Loading...
HomeMy WebLinkAbout20504 - RESOLUTIONS - 12/4/2002 RESOLUTION NO. 20504 OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA,APPROVING TPM 30843 AND CASE NO 5.0926-PD- 278, SUBJECT TO THE CONDITIONS STATED, TO SUBDIVIDE 30,055 SQUARE FEET OF LAND INTO 4 SINGLE FAMILY RESIDENTIAL LOTS LOCATED AT 3101 NORTH INDIAN CANYON DRIVE, ZONE R-G-A(6), SECTION 3. WHEREAS, Regal Homes, Inc. (the "Applicant") has filed an application with the City pursuant to Section 94.03.00 of the Zoning Code and the Palm Springs Municipal Code Section 9.60 for a Tentative Parcel Map to subdivide 30,055 square feet of land into 4 lots located at 3101 N. Indian Canyon Drive, Zone R-G-A(6), Section 3; and WHEREAS, Regal Homes, Inc. (the "Applicant") has filed an application with the City pursuant to Section 94.03.00 of the Zoning Code, Case No. 5.0926 Planned Development District 278 for the development of a 4-unit cluster residential development proposed on 30,055 square feet of land located at 3103 N. Indian Canyon Drive, Zone R-G-A(6), Section 3; and WHEREAS, the Applicant has filed Tentative Parcel Map 30843 with the City and has paid the required filing fees; and WHEREAS, said Tentative Parcel 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 the public hearing of the Planning Commission of the City of Palm Springs to consider TPM 30843 and Case No. 5.0926 - PD-278, was given in accordance with applicable law; and WHEREAS, on November 13, 2002, a public hearing on the application for Tentative Parcel Map 30843 and Case No. 50926 - PD-278 was held by the Planning Commission in accordance with applicable law; and WHEREAS, notice of the public hearing of the City Council of the City of Palm Springs to consider TPM 30843 and Case No. 5.0926 - DP-278, was given in accordance with applicable law; and WHEREAS, on December 4, 2002 a public hearing on the application for Tentative Tract Map 30050 and Case No. 50899 - PD-271 was held by the City Council in accordance with applicable law; and WHEREAS, pursuant to Government Code Section 66412.3, the City Council has considered the effect of the proposed subdivision,Tentative Parcel Map 30843, 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 project represents the balance of these respective needs in a manner which is most consistent with the City's obligation pursuant to its police power to protect the public health, safety, and welfare; and Pet. Resolution No. 20504 Page 2 WHEREAS, the proposed subdivision, Case No. 50926- - PD-278 and Tentative Parcel Map ' 30843, is considered a "project" pursuant to the terms of the California Environmental Quality Act ("CEQA"), and is categorically exempt from the provisions of CEQA per Section 15332 for In-Fill Development Projects and Section 15303, multi-family residences of six dwelling units or less within an urbanized area; and WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented in connection with the meeting on the Project, including but not limited to the staff report, all environmental data including the environmental assessment prepared for the project and all written and oral testimony presented. THE CITY COUNCIL HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to CEQA, the City Council finds that, Tentative Parcel Map 30843 and Case No. 5.0926 - PD-278 are categorically exempt from environmental assessment per Sections 15303, multi-family residences of six dwelling units or less within an urbanized area, and per Section 15332, In-fill development projects, of the California Environmental Quality Act (CEQA). Section 2: Pursuant to Government Code Section 66473.5 the City Council finds that the proposed subdivision and the provisions for its design and improvement are compatible with the objectives, polices, and general land uses and program provided in the City's General Plan and any applicable specific plan. Section 3: Pursuant to Section 94.03.00 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 and General Plan. The proposed Planned Development District application for a 4-unit cluster residential development is in harmony with the various elements and objectives of the City of Palm Springs General Plan and is not detrimental to the existing uses specifically permitted in the zone in which the proposed use is to be located. The subject property is designated as L6 (Low Density Residential 4-6 units/acre) on the City's General Plan Land Use Map and R-G-A(6) (Cluster Residential Zone) on the City's Zoning Map. The objective of the L6 designation is to accommodate various types of low density residential development, including traditional single family homes. The proposed use fits within the broad range of uses typically allowed in the L6 General Plan and R-G- A(6) Zoning Ordinance categories. b. The use is necessary or desirable for the development of the community, is in harmonywith 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. ' 1a� z Resolution No. 20504 Page 3 The proposed subdivision is consistent with the General Plan and zoning designations. ' Tentative Parcel Map 30843 will have 4 single family residential units. The proposed use is in harmony with the various elements and objectives of the City of Palm Springs General Plan and is not detrimental to the existing uses specifically permitted in the zone in which the proposed use is to be located. C. The site is adequate in size and shape to accommodate said use, including yards, setbacks, walls or fences, landscaping, and other features required in order to adjust said use to those existing or permitted future uses of land in the neighborhood. The applicant