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HomeMy WebLinkAbout21014 - RESOLUTIONS - 7/21/2004 ' RESOLUTION NO. 21014 OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING PLANNED DEVELOPMENT DISTRICT PD-296 AND TENTATIVE TRACT MAP TTM-31230 FOR THE CONSTRUCTION OF A 7-UNIT CLUSTER RESIDENTIAL PROJECT FOR THE PROPERTY LOCATED AT THE NORTHWEST CORNER OF THE INTERSECTION OF VIA OLIVER AND ZANJERO ROADS, ZONE R-2, SECTION 3. WHEREAS, Desert Builders, Inc. (the "Applicant") has filed an application with the City pursuant to Palm Springs Municipal Code Section 9.60 for a Tentative Tract Map to construct a 7-unit cluster residential project located at the northwest corner of the intersection of Via Olivera and Zanjero Roads, Zone R-2, Section 3; and WHEREAS, the Applicant has filed Tentative Tract Map 31230 with the City and has paid the required filing fees; and WHEREAS, said Tentative Tract Map was submitted to appropriate agencies as required by the subdivision requirements of the Palm Springs Municipal Code, with the request for their review, comments, and requirements; and WHEREAS, notice of the public hearing of the Planning Commission of the City of Palm Springs to consider TTM 31230and PDD 296 was given in accordance with applicable law; and WHEREAS, on June 23, 2004, a public hearing on the application for a Tentative Tract Map 31230 and Planned Development District 296 was held by the Planning Commission in accordance with applicable law; and WHEREAS, on July 14, 2004, a public hearing on the application for a Tentative Tract Map 31230 and Planned Development District 296 was held by the Planning Commission in accordance with applicable law; and WHEREAS, notice of the public hearing of the City Council of the City of Palm Springs to consider TTM 31230and PDD 296 was given in accordance with applicable law; and WHEREAS, on July 21, 2004, a public hearing on the application for a Tentative Tract Map 31230 and Planned Development District 296 was held by City Council in accordance with applicable law; and WHEREAS, pursuant to Government Code Section 66412.3, the City Council has considered the effect of the subdivision and Tentative Tract Map 31230, on the housing needs of the region in which Palm Springs is situated and has balanced these needs against the public service needs of its residents and available fiscal and environmental resources; the approval of the proposed project represents the balance of these respective needs in a manner which is most consistent with the City's obligation pursuant to its police power to protect the public health, safety, and welfare; and ' WHEREAS, the proposed subdivision, Tentative Tract Map 31230, is considered categorically exempt as an in-fill development pursuant to the terms of the California Environmental Quality Act ("CEQA"), Section 15332; and Resolution 21014 Page 2 , WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented in connection with the meeting on the Project, including but not limited to the staff report, and all written and oral testimony presented. THE CITY COUNCIL HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to CEQA, the City Council finds that this project is categorically exempt from the California Environmental Quality Act pursuant to Section 15332 (In-fill Development). Section 2: Pursuant to Government Code Section 66473.5 the City Council finds that the proposed subdivision and the provisions for its design and improvement are compatible with the objectives, polices, and general land uses and program provided in the City's General Plan and any applicable specific plan. Section 3: Pursuant to Government Code Section 66474 (Subdivision Map Act), the City Council finds that with the incorporation of those conditions attached in Exhibit A: 1. The proposed Tentative Map is consistent with applicable general and specific plans. The proposed project is consistent with the General Plan. The General Plan designation for the site is M15, medium density residential. The General Plan would allow 12 ' dwelling units on the project site. The applicant is proposing 7 units and therefore, is well within the density parameters of the General Plan. 2. The design of improvement of the proposed subdivision is consistent with the General Plan and any applicable Specific Plan. Pursuant to Government Code Section 66473.5 the City Council finds that the proposed subdivision and the provisions for its design and improvement are compatible with the objectives, polices, and general land uses and program provided in the City's General Plan. All street, drainage, and utilities improvements are subject to the standards of the General Plan and Conditions of Approval associated with TTM 31230. Code relief to distance between buildings to be reduced from 15 feet to zero feet minimum, side yard setbacks abutting any residential property from equal distance to proposed height (25' 10") to 25 feet. The requirements of the general plan for medium- density residential projects include the following policies: • a minimum of 50% of the lot area shall be maintained as