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HomeMy WebLinkAbout19868 - RESOLUTIONS - 7/19/2000 RESOLUTION NO. 19868 OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING TTM 29659 AND PLANNED DEVELOPMENT DISTRICT (PD) NO. 261 (CASE 5.0831) SUBJECT TO THE CONDITIONS STATED,TO SUBDIVIDE 1.2ACRES INTO SEVEN SINGLE FAMILY RESIDENTIAL LOTS LOCATED AT THE SOUTHEAST CORNER OF TWIN PALMS DRIVE AND CAMINO REAL, R-2 ZONE,SECTION 26. WHEREAS, Dennis Cunningham, (the "Applicant") has filed an application with the City pursuant to Section 9403.00 of the Zoning Code and the Palm Springs Municipal Code Section 9.60 for Tentative Tract Map 29659 and PD 261 to subdivide 1.2 acres into seven single family residential lots located at the southeast corner of Twin Palms Drive (the "Project"), R-2 Zone, Section 26; and WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to consider Applicant's application for Tentative Tract Map 29659 and PD 261 were given in accordance with applicable law; and WHEREAS,on May 24, 2000, a public hearing on the application for Tentative Tract Map 29659 and PD 261 were held by the Planning Commission in accordance with applicable law; and WHEREAS,the Planning Commission considered the applicant's request for the approval of Tentative Tract Map 29659 and Planned Development 261 at its duly noticed meeting of May 24, 2000 and voted 6-0-1 to approve the request,subject to the original conditions of approval consistent with the requirements of the ordinances of the City and State law per Resolution No. 4694; and WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to consider Applicant's application forTentative Tract Map 29659 and Planned Development District 261 and was given in accordance with applicable law; and WHEREAS, on July 19, 2000 a public hearing on the application for Tentative Tract Map 29659 and Planned Development District 261 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 July 19,2000 and all otherwritten and oral testimony,and finds the project, subject to the original conditions of approval,(as modified in Exhibit A),consistent with the requirements of the ordinances of the City and State law; and 24L Resolution 19868 TTM 29659, PD 261 July 19, 2000 ' Page 2 WHEREAS, pursuant to Government Code Section 66412.3, the City Council has considered the effect ofthe proposed Subdivision,Tentative Tract Map 29659 and PD 261, on the housing needs of the region in which Palm Springs is situated and has balanced these needs against the public service needs of its residents and available fiscal and environmental resources;the approval of the proposed Subdivision represents the balance of these respective needs in a manner which is most consistent with the City's obligation pursuant to its police powers to protect the public health, safety, and welfare; and WHEREAS,the proposed Subdivision,Tentative Tract Map 29659,PD261/Case 5.0831,is considered a "project" pursuant to the teams of the California Environmental Quality Act ("CEQA"),and a Mitigated Negative Declaration has been prepared forthis projectand has been distributed for public review and comment in accordance with CEQA; and WHEREAS, the City Council 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. 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. The City Council has independently reviewed and considered the information contained in the Mitigated Negative Declaration and finds that it adequately discusses the significant environmental effects of the proposed Project,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 this Project. The City Council further finds that the Mitigated Negative Declaration reflects its independent judgment. Section 2: Pursuant to Government Code Section 66473.5,the City Council finds that the proposed subdivision and the provisions for its design and improvement are compatible with the objectives, policies and general land uses and programs provided in the City's General Plan and any applicable specific plan; and Section3: Pursuantto Government Code Section 65567,the City Council finds that the proposed subdivision and the provisions for its design and improvements are compatible with the objectives,policies and general land use provided in the City's local open space plan; and ' .z�� r Resolution 19868 TTM 29659, PD 261 July 19, 2000 Page 3 Section 4: Pursuant to Government Code Section 66474,the City Council finds that with the incorporation of those conditions attached in Exhibit A: a. The proposed map and planned development district are consistent with the applicable general and specific plans. The subject property is designated as M-15(Medium Residential)with 15 units per acre and is zoned PD 261.The application entails subdividing 1.2 acres into seven single family residential lots. The project complies with the General Plan specifications as to density, goals, policies, and objectives for medium density residential developments. Thus, the proposed project should not be a significant impact to the surrounding neighborhood. b. The design or improvements of the proposed