HomeMy WebLinkAbout20935 - RESOLUTIONS - 5/19/2004 RESOLUTION NO. 20935'
OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, '
CALIFORNIA, ADOPTING AN ADDENDUM TO THE
MITIGATED NEGATIVE DECLARATION, APPROVING A
MINOR AMENDMENT TO CASE 5.0889-PD-268 FOR A
PLANNED DEVELOPMENT DISTRICT, AND TENTATIVE
TRACT MAP TTM-30058, FOR A GATED 176-UNIT SINGLE
FAMILY RESIDENTIAL DEVELOPMENT, LOCATEDAT3801
NORTH SUNRISE WAY, ZONE PD 116A, SECTION 35.
WHEREAS, K Hovnanian ("Applicants") filed a revised application with the City pursuant to
Sections 9403.00 and 9402.00 of the Zoning Ordinance fora Planned Development District and
Preliminary Development Plan for a 176-unit single family residential project for the property
located at 3801 North Sunrise Way, Zone PD 116A, Section 35; and
WHEREAS, an the applicant has filed an application with the City pursuant to Section 9.62.00
et. seq. of the Municipal Code for Tentative Tract Map 30058 for the subdivision of a 46.2 acre
parcel into a 176 numbered lots and 11 lettered lots; and
WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs
to consider an application for a Tentative Tract Map and a Planned Development District
5.0889-PD-269 (PD 269)was issued in accordance with applicable law; and '
WHEREAS, said Planned Development District and Tentative Tract Map were submitted to
appropriate agencies as required bythe subdivision requirements of the Palm Springs Municipal
Code, with the request for their review, comments and requirements; and
WHEREAS, on December 11, 2002, a public hearing on the application for TTM 30058 and
Case No 5.0889-PD-269 was held bythe Planning Commission in accordance with applicable
law; and
WHEREAS, the Planning Commission carefully reviewed and considered all of the evidence
presented in connection with the hearing on the project, including but not limited to the staff
report, all written and oral testimony presented; and
WHEREAS on December 11, 2002, the Planning Commission voted to recommends that the
City Council approve said project; and
WHEREAS, on December 19, 2002, a public hearing on the application for TTM 30058 and
Case No 5.0889-PD-269 was held by the City Council in accordance with applicable law; and
WHEREAS, the City Council carefully reviewed and considered all of the evidence presented
in connection with the hearing on the project, including but not limited to the staff report, all
written and oral testimony presented; and
WHEREAS on December 19, 2002, the City Council approved said project; and
WHEREAS,a revised tentative tract map and planned development applicationwere submitted ,.
by K. Hovnanian; and
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' WHEREAS, the Design Review Committee carefully reviewed and considered the revised
project plans, and recommended approval of such plan b7y the Planning Commission; and
WHEREAS,an application was received for a revised preliminary planned development district,
and a revised tentative tract map. The creation of`lot O" is a minor project refinement which
does not change project conditions, has no impact on properties in the area, and will not result
in a significant environmental impact; and
WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs
to consider an application for a Tentative Tract Map and a Planned Development District
5.0889-PD-269 (PD 269)was issued in accordance with applicable law; and
WHEREAS, on March 24, 2004, a public hearing on the application for TTM 30058 and Case
No 5.0889-PD-269 was held by the Planning Commission in accordance with applicable law;
and
WHEREAS, the Planning Commission carefully reviewed and considered all of the evidence
presented in connection with the hearing on the project, including but not limited to the staff
report, all written and oral testimony presented; and
WHEREAS, on March 24, 2004, the Planning Commission voted to recommend that the City
Council approve said project; and
WHEREAS,notice of a public hearing of the City Council of the Cityof Palm Springs to consider
an application for a Tentative Tract Map and a Planned Development District 5.0889-PD-269
(PD 269)was issued in accordance with applicable law; and
WHEREAS,on May 19,2004,a public hearing on the application for TTM 30058 and Case No
5.0889-PD-269 was held by the City Council in accordance with applicable law; and
WHEREAS, the City Council carefully reviewed and considered all of the evidence presented
in connection with the hearing on the project, including but not limited to the staff report, all
written and oral testimony presented; and
THE CITY COUNCIL HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to CEQA, the City Council 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.
An Addendum to the Environmental Assessment/ Initial Study was prepared
for the project. Pursuant to Section 15164 of the California Environmental
Quality Act(CEQA) Guidelines, a lead agency may prepare an Addendum to
' a previously adopted Mitigated Negative Declaration if minor technical changes
or additions are necessary, but none of the changes meet the conditions
outlined in Section 15162 of the CEQA Guidelines calling for the preparation of
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an Environmental Impact Report. The purpose of this Addendum to the '
Mitigated Negative Declaration is to consider an application for a revised
preliminary planned development district,and a revised tentative tract map.The
creation of`lot O"is a minor project refinement which does not change project
conditions,has no impact on properties in the area,will not result in a significant
environmental impact. Pursuant to Section 15162 of the CEQA Guidelines,the
revision to the project is minor and the preparation of an Environmental Impact
Report is not required.
