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HomeMy WebLinkAbout19917 - RESOLUTIONS - 10/4/2000RESOLUTION NO. 19917 OF THE CITY COUNCIL OF THE CITY OF PALMI SPRINGS, CALIFORNIA, APPROVING TTM 29632. AND CASE NO. 5.0845 - PD-262, SUBJECT TO THE. CONDITIONS STATED, TO SUBDIVIDE A 25.01 ACRE PARCEL INTO A FORTY-EIGHT (48) LOT' RESIDENTIAL SUBDIVISION LOCATED ONACANTO DRIVE APPROXIMATELY 1320 FEET EAST OF SOUTH PALM CANYON DRIVE, SP-1 ZONE, SECTION 35. WHEREAS, Bergheer California, (the "Applicant") filed an application for Tentative Tract Map 29632 and Case 5.0845 - PD-262 to subdivide a 25.01 acre site into a forty-eight (48) lot residential subdivision (the "Project") pursuant to Section 9402.00 of the Zoning Ordinance and the Palm Springs Municipal Code Section 9.60. The project is located on Acanto Drive approximately 1320 feet east of South Palm Canyon Drive and is within the SP-1 zone, Section 35; and WHEREAS, A Final Environmental Impact Report (FEIR) was prepared for the Canyon Park Resort and Spa Specific Plan (SP-1) and was certified and adopted by the City ' Council on July 19, 1991, and an Environmental Assessment, Mitigated Negative Declaration, (MND) was certified and adopted on January 19, 1994 in cornpliance with CEQA, the State CEQA Guidelines, and the City's CEQA Guidelines; and WHEREAS, TTM 20603 and Case No. 5.0650 - PD-228 was approved by the; City Council on November 3, 1993 for a fifty-five (155) lot single family subdivision and found to be consistent with the Final Environmental Impact Report (FEIR) for the Canyon Park Resort and Spa Specific Plan (SP-1) which was previously distributed for public review and comment in accordance with CEQA; and WHEREAS, said applications were submitted to appropriate City Departments for their review and comment and requirements; and WHEREAS, said comments and requirements have been duly considered and are reflected herein; and WHEREAS, notice of the public hearing of the Planning Commission of the: City of Palm Springs to consider TTM 29632 and Case No. 5.0845 - PD-262, was given in accordance with applicable law; and WHEREAS, on August 23, 2000, a meeting on the application for Tentative Tract Map 29632 and Case No. 5.0845 - PD-262 for the subdivision was held by the Planning Commission in accordance with applicable law and all interested persons were afforded an I opportunity to appear at the meeting and to express their opinions and otherwise be heard concerning the project; and 4411 Resolution 19917 Page 2 Page 2 of 9 TTM 29632 and Case No. 5.0845 - PD-262 Resolution for the City Council Meeting of October 4, 2000 WHEREAS, pursuant to Government Code Section 66412.3, the Planning Commission has considered the effect of the proposed Subdivision, Tentative Tract Map 29632, 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 project 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, on August 23, 2000 the Planning Commission voted 6-0 to approve TTM 29632 and Case No. 5.0845 - PD-262 and recommended approval of the project to the City Council subject to the conditions contained in Resolution 4708; and WHEREAS, notice of a public hearing of the City Council of the City of Palm Springs to consider Applicant's application for TTM 29632 and Case No. 5.0845 - PD-262 was given in accordance with applicable law; and WHEREAS, on August 23, 2000 a public hearing on the application for TTM 29632 and Case No. 5.0845 - PD-262 was held by the City Council in accordance with applicable law; and WHEREAS, the proposed project is considered a "project" pursuant to the terms of the California Environmental Quality Act ("CEQA"), and an Environmental Assessment has been prepared for this project and 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 meeting on the Project, including but not limited to the staff report, all environmental data including, the environmental assessment prepared for the project and all written and oral testimony presented. THE CITY COUNCIL HEREBY FINDS AS FOLLOWS: Section1: Pursuant to CEQA, the City Council finds as follows: Pursuant to CEQA, the City Council finds that Tentative Tract Map 29632'and Case No. 5.0845 - PD-262 are in compliance with the Final Environmental Impact Report that was prepared for the Canyon Park Resort and Spa Specific Plan project and was certified and adopted on July 19, 1991 and the additional Mitigated Negative Declaration, certified and adopted on January 19,1994 is in compliance with CEQA, the State CEQA Guidelines, and the City's CEQA Guidelines; the FEIR and MND adequately address the general environmental setting of the proposed Project, its significant environmental impacts, and the alternatives and mitigation measures related to each significant environmental effect for the proposed Project. The City Council has independently reviewed and considered Tentative Tract Map 29632 and Case No. 5.0845 - PD-262 and determined that the plans are in conformance with /6 00z Resolution 19917 Page 3 Page 3 of 9 TTM 29632 and Case No. 5.0845 - PD-262 Resolution for the City Council Meeting of October 4, 2000 the information contained in the certified Final Environmental Impact Report and Mitigated Negative Declaration. The City Council further finds that the decision reflects its independent judgement. Section 2: The City Council finds that there is no new substantial evidence with respect to environmental effects that has been submitted to the City and there are no substantial changes with respect to the project that would require revisions to the certified FEIR and MND.. The current project proposes a forty-eight (48) residential lot subdivision which is seven (7) fewer homes than the project analyzed in the original FEIR and the MND. Since the potential for impacts has been lessened there is no need for further environmental review. Section 3: The City Council finds that a mitigation monitoring program was previously adopted pursuant to Public Resources Code Section 21081.6 in order to assure compliance with the above referenced mitigation measures during Project implementation. This mitigation monitoring program is included as a condition of approval set forth in the attached Exhibit A. The City Council finds that the potential for an impact is even