HomeMy WebLinkAbout20274 - RESOLUTIONS - 2/20/2002 RESOLUTION NO. 20274
OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, '
CALIFORNIA, UPHOLDING THE DECISION OF THE PLANNING
COMMISSION; AND APPROVING CASE NO, 3.2103, AN
APPLICATION FOR ARCHITECTURAL APPROVAL BY MR.
JAMES SMAGALA, FOR THE DEVELOPMENT OF A 206 UNIT
APARTMENT PROJECT(THE GLORIETTE APARTMENTS),WITH
AN 1,800 SQUARE FOOT COMMUNITY FACILITY, ON A 8.89
ACRE PARCEL LOCATED AT THE NORTHEAST CORNER OF
HERMOSA DRIVE AND AMADO ROAD, R-4 ZONE SECTION 14.
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WHEREAS, Mr. James Smagala ("Applicant') has filed an application with the City pursuant to
Sections 92.05.00 and 94.04.00 of the Zoning Ordinance for the development of a 206-unit
apartment project on a 8.89 acre parcel located at the northeast corner of Hermosa Drive and
Amado Road, R-4 zone, Section 14; and
WHEREAS, a community meeting was conducted to provide for early public participation and input;
and
WHEREAS, Pursuant to Section 21092.6 of the Public Resources Code, the California
Environmental Quality Act(CEQA), and Section 15063 of the California Environmental Quality Act
Guidelines, a detailed Initial Study and draft Mitigated Negative Declaration was prepared; and
WHEREAS, on December 12, 2001, a public meeting on the Architectural Approval Application, ,
(Case No. 3.2013) 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
and all written and oral testimony; and
WHEREAS, on December 12, 2001, the Planning Commission voted to approve Architectural
Approval application, Case No. 3.2013; and
WHEREAS, an appeal of the decision of the Planning Commission was filed in a timely manner;
and
WHEREAS, on February 6, 2002, a public hearing on the appeal of the Planning Commission
approval of Case No. 3.2013 was held by the City Council in accordance with applicable law; and
WHEREAS, all parties that had provided written correspondence regarding the project were
provided with written notice of the meeting; and '
WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented
in connection with the appeal of the Planning Commission approval of the Architectural Approval
application, including, but not limited to, the staff report and all written and oral testimony.
Resolution 20274
Page 2
' THE CITY COUNCIL HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to CEQA, the City Council finds that, with the incorporation of 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 92.05.00, "R-4" Large-Scale Hotel and
Multiple-Family Residential Zone, the City Council finds that with the incorporation
of those conditions set )forth in Exhibit A:
a. The use applied for at the location set forth in the application is properly one for which an
architectural approval is authorized by the City's Zoning Ordinance.
Pursuant to the Zoning Ordinance, multi-family dwellings are permitted in the "R-4" Zone
through the Architectural Approval process, such approval is subject to Planning
Commission findings that the proposed use is compatible with its surroundings and that the
proposed use, including the proposed development and density are allowed by right within
the zone.
b. The proposed project is consistent with the General Plan.
The subject property is designated as H-43/30 (High Density Residential) on the City's
General Plan Land Use Map and R-4 (Large Scale Hotel and Multiple-Family Residential
Zone) pursuant to the Zoning Map. The objective of the H-43/30 General Plan Designation
(providing for the development of a threshold of 21 and a maximum of 30 dwelling units per
acre) is to allow for multi-family apartments and similar permanent housing. The proposed
development of 206 apartment lunits on a 8.89 acre site(23.17 units per acre)fits within the
range of uses allowed within the High Density Residential General Plan category. The
proposed project is be compatible with the General Plan and existing land uses to the north,
south and west well as future uses of vacant land to the east, which could be developed
with a variety of high density residential uses pursuant to the City's General Plan and
Zoning Ordinance. Furthermore, the project has been designed to be sensitive to and not
conflict with the existing uses in the vicinity by incorporating elements such as, but not
limited to, augmented building setbacks, landscaping, berms and block walls along shared
property lines.
c. The use applied for 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 development of 206 apartment units is in harmony with the various elements
and objectives of the City of Palm Springs General Plan and is not detrimental to existing
uses specifically permitted in the zone in which the proposed use is to be located.
