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HomeMy WebLinkAbout20386 - RESOLUTIONS - 7/3/2002 RESOLUTION NO. 20386 ' OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, RECOMMENDING APPROVAL OF TENTATIVE TRACT MAP 30568 - CASE 5.0905 - PD - 274 SUBJECT TO THE CONDITIONS STATED, TO SUBDIVIDE 8.42 ACRES OF LAND INTO 63 LOTS LOCATED AT SOUTHWEST CORNER OF EAST PALM CANYON DRIVE AND ARABY DRIVE, ZONE R- 3/RGA6/RESORT OVERLAY ZONE, SECTION 25. WHEREAS, Creative Communities LLC., (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 8.42 acres of land into 63 lots, located at the southwest corner of East Palm Canyon Drive and Araby Drive, Zone R-3/RGA6/Resort Overlay, Section 25; and WHEREAS, Creative Communities LLC., (the "Applicant") has filed an application with the City pursuant to Section 9402.00 and 9403.00 of the Zoning Ordinance, Case No. 5.0905 Planned Development District No. 274 for the development of a 63-unit multi-family residential complex proposed on 8.42 acres of land located at the southwest corner of East Palm Canyon Drive and Araby Drive, Zone R-3/RGA6, Section 25; and WHEREAS, the Applicant has filed Tentative Tract Map 30568 with the City and has paid the required filing fees; and ' WHEREAS, said Tentative Tract Map was 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 of the City of Palm Springs to consider Applicant's application for Tentative Tract Map 30568 - Case 5.0905 - PD 274 was given in accordance with applicable law; and WHEREAS, on June 12, 2002, a public hearing on the application for Tentative Tract Map 30568 was held by the Planning Commission in accordance with applicable law•, and WHEREAS, notice of a public hearing of the City Council of the City of Palm Springs to consider Applicant's application for Tentative Tract Map 30568 - Case 5.0905 - PD 274 was given in accordance with applicable law; and WHEREAS, on July 3, 2002, a public hearing on the application for Tentative Tract Map 30568 was held by the City Council 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 30568, 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 Resolution 20386 Page 2 WHEREAS, the proposed Subdivision, Tentative Tract Map 30568 and Case No. 5.0905 - ' PD274, is considered a "project" pursuant to the terms of the California Environmental Quality Act ("CEQA"), and an Environmental Assessment/ Initial Study has been prepared and will be reviewed by the Council at the meeting. Pursuant to Section 21092.6(a) of the Public Resources Code, the California Environmental Quality Act (CEQA), a draft Mitigated Negative Declaration of Environmental Impact has been prepared for the subject proposal. Environmental issues addressed in the Initial Study include, land use, hydrology, and traffic; and 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; 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, and all written and oral testimony presented. THE CITY COUNCIL HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to CEQA, the City Council finds as follows: The proposed Planned Development District 274 and Tentative Tract Map 30568 are consistent with the General Plan, Zoning Ordinance, and Municipal Code of the City of Palm Springs. The City Council has independently reviewed and considered the attached Environmental Assessment/ Initial Study and determined that the plans are in conformance with the City Palm Springs Ordinances. The , City Council further 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 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 63-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. The subject property also has a Resort (R) Overlay zoning designation. The proposed (R) designation was established to identify parcels of land which could be developed with visitor serving land uses. The proposed site is consistent with surrounding land uses would and is appropriate site for multi-family residential development. b. The proposed Planned Development District is consistent with the applicable general and specific plans. ' The subject property is designated as H43/21,L6 (High Density Residential/Low Density Resolution 20386 Page 3 Residential) on the City's General Plan Land Use Map and R-3/RGA6 (Multiple Family ' Residential and Hotel, Garden Apartment and Cluster Residential Zone) pursuant to the Zoning Map. The objective of the H43/21 General Plan Designation is to accommodate various types of high-density residential and hotel development. L-6 General Plan Designation is to accommodate low-density residential or traditional single-family homes. The proposed use fits within the broad range of uses typically allowed in the H43/21, L-6 General Plan and R-3/RGA6 Zoning Ordinance categories. The project is consistent with the General Plan. 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 with in the area and beautify the area by adding landscaping and other improvements along East Palm Canyon Drive and Araby Drive. 