Section 2: Pursuant to Zoning Ordinance Section 9402.00, the City Council finds that:
a. The use applied for at the location set forth in the application is properly one for which
a Planned Development District is authorized by the City's zoning ordinance.
Pursuant to the Zoning Ordinance for the underlying R-1-C zone, single family
residential development(single family residences) are 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 the subdivision of 46.2 acres into 176 lots and the
development of a 176 unit,one and two story,detached single family residential project. '
The use is consistent with the objectives of the General Plan, and improvements,
including one recreation area have been proposed in conjunction with the subject
application(s). The recreation area would feature a free-form resort style swimming
pool, spa, sun decking,shade arbors and restroom building and drinking fountain.The
project also features pedestrian pathways and active and passive recreation areas.The
project will therefore not be detrimental to the existing or future uses permitted in the
zone in which the use is located.
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.
This Planned Development District application proposes to provide specific
development standards for the project as well as a preliminary development plan as
provided for by Zoning Code Section 9403.00.Approval by the Planning Commission
and City Council of the preliminary development will constitute approval of the
Preliminary Planned Development District.
Pursuant to the R-1-C zone,Section 92.01.01.D.10 of the Zoning Ordinance, in order
to encourage a more creative approach in the development of land and to allow for
more usable open space areas, large scale residential developments may be
permitted on site of not less than four and one half acres of land.The land is required '
to developed as an integrated unit, conforming to density and all other property
development standards except that lot area, lot dimensions, and yards may be
modified to allow"cluster"and"row"housing:provided the overall development equals
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the general quality of development in this zone. A number of facts exist in support of
this application for PD-269, including the irregular crescent shape of the parcel in
question, the provisions forcommon area improvements with 3.8 acres of area devoted
to common open space and amenities in addition to the provision of private rear yards,
the private streets proposed as part of this project, and the proposed traffic calming.
The proposed 20' landscaped parkway along Sunrise Way is consistent with
development in the area, most notably the Coyote Run Apartments.
A prohibition of two-story units both within 200 feet of the adjacent R-1 zone boundary
to the south and in locations adjacent to existing single story buildings, in consistentwith
the provisions of the General Plan and the Zoning Ordinance. The 200' setback
distance is the standard unit of measurement required between 2 story buildings in
higher density zones,such as the R-2 Zone and existing single story residences located
in the R-1-C zone. Therefore, the site is adequate in size and shape to accommodate
the proposed uses, and the proposed project is within allowable density of the
underlying R-1-C zone.
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 necessaryto protect the public health,safety
and general welfare, of the existing neighborhood in which this project is situated.
The conditions imposed are necessary to bring the project into compliance with
applicable zoning, building, and other regulations to protect the public health, safety,
and general welfare of the existing neighborhood in which this project is located.
Section 3: Pursuant to 9.62.010 of the Palm Springs Municipal Code and Section 92.01.00
et. sec, of the Zoning Ordinance, the City Council finds that:
a. The proposed Tentative Tract Map is consistent with all applicable general and specific
plans.
The proposed Tentative Tract Map is consistent with the goals and objectives of the
CDL-8 Controlled Low-Density Residential, General Plan designation which governs
the subject property as well as all property adjacent to the subject site.
b. The design and improvements of the proposed Tentative Tract Map are consistent with
the underlying R-1-C zone in which the property is located.
The proposed project is consistent with existing development in the immediate vicinity
of the proposed project, particularly the existing single story, multi-family residences
located to the south and east,the existing single family residences located to the west
and the existing mobile home park located to the south of the property.
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G. The site is physically suited for this type of development. '
The project site is level and each lot contains adequate developable building area.
There are no bodies of water,ravines,or significant topographic features on the subject
property.
d. The site is physically suited for the proposed density of development.
City zoning criteria for the underlying R-1-C zone and CDL-8 General Plan designation
encourage and allow for a more creative approach in the development of land, which
allows for more usable open space areas. Pursuant to Section 92.01.00 of the Zoning
Ordinance, large scale residential developments may be permitted on sites of not less
than four and one half acres of land.The land is required to developed as an integrated
unit,conforming to density and all other property development standards except that lot
area, lot dimensions, and yards may be modified to allow"cluster"and`row" housing:
provided the overall development equals the general quality of development in this
zone.
The proposed projectwill allowfora housing opportunity which provides common open
space amenities,private street and smaller lot sizes.This type of housing product does
not currently exist in the community and will provide needed housing product within the
community.
