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HomeMy WebLinkAbout20764 - RESOLUTIONS - 10/15/2003 ' RESOLUTION NO. 20764 OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA-CASE 5.0780-PD 268,AN APPLICATION BY ERNEST G. NOIA, ON BEHALF OF LEONARD BOW,LAWRENCE BOW,SUE SHORT, ARTHUR DIAZ JR., AND MID VALLEY CENTER L.P., APPROVING AN AMENDMENTTO THE PLANNED DEVELOPMENT DISTRICT # 268 THE INDIAN OASIS RESORT, RELATIVE TO MINOR REVISIONS TO THE SITE DESIGN, PROJECT PHASING AND APPROVING TENTATIVE PARCEL MAP 31351 TO SUBDIVIDE A 17.15 ACRE PARCEL INTO 10 PARCELS, LOCATED AT THE SOUTHWEST CORNER OF MESQUITE AVENUE AND CROSSLEY ROAD, ZONE W-M-1-IL AND M-1-IL, SECTION 20. WHEREAS, Ernest G. Noia, ("Applicant') has filed an application with the City, pursuant to Section 94.03.00 of the Zoning Ordinance for a revisions as represented in case No 5.0870-PD-268, located at the south west corner of Mesquite Avenue and Crassly Road,Zone M-1-IL and W-M-1 IL, Section 20; and WHEREAS the Applicant has filed applications foran amendmentto the Planned Development District, and Tentative Parcel Map with the City and has paid the required filing fees; and WHEREAS, pursuant to Section 21092 (b)(1) of the California Public Resources Code, a Mitigated Negative Declaration was adopted for this project by the City Council on July 5, 2001; and WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to consider an application for Planned Development District No. 268 was issued in accordance with applicable law; and WHEREAS, on August 27, 2003 and September 10, 2003, a public hearing on the application for an amendment to Planned Development District No.268 and Tentative Parcel Map 31351 was held bythe Planning Commission in accordance with applicable law; and WHEREAS,the Planning Commission carefully reviewed and considered all of the evidence presented in connection with the hearing on the project, including but not limited to the staff report, all written and oral testimony presented; WHEREAS; on September 10, 2003 the Planning Commission voted to recommend that the City Council approve the proposed project; and WHEREAS, notice of a public hearing of the City Council of the City of Palm Springs to consider an application for Planned Development District No.268 was issued in accordance with applicable law;and WHEREAS, on October 17, 2003, a public hearing on the application for an amendment to Planned ' Development District No. 268 and Tentative Parcel Map 31351 was held by the City Council in accordance with applicable law; and � n �\GJVY •v • LV/V7 Page 2 WHEREAS, the City Council carefully reviewed and considered all of the evidence presented in , connection with the hearing on the project,including but not limited to the staff report,all written and oral testimony presented. THE CITY COUNCIL HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to CEQA, the City Council finds as follows: Pursuant to Section 21092(b)(1)of the California Public Resources Code,a Mitigated Negative Declaration was adopted for this project by the City Council on July 5, 2001. Section 2: Pursuant to Zoning Ordinance Section 9402.00, the City Council finds that: a. The use applied for at the location set forth in the application is properly one for which a Planned Development District is authorized by the City's zoning ordinance. Pursuant to the Zoning Ordinance, resort hotels, vacation units, commercial, business park, industrial uses and golf courses are permitted or conditionally permitted uses within the W-M-1- IL, and M-1-I1-zone. As originally designed, the golf course would have wrapped around the office building and fronted Mesquite Avenue,west of the intersection of Mesquite and Crossley, adjacent to the DWA property.As part of final development plans for the first office building,the building was moved westward and the golf course was moved south,so that the plan no longer calls for golf course frontage along the western portion of Mesquite Avenue. The Planning Commission recommended approval and the City Council approves this minor design , refinement. b. The said uses are necessary or desirable for the development of the community, and is in harmony with the various elements or objectives of the General Plan, and is not detrimental to the existing or future uses specifically permitted in the zone in which the proposed use is to be located. The proposed project consists of an commercial offices and business park located on a golf course. The use is consistent with the objectives of the General Plan, and therefore not be detrimental to the existing or future uses permitted in the:zone in which the use is located. A related General Plan Amendment adding a policy to establish the project and including a description of the proposed project was previously approved by the City Council C. The site for the intended use is adequate in size and shape to accommodate said use, including yards,setbacks,walls or fences,landscaping,pedestrian improvements, bicycle and equestrian trails 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 proposed uses. The proposed uses are compatible with existing and permitted future uses of land in the vicinity. d. The site for the proposed uses relates to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use. ' Resolution 20764 Page 3 ' Infrastructure improvements including street improvements are required to carry the type and quantity of traffic generated by the proposed use. e. The conditions to be imposed are deemed necessary to protect the public health, safety and general welfare, of the existing neighborhood in which this project is situated. The conditions imposed are necessary to bring the project into compliance with applicable zoning, building, and other regulations to protect the public health, safety,and general welfare of the existing neighborhood in which this project is located. Section 3: Pursuant to Section 9.63.070 of the Zoning Ordinance, the City Council finds that with the incorporation of those conditions attached in Exhibit A. a. Pursuant to Section 21092(b)(1)of the California Public Resources Code,a Mitigated Negative Declaration was adopted for this project by the City Council on July 5,2001.This minor revision to the Planned Development District does not cause any new potentially significant impacts and approval of this minor site plan change does not trigger the need for additional environmental review. b. The proposed map is consistent with the applicable General Plan. C. The design or improvements of the proposed subdivision are consistent with the General Plan. ' d. The site is physically suitable for the type of development contemplated by the proposed subdivision. e. The site is physically suitable for the proposed density of development contemplated by the proposed subdivision. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council hereby approves revisions to Case No 5.0870-PD-268,and approves Tentative Parcel Map 31351,subject to those conditions set forth in the attached Exhibit A and B,which are to be satisfied prior to the issuance of building permits unless otherwise specified. ADOPTED this 15th day of October, 2003. AYES: Members Mills, Reller—Spurgin and Mayor pro tem Oden NOES: None ABSENT: Member Hodges and Mayor Kleindienst ABSTENTIONS: None ATTEST: CITY OF PALM SPRINGS, CALIFORNIA City Clerk v_ City Manager J / ' Reviewed and approved: t� rayc -e EXHIBIT A ' CASE NO. 5.0870-PD-268 TENTATIVE PARCEL MAP 31351 ERNEST G. NOIA, INDIAN OASIS RESORT SOUTHWEST CORNER MESQUITE AVENUE AND CROSSLY ROAD OCTOBER 15, 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 and Zoning, the Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. PLANNING: Project Specific Conditions 1. The proposed development of the premises shall conform to all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and resolutions which supplement the zoning district regulations. 2. 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 5.0870-PDD No. 268/TPM 31351 and the related the General Plan Amendments. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense,the applicant shall not,thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so,the City shall waive further indemnification hereunder, except, the City's decision to settle or abandon a matter following an adverse judgement or failure to appeal, shall not cause a waiver of the indemnification rights herein. 5•H . 11- -. ..VI.1 Page 5 ' 3. 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. 4. The master conditions of approval for project 5.0870-PD-268 and TTM 31318, and dated October 15, 2003, shall herein be incorporated by reference. Golf course, landscape and irrigation 5. Deleted. 6. The parking lots shall be designed with 50% landscape shading at landscape maturity (15 years). Tree wells shall be provided within the parking lot and shall have a planting area of six feet in diameter/width. Covered parking shall be considered as part of this calculation. CC&Rs 7. If prepared for the project, the CC&Rs shall include a provision for a shared parking agreement ' at the business office park. Architectural 8. The office building shall be relocated 10'to the east to accommodate a minimum 30'side yard setback. ENGINEERING: GENERAL 1. The conditions of approval for PD268, dated October 15, 2003, as amended, shall be incorporated herein and required by reference, and shall be applied to Tentative Parcel Map 31351 as they may relate adjacent to or within that portion of the PD Boundary. MESQUITE AVENUE 2. The Developer shall obtain a reciprocal access easement from the owner of the property identified by Assessor's Parcel No. 680 180 035, and provide a copy of same to the City Engineer, for joint use of the proposed driveway access at San Luis Rey Drive. A copy of the recorded access easement shall be provided to the City Engineer prior to approval of a grading plan for the proposed commercial site. ' 3. Construct a 40-feet wide driveway centered with the intersection of San Luis Rey Drive in accordance with City of Palm Springs Standard Drawing No. 205. MAP ' 4. The Tentative Parcel Map proposes a new parcel (Parcel 4)without approved legal access to public streets. The Parcel Map shall dedicate an access easement to Parcel 4 to the satisfaction of the City Engineer, or otherwise be created as a common access parcel. 5. A reciprocal access easement shall be dedicated or reserved on the Parcel Map providing joint use of common driveway and parking lot access across the proposed commercial parcels. 6. In accordance with Government Code Section 66426(c), the Parcel Map shall state that the Parcel Map is for commercial development purposes. 7. In accordance with Government Code Section 66411.1, the Tentative Parcel Map is a subdivision of five or more lots (parcels), and is subject to construction of all required public improvements. ,Prior to approval of each Parcel Map, all required public improvements associated with each Parcel Map shall be completed to the satisfaction of the City Engineer, or shall be secured by a construction agreement in accordance with Government Code Section 66462. �..s VI• c.VIV� Page 7 EXHIBIT B PLANNED DEVELOPMENT DISTRICT 5.0870-PD-268 INDIAN OASIS RESORT APPROVED JULY 5, 2001 REVISED OCTOBER 15, 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. PLANNING: 1. The proposed development of the premises shall conform to all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and ' resolutions which supplement the zoning district regulations. 2. 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 5.0870- PDD No. 268 and the related the General Plan Amendments. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense,the applicant shall not,thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive further indemnification hereunder, except, the City's decision to settle or abandon a matter following an adverse judgement or failure to appeal, shall not cause a waiver of the indemnification rights herein. 3. Deleted. 4. Approval is granted for the preliminary Planned Development District No. 268, including 700 maximum unit resort hotel, timeshare, vacation units, condominium hotel, casitas, condominiums/apartments, a high tech business park featuring 400,000 square feet of retail, ' commercial, office and business park development, an 18 hole golf course and related uses. MUG VIULIVII LV/VY Page 8 5. Additional site and development specific conditions of approval will be required as separate ' architectural and conditional use permit approvals and final development plan approvals are submitted. 6. Separate architectural approval shall be required for all buildings. An application for architectural approval shall be submitted for review and approval by the Planning Commission prior to issuance of building permits. 7. A conditional use permit will be required for the resort hotel and any other high rise buildings, as defined in Section 93.04 of the Zoning Ordinance.An application for a conditional use permit shall be submitted for review by the Planning Commission and approval by the City Council prior to issuance of building permits. 