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HomeMy WebLinkAbout20263 - RESOLUTIONS - 1/16/2002 RESOLUTION NO. 20263 ' OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING CASE 5.0866-PD-267 FOR A PLANNED DEVELOPMENT DISTRICT, ARCHITECTURAL APPROVAL,AND TENTATIVE TRACT MAP TTM-30054 FOR A GATED 238-UNIT SINGLE FAMILY RESIDENTIAL DEVELOPMENT LOCATED NORTHEAST OF THE INTERSECTION OF SUNRISE WAY AND SAN RAFAEL DRIVE, ZONE R-1-C ,AND 0-5, SECTION 35. WHEREAS, The Burnett Companies ("Applicants") filed an application with the City pursuant to Sections 9403.00 and 9402.00 of the Zoning Ordinance for a Planned Development District and Preliminary Development Plan fora 238-unit single family residential project forthe property located northeast of the intersection of Sunrise Way and San Rafael Drive,Zone R-1-C,Section 35; and WHEREAS, an the applicant has filed an application with the City pursuant to Section 9.62.00 et. seq. of the Municipal Code for Tentative Tract Map 30054 (TTM 30054)for the subdivision of a 61.9 acre parcel into a 238 numbered lots and 22 lettered lots; and WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to consider an application for a Tentative Tract Map, Architectural Approval and a Planned Development District 5.0866-PD-267 (PD 267)was issued in accordance with applicable law, ' and WHEREAS,said Planned Development District,Architectural Approval and Tentative Tract Map were submitted to appropriate agencies as required bythe subdivision requirements of the Palm Springs Municipal Code, with the request for their review, comments and requirements; and WHEREAS, on December 12, 2001, a public hearing on the application for TTM 30054 and PD 267 was held by the Planning Commission in accordance with applicable law; and WHEREAS, the Planning Commission 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 written and oral testimony presented and then voted to recommend that the City Council approve said project; and WHEREAS, on January 16, 2002, a public hearing on the application for a TTM 30054 and PD 267 was held by the City Council in accordance with applicable law; 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 written and oral testimony presented. Resolution 20263 Page 2 THE CITY COUNCIL HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to CEQA, the City Council finds that, with the incorporation of 1 proposed mitigation measures, potentially significant environmental impacts resulting from this project will be reduced to a level of insignificance and therefore recommends adoption of a Mitigated Negative Declaration for the project. Section 2: Pursuant to Zoning Ordinance Section 9402.00, the City Council finds that: 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. Pursuant to the Zoning Ordinance, cluster residential development (single family residences) is a permitted use within the R-1-C and 0-5 zones. b. The said use is necessary or desirable for the development of the community, and is in harmony with the various elements or objectives of the General Plan, and is not detrimental to the existing or future uses specifically permitted in the zone in which the proposed use is to be located. The proposed project consists the subdivision of 61.9 acres into 238 lots and the development of a 238 unit,one and two story,detached single family residential project. The use is consistent with the objectives of the General Plan, and numerous improvements, including two recreation areas have been proposed in conjunction with 1 the subject application(s). These recreation areas would feature free-form resort style swimming pools, pas, sun decking, shade arbors and restroom buildings and drinking fountains. The project also features pedestrian pathways and active and passive recreation areas. The project will therefore not be detrimental to the existing or future uses permitted in the zone in which the use is located. C. The site for the intended use is adequate in size and shape to accommodate said use, including yards, setbacks, walls or fences, landscaping and other features required in order to adjust said use to those existing or permitted future uses of land in the neighborhood. This Planned Development District application proposes to provide specific development standards for the project as well as a preliminary development plan as provided for by Zoning Code Section 9403.00.Approval by the Planning Commission and City Council of the preliminary development will constitute approval of the Preliminary Planned Development District. �5C Z. 1 Resolution 20263 Page 3 Pursuant to the R-1-C zone, Section 92.01.01.D.10 of the Zoning Ordinance, in order to encourage a more creative approach in the development of land and to allow for ' more usable open space areas, large scale residential developments may be permitted on site of not less than four and one half acres of land. The land is required to developed as an integrated) unit, conforming to density and all other property development standards except that lot area, lot dimensions, and yards may be modified to allow"cluster"and" ow"housing:provided the overall development equals the general quality of development in this zone. A number of facts exist in support of this application for PD-267, including the irregular crescent shape of the parcel in question, the provisions for common area improvements with 6.6 acres of devoted to open space and amenities, the private streets proposed as part of this project, and the proposed traffic calming. The proposed 20'parkway along Sunrise