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HomeMy WebLinkAboutPC Resolution _6332- Case 5.1300 CUP 3.3577RESOLUTION NO. 6332 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING CASE NO. 7.1375 AMM AND 3.3577 -- MAA FOR AN ADMINISTRATIVE MINOR MODIFICATION FOR THE REDUCTION OF A FRONT YARD SETBACK; SIDE FRONT YARD SETBACK; REDUCTION OF LOT SIZE; INCREASE IN BUILDING HEIGHT; AND THE RENOVATION AND ADDITION TO AN EXISTING HILLSIDE HOUSE EQUALLING 4,826-SQUARE FEET AND 518-SQUARE FOOT CASITA FOR THE PROPERTY LOCATED AT 987 WEST CHINO CANYON ROAD, ZONE R-1-A, SECTION 3. WHEREAS, Kort and Kathryn Schnabel ("Applicant") has tiled an application with the City pursuant to Section 94.04.00 of the Zoning Ordinance for the renovation of an existing hillside house equaling 4,826-square feet located at 987 West Chino Canyon Road, Zone R-1-A, Section 3; and WHEREAS, on May 20, 2013, the Architectural Advisory Committee met and voted to recommend approval of the project to the Planning Commission; and WHEREAS, on June 26, 2013, a public meeting on the application for architectural approval 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"), and has been determined to be Categorically Exempt as a Class III exemption (single-family residence) pursuant to Section 15303(a) of the CEQA Guidelines; 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 proposed project is Categorically Exempt under Section 15303(a) (New Single- family residence). Section 2: Pursuant to Section 94.04.00 of the Palm Springs Zoning Code, the Planning Commission finds: 1. Site layout, orientation, location of structures and relationship to one another and to open spaces and topography. Definition of pedestrian and vehicular areas, Planning Commission Resolution No. 6332 June 26, 2013 Case 7.1375 AMM & 3.3577— MAA Page 2 of 4 i.e., sidewalks as distinct from parking areas; The renovation and new construction of a 4,826-square foot main house and casita will utilize the existing topography to minimize visual impacts from surrounding properties. The gentle sloping parcel with the house entrance from West Chino Canyon Road will allow the house and accessory structures to blend into the surrounding hillside. Other property amenities including a pool and patios will related to the surrounding landscape. 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 surrounding properties are developed with single-family hillside residences. The project creates visual harmony within the neighborhood, through the use of a modern contemporary architectural style utilizing building materials that are complimentary to the hillside landscape and topography. 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 maximum height of the proposed project is 13'.7" tall to the top of building roof line. Pursuant to Section 94.06.01(A)(8) of PSZC, "hillside properties have a maximum allowable height of 30 feet but require an approval of an Administrative Minor Modification to increase height". The average height of the house roof is 11'.7" tall and is compatible with the heights found in other hillside residences. A portion of the southwest elongated patio overhang projects above the height limit. In addition, proposed setback reductions will allow for a better designed project and recognize existing setback encroachments. 4. Building design, materials and colors to be sympathetic with desert surroundings; AND 5. Harmony of materials, colors and composition of those elements of a structure, including overhangs, roofs, and substructures which are visible simultaneously, AND 6. Consistency of composition and treatment, The proposed building materials include white cement walls, cement stucco wall system, rolled steel panels, wood lap boards, metal steel fascia, and glass frame systems. Material finishes and colors are sympathetic with the desert surroundings. 0 Planning Commission Resolution No, 6332 Case 7.1375 AMM & 3.3577— MAA June 26, 2013 Page 3 of 4 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; The proposed landscape plan includes the preservation of several mature trees plus the addition of a variety of water -efficient trees and plants which are located in a manner that conforms to the topography of the site. The existing site contains sparse vegetation and the introduction of larger trees along Panorama Road may not be consistent with desert surroundings. Section 3: Pursuant to Section 94.06.01(4) & (8) of the Palm Springs Zoning Code, the Planning Commission finds regarding granting an Administrative Minor Modification: 1. The requested minor modification is consistent with the general plan, applicable specific plan(s) and overall objectives of the zoning ordinance; There is no General Plan Policy that would be adversely affected by this modification nor are their any specific plans associated with this property. The Palm Springs Zoning Code, Section 