No. 200 and 206.
ENG 7. Construct a 5 feet wide sidewalk behind the curb along the entire frontage, in
accordance with City of Palm Springs Standard Drawing No. 210.
ENG 8. Construct Type A curb ramp meeting current California State Accessibility
standards at the northeast and northwest corners of the intersection of 19th Avenue
and Contractor Drive in accordance with City of Palm Springs Standard Drawing
No. 212.
ENG 9. Construct pavement with a minimum pavement section of 3 inches asphalt concrete
pavement over 6 inches crushed miscellaneous base with a minimum subgrade of
24 inches at 95% relative compaction, or equal, from edge of proposed gutter to
centerline along the entire 19th Avenue 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.
ENG 10. Install a redwood header along the new edge of pavement located along the
centerline of 19th Avenue, as required by the City Engineer.
ENG 11. All required street improvements for 19th Avenue shall be completed prior to
approval of a Parcel Map, or shall be secured pursuant to a subdivision
improvement agreement approved in conjunction with the approval of the Parcel
Map.
LOT B: CONTRACTOR DRIVE & CONTRACTOR COURT (PUBLIC STREETS)
ENG 12. Dedicate the ultimate full street right-of-way of 66 feet along the entire proposed
street frontages, along with right-of-way appropriate to accommodate the two
proposed cul-de-sacs, together with property line — corner cut -backs at the
northeast and southeast corners of the intersection of Contractor Drive and
Contractor Court, in accordance with City of Palm Springs Standard Drawing No.
105.
ENG 13. Construct 6 inch curb and gutter, 25 feet from centerline along both sides of the 66
feet wide portion of the frontages of Contractor Drive and Contractor Court, with 35
feet radius curb returns and spandrels at the northeast and southeast corners of the
intersection of Contractor Drive and Contractor Court, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. J
Resolution No. 6231 September 28, 2011
Conditions of Approval Page 7 of 19
Case 5.1209 CZ TPM 35681 Change of Zone and Tentative Parcel Map
ENG 14. Construct 6 inch curb and gutter throughout the two proposed cul-de-sacs in
accordance with City of Palm Springs Standard Drawing No. 101, modified with
R=31 feet, and City of Palm Springs Standard Drawing No. 200. Construct both cul-
de-sacs with a minimum curb radius of 43 feet throughout the cul-de-sac bulb.
ENG 15. Construct a 6 feet wide cross gutter and spandrel across the intersection of
Contractor Drive and Contractor Court with a flow line parallel with and located 25
feet east of the centerline of Contractor Drive in accordance with City of Palm
Springs Standard Drawing No. 200 and 206.
ENG 16. Construct a 5 feet wide sidewalk behind the curb along the entire frontages of
Contractor Drive and Contractor Court in accordance with City of Palm Springs
Standard Drawing No. 210.
ENG 17. Construct Type A curb ramps meeting current California State Accessibility
standards at the northeast and southeast corners of the intersection of Contractor
Drive and Contractor Court in accordance with City of Palm Springs Standard
Drawing No. 212.
ENG 18. Construct pavement with a minimum pavement section of 3 inches asphalt concrete
pavement over 6 inches crushed miscellaneous base with a minimum subgrade of
24 inches at 95% relative compaction, or equal, within Contractor Drive and
Contractor Lane, in accordance with City of Palm Springs Standard Drawing No.
110 and 310. 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 19. All required street improvements for Lot B (Contractor Drive and Contractor Court)
shall be completed prior to approval of a Parcel Map, or shall be secured pursuant
to a subdivision improvement agreement approved in conjunction with the approval
of the Parcel Map.
SANITARY SEWER
ENG 20. This project is subject to the requirements of the Mission Springs Water District
(MSWD). Upon the development of any of the six parcels, provisions for public
sanitary sewer service must be arranged for directly with MSWD. The applicant
should contact MSWD (at 760-329-6448) and determine what requirements MSWD
may have for provisions of sanitary sewer service to the property.
ENG 21. This project is subject to the requirements of the Mission Springs Water District
(MSWD), as outlined in their letter to the City of Palm Springs dated April 4, 2011.
ENG 22. Submit public sewer improvement plans prepared by a California registered civil
engineer to Mission Springs Water District (MSWD) for review and approval. All
Resolution No. 6231 September 28, 2011
Conditions of Approval Page 8 of 19
Case 5.1209 CZ TPM 35681 Change of Zone and Tentative Parcel Map 0
bonds required by MSWD for the sewer service must be submitted to MSWD prior
to the final design plans being signed. The plans shall be approved by MSWD prior
to approval of a Parcel Map.
