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HomeMy WebLinkAbout20292 - RESOLUTIONS - 3/20/2002 RESOLUTION NO. 20292 OF THE CITY COUNCIL. OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING TENTATIVE TRACT MAP 30453 AND MINOR REVISION TO CASE NO. 5.0860 - PD - 266, FOR A MULTI-FAMILY DEVELOPMENT TO SUBDIVIDE 1.37 ACRES INTO 6 LOTS LOCATED ON THE NORTHEAST CORNER OF INDIAN CANYON DRIVE AND ALEJO ROAD, R-3 ZONE, SECTION 11. WHEREAS, The Heavenstone Collections, L.L.C., (the "Applicant") has filed an application with the City pursuant to Section 9402.00 of the Zoning Code and the Palm Springs Municipal Code Section 9.60 for a Tentative Tract Map to subdivide 1.37 acres into 6 lots located on the northeast corner of Indian Canyon Drive and Alejo Road, R-3 zone, Section 11; and WHEREAS, Nick Dibari, the applicant, has filed an application with the City pursuant to Section 9402.00 and 9403.00 of the Zoning Ordinance, Case No. 5.0860 Planned Development District No. 266 for the development of a 6-unit multi-family residential complex proposed on 1.37 acres of land located on the northeast corner of Indian Canyon Drive and Alejo Road, R-3, Section 11; and WHEREAS, the Applicant has filed Tentative Tract Map 30453 with the City and has paid the ' required filing fees; and WHEREAS, said Tentative Tract Map, and the Case No. 5.0860 - PD- 266 were submitted to appropriate agencies as required by the: subdivision requirements of the Palm Springs Municipal Code, with the request for their review, comments and requirements; and WHEREAS, notice of a public hearing of the Planning Commission and City Council of the City of Palm Springs to consider Applicant's application for Tentative Tract Map 30453 and Case No. 5.0860 - PD - 266 was given in accordance with applicable law; and WHEREAS, on November 28, 2001 the Planning Commission reviewed minor revisions to PD - 266 which included changing a two story fourplex into four separate two story buildings; and WHEREAS, on February 13, 2002, a public hearing on the application for Tentative Tract Map 30453 was held by the Planning Commission in accordance with applicable law; and WHEREAS, on March 20, 2002, a public hearing on the application for Tentative Tract Map 30453 was held by the Planning Commission in accordance with applicable law, and WHEREAS, pursuant to Government Code Section 66412.3, the Planning Commission has considered the effect of the proposed Subdivision, Tentative Tract Map 30453, on the housing needs of the region in which Palm Springs is situated and has balanced these needs against the public service needs of its residents and available fiscal and environmental resources; the ' approval of the proposed Subdivision represents the balance of these respective needs in a manner which is most consistent with the City's obligation pursuant to its police powers to protect the public health, safety, and welfare; and /4N Res. No. 20292 Page 2 WHEREAS, the proposed Subdivision, Tentative Tract Map 30453, is considered a "project" pursuant to the terms of the California Environmental Quality Act ("CEQA"), and is categorically ' exempt from the provisions of CEQA per section 15332, for In-Fill Development Projects; and WHEREAS, this Planned Development District is categorically exempt from environmental assessment per Sections 15303, multi-family residences of six dwelling units or less within an urbanized area, and per Section 15332, in-fill development projects, of the California Environmental Quality Act (CEQA). WHEREAS, the Planning Commission 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, and all written and oral testimony presented. THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to CEQA, the Planning Commission recommends that the City Council finds as follows: This Planned Development District is categorically exempt from environmental assessment per Sections 15303, multi-family residences of six dwelling units or less within an urbanized area, and per Section 15332, in-fill development projects, of the California Environmental Quality Act (CEQA). This Tentative Tract Map 30453, and minor revision to PD - 266 are categorically , exempt from the provisions of CEQA per section 15332, for In-Fill Development Projects. Section 2: Pursuant to Section 9403.00 of the Zoning Ordinance, the City Council finds that with the incorporation of those conditions attached in Exhibit A. a. The use applied for at the location set forth in the application is properly one for which a Planned Development District is authorized by the City's Zoning Ordinance. The proposed Planned Development District application for a 6-unit multi-family residential complex 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. b. The proposed Planned Development District is consistent with the applicable general and specific plans. The subject properties are designated as C-B-D (Central Business District) on the City's General Plan Land Use Map and R-3 (Large-Scale Hotel and Multiple-Family Residential) pursuant to the Zoning Map. The objective of the C-B-D General Plan Designation is to allow or conditionally permit a strong