HomeMy WebLinkAboutPC Resolution _6339- Case 5.1070 PD 317RESOLUTION NO.6339
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM SPRINGS, CALIFORNIA APPROVING
A ONE-YEAR TIME EXTENSION FROM JULY 3, 2013 TO
JULY 2, 2014 FOR PLANNED DEVELOPMENT DISTRICT
317 ("EAGLE CANYON'), A PREVIOUSLY APPROVED
SUBDIVISION OF 80 ACRES OF A 117-ACRE PARCEL
INTO 75 SINGLE-FAMILY RESIDENCES, 155
TOWNHOMES AND AN ACTIVITY CENTER LOCATED ON
THE WEST SIDE OF SOUTH PALM CANYON DRIVE, AT
BOGERT TRAIL, ZONE PDD 317, SECTION 341T4SIR4E.
WHEREAS, Terra Nova Planning Inc. ("Applicant"), on behalf of the owners of Eagle
Canyon project, has filed an application with the City pursuant to Section 94.04.00(H)
and 94.04.00(1)(1) of the Palm Springs Zoning Code and Chapter 9.63.110 of the Palm
Springs Municipal Code for a one-year time extension to commence construction for PD
317 Case 5.1070 located at the west side of South Palm Canyon Drive, on both north
and south of Bogert Trail (extended), Zone PDD 317, Section 341T4SIR4E.
WHEREAS, on July 24, 2013, a public meeting on the application was held by the
Planning Commission in accordance with applicable law; and
WHEREAS, the Planning Department has reviewed this project under the provisions of
the California Environmental Quality Act (CEQA), and has determined that a time
extension request is considered a "project" pursuant to the terms of the California
Environmental Quality Act ("CEQA"); an addendum to a Final EIR for the Eagle Canyon
project, was previously certified by the City Council on July 5, 2006. The preparation of
additional environmental documentation is not necessary because there are no
changed circumstances related to the project that will result in any new significant
environmental effects or a substantial increase in the. severity of previously identified
significant effects; 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.
Planning Commission Resolution No. 6339
Case No. 5.1070/ PD 3171 TTM 30047
Page 2 of 2
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning
Commission hereby approve a one-year time extension for Case No. 5.1070-PD 317
from July 3, 2013 to July 2, 2014.
ADOPTED this 24" day of July, 2013.
ATTEST:
CITY OF PALM SPRINGS, CALIFORNIA
AYES: 5, Chair Donenfeld, Vice -Chair Hudson, Commissioner Klatchko,
Commissioner Lowe, Commissioner Weremiuk
NOES: None
ABSENT: 2, Commissioner Calerdine, Commissioner Roberts
ABSTAIN: None
M. argo Wheeler, AICP
Director of Planning Services
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Resolution No. 6339
EXHIBIT A
Case No. 5.1070 — PD-317, TTM 30047
Eagle Canyon
West side of South Palm Canyon Drive at Bogert Trail
REVISED APPROVED CONDITIONS OF APPROVAL
July 24, 2013
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the Chief of Police,
the Fire Chief or their designee, depending on which department recommended the
condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
PROJECT SPECIFIC CONDITIONS
Administrative
1. The proposed development of the premises shall conform to all applicable
regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other
City Codes, ordinances and resolutions which supplement the zoning district
regulations.
2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its
agents, officers, and employees from any claim, action, or proceeding against the
City of Palm Springs or its agents, officers or employees to attach, set aside, void
or annul, an approval of the City of Palm Springs, its legislative body, advisory
agencies, or administrative officers concerning Case 5.1070 Tentative Tract Map
30047 PD-317. 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 falls 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.
Conditions of Approval
Case 5.1070 PDD 317
Page 2 of 32
July 24, 2013
3. That the property owner(s) and successors and assignees in interest shall
maintain and repair the improvements including and without limitation sidewalks,
bikeways, parkways, parking areas, landscape, irrigation, lighting, signs, walls, and
fences between the curb and property line, including sidewalk or bikeway
easement areas that extend onto private property, in a first class condition, free
from waste and debris, and in accordance with all applicable law, rules, ordinances
and regulations of all federal, state, and local bodies and agencies having
jurisdiction at the property owner's sole expense. This condition shall be included
in the recorded covenant agreement for the property if required by the City.
4. California Fish & Game Fees Required. The project is required to pay „afish
and name impact fee as defined in Section 711.4 of the California_ Fish and
Game Code. This CFG impact fee plus an administrative fee for filing the
action with the County Recorder shall be submitted by the applicant to the
City in the form of a money order or a cashier's check payable to the
Riverside County Clerk prior to the final City action on the project (either
Planning Commission or City Council determination). This fee shall be
submitted by the City to the County Clerk with the Notice of Determination.
Action on this application shall not be final until such fee is paid. The
prole_ ct may be eligible for exemption or refund of this fee by the California
Department of Fish & Game. Applicants may apply for a refund by the CFG
at www.dfa.ca.gov for more information. 0
5. 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 112% for commercial or industrial projects,
114% for new residential subdivisions, or 114% for new individual single-family
residential units constructed on a lot located in an existing subdivision with first
$100,000 of total building permit valuation for individual single-family units exempt.
Should the public art be located on the project site, said location shall be reviewed
and approved by the Director of Planning Services and the Public Arts
Commission, and the property owner shall enter into a recorded agreement to
maintain the art work and protect the public rights of access and viewing.
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Conditions of Approval
Case 5.1070 POD 317
Page 3 of 32 ,July 24, 2013
6. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government
Code Section 66477 (Quimby Act), all residential development shall be required to
contribute to mitigate park and recreation impacts such that, prior to issuance of
residential building permits, a parkland fee or dedication shall be made.
Accordingly, all residential development shall be subject to parkland dedication
requirements and/or park improvement fees. The parkland mitigation amount shall
be based upon the cost to acquire and fully improve parkland. The applicant shall
submit a property appraisal to the Planning Services Department for the purposes
of calculating the Park Fee. The Park Fee payment and/or parkland dedication
shall be completed prior to the issuance of building permits.
7. Time Limit on Time Extension Approval. Approval of the time extension for
the Planned Development District (PDD) and the Tentative Tract Map shall
be valid for a period of 1 (one) year from the effective date of the last time
extension approval.
8. Tentative Tract Map Extensions of time may be approved pursuant to Code
Section 9.63.110. Such extension shall be required in writing and received prior
to the expiration of the original approval
Environmental Assessment
9. The mitigation measures of the Addendum to Canyon Park Specific Plan EIR
shall apply. The applicant shall submit a signed agreement that the mitigation
measures will be included in the Planning Commission consideration of the
environmental assessment. Mitigation measures are included in the EIR
Addendum, and hereby incorporated into these conditions by reference.
10. The developer shall reimburse the City for the City's costs incurred in monitoring
the developer's compliance with the conditions of approval and mitigation
monitoring program, including, but not limited to inspections and review of
developers operations and activities for compliance with all applicable dust and
noise operations, and cultural resource mitigation. This condition of approval is
supplemental and in addition to normal building permit and public improvement
permits that may be required pursuant to the Palm Springs Municipal Code.