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Page 3
d. 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.
With the approval of an Administrative Minor Modifications for a 10% reduction in the
number of required parking spaces, from 357 to 321 parking spaces, the site for the
proposed 206 unit apartment project, on a 8.89 acre parcel is adequate in shape and size
to accommodate said use, including yards, setbacks, walls or fences, landscaping and
otherfeatures required in order to adjust said use to those existing or permitted future uses
of the land in the neighborhood.
e. The site for the proposed use related to streets and highways is properly designed and
improved to carry the type and quantity of traffic to be generated by the proposed use.
The proposed development of 206 apartment units is bordered on two sides by roadways.
Amado Road is designated by the General Plan Circulation Element as a Secondary
Thoroughfare. Hermosa Drive is designated by the General Plan Circulation Element a
Collector. Street improvements to construct both streets to their ultimate widths, based
upon General Plan specifications, will be required through the proposed conditions of
approval. The payment of Transportation Uniform Mitigation Fund (TUMF) fees will be
required upon issuance of building permits. With all of the above items incorporated into
the recommended Conditions of Approval for the project (Exhibit A), the vehicular
circulation system will not be negatively impacted by trips generated from this project.
f. The site is physically suitable for the type of development contemplated by the proposed 206-
unit apartment project.
The project has been designed to comply with all performance and development standards
of the R-4 Zone of the Zoning Ordinance, with the exception of the Administrative Minor
Modifications for a 10% reduction in the number of required parking spaces. The site is
relatively flat with native vegetation scattered across the property and no overhead utilities,
and will be accessed via Hermosa Drive and Amado Road. Thus, the project should be
compatible with the surrounding neighborhood.
g. The conditions to be imposed and shown on the approved site plan are deemed necessary to
protect the public health, safety and general welfare, including any 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 to, the requirements for public street improvements, landscape
and wall treatments along the project perimeter.
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NOW, THEREFORE, BE IT RESOLVED that based upon the foregoing, the City Council hereby
upholds the decision of the Planning Commission;and approves Case No.3.2103,subject to those
conditions set forth in Exhibit A on file in the Department of Planning and Building, which are to be
satisfied prior to issuance of a Certificate of Occupancy unless otherwise specified.
ADOPTED this _gorb day of February , 2002.
AYES: Members Mills, Oden, Reller-Spurgin and Mayor Kleindienst
NOES: None
ABSENT: None
ABSTAIN: None
ATTEST: CITY OF PALM SPRINGS
City Clerk City Manager
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REVIEWED AND APPROVED AS TO FORM ME
Resolution 20274
Page 5
RESOLUTION NO. 20274
EXHIBIT A
Case No. 3.2103, The Gloriette Apartments
Northeast Corner of Amado Road and Hermosa Drive
Mr. James Smagala
February 20, 2002
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer,the Directorof 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.
la. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its
agents,officers,and employees from any claim,action,or proceeding againstthe City
of Palm Springs or its agents,officers oremployees 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 3.2103. 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 dpplicant 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 matterfollowing an adverse judgement orfailure to appeal,shall not cause
a waiver of the indemnification rights herein.
2. Pursuant to Fish and Game Code Section 711.4 a filing fee of $78.00 is required.
This project has a de minimus impact,on fish and wildlife, and a Certificate of Fee
Exemption shall be completed by the City and two copies filed with the County Clerk.
This application shall not be final until such fee is paid and the Certificate of Fee
Exemption is filed. Fee shall in the form of a money order or cashier's check payable '
to Riverside County.
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3. The mitigation measures of the environmental assessment shall apply.
1 4. Architectural approval shall be valid fora period of two(2) years. Extensions of time
may be granted by the Planning Commission upon demonstration of good cause.
