HomeMy WebLinkAbout20636 - RESOLUTIONS - 6/18/2003 RESOLUTION NO. 20636 '
OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS,
CALIFORNIA, APPROVING CASE NO. 5.0948-PD-283, AN
APPLICATION BY KRIZMAN DESERT INVESTMENTS, LLC,
FOR A PLANNED DEVELOPMENT DISTRICT AND
TENTATIVE TRACT MAP 31263, FOR THE SUBDIVISION OF
A 2.13 ACRE PARCEL INTO A SINGLE LOT FOR
CONDOMINIUMS PURPOSES AND FOR DEVELOPMENT OF
30 TWO-STORY CONDOMINIUMS, LOCATED AT THE
NORTHEAST CORNER OF INDIAN CANYON DRIVE AND
FRANCIS DRIVE, ZONE R-2, SECTION 2.
WHEREAS, Krizman Desert Investments("Applicant')filed an application with the City pursuant
to Sections 94.03.00 and 94.02.00 of the Zoning Ordinance for a Planned Development District
and Preliminary Development Plan for a 30-unit two story, residential project for the property
located at the north east corner of Indian Canyon Drive and Francis Drive,Zone R-2, Section 2;
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 31263 for the subdivision of a 2.12 acre
parcel into a single parcel for subdivision purposes; and '
WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs
to consider an application for Tentative Tract Map 31263 and a Planned Development District
5.0948-PD-283 (PD 283)was issued in accordance with applicable law; and
WHEREAS, said Planned Development District and Tentative Tract 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, on May 14, 2003 and May 28, 2003, a public hearing on the application for TTM
31263 and Case No 5.0948-PD-283 was held by the Planning Commission in accordance with
applicable law; and
WHEREAS,the Planning Commission 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 oral testimony presented; and
WHEREAS, on May 28, 2003, the Planning Commission voted to recommend that the City
Council approve said project; and
WHEREAS, on June 18, 2003,a public hearing on the application for TTM 31263 and Case No
5.0948-PD-283 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 oral testimony presented.
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Resolution 20b3b
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THE CITY COUNCIL HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to CEQA,the City Council finds that, pursuant to Section 15332 of the
California Environmental Quality Act Guidelines, the project is an in-fill
development, and therefore is exempt from further environmental review.
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-2 zone, limited multiple family
residential development, condominiums, are 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 2.12 acres into a single lots for
condominiums purposes. The site has a current zoning designation of R-2 and a
General Plan designation of Residential Medium-15 (15du/ac). The applicant is
proposing a Planned Development District(PDD)and Tentative Tract Map(TTM 31263).
The proposed project includes 30 two-story condominiums. The project also includes
private recreational opportunities (swimming pools, and spas). Unit sizes will range from
1,600 square feet to 1,900 square feet. The development will have a primary access
from Sunny View Drive and exit to Indian Canyon Avenue, 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 94.03.00. Approval by the Planning Commission
and City Council of the preliminary development will constitute approval of the
Preliminary Planned Development District.
The site is zoned R-2 "Limited multiple family residential zone". Pursuant to the R-2
zone, Section 92.03.01.A.2 of the Zoning Ordinance, Multi-Family dwellings are
permitted in the zone.
A number of facts exist in support of this application for PD-283, including the provisions
' for common area improvements with 1.06 acres of area, or 50% of the site, devoted to
common open space and amenities in addition to the provision of private rearyards patios
and balconies.
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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-2 zone. '
d. 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 proposed projectwill 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 M-15, Medium-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-2 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 two story, multi-family residences located
to the north and south.
C. The site is physically suited for this type of development.
The project site is fairly level and contains adequate develop able 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-2 zone and M-15 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 92.03.00 of the Zoning
Ordinance, the R-2 zone is intended for the development of mediums-density multiple
family residences.
The proposed project will allow for a housing opportunity which provides common open '
space amenities, private balconies and patios and condominium ownership. There is
demand for this type of housing product in the community. The project will provide
needed housing product within the community.