The General Plan Designation of CDL-8 permits establishes a maximum of 4 dwelling '
units per acre for non-affordable housing.The proposed density of3.8 dwelling units per
acre is within the allowable range of density. Thus, the site is physically suited for the
proposed number of lots, and the density of the subdivision is consistent with the
General Plan. The proposed project which incorporates a more creative approach in
the development of land and allows for more usable open space areas is consistent with
the provisions of the zoning ordinance.
e. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
The Initial Study prepared for the project determined that the project is adjacent to
existing developments to the east,west and south. Through the implementation of the
proposed mitigation measures any environmental impacts regarding animal or plant life
will be reduced to a level of less than significant. There are no bodies of water on the
subject property and therefore no fish will be disturbed.
An Addendum to the Environmental Assessment/ Initial Study was prepared for the
project. Pursuant to Section 15164 of the California Environmental Quality Act(CEQA)
Guidelines,a lead agency may prepare an Addendum to a previously adopted Mitigated
Negative Declaration if minor technical changes or additions are necessary, but none
of the changes meet the conditions outlined in Section 15162 of the CEQA Guidelines
calling for the preparation of a revised Initial Study and Mitigated Negative Declaration.
The purpose of this Addendum to the Mitigated Negative Declaration is to consider an '
application for a revised preliminary planned development district, and a revised
tentative tract map.The creation of`lot O"is a minor project refinement which does not
change project conditions, has no impact on properties in the area, will not result in a
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significant environmental impact. Pursuant to Section 15162 of the CEQA Guidelines,
the revision to the project is minor and the preparation of a revised Initial Study and
Mitigtated Negative Declaration is not required.
f. The design of the subdivision or type of improvements will not conflict with easements,
acquired by the public at large, for access through or use of the property within the
proposed subdivision.
The design of the subdivision will not conflictwith easements for access through or use
of the property. Anumberof easements,transect the property;however,the proposed
subdivision will not interfere with these easements.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council
hereby approves Case No. 5.0889-PD-269; and Tentative Tract Map 30058, subject to those
conditions set forth in the attached Exhibit A, which are to be satisfied prior to the issuance of
building permits unless otherwise specified.
ADOPTED this 19th day of May, 2004.
AYES: Members Foat, McCulloch, Mills, Pougnet, and Mayor Oden
NOES: None
ABSENT: None
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
By:
City Cler City Manager
REVIEWED AND APPROVED AS TO FORM (\A
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EXHIBIT A '
CASE 5.0889-PD-269
PRELIMINARY PLANNED DEVELOPMENT DISTRICT(PD#269)
TENTATIVE TRACT MAP 30058
3801 SUNRISE WAY NORTH
K. HOVNANIAN, FOUR SEASONS
REVISED CONDITIONS OF APPROVAL
MAY 19, 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 DEPARTMENT:
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.
la. 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 5.0889-PD 269 and TTM 30058. 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 payfor defense
of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the
applicant of any such claim, action or proceeding or fails to cooperate fully in the
defense,the applicant shall not,thereafter, be responsible to defend,indemnify,or hold
harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the
right to settle or abandon the matter without the applicant's consent but should it do so,
the City shall waive further indemnification hereunder, except, the City's decision to
settle or abandon a matter following an adverse 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 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
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' City.
3. 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(I), 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 shall expire. Extensions of time may be allowed for goad cause.
The final development plans shall be submitted in accordance with Section 9403.00 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.
4. The applicant prior to issuance of building permits shall submit a draft declaration of
covenants, conditions and restrictions ("CC&R's") to the Director of Planning and
Building for approval in a form to be approved by the City Attorney,to be recorded prior
to issuance of occupancy permits. The CC&R's shall be enforceable by the City, shall
not be amended without City approval, shall require maintenance of all property in a
good condition and in accordance with all ordinances.The applicant shall submit to the
City of Palm Springs, a deposit in the amount of$5,000 for the review of the CC&R's
' by the City Attorney.
5. The project shall be developed in two phases.
A. Phase 1 shall include completion of the specific requirements of the subdivision
including all street improvements, and all off-site improvements. These
improvement shall include improvements of Sunrise Way.
B. Phase 2 shall include the residences and on site amenities, including tot lots,
pools spas and other passive and active recreation areas.Phasing of amenities
shall be concurrent with construction of adjacent residential units. Phase 2
includes site plans, roof plans, floor plans, exterior building elevations,
landscape plans (front yards only), irrigation plans exterior fighting plans, etc.,
for all single family residences.
6. Final landscaping, irrigation,exterior lighting,and fencing plans for each phase shall be
submitted for approval by the Planning Commission(see Condition#3 above)prior to
issuance of a building permit/construction permits. Landscape plans shall be approved
by the Riverside County Agricultural Commissioner's Office prior to submittal. A
substantial windbreak shall be provided in the rear yards along the northern project
perimeters, using trees and shrubs. The windbreak shall be installed as residential
phases are developed.