ENG 23. Construct public sewer improvements, in accordance with sewer improvement
plans approved by Mission Springs Water District (MSWD). A private sewer lateral
shall be installed to each of the six proposed parcels for future connection of the
private on -site sewer systems, to the public sewer, in accordance with the Mission
Springs Water District Master Sewer Plan, specifications, rules, laws, ordinances,
and regulations.
ENG 24. All required sewer improvements within 190 Avenue and Lot "B" shall be completed
prior to approval of a Parcel Map, or shall be secured pursuant to a subdivision
improvement agreement approved in conjunction with the approval of the Parcel
Map.
ENG 25. The applicant shall be required to connect to the MSWD public sewer system as
soon as it is available.
GRADING
ENG 26. The property is subject to sheet flow storm runoff. Future buildings shall be flooL
proofed by sufficiently elevating building pads. Proposed pad elevations shall be
established a minimum of 18 inches above the adjacent flowline of drainage swales
or surrounding ground surface, as required by the City Engineer.
ENG 27. Submit a Rough Grading Plan prepared by a California registered civil engineer to
the Engineering Division for review and approval. A Fugitive Dust Control Plan
shall be prepared by the applicant and/or its grading contractor and submitted to the
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 hftp://www.AQMD.go . A Fugitive Dust Control Plan, in
conformance with the Coachella Valley Fugitive Dust Control Handbook, shall b
submitted to and approved by the Engineering Division prior to approval of the
Resolution No. 6231 September 28, 2011
Conditions of Approval Page 9 of 19
Case 5.1209 CZ TPM 35681 Change of Zone and Tentative Parcel Map
Grading plan. The Grading Plan shall be approved by the City Engineer prior to
issuance of grading permit.
a) The first submittal of the Rough Grading Plan shall include the following
information: a copy of final approved conformed copy of Conditions of Approval;
a copy of a final approved conformed copy of the Tentative Parcel Map and/or
Site Plan; a copy of current Title Report; a copy of Soils Report; a copy of the
associated Final Hydrology Study/Report; and a copy of the associated Water
Quality Management Plan.
ENG 28. Prior to approval of a Grading Plan, 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 29. 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 30. Perimeter fence screening shall be appropriately maintained, as required by the
City Engineer. Cuts (vents) made into the perimeter fence screening shall not be
allowed. Perimeter fencing shall be adequately anchored into the ground to resist
wind loading.
ENG 31. 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 32. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep
nuisance water from entering the streets, roadways, or gutters.
ENG 33. Notice of Intent to comply with the California General Construction Stormwater
Permit (Water Quality Order 2009-0009-DWQ as modified September 2, 2009) is
required for the proposed development via the California Regional Water Quality
Control Board (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.
Resolution No. 6231
Conditions of Approval
Case 5.1209 CZ TPM 35681 Change of Zone and Tentative Parcel Map
September 28, 2011
Page 10 of 19
ENG 34. Projects causing soil disturbance of one acre or more, must comply with, and shall
prepare and implement a stormwater pollution prevention plan (SWPPP). Where
applicable, the project applicant shall cause the approved final project -specific
WQMP to be incorporated by reference or attached to the project's SWPPP as the
Post -Construction Management Plan. A copy of the up-to-date SWPPP shall be
kept at the project site and be available for review upon request.
ENG 35. In accordance with City of Palm Springs Municipal Code, Section 8.50.022 (h), the
applicant shall post with the City a cash bond of two thousand dollars ($2,000.00)
per disturbed acre for mitigation measures for erosionlblowsand relating to this
property and development at the time a grading permit is issued.
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 GeotechnicallSoils Report shall
be submitted to the Engineering Division with the first submittal of a grading plan.
ENG 37. The applicant shall provide all necessary geotechnicallsoils inspections and testing
in accordance with the GeotechnicallSoils 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 GeotechnicallSoils Repor
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. 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).
WATER QUALITY MANAGEMENT PLAN
ENG 39. 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 contaminated stormwater and non-stormwat ' )
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
Resolution No. 6231 September 28, 2011
Conditions of Approval Page 11 of 19
Case 5.1209 CZ TPM 35681 Change of Zone and Tentative Parcel Map
with the NPDES Permit, that effectively intercept and pre -treat contaminated
stormwater and non-stormwater runoff from the project site, prior to release to the
City's municipal separate storm sewer system ("MS4"), to the satisfaction of the City
Engineer and the RWQCB. Such measures shall be designed and installed on -site;
and provisions for perpetual maintenance of the measures shall be provided to the
satisfaction of the City Engineer, including provisions in Covenants, Conditions, and
Restrictions (CC&R's) required for the development (if any).