less than what was analyzed in the certified FEIR and MND. Thus, no further mitigation is necessary. Section 4: Pursuant to government 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 Section 5: Pursuant to 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 Section 6: Pursuant to Government Code (Subdivision Map Act) Section 66474, the City Council finds that with the incorporation of those conditions attached in Exhibit A: a. The proposed Tentative Map is consistent with applicable general and. specific plans. The proposed project is consistent with land use designations in SP-1 and is similar to the previously approved tentative tract map. The project represents a reduced density from a previously approved subdivision, and is therefore within the density parameters of SP-1. Thus, the project is consistent with the Generall Plan and SP- 1. If approved, the environmental and land use impacts have been fully disclosed in the previous FEIR and MND. The project is consistent with the General Plan, SP- 1, and zoning designations. 1 I`L43 Resolution 19917 Page 4 Page 4 of 9 TTM 29632 and Case No. 5.0845 - PD-262 Resolution for the City Council Meeting of October 4, 2000 b. The design or improvement of the proposed subdivision is consistent with the General Plan and any applicable Specific Plan. Pursuant to Government Code Section 66473.5, the City Council finds that the proposed subdivision, TTM 29632 and Case No. 5.0845 - PD -262 and the provisions for its design and improvement are compatible with objectives, policies, and general land uses and programs provided in the City's General Plan and SP-1 approved by the City Council on July 19, 1991 as well as the FEIR and MND. All street, drainage, and utilities improvements are subject to the standards of the General Plan and the Conditions of Approval and mitigation measures associated with TTM 29632 and Case No. 5.0845 - PD-262. A hydrology study has been done to analyze the necessary drainage pattern. The storm water from the Bella Monte subdivision will be channeled via an engineered, underground drainage system for release into the established natural drainage. The applicant is required to obtain the necessary approvals from all utility companies. An equestrian trail is provided on Acanto Drive. The project improvements, as conditioned, are consistent with the General Plan and SP-1. C. The site is physically suitable for the type of development contemplated by the proposed subdivision. The property is 25.01 acres of relatively flat desert with vegetation characteristic of �I the Creosote Scrub Community which is pervasive throughout the southwestern United States. The location was previously approved for development of fifty-five (55) lot residential subdivision and is now proposed to be developed at forty-eight (48) residential lots. There will be no incompatibility with the existing land use in the vicinity because the areas to the north, east and west are included in SP-1 and are also designated for single family residential development. The area to the south is a 45 lot single family subdivision with lots ranging in size from 25,000 to 29,600 square feet. Homes are primarily one-story but several homes have partial two- story elements. Adjacent homes located at the northeast corner are on lots ranging from 15,000 to 21,000 square feet and are limited in height to approximately 18 ft. Based upon this relationship, the proposed 22 ft. high structures could affect views from adjoining properties. Considering lot sizes and setbacks, and proposed pad elevations, this height difference will not cause a significant land use incompatibility or impact The current proposal is within all development parameters previously analyzed and approved in SP-1, the FEIR and the MND. Thus, the type of development proposed is suitable for the site. d. The site is physically suitable for the proposed density of development contemplated by the proposed subdivision. The General Plan land use designation for the subject property is L-2 (Very -Low Density Residential) which provides for the development of a maximum of two (2) dwelling units per acre. The General Plan and the Zoning Ordinance have been augmented by SP-1. Canyon Park Resort and Spa Specific Plan SP-1 is intended to implement the goals policies and objectives of the General Plan. The SP-1 has clustered density into various development areas thereby providing larger clusters of specifically desired uses such as recreation. The SP-1 was developed to cluster densities to provide for golf, hotel and residential uses. The subject property is part of a larger residential area and is designated SFR and recreation on the SP. The /1 ow V Resolution 19917 Page 5 Page 5 of 9 TTM 29632 and Case No. 5.0845 - PD-262 Resolution for the City Council Meeting of October 4, 2000 ' previous subdivision approval on TTM 20603 allowed for a density of 2.2 units per acre while the current proposal, (TTM 29632), allows for 1.92 units per acre. The proposed use is a logical extension of development in the City. SP-1 discussed the average lot size, land area and number of lots within each planning area. During development of SP-1, including Planning Commission meetings, it was clear that the final design (including lot size) of each planning area could be altered to meet planning, market and other concerns. The proposal complies with the lot area, lot configuration and other SP-1 criteria. The previously approved subdivision, TTM 20603, zoned SP-1, allocated fifty-five (55) units to this site. The current development proposal is also designed as a gated, walled community but contains seven less units (48 vs. 55) than the previously approved subdivision. In view of the above facts the site is suitable for the proposed density. e. The design of the proposed subdivision or the proposed improvements are: not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. There is no new substantial evidence with respect to environmental effects that has been submitted to the City and there are no substantial changes with respect to the project that would require revisions to the certified FEIR and MND. The (FEIR)and MND certified by the City Council adequately address; all potential , impacts and incorporated