HomeMy WebLinkAbout20562 - RESOLUTIONS - 2/26/2003 RESOLUTION NO. 20562
OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS,
CALIFORNIA,APPROVING TENTATIVE TRACT MAP 31006 AND
CASE NO 5.0938 - PD-282, SUBJECT TO THE CONDITIONS
STATED, FORTHE CONSTRUCTION OFSIXTY-SIXTIMESHARE
UNITS LOCATED AT THE NORTHEAST CORNER OF MURRAY
CANYON DRIVE AND SIERRA MADRE, ZONE R-2 AND O,
SECTION 35.
WHEREAS, Laguna Pacific, LP for Canyon Vista, LP has filed an application for Tentative Tract
Map 31006 and Case 5.0938-PD-282 for the construction of sixty-six timeshare units and
associated architectural approvals located at the northeast corner of Murray Canyon Drive and
Sierra Madre, Zone R-2 and O; 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 consider Tentative Tract Map 31006 and Case No. 5.0938 - PD-282, was given in accordance
with applicable law; and
WHEREAS, on January 22, 2003, a public hearing on the application for TTM 31006 and Case '
5.0938-PD-282 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
Tentative Tract Map 31006 and Case No. 5.0938-PD-282,was given in accordance with applicable
law; and
WHEREAS, on February 19, 2003, a public hearing on the application for TTM 31006 and Case
5.0938-PD-282 was held by the City Council in accordance with applicable law; and
WHEREAS, on February 26, 2003, a public hearing on the application for TTM 31006 and Case
5.0938-PD-282 was held by the City Council in accordance with applicable law; and
WHEREAS, the proposed project is considered a "project' pursuant to the terms of the California
Environmental Quality Act("CEQA"),and an Environmental Assessment has been prepared forthis
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.
Resolution 20562
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 31006 and Case No. 5.0938-PD-282 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 Section 94.03.00 of the Zoning Ordinance, the City Council finds that
with the incorporation of those conditions attached in Exhibit A:
a. The use applied for at the location set forth in the application is properly one for which a
Planned Development District is authorized by the City's Zoning Ordinance and SP-1.
The PD in-lieu of a change of zone may be approved by the City Council where a zone
change appears valid for specific uses, and only those uses, proposed by an applicant and
where the applicant agrees to comply with all conditions imposed on the project. In this
case,the applicant is proposing the use of land on a timeshare basis where current zoning
' would not permit any residential development on the north half of the subject property. The
timeshare project will match the resort character of the surrounding neighbourhood.
Pursuant to Section 93.15.00 of the Zoning Ordinance, timeshare projects require a
conditional use permit and frontage on a major or secondary thoroughfare if located in a
GR-5 or R-2 zone or must be located in a R-3, R-4, R-4VP, C-B-D, C-1, C-1AA, and C-2
zone. The PD in-lieu of a change of zone is an appropriate mechanism for consideration
of the timeshare project because it encompasses the requirements of a conditional use
permit and allows flexibility in property development standards while also allowing a specific
use in a zone where it would otherwise not be permitted.
b. The use is necessary or desirable for the development of the community, is in harmonywith
the various elements or objectives of the General Plan, and is not detrimental to existing
uses or to future uses specifically permitted in the zone in which the proposed use is to be
located.
The proposed timeshares are located in an area that has many resort style developments,
including the existing timeshares directly west of the project. In order to better integrate into
the neighbourhood in terms of property development standards, Planned Development
District 282 in-lieu of a change of zone, is being requested by the applicant. In addition,the
General Plan designation for the property is M15 (Medium Density 12-15 units/acre), in
contradiction with the current zoning of O(Open Space)forthe north part of the project site.
The timeshare use is in harmony with the General Plan and will be compatible with the
surrounding resort community.
C. The site is adequate in size and shape to accommodate said use, including yards,
setbacks,walls or fences, landscaping, and other features required in order to adjust said
use to those existing or permitted future uses of land in the neighborhood.
.2?, Z
Page 3
The project will include 29 one bedroom and 37 two bedroom units 810 square feet and 940 ,
square feet in size, respectively, not including patio space. With patio space included, the
one bedroom units will be 900 square feet and the two bedroom units will be 1010 square
feet in size. The units are one or two stories, including some stacked units on top of
carports. The units are oriented to take advantage of the golf course views to the north and
east and the canyon views to the south and west. The subject property is an awkward L-
shape,which is shown on the site plan as partitioned into four areas in order to emphasize
the"courtyard"concept of the project. The four areas include the north part of the site with
a mix of one and two-story buildings, the common area and units at the corner of Murray
Canyon Drive and Sierra Madre, and the two configurations at the southeast end of the site
where most of the stacked units are located.