subdivision are consistent with the General Plan. The subject site is designated as M-15(Medium Residential-'15 units peracre).The project will be compatible with the General Plan and th existing land use designations to the north. There is an existing six foot wall along the eastern perimeter of the project site which will provide an adequate buffer for the existing single family residences as specified in the Zoning Ordinance. In addition, Twin Palms Drive and Camino Real will provide a bufferforthe properties to the west and north. Thus, the project should be compatible with the surrounding neighborhood. c. The site is physically suitable for the type of development contemplated by the proposed subdivision. The project will comply with all R-2 property development standards with the exception of lot sizes, front, rear and side yard setbacks. Twin Palms Drive and Camino Real will provide a buffer for the properties to the west and north.(With the recommended land use approvals and conditions of approval the subdivision meets all applicable development criteria specified for the R-2 zone.) Thus, the project should be compatible with the surrounding neighborhood. d. The site is physically suitable for the proposed density of development contemplated by the proposed subdivision. The proposed subdivision is within an R-2 zoning classification and designated M-15 by the City of Palm Springs General Plan. According to the General Plan,a medium density development to exceed fifteen units per acre could be provided on the property. The proposed subdivision has a density of 5.8 units per acre. Surrounding land uses include vacant land to the North,R-2,(Limited Multiple Family Residential), South,apartments,R-2,(Limited Multiple Family Residential),East, R-1-C,(Single Family Residential), West, vacant and mobile home_ park, R-2 and RMHP (Residential Mobile Home Park). The seven unit development is an appropriate mix between the single family residential use,the mobile home park and the apartment uses. Qtoj Resolution 19868 TTM 29659, PD 261 July 19, 2000 ' Page 4 e. The design of the subdivision or improvements is not likely to cause;substantial environmental damage orsubstantially and unavoidably injure fish orwiildlife ortheir habitat. An environmental assessment has been conducted in regards to the proposed subdivision and it was determined,with the recommended mitigations incorporated into the attached conditions of approval, that the subdivision will not have a detrimental impact on the environment. f. The design of the subdivision or improvements is not likely to cause serious public health problems. The conditions of this project will require an additional four feet of right of way on Camino Real and the addition of five foot wide sidewalks along Camino Real and Twin Palms Drive.The subdivision has been designed to minimize potential safety issues by not allowing individual driveways on the perimeter streets,. Twin Palms Drive and Camino Real. The proposed single family residential is compatible with the surrounding neighborhood and is not a use typical of causing serious public health problems. g. The design of the subdivision or the type of improvements will not conflict with , easements acquired at by the public at large, for access through or use of the property within the proposed subdivision. The project will not conflict with the existing traffic flow adjacent to the property or access to utilities required to serve the subdivision and the immediate area. h. The use applied for at the location set forth in the application is properly one for which a Planned Development District is authorized by the City's Zoning Ordinance. The proposed Planned Development District will allow fora seven(7)lot subdivision on a 1.2 acre site with reduced lot sizes and setbacks. This use is permitted pursuant to Section 9403 (Planned Development District). i. A nexus and rough proportionality have been established for requirement-of dedication of the additional right-of-way to the City and the off-site improvements as related to the tentative parcel map. The off-site improvements,which are required bythe Zoning Ordinance,are related to the project since the property owners must use Camino Real and Twin Palms Drive to access the site.Currently,the subject property is vacant and therefore little or no usage of the roads,sidewalks and utilities is due to the subject property atthis time. However,the future property owners will benefit from any improvements made to Camino Real and Twin Palms Drive such as dedication of easements,sidewalks ' and future widening. The required dedication of right-of-wayand improvements will provide safety benefits to the property owners and will aesthetically enhance the neighborhood. Resolution 19868 TTM 29659, PD 261 July 19, 2000 Page 5 NOW,THEREFORE, BE IT RESOLVED that, based upon the foregoing,the City Council hereby recommends approval Tentative Tract Map 29659 and PD 261 subject to those conditions set forth in Exhibit Aon file in the Department of Planning&Building,which are to be satisfied prior to the issuance of a Certificate of Occupancy unless otherwise specified. ADOPTED this 191h day of July, 2000. AYES: Members Hodges, Odeu, Reller-Spurgin and Mayor Rleindienst NOES: Member Jones ABSENT: None ATTEST: CITY OF PALM SPRINGS, CALIFORNIA Patricia Sanders, City Clerk D&i,' . 