HomeMy WebLinkAbout20561 - RESOLUTIONS - 2/26/2003 RESOLUTION NO. 20561
OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS,
CALIFORNIA, OVERRULING THE PLANNING COMMISSION
DENIAL AND APPROVING CASE 5.0931-PD-279 FOR A
PLANNED DEVELOPMENT DISTRICT, AND TENTATIVE
TRACT MAP TTM-30963, FOR A GATED 282 AND UNGATED
26-UNIT SINGLE FAMILY RESIDENTIAL DEVELOPMENT,
LOCATED ON THE NORTH SIDE OF GATEWAY DRIVE
BETWEEN HIGHWAY 111 AND EAST GATE ROAD, ZONE R-1-
C, SECTION 34.
WHEREAS, The Century Vintage Homes ("Applicants")filed an application with the City pursuant to
Sections 9403.00 and 9402.00 of the Zoning Ordinance for a Planned Development District and
Preliminary Development Plan for a 308-unit single family residential project for the property located
on the north side of Gateway Drive between Highway 111 and East Gate Road, Zone R-1-0,
Section 34; 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 30963 for the subdivision of a 83.83 acre parcel
into a 308 numbered lots and 21 lettered lots; and ,
WHEREAS, notice of public hearing of the Planning Commission of the City of Palm Springs to
consider Tentative Tract Map 30963 and Case 5.0931-PD-279, was given in accordance with
applicable law; and
WHEREAS, on January 22, 2003, a public hearing on the application for Tentative Tract Map 30963
and Case 5.0931-PD-279 was held by the Planning Commission in accordance with applicable law;
and
WHEREAS, on January 22, 2003, the Planning Commission voted to deny the application for
Tentative Tract Map 30963 and Case 5.0931-PD-279 at the request of the applicant rather than
seek a Planning Commission continuance for additional information regarding integration of the
existing community and the project, and input from adjacent neighborhoods, and
WHEREAS, said Planned Development District and Tentative Tact 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, notice of a public hearing of the City Council of the City of Palm Springs to consider an
application for a Tentative Tract Map and a Planned Development District 5.0931-PD-279 (PD 279)
was issued in accordance with applicable law; and
WHEREAS, on February 26, 2003, a public hearing on the application for TTM 30963 and Case
No. 5.0931-PD-279 was held by the City Council in accordance with applicable law; and ,
WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented in
connection with the hearing on the project, including but not limited to the staff report, all written and
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oral testimony presented, and
' WHEREAS, the City Council is approving TTM 30963 and Case No. 5.0931-PD-279 subject to
rescission of previously approved Preliminary Planned Development District PD-246 and Tentative
Tract Map 28507 by Stanley Broxmeyer for a recreational vehicle destination resort.
THE CITY COUNCIL HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to CEQA, the City Council finds that, with the incorporation of proposed
mitigation measures, potentially significant environmental impacts resulting from this
project will be reduced to a level of insignificance and therefore orders the filing of a
Mitigated Negative Declaration for the project.
Section 2: Pursuant to Zoning Ordinance Section 9402.00, the City Council finds that:
a. The use applied for at the location set forth in the application is properly one for which a
Planned Development District is authorized by the City's zoning ordinance.
Pursuant to the Zoning Ordinance for the underlying R-1-C Zone, single family residential
development(single family residences) is a permitted use.
b. The said use is necessary or desirable for the development of the community, and is in
harmony with the various elements or objectives of the General Plan, and is not detrimental
' to the existing or future uses specifically permitted in the zone in which the proposed use is
to be located.
The proposed project consists of subdividing 83.83 acres into 308 single family lots. The
site has a current zoning designation of R-1-C(minimum lot area of 10,000 square feet)and
a General Plan designation of Residential Low(4du/ac). The applicant is proposing a
Planned Development District(PDD)and Tentative Tract Map (TTM 30963). The proposed
project includes an ungated 26 lot neighborhood and a 282 lot private gated community.
The project also inlcudes private recreational opportunities(swimming pools, tennis courts
and a tot lot). The PDD includes modified minimum lot sizes of 5,000 sq. ft. and 7,500 sq. ft.
House sizes will range from 1,211 square feet to 2,778 square feet. The development will
have a primary access from Gateway Drive and secondary access from Tramview Road,
both of which are public streets.
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 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
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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-279, including the
provisions for common area improvements with 4.72 acres of area devoted to common
open space and amenities in addition to the provision of private rear yards, the private
streets proposed as part of this project, and the proposed traffic calming.
The site is adequate in size and shape to accommodate the proposed uses, and the
proposed project is within allowable density of the underlying R-1-C zone.
d. The site for the proposed use relates to streets and highways properly designed and
improved to cant'the type and quantity of traffic to be generated by the proposed use.
The proposed project will contribute to improvement of the existing street system that will
serve the site, and with said improvements, the public street system will be adequate to
carry the type and quantity of traffic to be generated by the proposed use.
e. The conditions to be imposed are deemed necessary to protect the public health, safety and
general welfare, of the existing neighborhood in which this project is situated.