11. Cultural Resource_ Survey Required. Prior to any -ground disturbing
activity, including clearing and grubbing, installation of utilities, and/or any
construction related excavation, an Archaeologist qualified according to
the Secretary of the Interior's Standards and Guidelines, shall be employed
to survey the area for the presence of cultural resources identifiable on the
ground surface.
12. Cultural Resource Site Monitoring. There is a possibility of buried cultural
or Native American tribal resources on the site. A Native American Monitor
Conditions of Approval
Case 5.1070 POD 317
Page 4 of 32
July 24, 2013
shall be present during all around -disturbing activities. (check for
duplication in engineering conditions)
a). A Native American-_Monitor(s) _shall be present during all. ground
disturbing activities including clearing and grubbing, excavation, burial of
utilities, planting of rooted plants, etc. Contact the Aqua Caliente Band of
Cahuilla Indian Cultural Office for additional information on the use and
availability of Cultural Resource Monitors. Should buried cultural deposits
be encountered, the Monitor shall contact the Director of Planning. After
consultation the Director shall have the authority to halt destructive
construction and shall notify a Qualified Archaeologist to further
investigate the site. If necessary, the Qualified Archaeologist shall prepare
a treatment plan for submission to the State Historic Preservation Officer
and Aoua Caliente Cultural Resource Coordinator for approval.
b). Two copies of any cultural resource documentation generated in
connection with this project, includina reports of investigations, record
search results and site records/updates shall be forwarded to the Tribal
Planning, Building, and Engineering Department and one copy to the City
Planning Department prior to final inspection.
13. CC&R's
CC&R's The applicant prior to issuance of building permits shall submit a
draft declaration of covenants, conditions and restrictions ("CC&R's") to the
Director of Planning for approval in a format to be approved by the City
Attorney. These CC&R's may be enforceable by the City, shall not be
amended without City approval, and shall require maintenance of all
property in a good condition and in accordance with all ordinances
CC&R's. Prior to recordation of a final Tentative Tract Map or issuance of
building permits, the applicant shall submit a draft declaration of
covenants, conditions and restrictions (" CC&R's") to the Director of
Planning for_approval-in a_ format to be approved by the City Attorney. The
draft CC&R package shall include:
a. The document to convey title
b. Deed restrictions, easements, of Covenant Conditions and
Restrictions to be recorded.
c. Provisions for Joint access to the proposed parcels, and any open
space restrictions.
d. A provision, which provides that the CC&R's may not be terminated
or substantially amended without the consent of the City and the
developer's successor -in -interest.
Conditions of Approval
Case 5.1070 PDD 317
Page 5 of 32
July 24, 2013
Approved CC&R's are to be recorded following approval of the final map.
The CC&R's may be enforceable by the City, shall not be amended without
City approval, and shall require maintenance of all property in a good
condition and in accordance with all ordinances
CC&R's Deposits & Fees. The applicant shall submit to the City of Palm
Sprinyts, a deposit in the amount of $3,500, for the review of the CC&R's by
the City Attorney. A 675 filina fee shall also be paid to the City Planning
Department for administrative review purposes.
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Final Design
14. Final landscaping, irrigation, exterior lighting, and fencing plans shall be
submitted for approval by the Department of Planning Services, prior to issuance
of a building permit. Landscape plans shall be approved by the Riverside County
Agricultural Commissioner's Office prior to submittal. All landscaping located
within the public right of way or within community facilities districts must be
approved by the Public Works Director and the Director of Parks and Recreation.
15. The final development plans shall be submitted in accordance with Section
94.03.00 of the Zoning Ordinance. Final development plans shall include site
plans, building elevations, floor plans, roof plans, grading plans, landscape plans,
irrigation plans, exterior lighting plans, sign program, mitigation monitoring
program, site cross sections, property development standards and other such
documents as required by the Planning Commission. Final development plans
shall be submitted within two (2) years of the approval of the tentative tract map.
16. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00,
Outdoor Lighting Standards, shall be submitted for review and approval by the
Director of Planning Services prior to the issuance of building permits.
Conditions of Approval
Case 5.1070 PDD 317
Page 6 of 32 July 24, 2013
Manufacturer's cut sheets of all exterior lighting on the building and in the
landscaping shall be submitted for approval prior to issuance of a building permit.
If lights are proposed to be mounted on buildings, down -lights shall be utilized.
No lighting of the hillside is permitted.
17. Public Safety CFD
The Project will bring a significant number of additional residents to the community.
The City's existing public safety and recreation services, including police
protection, criminal justice, fire protection and suppression, ambulance, paramedic,
and other safety services and recreation, library, cultural services are near
capacity. Accordingly, the City may determine to form a Community Services
District under the authority of Government Code Section 53311 et seq., or other
appropriate statutory or municipal authority. Developer agrees to support the
formation of such assessment district and shall waive any right to protest, provided
that the amount of such assessment shall be established through appropriate
study and shall not exceed $500 annually with a consumer price index escalator.
The district shall be formed prior to sale of any lots or a covenant agreement shall
be recorded against each parcel, permitting incorporation of the parcel in the
district.
General Conditions/Code Requirements 0
18. The project is subject to the City of Palm Springs Water Efficient Landscape
Ordinance. The applicant shall submit an application for Final Landscape
Document Package to the Director of Planning Services for review and approval
prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal
Code for specific requirements.
19. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan
shall be submitted and approved by the Building Official. Refer to Chapter 8.50
of the Municipal Code for specific requirements.
20. The grading plan shall show the disposition of all cut and fill materials. Limits of
site disturbance shall be shown and all disturbed areas shall be fully restored or
landscaped.
21. Separate architectural approval and permits shall be required for all signs. A
detailed sign program shall be submitted for review and approval by the Planning
Commission prior to issuance of building permits.
22. Flat Roof Re uirements. 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
Conditions of Approval
Case 5.1070 PDD 317
Page 7 of 32
July 24, 2013
such as off-white bei a or tan. Bri ht white should be avoided where
possible."
24. All roof mounted mechanical equipment shall be screened from all possible
vantage points both existing and future per Section 93.03.00 of the Zoning
Ordinance. The screening shall be considered as an element of the overall
design and must blend with the architectural design of the building(s). The
exterior elevations and roof plans of the buildings shall indicate any fixtures or
equipment to be located on the roof of the building, the equipment heights, and
type of screening. Parapets shall be at least 6" above the equipment for the
purpose of screening.
25. No exterior downspouts shall be permitted on any facade on the proposed
building(s) which are visible from adjacent streets or residential and commercial
areas.
26. Perimeter walls shall be designed, installed and maintained in compliance with
the corner cutback requirements as required in Section 93.02.00.D.
27. The design, height, texture and color of building(s), fences and walls shall be
submitted for review and approval prior to issuance of building permits.