5. The appeal period for an Architectural Approval application is 15 calendar days from
the date of project approval, Permits will not be issued until the appeal period has
concluded.
6. Final landscaping, irrigation,exterior lighting,and fencing plans shall be reviewed and
approved by the Planning Commission, prior to issuance of a building permit.
Landscape plans shall be approved by the Riverside County Agricultural
Commissioner's Office prior to submittal.
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. The landscape shall provide street trees in informal patterns with a spacing of 30' or
less along Amado Road (Section 14 Master Plan).
9. The applicant shall submit a revised preliminary landscape plan. The plan shall
provide for 50% parking lot shading, adequate screening and buffering of the north
' property line, landscape planters or tree wells located every 10 parking spaces and
adequate spacing of the proposed streettrees in conformance with the Draft Section
14 Master Plan. The required parking lot tree planters may utilize diagonal in
conjunction with compact parking spaces. Approximately six additional parking lot
trees will be required to comply with this requirement. Details to be provided with final
landscape plan. Credit shall be granted for covered parking. The revised landscape
plan shall be submitted for review and approval by the Director of Planning and
Building.The spacing and varieties of street trees will be reviewed in conjunction with
Tribal Planning staff. `
10. The applicant shall submit a revised wall and fencing plan which encloses the project
perimeter. Walls and fencing shall be contiguous, in order to limit the number of
access points. Additional information is required regarding the type of materials and
appearance of the gates, access points and other entry features. Pedestrian access
shall be limited. Perimeter walls shall be designed, installed and maintained in
compliance with the corner cutback requirements as required in Section 93.02.00.D.
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11. Parking areas are not required to be gated. However, if the need for gated parking
should arise in the future, the applicant may be required to secure the apartment
complex and parking area. Gates and a secure entry system with key card may be
required.This may also include a requirement for improvements to the main driveway
entry design to allow for vehicles to turn around, as well as the installation of a key
card access gate with key pad and telephone, for guests to use to phone residents
to announce their arrival. Other means of limiting access may also be required.
Security improvements shall be to the satisfaction of the Director of Planning and
Building. Upon notification by the Chief of Police of Director of Planning and Building,
the project owner shall install entry gates at each of the driveways within six month of
written request.
12. Revise the site plan to meet the minimum 24' (single loaded) or 26' (double loaded)
driveway requirements.
13. Outdoor storage, including storage of items on the balconies, shall be prohibited.
14. The applicant shall propose an expanded amenities package for review and approval
by the Planning Commission. Details of the community courtyards, including
amenities, pergolas, picnic benches, barbecues and trash receptacles and other
equipment shall be submitted with final landscape plan.
15 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. ,
16. 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.
17. 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.
18. 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.
19. Vehicle maintenance and/or repair shall be prohibited on the property.This prohibition
shall be enforced by the apartment management.Vehicle parking shall be monitored
on a regular basis by the apartment management. Unauthorized or inoperable
vehicles shall be removed from the property in accordance with all applicable State
and City codes.
20. 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.
21. All materials on the flat portions of the roof shall be earth tone in color. '
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' 22. 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.
23. No exterior downspouts shall be permitted on any facade on the proposed building(s)
which are visible from adjacent streets or residential and commercial areas.
24. 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.
25. The street address numbering/lettering shall not exceed eight inches in height.
26. 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 on the building, in the landscaping,
and in the parking lot shall be: submitted for approval prior to issuance of a building
permit. If lights are proposed to be mounted on buildings,down-lights shall be utilized.
A photometric study for all parking and driveway areas shall be submitted.
27. Parking lot light fixtures shall align with stall striping and shall be located two to three
feet from curb face.
28. Submit plans meeting City standard for approval on the proposed trash and recyclable
materials enclosure prior to issuance of a building permit.
29. 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 fee being 0.25%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 artwork and protect the public rights
of access and viewing.
30. Details of the pool and spa area,including fencing(material and color)and equipment
area shall be submitted with final landscape plan.
