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HomeMy WebLinkAbout20909 - RESOLUTIONS - 4/21/2004 RESOLUTION NO. 20909 OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, ' CALIFORNIA, RECOMMENDING APPROVAL OF MITIGATED NEGATIVE DECLARATION, PLANNED DEVELOPMENT DISTRICT PD-292 AND TENTATIVE TRACT MAP TTM-31980 FOR THE CONSTRUCTION OF A 133-UNIT MULTI-FAMILY RESIDENTIAL AND 19 DETACHED SINGLE-FAMILY RESIDENTIAL UNITS FOR THE PROPERTY LOCATED AT 1000 EAST PALM CANYON DRIVE, ZONE R-2 AND R-3, SECTION 23. WHEREAS, Nexus Residential Communities, Inc. (the "Applicant") has filed an application with the City pursuant to Palm Springs Municipal Code Section 9.60 for a Tentative Tract Map to construct a 133-unit multi-family residential and 19 single-family residential units located at 1000 East Palm Canyon Drive, Zone R-2 and R-3, Section 23; and WHEREAS, the Applicant has filed Tentative Tract Map 31980 with the City and has paid the required filing fees; and WHEREAS, said Tentative Tract Map was submitted to appropriate agencies as required by the subdivision requirements of the Palm Springs Municipal Code, with the request for their review, comments, and requirements; and WHEREAS, notice of the public hearing of the City Council of the City of Palm Springs to ' consider TTM 31980, PDD 292 and review of the draft Mitigated Negative Declaration for Environmental Assessment, was given in accordance with applicable law; and WHEREAS, on April 7, 2004, a public hearing on the application for a Tentative Tract Map 31980, Planned Development District 292 and Mitigated Negative Declaration was held by the Planning Commission in accordance with applicable law; and WHEREAS, on April 21, 2004, a public hearing on the application for a Tentative Tract Map 31980, Planned Development District 292 and Mitigated Negative Declaration was held by the City Council in accordance with applicable law; and WHEREAS, pursuant to Government Code Section 66412.3, the City Council has considered the effect of the proposed General Plan Amendment, subdivision and Tentative Tract Map 31980, on the housing needs of the region in which Palm Springs is situated and has balanced these needs against the public service needs of its residents and available fiscal and environmental resources; the approval of the proposed project represents the balance of these respective needs in a manner which is most consistent with the City's obligation pursuant to its police power to protect the public health, safety, and welfare; and WHEREAS, the proposed subdivision, Tentative Tract Map 31980, is considered a "project" pursuant to the terms of the California Environmental Quality Act ("GEQ,A"), and an Environmental Assessment has been prepared for this project and has been distributed for ' public review and comment in accordance with CEQA; and Resolution 20909 ' Page 2 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 for the project and all written and oral testimony presented. THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to CEQA, the City Council finds that the current environmental assessment for TTM 31980 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: The City Council further finds that currently the Casey's June Beetle does not have any formal Federal or State status but is considered a species of concern. Historically the project site has been disturbed many times. It was developed as a golf course in the mid 1940's. The Biltmore Hotel was built upon the site in ' 1957 and operated until 1988. The hotel remained unoccupied for several years before its demolition in September 2003. During the time the hotel was unoccupied the City staff in response to fire concerns conducted weed abatement on site. The last weed program occurred in 2001. Therefore the project site has been continuously occupied and disturbed for almost sixty (60) years and determined to be have no environmental impact to the Casey's June Beetle. Section 3: Pursuant to Government Code Section 66473.5 the City Council finds that the proposed subdivision and the provisions for its design and improvement are compatible with the objectives, polices, and general land uses and program provided in the City's General Plan and any applicable specific plan. Section 4: Pursuant to Government Code Section 66474 (Subdivision Map Act), the City Council finds that with the incorporation of those conditions attached in Exhibit A: 1. The proposed Tentative Map is consistent with applicable general and specific plans. The proposed project is consistent with the General Plan. The General Plan designation for the site is H43/21, high density residential. The General Plan would allow 248 dwelling units on the project site. The applicant is proposing 152 units and therefore, is well within the density parameters of the General Plan. � t 2. The design of improvement of the proposed subdivision is consistent with the General Plan and any applicable Specific Plan. Resolution 20909 Page 3 ' 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 31980. Code relief to distance between buildings to be reduced from 15 feet to 9 feet minimum, front yard setbacks from 25 feet to 15 feet minimum, rear yard setbacks from 15' to 8', and side yard setbacks from 10' to 6' for the detached cluster residential component of the project proposal. In the apartment component only the rear yard setback has been reduced from 24' to 20'. The requirements of the general plan for high-density residential projects include the following policies: • a minimum of 45% of the lot area shall be maintained as on-site open space/recreational area; • incorporation of a minimum area of the required common open space at grade or the level of the first habitable floor; • design of common open space so that it is easily accessible and of sufficient size to be usable by all residents; • incorporation of architectural design details and elements which provide visual character and interest, avoiding flat planar walls and "box-like" appearances; and • protection of privacy and view for adjacent single-family structures with increased setbacks to second-story mass. The project as proposed incorporates all of the above general plan policy statements into the site design. Therefore it is concluded that the relief to certain code standards will not be in conflict with the overall intent of the General Plan. • The site is physically suitable for the type and density of development contemplated by the proposed subdivision. The site is proposed for a 133-unit multi-family apartment complex consisting