HomeMy WebLinkAboutPC Resolution _6302- Case 3.3606RESOLUTION NO. 6302
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF PALM SPRINGS, CALIFORNIA, APPROVING CASE
NO. 3.606 -- MAJ FOR THE DEVELOPMENT OF BLOCK B OF
THE DOWNTOWN PALM SPRINGS RENOVATION PROJECT,
LOCATED AT THE NORTHWEST CORNER OF NORTH PALM
CANYON DRIVE AND "NEW MAIN STREET".
WHEREAS, Palm Springs Promenade, LLC, ("applicant") has filed an application with
the City, pursuant to the Museum Market Specific Plan and Section 94.04.00 of the
Zoning Code, for a Major Architectural Application (Case No. 3.3606-MAJ) to allow the
redevelopment of a portion of the Desert Fashion Plaza with two two-story retail
commercial buildings and a private street, located in Block B of the Museum Market
Plaza Specific Plan and at the northwest comer of N. Palm Canyon Drive and "New
Main Street", APN's: 513-560-004, -007 and -008), zone Museum Market Plaza Specific
Plan, Section 15/R4/T4; and
WHEREAS, on October 17, 2012, the City Council reviewed a project description of the
proposed development and adopted an Addendum to the Museum Market Plaza
Specific Plan Final Environmental Impact Report (EIR) and certified that the EIR, with
the accompanying Statement of Overriding Considerations and Mitigation Monitoring
Program, and the Addendum, is an adequate and complete analysis of the potential
environmental impacts of the proposed project; and
WHEREAS, on November 13, 19 and 26, 2012, the Architectural Advisory Committee
(AAC) reviewed the proposed project and voted 6-0 to recommend approval, with
conditions, to the Planning Commission; and
WHEREAS, on November 7, 2012, the Planning Commission conducted an orientation
session on the proposed project, and on November 14 and 28, 2012, the Commission
conducted a public hearing in accordance with applicable law; 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 project description and exhibits, the staff report and memoranda, and
written and oral testimony presented at the meetings.
THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS:
Section 1: The Palm Springs Zoning Code Section 94.04.00(D) provides guidelines
for the architectural review of development projects, with conformance evaluated based
on the following guidelines:
Planning Commission Resolution No. 6302 December 5, 2012
Case No. 3.3606-MAJ Page 2 of 27
9. Site layout, orientation, location of structures and relationship to one
another and to open spaces and topography. Definition of pedestrian and
vehicular areas; i.e., sidewalks as distinct from parking lot areas,
The project proposes the demolition of a portion of the existing Desert
Fashion Plaza building and the construction of two new retail commercial
buildings fronting either N. Palm Canyon Drive or Belardo Road (new) with
a new north -south private street separating the two buildings within the
site. The building fronting N. Palm Canyon Drive is one-story at the street
level with a second story set back approximately 50 feet from the ground
floor's east elevation, thereby maintaining a low-rise appearance along N.
Palm Canyon consistent with the building scale in the area. A two-story
building is also proposed along the Belardo Road (new) frontage on the
westerly half of the site. Pedestrian access is provided sidewalks on all
perimeter public streets and the private street ("Market Street") running
between the buildings provides a flexible accessway that can be controlled
to favor pedestrians during evening hours and during special events, but
allow vehicles during the day. Underground parking can be accessed
from nearby stairways and elevators via public sidewalks.
2. Harmonious relationship with existing and proposed adjoining
developments and in the context of the immediate
neighborhood/community, avoiding both excessive variety and
monotonous repetition, but allowing similarity of style, if warranted;
The buildings are constrained in size by the street grid so that they remain
in scale with the surrounding area. The heights of the two proposed
buildings are approximately 45 to 50 feet and are generally consistent with
the development character of the surrounding area, which includes one-,
two- and multiple -story buildings. The proposed architecture is of a
contemporary style consistent with surrounding development, but
introduces design elements, colors and materials of a higher quality than
the existing development in the vicinity. The selection of design elements
differs from those of the adjacent blocks within the Museum Market Plaza
Specific Plan area, yet they contribute to the overall identity of an up -scale
contemporary center.
3. Maximum height, area, setbacks and overall mass, as well as parts of any
structure (buildings, walls, screens, towers or signs) and effective
concealment of all mechanical equipment;
The proposed buildings' mass and overall height are generally consistent
with development patterns in the area. The setbacks for the building
fronting N. Palm Canyon (Block "b") provide sufficient sidewalk width and
additional space for outdoor seating. The building fronting Belardo Road
Planning Commission Resolution No. 6302
Case No. 3.3606-MAJ
December 5, 2012
Page 3 of 27
(Block "b-1 ") shows certain setback encroachments and other elements
that do not conform to Specific Plan development standards; this building
is proposed for continuance and redesign, as indicated in the attached
conditions of approval. Parapets and other design elements will provide
screening of proposed rooftop equipment.
4. Building design, materials and colors to be sympathetic with desert
surroundings,
5. Harmony of materials, colors and composition of those elements of a
structure, including overhangs, roofs, and substructures which are visible
simultaneously,
The building architecture is contemporary in style, with a color and
material palette that introduces muted desert colors, with limited use of
accent colors via metal, stone and glass. Covered walkways for outdoor
seating, pedestrian circulation and solar control are integrated into the
building elevations facing the perimeter public streets, while umbrellas and
other movable shading is proposed for Market Street. Individual tenancies
will establish street level storefronts and would be subject to further
review, as indicated in the attached conditions of approval.
