HomeMy WebLinkAbout20802 - RESOLUTIONS - 12/17/2003 RESOLUTION NO. 20802 '
OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS,
CALIFORNIA, APPROVING CASE NO 5.0956 - PD-285 AND
TENTATIVE TRACT MAP 31413,SUBJECT TO THE CONDITIONS
STATED, FOR THE CONSTRUCTION OF A MIXED-USE
PROJECT CONSISTING OF 48 RESIDENTIAL CONDOMINIUMS,
18 LIVE/WORK LOFTS, 25759 SQUARE FEET OF RETAIL/FOOD
SPACE,9786 SQUARE FEET OF OFFICE SPACE,AND AN UP TO
8000 SQUARE FEET RESTAURANT LOCATED ON 11.1 ACRES
BOUND BY THE TAHQUITZ CREEK CHANNEL TO THE NORTH,
RANDOM ROAD TO THE EAST, MESQUITE AVENUE TO THE
SOUTH, AND SOUTH PALM CANYON DRIVE TO THE WEST,
ZONE C-1, SECTION 23.
WHEREAS, Huddle Springs Development, LLC (the "applicant") has filed an application for Case
5.0956-PD-285 and Tentative Tract Map 31413 for the construction of a mixed use development
located on 11.1 acres bound by the Tahquitz Creek Channel to the north, Random Road to the
east, Mesquite Avenue to the south, and South Palm Canyon Drive to thewest, Zone C-1, Section
23; and
WHEREAS, said Tentative Tract Map was submitted to appropriate agencies as required by the ,
subdivision requirements of the Palm Springs Municipal Code, with the request for their review,
comments, and requirements; and
WHEREAS, notice of the public hearing of the Planning Commission of the City of Palm Springs
to consider Case 5.0956-PD-285 and Tentative Tract Map 31413, was given in accordance with
applicable law; and
WHEREAS, on December 10, 2003, a public hearing on the application for Case 5.0956-PD-285
and Tentative Tract Map 31413 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
Case 5.0956-PD-285 and Tentative Tract Map 31413,was given in accordance with applicable law;
and
WHEREAS, on December 17, 2003, a public hearing on the application for Case 5.0956-PD-285
and Tentative Tract Map 31413 was held bythe City Council in accordance with applicable law;and
WHEREAS, the proposed project is considered a "project" pursuant to the terms of the California
Environmental Quality Act("CEQA"),and an Environmental Assessment has been prepared forthis
project and has been distributed for public review and comment in accordance with CEQA; and
WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented
in connection with the meeting on the Project, including but not limited to the staff report, all '
environmental data including the environmental assessment prepared forthe project and all written
and oral testimony presented.
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' THE CITY COUNCIL HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to CEQA, the City Council finds that the current environmental
assessment for Case 5.0956-PD-285 and Tentative Tract Map 31413 adequately
addresses the general environmental setting of the proposed Project, its significant
environmental impacts, and the mitigation measures related to each significant
environmental effect for the proposed project. The City Council further finds that
with the incorporation of proposed mitigation measures, potentially significant
environmental impacts resulting from this project will be reduced to a level of
insignificance and therefore recommends adoption of a Mitigated Negative
Declaration for the project.
Section 2: Pursuant to Section 94.03.00 of the Zoning Ordinance, the City Council finds that
with the incorporation of those conditions attached in Exhibit A:
a. The use applied for at the location set forth in the application is properly one for which a
Planned Development District is authorized by the City's Zoning Ordinance and SP-1.
The Planned Development District is an appropriate mechanism for consideration of the
project because it allows flexibility in property development standards while also allowing
for the mixed use development. If the project is divided between the residential component
(eastern portion) and the commercial component (western portion), it complies with all
development standards of the R-3 and C-1 zones, respectively, with the exception of
' building height, the side front setback on Mesquite Avenue for the carports, and the
encroachment of the roof into the South Palm Canyon Drive right-of-way. The requested
increase in building height is to encourage some architectural creativity and allow the
project to be designed in the spirit of the original Huddle Springs.The City Council supports
the modifications to setbacks and building height.
b. The use is necessary or desirable for the development of the community, is in harmonywith
the various elements or objectives of the General Plan, and is not detrimental to existing
uses or to future uses specifically permitted in the zone in which the proposed use is to be
located.
The project will include 48 two-story residential condominiums, 18 two-story live/work lofts,
25,759 square feet of retail/food space,9786 square feet of office space,and an up to 8000
square foot restaurant.The project is laid out with the residential component located on the
eastern portion of the site and the commercial component on the western portion of the site.
The proposed development is located in an area with residential and commercial uses. In
addition, the General Plan designation of Resort Commercial for the property encourages
active retail and hotel uses. The project site can be divided into a residential component on
the eastern portion of the property and a commercial component on the western portion of
the property. The site design allows the project to transition from commercial uses to the
residential/small hotel uses that are located on Random Road and Mesquite Avenue. The
developer has proposed 25759 square feet of retail space and 9786 square feet of office
space. In addition, an up to 8000 square foot restaurant is also being proposed and will
attempt to recreate the original Huddle Springs restaurant that formerly occupied the
southwest corner of the property. Portions of the roofline project into the public right-of-way
and will require an encroachment license.