1. dy, City Manager Reviewed and Approved As To Form: Res. No. 19868 Page 6 VICINITY MAP y MESQUITE JAVENUE ' A aU SONORA RD. N.T.S. vi L�4 CANYON DR. eL wpY TWIN PALMS DR. C E DRIVEW d ai -IV PROJECT LOCATION TWIN PALMS DR. r; A PROJECT w SITE U 1 LA JOLLA RD. MR CITY OF PALM SPRING-S TTM29659 & DESCRIPTION ' CASE N 0•_ 5.0831 (PD 261) APPLICATION FOR A APPLICANT ELECTRIC AVENUE TENTATIVE TRACT MAP &A PLANNED DEVELOPMENT FOR A 7 LOT SUBDNISION LLC. FOR 7 SINGLE FAMILY RESIDENCES LOCATED ON THE SE CORNER OF CAMINO REAL & TWIN PALMS, R-2 ZONE, SECTION 26. Resolution 19868 Page 7 Conditions of Approval TTM 29659, PD 261 July 19, 2000 Pagel RESOLUTION NO. 19868 EXHIBIT A Case No. 5.0831 / PD 261/TTM/29659 Southeast Corner, Twin Palms Dr. and Camino Real 7/19/00 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 and Building, 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. 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. la. 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 TTM 29659 and Case No. 5.0831/PD 261. 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 orwill advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing,the City retains the right to settle or abandon the matter without the applicant's consent but should it do so,the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgement orfailureto appeal,shall not cause a waiverof 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 EIRwill be included in the plans priorto Planning Commission consideration of the environmental assessment. Resolution 19868 Page 8 Conditions of Approval TTM 29659, PD 261 July 19, 2000 Page 2 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. 4. The appeal period for Case No. 5.0831/PD 261 and TfM 29659 application is 15 calendar days from the date of project approval. Permits will not be issued until the appeal period has concluded. 5. The final development plans shall be submitted in accordance with Section 9403.00 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 City Council approval of the preliminary planned development district. 6. 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. 7. Prior to issuance of 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. Limitsofsite disturbance shall be shown and all disturbed areas shall be fully restored or landscaped. 9. Drainage swales shall be provided adjacent to all curbs and sidewalks-3'wide and 6" deep. The irrigation system shall be field tested prior to final approval of the project. Section 14.24.020 of the Municipal Code prohibits nuisance water from entering the public streets, roadways or gutters. 10. 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 Engineering specifications. 11. The applicant priorto issuance of building permits shall submit a draft declaration of, covenants, conditions and restrictions ("CC&R's")to the Director of Planning and Building for approval in a form to be approved by the City Attorney,to be recorded prior to issuance of occupancy permits. The CC&R's shall be enforceable by the City, shall not be amended without City approval, shall require maintenance of all property in a good condition and in accordance with all ordinances and conditions of approval stated herein. The applicant shall submit to the City of Palm Springs, a deposit in the amount of $2000 for the review of the CC8,R's by the City Attorney. Resolution 19868 Page 9 Conditions of Approval TTM 29659, PD 261 July 19, 2000 Page 3 12. An encroachment agreement shall be secured in conjunction with the approval of this project for the four (4) foot of landscaping and retention basin area on the Camino Real frontage. The encroachment agreement shall be reviewed in conjunction with the CC&R's by the City Attorney priorto the issuance of any permits or recordation of the final map, as applicable. 13. 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. 14. All materials on the flat portions of the roof shall be earth tone in color. 15. 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 buildings. 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. 16. No exterior downspouts shall be permitted on anyfacade on the proposed building(s) which are visible from adjacent streets or residential and commercial areas. 17. Perimeter walls shall be designed,installed and maintained in compliance with the corner cutback requirements as required in Section 9302.00.D. 18. The design, height, texture and color of buildings, fences and walls shall be submitted for review and approval prior to issuance of building permits. 19. The street address numbering/lettering shall not exceed eight inches in height. 20. Construction of any residential unitshall 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. 