The conditions imposed are necessary to bring the project into compliance with applicable
zoning, building, and other regulations to protect the public health, safety, and general
welfare of the existing neighborhood in which this project is located.
Section 3: Pursuant to 9.62.010 of the Palm Springs Municipal Code and Section 92.01.00 et.
sec. of the Zoning Ordinance, the City Council finds that:
a. The proposed Tentative Tract Map is consistent with all applicable general and specific
plans.
The proposed Tentative Tract Map is consistent with the goals and objectives of the
Residential 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
underlying R-1-C zone in which the property is located.
The proposed project is consistent with existing development in the immediate vicinity of the
proposed project, particularly the existing single story residences located to the south and
east.
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 underlying R-1-C zone and L-4 General Plan designation '
encourage and allow for a more creative approach in the development of land, which allows
for more usable open space areas. Pursuant to Section 92.01.00 of the Zoning Ordinance,
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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 "row" housing: provided the overall
development equals the general quality of development in this zone.
The proposed project will allow for a housing opportunity which provides common open
space amenities, private street and smaller lot sizes. This type of housing product does not
currently exist in the community and will provide needed housing product within the
community.
The General Plan Designation of L-4 permits establishment of a maximum of 4 dwelling
units per acre including single family housing. The proposed density of 3.7 dwelling units per
acre is within the allowable range of density. Thus, the site is physically suited for the
proposed number of lots, and the density of the subdivision is consistent with the General
Plan. The proposed project which incorporates a more creative approach in the
development of land and allows for more usable open space areas is consistent with the
provisions of the zoning ordinance.
e. The design of the subdivision is not likely to cause environmental damage or substantially
and avoidably injure fish, wildlife, or their habitats.
The Initial Study prepared for the project determined that the project is adjacent to existing
developments to the south and east. 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. A number of easements; Palm Valley Water Company, Whitewater Mutual Water
Company, California Water and Telephone Company, California Electric Power Company,
The City of Palm Springs, and Southern California Edison, transect the property. The Palm
Valley Water Company holds an easement for canal and pipeline purposes that will be
quitclaimed. The Whitewater Mutual Water Company holds an easement for pipelines. An
existing irrigation line is to be relocated and the easement quitclaimed regarding the
Whitewater Mutual Water Company easement. California Water and Telephone Company
holds a 10'wide easement for pole anchor purposes that will be quitclaimed. California
Electric Power Company holds a 10'wide easement for pole line and incidental purposes
that will be quitclaimed. The City of Palm Springs holds a 40'wide easement for windbreak
purposes that is temporary and will terminate upon development of the proposed project.
Lastly, Southern California Edison holds as easement with varying widths and those power
facilities will be relocated and the easement quitclaimed.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, that the City Council
hereby resend all approvals for Planned Development 246 and Tentative Tract Map 28507 and
approves Case No. 5.0931-PD-279; and Tentative Tract Map 30963, 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 26th day of FEBRUARY, 2003.
AYES: Members Mills, Oden and Reller-Spurgin
NOES: None
ABSENT: Member .bodges and Mayor Kleindienst
ABSTENTIONS: None
ATTEST: L CITY OF PALM SPRINGSJQA IFORNIA
17
City Clerk City Manager
C
Reviewed and Approved as to Form:
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EXHIBIT A
CASE 5.0931-PD-279
PRELIMINARY PLANNED DEVELOPMENT DISTRICT (PD #279)
TENTATIVE TRACT MAP 30963
NORTHEAST CORNER OF GATEWAY DRIVE AND HIGHWAY 111
CENTURY VINTAGE HOMES
CONDITIONS OF APPROVAL
February 26, 2003
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning, the Chief of Police, the Fire Chief or
their designee, depending on which department recommended the condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
PLANNING DEPARTMENT:
1. The proposed development of the premises shall conform to all applicable regulations of
the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes,
ordinances and resolutions which supplement the zoning district regulations.
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 5.0931-PD 279 and TTM 30963. 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. That the property owner(s) and successors and assignees in interest shall maintain and
repair the improvements including and without limitation sidewalks, bikeways, parking
areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and
property line, including sidewalk or bikeway easement areas that extend onto private
property, in a first class condition, free from waste and debris, and in accordance with all
' applicable law, rules, ordinances and regulations of all federal, state, and local bodies
and agencies having jurisdiction at the property owner's sole expense. This condition
shall be included in the recorded covenant agreement for the property if required by the City.
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3. If, within two (2) years after the date of approval by the city council of the preliminary ,
development plan, the final development plan, as indicated in Section 94.03.00(1), 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 and tentative tract map shall expire. Extensions of time may be allowed for good
cause.
The final development plans shall be submitted in accordance with Section 9403.00 of
the Zoning Ordinance. Final construction plans shall include site plans, building
elevations, floor plans, roof plans, fence and wall plans, entry plans, landscape plans,
irrigation plans, exterior lighting plans, sign program, site cross sections, property
development standards, street improvement plans and other such documents as
required by the Planning Commission. Final construction plans shall be submitted within
two years of the Planning Commission approval.