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/RGA6 (Multiple Family Residential and Hotel/Garden Apartment and Cluster Residential Zone) and is designated as H43/21,L-6 (High Density Residential/Low-Density Residential) pursuant to the General Plan Land Use Map. The project design and improvements will be 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/RGA6 (Multiple Family Residential and Hotel/Garden Apartment and Cluster Residential Zone) include relief in height requirements and setback requirements. 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 Planned Development. The project has been designed to comply with the density standards of the R-3/RGA6 Zone. The application proposes sixty-three (63) units which is allowed by right of zone. Therefore the 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 Resolution 20386 Page 4 proposed use. , The proposed Planned Development fronts on a local street. To address future cumulative traffic issues in the immediate area, the perimeter street will be required to be dedicated and developed to the full ultimate half-street widths, consistent with the goals, policies and objectives of the City's General Plan. 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. 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. An Environmental Assessment/ Initial Study has been prepared and will be reviewed by the Council at the meeting. Pursuant to Section 21092.6(a) of the Public Resources Code, the California Environmental Quality Act (CEQA), a draft Mitigated Negative Declaration of Environmental Impact has been prepared for the subject proposal. Environmental issues addressed in the Initial Study include, , land use, hydrology, and traffic 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. I Resolution 20386 Page 5 NOW, THEREFORE, BE IT RESOLVED that, the City Council approves Tentative Tract Map 30568 and Case No. 5.0905 - PD - 274 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 3rd day of July, 2002. AYES: Members Holdge, Mills, Oden.and Mayor Kleindienst NOES: None ABSENT: Member Reller-Spurgin ABSTAIN: None TT T: CITY OF PALM SPRINGS, CALIFORNIA City Clerk Citylvla�age Reviewed and Approved as to Form: / J� Resolution 20386 Page 6 EXHIBIT A July 3,,,2002 ' TTM 30568-Pb274-5.0905 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 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 5.0905-PD-274-TTM 30568. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgement or failure to appeal, shall not cause a waiver of the indemnification rights herein. 3. The appeal period for this application is 15 calendar days from the date of project approval. Permits will not be issued until the appeal',period has concluded. 4. The final development plans shall be submitted in accordance with Section 94.03 of the Zoning Ordinance. Final development plans shall include the following: site plan, building elevations, floor plans, roof plans, grading plans, landscape plans, irrigation plans, walls, fencing, retaining walls and all gates, exterior lighting plans, sign program, site cross sections, property development standards, design plans and street improvement plans for E. Palm Canyon Drive and Araby Drive and other such documents as required by the Planning Commission and/or City Council: Final development plans shall be submitted to the Planning Commission for approval within two (2) years of the City Council approval of ' the preliminary planned development district. Resolution 20386 Page 7 ' S. Pursuant to Section 93.04.1.1, if the owners of the property have not commenced substantial construction within six (6) months from the date of the final development plan as approved by the Planning Commission, the Planned Development District shall become null and void. For good cause shown by the property owner, the Planning Commission may extend the six (6) month period required for commencing construction. 6. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning and Building prior to issuance of a building permit. 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. 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. 9 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. 10. 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. 11 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. 12a. 