HomeMy WebLinkAbout20542 - RESOLUTIONS - 2/5/2003 RESOLUTION NO. 20542
' RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA,APPROVING TENTATIVE
TRACT MAP 30925, SUBJECT TO THE CONDITIONS
STATED,TO SUBDIVIDE 43,926 SQUARE FEET OF LAND
INTO 1 LOT FOR 14CONDOMINIUM UNITS, LOCATEDAT
1532 VIA MIRALESTE, ZONE R-2, SECTION 11.
WHEREAS, Miraleste Partners (the "Applicant") has filed an application with the City
pursuant to Section 94.04.00 of the Zoning Code and the Palm Springs Municipal Code
Section 9.60 for a Tentative Tract Map to subdivide 43,926 square feet of land into 1 lot
,located at 1532 Via Miraleste, Zone R-2, Section 11; and
WHEREAS, the Applicant has filed Tentative Tract Map 30925 with the City and has paid
the required filing fees; and
WHEREAS, said Tentative Tract Map was submitted to appropriate agencies as required
by the subdivision requirements of the Palm Springs Municipal Code, with the request for
their review, comments, and requirements; and
WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm
Springs to consider Applicant's application for Tentative Tract Map 30925 was given in
accordance with applicable law; and
' WHEREAS,on January 8,2003,a public hearing on the application for Tentative Tract Map
30925 was held by the Planning Commission in accordance with applicable law; and
WHEREAS, the Planning Commission, at its January 8, 2003 meeting, recommended
approval of Tentative Tract Map 30925 and approved Case 3,2277 for the construction of
14 condominium units.
WHEREAS, notice of the public hearing of the City Council of the City of Palm Springs to
consider Tentative Tract Map 30925, was given in accordance with applicable law; and
WHEREAS, on February 5, 2003, a public hearing on the application for Tentative Tract
Map 30925 was held by the City Council in accordance with applicable law; and
WHEREAS,pursuant to Government Code Section 66412.3,the Planning Commission has
considered the effect of the proposed subdivision, Tentative Tract Map 30925, on the
housing needs of the region in which Palm Springs is situated and has balanced these
needs against the public service needs of its residents and available fiscal and
environmental resources; the approval of the proposed project represents the balance of
these respective needs in a manner which is most consistent with the City's obligation
pursuant to its police power to protect the public health, safety, and welfare; and
WHEREAS,the proposed subdivision,Tentative Tract Map 30925,is considered a"project"
pursuant to the terms of the California Environmental Quality Act ("CEQA"), and is
' categorically exempt from the provisions of CEQA per Section 15332 for In-Fill
Development Projects.
Resolution 20542
Page 2
WHEREAS, the City Council has carefully reviewed and considered all of the evidence
presented in connection with the meeting on the Project, including but not limited to the staff '
report, and all written and oral testimony presented.
THE CITY COUNCIL HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to CEQA, the City Council finds that, Tentative Tract Map 30925
and Case No. 3.2277 are categorically exempt from environmental
assessment per Section 15332, In-fill development projects,ofthe California
Environmental Quality Act(CEQA).
Section 2: Pursuant to Government Code Section 66473.5 the City Council finds that
the proposed subdivision and the provisions for its design and improvement
are compatible with the objectives, polices, and general land uses and
program provided in the City's General Plan and any applicable specific
plan.
Section 3: Pursuant to Section 94.04.00 of the Zoning Ordinance,the City Council finds
that with the incorporation of those conditions attached in Exhibit A:
a. The use applied for at the location set forth in the application is properly one for
which a multi-family complex is authorized by the; City's Zoning Ordinance and
General Plan.
The proposed Tentative Tract Map application for a 14 unit condominium
development is in harmony with the various elements and objectives of the City of
Palm Springs General Plan and is not detrimental to the existing uses specifically
permitted in the zone in which the proposed use is to be located.
