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HomeMy WebLinkAbout19702 - RESOLUTIONS - 12/15/1999 RESOLUTION NO. 19702 OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING CASE NO. 5.0813, A CONDITIONAL USE PERMIT APPLICATION BY PALM SPRINGS WINDSURFING, LLC TO CONSTRUCT FACILITIES FOR THE"PONDS"WINDSURFING FACILITY ON 87.1 ACRES AT THE EXISTING PERCOLATION PONDS. LOCATED NORTH OF THE SOUTHERN BORDER OF SECTION 19, OPPOSITE OF OVERTURE ROAD,ON THE EAST SIDE OF HIGHWAY 111 AT THE COACHELLA VALLEY WATER DISTRICT (CVWD) SPREADING PONDS,NOS.4,5,AND 6. W ZONE, SECTION 19, AND MAKING FINDINGS IN SUPPORT THEREOF. WHEREAS,Palm Springs Windsurfing,LLC,(the"Applicant"),has filed an application with the City pursuant to Section 9402.00(Conditional Use Permit)of the Zoning Ordinance as represented in Case No. 5.0813,(the project),on a 87.1 acre parcel at the existing Percolation Ponds,W Zone, Section 19; and WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to consider Applicant's application for a Conditional Use Permit (CUP) as represented in Case No. 5.0813 were given in accordance with applicable law; and WHEREAS,on November 24, 1999,a public hearing on the application for the project, was held by the Planning Commission in accordance with applicable law; and WHEREAS, the proposed CUP, is considered a "project" pursuant to the terms of the California Environmental Quality Act ("CEQA"), and a Mitigated Negative Declaration has been prepared for this project and has been distributed for public review and comment in accordance with CEQA; and WHEREAS, the Planning Commission has carefully reviewed and considered all of the evidence presented in connection with the hearing on the Project, including but not limited to the staff report, all environmental data including the initial study,the proposed Mitigated Negative Declaration and all written and oral testimony presented. WHEREAS, the Plamring Commission has considered the applicant's request for the project at its duly noticed meeting held on November 24, 1999 and voted 5-0-1-1 to approve the project subject to the conditions of approval and consistent with the requirements of the ordinances of the City and State law; and WHEREAS, on December 15, 1999 a public hearing on the project,was held by the City Council in accordance with applicable law, and WHEREAS,the City Council has independently reviewed all evidence provided including the staff report dated December 15, 1999 and all other written and oral testimony and finds the project,subject to the conditions of approval consistent with the requirements of the ordinances of City and State law; and THE CITY COUNCIL HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to CEQA,the City Council finds as follows: The final Mitigated Negative Declaration has been completed in compliance with CEQA,the State CEQA Guidelines, and the City's CEQA procedures contained in the City's CEQA Guidelines. Potential environmental impacts from the project include water hazard proximity and water quality issues,short term air quality during construction,traffic,biological resource impacts, and waste service impacts. The City Council has independently reviewed and considered the information contained in the Mitigated Negative Declaration and finds that it adequately discusses the potentially significant environmental effects of the proposed Project, Reso 19702 /' / Page 2 _ ��COO and that, on the basis of the initial study and comments received during the public review process, there is no substantial evidence that there will be any significant adverse environmental effects as a result of the approval of Us Project. The City Council further finds that the Mitigated Negative Declaration is appropriate and reflects its independent judgment. Section 2 The City Council finds that with the incorporation of those conditions attached in Exhibit.A a. The use applied for at the location set forth in the application is properly one for which a CUP is authorized by the Zoning Ordinance. In that the Zoning Ordinance specifically provides for the recreational use through a Type II CUP (City Council approval required), on land designated) Conservation (C) by the General Plan and zoned W (Watercourse) by the Zoning Ordinance the CUP was legally created per these standards. The project as represented in Case No. 5.0813 is an appropriate application of a CUP, as authorized by the Zoning Ordinance. b. The use is necessary and desirable for the development of the Community, its in harmony with the various elements and objectives of the General Plan and is not detrimental to existing uses or to future uses specifically permitted in the zone. The General Plan provides for the proposed recreational use and the project will not be detrimental to the community or future uses specifically permitted) in the zone. The project design parameters and recommended conditions provide for use compatibility in the zone and protection of the environment. C. The site for the intended use is adequate in size and shape to accommodate said use ' including yards, setbacks, walls or fences, landscaping and other futures required in order to adjust said use to those existing or permitted future uses of land in the neighborhood. The 87.1 acre site is appropriate for the scale of the windsurfing park and the neighboring property uses. The developed footprint of the