21. That a shielded garage light shall be installed on the driveway side of the garages. This light shall be mounted no higher than eight (8) feet from grade. 22. That low profile and glare protected entry driveway lights shall be installed on each side of the driveway located on Twin Palms. Additionally,lights(shielded)and door bells shall be installed adjacent to yard gates located on Camino Real. Resolution 19868 Page 10 Conditions of Approval TTM 29659, PD 261 July 19, 2000 Page 4 ' 23. 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 Directorof 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. 24. 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 thefrontage(s)of the project. Said transformer(s) must be adequately and decoratively screened. 25. Trash cans shall be screened from view and kept within fifty(50)feet of the street. 26. Shade structures shall be installed on the windows on the south and west elevations. , 27. The streetscape shall provide additional landscaping to soften the appearance of the fences. 28. Samples of the zinc-alum fencing and the perforated metal elements shall be provided. 29. Sidewalks, (5' minimum width),and gutters shall be provided on Camino Real and Twin Palms drive. 30. Color and materials of walls and air conditioning screening shall be provided to staff. 31. Soften the colors on the building. Provide staff with a range of color options. POLICE DEPARTMENT: 32. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal Code. Resolution 19868 Page 11 Conditions of Approval TTM 29659, PD 261 July 19, 2000 Page 5 WASTE DISPOSAL SERVICES: 33. The location of the trash enclosure is acceptable subject to approved construction details approved bythe Directorof Building and Safety consistentwith approved City details. BUILDING DEPARTMENT: 34. Prior to any construction on-site, all appropriate permits must be secured. FIRE: 35. Construction shall be in accordance with the 1998 California Fire Code, 1997 Uniform Fire Code, 1998 California Building Code, 1997 Uniform Building Code, 1996 National Electrical Code, City of Palm Springs Ordinance 1570, Desert Water Agency requirements, NFPA 13D (Modified), plus UL and CSFM listings and approvals. 36. Premises identification shall be in accordance with 1998 California Fire Code,Article 9, Section 901.4.4 and 1998 California Building Code, Chapter 5, Section 502. Contact building official. 37, Fire Department Access Roads shall be provided and maintained in accordance with the 1998 California Fire Code, Article 9, Section 902. 38. Construction site fencing required per City of Palm Springs Ordinance 1570 until buildings are stuccoed or covered and secured with lockable doors and windows. 39. Provide a hose or hoses, on construction site equipped with an adjustable spray nozzle capable of reaching all combustible construction. 40. Access forfire fighting equipmentshall be provided to the immediatejob site atthe start of construction and maintained until all construction is complete. 41. The Developer shall install "Knox boxes" at the Camino Real back gates of the individual units for Fire Department access. 42. Portable Fire Extinguishers shall be installed in accordance with 1998 CFC,Article 10, Standard 10. 43. Water Supplies and fire hydrants shall be in accordance with 1998 California Fire Code,Article 9,Sec.903.4,Appendix III-B and Desert Water Agency specifications. 44. Residential Smoke Detectors shall be installed to protect all sleeping areas per 1998 California Fire Code, 1998 California Building Code and manufacturers'directions. Contact building official for installation requirements and testing. 45. Additional comments may be required upon submittal of construction drawings. Resolution 19868 Page 12 Conditions of Approval TTM 29659, PD 261 July 19, 2000 Page 6 , ENGINEERING: The Engineering Department 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. STREET 46. Any improvements within the street right-of-way require a City of Palm Springs Encroachment Permit. Work shall be allowed according to Resolution 17950 - Restricting Street Work on Major and Secondary Thoroughfares. SOUTH CAMINO REAL 47. Dedicate an additional right-of-way of 4 feetto provide the ultimate half street width of 44 feet along the entire frontage (APN 511-043-001 and 511-052- 001), together with a property line -corner cut-back at the NORTHWEST corner of the subject property in accordance with City of Palm Springs Standard Drawing No. 105. 48. The existing curb and gutter shall remain in place. 49. All broken or off grade CURB,GUTTER,AC PAVEMENT,shall be repaired or replaced. 50. Construct a minimum 5 foot wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 51. Construct a curb ramp meeting current California State Accessibility, standards at the NORTHWEST corner of the subject property per City of Palm Springs Std. Dwg. Nos. 212 and 212A. Resolution 19868 Page 13 Conditions of Approval TTM 29659, PD 261 July 19, 2000 Page 7 TWIN PALMS DRIVE 52. The existing curb and gutter shall remain in place except for curb cuts necessary for driveway approaches. 53. All broken or off grade CURB, GUTTER AND AC PAVEMENT shall be repaired or replaced. 