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HomeMy WebLinkAbout20533 - RESOLUTIONS - 1/15/2003 ' RESOLUTION NO. 20533 OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING CASE 5.0866-PD-267 FOR A REVISED PRELIMINARY PLANNED DEVELOPMENT DISTRICT, AND REVISED TENTATIVE TRACT MAP TTM- 30054 FOR A GATED 227-UNIT SINGLE FAMILY RESIDENTIAL DEVELOPMENT LOCATED NORTHEAST OF THE INTERSECTION OF SUNRISE WAY AND SAN RAFAEL DRIVE, ZONE R-1-C AND 0-5, 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 Preliminary Planned Development District and Preliminary Development Plan for a 238-unit single family residential project for the property located northeast of the intersection of Sunrise Way and San Rafael Drive, Zone R-1-C, 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 30054(TTM 30054)for the subdivision of a 61.9 acre parcel into a 277 numbered lots and 17 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 Preliminary Planned Development District 5.0866-PD-267 (PD 267)was issued in accordance with applicable law; and WHEREAS, said Preliminary Planned Development District, and Tentative Tract Map were submitted to appropriate agencies as required by the subdivision requirements of the Palm Springs Municipal Code, with the request for their review, comments and requirements; and WHEREAS, on December 12, 2001, a public hearing on the application for TTM 30054 and PD 267 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 then voted to recommend that the City Council approve said project; and WHEREAS,on January 16,2002, a public hearing on the application for a TTM 30054 and PD 267 was held by the City Council in accordance with applicable law; and WHEREAS, the City Council 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 then voted to approve said project; WHEREAS, the City Council voted to approve said project; and Resolution 20533 Page 2 WHEREAS, the applicant subsequently redesigned the proposed project and reduced the number of lots from 238 to 227, in order to provide a location for enhanced amenities, and , subsequently request approval of the revised project; and WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to consider an application for a revised Tentative Tract Map, and a revised Preliminary Planned Development District 5.0866-PD-267(PD 267)was issued in accordance with applicable law; and WHEREAS, on January 8, 2003, a public hearing on the application for TTM 30054 and PD 267 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 then voted to recommend that the City Council approve said project; and WHEREAS,the Planning Commission voted to recommend thatthe City Council approve said project; and WHEREAS, on January 15, 2003, a public hearing on the application for TTM 30054 and PD 267 was held by the City Council in accordance with applicable law; and WHEREAS,the City Council 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 then voted to recommend that the City Council approve said project. THE CITY COUNCIL HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to CEQA, the City Council finds that, an Initial Study/Environmental Assessment (IS/EA) dated November 20, 2001 was prepared by staff for the Planned Development and Tentative Tract Map. A Mitigated Negative Declaration was adopted by the City Council on January 16, 2002. The proposed mitigation measures are included in the conditions of approval. All environmental issues were previously assessed in the Initial Study/Environmental assessment.The revised project would result in a further reduction in the level of environmental impacts associated with this 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, cluster residential development (single family residences) is a permitted use within the R-1-C and 0-5 zones. Page 3 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 61.9 acres into 238 lots and the development of a 238 unit,one and two story,detached single family residential project. The use is consistent with the objectives of the General Plan, and numerous improvements, including two recreation areas have been proposed in conjunction with the subject application(s). These recreation areas would feature free-form resort style swimming pools, pas, sun decking, shade arbors and restroom buildings and drinking fountains. 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. 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-267, including the irregular crescent shape of the parcel in question, the provisions for common area improvements with 6.6 acres of devoted to open space and amenities,the private streets proposed as part of this project, and the proposed traffic calming. The proposed 20'parkway along Sunrise Way combine with the 15'minimum rear yard setbacks will produce a building setback of 35'along Sunrise Way,which 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 visible from the exterior of the project,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 R-1-C zone. IOC Page 4 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 protectthe 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: Pursuantto 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 L-4 Low Density Residential,General Plan designation which