HomeMy WebLinkAbout20387 - RESOLUTIONS - 7/3/2002 RESOLUTION NO. 20387
' RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
SPRINGS, CALIFORNIA, APPROVING CASE 5.9010-PD-277, AN
APPLICATION BY THE COACHELLA VALLEY HOUSING
COALITION FOR THE CREATION OF A PLANNED
DEVELOPMENT DISTRICT TO ALLOW 66 APARTMENTS UNITS
ON 7.73 ACRES LOCATED NORTHWEST OF THE
INTERSECTION OF SUNRISE WAY AND SAN RAFAEL DRIVE,
ZONE PD 116A, SECTION 35.
WHEREAS, the Coachella Valley Housing Coalition (the"Applicant') has filed an application with
the City for a Planned Development District to allow for the construction of a 66-unit apartment
complex (the project); and
WHEREAS, the proposed development will provide 66 affordable housing units; and
WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to
consider an application for Case No. 5.0910-PD-277 was issued in accordance with applicable
law; and
WHEREAS, on June 12, 2002 a public hearing on the application for Case No. 5.0910-PD-277
was held by the Planning Commission in accordance with applicable law; and
' WHEREAS, on June 12, 2002, after holding a public hearing and considering all of the evidence
presented in connection with the hearing on the project, including but not limited to the staff report,
all written and oral testimony presented, the Planning Commission voted 4-0 to recommend
approval of the project; and
WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to consider an
application for Case No. 5.0910-PD-277 was issued in accordance with applicable law; and
WHEREAS, on July 3, 2002 a public hearing on the application for Case No. 5.0910-PD-277 was
held by the City Council in accordance with applicable law; and
WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented
in connection with the hearing on the project, including but not limited to the staff report, all written
and oral testimony presented.
THE CITY COUNCIL HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to CEQA, the City Council finds as follows:
Pursuant to CEQA, an initial study and a subsequent Mitigated Negative
Declaration were previously prepared for a larger area of which this project is a
' part.
Section 2: Pursuant to Government Code Section 66473.5, the City Council finds that the
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July 3, 2002 '
proposed apartment complex and the provisions for its design and improvement
are compatible with the objectives, policies, and general land uses and programs
provided in the City's General Plan and any applicable specific plan; and
Section 3: Pursuant to Government Code Section 65567, the City Council finds that the
- proposed apartment complex and the provisions for its design and improvements
are compatible with the objectives, policies, and general land use provided in the
City's local open space plan; and',
Section 4: Pursuant to Government Code Section 66474, the City Council finds that with the
incorporation of those conditions attached in Exhibit A:
a. The proposed project is consistent with the applicable provisions of the General Plan.
The subject property is designated as CDL8 (Density Controlled) and is zoned PD116A.
All units at the proposed complex will be,affordable housing, as defined in the California
Government Code, and thus a twenty percent density bonus must be allowed to the
project. The application entails creating 66 apartment units on a single 7.73-acre lot. The
project complies with the General Plan and will be a beneficial improvement within the
neighborhood. '
b. The design or improvements of the, proposed subdivision are consistent with the
General Plan.
The improvements associated with the proposed apartment complex include 66 apartrment
units, sidewalks, and landscaping. The'proposed apartment project provides off-street
parking, sufficient amenities, and has been designed to be compatible with surrounding
developments. All of the proposed improvements are consistent with the General Plan.
c. The site is physically suitable for the type of development contemplated by the
proposed subdivision.
The project will comply with all multiple family property development standards. The
surrounding neighborhood consists of 'a range of housing types, including existing
apartments, a mobile home park, and single family homes. Thus,the project is compatible
with the surrounding neighborhood.
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July 3, 2002
d. The site is physically suitable for the proposed density of development contemplated by
the proposed subdivision.
The project will be compatible with existing land use designations in the surrounding
neighborhood based on the density. The proposed 66-unit development is consistent with
the General Plan designation of 8 residential units per acre, as modified by the required
affordable housing density bonus. In this case,the units would consist of one-and two-story
buildings that have been designed to respect the existing buildings in the neighborhood.
