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HomeMy WebLinkAbout21147 - RESOLUTIONS - 11/17/2004 i RESOLUTION NO, 21147 OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, RECOMMENDING APPROVAL OF AN APPLICATION BY LENNAR COMMUNITIES FOR TENTATIVE TRACT MAP 32233 FOR THE SUBDIVISION OF A 372.52 GROSS ACRE SITE INTO 550 LOTS FOR RESIDENTIAL DEVELOPMENT; TWO (2) LOTS FOR A GOLF COURSE AND MAINTENANCE FACILITY AND LETTERED LOTS FOR PRIVATE STREETS, RETENTION, DRAINAGE, LANDSCAPING AND AMENITIES; LOTS "AA" THROUGH "DD" FOR DESERT WATER AGENCY WELL SITES; AND LOT "EE" FOR A VERIZON SUBSTATION, LOCATED AT THE SOUTHEAST CORNER OF VISTA CHINO AND GENE AUTRY TRAIL (HIGHWAY 111), ON ASSESSORS PARCEL NUMBERS: 677- 220-007, W-M-1-P, W-0-5, W ZONES, SECTIONS 7 AND 18. WHEREAS, Lennar Communities (the "Applicant") has filed an application for Tentative Tract Map 32233 subdividing a 372.52 gross acre site into 550 lots for residential development; two lots for a golf course development and maintenance facility; and lettered lots for private streets, easements, retention, drainage, landscaping and amenities, a Verizon Substation; Desert Water ' Agency well sites; located at the southeast corner of Vista Chino and Gene Autry Trail (Hwy 111), W-M-1-P, W-0-5, W Zone, Sections 7 AND 18. WHEREAS, Pursuant to CEQA, this project has been determined to be consistent with the previously approved Mitigated Negative Declaration for the project; and WHEREAS, in 1994 the City Council certified the Palm Springs Classic Planned Development District Final Environmental Impact Report, adopted a Statement of Fact and Findings and a Statement of Overriding Considerations and no further environmental review is necessary; and WHEREAS, said Tentative Tract Map was submitted to appropriate City Departments and 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 Tentative Tract Map 32233 was issued in accordance with applicable law; and WHEREAS, on October 13, 2004, a public hearing on Tentative Tract Map 32233 was held by the Planning Commission in accordance with applicable law; and WHEREAS, Lennar Communities (the Applicant)filed an application for Tentative Tract Map 32233 subdividing a 372.52 gross acre site into: Lots 1 through 550 lots for residential development; Lots 551 and 553 for golf course development; Lot 552 for a golf course maintenance facility; Lots "A" through "Z", "AA" through "ZZ" and "AB" through "AF" for private ' streets; Lots "A" through "X" for easements, retention, drainage, landscaping and amenities and Lot "EE" for a Verizon Substation a; Lots "AA" through "DID" for Desert Water Agency well sites; located at the southeast corner of Vista Chino and Gene Autry Trail (HIGHWAY 111), W-M-1-P, W-0-5, W ZONES, SECTIONS 7 AND 18. WHEREAS, the Planning Commission carefully reviewed and considered all of the evidence presented in connection with the hearing on the Tentative Tract Map, including but not limited to the staff report, and all written and oral testimony presented; and WHEREAS, the Planning Commission voted to recommend that the; City Council approve said project; and WHEREAS, notice of a public hearing of the City Council of the City of Palm Springs to consider Tentative Tract Map 32233 was issued in accordance with applicable law; and WHEREAS, on November 17, 2004, a public hearing on Tentative Tract Map 32233 was held by the City Council in accordance with applicable law; and WHEREAS, the City Council carefully reviewed and considered all of the evidence presented in connection with the hearing on the Tentative Tract Map, including but not limited to the staff report, and all written and oral testimony presented; and THE CITY COUNCIL HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to CEQA, the City Council finds that this project has been determined to be consistent with the previously approved Mitigated Negative Declaration for the project and the previously certified the Palm Springs Classic Planned Development District Final Environmental Impact Report and a Statement of Overriding Considerations, and no further environmental review is necessary; and Section 2: Pursuant to Government Code Section 66473.5 the City Council finds that the proposed subdivision and the provision for its design and improvements are compatible with the objectives, policies, and general land uses and program provided in the City's General Plan and any applicable specific plan. a. The proposed Tentative Tract Map is consistent with applicable general and specific plans. A General Plan amendment was previously approved for the project site, including amendment of the text to specifically address the proposed use on the project site and the project is consistent with the General Plan goals, policies and objectives. b. The design and 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, policies, 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 