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HomeMy WebLinkAbout20648 - RESOLUTIONS - 7/2/2003 ' RESOLUTION NO. 20648 OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA,APPROVING TENTATIVE TRACT MAP 31256 FOR THE CONSTRUCTION OF 14 CONDOMINIUM UNITS LOCATEDAT 977 ALEJO ROAD EAST, ZONE RGA (8), SECTION 14. WHEREAS,Alejo/Caballeros, LLC. (the"Applicant")has filed an application with the City pursuant to Palm Springs Municipal Code Section 9.60 for a Tentative Tract Map to construct 14 condominium units located at 977 Alejo Road East, Zone RGA (8), Section 14; and WHEREAS, the Applicant has filed Tentative Tract Map 31256 with the City and has paid the required filing fees; and WHEREAS, said Tentative Tract Map was submitted to appropriate agencies as required by the subdivision requirements of the Palm Springs Municipal Code, with the request for their review, comments, and requirements; and WHEREAS, notice of the public hearing of the Planning Commission of the City of Palm Springs to considerTTM 31256 and related architectural approvals(Case 3.2349),was given in accordance with applicable law; and WHEREAS,on June 11,2003,a public hearing on the application forTentative Tract Map 31256 and related architectural approvals(Case 3.2349)was held by the Planning Commission in accordance with applicable law; and WHEREAS, notice of the public hearing of the City Council of the City of Palm Springs to consider TTM 31256, was given in accordance with applicable law; and WHEREAS,on July2,2003,a public hearing on the application for Tentative Tract Map 31256was held by the City Council in accordance with applicable law; and WHEREAS, pursuant to Government Code Section 66412.3,the City Council has considered the effect of the proposed subdivision,Tentative Tract Map 31256,on the housing needs of the region in which Palm Springs is situated and has balanced these needs against the public service needs of its residents and available fiscal and environmental resources; the approval of the proposed project represents the balance of these respective needs in a mannerwhich is most consistentwith the City's obligation pursuant to its police powerto protect the public health,safety,and welfare;and WHEREAS, the proposed subdivision, Tentative Tract Map 31256, is categorically exempt from further environmental review pursuant to Section 15332 (In-fill Development Projects) of the California Environmental Quality Act (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 forthe project and all written and oral testimony presented. l � c- Page.Z..,,.. �....-.., THE CITY COUNCIL HEREBY FINDS AS FOLLOWS: ' Section 1: Pursuant to CEQA, the City Council finds that this project is categorically exempt from the California Environmental Quality Act pursuant to Section 15332 (In-fill Development). Section 2: Pursuant to Government Code Section 66473.5 the City Council finds that the proposed subdivision and the provisions for its design and improvement are compatible with the objectives,polices,and general land uses and program provided in the City's General Plan and any applicable specific plan. Section 3: Pursuant to Government Code Section 66474(Subdivision Map Act),the Planning Commission finds thatwith the incorporation of those conditions attached in Exhibit A. 1. The proposed Tentative Map is consistent with applicable general and specific plans. The proposed project is consistentwith the General Plan. The General Plan designation for the site is M8(Medium Density Residential units/acre). The applicant is proposing 14 units and therefore is within the density parameters of the General Plan. 2. The design of improvement of the proposed subdivision is consistentwith 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 31256. 3. The site is physically suitable for the type and density of development contemplated by the proposed subdivision. The site is proposed for fourteen (14) two-story condominium units on 1.72 acres of land. The proposed development is under the maximum allowable density of 15 units, as permitted under the General Plan and Zoning Code. There will be no incompatibility issues as the subject property is surrounded by vacant land) zoned RGA (8) (the same zoning designation as the proposed project)to the west and south, single-family residential uses to the north, and RGA (8) zoned land to the east occupied by an open green belt and residential project. The applicant proposes a medium density residential development that will be compatible with the surrounding neighborhood. 4. The design of the proposed subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. As an in-fill development the design of the proposed subdivision or the proposed improvements are not likelyto cause substantial environmental damage or substantially and ' unavoidable injure fish or wildlife or their habitat. Page 3 ' 5. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the subdivision and proposed improvements must follow the conditions of approval including, but not limited to,the application of the Uniform Building Code Seismic Safety Standards,and the City of Palm Springs Fugitive Dust Control Ordinance in order to ensure public health and safety. 6. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. Alejo Road East is designated as a major thoroughfare on the City of Palm Springs circulation plan. The applicant will be required to improve the road,curb,gutter and sidewalk to match existing. Avenida Caballeros will be improved to include a short median(the length to be determined by the City Engineer)constructed to City standards at the intersection of Alejo Road East and Avenida Caballeros, curb, gutter and an 8-foot wide sidewalk behind the curb. The 24-foot wide common driveway providing internal circulation for the project will be privately maintained. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing,the City Council hereby orders filing of a Mitigated Negative Declaration and approves TTM 31256, subject to those conditions set forth in the attached Exhibit A, which are to be satisfied prior to the issuance of a Certificate of Occupancy unless otherwise specified. ' ADOPTED THIS 2nd day of July, 2003. AYES: Members Mills, Oden, and Mayor Kleindienst NOES: None ABSENT: Members Hodges and Relle_ r-Spurgin ABSTENTIONS: ATTEST: CITY OF PALM SPRINGS, CALIFORNIA City Clerk City Manager � Reviewed and Approved as to Form: mesmutlun LU04a Page 4 EXHIBIT A , TENTATIVE TRACT MAP 31256 ALEJO/CABALLEROS, LLC 977 ALEJO ROAD EAST. TENTATIVE TRACT MAP CONDITIONS OF APPROVAL July 2, 2003 Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer,the Directorof Planning,the Chief of Police,the Fire Chief ortheir designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. 1 a. The proposed development of the premises shall conform to all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and resolutions which supplement the zoning district regulations. 1 b. The owner shall defend, indemnify,and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, ;set aside,void or annul,an approval of the City of Palm Springs,its legislative body,advisory agencies,or administrative officers concerning TTM 31256. 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 orfails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgement or failure to appeal, shall not cause a waiver of the indemnification rights herein. 2. That the property owner(s) and successors and assignees in interest shall maintain and 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. ' Page 5 3. Architectural approval shall be valid for a period of two (2)years. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. 4. The appeal period for an Architectural Approval and Tentative Tract Map application is 15 calendar days form the date of project approval. Permits will not be issued until the appeal period has concluded. 6. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning and Zoning prior to issuance of a building permit. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. 7. Final landscape plans shall include the following design elements: a) The site shall include an added design element (landscape or other decorative element) on the site to soften the western interior street end. b) The landscape shall be bermed adjacent to the wall on Avenida Caballeros. c) Larger pavers shall be used on the decorative paving portions. d) All plant/tree container sizes shall be included on the final landscape plan. e) \All interior walkways shall be straight with angles rather than curved. 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. In addition to shade trees planted in the landscaped right-of-way adjacent to Avenida Caballeros the applicant shall provide filifera palm trees planted in groupings of two approximately every 60 feet. 13. 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 certificate of occupancy. 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. ��cnvwuv • c�oiv Page 6 The applicant shall submit to the City of Palm Springs,a deposit in the amount of$2000,for ' the review of the CC&R's by the City Attorney. A $250 filing fee shall also be paid to the City Planning Department for administrative review purposes. 14. 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. 15. All materials on the flat portions of the roof shall be earth tone in color. 16. 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. 17. 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. 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 pennits. 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. The applicant shall submit plans meeting City standard for approval on the proposed trash and recyclable materials enclosure prior to issuance of a building permit or submit a letter from the municipal waste disposal service stating that individual household refuse pickup is acceptable. 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 fee being 1/2% for commercial projects or 1/4%for residential projects with first$100,000 of total building permit valuation for individual single-family units exempt. Should the public art be located ' on the project site,said location shall be reviewed and approved by the Director of Planning and Building and the Public Arts Commission, and the property owner shall enter into a Kesolution Z0648 Page 7 recorded agreement to maintain the art work and protect the public rights of access and viewing. 