ENG 40. A project -specific Water Quality Management Plan (WQMP) shall be submitted to
and approved by the City Engineer prior to issuance of a grading or building permit.
The WQMP shall address the implementation of operational Best Management
Practices (BMP's) necessary to accommodate nuisance water and storm water
runoff from the site. Direct release of nuisance water to the adjacent property or
public streets is prohibited. Construction of operational BMP's shall be incorporated
into the Rough Grading Plan.
ENG 41. Prior to issuance of any grading or building permits, the property owner shall record
a "Covenant and Agreement" with the County -Clerk Recorder or other instrument
on a standardized form to inform future property owners of the requirement to
implement the approved project -specific WQMP. Other alternative instruments for
requiring implementation of the approved project -specific WQMP include: requiring
the implementation of the project -specific WQMP in Property Owner Association
Conditions, Covenants and Restrictions (CC&Rs); formation of Landscape, Lighting
and Maintenance Districts, Assessment Districts or Community Service Areas
responsible for implementing the project -specific WQMP; or equivalent. Alternative
instruments must be approved by the City Engineer prior to the issuance of any
grading or building permits.
ENG 42. Prior to City acceptance of the project, the applicant shall:
Demonstrate that all structural BMP's have been constructed and installed in
conformance with approved plans and specifications;
Demonstrate that applicant is prepared to implement all non-structural BMP's
included in the approved project -specific WQMP, conditions of approval, or
grading/building permit conditions; and,
• Demonstrate that an adequate number of copies of the approved project -specific
WQMP are available for the future owners/occupants.
DRAINAGE
ENG 43. All stormwater runoff passing through the site 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
Resolution No. 6231 September 28, 2011
Conditions of Approval Page 12 of 19
Case 5.1209 CZ TPM 35681 Change of Zone and Tentative Parcel Map 0
Engineer shall be required to contain the increased stormwater runoff generated by
the development of the property, as described in the Preliminary Hydrology Study
prepared by Pardue, Cornwell and Associates, Inc. (dated September 20, 2010),
and to determine required stormwater runoff mitigation measures for the proposed
development. The Preliminary Hydrology Study (dated September 20, 2010) shall
be referenced for design of future development within Tentative Parcel Map No.
35681; final sizing and location of on -site individual retention basins on each of six
parcels will be done as individual site plans are proposed. Final sizing and location
of earthen channels, and other specifications for construction of required on -site
storm drainage improvements shall be finalized in the final hydrology study for this
project and approved by the City Engineer. Redesign or changes to site
configuration or layout consistent with the findings of the final hydrology study may
be necessary upon review and approval of the final hydrology study.
ENG 44. Direct release of on -site nuisance water or stormwater runoff shall not be permitted
to 19t' Avenue, Contractor Drive, or Contractor Court. Provisions for the interception
of nuisance water from entering adjacent public streets from the project site shall be
provided through the use of a minor storm drain system that collects and conveys
nuisance water to an on -site retention basin on each of the six individual parcels,
and in only a stormwater runoff condition, pass runoff directly to the streets through
parkway or under sidewalk drains.
ENG 45. Construct on -site drainage improvements as necessary to convey the off -site
tributary 100-year stormwater runoff, as described in the Preliminary Hydrology
Study for Tentative Parcel Map No. 35681, prepared by Pardue, Cornwell and
Associates, Inc. (dated September 20, 2010). The drainage channels shall be
designed to prevent flooding of upstream properties, and the drainage channels
shall be designed to ensure the developed 100-year stormwater runoff volume and
velocity released onto 19th Avenue is equal to or less than the undeveloped 100-
year stormwater runoff volume and velocity. The hydrology study for Tentative
Parcel Map No. 35681 shall be amended to include drainage channel sizing, inlet
and outlet design, and other specifications for construction of required on -site storm
drainage improvements.