8. Final development plans for the golf course shall be submitted for review and approval by the Planning Commission. 9. Pursuant to Fish and Game Code Section 711.4 a Negative Declaration filing fee of $1,328.00 is required. Fee shall in the form of a money order or cashier's check payable to Riverside County. 10. The mitigation measures of the environmental assessment are incorporated into the conditions of approval by reference and shall apply. The applicant shall submit a signed agreement that the mitigation measures outlined as part of the mitigated negative declaration will be incorporated into the project prior to Planning Commission consideration of the environmental ' assessment. See Attachment 1. 11. Deleted. 12. 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. 13. Final off-site and on-site improvement plans including landscaping, irrigation, exterior lighting, parking lot, entryway, amenity package, golf course and wall/fencing plans shall be submitted for approval by the Department of Planning and Zoning prior to issuance of a building permit. 14. Landscape plans shall be approved bythe Riverside County Agricultural Commissioner's Office prior to submittal. 15. The project is subject to the City of Palm Springs Water Efficient Landscape Ordinance. The applicant shall submit an application for Final Landscape Document Package to the Director of Planning and Building for review and approval prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements. ' 16. 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 Page 9 ' for specific requirements. 17. The applicant shall coordinate with DWA to install temporary lines for reclaimed water for dust control during grading activities, subject to Indian Land owner rights, if any. 18. The applicant shall utilize reclaimed water for golf course and landscape irrigation purposes, subject to Indian Land owner rights, if any. 19. Limits of site disturbance shall be shown and all disturbed areas shall be fully restored or landscaped. 20. The applicant shall prepare a grading phasing plan for review and approval by the city Engineer and Director of Planning and Building. Mass grading shall be discouraged. All graded areas shall be landscaped with wild flower cover or soil stabilizer until development occurs. 21. 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. 22. 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. 23. The applicant prior to issuance of building permits shall submit a draft declaration of covenants, conditions and restrictions ("CC&R's")to the Director of Planning and Building for approval in a form to be approved by the City Attorney, to be recorded prior to issuance of occupancy permits. The CC&R's shall be enforceable by the City, shall not be amended without City approval, shall require maintenance of all property in a good condition and in accordance with all ordinances. The CCR's shall have a disclosure statement regarding the location of the project relative to airport noise. Said disclosure shall inform perspective buyers about traffic, noise and other activities which may occur in this area. 24. The applicant shall submit to the City of Palm Springs, a deposit in the amount of $2,000.00 for the review of the CC&R's by the City Attorney, additional funds may be required to cover the full cost of City Attorney review. 25. 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. 26. All materials on the flat portions of the roof shall be earth tone in color. MU WIULIVI1 4U104 page 10 27. All roof mounted mechanical equipment shall be screened from all possible vantage points both ' existing and future per Section 9303.00 of the Zoning Ordinance. The screening shall be, considered as an element of the overall design and must blend with the architectural design of the building(s). The exterior elevations and roof plans of the buildings shall indicate any fixture& 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. 28. 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. 29. Perimeter walls shall be designed, installed and maintained in compliance with the corner cutback requirements as required in Section 9302.00.D. 30. 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. 31. The street address numbering/lettering shall not exceed twelve inches in height. 32. The project shall be operated in compliance with Section 11.74 of the Palm Springs Municipal Code, which deals with Noise. 33. Construction of vacation units shall meet minimum soundproofing requirements prescribed pursuant to Section 1092 and related sections of Title 25 of the California Administrative Code. Compliance shall be demonstrated to the satisfaction of the Director of Building and Safety. ' 34. An exterior lighting plan in accordance with the 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. A photometric study and 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. 35. Deleted. 36. Deleted. 37. Deleted. 38. Submit plans meeting City standard for approval of the proposed trash and recyclable materials enclosures prior to issuance of a building permit. 39. 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. Page 11 40. Details of swimming pool and other recreation amenities (material and color) and equipment area shall be submitted with final landscape plan. 41, 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 below grade and 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. 42. The project design shall comply with Section 93.06.00 Off Street Parking. 43, Deleted. 44. Deleted. 45. Deleted. 46. Deleted. 47, Deleted. 48, Deleted. ' 49. Deleted. 50. All parking areas shall be adequately screened pursuant to Section 9306.00 of the Zoning Ordinance, including the use of decorative screen walls in the parkway areas between on-site parking areas and the public streets. As such, four foot high walls and/or berms are required. Should berming be used adjacent to retention basins for on-site drainage, the berming shall fit aesthetically and shall not include extreme slopes for either the berms or the retention basins. If walls are utilized, the design, height, texture and color of the walls shall be submitted for review and approval by the Director of Planning and Building prior to issuance of building permits. 