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C. The site is adequate in size and shape to accommodate said use, including yards, '
setbacks, walls or fences, landscaping, and other features required in order to adjust said
use to those existing or permitted future uses of land in the neighborhood.
The proposed building setbacks are consistent with what could be allowed in the R-3 and
C-1 zone standards, with the exception of the carport setbacks of not less than 16 feet on
Mesquite Avenue. The carport roof overhangs will have a setback of 9 feet, compared to
the required 12 feet, based on the proposed 16 foot setback. If the setback relief on
Mesquite Avenue is not granted, the carports are required to be located 20 feet from
property line with roof overhangs 16 feet from the property line. The City Council supports
the reduced setback for the carports due to the orientation of the site design and the
substantial setbacks proposed in other yards. The increase in building height to 31 to 32
feet is to allow for architectural roof projections. Despite the request for increased building
height, the residential units will not exceed two stories. The project is sensitive to the
surrounding residential development demonstrated by the large setbacks adjacent to
Random Road and Mesquite Avenue. In addition, the entire commercial component of the
project is located on the western portion of the property, closer to South Palm Canyon Drive
in order to allow the transition to the residential uses surrounding the eastern portion of the
project site.
d. That the site for the proposed use relates to streets and highways properly designed and
improved to carry the type and quantity of traffic to be; generated by the proposed use.
Existing improvements consist of a vertical curb and gutter and a four lane, undivided, '
striped roadway on South Palm Canyon Drive, vertical curb and gutter and a two lane
undivided, striped roadway on Mesquite Avenue, and intermittent vertical curb and gutter
and a two lane undivided, unstriped roadway on Random Road. South Palm Canyon Drive
has been improved to major street standards, Mesquite Avenue has been improved to
collector street standards, while Random Road is partially improved to local street
standards.
Access to the project will be from two driveways located on Mesquite Avenue and on South
Palm Canyon Drive. The Mesquite Avenue entrance has the ability to adversely impact
property owners directly opposite the driveway approach. The Mesquite Avenue driveway
approach may either be relocated or other alternative: solutions may be proposed by the
developer in consultation with affected property owners. Pedestrian access will be from the
main entrance fronting on South Palm Canyon Drive but may also be spread throughout
the development with the inclusion of sidewalks and proposed outdoorfood and retail. The
project will result in 3,222 daily trips with 25% of those trips added to Mesquite Avenue.
The developer will contribute towards to the design and construction of a entry
feature/statement at Mesquite Avenue and Random Road as a part of the traffic calming
program for the neighbourhood. A parking analysis performed for the project showed that
the project will exceed the required number of parking spaces. Parking is spread
throughout the project and is provide at grade and below grade. A future traffic signal will
be installed at the South Palm Canyon Drive entry as a part of the timeshare development
on the west side of the street. The traffic study completed for the Huddle Springs showed
that the streets have the ability to carry the traffic generated by the proposed project.
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e. That the conditions to be imposed and shown .on the approved site plan are deemed
necessary to protect the public health, safety, and general welfare and may include minor
modifications of the zone's property development standards.
All proposed conditions of approval are necessary to ensure public health and safety
including, but not limited to, the application of the Uniform Building Code Seismic Safety
Standards, Palm Springs Municipal Code, and the City of Palm Springs Fugitive Dust
Control Ordinance.
Section 3: Pursuant to Government Code Section 66474 (Subdivision Map Act), the City
Council finds that with the incorporation of those conditions attached in Exhibit A:
a. The proposed Tentative Map is consistent with applicable general and specific plans.
The proposed project is not consistent with the General Plan but with the approval of the
General Plan Circulation Map Amendment to reclassify Mesquite Avenue between South
Palm Canyon Drive and Random Road from a secondary thoroughfare to a collector street,
the project will be consistent with the General Plan. The collector street designation for this
portion of Mesquite Avenue will match existing street improvements.
b. The design of improvement of the proposed subdivision is consistent with the General Plan
and any applicable Specific Plan.
Pursuant to Government Code Section 66473.5 the City Council finds that the proposed
subdivision and the provisions for its design and improvement are compatible with the
objectives, polices, and general land uses and program provided in the City's General Plan.
All street, drainage, and utilities improvements are subject to the standards of the General
Plan and Conditions of Approval associated with TTM 31413.
C. The site is physically suitable for the type and density of development contemplated by the
proposed subdivision.
Based upon the R-3 standards and the General Plan designation of Resort Commercial,
the property has a maximum allowable density of 233 dwelling units. The proposal is for
66 units, 48 of which are residential condominiums while the remaining 18 units are
live/work lofts. The project is consistent with the General Plan designation of Resort
Commercial, which allows a maximum density of up to 43 units/net acre for resort serving
residential uses and encourages a mix of land uses.
d. 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.
All potential environmental impacts as a result of developing the subject property are fully
disclosed in the Environmental Assessment. The incorporation of the mitigation measures
as prescribed in the EA will ensure that any potentially significant impacts will be reduced
' to a level of insignificance. 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 or wildlife or their habitat.