32233 C. The site is physically suitable for the type and density of development contemplated by the proposed subdivision The project site has been subject to previous review and approval by the Design Review Committee, Planning Commission and City Council. On July 16, 2003 the City Council approved Case 5.0666-B-PD, for PD #231, for a mixed-use project composed of an 18- hole golf course, driving range (golf expansion area), 450 hotel and/or vacation ownership units, single family home, multi-family homes, (maximum of 1,450 units) office, retail uses, support facilities and a one acre fire-station site), Tentative Parcel 30928 and adoption of findings that allow the vacation of a portion of the San Joaquin right-of-way. As part of the resolution approving this project this finding was made, specifically it was found that the 460.7 acre project site was adequate for the proposed project and that design standards and conditions of approval adequately addressed issues such as bulk, mass, density, and buffers between residential and surrounding industrial uses and height and setback criteria that address proposed high-rise uses near the intersection of Vista Chino and Gene Autry Trail. d. The design of the proposed subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and unavoidably insure fish or wildlife or their habitat. All potential environmental impacts as a result of developing the subject property have been fully disclosed in the previous Environmental Assessment and previous Environmental Impact Report. The incorporation of the previously approved mitigation measures included in the mitigation monitoring program will ensure that any potentially significant impacts will be reduced to a level of insignificance. Therefore, the design of the proposed subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife in their habitat. e. The design of the subdivision or type of improvements is not likely to cause serious public heath problems. The design of the Tentative Tract Map will follow the conditions of approval of the associated Case 5.0666-B, 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 safely. f. The design of the subdivision or the type of improvements will not conflict with easement acquired by the public at large, for access through or use of, property within the proposed subdivision. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Palm Springs, California, after considering the evidence provided at the meeting does hereby approve of Tentative Tract Map 32233, subject to the conditions of approval as shown in Exhibit A. ADOPTED this 17th day of November, 2004. AYES: Members Foat, McCulloch, Mills, Pougnet and Mayor Oden NOES: None ' ABSENT: None ABSTENTIONS: None By: Acting City Clerk City Manager Reviewed and Approved as to Form: 1 Page 5 ' EXHIBIT A TENTATIVE TRACT MAP 32233 THE PALM SPRINGS CLASSIC, ESCENA 1000 GENE AUTRY TRAIL NORTH APN 677-220-007 ET. SEQ., SECTION 7, 18. CONDITIONS OF APPROVAL APPROVED: NOVEMBER 17, 2004 EXPIRES: NOVEMBER 16, 2006 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: Project Specific Conditions: 1. 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; therefore a fee of$1,314.00 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. 2. The final development plans shall be submitted in accordance with Section 94.03.00 of the Zoning Ordinance. Final development plans shall include site plans, building elevations, floor plans, roof plans, landscape plans, irrigation plans, exterior lighting plans, sign program, mitigation monitoring program, site cross sections, property development standards and other such documents as required by the Planning Commission. Final development plans shall be submitted within two (2) years of the City Council approval of the preliminary planned development district. 3. ,The city reserves the right to review, or conditionally approve final PDD and Tentative Tract Maps. Additional conditions will be based upon the submittal and based upon the approved Planned Development application, design review and City codes and ordinances. 4. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning and Zoning prior to issuance of a building permit. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's ' Office prior to submittal. Page 1 5. Prior to issuance of a grading permits, Fringe Toed Lizard Mitigation fees shall be paid. 6. Prior to issuance of a building permit, the applicant must provide a standard avigation easement and non-suit covenant in a form prescribed and approved by the City Attorney, with reference to present and future owners of all lots and all parcels for all land uses. 7. The applicant 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 submittal of a final map and approval prior to building permits. The CC&R's shall be enforceable by the; City, shall not be amended without City approval, shall require maintenance of all property in a good condition and in accordance with all ordinances. 