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, in accordance with all ordinances, in accordance with conditions of approval and shall include the following special conditions: b. The applicant shall submit a deposit to the City of Palm Springs for the review of the CC&R's by the City Attorney and Director of Planning and Building. c. That the project CC&R's shall include a provision which describes easements granted between lots, access rights, improvements, encroachments and enforcement. d. The CC&R shall have a disclosure statement regarding the location of the project relative ' to roadway noise along East Palm Canyon Drive and Araby Drive. Said disclosures shall inform prospective buyers about traffic, noise and other activities which may occur in this area. Resolution 20386 Page: 8 e. The CC&R's shall include a provision requiring City approval to amend the CC&R's. The ' CC&R's shall also include a provision dedicating guest parking spaces in front of garages dedicated to those individual units. 13. 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. 14. 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. 15. Perimeter walls shall be designed, installed and maintained in compliance with the corner cutback requirements as required in Section 93.02.00.D. 16. The design, height, texture and color of building(s), fences and walls shall be submitted for review and approval by the Director of Planning and Building prior to issuance of building permits. 17 The street address numbering/lettering shall not exceed eight inches in height per section 18. An exterior lighting plan in accordance with the 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. 19. Submit plans meeting City standard for approval on the proposed trash and recyclable materials enclosure prior to issuance of a,building permit. 20. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding public art. The project shall either provide public art or payment of an in-lieu fee. In the case of the in-lieu fee, the fee shall be based upon the total building permit valuation as calculated pursuant to the valuation table in the Uniform Building Code, the fee being 1/2% for commercial projects or 1/4% for residential projects with first$100,000 of total building permit valuation for individual single-family units exempt. Should the public art be located on the project site, said location shall be reviewed and approved by the Director of Planning and Building and the Public Arts Commission, and the property owner shall enter into a recorded agreement to maintain the art work and protect the public rights of access and viewing. 21 Details of pool fencing (material and color)'and equipment area shall be submitted with final landscape plan. 22. Priorto 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. ' Resolution 20386 Page 9 23. Handicapped accessibility shall be indicated on the site plan to include the location of the ' handicap parking space,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. 24. The finish on the building walls and block walls shall be submitted for final approval to the satisfaction of the Director of Planning and Building. (A smooth plaster finish is desirable). 25. The wall and pilasters located on E. Palm Canyon Drive and Araby Drive shall be located out of the right-of-way and shall include tree wells and/or shall undulate to give relief to this elevation. 26. Per Section 9301.00.F.6.b of the City zoning ordinance, the waterline of the swimming pool shall be a minimum of five (5) feet from any property line. 27. Submit window details for review and approval of the Department of Planning and Building. 28 Final landscape plan shall add additional landscape(trees and hedges)to reduce lights and glare from vehicles turning onto Araby Drive. A site-cross-section shall be provided showing intersection grades, buildings, landscape, and walls. 29 That there shall be a minimum landscaped area 5' in width adjacent to all parking drives, buildings, and walls pursuant to Section 93.02.00 of the Palm Springs Zoning Ordinance. ' 30. The applicant shall comply with Section 8.50 of the Palm Springs Municipal code. Fugitive Dust and Erosion Control (PM-10) and prepare and submit a plan to the Building Department to control fugitive dust emissions in compliance with the South Coast Air Quality Management District (SCAQMD). The plan must implement reasonably available control measures to ensure that project emissions are in compliance with the SCAQMD. 31. Applicant to provide an additional eight(8)onsite parking spaces, and additional twenty(20) spaces at garage drive-up areas, which will be provided and protected in the CC&R's through the Homeowners Agreement. 32. The rear building elevations are to be upgraded to be architecturally compatible with the proposed front elevations. Upgraded elevations shall be equal in curb appeal to the front elevations. Revised elevations and plans shall be submitted with the Final Planned Development plan for approval by the Planning Commission. 