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HomeMy WebLinkAbout20551 - RESOLUTIONS - 2/19/2003 RESOLUTION NO. 20551 ' OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA,APPROVING TENTATIVE TRACT MAP 30941 FOR THE CONSTRUCTION OF 48 CONDOMINIUM UNITS LOCATED AT 1460 AND 1550 EAST BARISTO ROAD, ZONE R-4, SECTION 14. WHEREAS, Palm Springs Modern Homes Il, LLC.(the"Applicant")has filed an application with the City pursuant to Palm Springs Municipal Code Section 9.60 for a Tentative Tract Map to construct 48 condominium units located at 1460 and 1550 East Baristo Road, Zone R-4, Section 14; and WHEREAS, the Applicant has filed Tentative Tract Map 309,41 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 the public hearing of the Planning Commission of the City of Palm Springs to considerTTM 30941 and related architectural approvals(Case 3.2272),was given in accordance with applicable law; and WHEREAS, on January 22, 2003, a public hearing on the application for Tentative Tract Map ' 30941 and related architectural approvals (Case 3.2272) was, held by the Planning Commission in accordance with applicable law; and WHEREAS, notice of the public hearing of the City Council of the City of Palm Springs to consider TTM 30941, was given in accordance with applicable law; and WHEREAS, on February 19, 2003, a public hearing on the application for Tentative Tract Map 30941 was held by the City Council in accordance with applicable law; and WHEREAS, pursuant to Government Code Section 66412.3, the City Council has considered the effect of the proposed subdivision,Tentative Tract Map 30941, 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 rnannerwhich 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 30941, is considered a "project" pursuant to the terms of the California Environmental Quality Act("CEQA"), and an Environmental Assessment has been prepared for this project and has been distributed for public review and comment in accordance with CEQA; and WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented ' in connection with the meeting on the Project, including but not limited to the staff report, all environmental data including the environmental assessment prepared for the project and all written and oral testimony presented. �C_ Page 2 THE CITY COUNCIL HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to CEQA, the City Council finds that the current environmental assessment for TTM 30941 adequately addresses the general environmental setting of the proposed Project, its significant environmental impacts, and the mitigation measures related to each significant environmental effect for the proposed project. The City Council further 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 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 Government Code Section 66474(Subdivision Map Act), the Planning Commission finds that with the incorporation of those conditions attached in Exhibit A: 1. The proposed Tentative Map is consistent with applicable general and specific plans. The proposed project is consistent with the General Plan. The General Plan designation ' for the site is H43/30 (High Density Residential 21-30 units/acre). The applicant is proposing 48 units and therefore, is well within the density parameters of the General Plan. 2. The design of improvement of the proposed subdivision is consistent with the General Plan and any applicable Specific Plan. Pursuant to Government Code Section 66473.5 the City Council finds that the proposed subdivision and the provisions for its design and improvement are compatible with the objectives, polices, and general land uses and program provided in the City's General Plan. All street, drainage, and utilities improvements are subject to the standards of the General Plan and Conditions of Approval associated with TTM 30941. 3. The site is physically suitable for the type and density of development contemplated by the proposed subdivision. The site is proposed for forty-eight(48)two and three-bedroom condominium units on 4.65 acres of land. The proposed development is well under the maximum allowable density of 98-140 units, as permitted under the General Plan and Zoning Code. There will be no incompatibility issues as the subject property is surrounded by a commercial use to the west, vacant but commercially zoned land to the north, residential uses to the east, and vacant but high density residential zoned land to the south. The applicant proposes a medium density residential development that will be compatible with the surrounding neighbourhood. 4. The design of the proposed subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. lye All potential environmental impacts as a result of developing the subject property are fully disclosed in the Environmental Assessment. The incorporation of the mitigation measures as prescribed in the EA will ensure that any potentially significant impacts will be reduced to a level of insignificance. Therefore, the design of the proposed subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. 5. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the subdivision and proposed improvements must follow the conditions of approval including, but not limited to, the application of the Uniform Building Code Seismic Safety Standards, and the City of Palm Springs Fugitive Dust Control Ordinance in order to ensure public health and safety. 6. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. Baristo Road is already improved to secondary thoroughfare standards including sidewalk, curb, and gutter. Arenas Road will be improved to extend to the project, terminate with a cul-de-sac constructed to City standards, and include an 8-foot wide sidewalk behind the curb.The 24-foot wide common travelways providing internal circulation for the project will ' be privately maintained. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council hereby orders filing of a Mitigated Negative Declaration and approves TTM 30941, 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 19thday of February 2003. AYES: Members Hodges, Mills, Oden, and Mayor Kleindienst NOES: None ABSENT: Member Reller-Spurgin ABSTENTIONS: None ATTEST: CITY OF PALM SPRINGS, CALIFORNIA City Clerk City Manager Reviewed and Approved as to Form: £ qC3 Ke5u1Uuu11 cv:):)l Page 4 ' EXHIBIT A Tentative Tract Map 30941 1460 and 1550 East Baristo Road February 19, 2003 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 a. The proposed development of the premises shall conform to all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and resolutions which supplement the zoning district regulations. 1 b. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers concerning TTM 30941. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense,the applicant shall not,thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgement or failure to appeal, shall not cause a waiver of the indemnification rights herein. 2. That the property owner(s) and successors and assignees in interest shall maintain and repairthe improvements including and without limitation sidewalks, bikeways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. ' 3. The mitigation measures of the environmental assessment shall apply. The applicant shall submit a signed agreement that the mitigation measures outlined as part of the mitigated negative declaration will be included in the plans prior to Planning Commission consideration of the environmental assessment. 1qcq Page 5 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 an Architectural Approval and Tentative Tract Map application is 15 calendar days form 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 Zoning prior to issuance of a building permit. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. 7. 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. 8. 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. 9. Drainage swales shall be provided adjacent to all curbs and sidewalks-3'wide and 6"deep. The irrigation system shall be field tested prior to final approval of the project. Section 14.24.020 of the Municipal Code prohibits nuisance water from entering the public streets, roadways or gutters. 10. 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. 11. The applicant prior to issuance of building permits shall submit a draft declaration of covenants,conditions and restrictions("CC&R's")to the(Director of Planning and Building for approval in a form to be approved by the City Attorney, to be recorded prior to approval of a final map. The CC&R's shall be enforceable by the City, shall not be amended without City approval, shall require maintenance of all property in a good condition and in accordance with all ordinances. The applicant shall submit to the City of Palm Springs, a deposit in the amount of$2000,for the review of the CC&R's by the City Attorney. A$250 filing fee shall also be paid to the City Planning Department for administrative review purposes. 12. 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. 13. All materials on the flat portions of the roof shall be earth tone in color. 14. All roof mounted mechanical equipment shall be screened from all possible vantage points both existing and future per Section 93.03.00 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 Y5700 MUbU100011 cvaai Page 6 heights, and type of screening. Parapets shall be at least 6" above the equipment for the purpose of screening. 15. 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. 16. The design, height, texture and color of building(s), fences and walls shall be submitted for review and approval prior to issuance of building permits. 17. The street address numbering/lettering shall not exceed eight inches in height. 18. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00, Outdoor Lighting Standards, shall be submitted for review and approval by the Director of Planning & Building prior to the issuance of building permits. Manufacturer's cut sheets of all exterior lighting on the building, in the landscaping, and in the parking lot shall be submitted for approval prior to issuance of a building permit. If lights are proposed to be mounted on buildings, down-lights shall be utilized. A photometric study shall be required for all parking areas, driveways and entries. 19. Parking lot light fixtures shall align with stall striping and shall be located two to three feet from curb face. 20. Submit plans meeting City standard for approval on the proposed trash and recyclable ' materials enclosure prior to issuance of a building permit. 21. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding public art.The project shall either provide public art or payment of an in lieu fee. In the case of the in-lieu fee,the fee shall be based upon the total building permit valuation as calculated pursuant to the valuation table in the Uniform Building Code, the fee being 1/2% for commercial projects or 1/4%for residential projects with first$100,000 of total building permit valuation for individual single-family units exempt. Should the public art be located on the project site, said location shall be reviewed and approved by the Director of Planning and Building and the Public Arts Commission, and the property owner shall enter into a recorded agreement to maintain the art work and protect the public rights of access and viewing. 22. Details of pool fencing(material and color)and equipment area shall be submitted with final landscape plan. 23. Prior to the issuance of building permits, locations of all telephone and electrical boxes must be indicated on the building plans and must be completely screened and located in the interior of the building. Electrical transformers must be located toward the interior of the project maintaining a sufficient distance from the frontage(s) of the project. Said transformer(s) must be adequately and decoratively screened. 