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The General Plan Designation of M-15 permits establishment of a maximum of 15
dwelling units per acre.The proposed density of 14.08 dwelling units per acre is within the
' allowable range of density. Thus, the site is physically suited for the proposed
condominium project, and the density of the project 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, therefore the proposed project 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 project site is surrounded by development. The project is adjacent to existing
developments to the north, south, east and west. There are no bodies of water on the
subject property and therefore no fish will be disturbed. The project site is of little or no
value as habitat area.
f. An easement for Southern California Edison transects the property. Two separate
electrical lines, one located along the west perimeter of the site and the other located in
the south-east corner of the site will be relocated underground by the applicant.
NOW,THEREFORE, BE IT RESOLVED that,based upon the foregoing,the City Council hereby
approves Case No. 5.0948-PD-283;and Tentative Tract Map 31263, 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 18th day of June, 2003.
AYES: Members Oden and Reller-Spurgin
NOES: Mayor Kleindienst
ABSENT: Members Hodges and Mills
ABSTENTIONS: None
(ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
City Clerk City Manager
Reviewed and Approved as to Form:
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EXHIBIT A
CASE 5.0948-PD-283 '
PRELIMINARY PLANNED DEVELOPMENT DISTRICT (PD #283)
TENTATIVE TRACT MAP 31263
NORTHEAST CORNER OF INDIAN CANYON DRIVE AND FRANCIS DRIVE
KRIZMAN DESERT INVESTMENTS, LLC.
REVISED CONDITIONS OF APPROVAL
JUNE 18, 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.
1a. 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 5.0948-PD-283 and TTM 31263. 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(I),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. An administrative fee of$250 shall also be paid to the
Planning Department.
A. The CC&R's shall include a provision prohibiting conversion of carports into
habitable area.
5. All outdoor storage is prohibited in the carports.
6. Separate architectural approval and permits shall be required for all signs.
7. The project shall be developed in two phases.
8. 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.
9. 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.
' 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.
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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 anyfacade 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. The detention basins shall be fully landscaped and designed to provide passive
recreation opportunities, to the extent possible.
17. Plans meeting City standards for approval on the proposed trash and recyclable '
materials enclosure shall be submitted prior to issuance of a building perrnit. For the
common areas, trash enclosures shall be required in each recreation area.
18. Details of pool fencing (materials and color) and equipment area shall be submitted
with final landscape plan.
19. 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.
20. The Department of Planning and Zoning recommends that the applicant obtain a copy
of the publication, Suggestions for Disabled Access Design 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.
18. Common area pools shall be closed between the hours of 10 pm to 7 am.
19. The maximum building height shall be 22' measured as the vertical distance plus
eighteen (18) inches measured from the average grade at the curb adjacent to the
property.
20. The project entry shall incorporate decorative street, landscape and safety lighting. '
Decorative lighting at entries shall be pedestrian scale.
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21. Project setbacks shall be as follows:
' Front yard setback (Indian Canyon Drive) - 30'
Side yard setback (Francis Drive) - 16'-6"
Rear yard setback (Sunny View Drive) - 16'-0"
Refer to R-2 Zone for remaining parking and property development standards.
22. 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.
23. In accordance with Public Resource Code 5097. 94, if human remains are found,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.
24. 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.
25. Monitoring of rough grading activities by a qualified archaeologist shall be undertaken
to ensure protection of any unknown resources. Monitoring should continue until
rough grading is completed or the Principal Investigator for Archeology determines
that there is no further potential for the project to impact cultural resources. The
archeologist shall have the opportunity to temporarily divert of direct earth moving to
allow time to evaluate any exposed 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). Should any human remains be discovered, no further disturbance shall occur
until the County Coroner has made the necessary findings as to origin and disposition
pursuant to Public Resource Code Section 5097.98,
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26. 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. 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. A plant 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) 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. The plant shall specify the fugitive dust control
measures to be employed.
27. Cut and fill quantities will be balanced onsite.
28. 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.
29. 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.