residential base in and around the downtown area. The proposed use fits within the broad range of uses typically allowed in the Central ' Business District General Plan and Zoning Ordinance categories. The project is consistent with the General Plan. Res. No. 20292 Page 3 ' 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 Planned Development District will provide additional housing within the area and beautify the area by adding landscaping and other improvements along Indian Canyon Drive and Alejo Road. The project 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. d. The design or improvements of the proposed planned development are consistent with the General Plan. The subject property is zoned R-3 (Large Scale Hotel and Multiple Family Residential) and is designated C-B-D (Central Business District) pursuant to the General Plan Land Use Map. The project design and improvements will a beneficial improvement for the neighborhood and will be compatible with the General Plan and with the existing land uses within the vicinity. e. The site is physically suitable for the type of development contemplated by the proposed planned development. ' Specific development standards of the R-3 (Large Scale Hotel and Multiple Family Residential) Zone such as setback, building heights and wall heights have been contemplated. The proposed design complements the area and the proposed relief from the property development standards is consistent with development patterns within the neighborhood. This site is physically suitable for the type of development contemplated by the proposed Planned Development. f. The site is physically suitable for the proposed density of development contemplated by the,proposed development. The project has been designed to comply with the density standards of the R-3 zone. The application proposes six (6) units on a site which could allow up to 22 units by right of zone. Therefore this site is physically suitable for the proposed density. g. 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 planned development is bordered on three sides by roadways, two of which are major thoroughfares, and one of which is a private street. To address future cumulative traffic issues in the immediate area, the perimeter streets will be required to be dedicated and developed to their full ultimate half-street widths, consistent with the goals, policies and objectives of the City's General Plan. The payment of Transportation ' Uniform Mitigation Fund (TUMF) fees will be required upon issuance of building permits. With 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 /DC -;5 Res. No. 20292 Page 4 trips generated from this project. The required dedication of right-of-way and improvements will provide safety benefits to the property owners and will aesthetically , enhance the neighborhood. h. 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 and appropriate on-site lighting. i. A nexus and rough proportionality have been established for requirement of dedication of the additional right-of-way to the City and the off-site improvements as related to the Planned Development District. The conditions requiring off-site improvements which are required by City ordinances are related to the proper function of the project in the proposed location. The residents will utilize Via Colusa to access the site. Conditions of approval require full street improvements along Indian Canyon Drive and Alejo Road frontages, including the installation of improvements such as curbs, gutters and sidewalks. All of the required off-site improvements will provide direct and immediate safety benefits to the residents and owners of the proposed project and the requirements will provide for an aesthetically pleasing site for its users to enjoy. The requirement improvements are in rights-of-way immediately adjacent to the site, which must be utilized by those accessing the subject , site. Transportation Uniform Mitigation Fund (TUMF) fees will be required to be paid upon issuance of building permits for the project to mitigate additional traffic generated by the project. Section 3: Pursuant to Section 9.63.070 of the Zoning Ordinance, the City Council finds that with the incorporation of those conditions attached in Exhibit A. a. Tentative Tract Map 30453, is categorically exempt from the provisions of CEQA per section 15332, for In-Fill Development Projects. b. The proposed map is consistent with the applicable General Plan. c. The design or improvements of the proposed subdivision are consistent with the General Plan. d. The site is physically suitable for the type of development contemplated by the proposed subdivision. The remainder lot will be merged into an existing parcel through the lot line adjustment procedure. e. The site is physically suitable for the proposed density of development contemplated by the proposed subdivision. f. The design of the subdivision or improvements is not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or ' their habitat. /o� y Res. No. 20292 Page 5 ' NOW, THEREFORE, BE IT RESOLVED that, the City Council approves Tentative Tract Map 30453 and