mitigation measures associated with the subject property. There is no new substantial evidence with respect to environmental effects that has been submitted to the City and there are no substantial changes with respect to the project that would require revisions to the certified FEIR or MND. Since the scope of the project has been reduced, the potential for impacts has been lessened in comparison to what the certified FOR analyzed. Thus, no further environmental review is necessary. If significant changes are in later phases, additional environmental review will be undertaken at that time. The FEIR and the MND fully analyzed the Peninsular Bighorn Sheep with respect to potential impacts and mitigation measures. The certified FEIR and MND fully analyzed the Peninsular bighorn sheep with respect to potential impacts and mitigation measures. The Fish and Wildlife Service, has finished a Draft Peninsular Bighorn Sheep Recovery Plan. There is no new information and the document remains in a draft format. The proposed project is not within what the Draft Recovery Plan defines as essential habitat. Essential habitat is defined as being within one-half mile of mountains with a 20% slope or greater. Under this criteria, the :subject property is either outside this area or near the assumed 0.5 mile habitat -modeled boundary. As previously described, there are existing and approved (recorded final tract maps) developments located between the subject property and hillside lands with a 20% or greater slope. ' However, according to the Draft Recovery Plan, even when finalized, the Final Recovery Plan will not require any party to undertake any specific action. The Plan does not affect private land. The Final Recovery Plan is primarily prepared for purposes of federal action and is not binding on local agencies. Because the content of the Final Recovery Plan is not currently known, it is not possible, at this / /G a S' Resolution 19917 Page 6 Page 6 of 9 TTM 29632 and Case No. 5.0845 - PD-262 Resolution for the City Council Meeting of October 4, 2000 point, to speculate as to whether or not the proposed project will be inconsistent with the Final Recovery Plan. Pursuant to CEQA Guidelines Section 15145, further discussion of this impact is inappropriate. On September 26, 2000 revised Essential Habitat Maps were reviewed and the subject property was not designated as Essential Habitat. The proposed Critical Habitat Designation has recently been released. Based upon a brief review of the proposed Critical Habitat Map at the FWS Public Hearing on July 20, 2000, the subject property is not within proposed critical habitat. Additionally, FWS has stated (July 5, 2000 Notice, and Ken Berg, Field Supervisior, July 20, 2000 Public Hearing Testimony) that critical habitat does not require landowners to carry out any special management actions or restrict the use of the land. No federal permits or funding are necessary for the project to proceed. Based upon the proposed Critical Habitat Map, it appears that this proposed action will have no effect on the subject property. The subject property is located in the center of the mouth of Palm Canyon, roughly midway between San Jacinto Mountains and Northern Santa Rosa Mountains. The property has existing development and a roadway located to the south (Andreas Ranch, Bella Monte, and the Pond Estate). To the north there is an existing golf course and two single family residential subdivisions (Milner Tract and Andreas Palms). The property to the east is currently being developed with a single family estate. These developments which are contiguous to the subject property extend from South Palm Canyon on the west to the Palm Canyon Wash on the east. While a portion of this area is currently vacant, existing, planned, and proposed projects in this area will preclude the use of the area as a viable and safe wildlife corridor. The design of the subdivision or type of improvements is not likely to cause serious public health problems. All proposed conditions of approval are necessary to ensure public health and safety including, but not limited to, the application of the Uniform Building Code Seismic Safety Standards, and the City of Palm Springs Fugitive Dust Control Ordinance. g. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. An equestrian easement with landscaping is proposed fronting on Acanto Drive. The property is also conditioned to provide a drainage easement for the established drainage pattern coming from Bella Monte, south of Acanto Drive. These required easements will alleviate any potential easement conflicts. /1d Resolution 19917 Page 7 Page 7 of 9 TTM 29632 and Case No. 5.0845 - PD-262 Resolution for the City Council Meeting of October 4, 2000 ' h. A nexus or rough proportionality have been established for requirement of dedication of additional right-of-way to the City or the off -site improvements as related to the tentative tract map. The property frontage will provide an equestrian path and landscaped area. The required improvements will provide safety benefits to the property owners and will aesthetically enhance the neighborhood. The Acanto Road right-of-way is designed in accordance with City plans and specifications and will transition to the existing private easement at a point easterly of the projects entry driveway. Section 7: Pursuant to Section 9403.00 of the Zoning Ordinance, 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 Planned Development District is authorized by the City's Zoning Ordinance and SP-1. The proposed Planned Development District (PD) will allow for an integrated subdivision. This will include: aesthetically compatible walls, guardhouse, landscaping, and an equestrian trail. The PD is the appropriate land use review for this development and was specifically defined in SP-1 as the appropriate land use entitlement permit. b. The use is necessary or desirable for the development of the community, is ' in harmony with the various elements or objectives of the General Plan, and is not detrimental to existing uses or to future uses specifically permitted in the zone in which the proposed use is to be located. The proposed project is consistent with land use designations in the General Plan