project, not including the Percolation Ponds, is three point two (3.2) acres. This area is proposed to be developed with a 5,000 square foot "activities center", a 1,000 square foot maintenance center, entry booth, a 250 square foot administrative office and portable restrooms. The site will be landscaped with native species. The project is approved to be developed in phases with Phase I occurring within a three (3) year period including approximately 1750 square feet of buildings, landscaping,eighty-six(86)parking spaces,fencing,a launch ramp and all intersection improvements. Phase II will include construction of a facilities center(approximately 5,000 square feet), approximately forty-nine (49) parking spaces, a second launch ramp and other minor improvements. Phasing details will be reviewed by the Development Committee. The building design will adhere to the design statement. d. The site for the proposed use relates to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use. ' A quantified traffic analysis has been performed as part of the Environmental Assessment. An intersection designed to the standards of Cal Trams will provide an appropriate access to the site. e. The conditions imposed are deemed necessary to protect the public health, safety and general welfare, including any minor modifications of the zone's property development standards. The conditions address environmental concerns including traffic, ;Planning standards and construction standards,thereby creating improvements that are beneficial to the public health, safety and general welfare. Reso 19702 Page 3 £ A nexus and rough proportionality have been established for requirement of dedication of the additional intersection and traffic improvements. The proposed improvements, which include the addition of an intersection on Highway 111 designed to the standards of the City of Palm Springs and Cal Trans with acceleration and deceleration lanes and a left hand turn lane on the southbound side of Highway 111 are a roughly proportional public improvement in nexus with the project. Therefore,the public benefit is appropriate in relationship to the scope of the project. NOW, THEREFORE,BE IT RESOLVED that, based upon the foregoing,the City Council hereby approves Case No. 5.0813, subject to those conditions set forth in the in Exhibit A which are to be satisfied prior to the issuance of a Certificate of Occupancy unless otherwise specified. ADOPTED this 15day of December;"1999. . AYES: Members Hodges, Jones, Oden, Reller-Spurgin, Mayor Kleindienst NOES: None ABSENT: None ABSTAIN: None ATTEST: PALM SP CALIFORNIA O City Clerk City Manager / REVIEWED AND APPROVED AS TO FORM: ✓ CUP5.0813PondsRESCC,wpd 3 -� -3 Reso 19702 Page 4 3 RESOLUTION NO. 19702 APPROVED BY MECITY CCIUNCIL EXHIBIT A qy RFS. NO. Case No. 5.0813 - CUP ' Palm Springs Windsurfing Park, Percolation Ponds December 15, 1999 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, the Chief of Police, the Fire Chief or (heir 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. APPLICATION FOR ARCHITECTURAL APPROVAL OF A PRIVATE COMMERCIAL ]RECREATIONAL WINDSURFING FACILITY LOCATED AT 4800 HWY. 111,(APN 669-030- 003, 004), SECTION 19, T 3 S, R 4 E, S.B.B.M., CASE NO. 5.0813, ENG. FILE NO. E-2.444 I. 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. ' Ia. 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 5.0813. 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 Pahn 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 judgement or failure to appeal, shall not cause a waiver of the indemnification rights herein. 2. The mitigation measures of the environmental assessment shall apply. The applicant shall submit a signed agreement that the mitigation measures outlined as part of the negative declaration or EIR will be included in the plans prior to Planning Commission consideration of the environmental assessment. Additionally, all conditions in the letter from the United ' States Fish and Wildlife Service dated 1/6/99 shall be implemented consistent with the mitigation measures of the Environmental Assessment. 3. Architectural approval shall be valid for a period of two (2) years. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. Reso 19702 Page 5 APPROVED BY THE CITY COUNCIL BY RES. NO. f q70 at ra�S�l�/c 4. The appeal period for the CUP 5.0813 application is 15 calendar days from the date of project approval. Permits will not be issued until the appeal period has concluded. 5. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning and Building prior to issuance of a building permit. a. The applicant, City Staff and Seawest Windpower Inc. shall meet and ��IIII resolve fencing and potential trespassing and safety issues prior to the issuance of a building permit. b. The project is approved to be developed in phases with Phase I occurring within a three (3) year period including approximately 1750 square feet of buildings,landscaping,eighty-six(86)parking spaces,fencing,a launch ramp and all intersection improvements. Phase II will include construction of a facilities center (approximately 5,000 square feet), approximately forty-nine (49) parking spaces, a second launch ramp and other minor improvements. Phasing details will be reviewed by the Development Committee. Building design shall adhere to the design statement. 6. 