8. The applicant shall submit to the City of Palm Springs, a deposit in the amount of $2,500.00, for the review of the CC&R's by the City Attorney. 9. The CC&R's shall have a disclosure statement regarding the location of the project relative to roadways, airport noise and adjoining M-1-P zoned developed and vacant properties. ' Said disclosure shall inform perspective buyers about traffic, airport noise, future industrial development and other activities which may occur in this area. This is an addition to the standard avigation and easement and nonsuit covenant. 10. 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 and Zoning prior to the issuance of building permits for each phase or development area. Manufacturer's cut sheets of all exterior lighting on the building, in the landscaping, and in the parking lot 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. A photometric study shall be required for all parking areas, driveways and entries. 11. 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 Peeing 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. 12. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government Code ' Section 66477 (Quimby Act), all residential development shall be required to contribute to mitigate park and recreation impacts such that, prior to issuance of residential building permits, a parkland fee or dedication shall be made. Accordingly, all residential development shall be subject to parkland dedication requirements and/or park improvement fees. The parkland mitigation amount shall be based upon the cost to acquire and fully improve parkland. 13. 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 and cultural services are near capacity. Accordingly, the City may determine to form a Community Services District under authority of Ord. C. Section 53311 et seq, or other appropriate statutory or municipal authority. Developer agrees to support the formation of such assessment district and shall waive any right of 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 be recorded against each parcel. 14. Prior to any ground disturbing activity, including clearing and grubbing, installation of utilities, and/or any construction related excavation, an Archaeologist qualified according to the Secretary of the Interior's Standards and Guidelines, shall be employed to survey the area for the presence of cultural resources identifiable on the ground surface. 15. A Native American Monitor shall be present during all ground-disturbing activities and that, should buried deposits be encountered, that the Monitor have the authority to halt destructive construction and that the Monitor notify a Qualified Archaeologist to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Cultural Resource Coordinator for approval. 16. One copy 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. 17. The developer shall construct off-site sidewalk improvements on the south side of Vista Chino between Via Roberto Miguel and Gene Autry Trail. The sidewalk shall be constructed at a time when the Planning Commission determines it is appropriate, based upon residential demand. Factors to be considered are to include number of dwelling units proposed for development and proximity of said units to the intersection of Vista Chino and Gene Autry Trail. 18. Construct Bus Shelters consistent with the Sunline Transit Agency that are custom designed in keeping with the character of the project. The custom bus shelters shall not ' have any advertising and shall be maintained by the project unless a separate maintenance agreement with the developer and Sunline Transit Agency is entered into for Sunline Transit Agency to provide maintenance. 19. Construct equestrian trail and bikeway along the Whitewater Wash as identified in the General Plan. The final alignment shall be coordinated with CVWD, RCFCWCD, and the City as part of the Final Planned Development District. 20. As a part of the Final Development District, a Wildlife Management Plan will be submitted for approval to the Airport Authority and the Director of Planning and Zoning. 21. Applicant shall provide a revised project description and design standards within thirty (30) days of City Council approval 22. All existing and proposed overhead utility lines that are less than 35 kV on/or adjacent to this project shall be undergrounded. The location and size of the existing overhead facilities shall be provided to the Engineering Department along with written confirmation from the involved utility companies that the required deposit to underground the facilities has been paid prior to issuance of a grading permit. All undergrounding of utilities shall be completed prior to issuance of certificate of occupancy. ' 23. All residential development shall be subject to parkland dedication requirements and/or park improvement fees. The dedication, payment of fees or combination thereof shall be required prior to issuance of building permits. Parkland mitigation amounts shall be based upon the costs to acquire and fully improve parkland and shall be adopted by ordinance or resolution. 