governs the subject property as well as all property adjacent to the subject site. b. The design and improvements of the proposed Tentative Tract Map are consistent with ' the 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 residences and mobile home park located to the south and the existing 'two-story multi family residential development located directly to the west 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 for the R-1-C and 0-5 zone 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"rove'housing: provided the overall development , equals the general quality of development in this zone. Page 5 ' 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 L-4 permits establishes a threshold density of 3 dwelling units per acre and a maximum of 4 dwelling units per acre. The proposed density of 3.66 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 Mitigated Negative Declaration prepared forthe project determined that the project is adjacent to existing developments to the 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. 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 order the filing of a Negative Declaration and approves Case No. 5.0866-PD-267; and Tentative Tract Map 30054,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 15th day of January, 2003. AYES: Members Hodges, Mills, Oden, Reller-Spurgin and Mayor Kleindienst NOES: None ABSENT: None ABSTENTIONS: None TTE CITY OF PALM SPRINGS, CALIFORNIA 1 � - ✓`,1r� (ate '�C�C�wY.Y!i City erk"44— City Manager Reviewed and Approved as to Form: Resolution 20533 Page 6 EXHIBIT A CASE 5.0866-PD ' PRELIMINARY PLANNED DEVELOPMENT DISTRICT (PD#267) TENTATIVE TRACT MAP 30054 N.E. CORNER SUNRISE WAY AND SAN RAFAEL DRIVE 3600 NORTH SUNRISE WAY THE BURNETT COMPANIES REVISED CONDITIONS OF APPROVAL January 15, 2003 Before final acceptance of the project, all conditions listed IDelow 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 zcning district regulations. la. 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 5.0866-PD 267 and TTM 30054. 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 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. 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. 1 Resolution 20533 Page 7 3. 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 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 Department of Planning and Building 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 and eastern 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. 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 Resolution 20533 Page 8 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 use shall be prohibited between the hours of 10 pm to 7 am. 19. The maximum building height shall be 24'.A maximum of 25%of the units (70) may be two-story. 20. The windows of the second story units shall be oriented away from the living space of adjoining areas. 21. Two-story units shall be located a minimum of 200' from the existing adjacent R-1-C residences to the south. All two-story units shall be located so that they are not located on the southern or western perimeter of the planned development and are prohibited adjacent to Sunrise Way (lots #47-73), and adjacent to existing development to the south (lots #78-83, or with alternative entry plan lots #72-75 and 78). 22. The entry plan for both project entries shall be refined to provide adequate improvements and provide additional details as part of the Final Planned Development plans. Resolution 20533 Page 9 23. 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. 24. The project shall incorporate decorative safety lighting at all Sunrise Way entries. 25. Entry gate areas shall have decorative safety lighting. 26. Project setbacks shall be as follows: Front yard setback - 5' for side entry garages and residence; 20' for front loaded garages; Side yard setback - 5'; and Rear yard setback- 15'. 27. 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. 28. 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. ' 29. The maximum lot coverage shall be 45% of the net lot area. 30. 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 and east perimeter of the site with a maximum height of seven feet (T) shall be permitted. MITIGATION MEASURES 1 Cut and fill quantities will be balanced onsite. 2 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. 3 Construction operations affecting offsite roadways shall be scheduled by implementing traffic hours and shall minimize obstruction of through-traffic lanes. 4 The use of energy efficient street lighting and parking lot lighting (high pressure sodium vapor lights)shall be considered onsite to reduce emissions at the power plant serving the site. 5 Remove sand and repair any damages to surrounding properties caused by sand and ' wind erosion. Resolution 20533 Page 10 6 Project grading shall be phased consistent with the development phases for the project. This grading requirement shall be verified by the City Building Official prior to the issuance of grading permits. ' 7 The project applicant shall pay its fair share financial contribution to implement a traffic signal at the intersection of San Rafael Drive and Sunrise Way. The fair share contribution shall be determined by the City Engineer. Payment of the required fees shall be made prior to issuance of grading permits, and shall be verified by the Director of Planning and Building. 