HomeMy WebLinkAbout20996 - RESOLUTIONS - 7/7/2004 RESOLUTION NO. 20996
OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, '
CALIFORNIA, APPROVING THE PRELIMINARY PLANNED
DEVELOPMENT DISTRICT 258, TENTATIVE PARCEL MAP
29100, AND TENTATIVE TRACT MAP 29101 FOR THE
IMPLEMENTATION OF THE PALM HILLS SPECIFIC PLAN
CONSISTING OF UP TO 862 UNITS INCLUDING SINGLE-
FAMILY RESIDENTIAL, HOTEL, VACATION OWNERSHIP
UNITS, AN 18-HOLE GOLF COURSE, AND PASSIVE AND
ACTIVE OPEN SPACE FOR 906 ACRES LOCATED SOUTH OF
EAST PALM CANYON DRIVE, WEST OF PALM HILLS
DRIVE/BROADMOOR DRIVE IN THE SANTA ROSA
MOUNTAINS, ZONE U-R, SECTION 31 AND 32, T4S, RSE,
SBBM.
WHEREAS, in July 1970, the City of Palm Springs ("City") annexed 34 square miles in the San
Jacinto and Santa Rosa Mountains known as Palm Hills; and
WHEREAS in 1974, the Palm Hills Study was commissioned with the directive that the main
emphasis be the preservation of the environment while encouraging the development of resort
and residential and accessory, uses; and
WHEREAS, the Palm Hills Area Plan was divided into four (4) sub-areas (PH-1, PH-2A, PH-213, '
and PH-3) as part of the City's 1993 General Plan Update; and
WHEREAS, PH-1 is planned for resort hotel and attached and detached residential land uses
with a maximum density of 862 units; and
WHEREAS, the Palm Hills Area Plan requires that any land development in Palm Hills can only
be accomplished through a Specific Plan; and
WHEREAS, Palm Hills Land Corp. ("Applicant") and the City have initiated an application for the
Palm Hills Specific Plan; and
WHEREAS, Palm Hills Land Corporation has submitted an application for Planned
Development District 258 ("PD-258"), Tentative Tract Map 29100, and Tentative Tract Map
29101 (the "Project") for the implementation of the Palm Hills Specific Plan consisting of up to
862 units including single-family residential units, a hotel, vacation ownership units, an 18-hole
golf course, and passive and active open space; and
WHEREAS, said Tentative Tract and Parcel Maps were 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 a public hearing of the Planning Commission of the City of Palm Springs
to consider the application for PD-258, Tentative Tract Map 29100, and Tentative Tract Map ,
29101 was issued in accordance with applicable law; and
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Page 2
' WHEREAS, on April 28, 2004, a public hearing on the application for the Project was held by
the Planning Commission in accordance with applicable law; and
WHEREAS, on May 26, 2004, a continued public hearing on the application for the Project was
held by the Planning Commission in accordance with applicable law; and
WHEREAS, at its May 26, 2004 meeting, the Planning Commission recommended approval of
the Project; and
WHEREAS, notice of a public hearing of the City Council of the City of Palm Springs to consider
the application for PD-258, Tentative Tract Map 29100, and Tentative Tract Map 29101 was
issued in accordance with applicable law; and
WHEREAS, on June 16, 2004, a public hearing on the application for the Project was held by
the City Council in accordance with applicable law; and
WHEREAS, pursuant to Government Code Section 66412.3, the Planning Commission has
considered the effect of the proposed subdivision, Tentative Tract Maps 29100 and 29101, 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, Case No. 5.0826-PD-258, TTM 29100 and TTM 29101 is
' considered a "project" pursuant to the terms of the California Environmental Quality Act
("CEQA"); and
WHEREAS, a Notice of Preparation of an Environmental Impact Report for the Palm Hills
Specific Plan was distributed to the State Clearinghouse and interested and responsible
agencies, organizations, and individuals with a review period from May 10, 1998 to July 10,
1998; and
WHEREAS, 18 comment letters were received regarding the Notice of Preparation from various
entities; and
WHEREAS, a Draft Environmental Impact Report (DEIR) for the Palm Hills Specific Plan was
released for public comment from July 3, 2003 to August 18, 2003; and
WHEREAS, 13 comment letters were received regarding the DEIR from various entities; and
WHEREAS, in accordance with CEQA, a Final Environmental Impact Report was certified for
the Project and it was found that, even with the incorporation of proposed Mitigation Measures,
the proposed Project could have a significant effect on the environment with respect to land use,
cumulative traffic/circulation, air quality, visual resources, biological resources, cumulative
impacts on the school system, and cumulative impacts on the regional groundwater aquifer; and
WHEREAS, the "Project" will have public benefits including but not limited to up to $2,475,773 in
' revenue, expand economic development opportunities, expand tourism, provide a golf course,
preserve approximately 797.70 acres of open space on-site, dedicate off-site land within critical
habitat of Peninsular Bighorn Sheep, create up to 450 new jobs, maintain public access to
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Page 3
existing equestrian and hiking trails, and implement the City's General Plan objectives to create a
world class destination resort; and '
WHEREAS, a Statement of Facts and Findings and Statement of Overriding Considerations has
been adopted for the proposed Project; and
WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented
in connection with the hearing on the project, including but not limited to the recommendation of
the Planning Commission, the staff report, all written and oral testimony presented.
THE CITY COUNCIL HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to CEQA, the City Council finds that the Final Environmental Impact
Report ("FEIR") has been certified for the Palm Hills Specific Plan (SCH
#98061043), Case No. 5.0826, and is in compliance with CEQA, the State CEQA
Guidelines, and the City's CEQA Guidelines. The FOR for Case No. 5.0826
adequately analyzes the general environmental setting of the proposed Project,
its significant environmental impacts, and the alternatives and Mitigation
Measures related to each significant environmental effect for the proposed
Project. The City Council has independently reviewed and considered the
Specific Plan and determined that it is in conformance with the information
contained in the FEIR. The City Council further finds that with the incorporation
of proposed Mitigation Measures and the adoption of the Statement of Overriding
Considerations and Statement of Facts and Findings, potentially significant
environmental impacts resulting from this Project will be either be reduced to a '
level of insignificance or the Project benefits justify overriding the unavoidable
significant adverse impact associated with Project.
