HomeMy WebLinkAbout21225 - RESOLUTIONS - 3/16/2005 RESOLUTION NO. 21225
OF THE CITY COUNCIL OF THE CITY OF PALM
SPRINGS, CALIFORNIA, APPROVING TENTATIVE
TRACT MAP 28668 TO SUBDIVIDE 4.48 GROSS ACRES
OF LAND INTO SIX SINGLE FAMILY RESIDENTIAL
LOTS LOCATED WEST OF ROSE AVENUE AND NORTH
OF STEVENS ROAD, ZONE R-1-A, SECTION 10.
WHEREAS, on October 18, 2000, the City Council voted to adopt a mitigated negative
declaration and approve Tentative Tract Map 28668; and
WHEREAS, on July 31, 2002, the City Council voted to extend Tentative Tract Map
28668 for one year to October 18, 2003; and
WHEREAS, Tentative Tract Map 28668 expired on December 17, 2003; and
WHEREAS, Edith Armstrong Toor (the "applicant") submitted a new application for
Tentative Tract Map 28668 for the subdivision of 4.48 gross acres of land into six single-
family residential lots located west of Rose Avenue and north of Stevens Road, Zone R-
1-A, Section 10 (the "Project"); 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 a public hearing of the Planning Commission of the City of Palm
Springs to consider Tentative Tract Map 28668, was given in accordance with applicable
law; and
WHEREAS, on March 9, 2005, a public hearing on the application for TTM 28668 was
held by the Planning Commission in accordance with applicable law; and
WHEREAS, notice of a public hearing of the City Council of the City of Palm Springs to
consider Tentative Tract Map 28668, was given in accordance with applicable law; and
WHEREAS, on March 16, 2005, a public hearing on the application for TTM 28668 was
held by the City Council in accordance with applicable law; and
WHEREAS, pursuant to Government Code Section 66412.3, the City Council has
independently considered the effect of the proposed subdivision, Tentative Tract Map
28668, 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 subdivision represents
the balance of these respective needs in a manner which is most consistent with the
City's obligation to its police powers to protect the public health, safety, and welfare; and
' WHEREAS, the proposed project is considered a "project" pursuant to the terms of the
California Environmental Quality Act ("CEQA"); and
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Page 2
WHEREAS, pursuant to Section 15162 of CEQA, a subsequent mitigated negative
declaration has been prepared for this project in order to address the changed
circumstances of the project and new mitigation measures with respect to cultural
resources and biology; and
WHEREAS, the Subsequent mitigated negative declaration has been distributed for
public review and comment in accordance with Section 15072 of CEQA
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
staff report, all environmental data including the environmental assessment prepared for
the project and all written and oral testimony presented.
THE CITY COUNCIL HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to the California Environmental Quality Act (CEQA), a
subsequent Mitigated Negative Declaration has been prepared for this
project. A mitigated negative declaration (MIND) was adopted by the City
Council on October 18, 2000. However, information in the adopted MND
must be updated in order to reflect new circumstances under which the
project is being undertaken. Mitigation measures with respect to biological
resources and cultural resources have: been added or updated.
Therefore, pursuant to Section 15162 of CEQA, the preparation of a
subsequent mitigated negative declaration was necessary. The City
Council finds that the current environmental assessment for TTM 28668
adequately addresses the general environmental setting of the proposed
Project, its significant environmental impacts, and the mitigation
measures related to each significant environmental effect for the
proposed project. The City Council further finds that with the
incorporation of proposed mitigation measures, potentially significant
environmental impacts resulting from this project will be reduced to a level
of insignificance and therefore recommends adoption of a Mitigated
Negative Declaration for the project. The City Council has independently
reviewed and considered the information contained in the MND prior to its
review of this Project and the MND reflects the City Council's independent
judgement and analysis.
Section 2: Pursuant to Government Code Section 65567, the City Council finds that
the proposed subdivision and the provisions for its design and
improvements are compatible with the objectives, policies, and federal
land use provided in the City's local open space 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:
a. The proposed Tentative Map is consistent with applicable general and specific
plans. '
The proposed subdivision map is consistent with the density, goals, and policies
and objectives for low density residential development established within the
General Plan.