30. Tree wells shall be provided within the parking lot and shall have a planting area of
six feet in diameter/width.
31. Three handicapped parking spaces are required. '
32. Standard parking spaces shall be 17 feet deep by 9 feet wide; compact sized spaces
shall be 15 feet deep by 8 feet wide. Handicap parking spaces shall be 18 feet deep
by 9 feet wide plus a 5 foot walkway at the right side of the parking space; two (2)
handicap spaces can share a common walkway. One in every eight (8) handicap
accessible spaces, but not less than one(1), shall be served by an 8 foot walkway on
the right side and shall be designated as "van accessible".
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
9306.00C 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. For projects on Major or Secondary thoroughfares,construction of any residential unit '
shall meet minimum soundproofing requirements prescribed pursuant to Section 1092
and related sections of Title 25 of the California Administrative Code. Compliance
shall be demonstrated to the satisfaction of the Building Official.
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37, 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 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.
BUILDING
38. Prior to any construction on-site, all appropriate permits must be secured. All
Construction shall comply with Title 24 of the California Administrative Code.
39. 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.
40. 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.
WASTE DISPOSAL SERVICES
41. 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
STREETS
42. 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.
43. Submit street improvement plans prepared by a Registered Civil Engineer to the
Engineering Division. The plan(s) shall be approved by the City Engineer prior to
issuance of any grading or building permits.
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NORTH INDIAN CANYON DRIVE
44. Remove the existing curb and gutter located 32 feet east of centerline and replace '
with 8 inch curb and gutter located 38 feet east of centerline along the entire frontage,
with a 25 feet radius curb return and spandrel at the northeast corner of the
intersection of North Indian Canyon Drive and Francis Drive in accordance with City
of Palm Springs Standard Drawing No. 200 and 206.
45. Construct the north half of a cross gutter at the northeast corner of the intersection
of North Indian Canyon Drive and Francis Drive to match the existing cross-gutter at
the southeast corner of the intersection in accordance with City of Palm Springs
Standard Drawing No. 200 and 206.
46. Remove the existing asphalt concrete sidewalk and construct an 8 feet wide sidewalk
adjacent to curb along the entire frontage in accordance with City of Palm Springs
Standard Drawing No. 210.
47. Remove the existing curb ramp and construct a Type A curb ramp meeting current
California State Accessibility standards at the northeast corner of the intersection of
North Indian Canyon Drive and Francis Drive in accordance with City of Palm Springs
Standard Drawing No. 212.
48. Remove and replace existing pavement with a minimum pavement section of 5 inch
asphalt concrete pavement over inch aggregate base with a minimum subgrade of
24 inches at 95% relative compaction 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 340. If an alternative:pavement section is proposed,
the proposed pavement section shall be designed by a California registered
Geotechnical Engineer using"R"values from the project site and submitted to the City
Engineer for approval.
49. An in lieu fee of the proportionate share of the estimated cost to construct a 14-feet
wide landscaped, raised median island from Francis Drive to the north property line
shall be deposited with the City. Payment of the in lieu fee shall be made prior to
issuance of building permits.
FRANCIS DRIVE
50. Remove the existing roll curb located 18 feet north of centerline and replace with 6
inch curb and gutter located 20 feet north of centerline along the entire frontage,with
a 25 feet radius curb return and spandrel at the northeast corner of the intersection
of Francis Drive and North Indian Canyon Drive and at the northwest corner of the
intersection of Francis Drive and Sunny View Drive in accordance with City of Palm
Springs Standard Drawing No. 200 and 206.
51. Remove the existing cross gutter and spandrel and construct the west half of a 6 feet
wide cross gutter at the northwest corner of the intersection of Francis Drive and
Sunny View Drive with a flow line parallel with and 20 feet north of the centerline of
Francis Drive in accordance with City of Palm Springs Standard Drawing No.200 and '
206.
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52. Construct two (2) 24 feet wide driveway approaches in accordance with City of Palm
Springs Standard Drawing No.201. The centerlines of the driveway approaches shall
' be located approximately 170 feet and 450 feet east of the centerline of Indian
Canyon Drive, as shown on the approved site plan.