31. No sirens, outside paging or any type of signalization will be permitted, except
approved alarm systems.
32. No outside storage of any kind shall be permitted.
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33. 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.
34, An Administrative Minor Modification shall be applied for a reduction in the amount of
required parking, prior to issuance of a building permit.
35. Parking stalls shall be delineated with a 4 to 6 inch double stripe-hairpin or elongated
"U" design. Individual wheel stops shall be prohibited; a continuous 6" barrier curb
shall provide wheel stops.
36. Concrete walks with a minimum width of two(2)feet shall be installed adjacent to end
parking spaces or end spaces shall be increased to eleven (11) feet wide.
37. Tree wells shall be provided within the parking lot and shall have a planting area of six
feet in diameter/width.
38. Standard parking spaces shall be 17 feet deep by 9 feet wide; compact sized spaces
shall be 15 feet deep by 8 feet wide. Handicap parking spaces shall be 18 feet deep
by 9 feet wide plus a 5 foot walkway at the right side of the parking space; two (2)
handicap spaces can share a common walkway. One in every eight (8) handicap
accessible spaces, but not less than one(1), shall be served by an 8 foot walkway on
the right side and shall be designated as "van accessible". '
39. Handicapped accessibility shall be indicated on the site plan to include the location of
handicapped parking spaces, the main entrance to the proposed structure and the
path of travel to the main entrance. Consideration shall be given to potential
difficulties with the handicapped accessibility to the building due to the future grading
plans for the property.
40. Compact and handicapped spaces 'shall be appropriately marked per Section
9306,00.C.10.
41. Curbs shall be installed at a minimum of five (5) feet from face of walls, fences,
buildings, or other structures. Areas that are not part of the maneuvering area shall
'have curbs placed at a minimum of two (2) feet from the face of walls, fences or
buildings adjoining driveways.
42. As the property is Indian trust land, fees as required by the Agua Caliente Band of
Cahuilla Indians Tribal Council shall be paid prior to consideration of this project by
the Planning Commission,
43. The apartment management shall meet prior to issuance of building permits and
thereafter quarterly with two representatives of each of the neighboring home owners
associations (HOA) to review tenant rules and on-site conditions,
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Page 10
44. To the extent possible, the applicant shall redesign the parking area to increase the
number of compact parking spaces in order to increase the number of parking
spaces. Final design to be approved per Condition #34.
45. The landscape plan shall be revised for compatibility with the Greenhouse East,to the
satisfaction of the Director of Planning and Building.
46. The applicant shall submit a restudy of the color palate for review and approval by the
Planning Commission,
POLICE DEPARTMENT:
1. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal
Code.
BUILDING DEPARTMENT:
1. Prior to any construction on:site, all appropriate permits must be secured.
FIRE.
1 Site Plan: Provide this office with two copies of an 8.5" x 11" site plan. Approved
locations for the fire department connection and fire hydrants will be marked on the
site plan, with one copy being returned to the applicant. The second copy will be
retained by the fire department.
2. Automatic Fire Sprinklers:An approved,automatic Fire Sprinkler System with 24 hour
monitoring is required.
3. Fire Alarm System:A Fire alarm system is required. Installation shall comply with the
requirements of NFPA 72.
4 Road Design: Fire apparatus access road shall be designed and constructed as all
weather capable and able to support a fire truck weighting 67,000 lbs., per the 98
CFC, Art.9, Sec, 902.2.2.2.
5 Vertical Fire Apparatus Clearance: Palm Springs Fire Apparatus require an
unobstructed vertical clearance of not less than 14'6".
6. Further Comments as conditions warrant.
ENGINEERING
The Engineering Division recommends that if this application is approved,such approval shall
also be subject to the following conditions in compliance with City standards and ordinances:
Before final acceptance of the project, all conditions listed below shall be completed to the
approval of the City Engineer.
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STREETS
1. 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.
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. (See Street Improvement Plans, 14-4-4-
201 thru 203 on file in the City Engineering Division).