51. The design of the on-site retention basins shall be as unobtrusive as possible and shall incorporate more of a natural,free-flowing shape. Retention area shall be incorporated into the golf course design. Retention basins, landscaping, berms and masonry screening walls (if proposed) shall be shown on the grading plan in order to ensure all proposed elements fit aesthetically in the proposed locations and that the appropriate spacial relationships are maintained.The shape of the retention basins shall be reviewed and approved by the Planning Commission as part of the final Planned Development plans. 52. The final design of the vehicular access points,which include access gates, special pavement, call boxes, turnaround areas, etc. shall be reviewed as part of the final development plans by the Planning Commission. ' 53. Appropriate landscaping should be provided along the south property line to screen areas from the adjacent residences to the south,to the satisfaction of the Director of Planning and Zoning. Page 12 54. Decorative stamped and colored concrete shall be utilized at all project entry ways to delineate ' pedestrian/vehicular interface and throughout the project to indicate areas of pedestrian movement. 55, Obstruction lights shall be installed on the top of the hotel, to the satisfaction of the Airport Director and FAA,if required. A non-suit covenant aviation easement is required for all parcels. An FAA 7460-1 form shall be completed out by the applicant and submitted to the FAA. 56. Not used. 57. Not used. 58. See Biology Mitigation Measures for conditions affecting biological resources. 59. Deleted. 60. The applicant shall provide an irrevocable offer of dedication for an equestrian trail within the Whitewater River Wash for an equestrian trail, as part of the final golf course plans, in a location to be determined, and approved in Final PD. 61, Deleted. 62. Review and approval of a portion of the golf course by the City of Cathedral City, or other form of release by the City of Cathedral City, is required prior to approval of grading permits for the , golf course. SCHOOLS (PALM SPRINGS UNIFIED): 1. The developer shall pay school impact fees to the Palm Spring Unified School District, subject to any credits, if any, for Bureau of Indian Affairs fees paid to PSUSD. POLICE DEPARTMENT: 1. Developer shall comply with Section 11 of Chapter 8.04 of the Palm Springs Municipal Code. WASTE DISPOSAL SERVICES: 1. The location of the trash enclosures are acceptable subject to approved construction details approved by the Director of Building and Safety consistent with approved City details. BUILDING DEPARTMENT: 1. Prior to any construction on-site, all appropriate permits must be secured. FIRE DEPARTMENT: 1. Construction shall be in accordance with 1998 California Fire Code, 1997 Uniform Fire Code, , 1998 California Building Code, 1997 Uniform Building Code, 1996 National Electrical Code, City of Palm Springs Ordinance 1570, Desert Water Agency requirements and specifications, NFPA Page 13 ' Pamphlet 13D(Modified),the 1997 Urban-Wildland Interface Code, plus UL and CSFM listings and approvals. 2. Fire Department Access shall be in accordance with the 1998 California Fire Code, Article 9, Section 902. 3. Fire Department Water Supplies shall be in accordance with 98 CFC, NFPA 24, DWA specifications. 4. Fire hydrants shall be installed in accordance with the 98 CFC, 98 CFC appendix III-B plus DWA specifications. 5. Standpipes shall be installed in accordance with 98 CFC and NFPA 24. 6. Commercial food preparation hood and duct systems shall be designed and installed in accordance with NFPA 17, 96 and UL-300. Commercial hood and duct systems shall be protected by a complete fire extinguishing system designed in accordance with NFPA 17a, 96 and UL-300. 7. Provide automatic sprinklers for all buildings in accordance with NFPA 13. 8. Life Safety requirements for all high-rise buildings shall be in accordance with NFPA 13. ' 9. Fire alarms required in accordance with NFPA 72. 10. Provide a UL listed fire alarm Central Station Service in accordance with NFPA 13. 71 and 72. 11. Construction site fencing is required for all combustible construction of 5,000 SF in accordance with PSO 1570 and 98 CFC and the Fire Marshall as AHJ. 12. Construction site fire apparatus access gates shall be at least 14' in width and equipped with frangible chains and padlocks. 13. A construction site guard is required for all construction of over 5,OOOSF, in accordance with PSO 1570 and the Fire Marshal as AHJ. 14. Portable fire extinguishers shall be installed in accordance with 98 CFC and UL 300. 15. Smoke detectors shall be installed to protect all sleeping areas per the 98 CFC and 98 CBC. 16. Fire dampers and activating heat or smoke detectors shall be provided where air ducts penetrate fire-rated walls or ceilings per the 98 CBC. 17. All means of egress and egress signage shall be in accordance with the 98 CFC and 98 CBC. 18. Submit detailed plans for review. ENGINEERING ' STREETS 1. Any improvements within the street right-of-way require a City of Palm Springs Encroachment. 2. If the developer undertakes any work within the City of Cathedral City right-of-way,permits shall be obtained from the City of Cathedral City if required. 3. 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. 4. Developer shall calculate and pay his fair share contribution, based on traffic volume, for non- regional road improvements not included in the TUMF program; or, in the event participation in the TUMF program is not made through payment of required TUMF fees upon issuance of building permits, the developer shall calculate and pay the fair share contribution, based on traffic volumes, to regional road improvements, all as referenced on Page 4-2 of the original or updated Traffic Impact Study prepared by Endo Engineering, dated June 6, 2001, and as may be revised as required by these conditions. Calculation of the fair share contributions and an estimate of the cost of the required traffic mitigation improvements shall be submitted to the City Engineer for review and approval. 4A. The previous Traffic Impact Study for this development prepared by Endo Engineering, dated ' June 6, 2001, shall be amended to reflect changes in internal traffic circulations as a result of the proposed revisions to the original development. The Traffic Impact Study shall also be augmented to determine a reasonable method, subject to the City Engineer's approval, of distributing the implementation and timing of required traffic mitigation measures, including payment of fair share costs for street improvements. The developer shall be subject to additional traffic mitigation measures, if any, identified by a revised Traffic Impact Study, as approved by the City Engineer. MID-VALLEY PARKWAY 5. The Developer shall pay a fair share reimbursement to the City of Palm Springs for the construction of street improvements related to the Mid Valley Parkway. The reimbursement shall be in an amount as established by CVAG and the City of Palm Springs. Payment shall be made in accordance with the terms of such agreement. This condition shall be eliminated if CVAG and the City of Palm Springs approve a reimbursement agreement using Measure A funding. CROSSLEY ROAD 6. Dedicate an additional right-of-way of 14 feet to provide the ultimate half street width of 44 feet where necessary along the entire frontage. 