6. Consistency of composition and treatment,
The buildings are proposed with a consistent use of contemporary design
elements. Corner tenancies and restaurant locations are distinguished
from the remainder of the building exteriors with more color and glass in
order to highlight building comers as visual landmarks and connect indoor
seating with outdoor seating areas.
7. Location and type of planting, with regard for desert climate conditions.
Preservation of specimen and landmark trees upon a site, with proper
irrigation to insure maintenance of all plant materials,
Landscape plans have not been submitted in sufficient detail to evaluate
against this guideline and recommendations for further review are
incorporated into the attached conditions of approval.
8. Signs and graphics, as understood in architectural design including
materials and colors,
A sign program not been submitted to evaluate against this guideline and
recommendations for further review are incorporated into the attached
conditions of approval.
Planning Commission Resolution No. 6302
Case No. 3.3606-MAJ
December 5, 2012
Page 4 of 27
9. The planning architectural advisory committee may develop specific
written guidelines to supplement the design criteria and carry out the
purposes of this chapter.
The Architectural Advisory Committee provided the following additional
recommendations, which are incorporated into the conditions:
i. Building "b-1" is not approved, but continued for redesign;
ii. Review by the AAC of exterior elevation details at 40% and again at
70% construction drawings, including the following additional
information:
a. All proposed colors, materials, finishes and building lighting;
and
b. Trash locations to be re -studied;
iii. Review by the AAC of the conceptual landscape at the time of the
40% construction drawing review, with AAC review of detailed
plans to follow;
iv. Review by the AAC of exterior elevations for all individual
tenancies;
v. Review by the AAC of landscape lighting and hardscape plans,
including all street furniture, subject to the follow:
a. Use a variety of plan materials in the landscape palette;
vi. Review by the AAC of street paving plans, and traffic movement
patterns; and
vii. Submission and review by AAC of a sign program for Block B.
NOW, THEREFORE, BE IT RESOLVED, that, based on the foregoing, the Planning
Commission hereby approves Major Architectural Application Case No. 3.3606-MAJ for
the redevelopment of a portion of the existing Desert Fashion Plaza with two two-story
retail commercial buildings and a private street, located in Block B of the Museum
Market Plaza Specific Plan and at the northwest corner of N. Palm Canyon Drive and
"New Main Street", subject to those conditions set forth in Exhibit A, attached hereto
and made a part of this resolution.
ADOPTED this 5t' day of December, 2012.
AYES: 7, Weremiuk, Calerdine,
and Chair Donenfeld
NOES: None
ABSENT: None
ABSTAIN: None
ATTEST:
Kiatchko, Munger, Roberts, Vice Chair Hudson
CITY OF PALM SPRINGS, CALIFORNIA
Chi.
101
Planning Commission Resolution No. 6302
Case No. 3.3606-MAJ
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Page 5 of 27
Planning Commission Resolution No. 6302
Case No. 3.3606-MAJ
RESOLUTION NO.6302
EXHIBIT A
Case 3.3606 MAJ
Downtown Palm Springs 1 Block B
December 5, 2012
CONDITIONS OF APPROVAL
December 5, 2012
Page 6 of 27
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.
PROJECT CONDITIONS (AS ADOPTED BY THE PLANNING COMMISSION)
1. Building B-1 not approved, but continued for redesign.
2. Review by the AAC and Planning Commission of exterior elevation details at 25%
design development stage„ including the following additional information:
a. All proposed colors, materials, finishes and building lighting;
b. Trash areas to be re -studied.
3. Review by the AAC and Planning Commission of conceptual landscape plan at time
of 25% design development stage review, with AAC review of detailed plans to
follow.
4. Review by the AAC of exterior elevations for all individual tenancies.
5. Review by the AAC and Planning Commission of landscape, lighting and hardscape
plans, including all street furniture, subject to the following
a. Use a variety of plant materials in landscape palette.
6. Review by the AAC and Planning Commission of street paving plans, and traffic
movement patterns.
7. Submission and review by AAC and Planning Commission of a sign program for
Block B.
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Planning Commission Resolution No. 6302
Case No. 3.3606-MAJ
December 5, 2012
Page 7 of 27
8. The applicant shall submit for review by the AAC and Planning Commission a
unified landscape plan for the entire project consistent with the Project Financing
Agreement, including the following elements:
a. Preliminary Landscape Development Plan: The applicant shall indicate, on
a separate site plan or incorporated into the colored site plan, the basic
landscape concepts for the project. This should include tree and shrub
grouping, groundcover areas, flatwork concepts, significant grading
concepts and a written statement of the landscape development concept
for the project.
b. Project Master Streetscape Plan
i. Establishment of a basic design theme for street furniture and
similar hardscape elements
ii. Proposed location of hardscape elements including planters,
fountains, retaining walls, others
iii. Proposed location of street furniture including benches, trash
receptacles, bus stops, bicycle racks, others?
iv. Proposed thematic plantings
v. Proposed street signage and way finding
A. Transitions to existing improvements
vii. Locations for public art
viii. Plans for temporary and permanent preservation of the Palm
Springs Walk of Fame
ix. Plans for temporary pedestrian routes during construction
c. Master Pedestrian Paseo Plan. The project proposes a pedestrian
promenade from the Hilton Hotel to the new public square at the corner of
Tahquitz and North Palm Canyon. The promenade includes four elements
from north to south:
i. The connection from the Hyatt Hotel through Building "A"
ii. Market street between Building "b" and "B-1"
ill. Pedestrian Plaza from New Main Street and to the new public
square at the corner of Tahquitz and North Palm Canyon
9. As part of the Landscape Plan, the applicant shall prepare a master plan for this
promenade element including the following elements.