Way combine with the 15'minimum rear yard setbacks will produce a building setback of 35'along Sunrise Way,which is consistent with development in the area, most notably the Coyote Run Apartments. A prohibition of two-story units both within 200 feet of the adjacent R-1 zone boundary to the south and in locations visible from the exterior of the project, in consistent with the provisions of the General Plan and the Zoning Ordinance. The 200' setback distance is the standard unit of measurement required between 2 story buildings in higher density zones, such as the R-2 zone and existing single story residences located in the R-1-C zone. Therefore, the site is adequate in size and shape to accommodate the proposed uses, and the proposed project is within allowable density of the R-1-C zone. d. The site for the proposed use relates to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use. The proposed project will contribute to improvement of the existing street system that will serve the site, and with said improvements, the public street system will be adequate to carry the type and quantity of traffic to be generated by the proposed use. e. The conditions to be imposed are deemed necessaryto protectthe public health,safety and general welfare, of the existing neighborhood in which this project is situated. The conditions imposed are necessary to bring the project into compliance with applicable zoning, building, and other regulations to protect the public health, safety, and general welfare of the existing neighborhood in which this project is located. Section 3: Pursuant to 9.62.010 of the Palm Springs Municipal Code and Section 92.01.00 et. sec. of the Zoning Ordinance, the City Council finds that: a. The proposed Tentative Tract Map is consistent with all applicable general and specific plans. The proposed Tentative Tract Map is consistent with the goals and objectives of the L-4 Low Density Residential,General Plan designation which governs the subject property as well as all property adjacent to the subject site. I SC3 Resolution 20263 Page 4 b. The design and improvements of the proposed Tentative Tract Map are consistent with the R-1-C zone in which the property is located. The proposed project is consistent with existing development in the immediate vicinity , of the proposed project, particularly the existing single story residences and mobile home park located to the south and the existing two-story multi family residential development located directly to the west of the property. C. The site is physically suited for this type of development. The project site is level and each lot contains adequate developable building area. There are no bodies of water, ravines,or significant topographic features on the subject property. d. The site is physically suited for the proposed density of development. City zoning criteria for the R-1-C and 0-5 zone encourage and allow for a more creative approach in the development of land,which allows for more usable open space areas. Pursuant to Section 92.01.00 of the Zoning Ordinance, large scale residential developments may be permitted on sites of not less than four and one half acres of land.The land is required to developed as an integrated unit,conforming to density and all other property development standards except that lot area,lot dimensions,and yards may be modified to allow"cluster'and"row'housing: provided the overall development equals the general quality of development in this zone. The proposed project will allowfor a housing opportunity which provides common open space amenities, private street and smaller lot sizes.This type of housing product does not currently exist in the community and will provide needed housing product within the community. The General Plan Designation of L4 permits establishes a threshold density of 3 dwelling units per acre and a maximum of 4 dwelling units per acre. The proposed density of 3.9 dwelling units per acre is within the allowable range of density. Thus, the site is physically suited for the proposed number of lots, and the density of the subdivision is consistent with the General Plan. The proposed project which incorporates a more creative approach in the development of land and allows for more usable open space areas is consistent with the provisions of the zoning ordinance. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The Initial Study prepared for the project determined that the project is adjacent to existing developments to the west and south. Through the implementation of the proposed mitigation measures any environmental impacts regarding animal or plant life will be reduced to a level of less than significant. There are no bodies of water on the subject property and therefore no fish will be disturbed. Resolution 20263 Page 5 f. The design of the subdivision or 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 design of the subdivision will not conflictwith easements for access through or use of the property. A number of easements,transect the property; however,the proposed subdivision will not interfere with these easements. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council hereby approves Case No. 5.0866-PD-267;the related architectural application; and Tentative Tract Map 30054, subject to those conditions set forth in the attached Exhibit A, which are to be satisfied prior to the issuance of building permits unless otherwise specified. ADOPTED this 16th day of January, 2002. AYES: Members Mills, Oden, Reller—Spurgin and Mayor Rleindienst NOES: None ABSENT: None ABSTENTIONS: None EST: �ry CITY OF PALM SPRINGS, CALIFORNIA 4L ty Clerk City Manager REVIEWED AND APPROVED AS TO FORM I sc .