and SP-1 and is similar to the previously approved Tentative Tract Map 20603, The project represents a reduced density from a previously approved subdivision, and is therefore within the density parameters of SP-1. If approved, the environmental and land use impacts have been fully disclosed in the previous FEIR and the MND. The project is consistent with the General Plan, SP-1 and zoning designations. There will be no incompatibility with the existing land use in the vicinity because the areas to the north, east and west are included in SP-1 and are also designed for single family residential development. The area to the south is a 45 lot single family, subdivision with lots ranging in size from 25,000 to 29,600 square feet. Homes are primarily one-story but several homes have partial two-story elements. Adjacent homes located at the northeast corner are on lots ranging from 15,000 to 21.000 square feet and are limited in height to approximately 18 ft. Based upon this relationship, the proposed 22 ft. high structures could affect views from adjoining properties. Considering lot sizes and setbacks, and proposed pad elevations, this height difference will not cause a significant land use incompatibility or impact The current proposal is within all development parameters previously analyzed and , approved in the FEIR and MND. 'Thus, the type of development: proposed is suitable for the site. C. The site is adequate in size and shape to accommodate said use, including yards, setbacks, walls or fences, landscaping, and other features required in order to Ito Id 7 Resolution 19917 Page 8 Page 8 of 9 TTM 29632 and Case No. 5.0845 - PD-262 Resolution for the City Council Meeting of October 4, 2000 adjust said use to those existing or permitted future uses of land in the neighborhood. Bergheer California has submitted an application for Tentative Parcel Map 29632 and Case No. 5.0845 - PD-262 requesting the entitlement of subdividing an existing 25.01 acre, SP-1 zoned lot into forty-eight (48) single family residential lots. The lots average 18,500 square feet with the smallest lot being 17,355 square feet and the largest lot being 24,772 square feet. The property is zoned SP-1 and the property is designated for up to 55 dwelling units. The General Plan designation is SP-1. Specific Plan implementation is to be by planned development district and subdivision maps. Access to the property is from a single gated entry on Acanto Drive, which is projected to be a fifty (50) foot collector on the General Plan. The gated entry feature includes a guardhouse and landscaping. Existing improvements consist of a 2-lane undivided, unstriped roadway. Internal circulation consists of a series of streets and cul-de-sacs. Roadways, landscaping, drainage features, the guardhouse/entry lot and the equestrian trail will be privately maintained. The PD is requesting minor adjustments to the R-1-13 property development standards as follows: 1) guesthouse setback reductions of five (5) feet into the required front yard setback of twenty-five (25) feet. This request would be on an individual lot basis as guesthouses are optional. 2) Maximum building height of twenty-two (22) feet above approved grading plan pad elevations (single story houses only). 3) The perimeter wall along Acanto Drive, adjacent to the horse trail, is proposed to be six (6) to eight (8) feet high with the eight (8) foot high section to be no more than 40% of the total length of the Acanto wall frontage. The remaining perimeter is proposed to have walls of six (6) feet in height. All other property development standards for the R-1-B zone will be complied with. These modifications are consistent with the SP-1 and are minor adjustments to existing property development standards. A similar, fifty-five (55) lot residential subdivision was previously approved by the City Council on this site on November 3, 1993. d. That 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. The proposed project is forecast to generate 480 additional daily trips, (ADT's). This volume of traffic would not create traffic congestion in that the current Level of Service (LOS) is "A" the least impacted designation for traffic volume. The adjacent existing and proposed street network have adequate capacity to handle anticipated traffic volumes. The project would not create traffic hazard problems based upon the judgment of the Director of Planning and Building and the City Engineer. South Palm Canyon Drive and Acanto Drive are the ingress and egress streets. Therefore, there is no potential for a significant effect on the environment due to problems associated with access. Circulation within the project site will be adequate based upon the judgment of the City Engineer and the Department of Planning and Building. The circulation /I& e. Resolution 19917 Page 9 Page 9 of 9 TTM 29632 and Case No. 5.0845 - PD-262. Resolution for the City Council Meeting of October 4, 2000 pattern will provide adequate emergency access and access to nearby uses. Parking associated with the project is in compliance with the Zoning Ordinance and therefore there is no potential for a significant affect on the environment. The proposed residential project will not result in increased traffic hazards in that the City Engineer and Planning staff have reviewed the site plan for traffic safety. There will be no conflicts with adopted policies supporting alternative transportation. The proposed project is located in an urbanized area of the City with existing street access. That the conditions to be imposed and shown on the approved site plan are deemed necessary to protect the public health, safety, and general welfare and may include minor modifications of the zone's property development standards. All proposed conditions of approval are necessary to ensure public health and safety including, but not limited Ito, the application of the Uniform Building Code Seismic Safety Standards, and the City of Palm Springs Fugitive Dust Control Ordinance. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council approves Tentative Tract Map 29632 and Case No. 5.0845 - PD-262 subject to those conditions set forth in the Exhibit A, as in file in the Office of the City Clerk, which are to be satisfied prior to the issuance of a Certificate of Occupancy unless otherwise specified. ADOPTED THIS4tlaay of October ., 2000. AYES: Members Jones, Oden, Reller-Spurgin and Mayor Blei_ndienst NOES: None ABSENT: None ABSTAIN: Member Hodges ATTEST: CITY OF PALM SPRINGS BY: City Clerk City Manager /� Reviewed and Approved as to Form: (/ /oo 9 R19917 Page 9a w 0 z Q U VICINITY MAP LA VERNE w z w \ J Q � O w o r w J O 1 AVE. GRX, f- Q TR AI l w BOGERT ACANTO CITY OF CASE No. TTM 29632 5.0845 PD-262 APPLICANT BERGHEER CALIFORNIA r N.T.S. PROJECT __LOCATION .At R PALM SPRINGS DESCRIPTION APPLICATION FOR A SUBDIVISION OF A 25.01 ACRE PARCEL INTO 48 SINGLE FAMILY RESIDENTIAL LOTS, R-1-13 ZONE; SECTION 35. V Resolution 19917 Page 10 RESOLUTION NO. 19917 EXHIBIT A TTM 29632 and Case No. 5.0845 - PD-262 Acanto Drive Approximately 1320 Feet East of South Palm Canyon Drive October 4, 2000 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 Ibe in a form approved by the City Attorney. PLANNING: 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. 1a. 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 29632 and Case No. 5.0845 - PD-262. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to 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 developer shall be responsible for compliance with the State Endangered Species Act and Federal Endangered Species Act prior to the issuance of grading permits, if deemed necessary by the applicable resource agencies. 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 ,food cause. 4. The appeal period for TTM 29632 and Case No. 5.0845 - PD-262 and application is 15 calendar days from the date of project approval. Permits will not be issued until the appeal period has concluded. / lm Af Resolution 19917 Page 11 Page 2 of 14 TTM 29632 and Case No. 5.0845 - PD 262 a Exhibit A — Conditions of Approval October 4, 2000, City Council 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 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. 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 prior to 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 CC&R's by the City Attorney. 12. 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. 13. All materials on the flat portions of the roof shall be earth tone in color. 1601110 Resolution 19917 Page 12 Page 3 of 14 TTM 29632 and Case No. 5.0845 - PD 262 Exhibit A — Conditions of Approval October 4, 2000, City Council ' 14. 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. 15. The applicant shall submit an interior street study to staff with a twenty-four (24) foot wide street pattern throughout the development and if approved by the City Engineer, Fire Marshall, and Planning Director the street widths shall be modified as part of the final map. 16, Perimeter walls shall be designed, installed and maintained in compliance with the corner cutback requirements as required in Section 9302.00.D. 17. The design, height, texture and color of buildings, fences and walls shall be submitted for review and approval prior to issuance of building permits. A. A restudy of the guardhouse shall be submitted. The architecture shall be related to the architectural style of the development. 18. The street address numbering/lettering shall not exceed eight inches in height. ' 19. That low profile and glare protected lights shall be installed on each side of the driveway entrance located on Acanto Drive. 20. 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 114% 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. 21, 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. 22, Trash cans shall be screened from view and kept within fifty (50) feet of the street. 1404 '0131 Resolution 19917 Page 13 Page 4 of 14 TTM 29632 and Case No. 5.0845 - PD 262 Exhibit A — Conditions of Approval October 4, 2000, City Council 23. The project is located in an area defined as having an impact on fish and wildlife as defined in Section 711.4 of the Fish and Game Code, there a fee of $1250.00 plus an administrative fee of $50.00 shall be submitted by the applicant in the form of a money order or a cashier's check payable to the Riverside County Clerk prior to Council action on the project. 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. 24. Manufacturer's cut sheets of all exterior lighting (landscaping, and entry area) shall be submitted for approval prior to final map approval. 25. Texture, materials, and colors to be used on the proposed fences and walls shall be submitted for review and approval prior to issuance of building permits. 26. Vehicles associated with the construction of the proposed development including company vehicles or employees vehicles shall not be permitted to park off the proposed building site unless a parking management plan has been approved. 27. The applicant shall dedicate a 20' easement and construct a 15' wide equestrian trail between the property line and Lots 1,2,3 and 4. Design and details shall be submitted with the final Planned Development plans. The equestrian trail shall be separated from Lots 1,2,3 and 4 by a landscaped area. A minimum 15' decomposed granite trail, landscape, fencing and signing shall be provided. 28. Final development plans shall be prepared in accordance with the Mitigation Monitoring Program for Canyon Redevelopment Plan and the Canyon Park Resort and Spa Specific Plan/EIR. Prior to approval of the Final PD and Final Tract Map, a comprehensive mitigation monitoring report consistent with the Monitoring Program shall be prepared and approved by the Director of Planning and Zoning. The City shall be reimbursed for the cost of preparation and/or review of said report. Refer to City Council Resolution NO. 17598 certifying the Final EIR for the Canyon Redevelopment Plan and Canyon Park Resort and Spa Specific Plan for specific details. All Mitigation measures, where applicable, shall be adopted as conditions of approval. The following measures are highlighted for convenience: a. Prior to final project acceptance including approval of the final map or planned development district, the City shall establish a formula for the applicant's payment of their "fair share" of the costs of the matters listed below, and applicant shall pay fees pursuant to