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HomeMy WebLinkAbout19928 - RESOLUTIONS - 10/18/2000 RESOLUTION NO. 19928 OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA,APPROVING, SUBJECT TO THE CONDITIONS STATED, CASE NO. 5.0757 (CHANGE OF ZONE) AND TENTATIVE TRACT MAP NO. 28668, APPLICATIONS BY EDITH A. TOOR FORA REQUEST TO CHANGE THE EXISTING ZONING ON 4.48 GROSS ACRES OF LAND FROM 0-20 (OPEN LAND - ONE UNIT PER 20 ACRES)TO R-1-A(SINGLE FAMILY RESIDENTIAL ZONE) AND FOR A SIX (6) LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION ON 4.48 GROSS ACRES OF LAND, WITH LOTS RANGING IN SIZE FROM 0.567 TO 0.9 ACRES, LOCATED WEST OF ROSE AVENUE AND NORTH OF STEVENS ROAD, 0-20 ZONE, SECTION 10, AND MAKING FINDINGS IN SUPPORT THEREOF. ------------- WHEREAS, Ms. Edith A.Toor, (the"applicant") has filed applications with the City pursuant to Section 9407.00 of the Zoning Ordinance for a proposed Change of Zone of 4.48 gross acres of land from 0-20 (Open land - one residential unit per 20 acres of land) to R-1-A (Single Family Residential Zone - 20,000 square foot minimum lot size) and the Palm Springs Municipal Code Section 9.60 for Tentative Tract Map No. 28668 for a proposed 6-lot single-family residential subdivision on 4.48 gross acres of land, both located west of Rose Avenue and north of Stevens Road, 0-20 zone, Section 10; and WHEREAS, the applicant has filed Case No. 5.0757 (Change of Zone) and Tentative Tract Map No. 28668 with the City and has paid the required filing fees; and WHEREAS, said applications were submitted to appropriate agencies as required by the subdivision requirements of the Palm Springs Municipal Code, with the request for their review, comments and requirements; and WHEREAS, notice of public hearing of the Planning Commission of the City of Palm Springs to consider Applicant's application for Case No. 5.0757 (Change of Zone) and Tentative Tract Map No. 28668 was given in accordance with applicable law; and WHEREAS, on August 23, 2000 and continued to September 13, 2000, a public hearing on the applications for Case No. 5,0757 (Change of Zone) and Tentative Tract Map No. 28668 was held by the Planning Commission in accordance with applicable law; and WHEREAS, on September 13, 2000, the Planning Commission voted to recommend approval (5-0; one abstention, one absent) to the City Council of Tentative Tract Map No. 28668 and Change of Zone 5.0757 through adoption of its Resolution No. 4709; and WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to consider Applicant's application for Case No. 5.0757 (Change of Zone)and Tentative Tract Map No. 28668 was given in accordance with applicable law; and WHEREAS, pursuant to Government Code Section 66452.3, City staff prepared a written report for the City Council with the Planning Commission recommendation that the proposed subdivision, Tentative Tract Map No. 28668 and Change of Zone 5.0757 be Ayem R19928 Page 2 approved, and that a copy of that report was served upon the subdivider along with recommended conditions of approval at least three (3) days prior to the alforementioned meeting; and ' WHEREAS, on October 18, 2000, a public hearing on the applications for Case No. 5.0757 (Change of Zone) and Tentative Tract Map No. 28668 was held by the City Council in accordance with applicable law; and WHEREAS,the proposed Case No. 5.0757(Change of Zone)and Tentative Tract Nlap No. 28668 is considered a "project" pursuant to the terms of the California Environmental Quality Act (CEQA); and a Mitigated Negative Declaration has been prepared for this project and has been distributed for public review and comment in accordance with CEQA; and WHEREAS, pursuant to Government Code Section 66412.3,the Planning Commission has previously considered and the City Council has independently considered the effect of the proposed Change of Zone,Case No. 5.0757, and the proposed subdivision,Tentative Tract Map No. 28668, 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 City's obligation pursuant to its police powers to protect the public health, safety and welfare; and WHEREAS, at the conclusion of its public hearing on October 18, 2000, the City Council approved Case No. 5.0757 (Change of Zone) and Tentative Tract Map No. 28668 subject to the findings herein and conditions as stated in Exhibit A; 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 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 Guidelines. The Planning Commission has previously reviewed and considered and the City Council has independently reviewed and considered the information contained in the Mitigated Negative Declaration and finds that it adequately discusses any 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 change of zone and 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 Section 3: Pursuant to Government Code Section 65567, the City Council finds that the proposed change of zone and subdivision and the provisions for its / � � W R19928 Page 3 design and improvements are compatible with the objectives policies and federal land use provided in the City's local open space plan; and Section 4: Pursuant to Section 94.07.00 of the Palm Springs Zoning Ordinance, the City Council finds that