i. Establishing a unified "brand" for the four elements of the Paseo to
encourage edestrians to follow the entire Paseo.
ii. pproposed location of hardscape elements including planters, fountains,
retaining walls
iii. Proposed location of street furniture including benches, trash receptacles,
bus stops, bicycle racks
iv. Proposed thematic plantings
v. Proposed Paseo signage and way finding
vi. Locations for public art
Planning Commission Resolution No. 6302
Case No. 3.3606-MAJ
December 5, 2012
Page 8 of 27
vii. Easements required to ensure public access along the Paseo, including
through Building A.
viii. Operational Plan for Market Street, including timing and procedures for
opening and closure of the street to vehicles
ix. Establishing of a minimum clear width for the Paseo between New Main
Street and Tahquitz in this segment.
x. Considerations for bicycle usage on the Paseo segment between New
Main Street and Tahquitz.
xi. Establishing guidelines for business encroachment (i.e., outdoor dining)
into Market Street and the pedestrian connection from New Main Street to
Tahquitz.
xii. Master Plan for the Public Square at Tahquitz and North Palm Canyon
10.The landscape plans for the buildings in Block B shall be consistent with the
approved Master Landscape plan
ADMINISTRATIVE CONDITIONS
ADM 1. Project Description. This approval is for the project described per Case 3.3606
- MAJ, except as modified by the conditions below.
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, including site plans, architectural elevations,
exterior materials and colors, landscaping, and grading on file in the Planning Division,
except as modified by the 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. Indemnification. 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 3.3467-MAJ. 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
Planning Commission Resolution No. 6302 December 5, 2012
Case No. 3.3606-MAJ Page 9 of 27
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 6. Maintenance and Repair. The property owner(s) and successors and assignees
in interest shall maintain and repair the improvements including and without limitation all
structures, sidewalks, bikeways, parking areas, landscape, irrigation, lighting, signs,
wags, 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 properly if required by the City.
ADM 7. Time Limit on Approval. Approval of the Major Architectural Application (MAJ)
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.
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. Public Art Fees. 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'/2% for commercial projects or'/% for residential
projects with first $100,000 of total building permit valuation for individual single-family
units exempt. Should the public art be located on the project site, said location shall be
reviewed and approved by the Director of Planning and Zoning and the Public Arts
Commission, and the property owner shall enter into a recorded agreement to maintain
the art work and protect the public rights of access and viewing.
ADM 10. Comply with Citv Noise Ordinance. This use shall comply with the provisions
of Section 11.74 Noise Ordinance of the Palm Springs Municipal Code.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1 Coachella Vallev Multiple -Species Habitat Conservation Plan (CVMSHCP) Local
Development Permit Fee (LDMF) required. All projects within the City of Palm Springs
Planning Commission Resolution No. 6302 December 5, 2012
Case No. 3.3606-MAJ Page 10 of 27
are subject to payment of the CVMSHCP LDMF prior to the issuance
� p y p of certificate of
occupancy.
PLANNING DEPARTMENT CONDITIONS
PLN 1. Water Efficient Landscaping Conformance. The project is subject to the Water
Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs Municipal Code
and all other water efficient landscape ordinances. The applicant shall submit a
landscape and irrigation plan to the Director of Planning or designee for review and
approval prior to the issuance of a building permit. Landscape plans shall be wet
stamped and approved by the Riverside County Agricultural Commissioner's Office prior
to submittal. Prior to submittal to the City, landscape plans shall also be certified by the
local water agency that they are in conformance with the water agency's and the State's
Water Efficient Landscape Ordinances.
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.
PLN 3. Flat Roof Requirements. Roof materials on flat roofs must conform to California
Title 24 thermal standards for "Cool Roofs". Such roofs must have a minimum initial
thermal emittance of 0.75 and minimum initial solar reflectance of 0.70. Only matte
(non-specular) roofing is allowed in colors such as beige or tan. 0
PLN 4. Screen Roof -mounted Equipment. All roof mounted mechanical equipment shall
be screened per the requirements of Section 93.03.00 of the Zoning Ordinance.
PLN 5. Surface Mounted Downspouts Prohibited. No exterior downspouts shall be
permitted on any facade on the proposed building(s) that are visible from adjacent
streets or residential and commercial areas.
PLN 6. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 7. Outside Storage Prohibited. No outside storage of any kind shall be permitted
except as approved as a part of the proposed plan.
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 I. Prior to any construction on -site, all appropriate permits must be secured.
Planning Commission Resolution No. 6302 December 5, 2012
Case No. 3.3606-MAJ Page 11 of 27
ENGINEERING DEPARTMENT CONDITIONS
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 plan(s) shall be approved by the City
Engineer prior to issuance of any building permits.
ENG 3. The public street improvements outlined in these conditions of approval are
intended to convey to the applicant an accurate scope of required improvements,
however, the City Engineer reserves the right to require reasonable additional
improvements as may be determined in the course of the review and approval of
street improvement plans required by these conditions.
ENG 4. All proposed decorative pavement shall vary from location to location, but shall
be the same type as approved by the City Engineer.
N. PALM CANYON DRIVE: ALL BLOCKS
ENG 5. Dedicate public utility easements for utilities located under the existing sidewalk
in areas for which public right-of-way has been abandoned by Parcel Map No.
36446 or by separate instrument.
ENG 6. Dedicate a minimum sidewalk easement of 8 feet (or as needed to match
existing sidewalk) for those portions of sidewalk located outside of the public
right-of-way after abandonment of right-of-way on N. Palm Canyon Drive. Any
existing underground utilities under the existing sidewalk, shall not be relocated
in conjunction with this project.