28. The street address numbering/lettering shall not exceed eight inches in height.
29. Construction of any residential unit shall meet minimum soundproofing
requirements prescribed pursuant to Section 1092 and related sections of Title
25 of the California Administrative Code. Compliance shall be demonstrated to
the satisfaction of the Director of Building and Safety
30. Prior to the issuance of building permits, locations of all telephone and electrical
boxes must be indicated on the building plans and must be completely screened
and located in the interior of the building.
31. Final architectural and landscaping designs shall be reviewed by the Architectural
Advisory Committee.
32. Retaining walls, common and private landscaping areas shall incorporate on -site
rocks and boulders to the greatest extent possible.
33. The applicant shall, as part of the first phase of development, extend the
equestrian trail occurring on the northern property line to the western boundary of
the flood control improvements (Lot GG), as mapped in the General Plan and
Specific Plan. The applicant will also cooperate with the City in securing
Conditions of Approval
Case 5.1070 PDD 317
Page 8 of 32 Jay 24, 2013
easements through the conservation lot (Lot EE), should the City wish to extend
the trail through Lot EE after its dedication.
34. The applicant shall incorporate modifications to the landscaping in the median of
the main drive to soften the perspective, by utilizing native and unstructured
landscaping materials.
35. Tribal Fees Required. As the property is Indian reservation land, fees as required
by the Agua Caliente Band of Cahuilla Indians Tribal Council, including fees
associated with the Tribal Habitat Conservation Plan, which shall be paid prior to
receipt of the grading permit for the project.
36. All subsequent amendments that are not part of the approved design guidelines
and standards contained in PDD 317 shall be subject to the R-1 standards.
Engineering Division
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer.
STREETS
1. Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit. 0
2. Submit street improvement plans prepared by a registered California civil engineer
to the Engineering Division. The plans shall be approved by the City Engineer prior
to issuance of any building permits.
3. A Road and Bridge Impact Fee of $2,704 per single family residence (or as may
be adjusted annually in accordance with Chapter 9.69.060 of the Palm Springs
Municipal Code), shall be paid prior to issuance of a building permit. if applisable,
ENG 3A. The applicant shall be required to construct asphalt concrete paving for streets in
two separate lifts. The final lift of asphalt concrete pavement shall be postponed
until such time that on -site construction activities are complete, as may be
determined by the City Engineer. Paving of streets in one lift prior to completion
of on -site construction will not be allowed unless prior authorization has been
obtained from the City Engineer. Completion of asphalt concrete paving for
streets prior to completion of on -site construction activities, if authorized by the
City Engineer, will require additional_ paving requirements prior to acceptance of
the street improvements, including, but not limited to: removal and replacement
of damaged asphalt concrete pavement, overlay, slurry seal, or other repairs, as
required by the City Engineer.
Conditions of Approval
Case 5.1070 PDD 317
Page 9 of 32
SOUTH PALM CANYON DRIVE
July 24, 2013
4. Dedicate additional right-of-way for a property line -corner cut -back at the northwest
and southwest corners of the intersection of South Palm Canyon Drive and Lot "A"
in accordance with City of Palm Springs Standard Drawing No. 105.
ENG 5.
32 feet west Of Gentedine aIGRg the eRtiro f entage, ,. M Remove existing street
improvements as necessary to construct a 35 feet radius curb return and spandrel
at the northwest and southwest corners of the intersection of South Palm Canyon
Drive and the "Main Boulevard" (Lot "A") in accordance with City of Palm Springs
Standard Drawing No. 200 and 206.
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6. Construct the intersection of the "Main Boulevard" (Lot "A") and South Palm
Canyon Drive as a new street intersection with 35 feet radius curb returns,
spandrels, and a 6 feet wide cross -gutter, in accordance with City of Palm Springs
Standard Drawing No. 200 and 206.
7. Remove the existing Portland cement concrete improvements at the intersection of
South Palm Canyon Drive/Bogert Trail and the "Main Boulevard" (Lot "A") and
construct a new, decorative stamped, colored Portland cement concrete
intersection. The decorative intersection shall have a stamped pattern and color
subject to the review and approval of the Planning Commission as an element of
the Final Planned Development. 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.
8. Construct a 30 feet wide emergency access driveway approach located
approximately 145 feet south of the south Riverside County Flood Control
easement line in accordance with City of Palm Springs Standard Drawing No. 201.
The access shall be gated and locked; and lock box key provided to the Fire
Department for emergency access.
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Condidons of Approval
Case 5.1070 PDD 317
Page 10 of 32
July 24, 2013
10. Construct a Type A curb ramp meeting current California State Accessibility
standards at the northwest and southwest corners of the intersection of South
Palm Canyon Drive/Bogert Trail and the "Main Boulevard" (Lot "A"), in accordance
with City of Palm Springs Standard Drawing No. 212.
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12. Wiiden the existing bridge carei-rvrrhp-rly iGreek", e- Jdenfifcrl _mac thA- 'ATtenas, NIII
ENG 13. The Citv of Palm Sprnas has received federal funds to construct a new all-
weather crossing (bridge) at the Arenas Canyon South drainage channel,
located immediately north of the Bogert Trail intersection. The City's federal
grant covers the cost of the design and construction of a 4-lane bridge or other
structure suitable for conveying the 100-year off -site tributary stormwater runoff
volume. The City's project requires construction of interim drainage
improvements on the applicant's property consisting of earthen berms and
levees as necessary to channelize the alluvial fan flooding underneath the new
all-weather crossing on South Palm Canyon Drive._ The applicant shall grant to
the City non-exclusive temporary easements_ necessary to enter the property
and construct the required interim drainage improvements that are a part of the
CitVs federal grant project. Within 30 days notice from the City to grant the
required easements, the applicant shall execute the easements submitted by
the City. The easement shall not preclude the applicant's subsequent use of
the property, provided, the interim drainage improvements are reconstructed in
a manner which maintains the channelization of stormwater runoff underneath
the new all-weather crossing on South Palm Canyon Drive.
ENG 13A. All broken or off grade street improvements shall be repaired or replaced.
Conditions of Approval
Case 5.1070 POD 317
Page 11 of 32
July 24, 2013
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ON -SITE PRIVATE STREETS
14. The on -site layout of streets and parking spaces is subject to further review and
approval by the City Engineer. Adjustment of proposed street alignments, and
deletion or relocation of proposed parking spaces may be required during review
and approval of construction plans for on -site improvements, as required by the
City Engineer. Approval of the preliminary site plan does not constitute approval of
the on -site layout of streets and parking spaces as proposed.
15. Dedicate easements for public utility purposes, including sewers, with the right of
ingress and egress for service and emergency vehicles and personnel over the
proposed private streets.
16. Easements for on -site private streets to be considered as part of the common
space to be maintained by a Homeowner's Association shall be reserved for the
benefit of the owners, successors, and assignees on the final map.
17. Dedicate a 38 feet wide emergency access easement with the right of ingress and
egress for service and emergency vehicles and personnel over Lot "AA" from
South Palm Canyon Drive to the east end of Lot ' X." The centerline of the
easement shall be located approximately 145 feet south of the south Riverside
County Flood Control easement line. A driveway within the easement shall be
constructed with Portland cement concrete, turf -block or other material as
approved by the Fire Marshall.