94.06.01(A)(8), specifically allows the modification of building height to a maximum height of thirty feet. 2. The neighboring properties will not be adversely affected as a result of the approval or conditional approval of the minor modification; The request for a setback reduction of the front yard to ten (10) feet and for the side -front yard to sixteen (16) feet will not impact surrounding properties. The property lines for the subject hillside parcel are significantly setback from existing road pavement and the structure will blend into the surrounding landscape. The request for an increase in height at the setback line from the allowable 12 feet to 13'.7" feet for the construction of an elongated patio extension is not significant. The increase in height will allow for a better house design and can be considered a minor modification. Residences on hillside lots are allowed a maximum height of 30 feet and the proposed height of the project is similar to maximum heights seen in the adjacent properties. The reduction of area of Lot B by not more than 10% will not adversely affect surrounding properties. The 19,048-square foot lot could be developed adhering to all R-1-A zone requirements. 3. The approval or conditional approval of the minor modification will not be detrimental to the health, safety, or general welfare of persons residing or working on the site or in the vicinity; V Planning Commission Resolution No. 6332 June 26, 2013 Case 7.1375 AMM & 3.3577— MAA Page 4 of 4 All building and renovations will be built to the Uniform Building Code, and Palm Springs Zoning Code as modified by this Administrative Minor Modification, and Fire Code. 4. The approval of the minor modification is justified by environmental features, site conditions, location of existing improvements, or historic development patterns of the property or neighborhood. The modifications are warranted due to the location of the proposed single-family residence on a hillside lot. The proposed renovation and new construction will recognize an existing setback encroachment for a garage and west facade. Staff has determined the nature of the requests is in harmony with the current standards of the neighborhood, and is in keeping with historical development. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning Commission hereby approves Case No. 7.1375 AMM and 3.3577 MAA, subject to the conditions of approval attached herein as Exhibit A. ADOPTED this 26'h day of June 2013. AYES: 6, Calerdine, Donenfeld, Hudson, Klatchko, Munger, Weremiuk NOES: None ABSENT: None ABSTAIN: 1, Roberts ATTEST: '"Ii�'L a o eeler, AICP Director of Planning Services CITY OF PALM SPRINGS, CALIFORNIA RESOLUTION NO. 6332 EXHIBIT A Case 5.1300 CUP Schnabel House 987 West Chino Canyon Road June 26, 2013 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 �M1 ADM 1. Protect Description. This approval is for the project described per Case 5.1300 CUP, except as modified by the conditions below. ADM 2. Reference Documents. The site shall be developed and maintained in accordance with the approved plans 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 5.1300 CUP. 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 Resolution No. 6332 Conditions of Approval 5.1300 CUP — Schnable House — 987 West Chino Canyon Road Page 2 of 11 June 26, 2013 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 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, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. ADM 7. Time Limit on Approval. Approval of this Conditional Use Permit shall be valid for a period of two (2) years from the effective date of the approval. Once the use is implemented, the Conditional Use Permit does not have a time limit, provided the project has remained in compliance with all conditions of 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. Cause No Disturbance. The owner shall monitor outdoor parking areas, walkways, and adjoining properties and shall take all necessary measures to ensure that customers do not loiter, create noise, litter, or cause any disturbances while on -site. The owner and operator shall ensure that at closing time, all customers leave the property promptly and that the property is clean and secure before the owner/operator leaves the premises. The Police Chief, based upon complaints and/or other cause, may require on -site security officers to ensure compliance with all City, State, and Federal laws and conditions of approval. Failure to comply with these conditions may result in revocation of this permit, temporary business closure or criminal prosecution. IN Resolution No. 6332 Conditions of Approval Page 3 of 11 5.1300 CUP — Schnable House — 987 West Chino Canyon Road June 26, 2013 ADM 10. Grounds for Revocation. Non-compliance with any of the conditions of this approval or with City codes and ordinances, State laws; any