ENG 7. Remove sidewalk along the entire project frontage on Palm Canyon Drive except
for the sidewalk composed of city -owned pavers adjacent to the edge of
pavement.
ENG 8. All broken or off grade street improvements shall be repaired or replaced.
PALM CANYON DRIVE: BLOCK A AND BLOCK b
ENG 9. There shall be no vehicular access between Block A or Block b and Palm
Canyon Drive, Andreas Road, or Belardo Road (Lot "C). There will be vehicular
access between Block A or Block b and New Main Street (Lot "A") and Market
Street (a private alleyway easement).
Planning Commission Resolution No. 6302
Case No. 3.3606-MAJ
December 5, 2012
Page 12 of 27
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ENG 10. Remove existing street improvements as necessary to construct the intersection
of Palm Canyon Drive and Andreas Road. Construct a 25 feet radius curb return
at the northwest and southwest corners of the intersection of Palm Canyon Drive
and Andreas Road, in accordance with City of Palm Springs Standard Drawing
No. 200 and 206.
ENG 11. Construct a Type A curb ramp meeting current California State Accessibility
standards at the northwest and southwest corners of the intersection of
Palm Canyon Drive and Andreas Road in accordance with City of Palm Springs
Standard Drawing No. 212.
PALM CANYON DRIVE: BLOCK b AND BLOCK c
ENG 12. Remove existing street improvements as necessary to construct the intersection
of Palm Canyon Drive and New Main Street (Lot "A"). Construct a 25 feet radius
curb return at the northwest and southwest comers of the intersection of Palm
Canyon Drive and New Main Street, in accordance with City of Palm Springs
Standard Drawing No. 200 and 206.
ENG 13. Construct a Type A curb ramp meeting current California State Accessibility
standards at the northwest and southwest comers of the intersection of
Palm Canyon Drive and New Main Street (Lot "A"), in accordance with City of
Palm Springs Standard Drawing No. 212.
ANDREAS ROAD (LOT "D"): BLOCK A AND blb-1
ENG 14. Dedicate full street right-of-way width of 41 feet as shown on the approved
version of the site plan for Tentative Parcel Map No. 36446, together with
property line - corner cut -backs at the intersection of Andreas Road (Lot "D") and
Palm Canyon Drive Road, as required by the City Engineer.
ENG 15. Dedicate a minimum sidewalk easement of 8 feet '(or as needed to match
proposed sidewalk) for those portions of sidewalk located outside of the public
right-of-way.
ENG 16. Andreas Road shall have one eastbound and one westbound lane, as well as
parallel parking on each side of Andreas Road (except at curb returns).
ENG 17. Construct 6 inch curb along the north side of Andreas Road (Lot "D") as shown
on the approved site plan for Tentative Parcel Map 36446. Construct a 25 feet
radius 6 inch curb return at the northeast and southeast comers of the
intersection of Andreas Road and Belardo Road (Lot "C"), in accordance with
City of Palm Springs Standard Drawing No. 200 and 206.
Planning Commission Resolution No. 6302 December 5, 2012
Case No. 3.3606-MAJ Page 13 of 27
ENG 18. Zero curb face ribbon gutter shall be constructed on the south side of Andreas
Road adjacent to Block b and b-1, in conjunction with the Downtown Palm
Springs project.
ENG 19. Zero curb face ribbon gutter shall be constructed on the north side of Andreas
Road across from the intersection of Market Street, in conjunction with the
Downtown Palm Springs project. Bollards shall be placed along this location to
protect the public and buildings from accidental vehicular contact in Block A. All
bollards shall be maintained by the developer.
ENG 20. Construct sidewalk ranging in width from 8 feet to 15 feet wide along both sides
of Andreas Road (Lot "D") as shown on approved improvement plans, in
accordance with City of Palm Springs Standard Drawing No. 210 and the
Museum Market Plaza Specific Plan.
ENG 21. Construct a Type A curb ramp meeting current California State Accessibility
standards at the northeast and southeast corners of the intersection of
Andreas Road and Belardo Road (Lot "C"), in accordance with City of Palm
Springs Standard Drawing No. 212.
ENG 22. Construct pavement with a minimum pavement section of 3 inches asphalt
concrete pavement over 6 inches crushed miscellaneous base with a minimum
0 subgrade of 24 inches at 95% relative compaction, or equal, between the edges
of proposed gutters on each side of the street along the entire Andreas Road
frontage in accordance with City of Palm Springs Standard Drawing No. 110 and
the Museum Market Plaza Specific Plan. 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 23. The intersection of Andreas Road with Palm Canyon Drive, Market Street
(private alleyway), and Belardo Road (Lot "C") shall be constructed with
enhanced or decorative paving.
BELARDO ROAD (LOT "C"): BLOCK b-1
ENG 24. Dedicate full street right-of-way width of 41 feet as shown on the approved
version of the site plan for Tentative Parcel Map No. 36446, together with a
property line - comer cut -backs at the northeast and northwest corners of the
intersection of Belardo Road (Lot "C") and New Main Street (Lot "A"), as required
by the City Engineer.
ENG 25. Dedicate a minimum sidewalk easement of 8 feet (or as needed to match
proposed sidewalk) for those portions of sidewalk located outside of the public
right-of-way.
Planning Commission Resolution No. 6302
Case No. 3.3606-MAJ
December 5, 2012
Page 14 of 27
W
ENG 26. Belardo Road (Lot "C") shall have one northbound and one southbound lane, as
well as parallel parking on both sides of Belardo Road (except at curb returns)
along the frontage of Block b-1.