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e. 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.
f. 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.
Existing improvements consist of a vertical curb and gutter and a four lane, undivided,
striped roadway on South Palm Canyon Drive, vertical curb and gutter and a two lane
undivided, striped roadway on Mesquite Avenue, and intermittent vertical curb and gutter
and a two lane undivided, unstriped roadway on Random Road. South Palm Canyon Drive
has been improved to major street standards, Mesquite Avenue has been improved to
collector street standards, while Random Road is partially improved to local street
standards. Pedestrian access will be from the main entrance fronting on South Palm
Canyon Drive but may also be spread throughout the development with the inclusion of
sidewalks and proposed outdoor food and retail.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council orders
filing of a Mitigated Negative Declaration and approves Case 5.0956-PD-285 and Tentative Tract
Map 31413, subject to those conditions set forth in the attached Exhibit A,which are to be satisfied
prior to issuance of a Certificate of Occupancy unless otherwise specified.
ADOPTED THIS 17thday of December 2003.
AYES: Members Foat, McCulloch, Mills, Pougnet and Mayor Oden
NOES: None
ABSENT: None
ABSTENTIONS: None
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
ity Clerk City Manager C�y
Reviewed and Approved as to Form:
Page "6
EXHIBIT A
Case No. 5.0956 - PD-285 TTM 31413
900 South Palm Canyon Drive
December 17, 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
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 `t
of the City of Palm Springs, its legislative body, advisory agencies, or administrative
officers concerning Case 5.0956 - PD-285. 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
judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein.
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.
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4. Pursuant to Fish and Game Code Section 711.4 a filing fee of $64.00 is required. This ,
project has a de minimus impact on fish and wildlife, and a Certificate of Fee Exemption
shall be completed by the City and two copies filed with the County Clerk. This application
shall not be final until such fee is paid and the Certificate of Fee Exemption is filed. Fee
shall in the form of a money order or cashier's check payable to Riverside County.
5. 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 feeing 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.
6. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government Code
Section 66477 (Quimby Act), all residential development shall be required to contribute to
mitigate park and recreation impacts such that, prior to issuance of residential building
permits, a parkland fee or dedication shall be made. Accordingly, all residential
development shall be subject to parkland dedication requirements and/or park
improvement fees. The parkland mitigation amount shall be based upon the cost to
acquire and fully improve parkland.
Environmental Assessment
7. The mitigation measures of the environmental assessment shall apply. Mitigation
measures are as follows:
Air Quality
1. Prior to beginning construction activities, the project proponent of the building
contract will develop and submit a dust control plan to the City's Building
Department, in accordance with the 2002 Coachella Valley PMio State
Implementation Plan.
2. The project shall comply with the Palm Springs Municipal Code Title 8, Chapter
8.50— Fugitive Dust and Erosion Control.
3. Any vegetative ground cover to be utilized on-site shall be planted as soon as
possible to reduce the amount of open space; subject to wind erosion. Irrigation
systems needed to water these plants shall be installed as soon as possible to
maintain the ground cover and minimized blowsand.
4. The contractor will ensure that all construction equipment is properly serviced and
maintained. All construction equipment shall be maintained in good operating
condition to reduce operational emissions,
5. During construction, the site shall be watered and equipment cleaned in the
morning and evening.
6. During construction, all trucks leaving the site shall be watered off to reduce ,
fugitive dust from being tracked onto local roadways. This measure requires that
removal of particulate matter from equipment prior to movement on paved streets
to control particulate emissions. As part of the conditions of grading permit
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Page 8.
' approval, the construction crew shall wheel wash construction equipment and
cover dirt in trucks during onsite hauling. Haul trucks leaving the site also are
required to have a minimum freeboard distance of 12 inches, or to cover payloads.
Cultural Resources
7. The developer shall submit a contract, with an Archaeologist qualified according to
the Secretary of the Interior's Standards and Guidelines, to the Planning
Department, prior to issuance of a grading permit with the scope of work to include
site monitoring, cultural monitoring, and Native American Monitor. The scope of
work shall be approved by the Director of Planning and Zoning after consultation
with the Agua Caliente Band of Cahuilla Indians.
8. Prior to any ground disturbing activity, including cleaning and grubbing, installation
of utilities 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 site 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 Archeologist to investigate, and if necessary, prepare a
mitigation plan for submission to the State Historic Preservation Officer and the
Agua Caliente Cultural Resource Coordinator for approval.
10. One copy of the cultural resource documentation generated in connection with the
project, including reports of investigations, record search results and site
records/updates shall be forwarded to the Tribal Planning, .Building and
Engineering Department.
Noise
11. During construction phases, the contractor shall ensure that all construction is
performed in accordance with the applicable City of Palm Springs noise standards.
This measure shall be added to the construction contract.
12. All internal combustion powered equipment shall be equipped with properly
operating mufflers and kept properly tuned to alleviate backfires. This measure
shall be added to the construction contract.
13. During construction activities, the contractor shall locate portable equipment as far
as possible from the adjacent residences. This measure shall be added to the
construction contract.
