HomeMy WebLinkAbout20742 - RESOLUTIONS - 9/17/2003 RESOLUTION NO. 20742 '
OF THE CITY COUNCIL OF THE CITY OF: PALM SPRINGS,
CALIFORNIA, APPROVING TENTATIVE TRACT MAP 31495
FOR THE CONSTRICTION OF 84 CONDOMINIUM UNITS
LOCATED AT 1300 AMADO ROAD EAST, ZONE R-4, SECTION
14.
WHEREAS, GLORIETTE INVESTMENTS, 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 34 condominium units located at 1300 Amado Road East, Zone R-4, Section 14; and
WHEREAS, the Applicant has filed Tentative Tract Map 31495 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 consider TTM 31495 and related architectural approvals (Case 3.2378), was given in
accordance with applicable law; and
WHEREAS, on August 27, 2003, a public hearing on the application for Tentative Tract Map
31495 and related architectural approvals (Case 3.2378) 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 31495 was given in accordance with applicable law; and
WHEREAS, on September 17, 2003, a public hearing on the application for Tentative Tract map
31495 was 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 31495, 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 manner which is
most consistent with the City's obligation pursuant to its police power to protect the public
health, safety, and welfare; and
WHEREAS, the proposed project is considered a "project" pursuant to the terms of the
California Environmental Quality Act (CEQA); and
WHEREAS, an Environmental Assessment prepared for Case 3.2103, Gloriette Apartments,
has been previously prepared for this project site, distributed for public review and comment and
approved as a Mitigated Negative Declaration by the City Council on February 20, 2002, in
compliance with the California Environmental Quality Act (CE:QA); 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
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' report, all environmental data including the environmental assessment previously prepared and
all written and oral testimony presented.
THE CITY COUNCIL HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to CEQA, the City Council finds that the Environmental Assessment
Mitigated Negative Declaration previously approved by City Council in the
approval of Case 3.2103, Gloriette Apartments, February 20, 2002, adequately
addresses the general environmental setting of the proposed Project and its
significant environmental impacts.
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 City
Council finds that with 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 consistent with the General Plan. The General Plan designation
for the site is H43/30 (High Density Residential maximum 30 units/acre). The applicant
is proposing 84 units and therefore is within the density parameters of the General Plan.
2. The design of improvement of the proposed subdivision is consistent with the General
Plan and any applicable Specific Plan.
Pursuant to Government Code Section 66473.5 the City Council finds that the proposed
subdivision and the provisions for its design and improvement are compatible with the
objectives, polices, and general land uses and program provided in the City's General
Plan. All street, drainage, and utilities improvements are subject to the standards of the
General Plan and Conditions of Approval associated with TTM 31495.
3. The site is physically suitable for the type and density of development contemplated by
the proposed subdivision.
The site is proposed for eighty-four (84) two-story condominium units on 8.86 acres of
land. The proposed development is under the maximum allowable density of 30 units
per acre, as permitted under the General Plan and Zoning Code. The project site is
surrounded on three sides by previously developed condominium projects. The adjacent
property to the east is vacant but is the same Zoning designation (R-4). The applicant
proposes a 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.
The site has undergone prior environmental assessment and an approved Mitigated
Negative Declaration by the City of Palm Springs City Council less than a year and six
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months prior to this project proposal. Therefore it is determined that the proposed ,
subdivision and the proposed improvements, are not likely to cause substantial
environmental damage or injury.
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.
Amado Road East is designated as a secondary thoroughfare on the City of Palm
Springs circulation plan. Hermosa Drive is designated) as a collector street on the City of
Palm Springs circulation plan. The applicant will be required to improve the road, curb,
gutter and sidewalk on both of the adjacent streets. The 28-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 that the City Council approve TTM 31495, 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 17th day of September, 2003.
AYES: Members Mills, Oden, Reller-Spurgin, and Mayor Kleindienst
NOES: None
ABSENT: Member Hodges
ABSTENTIONS: None
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
City Clerk City Manager
Reviewed and Approved as to Form:
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' EXHIBIT A
TENTATIVE TRACT MAP 31495
GLORIETTE INVESTMENTS, LLC
1300 AMADO ROAD EAST
TENTATIVE TRACT MAP
CONDITIONS OF APPROVAL
September 17, 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.
Administrative:
la. 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 31495. 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.
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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.
5. 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.
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.