The neighborhood also consists of some existing two-story buildings to the north of the
subject property. Thus,the project should be compatible with the surrounding neighborhood.
e. 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.
This project will be primarily accessible from Sunrise Way, which is designated a major
thoroughfare in the General Plan. Additionally, pedestrian, bicycle, and emergency vehicle
access will also be via Twin Star Road, a local street located to the south of the project. Both
streets are sufficiently improved to handle the additional traffic that would be created by the
project. Neither street will be negatively impacted.
f. 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 curb, gutter, and sidewalks. Additionally,
the project design features abundant landscaping, large common areas, covered parking,
and provide adequate off-street parking.
g. 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
project.
The off-site improvements, which are required by the Zoning Ordinance, are related to the
project since the property owners must use Sunrise Way, Garnet Road, and Twin Star Road
to access the site. Currently, the subject property is vacant and therefore little or no usage
of the roads, sidewalks, and utilities is due to the subject property at this time. However,the
future property owners will benefit from any improvements made to Sunrise Way, Garnet
Road, and Twin Star Road such as dedication of easements, sidewalks, and future
widening. The required dedication of right-of-way and improvements will provide safety
benefits to the property owners and will aesthetically enhance the neighborhood.
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July 3, 2002 '
NOW, THEREFORE, BE IT RESOLVED that, based on the foregoing, the City Council hereby
approves Case Number 5.0910-PD-277, subject to those conditions set forth in the attached
Exhibit A, which are to be satisfied prior to issuance of building permits for the project, unless
otherwise specified.
ADOPTED this 3rd day of July, '2002.
AYES:
NOES:
ABSENT:
ATTEST:
CITY OF PALM SPRINGS, CALIFORNIA
City Clerk City Manager ,
Reviewed and Approved as to Form: 7
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RESOLUTION NO.
' EXHIBIT A
Northwest of Sunrise Way and San Rafael Road
July 3, 2002
Case 5.0910-PD-277
CONDITIONS OF APPROVAL
Before final acceptance of the project,all conditions listed below shall be completed to the satisfaction
of the City Engineer, the Director of Planning, the Chief of Police, the Fire Chief or their designee,
depending on which department recommended the condition.
Any agreements, easements or covenants required to be entered into shall be in a form approved by
the City Attorney.
1. The proposed development of the premises shall conform to all applicable regulations of the
Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and
resolutions which supplement the zoning district regulations.
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 5.0910-PD-277. 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 orfails 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 matterwithout 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 mitigation measures of the environmental assessment shall apply. The applicant shall
submit a signed agreement that the mitigation measures outlined as part of the negative
declaration will be included in the plans prior to Planning Commission consideration of the
environmental assessment.
4. Final landscaping,irrigation,exterior lighting,and fencing plans shall be submitted forapproval
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.
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Conditions of Approval (Case 5.0910-PD-277) '
June 12, 2002
5. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan shall be
submitted and approved by the Building Official. Refer to Chapter 8.50 of the Municipal Code
for specific requirements.
6. The-grading plan shall show the disposition of all cut and fill materials. Limits of site
disturbance shall be shown and all disturbed areas shall be fully restored or landscaped.
7. Drainage swales shall be provided adjacent to all curbs and sidewalks-3'wide and 6"deep.
The irrigation system shall be field tested prior to final approval of the project. Section
14.24.020 of the Municipal Code prohibits nuisance water from entering the public streets,
roadways or gutters.
8. 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.
9. 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.
10. 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 equipmentto 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.
11. 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.
12. 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.
13. The street address numbering/lettering shall not exceed eight inches in height.
14. An exterior lighting plan in accordance with the lighting ordinance shall be submitted for review
and approval by the Director of Planning 8i Building prior to the issuance of building permits.
A photometric study and 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, shielded down-lights shall
be utilized.