valid citizen complaints or policing and safety problems (not limited to excessive alcohol consumption, noise, disturbances, signs, etc) regarding the operation of the establishment; as determined by the Chief of Police or the Director of Building and Safety, may result in proceedings to revoke the Conditional Use Permit. In addition, violations of the City Codes and Ordinances will result in enforcement actions which may include citations, arrest, temporary business closure, or revocation of this permit in accordance with law. ADM 11. Conditional Use Permit Availability. The applicant shall provide a copy of this Conditional Use Permit to all buyers and potential buyers. PLANNING DEPARTMENT CONDITIONS PLN 1. Casita. This Conditional Use Permit is limited to the construction and maintenance of a 518-square foot casita larger than 1/50th of the lot with kitchen facilities. PLN 2. Roof color to be no lighter than off-white in color. PLN 3. Trees to be selected so that their maximum height shall be no higher than 12' - 20'. ENGINEERING DEPARTMENT CONDITIONS STREETS ENG 1. The Engineering Division recommends deferral of off -site improvement items (identified as "Deferred'') at this time due to lack of full improvements in the immediate area. The owner shall execute a street improvement covenant agreeing to construct all required street improvements upon the request of the City of Palm Springs City Engineer at such time as deemed necessary. The covenant shall be executed and notarized by the property owner(s) prior to approval of the Grading Plan or issuance of grading or building permits. A current title report; or a copy of a current tax bill and a copy of a vesting grant deed shall be provided to verify current property ownership. A covenant preparation fee in effect at the time that the covenant is submitted shall be paid by the applicant prior to issuance of any grading or building permits. ENG 2. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. ENG 3. Submit street improvement plans prepared by a registered California civil engineer to the Engineering Division. The plan(s) shall be approved by the City Engineer prior to issuance of any building permits. Deferred Resolution No. 6332 Conditions of Approval 5.1300 CUP — Schnable House — 987 West Chino Canyon Road CHINO CANYON ROAD Page 4 of 11 June 26, 2013 ENG 4. The owner shall apply for an Encroachment Agreement from the Public Works and Engineering Division to allow the existing boulders, mailbox, and walls along the entire frontage of the subject property to be maintained within that portion of the property that has been dedicated as required for right-of-way. The agreement shall be executed by the owner prior to issuance of a grading or building permit. ENG 5. An application for an Encroachment Agreement shall be submitted to the Engineering Division to allow construction and/or installation of garden walls, raised gardens, roof section, two vehicular gates, two driveways, and guest parking within the public right-of-way of Chino Canyon Road. The application for the Encroachment Agreement shall be approved prior to issuance of a grading or building permit. ENG 6. Construct a 6 inch curb and gutter, 18 feet south of centerline along the entire frontage, with a 25 feet radius curb return and spandrel at the southeast corner of the intersection of Chino Canyon Road and Panorama Road in accordance with City of Palm Springs Standard Drawing No. 200 and 206. Deferred ENG 7. Construct the south half of a 6 feet wide cross gutter and spandrel at the southeast corner of the intersection of Chino Canyon Road and Panorama Road with a flow line parallel with and located 18 feet east of the centerline of Panorama Road in accordance with City of Palm Springs Standard Drawing No. 200 and 206. Deferred ENG 8. Remove existing improvements as necessary to construct a 16.75 feet wide (ingress only) and a 14.0 feet wide (egress only) 6 inch concrete driveway from the property line to the existing edge of pavement, located approximately 35 feet and 65 feet westerly of the east property line, respectively, unless otherwise approved by the City Engineer. There shall be a connecting "circular" driveway connecting the ingress and egress driveways, as well as a guest parking area constructed west of the egress only driveway. Both driveways will be gated for vehicles. ENG 9. Remove existing improvements as necessary to construct two driveway approaches in accordance with City of Palm Springs Standard Drawing No. 201 located approximately 35 feet and 65 feet westerly of the east property line, respectively. Deferred ENG 10. Remove existing improvements as necessary to construct a 5 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. Deferred ENG 11. Remove existing improvements as necessary to construct a Type A curb ramp meeting current California State Accessibility standards at southeast corner of the M Resolution No. 6332 Conditions of Approval 5.1300 CUP — Schnable House — 987 West Chino Canyon Road Page 5 of 11 June 26, 2013 intersection of Chino Canyon Road and Panorama Road in accordance with City of Palm Springs Standard Drawing No. 212. Deferred ENG 12. Construct pavement with a minimum pavement section of 2-112 inches asphalt concrete pavement over 4 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 Chino Canyon Road frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 300. 