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HomeMy WebLinkAbout20684 - RESOLUTIONS - 7/30/2003 RESOLUTION NO. 20684 ' OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING CASE 5.0958 - PD - 78 (AMENDED) FOR THE CONSTRUCTION OF 43 CONDOMINIUM UNITS LOCATED AT 2901 SOUTH PALM CANYON DRIVE,ZONE PD-78, SECTION 34. WHEREAS, World Development (the "Applicant") has filed an application with the City pursuant to Palm Springs Municipal Code Section 9.60 for approval of PD - 78 (Amended) to construct 43 condominium units located at 2901 South Palm Canyon Drive, Zone PD - 78, Section 34; and WHEREAS, notice of the public hearing of the Planning Commission of the City of Palm Springs to consider PD - 78 (Amended) and related architectural approvals (Case 5.0958) was given in accordance with applicable law; and WHEREAS, on July 9, 2003, a public hearing on the application for the PD - 78 (Amended) and associated architectural approvals (Case 5.0968) was held by the Planning Commission in accordance with applicable law; and WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to consider PD- 78 (Amended), was given in accordance with applicable law; and WHEREAS, on July 30, 2003, a public hearing on the application for PD-78 (Amended)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 ("CEAQ"), and WHEREAS,the Environmental Impact Report prepared for Planned Development District 78 , has been previously prepared for this project, distributed for review For public review and comment and approved by the Planning Commission and the City Council in compliance with the California Environmental Quality Act (CEQA); and WHEREAS, the City Council on July 16, 2003, approved an addendum to the Environmental Impact Report for the Canyon Park Resort and Spa Specific Plan and said Environmental Impact Report's addendum fully addressed environmental impacts of the entire specific plan and the subject property; and WHEREAS, the Planning Commission has carefully reviewed and considered all of the evidence presented in connection with the meeting on the Project, including but not limited to the staff report, all environmental data including the environmental assessment prepared for the project and all written and oral testimony presented. THE CITY COUNCIL HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to CEQA, the Planning Commission finds that the Environmental Impact Report previously approved by City Council in the approval of PD-78 adequately , addresses the general environmental setting of the proposed Project and its significant environmental impacts. Additionally, the Final Environmental Impact Page 2 ' Report that was prepared for the Canyon Park Resort and Spa Specific Plan project that was certified and adopted on July 19, 1994 is in compliance with CEQA, the State CEQA Guidelines, and the City's CEQA Guidelines. Further,the FEIR, MND, and current EIR Addendum for Case No. 5.5076-SP-1A (Canyon South Specific Plan#1A Revisions)adequately addresses the general environmental setting of the proposed project, its significant environmental impacts, and the alternatives and mitigation measures related to each significant environmental effect fo the proposed project. Section G: Pursuant to Section 94.03.00 of the Zoning Ordinance, the Planning Commission finds that 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. A previously approved Planned Development District 78 allows the use of multi-family housing at the site. The use of the site is also consistent with the underlying zoning designation included in Specific Plan #1. 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 use of a condominium housing project is clearly defined in Canyon Park Resort and Spa Resort Specific Plan No. 1 Amendment, approved by City Council January 19, 1994, indicating Planning Area 16 (Canyon Heights) entitlement for multi-family units and the Canyon South Specific Plan approved by City Council July 16, 2003. G. The site is adequate in size and shape to accommodate said use, including yards, setbacks, wall 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 site is adequate in size and shape to accommodate the use of forty-three (43) multi- family housing units. Of the 11.3 acre site, 27.5% is devoted to buildings, 6.9% to paving and 65.6% is devoted to landscaping, open space and recreation area. The proposed project is in keeping with the intent of the previously approved PD-78 in which the project statement proclaims, "Generous open spaces have been created around large rock outcroppings...It is the planner's intent that the open spaces be maintained in their natural state." Recreational facilities have been specifically designed to incorporate rock outcroppings and to use the natural environment as an asset to the site plan. Placement of units have been relocated in order to avoid further grading as much as possible and utilize the aspects of the natural terrain within the project's landscaping concept. ' 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. Page 3 Access to the site is provided by an existing private street constructed in the first phase of ' the development. Engineering staff has provided conditions of approval to incorporate necessary improvements off-site but adjacent to the Canyon Heights project on South Palm Canyon Drive. Original conditions of approval associated with the first phase of construction have been reviewed by staff for consistency and conformity to the proposed project's site plan. Necessary changes have been addressed as Engineering Conditions of Approval in Exhibit A. 