Landscaping:
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 a 4 feet wide landscape median adjacent to curb on Amado
Road. The 9 feet wide landscape parkway between the sidewalk and perimeter wall
shall include informal tree groupings with spacing of 30'or less comprised of any of
the following species:
1)Acacia Minuta Acacia smallfi
2) Desert Willow Chilopsis linearis
3) Citrus species-Orange, Lemon, Lime and Grapefruit
4) Swamp Mallee Eucalyptus spanthulata
5) California Fan Palm Washington filifera
6)African Sumac Rhus lancea
7) California fan palm Washingtonia filifera
8) Or other approved tree program
b) On Hermosa Drive the site plan shall include informal tree groupings with spacing of
30' or less comprised of any of the following species:
1)Acacia Minuta Acacia smaN
2) Bottle Tree Brachychiton populneus
3) Citrus species-Orange, Lemon, Lime: and Grapefruit '
4) Fruitless olive Olea europa
5) Mendell pine Pinus eldarica
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6) California fan palm Washingtonia fi/ifbta
7) Or other approved tree program
8. 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.
9. Detail of perimeter fencing and entry gate shall be submitted at the time of final landscape
plan submittal.
10. 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.
Grading:
11. 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.
12. 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.
13. 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.
Architectural:
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 permits.
19. The street address numbering/lettering shall not exceed eight inches in height.
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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. 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.
23. 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.
24. Eight 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.
25. 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 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".
26. Compact and handicapped spaces shall be appropriately marked per Section 93.06,00(C)
(10).
27. 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.
28. 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.
Miscellaneous:
29. This project shall be subject to Chapters 2.24 and 3.317 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
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' 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 $100,000 of total building
permit valuation for individual single-family units exempt. Should the public art be located on
the project site,said location shall be reviewed and approved by the Director of Planning and
Building and the Public Arts Commission, and the property owner shall enter into a recorded
agreement to maintain the art work and protect the public rights of access and viewing.
30. Prior to any ground disturbing activity, including clearing and grubbing, installation of utilities,
and/or any construction related excavation, an Archaeologist qualified according to the
Secretary of the Interior's Standards and Guidelines, shall be employed to survey the area
for the presence of cultural resources identifiable on the ground surface.
31. Given that portions of the project area are within an alluvial formation,the possibility of buried
resources is increased. A Native American Monitor shall be present during all ground-
disturbing activities and that, should buried deposits be encountered, that the Monitor have
the authority to halt destructive construction and that the Monitor notify a Qualified
Archaeologist to investigate and,if necessary, prepare a mitigation plan for submission to the
State Historic Preservation Officer and the Agua Caliente Band of Cahuilla Indian$.
32, 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,
33. Applicant shall be required to pay all Agua Caliente Band of Cahuilla Indians planning fees
' associated with this development.
34. The mitigation measures of the environmental assessment for Case 3.2103 shall apply.
35. No outdoor storage of any kind shall be permitted.
POLICE DEPARTMENT
1. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal Code.
BUILDING DEPARTMENT
1. Prior to any construction on-site, all appropriate permits must be secured.
FIRE
1. Road Design: Fire apparatus access roads shall be designed and constructed as all weather
capable and able to support a fire truck weighing 73,000 pounds G.V.W. (902.2.2.2 CFC)
2. Fire Department Access Road Dimensions: Provide two 10' travel lanes for a total of 20'
unobstructed width. If parking on access road is desired, provide an 8' parking lane with
opposing curb marked red with appropriate signage for a total of 28' in width. Provide an
additional 8'for parking on both sides of access road for a total of 36' in width.
' 3. Vertical Fire Apparatus Clearances: Palm Springs Fire Apparatus require an unobstructed
vertical clearance of not less than 14'6".
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4. Building or Complex Gate Locking Devices: Locked gate(s) shall be equipped with a KNOX ,
key switch device or Key box. Contact the Fire Department at 323-8186 for a KNOX
application form. (902.4 CFC)
5. Location of Knox boxes: A Knox box shall be installed at every locked gate. Show location
of boxes on plan elevation views. Show requirement in plan notes.
6. Automatic Fire Sprinklers:An approved, automatic Fire Sprinkler System is required.
7. Fire Flow Estimate: Fire flow is estimated to be 1500 gallons per minute at this time. A more
precise flow will be given once the type of construction is known.
