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20513 - RESOLUTIONS - 12/18/2002
RESOLUTION NO. 20513 ' OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING CASE 5.0889-PD-268 FOR A PLANNED DEVELOPMENT DISTRICT, AND TENTATIVE TRACT MAP TTM-30058, FOR A GATED 176-UNIT SINGLE FAMILY RESIDENTIAL DEVELOPMENT, LOCATEDAT 3801 NORTH SUNRISE WAY, ZONE PD 116A, SECTION 35. WHEREAS, The Burnett Companies ("Applicants") filed an application with the City pursuant to Sections 9403.00 and 9402.00 of the Zoning Ordinance for a Planned Development District and Preliminary Development Plan fora 176-unitsingle family residential projectforthe property located at 3801 North Sunrise Way, Zone PD 116A, Section 35; and WHEREAS, an the applicant has filed an application with the City pursuant to Section 9.62.00 et. seq. of the Municipal Code for Tentative Tract Map 30058 forthe subdivision of a 46.2 acre parcel into a 176 numbered lots and 11 lettered lots; and WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to consider an application for a Tentative Tract Map and a Planned Development District 5.0889-PD-269 (PD 269) was issued in accordance with applicable law; and WHEREAS, said Planned Development District and Tentative Tract Map were submitted to , appropriate agencies as required bythe subdivision requirements of the Palm Springs Municipal Code, with the request for their review, comments and requirements; and WHEREAS, on December 11, 2002, a public hearing on the application for TTM 30058 and Case No 5.0889-PD-269 was held by the Planning Commission in accordance with applicable law; and WHEREAS, the Planning Commission carefully reviewed and considered all of the evidence presented in connection with the hearing on the project,-including but not limited to the staff report, all written and oral testimony presented; and WHEREAS, the Planning Commission voted to recommend that the City Council approve the proposed project; and WHEREAS, on December 19, 2002, a public hearing on the application for TTM 30058 and Case No 5.0889-PD-269 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. U Resolution 20513 Page 2 THE CITY COUNCIL HEREBY FINDS AS FOLLOWS: ' Section 1: Pursuant to CEQA, the City Council finds that, with the incorporation of proposed mitigation measures, potentially significant environmental impacts resulting from this project will be reduced to a level of insignificance and therefore recommends adoption of a Mitigated Negative Declaration for the project. Section 2: Pursuant to Zoning Ordinance Section 9402.00, the City Council finds that: 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. Pursuant to the Zoning Ordinance for the underlying R-1-C zone, single family residential development (single family residences) is a permitted use. b. The said use is necessary or desirable for the development of the community, and is in harmony with the various elements or objectives of the General Plan, and is not detrimental to the existing or future uses specifically permitted in the zone in which the proposed use is to be located. The proposed project consists the subdivision of 46.2 acres into 176 lots and the development of a 176 unit,one and two story,detached single family residential project. The use is consistent with the objectives of the General Plan, and improvements, including one recreation area have been proposed in conjunction with the subject application(s). The recreation area would feature a free-form resort style swimming pool, spa, sun decking, shade arbors and restroom building and drinking fountain. The project also features pedestrian pathways and active and passive recreation areas.The project will therefore not be detrimental to the existing or future uses permitted in the zone in which the use is located. C. The site for the intended use is adequate in size and shape to accommodate said use, including yards, setbacks, walls or fences, landscaping and other features required in order to adjust said use to those existing or permitted future uses of land in the neighborhood. This Planned Development District application proposes to provide specific development standards for the project as well as a preliminary development plan as provided for by Zoning Code Section 9403.00.Approval by the Planning Commission and City Council of the preliminary development will constitute approval of the Preliminary Planned Development District. Resolution 20513 Page 3 Pursuant to the R-1-C zone, Section 92.01.01.D.10 of the Zoning Ordinance, in order to encourage a more creative approach in the development of land and to allow for more usable open space areas, large scale residential developments may be ' permitted on site of not less than four and one half acres of land. The land is required to developed as an integrated unit, conforming to