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, safety and welfare. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, that the City Council hereby approves the amendment to PD - 78 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 30th day of July, 2003. AYES: Members Hodges, Reller-Spurgin and Mayor pro tem Oden NOES: None ' ABSENT: Member Mills and Mayor Kleindienst ABSTENTIONS: None ATTEST: CITY OF PALM SPRINGS, CALIFORNIA City Clerk City Manager y ' Reviewed and Approved as to Form: G e,3 Page 4 ' EXHIBIT A PD - 78 (AMENDED) WORLD DEVELOPMENT 2901 SOUTH PALM CANYON DRIVE REVISED PRELIMINARY PLANNED DEVELOPMENT DISTRICT CONDITIONS OF APPROVAL July 30, 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. 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 Case 5.0958-PD-78 (Amended). 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. 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. �V� 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 amendment to a Planned Development District application is 15 calendar days form the date of project approval. Permits will not be issued until the appeal period has concluded. 5. The final development plans shall be submitted in accordance with Section 9403.00 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. The pool facilities building shall be designed with a roof line that is low profile and has the least visual impact on the surrounding topography. 7. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. 8. Final landscape plans shall include the following design elements: a) All one gallon container sizes shall be increased to five gallon. , b) The perimeter fence shall be 6' high and constructed of wrought iron. c) The perimeter fence shall include a pedestrian access gate located for ease of access to all Canyon Heights homeowners. d) Landscaping shall be included adjacent to the pool facilities building to soften the impact of the structure and blend with the environment. 9. Detail of perimeter fencing, entry gate and pedestrian access gate shall be submitted at the time of final landscape plan submittal. Perimeter fencing shall not include the north/northwest and northern developed site boundary. 10. 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. 11. 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. 12. 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. 13a. The applicant prior to issuance of building permits shall submit a draft declaration of ' covenants, conditions and restrictions("CC&R's")to the Director of Planning and Zoning for approval in a form to be approved by the City Attorney, to be recorded prior to certificate of occupancy. The CC&R's shall be enforceable by the City, shall not be amended without City (to C,5"' Page 6 ' 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$2000,for the review of the CC&R's by the City Attorney. A$265 filing fee shall also be paid to the City Planning Department for administrative review purposes. 13b. The CC&R's shall include a provision requiring that the developer/homeowners construct a fence at least six (6) feet high around the entire perimeter of the developed site for the purpose of keeping Bighorn sheep out of the area and to prohibit residents from access to the hillside areas of Lot 3, if it is demonstrated to the City Council that Bighorn sheep are impacted by the development proposed. Should the six foot fence prove ineffective at excluding sheep,the developer/homeowner shall install an additional two(2)feet offence for a total of eight (8)feet of fence. 13c. The CC&R's shall include a provision that states all undeveloped hillside areas shall be maintained for permanent open space and that no improvements of any type shall be permitted for the life of the project. 14. The applicant shall provide notarized supplement to the First Supplement to Agreement Between Canyon Heights Homeowners Association and Natbeck Investments to reflect the change in Proviso IV-Page 3,#1(f)to allow for the construction of previously approved unit #92. 15. Separate architectural approval and permits shall be required for all signs. 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 street address numbering/lettering shall not exceed eight inches in height. 19. 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. ' 20. Parking lot light fixtures shall align with stall striping and shall be located two to three feet from curb face. MUSUIuLlun cVo04 Page 7 21. 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. 22. 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 recorded agreement to maintain the art work and protect the public rights of access and viewing. 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. 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. 25, 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. 