minor revision to Case No. 5.0860 - PD - 266 subject to those conditions set forth in the in Exhibit A on file in the City Clerks office, which are to be satisfied prior to the issuance of a Building Permit unless other specified. ADOPTED this 201h day of March, 2002. AYES: Members Mills, Oden, and Keller-Spurgin NOES: None ABSENT: None ABSTAIN: Mayor Kleindienst ATTEST: CITY OF PALM SPRINGS, CALIFORNIA 0 City Clerk City Manager ' Reviewed and Approved as to Form:-,wz- Res. No. 20292 Page 6 RESOLUTION NO. ' EXHIBIT A Tentative Tract Map 30453 - Northeast corner of Indian Canyon Drive and Alejo Road March 20, 2001 CONDITIONS OF APPROVAL Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer,the Director of Planning,the Chief of Police,or 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, ' 2. The ownershall 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 advisory agencies,or legislative body concerning Tentative Tract Map 30453. The City of Palm Springs will promptly notify the applicant of any such claim,action,or proceeding against the City of Palm Springs and will cooperate fully in the defense. 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. 3. That prior to issuance of a grading permit, a restoration program shall be submitted for approval by the Director of Planning and Building,This program shall include full vegetation and soil restoration of all areas disturbed during project grading and construction.The plan shall be prepared by a licensed Landscape Architect.Irrigation shall be provided during the initial restoration periods. 4. That grading of individual lots shall be prohibited until such time that building permits are issued for single family residences. 5. Prior to final map approval, the applicant shall submit a comprehensive set of codes, covenants, and restrictions ("CC&R's") tol the Director of Planning and Building with the application for Final Map for approval in a form approved by the City Attorney,to be recorded ' prior to the 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 10A-� Res. No. 20292 Page 7 good condition and in accordance with all ordinances and conditions stated herein. The ' applicant shall reimburse the Cityforall legal costs associated with City Attorney review and approval of project CC&R's. 6. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan shall be submitted and approved bythe Building Official.Referto Chapter8.50 of the Municipal Code for specific requirements, 7. 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. 8. 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 a fee.The provision of art or the fee shall be based upon the total value of work of 1/2% (commercial) or 1/4% (residential with first$100,000 of total valuation for individual single-family units exempt). Should the fee be utilized to locate the public art on the project site, said location shall be reviewed and approved by the Director of Planning and Building and the Public Arts Commission. 9. Drainage swales shall be provided adjacentto 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 1prohibits nuisance water from entering the public streets, roadways or gutters. 10. All Conditions of approval for PD-266 shall be complied with (except as amended herein). ENGINEERING DEPARTMENT:The Engineering Department recommends that if this application is approved,such approval is subject to the following conditions being completed in compliance with City standards and ordinances: Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS 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 Engineertothe Engineering Department. The plan(s) shall be approved by the City Engineer prior to issuance of any grading or building permits. Minimum submittal shall include the following, IF applicable: A. Copy of signed Conditions of Approval from Planning Department. ' B. All agreements and improvement plans approved by City Engineer, IF applicable. Res. No. 20292 Page 8 3. Proof of processing dedications of right-of-way, easements, encroachment agreements/licenses, covenants, reimbursement agreements, etc. required by these ' conditions. INDIAN CANYON DRIVE NORTH 4. Dedicate an additional right-of-way of 20 feet to provide the ultimate half street width of 50 feet along the entire frontage, together with a property line - corner cut-back at the SOUTHWEST corner of the subject property in accordance with City of Palm Springs Standard Drawing No. 105. 5. Remove the existing curb return and curb and gutter located 28 feet EAST of centerline along the entire frontage, and reconstruct an 8 inch curb and gutter, 38 feet EAST of centerline along the entire frontage,with a 35 foot radius curb return at the SOUTHWEST corner of the subject property in accordance with City of Palm Springs Standard Drawing No. 200. 6. Remove the existing curb returns and asphalt concrete pavement along BOTH SIDES of Via Colusa(now vacated)and construct a driveway approach with a minimum width of 30 feet in accordance with City of Palm Springs Standard Drawing No. 201. 