with the incorporation of those conditions attached in Exhibit A: a. The proposed Change of Zone is in conformity with the General Plan Map and Report. The proposed 6 lot single family residential subdivision will be located on a site which is designated L2 (Low Density Residential -2 dwelling units max. per acre) pursuant to the General Plan Land Use Map, but is currently zoned 0-20 (Open Land -one residential dwelling unit per 20 acres) by the Zoning Ordinance. The proposed change of zone from 0-20 to R-1-A will provide consistency with the current General Plan designation for the property. b. The subject property is suitable forthe uses permitted in the proposed zone, in terms of access, size of parcel, relationship to similar or related uses, and other considerations deemed relevant by the Commission and Council. The subject site consists of approximately 4.48 gross acres of land on a site currently zoned 0-20 (Open Space - one residential unit per 20 acres) pursuant to the Official Zoning Map of the City of Palm Springs, but has a designation of L2 (Low Density Residential -2 dwelling units maximum per acre) pursuant to the City of Palm Springs General Plan Land Use Map. The objective of the L2 General Plan Designation is to allow for various types of low-density residential development, including traditional single family homes, as contemplated for this subdivision in the future. The proposed density and lot sized contemplated per Tentative Tract Map No. 28668 will comply with the density provisions specified for the L2 zone per the General Plan and comply with all applicable property development criteria pursuant to Section 92.01.00 (R-1 Zone) of the Zoning Ordinance. Access to the proposed subdivision will be provided from Rose Avenue, an existing private street east of the proposed subdivision, and via a 36-foot wide access easement across adjacent private property. Properties to the north, south and east are currently zoned R-1-A or R-1-C and have a General Plan designation of L2, consistent with the site in question, while property to the west (to the base of the San Jacinto Mountains) is zoned 0- 20 with a General Plan designation of L2. The development of six future single family residences on the property as proposed is consistent with the development pattern and densities established in immediately surrounding areas. C. The proposed Change of Zone is necessary and proper at this time, and is not likely to be detrimental to the adjacent property and residents. The proposed Change of Zone from 0-20 to R-1-A is necessary to initiate future development of six single family residences on the 4.48 gross acre site and to provide consistency with the existing General Plan Designation of L2. Again, the development of six future single family residences on the property as proposed is consistent with the development pattern and densities established in immediately surrounding areas. I Ve. 3 9928 :ge 4 Section 5: 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 is consistent with the applicable general and specific ' plans. The proposed subdivision map is consistent with the density, goals, policies and objectives for low density residential development established within the City of Palm Springs General Plan. b. The design or improvements of the proposed subdivision are: consistent with the General Plan. The proposed subdivision map implements design strategies and policies as referenced in the City of Palm Springs General Plan for low-density residential development. G. The site is physically suitable for the type of development contemplated by the proposed subdivision. The site is currently vacant and consists of slope conditions that average approximately 10 percent. Native scrub vegetation exists in areas on site where the ground level soil conditions can support plants. Numerous outcrops of boulders exist across the property. The Zoning Ordinance requires a minimum lot size of 20,000 square feet and minimum width and depth dimensions of 120 feet. The proposed 6-lot subdivision is located on 4.48 gross acres of [arid with the smallest lot being 0.567 acres, or 24,700 ' square feet. The minimum lot width and depth dimensions are being shown on all lots within the subdivision. When applying the hillside development standards to the project, and with the recommended Conditions of Approval specified in this Resolution, the subdivision meets all applicable development criteria specified for the R-1-A zone in the Zoning Ordinance, as is contemplated under the associated Change of Zone application. Therefore, the site is physically suitable for the type of development contemplated by the proposed subdivision. d. The site is physically suitable for the proposed density of development contemplated by the proposed subdivision. Again, the site is currently vacant and consists of slope conditions that average approximately 10 percent. Native scrub vegetation exists in areas on site where the ground level soil conditions can support plants. Numerous outcrops of boulders exist across the property. The proposed subdivision is within an 0-20 zoning classification and designated L2 by the City of Palm Springs General Plan. According to the General