4. The applicant prior to issuance of building permits shall submit a draft declaration of
covenants, conditions and restrictions ("CC&R's") to the Director of Planning and
Building for approval in a form to be approved by the City Attorney, to be recorded prior
to issuance of occupancy permits. The CC&R's shall be enforceable by the City, shall
not be amended without City approval, shall require maintenance of all property in a
good condition and in accordance with all ordinances. The applicant shall submit to the
City of Palm Springs, a deposit in the amount of$5,000 for the review of the CC&R's by
the City Attorney.
5. Separate architectural approval and permits shall be required for all signs.
6. The project shall be developed in three phases.
A. Phase 1 shall include completion of the specific; requirements of the subdivision
including all street improvements included and/or adjacent to that phase, and all
off-site improvements included and/or adjacent to that phase. These
improvements shall include improvements of the common recreation adjacent to
main entry, entry gate and landscape elements including Highway 111 and
Gateway Drive landscaping, and seven residential lots incorporating the model
complex. Phase 1 includes site plans, roof plans, floor plans, exterior building
elevations, landscape plans (front and rear yards), irrigation plans, exterior
lighting plans, etc., for the model complex. The retention and detention basins
on the westerly property boundary will be completed during Phase 1.
B. Phase 2 shall include development of approximately 164 residential lots within
the southerly and easterly portions of the gated community and 26 lots within the
ungated portion of the project. 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 and rear yards),
irrigation plans, exterior lighting plans, etc., for all single family residences.
C. Phase 3 shall include development of 121 residential lots within the northerly ,
portion of the gated community. Phasing of amenities shall be concurrent with
construction of adjacent residential units. Phase 3 includes site plans, roof
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' plans, floor plans, exterior building elevations, landscape plans (front and rear
yards), irrigation plans, exterior lighting plans, etc. for all single family
residences.
7. Final landscaping, irrigation, exterior lighting, and fencing plans for each phase shall be
submitted for approval by the Planning Commission (see Condition # 3 above) prior to
issuance of a building permit/construction permits. Landscape plans shall be approved
by the Riverside County Agricultural Commissioner's Office prior to submittal. A
substantial windbreak shall be provided in the rear yards along the northern project
perimeters, using trees and shrubs. The windbreak shall be installed as residential
phases are developed.
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. A street tree program shall be submitted to the Department of Planning and Zoning prior
to the issuance of a Certificate of Occupancy.
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. 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
12. 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.
13. 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.
14. The street address numbering/lettering shall not exceed eight inches in height.
15. 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.
' 16. If lighting for the tennis courts is ever proposed, the tennis courts shall be subject to
Section 93.01.01 of the Zoning Ordinance pertaining to tennis court lighting as follows:
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1. Night lighting shall be allowed subject to the following property development ,
standards;
a. The height of the light fixtures shall not exceed 18 feet. A maximum of five
light standards shall be permitted on each side of the court. The height of the
fixture shall be measured from natural grade.
b. The light beam shall not extend off the subject property. Lighting levels shall
not be more than 1 foot candle above the ambient light level on adjacent
properties.
c. Quartz lights shall be prohibited.
d. Lighting shall not be greater than 400 watts per fixture.
17. The retention and detention basins shall be fully landscaped and designed to provide
passive recreation opportunities, to the extent possible.
18. 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.
19. Details of pool fencing (materials and color) and equipment area shall be submitted with
final landscape plan.
20. 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.
21. The Department of Planning and Zoning recommends that the applicant obtain a copy of
the publication, Suggestions for Disabled Access Design in New Single Family Homes
available through the Department of Planning or the Department of Building in order to
consider incorporation of building design features that would enhance handicapped
accessibility.
22. Common areas pool hours shall be closed between the hours of 10 pm to 7 am.
23. The maximum building height shall be 18' measured from the building pad height
approved on the final grading plan.
24. The entry plan for the project entry shall be refined to (provide adequate improvements
and provide additional wall, gate, lighting and landscape details as part of the Final
Planned Development plans.
25. 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 yards shall be landscaped within 90 days of occupancy
per the CC&R's. The HOA will be responsible for enforcement of this requirement.
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' 26. The project entry shall incorporate decorative street, landscape and safety lighting.
Decoratative lighting at entries shall be pedestrian scale.
27. Project setbacks shall be as follows:
Front yard setback - 20'
Side yard setback - 5'
Rear yard setback- 15'
Refer to R-1-C Zone for remaining property development standards.
28. The minimum house size shall be 1,211 square feet, with a mix of housing sizes up to
2,778 square feet. Larger residences may be permitted as long as the building footprint
is consistent with setback and lot coverage requirements. The maximum lot coverage
shall be 47% of the net lot area.
29. The Developer shall construct a minimum six foot tall, decorative block wall around the
entire project. Where necessary, the use of a retaining wall may be required. Final wall
plans shall be required as part of the Final Development Plans. All walls shall be
decorative. The retention basin of Lot S shall be fenced using wrought iron.
' 30. All existing Tamarisk trees shall be removed in an effort to reduce future root damage
for existing homeowners.
31. A new property line wall for abutting properties shall include the removal of existing
fences if the property owner consents to the removal.
32. Prior to issuance of a building permit, the applicant shall pay developer fees to the Palm
Springs Unified School District pursuant to the requirements established in SB50. The
amount of fees paid will be determined based on the established state formula for
determining construction costs.