24. Detail of perimeter fencing and entry gate shall be submited at the time of final landscape plan submittal. 25. 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. 26. Shading requirements for parking lot areas as set forth in Section 93.06.00 of the Zoning Ordinance shall be met. Details to be provided with final landscape plan. 27. Parking stalls shall be delineated with a 4 to 6 inch double stripe or equivalent design - hairpin or elongated"U"design. Individual wheel stops shall be prohibited; a continuos 6" barrier curb shall provide wheel stops. 28. Two handicapped spaces shall be provided. Handicapped accessibility shall be indicated on the site plan to include the location of handicapped parking spaces and the path of travel to the entry ways. 29. Standard parking spaces shall be 17 feet deep by 9 feetwide; 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 footwalkway at the right side of the parking space; two handicap spaces can share a common walkway. One in every eight accessible spaces, but not less than one, shall be served by an 8 foot walkway on the right side and shall be designated "van accessible". 30. Compact and handicapped spaces shall be appropriately marked per Section 93.06.00(C) (10). 31. 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. 32. The developer shall submit a letter f rom the waste disposal service verifying that trash cans are acceptable for project waste management prior to issuance of building permits. 33. Priorto any ground disturbing activity,including clearing and grubbing,installation of utilities, and/or any construction related excavation, an Archaeologist qualified according to the Secretary of the Interior's Standards and Guidelines, shall be employed to survey the area for the presence of cultural resources identifiable on the ground surface. 34. Given that portions of the project area are within an alluvial formation, the possibility of buried resources is increased. A Native American Monitor shall be present during all ground-disturbing activities and that, should buried deposits be encountered, that the Monitor have the authority to halt destructive construction and that the Monitor notify a �\GJV�VL�V�� GVVYV Page 8 Qualified Archaeologist to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Band of Cahuilla Indians. 35. One copy of any cultural resource documentation generated in connection with this project, including reports of investigations, record search results and site records/updates shall be forwarded to the Tribal Planning, Building, and Engineering Department. 36. Applicant shall be required to pay all Agua Caliente Band of Cahuilla Indians planning fees associated with this development. POLICE DEPARTMENT 1. Developer shall comply with Section II of Chapter8.04 of the Palm Springs Municipal Code. BUILDING DEPARTMENT 1. Prior to any construction on-site, all appropriate permits must be secured. FIRE 1. Building orComplex 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) ' 2. Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System is required. 3. Water Systems and Hydrants: Underground water mains and fire hydrants shall be installed,completed,tested and in service priorto the time when combusitble 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) 4. Fire Extinguisher Requirements: Provide one2-A:10-B:C portable fire extinguisherforevery 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 and recessed into the building. Preferred location is in the path of exit travel near an exit door. 5. Fire Alarm System: Fire Alarm System required. Installation shall comply with the requirements of NFPA 72. 6. 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) LJ. � ' 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. 2. 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. ALEJO ROAD 3. Dedicate an additional right-of-way of 10 feetto provide the ultimate half streetwidth of 50 feet along the entire frontage,together with a property line-comer cut-back at the northeast corner of the subject property in accordance with City of Palm Springs Standard Drawing No. 105. 4. Remove the existing asphalt concrete berm and curb return, and construct an 8 inch curb and gutter located 38 feet south of centerline along the entire frontage,with a 35 feet radius curb return at the southwest comer of the intersection of Alejo Road and Avenida Caballeros in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 5. Remove the existing catch basin located atthe southwest corner of the intersection of Alejo Road and Avenida Caballeros and remove the associated storm drain lateral; and reconstruct a new inlet catch basin located 38 feet south of centerline atthe new beginning of curb return(BCR)at the southwest corner of the intersection of Alejo Road and Avenida Caballeros in accordance with City of Palm Springs Standard Drawing No. 700; and construct a new storm drain lateral connection to the existing 60" R.C.P. storm drain. The new storm drain lateral connection may require modification of the entire lateral to the opposite catch basin located on the north side of Alejo Road. All removals and installations shall be shown on storm drain improvement plans prepared by a Registered Civil Engineer and submitted to the Engineering Department and Riverside County Flood Control District for review and approval. 