15. Parking lot light fixtures shall align with stall striping and shall be located two to three feet from '
curb face. I (0c
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Conditions of Approval (Case 5.0910-PD-277)
June 12, 2002
16. Submit plans meeting City standard for approval on the proposed trash and recyclable
materials enclosure prior to issuance of a building permit.
17. 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 feeing being 1/2% for
commercial projects or 114%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.
18. Details of pool fencing (material and color) and equipment area shall be submitted with final
landscape plan.
19. 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.
20. Islands of not less than 9 feet in width with a minimum of 6 feet of planter shall be provided
every 10 parking spaces. Additional islands may be necessary to comply with shading
requirements in#43 below.
21. Shading requirements for parking lot areas as set forth in Section 9306.00 of the Zoning
Ordinance shall be met. Details to be provided with final landscape plan.
22. 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.
23. 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.
24. Tree wells shall be provided within the parking lot and shall have a planting area of six feet in
diametertwidth.
25. 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".
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Conditions of Approval (Case 5.0910-PD-277) '
June 12, 2002
26. 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.
27. Compact and handicapped spaces shall be appropriately marked per Section 9306.00C 10.
28. 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.
29. All awnings/shade structures shall be maintained and periodically cleaned.
30. If Twin Star Road is to be kept open, a median island or other entry feature shall be designed
and constructed at the Twin Star Road entry. A sign identifying the project and stating that
private property is being entered shall also be installed at this location. If Twin Star Road is not
to be kept open, the restrictions of Engineering Condition #25 must be complied with.
31. All shrubs are to be of a minimum 5 gallon size.
32. No native soil is to be left exposed. All unplanted areas must be covered with decomposed
granite or other suitable material.
33. If a wall is to be constructed on the south side of the project adjacent to Garnet Drive, it shall
be no more than four feet in height or landscaping shall be put in place to minimize the visual
impact of the wall on the adjoining residential neighborhood.
34. A minimum of 134 parking spaces are to be provided within the project.
FIRE:
1. 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.
2. 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)
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Conditions of Approval (Case 5.0910-PD-277)
June 12, 2002
3. 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)
4. Access During Construction: Access for fire fighting equipment shall be provided to the
immediatejob 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)
5. 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)
6. Residential fire hydrants: Residential fire hydrants shall be installed in accordance with DWA
specifications and standards. No landscape planting, walls, or fencing are permitted within 3
feet of fire hydrants, except groundcover plantings.
7. Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System is required.
8. 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.
9. Premises Identification: Approved numbers or addresses shall be provided for all new and
existing buildings in such a position as to be plainly visible and legible from the street or road
fronting the property. (901.4.4 CFC)
10. Fire Department Access: Fire Department Access Roads shall be provided and maintained in
accordance with Sections 901 and 902 CFC. (902.1 CFC)
11. 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
both sides 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)
' 12. 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)
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Conditions of Approval (Case 5.0910-PD-277) '
June 12, 2002
13. Fire Apparatus Grade requirements: The gradient of fire apparatus access roads shall not
exceed 12% except for short stretches (100 feet or less) with a maximum grade of 15%.
(902.2.2.6 CFC)
14. Required marking: Required marking of Fire Apparatus Roads and Fire-Protection Equipment
shall be in accordance with section 901.4 CFC.
15. Road Design: Fire apparatus access roads shall be designed and constructed as all weather
capable and able to support a fire truck weighing 73,000 pounds GVW. (902.2.2.2 CFC)
16. Tum-Around Requirements: Dead-end fire apparatus access roads in excess of 150 feet in
length shall be provided with approved provisions forthe 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)
17. Fencing Required: Construction site fencing with 20 foot wide access gates is required for all
combustible construction over5,000 squarelfeet. Fencing shall remain intact until buildings are
stuccoed or covered and secured with lockable doors and windows. (8.04.260 PSMC)
ENGINEERING:
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. '
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Conditions of Approval (Case 5.0910-PD-277)
June 12, 2002
C. Proof of processing dedications of right-of-way, easements, encroachment
agreements/licenses,covenants,reimbursement agreements,etc.required by
these conditions.