of 16 buildings comprised of 7 and 10 units types and 19 single-family detached cluster residential units on 11.85 acres of land. Per Zoning Code the maximum allowable density for the site for the R2 and R3 Zone designations would be 223'units. The proposed 152 will be under both Zoning Ordinance and General Plan allowable density levels. There will be no incompatibility issues as the project is surrounded by multi- story condominiums and single-story single-family residences adjacent to the single- family cluster residential component. The applicant proposes a medium density residential development that will be compatible with the surrounding neighborhood. • 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 ' Resolution 20909 Page 4 subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. • The 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. • 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. A General Plan Amendment to the Circulation Plan has been proposed under separate resolution in order to relocate a four hundred and fifty (450)foot portion of Camino Real, a collector status roadway immediately north and intersecting East Palm Canyon Drive. This portion of Camino Real is indicated on the General Plan Circulation Map but has not been constructed. The intent of the General Plan Amendment would be to relocate said portion of Camino Real west three hundred and forty (340) feet to the west ' interception Indian Trail, proceeding north on Indian Trail one hundred and sixty-five (165) feet to intercept the existing street of Camino Real as it continues in a northerly direction. This amendment would allow the existing street configuration to remain. Based upon an evaluation of existing development, traffic volume, and development potential the proposed General Plan Amendment will result in adequate circulation to handle future traffic volumes and therefore the proposed project would not conflict with access through the project site. Section 5: 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 for the underlying R-2 and R-3 zones, multi-family residential development is a permitted use. b. The said use is 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 the subdivision and tentative tract map of 11.85 acres to provide for the construction of a 133-unit multi-family residential complex and a 19- unit detached single-family cluster residential complex. The project will include a central recreational area of pool, spa, cabanas, fitness center and management building. Two additional pools with associated amenities are also provided. The Resolution 20909 Page 5 ' project is gated and includes a screenwall placement with off-set planes. The single- family and multi-family components of the project will not have interior access between the two. Vehicular access will provided at two entryways, one from Deep Well Ranch Road across from Suntan Lane for the single-family cluster residential component and one from East Palm Canyon Drive across from Camino Real for the multi-family residential component. This multi-family residential project is in harmony with the objectives of the General Plan, is desirable for the development of the community and is not detrimental to the existing or future uses specifically permitted in the zone for which it is proposed. C. The site for the intended use 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 project site is 11.85 acres and is of adequate size to accommodate said use. Pursuant to the development standards for the R-2 and R-3, limited multi-family residential and multiple-family residential and hotel zone standards, respectively, the proposed project presents a more creative approach in the development of land and creates a harmonious in-fill development in a single and multiple family neighborhood. Density standards for numbers of dwelling units proposed is below those permitted by the zoning designation. This Planned Development District intends to maintain good ' zoning practices while including certain desirable departures from the strict provisions of the R-2 and R-3 zoning classifications. Therefore, it is determined that the site for the intended use is adequate in size and shape to accommodate said use. d. 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. The proposed project will contribute to improvement of the existing street system that will serve the site, and with said improvements, the public street system will be adequate to carry the type and quantity of traffic to be 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. ' Resolution 20909 Page 6 NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council hereby orders filing of a Mitigated Negative Declaration and approves TTM 31980 and PD - 292, subject to those conditions set forth in the attached Exhibit A, which are to be satisfied prior to the issuance of a Certificate of Occupancy unless otherwise specified. ADOPTED this 21 st day of April, 2004. AYES: Members Foat, McCulloch, Mills and Mayor Oden NOES: None ABSENT: Member Pougnet ATTEST: CITY OF PALM SPRINGS, CALIFORNIA City lerk City Manager Reviewed and Approved as to Form: Resolution 20909 Page 7 ry, EXHIBITA �f a a, CASE 5.0986 - CUP, PD-292, r,�, PRELIMINARY PLANNED DEVELOPMENT DISTRICT, PD4292) TENTATIVE TRACT MAP 31980 �'" 1000 EAST PALM CANYON DRIVE NEXUS RESIDENTIAL COMMUNITIES, INC. � �� CONDITIONS OF APPROVAL April 21, 2004 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 Administrative: 1a. The proposed development of the premises shall conform to all applicable regulations of ' the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and resolutions which supplement the zoning district regulations. 1 b. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case 5.0986, PD-292 and TTM 31980. 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. 2. That the property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation sidewalks, bikeways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private , property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and Resolution 20909 h Page 8 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. 3. The appeal period for an Architectural Approval and Tentative Tract Map application is 15 calendar days form the date of project approval. Permits will not be issued until the appeal period has concluded. 