18. Construct 6 inch curb and gutter, 32 feet from centerline along both sides of the
"Main Boulevard" (Lot "A") with 25 feet radius curb returns and spandrels at all
interior street intersections, including a 24 feet wide raised, landscaped median
island, in accordance with City of Palm Springs Standard Drawing No. 200 and
206. The applicant shall provide to the City Engineer evidence of approval by the
Riverside County Flood Control and Water Conservation District (RCFC) for
installation of the regional flood control box culvert, to be operated and maintained
by RCFC, within and underneath the proposed landscaped median. Absent RCFC
Conditions of Approval
Case 5.1070 PDD 317
Page 12 of 32
July 24, 2013
approval for the box culvert within and underneath the proposed landscaped
median, the "Main Boulevard" (Lot "A") cross-section shall be redesigned to
accommodate RCFC requirements for the location, installation, operation and
maintenance of the regional flood control box culvert.
19. All interior private streets shall be constructed with a minimum 24 feet wide
travelway, as measured from face of curb. Construct roll curb and gutter, 13 feet
and 11 feet from centerline along each side of the intemal private streets as shown
on the Interior Streets Typical Section shown on Tentative Tract Map 30047, with
25 feet radius curb returns and spandrels at all street intersections, and 6 feet wide
cross -gutters at appropriate locations, in accordance with City of Palm Springs
Standard Drawing No. 200 and 206.
20. Construct all street "knuckles" in accordance with City of Palm Springs Standard
Drawing No. 104.
21. An accessible pedestrian path of travel shall be provided throughout the
development, as may be required by applicable state and federal laws. An
accessible path of travel shall be constructed of Portland cement concrete, unless
alternative materials meeting state and federal accessibility standards is approved
by the City Engineer. 0
22. All on -site private streets shall be constructed with colored Portland cement
concrete; or concrete pavers, with a natural color to match the existing Arenas
Canyon alluvial fan, subject to the review and approval of the Planning
Commission as an element of the Final Planned Development. 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.
23. Designated parking areas shall be constructed behind proposed roll curb and
gutter, within the private street rights -of -way, as indicated in the Interior Streets
Typical Section shown on Tentative Tract Map 30047. The designated parking
areas shall be constructed with colored Portland cement concrete; or concrete
pavers, with a natural color to match the existing Arenas Canyon alluvial fan,
subject to the review and approval of the Planning Commission as an element of
the Final Planned Development. 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.
24. Parking shall be restricted along both sides of the 24 feet wide on -site private
streets, as necessary to maintain a minimum 24 feet wide clear two-way travel
way, except where designated parking areas are provided. Regulatory Type R26
"No Parking" signs or red curb shall be installed along the private streets as
necessary to enforce parking restrictions. The Home Owners Association (HOA)
Conditions of Approval
Case 5.1070 PDD 317
Page 13 of 32
July 24, 2013
shall be responsible for regulating and maintaining required no parking restrictions,
which shall be included in Covenants, Conditions, and Restrictions (CC&R's)
required for the development.
SANITARY SEWER
25. All sanitary facilities shall be connected to the public sewer system. New laterals
shall not be connected at manholes.
26. Submit sewer improvement plans prepared by a California registered civil engineer
to the Engineering Division. The plans shall be approved by the City Engineer prior
to issuance of any building permits.
27. Construct an 8 inch V.C.P. sewer main across the frontages of the on -site private
streets as required by the City Engineer and connect to the existing sewer system
in South Palm Canyon Drive.
ENG 28. All sewer mains constructed by the applicant and to become part of the public
sewer system shall be televised digitally video recorded by the City prior to
acceptance of the sewer system for maintenance by the City. a GOmputer raise
of the video Wording shall be provided to the City EngineeF for re-ViAm Any
defects of the sewer main shall be removed, replaced, or repaired to the
satisfaction of the City Engineer prior to acceptance.
ENG 28A. The project is, subject to a sewer assessment fee of $146.19 per lot for
construction of the .15" sewer main in Avenida Granada, Calle Palo Fierro and
Laveme Way. The fee shall be paid prior to issuance of the building permit.
ENG 28B. 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
ENG 29. Submit a Rough Grading Plan prepared by a California registered civil engineer to
the Engineering Division for review and approval. A Fugitive Dust Control Plan
shall be prepared by the applicant and/or its grading contractor and submitted to
the Engineering Division for review and approval. The applicant and/or its grading
contractor shall be required to comply with Chapter 8.50 of the City of Palm
Springs Municipal Code, and shall be required to utilize one or more "Coachella
Valley Best Available Control Measures" as identified in the Coachella Valley
Conditions of Approval
Case 5.1070 PDD 317
Page 14 of 32 July 24, 2013
Fugitive Dust Control Handbook for each fugitive dust source such that the
applicable performance standards are met. The applicant's or its contractor's
Fugitive Dust Control Plan shall be prepared by staff that has completed the South
Coast Air Quality Management District (AQMD) Coachella Valley Fugitive Dust
Control Class. The applicant and/or its grading contractor shall provide the
Engineering Division with current and valid Certificate(s) of Completion from
AQMD for staff that has completed the required training. For information on
attending a Fugitive Dust Control Class and information on the Coachella Valley
Fugitive Dust Control Handbook and related "PM10" Dust Control issues, please
contact AQMD at (909) 396-3752, or at 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. The Grading Plan shall be approved by the City
Engineer prior to issuance of grading permit.
a. The first submittal of the Rough Grading Plan shall include the following
information: a copy of final approved conformed copy of Conditions of
Approval; a copy of a final approved conformed copy of the Tentative Tract
Map; a copy of current Title Report; a copy of Soils Report; a copy of the RCFC
approved Off -Site Hydrology Study; aAd a copy of the Final On -Site Hydrology
Study; and a copy of the associated Final Project -Specific Water Quality
Management Plan.
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Conditions of Approval
Case 5.1070 PDT 317
Page 15 of 32
July 24, 2013
29a. In accordance with an approved PM-10 Dust Control Plan, perimeter fencing shall
be installed. Fencing shall have screening that is tan in color; green screening will
not be allowed. Perimeter fencing shall be installed after issuance of Grading
Permit, and immediately prior to commencement of grading operations.
29b. 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.
29c. 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 29D. Prior to approval of a Grading Plan the applicant shall obtain written approval to
proceed with construction from the Aqua Caliente Band of Cahuilla Indians Tribal
Historic Preservation Officer or Tribal Archaeologist regarding tribal monitoring
during grading. 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 29E. Prior to issuance of grading permit,the applicant shall Drovide verification to the
Citythat fee has been paid to the A.gua Caliente Band of Cahuilla Indians in
accordance with the Tribal Habitat Conservation Plan (THCP).