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' b. 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 28668.
C. The site is physically suitable for the type and density of development
contemplated by the proposed subdivision.
The subject property is currently vacant and located in a hillside area. The
development standards for R-1-A zone require a minimum lot size of 20,000
square feet (approximately 0.46 acres) with a minimum width of 130-140 feet and
minimum depth of 120 feet. The proposed subdivision is located on 4.48 gross
acres of land with lot sizes ranging from 0.567 acres to 0.9 acres. All lots meet
the minimum width and depth requirements of the R-1-A zone.
The subject property is designated L2 on the General Plan, which allows for low-
density residential development of 2 units/acre. The proposed subdivision has a
density of approximately 1.33 units/acre and is therefore, consistent with the L2
designation of the property. The proposed subdivision is also surrounded by
' single-family residential development of similar size and density to the north,
east, and south. Therefore, the site is physically suitable for the type and density
of development contemplated by the proposed subdivision.
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.
An environmental assessment has been prepared to analyze the potential impact
of the proposed subdivision and associated improvements and it was determined
that with the recommended mitigation measures incorporated by reference into
the Conditions of Approval, the subdivision will not cause substantial
environmental damage or substantially and unavoidably injure fish or wildlife or
their habitat.
e. The design of the subdivision or type of improvements is not likely to cause
serious public health problems.
The subdivision has been designed to minimize potential safety issues by
allowing for a vehicular access of appropriate width and grades, with passing and
turnaround capabilities for emergency vehicles, as well as an on-site retention
area capable of retaining excess runoff associated with the future development of
the subdivision. 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.
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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 project will not conflict with public easements or the existing traffic flow
adjacent to the property on all surrounding streets or access to utilities required
to serve the subdivision and the immediate area.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City
Council orders the filing of a Mitigated Negative Declaration and approves Tentative
Tract Map 28668, subject to those conditions set forth in the attached Exhibit A.
ADOPTED this 16rh day of March, 2005.
AYES: Members McCulloch, Mills, Pougnet and Mayor Oden
NOES: None
ABSENT: Member Foat
ABSTENTIONS: None
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
y Clerk City Manager ��
Reviewed and Approved as to Form:
Resolution 21225
Page 5
' EXHIBIT A
Tentative Tract Map 28668
West of Rose Avenue at Coronado Avenue
March 16, 2005
CONDITIONS OF APPROVAL
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 Tentative Tract Map 28668. 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.
3. That the property owner(s) and successors and assignees in interest shall maintain and
repair the improvements including and without limitation sidewalks, bikeways, parkways,
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.
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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; therefore a fee of$1,314.00 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.
6. 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. '
Environmental Assessment
7. The mitigation measures of the environmental assessment shall apply and incorporated
into these conditions by reference.
8. The developer shall reimburse the City for the City's costs incurred in monitoring the
developer's compliance with the conditions of approval and mitigation monitoring
program, including, but not limited to inspections and review of developers operations
and activities for compliance with all applicable dust .and noise operations, and cultural
resource mitigation. This condition of approval is supplemental and in addition to normal
building permit and public improvement permits that may be required pursuant to the
Palm Springs Municipal Code.
Public Safety CFD
9. 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 seq, 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
Resolution 21225
Page 7
' escalator. The district shall be formed prior to sale of any lots or a covenant agreement
shall be recorded against each parcel, permitting incorporation of the parcel in the district.
Final Design
10. Future development of the subdivision shall conform to the development standards of
the R-1-A zone, Section 92.01.00; Hillsides, Section 93.13.00; and Architectural Review,
Section 94.04.00 of the Zoning Ordinance.
11. Grading of individual lots and/or pads is not permitted in conjunction with this
subdivision. Grading associated with each individual lot within the subdivision and future
residences thereon are subject to the architectural review process specified in Section
94.04.00 of the Palm Springs Zoning Ordinance.
12. If possible, the ultimate street width and design of the private street serving the
subdivision shall be reduced to the satisfaction of the Fire Marshal, the City Engineer,
and the Director of Planning Services.