6A. Dedicate an easement for sidewalk and/or bicycle path purposes along the entire Crossley Road frontage as required for those portions of the meandering sidewalk and/or bicycle path (if any)that encroach onto private property. .wavwuuIN AVIUu Page 15 ' 7. If right-of-way can be obtained by developer, construct an exclusive Northbound right turn lane at the intersection of Ramon Road and Crossley Road, obtain right-of-way necessary for this construction. Implementation as approved by the City Engineer. 8. Construct a 12 foot wide meandering combination sidewalk and bicycle path along the entire west side of the Crossley Road frontage from the north property line of the Fairway Condos to the south line of the Marketfair. The construction shall be of colored Portland Cement concrete. The admixture shall be Palm Springs Tan, Desert Sand, or approved equal color by the Engineering Department. The concrete shall receive a broom finish. OR Construct an 8 foot wide Class I meandering bicycle path (Caltrans Design Manual, Chapter 1000-Bikeway Planning and design)along the entire west side of the Crossley Road frontage. The bicycle path shall be constructed of colored Portland cement concrete. The admixture shall be (Desert Sand, Palm Springs Tan, or approved equal color by the Engineering Division. The concrete shall receive a broom finish. Between the curb and the meandering bicycle path, a separate 5 foot wide meandering sidewalk shall be constructed of natural colored Portland cement concrete along the entire frontage. OR Construct a Class II bicycle path (Caltrans Design Manual - Bikeway Planning and Design) ' along the entire west side of the Crossley Road frontage. The bicycle path shall be provided with appropriate signage and striping along Mesquite Avenue, as approved by the City Engineer. The final determination of specific bike path requirements and locations shall be made as part of the Final Planned Development review and approval by the Planning Commission. 8A. Construct a 12 feetwide meandering combination sidewalk and bicycle path along the east side of the Crossley Road frontage north of Mesquite Avenue. The construction shall be of colored Portland Cement concrete. The admixture shall be Palm Springs Tan, Desert Sand, or approved equal color by the Engineering Department. The concrete shall receive a broom finish. OR Construct an 8 feet wide Class I meandering bicycle path (Caltrans Design Manual, Chapter 1000- Bikeway Planning and design)along the east side of the Crossley Road frontage north of Mesquite Avenue. The bicycle path shall be constructed of colored Portland cement concrete. The admixture shall be Desert Sand, Palm Springs Tan, or approved equal color by the Engineering Division. The concrete shall receive a broom finish. Between the curb and the meandering bicycle path, a separate 5 feet wide meandering sidewalk shall be constructed of natural colored Portland cement concrete along the entire frontage. ' OR Construct a Class 11 bicycle path (Caltrans Design Manual - Bikeway Planning and Design) along the east side of the Crossley Road frontage north of Mesquite Avenue. The bicycle path Page 16� shall be provided with appropriate signage and striping along Mesquite Avenue, as approved ' by the City Engineer. The final determination of specific bike path requirements and locations shall be made as part of the Final Planned Development review and approval by the Planning Commission. 9. Construct the north and south halves of an 8 foot cross clutter and spandrel at the intersection of all driveway approaches and Crossley Road with a flow line parallel to the centerline of Crossley Road in accordance with City of Palm Springs Standard Drawing No. 200 and 206, 10. The driveway approaches shall be constructed in accordance with City of Palm Springs Standard Drawing No. 205 and have minimum widths of 24 feet to accommodate curb ramps and shall align with Sunny Dunes Road and Indian Springs Road. 11. All driveways shall have approach lanes per Traffic Study, Figure 3-8. 12. Construct a minimum 8 feet wide meandering sidewalk along the east side of the Crossley Road frontage south of Mesquite Avenue in accordance with City of Palm Springs Standard Drawing No. 210. 13. Remove the existing curb ramps and construct a Type A curb ramp meeting current California State Accessibility standards, at the northeast, southeast, and southwest corners of the intersection of Crossley Road and Mesquite Avenue per City of Palm Springs Std. Dwg. Nos. 212 and 212A. ' 14. Construct a curb ramp meeting current California State Accessibility standards, at the northeast and southeast corners of the intersection of Crossley Road and the three (3)driveways on the east side of Crossley Road and at the northwest and southwest corners of the intersection of Crossley Road and the west side driveway per City of Palm Springs Std. Dwg. Nos. 212 and 212A, or 214. 15. Remove and replace existing pavement or construct new ac 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 330. The pavement section shall be designed, using "R"values, by a licensed Soils Engineer and submitted to the City Engineer for approval. 15A. Remove the existing curb return, and curb and gutter, and construct an 8-inch curb and gutter, 32 feet east and west of centerline along the entire frontage (where required), with a 35-feet radius curb return at the northeast, southeast, and southwest corners of the intersection of Crossley Road and Mesquite Avenue in accordance with(Palm Springs Standard Drawing Nos. 200 and 206. 