on-site open space/recreational area; • covered parking of at least one parking space per unit; • inclusion of entries which convey a sense of individual identity for each unit at the lowest habitable level facing a courtyard; • incorporation of architectural design details and elements which provide visual ' character and interest, avoiding flat planar walls and "box-like' appearances; and Resolution 21014 Page 3 ' The project as proposed incorporates all of the above general plan policy statements into the site design. Therefore it is concluded that the relief to certain code standards will not be in conflict with the overall intent of the General Plan. • The site is physically suitable for the type and density of development contemplated by the proposed subdivision. The site is proposed for a 7-unit cluster residential project consisting of two buildings on .79 acres of land. Per Zoning Code the maximum allowable density for the site for the R2 Zone designation would be 12 units. The proposed 7 units will be under both Zoning Ordinance and General Plan allowable density levels. The applicant proposes a medium density residential development that will be compatible with the surrounding neighborhood. a. The design of the proposed subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. The project is categorically exempt from CEQA review as an in-fill development. The design of the proposed subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. b. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the subdivision and proposed improvements must follow the conditions of approval including, but not limited to, the application of the Uniform Building Code Seismic Safety Standards, and the City of Palm Springs Fugitive Dust Control Ordinance in order to ensure public health and safety. C. 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 review process has not ascertained any easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. Section 4: Pursuant to Zoning Ordinance Section 9402.00, the City Council finds that: a. The use applied for at the location set forth in the application is properly one for which a Planned Development District is authorized by the City's zoning ordinance. Pursuant to the Zoning Ordinance for the underlying R-2 zones, a cluster residential development is a permitted use. b. The said use is necessary or desirable for the development of the community, and is in ' harmony with the various elements or objectives of the General Plan, and is not detrimental to the existing or future uses specifically permitted in the zone in which the proposed use is to be located. Resolution 21014 Page 4 ' The proposed project consists of the subdivision and tentative tract map of .79 acres to provide for the construction of a 7-unit cluster residential complex. The project will include a central recreational area of pool and turfed passive recreation area. Each unit incorporates it's own entry courtyard with spa, dining and barbeque areas. The project is gated for pedestrian access. Vehicular access is limited to two bay parking drives, one adjacent to Via Olivera Road and one adjacent to Zanjero Road. C. The site for the intended use is adequate in size and shape to accommodate said use, including yards, setbacks, walls or fences, landscaping and other features required in order to adjust said use to those existing or permitted future uses of land in the neighborhood. The project site is .79 acres and is of adequate size to accommodate said use. Pursuant to the development standards for the R-2, limited multi-family residential, the proposed project presents a more creative approach in the development of land and creates a harmonious in-fill development in a single and multiple family neighborhood. Density standards for numbers of dwelling units proposed is below those permitted by the zoning designation. This Planned Development District intends to maintain good zoning practices while including certain desirable departures from the strict provisions of the R-2 zoning classification. Therefore, it is determined that the site for the intended use is adequate in size and shape to accommodate said use. ' d. The site for the proposed use relates to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use. The proposed project will contribute to improvement of the existing street system that will serve the site, and with said improvements, the public street system will be adequate to carry the type and quantity of traffic to be generated by the proposed use. e. The conditions to be imposed are deemed necessary to protect the public health, safety and general welfare, of the existing neighborhood in which this project is situated. The conditions imposed are necessary to bring the project into compliance with applicable zoning, building, and other regulations to protect the public health, safety, and general welfare of the existing neighborhood in which this project is located. 