The subject property is designated as M-15 (Medium Density Residential 12-15
units/acre) on the City's General Plan Land Use Map and R-2 (Cluster Residential
Zone) on the City's Zoning Map. The objective of the M-15 designation is to
accommodate various types of medium density residential development, including
traditional single family homes, garden apartments, mobilehome parks, multiple-
family structures and hotels. The proposed use fits within the broad range of uses
typically allowed in the M-15 General Plan and R-2 Zoning Ordinance categories.
b. The site is adequate in size and shape to accommodate said use, including yards,
setbacks, walls or fences, landscaping, and other features required in order to
adjust said use to those existing or permitted future uses of land in the
neighborhood.
The applicant is requesting the entitlement of subdividing 43,926 square feet of land
into 14 residential condominiums units on one lot. The proposed condominiums
units range in size from 1,448square feet to 1,528 square feet. The property is
currently vacant and is zoned R-2 (Limited Multiple-family Residential Zone)with a
General Plan designation of M-15 (Medium-Density Residential 12-15 units/acre).
The project is within the density allowed by the general plan and is in scale with the ,
surrounding neighborhood.
Resolt5tion 20542
Page 3
The proposed condominiums will be two(2)story with a maximum height of twenty
' four(24) feet and 4 three bedroom condominiums at 1,528 square feet each and
10 two bedroom condominiums at 1,448 square feet. The applicant is proposing
twenty eight(28)covered parking spaces and four(4)open parking spaces totaling
32 for the project. Each unit is proposed with a two(2)car garage and a decorative
drive. All units will have access to a common pool, spa, and two barbeque patio
areas. Walls are being proposed around the north and south sides of property,
these walls will be used for individual courtyards for each of the 14 condominium
units. The courtyard walls will be 5 feet high. On the east side of property there will
be a wall 6 feet high on property line. The property will comply with property
development standards contained in the Zoning Ordinance.
C. That the site for the proposed use relates to streets and highways properly
designed and improved to carry the type and quantity of traffic to be generated by
the proposed use.
Access to the property will be from a gated entry on Via Miraleste. Existing
improvements consist of a roll curb on Chuckwalla Road, 6 inch curb and 5 foot
sidewalk on Cottonwood Road, and Via Miraleste. Internal circulation consists of
a 15 foot wide ingress common driveway and a 15 foot egress common driveway.
The common driveway would be privately maintained as well as the landscaped
areas around the development.
The Engineering Department conditions of approval require full street improvements
along Via Miraleste, Cottonwood Road, and Chuckwalla Road. The street
' improvements require the removal of existing curbs and gutters and the
construction of new curbs, gutters, sidewalks, driveways, and ADA ramps. A 10
foot combination sidewalk and bikeway will be constructed along Via Miraleste and
will be adjacent to the curb with colored concrete.
d. That the conditions to be imposed and shown on the approved site plan are deemed
necessary to protect the public health, safety, and general welfare and may include
minor modifications of the zone's property development standards.
The project is consistent with good development practices and would be beneficial
to development in the vicinity. The project will add to the revitalization of the area,
which is located in Redevelopment Project Area 9-B.
BC3
Resolution 20542
Page 4
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council '
hereby approves Case TTM 30925, subject to those conditions set forth in the attached
Exhibit A, which are to be satisfied prior to the issuance of a Certificate of Occupancy
unless otherwise specified.
ADOPTED this 5th day of_ February, 2003
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 Form: �/
' EXHIBIT A
January 8, 2003
1532 Via Miraleste
Case No. 3.2277, TTM 30925
Miraleste Partners
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning, the Chief of Police, the Fire Chief or their
designee, depending on which department recommended the condition.
Any agreements,easements or covenants required to be entered into shall be in a form approved by
the City Attorney.
1. The proposed development of the premises shall conform to all applicable regulations of the
Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and
resolutions which supplement the zoning district regulations.
2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents,
officers, and employees from any claim, action, or proceeding against the City of Palm
Springs or its agents, officers or employees to attach, set aside, void or annul, an approval
of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers
concerning Case 3.2277, TTM 30925. 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
applicantwill either undertake defense of the matter and pay the City's associated legal costs
or will advance funds to pay for defense of the matter by the City Attorney. If the City of
Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or
fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to
defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the
foregoing, the City retains the right to settle or abandon the matter without the applicant's
consent but should it do so, the City shall waive the indemnification herein, except,the City's
decision to settle or abandon a matter following an adverse judgement or failure to appeal,
shall not cause a waiver of the indemnification rights herein.