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. Deferred ENG 13. All broken or off grade street improvements along the project frontage shall be repaired or replaced. PANORAMA ROAD ENG 14. The owner shall apply for an Encroachment Agreement from the Public Works and Engineering Division to allow the existing boulders along the entire frontage of the subject property to be maintained within that portion of the property that has been dedicated as required for right-of-way. The agreement shall be executed by the owner prior to issuance of a grading or building permit. ENG 15. The proposal to construct a barbecue and countertop (built into boulder wall) and the cast -in -place concrete bench seat in the public right-of-way of Panorama Road is not approved. ENG 16. Construct a 6 inch curb and gutter, 18 feet east of centerline along the entire frontage, with a 25 feet radius curb return and spandrel at the southeast corner of the intersection of Chino Canyon Road and Panorama Road in accordance with City of Palm Springs Standard Drawing No. 200 and 206. Deferred ENG 17. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. Deferred ENG 18. Construct pavement with a minimum pavement section of 2-112 inches asphalt concrete pavement over 4 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 Panorama Road frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 300. 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. Deferred ENG 19. All broken or off grade street improvements along the project frontage shall be repaired or replaced. Resolution No. 6332 Conditions of Approval Page 6 of 11 5.1300 CUP - Schnable House — 987 West Chino Canyon Road June 26, 2013 1*1 SANITARY SEWER ENG 20. Construct a private sanitary sewer system in accordance with City of Palm Springs Ordinance No. 1084 if needed. ENG 21. The record property owner shall enter into a covenant agreeing to extend the private sewer lines the necessary distance to connect to the public sewer system within one year of official notice that an operating public sewer has been completed within 500 feet of the lot. The covenant shall be executed and notarized by the property owner and submitted to the City Engineer prior to issuance of any permit. A current title report or a copy of a current tax bill and a copy of a vesting grant deed shall be provided to verify current property ownership. A covenant preparation fee in effect at the time that the covenant is submitted shall be paid by the applicant prior to issuance of any grading or building permits. IZ IW ENG 22. Submit cut and fill quantities to City Engineer to determine if a Grading Plan is required. If required, the Grading Plan shall be submitted to the Engineering Division for review and approval by the City Engineer prior to issuance of grading permit. If the earthwork quantity is less than 50 cubic yards, a formal grading plan is not required. To qualify for the exemption, a signed original written statement of design earthwork quantities from the owner (or design professional, prepared on company letterhead) shall be provided to the Engineering Division. Exemption of a formal Grading Plan reviewed and approved by the City Engineer does not exempt the applicant from a site grading plan that may be required from the Building Department, or any other requirement that may be necessary to satisfy the California Building Code. a. Fugitive Dust Control Flan 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 Resolution No. 6332 Conditions of Approval 5.1300 CUP — Schnable House -- 987 West Chino Canyon Road Page 7 of 11 June 26, 2013 related "PM10" Dust Control issues, please contact AQMD at (909) 396-3762, or at http://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; a copy of current Title Report; a copy of Soils Report; and a copy of the associated Hydrology Study/Report. ENG 23. Prior to approval of a Grading Plan or issuance of any 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 24. 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; 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 25. Temporary dust control perimeter fence screening shall be appropriately maintained, as required by the City Engineer. Cuts (vents) made into the temporary dust control perimeter fence screening shall not be allowed. Temporary dust control perimeter fencing shall be adequately anchored into the ground to resist wind loading. ENG 26. 