14. To the extent feasible, the contractor shall store and maintain equipment as far as
possible from the adjacent residences. This measure shall be added to the
construction contract.
15. The placement of all mechanical equipment associated with the proposed project
such as HVAC systems shall be located and constructed to ensure compliance
with Chapter 11.74 (Noise Ordinance) of the Palm Springs Municipal Code.
Traffic/Transportation
16. The project proponent shall implement bicycle-related improvements adjacent to
the project site. Please refer to Engineering Condition #2 for details.
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17. The project proponent shall participate, on a fair share basis, in the construction of
a raised median along Palm Canyon Drive adjacent to the project site. Please refer
to Engineering Condition#14 for details.
18. Stop signs and limited turning movements shall be provided to control traffic at all
unsignalized project driveway approaches. Please refer to Engineering Condition
#60 for details.
19. The project proponent shall coordinate with .SUnLlne Transit Agency regarding the
need for on-site public transit facilities. Please refer to Engineering Condition #15
for details.
20. The project proponent shall participate in the neighbourhood traffic-calming
program by funding the design and construction of traffic calming measures to
include an entrance statement or feature at the intersection of Mesquite Avenue
and Random Road with final design details to be approved in consultation with the
neighbourhood and the City Engineer. Please refer to Engineering Condition #54
for details.
21. The developer shall be required to widen the north side of Mesquite Avenue at
South Palm Canyon Drive in order to provide for a westbound right-turn lane, with
final design to be approved by the City Engineer. Please refer to Engineering
Condition #18 for details.
CC&R's
8. 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.
9. The applicant shall submit to the City of Palm Springs, a deposit in the amount of$2,000,
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.
10. The CCR's shall have a disclosure statement regarding the location of the project relative
to roadway noise and other activities which may occur. Said disclosure shall inform
prospective buyers about traffic, noise and other activities which may occur in this area.
Additional Permits
11. The developer shall coordinate with Riverside County Flood Control and Water
Conservation District (RCFCWCD) with respect to use of the District property, abutting the
north property line, as a bike path. Please refer to Engineering Condition#43 for details.
Cultural Resources
12. Refer to Cultural Resources mitigation measures in the Environmental Assessment
(Planning Condition#7.7 to 7.10. above).
Final Design
13. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for
approval by the Department of Planning and Zoning prior to issuance of a building permit.
Landscape plans shall be approved by the Riverside County Agricultural Commissioner's
Office prior to submittal.
14. 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.
15. 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 and in the landscaping 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. No lighting of the hillside is permitted.
16. The proposed pad, identified as "Building Area 3", shall be kept in a first class condition,
' until such time that the property is developed.
17. The developer shall consider measures to mitigate impacts to property owners on the
south side of Mesquite Avenue who will be most affected by the location of the project
entry on Mesquite Avenue. Mitigation measures shall be proposed in consultation with
property owners on the south side of Mesquite Avenue and may include redesign and/or
relocation of the driveway and/or construction of wall and landscaping for the affected
residential properties. Details of the measures shall be submitted with final development
plans.
18. The developer shall consult with the project proponent of the Star Canyon project (TTM
29691) and participate in the South Palm Canyon Drive street improvement program
(between Sunny Dunes and Mesquite Avenue). This program shall include construction of
median islands and landscaping thereof, decorative light fixtures, castle banners, and
other streetscape amenities. Detailed plans shall be submitted with Phase 1 final
development plans.
GENERAL CONDITIONS/CODE REQUIREMENTS
1. In accordance with Planning Commission Resolution No. 1503, dated November 18, 1970,
the developer is required to plant palm trees (14 feet from ground to fronds in height) 60
feet apart along the entire frontage of Palm Canyon Drive.
2. 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 Zoning for review and approval prior to the issuance of a building
permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements.
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3. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan shall be '
submitted and approved by the Building Official. Refer to Chapter 8.50 of the Municipal
Code for specific requirements.
4. 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.
5. 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.
6. All materials on the flat portions of the roof shall be earth tone in color.
7. All awnings shall be maintained and periodically cleaned.
8. 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 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.
9. 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.
10. Perimeter walls shall be designed, installed and maintained in compliance with the corner
cutback requirements as required in Section 9302.00.1).
11. 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.
12. The street address numbering/lettering shall not exceed eight inches in height.
13. Construction of any residential unit shall meet minimum soundproofing requirements
prescribed pursuant to Section 1092 and related sections of Title 25 of the California
Administrative Code. Compliance shall be demonstral.ed to the satisfaction of the Director
of Building and Safety.
14. Submit plans meeting City standard for approval on the proposed trash and recyclable
materials enclosure prior to issuance of a building permit.
15. Details of pool fencing (material and color) and equipment area shall be submitted with
final landscape plan.
16. No sirens, outside paging or any type of signalization will be permitted, except approved
alarm systems.
17. No outside storage of any kind shall be permitted except as approved as a part of the '
proposed plan.
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' 18. Vehicles associated with the operation of the proposed development including company
vehicles or employees vehicles shall not be permitted to park off the proposed building site
unless a parking management plan has been approved.