Minimum submittal shall include the following, IF applicable:
A. Copy of signed Conditions of Approval from Planning Department.
B. Proof of processing dedications of right-of-way, easements, encroachment
agreements/licenses, covenants, reimbursement agreements, etc.
required by these conditions.
AMADO ROAD
3. Dedicate a property line -corner cut-back at the northeast corner of Hermosa Drive
and Amado Road in accordance with City of Palm Springs Standard Drawing No. 105.
4. Construct a minimum 24 foot wide driveway approach located approximately 350 feet
and 535 feet east of the centerline of Hermosa Drive in accordance with City of Palm
Springs Standard Drawing No. 201.
If the easterly driveway approach will be gated,the entry shall comply with the criteria
stated in Condition No. 33.
All driveways to provide a minimum of!one egress and one ingress lane.
5. Construct a 6 inch curb and gutter 32 feet NORTH of centerline along the entire
frontage with a 35 foot radius curb return at the southwest corner of the subject
property per City of Palm Springs Standard Drawing No. 200.
The existing curb return shall be removed.
6. Install an 'end of sidewalk' sign at the easterly end of the proposed sidewalk.
7. Construct a minimum 8 foot wide sidewalk behind the curb along the entire frontage
in accordance with City of Palm Springs Standard, Drawing No. 210.
8. Portions of the existing cross-gutters shall be removed and replaced to fit new curb
return.
9. Construct a curb ramp meeting current California State Accessibility standards at the
southwest corner of the subject property per City of Palm Springs Std. Dwg. Nos.212
and 212A. '
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Page 12
10. Remove and replace existing 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 gutter to
centerline along the entire frontage in accordance with City of Palm Springs Standard
Drawing No. 325. The pavement section shall be designed, using "R" values, by a
licensed Soils Engineer and submitted to the City Engineer for approval.
HERMOSA DRIVE
11. Construct a 6 inch curb and gutter, 20 feet EAST of centerline along the entire
frontage, with a 35 foot radius curb return at the southwest corner of the subject
property per City of Palm Springs Standard Drawing No. 200.
12. Construct a minimum 24 foot wide driveway approach located approximately 35 feet
south of the northerly property line of the project in accordance with City of Palm
Springs Standard Drawing No. 201.
The driveway shall provide a minimum of one egress and one ingress lane.
If the northerly driveway approach will be gated, the entry shall comply with the
criteria stated in Condition No. 33.
13 Construct a minimum 32 footwide driveway approach located approximately 320 feet
north of the centerline of Amado Road in accordance with City of Palm Springs
Standard Drawing No, 205, If gated, this entry shall be designed in accordance with
' gated entry requirements (see Condition No. 33). Construct Type 'C' curb ramps in
accordance with City of Palm Springs Standard Dwg. No. 214 on each side of the
driveway approach.
The driveway shall provide a minimum of one egress and one ingress lane.
14. Construct a minimum 8 foot wide sidewalk behind the curb along the entire frontage
in accordance with City of Palm Springs Standard Drawing No. 210.
15. Remove and replace existing 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 gutter to
centerline along the entire frontage in accordance with City of Palm Springs Standard
Drawing No. 315. The pavement section shall be designed, using "R" values, by a
licensed Soils Engineer and submitted to the City Engineer for approval.
CALLE ROLPH
16 Developer shall construct its portion of an offset cul-de-sac including adjacent 5 foot
wide sidewalk, as shown on the approved street improvement plans (refer to Street
Improvement Dwg. 14-4-4-203). Developer shall revise the approved drawing or
provide a new street improvement plan for review approval by the City Engineer.
SANITARY SEWER
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Page 13
17. If the developer is required to use the existing sewer main in Amado Road, the
developer shall extend the existing 8 inch sewer main across the Amado Road '
frontage to a point perpendicular with the on-site lateral. (See existing sewer main
plan 3A-1-84).The existing plan shall be revised to show the westerly extension of the
sewer main. The sewer improvement plans shall be prepared by a Registered Civil
Engineer and submitted 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:
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.