3. That the property owner(s) and successors and assignees in interest shall maintain and
repair the improvements including and without limitation sidewalks, parking areas,
landscape, irrigation, lighting, signs, walls, and fences between the curb and property line,
including sidewalk easement areas that extend onto private property, in a first class
condition, free from waste and debris, and in accordance with all applicable law, rules,
' ordinances and regulations of all federal, state, and local bodies and agencies having
jurisdiction at the property owner's sole expense. This condition shall be included in the
recorded covenant agreement for the property if required by the City.
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4. Architectural approval shall be valid for a period of two(2)years. Extensions of time may be '
granted by the Planning Commission upon demonstration of good cause.
5. The appeal period for a Architectural application is 15 calendar days from the date of project
approval. Permits will not be issued until the appeal period has concluded.
6. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for
approval by the Department of Planning and Building prior to issuance of a building permit.
Landscape plans shall be approved by the Riverside County Agricultural Commissioner's
Office prior to submittal.
7. Final landscaping plan shall include landscaping in front of garages per Design Review
Recommendation.
8. 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.
9. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk
and/or curb shall have City approved deep root barriers installed per City of Palm Springs
Engineering specifications.
10. The applicant prior to final map approval 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 certificate of occupancy
of a final map. The CC&R's shall be enforceable by the City, shall not be amended without
City approval, shall require maintenance of all property in a good condition and in
accordance with all ordinances, and shall include the following special conditions:
Modifications to roof decks shall be prohibited. All patio furniture and other accessary use of
roof decks shall not be visible from any view points.
The applicant shall submit to the City of Palm Springs, a deposit in the amount of$2,500,for
the review of the CC&R's by the City Attorney.
11. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan shall be
submitted and approved by the Building Official. Refer to Chapter 8.50 of the Municipal
Code for specific requirements.
12. The grading plan shall show the disposition of all cut and fill materials. Limits of site
disturbance shall be shown and all disturbed areas shall be fully restored or landscaped.
13. Separate architectural approval and permits shall be required for all signs. A detailed sign
program shall be submitted for review and approval by the Planning Commission prior to
issuance of building permits.
14. All materials on the flat portions of the roof shall be earth tone in color. '
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' 15. 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.
16. No exterior downspouts shall be permitted on any facade on the proposed building(s)which
are visible from adjacent streets or residential and commercial areas.
17. The street address numbering/lettering shall not exceed eight inches in height.
18. 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 &
Zoning prior to the issuance of building permits. Manufacturer's cut sheets of all exterior
lighting on the building, in the landscaping, and in the parking lot shall be submitted for
approval prior to issuance of a building permit. If lights are proposed to be mounted on
buildings, down-lights shall be utilized. A photometric study shall be required for all parking
areas, driveways and entries.
19. Parking lot light fixtures shall align with stall striping and shall be located two to three feet
from curb face.
' 20. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding
public art.The project shall either provide public art or payment of an in lieu fee. In the case
of the in-lieu fee,the fee shall be based upon the total building permit valuation as calculated
pursuant to the valuation table in the Uniform Building Code, the fee being 1/2% for
commercial projects or 1/4%for residential projects with first$100,000 of total building permit
valuation for individual single-family units exempt. Should the public art be located on the
project site, said location shall be reviewed and approved by the Director of Planning and
Building and the Public Arts Commission, and the property owner shall enter into a recorded
agreement to maintain the art work and protect the public rights of access and viewing.
21. No sirens, outside paging or any type of signalization will be permitted, except approved
alarm systems.
22. No outside storage of any kind shall be permitted except as approved as a part of the
proposed plan.
23. Prior to the issuance of building permits, locations of all telephone and electrical boxes must
be indicated on the building plans and must be completely screened and located in the
interior of the building. Electrical transformers must be located toward the interior of the
project maintaining a sufficient distance from the frontage(s) of the project. Said
transformer(s) must be adequately and decoratively screened.
24. Parking stalls shall be delineated with a 4 to 6 inch double stripe - hairpin or elongated "U"
design. Individual wheel stops shall be prohibited; a continuous 6" barrier curb shall provide
wheel stops.