The project site abuts the Canyon Country Club golf course and is sensitive to single family
residential development to the north.The building height forthe project decreases to fifteen
feet and one-story 200 feet from the R-1 C zoning to the north. The 200 foot setback is
required by Section 92.04.03.D.2,which limits building heights to 15 feet or one-story when
R-3 zoned property abuts R-1 zoned property. Maximum building height for the project is
24 feet and the carports are 10 feet in height. The applicant will be providing additional
detailed elevations,especially for the carports and stacked units fronting on Murray Canyon
Drive, in the final development plans. The project meets the R-3 zone open space
requirements, which call for forty-five (45) percent open space. The project has fifty-two
(52) percent open space and recreational areas, thlirty (30) percent hardscape, and
eighteen (18) percent building coverage. The project does not comply with the minimum '
building separation requirement of fifteen (15)feet. The building code requires a minimum
building separation of ten(10)feet for multiple family occupancies.Therefore,the applicant
is requesting modification of the building separation requirement from 15 feet to 10 feet.
Staff supports the modification to building separation. Otherwise,the project complies with
all other property development standards in the R-3 zone.
d. That the site for the proposed use relates to streets and highways properly designed and
improved to carry the type and quantity of traffic to be generated by the proposed use.
Access to the project will be from two driveways on Murray Canyon Drive and one driveway
on Sierra Madre. Existing improvements consist of a vertical curb and gutter and a four
lane, undivided,striped roadway on Murray Canyon Drive and a vertical curb and gutter and
two lane, undivided, striped roadway on Sierra Madre:. Both Murray Canyon Drive and
Sierra Madre have been improved to secondary and collector street standards,respectively.
The project will result in 206 additional average trips per weekday and will pay a fair share
fee towards the the addition of a new traffic signal at the corner of South Palm Canyon
Drive and Murray Canyon Drive. The majority of parking spaces and units are concentrated
on the southern part of the project site, therefore, most of the traffic should be directed to
Murray Canyon Drive, a secondary thoroughfare.
e. That the conditions to be imposed and shown on the approved site plan are deemed
necessary to protect the public health, safety, and general welfare and may include minor
modifications of the zone's property development standards.
All proposed conditions of approval are necessary to ensure public health and safety '
including, but not limited to, the application of the Uniform Building Code Seismic Safety
V d,
Resolution 20562
Page 4
' Standards, Palm Springs Municipal Code, and the City of Palm Springs Fugitive Dust
Control Ordinance.
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:
a. The proposed Tentative Map is consistent with applicable general and specific plans.
The proposed project is consistent with the General Plan designation of Medium Density
Residential 12-15 units/acre (M15) for the subject property. The M15 designation allows
residential development ranging from single family homes to hotels. The applicant is
proposing timeshare units consistent with the General Plan land use designation.
b. 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 31006.
' c. The site is physically suitable for the type and density of development contemplated by the
proposed subdivision.
The site is proposed for sixty-six(66)one and two-bedroom timeshare units on 3.27 acres
of land. The proposed development will be within the maximum allowable density of 77
units,pursuantto the standards of the Preliminary Planned Development District 282.There
will be no incompatibility issues as the subject property is surrounded by a the Canyon
Country Club golf course and vacant single family residential land to the north, apartments
and the golf course to the east, Murray Canyon Drive and the recently approved Canyon
South Golf Course to the south, and timeshares and condominiums to the west. The
applicant proposes a medium-high density resort timeshare development that will be
compatible with the surrounding neighbourhood.
d. 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.
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.
' e. The design of the subdivision or type of improvements is not likely to cause serious public
health problems.
� , q
Resolution 20562
Page 5
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.
f. 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.
Murray Canyon Drive is already improved to secondary thoroughfare standards including
sidewalk, curb, and gutter. Sierra Madre is also already improved to collector street
standards with vertical cub and gutter and existing sidewalks. The landscaping and on-site
common areas will be privately maintained.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council orders
filing of a Mitigated Negative Declaration and approve Tentative Tract Map 31006 and Case
5.0938-PD-282, subject to those conditions set forth in the attached Exhibit A, which are to be
satisfied prior to issuance of a Certificate of Occupancy unless otherwise specified.