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, temporary dust control perimeter fencing shall be removed, as required by the City Engineer. ENG 27. Contact Desert Water Agency at (760) 323-4971 Ext. 146 to determine impacts to any existing Whitewater Mutual Water Company water lines and other facilities that may be located within the property if any. Make appropriate arrangements to protect in place or relocate any facilities that are impacted by the development. A letter of approval for relocated or adjusted facilities from Desert Water Agency shall be submitted to the Engineering Division prior to approval of the Grading Plan. Resolution No. 6332 Conditions of Approval 5.1300 CUP — Schnable House — 987 West Chino Canyon Road Page 8 of 11 June 26,2013 ENG 28. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the public streets, roadways, or gutters. Deferred ENG 29. 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 any permit for mitigation measures for erosionlblowsand relating to this property and development. ENG 30. 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 (if required) or prior to issuance of any permit. ENG 31. 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 Report prepared for the project. Documentation of all compaction and other soils testing are to be provided even though there may not be a grading plan for the project. No certificate of occupancy will be issued until the required certification is provided to the City Engineer. ENG 32. 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 33. 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). DRAINAGE ENG 34. All stormwater runoff across the property shall be accepted and conveyed in a manner acceptable to the City Engineer and released to an approved drainage system. Stormwater runoff may not be released directly to the adjacent streets without first intercepting and treating with approved Best Management Practices (BMP's). 3 Resolution No. 6332 Conditions of Approval 5.1300 CUP — Schnable House — 987 West Chino Canyon Road Page 9 of 11 June 26, 2013 ENG 35. 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 proposed development of the property. Provide a hydrology study to determine the volume of increased stormwater runoff due to proposed 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. No more than 40-50% of the street frontage parkway/setback areas should be designed as retention basins. On -site open space, in conjunction with drywells and other subsurface solutions should be considered as alternatives to using landscaped parkways for on -site retention. ENG 36. The project is subject to flood control and drainage implementation fees pursuant to Resolution 14082. The acreage drainage fee at the present time is $6,511.00 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. GENERAL ENG 37. 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 Wamer, 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 38. All proposed utility lines shall be installed underground. ENG 39. 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. • Resolution No. 6332 Conditions of Approval Page 10 of 11 5.1300 CUP — Schnable House — 987 West Chino Canyon Road June 26, 2013 ENG 40. Upon approval of any improvement plan (if required) by the City Engineer, then 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 41. 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 42. Nothing shall be constructed or planted in the corner 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 43. 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. Deferred MAP ENG 44. An application for a Lot Line Adjustment of the existing parcels identified as Assessor's Parcel No. (APN) 504-202-011 and APN 504-202-004 shall be submitted to and approved by the City Engineer prior to issuance of a building permit. The single family residence and all associated structures (including the observation deck at the south end of the Oroject) shall be located on a single parcel. A copy of a current title report and copies of record documents shall be submitted with the application for the lot line adjustment. The application shall be submitted to and approved by the City Engineer prior to issuance of building permit. TRAFFIC ENG 45. A minimum of 48 inches of clearance for handicap accessibility shall be provided on public sidewalks or pedestrian paths. Deferred ENG 46. 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. Resolution No. 6332 Conditions of Approval Page 11 of 11 5.1300 CUP — Schnable House — 987 West Chino Canyon Road June 26, 2013 FIRE DEPARTMENT CONDITIONS FD 1. Prior to any construction on -site, all appropriate permits must be secured. BUILDING DEPARTMENT CONDITIONS BI_D 1. Prior to any construction on -site, all appropriate permits must be secured. END OF CONDITIONS 101 N EO