33. The developer may alter the landscape plan if adjacent flood control facilities are constructed prior to project completion and the need for on-site retention facilities is eliminated. Resolution 20386 Page 10 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 Engineer to the Engineering Department. The plan(s) shall be approved by the City Engineer prior to issuance of any grading or building permits. Minimum submittal shall include the following, IF applicable: A. Copy of signed Conditions of Approval from Planning Department. B. All agreements and improvement plans approved by City Engineer, IF applicable. C. Proof of processing dedications of right-of-way, easements, encroachment ' agreements/licenses, covenants, reimbursement agreements, etc. required by these conditions. PALM CANYON DRIVE EAST 3. Construct an 8 inch curb and gutter, 38 feet SOUTH of centerline along the entire frontage, with a 35 foot radius curb return at the SOUTHWEST corner of the intersection of Palm Canyon Drive East and Araby Drive per City of Palm Springs Standard Drawing No.'s 200. 4. Construct a Type A curb ramp meeting current California State Accessibility standards at the southwest corner of the intersection of Palm Canyon Drive East with Araby Drive per City of Palm,Springs Standard Drawing No.'s 212 and 212A. 5. The existing 30 inch diameter storm drain pipe and headwall shall be removed and modified as necessary to facilitate construction of the Palm Canyon Drive East and Araby Drive intersection improvements. Construct a Type A curb inlet catch basin per City of Palm Springs Standard Drawing No. 700 at the southwest corner of East Palm Canyon Drive with Araby Drive intersection and connect or extend the existing 30 inch storm drain to the catch basin to the north side of Palm Canyon Drive East, as required by the City Engineer., Resolution 20386 Page 11 6. Construct a 10 foot wide combination meandering sidewalk/Class I bicycle path ' (Caltrans Design Manual, Chapter 1000 - Bikeway Planning and Design) along the entire frontage. The sidewalk/bicycle path shall be constructed of colored Portland cement concrete. The admixture shall be Desert Sand, Palm Springs Tan, or approved equal color by the Engineering Division. The concrete shall receive a broom finish. 7. Construct pavement with 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 clean sawcut edge of existing pavement along the entire frontage in accordance with City of Palm Springs Standard Drawing No.'s 110 and 340. The pavement section shall be designed, using "R" values, by a licensed Soils Engineer and submitted to the City Engineer for approval. 8. The existing driveway approach at the intersection of East Palm Canyon Drive and Carob Circle East shall be closed. Construct new curb and gutter, asphalt concrete pavement, median island landscaping and Portland cement concrete sidewalk/bikeway to facilitate closure of the existing driveway approach and to match existing improvements to the west. 8A. A right turn shall be provided for eastbound traffic on East Palm Canyon Drive. The final design shall be determined by the City Engineer and may include a small island to provide a right turn channel. Additional right of way shall be dedicated of ' sufficient width to facilitate construction of the right turn lane, as required by the City Engineer. (Note: Building setbacks shall be as on the approved preliminary site plan.) ARABY DRIVE 9. Construct a 6 inch curb and gutter, 20 feet WEST of centerline along the entire frontage, with a 35 foot radius curb return at the SOUTHWEST corner of the intersection of Palm Canyon Drive East and Araby Drive per City of Palm Springs Standard Drawing No. 200. 10. Construct a Type A curb inlet catch basin per City of Palm Springs Standard Drawing No. 700 in line with and consistent with the low point of Araby Drive being constructed as part of the approved development located at the southeast corner of Palm Canyon Drive East and Araby Drive. Construct a 24 inch storm drain pipe from the inlet catch basin to the inlet catch basin to be constructed at the southwest corner of the East Palm Canyon Drive and Araby Drive intersection. 11. The Main Entry driveway approach shall be constructed in accordance with City of Palm Springs Standard Drawing No. 205 and have a minimum width of 57 feet, or as required to accommodate a separate ingress and egress lane and median island. See Condition No. 15 for gated entrance requirements for the Main Entry. Resolution 20356 Page 12 12. 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. 13. Construct Type C curb ramps meeting current California State Accessibility standards on both sides of the Main Entry per City of Palm Springs Standard Drawing No.'s 214 and 212A. 14. 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 gutter to centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No.'s 110 and 315. The pavement section shall be designed, using "R" values, by a licensed Soils Engineer and submitted to the City Engineer for approval. PRIVATE STREETS 15. 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 (measured from BCR to ECR) for driveway entrances. B. Provide a minimum 50 foot setback measured from the face of curb 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 20 feet clear width in each direction. 