54. The driveway approach shall be constructed in accordance with City of Palm Springs Standard Drawing No. 201 and have minimum width of 24 feet. SEWER 55. Connect all sanitary facilities to the City sewer system. Each lot shall have a separate Lateral and shall not be connected at a manhole. 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 Engineerwith the first submittal of the Grading Plan. 57. Submit a Grading Plan prepared by a Registered Professional to the Engineering Departmentfor plan check. Grading plan shall be submitted to the Planning Departmentfor comments priorto submittal to the Engineering Department.The Grading Plan shall be approved bythe City Engineer prior to issuance of any grading or building permits. Minimum submittal includes the following: A. Copy of Planning Department Grading Plan comments. 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. 58. The area in which this project is situated is indicative of desert soil conditions found in many areas of Palm Springs.The Engineering Department does not require a soils report. This does not mean that subterranean conditions unknown at this time may not affect construction done on this site. Resolution 19868 Page 14 Conditions of Approval TTM 29659, PD 261 July 19, 2000 Page 8 ' 59. Drainage swales shall be provided adjacentto all curbs-3'wide and 6"deep - to keep nuisance water from entering the public streets, roadways, or gutters. 60. Contactthe Building Departmentto get PMIO requirements priorto request for grading permit. DRAINAGE 61. 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. 62. The project is subjectto flood control and drainage implementation fees.The acreage drainage fee at the present time is $ 7,271.00 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. ON-SITE 63. 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 of24 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. 64. The on-site parking lot shall be constructed in accordance with City of Palm Springs Zoning Ordinance, Section 9306.00. GENERAL 65. Any utility cuts in the existing off-site pavement made by this development shall receive trench replacement pavementto match existing pavement plus one additional inch. See City of Palm Springs Standard Drawing No. 115. Pavement shall be restored to a smooth rideable surface. 66. All proposed utility lines that are less than 35 kV on/oradjacent to this project shall be undergrounded. The location and size of the existing overhead facilities shall be provided to the Engineering Department along with written , confirmation from the involved utility company(s)that the required deposit to underground the facilities has been paid, prior to issuance of a grading permit. Resolution 19868 Page 15 Conditions of Approval TTM 29659, PD 261 July 19, 2000 Page 9 All undergrounding of utilities shall be completed prior to issuance of a Certificate of Occupancy. 67. All existing utilities shall be shown on the grading plans. The existing and proposed service laterals shall be shown from the main line to the property line.The approved original grading plans shall be as-built and returned to the City of Palm Springs Engineering Department prior to issuance of the certificate of occupancy. 68. The developer is advised' to contact all utility purveyors for detailed requirements for this project at the earliest possible date. 69. Nothing shall be constructed or planted in the corner cut-off area of any driveway which does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Standard Drawing No. 203. 70. 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 Engineering specifications. MAP 71. The Title Report prepared forsubdivision guarantee forthe 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 Department. 72. The Title Report prepared for subdivision guarantee for the subject property and the traverse closures forthe existing parcel and all areas of right-of-way or easement dedication shall be submitted to the City Engineer for review and approval with the Grant Deed. 73. The Final Map shall be prepared by a licensed Land Surveyor or qualified Civil Engineer and submitted to the Engineering Department for review. Submittal shall be made prior to issuance of grading or building permits. Resolution 19868 Paige 16 Conditions of Approval TTM 29659, PD 261 July 19, 2000 Page 10 , TRAFFIC 74. The developer shall provide a minimum of48 inches of sidewalk clearance around all street furniture,fire hydrants and other above-ground facilities for handicap accessibility.The developershall provide same through dedication of additional right-of-way and widening of the sidewalk or shall be responsible for the relocation of all existing traffic signal/safety light poles, conduit, pull boxes and all appurtenances located on the TWIN PALMS DRIVE and SOUTH CAMINO REAL frontages of the subject property. 75. Construction 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. 76. This property is subject to the Transportation Uniform Mitigation Fee based on the SINGLE FAMILY RESIDENTIAL ITE Code B land use.