the formula or post such security as the City Attorney shall determine is appropriate. The fair share formulas shall be based on data developed by City or its consultants to determine the applicants proportionate responsibility for providing the specified public improvements, and for producing affordable housing, based upon the benefits received by the project and/or impacts caused by the project. The costs shall include not only construction costs, but also design, engineering and other similar costs, as well as City administrative costs including the costs of developing the fair -share formula. Fair -share formulas shall be developed for the following matters: /6A 3 y Resolution 19917 Page 14 Page 5 of 14 TTM 29632 and Case No. 5.0845 - PD 262 Exhibit A — Conditions of Approval October 4, 2000, City Council i. Funding of site acquisition and construction of a fire station providing adequate fire protection services to the project site and vicinity. ii. Funding of site acquisition and construction of affordable housing meeting the goals of the City's Housing Element. See ,'Section 5-10 (5-184) Jobs and Housing for specific mitigation measures. hi. Funding of construction of off -site roadway improvements and signals as shown in Table 5.14 of the Canyon Redevelopment Plan and the Canyon Park Resort and Spa Specific Plan Final Environmental Impact Report. b. Appropriate removal and recompaction of surface soils in areas to support structures will mitigate potential settlements. Building sites planned within the alluvial areas shall be evaluated by the soil engineer for settlement potential during detailed geotechnical studies for design of structures, with respect to the specifics of proposed structure locations, soil conditions, foundation loads, etc. A final soils report shall be submitted with the detailed development plans (grading and structural) for the project. C. All outdoor lighting constructed on the project site shall be directed at the ' ground to prevent unnatural lighting from interfering with the activity of nocturnal animals that live in the surrounding natural areas. Exceptions to this condition shall be limited to accent landscape and architectural lighting. All lighting which directly illuminates hillsides and was areas shall be prohibited. This condition shall be included in the CC&R's. d. The applicant and the building contractor shall halt grading or any other construction activity in the immediate vicinity immediately if archaeological resources are uncovered during grading. The applicant andfor contractor shall notify the City and Tribal Council in writing and shall summo a qualified archaeologist to determine the significance of uncovered archaeological resources and appropriate mitigation measures. Due to the historical sensitivity of the area, a tribal representative and /or a qualified archaeologist monitor shall be present during all rough grading operations. A written report shall be provided to the City outlining the nature of any resources found on -site, disposition, etc. At the end of construction, a written report shall be provided summarizing resources found (if any) and if any additional work is needed. , POLICE DEPARTMENT: 1404 35_ Resolution 19917 Page 15 Page 6 of 14 TTM 29632 and Case No. 5.0845 - PD 262 Exhibit A — Conditions of Approval October 4, 2000, City Council 29. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal Code. WASTE DISPOSAL SERVICES: 30. 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: 28. Prior to any construction on -site, all appropriate permits must be secured. FIRE: 31. Construction Requirements - Construction shall be in accordance with the 1998 California Fire Code, 1998 California Building Code, 1996 National Electrical Code, City of Palm Springs Fire Protection Master Plan Vol. II, City if Palm Springs Ordinance 1570, Desert Water Agency requirements, NFPA 13A, 13D (Modified), plus UL/CSFM listings and approvals. 32. Emergency Access Roads - Fire Department Access Roads shall be provided and maintained in accordance with the 1998 California Fire Code, Article 9, Section 902. 33. Access Road Dimensions - Fire apparatus access roads shall have an unobstructed width of not less than 20;' and an unobstructed vertical clearance of not less than 14'6". 34. Road Construction - Fire department access roads shall be all weather driving and support a minimum weight of 67,500 lbs. 35. Turning Radius - Turning radius shall be not less than 43' from centerline. 36. Cul-De-Sac - Cul-de-Sac streets shall be designed with a minimum turning radius of 43 feet on center. 37. Construction Site Guard - A construction site guard is required for combustible construction. The guard shall remain intact until buildings are stuccoed or covered and secured with lockable doors and windows. 38. Construction Site Fencing - Construction site fencing required per City of Palm Springs Ordinance 1570. Fire department access gates shall be at least 14' in width and equipped with a frangible chain and padlock. 39. Premises Identification - Premises identification shall be in accordance with 1998 California Fire Code, Article 9, Sec. 901.4.4 and 1998 California Building Code, Chapter 5. Contact building official. /LA 134 Resolution 19917 Page 16 Page 7 of '14 TTM 29632 and Case No. 5.0845 - PD 262 Exhibit A — Conditions of Approval October 4, 2000, City Council 40. Access For Firefighting Equipment - Access for fire fighting equipment shall be provided to the immediate job site at the start of construction and maintained until all construction is complete. 41. Water Company Requirements - Water supplies and fire hydrants shall be in accordance with 1998 California fire Code, Article 9, Sec. 903, and Desert Water Agency specifications. 42. Mandatory Fire Sprinklers - Project is beyond 5 minute response time from closest fire station and therefore requires an Automatic fire extinguishing system with 24 hour monitoring per the City of Palm Springs Fire Protection Master Plan Vol. II< City of Palm Springs Ordinance 1570, and NFPA 13D ( Modified). 43. Smoke Detectors - Provide Residential Smoke Detectors to protect all sleeping areas in accordance with the 1998 California Building Code, Chapter 3, Section 310.9. Installation and acceptance testing by building official. 