33. In accordance with Public Resource Code 5097. 94, if human remains are fourfd, the
Riverside County Coroner must be notified within 24 hours of the discovery. If the
Coroner determines that the remains are not recent, the coroner will notify the Native
American Heritage Commission in Sacrament to determine the most likely descendent
for the area. The designated Native American representative then determines in
consultation with the property owner the disposition of the human remains.
34. A Riverside County-certified archeologist shall be retained to attend pre-grading
meetings. The archeologist will carefully inspect the area to assess the potential for
significant prehistoric or historic remains. If a site is uncovered, than a subsurface
investigation may be needed if the site is determined unique/important for its prehistoric
information.
35. A Native American Monitor shall be present at all ground disturbing activities and during
construction activities, the monitor and the archeologist shall have the opportunity to
temporarily divert or direct earth moving to allow time to evaluate any exposed
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prehistoric or historic material. Any recovered prehistoric or historic artifacts shall be
offered, on a first right-of-refusal basis, to a repository with a retrievable collection
system and an educational and research interest in the materials such as the Western
Center for Archeology and Paleontology(UCR).
36. Any cultural resource documentation and survey documents generated in connection
with the project shall be distributed to the Agua Caliente Band of Cahuilla Indians.
MITIGATION MEASURES
37. A. Prior to issuance of a grading permit, the developer will develop and submit a dust
control plan to the City's Building Official, in accordance with the 2002 Coachella Valley PM-
10 State Implementation Plan and the South Coast: Air Quality Management District
(SCAQMD)Rule 403. SCAQMD shall also have the opportunity to review the PM-10 Plan,
if it so desires.
B. The proposed project will comply with the provision of Chapter 8.50 of the Palm Springs
Municipal Code that establishes minimum requirements for construction activities to reduce
fugitive dust and PM-10 emissions. Those requirements shall include but not be limited to:
1. That the plan shall include provisions to treat disturbed surface areas at
construction and sites with dust suppressants in sufficient frequencies and quantities to
prevent visible emissions from crossing the property line.
2. That the plan must also include one or more fugitive dust control techniques as
outline in Chapter 8.50.
3. That no debris shall be washed, blown by wind, or otherwise deposited onto
streets or adjacent property and that all erosion control devices are working properly on a
continuous basis.
4. That a cash bond shall be posted by the permittee throughout the period of
construction time that the project is vulnerable to wind erosion.
5. That is complaints of windblown sand or dust arise the building and safety
director may require additional dust abatement measures or limit or halt activities until such
time that adequate erosion control has been achieved.
C. A plan to control fugitive dust through implementation of reasonable available dust
control measures shall be prepared and submitted to the City Building Official and South
Coast Air Quality Management District (SCAQMD), if so desired, for approval prior to
the issuance of grading permits. The project applicant shall provide evidence to the City
Building Official that the SCAQMD has approved the fugitive dust plan prior to issuance
of grading permits, if so desired. The plant shall specify the fugitive dust control
measures to be employed.
38. Any diesel construction equipment with direct internal combustion engines shall use a
diesel fuel with a maximum of 0.05 percent sulfur and a four-degree retard.
39. Construction operations affecting offsite roadways shall be scheduled by implementing
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traffic hours and shall minimize obstruction of through-traffic lanes.
40. The structures shall be constructed in compliance with the Uniform Building Code (UCB)
earthquake design standards.
41. Prior to the issuance of a grading permit, a grading plan shall be reviewed and approved
by the City that will include measures to contain run off, and fugitive dust.
42. The development shall prepare a Stormwater Pollution Prevention Plan (SWPPP).
43. Payment of Drainage Acreage fees shall be required unless improvements to the mast
plan of storm drains is implemented.
44. The development shall comply with the recommended measures as outlined in the
Hydrology report including but not limited to construction of a storm drain system, on site
retention and detention basins.
45. The developer shall submit landscaping plans for approval by the City that incorporate
walls, berms and landscape materials.
46. Construction shall be limited to the hours provided by the Palm Springs Municipal Code.
47. Home construction shall comply with the applicable code sections of the California
Administrative Code and the Uniform Building Code.
48. Prior to the issuance of a building permit for residential construction the developer shall
pay a school impact fee based on the current rate as adopted by the Palm Springs
Unified School District.
49. The final design of the internal circulation and site access plans shall be subject to the
review and approval of the City Engineer to ensure compliance with City access and
design standards.
50. The applicant shall dedicate appropriate right of way to accommodate the ultimate
improvement of master planned roadways on or adjacent to the project site.
51. Gateway Drive and Eastgate Road shall be improved to City Design Standards on or
adjacent to the project site. Adequate off-street parking shall be provided on site to
meet the requirements of the Palm Springs Municipal Code.
52. A fair share contribution shall be made towards the signalization State Hwy. 111 and
Gateway Drive (11.2%). Should the signal be installed at an earlier time by the
developer, the City shall enter into a reimbursement agreement with the develop for
remaining share of the signal costs.