30. The applicant shall obtain approvals to perform grading within the Riverside
County Flood Control and Water Conservation (RCFC) easement for the Arenas
Cone levee located along the northerly property line. An Encroachment Permit
shall be issued from RCFC, and a copy provided to the City Engineer, prior to
approval of a grading plan. For RCFC requirements, contact the RCFC
Encroachment Permit Section at (951) 955-1266.
Conditions of Approval
Case 5.1070 PDD 317
Page 16 of 32 July 24, 2013
31. The applicant shall obtain all necessary regulatory permits for construction within
a natural watercourse or mapped floodplain (i.e. the Arenas North Canyon and
Arenas South Canyon drainage areas), including a Section 1601/1603
Agreement from the California Department of Fish and Game, and a Clean Water
Act Section 404 Permit from the U.S. Army Corps of Engineers. Evidence of the
issuance of these, or other required regulatory permits, shall be provided to the
City Engineer prior to approval of a grading plan.
32. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep
nuisance water from entering the public streets, roadways, or gutters.
ENG 33.
a grading permit. Notice of Intent to comply with Statewide the California
General Construction Stormwater Permit (Water Quality Order 99-08-[)WQ-as
modified DesernbeF-22002 2009-0009-DWQ as modified September 2, 2009)
is required for the proposed development via the California Regional Water
Quality Control Board (Phone No. (760) 346-7491). A copy of the executed
letter issuing a Waste Discharge Identification (WDID) number shall be
provided to the City Engineer prior to issuance of a grading permit.
ENG 33A. Projects causing soil disturbance of one acre or more, must comply with either the
General Permit for Stormwater Discharges Associated with Construction Activity or
the General Permit for Stormwater Discharges Associated with Construction
Activity from Small Linear Underground/Overhead Projects, and shall prepare and
implement a sormwater pollution prevention plan (SWPPP). Where applicable,
the project applicant shall cause the approved final project.sPecific WQMP to be
incorporated by reference or attached to the proiect's SWPPP as the Post -
Construction Management Plan. A copy of the up-to-date SWPPP shall be kept at
the project site and be available for review upon request.
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ENG 34. In accordance with City of Palm Springs Municipal Code, Section 8.50.022 (h)
8.59.925 , 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 erosionlblowsand relating to this
property and development. 0
Conditions of Approval
Case 5.1070 PDD 317
Page 17 of 32
July 24, 2013
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35. A soils report prepared by a California registered Geotechnical Engineer shall be
required for and incorporated as an integral part of the grading plan for the
proposed development. A copy of the soils report shall be submitted to the
Engineering Division with the first submittal of a grading plan.
ENG 35A. The applicant shall provide all necessary geotechnical/soils inspections and testing
in accordance with the Geotechnical/Soils Report prepared for the project. All
backfill, compaction, and other earthwork shown on the approved grading plan
shall be certified by a California registered geotechnical or civil engineer, certi in
that all grading was performed in accordance with the Geotechnical/Soils Report
Prepared for the project. Documentation of all compaction and other soils testing
are to be provided. No certificate of occupancy will be issued until the required
certification is provided to the City Engineer.
ENG 35B. _ The applicant shall provide pad (or finish floor) elevation certifications for all
buildingpads in conformance with the approved grading plan, to the
Engineering Division prior to construction of any building foundation.
36. 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) p6or 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).
ENG 36A. A proiect-specific Water Qualitv Management Plan (WQMP) shall be submitted to
and approved by the City Engineer prior to issuance of a -grading or building
permit. The WQMP shall address the implementation of operational Best
Management Practices B( MP's) necessary to accommodate nuisance water and
storm water runoff from the site. Direct release of nuisance water to the adjacent
property_ (or public streets) is prohibited. Construction of operational BMP's shall
be incorporated into the Rough Grading Plan.
Conditions of Approval
Case 5.1070 PDD 317
Page 18 of 32 July 24. 2013
ENG 36B. Prior to issuance of any grading or building permits, the property owner shall
record_a "Covenant and Agreement" with the County -Clerk Recorder or other
instrument on a standardized form to inform future property owners of the
requirement to implement the approved project -specific WQMP. Other alternative
instruments for requiring implementation of the approved project -specific WQMP
include; requiring the implementation of the project -specific WQMP in Horne
Owners Association or Property Owner Association Conditions, Covenants and
Restrictions (CC&R's); formation _ of Landscape, Lighting and Maintenance
Districts, Assessment Districts or Community Service Areas responsible for
implementing the project-specific_WQMP; or equivalent, if required. Alternative
instruments must be approved by the City Engineer prior to the issuance of any
grading or building permits.
ENG 36C. Prior to issuance of certificate of occupancy, 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 project -specific WQMP, conditions of approval, or
grading/building permit conditions: and, 0
c) Demonstrate that an adequate number of copies of the approved proiect-
snecific WQMP are available for the future owners/occupants (where
applicable).
DRAINAGE
ENG 37. This property is located within a special flood hazard area (SFHA), and is
subject to the provisions of Chapter 93.17.09 8.68 et seq. ("Flood Damage
Prevention") of the Palm Springs ZeniRg Municipal Code, and applicable state
and federal laws and regulations. Specifically, this property is located within
the special flood hazard areas identified for the Arenas North Canyon and
Arenas South Canyon drainage areas, consisting of designated SFHA's
identified by Zone AO (Depth 1), Zone AO (Depth 2), Zone AO (Depth 3), and
Zone A, as shown on the current Federal Insurance Rate Map (FIRM) for the
City of Palm Springs, California, Riverside County, Community Panel Number
06065C1568G, dated juRe-19, 196 August 28, 2008. The
applicant shall comply with all applicable local, state and federal laws and
regulations associated with development occurring within a SFHA.
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Conditions of Approval
Case 5A070 PDD 317
Page 19 of 32
July 24, 2013
deterFRqnatiGR of BFE's shall be nrnvided to the Gity Cnnineer nrinr to submittal
ciated in a SFHA. In accordance with Chapter 8.68.150 of the Palm
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Springs Municipal Code, at a minimum, the following items shall be submitted
to the City by the applicant before construction or other development be ins
within any Special Flood Hazard Area (SFHA): plans in triplicate drawn to scale
showinq the location, dimensions, and elevation of the area in question,
existing or proposed structures, storage of materials and equipment and their
location; proposed locations of water_supply,_s_a_nitary, sewer, and other utilities;
grading information showing existing and proposed contours -gay -proposed fill,
and drainage facilities. The submittals shall be subject to review and approval
by the City Engineer. Specifically, the following information is also required:
a. Base Flood Elevation (BFE) information as specified in Chapter 8.68.070 or
Section 8.68.140(c)(2) of the Palm Springs Municipal Code;
Proposed elevation in relation to mean sea level. of the lowest floor (includin
basement) of all structures. In Zone AO(2), all new construction shall be
elevated above the highest adjacent grade to a height two feet above the depth
number specified in feet on the Federal Insurance Rate_. Map (FIRM) or
elevated at least 4 feet above the highest adjacent -grade if no depth number is
specified (see Section 8.68.170(c)(1)(b) of the Palm Springs Municipal Code);
c. Proposed elevation in relation to mean sea level to which any nonresidential
structure will be floodproofed, as required in Section 8.68.170(c)(2) of the Palm
Springs Municipal Code and detailed in FEMA Technical Bulletin TB 3-93.
d. Certification from a registered civil engineer or architect that the nonresidential
floodproofed building meets the floodproofng criteria in Section_8.68.170(c)(2)
of the Palm Springs Municipal Code.
e. For a crawl -space foundation location and total net area of foundation
openings as required in Section 8.68.170(c)(3) of the Palm Springs Municipal
Code and detailed in FEMA Technical Bulletins 1-93 and 7-93.
f. Description of the extent to which any watercourse will be altered or relocated
as a result of proposed development.
g. All appropriate certifications listed in Section 8.68.140(e) of the Palm Springs
Municipal Code.