ENG 46. Measures to retain increased stormwater runoff on -site have been deferred for
implementation with development of each individual parcel within Tentative Parcel
Map 35681. Requirements for the construction of on -site stormwater runoff
retention improvements for each parcel shall be noticed by a statement on the
parcel map, with the following note: "For all stormwater runoff falling on each
individual parcel, on -site retention or other facilities approved by the City Engineer
shall be required to contain the increased stormwater runoff generated by
development of each individual parcel. A hydrology study shall be prepared to
determine the volume of increased stormwater runoff due to development of the
parcel, and to determine required on -site stormwater runoff mitigation measures f
the parcel. No off -site retention facility exists to contain increased stormwater runo
Resolution No. 6231 September 28, 2011
Conditions of Approval Page 13 of 19
Case 5.1209 CZ TPM 35681 Change of Zone and Tentative Parcel Map
from development of each parcel. Construction of on -site retention facilities will be
required as a condition to develop each individual parcel."
GENERAL
ENG 47. Any utility trenches or other excavations within existing asphalt concrete pavement
of off -site streets required by the proposed development shall be backfrlled 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 48. On phases or elements of construction following initial site grading (e.g., sewer,
storm drain, or other utility work requiring trenching) associated with this project, the
applicant shall be responsible for coordinating the scheduled construction with the
Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer or Tribal
Archaeologist. Unless the project site has previously been waived from any
requirements for Tribal monitoring, it is the applicant's responsibility to notify the
Tribal Historic Preservation Officer or the Tribal Archaeologist at (760) 699-6800, for
any subsequent phases or elements of construction that might require Tribal
monitoring. If required, it is the responsibility of the applicant to coordinate
scheduling of Tribal monitors during construction, and to arrange payment of any
required fees associated with Tribal monitoring. Tribal monitoring requirements may
extend to off -site construction performed by utility companies on behalf of the
applicant (e.g. utility line extensions in off -site streets), which shall be the
responsibility of the applicant to coordinate and arrange payment of any required
fees for the utility companies.
ENG 49. All proposed utility lines shall be installed underground.
ENG 50. All existing utilities shall be shown on the improvement plans required for the
project. The existing and proposed service laterals shall be shown from the main
line to the property line.
ENG 51. 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
Resolution No. 6231 September 28, 2011
Conditions of Approval Page 14 of 19
Case 5.1209 CZ TPM 35681 Change of Zone and Tentative Parcel Map
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 52. 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 acceptance of the
project by the City. Any modifications or changes to approved improvement plans
shall be submitted to the City Engineer for approval prior to construction.
ENG 53. Nothing shall be constructed or planted in the corner cut-off area of any intersection
which does or will exceed the height required to maintain an appropriate sight
distance per City of Palm Springs Zoning Code Section 93.02.00, D.
ENG 54. The applicant shall contact Mission Springs Water District at (760) 329-6448 to
determine the requirements for extending water service to the project site. The
applicant may be responsible for the design and construction of off -site water line
improvements OR payment of applicable fair -share costs of off -site water line
improvements constructed by others.
ENG 55. This property is subject to the Coachella Valley Multiple Species Habitat
Conservation Plan Local Development Mitigation fee (CVMSHCP-LDMF). Th4
LDMF shall be paid prior to issuance of Building Permit.
ENG 56. A Parcel 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 parcels and all lots created therefrom, and
copies of record documents shall be submitted with the Parcel Map to the
Engineering Division as part of the review of the Map. The Parcel Map shall be
approved by the City Council prior to issuance of building permits.
ENG 57. Dedicate drainage easements as necessary to convey the off -site tributary 100-year
stormwater runoff, as described in the Preliminary Hydrology Study for Tentative
Parcel Map No. 35681, prepared by Pardue, Cornwell and Associates, Inc. (dated
September 20, 2010). Final public street right-of-way and/or drainage easement
widths shall be determined upon approval of a final hydraulic and hydrology study
for this project.
ENG 58. In accordance with Government Code Section 66411.1 (b), the Tentative Parcel
Map is a subdivision of five or more parcels, and is subject to construction of all
required public improvements. Prior to approval of a Parcel Map, all required publi.
improvements shall be completed to the satisfaction of the City Engineer, or shall
Resolution No. 6231
Conditions of Approval
Case 5.1209 CZ TPM 35681 Change of Zone and Tentative Parcel Map
September 28, 2011
Page 15 of 19
be secured by a construction agreement in accordance with Government Code
Section 66462.
ENG 59. Upon approval of a parcel map, the 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 CDROM/DVD 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, upon prior approval of the City Engineer.