ADOPTED THIS 26thday of February 2003.
AYES: Members Mills, Oden, Reller-Spurgin and Mayor Kleindienst
NOES: None
ABSENT: Member Hodges '
ABSTENTIONS: None
ATTEST:�— Ale=
CITY OF PALM SPRINGS, CALIFORNIA
s �
City Clerk City Manager ��✓ '
Reviewed and Approved as to Form:
1
;2e V
Resolution 20562
Page 6
EXHIBIT A
TTM 31006 and Case No. 5.0938 - PD-282
Northeast corner of Murray Canyon Drive and Sierra Madre
February 26, 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. The proposed development of the premises shall conform to all applicable regulations of
the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances
and resolutions which supplement the zoning district regulations.
2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents,
officers, and employees from any claim, action, or proceeding against the City of Palm
Springs or its agents, officers or employees to attach, set aside, void or annul, an approval
of the City of Palm Springs, its legislative body, advisory agencies,or administrative officers
concerning TTM 31006 Case No. 5.0938-PD-282. 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 orfailure to appeal,shall not cause a waiver of the indemnification rights herein.
3. "That the property owner(s) and successors and assignees in interest shall maintain and
repair the improvements including and without limitation sidewalks, 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.
4. The applicant shall comply with the mitigation measures of the environmental assessment. 11
' 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 City Council
consideration of the environmental assessment.
Page 7
5a. The final development plans shall be submitted in accordance with Section 94.03.00 of the '
Zoning Ordinance. Final development plans shall include site plans, building elevations,
floor plans, roof plans, landscape plans, irrigation plans, exterior lighting plans, sign
program, mitigation monitoring program, site cross sections, property development
standards and other such documents as required by the Planning Commission. Final
development plans shall be submitted within two (2) years of the City Council approval of
the preliminary planned development district. Final landscape plans shall be approved by
the Riverside County Agricultural Commissioner's Office:prior to submittal. Final plans shall
be submitted and approved by the Planning Commission prior to issuance of building
permits.
5b. The property development standards for this project shall be Section 92.04.00, R-3 Zone,
except for the modification to distance between buildings. Distance between buildings will
be considered at 10 feet.
5c. The project driveways along Murray Canyon Drive shall be reviewed and approved by the
Director of Planning and Zoning for alignment with future development to the south, prior
to issuance of building permits.
6. The project is subject to Section 93.15.00 of the City's Zoning Ordinance and all provisions
of the Palm Springs Municipal Code regarding time share uses for the life of the project.
7. The project is subject to the City of Palm Springs Water Efficient Landscape Ordinance. '
The applicant shall submit an application for Final Landscape Document Package to the
Director of Planning and Zoning for review and approval prior to the issuance of a building
permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements.
8. 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.
9. 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.
10. 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.
11. 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.
12. 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 Zoning
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 in
accordance with all ordinances and conditions of approval contained herein.
Page 8
' The applicant shall submit to the City of Palm Springs, a deposit in the amount of Two
Thousand Five Hundred Dollars ($2,500), for the review of the CC&R's, by the City
Attorney.
13. Separate architectural approval and permits shall be required for all signs. A detailed sign
program shall be submitted for review and approval by the Planning Commission prior to
issuance of building permits.
14. All materials on the flat portions of the roof shall be earth tone in color.
15. All roof mounted mechanical equipment shall be screened from all possible vantage points
both existing and future per Section 9303.00 of the Zoning Ordinance. The screening shall
be considered as an element of the overall design and must blend with the architectural
design of the building(s). The exterior elevations and roof plans of the buildings shall
indicate any fixtures or equipment to be located on the roof of the building, the equipment
heights, and type of screening. Parapets shall be at least 6" above the equipment for the
purpose of screening.
16. No exterior downspouts shall be permitted on anyfacade on the proposed building(s)which
are visible from adjacent streets or residential and commercial areas.
17. Perimeter walls shall be designed, installed and maintained in compliance with the corner
cutback requirements as required in Section 9302.00.D.
18. 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.
19. The street address numbering/lettering shall not exceed eight inches in height.
20. 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.
21. Parking lot light fixtures shall align with stall striping and shall be located two to three feet
from curb face.
22. Submit plans meeting City standard for approval on the proposed trash and recyclable
materials enclosure prior to issuance of a building permit.
23. 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 feeing 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
Resolution 20562
Page 9
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.
24. Details of pool fencing (material and colour) and equipment area shall be submitted with
final landscape plan.
25. No sirens, outside paging or any type of signalization will be permitted, except approved
alarm systems.
26. 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.
27. Islands of not less than 9 feet in width with a minimum of 6 feet of planter shall be provided
every 10 parking spaces. Additional islands may be necessary to comply with shading
requirements in Condition #28 below.
28. Shading requirements for parking lot areas as set forth in Section 93.06.00 of the Zoning
Ordinance shall be met. Details shall be provided with the final landscape plan.
29. Parking stalls shall be delineated with a 4 to 6 inch double strip-hairpin or elongated "U"
design. Individual wheel stops shall be prohibited;a continuous 6"barrier curb shall provide
wheel stops.
30. Concrete walks with a minimum width of two (2) feet shall be installed adjacent to end
parking spaces or end spaces shall be increased to eleven (11)feet wide.
31. Tree wells shall be provided within the parking lot and shall have a planting area of six feet
in diameter/width.
32. Standard parking spaces shall be 17 feet by 9 feet wide; compact sized spaces shall be 15
feet dep 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; Iwo (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".
33. 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.
34. Compact and handicapped spaces shall be appropriately marked per Section 93.06.00 of ,
the Zoning Ordinance.
Resolution 20562
Page 10
35. 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.
36. No time-share units shall be offered for sale or sold until there is a valid final subdivision
public report for the sale of such timeshare rights or entitlement issued by the Department
of Real Estate of the State of California. A copy of the final public report shall be provided
to the City by the applicant.
37. Prior to approval of the Final Planned Development District, the applicant shall provide a
detailed time-share management program, including, but not limited to all methods to
guarantee adequacy,stability, and continuity of a first class level of management(including
sales/marketing) and maintenance of the time-share component of the project. The
detailed program shall be submitted to and approved by the Director of Planning and
Zoning.
38. The required CC&R's for the project shall include a provision that day use of on-site pool
and recreation areas by timeshare owners and other individuals not currently staying at the
facility shall be prohibited.
39. Details of the carports and stacked units above the carports shall be provided for review
and approval by the Design Review Committee and Planning Department, prior to approval
of the Final Planned Development District.
' 40. The applicant shall submit revised elevations for the southwest corner of the building
located at the northeast corner of the intersection of Murray Canyon Drive and Sierra Madre
for review and approval by the Design Review Committee and Planning Department, prior
to approval of the Final Planned Development District.
41. Vehicles associated with the operation of the proposed development including employee
and company vehicles shall not be permitted to park off the proposed building site unless
a parking management plan has been approved. Parking spaces for employee use only
shall be provided at a ratio of 1 space per employee or 20% above the required number of
parking spaces (i.e. 22 spaces).
42. A five foot high wall or fence shall be constructed between the project and the adjacent
Canyon Country Club golf course,for security purposes.The wall shall be constructed such
that there are no openings or access from the project to the golf course. Details of the wall
or fence shall be submitted for review and approval by the Planning Department prior to
issuance of building permits.
43. 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.
44. 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
of the presence of cultural resources identifiable on the ground surface.
Page 11
45. 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 Archaeologist to investigate and, if necessary, prepare a mitigation plan for
submission to the State Historic Preservation Officer and the Agua Caliente Cultural
Resource Coordinator for approval.
POLICE DEPARTMENT
1. Developer shall complywith Section II of Chapter 8.04 of the Palm Springs Municipal Code.
BUILDING DEPARTMENT
1. Prior to any construction on-site, all appropriate permits must be secured.
FIRE
1. Minimum Access Road Dimensions: Provide a minimum 20 feet unobstructed width. If
parking on one side of the access road is desired, provide an additional 8 foot wide parking
lane with opposing curb marked red with appropriate signage for a total 28 foot width. If
parking on both sides of the access road is desired, provide an 8 foot wide parking lane on
each side of the access road for a total 36 foot width. (902.2.2.1 CFC) '
2. Turn-Around Requirements: Dead-end fire apparatus access roads in excess of 150 feet
in length shall be provided with approved provisions for the turning around of fire apparatus.