Plan, a low density development not to exceed 2 units per acre should be provided on the property. The associated Change of Zone request from 0-20 to R-1-A would allow for lots of a minimum size of 20,000 square feet to be created on the subject property, consistent with the proposed Tentative Tract Map No. 28668 and consistent with the density provisions specified for the ' property, per the L2 parameters of the General Plan. The proposed subdivision has a density of approximately 1.34 units per gross acre. Surrounding land uses include single family residential development to the north and east. Vacant land exists to the south and west. Given these R19928 Page 5 facts, the site is physically suitable for the proposed density of development contemplated by the proposed subdivision. e. The design of the subdivision or improvements is not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. An environmental assessment has been conducted in regards to the proposed subdivision and it was determined, with the recommended mitigations incorporated by reference into the attached Conditions of Approval (Exhibit A), 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 subdivision has been designed to minimize potential safety issues by allowing for a vehicular access of appropriate width and grades, with passing and turnaround capabilities for emergency vehicles, as well as an on-site retention area capable of retaining excess runoff associated with the future development of the subdivision. The proposed single family residential use 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 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 on all surrounding streets or access to utilities required to serve the subdivision and the immediate area. 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 off-site improvements,which are required by the Zoning Ordinance, are related to the project to provide needed services and access for future residents of the site and will benefit the public at large. Currently, the subject property is vacant and therefore no usage of the roads, sidewalks and utilities is generated from the subject property. The required improvements will provide safety benefits to the property owners and will aesthetically enhance the neighborhood. Section 6: Pursuant to Government Code Section 66474.6, the City Council has determined that the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board. R19928 Page 6 NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council hereby approves Case No. 5.0757 (Change of Zone) and Tentative Tract Map No. 28668 to the City Council, subject to those conditions set forth in Exhibit A, which are to be ' satisfied prior to recordation of a final map or the issuance of a Certificate of Occupancy, unless other specified. ADOPTED this 18th day of October 2000. AYES: Members Hodges, Jones, Oden and Mayor pro tem Reller-Spurgin NOES: None ABSENT: Mayor Kleindienst ABSTAIN: ATTEST: CITY OF PALM SPRINGS, CALIFORNIA City Clerk City Manager REVIEWED AND APPROVED AS TO FORM: iY .— R19928 Page 7 RESOLUTION NO. EXHIBIT A Case No. 5.0757 (Change of Zone) Tentative Tract Map No. 28668 Edith A. Toor West of Rose Avenue, North of Stevens Road October 18, 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,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. 1 a. 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 No.5.0757 and Tentative Tract Map No. 28668. 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 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; therefore 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 /y-4,s8 R19928 Page 8 Clerk with the Notice of Determination. Action on this application shall not be final until such fee is paid. 3. The mitigation measures of the environmental assessment shall apply and are ' incorporated into these conditions by reference. 4. Minimum building setbacks for future development within the subdivision shall conform to the development standards of the R-1-A zone, Section 9201.00 of the Zoning Ordinance. Future development of the lots is also subject to the provisions of Sections 9313.00 (Hillside Developments) and 9404.00 (Architectural Approval). 5. 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. 6. 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. 7. 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. 8. The applicant prior to issuance of building permits shall submit a diraft 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 shall include provisions for maintenance of all common lot areas and easements rand sewer and water pump stations (if applicable) within and serving the subdivision. The applicant shall submit to the City of Palm Springs, a deposit in the amount of $ 2,000.00, for the review of the CC&R's by the City Attorney. It is recommended that the CC&R's include the following parameters relative to access from Coronado Avenue: — The current Rose Hill Association entry gate should be replaced with a new more formal structure and be subject to review and approval of the Director of Planning and Building and the City Engineer prior to recordation of the Final Map; The property owner(s) shall be included within and therefore