19. 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.
20. The applicant shall provide all tenants with Conditions of Approval of this project.
21. Loading space facilities shall be provided in accordance with Section 93.07.00 of the
Zoning Ordinance. Said facilities shall be indicated on the site plan and approved prior to
issuance of building permits.
22. Standard parking spaces shall be 17 feet deep by 9 feet wide; compact sized spaces shall
be 15 feet deep by 8 feet wide. Handicap parking spaces shall be 18 feet deep by 9 feet
wide plus a 5 foot walkway at the right side of the parking space; two (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".
23. 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.
24. Compact and handicapped spaces shall be appropriately marked per Section
93.06.00.C.10.
25. 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.
26. Parking lot light fixtures shall align with stall striping and shall be located two to three feet
from curb face.
27. Islands of not less than 9 feet in width with a minimum of 6 feet of planter shall be provided
every 10 parking spaces. Additional islands may be necessary to comply with shading
requirements.
28. Shading requirements for parking lot areas as set forth in Section 9306.00 of the Zoning
Ordinance shall be met. Details to be provided with final landscape plan.
29. Parking stalls shall be delineated with a 4 to 6 inch double stripe - hairpin or elongated "U"
' design. Individual wheel stops shall be prohibited; a continuous 6" barrier curb shall
provide wheel stops.
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30. Concrete walks with a minimum width of two (2) feet shall be installed adjacent to end ,
parking spaces or end spaces shall be increased to eleven (11)feet wide.
31. Tree wells shall be provided within the parking lot and shall have a planting area of six feet
in diameter/width.
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. Fire Apparatus Access Gates: Fire apparatus access gates shall be at least 15' in width.
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)
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 Fine Sprinkler System is required.
6. 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) E=xtinguishers 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.
7. 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.
8. Water Supplies and Fire Hydrants: Water supplies and fire hydrants shall be installed in
accordance with the 2001 CFC, Art. 9, Sec. 903.4, Appendix III-B, DWA or Mission
Springs Water District specifications and NFPA 24.
9. Fire Alarm System: Fire Alarm System required. Installation shall comply with the '
requirements of NFPA 72.
33
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 public right-of-way require a City of Palm Springs
Encroachment Permit.
2. Permanent encroachment of structures that overhang into the public right-of-way shall
require issuance of an encroachment license by the City Council. The developer shall
submit detailed cross-sections and elevations of proposed structural encroachments to the
City Engineer for review and approval. The developer shall ensure minimum clearance for
pedestrian access is provided for encroachments into the public right-of-way. No
encroachments into the travelway shall be allowed. Application for and approval of an
encroachment license shall be required by the City Council prior to issuance of a building
permit for which the encroachments occur.
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.
' SOUTH PALM CANYON DRIVE
4. Dedicate an additional right-of-way of 10 feet to provide the ultimate half street width of 50
feet along the entire frontage.
5. Dedicate additional right-of-way as needed concentric with the back of the sidewalk
adjacent to the proposed bus turn-out.
6. Remove and relocate the existing palm trees located along the South Palm Canyon Drive
frontage. Replace and reconstruct new tree wells and relocate affected irrigation and
electrical systems as part of the on-site landscaping. Relocated palm trees shall be
replaced with new palm trees of similar trunk diameter and height, as required by the City
Engineer, if at any time within 12 months of its relocation the City Engineer determines
that the health of the relocated palm tree(s) has failed.
7. Remove the existing curb and gutter, and construct an 8 inch curb and gutter 38 feet east
of centerline along the entire frontage, with a 35 foot radius curb return at the northeast
corner of the intersection of South Palm Canyon Drive and Mesquite Avenue in
accordance with City of Palm Springs Standard Drawing No. 200 and 206. Provide a
transition between the proposed main entrance and the Tahquitz Creek Bridge,
acceptable to the City Engineer, to provide for the reduction in roadway width from the
proposed 38 feet to the existing roadway width at the bridge.
8. Construct the north half of a 8 feet wide cross gutter with 8 feet wide splash pad at the
northeast corner of the intersection of South Palm Canyon Drive and Mesquite Avenue
with a flow line parallel with and 38 feet east of the centerline of South Palm Canyon Drive
in accordance with City of Palm Springs Standard Drawing No. 200 and 206.
Page 15
9. The main entrance shall be constructed in accordance with City of Palm Springs Standard ,
Drawing No. 205. The centerline of the entrance shall align with the existing driveway
access to Rock Garden Cafe and the future time-share resort on the west side of South
Palm Canyon Drive.
10. Construct Type C curb ramps at each side of the main entrance driveway approach
meeting current California State Accessibility standards and in accordance with City of
Palm Springs Standard Drawing No. 214.
11. The northern driveway (if included as part of this project) shall be constructed in
accordance with City of Palm Springs Standard Drawing No. 201, and shall have a
minimum width of 24 feet. Access shall be limited to right-turn in and out only.
12. Construct an 8 feet wide sidewalk behind the curb along the entire frontage in accordance
with City of Palm Springs Standard Drawing No. 210.