1 Resolution 21014 ' Page 5 NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council approves PD - 296 and TTM 31230, subject to those conditions set forth in the attached Exhibit A, which are to be satisfied prior to the issuance of a Certificate of Occupancy unless otherwise specified. ADOPTED this 21" day of July, 2004. AYES: Members Foat, McCulloch, Mills, Pougnet and Mayor Oden NOES: None ABSENT: None ABSTAIN: None ATTEST: CITY OF PALM SPRINGS, CALIFORNIA City Clerk City Manager Reviewed and Approved as to Form: Resolution 21014 Page 6 EXHIBIT A CASE 5.0999 - PD-296 ' PRELIMINARY PLANNED DEVELOPMENT DISTRICT (PD #296) TENTATIVE TRACT MAP 31230 NORTHWEST CORNER OF VIA OLIVERA AND ZANJERO ROADS DESERT BUILDERS, INC. CONDITIONS OF APPROVAL July 21, 2004 Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning, the Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. PLANNING Administrative: la. The proposed development of the premises shall conform to all applicable ' regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and resolutions which supplement the zoning district regulations. 1 b. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case 5.0999, PD-296 and TTM 31230. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. 2. That the property owner(s) and successors and assignees in interest shall maintain ' and repair the improvements including and without limitation sidewalks, bikeways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend Resolution 21014 Page 7 onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. 3. The applicant prior to issuance of building permits for the 7 unit project shall submit a draft declaration of covenants, conditions and restrictions ("CC&R's") to the Director of Planning and Building for approval in a form to be approved by the City Attorney, to be recorded prior to certificate of occupancy. The CC&R's shall be enforceable by the City, shall not be amended without City approval, shall require maintenance of all property in a good condition and in accordance with all ordinances. The applicant shall submit to the City of Palm Springs, a deposit in the amount of $2000, for the review of the CC&R's by the City Attorney. A $570 filing fee, or the fee in effect at the time of submission, shall also be paid to the City Planning Department for administrative review purposes. 4. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government Code Section 66477 (Quimby Act), all residential development shall be required to contribute to mitigate park and recreation impacts such that, prior to issuance of residential building permits, a parkland fee or dedication shall be made. Accordingly, all residential development shall be subject to parkland dedication ' requirements and/or park improvement gees. The parkland mitigation amount shall be based upon the cost to acquire and fully improve parkland. 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 ''Y4% for residential projects with the first $100,000 of total building permit valuation for individual single-family units exempt. Should the public art be based on the project site, said location shall be reviewed and approved by the Director of Planning and Zoning and the Public Arts Commission, and the property owner shall enter into a recorded agreement to maintain the art work and protect the public rights of access and viewing. 5b. The Project will bring a significant number of additional residents to the community. The City's existing public safety and recreation services, including police protection, criminal justice, fire protection and suppression, ambulance, paramedic, and other safety services and recreation, library, cultural services are near capacity. Accordingly, the City may determine to form a Community Services District under the authority of Government C. Section 53311 et esq, or other appropriate statutory or municipal authority. Developer agrees to support the formation of such assessment district and shall waive any right to protest, provided that the amount of such assessment shall be established through appropriate study and shall not exceed $500 annually with a consumer price index escalator. The district shall be formed prior to sale of any lots or a covenant agreement shall Resolution 21014 Page 8 be recorded against each parcel, permitting incorporation of the parcel in the district. , 5c. As part of the Final Planned Development District process, the applicant shall submit revised building colors and shall submit a revised plan that shows additional solar control. Cultural Resources: 6, A Cultural Resources Monitor, designated by the Agua Caliente Cultural Resource Office, shall be present during all ground-disturbing activities including clearing and grubbing, excavation, burial of utilities, planting of rooted plants, etc. Contact the Agua Caliente Band of Cahuilla Indians Cultural Office for additional information on the use and availability of Cultural Resource Monitors. 7. Should buried deposits be encountered, the Cultural Resources Monitor shall contact the Director of Planning and Zoning and after the consultation the Director shall have the authority to halt destructive construction and shall notify a Qualified Archaeologist to investigate and, if necessary, the Qualified Archaeologist shall prepare a treatment plan for submission to the State Historic Preservation Officer and Aguat Caliente Cultural Resource Coordinator for approval. 