4. The applicant prior to issuance of building permits for the 19 unit project component shall submit a draft declaration of covenants, conditions and restrictions ("CC&R's") to the Director of Planning and Building for approval in a form to be approved by the City Attorney, to be recorded prior to certificate of occupancy. CC& R's shall not be needed for the 133-unit multi-family component. The CC&R's shall be enforceable by the City, shall not be amended without City approval, shall require maintenance of all property in a good condition and in accordance with all ordinances. The applicant shall submit to the City of Palm Springs, a deposit in the amount of$2000, for the review of the CC&R's by the City Attorney. A $250 filing fee, or the fee in effect at the time of submission, shall also be paid to the City Planning Department for administrative review purposes. 5. 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 and shall be adopted by Ordinance and/or Resolution. 6. 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 '/% for residential projects with the first $100,000 of total building permit valuation for individual single-family units exempt. Should the public art be based 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. Environmental Assessment: 7. The mitigation measures of the environmental assessment shall apply. The applicant shall submit a signed agreement that the mitigation measures outlined as part of the negative declaration will be included in the plans prior to Planning Commission consideration of the environmental assessment. Mitigation measures are as follows: Air quality: a. The applicant shall comply with Section 8.50 of the Palm Springs' MAcipal Code, Fugitive Dust and Erosion Control (PM-10) and prepare and submit a plan to the Building Department to control fugitive dust emissions in compliance with the South Coast Air Quality Management District (SCAQMD). The plan must implement Resolution 20909 Page 9 reasonable available control measures to ensure that project emissions are in compliance with the SCAQMD. Cultural Resources: a. A Cultural Resources Monitor, designated by the Agua Caliente Cultural Resource Office, shall be present during all ground-disturbing activities including clearing and grubbing, excavation, burial of utilities, planting of rooted plants, etc. Contact the Agua Caliente Band of Cahuilla Indians Cultural Office for additional information on the use and availability of Cultural Resource Monitors. b. Should buried deposits be encountered, the Cultural Resources Monitor shall contact the Director of Planning and Zoning and after the consultation the Director shall have the authority to halt destructive construction and shall notify a Qualified Archaeologist to investigate and, if necessary, the Qualified Archaeologist shall prepare a treatment plan for submission to the State Historic Preservation Officer and Aguat Caliente Cultural Resource Coordinator for approval. c. Two copies of any cultural resource documentation generated in connection with this project, including reports of investigations, record search results and site records/updates shall be forwarded to the Tribal Planning, Building and Engineering Department and one copy to the City Planning and Zoning Department prior to final inspection. Geology and Soils: a. Design project structures to meet or exceed the minimum seismic design criteria as determined by site-specific detailed geotechnical investigations, if deemed necessary by a City building official. b. All structures to be constructed as part of the project shall be designed to meet the requirements of the latest edition of the Uniform Building Code. Noise: a. Exterior Noise Mitigation-Ensure that the planned masonry/glass perimeter wall for the swimming pools area facing East Palm Canyon Drive is at least 6.0 foot high, is at least 3.5 pounds per square foot of face area, presents a solid face from top to bottom, and has no decorative cutouts or line-of-site openings between shielded areas and the roadways. b. Interior Noise Mitigation-provide a "window closed" condition requiring a means of mechanical ventilation (e.g. air conditioning) for all units facing East Palm Canyon Drive. Units facing East Palm Canyon Drive should be provided with weather-stripped solid core exterior doors and exterior wall/roof assemblies and should be free of cut- outs and openings. c. All equipment shall be fitted with properly operating mufflers and air intake silencers no less efficient than those originally installed. d. All stationary noise sources (e.g. generators and compressors) shall be located as far from the adjacent residential receptor locations as is feasible. e. Construction shall be restricted to between the hours of 7:00 a.m. and 7:00 p.m. on weekdays, and between the hours of 8:00 a.m. and 5:00 p.m. on Saturdays with associated sound barrier screening. No construction shall occur at any time on Sunday or a federal holiday. These days and hours shall also apply to any servicing of equipment and to the delivery of materials to or from the site. Resolution 20909 Page 10 Recreation: a. In accordance with Policy 10.3.3 of the City of Palm Springs General Plan, the proposed residential development would establish on-site recreational or open space facilities or contribute fees for public development of such uses. Transportation and Traffic: Off-site intersection improvement: a. Add an eastbound left turn land on East Palm Canyon Drive at the intersection of Camino Real and the project driveway. Off-site roadway improvements: a. Construct East Palm Canyon Drive at it's ultimate half-section width as a major roadway from Camino Real to Deep Well Ranch Road in conjunction with development. b. Construct Camino Real/Indian Trail at its ultimate half-section width as a Collector Roadway from the northerly project boundary to East Palm Canyon Drive in conjunction with development. c. Construct Deep Well Ranch Road at its ultimate half-section width as a Local Roadway from the northerly project boundary to East Palm Canyon Drive in conjunction with development. d. Participate in the phased construction of traffic signals through payment of traffic signal mitigation fees. e. Participate in funding of off-site improvements, which are needed to serve cumulative future conditions through payment of appropriate fees (TUMF). On-site Roadway Improvements: ' a. Traffic signing/striping should be implemented in conjunction with detailed construction plans for the project site. b. Provide a stop sign control at the intersections of all project access points that do not meet minimum traffic signal warrants and connect with the public roadway. Final Design: 8. If, within two (2) years after the date of approval by the City Council of the preliminary development plan, the final development plan, as indicated in Section 94.03.00(1), has not been approved by the Planning Commission, the procedures and actions which have taken place up to that time shall be null and void and the Planned Development District and Tentative Tract Map shall expire. Extensions of time may be allowed for good cause. The final development plans shall be submitted in accordance with Section 94.03.00 of the Zoning Ordinance. Final construction plans shall include site plans, building elevations, floor plans, roof plans, fence and wall plans, entry plans, landscape plans, irrigation plans, exterior lighting plans, sign program, site cross sections, property development standards, street improvement plans and other such documents as required by the Planning Commission. Final construction plans shall be submitted within two years of the Planning Commission approval. 