6. Remove the existing luminaire located at the southwest comer of the intersection of Alejo Road and Avenida Caballeros. Provide and install a new 9,500 lumen high pressure sodium vapor safety street light with glare shield on a marbelite pole at the southwest corner of the intersection of Alejo Road and Avenida Caballeros with the mast arm over Alejo Road. The developer shall coordinate with Southern California Edison for required permits and work orders necessary to provide electrical service to the new street light. 7. Construct a 50 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 205. The centerline of the driveway approach shall be located approximately 280 feet west of the centerline of Avenida Caballeros as shown on the ' approved site plan. The raised median island shall be located onsite and not within public right-of-way. nUaUIUUUII LUUVO Page 10 8. Construct a 12 feet wide meandering combination sidewalk and bicycle path along the , entire EastAlejo Road frontage.The construction shall be adjacent to the curb with colored Portland Cement concrete. The admixture shall be Palm Springs Tan, Desert Sand, or approved equal color by the Engineering Division. 9. Easements shall be granted forthe portions of proposed meandering sidewalk and bicycle path that leave the public right-of-way. 10. Construct a Type A curb ramp meeting current California State Accessibility standards at the southwest comer of the intersection of Alejo (Road and Avenida Caballeros in accordance with City of Palm Springs Standard Drawing No. 212. 11. Construct a Type C curb ramp at each side of the main entrance driveway, in accordance with City of Palm Springs Standard Drawing No. 214. 12. Remove and replace existing pavement with a minimum pavement section of 5 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 340. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineerusing "R" values from the project site and submitted to the City Engineer for approval. AVENIDA CABALLEROS 13. Remove the existing curb and curb return, and construct a 6 inch curb and gutter located 42 feet west of centerline along the entire frontage,with a 35 foot radius curb return at the southwest comer of the intersection of Avenida Caballeros and Alejo Road, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 14. Construct a 26 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 201. The centerline of the driveway approach shall be located approximately 185 feet south of the centerline of Alejo Road as shown on the approved site plan. 15. Construct an 8 feet wide sidewalk along the entire frontage. The construction shall be adjacent to curb with colored Portland Cement concrete. The admixture shall be Palm Springs Tan, Desert Sand, or approved equal color by the Engineering Division. 16. Easements shall be granted for the portions of proposed bicycle path that leave the public right-of-way. 17. Construct a 14-feet wide landscaped, raised median island as specified by the City Engineer from Alejo Road southerly along the Avenida Caballeros frontage. Provide a 100 feet long left turn pocket at Alejo Road. The overall length of the median shall be approved by the Director of Planning &Zoning. The median nose width shall be constructed 4 feet wide and shall have cobblestone paving. The left turn pocket shall be designed in accordancewith Section 405 of the current edition of the Caltrans Highway Design Manual, ' as approved by the City Engineer. Developer shall annex the property to an existing City Landscape Maintenance District for maintenance of the future landscaped median island l � � ILI Page 11 ' and pay all associated fees for the annexation if a District exists at the time the median is constructed. 18. Remove and replace existing pavement with a minimum pavement section of 5 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 340. If an alternative pavement section is proposed, the proposed pavement section shall be designed by California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. ALEJO VISTA (PRIVATE STREET) 19. The on-site private street shall consist of a 26 feet wide two-way street as shown on the approved site plan. All on-site private streets shall be constructed with a minimum pavement section of 2% 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. 20. Parking shall be prohibited along the private street except for designated parking areas. ' SANITARY SEWER 21. All sanitary facilities shall be connected to the public sewer system. Laterals shall not be connected at manholes. 