16. Construct a 6 inch curb and gutter,ialong both sides of the Main Entry from Araby Drive to its intersection with the on-site streets per City of Palm Springs Standard Drawing No. 200. Curb and gutter shall be transitioned to connect with on-site street mow strips and inverted street cross-sections in a manner acceptable to the City Engineer. The Main Entry shall be designed with two 24 feet wide ingress/egress lanes separated by a 9 feet wide median island. The median island shall not be constructed within the public right-of-way. The Main Entry shall be narrowed,to its intersection with the on-site streets in a configuration approved by the City Engineer. Resolution 20386 Page 13 17. Construct 12 inch concrete mow strips along both sides of all on-site streets with an ' inverted cross-section and a Type B2 ribbon gutter along centerline per City of Palm Springs Standard Drawing No. 200. Mow strips shall be constructed 13 feet each side of centerline or wider as necessary where parallel or perpendicular parking is proposed. The mow strip shall transition into the proposed barrier curb at the northeast corner of the intersection of Carob Circle East and Driveway. The southeast corner of the intersection of Carob Circle East and Driveway shall be a 6 inch barrier curb with a 10 foot radius curb return to match existing curb off-site per City of Palm Springs Standard Drawing No.'s 200 and 206. Construct 6 inch barrier curb per City of Palm Springs Std. Dwg. No 200 adjacent to all parallel and vertical on-site parking spaces. 18. Construct pavement with 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, throughout all on-site streets. 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 shall be constructed with an inverted cross-section (where required). SANITARY SEWER ' 19, Connect all sanitary facilities to the City sewer system. Laterals shall not be connected at sewer manholes. 20. Submit sewer improvement plans prepared by a Registered Civil Engineer to the Engineering Department. The plan(s) shall be approved by the City Engineer prior to issuance of any grading or building permits. Minimum submittal shall include the following: 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. 21, Developer shall construct an 8 inch sewer within all on-site streets and connect to the existing sewer main within Araby Drive. 22, All on-site sewer systems shall be privately maintained by a Homeowners Association. Provisions for maintenance of the on-site sewer system shall be included in Codes, Covenants and Restrictions (CC&R's) for this project, and shall be provided to the City Engineer for review and approval prior to approval of sewer improvement plans. 1 Resolution 20386 Page 14 GRADING ' 23. 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. 24. Submit a Grading Plan prepared by a Registered Civil Engineer to the Engineering Department for review and approval. The 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. 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. 25. Drainage swales shall be providedi adjacent to all curbs and sidewalks-3'wide and 6" deep - to keep nuisance water from entering the public streets, roadways, or gutters. Applies to E. Palm Canyon Drive and Araby Drive only. 26. 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. 27. 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. 1 Resolution 20386 Page 15 28. A soils report prepared by a licensed Geotechnical Engineer shall be required for ' and incorporated as an integral part of the grading plan for the proposed site. A copy of the soils report shall be submitted to the Building Department and to the Engineering Department along with plans, calculations and other information subject to approval by the City Engineer prior to the issuance of the grading permit 29. Contact the Building Department to get information regarding the preparation of the PM10 (dust control) Plan requirements. 30. - 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 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 31. The developer shall accept all stormwater runoff passing through and falling onto the site and conduct this runoff to an approved drainage structure (if available). On- site retention/detention or other facilities approved by the City Engineer shall be required if off-site drainage structures are unavailable or cannot contain the increased stormwater runoff generated by the development of the site. 32. The developer shall construct drainage improvements, including but not limited to catch basins, storm drain lines, and outlet structures, for drainage of on-site streets into retention basins, as described in a final Hydrology Report for Tentative Tract Map 30568, as approved by the City Engineer. The preliminary Hydrology Report for Tentative Tract Map 30568 shall be amended to include catch basin sizing, storm drain pipe sizing, and retention/detention basin sizing calculations and other specifications for construction of required on-site storm drainage improvements 33 The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $7.271.00 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. GENERAL 34. 