9. 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 Direct4 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. Resolution 20909 Page 1 t a. If lights are proposed to be mounted on buildings, down-lights shall be utilized. ' b. A photometric study shall be required for all parking areas, driveways and entries. C. Illumination levels in the parking area shall be an average of one-foot candle with a ratio of average light to minimum light of four to one(4:1). Architecture and Landscapinq: 10. Separate architectural approval and permits shall be required for all signs. 11. 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. 12. 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. 13. No exterior down spouts shall be permitted on any fagade on the proposed building(s) which are visible from adjacent streets or residential land commercial areas. 14. The design, height, texture and color of fences and walls shall be submitted for review and ' approval prior to issuance of building permits. 15. The street address numbering/lettering shall not exceed eight inches in height. 16. Details of pool fencing (materials and color) and equipment area shall be submitted with final landscape plan.. 17. All common area swimming pools are required to provide an assistive pool entry device for the mobility impaired. 18. All common areas are required to be accessible including providing access to trash bins, recreation facilities and club houses. 19. The restrooms at the Clubhouse Rental Building shall comply with disabled access codes. 20. All ground floor units are required to be accessible from the common areas and adaptable within the interior. That means disables access is required in at least one restroom per ground floor unit and each kitchen. 21. All landscaping shall be completed before the issuance of a certificate of occupancy. 22. Shading requirements for parking lot areas as set forth in Section 93.06100 6f the Zoning Ordinance shall be met. Details to be provided with final landscape plan. ' Resolution 20909 Page 12 ' 23. Enhanced paving shall be utilized at the entryway to the multi-family residential component of the proposed project. It shall match the enhanced paving proposed as walkways on interior drive aisles. 24. The landscape palette shall include refinements to the massing of ground cover color groupings to include large scale massing of color. The landscape palette is too ridgid, as proposed. 25. Agaves shall not be located close to sidewalks for safety sake. 26. The shade tree palette shall delete Acacia baileyana and Acacia stenohylla and substitute alternative trees to be approved with final landscape plan. 27. A maximum of forty-five (45) percent of the street frontage in parkway and setback areas shall be designed as retention basins that are below the adjoining curb elevation. Final landscape and grading for parkways shall be subject to the Design Review Board's review and staff approval. 28. Minimum yard setbacks for the project shall be required as follows: Single-family residential Front: 5' Rear: 8' Side: 6' Multi-family residential Front: 30' from major thorough-fare 20'from corner on collector Rear: 20' 29. Distance between buildings shall be a minimum of 6' in the single-family residential component. 30. Height of multi-family complex shall not exceed 23' 2". Height of single-family cluster residential shall not exceed 17' 6". General: 31. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. CC&R's shall prohibit storage within and modification to outdoor balconies. 32. Prior to the issuance of a building permit, the applicant shall pay developer fees to the Palm Springs Unified School District pursuant to the requirements established in S1350. The amount of fees paid will be determined based on the established state formula for determining construction costs. General/Grading: 33. Prior to the issuance of a grading permit, a Fugitive Dust and Erosion Cobtrol4Plan shall be ' submitted and approved by the Building Official. Refer to Chapter 8.50 of the Municipal Code for specific requirements. Resolution 20909 Page 13 34. 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. 35. Drainage swales shall be provided adjacent to all curbs and sidewalks — 3' wide and 6" deep. The irrigation system shall be 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. General/Waste Disposal: 40. The applicant shall submit to the Department of Planning and Zoning a letter from the local disposal service indicating twice weekly individual trash pickup will be provided within both the single-family and multi-family components of the project. Parking: 41. Three handicapped accessible parking shall be provided, one each adjacent to the three provided recreation areas. Of those three, one shall be van accessible. Handicapped accessibility shall be indicated on the site plan to include the location of handicapped parking spaces and the path of travel to the entry ways. 42. The "Van Accessible" visitor parking space at the large swimming pool needs to have the loading zone switched to serve the passenger side (right side) of the vehicle. 43. At the driveway approach on East Palm Canyon Drive the pedestrian sidewalk should lead , towards the four (4) foot wide level path at the top of the driveway approach. Engineering has the standards for driveways. 44. Standard parking spaces shall be 17 feet deep by 9 feet wide. Handicap parking spaces shall be 18 feet deep by 9 feet wide plus a 5 foot walkway at the right side of the parking space; two handicap-spaces can share a common walkway. One handicap space shall be designated as "van accessible" and served by an 8 foot walkway on the right side. 45. Handicapped spaces shall by appropriately marked per Section 93.06.00 ( C) (10). 