ENG 39. In accordance with Chapter 93.17.18(G) 8.68.190(A)1 of the Palm Springs
Zoning Municipal Code, the Tentative Tract Map shall be revised to identify the
Special Flood Hazard Area(s) (SFHA's) and the elevations of the base flood
Conditions of Approval
Case 5.1070 PDD 317
Page 20 of 32
.uly 24, 71)13
(BFE's). The final conformed copy of the approved Tentative Tract Map shall
include the required information, including delineation of SFHA's and
identification of associated BFE's.
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Conditions of Approval
Case 5.1070 PDD 317
Page 21 of 32
July 24, 2013
41. 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.
Conveyance of increased stormwater runoff downstream is not acceptable,
unless it can be adequately demonstrated that downstream facilities (i.e. the
Canyon South Golf Course) have been improved in a manner to accept
increased stormwater runoff from this site, and that all appropriate water
quality issues have been addressed on -site to allow the conveyance of on -
site runoff to downstream properties. A Preliminary On -Site Hydrology Study
for Tentative Tract Map 30047, prepared by VA Consulting, Inc., dated June 2006,
has been submitted to, but not approved by the City Engineer. The Preliminary
On -Site Hydrology Study shall be revised to address the ability for downstream
facilities (i.e. the Canyon South Golf Course) to accept increased stormwater
runoff, and what measures will be incorporated to demonstrate that water quality
will not be degraded by conveyance of on -site runoff to downstream properties; or
shall be amended to address the method and manner by which increased
stormwater runoff generated on -site will be mitigated.
42. A Final On -Site Hydrology Study for Tentative Tract Map 30047 shall be prepared
to include all appropriate hydraulic analysis for sizing of on -site privately
maintained retention basins, storm drain pipes, catch basins and other on -site
storm drain improvements, as may be necessary to mitigate increased stormwater
runoff generated on -site. The Final On -Site Hydrology Study shall be subject to
the review and approval by the City Engineer; and RCFC as may be necessary,
which 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, including any landscaped parkways, may be designed as dry retention
basins. 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.
43. The applicant shall address the comments outlined in the letter from the Riverside
County Flood Control and Water Conservation District (RCFC) dated October 17,
2005. Coordination between the applicant and RCFC, and RCFC's consultant
contracted to prepare a Master Drainage Plan (MDP) for the South Palm Canyon
area, shall be required as necessary for RCFC to complete the preparation of the
MDP, including the establishment of approved locations for debris basins for the
x Arenas North Canyon and/or the Arenas South Canyon drainage areas.
Conditions of Approval
Case 5.1070 PDD 317
Page 22 of 32 July 24. 2013
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ENG 44. A Preliminary Off -Site Hydrology Study for Tentative Tract Map 30047, Flood
Control Conceptual Design Report for Alturas Residential Development, Palm
Springs, California, prepared by VA Consulting, Inc., dated April 2005, has
been submitted to, but not approved by Riverside County Flood Control and
Water Conservation District (RCFC). The Off -Site Hydrology Study shall be
revised as required by RCFC in its letter dated June 14, 2005, shall incorporate
the City's design for
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"all-weather" crossing for stormwater runoff underneath South Palm Canyon 0
Drive by an elevated bridge structure. A Final
Off -Site Hydrology Study, approved by RCFC, shall be required prior to
submittal of a rough grading plan for review and approval by the City Engineer.
45. As Tentative Tract Map 30047 requires the design and construction of regional
flood control improvements on -site and off -site to be operated and maintained by
the Riverside County Flood Control and Water Conservation District (RCFC), all
preliminary and final hydrology studies and hydraulic analyses, and flood control
improvement plans of regional flood control improvements for this development,
including on -site storm drain improvements that may connect to regional flood
control improvements, are subject to the review and approval by RCFC. Submit
improvement plans prepared by a California registered Civil Engineer for the
regional flood control improvements as identified in the Final Off -Site Hydrology
Study approved by RCFC, to RCFC for review and approval. The regional flood
control improvement plans shall be approved by RCFC prior to approval of a
grading plan, approval of a final map, or any other City approval related to the
design and construction of this project as determined by the City Engineer.
46. Submit storm drain improvement plans for the on -site storm drainage system for
review and approval by the City Engineer.
Conditions of Approval
Case 5.1070 PDD 317
Page 23 of 32 July 24, 2013
ENG 47. In accordance with Chapter 8.68.140(A)5 and Chapter
8.68.140(D)2(b} of the Palm Springs Zoning Municipal Code and 44 CFR
60.3(d)(4), the applicant shall be required to submit an application to the
Federal Emergency Management Agency (FEMA) for FEMA's issuance of a
Conditional Letter of Map Revision (CLOMR). A complete application for the
CLOMR, including all appropriate technical studies and hydraulic analyses, and
payment of required FEMA application fees, shall be submitted to FEMA for
review and approval, prior to approval of a grading plan and issuance of
grading permit. Final City approvals associated with this project, including
approval of a Grading Plan for any portion of this property, or approval of
a Final Map, will not be given by the City, until approval of the applicant's
CLOMR application to FEMA is provided to the City by evidence of a
CLOMR issued by FEMA.
ENG 48. Within six months of information becoming available. the applicant shall be
required to submit an application to the Federal Emergency Mana_. ec� ment
Aaencv (FEMA) for FEMA's issuance of a Letter of Map Revision (LOMR) 1-n in
accordance with Chapter 8.68.140(A)5 and Chapter
8.68.140(D)2(b) of the Palm Springs Zoning Municipal Code and 44 CFR
60.3(d)(4), the applirant shall be FeqUiFed to submit an appkatiGA to the
Federal Fimergenry Manage meRt Agent f (FEIIAA) fnr FEIVA's isruanna of a
L=e#ep of Map Revision (LOMR). A complete application for the LOMR,
including all appropriate technical studies and hydraulic analyses, record
drawings ("as-builts"), topographic surveying, and payment of required FEMA
application fees, shall be submitted to FEMA for review and approval, prior to
issuance of a Gertifloate Of eGGUpa building permit. A Certmfirate 44
Ossupagsy—bulldin� permit for construction of any building on this
property currently located within a s ecial flood hazard area will not be
issued until the City receives final approval of the applicant's LOMR
application to FEMA by evidence of a LOMR issued by FEMA.