53. The developer shall participate in the regional TUMF program.
' 54. Prior to or in conjunction with the issuance of a grading permit the develop shall relocate
the Whitewater Mutual transmission line in accordance with the agreement reached with
that agency.
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55. In accordance with Resolution 15189 adopted by the City Council, the develop shall pay '
the drainage impact fees in effect at the time.
56. The developer shall include a non-motorized trail within the project's Highway 111
frontage. This would be in the form of a 12' combination sidewalk and bikeway with a
possible equestrian trail to be developed adjacent to the bikeway at a later date. If
approved, this condition would supercede Engineering Condition of Approval on North
Palm Canyon Drive No. 7.
BUILDING
57. Prior to any construction on-site, all appropriate permits must be secured. All
Construction shall comply with Title 24 of the California Administrative Code.
58. Outdoor construction activities shall not take place between the house of 7:00 pm and
7:00 am on weekdays, between the hours of 5:00 pm and 8:00 am on Saturdays or at
any time on Sundays or on a Federal holiday. Time restrictions shall be included in the
contractor specifications and shall be verified by the Director of Building and Safety.
59. Proposed structural designs shall comply with provisions of the current Uniform Building
Code and seismic design criteria of the Structural Engineers Association of California.
Compliance with these criteria will be verified by the Director of Building and Safety prior
to the issuance of building permits.
FIRE
60. A. Approved numbers of 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.
B. Fire sprinklers must be installed in every residence per the requirements of the Fire
Marshall.
61. Underground water mains and fire hydrants shall be installed, completed, tested and in
service prior to the time when combustible materials are delivered to the construction
site. Prior to final approval of the installation, contractor shall submit a completed
Contractor's Material and Test Certificate to the fire department or as per required by
the Fire Department.
62. An operational fire hydrant(s) shall be installed within 250' of all combustible
construction. No landscape planting, walls, or fencing are permitted within 3 feet of fire
hydrants, except groundcover plantings or as per required by the Fire Department.
63. 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.
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' 64. Palm Springs Fire Apparatus require an unobstructed vertical clearance of not less than
13 feet 6 inches.
65. 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.
66. 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.
67. 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.
68. A construction site guard is required for combustible construction. The guard shall be
on duty during all times when construction workers are not on the premises as per
Municipal Code 8.04.260.
WASTE DISPOSAL SERVICES
69. The location of the trash enclosures shall be submitted to the waste disposal service for
' approval. Notification of the waste disposal service's approval shall be submitted to the
Department of Planning and Zoning before a Certificate of Occupancy shall be issued.
ENGINEERING
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.
PHASES 1 - 4
STREETS
1. Any improvements within the street right-of-way require a City of Palm Springs
Encroachment Permit. Work shall be allowed according to Resolution 17950 -
Restricting Street Work on Major and Secondary Thoroughfares.
2. Developer shall obtain California Department of Transportation (Caltrans) permits and
approval of plans for all improvements proposed and construction performed within
State Highway 111 (North Palm Canyon Drive) right-of-way. A copy of Caltrans
requirements shall be submitted to the City Engineer prior to the issuance of any
grading or building permits. Construction shall be coordinated with the Engineering
Department relating to City of Palm Springs Resolution 17950 - Restricting Street Work
1 .4
��GJV�UI�V� LV.IV
Page 15
on Major and Secondary Thoroughfares. ,
3. Submit street improvement plans prepared by a Registered Civil Engineer to the
Engineering Department. The plan(s) shall be submitted to 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.
4. Depending upon Council direction regarding the disposition of Pamela Drive, Video
Road, Lawrence Circle, Howard Circle, Alberto Circle, and Jiminez Circle, one of the
following conditions is recommended:
Option A: The Engineering Department will initiate a right-of-way vacation for the
portions of public streets that will to be continued through and cut-off by development of
this project. Upon completion of required removals and construction as required herein,
the Engineering Department may process a right-of-way vacation for portions of Pamela ,
Drive, Video Road, Lawrence Circle, Howard Circle, Alberto Circle, Jiminez Circle, and
Tramview Road. Easements for public utilities, landscaping and drainage
improvements, as appropriate, will be reserved to maintain use of the right-of-way as
required by the project.
Option B: The Engineering Department may initiate a right-of-way vacation for the
portions of public streets that will not be continued through and cut-off by development
of this project. Following development of this project, the Engineering Department may
process a right-of-way vacation for portions of Pamela Drive, Video Road, Lawrence
Circle, Howard Circle, Alberto Circle, and Jiminez Circle. Existing street improvements
will be protected in place, but street right-of-way may be vacated and underlying rights
to the private use of the streets returned to the adjacent property owners. Easements
for public utilities, landscaping and drainage improvements, as appropriate, will be
reserved to maintain use of the right-of-way as required by the project. However,
regarding Tramview Road, the Engineering Department will initiate a right-of-way
vacation for the subject portion at the current westerly end, following completion of
required removals and construction as required herein.
Option C: No initiation of vacation of right-of-way would occur for the streets of Pamela
Drive, Video Road, Lawrence Circle, Howard Circle, Alberto Circle and Jiminez Circle.