46. 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. 47. Parking stalls shall be delineated with a 4 by 6 inch double stripe or equivalent design — hairpin or elongated "U" design. Individual wheel stops shall be prohibited; a continuous 6" barrier curb shall provide wheel stops. 48. 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. Resolution 20909 Page 14 ' 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. 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. Provide two 10' travel lanes for a total of 20' unobstructed width. If parking on access road is desired, provide an 8' parking lane with opposing curb marked red with appropriate signage for a total of 28' in width. Provide an additional 8' for parking on both sides of access road for a total of 36' in width. 3. Palm Springs Fire Apparatus require an unobstructed vertical clearance of not less than 14'6". ' 4. Locked gate(s) shall be equipped with a KNOX key switch device or Key box. Contact the Fire Department at 323-8186 for a KNOX application form. (902.4 CFC) 5. A KNOX box shall be installed at every locked gate. Show location of boxes on plan elevation views. Show requirement in plan notes. 6. An approved, automatic Fire Sprinkler System is required. 7. Fire flow is estimated to be 1500 gallons per minute at this time. A more precise flow will be given once the type of construction is known. 8. 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 of plans. (1002.1 CFC) Extinguishers shall be mounted in visible, accessible location 3 to 5 feet above floor level. Preferred location is in the path of exit travel near an exit door. 9. Approved numbers or addresses shall be provided for all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. (901.4.4 CFC) Show location of address on plan elevation view. Show requirement and dimensions of numbers in plan notes. Numbers shall be a minimum 4 inches, and of contrasting color to the background. 10. Construction site fencing with 20 foot wide access gates is required fpr al4 combustible construction over 5,000 square feet. Fencing shall remain intact until buildings are ' stuccoed or covered and secured with lockable doors and windows. (8.04.260 PSMC) 11. An operational fire hydrant or hydrants shall be installed within 250' of all combustible construction. Resolution 20909 Page 15 ENGINEERING The Engineering Division recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances. Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS 1. Any improvements within the street right-of-way require a City of Palm Springs Encroachment Permit. Work shall be allowed according to Resolution 17950 — Restricting Street Work on Major and Secondary thoroughfares. 2. Submit street improvement plans for all proposed streets to the Engineering Division. The plans shall be prepared by a Registered Civil Engineer and approved by the City Engineer prior to issuance of any building permits. EAST PALM CANYON DRIVE 3. Dedicate an additional 10 feet to provide the ultimate half street right-of-way width of 50 feet along the entire frontage, together with a property line - corner cut-back at the northeast corner of Indian Trail/Camino Real and East Palm Canyon Drive, and at the northwest corner of Deep Well Ranch Road and East Palm Canyon Drive in accordance with City of Palm Springs Standard Drawing No. 105. 4. Dedicate an easement for sidewalk purposes along the entire frontage for portions of the sidewalk that encroach onto private property, including concentric with the back of the sidewalk adjacent to the bus turn out. 5. Construct an 8 inch curb and gutter 38 feet north of the centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 200. 6. Construct a 35 feet radius curb return at the northeast corner of Indian Trail/Camino Real and East Palm Canyon Drive, and at the northwest corner of Deep Well Ranch Road and East Palm Canyon Drive, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 7. Construct the east half of an 8 feet wide cross gutter and spandrel at the northeast corner of Indian Trail/Camino Real and East Palm Canyon Drive in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 8. Construct the west half of an 8 feet wide cross gutter and spandrel at the northwest corner of Deep Well Ranch Road and East Palm Canyon Drive in accordance with City of Palm Springs Standard Drawing No. 200 and 206. � 4 9. Construct a 60 feet wide driveway approach (Main Entry) in accordance with City of ' Palm Springs Standard Drawing No. 205. The centerline of the Main Entry shall be located 340 feet east of the centerline of Indian Trail/Camino Real, approximately in line Resolution 20909 Page 16 with Camino Real south of East Palm Canyon Drive, as shown on the approved site plan. 10. Construct an 8 feet wide meandering colored concrete sidewalk along the entire frontage. The admixture shall be Palm Springs Tan, Desert Sand, or approved equal color by the Engineering Division. 11. Construct a Type A curb ramp meeting current California State Accessibility standards at each side of the Main Entry in accordance with City of Palm Springs Standard Drawing No. 212. 12. Construct a Type A curb ramp meeting current California State Accessibility standards at the northeast corner of East Palm Canyon Drive and Indian Trail/Camino Real in accordance with City of Palm Springs Standard Drawing No. 212. 13. Construct a Type A curb ramp meeting current California State Accessibility standards at the northwest corner of East Palm Canyon Drive and Deep Well Ranch Road in accordance with City of Palm Springs Standard Drawing No. 212. 14. Construct a 160-feet long by 12-feet wide bus turn out at the east side of the intersection of Indian Trail/Camino Real and East Palm Canyon Drive. A bus stop shelter and required furniture, lighting, and other improvements acceptable to the Director of Planning and Zoning and Sunline Transit Agency shall be constructed. 15. Construct a minimum section of 5 inch asphalt concrete pavement over 4 inch crushed miscellaneous 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 340. 