density and all other property development standards except that lot area, lot dimensions, and yards may be modified to allow"cluster"and"row"housing:provided the overall development equals the general quality of development in this zone. A number of facts exist in support of this application for PD-269, including the irregular crescent shape of the parcel in question, the provisions for common area improvements with 3.8 acres of area devoted to common open space and amenities in addition to the provision of private rear yards, the private streets proposed as part of this,project, and the proposed traffic calming. The proposed 20' parkway along Sunrise Way is consistent with development in the area, most notably the Coyote Run Apartments. A prohibition of two-story units both within 200 feet of the adjacent R-1 zone boundary to the south and in locations adjacent to existing single story buildings, in consistent with the provisions of the General Plan and the Zoning Ordinance. The 200' setback distance is the standard unit of measurement required between 2 story buildings in higher density zones, such as the R-2 Zone and existing single story residences located in the R-1-C zone. Therefore, the site is adequate in size and shape to accommodate the proposed uses, and the proposed project is within allowable density of the underlying R-1-C zone. d The site for the proposed use relates to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use. ' The proposed project will contribute to improvement of the existing street system that will serve the site, and with said improvements, the public street system will be adequate to carry the type and quantity of traffic to be generated by the proposed use. e The conditions to be imposed are deemed necessary to protect the public health,safety and general welfare, of the existing neighborhood in which this project is situated. The conditions imposed are necessary to bring the project into compliance with applicable zoning, building, and other regulations to protect the public health, safety, and general welfare of the existing neighborhood in which this project is located. Section 3: Pursuant to 9 62.010 of the Palm Springs Municipal Code and Section 92.01.00 et. sec, of the Zoning Ordinance, the City Council finds that: a. The proposed Tentative Tract Map is consistent with all applicable general and specific plans. The proposed Tentative Tract Map is consistent with the goals and objectives of the CDL-8 (Controlled Low-Density Residential) General Plan designation which governs the subject property as well as all property adjacent to the subject site. ��3 Resolution 20513 Page 4 b The design and improvements of the proposed Tentative Tract Map are consistent with the underlying R-1-C zone in which the property is located. ' The proposed project is consistent with existing development in the immediate vicinity of the proposed project, particularly the existing single story, multi-family residences located to the south and east, the existing single family residences located to the west and the existing mobile home park located to the south of the property. C. The site is physically suited for this type of development. The project site is level and each lot contains adequate developable building area. There are no bodies of water, ravines, or significant topographic features on the subject property. d. The site is physically suited for the proposed density of development. City zoning criteria forthe underlying R-1-C zone and CDL-8 General Plan designation encourage and allow for a more creative approach in the development of land, which allows for more usable open space areas. Pursuant to Section 92.01.00 of the Zoning Ordinance, large scale residential developments may be permitted on sites of not less than four and one half acres of land.The land is required to developed as an integrated unit, conforming to density and all other property development standards except that lot area, lot dimensions, and yards may be modified to allow"cluster" and "roil' housing: provided the overall development equals the general quality of development in this zone. The proposed project will allow for a housing opportunity which provides common open space amenities, private street and smaller lot sizes. This type of housing product does not currently exist in the community and will provide needed housing product within the community. The General Plan Designation of CDL-8 permits establishes a maximum of 4 dwelling units per acre for non-affordable housing.The proposed density of 3.8 dwelling units per acre is within the allowable range of density. Thus, the site is physically suited for the proposed number of lots, and the density of the subdivision is consistent with the General Plan. The proposed project which incorporates a more creative approach in the development of land and allows for more usable open.space areas is consistent with the provisions of the zoning ordinance. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The Initial Study prepared for the project determined that the project is adjacent to existing developments to the east,west and south. Through the implementation of the proposed mitigation measures any environmental impacts regarding animal or plant life will be reduced to a level of less than significant. There are no bodies of water on the subject property and therefore no fish will be disturbed. Resolution 20513 Page 5 f. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. ' The design of the subdivision will not conflict with easements for access through or use of the property. A number of easements,transect the property; however,the proposed subdivision will not interfere with these easements. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council hereby approves Case No. 5.0889-PD-269; and Tentative Tract Map 30058, subject to those conditions set forth in the attached Exhibit A, which are to be satisfied prior to the issuance of building permits unless otherwise specified. ADOPTED this 18th day of December, 2002. AYES. Members Hodges, Mills, Oden, Reller—Spurgin and Mayor Kleindienst NOES: None ABSENT: None ABSTENTIONS: None ATTEST: CITY OF PALM SPRINGS, CALIFORNIA City Clerk City Manager ` REVIEWED AND APPROVED AS TO FORMG Resolution 20513 Page 6 EXHIBIT A CASE 5.0889-PD-269 ' PRELIMINARY PLANNED DEVELOPMENT DISTRICT (PD #269) TENTATIVE TRACT MAP 30058 3801 SUNRISE WAY NORTH THE BURNETT COMPANIES REVISED CONDITIONS OF APPROVAL December 19, 2002 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. 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. 12. 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 5.0889-PD 269 and TTM 30058. 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 orwill 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, tOe 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 further indemnification hereunder, except, the City's decision to settle or abandon a matter following an adverse judgment 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 forthe property if required by the City. �e,L Resolution 20513 Page 7 3 If, within two (2) years after the date of approval by the city council of the preliminary development plan, the final development plan, as indicated in Section 94.03.00(I), has ' not been approved by the Planning Commission, the procedures and actions which have taken place up to that time shall be null and void and the planned development district shall expire. Extensions of time may be allowed for good cause. The final development plans shall be submitted in accordance with Section 9403.00 of the Zoning Ordinance. Final construction plans shall include site plans, building elevations, floor plans, roof plans, fence and wall plans, entry plans, landscape plans, irrigation plans, exterior lighting plans, sign program, site cross sections, property development standards, street improvement plans and other such documents as required by the Planning Commission. Final construction plans shall be submitted within two years of the Planning Commission approval. 4 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 and in accordance with all ordinances. The applicant shall submit to the City of Palm Springs, a deposit in the amount of$5.000 for the review of the CC&R's by the City Attorney. 5. The project shall be developed in two phases. A. Phase 1 shall include completion of the specific requirements of the subdivision ' including all street improvements, and all off-site improvements. These improvement shall include improvements of Sunrise Way. B. Phase 2 shall include the residences and on site amenities, including tot lots, pools spas and other passive and active recreation areas. Phasing of amenities shall be concurrent with construction of adjacent residential units. Phase 2 includes site plans, roof plans, floor plans, exterior building elevations, landscape plans (front yards only), irrigation plans exterior lighting plans, etc., for all single family residences. 6. Final landscaping, irrigation, exterior lighting, and fencing plans for each phase shall be submitted for approval by the Planning Commission (see Condition #3 above) prior to issuance of a building permit/construction permits. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. A substantial windbreak shall be provided in the rear yards along the northern project perimeters, using trees and shrubs. The windbreak shall be installed as residential phases are developed. 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 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. 0 C� Resolution 20513 Page 8 9. 