� Resolution 20263 Page 6 EXHIBIT A CASE 5.0866-PD PRELIMINARY PLANNED DEVELOPMENT DISTRICT (PD #267) ' TENTATIVE TRACT MAP 30054 THE BURNETT COMPANIES CONDITIONS OF APPROVAL January 16, 2002 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. PLANNING DEPARTMENT: 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 5.0866-PD 267 and TTM 30054. 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 further indemnification hereunder, except, the City's decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. 2. If, within two (2) years after the date of approval by the city council of the preliminary development plan, the final development plan, as indicated in Section 94.03.00(I), has not been approved by the planning commission,the procedures and actions which have taken place up to that time shall be null and void and the planned development district shall expire. Extensions of time may be allowed for good cause. 1 Resolution 20263 Page 7 3. The final development plans shall be submitted in accordance with Section 9403.00 of the Zoning Ordinance. Final construction plans shall include site plans, building elevations, floor plans, roof plans, grading plans, fence plans, entry plans, landscape ' plans, irrigation plans, exterior lighting plans, sign program, mitigation monitoring _ program, site cross sections, property development standards, street improvement plans and other such documents as required by the Planning Commission. Final construction plans shall be submitted within two years of the Planning Commission approval. 4. 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. The applicant shall submit to the City of Palm Springs, a deposit in the amount of $5,000 for the review of the CC&R's by the City Attorney. 5. The project shall be developed in two phases. A. Phase 1 shall include completion of the specific requirements of the subdivision including all street improvements, and all off-site improvements. These improvement shall include improvements of Sunrise Way. B. Phase 2 shall include the residences and on site amenities, including tot lots, pools spas and other passive and active recreation areas. Phasing of amenities shall be concurrent w1h construction of adjacent residential units. Phase 2 ' includes site plans, roof plans, floor plans, exterior building elevations, landscape plans (front yards only), irrigation plans exterior lighting plans, etc., for all single family residences. 6. Final landscaping, irrigation, exterior lighting, and fencing plans for each phase shall be submitted for approval by the Department of Planning and Building prior to issuance of a building permit/construction permits. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. A substantial windbreak shall be provided in the rear yards along the northern and eastern project perimeters, using trees and shrubs. The windbreak shall be installed as residential phases are developed. 7. The project is subject to the City of Palm Springs Water Efficient Landscape Ordinance. The applicant shall submit an application for Final Landscape Document Package to the Director of Planning and Building for review and approval prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements. 8. 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. Resolution 20263 Page 8 9. All roof mounted mechanical equipment shall be screened from all possible vantage points both existing and future per Section 9303.00 of the Zoning Ordinance. The screening shall be considered as an element of the overall design and must blend with ' the architectural design of the building(s). The exterior elevations and roof plans of the buildings shall indicate any fixtures or equipment to be located on the roof of the building, the equipment heights, and type of screening. Parapets shall be at least 6" above the equipment for the purpose of screening 10. No exterior down spouts shall be permitted on any facade on the proposed building(s) which are visible from adjacent streets or residential and commercial areas. 11. The design, height, texture and color of building(s),fences and walls shall be submitted for review and approval prior to issuance of building permits. 12. The street address numbering/lettering shall not exceed eight inches in height. 13 An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00, Outdoor Lighting Standards, shall be submitted for review and approval by the Director of Planning & Building prior to the issuance of building permits. Manufacturer's cut sheets of all exterior lighting shall be submitted to and approved by the Director of Planning and Building prior to issuance of',a building permit. If lights are proposed to be mounted on buildings, down-lights shall',be utilized. 14. The detention basins shall be fully landscaped and designed to provide passive recreation opportunities, to the extent possible. 15. Plans meeting City standards for approval on the proposed trash and recyclable materials enclosure shall be submitted prior to issuance of a building permit. For single ' family residences, cans must be located with 50' of the street. For the common areas, trash enclosures shall be required in each recreation area. 16. Details of pool fencing (materials and color)and equipment area shall be submitted with final landscape plan. 17. Handicapped accessibility shall be indicated on the site plan to include the location of handicapped parking spaces,the main entrance to the proposed pool structure and the path of travel to the main entrance. Consideration shall be given to potential difficulties with the handicapped accessibility to the building due to the future grading plans for the property. 