SUNRISE WAY NORTH
3. Developer shall pay its proportionate share for one-half the cost of the future raised
median island to be constructed along the entire frontage of Sunrise Way North, as
determined by the City Engineer.
4. Remove the existing curb returns, spandrels, cross gutter, and access ramps at the
intersection of Sunrise Way North and previously planned extension of Garnet Road.
5. Construct 8 inch curb and gutter, 38 feet WEST of centerline along that portion
required to close the previously planned intersection with Garnet Road per City of
Palm Springs Standard Drawing No. 200.
6. Construct a 10 foot wide bikepath to match the existing bikepath, across that portion
required to close the previously planned intersection with Garnet Road.
7. Remove existing curb, gutter, and bikepath and construct a 48 feet wide driveway
approach in accordance with City of Palm Springs Standard Drawing No. 205 at the
intersection of Sunrise Way North and the main entry. The proposed median island
shall be located outside of right-of-way.
8. Construct Type C curb ramps along both sides of the main entry in accordance with
City of Palm Springs Standard Drawing No. 214.
9. Remove and replace existing 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 edges along the frontage where removals or relocations have occurred
in accordance with City of Palm Springs Standard Drawing No. 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.
10. All broken or off grade CURB, GUTTER, BIKEPATH, AND AC PAVEMENT shall be
repaired or replaced.
GARNET ROAD
11. Dedicate an additional right-of-way of 5 feet to provide the ultimate half street width of
18 feet together with additional right-of-way for a "knuckle" at the intersection of
Garnet Road and Mica Drive in a configuration acceptable to the City Engineer.
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Conditions of Approval (Case 5.0910-PD-277) '
June: 12, 2002
12. Remove the existing 6 inch curb and gutter and asphalt concrete berm on the north
side of Garnet Road between Mountain Shadow Drive and Mica Drive and construct
a 6 inch curb and gutter, 14 feet NORTH of centerline where required to conned to
required "knuckles" at the intersections with Mountain Shadow Drive and Mica Drive
per City of Palm Springs Standard Drawing No. 200.
13. Construct a 4 foot wide sidewalk behind the curb from Mountain Shadow Drive to Mica
Drive in a configuration acceptable to the City Engineer. The applicant shall work with
the Engineering Department to coordinate this sidewalk with the landscaping on the
adjacent portions of the project.
14. Construct Type B curb ramps on,the north side of Garnet Road across from the
existing curb ramps at Sand Spring Drive and Mica Drive in accordance with City of
Palm Springs Standard Drawing 213.
15. Remove and replace existing 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, from edge of proposed
gutter to clean sawcut edge in accordance with City of Palm Springs Standard
Drawing No. 110. The pavement section shall be designed, using "R" values, by a
licensed Soils Engineer and submitted to the City Engineer for approval.
MOUNTAIN SHADOW DRIVE
16. Dedicate additional right-of-way for "knuckle"at the intersection of Mountain Shadow
Drive and Garnet Road in a configuration acceptable to the City Engineer. The
applicant shall work with the Engineering Department to design the "knuckle" in such
a way as to minimize the impact on the project as well as onto adjoining properties.
17. Developer shall apply for the vacation of those portions of MOUNTAIN SHADOW
DRIVE in excess of the additional right-of-way required for a "knuckle" at the
intersection of Mountain Shadow Drive and Garnet Road. Developer shall be
responsible for relocation of all utilities, demolition of all existing improvements,
reconstruction of affected intersecting streets and coordination of improvements with
adjacent property owners, if applicable, for the street vacation. All agreements and
improvement plans relative to the above mentioned items shall be approved by the
City Engineer prior to the submittal of the street improvement plans.
18. Remove the existing curb and gutter, curb return, access ramp, cross gutter, and
spandrels at the intersection of Mountain Shadow Drive and Garnet Road necessary
to construct a "knuckle" at the intersection of Mountain Shadow Drive and Garnet
Road per City of Palm Springs Standard Drawing No. 104 and as approved by the
City Engineer.