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. INDIAN TRAIL/CAMINO REAL 16. Dedicate additional right-of-way as necessary to realign and extend the southerly driveway to the existing condominium development adjacent to the north property line (Tract No. 4441) to provide a perpendicular intersection with Camino Real. 17. Remove the existing curb and gutter, cross-gutter, sidewalk, and other street improvements at the intersection of the southerly driveway to the existing condominium development adjacent to the north property line (Tract No. 4441) as necessary to provide a perpendicular intersection of this driveway with Camino Real. 18. Construct a 6 inch curb and gutter 20 feet east and southeasterly of the centerline along the entire frontage, and extending northerly, off-site adjacent to the condominium development adjacent to the north property line (Tract No. 4441) and transitioning as - necessary to join existing curb and gutter located 32 feet east of centerline,9n accordance with City of Palm Springs Standard Drawing No. 200. 19. Construct a 6 inch curb, 16 feet each side of the centerline of the extended southerly driveway to the condominium development adjacent to the north property line (Tract No. Resolution 20909 Page 17 4441), in accordance with City of Palm Springs Standard Drawing No. 200. ' 20. Construct a 24 feet wide emergency access driveway approach located approximately 355 feet north of the centerline of East Palm Canyon Drive (as measured along the centerline of Camino Real) in accordance with City of Palm Springs Standard Drawing No. 201. The concrete driveway shall extend to the property line, or to the exterior property wall, and shall be gated and locked. A lock box key shall be provided to the Fire Department for emergency access. 21. Construct a 32 feet wide driveway approach located approximately 500 feet north of the centerline of East Palm Canyon Drive (as measured along the centerline of Camino Real) in accordance with City of Palm Springs Standard Drawing No. 205. The driveway shall be located as necessary to provide an extension of the existing southerly driveway to the existing condominium development adjacent to the north property line (Tract No. 4441) perpendicular to Camino Real. 22. Construct a 5 feet wide sidewalk behind the curb along the entire frontage, and extending northerly, off-site adjacent to the condominium development adjacent to the north property line (Tract No. 4441) as necessary to join existing sidewalk in accordance with City of Palm Springs Standard Drawing No. 210. 23. Construct a Type A curb ramp meeting current California State Accessibility standards at each side of the extended southerly driveway approach to the condominium development adjacent to the north property line (Tract No. 4441) in accordance with City ' of Palm Springs Standard Drawing No. 212. 24. Construct a minimum section of 3 inch asphalt concrete pavement over 6 inch crushed miscellaneous 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 315. 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. 25. Construct a minimum section of 2Yz inch asphalt concrete pavement over 4 inch crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, between curbs (32 feet wide)from the back of the new southerly driveway approach to the condominium development adjacent to the north property line (Tract No. 4441). 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. DEEP WELL RANCH ROAD 26. Dedicate additional 3 feet of right-of-way from East Palm Canyon Drive to Lot"A" (Private Street), and additional right-of-way at the intersection of Deep Well Ranch Road and Lot "A" (Private Street) as necessary to construct a 5 feet wide sidewaO adjacent to existing curb. ' 27. Remove the existing curb and gutter to construct the intersection of Lot"A" (Private Street) and Deep Well Ranch Road, and construct a 25 feet radius curb return and Resolution 20909 Page 18 spandrels on the northwest and southwest corners of the intersection of Lot"A" (Private Street) and Deep Well Ranch Road in accordance with City of Palm Springs Standard Drawing No. 206. The intersection of Lot"A" (Private Street) and Deep Well Ranch Road shall be approximately in line with the intersection of Suntan Lane, offset by approximately 35 feet, as shown on the Tentative Tract Map 31980, revised January 26, 2004. 28. Construct a 6 feet wide cross-gutter at the intersection of Lot °A" (Private Street) and Deep Well Ranch Road with a flow line parallel with and 26 feet from the centerline of the intersecting street in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 29. Construct a 5 feet wide sidewalk behind the curb along the entire frontage from East Palm Canyon Road to the northerly end of Deep Well Ranch Road in accordance with City of Palm Springs Standard Drawing No. 210. 30. Construct a Type A curb ramp meeting current California State Accessibility standards at each side of the intersection of Deep Well Ranch Road and Lot"A" (Private Street) in accordance with City of Palm Springs Standard Drawing No. 212. 31. Remove a portion of the existing raised, landscaped median island as necessary to provide full access to Lot"A" (Private Street). Existing landscaping shall be relocated or new landscaping shall be installed, subject to the review and approval of the Director of Planning and Zoning. Irrigation system modifications shall be made as necessary to ' facilitate relocated landscaping. Construct a minimum pavement section of 2'/2 inch asphalt concrete pavement over 4 inch aggregate base with a minimum subgrade of 24 inches at 95% relative compaction within that area of Deep Well Ranch Road where the median is removed. 32, All broken or off grade street improvements shall be repaired or replaced. LOT "A" (PRIVATE STREET) 33. Dedicate an easement 38 feet wide extending from back of curb to back of curb to the City of Palm Springs for public utility purposes, and for service and emergency vehicles and personnel, over the private street. 34. Construct a wedge curb, meeting City Engineer approval, with the edge of wedge curb constructed 16.5 feet on both sides of centerline along the entire frontage, with 26 feet radius curb returns and spandrels at the intersection with Deep Well Ranch Road in accordance with City of Palm Springs Standard Drawing No. 206. 35. Lot "A" shall be widened to provide a minium 24 feet wide travel way between edge of wedge curbs, for the segment between Deep Well Ranch Road at the gated entrance to the west side of Lot 1. 36. Lot "A" shall be revised to provide a minimum centerline radius of 130 feet, 6r, a standard "knuckle" in accordance with City of Palm Springs Standard Drawing No. 104 shall be provided at the intersection in alignment between due west and due north, as shown on the Tentative Tract Map 31980, revised January 26, 2004, or minimum sight distance in accordance with the California Department of Transportation Highway Resolution 20909 Page 19 Design Manual shall be provided, and a site distance easement shall be reserved across Lot 1 as required to provide required minimum stopping sight distance, as required and approved by the City Engineer. 