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Conditions of Approval
Case 5.1070 PDD 317
Page 24 of 32 lu.y 24 2013
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aprli.+ tiGn saECelia by eyiden-r-e_Gf a _1 0 issued by CCMd
49. Unless otherwise separately granted directly to the Riverside County Flood Control
and Water Conservation District (RCFC) prior to approval of a final map, dedicate
easements to the City of Palm Springs for regional flood control improvements,
including the final footprint of the off -site debris basin and associated
improvements as approved by RCFC, an easement for the south side of the
Arenas North Canyon drainage channel, and easements of minimum width as may
be specified by RCFC across Tentative Tract Map 30047, as necessary to convey
off -site stormwater runoff as indicated by the Final Off -Site Hydrology Study
approved by RCFC.
50. Reserve easements as necessary for the on -site private storm drain system to be
privately maintained by the Home Owners Association (HOA), for the benefit of the
owners, successors, and assignees within the final map.
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ENG 51. The applicant shall be required to construct all on -site and off -site storm drain
and flood control improvements, as identified in the Final On -Site Hydrology
Study approved by the City Engineer, and the Final Off -Site Hydrology Study
approved by the Riverside County Flood Control and Water Conservation
District (RCFC). The applicant shall be required to enter into a Cooperative
Agreement with the City and RCFC for the construction of required regional
storm drain and flood control improvements, which shall be approved by the
City and RCFC prior to issuance of a construction permit. The applic;ant may
Conditions of Approval
Case 5.1070 PDD 317
Page 25 of 32
July 24, 2013
52. The on -site storm drain system, as identified in the Final On -Site Hydrology
Study approved by the City Engineer, shall be privately maintained by a Home
Owners Association (HOA). Provisions for maintenance of the on -site storm
drain system acceptable to the City Engineer shall be included in Covenants,
Conditions and Restrictions (CC&R's) required for this project.
ENG 53. This project shall may wd! be required to install measures in accordance with
applicable National Pollution Discharge Elimination System (NPDES) Best
Management Practices (BMP's) included as part of the NPDES Permit issued
for the Whitewater River Region from the Colorado River Basin Regional Water
Quality Control Board (RWQCB). The applicant is advised that installation of
BMP's, including mechanical or other means for pre -treating stormwater and
non-stormwater runoff, shall may will be required by regulations imposed by the
RWQCB. It shall be the applicant's responsibility to design and install
appropriate BMP's, in accordance with the NPDES Permit, that effectively
intercept and pre -treat stormwater 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. if
such 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
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54. The project is subject to an "Area Benefit Fee" drainage fee of $4,213 per acre, of
single-family residential development, in accordance with Chapter 9.69.040, or as
may be adjusted annually in accordance with Chapter 9.69.060 of the Palm
Conditions of Approval
Case 5.1070 PDD 317
Page 26 of 32 July 24, 2013
Springs Municipal Code. The drainage fee shall be paid prior to issuance of a v
building permit.
GENERAL
55. 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, Venzon, 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 55A. On phases or elements of construction following initial site gradinq (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 Aqua Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer or
Tribal Archaeologist. Unless the protect site has previously been waived from any
requirements for Tribal monitoring, it is the applicant's responsibilityresponsibitily to notify the
Tribal Historic Preservation Officer or the Tribal Archaeologist at (760) 699-6800,
for any subsequent phases or elements of construction that might require Tribal
monitoring. If required, it is the responsibility of the applicant to coordinate
scheduling of Tribal monitors during construction, and to arrange payment of any
required fees associated with Tribal monitoring. Tribal monitoring requirements
may extend to off -site construction performed by utility companies on behalf of the
applicant (e.g. utility line extensions in off -site streets), which shall be the
responsibility of the applicant to coordinate and arrange payment of any required
fees for the utility companies.
56. All proposed utility lines shall be installed underground.
57. All existing utilities shall be shown on the Grading Plan required for the project.
The existing and proposed service laterals shall be shown from the main line to the
property line.
ENG 58. 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
Conditlons of Approval
Case 5.1070 PDD 317
Page 27 of 32
July 24, 2013
2004 drawing file), and 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.
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59. The original improvement plans prepared for the proposed development and
approved by the City Engineer shall be documented with record drawing "as -built"
information and returned to the Engineering Division prior to issuance of a
certificate of occupancy. Any modifications or changes to approved improvement
plans shall be submitted to the City Engineer for approval prior to construction.
60. 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.
61. All proposed trees within the public right-of-way and within 10 feet of the public
sidewalk and/or curb shall have City approved deep root barriers installed per City
of Palm Springs Standard Drawing No. 904.
MAP
62. A Final Map shall be prepared by a California registered Land Surveyor or qualified
Civil Engineer and submitted to the Engineering Division for review and approval.
A Title Report prepared for subdivision guarantee for the subject property, the
traverse closures for the existing parcel and all lots created therefrom, and copies
of record documents shall be submitted with the Final Map to the Engineering
Division as part of the review of the Map. The Final Map shall be approved by the
City Council prior to issuance of building permits.
63. The applicant shall grant all rights, title and interest in Lot "EE" to the City of Palm
Springs on the final map for open space purposes, free of any covenants,
conditions or restrictions, subject to any easements that may be granted
separately to the Riverside County Flood Control and Water Conservation District
(RCFC) prior to approval of the final map.
64. A copy of draft Covenants, Conditions and Restrictions (CC&R's) shall be
submitted to the City Attorney for review and approval for any restrictions related to
Conditions of Approval
Case 5.1070 PDD 317
Page 28 of 32 July 24, 2013
the Engineering Division's recommendations. The CC&R's shall be approved by
the City Attorney prior to approval of the Final Map.
ENG 65. Upon approval of a final map, the final map shall be provided to the City in G.I.S.
digital format, consistent with the "Guidelines for G.I.S. Digital Submission" from
the Riverside County Transportation and Land Management Agency." G.I.S.
digital information shall consist of the following data: California Coordinate
System, CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file);
lot lines, rights -of -way, and centerlines shown as continuous lines; full map
annotation consistent with annotation shown on the map; map number; and map
file name. G.I.S. data format shall be provided on a CDROMIDVD containing the
following: ArcGIS Geodatabase, ArcView Shapefile, Arclnfo Coverage or
Exchange file (e00), DWG (AutoCAD 2004 drawing file), DGN (Microstation
drawing file), and DXF (AutoCAD ASCII drawing exchange file), and PDF (Adobe
Acrobat 6.0 or greater) formats. Variations of the type and format of G.I.S. digital
data to be submitted to the City may be authorized, upon prior approval of the
City Engineer.