The City of Palm Springs approved turn around provision is a cul-de-sac with an outside
turning radius of 43 feet from centerline. (902.2.2.4 CFC)
3. Building or Complex Gate Locking Devices: Locked gate(s)shall be equipped with a KNOX
key switch device or Key box. Contact the fire department at 323-8186 for a KNOX
application form. (902.4 CFC)
4. Location of Knox boxes: A Knox box shall be installed at every locked gate. Show location
of boxes on plan elevation views. Show requirement in plan notes.
5. Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System is required.
6. Water Systems and Hydrants: 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. (903 CFC). Prior to final approval of the installation,
contractor shall submit a completed Contractor's Material and Test Certificate to the fire
department. (9-2.1 NFPA 24)
7. Fire Extinguisher Requirements: Provide one 2-A:10-B:C portable fire extinguisher for
every 75 feet of floor or grade travel distance for normal hazards. Show proposed
extinguisher locations on the plans. (1002.1 CFC) Extinguishers shall be mounted in a
visible, accessible location 3 to 5 feet above floor level. Preferred location is in the path of
exit travel near an exit door.
Page 12
' 8. Fire Alarm System: Fire Alarm System required. Installation shall comply with the
requirements of NFPA 72.
9. Trash Container Protection: Trash container space is within 5 feet of the building wall.
Provide information on the type and size of trash container to be stored there. If it is a
dumpster with a capacity of 1.5 cubic yards or greater, then the enclosure must be
protected by an approved automatic fire sprinkler. (1103.2.2 CFC)
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.
2. Submit street improvement plans prepared by a Registered Civil Engineer to the
Engineering Department. The plan(s) shall be approved by the City Engineer prior to
issuance of any grading or building permits.
' Minimum submittal shall include the following, IF applicable:
A. Copy of signed Conditions of Approval from Planning Department.
B. All agreements and improvement plans approved by City Engineer, IF applicable.
C. Proof of processing dedications of right-of-way, easements, encroachment
agreements/licenses, covenants, reimbursement agreements, etc. required by
these conditions.
MURRAY CANYON DRIVE
3. Construct a maximum of two, minimum 24 feet wide driveway approaches in accordance
with City of Palm Springs Standard Drawing No. 201.
4. The existing curb,gutter, and sidewalk shall remain in place except for curb cuts necessary
for the proposed driveway approaches.
5. All broken or off grade CURB, GUTTER, SIDEWALK, AND AC PAVEMENT shall be
repaired or replaced.
SIERRA MADRE DRIVE
6. Construct a minimum 24 feet wide driveway approach in accordance with City of Palm
Springs Standard Drawing No. 201.
Resolution 20562
Page 13
7. Remove and replace the existing driveway approaches as necessary with 6 inch curb and
gutter and an 8 feet wide sidewalk behind the curb to match existing improvements, in
accordance with City of Palm Springs Standard Drawing Nos. 200 and 210, respectively.
8. The existing curb, gutter, and sidewalk shall remain in place except for curb cuts necessary
for the proposed driveway approaches.
9. All broken oroff grade CURB,GUTTER,SIDEWALK,CROSS GUTTER,SPANDREL,AND
AC PAVEMENT shall be repaired or replaced.
SANITARY SEWER
10. Connect all sanitary facilities to the City sewer system if not already connected. Laterals
shall not be connected at manholes.
11. There shall be an on-site sewage system that collects and conveys sewage through a
maximum of one lateral per street to the public sewer system.
12. All on-site sewer systems shall be privately maintained.
GRADING
13. 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.
14. Submit a Grading and Paving Plan prepared by a Registered Civil Engineer 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 and Paving plan.
The Grading and Paving Plan shall be approved by the City Engineer prior to issuance of
any grading or building permits.
Minimum submittal includes the following:
A. Planning Department approval to submit for plan check.
B. Copy of signed Conditions of Approval from Planning Department.
C. Copy of Site Plan stamped approved and signed by the Planning Department.
D. Copy of Title Report prepared/updated within past 3 months.
E. Copy of Soils Report
F. Copy of Hydrology Study/Report '
G. Developer shall obtain a National Pollutant Discharge Elimination System(NPDES)
stormwater permit from the California Regional Water Quality Control Board(Phone
Resolution 20562
Page 14
No. 760-346-7491) and provide a copy of same, when executed, to the City
Engineer prior to issuance of the grading permit, if construction activities will be
occurring after March 10, 2003.