24. The Mitigation Monitoring Program from Case No 5.0666-13, The Palm Springs Classic, shall be incorporated into these Conditions of Approval by Reference. General Conditions: 25. 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, except as specifically modified in this approval. 26. 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 5.0666 - B- PD-231. 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 judgement or failure to appeal, shall not cause a waiver of the indemnification rights herein. 27. That the property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation sidewalks, bikeways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. 28. 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. 29. 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. 30. Drainage swales shall be provided adjacent to all curbs and sidewalks - 3' wide and 6" deep. The irrigation system shall be field tested prior to final approval of the project. Section 14.24.020 of the Municipal Code prohibits nuisance water from entering the public streets, roadways or gutters. 31. 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. POLICE DEPARTMENT: 32. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal Code. WASTE DISPOSAL SERVICES: 33. The location of the trash enclosure is acceptable subject to approved construction details approved by the Director of Building and Safety consistent with approved City details. ' BUILDING DEPARTMENT: 34. Prior to any construction on-site, all appropriate permits must be secured. FIRE: 35. Fire Department Access: A secondary Fire Department access road shall be provided and maintained in the Southern portion of TTM 32558 on the Cathedral City side. 36. Turn-Around Requirements: Dead-end fire apparatus access roads in excess of 150 feet 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 feet from centerline. (902.2.2.4 CFC). On the existing plan these need to be addressed at Lot 6 on TTM 32557, on Street K, which is shown on Sheet 1 of TTM 32233. Also on Streets W and Y which are shown on Sheet 2 of the same TTM. On Sheet 3, Street HH is also excessive in length. 37. Turning Radius: Inside turning radii for roundabouts needs to be a minimum of 30 feet. Any medians or islands need to be size accordingly. The turning radius for Lot 414 on Sheet 3 appears to be undersized. Please show dimensions upon re-submittal. 38. Water Systems and Hydrants: Underground water mains and fire hydrants shall be ' installed, completed, tested and in service prior to the time when combustible materials are delivered to the construction site. (903 CFC). Prior to final approval of the installation, contractor shall submit a completed Contractor's Material and Test Certificate to the Fire Department. (9-2.1 NFPA 24) 39. Residential fire hydrants: Residential fire hydrants shall be installed in accordance with DWA specifications and standards. No landscape planting, walls, or fencing are permitted within 3 feet of fire hydrants, except groundcover plantings. 40. Site Plan: Provide the fire department with two copies of an approved site plan. Approved locations for fire hydrants will be marked on this site plan, with one copy being returned to the applicant. The second copy will be retained by the fire department. 41. Access During Construction: Access for fire fighting equipment shall be provided to the immediate job site at the start of construction and maintained until all construction is complete. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13'6". Fire department access roads shall have an all weather driving surface and support a minimum weight of 73,000 lbs. (Sec. 902 CFC) ENGINEERING: STREETS 1. Any improvements within the public right-of-way require a City of Palm Springs Encroachment ' i Permit. 2. Developer shall obtain State permits and approval of plans for all work done on State Highway 111 (Gene Autry Trail). A copy of Caltrans requirements shall be submitted to the City Engineer prior to the issuance of any grading or building permits. 3. Submit street improvement plans prepared by a Registered Civil Engineer to the Engineering Division. The plan(s) shall be approved by the City Engineer prior to issuance of any grading or building permits. STATE HIGHWAY 111 (GENE AUTRY TRAIL) 4. Dedicate additional right-of-way to provide the ultimate half street width of 55 feet along the entire frontage, together with a property line - corner cut-back at the southeast corner of Gene Autry Trail and Vista Chino in accordance with City of Palm Springs Standard Drawing No. 105, unless otherwise already dedicated by Parcel Map 30928. 