7. The project is subject to the City of Palm Springs Water Efficient Landscape Ordinance.
' The applicant shall submit an application for Final Landscape Document Package to the
Director of Planning and Building for review and approval prior to the issuance of a
building permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements.
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8. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk '
and/or curb shall have City approved deep root barriers installed per City of Palm
Springs Engineering specifications.
9. 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
10. No exterior down spouts shall be permitted on any facade on the proposed building(s)
which are visible from adjacent streets or residential and commercial areas.
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. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00,
Outdoor Lighting Standards,shall be submitted for review and approval by the Director
of Planning & Building prior to the issuance of building permits. Manufacturer's cut '
sheets of all exterior lighting shall be submitted to and approved by the Director of
Planning and Building prior to issuance of a building permit. If lights are proposed to
be mounted on buildings, down-lights shall be utilized.
14. The detention basins shall be fully landscaped and designed to provide passive
recreation opportunities, to the extent possible.
15. Plans meeting City standards for approval on the proposed trash and recyclable
materials enclosure shall be submitted prior to issuance of a building permit. For single
family residences, cans must be located with 50'of the street. For the common areas,
trash enclosures shall be required in each recreation area.
16. Details of pool fencing(materials and color)and equipment area shall be submitted with
final landscape plan.
17. Handicapped accessibility shall be indicated on the site plan to include the location of
handicapped parking spaces,the main entrance to the proposed pool 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.
18. Common areas pool hours shall be closed between the hours of 10 pm to 7 am.
19. The maximum building height shall be 24'.A maximum of 25%of the units(44)may be ,
two-story.The windows of the second story units shall be oriented away from the living
space of adjoining areas.Two-story units shall be located a minimum of 200'from the
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' project perimeter, and are prohibited on the following lots: #1-9, 11-23, 30-60, 69-70,
81-82,96, 113-114, 126-146, and 154-168, 170-175. This condition shall be added as
a note on the Final Map.
20. The entry plan for the project entry shall be refined to provide adequate improvements
and provide additional wall, gate, lighting and landscape details as part of the Final
Planned Development plans.
21. Front yards shall be fully landscaped,with a minimum of three trees, prior to issuance
of a certificate of occupancy. The developer shall be responsible for completed front
yard landscape, irrigation and exterior lighting plans. In addition, rear and side yards
shall be landscaped within 90 days of occupancy per the CC&R's. The HOA will be
responsible for enforcement of this requirement.
22. The project entry shall incorporate decorative street, landscape and safety lighting.
Decorate lighting at entries shall be pedestrian scale.
23. Project setbacks shall be as follows:
Front yard setback- 5'for side entry garages and residence;
20'for front loaded garages;
Side yard setback- 5'; and
Rear yard setback- 15'.
24. The minimum house size shall be 1,650 square feet,with a mix of housing sizes up to
2,700 square feet.Larger residences may be permitted as long as the building footprint
is consistent with setback and lot coverage requirements. The maximum lot coverage
shall be 45% of the net lot area.
25. All proposed single family residences shall be submitted for Planning Commission
approval, subject to Condition #3. A fee to $225 per typical model shall be paid upon
submission of final development plans.
26. The Developer shall construct a minimum six foot tall, decorative block wall around the
entire project as part of Phase 1.Where necessary,the use of a retaining wall may be
required. Final wall plans shall be required as part of the Final Development Plans.All
walls shall be decorative. Perimeter walls along Sunrise Way may be constructed on
a berm a maximum of one foot(1')high and shall be six feet(6')in height. Walls along
the north perimeter of the site with a maximum height of seven feet (T-6") shall be
permitted.
27. Front, rear and side yards shall be landscaped prior to issuance of the certificate of
occupancy.
28. Prior to issuance of a building permit,the applicant shall pay developer fees to the Palm
' Springs Unified School District pursuant to the requirements established in SB50. The
amount of fees paid will be determined based on the established state formula for
determining construction costs.
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29. In accordance with Public Resource Code 5097. 94, if human remains are found, the
Riverside County Coroner must be notified within 24 hours of the discovery. If the
Coroner determines that the remains are not recent, the coroner will notify the Native
American Heritage Commission in Sacrament to determine the most likely descendent
for the area. The designated Native American representative then determines in
consultation with the property owner the disposition of the human remains.
30. A Riverside County-certified archeologist shall be retained to attend pre-grade
meetings. The archeologist will carefully inspect the area to assess the potential for
significant prehistoric or historic remains. If a site is uncovered, than a subsurface
investigation may be needed if the site is determined unique/importantfor its prehistoric
information.
31. During construction activities, the archeologist shall have the opportunity to temporarily
divert of direct earth moving to allow time to evaluate any exposed prehistoric or historic
material.Any recovered prehistoric or historic artifacts shall b offered,on a first right-of-
refusal basis,to a repository with a retrievable collection system and an educational and
research interest in the materials such as the Western Center for Archeology and
Paleontology(UCR) '
MITIGATION MEASURES
32. Cut and fill quantities will be balanced onsite.
33. Any construction equipment using direct internal combustion engines shall use a diesel
fuel with a maximum of 0.05 percent sulfur and a four-degree retard.