8 The street improvement plans for the proposed project shall include appropriate markings in the east-west direction through the intersection of San Rafael Drive and Sunrise Way to provide additional guidance to drivers. Incorporation of these traffic mitigation features shall be verified by the City Engineer prior to approval of street improvement plans. 10 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 Building Official: 11 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. 12. The proposed project includes the implementation of a landscape plan as conceptually depicted on Exhibit 5. The landscape concept includes drought-tolerant plants for landscaping and turf areas would be limited to areas to be used for active recreation. , The final landscape plan shall be reviewed and approved by the Director of Planning and Building. BUILDING 1. Prior to any construction on-site, all appropriate permits must be secured. 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. 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. , Resolution 20533 Page 11 2. Submit street improvement plans prepared by a Registered Civil Engineer to the Engineering Department. The plan(s) shall be approved by the City Engineer prior to issuance of any grading or building permits. Minimum submittal shall include the following, IF applicable: A. Copy of signed Conditions of Approval from Planning Department. B. All agreements and improvement plans approved by City Engineer, IF applicable. C. Proof of processing dedications of right-of-way, easements, encroachment agreements/licenses, covenants, reimbursement agreements, etc. required by these conditions. NORTH SUNRISE WAY 3. Dedicate an additional right-of-way of 10 feet to provide the ultimate half-street width of 50 feet from the southerly line of APN 669-480-007 to 669-470-013 along the entire frontage. 4. Dedicate an additional right-of-way of 50 feet to provide the ultimate half-street width of 50 feet adjacent to APN 669-470-012 along the entire frontage. 5. Dedicate a 20 feet wide easement for sidewalk and bikepath purposes along the entire project frontage. 6. Developer shall apply for the vacation of North Sunrise Way (80 feet wide) for that portion of North Sunrise Way right-of-way within the project. 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. 7. The main entrance to the project shall match with the proposed entrance to Tentative Tract Map 30058 on the west side of North Sunrise Way. 8. Remove the existing curb and gutter, curb returns, spandrels, and cross-gutters along the entire project frontage. 9. Construct an 8 inch curb and gutter,43 feet east of centerline along the entire frontage, with 35 feet radius curb returns and spandrels on both sides of the Golden Sands Entry and "H" Street Main Entry in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 10. Construct an 8 feet wide cross-gutter at the intersection of North Sunrise Way and the Golden Sands Entry and "H" Street Main Entry with a flow line parallel with and 43 feet east of the centerline of North Sunrise Way in accordance with City of Palm Springs . Standard Drawing No. 200. Resolution 20533 Page 12 11. Construct a 10 feet wide meandering combination sidewalk and bicycle path along the entire project 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. 12. Construct a Type A curb ramp meeting current California State Accessibility standards on both sides of the Golden Sands Entry and"H" Street Main Entry in accordance with City of Palm Springs Standard Drawing No. 212. 13. Construct a 14-feet wide landscaped, raised median island as specified by the City Engineer along the entire project frontage. Provide left turn pockets, as required, at all intersections. The length of the turn pockets shall be; determined in accordance with Caltrans Highway Design Manual and be approved by the City Engineer. 14. 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 clean sawcut edge of pavement along the entire frontage in accordance with City of Pallm 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. 15. Construct a temporary cul-de-sac or turn-around acceptable to the City Engineer and Fire Chief north of the Main Entry. ON-SITE (PRIVATE) STREETS 16. Dedicate an easement of varying width, (50, 56, or 80 feet wide)and extending to back of curb or sidewalk adjacent to and within street"knuckles" and cul-de-sacs, for sewer and public utility purposes with right of ingress and egress over the private streets to the City of Palm Springs. 17. The following requirements for a gated entry shall be met to provide adequate setbacks and turning movements for vehicles entering the project: A. Provide a minimum 50 foot setback measured from the face of curb to the gate access control mechanism. B. Provide a turnaround after the mechanism for vehicles unable to enter the project C. The main gated entry, as shown in Section "D"-"D" on the Tentative Map, and the two gated entries off of Golden Sands shall be revised to provide a 20 feet wide entrance and separate exit. The entry security gate shall provide a minimum of 20 feet clear width for emergency vehicle access. 