13. Construct Type A curb ramps meeting current California State Accessibility standards at
the northeast corner of the intersection of South Palm Canyon Drive and Mesquite Avenue
and on both sides of the main entrance in accordance with City of Palm Springs Standard
Drawing No. 212.
14. If not already constructed, developer shall construct a 14-feet wide landscaped median
island as specified by the City Engineer from Mesquite Avenue to the most northerly
property line. Provide left turn pockets designed in accordance with Section 405 of the
current edition of the Caltrans Highway Design Manual, and as approved by the City
Engineer. If a landscaped median is existing, the developer shall be responsible for any
necessary design and modification of the median as required to serve the project.
Reimbursement of 50% of the cost of the original installation (by others)shall be deposited
with the City prior to issuance of a Certificate of Occupancy if construction of the
landscape median was to be reimbursed in accordance with the terms of a reimbursement
agreement approved by the City. If the landscaped median has not been constructed by
others, the developer shall be responsible for the design and construction of the
landscaped median across the entire project frontage. The developer may request the
City to enter into a reimbursement agreement for 50% of the cost to construct the
landscaped median island for reimbursement by others upon development of the vacant
commercial property located opposite and adjacent to South Palm Canyon Drive.
15. Construct a 160-feet long by 12-feet wide bus turn-out: at the north side of the intersection
with Mesquite Avenue. The configuration shall be approved by the City Engineer in
coordination with SunLine Transit Agency. Contact SunLine Transit Agency (760-343-
3456) for details regarding bus stop furniture and bus shelter requirements as well as
possible reimbursement from the California Department of Transportation for construction
of a Transit Oriented Development (TOD). A bus :stop shelter and required furniture,
lighting, and other improvements required by SunLine Transit Agency shall be
constructed.
16. Construct 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 proposed gutter to a clean sawcut edge of pavement along the entire
South Palm Canyon Drive frontage in accordance with City of Palm Springs Standard
Drawing No.110 and 340. If an alternative pavement section is proposed, the proposed
/3�/ s
Page 16
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.
17. All broken or off grade street improvements shall be repaired or replaced.
MESQUITE AVENUE
18. Dedicate an additional right-of-way, west of the new driveway approach, concentric with
the new curb location to accommodate a right-turn lane at the intersection with South Palm
Canyon Drive in accordance with the traffic study prepared by George Dunn Engineering,
dated November 21, 2003. Dedication of additional right-of-way shall also provide for an 8
feet wide sidewalk together with a property line corner cut back at the southeast and
southwest corner of the property (if necessary) in accordance with City of Palm Springs
Standard Drawing No. 105.
19. The following condition is dependant upon adoption by Palm Springs City Council of the
reclassification of Mesquite Avenue fronting this project from a secondary thoroughfare to
a collector street: Remove the existing curb and gutter and construct an 8-inch curb and
gutter, in accordance with City of Palm Springs Standard Drawing No. 200 and 206, 24
feet north of centerline from the intersection with South Palm Canyon Drive to a point 225
feet east of the intersection before transitioning to the existing curb and gutter 20 feet north
of centerline. Configuration shall be as required by the latest revision of the traffic study,
and approved by the City Engineer. If the reclassification is rejected by City Council, the
' developer shall remove the existing curb and gutter and construct an 8-inch curb and
gutter 32 feet north of centerline along the entire project frontage.
20. Remove the existing curb return, spandrel and cross-gutter, and construct a 35-foot radius
curb return and spandrel at the northwest comer of the intersection of Mesquite Avenue
and Random Road in accordance with City of Palm Springs Standard Drawing No. 200
and 206.
21. Remove the existing cross-gutter and spandrel and construct the west half a 6-feet wide
cross gutter at the northwest corner of the intersection of Mesquite Avenue and Random
Road with a flow-line parallel with and 20 feet north of the centerline of Mesquite Avenue
in accordance with City of Palm Springs Standard Drawing No. 200.
22. Remove the existing curb and gutter as needed for the construction of a 55 feet wide
driveway approach in accordance with City of Palm Springs Standard Drawing No. 205.
The centerline of the project entrance and the intersection of the entrance into the gated
condominium complex shall be analyzed to determine queuing and stacking requirements.
Final design shall be reviewed and approved by the City Engineer.
23. Construct Type C curb ramps at each side of the driveway approach meeting current
California State Accessibility standards and in accordance with City of Palm Springs
Standard Drawing No. 214.
24. Construct an 8-feet wide sidewalk behind the curb along the entire frontage from South
Palm Canyon Drive to the driveway approach in accordance with City of Palm Springs
Standard Drawing No. 210. Construct a 5-feet wide sidewalk behind the curb along the
entire frontage from the driveway approach to Random Road in accordance with City of
Palm Springs Standard Drawing No. 210.
Page 17
25. Construct Type A curb ramps meeting current California State Accessibility standards at '
the northwest corner of the intersection of Mesquite Avenue and Random Road, and on
both sides of the Mesquite Avenue entrance in accordance with City of Palm Springs
Standard Drawing No. 212.