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25. Concrete walks with a minimum width of two (2) feet shall be installed adjacent to end ,
parking spaces or end spaces shall be increased to eleven (11)feet wide.
26. An Administrative Minor Modification shall be granted for an increase in lot coverage prior to
issuance of a building permit.
27. Handicapped accessibility shall be indicated on the site plan to include the location of
handicapped parking spaces, the main entrance to the proposed structure and the path of
travel to the main entrance. Consideration shall be given to potential difficulties with the
handicapped accessibility to the building due to the future grading plans for the property.
28. Curbs shall be installed at a minimum of five(5)feet from face of walls, fences, buildings, or
other structures. Areas that are not part of the maneuvering area shall have curbs placed at
a minimum of two (2)feet from the face of walls, fences or buildings adjoining driveways.
29. Height of building shall not exceed twenty four(24)feet in height.
30. Wall heights to be measured from top of curb.
POLICE DEPARTMENT:
1. Developer shall comply with Section 11 of Chapter 8.04 of the Palm Springs Municipal Code.
BUILDING DEPARTMENT: ,
1. Prior to any construction on-site, all appropriate permits must be secured.
FIRE DEPARTMENT:
1. Minimum Access Road Dimensions: Provide a minimum 20 feet unobstructed width. If
parking on one side of the access road is desired, provide an additional 8 foot wide parking
lane with opposing curb marked red with appropriate signage for a total 28 foot width. If
parking on both sides of the access road is desired, provide an 8 foot wide parking lane on
each side of the access road for a total 36 foot width. (902.2.2.1 CFC)
2. Turn-Around Requirements: Dead-end fire apparatus access roads in excess of 150 feet
in length shall be provided with approved provisions for the turning around of fire
apparatus. The City of Palm Springs approved turn around provision is a cul-de-sac with
an outside turning radius of 43 feet from centerline.(902:.2.2.4 CFC)
a) In regards to Turn-Around Requirements: Widening the opening In the median
Island from 15 feet to 20 feet will be an acceptable solution to meeting this condition.
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' 3. Building or Complex Gate Locking Devices: Locked gate(s)shall be equipped with a
KNOX key switch device or Key box. Contact the fire department at 323-8186 for a KNOX
application form. (902.4 CFC)
4. Location of Knox boxes: A Knox box shall be installed at every locked gate. Show
location of boxes on plan elevation views. Show requirement in plan notes.
5. Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System is required.
6. Fire Hydrant & FDC Location: A commercial fire hydrant is required within 30'feet of the
Fire Department Connection (FDC).
7. Fire Extinguisher Requirements: Provide one 2-A:10-B:C portable fire extinguisher for
every 75 feet of floor or grade travel distance for normal hazards. Show proposed
extinguisher locations on the plans. (1002.1 CFC) Extinguishers shall be mounted in a
visible, accessible location 3 to 5 feet above floor level. Preferred location is in the path of
exit travel near an exit door.
ENGINEERING DEPARTMENT:
The Engineering Department recommends that if this application is approved, such approval is
subject to the following conditions being completed in compliance with City standards and
' ordinances.
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer.
STREETS
1. Any improvements within the street right-of-way require a City of Palm Springs
Encroachment Permit.
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. Street Vacation plat and 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.
VIA MIRALESTE '
3. Remove the existing curb and gutter, sidewalk and driveway approaches along the entire
frontage.
4. Construct 6 inch curb and gutter, 20 feet east of centerlline along the entire frontage, with
25 feet radius curb returns at the southeast corner of the intersection of Via Miraleste and
Cottonwood Road and at the northeast corner of Via Miraleste and Chuckwalla Road in
accordance with City of Palm Springs Standard Drawing No. 200 and 206.
5. Construct a 10 feet wide combination sidewalk and bicycle path along the entire frontage.
The construction shall be adjacent to the curb with colored Portland Cement concrete.
The admixture shall be Palm Springs Tan, Desert Sand, or approved equal color by the
Engineering Department. The concrete shall receive a broom finish.
6. Construct two 17 feet wide driveway approaches in accordance with City of (Palm Springs
Standard Drawing No. 201.