8. Two copies of any cultural resource documentation generated in connection with this project, including reports of investigations, record search results and site ' records/updates shall be forwarded to the Tribal Planning, Building and Engineering Department and one copy to the City Planning and Zoning Department prior to final inspection. Architecture and Landscaping: 9. Separate architectural approval and permits shall be required for any signage. 10. The project is subject to the City of Palm Springs Water Efficient Landscape Ordinance. The applicant shall submit an application for Final Landscape Document Package to the Director of Planning and Zoning for review and approval prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements. 11. 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. 12. No exterior down spouts shall be permitted on any fagade on the proposed building(s) that are visible from adjacent streets or residential land commercial areas. 13. The design, height, texture and color of fences and walls shall be submitted for ' review and approval prior to issuance of building permits. 14. The street address numbering/lettering shall not exceed eight inches in height. Resolution 21014 Page 9 ' 15. Details of pool fencing (materials and color) and equipment area shall be submitted with final landscape plan. 16. All common areas are required to be accessible including path of travel to the swimming pool. 17. One bathroom per unit is required to be accessible on the ground floor. 18. All landscaping shall be completed before the issuance of a certificate of occupancy. 19. Shading requirements for parking lot areas as set forth in Section 93.06.00 of the Zoning Ordinance shall be met. Details to be provided with final landscape plan. 20. Balcony railings shall be painted steel. 21. The reglet shall be 3/4 " in width. 22. Consistency of paving material shall be used throughout the project. 23. The bay parking driveways shall be sandwashed concrete with long single-score design (not on 45 degree angles). 24. Queen palm species shall be replaced with a combination of Washingtonia filifera and Washingtonia robusta. 25. Minimum yard setbacks for the project shall be required as follows: Front: 25' Rear: 25' 10" Side Front: 20' Side abutting residential: 25' 10" 26. Height of units shall not exceed 24'. General: 27. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. CC&R's shall prohibit storage within and modification to outdoor balconies. 28. Prior to the issuance of a building permit, the applicant shall pay developer fees to the Palm Springs Unified School District pursuant to the requirements established in SB50. The amount of fees paid will be determined based on the established state formula for determining construction costs. 1 Resolution 21014 Page 10 General/Grading: ' 29. Prior to the 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. 30. The grading plan shall show the disposition of all cut and fill materials. Limits of site disturbance shall be shown and all disturbed areas shall be fully restored or landscaped. 31. Drainage swales shall be provided adjacent to all curbs and sidewalks — 3' wide and 6" deep. The irrigation system shall be tested prior to final approval of the project. Section 14,24.020 of the Municipal Code prohibits nuisance wafter from entering the public streets, roadways or gutters. General/Waste Disposal: 32. Screened trash enclosure areas shall be provided, per City code. Parking: 33. One parking space provided for visitors shall be converted to a disabled parking space that is van accessible. Handicapped accessibility shall be indicated on the site plan to include the location of handicapped parking spaces and the path of travel to the entry ways. The disabled space shall be designated as "van accessible" and served by an 8 foot walkway on the right side. 34. Standard parking spaces shall be 17 feet deep by 9 feet wide. 35. Handicapped spaces shall by appropriately marked per Section 93.06.00 ( C) (10). 36. Curbs shall be installed at a minimum of five (5) feet from face of walls, fences, buildings, or other structures. Specifically, a five (5) feet wide planter shall be located between the western property line and the driveway parking space. Areas that are not part of the maneuvering area shall have curbs placed at a minimum of two (2)feet from the face of walls, fences or buildings adjoining driveways. 37. Parking stalls shall be delineated with a 4 by 6 inch double stripe or equivalent design — hairpin or elongated "Ll" design. Individual wheel stops shall be prohibited; a continuous 6" barrier curb shall provide wheel stops. 38. All landscape planters between bay parking drives shall be nine feet in width. 