7. Construct a minimum 12 foot wide sidewalk behind the curb to the property line along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 8. Remove the existing curb ramp and reconstruct a new 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. 9. Remove the existing 4 feet wide catch basin located 28 feet EAST of centerline and existing 18" R.C.P. storm drain lateral, and reconstruct a new 4 feet wide curb inlet catch basin located 38 feet EAST of centerline in accordance with City of Palm Springs Standard Drawing No. 700, and construct a new 18" R.C.P. storm drain lateral connection to the existing 60" R.C.P. storm drain. All removals and installations shall be shown on storm drain improvement plans prepared by a Registered Civil Engineer and submitted to the Engineering Department and Riverside' County Flood Control District for review and approval. 10. Remove and replace existing asphalt concrete pavement with a minimum pavement section of inch asphaltconcrete pavementover4 inch aggregate basewith a minimum subgrade of 24 inches at 95% relative compaction,OR equal,from edge of proposed gutter to clean sawcut edge of existing pavement along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 340. The:pavement section shall be designed, using "R" values, by a licensed Soils Engineer and, submitted to the City Engineer for approval. ALEJO ROAD EAST 11. Dedicate an additional right-of-way of 50 feet to provide the ultimate half street width of 50 ' feet, where required, along the project frontage. 10A/D Res. No. 20292 Page 9 ' 12. Construct an 8 inch curb and gutter,38 feet NORTH of centerline along the entire frontage, where not already existing,in accordance with City of Palm Springs Standard Drawing No. 200, 13. Construct a Type A-High dike,88 feet in length starting at a point on the proposed curb and gutter 69 feet west of the east property line and extending southeasterly ending at the existing edge of pavement per City of Palm Springs Standard Drawing No. 200. 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. Construct asphalt concrete pavement with a minimum pavement section of 5 inch asphalt concrete pavement over inch aggregate base with a minimum subgrade of24 inches at 95%relative compaction,OR equal,from edge of proposed gutterto clean sawcut edge of existing pavement along the entire frontage in accordance with City of Palm Springs Standard Drawing No.340.The pavement section shall be designed, using"R"values,by a licensed Soils Engineer and submitted to the City Engineer for approval. 16. All broken oroff grade CURB,GUTTER,and AC PAVEMENT shall be repaired or replaced. SANITARY SEWER 17. Connect all sanitary facilities to the City sewer system. Lateral shall not be connected at ' manhole. GRADING 18. 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. 19. Submit a Grading and Paving (Site Improvement) Plan prepared by a Registered Civil Engineerto 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 bythe 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. /ph// Res. No. 20292 Page 10 E. Copy of Soils Report, IF required by these conditions. F. Copy of Hydrology Study/Report, IF required by these conditions. , 20. Drainage swales shall be provided adjacentto all curbs and sidewalks-3'wide and 6"deep - to keep nuisance water from entering the public streets, roadways, or gutters. 21. 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. 22. A soils report prepared by a licensed Soils Engineershall be required forand incorporated as an integral part of the grading plan forthe proposed site.A copy of the soils report shall be submitted to the Building Department and to the Engineering Division along with plans, calculations and other information subject to approval by the City Engineer prior to the issuance of the grading permit. 23. Contact the Building Department to get information regarding the preparation of the PM10 (dust control) Plan requirements. 24. 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 25. The developershall 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. 26. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the presenttime is$9,212.00 per acre per Resolution No. 15189.Fees shall be paid prior to issuance of a building permit. ON-SITE 27. The minimum pavement section forall on-site driveways(including the south portion of Via Colusa now vacated)and parking areas shall be 2-1/2 inch asphalt concrete pavement over 4-inch aggregate base with a minimum subgrade of24 inches at 95%relative compaction, OR equal. The pavement section shall be designed, using "R" values, determined by a ' licensed Soils Engineer and submitted with the Fine Grading Plan to the City Engineer for approval. Res. No. 20292 Page 11 28. The on-site parking lot shall be constructed in accordance with City of Palm Springs Zoning Ordinance, Section 93d6.00. 29. The property owner shall enter into a reciprocal access agreement with the owner($), masterlease and all sub-leases of the adjacent property to the north(APN 507-192-002)and provide a copy of same to the City Engineer prior to issuance of a building permit. GENERAL 30. 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. 