7. Construct a Type A curb ramp meeting current California State Accessibility standards at
the southeast corner of Via Miraleste and Cottonwood Road and at the northeast corner of
Via Miraleste and Chuckwalla Road in accordance with City of Palm Springs Standard
Drawing No. 212.
8. 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 clean sawcut edge of existing pavement along the
entire frontage in accordance with City of Palm Springs Standard Drawing No. 110 and
315. The pavement section shall be designed, using "R" values, by a licensed Soils
Engineer and submitted to the City Engineer for approval.
9. 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 turnaround for vehicles unable to enter the project
B. Security gates shall provide a minimum of 20 feet clear width in one direction.
COTTONWOOD ROAD
10. Remove the existing driveway approaches and construct 6 inch curb and gutter and 5 feet
wide sidewalk to match existing improvements, in accordance with City of Palm Springs
Standard Drawing No. 200 and 210.
11. Construct a 26 feet wide driveway approach for proposed on-site bay parking in
accordance with City of Palm Springs Standard Drawing No. 201.
12. 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 clean sawcut edge of existing pavement along
those portions of the project frontage where existing curb and gutter is removed in
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' accordance with City of Palm Springs Standard Drawing No. 110 and 305. The pavement
section shall be designed, using "R" values, by a licensed Soils Engineer and submitted to
the City Engineer for approval.
13, The existing curb and gutter shall remain in place except for curb cuts necessary for the
proposed driveway approach.
14. All broken or off grade curb and gutter, sidewalk, or asphalt concrete pavement shall be
repaired or replaced.
CHUCKWALLA ROAD
15. Remove the existing roll curb along the entire frontage.
16. Construct 6 inch curb and gutter, 20 feet north of centerline along the entire frontage, with
a 25 feet radius curb return at the northeast corner of the intersection of Via Miraleste and
Chuckwalla Road in accordance with City of Palm Springs Standard Drawing No. 200 and
206.
17. Construct an 18 feet wide driveway approach for proposed on-site bay parking in
accordance with City of Palm Springs Standard Drawing No. 201.
18. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in accordance
' with City of Palm Springs Standard Drawing No. 210.
19. Remove and replace existing pavement with a minimum pavement section of 3 inch
asphalt concrete pavement over 6 inch aggregate base with a minimum subgrade of 24
inches at 95% relative compaction, or equal, from edge of proposed gutter to clean sawcut
edge of pavement along the entire frontage in accordance with City of Palm Springs
Standard Drawing No. 110 and 315. The pavement section shall be designed, using "R"
values, by a licensed Soils Engineer and submitted to the City Engineer for approval.
SANITARY SEWER
20. Connect all sanitary facilities to the City sewer system. Laterals shall not be connected at
manhole.
21. Construct an on-site (private)sewer system to collect and convey sewage through a
maximum of one lateral connection to the existing sewer main located in Via Miraleste. If
the property can not be properly connected to the existing sewer main located in Via
Miraleste, the developer shall extend the existing sewer main located in Chuckwalla Road
as necessary to provide sewer service to the property. Extension of the existing sewer
main shall require preparation of a sewer improvement plan by a registered civil engineer,
and submittal of the plan to the Engineering Department for review and approval.
22. All on-site sewer systems shall be privately maintained by a Home Owners Association
' (HOA). Provisions for maintenance of the on-site sewer system acceptable to the City
Engineer shall be included in the Codes, Covenants, and Restrictions (CC&R's) required
for this project.
GRADING 1 '
23. A copy of a Title Report prepared/updated within the past 3 months and copies of record
documents shall be submitted to the City Engineer with the first submittal of the Grading
Plan.
24. Submit a Grading and Paving Plan prepared by a Registered Professional to the
Engineering Department for review and approval. The Grading and Paving 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 and Paving Plan.
The Grading and Paving Plan shall be approved by the City Engineer prior to issuance of
any grading or building permits.
Minimum submittal includes the following;
A. Planning Department approval to submit for plan check.
B. Copy of signed Conditions of Approval from Planning Department.
C. Copy of Site Plan stamped approved and signed by the Planning Department.
D. Copy of Title Report prepared/updated within past 3 months.
E. Copy of Soils Report '
F. Copy of the General Construction Activity Storm Water Permit from the Regional
Water Resources Control Board (Phone No. 760-346-7491)to the City Engineer
prior to issuance of the grading permit.