18. Common areas pool hours shall be restricted between the hours of 10 pm to 7 am. 19 The maximum building height shall be 24'.A maximum of 35% of the units (83) may be two-story. 20. The windows of the second story units shall be oriented away from the living space of adjoining areas. i 21 Two-story units shall be located a minimum of 200' from the existing adjacent R-1-C residences to the south. All two-story units shall be located so that they are not located on the southern or western perimeter of the planned development and are prohibited adjacent to Sunrise Way (lots#47-71 and 1,,24), and adjacent to existing development to the south (lots # 76-81, or with alternative entry plan lots #72-7 and 78-80). ' Resolution 20263 Page 9 22. The entry plan for both project entries shall be refined to provide adequate improvements and provide additional details as part of the Final Planned Development plans. ' 23. The "Alternative Entry" design shall be the preferred entry design for the southern project entry. 24. Front yards shall be fully landscaped prior to issuance of a certificate of occupancy. The developer shall be responsible for completed front yard landscape, irrigation and exterior lighting plans. In addition, rear and side yards shall be landscaped within 90 days of occupancy per the CC&R's. The HOA will be responsible for enforcement of this requirement. 25. The project shall incorporate decorative safety lighting at all Sunrise Way entries. 26. Entry gate areas shall have decorative safety lighting. 27, Project setbacks shall be as follows: Front yard setback - 5' for side entry garages and residence; 20' for front loaded garages; Side yard setback - 5` and Rear yard setback- 15'. 28. The minimum house size shall be 1,650 square feet, with a mix of housing sizes up to 2,700 square feet. Larger residences may be permitted as long as the building footprint ' is consistent with setback and lot coverage requirements. 29. All proposed single family residences shall be submitted for Planning Commission approval, subject to Condition #3. A fee to $225 per typical model shall be paid upon submission of final development plans. 30. The maximum lot coverage shall be 45% of the net lot area. 31. Final wall plans shall be required as part of the Final Development Plans. All walls shall be decorative. Perimeter walls along Sunrise Way may be constructed on a berm a maximum of one foot (1') high and shall be six feet (6) in height. Walls along the north and east perimeter of the site with a maximum height of seven feet (7') shall be permitted. MITIGATION MEASURES 1 Cut and fill quantities will be balanced onsite. 2 Any construction equipment using direct internal combustion engines shall use a diesel fuel with a maximum of 0.05 percent sulfur and a four-degree retard. 3 Construction operations affecting offsite roadways shall be scheduled by implementing traffic hours and shall minimize obstruction of through-traffic lanes. Resolution 20263 Page 10 4 The use of energy efficient street lighting land parking lot lighting (high pressure sodium vapor lights) shall be considered onsite to reduce emissions at the power plant serving the site. , 5 Remove sand and repair any damages to surrounding properties caused by sand and wind erosion. 6 Project grading shall be phased consistent with the development phases forthe project. This grading requirement shall be verified by the City Building Official prior to the issuance of grading permits. 7 The project applicant shall pay its fair share financial contribution to implement a traffic signal at the intersection of San Rafael Drive and Sunrise Way. The fair share contribution shall be determined by the City Engineer. Payment of the required fees shall be made prior to issuance of grading permits, and shall be verified by the Director of Planning and Building. 8 The street improvement plans for the proposed project shall include appropriate markings in the east-west direction through the intersection of San Rafael Drive and Sunrise Way to provide additional guidance to drivers. Incorporation of these traffic mitigation features shall be verified by the City Engineer prior to approval of street improvement plans. 10 All construction vehicles or equipment, fixed or mobile, operated within 1,000 feet of a dwelling shall be equipped with properly operating and maintained mufflers. This requirement shall be shall be included on the contractor specifications and shall be verified by the Building Official. 11 Stockpiling and/or vehicle staging areas shall be located onsite and as far as practical ' from sensitive noise receptors, i.e., residential areas. This requirement shall be shall be included on the contractor specifications and shall be verified by the Building Official. 