ENG 27. Construct 6 inch curb along both sides of Belardo Road (Lot "C") as shown on
the approved site plan for Tentative Parcel Map 36446.Construct a 25 feet radius
curb return at the southeast and southwest corners of the intersection of Belardo
Road (Lot "C") in Block b-1, with Andreas Road, in accordance with City of Palm
Springs Standard Drawing No. 200 and 206.
ENG 28. Construct a 25 feet radius curb return at the northeast and northwest corners of
the intersection of Belardo Road (Lot "C") in Block b-1, with New Main Street (Lot
"A"), in accordance with City of Palm Springs Standard Drawing No. 200 and
206.
ENG 29. Construct sidewalk ranging in width from 8 feet to 15 feet wide along both sides
of Belardo Road (Lot "C" in Block b-1) as shown on approved improvement
plans, in accordance with City of Palm Springs Standard Drawing No. 210 and
the Museum Market Plaza Specific Plan.
ENG 30. Construct a Type A curb ramp meeting current California State Accessibility
standards at the southeast and southwest corners of the intersection of Belardo
Road (Lot "C") in Block b-1, with Andreas Road, in accordance with City of Palm
Springs Standard Drawing No. 212.
ENG 31. Construct a Type A curb ramp meeting current California State Accessibility
standards at the northeast and northwest corners of the intersection of Belardo
Road (Lot "C") in Block b-1, with New Main Street (Lot "A"), in accordance with
City of Palm Springs Standard Drawing No. 212.
ENG 32. 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, between the edges
of proposed gutters on each side of the street along the Belardo Road (Lot uC")
frontage in Block b-1, in accordance with City of Palm Springs Standard Drawing
No. 110 and the Museum Market Plaza Specific Plan. 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 33. The intersection of Belardo Road (Lot "C") in Block b-1, with Andreas Road and
New Main Street (Lot "A"), shall be constructed with enhanced or decorative
paving. 0
Planning Commission Resolution No. 6302 December 5, 2012
Case No. 3.3606-MAJ Page 15 of 27
BELARDO ROAD (LOT "C"): BLOCK A AND BLOCK b-1
ENG 34. Belardo Road (Lot "C") shall cross over the existing underground parking garage.
The crossing over the underground parking structure shall extend to the west
property line of Belardo Road (Lot "C"); the airspace is owned by the Wessman
Development Company.
NEW MAIN STREET (LOT "A"): BLOCK blb-1, BLOCK c, AND BLOCK c-1 AND
WESTERLY TO EXISTING MUSEUM DRIVE
ENG 35. Dedicate full street right-of-way width of 41 feet as shown on the approved
version of the site plan for Tentative Parcel Map No. 36446, together with a
property line - corner cut -backs at the northwest and southwest comers of the
intersection of New Main Street (Lot "A") and existing Palm Canyon Drive, as
required by the City Engineer; and with property line — corner cut -backs at the
northeast, northwest, southeast, and southwest comers of the intersection of
New Main Street (Lot "A") and Belardo Road (Lot "C" and Lot'B", respectively).
ENG 36. Dedicate full street right-of-way width of 41 feet from Belardo Road (Lots "C" and
B") westerly to the west site property line.
C. ENG 37. Dedicate a minimum sidewalk easement of 8 feet (or as needed to match
proposed sidewalk) for those portions of sidewalk located outside of the public
right-of-way.
ENG 38. New Main Street (Lot "A") shall have one eastbound and one westbound lane, as
well as parking on both sides of New Main Street (except at curb returns and
curb pop -outs) for the west site property line.
ENG 39. Remove street improvements as necessary to construct a 25 feet radius curb
return at the northwest and southwest corners of the intersection of New Main
Street (Lot "A") in Block c, with existing Palm Canyon Drive, in accordance with
City of Palm Springs Standard Drawing No. 200 and 206.
ENG 40. Zero curb face curb shall be constructed on the south side of New Main Street
from Palm Canyon Drive to proposed Belardo Road (Lot "B") in conjunction with
the Downtown Palm Springs project.
ENG 41. Construct sidewalk ranging in width from 8 feet to 15 feet wide along both sides
of New Main Street (Lot "A") as shown on approved improvement plans, in
accordance with City of Palm Springs Standard Drawing No. 210 and the
Museum Market Plaza Specific Plan.
C" ENG 42. Construct a Type A curb ramp meeting current California State Accessibility
standards at the northwest and southwest corners of the intersection of New
Planning Commission Resolution No. 6302
Case No. 3.3606-MAJ
December 5, 2012
Page 16 of 27
Main Street (Lot "A") in Block c-1, with existing Palm Canyon Drive, in
accordance with City of Palm Springs Standard Drawing No. 212.
ENG 43. Construct a curb ramp meeting current California State Accessibility standards at
the proposed entry into Block b-1.
ENG 44. 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, between the edges
of proposed gutters on each side of the street along the New Main Street (Lot
"A"), in accordance with City of Palm Springs Standard Drawing No. 110 and the
Museum Market Plaza Specific Plan. 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 45. The intersection of New Main Street (Lot "A"), with existing Palm Canyon Drive,
Market Street, and Belardo Road (Lots "B" and "C"), shall be constructed with
enhanced or decorative paving.
NO
ENG 46. At the west end of New Main Street (Lot "A"), the deck of the underground
parking garage shall be removed and reconstructed in conjunction with the
Downtown Palm Springs project. 0
MARKET STREET (PRIVATE ALLEYWAY EASEMENT BETWEEN BLOCK b AND
BLOCK b-1)
ENG 47. A 30 feet wide private alleyway easement shall be centered on the mutual lot line
of Parcel 2 and Parcel 3, between the proposed buildings located in Block b and
Block b-1.