26. 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 a clean sawcut edge of pavement along the entire
Mesquite Avenue frontage requiring pavement in accordance with City of Palm Springs
Standard Drawing No.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.
27. All broken or off grade street improvements shall be repaired or replaced.
RANDOM ROAD
28. Construct a minimum 5 feet wide sidewalk behind the curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210.
29. All broken or off grade street improvements shall be repaired or replaced. All existing
driveway curb-cuts are to be replaced with 6-inch curb and gutter.
SANITARY SEWER '
30. All sanitary facilities shall be connected to the public 'sewer system. Laterals shall not be
connected at manholes.
31. Construct an on-site (private) sewer system to collect and convey sewage to off-site public
sewer mains. Submit private sewer system lateral connection locations to the City
Engineer for review and approval.
32. All on-site sewer systems shall be privately maintained by a Home Owner's Association
(HOA). Provisions for maintenance of the on-site sewer system acceptable to the City
Engineer shall be included in Codes, Covenants, and Restrictions (CC&R's) required for
the project.
GRADING
33. Submit a Precise Grading Plan prepared by a California registered Civil Engineer or
qualified Architect to the Engineering Division for review and approval. A PM 10 (dust
control) Plan shall be submitted to and approved by the Building Department prior to
approval of the Precise Grading plan. The Precise Grading Plan shall be approved by the
City Engineer prior to issuance of any grading or building permits.
Minimum submittal includes the following:
A. Copy of signed Conditions of Approval from Planning Department.
B. Copy of Site Plan stamped approved and signed by the Planning Department.
l ���`l
Pane 18
' C. Copy of current Title Report
D. Copy of Soils Report
E. Copy of Hydrology Study/Report
34. Drainage swales 3 feet wide and 6 inches deep shall be provided adjacent to all sidewalks
to keep nuisance water from entering the public streets, roadways, or gutters.
35. 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.
36. In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c), a cash
bond of two thousand dollars ($2,000.00) per acre shall be posted with the City for
mitigation measures of erosion/blowsand relating to his property and development.
37. 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.
' 38. Contact the Building Department to get information regarding the preparation of the PM10
(dust control) plan requirements.
39, 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) prior to approval of
the Grading Plan. The California Department of Food and Agriculture office is located at
73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208).
DRAINAGE_
40. Provisions for the interception of nuisance water from entering adjacent public streets from
the project site shall be provided through the use of a minor storm drain system that
collects and conveys nuisance water to landscape areas, and in only a stormwater runoff
condition, pass pre-development quantities of runoff directly to the street through parkway
or under sidewalk drains.
41. Stormwater run-off from the property may be directly conveyed to the Tahquitz Creek as
allowed by the Riverside County Flood Control and Water Conservation District (RCFC).
Construction of the portion of Master Storm Drain Line 29 along Random Road shall be
required to facilitate on-site drainage. The developer shall coordinate with RCFC for
required approvals.
42. The project is subject to flood control and drainage implementation fees. The acreage
drainage fee at the present time is $7,271 per acre per Resolution No. 15189. Validated
13c1 �
Page 19
costs incurred by the developer for design and construction of Master Storm Drain '
improvements shall be credited towards 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 costs from drainage fees collected
from other development. This condition shall be complied with, to the satisfaction of the
City Engineer, prior to filing any final map or issuance of a building permit.
ON-SITE
43. Construct an 8 feet wide combination sidewalk and bicycle path along the entire northern
property line. If approval can be obtained from Riverside County Flood Control District
(RCFCWCD) to use their 15 feet wide unimproved property between the project and
Tahquitz Creek Flood Control Channel, the path may be constructed in that location and
an accompanying easement shall be dedicated. If approval cannot be obtained for use of
RCFC property, the path shall be constructed on-site immediately adjacent to the northern
property line. The path shall be constructed using Portland Cement Concrete with an add
mixture of Desert Sand, Palm Springs Tan, or equal color as approved by the City
Engineer.
44. 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. 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.
45. Gated entry designs shall be reviewed and approved by the City Engineer. Submit a
detailed entry design showing storage lanes and maneuvering areas. Include standard
vehicle and truck turning radius track lines on the detail. Sufficient storage shall be
required (50 feet minimum) for vehicles entering the gated project, and a turn around
maneuvering area shall be provided for vehicles unable to enter the project. Final design
shall also be subject to review and approval by the Fire Marshal.
GENERAL
46. Any utility trenches or other excavations within existing asphalt concrete pavement of off-
site streets required by the proposed development shall be backfilled and repaired in
accordance with City of Palm Springs Standard Drawing No. 115.
47. All proposed utility lines shall be installed underground.
48. 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.
49. 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.
Page 20
' 50. In accordance with Chapter 8.04,401 of the City of Palm Springs Municipal Code, all
existing and proposed electrical lines of thirty-five thousand volts or less and overhead
service drop conductors, and all gas, telephone, television cable service, and similar
service wires or lines, which are on-site, abutting, and/or transecting, shall be installed
underground unless specific restrictions are shown in General Orders 95 and 128 of the
California Public Utilities Commission, and service requirements published by the utilities.