34. Construction operations affecting offsite roadways shall be scheduled by implementing
traffic hours and shall minimize obstruction of through-traffic lanes.
35. The use of energy efficient street lighting (high pressure sodium vapor lights)shall be
considered onsite to reduce emissions at the power plant serving the site.
36. Remove sand and repair any damages to surrounding properties caused by sand and
wind erosion.
37. All construction vehicles or equipment,fixed or mobile, operated within 1,000 feet of a
dwelling shall be equipped with properly operating and maintained mufflers. This
requirement shall be shall be included on the contractor specifications and shall be
verified by the Director of Planning and Zoning.
38. Stockpiling and/or vehicle staging areas shall be located onsite and as far as practical '
from sensitive noise receptors, i.e., residential areas. This requirement shall be shall
be included on the contractor specifications and shall be verified bythe Building Official.
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BUILDING
39. Prior to any construction on-site, all appropriate permits must be secured. All
Construction shall comply with Title 24 of the California Administrative Code.
40. Outdoor construction activities shall not take place between the house of 7:00 pm and
7:00 am on weekdays, between the house of 5:00 pm and 8:00 am on Saturdays or at
anytime on Sundays or on a Federal holiday.Time restrictions shall be included in the
contractor specifications and shall be verified by the Director of Building and Safety.
41. Proposed structural designs shall complywith provisions of the current Uniform Building
Code and seismic design criteria of the Structural Engineers Association of California.
Compliance with these criteria will be verified by the Director of Building and Safety prior
to the issuance of building permits.
FIRE
42. Comments will be provided during plan check process. Fire sprinklers shall be required
in all structures. The secondary emergency access shall be accessible by Knox box.
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.
43. A Lot Line Adjustment between APN 669-500-001 and 669-500-025 shall be recorded
prior to City Council approval of a final map.
44. A Lot Line Adjustment between APN 669-500-025,026 and 027 shall be recorded prior
to City Council approval of a final map.
45. A Lot Line Adjustment between APN 669-500-024 and 025 shall be recorded prior to
City Council approval of a final map.
STREETS
46. Dedicate an easement for sewer and public utility purposes with right of ingress and
egress over Streets "A" through "M" inclusive, and the northerly extension of Blue
Mountain Road identified as "Secondary Fire Access". The easements shall be the
width of the travel way from back of curb to back of curb.The City shall be provided with
a key and/or card for access to the development for sewer maintenance purposes.
' 47. Dedicate an easement, 25 feet wide,for sewer purposes within Lot"E"adjacent to the
easterly line of Lot 32.
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48. 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.
Minimum submittal shall include the following:
A. Copy of signed Conditions of Approval from Planning Department.
B. All agreements and improvement plans approved by City Engineer, IF
applicable.
C. Proof of processing dedications of right-of-way, easements, encroachment
agreements/licenses,covenants,reimbursement agreements,etc.required by
these conditions.
SUNRISE WAY NORTH
49. The"M"Street main entrance to the project shall match centerlines with the proposed
entrance to Tract 30054 on the east side of Sunrise Way North.
50. Dedicate a 20 feetwide sidewalk/bikepath easement along the entire project frontage.
51. 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.
52. Construct an 8 inch curb and gutter, 43 feet EAST of centerline along the entire
frontage, with a 35 feet radius curb return and spandrel at each side of the "M" Street
main entry to the subject property per City of Palm Springs Standard Drawing No. 200
and 206.
53. Constructan 8feetwide cross gutteratthe intersection of SUNRISE WAYNORTH and
MAIN ENTRY with a flow line parallel with and 43 feet EAST of the centerline of
SUNRISE WAY NORTH in accordance with City of Palm Springs Standard Drawing
Nos. 206 and 207.
54. Construct a 10 feet wide meandering combination sidewalk and bicycle path along the
entire SUNRISE WAY NORTH frontage.The construction shall be with colored Portland
Cement concrete.The admixture shall be Palm Springs Tan, Desert Sand,or approved
equal color by the Engineering Division. The concrete shall receive a broom finish.
55. Construct a curb ramp meeting current California State Accessibility standards at each
side of the "M" Street main entry of the subject property, per City of Palm Springs
Standard Drawing Nos. 212 and 212A.
56. A temporary cul-de-sac shall be constructed approximately 300 feet north of the "M" ,
Street main entry centerline in accordance with City of Palm Springs Standard Dwg.No.
101.