44. Further Comments - Further comments as conditions warrant. 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. STREETS Any improvements within the street right-of-way require a City of Palm Springs Encroachment Permit. 2. Submit street improvement plans prepared by a Registered Civil Engineer to the Engineering Department. 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. All agreements and improvement plans approved by City Engineer, IF applicable. /GA 37 Resolution 19917 Page 17 Page 8 of 14 TTM 29632 and Case No. 5.0845 - PD 262 Exhibit A — Conditions of Approval October 4, 2000, City Council C. Proof of processing dedications of right-of-way, easements, encroachment agreements/licenses, covenants, reimbursement agreements, etc. required by these conditions. ACANTO DRIVE * Condition #7 is to be deferred by covenant. 3. Half -street right-of-way is required to an ultimate width of 40 feet from the west property line of the tract to the west property line of Lot 1 of said tract and shall be offered via an irrevocable offer of dedication to the City of Palm Springs. Acceptance of the right-of-way shall be at such time as the ultimate roadway improvements are contemplated as determined by the City Engineer. 4. Half -street right-of-way is required to an ultimate width of 34 feet from the east property line of the tract to a point 42 feet west of the west property line of Lot 2 and shall be offered via an irrevocable offer of dedication to the City of Palm Springs. Acceptance of the right-of-way shall be at such time as the ultimate roadway improvements are contemplated as determined by the City Engineer, 5. Half -street right-of-way is required to a variable width from 34 feet wide at a point 42 feet west of the west property to 40 feet wide at the southwest corner of Lot 1 and shall be offered via an irrevocable offer of dedication to the City of Palm Springs. Acceptance of the right-of-way shall be at such time as the ultimate roadway improvements are contemplated as determined by the City Engineer. 6. Construct a 6 inch curb and gutter, 4 feet NORTH of centerline from the east tract property line to 600 feet westerly per City of Palm Springs Standard Drawing No. 200. 6A. Construct a 6 inch curb and gutter transition from 600 feet west of the east property line to the east side of the main entry and continue with 6 inch curb and gutter, 32 feet north of centerline from the west side of the main entry to the west property line with a 35 foot radius curb return at the west side of the intersection of Acanto Road and the Main Entry per City of Palm Springs Standard Drawing No. 200. *7. 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. 8. Construct both halves of an 8 foot cross gutter and spandrel at the intersection of Lot "H" and ACANTO DRIVE with a flow line parallel to the centerline of ACANTO DRIVE in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 9. Construct a curb ramp meeting current California State Accessibility standards at the NORTHEAST AND NORTHWEST corners of ACANTO /1.h038 Resolution 19917 Page 18 Page 9 of 14 TTM 29632 and Case No. 5.0845 - PD 262 Exhibit A — Conditions of Approval ' October 4, 2000, City Council DRIVE AND THE MAIN ENTRANCE per City of Palm Springs Std. Dwg. Nos. 212 and 212A. 10. Construct a minimum pavement section of 3 inch asphalt concrete pavement over 6 inch aggregate base with a minimum subgrade of 24 inches at 95% relative compaction, OR equal, from edge of proposed gutter to centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110. The pavement section shall be designed, using "R" values, by a licensed Soils Engineer and submitted to the City Engineer for approval. Construct an approximately 100 foot long pavement taper from 'the end of the curb at the west property line westerly to the existing edge of pavement (approximately 30 feet from south line of Section 35). ON -SITE STREETS (PRIVATE) 11. All on -site cul-de-sacs shall be constructed in accordance with City of Palm Springs Standard Drawing No. 103, curb portion only. 12A. All on -site knuckles shall be constructed in accordance with City of Palm Springs Standard Drawing No. 104. 12. Construct a minimum pavement section of 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, from edge of proposed clutter to edge of proposed gutter along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110. The pavement section shall be designed, using "R" values, by a licensed Soils Engineer and submitted to the City Engineer for approval. 13A. Construct a minimum pavement section of 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, from edge of proposed gutter to edge of proposed barrier curb at the median island along that portion of the street frontage in accordance with City of Palm Springs Standard Drawing No. 110. The pavement section shall be designed, using "R" values, by a licensed Soils Engineer and submitted to the City Engineer for approvadl. 13. Construct a six (6) inch wedge curb in all areas except where hydrology requires an eight (8) inch curb. All curbs are subject to approval by the City Engineer. 15. Construct both halves of a 6 foot cross gutter and spandrel at the intersection of Lots "B"and "E" and Lot "C" with the flow line parallel to the centerline of Lot "C" in accordance with City of Palm Springs Standard Drawing No. 200 and 206. , 15A. Construct both halves of a 6 foot cross gutter and spandrel at the intersection of Lots "C" and "G" and Lot "F with a flow line parallel to the centerline of Lot 1404 a ? Resolution 19917 Page 19 Page 10 of 14 TTM 29632 and Case No. 5.0845 - PD 262 Exhibit A — Conditions of Approval October 4, 2000, City Council "F" in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 16. The driveway approaches shall be constructed in accordance with City of Palm Springs Standard Drawing No. 201 and have minimum widths of 10 feet. MAIN ENTRANCE ROAD 17. The following requirements for a gated entry shall be met to provide adequate setbacks and turning movements for vehicles entering the primary parking facilities of this project: mechanism A. Provide a minimum curb cut of 60 feet B. Provide a minimum 50 foot setback to the access gate control C. Provide a turnaround after the mechanism for vehicles unable to enter the project E. Security gates closer than 50 feet from the access street will require a minimum of 14 feet clear width. Gates beyond 50 feet from the street will require a minimum of 12 feet width. SANITARY SEWER 18. Connect all sanitary facilities to the City sewer system. Lateral shall not be connected at manhole. 