12. The proposed project includes the implementation of a landscape plan as conceptually depicted on Exhibit 5. The landscape concept includes drought-tolerant plants for landscaping and turf areas would be limited to areas to be used for active recreation. The final landscape plan shall be reviewed and approved by the Director of Planning and Building. BUILDING 1. Prior to any construction on-site, all appropriate permits must be secured. ENGINEERING The Engineering Division recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances: Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. PHASE 1 ' Resolution 20263 Page 11 STREETS 1. Dedicate an easement for sewer and public utility purposes with right of ingress and egress over the private streets. The easement shall be the width of the travel way from _ back of curb to back of curb and provide City with key or card (whatever access mechanism is used) for access to the development for sewer maintenance purposes. SUNRISE WAY NORTH 2. Dedicate an additional right-of-way of 10 feet from the south property line of the tract to the required cul-de-sac(see COA#3) to provide the ultimate half street width of 50 feet along the entire frontage. 3. Developer shall apply for the vacation of Sunrise Way North (80 feet wide) from North/South alignment to east terminus (east property line of project). Developer shall be responsible for final resolution of all utilities, demolition of all existing improvements, reconstruction of affected intersecting streets and coordination of improvements with adjacent property owners, if applicable, for the street vacation. All agreements and improvement plans relative to the above mentioned items shall be approved by the City Engineer prior to the submittal of the street improvement plans. 4. The temporary cul-de-sac approximately 300 feet north of the Main Entry centerline shall be constructed in accordance with City of Palm Springs Standard Drawing No. 101. 5. Submit street improvement plans prepared by a Registered Civil Engineer to the Engineering Division. The plan(s) shall be submitted to the City Engineer prior to issuance of any grading or building permits. Plans shall be approved prior to the issuance of Building Permits Minimum submittal shall include the following: A. Copy of signed Conditions of Approval from Planning Department. B. Street Vacation plat and all 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. 6. The main entrance to the project shall match centerlines with the existing entrance to the Coyote Run Apartments on the west side of Sunrise Way North. 7. Dedicate a 20 foot wide sidewalk/bikepath easement along the entire project frontage on Sunrise. 8. Any improvements within the street right-of-way require a City of Palm Springs Encroachment Permit. Work shall be allowed according to Resolution 17950 - Restricting Street Work on Major and Secondary Thoroughfares. 9. Construct an 8 inch curb and gutter, 43 feet EAST of centerline along the entire frontage, with a 35 foot radius curb return BOTH SIDES OF THE MAIN ENTRY and GOLDEN SANDS ENTRY of the subject property per City of Palm Springs Standard Drawing No. 200A. Resolution 20263 Page 12 10. Construct the NORTH AND SOUTH halves of an 8 foot cross gutter and spandrel at the intersection of SUNRISE WAY NORTH and MAIN ENTRY and GOLDEN SANDS ENTRY with a flow line parallel to the centerline of SUNRISE WAY NORTH in accordance with City of Palm Springs Standard Drawing Nos. 206 and 207. 11. Rights of vehicular access along the Sunrise Way North frontage (excluding those portions of"H" Street and Golden Sands)shall be dedicated to the City of Palm Springs on the Final Map. 12. Construct a 10 foot wide MEANDERING combination sidewalk and bicycle path along the entire SUNRISE WAY NORTH frontage. The construction shall be with colored Portland Cement concrete. The admixture shall be Palm Springs Tan, Desert Sand, or approved equal color by the Engineering Division. The concrete shall receive a broom finish. 13. Construct a curb ramp meeting current California State Accessibility standards at the BOTH SIDES OF THE MAIN ENTRY and GOLDEN SANDS ENTRY of the subject property per City of Palm Springs Std. Dwg. Nos. 212 and 212A. 14. Construct a 14-foot wide landscaped, raised median island as specified by the City Engineer from the south property line at Sunrise Way North to north terminus of Sunrise Way North. Provide left and right turn pockets, as required, at all intersections. The length of the turn pockets shall be determined per Caltrans Highway Design Manual Sec 405 and be approved by the City Engineer. (Developer shall annex the median islands if a city-wide district is formed or available for maintenance of the future landscaped median islands and pay all associated fees prior to issuance of the grading or building permit). , 15. Construct a minimum pavement section of 5 inch asphalt concrete pavement over 4 inch aggregate base with a minimum subgrade of 24 inches at 95% relative compaction, OR equal, from edge of proposed gutter to proposed median curb or centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 345, The pavement section shall be designed, using "R" values, by a licensed Soils Engineer and submitted to the City Engineer for approval. ON-SITE STREETS (Private) "H" STREET 16. Construct a 6 inch curb and gutter, 10 feet BOTH SIDES of centerline (for landscaped median island) and 30 feet both sides of centerline from Sunrise Way North to the southeast end of the median island,with 35 foot radius curb returns at the Sunrise Way North intersection per City of Palm Springs Standard Drawing No. 200. Construct a turn around area between the card reader at the southeast end of the median island and the entry gates per gated entry requirements (see condition no. 47). 17 Construct a 6 inch curb and gutter, 20 feet BOTH SIDES of centerline along the entire frontage from the entry gates to the 'I' Street intersection, with 35 foot radius curb returns at the'I'Street intersection per City df Palm Springs Standard Drawing No. 200. 