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Conditions of Approval
Case 5,1070 PDD 317
Page 29 of 32
July 24, 2013
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TRAFFIC
67. Prior to approval of a final map, a focused traffic study of the intersection of South
Palm Canyon Drive and Bogert Trail shall be submitted for review and approval by
the City Engineer. The focused traffic study shall be prepared by a Califomia
registered Civil Engineer or Traffic Engineer, and shall analyze current and future
traffic volumes (both with and without consideration of this development being
constructed), and shall determine whether traffic signal warrants are met. In the
event a traffic signal warrant is met with consideration of the traffic generated by
this project, the applicant shall be required to design and install a traffic signal at
South Palm Canyon Drive/Bogert Trail and the "Main Boulevard" (Lot "A")
intersection. The applicant shall submit traffic signal installation 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 a Certificate of Occupancy, unless otherwise indicated by the focused
traffic study or allowed by the City Engineer.
68. A minimum of 48 inches of clearance for handicap accessibility shall be provided
on public sidewalks or pedestrian paths of travel within the development. Minimum
clearance on public sidewalks shall be provided by either an additional dedication
of a sidewalk easement (if necessary) and widening of the sidewalk; or by the
relocation of any obstructions within the public sidewalk along the South Palm
Canyon Drive frontage of the subject property.
69. All damaged, destroyed, or modified pavement legends, traffic control devices,
signing, and striping associated with the proposed development shall be replaced
as required by the City Engineer prior to issuance of a Certificate of Occupancy.
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71. Install street name, stop signs, stop bars, and "STOP" legends at on -site
intersections as required by the City Engineer, and in accordance with City of Palm
Springs Standard Drawing Nos. 620 through 625.
Conditions of Approval
Case 5.1070 POD 317
Page 30 of 32 Ju Y 24, 2013
72. Provide "end of road" metal guard rails and barricades, with appropriate warning
signs and markers as required by the City Engineer, at the termini of the interior
private streets identified as Lots "C," "D," "F," "H," "J," "K," and "M". End of road
barriers, warning signs, and markers, shall meet applicable Caltrans Highway
Design Manual, Manual of Uniform Traffic Control Devices (MUTCD), or other
approved regulatory standards.
ENG 73. Construction signing, lighting and barricading shall be provided few -on all
pre#ests-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 State ef Galifernia, DepaFtment of
Werk Zones" dated 1096, Part 6 "Temporary Traffic Control" of the California
Manual on Uniform Traffic Control Devices for Streets and Highways dated
January 13, 2012, SeptembelF 26, 2006, or subsequent additions editions in
force at the time of construction.
74. This property is subject to the Transportation Uniform Mitigation Fee which shall be
paid prior to issuance of building permit.
Police Department
1. Developer shall comply with Article II of Chapter 8.04 of the Palm Springs
Municipal Code.
Building Department
Prior to any construction on -site, all appropriate permits must be secured.
Fire Department
1. Premises Identification: Approved numbers or addresses shall be provided
for all new and existing buildings in such a position as to be plainly visible and
legible from the street or road fronting the property. (901.4.4 CFC)
2. Residential Smoke Detector Installation: Provide Residential Smoke
Detectors. Detectors shall receive their primary power from the building wiring,
and shall be equipped with a battery backup. (310.9.1.3 CBC) In new O
construction, detectors shall be interconnected so that operation of any smoke
Conditions of Approval
Case 5.1070 PDD 317
Page 31 of 32
July 24.2013
detector causes the alarm in all smoke detectors within the dwelling to sound.
(2-2.2.1 NFPA 72) Provide a note on the plans showing this requirement.
3. Fire Department Access: Fire Department Access Roads shall be provided
and maintained in accordance with Sections 901 and 902 CFC. (902.1 CFC)
4. Minimum Access Road Dimensions:
a. Private streets shall have a minimum width of at least 20 feet, pursuant to
California Fire Code 902.1 however, a greater width for private streets may
be required by the City engineer to address traffic engineering, parking, and
other issues. Generally, for two-way private streets, a minimum width of 24
feet will be required, unless otherwise allowed by the City engineer, to the
minimum of 20 feet required by the Fire Code. No parking shall be allowed
in either side of the roadway.
b. Roads must be 30 feet wide when parking is not allowed on only one side
of the roadway.
5. Roads must be 40 feet wide when parking is not restricted.
6. Turn -Around Requirements: Dead-end fire apparatus access roads in
excess of 150 feet in length shalt be provided with approved provisions for the
turning around of fire apparatus. (902.2.2.4 CFC) The City of Palm Springs
has two approved turn around provisions. One is a cul-de-sac with an outside
turning radius of 45 feet from centerline. The other is a hammerhead
turnaround meeting the Palm Springs Public Works and Engineering
Department standard dated 9-4-02.
7. Building or Complex Gate Locking Devices: Locked gate(s) shall be
equipped with a Knox key switch device or Key box. Boxes shall be mounted
at 6 feet above grade. Contact the Fire Department at 760-323-8186 for a
Knox application form. (902.4 CFC)
8. Plot Plan: Prior to completion of the project, an 8.5"x11" plot plan shall be
provided to the fire department. This shall clearly show all access points, fire
hydrants, knox box locations, fire department connections, unit identifiers, main
electrical panel locations, sprinkler riser and fire alarm locations. Large projects
may require more than one page.
9. Water Systems and Hydrants: Underground water mains and fire hydrants
shall be installed, completed, tested and in service prior to the time when
combustible materials are delivered to the construction site. (903 CFC). Prior
to final approval of the installation, contractor shall submit a completed
Conditions of Approval
Case 5.1070 PDD 317
Page 32 of 32
July 24, 2013
Contractor's Material and Test Certificate to the fire department. (9-2.1 NFPA
24)
10. Operational Fire Hydrants: An operational fire hydrant(s) shall be installed
within 250' of all combustible construction. No landscape planting, walls, or
fencing is permitted within 3 feet of fire hydrants, except groundcover plantings.
11. Fire Extinguisher Requirements: Provide one 2-A:10-B:C portable fire
extinguisher for every 75 feet of floor or grade travel distance for normal
hazards. Show proposed extinguisher locations on the plans. (1002.1 CFC)
Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet
above floor level. Preferred location is in the path of exit travel or near an exit
door.
12. Fire Flow: The required fire flow for this project is 1500 gallons per minute.
13. Fire Sprinklers Required: An automatic fire sprinkler system is required by
local ordinance. Only a C-16 licensed fire sprinkler contractor shall perform
system design and installation. System to be designed and installed in
accordance with NFPA standard 13D, 1999 edition, as modified by local
ordinance. The contractor should submit fire sprinkler plans as soon as
possible. No portion of the fire sprinkler system, including water meters and
underground water supply, may be installed prior to plan approval.
14. Residential Smoke Detector Installation With Fire Sprinklers: Provide
Residential Smoke Detectors (FIREX # 0498 accessory module connected to
multi -station FIREX smoke detectors or equal per dwelling and fire sprinkler
flow switch). Detectors shall receive their primary power from the building
wiring, and shall be equipped with a battery backup. (310.9.1.3 CBC) In new
construction, detectors shall be interconnected so that operation of any smoke
detector causes the alarm in all smoke detectors within the dwelling to sound.
(2-2.2.1 NFPA 72) Provide a note on the plans showing this requirement.
END OF CONDITIONS
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