8. Fire Extinguisher Requirements: Provide one 2-A:10-B:C:portable fire extinguisher for every
75 feet of floor or grade travel distance for normal hazards. Show proposed extinguisher
locations on the plans. (1002.1 CFC) Extinguishers shall be mounted in a visible,accessible
location 3 to 5 feet above floor level. Preferred location is in the path of exit travel near an
exit door.
9. Premised Identification: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. (901.4.4 CFC)Show location of address on plan elevation view. Show
requirement and dimensions of numbers in plan notes. Numbers shall be a minimum 4
inches, and of contrasting color to the background. '
10. Fencing Required:Construction site fencing with 20 foot wide access gates is required for all
combustible construction over 5,000 square feet. Fencing shall remain intact until buildings
are stuccoed or covered and secured with lockable doors and windows. (8.04.260 PSMC)
11, Operational Fire Hydrants: An operational fire hydrant or hydrants shall be installed within
250' of all combustible construction.
ENGINEERING
The Engineering Division recommends that if this application is approved, such approval is subject
to the following conditions being completed in compliance with City standards and ordinances.
STREETS
1. Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit. Worts shall be coordinated with the Engineering Division pertaining
to City of Palm Springs Resolution 17950-Restricting Street Work on Major and Secondary
Thoroughfares.
2. Submit street improvement plans prepared by a Registered Civil Engineerto the Engineering
Division. The plans shall be approved by the City Engineer prior to issuance of any building
permits.
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AMADO ROAD
3. Dedicate a property line - corner cut back at the northeast corner of Hermosa Drive and
Amado Road in accordance with City of Palm Springs Standard Drawing No. 105.
4. Construct 6 inch curb and gutter, 32 feet north of centerline along the entire frontage, with a
35 feet radius curb return at the northeast corner of the intersection of Amado Road and
Hermosa Drive in accordance with City of Palm Springs Standard Drawing No. 200 and 206.
5. Remove the existing curb return, spandrel and cross-gutter,and reconstruct the north half of
a 6 feet wide cross gutter and spandrel at the northeast corner of the intersection of Amado
Road and Hermosa Drive with a flow line parallel with and 20 feet east of the centerline of
Hermosa Drive in accordance with City of Palm Springs Standard Drawing No.200 and 206.
6. Construct a 20 feet wide driveway approach located approximately 450 feet east of the
centerline of Hermosa Drive in accordance with City of Palm Springs Standard Drawing No.
201. The access shall be gated and locked, and a lock box key provided to the Fire
Department for emergency access.
7. Construct a five foot wide sidewalk 4.5 feet behind the face-of-curb along the entire frontage
in accordance with the City of Palm Springs Standard drawing No. 210.
' 7a. Dedicate a 1 1/2' wide sidewalk easement behind sidewalk in landscape Lot D along the
entire Amado Road frontage.
8. Construct an undersidewalk drain to convey on-site stormwater runoff from Calle Rolph to
Amado Road, in accordance with City of Palm Springs Standard Drawing No. 705.
9. Install an `end of sidewalk' sign at the easterly end of the proposed sidewalk.
10. Construct a Type A curb ramp meeting current California State Accessibility standards at the
northeast corner of the intersection of Amado Road and Hermosa Drive in accordance with
City of Palm Springs Standard Drawing Nos. 212 and 212A.
11. 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 along the entire frontage in accordance with City of Palm Springs Standard
Drawing No. 110 and 325. 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.
HERMOSA DRIVE
12. Construct 6 inch curb and gutter, 20 feet east of centerline along the entire frontage, with a
35 feet radius curb return at the northeast corner of the intersection of Amado Road and
Hermosa Drive in accordance with City of Palm Springs Standard Drawing No.200 and 206.
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13. Remove the existing cross-gutter and reconstruct the east half of a 6 feet wide cross gutter '
and spandrel at the northeast comer of the intersection of Amado Road and Hermosa Drive
with a flow line parallel with and 32 feet north of the centerline of Amado Road in accordance
with City of Palm Springs Standard Drawing Nos. 200 and 206.
14. The Main Entry shall be constructed in a configuration consistent With the approved site plan,
and in accordance with City of Palm Springs Standard Drawing No. 205. The centerline of
the driveway approach shall be located approximately 315 feet from the centerline of Amado
Road,
15. Construct an 8 feet wide sidewalk behind the curb along the entire frontage in accordance
with City of Palm Springs Standard Drawing No. 210.
16. Construct Type C curb ramps meeting current California State Accessibility standards at
each side of the Main Entry in accordance with City of Palm Springs Standard Drawing No.