Section 2: Pursuant to Section 94.03.00 of the Zoning Ordinance, the Planning Commission
finds that, with the incorporation of those conditions attached in Exhibit A:
a. The use applied for at the location set forth in the application is properly one for which a
Planned Development District is authorized by the City's Zoning Ordinance.
Planned Development District 258 (PD-258) is being proposed in order to provide
greater design detail than the Specific Plan and to also be the primary mechanism to
implement the Specific Plan. The purpose of the Planned Development District is to
implement the underlying Urban Reserve (U-R) zoning classification. The U-R zone
permits uses consistent with the general plan land use element subject to the approval
of a planned development district. Land in the U-R zone may be considered for urban
uses if it meets conditions as listed in Section 92.22.02 of the Palm Springs Zoning
Ordinance. These conditions include the submission of development plans and
standards for review by the Planning Commission and City Council, the installation of
circulation, utilities, and facilities required a planned development district, the provision
of school and park sites or contributions for the acquisition and development thereof,
that the development be reasonably adjacent to already urbanized development or that it
be self sustaining, and that an environmental impact report be prepared pursuant to the
provisions of CEQA. The Palm Hill Specific Plan, which is proposed to be the ,
overarching document to guide development in the Specific Plan, addresses the
conditions as listed in Section 92.22.02. PD-258 represents a further refinement of the
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Palm Hills Specific Plan. Therefore, the U-R zone allows the types of land uses
contemplated as part of PD-258.
b. The use is necessary or desirable for the development of the community, is in harmony
with the various elements or objectives of the General Plan, and is not detrimental to
existing uses or to future uses specifically permitted in the zone in which the proposed
use is to be located.
The Planned Development District includes the hotel, vacation ownership units, golf
course, golf clubhouse, and single-family residences. The PH-1
Planning Area specifically envisions a hotel and attached and detached residential units
as land uses with a maximum overall density of 862 units. Several associated General
Plan Amendments are approved in conjunction with PD-258 to modify hillside
development policies and the requirements of the Palm Hills Area Plan. The proposed
General Plan Amendments represent a different approach to development in the Santa
Rosa Mountains based on less steep terrain and will facilitate PD-258. The Palm Hills
Area Plan was conceived to encourage the type of development being contemplated as
part of PD-258. Therefore, the land uses included in PD-258 are consistent with the
elements and objectives of the General Plan and Palm Hills Specific Plan.
C. The site is adequate in size and shape to accommodate said use, including yards,
setbacks, walls or fences, landscaping, and other features required in order to adjust
said use to those existing or permitted future uses of land in the neighborhood.
' The Project site represents 906 acres. The City Council has approved the Alternative
Plan. The difference between the original plan and alternative plan is in the location of
the hotel, vacation ownership units, and golf course.
With respect to site design, the Alternative Plan reduces the visual impact of structures
on the property. Visual simulations show that, despite those attempts, structures will be
visible from various vantage points. The single-family residential lots are spread
throughout the property with the hotel and vacation ownership units clustered around the
center of the Project site. The 18-hole golf course is interspersed among the dwelling
units.
Final design of the residential, hotel, and vacation ownership units will be determined
with submittal of final development plans. The vacation ownership units are intended to
be either traditional timeshares (up to 50 weeks per year) or fractional ownership
(monthly or up to 1/4 ownership). The single-family residential lots are custom lots and
will be subject to a private design review process (Palm Hills Architectural and Design
Review Committee), as established by the Project CC&Rs and appointed by the Palm
Hills Home Owners Association. The residences will be reviewed according to design
guidelines as outlined in Section IV of the Specific Plan. These guidelines take into
account the various design criteria that are involved in the City's architectural review of
hillside single-family residences. Approved plans, stamped by the Architectural and
Design Review Committee, shall be submitted to the Director of Planning Services for
review and approval.
' d. That the site for the proposed use includes streets and highways properly designed and
improved to carry the type and quantity of traffic to be generated by the proposed use.
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The Project will be accessed from East Palm Canyon Drive, a major thoroughfare, and
Palm Hills Drive, a secondary thoroughfare, with private loop roads for internal '
circulation. The developer would be required to provide public access to the hotel
property. The developer is required to dedicate a 100-foot right-of-way through the
Project site from the southern terminus of Palm Hills Drive. A very limited portion of the
roadway will be within the corporate limits of Cathedral City. A joint use and
maintenance agreement would be required between the developer, City of Cathedral
City, and City of Palm Springs before the offer for dedication would be accepted. The
public portion of Palm Hills Drive is currently an unimproved, dirt road. The developer is
required to improve Palm Hills Drive from East Palm Canyon Drive to the Project entry to
a half-street width of 40 feet. Final design of the roadway shall be subject to review of
the City Engineer and Director of Planning Services and Director of Strategic Planning,
with approval by the Planning Commission.
e. That the conditions to be imposed and shown on the approved site plan are deemed
necessary to protect the public health, safety, and general welfare and may include
minor modifications of the zone's property development standards.
All proposed conditions of approval are necessary to ensure public health and safety
including, but not limited to, the application of the Uniform Building Code Seismic Safety
Standards, Palm Springs Municipal Code, and the City of Palm Springs Fugitive Dust
Control Ordinance.
Section 3: Pursuant to Government Code Section 66474 (Subdivision Map Act), the
Planning Commission finds that with the incorporation of those conditions ,
attached in Exhibit A:
a. The proposed Tentative Maps are consistent with applicable general and specific plans.
Tentative Tract Map 29101 is a master parcel map that will subdivide the 906-acre Palm
Hills Specific Plan area into large parcels of 20 acres or more containing seven (7)
individual Planning Areas and open space that may be sold to individual residential or
resort builders. Tentative Tract Map 29100 identifies individual residential lots and
provides for detailed engineering of the Project site. Both maps are being proposed in
conjunction with the Palm Hills Specific Plan and PD-258 and are consistent with the
General Plan and the Palm Hills Specific Plan.
b. The design or improvement of the proposed subdivision is consistent with the General
Plan and any applicable Specific Plan.
The improvements of the proposed subdivisions are consistent with the General Plan
and the Palm Hills Specific Plan. TTM 29101 is the Master Parcel Map for financial
purposes that divides 906 acres into large parcels of 20 acres or more containing seven
(7) Planning Areas and open space. TTM 29100 identifies residential lots and allows for
more detailed engineering. The Project site is located in PH-1, one of four sub-areas of
the Palm Hills Area Plan, with a maximum allowable density of 904 units. The Planned
Development District recommended for approval by the Planning Commission has 862
units. With a project area of 906 acres, the overall density of the Project is a little under ,
one (1) unit/acre, which is defined as Very Low Density in the General Plan. The Palm
Hills Area Plan allows for clustering of land uses with a density range of 1/2 to 2
units/acre. Another requirement of any proposed Specific Plan for Palm Hills is that there
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' be engineered (schematic) roadway alignments showing rough cut/fill, bridges, and
animal pass-thrus, gradients, and visual impacts. The roadway alignments proposed as
part of TTM 29100 are consistent with this requirement.
C. The site is physically suitable for the type and density of development contemplated by
the proposed subdivision.
The lots have been oriented such that they are clustered together to the greatest extent
possible. As discussed above, the subdivision is consistent with the goals and policies of
the General Plan and the Palm Hills Specific Plan. Both documents identify the site as
suitable for development of up to 904 units and the subdivision has been designed to
meet the requirements of both documents. The overall density of under one (1) unit/acre
is within the allowable density range of 1/2 to 2 units/acre.
d. The design of the proposed subdivision or the proposed improvements is not likely to
cause substantial environmental damage or substantially and unavoidably injure fish or
wildlife or their habitat.
The FEIR for the Palm Hills Specific Plan includes the Draft Environmental Impact
Report, comments and responses to the DEIR, Technical Appendices, Notice of
Preparation and comments, agency and other correspondence. A Final Environmental
Impact Report has been certified as complete for this Project. In completing the FEIR,
the City Council finds that there could be a significant environmental impact in several
environmental issue categories including the following: land use, cumulative
traffic/circulation, air quality, visual resources, biological resources, cumulative impacts
' on the school system, and cumulative impacts on the regional groundwater aquifer. All
other potential impacts were determined to be less than significant without mitigation or
could be reduced to a less than significant level with implementation of Mitigation
Measures identified in the FEIR. Despite Mitigation Measures, there are impacts in
certain environmental issue categories that cannot be mitigated to a level of
insignificance and therefore a Statement of Facts and Findings and Statement of
Overriding Consideration has been adopted.
e. The design of the subdivision or type of improvements is not likely to cause serious
public health problems.
The design of the subdivision and proposed improvements must follow the conditions of
approval including, but not limited to, compliance with the Uniform Building Code
Seismic Safety Standards, and the City of Palm Springs Fugitive Dust Control Ordinance
in order to ensure public health and safety.
f. The design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of, property within
the proposed subdivision.
The site is currently crossed by some existing public trails that provide access to other
trails. The site has been informally utilized, including by trespass, for recreational
purposes by the general public including equestrians, hikers, and mountain bikers. The
Project design recognizes and retains the existing Araby and Clara Burgess Trails that
have been historically used by the public. As a mitigation measure, the Project has been
designed to provide internal trail linkages, some of which must be realigned from existing
locations within the property, to the Araby Trail on the northwest, to the Clara Burgess
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Trail on the south, to the "Hofbrau" palm oasis in Eagle Canyon, and to Cathedral City
Wildhorse, Garston, and Araby Trails along the dirt road used by mountain bikers. To
maintain the functionality of these trails, new connections are provided to skirt the
Project and maintain functional linkages from north to south and east to west between
these publicly used trails. The Project will seek to control trespass and eliminate the
creation of new pioneered paths and trails through the natural lands. Over 600 acres of
open space is provided for visual and hiking enjoyment by residents and visitors to the
Project site. Therefore, the subdivision will not conflict with easements for access
through or use of property within the proposed subdivision.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council
hereby approves Preliminary Planned Development District 258, Tentative Tract Map 29100,
and Tentative Tract Map 29101 subject to those conditions set forth in the attached Exhibit A.
ADOPTED this 71h day of July, 2004.
AYES: Members McCulloch, Mills, Pougnet and Mayor Oden
NOES: Member Foat
ABSENT: None
ABSTENTIONS: None
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
71
City Clerk City Manager ° r
Reviewed and approved as to Form: "
Resolution 20996
Page 8
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Resolution 20996
Page 10
' EXHIBIT A
Case No. 5.0826 PD-258
TTM 29100 and TTM 29101
Alternative Plan
Patin Hills
June 16, 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.
PROJECT SPECIFIC CONDITIONS
Administrative
1. The proposed development of the premises shall conform to all applicable regulations of
' the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes,
ordinances and resolutions which supplement the zoning district regulations.
2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its
agents, officers, and employees from any claim, action, or proceeding against the City of
Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an
approval of the City of Palm Springs, its legislative body, advisory agencies, or
administrative officers concerning Case 5.0826 PD-258 TTM 29100 and TTM29101.
The City of Palm Springs will promptly notify the applicant of any such claim, action, or
proceeding against the City of Palm Springs and the applicant will either undertake
defense of the matter and pay the City's associated legal costs or will advance funds to
pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to
promptly notify the applicant of any such claim, action or proceeding or fails to cooperate
fully in the defense, the applicant shall not, thereafter, be responsible to defend,
indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the
City retains the right to settle or abandon the matter without the applicant's consent but
should it do so, the City shall waive the indemnification herein, except, the City's
decision to settle or abandon a matter following an adverse judgment or failure to
appeal, shall not cause a waiver of the indemnification rights herein.
3. That the property owner(s) and successors and assignees in interest shall maintain and
repair the improvements including and without limitation sidewalks, bikeways, parking
areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and
property line, including sidewalk or bikeway easement areas that extend onto private
' property, in a first class condition, free from waste and debris, and in accordance with all
applicable law, rules, ordinances and regulations of all federal, state, and local bodies
and agencies having jurisdiction at the property owner's sole expense. This condition
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shall be included in the recorded covenant agreement for the property if required by the
City. '
4. The project is located in an area defined as having an impact on fish and wildlife as
defined in Section 711.4 of the Fish and Game Code and an Environmental Impact
Report is being prepared on the project; therefore a fee of $914.00 plus an
administrative fee of $50.00 shall be submitted by the applicant in the form of a money
order or a cashier's check payable to the Riverside County Clerk prior to Council action
on the project. This fee shall be submitted by the City to the County Clerk with the Notice
of Determination. Action on this application shall not be final until such fee is paid.
5. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding
public art. The project shall either provide public art or payment of an in lieu fee. In the
case of the in-lieu fee, the fee shall be based upon the total building permit valuation as
calculated pursuant to the valuation table in the Uniform Building Code, the fee being
1/2% for commercial projects or 1/4% for residential projects with first $100,000 of total
building permit valuation for individual single-family units exempt. Should the public art
be located on the project site, said location shall be reviewed and approved by the
Director of Planning and Zoning and the Public Arts Commission, and the property
owner shall enter into a recorded agreement to maintain the art work and protect the
public rights of access and viewing.
If public art is provided on-site, a public access easement shall be provided to such art.
Environmental Assessment
6. These conditions of approval and approved Mitigation Monitoring Program shall be
added to the Specific Plan as a technical appendix.
6A. The mitigation measures of the environmental impact report (EIR) shall apply. The
applicant shall submit a signed agreement that the mitigation measures outlined as part
of the EIR will be included in the plans prior to consideration of the environmental
assessment. The Mitigation measures are contained in the Mitigation Monitoring
Program, which is hereby incorporated by reference.
6B. The developer shall fully fund the cost of the Mitigation Monitoring Program including,
but not limited to, biological monitors, grading inspectors, archaeologists, environmental
planners and any other technical monitor required to provide onsite and administrative
monitoring of the Mitigation Monitoring Program. The developer shall submit sufficient
funds to cover Mitigation Monitoring and the City shall hire a Mitigation Monitoring
consultant(s) to ensure that the project complies with the approved Mitigation Monitoring
Program.
CC&Rs
7. The applicant prior to issuance of building permits shall submit a draft declaration of
covenants, conditions and restrictions ("CC&R's") to the Director of Planning and Zoning
for approval in a form to be approved by the City Attorney, to be recorded prior to
approval of a final map. The CC&R's shall be enforceable by the City, shall not be '
amended without City approval, and shall require maintenance of all property in a good
condition and in accordance with all ordinances.
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Page 12
' 8. The applicant shall submit to the City of Palm Springs, a deposit in the amount of
$2,000, for the review of the CC&R's by the City Attorney. A $250 filing fee shall also be
paid to the City Planning Department for administrative review purposes.
Final Design for Planned Development District (golf course, clubhouse, hotel, vacation
ownership units)
9. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for
approval by the Department of Planning and Zoning prior to issuance of a building
permit. Details of pool fencing (material and color) and equipment area shall be
submitted with final landscape plan. Landscape plans shall be approved by the Riverside
County Agricultural Commissioner's Office prior to submittal.
10. The final development plans shall be submitted in accordance with Section 9403.00 of
the Zoning Ordinance. Final development plans for each phase shall include site plans,
building elevations, floor plans, roof plans, grading plans, landscape plans, irrigation
plans, exterior lighting plans, sign program, mitigation monitoring program, site cross
sections, property development standards and other such documents as required by the
Planning Commission. Final development plans for Phase 1 shall be submitted within
two (2) years of the City Council approval of the preliminary planned development
district, unless otherwise provided in the Development Agreement.
11A. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00, Outdoor
' Lighting Standards, shall be submitted for review and approval by the Director of
Planning &Zoning prior to the issuance of building permits. Manufacturer's cut sheets of
all exterior lighting on the building and in the landscaping shall be submitted for approval
prior to issuance of a building permit. If lights are proposed to be mounted on buildings,
down-lights shall be utilized. No lighting of the hillside is permitted.
11 B. Lots No. 25 - 30 and 86 - 101 shall be designed to minimize visual impact by ensuring
buildings do not break ridgelines, that buildings are lower in profile, and fit the
topography of the site. Site-specific cross-sections will be required. Rock outcroppings
shall be incorporated into home design to the greatest extent feasible. Specific Plan text
shall be amended as necessary to address this requirement with final wording subject to
approval by Director of Planning and Zoning.
11C. The access roadway to Lot No. 86 - 101 shall be designed to minimize visibility to the
north and shall be screened either by grading design or screen walls to eliminate glare
from headlights. Specific Plan text shall be amended as necessary to address this
requirement with final wording subject to approval by Director of Planning and Zoning.
11D. The main access roadway between Planning Area II and III (adjacent to Fairway No. 7)
shall be graded or a screen wall provided to reduce roadway visibility and noise
exposure to Eagle Canyon.
Final Design for Single-Family Residences
' 12. All exterior improvements associated with single-family residences including
architectural elevations, landscaping, irrigation, lighting, fencing, and above ground pool
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Page 13
equipment areas shall be submitted to the Director of Planning and Zoning for approval.
A Hillside Single-Family Residence application and a fee of $1500 shall be submitted. ,
All plans shall be stamped approved by the Palm Hills Architectural and Design Review
Committee (PHADRC). Landscape plans shall also be approved by the Riverside
County Agricultural Commissioner's Office prior to submittal. The Director shall either
approve the plans for building permit processing or return them with revision comments
to the PHADRC. The PHADRC may appeal the decision of the Planning Director to the
Planning Commission and shall pay hillside single-family residential fees, less $1,500
already paid, as established by resolution of the City Council,
GENERAL CONDITIONS/CODE REQUIREMENTS
13. Planned Development District 258 and Tentative Tract Maps 29100 and 29101 shall be
valid for a period of two (2) years from the date of approval or for the period provided in
any City Council approved Development Agreement. Extensions of time may be granted
by the City Council upon demonstration of good cause. Planned Development District
258 may be terminated in accordance with Section 94.03.00.1. of the Palm Springs
Zoning Ordinance, unless otherwise provided in the Development Agreement.
14. The project is subject to the City of Palm Springs Water Efficient Landscape Ordinance.
Refer to Chapter 8.60 of the Municipal Code for specific requirements.
15. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan shall be
submitted and approved by the Building Official. Refer to Chapter 8.50 of the Municipal
Code for specific requirements.
16. Separate architectural approval and permits shall be required for all signs. The following
signs shall be submitted for review and approval by the Planning Commission prior to
issuance of building permits: East Palm Canyon Drive project main sign, hotel entry sign,
and vacation ownership units entry sign. All other signs shall be submitted for review and
approval by staff prior to issuance of building permits.
17. Construction of any residential unit shall meet minimum soundproofing requirements
prescribed pursuant to Section 1092 and related sections of Title 25 of the California
Administrative Code. Compliance shall be demonstrated to the satisfaction of the
Director of Building and Safety.
18. Vehicles associated with the operation of the proposed development including company
vehicles or employee's vehicles shall not be permitted to park off the proposed building
site unless a parking management plan has been approved.
19. The project shall comply with the City of Palm Springs Transportation Demand
Management (TDM) Ordinance that establishes transportation demand management
requirements for the City of Palm Springs. Refer to Chapter 8.4 of the Municipal Code
for specific requirements.
20. 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
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Page 14
' the project maintaining a sufficient distance from the frontage's) of the project. Said
transformer(s) must be adequately and decoratively screened.
21. Loading space facilities shall be provided in accordance with Section 93.07.00 of the
Zoning Ordinance. Said facilities shall be indicated on the site plan and approved prior to
issuance of building permits.
22. Parking facilities shall be constructed in accordance with Section 93.06.00 of the Palm
Springs Zoning Ordinance, except as modified in the Specific Plan.
POLICE DEPARTMENT
1. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal
Code.
2. The developer shall prepare a communications study with the goal of identifying
unobtrusive equipment that can be placed near the hotel or another appropriate location
that will provide communications coverage throughout the Specific Plan area. This study
shall be reviewed and approved by the City. The developer shall install the required
communications equipment to meet the City's communication needs for the project area.
The study shall be submitted for review and approval by the Police Chief and Director of
Planning and Zoning prior to issuance of a grading permit and shall be installed and
operational prior to issuance of the first certificate of occupancy. All costs for the study,
' equipment purchase, and installation shall be paid by the owner/developer. Once installed
and fully operational, the City shall maintain the site and equipment.
BUILDING DEPARTMENT
1. Prior to any construction on-site, specific building permits and associated requirements
must be secured.
FIRE
1. Fire Department Access Road Dimensions: Provide two 1 U travel lanes for a total of 20'
unobstructed width. If parking on access road is desired, provide an 8 ft. parking lane
with the opposing curb marked in red with appropriate signage for a total of 28 ft. in
width. Provide an additional 8 ft. for parking on both sides of access road for a total of 36
ft. in width.
2. Vertical Fire Apparatus Clearances: Palm Springs Fire Apparatus require an
unobstructed vertical clearance of not less than 14'6'.
3. Fire Apparatus Grade requirements: The gradient of Fire Apparatus access roads shall
not exceed 12% except for short stretches with a maximum of 15% grade per AHJ.
' 4. Required Marking: Required marking of Fire Apparatus Roads and Fire-Protection
Equipment shall be in accordance with the 2001 CFC, Art. 9, Sec. 901.4
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5. Road Design: Fire apparatus access roads shall be designed and constructed as all
weather capable and able to support a fire truck weighing 67,500 Lbs. Per the 2001 '
CFC, Art. 9, Sec. 902.2.2.2 and City of Palm Springs Ordinance 1570.
6. Turn-Around Requirements: Dead-Ends & Cul-de-Sacs: Access Road Turn-Around
requirements for Dead-End fire apparatus roads in excess of 150' in length shall be
provided with approved provisions for the turning around of fire apparatus. The City of
Palm Springs approved turn around provision is a cul-de-sac with an outside turning
radius of 43' from centerline in accordance with the 2001 CFC Art. 9, Sec. 902.2.2.4 and
City of Palm Springs Fire Department apparatus requirements.
7. All Fire Department requirements adopted by the City Council, and reflected in the
approved mitigation-monitoring program, shall apply.
ENGINEERING
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer.
STREETS
1. Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
2. All required permits and approvals for construction to be performed within Caltrans State ,
Highway 111 right-of-way shall be obtained. A copy of Caltrans requirements, permits
and approvals shall be provided to the City Engineer prior to the issuance of any building
permits.
3. Submit street improvement plans for all proposed streets (public and private) 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.
PALM HILLS DRIVE
4. The previous offer of dedication of right-of-way to the City of Palm Springs, recorded as
Document No. 130136 on June 18, 1984, has not been accepted by the City of Palm
Springs. A portion of this offer of dedication extends outside the jurisdiction of the City of
Palm Springs and into the limits of the City of Cathedral City. Legal access to the project
site from the end of the public right-of-way for Palm Hills Drive shall be established
through a new dedication of off-site right-of-way, of a width and alignment that is
consistent with street improvement plans approved for Palm Hills Drive. In the event
Palm Hills Drive right-of-way is proposed to pass into and out of the City of Cathedral
City, the applicant shall be responsible for preparation of a Cooperative Use Agreement
between the City of Palm Springs and the City of Cathedral City. The applicant shall
submit a deposit of $2,000 for preparation of the agreement, and shall be subject to
actual costs associated with its preparation by the City Attorney. '
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5. Provide an irrevocable offer of dedication through the project site for a full width public
street right-of-way of 100 feet from the existing southern terminus of Palm Hills Drive to
the southern boundary of Tentative Tract Map 29100, and varying width right-of-way for
Palm Hills Drive for those portions that pass into and out of the boundary of Tentative
Tract Map 29100, The offer of dedication shall be provided on the final map, with
acceptance by the City deferred until such time that the Palm Hills Drive extension is
required.
6. Construction of one-half width street improvements for Palm Hills Drive is required at this
time. Extension of Palm Hills Drive from the end of existing improvements to the exit
lane of the Loop Road shall be constructed, consisting of a 40 feet wide travel way, 8
inch curb and gutter, and an 8 feet wide sidewalk. The ingress and egress lanes of Palm
Hills Drive may be separated by a landscaped median. The exact configuration of the
interim street improvements and the alignment of the extension of Palm Hills Drive shall
be determined during final engineering design as approved by the City Engineer and the
Director of Planning & Zoning.
7. 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, within the proposed interim street improvements for Palm Hills Drive. f 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.
8. An improvement agreement, street improvement covenant, or other approved contract,
' specific to the future construction and extension of Palm Hills Drive through the project
site to the southern boundary of Tentative Tract Map 29100 shall be required. The
covenant shall obligate the developer for its equitable share of the cost of extension of
public street improvements for Palm Hills Drive to provide legal public access to
properties located beyond the southern boundary of Tentative Tract Map 29100. The
applicant shall submit a deposit of $2,000 for preparation of the covenant, and shall be
subject to actual costs associated with its preparation by the City Attorney. The covenant
shall be executed and submitted to the City for approval, prior to approval of a Final Map
for Tentative Tract Map 29100. The covenant shall be null and void if, at any time, an
Amendment to the Specific Plan is approved that deletes the extension of Palm Hills
Drive to the southerly boundary of Tentative Tract Map 29100.
LOOP ROAD (PRIVATE), PALM HILLS DRIVE TO "A" STREET
9. Dedicate a private street easement 64 feet wide as shown on Tentative Tract Map
29100.
10. Construct Type C rolled curb and gutter in accordance with Riverside County Standard
Drawing No. 202, 26 feet along both sides of the centerline, and construct Type A1-6
curb, 6 feet along both sides of the centerline in accordance with City of Palm Springs
Standard Drawing No. 200, to provide a 12 feet wide landscape median with two 20 feet
wide separated travel ways as shown on Tentative Tract Map 29100.
' 11. Construct a 6 feet wide sidewalk behind the curb along one side of the street in
accordance with City of Palm Springs Standard Drawing No. 210.
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12, Construct Type A curb ramps meeting current California State Accessibility standards at
all street intersections where sidewalks are to be constructed in accordance with City of '
Palm Springs Standard Drawing No. 212.
13. 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. 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.
LOOP ROAD (PRIVATE), "A" STREET TO "P' STREET
14. Dedicate a private street easement 48 feet wide as shown on Tentative Tract Map
29100.
15. Construct Type C rolled curb and gutter in accordance with Riverside County Standard
Drawing No. 202, 18 feet along both sides of the centerline, to provide a 36 feet wide
travel way as shown on Tentative Tract Map 29100.
16. Construct a 6 feet wide sidewalk behind the curb along one side of the street in
accordance with City of Palm Springs Standard Drawing No. 210.
17. Construct Type A curb ramps meeting current California State Accessibility standards at
all street intersections where sidewalks are to be constructed in accordance with City of
Palm Springs Standard Drawing No. 212.
18. 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. 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.
LOOP ROAD (PRIVATE), "P' STREET TO END
19. Dedicate a private street easement 44 feet wide from "I" Street to the east boundary of
Lot 31 as shown on Tentative Tract Map 29100, including an easement as necessary to
accommodate a turn-around.
20. Dedicate a private street easement 40 feet wide from the east boundary of Lot 31 to the
east boundary of Tentative Tract Map 29100, as shown on Tentative Tract Map 29100.
21. Construct Type C rolled curb and gutter in accordance with Riverside County Standard
Drawing No. 202, 16 feet along both sides of the centerline, to provide a 32 feet wide
travel way from "I" Street to the east boundary of Lot 31, including a turn-around
acceptable to the Fire Marshal.
22. Parking shall be restricted along one side of the Loop Road, as necessary to maintain a
24 feet wide clear travel way. Regulatory Type R26 "No Parking" signs or red curb shall ,
be installed along the Loop Road from "N" Street to its end. A Home Owners
Association shall be responsible for regulating and maintaining required no parking
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Page 18
' restrictions, which shall be included in Codes, Covenants and Restrictions required for
the development.
23. 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 "I" Street to the turn-around adjacent to Lot 31. 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.
24. An improvement agreement, street improvement covenant, or other approved contract,
specific to the future construction and extension of the Loop Road through the project
site to the easterly boundary of Tentative Tract Map 29100 providing access to Indian
Allottee lands (Planning Area VII) shall be required. The covenant shall obligate the
developer for its equitable share on a pro rata basis of the cost of extension of street
improvements for the Loop Road to provide legal access to Indian Allottee lands
(Planning Area VII). The applicant shall submit a construction estimate for costs
associated with the extension of the Loop Road to the City Engineer for review and
approval. The applicant shall submit a deposit of $2,000 for preparation of the
agreement, and shall be subject to actual costs associated with its preparation by the
City Attorney. The improvement agreement, street improvement covenant, or other
approved contract shall have a term and conditions for satisfying the requirements and
obligation of extending the Loop Road, as required by the City Attorney, and shall be
separate from a Subdivision Improvement Agreement prepared in relation to security of
improvements related specifically to Tract Map 29100. The Improvement Agreement
' and any required improvement security shall be executed and submitted to the City for
approval, prior to approval of a Final Map for Tentative Tract Map 29100.
ON-SITE (PRIVATE) STREETS
25. Dedicate a private street easement 40 feet wide as shown on Tentative Tract Map
29100.
26. Dedicate a private street easement as necessary to provide a cul-de-sac turn-around
with a minimum 43 feet curb radius for all on-site private street cul-de-sac's, as shown
on Tentative Tract Map 29100.
27. Construct Type C rolled curb and gutter, 14 along both sides of centerline to provide a
28 feet wide travel way, in accordance with Riverside County Standard Drawing No. 202.
28. Construct Type C rolled curb and gutter in accordance with Riverside County Standard
Drawing No. 202 throughout all proposed cul-de-sac turn-around in accordance with City
of Palm Springs Standard Drawing No. 102. Other appropriate standards for cul-de-sac
design may be used, as approved by the City Engineer and the Fire Marshal.
29. Parking shall be restricted along all on-site private streets, as necessary to maintain a 24
feet wide clear travel way. Regulatory Type R26 "No Parking" signs or red curb shall be
installed along all on-site private streets. A Home Owners 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.
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30. Construct a minimum pavement section of 2Yz inch asphalt concrete pavement over 4
inch aggregate base with a minimum subgrade of 24 inches at 95% relative compaction, '
or equal. If an alternative pavement section is proposed, the proposed pavement section
shall be designed by a California registered Geotechnical Engineer using "R" values
from the project site and submitted to the City Engineer for approval.
PRIVATE MULTI-LOT DRIVES
31. Dedicate a private street easement 20 feet wide, including an additional easement for a
required emergency access hammerhead turn-around as shown on Tentative Tract Map
29100.
32. Construct Type C rolled curb and gutter, 20 feet from centerline (one side only) in
accordance with Riverside County Standard Drawing No. 202.
33. Construct a hammerhead turn-around at the end of each multi-lot driveway as approved
by the Fire Marshal and City Engineer.
34. Parking shall be explicitly restricted along all multi-lot driveways, as necessary to
maintain a 20 feet wide clear travel way. Regulatory Type R26 "No Parking" signs or red '
curb shall be installed along all multi-lot driveways. A Home Owners 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.
35. Construct a minimum pavement section of 2'/z inch asphalt concrete pavement over 4
inch aggregate base with a minimum subgrade of 24 inches at 95% relative compaction,
or equal. If an alternative pavement section is proposed, the proposed pavement section
shall be designed by a California registered Geotechnical Engineer using "R" values
from the project site and submitted to the City Engineer for approval.
SANITARY SEWER
36. All sanitary facilities shall be connected to the proposed public sewer system in Palm
Hills Drive. Laterals shall not be connected at manholes.
37. All required sanitary sewer system facilities shall be installed in accordance with the
Palm Hills Specific Plan Wastewater Master Plan, Addendum Report, prepared by
Dudek & Associates, Inc., dated July 16, 2001, and as required and approved by the
City Engineer. Off-site public sanitary sewer main, consisting of 15 inch diameter vitrified
clay pipe, shall be constructed from existing public sewer main facilities at East Palm
Canyon Drive and Broadmoor Drive extending within Palm Hills Drive to the Main Entry.
On-site private sanitary sewer main, consisting of various diameter (8 inch, 12 inch and
15 inch gravity sewer lines) and 4 inch diameter sewer force main, and multiple sewer lift '
stations.
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38. All on-site sewer system facilities (including gravity sewer main, sewer force main, and
sewer lift stations) shall be privately maintained by a Home Owners Association (HOA).
Provisions for maintenance of the on-site sewer system facilities acceptable to the City
Engineer shall be included in the Codes, Covenants, and Restrictions (CC&R's) required
for this development.
39. Submit sewer improvement plans for both public and private sewer systems to the
Engineering Division. The plans shall be prepared by a California Registered Civil
Engineer and approved by the City Engineer prior to issuance of any grading permits.
40. A Sewer Surcharge for Lift Station No. 1 applies to this development. Contact the
Building Department for specific details regarding this fee. The fee shall be paid prior to
or concurrently with issuance of building permits.
GRADING
41. 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: Copy of
signed Conditions of Approval from Planning Department; Copy of Site Plan stamped
approved and signed by the Planning Department; Copy of current Title Report; Copy of
Soils Report; and a copy of the associated Hydrology Study/Report.
42. Drainage swales 3 feet wide and 6 inches deep shall be provided adjacent to all curbs
and sidewalks to keep nuisance water from entering the adjacent streets.
43. A National Pollutant Discharge Elimination System (NPDES) stormwater permit, issued
from the California Regional Water Quality Control Board (Phone No. 760-346-7491) is
' required for the proposed development. A copy of the executed permit shall be provided
to the City Engineer prior to approval of the Grading Plan.
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44. 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 graded/disturbed acre shall be posted with '
the City for dust control purposes associated with grading activities on the property.
45. 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.
46. Contact the Building Department to get information regarding the preparation of the
PM10 (dust control) plan requirements.
47. 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
48. Accept all stormwater runoff passing through and falling onto the site and conduct all
stormwater runoff to approved drainage structures as described in the Palm Hills '
Specific Plan Preliminary Drainage Report - Addendum, prepared by Dudek &
Associates, dated August 15, 2001, and as required and approved by the City Engineer,
The Hydrology Analysis shall be amended to reflect revisions to the original tentative
tract map, and shall 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.
49. Submit storm drain improvement plans for all on-site storm drainage system facilities for
review and approval by the City Engineer.
50. The project is subject to flood control and drainage implementation fees. The acreage
drainage fee at the present time is $7,020 per acre per Resolution No. 15189. Fees
shall be paid prior to issuance of building permits. Drainage fees shall apply to the gross
acreage of the project, unless a waiver of fees for the acreage of open space granted to
the City of Palm Springs is allowed by the administration of the Master Plan of Drainage
for the Palm Springs Area by the Riverside County Flood Control District.
51. Construct drainage improvements, including but not limited to various natural channels,
underground conveyance facilities including catch basins, storm drain lines, and outlet
structures, for drainage of on-site streets and development areas into the proposed golf
course areas and to existing drainage courses, as described in the final Hydrology
Analysis.
52. The proposed development conveys stormwater runoff to the area known as Eagle ,
Canyon, outletting into a future retention and debris basin to be developed by Riverside
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' County Flood Control District as a regional flood control improvement. This area of
Eagle Canyon has been investigated and has been found to be contaminated due to
illegal dumping and use of the area as a landfill, as described in the 'Report of
Environmental Testing and Evaluation, Proposed Eagle Canyon Dam, Riverside County
Flood Control and Water Conservation District Project 6-0-0190," prepared by Earth
Systems Southwest dated February 20, 2002. The applicant shall be responsible for
payment of 50% of the final costs of the Eagle Canyon Dam site remediation, as
determined by the site remediation and clean-up contract executed by the Riverside
County Flood Control and Water Conservation District. The estimated cost at this time is
$215,000 to $376,000. The applicant shall deposit 50% of the maximum estimated cost
at this time, or $188,000 with the City, and shall be subject to reimbursement or payment
of additional costs depending upon the final contract cost from the site remediation and
clean-up contract executed by the Riverside County Flood Control and Water
Conservation District. The applicant shall enter into a reimbursement agreement with
the City to coordinate the advanced payment and final payment or refund resulting from
the final contract. The applicant shall submit a deposit of $2,000 for preparation of the
agreement, and shall be subject to actual costs associated with its preparation by the
City Attorney.
GENERAL
53, 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.
54. All proposed utility lines shall be installed underground.
55. 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.
56. 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.
57. 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.
58. 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
' 59, A Final Map shall be prepared by a California registered Land Surveyor or qualified Civil
Engineer and submitted to the Engineering Division for review and approval. A Title
Report prepared for subdivision guarantee for the subject property, the traverse closures
for the existing parcel and all lots created therefrom, and copies of record documents
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Page 23
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.
60. An easement shall be dedicated on the final map across the Loop Road from Palm Hills
Drive to the easterly boundary of Tentative Tract Map 29100 as necessary to provide
legal access to Indian Allottee lands (Planning Area VI I).
TRAFFIC
61. Install street name signs at each street intersection in accordance with City of Palm
Springs Standard Drawing No. 620-625.
62. A 30 inch "STOP" sign and standard "STOP BAR" and "STOP LEGEND" shall be
installed in accordance with City of Palm Springs Standard Drawing No. 620-625 at on-
site street intersections as required by the City Engineer,
63. The following mitigation measures, as determined by the Palm Hills Specific Plan Traffic
Impact Analysis (Revised) prepared by Urban Crossroads, Inc., dated December 3,
2001, shall be addressed as follows:
A. Install a traffic signal at the East Palm Canyon Drive and Palm Hills Drive
intersection. A traffic signal plan and technical specifications for its installation
shall be prepared by a California registered Civil or Traffic Engineer shall be
submitted to the California Department of Transportation (Caltrans) for review
and approval. A final Caltrans approved mylar copy of the traffic signal plan shall
be provided to the City Engineer for approval and filing with the City. The
applicant may enter into an agreement with the City of Palm Springs for
reimbursement up to a maximum of 57.4% of the cost of the traffic signal
construction, and shall receive reimbursement as other development that is
found to contribute a traffic volume increase to the intersection post payment for
their fair share contribution towards its installation. The traffic signal shall be
installed and operational prior to issuance of a certificate of occupancy for any
buildings associated with hotel use, or prior to issuance of the 101" building
permit.
B. Payment in an amount equal to 13.0% of the estimated construction cost to add
a northbound left-turn lane at the intersection of East Palm Canyon Drive and
Gene Autry Trail shall be made to the City. An engineer's estimate of the cost of
this improvement shall be submitted to the City Engineer for review and approval.
Payment shall be made prior to issuance of a certificate of occupancy.
C. Payment in an amount equal to 2.9% of the estimated construction cost to modify
the existing traffic signal to include a southbound right-turn overlap traffic signal
phase at the intersection of Crossley Road and Mesquite Avenue shall be made
to the City. An engineer's estimate of the cost of this improvement shall be
submitted to the City Engineer for review and approval. Payment shall be made
prior to issuance of a certificate of occupancy.
64. A minimum of 48 inches of sidewalk clearance shall be provided around all street ,
furniture, fire hydrants and other above-ground facilities for ADA accessibility.
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61, All damaged, destroyed, or modified pavement legends and striping associated with the
proposed development shall be replaced as required by the City Engineer prior to
issuance of a certificate of occupancy.
66. 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.
67. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid
prior to issuance of building permits.