ENG 48. No curbs shall be constructed on Market Street in conjunction with the Downtown
Palm Springs project. Bollards shall be placed along the east and west sides of
Market Street to protect the public and buildings from accidental vehicular
contact. All bollards shall be maintained by the developer.
ENG 49. A modified driveway approach shall be constructed at the south end of Market
Street at its intersection with New Main Street (Lot "A").
ENG 50. Construct sidewalk ranging in width from 8 feet to 15 feet wide along both sides
of Market Street as shown on approved improvement plans, in accordance with
City of Palm Springs Standard Drawing No. 210 and the Museum Market Plaza
Specific Plan. 0
Planning Commission Resolution No. 6302
Case No. 3.3606-MAJ
December 5, 2012
Page 17 of 27
ENG 51. 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, between the edges
of proposed gutters on each side of the street along the Market Street, in
accordance with City of Palm Springs Standard Drawing No. 110 and the
Museum Market Plaza Specific Plan. 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 52. There shall be no on -street parking on the west side of Market Street. Regulatory
Type R26 "No Parking" signs shall be installed along the west side of Market
Street, as necessary to enforce parking restrictions.
SANITARY SEWER
ENG 53. All sanitary facilities shall be connected to the public sewer system. New laterals
shall not be connected at manholes.
ENG 54. All on -site sewer systems (not located in public streets) shall be privately
maintained.
ENG 55. Submit sewer improvement plans prepared by a California registered civil
engineer to the Engineering Division. The plan(s) shall be approved by the City
Engineer prior to issuance of any building permits.
ENG 56. Construct an 8 inch V.C.P. sewer main across the proposed Belardo Road (Lot
"B" and Lot "C") frontage along Blocks b-1 and c-1, located 5 feet from centerline
(or as required by the City Engineer), including a sewer lateral for future
connection of the on -site sewer system to the public sewer, as required by the
City Engineer. The new sewer line shall connect to the manhole located in
Tahquitz Canyon Way at the intersection of the proposed Belardo Road (Lot "B").
ENG 57. Construct an 8 inch V.C.P. sewer main across the proposed New Main Street
(Lot "A") frontage along Blocks b, b-1, c, c-1, and west to Museum Drive, located
5 feet from centerline (or as required by the City Engineer), including a sewer
lateral for future connection of the on -site sewer system to the public sewer, as
required by the City Engineer. The new sewer line shall connect to the proposed
manhole located at the intersection of Belardo Road and New Main Street (Lot
"A"
ENG 58. All sewer mains constructed by the developer and to become part of the City
sewer system shall be digitally video recorded by the City prior to acceptance of
the sewer system for maintenance by the City. Any defects of the sewer main
Planning Commission Resolution No. 6302
Case No. 3.3606-MAJ
December 5, 2012
Page 18 of 27
shall be removed replaced, or repaired to the satisfaction of the City Engineer
= p P Y g
prior to acceptance.
ENG 59. Any sewer connection fees shall be paid at the Building Department counter at
time of building permit issuance.
ENG 60. Upon completion of the construction of public sewer lines, an as -built drawing in
digital format shall be provided to the City as required by the City Engineer, if the
sewer was not constructed in accordance with the original approved sewer plans.
GRADING: BLOCK b, BLOCK b-1, BLOCK c, and BLOCK c-1
ENG 61. Submit a Precise Grading Plan prepared by a California registered Civil engineer
to the Engineering Division for review and approval. The Precise Grading Plan
shall be approved by the City Engineer prior to issuance of grading permit.
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 have completed the required training. For information on
attending a Fugitive Dust Control Class and information on the Coachella
Valley Fugitive Dust Control Handbook and related "PM10" Dust Control
issues, please contact AQMD at (909) 396-3752, or at httr)://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 Grading plan.
b. The first submittal of the 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 Site Plan or Tentative Parcel Map No_
36446; a copy of current Title Report; a copy of Soils Report; a copy of the
associated Hydrology Study/Report (one hydrology study for Blocks a, b, b-1,
c and c-1); and a copy of the project -specific Final Water Quality
Management Plan (one WQMP for Blocks a, b, b-1, c, and c-1).
Planning Commission Resolution No. 6302
Case No. 3.3606-MAJ
December 5, 2012
Page 19 of 27
ENG 62. Prior to approval of a 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 63. In accordance with an approved PM-10 Dust Control Plan, temporary dust
control perimeter fencing shall be installed. Fencing shall have screening that is
tan in color or be decorative in nature; green screening will not be allowed.
Temporary dust control perimeter fencing shall be installed after issuance of
Grading Permit, and immediately prior to commencement of grading operations.
ENG 64. Temporary dust control 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 65. 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 66. A Notice of Intent (NOI) 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 online SMARTS system. 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 67. Projects causing soil disturbance of one acre or more, must comply with the
General Permit for Stormwater Discharges Associated with Construction Activity,
and shall prepare and implement a stormwater pollution prevention plan
(SWPPP) for all Blocks of the Downtown Palm Springs project. As of September
4, 2012, all SWPPPs shall include a post -construction management plan
(including Best Management Practices) in accordance with the current
Construction General Permit. Where applicable, the project applicant shall cause
the approved final project -specific Water Quality Management Plan to be
incorporated by reference or attached to the project's SWPPP as the Post-
Planning Commission Resolution No. 6302
Case No. 3.3606-MAJ
December 5, 2012
Page 20 of 27
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 68. 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 at the time of issuance of grading permit for
mitigation measures for erosion/blowsand relating to this property and
development.