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 10. 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. 11. 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. 12. The street address numbering/lettering shall not exceed eight inches in height. 13 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 shall be submitted to and approved by the Director of Planning and Building prior to issuance of a building permit. If lights are proposed to be mounted on buildings, down-lights shall be utilized. 14. The detention basins shall be fully landscaped and designed to provide passive recreation opportunities, to the extent possible. 15. Plans meeting City standards for approval on the proposed trash and recyclable materials enclosure shall be submitted prior to issuance of a building permit. For single family residences, cans must be located with 50' of the street. For the common areas, trash enclosures shall be required in each recreation area. 16. Details of pool fencing(materials and color)and equipment area shall be submitted with final landscape plan. 17, Handicapped accessibility shall be indicated on the site plan to include the location of handicapped parking spaces,the main entrance to the proposed pool 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. 18, Common areas pool hours shall be closed between the hours of 10 pm to 7 am. 19. The maximum building height shall be 24'.A maximum of 25%of the units (44) may be two-story. The windows of the second story units shall be oriented away from the living space of adjoining areas. Two-story units shall be located a minimum of 200' from the project perimeter, and are prohibited on the following lots: #1-9, 11-23, 30-60, 69-70, 81-82,96, 113-114, 126-146, and 154-168, 170-175. This condition shall be added as a note on the Final Map. g^ 0 Resolution 20513 Page 9 20 The entry plan for the project entry shall be refined to provide adequate improvements and provide additional wall, gate, lighting and landscape details as part of the Final ' Planned Development plans. 21. Front yards shall be fully landscaped prior to issuance of a certificate of occupancy. The developer shall be responsible for completed front yard landscape, irrigation and exterior lighting plans. In addition, rear and side yards shall be landscaped within 90 days of occupancy per the CC&R's. The HOA will be responsible for enforcement of this requirement. 22. The project entry shall incorporate decorative street, landscape and safety lighting. Decorate lighting at entries shall be pedestrian scale. 23. Project setbacks shall be as follows: Front yard setback - 5' for side entry garages and residence, 20' for front loaded garages; Side yard setback - S; and Rear yard setback- 15'. 24. The minimum house size shall be 1,650 square feet, with a mix of housing sizes up to 2,700 square feet. Larger residences may be permitted as long as the building footprint is consistent with setback and lot coverage requirements. The maximum lot coverage shall be 45% of the net lot area. 25, All proposed single family residences shall be submitted for Planning Commission approval, subject to Condition #3. A fee to.$225 per typical model shall be paid upon submission of final development plans. 26. The Developer shall construct a minimum six foot tall, decorative block wall around the entire project as part of Phase 1. Where necessary, the use of a retaining wall may be required. Final wall plans shall be required as part of the Final Development Plans. All walls shall be decorative. Perimeter walls along-Sunrise Way may be constructed on a berm a maximum of one foot (1') high and shall be six feet(6') in height. Walls along the north perimeter of the site with a maximum height of seven feet (7'-6") shall be permitted. 27 Prior to issuance of a building permit,the applicant shall pay developer fees to the Palm Springs Unified School District pursuant to the requirements established in S650. The amount of fees paid will be determined based on the established state formula for determining construction costs. 28 In accordance with Public Resource Code 5097. 94, if human remains are found, the Riverside County Coroner must be notified within 24 hours of the discovery. If the Coroner determines that the remains are not recent, the coroner will notify the Native American Heritage Commission in Sacrament to determine the most likely descendent for the area. The designated Native American representative then determines in consultation with the property owner the disposition of the human remains. 8c 9 Resolution 20513 Page 10 29. A Riverside County-certified archeologist shall be retained to attend pre-grade meetings. The archeologist will carefully inspect the area to assess the potential for significant prehistoric or historic remains. If a site is uncovered, than a subsurface investigation may be needed if the site is determined unique/important for its prehistoric information. 