TRAFFIC
ENG 60. Submit traffic striping plans for 19th Avenue prepared by a California registered civil
engineer, for review and approval by the City Engineer. All required traffic striping
and signage improvements shall be completed in conjunction with required street
improvements, to the satisfaction of the City Engineer, and prior to acceptance of
the improvements by the City.
ENG 61. Install a 30 inch stop sign, street name sign, stop bar, and "STOP" legend at the
intersection of Contractor Drive and 19th Avenue, and at the intersection of
Contractor Drive and Contractor Court, in accordance with City of Palm Springs
Standard Drawing No. 620 through 625.
ENG 62. A minimum of 48 inches of clearance for handicap accessibility shall be provided on
public sidewalks or pedestrian paths of travel within the development.
ENG 63. Construction signing, lighting and barricading shall be provided during all phases of
construction as required by City Standards or as directed by the City Engineer. As a
minimum, all construction signing, lighting and barricading shall be in accordance
with Part 6 "Temporary Traffic Control" of the California Manual on Uniform Traffic
Control Devices for Streets and Highways, dated September 26, 2006, or
subsequent editions in force at the time of construction.
ENG 64. This property is subject to the Transportation Uniform Mitigation Fee which shall be
paid prior to issuance of building permit.
FIRE DEPARTMENT CONDITIONS
Resolution No. 6231
Conditions of Approval
Case 5.1209 CZ TPM 35681 Change of Zone and Tentative Parcel Map
September 28, 2011
Page 16 of 19
These conditions are subject to final plan check and review. Initial fire department
conditions have been determined on the preliminary site plan dated March 5, 2008.
FID 1 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.
FID 2 Road Design: Fire apparatus access roads shall be designed and constructed as
all weather capable and able to support a fire truck weighing 73,000 pounds GVW .
(503.2.3 CFC) The minimum inside turning radius is 25 feet, with an outside radius
of 43 feet.
FID 3 Fire Department Access: Fire Department Access Roads shall be provided and
maintained in accordance with (Sections 503 CFC)
Minimum Access Road Dimensions:
FID 4 Fire apparatus access roads shall have an unobstructed width of not less than 20
feet, a greater width for private streets may be required by the City engineer to
address traffic engineering, parking, and other issues. The Palm Springs Fire
Department requirements for two-way private streets, is a minimum width of 24
feet is required for this project, unless otherwise allowed by the City engineer. No
parking shall be allowed in either side of the roadway.
FID 5 Roads must be 30 feet wide when parking is not allowed on only one side of the
roadway.
FID 6 Roads must be 40 feet wide when parking is not restricted.
FID 7 Turn -Around Requirements: Dead-end fire apparatus access roads in excess of
150 feet in length shall be provided with approved provisions for the turning around
of fire apparatus. (503.2.4 CFC) The City of Palm Springs has two approved turn
around provisions. One is a cul-de-sac with an outside turning radius of 43 feet from
centerline. The other is a hammerhead turnaround meeting the Palm Springs
Public Works and Engineering Department standard dated 9-4-02.
FID 8 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. (508 CFC). Installation, testing, and
inspection will meet the requirements of NFPA 24 1995 edition. 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 1995 edition)
FID 9 Fire hydrant systems: Following Fire Department selection of hydrant locations,
plans and specifications for fire hydrant systems shall be submitted to the fire
department for review and approval prior to construction. (508.5 CFC). All fire
Resolution No. 6231 September 28, 2011
Conditions of Approval Page 17 of 19
Case 5.1209 CZ TPM 35681 Change of Zone and Tentative Parcel Map
hydrants shall be installed in accordance with Mission Springs Water District
specifications and standards. No landscape planting, walls, fences, signposts, or
aboveground utility facilities are permitted within 3 feet of fire hydrants, or in line
with hose connections.
MISSION SPRINGS WATER DISTRICT CONDITIONS:
The Project site is located within the boundaries of Mission Springs Water District (MSWDd
service area. The project is located west of Indian Canyon Drive and adjacent to 19
Avenue on the north.
Water service is available for the proposed project provided the following
conditions of service are completed:
MSW 1. The developer must comply with all the rules, laws, ordinances, and
regulations of the Mission Springs Water District at the time that the service
water application is submitted.
MSW 2. The developer must apply for water service and submit payment regarding
all of the District fees, charges, and deposits. Fees will be based on the
Master Meter size i.e. (Domestic 2" - Water Connection fee $23,201.00 + 2"
meter installation fee of $2,110.00. Irrigation meter 3/" — Water Connection
Fee $ 4,353.00, and meter installation fee $975.00). All fees are subject to
change due to the actual time of application for services from the District.
