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HomeMy WebLinkAbout20606 - RESOLUTIONS - 5/21/2003 RESOLUTION NO. 20606 OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA,APPROVING CASE NO 5.0952-PD-284, SUBJECT TO THE CONDITIONS STATED, FOR THE CONSTRUCTION OF A NINE-UNIT BED AND BREAKFAST AND 1542 SQUARE FEET OF RETAIL SPACE, LOCATED AT 803 NORTH PALM CANYON DRIVE, ZONE C-1, SECTION 10. WHEREAS, Paul Schell has filed an application for Case 5.0952-PD-284 for the construction of a nine-unit bed and breakfast and 1542 square feet of retail space located at 803 North Palm Canyon Drive, Zone C-1, Section 10; and WHEREAS, notice of the public hearing of the Planning Commission of the City of Palm Springs to consider Case No. 5.0952 - PD-284, was given in accordance with applicable law; and WHEREAS, on April 23, 2003, a public hearing on the application for Case 5.0952-PD-284 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 Case No. 5.0952 - PD-284, was given in accordance with applicable law; and WHEREAS, on May 21, 2003, a public hearing on the application for Case 5.0952 - PD-284 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 is categorically exempt from the provisions of CEQA per Section 15332 for In-Fill Development; 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 forthe project and all written and oral testimony presented. THE CITY COUNCIL HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to CEQA, the City Council finds that the project is categorically exempt from environmental review per Section 15332 (In-fill Development), whereas the project meets the conditions for in-fill development. 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 bed and breakfast is a permitted use in the C-1 zone, subject to the standards of the R-3 zone. The Planned Development District is being applied for in this case in order to /b / Page 2 apply the C-1 and a portion of the C-B-D property development standards to the project. The modifications being requested are in setbacks, open space, building height, parking lot design dimensions, and wall height. 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 subject property has a General Plan designation of Resort Commercial. The project is identified as being part of the"Gallery District"and the hotel and retail use is encouraged in the Resort Commercial designation. In addition, General Plan Policy 3.24.3 states that residential units should be located on the second level or towards the rear of the building. The ground floor retail spaces with frontage on North Palm Canyon Drive are not proposed for any food uses and would therefore be consistent with the district where specialty boutiques and arts-related take precedence. The proposed project is in conformance with the objectives of the General Plan with regards to the Resort Commercial designation. 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. The size of the subject property is consistent with the surrounding neighbourhood and is ' adequate in size to accommodate the proposed land use. The zero lot line construction on the side property lines is consistent with other buildings in the area and will be in compliance with the Uniform Building Code. The applicant has obtained an easement for landscape and drainage purposes on property directly to the south in order to provide additional open space for the benefit of guest and the public. While the property is substandard in width,the depth of the property is sufficientto provide adequate parking and accommodate the proposed land uses. The proposed building setbacks are consistent with what could be allowed in the C-1 zone standards,with the exception of the front setback of 4 feet. Staff supports the reduced front setback due to the fact that the storefronts will be transparent with the ends of each retail unit setback 8 feet from the property line. The modification to open space is reasonable due to the fact that the landscaped easement south of the subject property, private decks, and patios were not included in the applicant's open space calculations. With the addition of the unaccounted recreation space, the project would meet or exceed the 45% open space requirement. Please refer to Table 4 for land use tabulations. The increase in building height to 24.5 feet is consistent with surrounding development and will not be intrusive to the street scape due to the fact that most of the building mass is located towards the rear of the property. Despite the increase in building height to 24.5 feet, the project is sensitive to residential development to the west due to a rear setback of at least 87 feet. In addition,the second story of the units with frontage on North Palm Canyon Drive are 20 feet from the front property line, in conformance with the standards applied to development in the C-B-D zone. Based on the R-3 standards,the property has a maximum ' allowable density of 24 units. The proposal is for 11 units, inclusive of the retail units and 1 manager's unit. The project is consistent with the General Plan designation of Resort Commercial, which allows a maximum density of up to 43 units/net acre for hotels and encourages residential units to be located on the second level or to the rear of the building. /, A.2- MUbUJUL1U11 LUUUU Page 3 The modifications to wall height are an integral part of the building design because the ' courtyard area is