Resolution 20935
Page 14
57. Construct a 14 feet wide landscaped, raised median island as specified by the City
Engineerfrom the south property line at Sunrise Way North to north terminus of Sunrise
Way North. Provide left and right turn pockets, as required, at all intersections. The
length of the turn pockets shall be designed in accordance with Caltrans Highway
Design Manual Sec.405 and be approved bythe City Engineer.(Developershall annex
the median islands if a city-wide district is formed or available for maintenance of the
future landscaped median islands and pay all associated fees prior to issuance of the
grading or building permit).
58. 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 proposed median curb or
centerline along the entire frontage in accordance with City of Palm Springs Standard
Drawing No. 110 and 345.The pavement section shall be designed, using"R"values,
by a licensed Soils Engineer and submitted to the City Engineer for approval.
50 FEET WIDE UNNAMED PUBLIC RIGHT-OF-WAY
59. Developershall applyforthe vacation of the 50 feetwide rig ht-of-way from the west side
of Sunrise Way North to the west property line of the Desert Water Agency well site
(APN 669-500-024), adjacent to the north property line of the subject property.
Developershall be responsible forfinal resolution of all utilities,demolition of all existing
improvements, reconstruction of affected intersecting streets and coordination of
improvements with adjacent property owners, if applicable, for the street vacation. All
agreements and improvement plans relative to the above mentioned items shall be
approved by the City Engineer prior to the submittal of the street improvement plans.
Developershall provide Desert WaterAgencywith an easementfor ingress and egress
from the well site (APN 669-500-024) to Sunrise Way, through "M" Street, including
dedication of easements to Desert Water Agency for relocation of existing domestic
water utilities relocated within the project.
ON-SITE STREETS (Private)
60. The gated entry at the east end of"M" Street shall be constructed as shown on the
detail approved by the Fire Department on Aug. 13, 2001, on file in the Public Works
and Engineering Department.
61. All median islands within"M"Street shall be landscaped as required and approved by
the Planning Department.
62. Construct a 6 inch curb and gutter, 20 feet on both sides of centerline along the "M"
Street frontage from the gated entry to the "J" Street intersection, with 25 feet radius
curb returns and spandrels at intersecting on-site streets, per City of Palm Springs
Standard Drawing No. 200 and 206.
' 63. Construct a 6 inch curb and gutter, 18 feet on both sides of centerline along all other
street frontages, with 25 feet radius curb returns and spandrels at intersecting on-site
streets, per City of Palm Springs Standard Drawing No. 200 and 206.
J.J'J+1F4)6ww
Resolution 20935
Page 15
64. Construct 6 feet wide cross gutters at all intersections(where required)with a flow line '
parallel with and 18 feetfrom the centerline of the intersecting street,in accordance with
City of Palm Springs Standard Drawing Nos. 200 and 206.
65. Construct a minimum 5 feet wide sidewalk behind the curb along both sides of on-site
street frontages in accordance with City of Palm Springs Standard Drawing No. 210.
66. Construct curb ramps meeting current California State Accessibility standards at all
intersections, per City of Palm Springs Standard Drawing No. 212 and 212A.
67. Construct mid-block Type B curb ramps per City of Palm Springs Standard Drawing
No. 213 and 212A, or locate driveway approaches across from curb ramps at Streets
"C", "D", "H", 'K", and "L" to provide access to sidewalks on opposite sides of the
streets.
68. 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 edge of proposed gutter
(excluding the median island)along the"M"Street frontage from Sunrise Way North to
the"J" Street intersection. The pavement section shall be designed using "R" values
provided by a licensed Soils Engineer and submitted to the City Engineer for approval. '
69. Construct a minimum pavement section of 2-1/2 inch asphalt concrete pavement over
4 inch aggregate base with a minimum subgrade of 24 inches at 95% relative
compaction, OR equal,from edge of proposed gutter to edge of proposed gutter along
all on-site street frontages in accordance with City of Palm Springs Standard Drawing
No. 110 and 300. The pavement section shall be designed using "R"values provided
by a licensed Soils Engineer and submitted to the City Engineer for approval.
70. The following traffic calming devices shall be incorporated into the on-site streets:
Narrowed pavement `chokers' shall be provided on "B" Street between "A" and "C"
Streets and between "D" and "I" Streets, as approved by the City Engineer. Chokers
shall be designed with a transition using 25 feet reverse curves and a 50 to 100 feet
long, 24 feet wide(12 feet each side of centerline)narrowed travel way.The narrowed
travel way shall be constructed with a colored or decorative Portland cement concrete
section 6 inches thick as approved by the City Engineer.
A traffic circle shall be provided at the intersection of"A" and "E" Streets and at the
intersection of"I", "J", and "M" Streets. The traffic circle shall be designed using a 27
feet radius island and a 20 feet wide travel way around the traffic circle.The travel way
throughout the traffic circle shall be constructed with a colored or decorative Portland
cement concrete section 6 inches thick as approved by the City Engineer. The traffic
circle shall be fully landscaped as required and approved by the Planning Department. '
71. All on-site cul-de-sacs shall be designed with a minimum curb radius of 43 feet.
1�-53
Resolution 20935
Page 16
72. Street knuckles shall be designed in accordance with City of Palm Springs Standard
Dwg. No.104.