5. Dedicate additional right-of-way with a right-of-way line concentric with the back of sidewalk adjacent to the proposed bus turn-out, unless otherwise already dedicated by Parcel Map 30928. 6. Dedicate an easement for sidewalk and bicycle path purposes along the entire frontage for the portions of the bicycle path that leave the public right-of-way, unless otherwise already dedicated by Parcel Map 30928. 7. Abutters rights of access to Gene Autry Trail shall be dedicated to the City of Palm Springs except at specifically approved locations. 8. Remove the existing curb and gutter as necessary to construct a 180 feet long by 12 feet wide bus turn-out, with adjacent 12 feet wide, colored concrete sidewalk,,at the northeast corner of Gene Autry Trail and Classic Drive in a location to be agreed upon by the City and Sunline Transit Agency. Construction of a bus stop shelter shall be required, with a design compatible to project architecture as approved by Sunline Transit Agency and the Director of Planning Services. Bus stop furniture and other accessories, as required by Sunline Transit Agency, shall be provided by the developer. This condition shall be null and void if completed by others prior to approval of a final map within Tentative Tract Map 32233. 9. Construct a 12 feet wide Class I meandering bicycle path (Caltrans Design Manual, Chapter 1000 - Bikeway Planning and Design) along the entire frontage. The bicycle path shall be constructed of colored Portland cement concrete. The admixture shall be Desert Sand, Palm Springs Tan, or approved equal color by the Engineering Division. This condition shall be null and void if completed by others prior to approval of a final map within Tentative Tract Map 32233. 10. Modify the existing left-turn lane to provide a 150 feet long southbound left-turn storage lane at Gene Autry Trail and Chia Road, or as may be modified by the Traffic Report and approved by i the City Engineer. Existing median improvements, including landscaping, lighting and irrigation, shall be modified to the satisfaction of the City Engineer. This condition shall be null and void if completed by others prior,to approval of a final map within Tentative Tract Map 32233. 11. Modify the existing left-turn lane to provide a 400 feet long southbound left-turn storage lane at Gene Autry Trail and Tachevah Drive, or as may be modified by the Traffic Report and approved by the City Engineer. Existing median improvements, including landscaping, lighting and irrigation, shall be modified to the satisfaction of the City Engineer. This condition shall be null and void if completed by others prior to approval of a final map within Tentative Tract Map 32233. 12. Coordinate the location of the intersection of Gene Autry Trail and Classic Drive with the City Engineer and the Executive Director of the Airport. Upon approval of the intersection location, relocate the existing northbound left-turn lane location as required to access the airport commercial properties, and provide a 375 feet long southbound left-turn storage lane at Gene Autry Trail and Classic Drive, or as may be modified by the Traffic; Report and approved by the City Engineer. Existing intersection improvements, median improvements, including landscaping, lighting and irrigation, shall be removed, reconstructed or modified to the satisfaction of the City Engineer. Modification and reconstruction of the existing parking lot and driveways at the airport necessary to facilitate the relocated intersection shall be completed to ' the satisfaction of the City Engineer and the Executive Director of the Airport. This condition shall be null and void if completed by others prior to approval of a final map within Tentative Tract Map 32233. VISTA CHINO 13. Dedicate an easement for sidewalk and bicycle path purposes along the entire frontage for the portions of the bicycle path that leave the public right-of-way, unless otherwise already dedicated by Parcel Map 30928. 14. Dedicate additional right-of-way with a right-of-way line concentric with the back of sidewalk adjacent to the proposed bus turn-out, unless otherwise already dedicated by Parcel Map 30928. 15. Abutters rights of access to Vista Chino shall be dedicated to the City of Palm Springs except at specifically approved locations. 16. Remove the existing curb and gutter as necessary to construct a 180 feet long by 12 feet wide bus turn-out, with adjacent 12 feet wide, colored concrete sidewalk, at the southeast corner of Vista Chino and Gene Autry Trail in a location to be agreed upon by the City and Sunline Transit Agency. Construction of a bus stop shelter shall be required, with a design compatible to project architecture as approved by Sunline Transit Agency and the Director of Planning Services. Bus stop furniture and other accessories shall be furnished, as required by Sunline Transit Agency. This condition shall be null and void if completed by others prior to approval of a final map within ' Tentative Tract Map 32233. 