MSW 3. The installation of backflow prevention devices will be required.
MSW 4. Water service will be made available through the future transmission line
designed and constructed by BP for the Fueling Center along 19th Avenue.
This line will be a 12 inch transmission line. Please note there may be a
reimbursable cost to the BP Center once the applicant connects to this line.
Also note, if the BP center does not construct this line before the applicant
for PM 35681 starts construction, then said applicant will be responsible for
the construction of the 12 inch transmission line. A reimbursement
agreement can be made between the owner and MSWD for any offsite
Regional facilities that are constructed and not directly related to this project.
Water infrastructure will be required to be installed on all offsite, and adjacent
public streets with the project boundary. All MSWD standards will apply to
the construction of the infrastructure onsite and offsite. Developer Guidelines
and Procedures may be found at our web site at www.mswd.org.
MSW 5. Installation of fire line services will be required per Palm Springs Fire
Department Standards and MSWD Standards. A double check detector
assembly (DCDA) will be a requirement at the time of installation.
MSW 6. The Mission Springs Water District requires all of its facilities to be installed
within the public right-of-way. Recorded and dedicated easements (per final
Resolution No. 6231 September 28, 2011
Conditions of Approval Page 18 of 19
Case 5.1209 CZ TPM 35681 Change of Zone and Tentative Parcel Map
map dedications and approvals) will also be required per final design
approval if public right-of-way does not exist.
MSW 7. The developer must submit hydraulic calculations to the District indicating the
availability of the required fire flows as determined by the Palm Springs Fire
Department.
MSW 8. The developer must comply with all the District standards and conditions and
have final approval of all design plans by the District Engineer and/or his/her
designee, and the District General Manager.
MSW 9. The developer will be required to bond all infrastructure and be required to
supply a warranty bond for the infrastructure. This warranty bond will be
released 1 year from the District's acceptance of the infrastructure.
MSW 10. Some of the infrastructure must be constructed in certain phases and in a
manner to serve the project. The phasing and approval of these facilities and
infrastructure will be at the discretion and approval of the District Engineer,
and/or General Manager.
MSW 11. Sewer Service is currently unavailable in this area. Future service will be
provided by MSWD. Dry sewers will be required to be installed onsite and
offsite.
MSW 12. The developer must comply with all the rules, laws, ordinances, and
regulations of The Mission Springs Water District at the time of application of
sewer service.
MSW 13. The developer must make an application for sewer service with payment of
all fees charges and deposits. (i.e. multifamily, residential - sewer connection
fee per MSWD fee schedules).
MSW 14. The developer must hook up to the sewer once it becomes available.
MSW 15. Dry sewers may be installed for the project onsite and offsite within public
streets to conform to MSWD Standards. A future interceptor will be built
along Indian Avenue to the Regional Waste Facility on 20th and Little
Morongo Rd. for future service. The future point of connection for the project
site will be on 19th to Indian Avenue.
MSW 16. The developer must comply with all the District standards and conditions and
have final approval of all design plans by the District Engineer and/or his/her
designee, and the District General Manager.
MSW 17. The developer will be required to bond all infrastructure and be required to O
supply a warranty bond for the infrastructure. This warranty bond will be
released 1 year from the District's acceptance of the infrastructure.
Resolution No. 6231 September 28, 2011
Conditions of Approval Page 19 of 19
Case 5.1209 CZ TPM 35681 Change of Zone and Tentative Parcel Map
MSW 18. Some of the infrastructure must be constructed in certain phases and in a
manner to serve the project. The phasing and approval of these facilities and
infrastructure will be at the discretion and approval of the District Engineer,
and/or General Manager.
MSW 19. All new residential and commercial development should comply with Mission
Springs Water District's Water Efficient Landscaping Guidelines. This policy
requires outdoor water conservation practices within MSWD's service area,
specifically: (1) the creation of landscape plans featuring the use of California
native desert friendly plants; and (2) the preparation of irrigation plans
detailing water efficient irrigation technology systems (e.g., drip irrigation,
evapotranspiration irrigation controllers, etc.) appropriate to an and desert
climate. For additional details, please contact Brent Gray at 329-5169, ext.
131.
MSW 20. All bonds required for sewer and water service must be presented to the
Mission Springs Water District before final design plans are signed.
END OF CONDITIONS
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