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 in accordance with City of Palm Springs Standard Drawing No. 115. Pavement shall be restored to a smooth rideable surface. Resolution 20386 Page 16 35. All existing and proposed utility lines that are less than 35 kV on/or adjacent to this ' project shall be undergrounded. The location and size of the existing overhead facilities shall be provided to the Engineering Department 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. 36. 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. 37. The approved original grading/street plans shall be as-built and returned to the Engineering Department prior to issuance of the certificate of occupancy. 38. 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 Zoning Code 93.02.00 D. 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 ' MAP 41. A Homeowners Association shall enter into a reciprocal access agreement with the property owner(s) for those portions of the lots being used for common/open space purposes (e.g. on-site streets and/or parking spaces). Provisions for reciprocal access shall be included in Codes, Covenants and Restrictions (CC&R's) for this project, and shall be provided to the City Engineer for review and approval prior to submittal of the final map. 42. Reciprocal access between adjacent lots where side yard setbacks occur on the adjacent lot shall be included in Codes, Covenants and Restrictions (CC&R's) for this project, and shall clearly define and describe side yard wall locations and the resulting area to be used by the adjacent lot. Provisions for reciprocal access between adjacent lots shall be provided to the City Engineer for review and approval prior to submittal of the final map. 43. Easements for on-site streets and parking spaces to be considered as part of the common/open space to be maintained by a Homeowners Association shall be dedicated and/or reserved on the final map. 44 The Title Report prepared for subdivision guarantee for the subject property, the traverse closures for the existing parcel and all lots created therefrom, and copies of record documents shall be submitted with the Final Map to the Engineering ' Department Resolution 20386 Page 17 ' 45. The Final Map shall be prepared by a licensed Land Surveyor or qualified Civil Engineer and submitted to the Engineering Department for review. Submittal shall be made prior to issuance of grading or building permits. TRAFFIC 46, 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 Palm Canyon Drive East and Araby Drive frontages of the subject property. 47. The developershall be responsible forthe relocation and modification of the existing traffic signal poles, conduit, pull boxes and all appurtenances located on the southwest corner of Palm Canyon Drive East and Araby Drive in accordance with the requirements of the City of Palm Springs. The developer shall submit a traffic signal modification plan prepared by a registered Civil or Traffic Engineer to the Engineering Department for review and approval. The traffic signal facilities shall be relocated in conjunction with the required improvements along East Palm Canyon Drive and Araby Drive and shall be completed prior to issuance of a certificate of occupancy for this project. 48. The west entry gate at Carob Circle East shall be accessed by remote control. A knox box shall be installed and the key given to the Fire Department. 49. IF street addressing is to relate to on-site streets, street name signs shall be required at each intersection in accordance with City of Palm Springs Standard Drawing Nos. 620 through 625. 50. A 30 inch "STOP" sign and standard "STOP BAR" and "STOP LEGEND" shall be installed per City of Palm Springs Standard Drawing Nos. 620-625 at the following locations. Southwest corner of Araby Drive and the Main Entry On-site as required by the City Engineer 51. 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. 52. This property is subject to the Transportation Uniform Mitigation Fee based on the RESIDENTIAL SINGLE FAMILY DETACHED AND MULIT-FAMILY ITE Code B ' land use. Resolution 20386 Page 18 POLICE DEPARTMENT: , 1. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal Code. FIRE DEPARTMENT: 1. Fire Department Access: Fire Department Access Roads shall be provided and maintained in accordance with Sections 901 and 902 CFC. (902.1 CFC) 2. Minimum Access Road Dimensions: Provide a minimum 20 feet unobstructed width. If parking on one side of the access road is desired, provide an additional 8 foot wide parking lane with opposing curb marked red with appropriate signage for a total 28 foot width. If parking on both sides of the access road is'desired, provide an 8 foot wide parking lane on each side of the access road for a total 36 foot width. Maintain the minimum width at all points along the roadway, including entry gates and islands. (902.2.2.1 CFC) 3. Vertical Fire Apparatus Clearances: Palm Springs Fire Apparatus require an unobstructed vertical clearance of not less than 13 feet 6 inches. (902.2.2.1 CFC) 4. Required marking: Required marking of Fire Apparatus Roads and Fire-Protection Equipment shall be in accordance with section 901.4 CFC. 5. Road Design: Fire apparatus access roads shall be designed and constructed as all weather capable and able to support afire truck weighing 73,000 pounds GVW. (902.2.2.2 CFC) 6. Turn-Around Requirements: Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. The City of Palm Springs approved turn around provision is a cul-de-sac with an outside turning radius of 43 feet from centerline. (902.2.2.4 CFC) 7. Site Plan: Provide the fire department with:two copies of an approved site plan. Approved locations for fire hydrants will be marked on this site plan, with one copy being returned to the applicant. The second copy will be retained by the fire department. 8. Fire hydrant systems: Following fire department selection of hydrant locations, plans and specifications for fire hydrant systems shall be submitted to the fire department for review and approval prior to construction. (901.2.2.2 CFC) 9. Water Systems and Hydrants: Underground water mains and fire hydrants shall be installed, completed, tested and in service prior to the time when combustible materials are delivered to the construction site. (903 CFC). Prior to final approval of the installation, contractor shall submit a completed Contractor's Material and Test Certificate to the fire department. (9-2.1 NFPA 24) 10. Water Agency Construction Specification's: All water mains and fire hydrants must be installed in accordance with DWA specifications and standards. Private fire hydrants shall be painted OSHA safety red. Public fire hydrants shall be painted equipment yellow. ' Resolution 20386 Page 19 11. Residential fire hydrants: Residential fire hydrants shall be installed in accordance with ' DWA specifications and standards. No landscape planting, walls, orfencing are permitted within 3 feet of fire hydrants, except groundcover plantings. 12. Emergency Access: Free access from the street to fire hydrants and to outside connections for standpipes, sprinklers or other fire extinguishing equipment, whether permanent or temporary, shall be provided and maintained at all times. 13 Access During Construction: Access for fire fighting equipment shall be provided to the immediate job site at the start of construction and maintained until all construction is complete. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13'6". Fire department access roads shall have an all weather driving surface and support a minimum weight of 73,000 lbs. (Sec. 902 CFC) 14. Fire apparatus access plans: Plans for fire apparatus access roads shall be submitted to the fire department for review and approval prior to construction. Plans shall include certification from a Registered Professional Engineer stating the roads are of all weather construction and capable of supporting fire apparatus weighing 73,000 Ibs G.V.W. (901 2.2.1 CFC) 15, Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System shall be installed in every attached single family dwelling where the gross floor area of the building exceeds 3000 square feet. 16 Fire Sprinkler Plan Submittal: The contractor should submit fire sprinkler plans when the building plans are submitted. This allows concurrent review of the fire sprinkler and building plans. (Two sets will be retained by the fire department.). Submittal to include manufacturers cut sheets on all material and equipment used. Submittal shall also include hydraulic calculations. A set of approved plans shall be maintained at all times on the job site. BUILDING DEPARTMENT: la Prior to any construction on-site, all appropriate permits must be secured. b That prior to issuance of building permits a noise study shall be submitted which demonstrates compliance with Section 1092 (and related Sections, if any) of Title 25, Ca. Administrative Code and any applicable UBC requirements to ensure that interior noise levels do not exceed 45 CNEL. Resolution 20386 Page 20 VICINITY MAP RAMON ROAD ix 3 Q w in y � U E PALM CANYON DRNE d z a , N MORONGO TRAIL a w 0 VICINITY MAP N.T.S. (1A CITY OF PALM SPRINGS CASE NO. 5.0905-PD 274- TTM 30568 DESCRIPTION ' APPLICANT App. by Creative Communities, LLC., to subdivide 8,42 acres into 63 units, located on SW corner of E. Palm Canyon Drive and Creative Communities, LLC. Araby Drive, Zone R-3/RGA6, Sect.25.