ENG 69. 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 70. The applicant shall provide all necessary geotechnical/soils 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 Califomia registered geotechnical or civil
engineer, certifying that all grading was performed in accordance with the
Geotechnicai/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 71. The applicant shall provide pad 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 72. 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 (if required). 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: ALL BLOCKS
ENG 73. This project shall 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
Planning Commission Resolution No. 6302
Case No. 3.3606-MAJ
December 5, 2012
Page 21 of 27
Control Board (RWQCB). The applicant is advised that installation of BMP's,
including mechanical or other means for pre -treating contaminated stormwater
and non-stormwater runoff, shall 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 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 74. A Final Project -Specific Water Quality Management Plan (WQMP) for Blocks A,
b, b-1, c, and c-1 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
Precise Grading Plan.
ENG 75. 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 Final Project -Specific WQMP. Other
alternative instruments for requiring implementation of the approved Final
Project -Specific WQMP include: requiring the implementation of the Final
Project -Specific WQMP in Home Owners Association or Property Owner
Association Covenants, Conditions, and Restrictions (CC&R's); formation of
Landscape, Lighting and Maintenance Districts, Assessment Districts or
Community Service Areas responsible for implementing the Final 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 76. Prior to issuance of certificate of occupancy or final City approvals (OR of "final"
approval by City), the applicant shall: (a) demonstrate that all structural BMP's
have been constructed and installed in conformance with approved plans and
specifications; (b) demonstrate that applicant is prepared to implement all non-
structural BMP's included in the approved Final Project -Specific WQMP,
conditions of approval, or grading/building permit conditions; and (c)
demonstrate that an adequate number of copies of the approved Final Project -
Specific WQMP are available for the future owners (where applicable).
DRAINAGE: ALL BLOCKS
Planning Commission Resolution No. 6302
Case No. 3.3606-MAJ
December 5, 2012
Page 22 of 27
ENG 77. 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 Engineer shall be required to contain the increased stormwater runoff
generated by the development of the property. Provide a single hydrology study
(for Block A, b, b-1, c, and c-1) to determine the volume of increased stormwater
runoff due to development of the site, and to determine required stormwater
runoff mitigation measures for the proposed development. Final retention basin
sizing and other stormwater runoff mitigation measures shall be determined upon
review and approval of the hydrology study by the City Engineer and may require
redesign or changes to site configuration or layout consistent with the findings of
the final hydrology study. On -site open space, in conjunction with dry wells and
other subsurface solutions should be considered as alternatives to using
landscaped parkways for on -site retention.
ENG 78. Direct release of on -site nuisance water or stormwater runoff shall not be
permitted to Palm Canyon Drive, Tahquitz Canyon Way, Museum Drive, existing
sections of Belardo Road, proposed New Main Street (Lot A), proposed Belardo
Road (Lot B and C), Andreas Road (Lot D), and Market Street (private alleyway).
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 landscape or parkway
areas, and in only a stormwater runoff condition, pass runoff directly to the
streets through parkway or under sidewalk drains. Much of the drainage shall go
into the existing public storm drain line in Tahquitz Canyon Way.
ENG 79. Construct all necessary on -site storm drain improvements, including but not
limited to catch basins and storm drain lines, for drainage of site into the on -site
underground detention system(s) and other specifications for construction of
required on -site storm drainage improvements, as described in a final Hydrology
Study for the Downtown Palm Springs project (Tentative Parcel Map No. 36446),
reviewed and approved by the City Engineer.
ENG 80. All on -site storm drain systems shall be privately maintained.
ENG 81. The underground stormwater detention system(s) shall be sized to have
sufficient capacity equal to the volume of increased stormwater runoff due to
development of the site, as identified in a final hydrology study approved by the
City Engineer. A decrease to the required detention volume may be allowed for
percolation of the stormwater runoff into the underlying gravel and soil, not to
exceed 2 inches per hour. Maintenance of the underground stormwater detention
systems are the sole responsibility of the development owner(s); maintenance
and/or replacement of the system(s), will be at the sole expense of the
development owner(s). The Final Project -Specific Water Quality Management 0
0
Planning Commission Resolution No. 6302
Case No. 3.3606-MAJ
December 5, 2012
Page 23 of 27
Plan Covenant and Agreement shall reserve the right of the City to inspect and
ensure that the underground detention system(s) are operable, and in the event
of its failure, shall provide the City the right to advise the owner(s) of the
development and require its repair or replacement within 30 days notice, to the
satisfaction of the City Engineer.
ENG 82. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee at the present time is $9,212.00 per acre in accordance
with Resolution No. 15189. Fees shall be paid prior to issuance of a building
permit unless developer can provide evidence that fee or a partial fee was paid
by the Desert Fashion Plaza in previous years.
GENERAL: ALL BLOCKS
ENG 83. 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, Mission Springs Water District, 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 84. 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
Planning Commission Resolution No. 6302
Case No. 3.3606-MAJ
December 5, 2012
Page 24 of 27
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 85. All proposed utility lines shall be installed underground
ENG 86. All existing utilities shall be shown on the improvement plans if required for the
Project. The existing and proposed service laterals shall be shown from the main
line to the property line. 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 87. 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 88. Nothing shall be constructed or planted in the comer cut-off area of any
intersection or 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 89. 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 90. 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.
ENG 91. If there are any lights from Lighting District No. 1, existing on Tahquitz Canyon
Way and Museum Drive along the Tentative Parcel Map (TPM) 36446 frontage,
those lights shall be removed in conjunction with this project.
ENG 92. Note that some of the existing street lights shown on the Preliminary Grading and
Drainage Plan for TPM36446, do not exist; corrections need to be made to this
plan to reflect what actually exists.