24. Shading requirements for parking lot areas as set forth in Section 93.06.00 of the Zoning Ordinance shall be met. Details to be provided with final landscape plan. ' 25. Parking stalls shall be delineated with a 4 to 6 inch double stripe or equivalent design - hairpin or elongated "U" design. Individual wheel stops shall be prohibited; a continuos 6" barrier curb shall provide wheel stops. lqc & rcesowuun Loam Page 7 26. Concrete walks with a minimum of two (2) feet shall be installed adjacent to end parking space or end space shall be increased to eleven (11)feet wide. 27. Tree wells shall be provided within the parking area and shall have a planting area of six feet in diameter/width. 28. Standard parking spaces shall be 17 feet deep by 9 feet wide; compact sized spaces shall be 15 feet deep by 8 feet wide. Handicap parking spaces shall be 18 feet deep by 9 feet wide plus a 5 foot walkway at the right side of the parking space; two (2) handicap spaces can share a common walkway. One in every eight(8) handicap accessible spaces, but not less than one (1) shall be served by an 8 foot walkway on the right side and shall be designated as "van accessible". 29. 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. Handicapped spaces shall be appropriately marked per Section 93.06.00.C.10. 30. 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. 31. The developer shall submit a letter from the waste disposal service verifying that trash cans ' are acceptable for project waste management prior to issuance of building permits. 32. A detail of the decorative wheel stop for the accessible parking spaces shall be provided to the Planning Department for review and approval prior to issuance of building permits. 33. Priorto any ground disturbing activity, including clearing and grubbing, installation of utilities, and/or any construction related excavation, an Archaeologist qualified according to the Secretary of the Interior's Standards and Guidelines, shall be employed to survey the area for the presence of cultural resources identifiable on the: ground surface. 34. Given that portions of the project area are within an alluvial formation,the possibility of buried resources is increased. A Native American Monitor shall be present during all ground- disturbing activities and that, should buried deposits be encountered, that the Monitor have the authority to halt destructive construction and that the Monitor notify a Qualified Archaeologistto investigate and,if necessary,prepare a mitigation plan forsubmission to the State Historic Preservation Officer and the Agua Caliente Band of Cahuilla Indians. 35. One copy of any cultural resource documentation generated in connection with this project, including reports of investigations, record search results and site records/updates shall be forwarded to the Tribal Planning, Building, and Engineering Department. POLICE DEPARTMENT 1. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal Code. ' / Y ( 7 Page 8 ' BUILDING DEPARTMENT 1. Prior to any construction on-site, all appropriate permits must be secured. FIRE 1. Road Design: Fire apparatus access roads shall be designed and constructed as all weather capable and able to support a fire truck weighing 73,000 pounds GVW. (902.2.2.2 CFC) 2. 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) 3. 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. 4. Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System is required. 5. Fire Hydrant & FDC Location: Residential fire hydrants are required. A public fire hydrant will be required to be installed within 30'feet of the Fire Department Connection (FDC). 6. 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. 7. Premises Identification: Approved numbers or addresses shall be provided for all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. (901.4.4 CFC) Show location of address on plan elevation view. Show requirement and dimensions of numbers in plan notes. Numbers shall be a minimum 4 inches, and of contrasting color to the background. 8. Fencing Required: Construction site fencing with 20 foot wide access gates is required for all combustible construction over 5,000 square feet. Fencing shall remain intact until buildings are stuccoed or covered and secured with lockable doors and windows. (8.04.260 PSMC) ENGINEERING Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS 1. Any improvements within the street right-of-way require a City of Palm Springs ' Encroachment Permit. Work shall be allowed according to Resolution 17950 - Restricting Street Work on Major and Secondary Thoroughfares. IqC 8 KeSoluilon zua:)i Page 9 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 bythese conditions. EAST BARISTO ROAD 3. Construction minimum 24 foot wide driveway approaches in accordance with City of Palm Springs Standard Drawing No. 201. 4. Complete the construction of curb, gutter, cross gutter, and other required improvements at the intersection of East Baristo Road and South Hermosa Drive as necessary to provide for off-site storm water runoff drainage to the Baristo Channel. 5. The existing curb and gutter shall remain in place except for curb cuts necessary for ' driveway approaches. 6. The following requirements for a gated entry shall be met to provide adequate setbacks and turning movements for vehicles entering the primary parking facilities of this project. A. Provide a turnaround after the mechanism for vehicles unable to enter the project. B. Security gates shall provide a minimum of 20 feet clear width in at least one direction. 7. All broken or off grade CURB, GUTTER,AND AC PAVEMENT shall be repaired or replaced. EAST ARENAS ROAD 8. Dedicate additional right-of-way for a modified off-set cul-de-sac as required by the City Engineer. The minimum radius at right-of-way shall be 51 feet throughout the cul-de-sac bulb. The minimum curb radius shall be 43 feet throughout the cul-de-sac bulb. 9. Construct 6 inch curb and gutter throughout the modified off-set cul-de-sac per City of Palm Springs Standard Drawing No. 200. 10. Construction minimum 24 feet wide driveway approaches in accordance with City of Palm Springs Standard Drawing No. 201. ' 11. Construct an 8 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. lqcq ' 12. The following requirements for a gated entry shall be met to provide adequate setbacks and turning movements for vehicles entering the primary parking facilities of this project. A. Security gates shall provide a minimum of 20 feet clear width in at least one direction. 