18. Connect all sanitary facilities to the City sewer system. Lateral shall not be connected
at manhole.
19. 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.
20. The project is subject to the Section 14 Sewer Impact Fee. The sewer impact fee at ,
the present time is $ 696.00 per acre. The fee shall be paid prior to issuance of the
building permit.
GRADING
21. A copy of a Title Report prepared/updated within the past three (3) months shall be
submitted to the City Engineer with the first submittal of the Grading Plan.
22. 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 plan.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 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. '
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Page 14
E. Copy of Soils Report, IF required by these conditions.
' F. 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.
23. 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
Division along with plans,calculations and other information subjectto approval by the
City Engineer prior to the issuance of the grading permit.
24. In accordancewith City of Palm Springs Ordinances,Sections 8.04,230 and 8.04.240,
the developershall postwith 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.
25, 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.
26. Contact the Building Department to get information regarding the preparation of the
PM10 (dust control) Plan requirements.
' 27. 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 a grading plan and involving the import or export of soil 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
28. 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(stormwater runoff)exceeds the
capacity of the approved drainage carriers.
29. The project is subject to flood control and drainage implementation fees. The
drainage fee per acre 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.
G �,y
Resolution 20274
Page 15
30. The 100-year peak flow storm water runoff tributary to the project's northeast corner
within North Calle Rolph shall be collected and conveyed within the project and ,
incorporated into hydrology calculations required for this site.
ON-SITE
31. All centerline radii shall be a minimum of 50 feet.
32. A hammerhead turn around or other approved turning area shall be provided at the
ends of all parking areas.
33. 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:
A. Provide a minimum curb cut of 60 feet
B. Provide a minimum 50 foot setback to the access gate control mechanism
C. Provide a turnaround after the mechanism for vehicles unable to enter the
project
D. Security gates shall be a minimum of 14 feet clear width in each direction.
34. The minimum pavement section for all on-site streets/parking areas shall be 2-1/2
inch asphalt concrete pavement over 4-inch aggregate base with a minimum
subgrade of 24 inches at 95% relative compaction, OR equal.The pavement section
shall be designed, using "R" values, determined by a licensed Soils Engineer and
submitted with the Fine Grading Plan to the City Engineer for approval.
35. The on-site parking lot shall be constructed in accordance with City of Palm Springs
Zoning Ordinance, Section 93.06.00.
GENERAL
36. Any utility cuts in the existing pavement made by this development shall receive
trench replacement pavement to match existing pavement plus 1 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.
36. The developer is advised to contact all utility purveyors for detailed requirements for
this project at the earliest possible date.
39. 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. '
Resolution 20274
Page 16
40. 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.
TRAFFIC
41. 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 Hermosa Drive and Amado Road and Calle Rolph frontages of the
subject property.
42. The developer shall replace all damaged or destroyed pavement legends and striping
and provide any new striping that is required by the City Engineer on the AMADO
ROAD, HERMOSA ROAD, AND CALLE ROLPH frontages prior to issuance of a
Certificate of Occupancy.
43. Separate striping plans for Amado Road and Hermosa Drive shall be prepared and
submitted along with street improvement plans for review and approval by the City
Engineer.
44 Developer shall pay the fair share cost of a future traffic signal at the Avenida
Caballeros /Amado Road intersection, in the amount of$10,040.00. The fair share
' proportion of 12.55 % was calculated and supported by the traffic impact analysis
prepared by Endo Engineering.
45. Provide adequate signing to prohibit on-street parking on Hermosa Drive and Amado
Road adjacent to the development.
46. 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 the Hermosa
Drive and Amado Road intersection with the mast arm over Hermosa Drive.The pole
and luminaire shall be furnished by the developer.
47. 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,orsubsequent
additions in force at the time of construction.
48. This property is subject to thie Transportation Uniform Mitigation Fee based on the
Residential Multi-Family ITE Code B land use.
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