18. Construct all cul-de-sacs with a minimum curb radius of 43 feet throughout the cul-de- sac bulb. 19. Construct all street "knuckles' in accordance with City of Palm Springs Standard Drawing No. 104. Resolution 20533 Page 13 20. The following traffic calming devices shall be incorporated into the on-site streets: ' Narrowed pavement "chokers' shall be provided on "C" Street between "D" and "E" Streets, on"I"Street between"J"and X'Streets,and on"M"Street between"P"and"Q" Streets, as approved by the City Engineer. Chokers shall be designed with a transition using 25 feet radius 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"C", "H" and "I" Streets, and the intersection of"I", "K" 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. "H" STREET 21, Construct a 6 inch curb and gutter 30 feet either side of centerline with a 20 feet wide raised landscaped median, from North Sunrise Way to the gated entry, together with a raised circular landscaped island, in accordance with City of Palm Springs Standard Drawing No. 200. 22. 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,within all paved areas. The pavement section shall be designed, using "R" values, by a licensed Soils Engineer and submitted to the City Engineer for approval. GOLDEN SANDS ENTRY 23. The property owner(developer) shall prepare a reciprocal access agreement with the owner(s), master lessor/lessee and all sub-leases that may existing within the Golden Sands Mobile Home Park in a form acceptable to the City Attorney. A private access easement shall be prepared in a form acceptable to the City Attorney for access from North Sunrise Way through the development for all residents within the Golden Sands Mobile Home Park. The access agreement and easement shall be submitted prior to issuance of a grading permit. The easement shall be shown on the Final Map or recorded as a separate document prior to approval of the Final Map. 24. The alternate entry configuration for Golden Sands shall be required, such that the Golden Sands Entry more directly accesses the North Sunrise Way/San Rafael Drive intersection, as recommended by the traffic study for this development prepared by Wildan, dated August 2001. 25. Construct 6 inch curb and gutter, 18 feet either side of centerline along the entire frontage, with turn-out area and raised islands at the gated entries as shown on the tentative map, in accordance with City of Palm Springs Standard Drawing No. 200. 26. The gated entries shall be revised to provide a minimum 20 feet wide clearance for emergency vehicle access. 27. Construct a 5 feet wide sidewalk behind the curb along both sides of the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. Resolution 20533 Page 14 28. 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, within all paved areas in accordance 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. ALL OTHER ON-SITE (PRIVATE) STREETS 29. Construct 6 inch curb and gutter, 18 feet both sides of centerline along all on-site street frontages, with 25 feet radius curb returns and spandrels (where required) at intersecting on-site streets in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 30. 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 No. 200 and 206. 31. Construct minimum 10 feet wide driveway approaches in accordance with City of Palm Springs Standard Drawing No. 201. 32. Construct a 5 feet wide sidewalk behind the curb along both sides of the entire on-site street frontages in accordance with City of Palm Springs Standard Drawing No. 210. The typical 50 feet wide interior street section, as shown in Sections "B" -"B" and "E" - "E" on the Tentative Map shall be revised to indicate construction of a 5 feet wide sidewalk along both sides of interior street sections. 33. Construct Type A curb ramps meeting current California State Accessibility standards at all intersections of the subject property in accordance with City of Palm Springs Standard Drawing No. 212. 34. Construct Type B curb ramps meeting current California State Accessibility standards across from all cul-de-sac intersections in accordance with City of Palm Springs Standard Drawing No. 213. Alternatively, driveway approaches may be located opposite cul-de-sac intersections. 35. 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, within all paved areas in accordance 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. SANITARY SEWER 36. Dedicate an easement 30 feet wide to the City of Palm Springs for sewer purposes across Lot N. 37. Obtain an easement 30 feet wide to the City of Palm Springs for sewer purposes across those portions of off-site property identified by APN 501-241-022 (Lot 111 of Desert Park Estates No. 12) and APN 501-190-011 and 669 490-001 (Palm Springs Country Club golf course). 38. Construct 8 inch sewer mains within all on-site streets and connect to the existing sewer main located in North Sunrise Way. Resolution 20533 Page 15 39. Construct an 8 inch sewer main across off-site property identified by APN 501-241-022 (Lot 111 of Desert Park Estates No. 12)and APN 501-190-011 and 669-490-001 (Palm Springs Country Club golf course) to connect to the existing sewer main located in Farrell Drive. 