City ownership of the streets would continue as it exists presently. The applicant would
be responsible for the construction of a masonry wall, adjacent curb and landscaping
and maintenance of those improvements for the life of the project. Final plans shall be ,
approved by the Planning Commission.
NORTH PALM CANYON DRIVE (STATE HIGHWAY 111)
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5. This development is subject to the review of the California Department of Transportation
(Caltrans). Actual requirements of this development, including additional right-of-way
dedications and/or improvements related to State Highway 111, shall be addressed by
the developer to the satisfaction of the Caltrans District 8 Director, or other delegated
authority, and the City Engineer. The required improvements for North Palm Canyon
Drive (State Highway 111) as listed herein may be modified, deleted or other conditions
added as required by Caltrans. All improvements shall be constructed in accordance
with Caltrans standard drawings and specifications.
6. Construct an 8 inch curb and gutter, 56 feet north of centerline along the entire frontage,
with a 35 feet radius curb return and spandrel at the northwest corner of the intersection
of North Palm Canyon Drive and Gateway Drive.
7. Construct a minimum 8 feet wide sidewalk behind the curb along the entire frontage.
8. Construct an access ramp meeting current California State Accessibility standards at
the northwest corner of the intersection of North Palm Canyon Drive and Gateway Drive.
9. Construct an 8 feet wide cross-gutter at the intersection of North Palm Canyon Drive
and Gateway Drive, including additional improvements at the northeast corner of the
intersection of North Palm Canyon Drive and Gateway Drive, OR otherwise as required
to provide adequate surface water drainage of the intersection.
10. In accordance with previous Caltrans requirements listed in their letter of May 16, 1991,
unless otherwise modified or waived pursuant to further correspondence from Caltrans,
the developer shall construct acceleration/deceleration (auxiliary) lanes 605 feet (each)
in length in addition to construction of a 10:1 taper (100 feet minimum length), and
required striping.
11. Construct a minimum 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, where required to meet existing and proposed improvements, and as required by
Caltrans.
GATEWAY DRIVE
12. Construct 6 inch curb and gutter, 20 feet north of centerline along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 200.
13. Construct an 8 feet wide sidewalk behind curb from North Palm Canyon Drive to the
Mountain Gate entry, and a 5 feet wide sidewalk from the Mountain Gate Entry to
Pamela Drive, in accordance with City of Palm Springs Standard Drawing No. 210.
14. Construct 25 feet radius curb returns, spandrels and a 6 feet wide cross-gutter at the
intersection of Gateway Drive with the Mountain Gate entry, together with Type A
access ramps on either side of the entry, in accordance with City of Palm Springs
Standard Drawing No. 200, 206, and 212.
15. Unless otherwise specifically waived by Sunline Transit Agency, construct a 160 feet
/09 7�
Resolution 20561
Page 17
long by 12 feet wide bus turn-out along the frontage in a location to be agreed upon by '
the City and Sunline Transit Agency. The configuration shall be approved by the City
Engineer in conjunction with Sunline Transit Agency. Additional requirements, including
furnishing and installing bus stop furniture and/or shelter may be required; contact
Sunline Transit Agency for further details. If waived by Sunline Transit Agency,
appropriate right-of-way shall be reserved for construction of a future bus turn-out or
bust stop, as required by Sunline Transit Agency.
16. 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 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.
PAMELA DRIVE, VIDEO ROAD, LAWRENCE CIRCLE, HOWARD CIRCLE, ALBERTO
CIRCLE, AND JIMINEZ CIRCLE
17. Depending upon Council direction regarding the dispostion of Pamela drive, Video
Road, Lawrence Circle, Howard Circle, Alberto Circle, and Jiminez Circle, one of the
following conditions is recommended.
Option A: Remove the existing improvements (curb returns, spandrels, cross-gutters,
sidewalk and asphalt concrete pavement) and construct new 6 inch curb and gutter,
sidewalk improvements, drainage improvements (as necessary to convey on-site
drainage off-site), driveway approaches and driveways to existing properties, as
necessary to close-off to public use the portions of Pamela Circle, Video Road,
Lawrence Circle, Howard Circle, Alberto Circle, and Jiminez Circle that will not be
continued through and cut-off by development of this project.
Option B: Protect the existing improvements in place and make appropriate
improvements at the north ends of each street to the satisfaction of the City Engineer,
such that proposed improvements cleanly match existing improvements. Final plan
details shall be approved by the Planning Commission,
EAST GATE ROAD
18. Dedicate a full-width right-of-way of 60 feet to the City of Palm Springs along the entire
frontage, from the end of the existing right-of-way to the intersection with Tramview
Road, together with property-line corner cut-back at the southeast corner of the
intersection, in accordance with City of Palm Springs Standard Drawing No. 105.
19. Construct 6 inch curb and gutter 20 feet both sides of centerline along the entire
frontage in accordance with City of Palm Springs Standard Drawing No. 200.
20. Construct a minimum 5 feet wide sidewalk behind curb along both sides of the entire
frontage, in accordance with City of Palm Springs Standard Drawing No. 210. '
21. Construct a Type A access ramp meeting current California State Accessibility
standards at the southeast corner of the intersection of East Gate Road and Tramview
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Resolution 20561
Page 18
Road, and on the south side of the intersection with Alterra, in accordance with City of
Palm Springs Standard Drawing No. 212.