39. Prior to the issuance of building permits, locations of all telephone and electrical boxes must be indicated on the building plans and must be completely screened and located in the interior of the building. Electrical transformers must be located toward the interior of the project maintaining a sufficient distance from the ' frontage(s) of the project. Said transformer(s) must be adequately and decoratively screened. Resolution 21014 Page 11 POLICE DEPARTMENT ' 40. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal Code. BUILDING DEPARTMENT 41. Prior to any construction on—site, all appropriate permits must be secured. FIRE 42. Locked gate(s) shall be equipped with KNOX key switch device or Key box. Contact the Fire Department at 323-8186 for a KNOX application form. (902.4 CFC) 43. A KNOX box shall be installed at every locked gate. Show location of boxes on plan elevation views. Show requirement in plan notes. 44. An approved, automatic Fire Sprinkler System is required. 45. Provide one 2-A:10-B:C portable fire extinguisher for every 75 feet of floor or grade travel distance for normal hazards. Show proposed extinguisher locations on the plans. (1002.1 CFC) Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet above floor level. Preferred location is in the path of exit travel ' near an exit door. 46, Approved numbers or addresses shall be provided for all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. (901.4.4 CFC) Show location of address on plan elevation view. Show requirement and dimensions of numbers in plan notes. Numbers shall be a minimum 4 inches, and of contrasting color to the background. 47. Construction site fencing with 20 foot wide access gates is required for all combustible construction over 5,000 square feet. Fencing shall remain intact until buildings are stuccoed or covered and secured with lockable doors and windows. (8.04.260 PSMC) 48. One fire hydrant must be available to this project. To be considered available, the closest hydrant must be within 250 feet of all points on the street fronting the project. (903.4.2 CFC) 49. The estimated fire flow for this project is 1500 gallons per minute. 50. Provide Residential Smoke Detectors. Detectors shall receive their primary power from the building wiring, and shall be equipped with a batter backup. (310.9.1.3 CBC In new construction, detectors shall be interconnected so that operation of any smoke detector causes the alarm in all smoke detectors within ' the swelling to sound. (2-2.2.1 NFPA 72) Provide a note on the plans showing this requirement. Resolution 21014 Page 12 ENGINEERING 51. The Engineering Department recommends that if this application is approved, ' such approval is subject to the following conditions being completed in compliance with City standards and ordinances: 52. Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS 53. Any improvements within the street right-of-way require a City of Palm Springs Encroachment Permit. 54. Submit street improvement plans for all proposed streets to the Engineering Division. The plans shall be prepared by a Registered Civil Engineer and approved by the City Engineer prior to issuance of any building permits. VIA OLIVERA 55. Dedicate a property line - corner cut-back at the northwest corner of Via Olivera and Zanjero Road in accordance with City of Palm Springs Standard Drawing No. 105. 56. Construct a 6 inch curb and gutter 20 feet north of the centerline along the entire ' frontage in accordance with City of Palm Springs Standard Drawing No. 200. 57. Construct a 25 feet radius curb return at the northwest corner of Via Olivera and Zanjero Road, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 58. Construct the west half of a 6 feet wide cross gutter and spandrel at the northwest corner of Via Olivera and Zanjero Road with a flow line parallel with and 20 feet north of the centerline of Via Olivera in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 59. Construct driveway approaches in accordance with City of Palm Springs Standard Drawing No. 201, The westerly driveway approach shall be constructed a minimum of 6 feet from the property line, in accordance with Section 93.06.00 C(15)c of the City of Palm Springs Zoning Ordinance. 60. Construct an 8 feet wide sidewalk along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 61. Construct a Type A curb ramp meeting current California State Accessibility standards at northwest corner of Via Olivera and Zanjero Road in accordance with City of Palm Springs Standard Drawing No. 212. 62. Remove existing asphalt concrete pavement, and construct a minimum section of , 2'% inch asphalt concrete pavement over 4 inch crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from Resolution 21014 Page 13 ' edge of proposed gutter to centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 315. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. ZANJERO ROAD 63, Construct a 6 inch curb and gutter 20 feet west of the centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 200. 64. Construct driveway approaches in accordance with City of Palm Springs Standard Drawing No. 201. The northerly driveway approach shall be constructed a minimum of 6 feet from the property line, in accordance with Section 93.06.00 C(15)c of the City of Palm Springs Zoning Ordinance. 