37. The cul-de-sac at the end of Lot "A" shall be constructed with a minimum curb radius of 43 feet. 38. Construct a minimum pavement section of 2Y2 inch asphalt concrete pavement over 4 inch aggregate base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, 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. 39. Parking shall be restricted along one side of Lot "A" (Private Street), as necessary to maintain a 24 feet wide clear travel way. Regulatory Type R26 "No Parking" signs or red curb shall be installed along one side of the street. A Homeowners Association shall be responsible for regulating and maintaining required no parking restrictions, which shall be included in Codes, Covenants and Restrictions required for the development. 40. A traffic island or other measure shall be installed at Deep Well Ranch Road to restrict egressing vehicles to a right-turn movement only, and shall prevent a left-turn vehicle movement onto Deep Well Ranch Road. A Type R17 and/or R17B "No Left Turn" sign shall be installed at the exit onto Deep Well Ranch Road. ON-SITE DRIVEWAYS AND PARKING AREAS (MULTI-FAMILY PROJECT) 41. All on-site private driveways, drive aisles, parking areas and other common access areas shall be constructed in accordance with the Multi-Family Site Plan dated January 26, 2004. All drive aisles shall have a 24 feet minimum width. 42. Construct curbs, curb and gutter, and cross-gutters as necessary to accept and convey on-site stormwater runoff to on-site detention basins, in accordance with applicable City Standards. 43. Construct a minimum pavement section of 2'/2 inch asphalt concrete pavement over 4 inch aggregate base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, 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. 44. The 20 feet wide emergency access from the Multi-Family project to Indian Trail/Camino Real shall be constructed as a concrete driveway, or with turf block or other approved permanent and stabile materials, as approved by the Fire Marshal. SANITARY SEWER 45. Connect all sanitary facilities to the City sewer system. Laterals shall not be connected ' at sewer manholes. Private sewer systems shall connect to the public sewer main as a lateral connection in accordance with City of Palm Springs Standard Drawing No. 405, Resolution 20909 Page 20 46. The Multi-Family project shall have a private sewer system that connects to the public sewer main in East Palm Canyon Drive or Deep Well Ranch Road through a maximum of one sewer lateral. This system shall be privately maintained by the owner of the multi-family project property. 47. The 19 lot single family residential subdivision shall have a private sewer system that connects to the public sewer main in Deep Well Ranch Road through a maximum of one sewer lateral. The on-site sewer system shall be privately maintained by a Home Owners Association (HOA). Provisions for maintenance of the on-site sewer system acceptable to the City Engineer shall be included in the Codes, Covenants, and Restrictions (CC&R's) required for this project. 48. Submit sewer improvement plans for the 19 lot single family subdivision prepared by a Registered Civil Engineer to the Engineering Department. The plan(s) shall be approved by the City Engineer prior to issuance of any grading or building permits. GRADING 49. Submit a Rough Grading Plan prepared by a California registered Civil Engineer to the Engineering Division for review and approval. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading contractor and submitted to the Building Department for review and approval. The,applicant and/or its grading contractor shall be required to comply with Chapter 8.50 of the City of Palm Springs Municipal Code, and shall be required to utilize one or more "Coachella Valley Best Available Control Measures" as identified in the Coachella Valley Fugitive Dust Control Handbook for each fugitive dust source such that the applicable performance standards are met. The applicant's or its contractor's Fugitive Dust Control Plan shall be prepared by staff that has completed the South Coast Air Quality Management District (AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or its grading contractor shall provide the Building Department with current and valid Certificate(s) of Completion from AQMD for staff that have completed the required training. For information on attending a Fugitive Dust Control Class and information on the Coachella Valley Fugitive Dust Control Handbook and related "PM10" Dust Control issues, please contact Elio Torrealba at AQMD at (909) 396-3752, or at etorrealba@AQMD.gov. A Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and approved by the Building Department 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. The first submittal of the Grading Plan shall include the following information: a copy of signed Conditions of Approval from Planning Department; a copy of the Tentative Tract Map stamped approved and signed by the Planning Department; a copy of a current Title Report; a copy of a Soils Report; and a copy of the associated Hydrology Study/Report. 50. Drainage swales 3 feet wide and 6 inches deep shall be provided adjacent tb all curbs ' and sidewalks to keep nuisance water from entering the adjacent streets. 51, A National Pollutant Discharge Elimination System (NPDES) stormwater permit, issued from the California Regional Water Quality Control Board (Phone No. 760-346-7491) is Resolution 20909 Page 21 required for the proposed development. A copy of the executed permit shall be provided , to the City Engineer prior to approval of the Grading Plan. 52. 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 dust control purposes associated with grading activities on the property. 53. 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. 54. Contact the Building Department to get information regarding the preparation of the PM- 10 (dust control) plan. 55. 