30. During construction activities, the archeologist shall have the opportunity to temporarily divert of direct earth moving to allow time to evaluate any exposed prehistoric or historic material.Any recovered prehistoric or historic artifacts shall b offered, on a first right-of- refusal basis,to a repository with a retrievable collection system and an educational and research interest in the materials such as the Western Center for Archeology and Paleontology (UCR). 31. A gated entry shall be permitted only if the project is designed as an adult community. A gated entry shall be prohibited if the project is not an adult community. The CC&Rs shall reflect the type of community and the status of the gated entry. 32. Lots#44-53 shall be redesigned and enlarged to match the width of the neighboring lots and existing residences in the Vintage Palms tract. The lots shall be redesigned prior to approval of the Final Map. Should the applicant so desire, the smaller lots may be redistributed throughout the subdivision. MITIGATION MEASURES 33 Cut and fill quantities will be balanced onsite. 34. Any construction equipment using direct internal combustion engines shall use a diesel fuel with a maximum of 0.05 percent sulfur and a four-degree retard. 35. Construction operations affecting offsite roadways shall be scheduled by implementing traffic hours and shall minimize obstruction of through-traffic lanes. 36. The use of energy efficient street lighting (high pressure sodium vapor lights) shall be considered onsite to reduce emissions at the power plant serving the site. 37. Remove sand and repair any damages to surrounding properties caused by sand and wind erosion. 38 All construction vehicles or equipment, fixed or mobile, operated within 1,000 feet of a dwelling shall be equipped with properly operating and maintained mufflers. This requirement shall be shall be included on the contractor specifications and shall be verified by the Director of Planning and Zoning. 39. Stockpiling and/or vehicle staging areas shall be located onsite and as far as practical from sensitive noise receptors, i.e., residential areas. This requirement shall be shall be included on the contractor specifications and shall be verified by the Building Official. BUILDING 40 Prior to any construction on-site, all appropriate permits must be secured. All Construction shall comply with Title 24 of the California Administrative Code. Resolution 20513 Page 11 41. Outdoor construction activities shall not take place between the house of 7:00 pm and 7:00 am on weekdays, between the house of 5:00 pm and 8:00 am on Saturdays or at ' any time on Sundays or on a Federal holiday. Time restrictions shall be included in the contractor specifications and shall be verified by the Director of Building and Safety. 42 Proposed structural designs shall comply with provisions of the current Uniform Building Code and seismic design criteria of the Structural Engineers Association of California. Compliance with these criteria will be verified by the Director of Building and Safety prior to the issuance of building permits. FIRE 43. Comments will be provided during plan check process. Fire sprinklers shall be required in all structures. The secondary emergency access shall be accessible by Knox box. ENGINEERING The Engineering Division 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. 44 A Lot Line Adjustment between APN 669-500-001 and 669-500-025 shall be recorded prior to City Council approval of a final map. 45 A Lot Line Adjustment between APN 669-5,00-025, 026 and 027 shall be recorded prior to City Council approval of a final map. 46. A Lot Line Adjustment between APN 669-500-024 and 025 shall be recorded prior to City Council approval of a final map. STREETS 47. Dedicate an easement for sewer and public utility purposes with right of ingress and egress over Streets "A" through "M' inclusive, and the northerly extension of Blue Mountain Road identified as "Secondary Fire Access'. The easements shall be the width of the travel way from back of curb to back of curb The City shall be provided with a key and/or card for access to the development for sewer maintenance purposes. 48. Dedicate an easement, 25 feet wide, for sewer purposes within Lot"E" adjacent to the easterly line of Lot 32. 1 49. Submit street improvement plans prepared by a Registered Civil Engineer to the Engineering Division. 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. Resolution 20513 Page 12 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. SUNRISE WAY NORTH 50. The "M" Street main entrance to the project shall match centerlines with the proposed entrance to Tract 30054 on the east side of Sunrise Way North. 