15B. Remove and relocate the existing storm drain improvements (catch basins, storm drain pipe, and drywell) at the intersection of Crossley Road and Mesquite Avenue as necessary to construct the required street improvements. , 15C. The developer shall be responsible for the relocation and modification of the existing traffic signal poles, conduit, pull boxes and all appurtenances located at the intersection of Mesquite Page 17 ' Avenue and Crossley Road in accordance with the requirements of the City of Palm Springs. Atraffic signal modification plan prepared bya registered Civil Engineer or Traffic Engineershall be submitted to the Engineering Division for review and approval. The signal relocation and modification shall be completed in conjunction with adjacent street improvements. 15D. A golf cart bridge across Crossley Road, if proposed, shall be subject to review and approval of development and construction drawings by the City Engineer. A minimum overall clearance of 17-feet shall be maintained within public right-of-way. An encroachment license for the golf cart bridge shall be approved by the City Council, and shall require the perpetual maintenance of the structure bythe developer,and shall require insurance coverage and indemnity protection for the City. The license shall be issued by the City prior to approval of plans for construction of the golf cart bridge. MESQUITE AVENUE 16. Construct the east and west halves of an 8 foot cross gutter and spandrel at the intersection of all driveways and Mesquite Avenue with a flow line parallel to the centerline of Mesquite Avenue in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 17. The three (3) driveway approaches shall be constructed in accordance with City of Palm Springs Standard Drawing No. 205 and have minimum widths of 24 feet to accommodate a curb ramp. They shall be located no less than 400 feet from the Crossley Road intersection. The driveways are restricted to right turn only ingress and egress. 18. A. Deleted. B. Construct a 12 foot wide meandering combination sidewalk and bicycle path along the south side of the Mesquite Avenue frontage west of Crossley Road,and along the north and south sides of the Mesquite Avenue frontage from Crossley Road to the Dinah Shore bridge. The construction shall be of colored Portland Cement concrete. The admixture shall be Palm Springs Tan, Desert Sand, or approved equal color by the Engineering Department. The concrete shall receive a broom finish. OR Construct an 8 foot wide Class I meandering bicycle path (Caltrans Design Manual, Chapter 1000 - Bikeway Planning and Design) along the south side of the Mesquite Avenue frontage west of Crossley Road, and along the north and south sides of the Mesquite Avenue frontage from Crossley Road to the Dinah Shore bridge. The bicycle path shall be constructed of colored Portland cement concrete. The admixture shall be Desert Sand, Palm Springs Tan, or approved equal color by the Engineering Division. The concrete shall receive a broom finish. Between the curb and the meandering bicycle path,a separate 5 foot wide meandering sidewalk shall be constructed of natural colored Portland cement concrete. OR ' Construct a Class II bicycle path (Caltrans Design Manual - Bikeway Planning and Design)along the south side of the Mesquite Avenue frontage west of Crossley Road, and along the north and south sides of the Mesquite Avenue frontage east of Crossley %%VZWIUIIVII <viyr Page 18 Road. The bicycle path shall be provided with appropriate signage and striping along ' Mesquite Avenue, as approved by the City Engineer. The final determination of specific bike path requirements and locations shall be made as part of the Final Planned Development review and approval by the Planning Commission. 18C. Dedicate an easement for sidewalk and/or bicycle path purposes along the entire Mesquite Avenue frontage(both sides)for those portions of the meandering sidewalk and/or bicycle path that encroach onto private property. 19. Construct a curb ramp meeting current California State Accessibility standards at both sides of the driveway approaches of the subject property per City of Palm Springs Std. Dwg. Nos. 212 and 212A, or 214. 20. Construct a 160-foot long by 12-foot wide bus turn out on the south side of the Mesquite Avenue frontage between parking lot driveway and west of the intersection with Crossley.The configuration shall be approved by the City Engineer in conjunction with SunLine Transit. Contact SunLine Transitfor details regarding bus stop furniture/shelter requirements.Developer shall construct shelter inclusive of furniture and lighting. Obtain necessary right-of-way or easement. 21. Construct a 160-foot long by 12-foot wide bus turn out on the north side of the Mesquite Avenue frontage between parking lot driveway and east of the intersection with Crossley. The configuration shall be approved by the City Engineer in conjunction with SunLine Transit. Contact SunLine Transit for details regarding bus stop furniture/shelter requirements.Developer shall construct shelter inclusive of furniture and lighting. Obtain necessary right-of-way or easement. 22. All broken or off grade curb, gutter, and ac pavement shall be repaired or replaced. 23. A golf cart tunnel under Mesquite Avenue, if proposed, shall be subject to review and approval of development and construction drawings by the City Engineer. The ends of the tunnel and ramps leading down to the entrance shall be located outside of the public right-of-way. An encroachment license for the golf cart tunnel shall be approved by the City Council, and shall require the perpetual maintenance of the structure bythe developer,and shall require insurance coverage and indemnity protection for the City. The license shall be issued by the City prior to approval of plans for construction of the tunnel. RAMON ROAD AND LANDAU BOULEVARD 24. The traffic study did not analyze the 2.5 acre commercial property at the northeast corner of the project for specific development or site plan.The study shall be revised at such time as specific development details are proposed and developer shall comply with said study recommendations and conditions as approved by the City Engineer. 24A. Dedicate additional right-of-way as necessary to provide the ultimate half-width of 50-feet along the entire frontage. ' 24B. Remove the existing street improvements and construct inew curb, gutter and sidewalk across the entire frontage east of the Ramon Road bridge to match existing improvements Page 19 immediately adjacent to the subject property in Cathedral City. An appropriate taper from the end of the bridge to the new street improvements shall be constructed to the satisfaction of the City Engineer. 