13. Construct AC pavement with a minimum pavement section of 2-1/2 inch asphalt concrete pavement over 4 inch aggregate base with a minimum subgrade of 24 inches at 95% relative compaction, OR equal, between the edges of proposed gutter in the cul-de-sac and easterly to clean sawcut edge of existing pavement in accordance with City of Palm Springs Standard Drawing No. 110 and 101. The pavement section shall be designed, using "R"values, by a licensed Soils Engineer and submitted to the City Engineer for approval. SANITARY SEWER 14. Connect all sanitary facilities to the City sewer system if not already connected. Laterals shall not be connected at manholes. 15. Construct an on-site (private) sewer system to collect and convey sewage through a maximum of two lateral connections to the existing sewer main located in Baristo Road. 16. 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 17. 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. 18. Submit a Grading 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 PM10(dust control)Plan shall be submitted to and approved by the Building Division prior to approval of the grading plan. The Grading Plan shall be approved by the City Engineer prior to issuance of any grading or building permits. Minimum submittal includes the following: A. Planning Department approval to submit for plan check. B. Copy of signed Conditions of Approval from Planning Department. C. Copy of Site Plan stamped approved and signed by the Planning Department. ' D. Copy of Title Report prepared/updated within past 3 months. / y Page 11 E. Copy of Soils Report ' F. Copy of the National Pollutant Discharge Elimination System (NPDES)stormwater permit from the California Regional Water Quality Control Board (Phone No. 760- 346-7491)to the City Engineer prior to issuance of a grading permit. 19. Drainage swales shall be provided adjacent to all curbs and sidewalks-3'wide and 6"deep- to keep nuisance water from entering the private or public streets, roadways, or gutters. 20. Developer shall obtain a National Pollutant Discharge Elimination System(NPDES)from the California Regional Water Quality 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. 21. In accordance with City of Palm Springs Municipal Code„ Section 8.50.025(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. 22. 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. 23. Contact the Building Department to get information regarding the preparation of the PM10 ' (dust control) plan requirements. 24. 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 25. The developer may conduct stormwater runoff off-site to East Baristo Road in accordance with the preliminary Hydrology Report dated September 2002, prepared by Mainiero, Smith, and Associates, Inc. A revised hydrology study shall be submitted to the City Engineer for review and approval to demonstrate the capacity of off-site drainage carriers in relation to the developed condition of properties tributary to Baristo Road at Hermosa Drive. Provisions for the interception of nuisance water from entering East Barristo Road from the project site shall be provided through the use of a minor storm drain system that collects and conveys nuisance water to landscape or parkway areas adjacent to East Baristo Road, and in only a stormwater runoff condition, pass runoff directly to the street through parkway or under ' sidewalk drains. Page 12 26. 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. ON-SITE 27. Construct minimum 24 feet wide private streets between concrete wedge curbs with a minimum pavement section of 2-1/2 inch asphalt concrete pavement over 4 inch aggregate base with a minimum subgrade of 24 inches at 95% relative compaction, or equal. The pavement section shall be designed, using "R" values, by a licensed Soils Engineer and submitted to the City Engineer for approval. 28. Parking shall be prohibited along all private streets. GENERAL 29. Any utility cuts in the existing off-site pavement made by this development shall receive trench replacement pavement to match existing pavement plus one additional inch in accordance with City of Palm Springs Standard Drawing No. 115. Pavement shall be restored to a smooth rideable surface. 30. All proposed utility lines shall be installed underground. 31. 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. 32. 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. 33. Nothing shall be constructed or planted in the corner cut-off area of any drivewaywhich does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Ordinance Section 93.02.00.D. 34. 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 35. 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. ' 36. 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 Final Map shall be approved by City Council prior to issuance of building permits. IqC 14L TRAFFIC ' 37. 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 East Barsto Road and East Arenas Road frontages of the subject property. 38. A 30 inch "STOP" sign and standard "STOP BAR" and "STOP LEGEND" shall be installed per City of Palm Springs Standard Drawing Nos. 620-625 at the following locations: A. East Baristo Road at project exits. B. East Arenas Road at project exits. 39. 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"dated 1996, or subsequent additions in force at the time of construction. 44. This property is subject to the Transportation Uniform Mitigation Fee, which shall be paid prior to issuance of a building permit. 1 ITV C 13 Resolution 20551 Vic Page 1 Page 4 I NI T Y MA P TAHOM CANYON WAY O ARENAS ROAD ARENAS ROAD 8 0 SITE ca I V1 < 6aristo Road ' SATURNINO ROAD I R4hDH ROAD CITY OF PALM SPRINGS CASE NO, 3.2172 & TTM 30941 EHermosaDr. IPTION Appl.for an amendment al Plan to delete Arenas Rd. between APPLICANT ,palm Springs Modern and Sunrise Way from the Circulation to construct 48 condominium units on a Homes II, LLC cel located at 1515/1575 E.Arenas Rd. 0 E,Baristo Rd.,Zone R-4,Section 14.