73. All driveway approaches shall be constructed in accordance with City of Palm Springs
Standard Drawing No. 201.
SANITARY SEWER
74. Connect all sanitary facilities to the City sewer system. Lateral shall not be connected
at manhole.
75. Developer shall construct 8 inch sewer mains within all on-site streets and connect to
the existing 10"sewer main at the north end of Blue Mountain Road and to the existing
8" sewer main at the northeast corner of the Santiago Mobile Home Park. The
Developer shall extend the existing 10"sewer main within Sunrise Way to the northerly
property line of the subject property and connect to the proposed 8"sewer main at the
"M" Street main entry.
76. All sewer mains constructed by the developer and to become part of the City sewer
system shall be televised by the developer prior to acceptance of said lines.
' 77. Submit sewer 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.
Minimum submittal shall include the following:
A. Copy of signed Conditions of Approval from Planning Department.
B. Proof of processing dedications of right-of-way, easements, encroachment
agreements/licenses,covenants,reimbursement agreements,etc. required by
these conditions.
GRADING
78. A copy of a Title Report prepared/updated within the past 3 months and copies of
record documents shall be submitted to the City Engineerwith the first submittal of the
Grading Plan.
79. Prior to issuance of a grading permit, the project shall pay mitigation fees for the
Coachella Valley Fringe Toed Lizard in the amount of$600 per acre.The payment shall
be made and verified by the Director of Planning and Zoning prior to issuance of a
grading permit.
' 80. Submit a Grading Plan prepared by a Registered Civil Engineer to the Engineering
Department for plan check. Grading plan shall be submitted to the Planning
Department for approval to submit for plan-check prior to submittal to the Engineering
/OVWfI
Resolution 20935
Page 17
Department. A PM 10 (dust control) Plan 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.
Minimum submittal includes the following:
A. Planning Department approval to submit for plan-check.
B. Copy of signed Conditions of Approval from Planning Department.
C. Copy of Site Plan stamped approved and signed by the Planning Department.
D. Copy of Title Report prepared/updated within past 3 months.
E. Copy of Soils Report.
F. Copy of Hydrology Study/Report.
81. Drainage swales shall be provided adjacent to all curbs and sidewalks-3 wide and 6"
deep -to keep nuisance water from entering the public streets, roadways, or gutters.
82. Developer shall obtain a General Construction Activity Storm Water Permit from the
State Water Resources Control Board(Phone No.(916)-657-0687)and provide a copy
of same,when executed, to the City Engineer. A copy of the permit shall be provided '
to the Engineering Department prior to approval of the grading plan.
83. In accordance with City of Palm Springs Municipal Code, Section 8,50.00, the
developer shall post with the City a cash bond of two thousand dollars($2,000.00)per
acre for mitigation measures of erosion/blowsand relating to his property and
development.
84. A soils report prepared by a licensed Soils Engineer shall be required for and
incorporated as an integral part of the grading plan for the proposed site.A copy of the
soils report shall be submitted to the Building Department and to the Engineering
Division along with plans, calculations and other information subject to approval by the
City Engineer prior to the issuance of the grading permit.
85. Contact the Building Department to get information regarding the preparation of the
PM10 (dust control) Plan requirements.
86. In cooperation with the Riverside County Agricultural Commissioner and the California
Department of Food and Agriculture Red Imported Fire Ant Project, applicants for
grading permits involving an engineered grading plan and the export of native soil from
the site will be required to present a clearance document from a Department of Food
and Agriculture representative in the form of an approved"Notification of Intent To Move
Soil From or Within Quarantined Areas of Orange, Riverside, and Los Angeles
Counties"(RIFA Form CA-1) or a verbal release from that office prior to the issuance '
of the City grading permit. The California Department of Food and Agriculture office is
located at 73-710 Fred Waring Drive, Palm Desert. (Phone: 760-776-8208)
/AA9�
Resolution 20935
Page 18
' DRAINAGE
87. The project is subject to flood control and drainage implementation fees. The acreage
drainage fee at the present time is$6,511.00 per acre per Resolution No. 15189. Fees
shall be paid prior to issuance of building permits.
88, The developer shall construct storm drain improvements, including but not limited to
catch basins, storm drain lines, outlet structures, and detention basins for drainage of
off-site tributary areas and on-site streets, as described in the Hydrology Analysis for
Tentative Tract Map 30058 prepared by Hunsaker & Associates. A final
hydrology/hydraulic study shall be prepared, as necessary, to determine appropriate
storm drain pipe sizing and other required storm drain improvements identified in the
Hydrology Analysis.