22. Construct an on-site (private) sewer system to collect and convey sewage through a maximum of one lateral to the sewer main located in Avenida Caballeros. 23. 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 24. Submit a Precise Grading Plan prepared by a California registered Civil Engineer or qualified Architect 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 Precise 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. Page 12V 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. 25. Drainage swales shall be provided adjacentto all curbs and sidewalks,3'wide and 6"deep, to keep nuisance water from entering the public streets, roadways, or gutters. 26. 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 forthe proposed development.A copy of the executed permit shall be provided to the City Engineer prior to approval of a Grading Plan. 27. In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c), the developer shall postwith 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. 28. A soils report prepared by a California registered Geoi:echnical Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed development. A copy of the soils report shall be submitted to the Building Department and to the Engineering Division prior to approval of the Grading Plan. ' 29. Contact the Building Department to get information regarding the preparation of the PM10 (dust control) plan requirements. 30. In cooperation with the Riverside County Agricultural Commissioner and the California Department of Food and Agriculture Red Imported Fine 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 IntentTo Move Soil From orWithin 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 31. The developer may conduct stormwater runoff off-site to Avenida Caballeros for conveyance to the existing storm drain system. Provisions for the interception of nuisance water from entering Avenida Caballeros from the project site shall be provided through the use of a minor storm drain system that collects and conveys nuisance water to landscape or parkway areas adjacent to Avenida Caballeros,and in only a stormwater runoff condition, pass runoff directly to the street through parkway or under sidewalk drains. 32. The project is subject to flood control and drainage implementation fees. The acreage , drainage fee at the present time is$9,212 peracre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. GENERAL 33. Any utility trenches or other excavations within existing asphalt concrete pavement of off- site streets required by the proposed development shall be backfilled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. 34. All proposed utility lines shall be installed underground. 35. 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. 36. The original improvement plans prepared for the proposed development and approved by the City Engineer shall be documented with record drawing "as-built' information and returned to the Engineering Division prior to issuance of a certificate of occupancy. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. 37. 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. 38. Nothing shall be constructed or planted in the corner cut-off area of any driveway which does orwill exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Code 93.02.00 D. 39. 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 40. 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 first draft of the Final Map for review to the Engineering Division. 41. 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 42. 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. �1:� 8 1c 1. .. 1v.I. Page 14 43. All damaged, destroyed, or modified pavement legends and striping associated with the proposed development shall be replaced as required by the City Engineerpriorto issuance of a Certificate of Occupancy. 44. Relocate the existing stop sign and repaint a standard stop bar and legend in accordance with City of Palm Springs Standard Drawing Nos. 620.625 at the southwest comer of the intersection of Alejo Road and Avenida Caballeros. 45. Submit traffic striping plans prepared by a California registered Civil Engineer to the Engineering Division for review and approval. All required traffic striping improvements shall be completed in conjunction with required street improvements,to the satisfaction of the City Engineer, and prior to issuance of a Certificate of Occupancy. 46. A 36 inch stop sign and standard stop bar and legend shall be installed in accordance with City of Palm Springs Standard Drawing Nos. 620-625 at the project exit on Alejo Road. 47. 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 accordancewith 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. 48. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid ' prior to issuance of building permit. ` 3 C 1 Resolution' 2U648 Page;15, VICINITYMA.P . ... . .TAMARISK. ROAD ALEJQ ROAD AMADO ROAD. PROJECT SITE CITY OF PALM SPRINGS CASE NO. '3.2349 TTM 31256: -_DESCRIPTION APPLICANT �Alejo/Cabaileros, LLC Application for a jat — tract map to construct 14 co 977 Alejo Rd.,=E.