intended to be a private, secluded area. The most visible portion of the project besides the store front elevation is the south elevation. The increased wall height in this area is reasonable due to the proposed landscaping that will soften the height of the wall and also creates a public amenity. With regards to parking, the design dimensions for the new parking lot were modified in terms of distance between nose to nose spaces. The spaces are required to be at least 19 feet long, however, staff supports the 4 foot planner between the existing and new spaces because it would meet the intent of two 19 foot long nose-to-nose parking spaces. Table 3 details the required and proposed off-street parking requirements. On-street parking is also available along North Palm Canyon Drive, although not directly in front of the proposed development, which has been red curbed. 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. The applicant has obtained a shared access easement from the adjacent property owner that will provide the main vehicular access to the property. Pedestrian access will be provided off the sidewalk on North Palm Canyon Drive and also by a pedestrian path and gate adjacent to the driveway leading to the new parking lot. North Palm Canyon Drive is already improved to major thoroughfare standards and is capable of carrying the quantity of traffic to be generated by the hotel/retail use. The shared access easement is also improved with vertical curb and gutter and a 2-lane unstriped roadway. , 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 Standards, Palm Springs Municipal Code, and the City of Palm Springs Fugitive Dust Control Ordinance. mesuwuun Luovo Page 4 NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council hereby approves Case 5.0952-PD-284, 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 21 st day of May , 2003. AYES: Members Mills, Oden, Reller-Spurgin and Mayor I leindienst NOES: None ABSENT: Member Hodges ABSTENTIONS: None ATTEST: CITY OF PALM SPRINGS, CALIFORNIA City Clerk City Manager Reviewed and Approved as to Form: h � e� MUDVIULIVII LUUUU Page 5 EXHIBIT A Case No. 5.0952 - PD-284 803 N. Palm Canyon Drive May 21, 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. 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 5.0952 - PD-284. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter 'by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgement or failure to appeal, shall not cause a waiver of the indemnification rights herein. 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 Vocal 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 appeal period for a Planned Development District application is 15 calendar days from the date of the Planning Commission's project decision. Page 6 ' 5. 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,grading 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. 6. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning and Zoning prior to issuance of a building permit. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. 7. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan shall be submitted and approved by the Building Official. Refer to Chapter 8.50 of the Municipal Code for specific requirements. 8. The grading plan shall show the disposition of all cut and fill materials. Limits of site disturbance shall be shown and all disturbed areas shall be fully restored or landscaped. 9. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk and/or curb shall have City approved deep root barriers installed per City of Palm Springs Engineering specifications. 10. 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. 11. All materials on the flat portions of the roof shall be earth tone in color. 12. All roof mounted mechanical equipment shall be screened from all possible vantage points both existing and future per Section 93.03.00 of the Zoning Ordinance. The screening shall be considered as an element of the overall design and must blend with the architectural design of the building(s). The exterior elevations and roof plans of the buildings shall indicate any fixtures or equipment to be located on the roof of the building, the equipment heights, and type of screening. Parapets shall be at least 6" above the equipment for the purpose of screening. 13. No exterior downspouts shall be permitted on any facade on the proposed building(s)which are visible from adjacent streets or residential and commercial areas. 14. Perimeter walls shall be designed, installed and maintained in compliance with the corner cutback requirements as required in Section 93.02.00.D. 15. 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. ' 16. Construction of any residential unit shall meet minimum soundproofing requirements prescribed pursuant to Section 1092 and related sections of Title 25 of the California /G �L Page 7 Administrative Code. Compliance shall be demonstrated to the satisfaction of the Director of Building and Safety. 17. 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 and Zoning prior to the issuance of building permits. Manufacturer's cut sheets of all exterior lighting on the building, in the landscaping, and in the parking lot shall be submitted for approval prior to issuance of a building permit. If lights are proposed to be mounted on buildings, down-lights shall be utilized. A photometric study shall be required for all parking areas, driveways and entries. 