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, from edge of curb to edge of curb 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.
23. Make appropriate improvements at the south end of East Gate Road to the satisfaction
of the City Engineer, including asphalt pavement, curb and gutter, and sidewalk
removals, such that proposed improvements cleanly match existing improvements.
TRAMVIEW ROAD
24. Dedicate full-width right-of-way of 60 feet to the City of Palm Springs along the entire
frontage, from the end of the existing right-of-way to the intersection with East Gate
Road, together with a property-line corner cut-back at the southeast corner of the
intersection, in accordance with City of Palm Springs Standard Drawing No. 105. The
right-of-way shall follow the alignment of the modified street "knuckle" at the intersection
of Tramview Road and East Gate Road, in a manner acceptable to the City Engineer.
25. Construct a modified street "knuckle" at the intersection of Tramview Road and East
' Gate Road, to the satisfaction of the City Engineer. The curb alignment shall be
constructed in accordance with City of Palm Springs Standard Drawing No. 104.
26. Construct a 6 inch curb 20 feet north of centerline along the entire frontage, and
throughout the modified street "knuckle", in accordance with City of Palm Springs
Standard Drawing No. 200.
27. Construct a minimum 28 feet wide driveway approach at the intersection of Tramview
Road and Alterra (private street), in accordance with City of Palm Springs Standard
Drawing No. 205.
28. Remove the existing curb, gutter, sidewalk and asphalt concrete pavement throughout
the cul-de-sac at the end of Tramview Road, and construct 6 inch curb and gutter 20
feet south of centerline, together with a 5 feet wide sidewalk behind curb, to create a
new curb alignment at 20 feet south of centerline to be consistent with proposed
improvements westerly of the end of the existing right-of-way. Additional improvements
adjacent to those properties identified as APN 669-381-001 and 669-381-002 (597 and
581 W. Tramview Road) including, but not limited to, extension of existing driveways and
extension of existing front yard landscaping out to the edge of the new sidewalk shall be
installed to the satisfaction of the Director of Planning and Zoning and the City Engineer.
29. Make appropriate improvements at the west end of Tramview Road to the satisfaction of
the City Engineer, including asphalt pavement, curb and gutter, and sidewalk removals,
' such that proposed improvements cleanly match existing improvements.
ON-SITE (PRIVATE) STREETS
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Resolution 20561
Page 19
30. Dedicate an easement 37 feet wide extending from back of curb to back of curb to the
City of Palm Springs for sewer purposes with right of ingress and egress over the private
streets.
31. Dedicate an easement 57 feet wide for public utility purposes extending from 10 feet
behind back of curb with right of ingress and egress over the private streets.
32. 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 minimum 50 foot setback measured from the rface of curb to the gate
access control mechanism.
B. Provide a turnaround after the mechanism for vehicles unable to enter the project
C. Security gates shall provide a minimum of 20 feet clear width in each direction.
33. Construct a wedge curb, meeting City Engineer approval, 18 feet on both sides of
centerline along all on-site (private) 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. 206.
34. 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.
35. The following traffic calming devices shall be incorporated into the on-site streets:
Narrowed pavement `chokers' shall be provided approximately mid-block on all on-site
streets, as approved by the City Engineer. Chokers shall be designed with a transition
using 25 feet reverse curves and a 50 to 100 feet long, 24 feet wide (12 feet each side
of centerline) narrowed travel way. The narrowed travel way shall be constructed with a
colored or decorative Portland cement concrete section 6 inches thick as approved by
the City Engineer.
36. 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, throughout all on-site streets. The pavement section shall be designed, using
"R" values, by a licensed Soils Engineer and submitted to the City Engineer for approval.
SANITARY SEWER
37. Dedicate an easement 20 feet wide to the City of Palm Springs for sewer purposes
across Lot D and Lot F.
38. Connect all sanitary facilities to the City sewer system. Laterals shall not be connected
at sewer manholes.
39. Abandon the existing 8 inch sewer mains within Pamela Drive, Lawrence Circle, Howard ,
Circle, and Alberto Circle, and plug the existing sewer manholes to each sewer main to
,40>
Resolution 20561
Page 20
the satisfaction of the City Engineer.
40. Extend the existing 8 inch sewer main within East Gate Road, and construct an 8 inch
sewer within all on-site streets, and connect new sewer mains to the existing sewer
mains within Video Road, Jiminez Circle, and East Gate Road.
41. Submit sewer improvement plans prepared by a Registered Civil Engineer to the
Engineering Department. The plan(s) shall be submitted to 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.
42. 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 the sewer system by
the City of Palm Springs.
GRADING
' 43. 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.
44. 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.
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Resolution 20561
Page 21
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.
45. 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.
46. 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.
47. 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.
48. 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.
49. Contact the Building Department to get information regarding the preparation of the
PM10 (dust control) Plan requirements.