18. Construct pavement with 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 gutterto edge of proposed gutter Resolution 20263 Page 13 (excluding the median island) from Sunrise Way North to "I" Street. The pavement section shall be designed, using"R"values, by a licensed Soils Engineer and submitted to the City Engineer for approval. i - GOLDEN SANDS ENTRY 19. The alternate entry configuration for Golden Sands shall be required, such that the Golden Sands Entry more directly accesses the San Rafael Drive/Sunrise Way North intersection, as recommended by the traffic study for this development prepared by Wildan, dated August 2001. 20. The property owner shall enter into a reciprocal access agreement with the owner(s), master lease and all sub-leases of the Golden Sands Mobile Home Park and provide a copy of same to the City Engineer prior to issuance of building permit. 21. Construct a 6 inch curb and gutter, 18 feet NORTH AND SOUTH of centerline along the entire frontage, with 35 foot radius curb returns at the intersection of Sunrise Way North per City of Palm Springs Standard Drawing No. 200. 22. Construct a turn around area between the card reader at the entry gates per gated entry requirements (see condition no. 47). 23. 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. 24. 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 in accordance with City of Palm Springs Standard Drawing No. 110 and 300. The pavement section shall be designed, using"R"values, by a licensed Soils Engineer and submitted to the City Engineer for approval. ALL OTHER STREETS (Private) 25. The following traffic calming devices shall be incorporated into the on-site streets: Narrowed pavement'chokers'shall be provided at two locations on"C"and"M"Streets, and one location on"I"and"J"Streets, as approved by the City Engineer. Chokers shall be designed with a transition using 25 foot reverse curves and a 50 to 100 feet long, 24 foot wide(12 feet each side of centerline)narrowed travel way.The narrowed travel way shall be constructed with a colored or decorative Portland cement concrete section 6 inches thick as approved by the City Engineer. A traffic circle shall be provided at the easterly intersection of"J" Street and "I" Street. The traffic circle shall be designed using a 27 foot radius island and a 20 foot wide travel way around the traffic circle. The travel way throughout the traffic circle shall be constructed with a colored or decorative Portland cement concrete section 6 inches thick as approved by the City Engineer. The tentative tract map shall be modified to show the required traffic calming devices ' and shall include 'Special Street Sections' of each location. Resolution 20263 Page 14 26 Construct a 6 inch curb and gutter, 18 feet on both sides of centerline along the entire frontage, with a 25 foot radius curb return at ALL INTERSECTIONS of the subject property per City of Palm Springs Standard Drawing No. 200. ' 27. All on-site cul-de-sacs shall be constructed in accordance with City of Palm Springs Standard Drawing No. 103, curb portion only. 28. Construct a 6 foot cross gutter and spandrel at the intersection of all cul-de-sacs and on-site streets (where required)with a flow line parallel to the centerline of intersecting street in accordance with City of Palm Springs Standard Drawing Nos. 206 and 207, 29. All driveway approaches shall be constructed in accordance with City of Palm Springs Standard Drawing No. 201 and have minimum width of 10 feet. 30. Construct a minimum 5 foot wide sidewalk behind the curb along both sides of the entire frontages in accordance with City of Palm Springs Standard Drawing No. 210. 31. Construct a curb ramp meeting current California State Accessibility standards at all intersections of the subject property per City of Palm Springs Std. Dwg. Nos. 212 and 212A. 32. Construct a mid block Type B curb ramp per City of Palm Springs Std. Dwg. Nos. 213 and 212A or locate driveway approaches across the street from all cul-de-sacs to provide access to sidewalks on opposite side of street. 33. 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 in accordance with City of Palm Springs Standard Drawing No. 110 and 300. The pavement section shall be designed, using "R"values, by a licensed Soils Engineer and submitted to the City Engineer for approval. SANITARY SEWER 34 Connect all sanitary facilities to the City sewer system. Lateral shall not be connected at manhole. 35 Developer shall construct 8 inch sewer mains in all on-site streets in accordance with the Master Plan of Sewers and connect to the existing sewer system at Sunrise Way North and Golden Sands Entry and north end of Farrell Drive, 36. 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. 37. Submit sewer improvement plans prepared by a Registered Civil Engineer to the Engineering Division. The plan(s) shall be;,submitted for approval by the City Engineer prior to issuance of any grading premits. Minimum submittal shall include the following: A. Copy of signed Conditions of Approval from Planning Department. Resolution 20263 Page 15 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 38. 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. 39. 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. A PM 10 (dust control) Plan shall be submitted to and approved by the Building Division prior to approval of the grading plain. The Grading Plan shall be approved by the City Engineer prior to issuance of any grading permits. Minimum submittal includes the following: A. Copy of Planning Department comments regarding the grading plan. 