51. Dedicate a 20 feet wide sidewalk/bikepath easement along the entire project frontage. 52. 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. 53. Construct an 8 inch curb and gutter, 43 feet EAST of centerline along the entire frontage, with a 35 feet radius curb return and spandrel at each side of the "M" Street main entry to the subject property per City of Palm Springs Standard Drawing No. 200 and 206. 54. Construct an 8 feet wide cross gutter at the intersection of SUNRISE WAY NORTH and MAIN ENTRY with a flow line parallel with and 43 feet EAST of the centerline of SUNRISE WAY NORTH in accordance with City of Palm Springs Standard Drawing Nos. 206 and 207. 55. Construct a 10 feet wide meandering combination sidewalk and bicycle path along the entire SUNRISE WAY NORTH frontage.The construction shall be with colored Portland Cement concrete. The admixture shall be Palm Springs Tan, Desert Sand, or approved equal color by the Engineering Division. The concrete shall receive a broom finish. 56. Construct a curb ramp meeting current California State Accessibility standards at each side of the "M" Street main entry of the subject property, per City of Palm Springs Standard Drawing Nos. 212 and 212A. 57. A temporary cul-de-sac shall be constructed approximately 300 feet north of the "M" Street main entry centerline in accordance with City of Palm Springs Standard Dwg. No. 101. 58. Construct a 14 feet wide landscaped, raised median island as specified by the City Engineer from the south property line at Sunrise Way North to north terminus of Sunrise Way North. Provide left and right turn pockets, as required, at all intersections. The length of the turn pockets shall be designed in accordance with Caltrans Highway Design Manual Sec. 405 and be approved by the City Engineer. (Developer shall annex the median islands if a city-wide district is formed or available for maintenance of the future landscaped median islands and pay all associated fees prior to issuance of the grading or building permit). Resolution 20513 Page 13 59 Construct 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 proposed median curb or centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 345, The pavement section shall be designed, using "R"values, by a licensed Soils Engineer and submitted to the City Engineer for approval. 50 FEET WIDE UNNAMED PUBLIC RIGHT-OF-WAY 60 Developer shall apply forthe vacation of the 50 feet wide right-of-way from the west side of Sunrise Way North to the west property line of the Desert Water Agency well site (APN 669-500-024). adjacent to the north property line of the subject property. Developer shall be responsible for final resolution 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. Developer shall provide Desert WaterAgency with an easement for ingress and egress from the well site (APN 669-500-024) to Sunrise Way, through "M" Street, including dedication of easements to Desert Water Agency for relocation of existing domestic water utilities relocated within the project ON-SITE STREETS (Private) 61 The gated entry at the east end of V' Street shall be constructed as shown on the detail approved by the Fire Department on Aug. 13, 2001, on file in the Public Works , and Engineering Department. 62, All median islands within V' Street shall be.landscaped as required and approved by the Planning Department. 63. Construct a 6 inch curb and gutter, 20 feet on both sides of centerline along the "M" Street frontage from the gated entry to the "J" Street intersection, with 25 feet radius curb returns and spandrels at intersecting on-site streets, per City of Palm Springs Standard Drawing No. 200 and 206. 64, Construct a 6 inch curb and gutter, 18 feet on both sides of centerline along all other street frontages, with 25 feet radius curb returns and spandrels at intersecting on-site streets, per City of Palm Springs Standard'Drawing No. 200 and 206. 65. Construct 6 feet wide cross gutters at all intersections (where required)with a flow line parallel with and 18 feet from the centerline of the intersecting street, in accordance with City of Palm Springs Standard Drawing Nos. 200 and 206. 66. Construct a minimum 5 feet wide sidewalk behind the curb along both sides of on-site street frontages in accordance with City of Palm Springs Standard Drawing No. 210. 67. Construct curb ramps meeting current California State Accessibility standards at all intersections, per City of Palm Springs Standard Drawing No. 212 and 212A. Resolution 20513 Page 14 68 Construct mid-block Type B curb ramps per City of Palm Springs Standard Drawing No. 213 p approaches across from curb ramps at Streets 'C", "D',a H",K"", and " "locate driveway access to sidewalks on opposite sides of the streets. 