19. Construct 6" curb and gutter and a 4-foot wide sidewalk throughout the "knuckle" at
the intersection of Mountain Shadow Drive and Garnet Road togetherwith a new curb
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' Conditions of Approval (Case 5.0910-PD-277)
June 12, 2002
return only at the southeast comer of the intersection per City of Palm Springs
Standard Drawing No. 200 and 210.
20. Remove, replace, and construct 2-1/2 inch asphalt concrete pavement over 4 inch
aggregate base necessary for the construction of a "knuckle"in accordance with City
of Palm Springs Standard Drawing No. 104 or as approved by the City Engineer. The
pavement section shall be designed, using "R" values, by a licensed Soils Engineer
and submitted to the City Engineer for approval.
MICA DRIVE
21. Dedicate additional right-of-way for a "knuckle" at the intersection of Mica Drive and
Garnet Road in a configuration acceptable to the City Engineer. The applicant shall
work with the Engineering Department to design the "knuckle" in such a way as to
minimize the impact on the project as well as onto adjoining properties.
22. Remove the existing curb and gutter,AC berm,cross gutter, curb return, and spandrel
at the intersection of Mica Drive and Garnet Road necessary to construct a "knuckle"
at the intersection of Mica Drive and Garnet Road per City of Palm Springs Standard
Drawing No. 104 or as approved by the City Engineer.
23. Construct 6"curb and gutter throughout the"knuckle"at the intersection of Mica Drive
and Garnet Road together with a new curb return only at the southwest comer of the
intersection per City of Palm Springs Standard Drawing No. 200.
24. Remove, replace, and construct asphalt concrete 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,
for a "knuckle" in accordance with City of Palm Springs Standard Drawing No. 104 or
as approved by the City Engineer.The pavement section shall be designed, using"R"
values, by a licensed Soils Engineer and submitted to the City Engineer for approval.
TWIN STAR ROAD
25. Vehicular access shall not be restricted at the extension of Twin Star Road unless
vehicular turnaround areas along both sides of the closure are provided and
constructed in a manner acceptable to the City Engineer.Alternatively,a gate allowing
only pedestrian and bicycle access between the project and Twin Star Road shall be
acceptable if provision for emergency access is provided in a manner acceptable to
the City Engineer,
SANITARY SEWER
' 26. Connect all sanitary facilities to the City sewer system if not already connected.
Laterals shall not be connected at manhole.
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Conditions of Approval (Case 5.0910-PD-277) '
June 12, 2002
27. Construct 8 inch V.C.P. sewer mains on all prevate streets. 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.
28. - 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.
GRADING
29. A copy of a Title Report prepared/updated within the past 3 months and copies of
record documents shall be submitted to the City Engineerwith the first submittal of the ,
Grading Plan.
30. Submit a Grading Plan prepared by a registered Civil Engineer to the Engineering
Department for review and approval. Grading plan shall be submitted to the Planning
Department for comments prior to submittal to the Engineering Department. A PM10
(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 final Planning Department comments regarding 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.
F. Copy of Hydrology Study/Report.
IBC - I �
Resolution 20387
Page 15
' Conditions of Approval (Case 5.0910-PD-277)
June 12, 2002
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.500.
31. Drainage swales shall be provided adjacent to all curbs and sidewalks-3'wide and 6"
- deep-to keep nuisance water from entering the public streets, roadways, or gutters.
32. 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.
33. 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.
34. 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
Department along with plans,calculations and other information subject to approval by
the City Engineer prior to the issuance of the grading permit.
35. Contact the Building Department to get information regarding the preparation of the
PM10 (dust control) plan requirements.
36. 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
37. 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. Provide a hydrology study
to determine if the increased stormwater runoff due to development of the site
' exceeds the capacity of offsite drainage structures (if any exist), and to determine
required stormwater runoff mitigation measures for this project.