25, 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.
26. Developer shall obtain a General Construction Activity Storm Water Permit from the
Regional 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.
27. In accordance with City of Palm Springs Municipal Code, Section 8.50.05(c), 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.
28. A soils report prepared by a licensed Geotechnical Engineer shall be required for and
incorporated as an integral part of the grading plan for the proposed site. A copy of the
soils report shall be submitted to the Building Department and to the Engineering
Department along with plans, calculations and other information subject to approval by the
City Engineer prior to the issuance of the grading permit.
29. Contact the Building Department to get information regarding the preparation of the PM10 '
(dust control) Plan requirements.
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' 30. In cooperation with the Riverside County Agricultural Commissioner and the California
Department of Food and Agriculture Red Imported Fire Ant Project, applicants for grading
permits involving a grading plan and involving the export of soil will be required to present
a clearance document from a Department of Food and Agriculture representative in the
form of an approved "Notification of Intent To Move Soil From or Within Quarantined
Areas of Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1) or a verbal
release from that office prior to the issuance of the City grading permit. The California
Department of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm
Desert. (Phone: 760-776-8208)
DRAINAGE
31. The developer shall accept all stormwater runoff passing through and falling onto the site
and conduct this runoff to an approved drainage structure. Increased stormwater runoff
generated by development of this project shall be collected on-site and detained prior to
release off-site to the adjacent streets. An on-site storm drainage system, acceptable to
the City Engineer, shall be designed and constructed to collect and intercept on-site
stormwater runoff. Provisions shall be made to intercept nuisance water generated by the
development from entering the public streets.
32. Proposed bubbler boxes or other storm drainage outlet structures shall be located on-site
and outside of public right-of-way.
33. The project is subject to flood control and drainage implementation fees. The acreage
drainage fee at the present time is $9,212.00 per acre per Resolution No. 15189. Fees
shall be paid prior to issuance of a building permit.
GENERAL
34. Any utility cuts in the existing off-site pavement made by this development shall receive
trench replacement pavement to match existing pavement plus one additional inch, in
accordance with City of Palm Springs Standard Drawing No. 115. Pavement shall be
restored to a smooth rideable surface.
35. All existing overhead 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.
36. All proposed utilities shall be installed underground.
37. All existing utilities shall be shown on the grading and/or street plans. The existing and
proposed service laterals shall be shown from the main line to the property line.
38. 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.
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39. The developer is advised to contact all utility purveyors for detailed requirements for this '
project at the earliest possible date.
40. The developer shall protect in place any existing Whitewater Mutual Water Company
water line(s)that might be located within the project. Relocation of existing water lines, if
required, shall be coordinated with and approved by Whitewater Mutual Water Company.
41. 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.
42. 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
43. 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.
44. The 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 map shall be
approved by the City Council prior to issuance of building permits.
TRAFFIC
45. The developer shall provide a minimum of 48 inches of sidewalk clearance around all
street furniture, fire hydrants and other above-ground facilities for handicap accessibility.
The developer shall provide same through dedication of additional right-of-way and
widening of the sidewalk or shall be responsible for the relocation of all existing traffic
signal/safety light poles, conduit, pull boxes and all appurtenances located on the Via
Miraleste, Cottonwood Road and Chuckwalla Road frontages of the subject property.
46. 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.
47. This property is subject to the Transportation Uniform Mitigation Fee, which shall be paid
prior to issuance of a building permit.
Resolution 20542
Page 5
1
VICINITY MAP
PRO. CT
SITE E. Vf.SM CHINO
COTTOMWOOD. RD. ,
HUCKWALLA RD.
I
d
U � �
� 4 S
d
TACHEVAH DR,
TAMARISK RD.
CITY. OF PALM SPRINGS
' CASE NO. 3,2277, TTM 30925 DESCRIPTION
APPLICANT Miraleste Partners Application for a 14 unit condominium
complex located at 15$2 Via Miraleste,
Zone R-2, Section 11