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 and Building for review and approval prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements. 7. 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. 8. 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. 9. 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. 10. All materials on the flat portions of the roof shall be earth tone in color. 11. All roof mounted mechanical equipment shall be screened from all possible vantage points both existing and future per Section 9303.00 of the Zoning Ordinance. The screening shall be considered as an element of the overall design and must blend with the architectural design of the building(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. 12. 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. 13. 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. 14. The street address numbering/lettering shall not exceed eight inches in height. 3 -C - 5 Reso 19702 Page 6 APPROVED BY THE CITY COUNCIL /= BYRES. NO. l�_—J "/ 15. An exterior lighting plan in accordance with the lighting ordinance in effect at the time shall be submitted for review and approval by the Director of Planning & Building prior to the issuance of building permits. All security lights shall be fully shielded. 16. Submit plans meeting City standard for approval on the proposed trash and recyclable materials enclosure prior to issuance: of a building permit. 17. 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 feeing being 1/2% for commercial projects or 1/4% for residential projects with first $100,000 of total building permit valuation for individual single-family units exempt. Should the public art be located on the project site, said location shall be reviewed and approved by the Director of Planning and Building 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. 18. No sirens, outside paging or any type of signalization will be permitted, except approved alarm systems. 19. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. 20. Prior to the issuance of building permits, locations of all telephone and electrical boxes must be indicated on the building plans and must be completely screened and located in the interior of the building. Electrical transformers must be located toward the interior of the project maintaining a sufficient distance from the frontage(s) of the project. Said ' transformer(s) must be adequately and decoratively screened. 21. Loading space facilities shall be provided in accordance with Section 9307.00 of the Zoning Ordinance. Said facilities shall be indicated on the site plan and approved prior to issuance of building permits. 22. Parking stalls shall be delineated with a 4 to 6 inch double stripe - hairpin or elongated "U" design. Individual wheel stops shall be prohibited; a continuous 6" barrier curb shall provide wheel stops. 23. Standard parking spaces shall be 17 feet deep by 9 feet wide; compact sized spaces shall be 15 feet deep by 8 feet wide. Handicap parking spaces shall be 18 feet deep by 9 feet wide plus a 5 foot walkway at the right side of the parking space; two (2) handicap spaces can share a common walkway. One in every eight (8) handicap accessible spaces, but not less than one (1), shall be served by an 8 foot walkway on the right side and shall be designated as "van accessible". 24. Handicapped accessibility shall be indicated on the site plan to include the location of handicapped parking spaces, the main entrance to the proposed structure and the path of travel to the main entrance. Consideration shall be given to potential difficulties with the handicapped accessibility to the building due to the future grading plans for the property. , 25. Compact and handicapped spaces shall be appropriately marked per Section 9306.000 10. 26. Curbs shall be installed at a minimum of five (5) feet from face of walls, fences, buildings, or other structures. Areas that are not part of the maneuvering area shall have curbs placed Reso 19702 Page 7 at a minimum of two (2) feet from the face of walls, fences or buildings adjoining driveways. 27. The hours of operation shall be from sunrise to sunset, seven days a week. During full moon periods, night surfing shall be allowed. POLICE DEPARTMENT: 28. Developer shall comply with Section H of Chapter 8.04 of the Palm Springs Municipal Code. WASTE DISPOSAL SERVICES: 29. The location of the trash enclosure is acceptable subject to approved construction details approved by the Director of Building and Safety consistent with approved City details. BUILDING DEPARTMENT: 30. Prior to any construction on-site, all appropriate permits must be secured. FIRE: 31. Construction shall be in accordance with the 1994 Uniform Fire Code with 1995 California amendments, 1994 Uniform Building Code with 1995 California amendments, NFPA 72, 92 and UL-300. 32. Exterior doors and openings required by the 1994 Uniform Fire Code, Article 9, Sec. 902.3 or the Uniform Building Code shall be maintained readily accessible for emergency access by the fire department. 33. Fire department access roads shall be provided in accordance with 1994 Uniform Fire Code, Article 9, Sec. 902. 34. Recommend construction site fencing with access gates at least 14' in width equipped with a KNOX lock. Contact this office as soon as possible for KNOX application form. 35. Provide a garden hose or hoses on construction site equipped with an adjustable spray nozzle capable of reaching all combustible construction. 