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. 40. 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. 41. 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. 42. 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. ' 43. 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 Resolution 20263 Page 16 Division along with plans, calculations and other information subject to approval by the City Engineer prior to the issuance of the grading permit. 44. Contact the Building Department to get information regarding the preparation of the , PM10 (dust control) Plan requirements. 41. In cooperation with the Riverside County Agricultural Commissioner and the California Department of Food and Agriculture Red Imported Fire Ant Project, applicants for grading permits involving an engineered grading plan and the export of native soil from the site will be required to present a clearance document from a Department of Food and Agriculture representative in the form of an approved"Notification of Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1) or a verbal release from that office prior to the issuance of the City grading permit. The California Department of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert. (Phone: 760-776-8208) DRAINAGE 42. 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. 43. The project is subject to flood control and drainage implementation fees and/or construction of drainage facilities according to the approved Master Plan of Flood Control and Drainage. Validated costs incurred by the developer for design and construction of storm and/or drainage improvements adjacent to such development as shown in said Master Plan shall be credited toward the drainage fee otherwise due or in the event such cost exceeds the fee ,otherwise due, the City will enter into a reimbursement agreement with developer to reimburse him for such excess costs from drainage fees collected from other development. The acreage drainage fee at the present time is $ 6,511.00 per acre per Resolution No. 15189. This condition shall be complied with, to the satisfaction of the City Engineer, prior to filing any final map or issuance of the building permit. 44. The developer shall submit storm drain improvement plans to be reviewed in coordination with the Hydrology Study (dated March 12, 2001) by Riverside County Flood Control and Water Conservation District fortheir approval and the approval of the City Engineer. 45. Developer shall construct storm drain improvements, including but not limited to catch basins, storm drain lines, and outlet structures, for drainage of on-site streets into on- site retention basins, as described in the Hydrology Analysis for Tentative Tract Map 30054 by Hunsaker &Associates, dated March 12, 2001. ON-SITE 46. All centerline radii shall be a minimum of 130 feet. , Resolution 20263 Page 17 47. All on-site cul-de-sacs shall be constructed in accordance with City of Palm Springs Standard Drawing No. 103. curb portion only. 48. All standard knuckles shall be constructed per City of Palm Springs Standard Drawing _ No. 104. 49. The following requirements for a gated entry, if constructed, shall be met to provide adequate setbacks and turning movements for vehicles entering this project: A. Provide a minimum curb cut of 60 feet B. Provide a minimum 50 foot setback from curb face to the access gate control mechanism C. Provide a turnaround after the mechanism for vehicles unable to enter the project D. Provide a separate lane of ingress for residents. GENERAL 50. 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. 51. All existing and proposed utility Vines that are less than 35kV on/or adjacent to this project shall be undergrounded. The location and size of the existing overhead facilities shall be provided to the Engineering Division along with written confirmation from the involved utility company(s) that the required deposit to underground the facility(s) has been paid, prior to issuance of a grading permit. All undergrounding of utilities shall be completed prior to issuance of a Certificate of Occupancy. 52. 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. 53. The developer is advised to contact all utility purveyors for detailed requirements for this project at the earliest possible date. 54. 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. 55. All 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. Resolution 20263 Page 18 MAP 56. The Title Report prepared for subdivision guarantee for the subject property and the traverse closures forthe existing parcel and all lots created therefrom shall be submitted - with the Final Map to the Engineering Division. 57. The Title Report prepared for subdivision guarantee for the subject property and the traverse closures for the existing parcel and all areas of right-of-way or easement dedication shall be submitted to the City Engineer for review and approval with the Grant Deed. 58. The Final Map shall be prepared by a licensed Land Surveyor or qualified Civil Engineer and submitted to the Engineering Division for review. Submittal shall be made prior to issuance of grading or building permits. TRAFFIC 59. The developer shall provide a minimum of 48 inches of sidewalk clearance around all street furniture 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 SUNRISE WAY NORTH, MAIN STREETS and CUL- DE-SAC STREETS frontages of the subject property. 