65. Construct an 8 feet wide sidewalk along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 66. Construct a minimum section of 3 inch asphalt concrete pavement over 6 inch crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 315. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. SANITARY SEWER 67. Connect all sanitary facilities to the City sewer system. Laterals shall not be connected at sewer manholes. Existing sewer laterals located on the property shall be removed if unused, and new sewer laterals shall be installed in accordance with City of Palm Springs Standard Drawing No. 405. GRADING 68. Submit a 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 Resolution 21014 Page 14 attending a Fugitive Dust Control Class and information on the Coachella Valley Fugitive Dust Control Handbook and related "PM10" Dust Control issues, please ' contact Elio Torrealba at AQMD at (909) 396-3752, or at etorrealba@AQMD.gov. A Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and approved by the Building Department prior to approval of the Grading plan. The Grading Plan shall be approved by the City Engineer prior to issuance of any grading or building permits. The first submittal of the Grading Plan shall include the following information: a copy of signed Conditions of Approval from Planning Department; a copy of the Tentative Tract Map stamped approved and signed by the Planning Department; a copy of a current Title Report; a copy of a Soils Report; and a copy of the associated Hydrology Study/Report. 69. 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. 70. 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. 71. Contact the Building Department to get information regarding the preparation of ' the PM-10 (dust control) plan. 72. 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: 760-776-208). DRAINAGE 73. All stormwater runoff passing through and falling onto the site shall be accepted and conveyed as required by the City Engineer. On-site retention basins or other facilities approved by the City Engineer will be required to contain the increased stormwater runoff generated by the development of the property. Provide a hydrology study to determine required stormwater runoff mitigation measures for the proposed development. Final retention basin sizing and other stormwater runoff mitigation measures shall be determined upon review and approval of the hydrology study by the City Engineer and may require redesign or changes to site configuration or layout consistent with the findings of the final hydrology ' study. Resolution 21014 Page 15 74. Required on-site retention basins shall be incorporated internally into the site plan. Exterior or parkway retention basins shall be allowed upon approval by the Director of Planning and Zoning, and shall comply with all requirements as to size, depth, and overall coverage of the exterior parkway landscaping areas. 75. 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 a building permit. GENERAL 76. 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. 77. All proposed utility lines shall be installed underground. 78. 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. 79. 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. 80. 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. 81. 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 82. A Final Map shall be prepared by a California registered Land Surveyor or qualified Civil Engineer and submitted to the Engineering Division for review and approval. A Title Report prepared for subdivision guarantee for the subject property, the traverse closures for the existing parcel and all lots created therefrom, and copies of record documents shall be submitted with the Final Map to the Engineering Division as part of the first review of the Final Map. The Final Map shall be approved by the City Council prior to issuance of building permits. TRAFFIC ' 83. Install a street name sign at the northwest corner of Via Olivera and Zanjero Road in accordance with City of Palm Springs Standard Drawing No. 620-625. Resolution 21014 Page 16 84. A 36 inch "STOP' sign and standard "STOP BAR" and "STOP LEGEND" shall be installed at the northwest corner of Via Olivera and Zanjero Road, to provide a , one-way stop control for traffic on Zanjero Road, in accordance with City of Palm Springs Standard Drawing No. 620-625. 85, 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. 86. This property is subject to the Transportation Uniform Mitigation Fee, which shall be paid prior to issuance of a building permit. r r Resolution 21014 Page 17 4 pPLM sp , Department of Planning and Zoningw N % Vicinity Map ��11`` C'q</FO RNNPx* S I RACQUET CLUB RD - ROCHELLE RD 0 z O z Proposed Site Q z - VIA OLIVERA N Z A O 'Av CITY OF PALM SPRINGS CASE NO.: 5.0999, PD — 296, TTM 31230 DESCRIPTION: Application by Desert Builders to construct 7 cluster residential units on .79 acres APPLICANT: Desert Builders located at the NW corner of Via Olivera and Zanjero Roads, Zone R2, Sec. 3.