26. Five handicapped parking stalls shall be provided. One: of the parking stalls shall be van accessible. 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. 27. Standard parking spaces shall be 17 feet deep by 9 feed 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 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". 28. Compact and handicapped spaces shall be appropriately marked per Section 93.06.00(C) (10). 29. 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. 30. The developer shall submit a letter from the waste disposal service verifying that trash cans , are acceptable for project waste management prior to issuance of building permits or that existing site trash enclosure facilities are available for use by the proposed units. 6C7 Page 8 ' 31. Prior to 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. 32. Given that portions of the project area are within an alluvial formation,the possibility of buried resources is increased. A Native American Monitor shall be present during all ground- disturbing activities and that, should buried deposits be encountered, that the Monitor have the authority to halt destructive construction and that the Monitor notify a Qualified Archaeologist to investigate and,if necessary,prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Band of Cahuilla Indians. 33. 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. 34. 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 11 of Chapter 8.04 of the Palm Springs Municipal Code. BUILDING DEPARTMENT 1. Prior to any construction on-site, all appropriate permits must be secured. FIRE 1. Approved numbers or addresses shall be provided for all new and existing buildings in such . a position as to be plainly visible and legible from the street or road fronting the property. 2. Project is beyond a 5-minute response time from closest fire station and therefore requires an automatic fire sprinkler system. Only a C-16 licensed fire sprinkler contractor shall perform system design and installation. System to be designed and installed in accordance with NFPA standard 13D, 1999 edition, as modified by local ordinance. 3. 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. 4. An operational fire hydrant(s) shall be installed within 250' of all combustible construction. No landscape planting, walls, or fencing are permitted within 3 feet of fire hydrants, except groundcover plantings. 5. Provide one 2-A:10-6: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 or near an exit door. 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. SOUTH PALM CANYON DRIVE 3. Construct a 6 inch curb and gutter, 32 feet west of centerline, from the end of the existing curb return at the entrance to the development(Canyon Heights Drive)to the centerline of Murray Canyon Drive, in accordance with City of Palm Springs Standard Drawing No. 200. 4. Construct an 8 feet wide sidewalk adjacent to curb,from the end of the existing sidewalk to the centerline of Murray Canyon Drive, in accordance with City of Palm Springs Standard Drawing No. 210. , 5. 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, or equal, from edge of proposed gutter to clean sawcut edge of pavement from Canyon Heights Drive to the centerline of Murray Canyon Drive, in accordance with City of Palm Springs Standard Drawings No. 110 and 330. 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. 6. Coordinate design and construction of South Palm Canyon Drive improvements with adjacent proposed development on the property identified by Assessor's Parcel Number (APN)512-180-001, to the satisfaction of the City Engineer. PRIVATE STREETS 7. The site plan proposes construction of condominium unfits within private street easements created on Tract Map 10527 as Lots"D", "E","F", and"G". The developer shall quitclaim the private street easements, or otherwise unencumber the development from the restriction imposed by the existence of the private street easements indicated on Tract Map 10527. Evidence of quitclaim or other reversion of the private street easements, meeting the approval of the City Engineer, shall be provided priorto issuance of building permits. A grant of easement for private street purposes shall be made for the new private streets, as shown , on the approved site plan. The private street easements shall be granted to the Canyon Heights Homeowners Association, as required by Codes, Covenants and Restrictions (CC&R's)for the development. Evidence of a recorded grant of easement for private street & G Page 10 ' purposes shall be provided to the City Engineer prior to issuance of a certificate of occupancy, or as required by the CC&R's for the development. 8. The site plan proposes construction of condominium units that encroach into easements for street right-of-way granted to the City of Palm Springs from the Bureau of Indian Affairs, as shown on Document No. 25666, recorded February 6, 1979. The developer shall apply for the vacation of these public easements, as necessary to facilitate construction of the proposed condominium units. Dedication to the City of Palm Springs of easements for public utility purposes, including sewers, shall be required to replace those vacated by the developer. Dedication shall be made concurrently with the public easement vacation processed by the City. 9. Construct on-site private streets,as shown on the approved site plan,subject to the approval of the Fire Marshall. 