19 Dedicate an easement to the City of Palm Springs for sewer and public utility purposes with right of ingress and egress for the 10 inch diameter sewer trunk main in Lots "H", "C", "F" and "I". 20. Developer shall construct a 10 inch diameter sewer main along the Acanto Drive frontage from Main Entry to east property line. 21. Developer shall construct 8 inch diameter sewer mains 5 feet from and parallel to the centerline of all on -site street easements. A 10 inch diameter sewer main shall be constructed 5 feet from and parallel to the centerline of Lots "H", "C', and "F'(west of Lot "C"). The 10 inch diameter sewer shall connect via the existing easement from Lot "I" to the existing sewer manhole located in Palm Canyon Drive South approximately 129 feet south of the centerline intersection of Bogert Trail and Palm Canyon Drive South and into the 10 inch diameter sewer main being constructed in Acanto Drive. 22. Developer may enter into a reimbursement agreement for that portion of the 10 inch diameter sewer main which is off -site. /" ya Resolution 19917 Page 20 Page 11 of 14 TTM 29632 and Case No. 5.0845 - PD 262 Exhibit A — Conditions of Approval October 4, 2000, City Council 23. Developer shall pay the sewer assessment fee of $146.19 per lot. GRADING 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. 27. Submit a Grading Plan prepared by a Registered Professional to the Engineering Department for plan check. Grading plan shall be submitted to the Planning Department for comments prior to submittal to the Engineering Department. 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 Planning Department 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. 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. 28. Drainage swales shall be provided adjacent to all curbs and sidewalks - 3' wide and 6" deep - to keep nuisance water from entering the public streets, roadways, or gutters. 29. Developer shall obtain a General Construction Activity Storm Water Permit from the State 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. 30. 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. Resolution 19917 Page 21 Page 12 of 14 TTM 29632 and Case No. 5.0845 - PD 262 Exhibit A — Conditions of Approval October 4, 2000, City Council 31. A soils report prepared by a licensed Soils Engineer shall be required for and incorporated 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 Department along with plans, calculations and other information subject to approval by the City Engineer prior to the issuance of the grading permit. 32. Contact the Building Department to get PM10 requirements prior to request for grading permit. ❑:71nl�el� 33. 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. Design of the basin outlet shall be within the existing drainage easement (Lot D, Tract 16149). Calculations shall include outlet Q and capacity of existing drainage control channel. 33A. The Storm flows shall be conducted through the project via underground pipes. The size of the storm drain pipes shall be as per the hydraulic design in the report to be submitted with the grading plans. 34. The storm drain infrastructure shall be maintained by the Home Owners Association. 35. The tract shall be subject to all conditions of Riverside County Flood Control and Water Conservation District stated in their letter dated Jan. 24, 1985. GENERAL 36. Any utility cuts in the existing off -site pavement made by this development shall receive trench replacement pavement to 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. 37. All proposed utility lines on/or adjacent to this project shall be undergrounded prior to issuance of a Certificate of Occupancy. 38. 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 Department prior to issuance of the certificate of occupancy. /LA yt Resolution 19917 Page 22 Page 13 of 14 TTM 29632 and Case No. 5.0845 - PD 262 Exhibit A — Conditions of Approval October 4, 2000, City Council , 39. The developer is advised to contact all utility purveyors for detailed requirements for this project at the earliest possible date. 40. 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. 41. 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 42. The 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 Department. 43. 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. I TRAFFIC 44. The developer shall provide a minimum of 48 inches of sidewalk clearance around all street furniture, fire hydrants and other above -ground facilities for handicap accessibility. The developer shall provide same through dedication of additional right-of-way and widening of the sidewalk or shall tie responsible for the relocation of all existing traffic signal/safety light poles, conduit, pull boxes and all appurtenances located on the ACANTO DRIVE frontage of the subject property. 45. Striping plans are to be prepared and submitted along i with street improvement plans for review and approval by the City Engineer. 46. Street name signs shall be required at each intersection in accordance with City of Palm Springs Standard Drawing Nos. 620 through 625. 47. 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: NW Corner of Acanto Drive and the Main Entrance 48. The developer shall install a 16,000 lumen high pressure sodium vapor safety street light with glare shield on a marbelite, pole on the NORTHWEST corner of MAIN ENTRANCE and ACANTO DRIVE with the rnast arm over 44 H 3 Resolution 19917 Page 23 Page 14 of 14 TTM 29632 and Case No. 5.0845 - PD 262 �I Exhibit A — Conditions of Approval October 4, 2000, City Council ACANTO DRIVE. The pole and luminaire shall be furnished by the developer. 49. 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. 50. This property is subject to the Transportation Uniform Mitigation Fee based on the RESIDENTIAL SINGLE FAMILY DETACHED ITE Code B land use. /W W