69 Construct 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 edge of proposed gutter (excluding the median island) along the M' Street frontage from Sunrise Way North to the "J" Street intersection. The pavement section shall be designed using "R" values provided by a licensed Soils Engineer and submitted to the City Engineer for approval. 70. Construct 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 edge of proposed gutter along all on-site street frontages in accordance with City of Palm Springs Standard Drawing No. 110 and 300. The pavement section shall be designed using "R" values provided by a licensed Soils Engineer and submitted to the City Engineer for approval. 71. The following traffic calming devices shall be incorporated into the on-site streets: Narrowed pavement 'chokers' shall be provided on "B" Street between "A" and "C" Streets and between "D" and "I" Streets, as approved by the City Engineer. Chokers shall be designed with a transition using 25 feet reverse curves and a 50 to 100 feet long, 24 feet wide (12 feet each side of centerline) narrowed travel way. The narrowed travel way shall be constructed with a colored or decorative Portland cement concrete section 6 inches thick as approved by the City Engineer. A traffic circle shall be provided at the intersection of "A" and "E" Streets and at the intersection of "I", "J", and "M" Streets. The traffic circle shall be designed using a 27 feet radius island and a 20 feet wide travel way around the traffic circle. The travel way throughout the traffic circle shall be constructed with a colored or decorative Portland cement concrete section 6 inches thick as approved by the City Engineer. The traffic circle shall be fully landscaped as required and approved by the Planning Department 72 All on-site cul-de-sacs shall be designed with a minimum curb radius of 43 feet. 73. Street knuckles shall be designed in accordance with City of Palm Springs Standard Dwg. No.104. 74 All driveway approaches shall be constructed in accordance with City of Palm Springs Standard Drawing No. 201. SANITARY SEWER 75. Connect all sanitary facilities to the City sewer system. Lateral shall not be connected at manhole Resolution 20513 Page 15 76 Developer shall construct 8 inch sewer mains within all on-site streets and connect to the existing 10"sewer main at the north end of Blue Mountain Road and to the existing ' 8" sewer main at the northeast corner of the Santiago Mobile Home Park. The Developer shall extend the existing 10"sewer main within Sunrise Way to the northerly property line of the subject property and connect to the proposed 8" sewer main at the "M" Street main entry. 77. 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. 78 Submit sewer improvement plans prepared by a Registered Civil Engineer to the Engineering Division. 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 79. 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. 80 Prior to issuance of a grading permit, the project shall pay mitigation fees for the Coachella Valley Fringe Toed Lizard in the amount of$600 per acre The payment shall be made and verified by the Director of Planning and Zoning prior to issuance of a grading permit. 81. Submit a Grading Plan prepared by a Registered Civil Engineer to the Engineering Department for plan check. Grading plan shall be submitted to the Planning Department for approval to submit for plan-check prior to submittal to the Engineering Department. A PM 10 (dust control) Plan shall be submitted to and approved by the Building Department priorto 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. Resolution 20513 Page 16 F. Copy of Hydrology Study/Report. 82 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. 83. 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. A copy of the permit shall be provided to the Engineering Department prior to approval of the grading plan. 84. 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. 85 A soils report prepared by a licensed Soils Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed site.A copy of the soils report shall be submitted to the Building Department and to the Engineering Division along with plans, calculations and other information subject to approval by the City Engineer prior to the issuance of the grading permit. 86. Contact the Building Department to get information regarding the preparation of the PM10 (dust control) Plan requirements. 87. 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 88 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 building permits. 