214,
17. 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 a clean sawcut edge of
pavement along the entire Hermosa Drive frontage in accordance with City of Palm Springs
Standard Drawing No, 110 and 315. If an altemative 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.
CALLE ROLPH
18. Construct that portion of the offset cul-de-sac, including i adjacent 5 feet wide sidewalk, as
shown on the approved street improvement plan on file(re:fetto Street Improvement Drawing
No. 14-4-4-203). This plan shall be revised by a California registered Civil Engineer to reflect
existing conditions and meet current City standards, and submitted to the Engineering
Division for review and approval. Otherwise, a new street improvement plan shall be
prepared and submitted for approval. The new or revised street improvement plan shall be
approved by the City Engineer prior to issuance of any building permits.
19. Construct an undersidewalk drain in accordance with City of Palm Springs Standard Drawing
Nm 705, to collect stormwater runoff tributary to the end of Calle Rolph and to convey the
runoff to Amado Road in a manner acceptable to the City Engineer, An on-site drainage
channel shall be provided across the development as required to convey the off-site
stormwater runoff to Amado Road. A hydrology report shall be prepared and submitted to
the City Engineerfor review and approval that supports drainage channel sizing and capacity
that prevents on-site flooding.
SANITARY SEWER
20. Connect all sanitary facilities to the public sewer system. Laterals shall not be connected at '
manholes.
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' 21. Construct an on-site (private) sewer system to collect and convey sewage through a
maximum of one lateral connection to the existing sewer main located in Hermosa Drive and
a maximum of one lateral connection to the existing sewer main to be extended in Amado
Road.
22. 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.
23. Extend the existing 8 inch sewer main across•the Amado Road frontage from the existing
sewer manhole no. 3 westerly as necessary to provide sewer service to the property, (refer
to sewer improvement plan 3A-1-84). This plan shall be revised by a California registered
Civil Engineer to reflect existing conditions and meet current City standards, and submitted
to the Engineering Division for review and approval. Otherwise, a new sewer improvement
plan shall be prepared and submitted for approval. The new or revised sewer improvement
plan shall be approved by the City Engineer prior to issuance of any building permits.
24. The extended sewer main in Amado Road shall be televised by the developer prior to
acceptance of the sewer main by the City for maintenance.
25. The project is subject to the Section 14 Sewer Impact Fee. The sewer impact fee at the
present time is $696.00 per acre. The fee shall be paid prior to, or concurrently with,
issuance of building permits.
GRADING
26. Submit a Precise Grading Plan prepared by a California registered Civil Engineer or qualified
Architect to the Engineering Division for review and approval. 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. Copy of signed Conditions of Approval from Planning Department.
B. Copy of Site Plan stamped approved and signed by the Planning Department.
C. Copy of current Title Report prepared/updated within the past three (3) months
D. Copy of Hydrology Study/Report
E. Copy of Soils Report
27. 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.
28. 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
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for the proposed development.A copy of the executed permit shall be provided to the City ,
Engineer prior to approval of a Grading Plan.
29. 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.
30. 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.
31, Contact the Building Department to get information regarding the preparation of the PM10
(dust control) plan requirements.
32. In cooperation with the Riverside County Agricultural Commissioner and the California
Department of Food and Agriculture Red Imported Fire Ant Project, applicants for grading
permits involving a grading plan and involving the export of soil will be required to present a
clearance document from a Department of Food and Agriculture representative in the form
(if an approved "Notification of Intent To Move Soil From or Within Quarantined Areas of
Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1) from that office prior to
approval of the Grading Plan. The California Department of Food and Agriculture office is
located at 73-710 Fred Waring Drive, Palm Desert(Phone: 760-776-8208).
DRAINAGE
33. 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 bythe 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 oflsite 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.
34. Construct an on-site drainage system to collect and convey increased stormwater runoff to
an on-site retention basin. Submit storm drain improvement plans to the City Engineer for
review and approval. All on-site storm drain improvements shall be privately maintained by
a Home Owners Association (HOA). Provisions for maintenance of the on-site storm drain
system acceptable to the City Engineer shall be included in the Codes, Covenants, and
Restrictions (CC&R's) required for this project. Dedicate:and reserve a drainage easement
across that portion of the development necessary to maintain perpetual and unrestricted use
of the storm drain improvements and retention basin.
35. Provide an on-site drainage channel across the easterly boundary of the development to '
convey stormwater runoff from Calle Rolph to Amado Road. The drainage channel shall be
constructed with natural Over rock and landscape material subject to the approval of the City
1 .3613
rage w
Engineer and Director of Planning and Zoning. The drainage channel shall be privately
maintained by a Home Owners Association (HOA). Provisions for maintenance of the
drainage channel acceptable to the City Engineer shall be included in the Codes,Covenants,
and Restrictions (CC&R's) required for this project. Dedicate and reserve a drainage
easement across that portion of the easterly boundary of the development necessary to
maintain perpetual and unrestricted use of the drainage channel.
36. The project is subject to flood control and drainage implementation fees. The acreage
drainage fee at the present time is$9,212 per acre per Resolution No. 15189. Fees shall be
paid prior to issuance of a building permit.
ON-SITE
37. Construct a minimum 28 feet wide private street, as shown on the approved site plan, from
the outside edges of the concrete wedge curbs with a minimum pavement section of 2-1/2
inch asphalt concrete pavement over 4 inch aggregate base with a minimum subgrade of 24
inches at 96%relative compaction,or equal.The pavement section shall be designed, using
"R"values, by a licensed Soils Engineer and submitted to the City Engineer for approval.
38. Construct a minimum 20 feet wide secondary access to Amado Road, as shown on the
approved site plan, The access shall be limited to egress only.
39. Parking shall be prohibited along all private streets except in designated parking spaces.
' GENERAL
40. Any utility trenches or other excavations within existing asphalt concrete pavement of off-site
streets required bythe proposed development shall be backfilled and repaired in accordance
with City of Palm Springs Standard Drawing No. 115.
41. All proposed utility lines shall be installed underground.
42. All existing utilities shall be shown on the grading and street plans. The existing and
proposed service laterals shall be shown from the main line to the property line.
43. 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.
44. Nothing shall be constructed or planted in the comer 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 Section 93.02.00, D.
45. All proposed trees within 10 feet of the public sidewalk shall have City approved deep root
barriers installed per City of Palm Springs Standard Drawing No. 904.
1381f
MAP
46. The Title Report prepared for subdivision guarantee of the subject property, the traverse
closures for the existing parcels and all lots created therefrom, and copies of record
documents shall be submitted with the first draft of the Final Map to the Engineering
Department for review and approval.
47. A Final Map shall be prepared by a California licensed Land Surveyor or qualified Civil
Engineer and submitted to the Engineering Division for review and approval. The Final Map
shall be approved by the City Council prior to issuance of building permits.
TRAFFIC
48. Furnish and install a decorative street light at the project's main entrance on Hermosa Drive
to the satisfaction of the Director of Planning and Zoning and the City Engineer.
49. A fair share contribution to the construction of a future traffic signal at the intersection of
Amado Road and Avenida Caballeros shall be made in the amount of$6,450. This amount
is based on the computed fair share proportion of 4.31/6 as determined by the original traffic
impact study (amended) by Endo Engineering, dated October 2001, revised as required to
reflect currently proposed project traffic.
50. Provide adequate signage to prohibit on-street parking on Amado Road and Hermosa Drive
adjacent to the development. '
51. Separate striping and signage plans for required striping and signage improvements on
Amado Road and Hermosa Drive shall be prepared by a California registered) Civil or Traffic
Engineer and submitted to the City Engineer for review and approval. All required striping
and signage improvements shall be installed in conjunction with required street
improvements.
52. 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. Minimum clearance
shall be provided through dedication of additional right-of-way or widening of the sidewalk
and, if necessary, relocation of any above ground fixtures along the street frontages of the
subject property.
53. All damaged, destroyed, or modified pavement legends and striping associated with the
proposed development shall be replaced as required by the City Engineer prior to issuance
of a Certificate of Occupancy.
54. Furnish and install a 9,500 lumen high pressure sodium vapor safety street light with glare
shield on a marbelite pole at the northeast comer of Arriado Road and Hermosa Drive with
the mast arm over Hermosa Drive. Coordinate with Southern California Edison for required
permits and work orders necessary to provide electrical service to the street light.
55. 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
13611
Kesolu+tion 20742
Page 16
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CITY UP PALM SPRINGS
CASE No.: 3.2378 DASCRIPTIQN:
' APPLICANT' TTM 31495 A 84 unit condominium project with two-story buildings
Located on U acres at the northeast corner Of Amado
Amado Hermosa LL.0 Road and Hermosa Drfve. ��!!
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