40. 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. 41. 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 42. 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. 43. Submit a Grading Plan prepared by a Registered Civil Engineer to the Engineering Department for review and approval. The Grading plan shall be submitted to the Planning Department for 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 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 Tentative Map 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. G. Copy of the General Construction Activity Storm Water Permit from the State Water Resources Control Board (Phone No. 760-346-7491) to the City Engineer prior to issuance of the grading permit. Resolution 20533 Page 16 44. Obtain a General Construction Activity Storm Water Permit from the State Water Resources Control Board(Phone No.760-346-7491);and provide a copy of same,when executed, to the City Engineer prior to issuance of the grading permit. 45. 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. 46. 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. 47. 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. 48. Contact the Building Department to get information regarding the preparation of the PM10 (dust control) Plan requirements. 49. 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 50. Accept all stormwater runoff passing through and falling onto the site and conduct this runoff to approved drainage structures as described in the Hydrology Analysis for Tentative Tract Map No. 30054, prepared by Hunsaker&Associates, dated March 12, 2001. The Hydrology Analysis shall be amended to reflect revisions to the original tentative tract map, and shall include catch basin sizing, storm drain pipe sizing, and retention/detention basin sizing calculations and other specifications for construction of required on-site storm drainage improvements. 51. Submit storm drain improvement plans to be reviewed and approved by the City Engineer. 52. Submit storm drain improvement plans,for that portion of the proposed system to outlet into the Whitewater River Channel, to the Riverside County Flood Control and Water Conservation District (RCFC) for their review and approval. The developer shall be responsible for obtaining all required RCFC permits for construction of storm drain improvements within RCFC jurisdiction. 53. The developer shall be responsible for construction of drainage improvements, including but not limited to retention/detention basins, catch basins, storm drain lines, and outlet structures, as required by the Hydrology Analysis (to be revised) and as approved by the City Engineer. Resolution 20533 Page 17 54. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is 16,511.10 per acre in accordance with Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. GENERAL 55. 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. 56. All existing utility lines that are less than 35 kV on or adjacent to this project shall be relocated underground. 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. 57. All proposed utility lines shall be installed underground. 58. 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. 59. The original grading, street,storm drainage, and other improvement plans approved by the City Engineer shall be documented with record drawing "as-built' information and returned to the Engineering Department prior to issuance of the certificate of occupancy. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. 60. 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. 61. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk and/or curb shall have City approved deep root barriers installed per City of Palm Springs Engineering specifications. MAP 62. The Title Report prepared for subdivision guarantee of 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 first draft of the Final Map to the Engineering Department for review and approval. 63. A Final Map shall be prepared by a licensed Land Surveyor or.qualified Civil Engineer and submitted to the Engineering Department for review and approval. The Final Map shall be approved by the City Council prior to issuance of building permits. TRAFFIC Resolution 20533 Page 18 64. 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 orshall be responsible for the relocation of all existing traffic signal/safety light poles, conduit, pull boxes and all appurtenances located on the North Sunrise Way sand on-site street frontages of the subject property. 65. Install street name signs at each intersection in accordance with City of Palm Springs Standard Drawing No. 620-625. 