53. Remove the existing sidewalk and construct an 8 feet wide sidewalk adjacent to curb
along the entire frontage in accordance with City of Palm Springs Standard Drawing
No. 210.
54. Remove the existing curb ramp and construct a Type A curb ramp meeting current
California State Accessibility standards at the northwest corner of the intersection of
Francis Drive and Sunny View Drive in accordance with City of Palm Springs
Standard Drawing No. 212.
55. Remove and replace existing pavement with a minimum pavement section of 3 inch
asphalt concrete pavement over 6 inch aggregate base with a minimum subgrade of
24 inches at 95% relative compaction 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. If an alternative pavement section is proposed,
the proposed pavement section shall be designed by a California registered
Geotechnical Engineer using'R"values from the project site and submitted to the City
Engineer for approval.
SUNNY VIEW DRIVE
56. Remove the existing roll curb located 18 feet west of centerline and replace with 6
inch curb and gutter located 18 feet west of centerline along the entire frontage, with
a 25 feet radius curb return and spandrel at the northwest corner of the intersection
of Sunny View Drive and Francis Drive in accordance with City of Palm Springs
Standard Drawing No. 200 and 206.
57. Construct five (5) 16 feet minimum width driveway approaches for parking spaces
dedicated for Units 21 through 30 along Sunny View Drive in accordance with City of
Palm Springs Standard Drawing No. 201.
58. Construct an 8 feet wide sidewalk adjacent to curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210.
59. Remove and replace existing pavement with a minimum pavement section of 2Y2 inch
asphalt concrete pavement over 4 inch aggregate base with a minimum subgrade of
24 inches at 95% relative compaction 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 300. If an alternative pavement section is proposed,
the proposed pavement section shall be designed by a California registered
Geotechnical Engineer using"R"values from the project site and submitted to the City
Engineer for approval.
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PRIVATE STREETS
60. The on-site private streets shall consist of 24 feet wide two-way streets as shown on '
the approved site plan. All on-site private streets shall be constructed with a minimum
pavement section of 2'/z inch asphalt concrete pavement over 4 inch aggregate base
with a minimum subgrade of 24 inches at 95% relative compaction. Provisions for
drainage of private streets, including curbs and gutters, shall be provided to the
satisfaction of the City Engineer. If an alternative pavement section is proposed, the
proposed pavement section shall be designed by a California registered Geotechnical
Engineer using"R"values from the project site and submitted to the City Engineer for
approval.
61. Parking shall be prohibited along private streets except for designated parking areas.
62. Provisions for the interception of nuisance water from ientering adjacent public streets
from the project site shall be provided through the use of a minor storm drain system
that collects and conveys nuisance water to landscape or parkway areas.
SANITARY SEWER
63. Connect all sanitary facilities to the City sewer :system. Laterals shall not be
connected at manholes.
64. Extend the existing 8 inch sewer main located in (Francis Drive from the existing
manhole located east of Sunny View Drive along the entire frontage as required to
provide sewer service to the project site.
65. Construct an on-site (private)sewer system to collect and convey sewage through a
maximum of three lateral connections to the extended sewer main located in Francis
Drive.
66. Submit sewer improvement plans prepared by a Registered Civil Engineer to the
Engineering Division. The plan(s) shall be approved by the City Engineer prior to
issuance of any grading or building permits.
67. All on-site sewer systems shall be privately maintained by a Home Owners
Association (HOA). Provisions for maintenance of the on-site sewer system
acceptable to the City Engineer shall be included in the Codes, Covenants, and
Restrictions (CC&R's) required for this project.
GRADING
68. Submit a Precise Grading Plan prepared by a Registered civil engineer to the
Engineering Division for review and approval. The Precise 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:
Resolution 20636
Page 14
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 current Title Report.
E. Copy of Soils Report.
F. Copy of Hydrology Study/Report.
69. 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.