15. Drainage swales shall be provided adjacent to all curbs and sidewalks-T wide and 6"deep
-to keep nuisance water from entering the private or public streets, roadways, or gutters.
16. 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.
17. 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 bythe City Engineer
prior to the issuance of the grading permit.
18. Contact the Building Department to get information regarding the preparation of the PM10
(dust control) plan requirements.
19. 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
20. The developer shall accept all stormwater runoff passing through and falling onto the site
and conduct this runoff to an approved drainage structure (if available). On-site
retention/detention or other facilities approved by the City Engineer shall be required if off-
site drainage structures are unavailable or cannot contain the increased stormwater runoff
generated by the development of the site. Provide a hydrology study to determine if the
increased stormwater runoff due to development of the site exceeds the capacity of offsite
drainage structures (if any exist), and to determine required stormwater runoff mitigation
measures for this project. Final detention/retention basin sizing and other stormwater runoff
mitigation measures shall be determined upon review and approval of the hydrology study
by the City Engineer and may require redesign or changes to site configurations consistent
with the findings of the final hydrology study.
21. The project is subject to flood control and drainage implementation fees. The acreage
drainage fee at the present time is $7,271 per acre per Resolution No. 15189. Fees shall
be paid prior to issuance of a building permit.
ON-SITE '
22. The minimum pavement section for all on-site streets/parking areas shall be 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, determined by a licensed Soils Engineer and submitted with the Grading
and Paving Plan to the City Engineer for approval.
23. The on-site parking lot shall be designed in accordance;with City of Palm Springs Zoning
Ordinance, Section 9306.00.
GENERAL
24. 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.
25. All proposed utility lines and service drops on or adjacent to this project shall be installed
underground.
26. All existing utilities shall be shown on the grading/street: plans. The existing and proposed
service laterals shall be shown from the main line to the property line.The approved original
grading/street plans shall be as-built and returned to the City of Palm Springs Engineering
Department prior to issuance of the certificate of occupancy.
27. The developer is advised to contact all utility purveyors for detailed requirements for this
project at the earliest possible date.
28. 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.
29. 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
Standard Drawing No. 904.
MAP
30. The Title Report prepared for subdivision guarantee for 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 Final Map to the Engineering Department.
31. The Final Map shall be prepared by a licensed Land :purveyor or qualified Civil Engineer
and submitted to the Engineering Department for review and approval. The map shall be
approved by the City Council prior to issuance of buiUng permits.
' TRAFFIC
32. 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 MURRAY CANYON DRIVE
and SIERRA MADRE DRIVE frontages of the subject property.
33. The developer shall replace all damaged, destroyed, or modified pavement legends and
striping that is required by the City Engineer on the MURRAY CANYON DRIVE and
SIERRA MADRE DRIVE frontages prior to issuance of a Certificate of Occupancy.
34. 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. Murray Canyon Drive at project exits
B. Sierra Madre Drive at the project exit
35. The developer shall pay its fair share contribution for the installation of a traffic signal at
South Palm Canyon Drive and Murray Canyon Drive.The fair share of$600.00,based upon
the traffic analysis prepared by Urban Crossroads, dated November, 2002, shall be
deposited with the City prior to issuance of a building permit.
' 36. 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.
37. This property is subject to the Transportation Uniform Mitigation Fee based on the Multi-
Family Residential ITE Code B land use.
0562
Page 17
VICINITY MAP .
, E
c
sz
a 20 P1
I o aE o
v p
o 4.41 AC Mh
ZI
` 1 e _ _Z
8 19 PI $
1.16 AC Mry
I - - 76'
2 _ _N
1 taco TA.11e 1.0E AC M/
I ,
SITE ,..,. ,
S
],1SA
,e ea.A, QM/L
rNA 011.003
,n TE.o ,n a/�SRAl- V'IAIIUEir _
wuu,w �/l/IP' mvoe,
>wMn
l
CITY OF PALM SPRINGS
CASE NO. 5.0938 - PD-282 TTM 31006 aC- ITD 'O
APPLICANT Laguna Pacific, LP for APPlication for a General Plan M:timeshare
jto
re-designate property from M15 tCanyon Vista, LP and TfM for the construction of 6
at the northeastcomer of Murray
Sierra Madre;Zone R-2 and O,S