66. A 30 inch "STOP" sign and standard "STOP BAR" and "STOP LEGEND" shall be installed in accordance with City of Palm Springs Standard Drawing No.620-625 at the following locations: "H" Street at North Sunrise Way exit "D", "E", "F", and "G" Streets for vehicles entering "C" Street "C", "H", and "I" Streets (3-way stop) "ill and "K" Streets for vehicles entering "I" Street "L", "N", "O", "P", "Q", "R", "S" and "T" Streets for vehicles entering "M" Street 67. Install a traffic signal at the North Sunrise Way and San Rafael Road intersection. East- west approaches shall be split-phased. A traffic signal plan prepared by a registered civil or traffic engineer shall be submitted to the Engineering Department for review and approval. The traffic signal shall be installed and operational prior to release of the 50th certificate of occupancy for this project. The developer may enter into a reimbursement agreement with the City of Palm Springs for reimbursement of a maximum of 40% of the cost of the traffic signal construction, and shall receive reimbursement as the owner(s) of Tentative Tract Map 30058 develop and post payment for their fair share contribution towards its installation. The fair share contribution of 60% associated with this development is determined by the Traffic Study prepared by Wildan, dated August 2001. 68. The developer shall replace all damaged or destroyed traffic control devices and provide any new traffic control devices required by the City Engineer on North Sunrise Way adjacent to this project. 69. Golden Sands Street shall be striped to provide one combination left-through lane and a separate right turn lane (westbound) with "cat tracking" through the Sunrise Way intersection. 70. The developer shall install a 9,500 lumen high pressure sodium vapor safety street light with glare shield on a marbelite pole on the northeast corner of North Sunrise Way and "H" Street (Main Entry) with the mast arm over North Sunrise Way. The pole and luminaire shall be furnished by the developer. 71. Construction signing, lighting and barricading shall Ibe 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. 72. This property is subject to the Transportation Uniform Mitigation Fee based on the Residential Single Family Detached and Mulit-family ITE Code B land use. Page 19 FIRE 1. Construction Requirements: All Construction shall be in accordance with the 1998 California Fire Code,the 1997 Uniform Building Code,City of Palm Springs Engineering requirements, City of Palm Springs Fire Protection Plan, Vol Il, City of Palm Springs Ordinance 1570, Desert Water Agency specifications, NFPA Standards plus UL and CSFM listings. 2. Streets and Fire Lanes: Street construction, widths, turning radius' and cul-de-sacs shall be constructed in accordance with the 1998 California Fire Code, Article 9, City of Palm Springs engineering standards, 1997 California Building Code, and Palm Springs Ordinance 1570. 3. Fire Department Access: Minimum Fire Lane width shall be 20' unobstructed per the 1998 California Fire Code, Article 9. Vertical clearance shall not be less than 14'6". 4. Emergency access Gate Width: Minimum gate width shall be 14' unobstructed. 5. Second Fire Apparatus Access Gate: Provide Fire Department access gate at East end of project. 6. Construction Site Fencing Required: Construction site fencing required for new construction over 5,000 SF. Fencing shall remain intact until buildings are stuccoed or covered and secured with lockable doors and windows or until the Fire Marshall deems necessary. Provide 14'wide access gates equipped with changeable chains and locks. ' 7. Construction Site Guard: Construction site guard required for new construction over 5,000 SF per City of Palm Springs Ordinance 1570. Guard to remain on duty 24 hours a day, T days per week, as determined by the fire marshal. 8. Turning Radius: The outside turning radius of fire apparatus roads and Cul-de-sac streets shall be at least 43' from centerline, inside turning radius required is 30' from centerline per the 1998 California Fire Code, Article 9 and City of Palm Springs Ordinance 1570. 9. Complex Gate Locking Devices: Complex gate(s)) shall be equipped with a KNOX locking device per the 1998 California Fire Code. Contact this office for a KNOX application form as soon as possible. 10. Fire Hydrants, Water Systems and Standpipes: Fire hydrants shall be installed per NFPA standards, plus 1998 California Fire Code and DWA standards. Where underground water mains are to be provided, they shall be installed, completed and in service with fire hydrants and standpipes or combinations thereof located as directed by this office, but not laterthan the time when combustible materials are delivered to the construction site. 11. Water Agency Construction Specifications: All water mains, fire hydrants and devices shall be installed in accordance with Desert Water Agency specifications and standards. 12. Mandatory Fire Sprinklers: Automatic Fire Sprinkler System with 24 hours monitoring ' is required per City of Palm Springs Fire Protection Master Plan Vol. II and City of Palm Springs Ordinance 1570. Resolution 20533 Pacie 21 . I . VICIN77 MAP 1 2Oet N, T,S, I 7 SITE: .. _ le e`� PALM SPK/PvoS GwNYRY L�L4B � ' SAN BAFl+VIL 15R. ) i JOYCC ORWC 11 1 IL\ PALM SPIZIdbf '\\ Covu72v C4vR a � � fIND[Y rtOAO y HiIVY lAN[�I \ l < i I.UP 11 i CITY OF PALM SPRINGS CASE NO, "066, Prohin4ryPlannr4 DESCRIPTION Develpmenl NOW#267, APPLICANT A Tenla0ya Tract Map a004 A Tentative Tract Map for the subdivislon of 62 acres into 227 single family lots,for a Preliminary Planned Development, Burnett Company Zone featuring min lot sizes a tion 36. 7,000 sq.feel, /� L Zone ing min and size Section 36.