17. Construct a 12 feet wide Class I meandering bicycle path (Caltrans Design Manual, Chapter 1000 - Bikeway Planning and Design) along the entire frontage. The bicycle path shall be constructed of colored Portland cement concrete. The admixture shall be Desert Sand, Palm Springs Tan, or approved equal color by the Engineering Division. This condition shall be null and void if completed by others prior to approval of a final map within Tentative Tract Map 32233. 18. Construct a 14-feet wide landscaped, raised median island as specified by the City Engineer from Gene Autry Trail to the easterly property line (approximate with the existing Whitewater Channel levee). Provide a 225 feet long westbound left-turn storage lane at Vista Chino and Gene Autry Trail. Easterly of the Whitewater Channel levee, provide a striped median with a minimum 150 feet long westbound left-turn lane at Vista Chino and North Drive. Left-turn pocket storage lengths and transitions shall be designed in accordance with the current Caltrans Highway Design Manual. Additional paving and street widening along the north side of Vista Chino shall be provided as necessary to construct the required median improvements. This condition shall be null and void if completed by others prior to approval of a final map within Tentative Tract Map 32233. SAN JOAQUIN DRIVE 19. Dedicate additional right-of-way at the northerly end of San Joaquin Drive to provide an off-set cul-de-sac or turn-around acceptable to the Fire Marshall and City Engineer. The cul-de-sac shall have a minimum curb radius of 58 feet, as required by the City of Cathedral City. This condition shall be null and void if completed by others prior to approval of a final map within Tentative Tract Map 32233. 20. Construct a 6 inch curb and gutter, 18 feet west of centerline along the entire frontage and throughout the off-set cul-de-sac or turn-around, as approved by the Fire Marshall and City Engineer, in accordance with City of Palm Springs Standard Drawing No. 200. This condition shall be null and void if completed by others prior to approval of a final map within Tentative Tract Map 32233. 21. Construct a 20 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 201 within the cul-de-sac at the northerly end of San Joaquin Drive for service and emergency vehicle access into the development as required by the City Engineer and/or Fire Marshall. 22. Construct a 6 inch thick concrete driveway from the driveway approach within the cul-de-sac at the northerly end of San Joaquin Drive across Lot 552 as necessary to provide access from San Joaquin Drive to the on-site street system as required by the City Engineer and/or Fire Marshall. An alternative to concrete pavement may be approved, subject to review and approval by the Fire Marshall. 23. 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, from clean sawcut edge of pavement to edge of proposed gutter along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 300. 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. This condition shall be null and void if completed by others prior to approval of a final map within Tentative Tract Map 32233. ON-SITE STREETS 24. Dedicate an easement extending from back of curb to back of curb to the City of Palm Springs for public utility and sewer purposes, and for service and emergency vehicles and personnel ingress and egress, over the private streets. 25. Dedicate an easement, 20 feet wide, for service and emergency vehicles and personnel ingress and egress, over Lot 552 as necessary to provide access from San Joaquin Drive to the on-site street system. 26. Construct a wedge curb, acceptable to the City Engineer, 18 feet on both sides of centerline along the entire frontages, and throughout the cul-de-sacs. 27. Construct a wedge curb, acceptable to the City Engineer, 14 feet on both sides of centerline ' along the entire frontages of those on-site streets identified as Streets "00" (adjacent to Lots 292-294 [north end] and adjacent to Lots 305 and 306 [south end]), "PP" (adjacent to Lots 224 and 225 [north end] and adjacent to Lots 252 and 253 [south end]), "SS' (adjacent to Lots 211 and 212 [west end], and "W". Parking shall be restricted along one sides of these streets, as necessary to maintain a 20 feet wide clear access way. Regulatory Type R26 "No Parking" signs or red curb shall be installed on one side of these streets to prohibit on-street parking. 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. 28. All on-site cul-de-sacs shall be constructed in accordance with City of Palm Springs Standard Drawing No. 101. A minimum 43 feet inside radius shall be required for all on-site cul-de-sacs. 29. All on-site "knuckles" shall be constructed in accordance with City of Palm Springs Standard Drawing No. 104. 