The existing overhead utilities across the northern property line meet the requirement to
be installed underground. The developer is advised to investigate the nature of these
utilities, the availability of undergrounding these utilities with respect to adjacent and off-
site properties, and to present its case for a waiver of the Municipal Code requirement, if
appropriate, to the Planning Commission and/or City Council as part of its review and
approval of this project.
If utility undergrounding is deferred in accordance with specific direction by the Planning
Commission and/or City Council, the record property owner shall enter into a covenant
agreeing to underground all of the existing overhead utilities required by the Municipal
Code in the future upon request of the City of Palm Springs City Engineer at such time as
deemed necessary. The covenant shall be executed and notarized by the property owner
and submitted to the City Engineer prior to issuance of a grading permit. A current title
report; or a copy of a current tax bill and a copy of a vesting grant deed shall be provided
to verify current property ownership.
' 51. Nothing shall be constructed or planted in a corner cut-off area, or public right-of-way
adjacent to 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.
52. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk
and/or curb shall have City approved deep root barriers installed per City of Palm Springs
Standard Drawing No. 904.
MAP
53. A Final Map shall be prepared by a California registered Land Surveyor or qualified Civil
Engineer and submitted to the Engineering Division for review and approval. A 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 Division as part of the review of the
Map. The Final Map shall be approved by the City Council prior to issuance of building
permits.
TRAFFIC
54. Based on the traffic study submitted by George Dunn Engineering, dated November 21,
2003, the following mitigation measure(s)will be required:
Install traffic calming measures including design and construction of an entrance
' statement or feature at the intersection of Mesquite Avenue and Random Road, as
determined by the City Engineer and in accordance with the results of neighborhood
meetings to be held under the provisions of the City's Traffic Calming Program.
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Page 21
55. If not already existing, a traffic signal shall be installed at the main project entrance on '
South Palm Canyon Drive. Submit traffic signal improvement plans prepared by a
Registered Civil or Traffic Engineer for review and approval by the City Engineer. The
traffic signal shall be installed in conjunction with adjacent street improvements. If the
traffic signal is existing, the developer shall be responsible for the design and modification
of the traffic signal as required to serve the project. Reimbursement for 50% of the cost of
the original installation (by others) shall be deposited with the City prior to issuance of any
Certificates of Occupancy if installation of the traffic signal was to be reimbursed in
accordance with the terms of a reimbursement agreement approved by the City. If the
traffic signal has not been installed by others, the developer shall be responsible for the
design and installation of the traffic signal as required to provide access to the project and
the existing commercial driveway located on the west side of South Palm Canyon Drive.
The developer may request the City to enter into a reimbursement agreement for 50% of
the cost of the installation, for reimbursement by others upon development of the vacant
commercial property to be served by the traffic signal.
56. 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. The developer
shall provide same through dedication of additionall right-of-way and widening of the
sidewalk or shall be responsible for the relocation of all existing traffic signal/safety light
poles, conduit, pull boxes and all appurtenances located on the South Palm Canyon Drive
and Mesquite Avenue frontages of the subject property.
57. All damaged, destroyed, or modified pavement legends and striping associated with the '
proposed development shall be replaced as required by the City Engineer prior to
issuance of a Certificate of Occupancy.
58. Submit traffic striping plans for South Palm Canyon Drive and Mesquite Avenue, prepared
by a California registered Civil Engineer, to the Engineering Division for review and
approval. All required traffic striping improvements shall be completed in conjunction with
required street improvements, to the satisfaction of the City Engineer, and prior to
issuance of any Certificates of Occupancy.
59. Relocate and modify the existing traffic signal poles, conduit, pull boxes and all
appurtenances located on the northeast corner of South Palm Canyon Drive and Mesquite
Avenue in accordance with the requirements of the City of Palm Springs. Submit traffic
signal modification plans prepared by a California registered Civil or Traffic Engineer to the
Engineering Division for review and approval. All required traffic signal modifications shall
be completed in conjunction with required street improvements, to the satisfaction of the
City Engineer, and prior to issuance of any Certificates of Occupancy.
60. A 30 inch stop sign shall be installed at all unsignalized site driveways in accordance with
City of Palm Springs Standard Drawing Nos. 620-625.
61. Decorative lighting shall be provided as part of the Mesquite Avenue and Random Road
intersection traffic calming program, to the satisfaction of the City Engineer. The developer
shall be responsible for providing and maintaining electrical service to the decorative
lighting approval by the City. ,
62. 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
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Page 22
' 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.
63. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid
prior to issuance of building permit.
1
Resolution 20802
page 23
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CITY OF PALM SPRINGS
CASE NO.: 5.0956 DESCRIPTION:
General Plan Circulation Map Amendment to reclassify Mesquite
APPLICANT: Huddle Springs Development, LLC Ave between S. Palm Cyn'Dr and Random Rd from a secondary
thoroughfare to a collector street and PD-285&TfM 31413 for 48
condos, 18 IIVe/work lofts, 25759 sf of retail, 9786 sf of office &
8000 sf restaurant at NE corner of S. Palm Cyn Dr& Mesquite