89. The developer shall construct storm drain improvements, including but not limited to catch basins, storm drain lines, outlet structures, and detention basins for drainage of off-site tributary areas and on-site streets, as described in the Hydrology Analysis for Tentative Tract Map 30058 prepared by Hunsaker & Associates. A final hydrology/hydraulic study shall be prepared, as necessary, to determine appropriate storm drain pipe sizing and other required storm drain improvements identified in the Hydrology Analysis. Resolution 20513 Page 17 90. Submit Storm Drain Improvement Plans prepared by a Registered Civil Engineer to the Engineering Department for plan check. The Storm Drain Plans shall be approved by the City Engineer prior to issuance of any grading or building permits. Minimum submittal includes the following: A. Copy of signed Conditions of Approval from Planning Department. B. Copy of Site Plan stamped approved and signed by the Planning Department. C. Copy of Title Report prepared/updated within past 3 months. D. Copy of Hydrology Study/Report. GENERAL 91 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. 92. All existing and proposed utility lines that are less than 35kV on/or adjacent to this project shall be installed underground. The location and size of the existing overhead facilities shall be provided to the Engineering Division along with written confirmation from the involved utility company(s) that the required deposit to underground the facility(s) has been paid, prior to issuance of a grading permit. ' All undergrounding of utilities shall be completed prior to issuance of a Certificate of Occupancy. 93. 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 Division prior to issuance of the certificate of occupancy. 94 The developer is advised to contact all utility purveyors for detailed requirements for this project at the earliest possible date. 95. Nothing shall be constructed or planted in the corner cut-off area of any driveway or intersection that does or will exceed the height required to maintain an appropriate sight distance per Chapter 93.02 of the City of Palm Springs Zoning Code. 96. All 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 97 The Title Report prepared for subdivision guarantee for the subject property and the traverse closures for the existing parcel and all lots created therefrom shall be submitted with the Final Map to the Engineering Department. 4� � 17 Resolution 20513 Page 18 98 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 approval of any grading or improvement plans. The Final Map shall be approved by the City Council prior to issuance of building permits. TRAFFIC 99 The developer shall provide a minimum of 48 inches of sidewalk clearance around all street furniture 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 SUNRISE WAY NORTH and ON-SITE STREET frontages of the subject property. 100. Install a stop sign for egressing vehicles at Sunrise Way North and "M" Street Install a stop sign for vehicles entering "B" Street at "C" and "D" Streets; for vehicles entering "G" Street at "H"Street; and for vehicles entering V' Street at X" and "L" Streets 101. Design and install a traffic signal for the Sunrise Way North at San Rafael Road intersection. East-west approaches shall be split phased. A traffic signal plan shall be submitted and approved by the City Engineer. The signal shall be installed and functional prior to release of the 50'certificate of occupancy for this project. Developer may enter into a reimbursement agreement with owners of Tract Map 30054 proposed ' on the east side of Sunrise Way North for reimbursement of 60% of the cost of the traffic signal design and construction. The reimbursement ratio is based on the August 2001 Traffic Study prepared by Wildan. 102. The developer shall replace all damaged or destroyed traffic control devices and provide any new traffic control devices required by the City Engineer on the SUNRISE WAY NORTH frontage prior to issuance of a Certificate of Occupancy. 103. Street name signs shall be required at each intersection in accordance with City of Palm Springs Standard Drawing Nos. 620 through 626. 104 The developer shall install a 9,500lumen high pressure sodium vapor safety street light with glare shield on a marbelite pole on the SOUTHWEST corner of the V'Street Main Entry and SUNRISE WAY NORTH with the mast arm over SUNRISE WAY NORTH. The pole and luminaire shall be furnished by the developer. 105. 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. 106 This property is subject to the Transportation Uniform Mitigation Fee based on the RESIDENTIAL SINGLE FAMILY DETACHED ITE Code B land use. Resolution 20513 Page 19 VICINITY MAP - 7 ST N4,�R� NZ R Z PROJECT SITE SAN RAFAEL W RAG©UET .CLUB RD. 3 In VISTA W CHINO D CITY OF PALM SPRINGS CASE NO. 5.6889-PD-289 and DESCRIPTION TTM 30058 subdivision f , APPLICANT 46.2 acres Into 176 lots for the future development of The Burnett Companies single family residences,with min.lot sizes of 5,600 and 7,700 square feet,within a gated community,located at 3801 North Sunrise Way,Zone PD-116A,Sect.36