24C. Remove and replace existing pavement with a minimum pavement section of 5-inch asphalt concrete pavement over 4-inch aggregate base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of the proposed gutter to a clean sawcut edge of pavement along the entire frontage in accordance with the City of Palm Springs Standard Drawing Nos. 110. 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. SANITAR`(SEWER 25. Connect all sanitary facilities to the City sewer system. Laterals shall not be connected at manholes. GRADING 26. A copy of a Title Report prepared/updated within the past 3 months and copies of record documents shall be submitted to the City Engineer with the first submittal of the Grading Plan. 27, Mass grading of the site will not be permitted unless the dust control plan can conclusively show ' that adequate resources exist for fugitive dust in accordance with City Ordinance and AQMD rules and regulations. 28. Submit a Grading Plan prepared by a Registered Professional to the Engineering Department for plan check. A PM 10(dust control)Plan shall be submitted to and approved by the Building Division prior to approval of the grading plan. The Grading Plan shall be approved by the City Engineer prior to issuance of any grading or building permits. Grading plans shall be submitted to Riverside County Flood Control and Water Conservation District (RCFC) and Coachella Valley Water District (CVWD) for their review, approval, and permit (if permit is required)for those portions of the project within and/or draining to the Whitewater River Wash prior to issuance of a City of Palm Springs grading permit. 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 Title Report prepared/updated within past 3 months. D. Copy of Soils Report. ' E. Copy of Hydrology Study/Report. 29. Drainage swales shall be provided adjacent to all curbs and sidewalks,3-feet wide and 6-inches deep, to keep nuisance water from entering the public streets, roadways, or gutters. 30. Developer shall obtain a General Construction Activity Storm Water Permit from the State Water Resources Control Board (Phone No. (760) 346--7491) and provide a copy of same, when executed, to the City Engineer prior to issuance of the grading permit. 31. In accordance with City of Palm Springs Municipal Code, Section 8.50.00, 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. 32. A soils report prepared by a licensed Soils Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed site. A copy of the soils report shall be submitted to the Building Department and to the Engineering Department along with plans, calculations and other information subject to approval by the City Engineer prior to the issuance of the grading permit. 33. Contact the Building Department to get information and guidelines regarding the preparation of the PM10(dust control)Plan requirements.Developer shall complywith City of Palm Springs Fugitive Dust Ordinance No. 1439 (Municipal Code, Chapter 8.50). 34. In cooperation with the Riverside County Agricultural Commissioner and the California Department of Food and Agriculture Red Imported Fire: Ant Project, applicants for grading permits involving an engineered grading plan and the export of native soil from the site will be required to present a clearance document from a Department of Food and Agriculture representative in the form of an approved "Notification of Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1) or a verbal release from that office prior to the issuance of the City grading permit. The California Departmentof Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert. (Phone: 760-776-8208). DRAINAGE 35. The developer shall submit a detailed hydraulic analysis of the development, which shall be reviewed by RCFC and CVWD and approved by said agencies and the City Engineer prior to issuance of grading permits. The Whitewater River Channel is designed to handle the standard project flood flow of 85,000 cubic feet per second with one foot of freeboard below the top of the slope protection. This capacity shall not be reduced by the project. 36. Upon completion of the project,the developer shall obtain a post-construction aerial survey and detailed hydraulic analysis that shall be reviewed by CVWD to verify that the channel design capacity has not been reduced by construction of the project. 37. The Districts'(RCFC and CVWD)access rights to the channel for inspection and maintenance shall not be restricted. 38. The developer shall into an agreement(if applicable)with RCFC and CVWD that relieves RCFC ' and CVWD of any maintenance responsibility and liability associated with the golf course and the use thereof. Funds to cover administrative and plan review costs shall be deposited with RCFC prior to start of RCFC review. ' 39. No structures or trees are allowed within the channel right-of-way. 40. All necessary environmental clearances must be obtained and copies submitted to RCFC (if applicable) and the City Engineer. 41. The RCFC 'levee rights' are limited and necessary 'use rights' shall be obtained from the underlying property owners. 42. The developershall provide secondaryfreeland overflowto the satisfaction of the City Engineer OR basin design shall include freeboard for an additional 50% of the proposed volume as a factor of safety. 43. The channel is designed to handle the standard project flood flows.The existing levee currently meets FEMA levee criteria which specifies 4 feet of freeboard at structures and 3 feet of freeboard anywhere else for the 100 year flows. This capacity shall not be reduced by the project. All grading/drainage plans shall be reviewed and approved by RCFC to assure the integrity of the levee. See RCFC letter dated April 30, 2001, Project No, 6-0-0250 and CVWD letter dated Feb. 6, 2001, Project No. 0126.2 for specific conditions to be met. 44. The developer shall accept all flows impinging upon his land and conduct these flows to an approved drainage structure. On-site retention/detention or other measures approved by the City Engineer shall be required if off-site facilities are determined to be unable to handle the increased flows generated by the development of the site. Provide calculations to determine if the developed Q exceeds the capacity of the approved drainage carriers. Inlets to the levee shall not be blocked/altered nor shall the design of the golf course in anyway create a backwater through the inlets and on the land side of the levee. 