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. SANITARY SEWER ' 10. 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. 11. Connect all sanitary facilities to the City sewer system. Laterals shall not be connected at sewer manholes. 12. Existing sewer plans for Tract Map 10527 are approved and on file(see Files 4E-1-1 through 4E-1-7 approved 4/26/79). These plans were marked "as-built" as of 1/18/82, indicating existence of sewer improvements. The developer shall remove, relocate and install new sewer improvements, consisting of 8 inch sewer mains and required laterals, as required to facilitate the proposed development. The sewer plans for Tract Map 10527 shall be revised to reflect current"as-built"or record conditions and submitted to the Engineering Department for review and approval. Otherwise, new sewer improvement plans prepared by a Registered Civil Engineer shall be submitted to the Engineering Department for review and approval. The new or revised sewer improvement plans shall be approved by the City Engineer prior to issuance of any grading or building permits. Minimum submittal for new sewer improvement plans shall include the following: A. Copy of signed Conditions of Approval from Planning Department. B. Proof of processing dedications of right-of-way, easements, encroachment ' agreements/licenses,covenants, reimbursement agreements,etc. required by these conditions. � /0 Page 11 13. The project is subject to a sewer assessment fee of $146.19 per residential unit for , construction of the 15"sewer main in Avenida Granada, Calle Palo Fierro and Laverne Way. The fee shall be paid prior to issuance of the building permit. GRADING 14. 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. 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 15. 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. 16. A National Pollutant Discharge Elimination System(NPDIES)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 Grading Plan. 17. 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. 18. A soils report prepared by a California registered Geotechnical 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. 19, Contact the Building Department to get information regarding the preparation of the PM10 (dust control) plan requirements. ' 20. In cooperation with the Riverside County Agricultural Commissioner and the California Department of Food and Agriculture Red Imported Fire Ant Project, applicants for grading & COO It Kesmunon zuwm Page 12 permits involving a grading plan and involving the export of soil will be required to present a clearance document from a Department of Food and Agriculture representative in the form of an approved "Notification of Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1) or a verbal release from that office priorto 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 21. All stormwater runoff passing through and falling onto the site shall be accepted and conveyed to an approved drainage system(if available). On-site retention/detention or other facilities approved by the City Engineer shall be required if off-site drainage systems are unavailable or cannot contain the increased stormwater runoff generated by the development of the property. Provide a hydrology study to determine if the increased stormwater runoff due to development of the site exceeds the capacity of offsite drainage systems (if any exist), and to determine required stormwater runoff mitigation measures for the proposed development. 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 configuration or layout consistent with the findings of the final hydrology study. 22. The project is subject to flood control and drainage implementation fees. The acreage ' drainage fee at the present time is$7,271 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. GENERAL 23., 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. 24. All proposed utility lines shall be installed underground. 25. 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. 26. 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. 27. Nothing shall be constructed or planted in the corner cut-off area of any drivewaywhich does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Code Section 93.02.00, D. ' 28. 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. �,1( COW TRAFFIC ' 29. 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 South Palm Canyon Drive and all private street frontages of the subject property. 30. Street name signs shall be required at each intersection, as required by the City Engineer, in accordance with City of Palm Springs Standard Drawing Nos. 620 through 625. 31. 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. 32. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. 1 VICINITY .MAP 1 LOT 8 Murray Canyon Drive m •L 0 b 'El R V R a 0 m CITY OF PALM SPRINGS CASE5.0958 Amend PD - 78 DESCRIPTOR Application.for the construction of 43 condo units to APPLICANT complete Phase 1 of Canyon Heights 1 WORLD DEVELOPMENT 6*4 7