31. All existing and proposed utility fines 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. ' 32, All existing utilities shall be shown on the grading/street plans.The existing and proposed service laterals shall be shown from the main line to the property line.The approved original grading/street plans shall be as-built and returned to the City of Palm Springs Engineering Department prior to issuance of the certificate of occupancy. 33. The developer is advised to contact all utility purveyors for detailed requirements for this project at the earliest possible date. 34. The developer shall take every precaution needed to 'Protect -in-Place" any existing Whitewater Mutual Water Company water line(s) that may traverse his project. 35. Nothing shall be constructed or planted in the corner cut-off area of any street intersection or driveway which does or will exceed the height required to maintain an appropriate sight distance as required by Chapter 93.02 of the City of Palm Springs Zoning Code. 36. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk and/or curb shall have City approved deep root barriers installed per City of Palm Springs Engineering specifications. MAP 37. The Title Report prepared for subdivision guarantee for the subject property and the traverse closures for the existing parcel and all lots created therefrom shall be submitted with the ' Final Map to the Engineering Division. 38. The Title Report prepared forsubdivision guarantee forthe subject property and the traverse /d/� /_-�3 Res. No. 20292 Page 12 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. ' 39. ' 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 40. The developer shall relocate the existing marbelite traffic signal pole and street light and replace with a new standard traffic signal pole and mastarm with luminaire,and relocate the existing traffic signal pole at the NORTHEAST corner ofALEJO ROAD EAST and INDIAN CANYON DRIVE NORTH,atthe SOUTHWEST corner of the subject property. Traffic signal modifications shall be shown on traffic signal improvement plans prepared by Registered Civil or Traffic Engineer and submitted to the Engineering Department for review and approval. 41. The developer shall remove the existing marbelite traffic safety light at the NORTHWEST corner of the subject property on INDIAN CANYON DRIVE NORTH,and underground the attached overhead utility line extending north to the next marbelite traffic safety light on INDIAN CANYON DRIVE NORTH. 42. Separate striping plans are to be prepared and submitted along with street improvement plans for review and approval by the City Engineer. 43. The developer shall provide a minimum of48 inches of sidewalk clearance around all street , furniture, fire hydrants and other above-ground facilities for handicap accessibility. The developershall provide same through dedication of additional right-of-way and widening of the sidewalk or shall be responsible for the relocation of all existing traffic signal/safety light poles, conduit, pull boxes and all appurtenances located on the INDIAN CANYON DRIVE NORTH and ALEJO ROAD EAST frontages of the subject property. 44. Construction signing,lighting and barricading shall be provided foron 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. 45. This property is subject to the Transportation Uniform Mitigation Fee based on the RESIDENTIAL MULTI-FAMILY ITE Code B land use. POLICE DEPARTMENT: 1. Developer shall comply with Section 11 of Chapter8.04 of the Palm Springs Municipal Code. Res. No. 20292 Page 13 FIRE DEPARTMENT: ' 2. Construction Requirements-Construction shall be in accordance with the 1998 California Fire Code, 1998 California Building Code, 1996 National Electrical Code, Palm Springs Ordinance 1570, 1998 NFPA Standards, California State License Board, Desert Water Agency requirements Plus UL/CSFM listings and approvals. 3. Site Protection - Provide domestic water hose(s) with adjustable spray nozzle(s) able to reach all combustible materials and construction. 4. Premises Identification-Approval number or addresses shall be plainly visible and legible from the street or road fronting the property per the 1998 California Building Code. Contact building official. 5. Construction Site Fencing-Provide construction site fencing. Fire apparatus emergency access gates shall be at least 14 feet in width and equipped with a frangible chain and padlock. 6. Fire Sprinklers-A Fire Sprinkler System with 24 hour monitoring is required. Installation shall be accordance with City of Palm Springs Ordinance 1570 and NFPA 13R and local requirements. 7. C-1 6 Fire Sprinkler Contractor-Fire sprinkler systems shall only be designed and installed by a C-16 Fire Sprinkler Contractor licensed by the California Contractors State License Board. 8. Smoke Detectors - Provide Residential Smoke Detectors in accordance with the 1998 California Building Code. Contact building official. 9. Fire Extinguishers - Portable Fire Extinguishers shall be installed in accordance with the 1998 California Code. 10. Further Comments as cond(tions warrant. BUILDING DEPARTMENT: 11. Prior to any construction on-site, all appropriate permits must be secured.