18. Parking lot light fixtures shall align with stall striping and shall be located two to three feet from curb face. 19. Submit plans meeting City standard for approval on the proposed trash and recyclable materials enclosure prior to issuance of a building permit. 20. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding public art. The project shall either provide public art or payment of an in lieu fee. In the case of the in-lieu fee,the fee shall be based upon the total building permit valuation as calculated pursuant to the valuation table in the Uniform Building Code, the fee being 1/2% for commercial projects or 1/4%for residential projects with first$100,000 of total building permit valuation for individual single-family units exempt. Should the public art be located on the project site, said location shall be reviewed and approved by the Director of Planning and Zoning and the Public Arts Commission, and the property owner shall enter into a recorded agreement to maintain the art work and protect the public rights of access and viewing. 21. Details of pool fencing (material and color)and equipment area shall be submitted with final landscape plan. 22. Vehicles associated with the operation of the proposed development including company vehicles or employee vehicles shall not be permitted to park off the proposed building site unless a parking management plan has been approved. 23. Prior to the issuance of building permits, locations of all telephone and electrical boxes must be indicated on the building plans and must be completely screened and located in the interior of the building. Electrical transformers must be; located toward the interior of the project maintaining a sufficient distance from the frontage(s) of the project. Said transformer(s) must be adequately and decoratively screened. 24. The applicant shall provide all tenants with Conditions of Approval of this project. 25. Shading requirements for parking lot areas as set forth in Section 93.06.00.C.3 of the Zoning Ordinance shall be met. Tree wells shall be provided within the parking lot and shall have a planting area of six feet in diameter/width. Details to be provided with final landscape plan. 26. Parking stalls shall be delineated with a 4 to 6 inch double stripe - hairpin or elongated "U" ' design. Individual wheel stops shall be prohibited; a continuous 6" barrier curb shall provide wheel stops. /1 .87 MUSUIULIVII LVOVV Page 8 27. 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. 28. Standard parking spaces shall be 17 feet deep by 9 feet wide. Handicap parking spaces shall be 18 feet deep by 9 feet wide plus a 5 foot walkway at the right side of the parking space; two (2) handicap spaces can share a common walkway. Handicapped spaces shall be appropriately marked per Section 93.06.00.C.10. 29. Handicapped accessibility shall be indicated on the site plan to include the location of handicapped parking spaces, the main entrance to the proposed structure and the path of travel to the main entrance. Consideration shall be given to potential difficulties with the handicapped accessibility to the building due to the future grading plans for the property. 30. Curbs shall be installed at a minimum of three (3)feet from face of walls, fences, buildings, or other structures. Areas that are not part of the maneuvering area shall have curbs placed at a minimum of two(2)feet from the face of walls, fences or buildings adjoining driveways. 31. All awnings shall be maintained and periodically cleaned. 32, The applicant shall submit details of the canopies on the North Palm Canyon Drive elevation for review and approval by the Design Review Committee, prior to issuance of building permits. ' 33. Black aluminum window frames shall not be used —a lighter finish shall be chosen. 34. The precision block for the exterior walls shall be sandblasted or alternative materials submitted for approval. 35. The ungated entry into the new, private parking lot shall be at least 20 feet wide. If the entry is ever gated, all necessary gate information(i.e.the design, height,texture and colour)shall be submitted for review and approval by the Director of Planning and Zoning prior to issuance of building permits. POLICE DEPARTMENT 1. Developer shall comply with 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. 2. All sewer connection fees shall apply at current rates. Credit may be given if evidence can be provided that sewer connection fees were paid for the previous development that existed on-site. 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 / ' A ? KeSUIULRUIP c0000 Page 9 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. Building or Complex Gate Locking Devices: Locked gate(s)shall be equipped with a KNOX key switch device or Key box. Contact the fire department at 323-8186 for a KNOX application form. (902.4 CFC) 3. Location of Knox boxes: A Knox box shall be installed at every locked gate. Show location of boxes on plan elevation views. Show requirement in plan notes. 4. Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System is required. 5. 