is requesting the entitlement of subdividing 30,055 square feet of land into 4 single family residential lots. The proposed lots range in size from 6,650 square feet to 7,350 square feet. The property is currently vacant and is zoned R-G-A(6) (Cluster Residential)with a General Plan designation of L6(Low Density Residential 4-6 units/acre). The project is within the density allowed by the general plan and is in scale with the surrounding neighbourhood. The proposed homes will be one (1) story with a maximum height of fourteen (14) feet six (6) inches and 2,168 square feet each. The applicant is proposing eight (8) covered parking spaces and eight (8) open parking spaces totaling 16 for the project. Each unit is proposed with a 468 square foot two (2) car garage and a decorative drive. All units will include a pool. A perimeter wall is proposed around the property measuring 6 feet high along the north and west property lines, up to 7 feet high along the east property line for noise reduction purposes, and 5 feet high along San Carlos to meet the pool fencing requirements. Total building area for the site is 8,672 square feet comprising 29% of the total lot area. Paving, including streets and drive is proposed at 18% of the total lot area and landscaped open space is proposed at 50%of the total proposed development lot area. The Planned Development District includes adjustments to the R-G-A(6) property development standards, namely, minimum lot area,setbacks, minimum building separation, and wall height. The R-G-A(6)zone requires a minimum lot area of 2 gross acres (87,120 SF). The proposed minimum lot area is 6,650 square feet with units proposed at 2,168 square feet each. Lot sizes range from 6,650 square feet to 7,350 square feet. The R-G- A(6) zone requires a front setback of 25 feet, side,front setback of 20 feet, side interior setback of 15 feet, and rear setback of 20 feet. The applicant is proposing a front setback of 20 feet, a side front setback of 16 feet, a side interior setback of 8 feet, and a rear setback of 10 feet. The minimum building separation requirement in a R-G-A(6) is 15 feet. The applicant is proposing a building separation of 10 feet. The wall requirements are standard per Section 93.02.00 of the zoning ordinance. The applicant is proposing an up to 7 foot high wall on the N. Indian Canyon Drive frontage, a 5 foot high wall on the San Carlos Road frontage, and 6 foot high walls on the north and west property lines. The remainder of the proposal conforms with R-G-A(6) property development standards. d. That 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. Access to the property will be from a gated entry on San Carlos Road. Thirty feet of right- of-way and public utility easement on San Carlos and fifty feet on N. Indian Canyon Drive ' is proposed to be dedicated from the subject tract to the City of Palm Springs. Existing improvements consist of a roll curb and two-lane undivided, unstriped roadway on San /ae 3 Resolution No. 20504 Page 4 Carlos Road and vertical curb and gutter and a four-lane divided, striped roadway on N. ' Indian Canyon Drive. Internal circulation consists of a 24 foot wide common driveway. The common driveway would be privately maintained as well as the landscaped areas around the development. e. That the conditions to be imposed and shown on the approved site plan are deemed necessary to protect the public health, safety, and general welfare and may include 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 application of the Uniform Building Code Seismic Safety Standards, Palm Springs Municipal Code, and the City of Palm Springs Fugitive Dust Control Ordinance. Section 4: Pursuant to Government Code Section 66474(Subdivision Map Act), the Planning Commission finds that with the incorporation of those conditions attached in Exhibit A: a. The proposed Tentative Map is consistent with applicable general and specific plans. The proposed project is consistent with the General Plan. The General Plan designation for the site is L6 (Low Density Residential 4-6 units/acre). The applicant is proposing 4 units and therefore, is within the density parameters of the General Plan. b. The design of improvement of the proposed subdivision is consistent with the General Plan ' and any applicable Specific Plan. Pursuant to Government Code Section 66473.5 the City Council finds that the proposed subdivision and the provisions for its design and improvement are compatible with the objectives, polices, and general land uses and program provided in the City's General Plan and any applicable specific plan. All street, drainage,and utilities improvements are subject to the standards of the General Plan and Conditions of Approval associated with TPM 30843 and Case No. 5.0926 - PD-278. C. The site is physically suitable for the type and density of development contemplated by the proposed subdivision. The site is proposed for a 4 lot subdivision on 30,055 square feet of land. There will be no incompatibility issues as the applicant proposes a cluster residential development in scale with the surrounding land uses. A single family residence is to the north, vacant land to the west, N. Indian Canyon Drive and apartments to the east, and a single family residence to the south. d. The design of the proposed subdivision or the proposed improvements are not likely to cause substantial environmental damage or 'substantially and unavoidably injure fish or wildlife or their habitat. The proposed project is categorically exempt from environmental assessment pursuant to Section 15303, multi-family residences of six!dwellings units or less within an urbanized ' area, and per Section 15332, in-fill development projects, of the California Environmental Resolution No. 20504 Page 5 Quality Act (CEQA). Therefore, the design of the proposed subdivision or the proposed ' improvements are notlikelyto cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. e. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the subdivision and proposed improvements must follow the conditions of approval including, but not limited to, the application of the Uniform Building Code Seismic Safety Standards, and the City of Palm Springs Fugitive Dust Control Ordinance in order to ensure public health and safety. f. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. A combination sidewalk and bicycle path will be constructed along the N. Indian Canyon Drive frontage as required by the City's Master Plan of bikeways. San Carlos Road will be improved to local street standards. The 24 foot wide common driveway will be privately maintained. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council hereby approves Case 5.0926-PD-278 TPM 30843, subject to those conditions set forth in the attached Exhibit A, which are to be satisfied prior to the issuance of a Certificate of Occupancy unless ' otherwise specified. ADOPTED this 4th day of Decembgr2002. AYES: Councilmembers Hodges, Mills, Oden and Mayor Kleindienst NOES: None ABSENT: Councilmember Reller-Spurgin ABSTENTIONS: None ATTEST: CITY OF PALM SPRINGS, CALIFORNIA City Clerk f,City Manager Reviewed and Approved as to Form: 1 /OC 5" Resolution No. 20504 Page 6 EXHIBIT A ' TPM 30843 and Case No. 5.0926 - PD-278 3101 N. Indian Canyon Drive December 4, 2002 CONDITIONS OF APPROVAL Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the 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. la. 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. 1 b. 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 5.0926-PD-278 TPM 30843. 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. 2. That the property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation sidewalks, bikeways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition,free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. 3a. The final development plans shall be submitted in accordance with Section 9403.00 of the Zoning Ordinance. Final development plans shall include site plans,building elevations,floor ' plans, roof plans, landscape plans, irrigation plans, exterior lighting plans, sign program, mitigation monitoring program, site cross sections, property development standards and Resolution No. 20504 Page 7 ' other such documents as required by the Planning Commission. Final development plans shall be submitted within two(2)years of the City Council approval of the preliminary planned development district. 3b. The property development standards for this project shall be Section 92.01.00, R-G-A(6) Zone, except for the modifications to minimum lot size, setbacks, and wall height. Setbacks will be considered at 10 to 15 feet and 20 to 25 feet, respectively, pending submittal of final development plans. Wall height will be permitted up to 7 feet along the Indian Canyon Drive frontage, for noise reduction purposes, tapering down to 5 feet along the San Carlos property line. 4. 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. 5. 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. 6. 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. 7. The grading plan shall show the disposition of all cut and fill materials. Limits of site disturbance shall be shown and all disturbed areas shall be fully restored or landscaped. 8. 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. 9. 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. 10. 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 approval of a final map. The CC&R's shall be enforceable by the City, shall not be amended without City approval, shall require maintenance of all property in a good condition and in accordance with all ordinances. The applicant shall submit to the City of Palm Springs, a deposit in the amount of$2000, for the review of the CC&R's by the City Attorney. A$250 filing fee shall also be paid to the City Planning Department for administrative review purposes. 1 /oc 7 Resolution No. 20504 Page 8 11. 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. 12. All materials on the flat portions of the roof shall be earth tone in color. 13. All roof mounted mechanical equipment shall be screened from all possible vantage points both existing and future per Section 9303.00 of the Zoning Ordinance. The screening shall be considered as an element of the overall design and must blend with the architectural design of the building(s). The exterior elevations and roof plans of the buildings shall indicate any fixtures or equipment to be located on the roof of the building, the equipment heights, and type of screening. Parapets shall be at least 6" above the equipment for the purpose of screening. 14. 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. 15. Perimeter walls shall be designed, installed and maintained in compliance with the corner cutback requirements as required in Section 9302.00.D. 16. 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. 17. The street address numbering/lettering shall not exceed eight inches in height. ' 18. Construction of any residential unit shall meet minimum soundproofing requirements prescribed pursuant to Section 1092 and related sections of Title 25 of the California Administrative Code. Compliance shall be demonstrated to the satisfaction of the Director of Building and Safety. 19. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00, Outdoor Lighting Standards, shall be submitted for review and approval by the Director of Planning & Building prior to the issuance of building permits. Manufacturer's cut sheets of all exterior lighting on the, building, in the landscaping, and in the parking lot shall be submitted for approval prior to issuance of a building permit. If lights are proposed to be mounted on buildings, down-lights shall be utilized. A photometric study shall be required for all parking areas, driveways and entries. 20. Submit plans meeting City standard for approval on the proposed trash and recyclable materials enclosure prior to issuance of a building permit. 21. 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, anc1the property owner shall enter into a recorded agreement to maintain the art work and protect the public rights of access and viewing. Resolution No. 20504 Page 9 22. Details of pool fencing (material and color)and equipment area shall be submitted with final landscape plan. 23. 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. 24. The solar screens above the windows shall be elongated and extended outward a minimum of 4 feet or demonstrate adequate solar protection to the satisfaction of the Director of Planning and Zoning. 25. A detailed drawing of the drainage spouts shall be submitted with the final development plans. If the drainage spouts are not approved, they shall be internalized. POLICE DEPARTMENT 1. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal Code. BUILDING DEPARTMENT ' 1. Prior to any construction on-site, all appropriate permits must be secured. FIRE 1. 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) 2. 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) 3. Fire Extinguisher Requirements: Provide one 2-A:10-B:C portable fire extinguisher for every 75 feet of floor or grade travel distance for normal hazards. Show proposed extinguisher locations on the plans. (1002.1 CFC) Extinguishers shall be mounted in a visible,accessible location 3 to 5 feet above floor level. Preferred location is in the path of exit travel near an exit door. 4. Building or Complex Gate Locking Devices: Locked gate(s)shall be equipped with a KNOX key switch device or Key box. Contact the fire department at 323-8186 for a KNOX application form. (902.4 CFC) Resnfa2ion No. 20504 Page 10 ENGINEERING ' 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 bya 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 bythese conditions. INDIAN CANYON DRIVE NORTH 3. Dedicate an additional right-of-way of 10 feetto provide the ultimate half street width of 50 feet along the entire frontage, together with a property line - corner cut-back at the SOUTHEAST corner of the subject property in accordance with City of Palm Springs Standard Drawing No. 105. 4. Construct an 8 inch curb and gutter, 38 feet west of centerline along the entire frontage, with a 35 foot radius curb return and spandrel at the NORTHWEST corner of the intersection of INDIAN CANYON DRIVE NORTH and SAN CARLOS ROAD per City of Palm Springs Standard Drawing No. 200 and 206. 5. Construct the NORTH half of an 8 foot wide cross gutter at the northwest corner of the intersection of INDIAN CANYON DRIVE NORTH and SAN CARLOS ROAD in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 6. Construct a 10 foot wide combination sidewalk and bicycle path along the entire INDIAN CANYON DRIVE NORTH frontage. The construction shall be adjacent to the curb with colored Portland Cement concrete. The admixture shall be Palm Springs Tan, Desert Sand, or approved equal color by the Engineering Department.The concrete shall receive a broom finish. 7. Construct a curb ramp meeting current California State Accessibility standards at the SOUTHEAST corner of the subject property per City of Palm Springs Std. Dwg. Nos. 212 and 212A. /OC. /D Resolution No. 20504 Page 11 ' 8. Construct asphalt concrete 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 pavement along the entire frontage 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. SAN CARLOS ROAD 9. Remove the existing roll curb located 20 feet NORTH of centerline and replace with 6 inch curb and gutter located 20 feet NORTH of centerline along the entire frontage,with a 35 foot radius curb return and spandrel at the NORTHWEST corner of the intersection of SAN CARLOS ROAD and INDIAN CANYON DRIVE NORTH per City of Palm Springs Standard Drawing No. 200 and 206. 10. Construct a driveway approach in accordance with City of Palm Springs Standard Drawing No. 205. See Condition No. 28 for gated entrance requirements for Main Entries that are proposed to be gated. 11. Construct a 5 foot wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 12. Construct Type A curb ramps meeting current California State Accessibility standards at the EAST and WEST sides of the driveway approach per City of Palm Springs Std. Dwg. Nos. 212 and 212A. 13. 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 of pavement along the entire frontage in apcordance with City of Palm Springs Standard Drawing No. 110 and 300. The pavement section shall be designed, using "R" values, by a licensed Soils Engineer and submitted to the City Engineer for approval. LOT B (PRIVATE STREET) 14. Construct a 24 foot wide driveway 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. The pavement section shall be designed, using "R" values, by a licensed Soils Engineer and submitted to the City Engineer for approval. 15. Parking shall be prohibited along Lot B ( private street). SANITARY SEWER ' 16. Connect all sanitary facilities to the City sewer system if not already connected. Laterals shall not be connected at manholes. Resolution No. 20504 Page 12 17. Developer shall construct an 8 inch private sewer main within Lot B (private street) across ' the entire frontage and connect to the existing sewer system at the sewer main located 5 feet south of the centerline of San Carlos Road. 18. 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 Approvatfrom Planning Department. B. Proof of processing dedications of right-of-way, easements, encroachment agreements/licenses,covenants, reimbursement agreements,etc. required bythese conditions. 19. All on-site sewer systems shall be privately maintained by a Home Owners Association (HOA). Provisions for maintenance of the on-site sewer system acceptable to the City Engineer shall be included in the Codes, Covenants, and Restrictions(CC&R's)required for this project. GRADING 20. 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. 21. Submit a Grading Plan prepared by a Registered Professional to the Engineering Department for review and approval. Grading plan shall be submitted to the Planning Department for approval to submit for plan check, 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. Planning Department approval to submit for plan check. 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 22. Drainage swales shall be provided adjacent to all curbs and sidewalks-3'wide and 6"deep- ' to keep nuisance water from entering the private or public streets, roadways, or gutters. /de./;?_ Resolution No. 20504 Page 13 23. 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. 24. Contact the Building Department to get information regarding the preparation of the PM10 (dust control) plan requirements. 25. 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 26. 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. Final detention/retention basin sizing and other stormwater runoff mitigation measures shall be determined upon review and approval of the hydrology study by the City Engineer and may require redesign or changes to site configurations consistent with the findings of the final hydrology study. 27. The project is,subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $6,511.00 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. ON-SITE 28. 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. Revise site plan to reflect the following requirements: A. Provide a turnaround for vehicles unable to enter the project. B. Security gates shall provide a minimum of 20 feet clear width in one direction. /D�l Resolution No. 20504 Page 14 GENERAL ' 29. 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. 30. 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. 31. All proposed utility lines and service drops on/or adjacent to this project shall be installed underground. 32. All existing utilities shall be shown on the grading/street plans. The existing and proposed service laterals shall be shown from the main line to the property line. The approved original grading/street plans shall be as-built and returned to the City of Palm Springs Engineering Department prior to issuance of the certificate of occupancy. 33. The developer is advised to contact all utility purveyors for detailed requirements for this project at the earliest possible date. 34. Developer shall contact all utility purveyors to obtain written confirmation of service and submit a copy of all utility company will-serve letters to the City Engineerwith first plan check. 35. The developer shall take every precaution needed to "Protect -in-Place" any existing Whitewater Mutual Water Company water line(s)that may traverse his project. 36. 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. 37. 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 38. The Title Report prepared for subdivision guarantee for the subject property, the traverse closures for the existing parcels and all lots created therefrom, and copies of record documents shall be submitted with the Final Map to the Engineering Department. 39. The Parcel Map shall be prepared by a licensed Land Surveyor or qualified Civil Engineer , and submitted to the Engineering Department,for review and approval. The map shall be approved by City Council prior to issuance of grading or building permits. Resolution No. 20504 Page 15 ' TRAFFIC 40. 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 INDIAN CANYON DRIVE NORTH and SAN CARLOS ROAD frontages of the subject property. 41. The developer shall replace all damaged, destroyed, or modified pavement legends and striping that is required by the City Engineer on the INDIAN CANYON DRIVE NORTH and SAN CARLOS ROAD frontages prior to issuance of a Certificate of Occupancy. 42. 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: A. San Carlos Road at the project exit 43. 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. 44. This property is subject to the Transportation Uniform Mitigation Fee based on the Single Family Detached Residential ITE Code B land use. Resolution No. 20504 Page 16 VICINITY MAP _34 3s SAN RAFAEL ORI,VE s � , II,.N •� I I I ( i (D _ I I � I I � a o - SAI TK—e-k-FAL114A R9A70 - m I � - r is bSITE 1 C � Fr-RB-A 8- m •� N IN N.0 .,.N n.N N 1a,__.. m 1 e ) A b Y c I � • I IF VJ N.11 N.N N I �--- - —3 AN FA—et*R-A- k A'( �— + CITY OF PALM' SPRINGS CASE NO. 5.0926-PD-278 DESCRIPTION APPLICANT & TPM 30843 pp A lication for afour-unit residential — T Regal Homes, Inc. development at 3101 N. Indian Canyon Drive, Zone R-G-A (6), Section 3.