89. Submit Storm Drain Improvement Plans prepared by a Registered Civil Engineer to the
Engineering Department for plan check. The Storm Drain Plans shall be approved by
the City Engineer prior to issuance of any grading or building permits.
Minimum submittal includes the following:
A. Copy of signed Conditions of Approval from Planning Department,
B. Copy of Site Plan stamped approved and signed by the Planning Department.
C. Copy of Title Report prepared/updated within past 3 months.
D. Copy of Hydrology Study/Report.
GENERAL
90. Any utility cuts in the existing off-site pavement made bythis development shall receive
trench replacement pavement to match existing pavement plus one additional inch.See
City of Palm Springs Standard Drawing No. 115. Pavement shall be restored to a
smooth rideable surface.
91. All existing and proposed utility lines that are less than 35kV on/or adjacent to this
project shall be installed underground. The location and size of the existing overhead
facilities shall be provided to the Engineering Division along with written confirmation
from the involved utility company(s) that the required deposit to underground the
facility(s) has been paid, prior to issuance of a grading permit.
All undergrounding of utilities shall be completed prior to issuance of a Certificate of
Occupancy.
' 92. All existing utilities shall be shown on the grading/street plans. The existing and
proposed service laterals shall be shown from the main line to the property line. The
I' / -F(p
Resolution 20935
Page 19
approved original grading/street plans shall be as-built and returned to the City of Palm '
Springs Engineering Division prior to issuance of the certificate of occupancy.
93. The developer is advised to contact all utility purveyors for detailed requirements for this
project at the earliest possible date.
94. Nothing shall be constructed or planted in the comer cut-off area of any driveway or
intersection that does orwill exceed the height required to maintain an appropriate sight
distance per Chapter 93.02 of the City of Palm Springs Zoning Code.
95. All trees within the public right-of-way and within 10 feet of the public sidewalk and/or
curb shall have City approved deep root barriers installed per City of Palm Springs
Engineering specifications.
MAP
96. The Title Report prepared for subdivision guarantee for the subject property and the
traverse closures for the existing parcel and all lots created therefrom shall be submitted
with the Final Map to the Engineering Department.
97. The Final Map shall be prepared by a licensed Land Surveyor or qualified Civil Engineer
and submitted to the Engineering Departmentfor review.Submittal shall be made prior
to approval of any grading or improvement plans. The Final Map shall be approved by
the City Council prior to issuance of building permits. '
TRAFFIC
98. The developer shall provide a minimum of 48 inches of sidewalk clearance around all
street furniture for handicap accessibility. The developer shall provide same through
dedication of additional right-of-way and widening of the sidewalk or shall be responsible
for the relocation of all existing traffic signal/safety light poles, conduit, pull boxes and
all appurtenances located on the SUNRISE WAY NORTH and ON-SITE STREET
frontages of the subject property.
99. Install a stop sign for egressing vehicles at Sunrise Way North and "M" Street.
Install a stop sign for vehicles entering "B" Street at"C" and "D" Streets; for vehicles
entering "G" Street at "H"Street; and for vehicles entering "M" Street at "K' and "L"
Streets.
100. Design and install a traffic signal for the Sunrise Way North at San Rafael Road
intersection. East-west approaches shall be split phased. A traffic signal plan shall be
submitted and approved by the City Engineer. The signal shall be installed and
functional prior to release of the 50"certificate of occupancy for this project. Developer
may enter into a reimbursement agreement with owners of Tract Map 30054 proposed
on the east side of Sunrise Way North for reimbursement of 60% of the cost of the
traffic signal design and construction.The reimbursement ratio is based on the August ,
2001 Traffic Study prepared by Wildan.
Resolution 20935
Page 20
' 101. The developer shall replace all damaged or destroyed traffic control devices and provide
any new traffic control devices required by the City Engineer on the SUNRISE WAY
NORTH frontage prior to issuance of a Certificate of Occupancy.
102. Street name signs shall be required at each intersection in accordance with Cityof Palm
Springs Standard Drawing Nos. 620 through 625.
103, The developer shall install a 9,500lumen high pressure sodium vaporsafety street light
with glare shield on a marbelite pole on the SOUTHWEST cornerofthe"M"Street Main
Entry and SUNRISE WAY NORTH with the mast arm over SUNRISE WAY NORTH.
The pole and luminaire shall be furnished by the developer.
104. 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.
105. This property is subject to the Transportation Uniform Mitigation Fee based on the
RESIDENTIAL SINGLE FAMILY DETACHED ITE Code 6 land use.
J Resolution 20935
�I Page 21
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CASE NO.
5:06607D-269 DESCRIPTION'
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TTM 30058 Subdivision of
APPLICANT single+e.7 acres into 170 lots for the future development of
single family residences,with min,lot sizes of 6,000 and
7,700 square feet,within,a gated community,located at
3801 North Sunrise Way,Zone PI)-116A,$sot,36