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) 6. Fire Extinguisher Requirements: Provide one 2-A:10-B:C portable fire extinguisher for every 75 feet of floor or grade travel distance for normal hazards. Show proposed extinguisher locations on the plans. (1002.1 CFC) Extinguishers shall)be mounted in a visible,accessible location 3 to 5 feet above floor level. Preferred location is in the path of exit travel near an exit door. 7. Fire Alarm System: Fire Alarm System required. Installation shall comply with the ' requirements of NFPA 72. 8. 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 The Engineering Division recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances. Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS 1. Any improvements within the street right-of-way require a City of Palm Springs Encroachment Permit. Work shall be allowed according to Resolution 17950 - Restricting Street Work on Major and Secondary Thoroughfares. NORTH PALM CANYON DRIVE 2. All broken or off grade curb,gutter, sidewalk, curb ramps, and AC pavement shall be repaired or replaced. ' SANITARY SEWER 3. Connect all sanitary facilities to the City sewer system if not already connected. Lateral shall not be connected at manhole. 4. All on-site sewer systems shall be privately maintained. GRADING 5. Submit a Precise Grading Plan prepared by a Registered Professional to the Engineering Division for review and approval. Grading plan shall be submitted to the Planning Department for approval to submit for plan check, prior to submittal to the Engineering Division. A PM 10 (dust control) Plan shall be submitted to and approved by the Building Department prior to approval of the grading plan. The Precise Grading Plan shall be approved by the City Engineer prior to issuance of any grading or building permits. Minimum submittal includes the following: A. Planning Department approval to submit for plan check. B. Copy of signed Conditions of Approval from Planning Department. C. Copy of Site Plan stamped approved and signed by the Planning Department. ' D. Copy of Title Report prepared/updated within past 3 months. E. Copy of Soils Report, IF required by these conditions. F. Copy of Hydrology Study/Report, IF required by these conditions. 6. Drainage swales shall be provided adjacent to all curbs and sidewalks, T wide and 6" deep, to keep nuisance water from entering the public streets, roadways, or gutters. 7. 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. 8. Contact the Building Department to get information regarding the preparation of the PM10 (dust control) plan requirements. 9. 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 an engineered grading plan and the export of native soil from the site 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 L ��� MUbUIULIUII LUUUU Page 11 Department of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm ' Desert (Phone: 760-776-8208). DRAINAGE 10. 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. ON-SITE 11. The minimum pavement section for all on-site streets/Iparking 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 Fine Grading Plan to the City Engineer for approval. , 12. The on-site parking lot shall be designed in accordance with City of Palm Springs Zoning Ordinance, Section 93.06.00, with exceptions as noted in the staff report. 13. A reciprocal access easement shall be prepared in a form acceptable to the City Engineer providing unlimited and unrestricted access to the proposed rear parking lot from North Palm Canyon Drive across Lot 117 of Merito Vista in Map Book 12, Page 94.The reciprocal access easement shall be executed by the appropriate parties prior to issuance of a building permit, and shall be recorded, and copy of same provided to the City Engineer, prior to issuance of a certificate of occupancy 14. Construct onsite curb, gutter, and sidewalk in accordance with City of Palm Springs Standard Drawing No. 200 and 210. GENERAL 15. Any utility cuts in the existing off-site pavement made bythis development shall receive trench replacement pavement to match existing pavement plus one additional inch. See City of Palm Springs Standard Drawing No. 115. Pavement shall be restored to a smooth rideable surface. 16. All proposed utility lines shall be installed underground. 17. 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. IXUDVIULIVII LUUUU Page 12 ' 18. 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 Division 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. 19. The owner shall enter into a covenant agreeing to underground all existing overhead facilities on or adjacent to this property that are less than 35 kV in the future upon request of the City of Palm Springs City Engineer at such time as deemed necessary. The covenant shall be executed and notarized by the owner and submitted to the City Engineer prior to issuance of a grading permit. An updated title report or a copy of the current tax bill shall be provided to verify ownership. 20. Contact 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 Division prior to issuance of a certificate of occupancy 21. 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. 22. 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. TRAFFIC 23. 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 frontage of the subject property. 24. The developer shall replace all damaged, destroyed, or modified pavement legends and striping that is required by the City Engineer on the North Palm Canyon Drive frontage prior to issuance of a Certificate of Occupancy. 25. 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. 26. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit.