HomeMy WebLinkAbout20743 - RESOLUTIONS - 9/17/2003 ' RESOLUTION NO. 20743
OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS,
CALIFORNIA APPROVING TENTATIVE TRACT MAP 31354 FOR
THE CONSTRUCTION OF 68 CONDOMINIUM UNITS ON 4.38
ACRES LOCATED AT 1050 EAST BARISTO ROAD, ZONE R-4,
SECTION 14.
WHEREAS, Maurice Monnig for Palm Springs Gardens, LP (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 68 condominium units located at 1050 East Baristo Road,Zone R-4, Section
14; and
WHEREAS, the Applicant has filed Tentative Tract Map 31328 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 31328 and related architectural approvals(Case 3.2371),was given in accordance
with applicable law; and
' WHEREAS, on July 23, 2003, a public hearing on the application for Tentative Tract Map 31328
and related architectural approvals (Case 3.2371) 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 31328, was given in accordance with applicable law; and
WHEREAS,-on September 3, 2003, a public hearing on the application for Tentative Tract Map
31328 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 31328, 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 consistent with
the City's obligation pursuant to its police power to protect the public health, safety, and welfare;
and
WHEREAS, the proposed subdivision, Tentative Tract Map 31328, is considered a "project"
pursuant to the terms of the California Environmental Quality Act ("CEQA"), and is categorically
exempt from the provisions of CEQA per Section 15332 for In-Fill Development; and
' WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented
in connection with the meeting on the Project, including but not limited to the staff report, all
environmental data including the environmental assessment prepared forthe project and all written
and oral testimony presented.
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THE CITY COUNCIL HEREBY FINDS AS FOLLOWS: '
Section 1: Pursuant to CEQA, the City Council finds that the project is categorically exempt
from environmental review per Section 15332 (In-fill Development), whereas the
project meets the conditions for in-fill development.
Section 2: Pursuant to 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 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 H43/21. The applicant is proposing 68 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 Cily 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 31328.
3. The site is physically suitable for the type and density of development contemplated by the
proposed subdivision.
The site is proposed for sixty-eight (68) two-bedroom units on 4.38 acres of land. The
proposed development is within the maximum allowable; density of 131 units, as permitted
under the General Plan and Zoning Code. There will be no incompatibility issues as the
subject property is surrounded by multi-family residential to the west and south,vacant land
to the east, and vacant land and a tribal cemetery to the north. The applicant proposes a
multi-family residential development that will be compatible with the surrounding
neighbourhood.
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 project is categorically exempt from environmental review pursuant to Section 15332
of CEQA because the property is less than 5 acres, is consistent with the General Plan, is ,
surrounded by urban development, and has all utilities available. Therefore, the design of
the proposed subdivision or the proposed improvements are not likely to cause substantial
environmental damage or substantially and unavoidably injure fish orwildlife ortheirhabitat.
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' 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.
The applicant will be required to improve the portion of Baristo Road and Arenas Road in
front of the project to secondary thoroughfare standards. The 24-foot wide common
driveways providing internal circulation for the project range will be privately maintained.
The applicantwill also be required to underground all utilities on-site,exceptwhere provided
by the Planning Commission and City Council.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council hereby
approves TTM 31328, 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 f 7thday of September 2003.
AYES: Members Mills, Oden, Reller-Spurgin, and Mayor Kleindienst
NOES: None
ABSENT: Member Hodges
ABSTENTIONS:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
City Clerk ,p(City Manager
Reviewed and Approved as to Form: /x )
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EXHIBIT A '
Tentative Tract Map 31328
1050 East Baristo Road
September 3, 2003
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning,the Chief of Police, the Fire Chief or their
designee, depending on which department recommended the condition.
Any agreements,easements or covenants required to be entered into shall be in a form approved by
the City Attorney.
PROJECT SPECIFIC CONDITIONS
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, sett aside, void or annul, an approval
of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers
concerning TTM 31328. 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
repairthe 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.
6. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for
approval by the Design Review Committee prior to issuance of a building permit. Landscape
plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to
submittal.
7. 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
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.
Cultural Resources
8. 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.
9. 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 forsubmission to the
State Historic Preservation Officer and the Agua Caliente Band of Cahuilla Indians.
10. 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.
Final Design
11. The sliders and balconies on Unit D shall be aligned.
12, The pop outs shown on the elevations shall be reduced to window shelves/bay windows only
' and not habitable space.
13. The garage doors shall have a straight top edge with no architectural detailing.
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14. The blank wall elevations shall be enhanced either in the form of niches or other alternative '
detailing.
15. The three small third-story windows on Unit B shall be reconsidered to be more consistent
with the architectural style of the project.
16. The gable ends on Unit A shall have rounded, finished edges or corbals.
17. The windows are not required to be true divided light if it is not their intended function.
18. Metal or alternative materials shall be used for the windows screens and solar panels. Wood
or canvas materials are not recommended.
19, Working drawings shall be reviewed by the Design Review Committee prior to issuance of
building permits.
20. The Section 14 Master Plan specifies requirements with regards to the streetscape concept,
circulation, and landscaping. The following apply to this project:
• An 8 foot wide meandering sidewalk path shall be provided on Baristo Road. Please
refer to Engineering Condition#12 for details.
• An 8 foot wide sidewalk shall be provided on Arenas Road. Please refer to
Engineering Condition#7 for details.
• African Sumac shall be the primary street tree on Baristo Road and planted in a '
formal pattern.Shade trees and landscaping as specified in Table 5-4 and Table 5-6,
of the Section 14 Master Plan shall be planted in an informal pattern, at a spacing of
30 feet or less.
• African Sumac shall be the primary street tree on Arenas Road and planted in a
formal pattern. Shade trees and landscaping as specified in Table 5-4 and Table 5-6,
of the Section 14 Master Plan shall be planted in an informal pattern, at a spacing of
30 feet or less.
21. Decorative paving shall be provided at the project entries. Final materials shall be submitted
for review and approval prior to issuance of building permits.
GENERAL CONDITIONS/ CODE REQUIREMENTS
1. 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.
2. 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,
3. 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. '
4. All materials on the flat portions of the roof shall be earth tone in color.
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5. 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.
6. 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.
7. 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.
8. 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 &
Zoning prior to the issuance of building permits. Manufacturer's cut sheets of all exterior
lighting on the building, in the landscaping, and in the parking lot shall be submitted for
approval prior to issuance of a building permit. If lights are proposed to be mounted on
buildings, down-lights shall be utilized. A photometric study shall be required for all parking
areas, driveways and entries.
9. Parking lot light fixtures shall align with stall striping and shall be located two to three feet
' from curb face.
10. Submit plans meeting City standard for approval on the proposed trash and recyclable
materials enclosure prior to issuance of a building permit.
11. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding
public art.The project shall either provide public art or payment of an in lieu fee. In the case
of the in-lieu fee,the fee shall be based upon the total building permit valuation as calculated
pursuant to the valuation table in the Uniform Building Code, the fee being 1/2% for
commercial projects or 1/4%for residential projects with first$100,000 of total building permit
valuation for individual single-family units exempt. Should the public art be located on the
project site, said location shall be reviewed and approved by the Director of Planning and
Zoning and the Public Arts Commission, and the property owner shall enter into a recorded
agreement to maintain the art work and protect the public rights of access and viewing.
12. Details of pool fencing (material and color)and equipment area shall be submitted with final
landscape plan.
13. 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.
' 14. 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.
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15. 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.
16. Concrete walks with a minimum of two (2) feet shall be installed adjacent to end parking
space or end space shall be increased to eleven (11)feet wide.
17. 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.
18. Tree wells shall be provided within the parking area and shall have a planting area of six feet
in diameter/width.
19. Standard parking spaces shall be 17 feet deep by 9 feet wide. Handicap parking spaces
shall be 18 feet deep by 9 feet wide plus a 5 foot walkway at the right side of the parking
space; two (2) handicap spaces can share a common walkway. One in every eight (8)
handicap accessible spaces, but not less than one (1)shall be served by an 8 foot walkway
on the right side and shall be designated as "van accessible".
20. Handicapped accessibility shall be indicated on the site plan to include the location of
handicapped parking spaces, the main entrance to the proposed structure and the path of
travel to the main entrance. Consideration shall be given to potential difficulties with the
handicapped accessibility to the building due to the future grading plans for the property. '
Handicapped spaces shall be appropriately marked per Section 93.06.00.C.10.
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 GVW. (902.2.2.2
CFC)
2. Minimum Access Road Dimensions: Provide a minimum 20 feet unobstructed width. If
parking on one side of the access road is desired, provide an additional 8 foot wide parking
lane with opposing curb marked red with appropriate signage for a total 28 foot width. If
parking on both sides of the access road is desired, provide an 8 foot wide parking lane on
each side of the access road for a total 36 foot width. (902.2.2.1 CFC)
3. 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)
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' 4. 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.
5. Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System is required.
6. Fire Hydrant& FDC Location: Residential fire hydrants are required. A public fire hydrant
will be required to be installed within 30'feet of the Fire Department Connection (FDC).
7. 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. It is required that the extinguishers be installed in weather and vandal resistant
cabinets approved for this purpose.
8. Premises 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.
9. 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)
10. Fire Alarm System: Fire Alarm System required. Installation shall comply with the
requirements of NFPA 72.
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. Existing street plans for Arenas Road and Baristo Road are approved and on file (see File
14-4-4-251 through 253, approved 12/14/99). The approved street plans shall be revised to
reflect current "as-built" or record conditions adjacent to and on-site, as well as to include
construction of current City standards, and be submitted to the Engineering Division for
review and approval. Otherwise, new street improvement plans prepared by a Registered
Civil Engineer shall be submitted to the Engineering Division for review and approval. The
new or revised street improvement plans shall be approved by the City Engineer prior to
' issuance of any grading or building permits.
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ARENAS ROAD '
3. The existing street right-of-way for Arenas Road was dedicated as an easement to the City
of Palm Springs by the Bureau of Indian Affairs through an Easement, executed on May 9,
1979, and recorded as document 100106 on May.16, 1979 and re-recorded as document
117565 on June 7, 1979. The tenure of the grant of easement was without limitation,
provided that there was never a"non-use"of the right-of-way for the purpose for which it was
granted for a consecutive two-year period. The street over which the grant of right-of-way
was provided has not been constructed nor used. Provide a dedication of additional right-of-
way to provide the ultimate half street width of 40 feet along the entire frontage.
4. Dedicate an easement 1 foot wide along the back of the driveway approach for sidewalk
purposes.
5. Construct a 6 inch curb and gutter, 32 feet south of centerline along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 200.
6. Construct a 15 feet wide driveway approach in accordance with City of Palm Springs
Standard Drawing No. 201. The access shall be gated and restricted to an "exit only"
access.
7. Construct an 8 feet wide sidewalk behind the curb along the entire frontage in accordance
with City of Palm Springs Standard Drawing No. 210.
8. Construct 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 centerline 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. Additional paving for a required pavement taper to match existing
improvements offsite shall be provided as approved by the City Engineer.
BARISTO ROAD
9. Dedicate an easement for sidewalk purposes as required for portions of the meandering
combination sidewalk/bicycle path that leaves the public right-of-way.
10. Construct a 6 inch curb and gutter, 32 feet north of centerline along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 200.
11. Construct a driveway approach in accordance with City of Palm Springs Standard Drawing
No. 205. The width shall be consistent with the approved site plan,the centerline of which is
located approximately 120 feet east of the west property line.
12. Construct a meandering 8 feet wide sidewalk along the entire frontage. The construction
shall use colored Portland Cement concrete. The admixture shall be Palm Springs Tan, '
Desert Sand, or approved equal color by the Engineering Division.
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' 13. Construct a Type C curb ramp in accordance with City of Palm Springs Standard Drawing
No. 214 at either side of the main entrance driveway.
14. 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
9 5% relative compaction, or equal, from edge of proposed gutter to clean sawcut edge of
pavement along the entire East Baristo Road 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. Additional paving for a required pavement taper to match existing improvements
offsite shall be provided as approved by the City Engineer.
SANITARY SEWER
15. Connect all sanitary facilities to the City sewer system. Laterals shall not be connected at
manholes.
16. Construct an on-site private sewer system that collects and conveys sewage through a
maximum of one lateral to the existing sewer main located in Baristo Road. The on-site
sewer system shall be connected to the sewer main by a lateral connection; a manhole
connection will not be allowed.
' 17. The on-site sewer system 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.
18. The project is subject to a sewer impact fee of$696.00 per acre. The fee shall be paid prior
to issuance of building permits.
GRADING
19. 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 stamped approved 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
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E. Copy of Soils Report '
F. Copy of Hydrology Study/Report
20. 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.
21. A National Pollutant Discharge Elimination System(NPDES)stormwater permit,issued from
the California Regional Water Quality Control Board (Phone No. 760-346-7491)is required
for the proposed development. A copy of the executed permit shall be provided to the City
Engineer prior to approval of a Grading Plan,
22. 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.
23. 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.
24. Contact the Building Department to get information regarding the preparation of the PM10
(dust control) plan requirements.
25. 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
of an approved "Notification of Intent To Move Soil From or Within Quarantined Areas of
Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1) or a verbal release from
that office prior to the issuance of the City grading permit.The California Department of Food
and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert(Phone:760-776-
8208).
DRAINAGE
26. 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. '
27. Provisions for the interception of nuisance water from entering Baristo Road from the project
site shall be provided through the use of a minor storm drain system that collects and
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conveys nuisance water to landscape or parkway areas adjacent to Baristo Road,and in only
a stormwater runoff condition, pass historic stormwater runoff directly to the street through
parkway or under sidewalk drains.
28. 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 building permits.
ON-SITE
29. The on-site private streets shall consist of minimum 15 feet wide one-way and minimum 24
feet wide two-way streets as shown on the approved site plan. All on-site private streets
shall be constructed with a minimum pavement section of 2'/z inch asphalt concrete
pavement over 4 inch aggregate base with a minimum subgrade of 24 inches at 95%relative
compaction. Provisions for drainage of private streets, including curbs and gutters, shall be
provided to the satisfaction of the City Engineer. If an alternative pavement section is
proposed, the proposed pavement section shall be designed by a California registered
Geotechnical Engineer using "R" values from the project site and submitted to the City
Engineer for approval.
30. Parking shall be prohibited along private streets except for designated parking areas.
GENERAL
31. 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.
32. All proposed utility lines shall be installed underground.
33. 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.
34. 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.
35. Nothing shall be constructed or planted in the corner cut-off area of any driveway which does
or will exceed the height required to maintain an appropriate sight distance per City of Palm
Springs Zoning Code Section 93.02.00, D.
36. 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.
Jywa
MAP '
37. The existing sewer and public utility easement dedicated as`Parcel C"of an easement to the
City of Palm Springs by the Bureau of Indian Affairs through an Easement, executed on May
8, 1979,and recorded as document 100107 on May 16, 1979 and re-recorded as document
117564 on June 7, 1979, shall be abandoned in accordance with Government Code Section
66434(g).
38. 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.
39. A Final Map shall be prepared by a licensed Land Surveyor or qualified Civil Engineer and
submitted to the Engineering Department for review and approval. The Final Map shall be
approved by the City Council prior to issuance of building permits.
TRAFFIC
40. 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-cf-way and widening of the sidewalk
or by relocation of encroachments along the public street frontages.
41. A 30 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(s).
42. 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.
43. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior
to issuance of building permit.
Resolution 70743
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71
CITY OF PALM SPRINGS
CASE#: Tentative Tract Map 31328 DESCRIPTION:
APPLICANT: Application for Tentative Tract Map 31328
Palm Springs Gardens, LP to construct 68 condominium units at
1050 East Baristo Road, Zone R-4, l
Section 14 I{