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 ' 56. Accept all stormwater runoff passing through and falling onto the site and conduct this runoff to approved drainage structures as described in the Preliminary Hydrology Report for Biltmore, prepared by Thienes Engineering, Inc., dated January 8, 2004 (as may be amended and/or revised). The developer shall be responsible for construction of drainage improvements, including but not limited to retention/detention basins, catch basins, storm drain lines, and outlet structures, for conveyance of off-site stormwater runoff and management of on-site stormwater runoff, as described in a final Hydrology Report for the development, as approved by the City Engineer. The preliminary Hydrology Report for the development shall be amended to include catch basin sizing, storm drain pipe sizing, and retention/detention basin sizing calculations and other specifications for construction of required on-site storm drainage improvements. 57. Stormwater runoff released to adjacent streets or to historic points of outlet onto adjacent property shall be minimized to the amount that existed prior to development, and shall be released without an increase in concentration. Direct release of stormwater runoff from the development onto adjacent streets or adjacent property shall not be allowed without first being intercepted by an on-site storm drain system that collects nuisance water. Only in a storm event, where stormwater runoff exceeds the capacity of the nuisance water interception system, the releases of stormwater runoff shall not exceed previous undeveloped stormwater runoff amounts to adjacent street9 and adjacent property. A restudy of the location of retention basins shall be provided such , that retention basins are modified and/or relocated from the locations adjacent to East Palm Canyon Drive. Resolution 20909 Page 22 58. Construct an on-site drainage system to collect and convey increased stormwater runoff to on-site retention basins. Submit storm drain improvement plans to the City Engineer for review and approval. Dedicate and reserve a private drainage easement across those portions of the development necessary to maintain perpetual and unrestricted use of the storm drain improvements and retention basins required by the final Hydrology Report. All storm drain improvements, drainage easements, and retention basins shall be privately maintained by the owner(for the Multi-Family project) or by a Home Owners Association (HOA)for storm drain systems and/or retention basins within the 19 lot single family residential subdivision. Provisions for maintenance of the storm drain system, drainage easements and/or retention basins located in the 19 lot single family residential subdivision acceptable to the City Engineer shall be included in the Codes, Covenants, and Restrictions (CC&R's) required for this project. 59. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $7,271.00 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. GENERAL 60. 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. 61. All proposed utility lines shall be installed underground. 62. All existing utilities shall be shown on the improvement plans. The existing and proposed service laterals shall be shown from the main line to the property line. 63. 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. 64. Nothing shall be constructed or planted in the corner cut-off area of any driveway or intersection 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. 65. 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 66. The Multi-Family project area, comprising Lot"B" and Lots 20 to 35 shall be consolidated into one common Lot, identified as Lot 20. Individual Lots for individual apartment buildings are not allowed. 4 4 67. 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 Resolution 20909 Page 23 for the existing parcel and all lots created therefrom, and copies of record documents shall be submitted with the Final Map to the Engineering Division as part of the first review of the Final Map. The Final Map shall be approved by the City Council prior to issuance of building permits. TRAFFIC 68. Install a street name sign at the intersection of Deep Well Ranch Road and Lot "A" in accordance with City of Palm Springs Standard Drawing No. 620-625. 69. A 30 inch "STOP" sign and standard "STOP BAR" and "STOP LEGEND" shall be installed to control egressing vehicles from the development in accordance with City of Palm Springs Standard Drawing No. 620-625 at the intersection of Deep Well Ranch Road and Lot "A". 70. The existing traffic signal at East Palm Canyon Drive and Camino Real shall be modified to provide full signalized access into the development at the intersection of East Palm Canyon Drive and the Main Entry. The traffic signal shall be modified to operate as a "permissive-protected" traffic signal for the eastbound/westbound traffic phases on East Palm Canyon Drive. The traffic signal shall be upgraded to current City standards, including installation of a new Model 170E controller assembly, with Iteris vantage video ' detection system, Clary SP1000R uninterrupted power supply, emergency vehicle pre- emption system, and auxiliary equipment in a Type 332 cabinet. A Type III-AF service with Class 26-000 enclosure shall be provided. Submit traffic signal modification plans and technical specifications (special provisions)_prepared by a registered Civil or Traffic Engineer for review and approval by the City Engineer. The traffic signal shall be modified in conjunction with adjacent street improvements, and shall be completed prior to issuance of a certificate of occupancy of any building within the Multi-Family project area. 71. Submit traffic striping and signage plans prepared by a California registered Civil or Traffic Engineer to the Engineering Division for review and approval. A 150 feet long left- turn pocket shall be provided on East Palm Canyon Drive for east bound traffic entering the development at the Main Entry. All required traffic striping and signage improvements shall be completed in conjunction with required street improvements, to the satisfaction of the City Engineer, and prior to issuance of a certificate of occupancy. 72. 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. 73. This property is subject to the Transportation Uniform Mitigation Fee, which shall be paid ' prior to issuance of a building permit. 74. Additional and Revised Conditions of Approval are attached. Resolution 20909 Page 24 VICINITY MAP W E cr- WAY 10 o SAN RAFEAL RD. 111 � is z E. , VISTA 111 w CHINO �- z z z ` z PALM <C SPRINGS ` MESQUITE AVE. AIRPORT o w SSE U LW Ll 111 a3� I E. PALM CANYON DR. LA VERNE WY. CITY OF PALM SPRING$ case r�o.; c �- ' 5.0986 CUPr PD-2921 TfM_31980 application fora planned development district to construct 133 multi-family and 19 single-family residential units ;at 1000 East Palm Canyon Drive, lflexus Residential Communities�nc. '