MAP: ALL BLOCKS
Planning Commission Resolution No. 6302
Case No. 3.3606-MAJ
December 5, 2012
Page 25 of 27
ENG 93. In accordance with Government Code Section 66411.1 (b), the Tentative Parcel
Map is a subdivision of five or more lots (parcels), and is subject to construction
of all required public improvements. Prior to approval of a Parcel Map, all
required public improvements shall be completed to the satisfaction of the City
Engineer, or shall be secured by the Project Financing Agreement signed by
Palm Springs Promenade, LLC and the City of Palm Springs on September 7,
2011 (in accordance with Government Code Section 66462) as amended.
TRAFFIC: ALL BLOCKS
ENG 94. 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 95. All damaged, destroyed, or modified pavement legends, traffic control devices,
signing, striping, and street lights, associated with the proposed development
shall be replaced as required by the City Engineer prior to issuance of a
Certificate of Occupancy.
ENG 96. Submit traffic striping and signage plans for New Main Street (Lot "A"), Belardo
Road (Lot "B" and "C"), Andreas Road (Lot "D"), existing sections of Belardo
Road on the west side of the Hyatt Hotel, and Market Street, 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 issuance of a certificate of occupancy.
ENG 97. Relocate the existing traffic signal pole, conduit, pull boxes and all
appurtenances located at the existing crosswalk on Palm Canyon Drive north of
the intersection of New Main Street (Lot "A") and Palm Canyon Drive, in
accordance with the requirements of the City of Palm Springs. The applicant
shall submit traffic signal modification plans prepared by a California registered
civil engineer or traffic engineer for review and approval by the City Engineer.
The traffic signal shall be installed and operational prior to issuance of the
Certificate of Occupancy, unless otherwise allowed by the City Engineer. The
existing crosswalk shall remain in place.
ENG 98. The applicant shall install a Type R6-1 "One Way' sign at the southwest corner of
Andreas Road (Lot "D") and Palm Canyon Drive, facing eastbound traffic on
Andreas Road, as required by the City Engineer.
ENG 99. Install a stop sign, stop bar, and "STOP" legend for traffic exiting the
development at the following intersections in accordance with City of Palm
Springs Standard Drawing Nos. 620-625 and the California Manual on Uniform
Traffic Control Devices for Streets and Highways, dated January 13, 2012, or
Planning Commission Resolution No. 6302
Case No. 3.3606-MAJ
December 5, 2012
Page 26 of 27
subsequent editions in force at the time of construction, as required by the City
Engineer.
• Southwest corner of New Main Street (Lot "A") and Tahquitz Canyon Way,
facing eastbound traffic on New Main Street
• Northeast comer of New Main Street (Lot "A") and Museum Drive, facing
westbound traffic on New Main Street
• Northeast corner of Andreas Road and proposed Belardo Road (Lot "C"),
facing westbound traffic on Andreas Road
• Southwest corner of Andreas Road (Lot "D") and Palm Canyon Drive, facing
eastbound traffic on Andreas Road
• Southeast corner of Market Street and Andreas Road (Lot "D"), facing
northbound traffic on Market Street
• Northwest corner of Market Street and New Main Street (Lot "A"), facing
southbound traffic on Market Street
• Southwest comer of existing east/west section of Belardo Road and proposed
Belardo Road (Lot "C"), facing eastbound traffic on the existing east/west
section of Belardo Road.
ENG 100. Install stop signs, stop bars, and "STOP" legends as necessary to create an "All -
Way Stop Controlled" (AWSC) intersection, at the following intersections, in
accordance with City of Palm Springs Standard Drawing Nos. 620-625 and the
California Manual on Uniform Traffic Control Devices for Streets and Highways,
dated January 13, 2012, or subsequent editions in force at the time of
construction, as required by the City Engineer.
• All corners of intersection of New Main Street (Lot "A") and proposed Belardo
Road (Lot "B" and "C)
• All corners of intersection of Tahquitz Canyon Way (existing) and proposed
Belardo Road (Lot "B")
ENG 101.Install a street name sign at all corners of all intersections that are a part of the
Downtown Palm Springs project, in accordance with City of Palm Springs
Standard Drawing Nos. 620 through 625 and the California Manual on Uniform
Traffic Control Devices for Streets and Highways, dated January 13, 2012, or
subsequent editions in force at the time of construction, as required by the City
Engineer.
ENG 102. 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 January 13, 2012, or subsequent editions in force at the
time of construction.
Planning Commission Resolution No. 6302
Case No. 3.3606-MAJ
December 5, 2012
Page 27 of 27
ENG 103.This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
ENG 104. No construction traffic shall enter the project site from N. Palm Canyon Drive or
Tahquitz Canyon Way.
ENG 105. Parking shall be restricted along both sides of Lot "A", "B", "C, and "D" as
necessary to maintain a minimum 24 feet wide clear two-way travel way, except
for designated parallel parking spaces. Regulatory Type R26 "No Parking" signs
shall be installed along Lot "A", Lot "Bn, Lot "C", and Lot °D", as necessary to
enforce parking restrictions.
ENG 106.Approximately one year after the opening of Downtown Palm Springs, a traffic
study shall be submitted and approved by the City Engineer to determine if the
current (at that time) traffic control devices are functioning optimally, and to
determine if traffic signal warrants have been met for any intersection that is a
part of Downtown Palm Springs (such as at the intersection of Tahquitz Canyon
Way and Belardo Road (Lot "B").
ENG 107. Developer shall cooperate with any City -approved events in which public streets
adjacent to the site are temporarily closed by assisting with and not interfering
with said closures.
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