45. Use of the property identified by APN 680-180-039 as part of this development shall only be allowed upon receipt of verification from the Bureau of Indian Affairs(BIA)that the City of Palm Springs'existing easement for roadway drainage purposes is not invalidated by the use of the property in ways other than for roadway drainage. If the City's rights to use the property are not invalidated, development of the property may occur, provided the grading plan which incorporates this property accommodates the existing roadway drainage system for the Mid Valley Parkway, as required by the City Engineer. In the event the BIA cannot guarantee the City's continuing rights to use the property, the developer shall provide the City with an additional easement for drainage purposes to facilitate the existing Mid Valley Parkway drainage system. In the event verification from the BIA of the continuing rights of the City to use the drainage easement and an additional easement is not provided,the developershall be restricted from using the property as part of the golf course and the site plan shall be revised accordingly. 46. Ensure project does not interfere with channel performance of the Whitewater River Wash as . it relates to the levee and this proposed project. Final design shall be approved by RCFC. ' Flow velocities shall not be increased anywhere in the stream including within the golf course so that streambed is kept in equilibrium. I�UZVIUIUII 4WIU4 Page 22 47. The project is subject to flood control and drainage implementation fees and/or construction of ' drainage facilities according to the approved Master Plan of Flood Control and Drainage. Validated costs incurred by the developer for design and construction of storm and/or drainage improvements adjacent to such development as shown !in said Master Plan shall be credited toward the drainage fee otherwise due or in the event such cost exceeds the fee otherwise due, the City will enter into a reimbursement agreement with developer to reimburse him for such excess costs from drainage fees collected from other development.The acreage drainage fee at the present time is $9,212.00 per acre per Resolution No. 15189. This condition shall be complied with, to the satisfaction of the City Engineer, prior to filing any final map or issuance of the building permit subject to Indian Landowners' rights, if any. ON-SITE 48. The minimum pavement section for all on-site streets/parking areas shall be 2-1/2 inch asphalt concrete pavement over 4-inch aggregate base with a minimum subgrade of 24 inches at 95% relative compaction, OR equal. The pavement section shall be designed, using "R" values, determined by a licensed Soils Engineer and submitted with the Fine Grading Plan to the City Engineer for approval. 49. The on-site parking lot shall be constructed in accordance with City of Palm Springs Zoning Ordinance, Section 9306.00. 50. The project shall connect to the 24 inch diameter reclaimed water pipeline for irrigation by constructing a reclaimed water transmission line, approved by Desert Water Agency, from the existing tertiary treatment plant to the project site. The project proponent shall be reimbursed for the unused capacity of the pipeline by future development in the area, that uses reclaimed water from the line, on a fair share basis. A Water Service Agreement and Recycled Water Service Agreement shall be entered into with Desert Water Agency addressing on the off- site facilities. GENERAL 51. Any utility cuts in the existing off-site pavement made by this development shall receive trench replacement pavement to match existing pavement plus one additional inch. See City of Palm Springs Standard Drawing No. 115. Pavement shall be restored to a smooth rideable surface. 52. All existing and proposed utility lines that are less than 35 kV on/or adjacent to this project shall be undergrounded.The location and size of the existing overhead facilities shall be provided to the Engineering Department along with written confirmation from the involved utility company(s) that the required deposit to underground the facility(s) has been paid, prior to issuance of a grading permit. All undergrounding of utilities shall be completed prior to issuance of a Certificate of Occupancy. 53. Deleted. 54. 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. The approved original MUbU1UL1U11 LU/0'1 Page 23 ' grading/street plans shall be as-built and returned to the City of Palm Springs Engineering Department prior to issuance of the certificate of occupancy. 55. The developer is advised to contact all utility purveyors for detailed requirements for this project at the earliest possible date. 56. Nothing shall be constructed or planted in the corner cut-off area 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. 57. 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. MAP 58. The Title Report prepared for subdivision guarantee for the subject property, the traverse closures for the existing parcel and all lots created therefrom, and copies of record documents shall be submitted with the Parcel Map to the Engineering Department. 59. Deleted. 60. The Final Map(s)and Parcel Map(s)shall be prepared by a licensed Land Surveyor or qualified ' Civil Engineer and submitted to the Engineering Departmentfor review.Submittal shall be made prior to issuance of grading or building permits. TRAFFIC 61. 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 Ramon Road, Crossley Road, and Mesquite Avenue frontages of the subject property. 62. The developer shall replace all damaged,destroyed,or modified pavement legends and striping that is required bythe City Engineer on the Crossley Road, Mesquite Avenue,and Ramon Road frontages prior to issuance of a Certificate of Occupancy. 63, Striping plans are to be prepared and submitted along with street improvement plans for review and approval by the City Engineer. 64, The developer shall pay 50% of the cost of installation of a 2-phase traffic signal at Crossley Road and Sunny Dunes Road prior to opening of the golf course and occupation of the hotel or 250,000 square feet of commercial office or business park development. 65. Street name signs shall be required at each intersection in accordance with City of Palm Springs Standard Drawing Nos. 620 through 625. Developer may propose custom street signage subject to approval by the City Engineer. Page 24� �� .1 66. On-site signage shall encourage hotel traffic to use the Mesquite Avenue access east of ' Crossley Road. 67. A 30 inch "STOP" sign and standard "STOP BAR" and "STOP LEGEND" shall be installed at all project exits, as required by the City Engineer. 68. 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. 69. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permits.