70. A National Pollutant Discharge Elimination System (NPDES) stormwater permit,
issued from the California Regional Water Quality Control Board(Phone No. 760-346-
7491) is required for the proposed development. A copy of the executed permit shall
be provided to the City Engineer prior to approval of the Precise Grading Plan.
71. 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.
72. 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
Division along with plans, calculations and other information subject to approval by
the City Engineer prior to the issuance of the grading permit.
73, Contact the Building Department to get information regarding the preparation of the
PM10 (dust control) plan requirements.
74. 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 a grading permit. The California Department of Food and Agriculture
office is located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208).
mesumijun cuuso
Page 15
DRAINAGE
75. 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 otherstormwater 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.
76. The project is subject to flood control and drainage implementation fees.The acreage
drainage fee at the present time is $6,511 per acre Iper Resolution No. 15189. Fees
shall be paid prior to issuance of a building permit.
GENERAL
77. 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.
78. In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal Code, all '
existing and proposed electrical lines of thirty-five thousand volts or less and overhead
service drop conductors, and all gas, telephone, television cable service, and similar
servicewires or lines,which are on-site,abutting,and/ortransecting,shall be installed
underground unless specific restrictions are shown in General Orders 95 and 128 of
the California Public Utilities Commission, and service requirements published by the
utilities.
The existing overhead utilities across the westerly and easterly property lines meet
the requirement to be installed underground. The developer is advised to investigate
the nature of these utilities, the availability of undergrounding these utilities with
respect to adjacent and off-site properties, and to present its case for a waiver of the
Municipal Code requirement, if appropriate, to the Planning Commission and/or City
Council as part of its review and approval of this project.
If utility undergrounding is deferred in accordance with specific direction by the
Planning Commission and/or City Council, the property owner shall enter into a
covenant agreeing to underground all of the existing overhead utilities required bythe
Municipal Code 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 property owner and submitted to the City Engineer prior to issuance of a
grading permit. A current title report; or a copy of a current tax bill and a copy of a
vesting grant deed shall be provided to verify current property ownership.
79. 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.
Resolution 20636
Page 16
80. 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.
81. 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.
82. 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.
83. 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
84. The Title Report prepared for subdivision guarantee for the subject property, the
traverse closures for the existing parcel and all lots created therefrom, and copies of
record documents shall be submitted with the Final Map to the Engineering Division.
85. A Final Map shall be prepared by a licensed Land Surveyor or qualified Civil Engineer
and submitted to the Engineering Division for review and approval. The map shall be
approved by the City Council prior to issuance of building permits.
TRAFFIC
86. A minimum of 48 inches of sidewalk clearance shall be provided around all street
furniture, fire hydrants and other above-ground facilities for handicap accessibility.
Required clearance shall be provided through dedication of additional right-of-way
and widening of the sidewalk or by relocation of encroachments along the public
street frontages.
87. All damaged,destroyed, or modified pavement legends and striping shall be replaced
to the City Engineer on the North Indian Canyon Drive, Francis Drive,and Sunny View
Drive frontages prior to issuance of a Certificate of Occupancy.
88. A 36 inch "STOP" sign shall be installed in accordance with City of Palm Springs
Standard Drawing No. 624 at the project exit.
Resolution 20636
Page 17
89. A 9,500 lumen high pressure sodium vapor safety street light with glare shield on a
marbelite pole shall be provided and installed at the northeast corner of North Indian '
Canyon Drive and Francis Drive with the mast arm over North Indian Canyon Drive.
The developer shall coordinate with Southern California Edison for required permits
and work orders necessary to provide electrical service to the street light.
90. 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.
91. This property is subject to the Transportation Uniform Mitigation Fee which shall be
paid prior to issuance of building permit.
Resolu�i n 20636
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CASE NO. Case No. 5.0948-PDD-283 and DESCRIPTION
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APPLICANT A planned 6evelopment District(PC)No.283)for the
development of 30 two-story residential units on 2.13 acres
Anne Krizman and a Tentative Tract Map for a single lot subdivision for
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