participate in the costs associated with street maintenance on a pro rata basis with other lots covered by the Homeowners Association; — The applicant shall pay the Rose Hill Association a sum agreed to between ' the two parties for a fair share of the cost of the new gate and related expense; R19928 Page 9 Any final grading plan within the subdivision shall be reviewed by the Rose Hill Association prior to the submittal of Final Grading plans to the City; — Architectural approval of any homes within the subdivision from the Rose Hill Association shall be secured prior to submittal of conceptual plans to the City; and Any construction within the new subdivision shall be restricted in terms of hours (8:00 a.m. to 5:00 p.m. - Monday through Friday), noise control and dust control. In the event construction traffic must use Rose Avenue and/or Coronado Avenue, the developer shall be responsible for repairing any resulting road damage. 9. If applicable, the final design of any vehicle gate and landscaping adjacent to the main entrance to the subdivision shall be reviewed and approved by the Director of Planning and Building prior to the issuance of a grading permit for the subdivision. The design shall incorporate turnaround capabilities outside the gate pursuant to applicable City Standards. 9A. Grading of individual lots and/or pads is not permitted in conjunction with this subdivision. Grading associated with each individual lot within the subdivision and future residences thereon are subject to the architectural approval process specified in Section 9404.00 of the Zoning Code. The CC&R's for the project shall indicate these restrictions, to the satisfaction of the City Attorney and the Director of Planning and Building. 9B. If possible,the ultimate street width of the private street serving the subdivision shall be reduced to the satisfaction of the Fire Marshal, the City Engineer and the Director of Planning and Building. 9C. The developer of each single family residence shall construct a 6' high decorative fence or wall around the north, west, and south project perimeter to create a barrier between the project and undeveloped properties. In the event there is evidence that bighorn sheep are entering the subject property the City may require each homeowner to increase perimeter fence and/or wall height to 8' or more. The fence or wall shall be increased in height within one year upon written notice by the Director of Planning and Building. This condition shall be incorporated into the project CC&R's. POLICE DEPARTMENT: 10. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal Code. BUILDING DEPARTMENT: 11. Prior to any construction on-site, all appropriate permits must be secured. FIRE DEPARTMENT: 12. Construction shall be in accordance with the 1998 California Fire Code, 1998 California Building Code, 1996 National Electrical Code, City of Palm Springs Al R19928 Page 10 Ordinance 1570, Desert Water Agency requirements, NFPA 13D (Modified), 1997 Urban Wetland Interface Code plus UL and CSFM listings and approvals. 13. Fire Department access roads shall be provided and maintained in accordance with , the 1998 California Fire Code, Article 9, Section 902. 14. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 14 feet, 6 inches in accordance with 1998 California Fire Code, Article 9, Section 902.2.2.1 and City of Palm Springs Ordinance 1570. 15. Fire apparatus access roads shall be designed and constructed as all weather capable, and able to support a fire truck weighing 67,000 pounds per 1£198 California Fire Code, Article 9, Section 902.2.2.2 and City of Palm Springs Ordinance 1570. 16. The turning radius of fire apparatus access roads shall be a minimum of 43 feet from centerline in accordance with 1998 California Fire Code, Article 9, Section 902.2.2.3 and City of Palm Springs Ordinance 1570. 17. Dead-end fire apparatus roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. The approved turn around radius shall be a cul-de-sac with a minimum turning radius of 43 feet from centerline. Refer to 1998 California Fire Code, Article 9, Section 902.2.2.4 and City of Palm Springs Ordinance '1570. 18. Required width of a fire apparatus access road shall not be obstructed in any ' manner, including parking of vehicles. Minimum required widths and clearances established under 1998 California Fire Code, Article 9, Section 902.2.2.1 shall be maintained at all times and be in accordance with 1998 California Fire Code,Article 9, Section 902.2.4.1 and City of Palm Springs Ordinance 1570. 19. Entrances to roads, trails, or other accessways which have been closed with gates and barriers in accordance with Section 902.2.4.2 shall not be obstructed by parked vehicles 20. Premises identification shall be in accordance with 1998 California Fire Code, Article 9, Section 901.4.4 and 1998 California Building Code, Chapter 5. Contact Building Official. 21. Construction site fencing shall be required per City of Palm Springs Ordinance 1570. Construction site Fire; Department access gates shall be at least 14 feet in width and equipped with a frangible chain and lock. 22. Provide a water tender equipped with hoses and adjustable spray nozzles capable of reaching all areas of the construction site until functional fire hydrants and standpipes are installed. Contact this office regarding fire hydrant requirements. Contact Building Official. 23. Where underground water mains are to be provided, they shall be installed, ' completed, and in service with fire hydrants or standpipes located as directed by this office, but not later than the time when combustible materials may be delivered to the construction site. Contact Building Official and this office. 1y(0461 R19928 Page 11 24. Water supplies and fire hydrants shall be in accordance with 1998 California Fire Code, Article 9, Section 903.4, including Appendix III-B and Desert Water Agency specifications. 25. Free access from the street to fire hydrants and to outside connections for standpipes, sprinklers, or otherfire extinguishing equipment, whether permanent or temporary, shall be provided and maintained at all times. 26. A complete Automatic Fire Extinguishing System equipped with 24 hour monitoring is required in accordance with 1998 California Fire Code, Article 10, Section 1003, 1998 California Building Code, Chapters 3, 4, 5, 9, 10, City of Palm Springs Ordinance 1570 and NFPA 13D (Modified). Upgraded construction not accepted in lieu of a fire sprinkler system. 27, Further comments to follow upon a detailed submittal of plans. ENGINEERING DIVISION: The Engineering Division recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances: The following exceptional items shall be provided with the subsequent development of the subject property. A. The developer shall submit a stamped an updated, signed hydrology study, inclusive of street capacity, to the City Engineer with the first submittal of a precise grading plan. Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS 1. Any improvements within the street right-of-way require a City of Palm Springs Encroachment Permit. PRIVATE STREET (LOT "A" AND EASEMENT ACROSS AP#505-044-016) 2. Dedicate an easement for sewer and public utility purposes with right of ingress and egress over the private street (Lot "A"). Dedicate an easement for public utility purposes with right of ingress and egress across the south 36 feet of AP#505-044-016. Dedicate a 20 foot wide sewer and drainage easement across the south 15 feet of AP#505-044-014. 2A. The 36 foot wide easement across the south portion of AP # 505- 044-016 to be used for ingress, egress, and public utilities and the 20 foot wide easement for sewer and drainage across the south R19928 Page 12 portion of AP # 505-044-014 shall be recorded prior to or simultaneously with the Final Map. Developer shall provide confirmation, in the form of written evidence, ' to the City Engineer that the proposed lots have rights of access across the private portion of Rose Avenue to the public right-of-wary. 2B. If an easement across APN 505-044-014 can not be obtained, the sewer easement shall go in the easement for public utility and ingress and egress across APN 505-044-016. The storm flows shall go into the retention basin which shall have a secondary overflow outletting into the existing natural flow line. The developer may request that the City proceed with the eminent domain process to acquire a 20 foot wide easement along the south property line of APN 505-044-014. The developer is responsible for all costs relating to said process. 3. Submit street improvement plans prepared by a Registered Civil Engineer to the Engineering Division. The plan(s) shall be approved by the City Engineer prior to issuance of any grading or building permits. Minimum submittal shall include the following, IF applicable: A. Copy of signed Conditions of Approval from Planning ' Department. B. All applicable agreements and improvement plans approved by City Engineer, IF applicable. C. Proof of processing dedications of right-of-way, easements, encroachment agreements/licenses, covenants, reimbursement agreements, etc. required by these conditions. 4. Construct a EI inch wedge curb and gutter, 18 feet both sides of centerline along the entire frontage to Rose Avenue, with a 25 foot radius curb return at the intersection with Rose Avenue per City of Palm Springs Standard Drawing No. 200. 5. Construct the NORTH AND SOUTH halves of a 6 Ifoot cross gutter and spandrel at the intersection of ROSE AVENUE and PRIVATE STREET with a flow line parallel to the centerline of(ROSE AVENUE in accordance with City of Palm Springs Standard [:hawing No. 200. 6. DELETED 7. Construct a curb ramp meeting current California State Accessibility ' standards at the NORTHWEST AND SOUTHWEST corners of the intersection with Rose Avenue per City of Palm Springs Std. Dwg. Nos. 212 and 212A. IsAo3 R19928 Page 13 8. 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 gutter along the entire frontage to the intersection with Rose Avenue in accordance with City of Palm Springs Standard Drawing No. 110 and 304 The pavement section shall be designed, using"R"values, by a licensed Soils Engineer and submitted to the City Engineer for approval. SANITARY SEWER 9. Connect all sanitary facilities to the City sewer system. Lateral shall not be connected at manhole. 