Inc /�
Resolution 20387
Page 16
Conditions of Approval (Case 5.0910-PD-277) ,
June 12, 2002
38. The project is subject to flood control and drainage implementation fees and/or
construction of drainage facilities according to the approved Master Plan of Flood
Control and Drainage. Validated costs incurred by the developer for design and
construction of storm and/or drainage improvements adjacent to such development as
shown in said Master Plan shall be credited toward the drainage fee otherwise due or
- in the event such cost exceeds the fee otherwise due, the City will enter into a
reimbursement agreement with developer to reimburse him for such excess costs from
drainage fees collected from other,development. The acreage drainage fee at the
present time is $6,511.00 per acre per Resolution No. 15189. This condition shall be
complied with, to the satisfaction of the City Engineer, prior to filing any final map or
issuance of a building permit.
39. Developer shall construct storm drain improvements, including but not limited to catch
basins, storm drain lines, and outlet structures, for drainage of on-site streets into on-
site retention basins, as described in the approved Hydrology Analysis for Coyote Run
II by Mainiero, Smith and Associates.
40. The project is subject to flood control and drainage implementation fees.The acreage
drainage fee at the present time is,$6511 per acre per Resolution No. 15189. Fees
shall be paid prior to issuance of a building permit.
ON-SITE '
41. All centerline radii shall be a minimum of 130 feet.
42. 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.The minimum width for all
interior streets will be 24 feet and shall be constructed in accordance with City of Palm
Springs Standard Drawing No. 110.
43. The on-site parking areas shall be constructed in accordance with City of Palm
Springs Zoning Ordinance, Section;9306.00,
GENERAL
44. 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.
45. All proposed utility lines on/or adjacent to this project shall be undergrounded prior to
issuance of a Certificate of Occupancy. '
Resolution 20387
Page 17
' Conditions of Approval (Case 5.0910-PD-277)
June 12, 2002
46. 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.
47. The developer is advised to contact all utility purveyors for detailed requirements for
this project at the earliest possible date.
48. Nothing shall be constructed or planted in the comer cut-off area of any street
intersection or driveway which does or will exceed the height required to maintain an
appropriate sight distance per City of Palm Springs Zoning Code Section
93.02.00, D.
49. 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 Standard Drawing No. 904.
MAP
50. The existing properties (APN 669-500-013, 015, AND 017) shall be merged into one
parcel. The developer shall apply for a lot line adjustment prior to issuance of grading
or building permits.
51. 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
Lot Line Adjustment.
TRAFFIC
52. The developer shall replace all damaged, destroyed, or modified pavement legends
and striping as required by the City Engineer on the SUNRISE WAY NORTH
frontage.
53. Street name signs shall be required at each intersection in accordance with City of
Palm Springs Standard Drawing Nos. 620 through 625.
54. A 30 inch "STOP" sign and standard "STOP BAR" and "STOP LEGEND" shall be
installed at the intersection of Sunrise Way North and the main entry per City of Palm
Springs Standard Drawing Nos. 620-626.
55. 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
AP ( sp / 7
Resolution 20387
Page 18
Conditions of Approval (Case 5.0910-PD-277) '
June 12, 2002
CONSTRUCTION AND MAINTENANCE WORK ZONES"dated 1996, or subsequent
additions in force at the time of construction.
56. All on-site streets shall be posted with "No Parking" signs except in parallel parking
areas.
57. This property is subject to the Transportation Uniform Mitigation Fee based on the
Residential Multi-Family ITE Code B land use.
58. Developer shall pay $15,150 as its fair share contribution for construction of a traffic
signal forthe Sunrise Way North at San Rafael Road intersection to be constructed by
others in the future. The City shall facilitate reimbursement of the fair share
contribution on a pro-rata basis to the developers of those developments required to
pay for and install the traffic signal. The fair share contribution shall be paid to the City
prior to issuance of a certificate of occupancy, or upon demand by the City Engineer.
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Resolution 20387
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CITY OF PALM SPRINGS
Application for
CASE NO. 5.0910 and PD 277 DESCRIPTION Establishment ofthe
sablishmentofe
' APPLICANT Coachella Valley Planned Development District 277 and
Housing Coalition architectural approval for the construction
of a 66-unit apartment complex, Zone
PD116A, Section 35.
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