50. 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
51. Dedicate an easement 41 feet wide to the City of Palm Springs for drainage purposes
extending across the entire west side of the project, for future use by the Riverside
County Flood Control and Water Conservation District (RCFC)for Line 2 of the City of
Palm Springs Master Drainage Plan. Retention/detention basins within the drainage
easement may be used on an interim basis for management of off-site stormwater
runoff, provided that the entire drainage easement is landscaped in a manner
acceptable to the Director of Planning and Zoning. Provisions for maintenance of
landscaping installed within the drainage easement shall be included in Codes,
Covenants and Restrictions and shall be the responsibility of a Homeowners Association
(HOA) or Lighting and Landscaping Assessment District created for this development.
Landscaping shall be shown on final landscape plan per Planning Condition of Approval
No. 3. ,
52. Accept all stormwater runoff passing through and falling onto the site and conduct this
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Resolution 20561
Page 22
' runoff to approved drainage structures as described in the Preliminary Hydrology Study
for Mountain Gate, Tentative Tract Map No. 30963, prepared by Tory R. Walker
Engineering, Inc., dated October 28, 2002. 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, for conveyance of off-site
stormwater runoff and management of on-site stormwater runoff, as described.in a final
Hydrology Report for Tentative Tract Map 30963, as approved by the City Engineer.
The preliminary Hydrology Report for Tentative Tract Map 30963 shall be amended to
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.
53. The project is subject to flood control and drainage implementation fees. The acreage
drainage fee at the present time is $6,511.00 per acre per Resolution No. 15189. Fees
shall be paid prior to issuance of a building permit.
GENERAL
54. 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.
55. 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. An exception would be
required for the Easterly property boundary in which the distribution lines shall be
underground and the overhead services to adjacent existing properties would remain
from the pole to the house.
56. All proposed utility lines shall be installed underground.
57. 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.
58. 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.
59. Contract Whitewater Mutual Water Company to determine impacts to any existing water
lines and other facilities that may be located within the project. Make appropriate
arrangements to protect in place or relocate any existing Whitewater Mutual Water
' Company facilities that are impacted by the development. A letter of approval for
relocated or adjusted facilities from Whitewater Mutual Water Company shall be
submitted to the Engineering Department prior to issuance of a certificate of occupancy.
/AY3
.1G 1U11V1. L.,VI
Page 23
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. The Tentative Tract Map may be phased into multiple final maps. A Final Map for each
phase shall be prepared by a licensed Land Surveyor or qualified Civil Engineer and
submitted to the Engineering Department for review and approval. A Final Map for each
phase shall be approved by the City Council prior to issuance of building permits within
that phase.
64. Building permits may be issued for lots to be created from a Final Map for the first
phase, prior to City Council approval of a Final Map of the first phase, provided that a ,
Land Use Permit or other separate approval of the City relating to construction of a
model complex within the first phase is granted by the City.
TRAFFIC
65. 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 North
Palm Canyon Drive (State Highway 111), Gateway Drive, East Gate Road, and
Tramview Road frontages of the subject property.
66. Install street name signs at each intersection in accordance with City of Palm Springs
Standard Drawing No. 620-625.
67. 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:
Mountain Gate at Gateway Drive exit
68. Pay to the City of Palm Springs the fair share contribution toward the construction of a
traffic signal at the North Palm Canyon Drive (State Highway 111) and Gateway Drive ,
intersection. The fair share contribution has been determined as 11.2% based on the
Traffic Impact Study for Tentative Tract Map 30963, prepared by Endo Engineering,
Resolution 20561
Page 24
' dated October 2002. The developer shall post payment of$16,800.00 to the City of
Palm Springs prior to issuance of a certificate of occupancy.
If installation of a traffic signal at the North Palm Canyon Drive (State Highway 111) and
Gateway Drive intersection is requested by the developer in conjunction with the
construction of this project, the developer shall be responsible for the design and
installation of the traffic signal, pursuant to City and Caltrans approvals and permits. A
traffic signal plan shall be submitted concurrently to the City and Caltrans for review and
approval. The developer may enter into a reimbursement agreement with the City of
Palm Springs for reimbursement of a maximum of 88.8% of the cost of the traffic signal
construction, and shall receive reimbursement as adjacent properties develop and post
payment for their fair share contribution towards its installation.
69. Pay to the City of Palm Springs the fair share contribution toward the construction of a
traffic signal at the North Indian Canyon Drive and Las Vegas Road intersection. The
fair share contribution has been determined as 8.2% based on the Traffic Impact Study
for Tentative Tract Map 30963, prepared by Endo Engineering, dated October 2002.
The developer shall post payment of$12,300.00 to the City of Palm Springs prior to
issuance of a certificate of occupancy.
70. 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.
71. This property is subject to the Transportation Uniform Mitigation Fee, which shall be paid
prior to issuance of a building permit.
Resolution 20561
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Page 25 VICINITY MAP
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VISTA CHINO
CITY OF PALM SPRINGS
CASE NO. 5.0931 PD-279 DESCRIPTION
TTM 30963 App.for a Tentative Tract Map and ,
APPLICANT Century Vintage Homes Preliminary Planned Development
to subdivide 83.83 acres into 308
single family lots, Zone PD-264, Sec. 34
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Resolution 20561
Page 26
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