30. On-site streets without a cul-de-sac or other approved turn-around shall not extend a distance of 150 feet or more from the intersecting street. On-site streets with a length exceeding 150 feet shall provide a hammerhead turn-around or other access as approved by the Fire Marshall. 31. Construct a minimum pavement 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. 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 32. All sanitary facilities shall be connected to the public sewer system. New laterals shall not be connected at manholes. 33. Submit sewer improvement plans prepared by a Registered Civil Engineer to the Engineering Division. The plans shall be approved by the City Engineer prior to issuance of any grading or building permits. 34. Construct an 8 inch sewer main within Mission Drive and San Joaquin Drive as necessary to extend public sewer service to the development. 35. Construct an 8 inch sewer main within all on-site streets and connect to the existing public sewer system in Gene Autry Trail and/or San Joaquin Drive. All sewer mains constructed by the developer and to become part of the public sewer system shall be televised prior to acceptance of the sewer system for maintenance by the City. 131, Payment of applicable sewer assessment or sewer surcharge fees (if any) shall be paid prior to issuance of building permits. GRADING 37. Submit a Grading Plan prepared by a California registered Civil Engineer to the Engineering Division for review and approval. The Grading Plan shall be approved by the'City Engineer prior to.issuance of a grading permit. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading contractor and submitted to the Engineering Division 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 Engineering Division 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 eorrealba@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 Engineering Division prior to approval of the Grading plan. i The first submittal of the Grading Plan shall include the following information: a copy of a final approved conformed copy of Conditions of Approval; a copy of a final approved conformed copy of the Site Plan; a copy of current Title Report; a copy of Soils Report; and a copy of the associated Hydrology Study/Report. DRAINAGE 38. All stormwater runoff passing through and falling onto the site shall be accepted and conveyed through the property, consistent with an approved hydrology/hydraulic study. 39. Drainage easements shall be reserved on the Final Map where and as required to convey off- site stormwater runoff across the property, in accordance with an approved hydrology/hydraulic study. On-site drainage easements shall be privately maintained by a Homeowners Association. 40. The project is subject to flood control and drainage implementation fees and/or construction of drainage facilities in accordance with the approved Master Drainage Plan for the Palm Springs Area. Validated costs incurred for the design and construction of :storm drainage improvements adjacent to or within the project as shown in the Master Drainage Plan may be credited toward the drainage fee otherwise due. Coordination with Riverside County Flood Control & Water Conservation District (RCFC) shall be required to determine acceptable methods of providing ' storm drainage improvements consistent with the Master Drainage Plan. Credit for or deletion of required drainage implementation fees will require review and approval by RCFC of proposed storm drainage systems, detention and retention basins, and storm drain outlet systems into the Whitewater Channel. If required as a condition of credit for or deletion of storm drainage implementation fees, a cooperative agreement between the property owner(s), the City of Palm Springs and RCFC shall be made whereby storm drainage easements for Master Drainage Plan facilities are provided to RCFC within the project, and storm drainage improvements are designed and constructed to the satisfaction of the City Engineer and RCFC. MAP 41. 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 review of the Map. The Final Map shall be approved by the City Council prior to issuance of building permits. 42. In accordance with Section 66434 (g) of the Government Code, the westerly 15 feet of public right-of-way for San Joaquin Drive may be abandoned upon the filling of a Final Map identifying the abandonment of the right-of-way granted to the City of Palm Springs. Prior to approval of a Final Map, the developer shall coordinate with each public utility company and determine specific requirements as to the abandonment and/or relocation of existing underground utilities that may exist within the portion of the public right-of-way to be abandoned. Prior to approval of , a Final Map, the developer shall provide to the City Engineer a letter of approval regarding the proposed abandonment of the westerly 15 feet of San Joaquin Drive right-of-way from each public utility agency. 