36. Premises identification shall be in accordance with 1994 UFC, Article 9, Sec. 901 & 902 and 1994 Uniform Building Code, Chapter 5. Contact building official. 37. Water supplies and fire hydrants shall be in accordance with 1994 Uniform Fire Code, Article 9, Sec. 901 and 903, and Desert Water Agency or Mission Water District specifications. 38. For Commercial Cooking Operations a ventilating Hood&Duct system shall be installed in accordance with 1994 Uniform Fire Code, Article 10, NFPA 96 and UL - 300. 39. Fire Alarm System required. Installation and maintenance of a fire alarm system shall be in accordance with 1994 Uniform Fire Code, Article 10, Sec. 1007 and NFPA Pamphlet 72. 3 -c -7 Reso 19702 �c Page 8 40. Exits and emergency escapes shall be in accordance with 1994 Uniform Building Code, Chapter 10. Contact building official. 41. Portable fire extinguishers shall be installed in accordance with 1994 Uniform Fire Code, Standard 10. Provide one 2-A:10-B:C fire extinguisher for every 75' of floor or grade travel distance. 42. The installation of an automatic fire sprinkler system is required. Design and installation , shall only be done by a licensed C-16 contractor in accordance with Article 10, Section 1003. System to be installed per NFPA Pamphlet 13. Contractor to submit plans directly to this office for review as soon as possible. Submittal to include manufacturers data and listings with expiration dates including hydraulic calculations. Sprinkler heads shall be UL listed and CSFM approved. ENGINEERING: The Engineering Division recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances: Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS 43. The Engineering Division recommends deferral of off-site improvement ITEMS 8 thru 12 at this time due to lack of full improvements in the immediate area. The developer shall enter into a covenant agreeing to construct all mentioned improvements along the entire frontage upon the request of the City of Palm Springs Director, Department of ' Transportation at such time as deemed necessary. The covenant shall be submitted with the Grading Plan. The Grading Permit will not be issues until completion of the covenant. 44. Developer shall obtain State permits and approval of plans for all work done on State Highway 111. A copy of Caltrans requirements shall be submitted to the City Engineer prior to the issuance of any grading or building permits. Work shall be coordinated with the Engineering Division pertaining to City of Palm Springs Resolution 17950 - Restricting Street Work on Major and Secondary Thoroughfares. HIGHWAY 111 45. The developer shall submit a traffic study with mitigation measures to the City Engineer at the same time as it is submitted to Caltrans and prior to completion of the engineering conditions of approval for the proposed project. 46. The property owner shall enter into an access easement agreement with the owner(s), master lease and/or all subleases of AN 669-160-016 and provide a copy of same to the City Engineer prior to issuance of the building permit. 47. The access road shall be 64 feet wide from the existing edge of pavement to 30 feet southwest of the proposed gates at which point it shall taper down to 28 feet wide at the ' gates. The access road shall align with Overture Drive on the southwest side of Highway ill. 48. A deceleration and acceleration lane shall be constructed on either side of the proposed access in accordance with current Caltrans Highway Design Standards. Reso 19702 Page 9 49. Construct driveway pavement within the public right-of-way with a minimum pavement section of 3 inch asphalt concrete pavement over 6 inch miscellaneous aggregate base with a minimum subgrade of 24 inches at 95 % relative compaction, OR equal. The pavement section shall be designed, using "R" values, by a licensed Soils Engineer and submitted to the City Engineer for approval. 50. Submit street improvement plans prepared by a Registered Civil Engineer to the Engineering Division. The plan(s) shall be approved by the City Engineer prior to issuance of any grading or building permits. Minimum submittal shall include the following, IF applicable: A. Copy of signed Conditions of Approval from Planning Department. B. Proof of processing dedications of right-of-way, easements, encroachment agreements/licenses, covenants, reimbursement agreements, etc. required by these conditions. 51. Construct an 8 inch curb and gutter, a minimum of 38 feet NORTHEASTERLY of centerline along the entire frontage of the subject property per City of Palm Springs Standard Drawing No. 200. 