10. Developer shall construct an 8 inch sewer main across the entire Private Street frontage in accordance with the Master Plan of Sewers and connect to the existing sewer system at the intersection of Rose Avenue and the easterly terminus of the 20 foot wide sewer and drainage easement along the south side of AP# 505-044-014 via a new manhole in the existing sewer main on Rose Avenue. 11. All sewer mains constructed by the developer and to become part of the City sewer system shall be televised by the developer prior to acceptance of said lines. 12, Submit sewer improvement plans prepared by a Registered Civil Engineer to the Engineering Division. The plan(s) shall be approved by the City Engineer prior to issuance of any grading or building permits. Minimum submittal shall include the following: A. Copy of signed Conditions of Approval from Planning Department. B. Proof of processing dedications of right-of-way, easements, encroachment agreements/licenses, covenants, reimbursement agreements, etc. required by these conditions. C. Sewer Study/Report, IF required by these conditions. GRADING 13. 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. 14. Submit a Grading Plan prepared by a Registered Professional to the �I Engineering Division for plan check. Grading plan shall be submitted to the Planning Department for comments prior to submittal to the Engineering Division. The Grading Plan shall be approved by the City Engineer prior to issuance of any grading or building permits. /f j U9928 Page 14 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. 15. Drainage swaales 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. 16. 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. 17. A soils report, including slope stabilization analysis, 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 Division along with plans, calculations and other information subject to approval by the City Engineer prior to the issuance of the grading permit. 18. Contact the Building Department to get PM10 requirements prior to request for grading permit. DRAINAGE 19. The developer shall accept all flows impinging upon his land and conduct these: flows to an approved drainage structure. 20. The project is subject to flood control and drainage! implementation fees. The acreage drainage fee at the present time is $9,212.00 per acre per Resolution No. 15189. Fees shall be paid (prior to issuance of a building permit. GENERAL 21. 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 R19928 Page 15 Springs Standard Drawing No. 115. Pavement shall be restored to a smooth rideable surface. 22. All proposed utility lines on/or adjacent to this project shall be undergrounded prior to issuance of a Certificate of Occupancy. 23. All existing utilities shall be shown on the grading/street plans. The existing and proposed service laterals shall be shown from the main line to the property line. The approved original grading/street plans shall be as-built and returned to the City of Palm Springs Engineering Division prior to issuance of the certificate of occupancy. 24. The developer is advised to contact all utility purveyors for detailed requirements for this project at the earliest possible date. 25. The developer shall take every precaution needed to 'Protect -in- Place"any existing Whitewater Mutual Water Company water line(s) that may traverse his project. 26. 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. 27. All proposed trees within 10 feet of the sidewalk and/or curb shall have City approved deep root barriers installed per City of Palm Springs Engineering specifications. MAP 28. 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 Division. 29. The existing lots or parcels shall be divided. The developer shall submit a Tract Map prepared by either a Registered Civil Engineer or a Licensed Land Surveyor to the Engineering Division. This condition shall be complied with before issuance of grading or building permits. TRAFFIC 30. 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 be responsible for the relocation of all existing traffic signal/safety light poles, conduit, pull boxes and all appurtenances located on the PRIVATE STREET frontage of the subject property. I � �o� R19928 Page 16 31. A 30 inch "STOP" sign and standard "STOP BAR" and "STOP LEGEND" shall be installed per City of Palm Scorings Standard Drawing Nos. 620-626 at the following locations: SW Cor. of Rose Avenue and Private Street 32. 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 Californna, Department of Transportation, "MANUAL OF TRAFFIC CONTROLS FOR CONSTRUCTION AND MAINTENANCE WORK ZONES"dated 1990, or subsequent additions in force at the time of construction. 33. This property os subject to the Transportation Uniform Mitigation Fee based on the RESIDENTIAL SINGLE FAMILY DETACHED ITE Code B land use. R19928 VICINITY MAP Page 17 rroj�c1" copowvo �OCA11ON ® AVENUE STEVENS f'.OAP > CAMINO NOI2TE fl NOp,TE 7- lu VIA LA5 p�1L pAL > o UP v > CAMINO 5Uf? vv LOT LOT 2 CO:ONAPO z AV�NU� LoT LOT Q 3 6 MI CITY OF PALM SPRINGS CASE NO. TTM 28668 DESCRIPTION TENTATIVE TRACT MAP CHAN6E OF ZONE 5.0757 APPLICA71 N fO 773-PIVIPE -t.48 ACPE5 APPLICANT E171TNA. 1001' INTO61ESInENTIA� IOT5ATTHE 5OUTHM51 COPNEP OF COPONAPO AVE. & f:05E AVE., 0-20 ZONE, 5ECTION 10.