60. Install a four(4) way stop sign at the intersection of"C", "H", "I", and "J" Streets. Install a stop sign for egressing vehicles at Sunrise Way North and "H" Street. ' Install a stop sign for vehicles entering "C" Street at "B", "D", 'E", "F", and "G" Streets; for vehicles entering"M"Street at"J", "L", "N", "O", "P", "Q", unnamed street(cul-de-sac opposite Lot Q) and "R" Streets; and for vehicles entering "A" Street/Golden Sands at Lot S. 61. Design and install a traffic signal for the Sunrise Way North at San Rafael Road intersection. East-west approaches shall be split phased. A traffic signal plan shall be submitted and approved by the City Engineer. The signal shall be installed and functional prior to release of the 501h certificate of occupancy for this project. Developer may enter into a reimbursement agreement with owners of the 163 unit project proposed on the west side of Sunrise Way North for reimbursement of 40%of the cost of"the traffic signal design and construction. This is based on Aug. 2001 Traffic Study by Wildan. 62 The developershall replace all damaged ordestroyed traffic control devices and provide any new traffic control devices required by the City Engineer on the SUNRISE WAY NORTH frontage prior to issuance of a Certificate of Occupancy. 63. Golden Sands Street shall be striped to provide 1 combination left/through lane and a separate right turn lane (westbound) with "cat tracking" through the Sunrise Way intersection. 64. Street name signs shall be required at each,intersection in accordance with City of Palm ' Springs Standard Drawing Nos. 620 through 625. Resolution 20263 Page 19 65. The developer shall install a 9.500 lumen high pressure sodium vapor safety street light with glare shield on a marbelite pole on the northeast corner of SUNRISE WAY NORTH and "H" STREET with the mast arm over SUNRISE WAY NORTH. The pole and ' luminaire shall be furnished by the developer. 66. 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. 67. This property is subject to the Transportation Uniform Mitigation Fee based on the RESIDENTIAL SINGLE FAMILY DETACHED ITE Code B land use. FIRE 1. Construction Requirements: All Construction shall be in accordance with the 1998 California Fire Code,the 1997 Uniform Building Code,City of Palm Springs Engineering requirements, City of Palm Springs Fire Protection Plan, Vol ll, City of Palm Springs Ordinance 1570, Desert Water Agency specifications, NFPA Standards plus UL and CSFM listings. 2. Streets and Fire Lanes: Street construction, widths, turning radius' and cul-de-sacs shall be constructed in accordance with the 1998 California Fire Code,Article 9, City of Palm Springs engineering standards, 1997 California Building Code, and Palm Springs Ordinance 1570. 3. Fire Department Access: Minimum Fire Lane width shall be 20' unobstructed per the 1998 California Fire Code, Article 9. Vertical clearance shall not be less than 14'6". 4. Emergency access Gate Width: Minimum gate width shall be 14' unobstructed. 5. Second Fire Apparatus Access Gate: Provide Fire Department access gate at East end of project. 6 Construction Site Fencing Required: Construction site fencing required for new construction over 5,000 SF. Fencing shall remain intact until buildings are stuccoed or covered and secured with lockable doors and windows or until the Fire Marshall deems necessary. Provide 14'wide access gates equipped with changeable chains and locks. 7. Construction Site Guard: Construction site guard required for new construction over 5,000 SF per City of Palm Springs Ordinance 1570. Guard to remain on duty 24 hours a day, 7 days per week, as determined by the fire marshal. 8. Turning Radius: The outside turning radius of fire apparatus roads and Cul-de-sac streets shall be at least 43' from centerline, inside turning radius required is 30' from centerline per the 1998 California Fire Code, Article 9 and City of Palm Springs Ordinance 1570, ' 9. Complex Gate Locking Devices: Complex gate(s)) shall be equipped with a KNOX locking device per the 1998 California Fire Code. Contact this office for a KNOX application form as soon as possible. Resolution 20263 Page 20 10. Fire Hydrants, Water Systems and Standpipes: Fire hydrants shall be installed per NFPA standards, plus 1998 California Fire Code and DWA standards. Where underground water mains are to be provided, they shall be installed, completed and in ' service with fire hydrants and standpipes or combinations thereof located as directed bythis office, but not laterthan the time when combustible materials are delivered to the construction site. 11. Water Agency Construction Specifications: All water mains, fire hydrants and devices shall be installed in accordance with Desert Water Agency specifications and standards. 12. Mandatory Fire Sprinklers: Automatic Fire Sprinkler System with 24hours monitoring is required per City of Palm Springs Fire Protection Master Plan Vol. II and City of Palm Springs Ordinance 1570. 13. Fire Sprinkler Installation: Fire sprinklers shall be designed and installed per NFPA 13 and 13D (Modified) by a state licensed C-16 Fire Sprinkler Contractor. 14. Further Comments: Further comments as conditions warrant. 1 ;Resolution 20263 .. 'Page 21 i N.T,S. v SITE co F 1 \ 4 9 2 �- i .` rrer,c. � I CITY OF PALM SPRINGS ' CASE NO, DevelpmentDineict#20yy ncd - CRIPTlON Develpmant District M207, :&Tenlalive Traci Map 30054 The subdivision of i$acres into 238 single family lots,a APPLICANT preliminary planned development district featuring min. --- ---- Burnett Company lotsi:es of 6,000 and OA00 sq.feet,Incl.conceptual architecture.Zones R-1.0 and 04.Section$6.