52.. Construct a minimum 8 foot wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 53. Construct a curb ramp meeting current California State Accessibility standards at the both sides of the projects access per City of Palm Springs Std. Dwg. Nos. 212 and 212A. 54. Construct asphalt concrete pavement with a minimum pavement section of 5 inch asphalt concrete pavement over 4 inch aggregate base with a minimum subgrade of 24 inches at 95% relative compaction, OR equal, from edge of proposed gutter to clean sawcut edge of existing pavement along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 340. The pavement section shall be designed, using "R" values, by a licensed Soils Engineer and submitted to the City Engineer for approval. SANITARY SEWER 55. Construct private sanitary sewer system in accordance with City of Palm Springs Ordinance No. 1084. GRADING 56. A copy of a Title Report prepared/updated within the past 3 months and copies of record documents shall be submitted to the City Engineer with the first submittal of the Grading Plan. 57. Submit a Grading Plan prepared by a Registered Professional to the Engineering Division for plan check. Grading plan shall be submitted to the Planning Department for comments prior to submittal to the Engineering Division. The Grading Plan shall be approved by the City Engineer prior to issuance of any grading or building permits. Minimum submittal includes the following: A. Copy of final Planing Department comments. 3 ' C - q F;eso 19702 Page 10 B. Copy of signed Conditions of Approval from Planning Department. C. Copy of Site Plan stamped approved and signed by the Planning Department. D. Copy of Title Report prepared/updated within past 3 months. E. Copy of Soils Report, IF required by these conditions. , F. Copy of Hydrology Study/Report, IF required by these conditions. G. Copy of the General Construction Activity Storm Water Permit from the State Water Resources Control Board (Phone No. 916 657-0687)to the City Engineer prior to issuance of the grading permit. 58. Developer shall obtain a General Construction Activity Storm Water Permit from the ';rate Water Resources Control Board (Phone No. (916)-657-0687) and provide a copy of same when executed, to the City Engineer prior to issuance of the grading permit. (This permit is required where construction activity results in land disturbance of 5 Ac. or more OR less than 5 Ac., but part of a larger common plan of development or sale.) 59. In accordance with City of Palm Springs Municipal Code, Section 8.50.00, the developer shall post with the City a cash bond of two thousand dollars ($2,000.00) per acre for mitigation measures of erosion/blowsand relating to his property and development. 60. A soils report prepared by a licensed Soils Engineer shall be required for and incorporate as an integral part of the grading plan for the proposed site. A copy of the soils report shall be submitted to the Building Department and to the Engineering Division along with plans, ' calculations and other information subject to approval by the City Engineer prior to the issuance of the grading permit. 61. Contact the Building Department to get PM10 requirements prior to request for grading permit. DRAINAGE 62. The developer shall accept all flows impinging upon his land and conduct these flows to an approved drainage structure. On-site retention/detention or other measures approved by the City Engineer shall be required if off-site facilities are determined to be unable to handle the increased flows generated by the development of the site. Provide calculations to determine if the developed Q exceeds the capacity of the approved drainage carriers. 63. This property is in Federal Insurance Rate Map (FIRM) zone A and shall conform to all of the FEMA and City of Palnn Springs Flood Hazard Ordinance requirements for this zone. The developer shall calculate the Base Flood Elevation to determine the building;pad elevations and provide this information to the City Engineer prior to the grading plan check process. 64. Developer shall provide the Building Department with the elevation of the lowest floor (including basement). The elevation certification shall be done, on a form acceptable to FEMA, by a registered professional civil engineer or surveyor. ON-SITE Reso 19702 Page 11 65. The minimum pavement section for all on-site streets/parking areas shall be 2-1/2 inch asphalt concrete pavement over 4-inch aggregate base with a minimum subgrade of 24 inches at 95% relative compaction, OR equal. The pavement section shall be designed, using "R" values, determined by a licensed Soils Engineer and submitted with the Fine Grading Plan to the City Engineer for approval. 66. The on-site parking lot shall be constructed in accordance with City of Palm Springs Zoning Ordinance, Section 9306.00. GENERAL 67. All proposed utility lines on/or adjacent to this project shall be undergrounded prior to issuance of a Certificate of Occupancy. 68. All existing utilities shall be shown on the grading/street plans. The existing and proposed service laterals shall be shown from the main line to the property line. The approved original grading/street plans shall be as-built and returned to the City of Palm Springs Engineering Division prior to issuance of the certificate of occupancy. 69. The developer is advised to contact all utility purveyors for detailed requirements for this project at the earliest possible date. TRAFFIC 70. A 30 inch "STOP" sign and standard "STOP BAR" and "STOP LEGEND" shall be installed per City of Palm Springs Standard Drawing Nos. 620-626 at the following locations: Highway 111 @ Entrance 71. Constriction signing, lighting and barricading shall be provided for on all projects 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 of California, Department of Transportation, "MANUAL OF TRAFFIC CONTROLS FOR CONSTRUCTION AND MAINTENANCE WORK ZONES" dated 1996,or subsequent additions in force at the time of construction. 72. This property is subject to the Transportation Uniform Mitigation Fee based on the RECREATIONAL OUTDOOR FACILITY ITE Code D land use.