43. In accordance with Government Code Section 66493 (f), an application for reapportionment of the existing assessments related to Assessment District 155 levied against the properties shall be performed at the expense of the property owner, or the existing assessments shall be paid in full, prior to City Council approval of the Final Map. TRAFFIC 44. The total number of 1,450 single family and multi-family units, and 450 room resort hotel allowed within the development, as originally approved by Planned Development Unit (PD) 231, shall be decreased by the total number of additional residential units approved by the City of Cathedral City associated with Tentative Tract Maps 32557 and 32558 such that the overall total number of units, and the traffic generated therefrom, does not increase from the original total of units analyzed for the purposes of approval of PD 231. 45. The developer shall coordinate and prepare a traffic signal installation phasing plan. In accordance with developer proposed on-site phasing of residential construction, the installation of required traffic signals shall be phased as traffic signal warrants are met. Irregardles9 of a traffic signal installation phasing plan, any traffic signal shall be installed at any time and upon notice by the City Engineer that traffic conditions warrant installation, or the City's own analysis indicates warrants exist for its installation. The design of all required traffic signals shall be completed prior to approval of a final map. The developer is responsible for the installation of a traffic signal, subject to the approval of Caltrans and/or the City Engineer, as required, at the following locations: A. Gene Autry Trail and Chia Road B. Gene Autry Trail and Classic Drive C. Vista Chino and North Drive 46. In coordination with the design and installation of traffic signals along Gene Autry Trail, a traffic signal interconnect system, subject to the approval of Caltrans and/or the City Engineer, shall be provided on Gene Autry Trail from Vista Chino to Ramon Road. In conjunction with the design of required traffic signals, a traffic signal interconnect system shall be designed from Vista Chino to Ramon Road, as directed by the City Engineer and approved by Caltrans. Reimbursement for 65.86% of the cost of the design and installation of the traffic signal interconnect system may be made through a reimbursement agreement between the City, Caltrans (if required) and the applicant. 47. Based on the Traffic Impact Study prepared by Endo Engineering, dated March 2003, the following mitigation measures shall be addressed prior to issuance of a building permit on any of the proposed parcels: ' A. Pay the proportionate fair share contribution of $22,425 (14.95%) of a traffic signal at Gene Autry Trail and Via Escuela. B. Pay the proportionate fair share contribution of$18,140 (18.14%) of the cost to construct a northbound right-turn lane on Farrell Drive at Vista Chino. C. Pay the proportionate fair share contribution of 18.14% of the cost to construct a southbound left-turn lane on Farrell Drive at Vista Chino, An engineer's estimate of the cost to construct the required improvement shall be provided to the City Engineer for review and approval. D. Pay the proportionate fair share contribution of 4.9% of the cost to construct a southbound left-turn lane on Farrell Drive at Ramon Road. An engineer's estimate of the cost to construct the required improvement shall be provided to the City Engineer for review and approval. E. Pay the proportionate fair share contribution of 6.61% of the cost to construct a southbound through lane on Cathedral Canyon Drive at Ramon Road. The fair share contribution shall be held in trust for the City of Cathedral City until such time as the intersection improvements are constructed. An engineer's estimate of the cost to construct the required improvement shall be provided to the City Engineer for review and approval. 48. Submit traffic striping plans for improvements to Vista Chino prepared by a California registered Civil Engineer to the Engineering Division for review and approval. All required traffic striping improvements shall be completed in conjunction with required street improvements, to ' the satisfaction of the City Engineer. 49. 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. 50. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permits. Resolution 21147 age 19 ^OR FALM SAgc Department of Planning and Zoning , Vicinity Map S • �.1 C'FOIL VISTA CHINO L �ITI7-i1EE _ CHIARD _ Site . C �`Z z CITY OF PALM SPRINGS CASE NO.: TTM 32233 DESCRIPTION: AN APPLICATION BY LENNAR COMMUNITIES FOR A APPLICANT: LENNAR COMMUNITIES TENTATIVE TRACT MAP 32233 TO SUBDIVIDE 372.52 ACRES INTO 550 LOTS, LOCATED AT THE SOUTHEAST CORNER OF VISTA CHINO AND GENE AUTRY TRAIL, W-M-1-P, W-0-5, W ZONES, SECTIONS 7 AND 18.