13. The developer of each single-family residence shall construct a six (6) foot high
decorative fence or wall around the north, west, and south project perimeter to create a
barrier between the project and undeveloped properties. In the event there is evidence
that bighorn sheep are entering the subject property the City may require each
horneowner to increase perimeter fence and/or wall height to eight (8) feet or more. The
fence or wall shall be increased in height within one year upon written notice by the
' Director of Planning Services.
GENERAL CONDITIONS/CODE REQUIREMENTS
14. 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.
15. 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.
POLICE DEPARTMENT
1. Developer shall comply with Article II of Chapter 8.04 of the Palm Springs Municipal
Code.
BUILDING DEPARTMENT
1. Prior to any construction on-site, all appropriate permits must be secured.
FIRE
1. Construction shall be in accordance with the current following codes. California Fire
' Code, California Building code, National Electrical Code, City of Palm Springs Ordinance
1570, Desert Water Agency requirements, NFPA 13D (Modified), Urban Wildland
Interface Code plus UL and CSFM listings and approvals.
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2, Fire Department Access: Fire Department Access Roads shall be provided and '
maintained in accordance with Sections 901 and 902 CFC. (902.1 CFC)
3. Minimum Access Road Dimensions: Provide a minimum 20 feet unobstructed width.
If parking on one side of the access road is desired, provide an additional 8 foot wide
parking lane with opposing curb marked red with appropriate signage for a total 28 foot
width. If parking on both sides of the access road is desired, provide.an 8 foot wide
parking lane on each side of the access road for a total 36 foot width. (902.2.2.1 CFC)
4. Road Design: Fire apparatus access roads shall be designed and constructed as all
weather capable and able to support a fire truck weighing 73,000 pounds GVW.
(902.2.2.2 CFC) The minimum inside turning radius is 30 feet, with an outside radius of
45 feet.
5. 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. (902.2.2.4 CFC) The City of Palm Springs has two approved turn around
provisions. One is a cul-de-sac with an outside turning radius of 43 feet from centerline.
The other is a hammerhead turnaround meeting the Palm Springs Public Works and
Engineering Department standard dated 9-4-02.
6. Access Gate Obstructions: Entrances to roads, trails or other access ways, which
have been closed with gates and barriers, shall be maintained clear at all times.
(902.2.4.1 CFC).
7. Premises Identification: 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.
8. Fencing Required: 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)
9. 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). Installation, testing, and inspection will
meet the requirements of NFPA 24 1995 edition. 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 1995 edition)
10. 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)
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Page 9
' 11. Fire Sprinklers Required: An automatic fire sprinkler system is required by local
ordinance. This includes any accessory buildings, regardless of size. Only a C-16
licensed fire sprinkler contractor shall perform system design and installation. System to
be designed and installed in accordance with NFPA standard 13D, 1999 edition, as
modified by local ordinance. The contractor should submit fire sprinkler plans as soon
as possible. No portion of the fire sprinkler system, including water meters and
underground water supply, may be installed prior to plan approval.
12. Further comments to follow upon a detailed submittal of plans.
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.
ROSE AVENUE (PRIVATE STREET)
2. Remove the existing curb and gutter and construct a new 33 feet wide driveway
approach for extension of the on-site private street to Rose Avenue, in accordance with
' City of Palm Springs Standard Drawing No. 210.
PRIVATE STREET (LOT "A")
3. Dedicate an easement for public utility purposes, with the right of ingress and egress of
service and emergency vehicles and personnel over the on-site private street. If the on-
site sewer system is publicly maintained, an easement for sewer purposes shall be
dedicated over the private street.
4. Dedicate an easement 36 feet wide for public utility purposes, with the right of ingress
and egress of service and emergency vehicles and personnel over Lot 8 of Tract Map
2369 recorded in Map Book 43, Page 93, identified by Assessor's Parcel Number 505-
044-016 as necessary to extend the on-site private street to Rose Avenue. The
dedication shall be recorded prior to approval of a final map. If the on-site sewer system
is publicly maintained, an easement for sewer purposes shall be dedicated over Lot 8 (if
necessary).
5. 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 construction permits.
6. Construct a 6 inch wedge curb and gutter located 16.5 feet from centerline on both sides
of street along the entire frontage, extending across the property identified by Assessor's
' Parcel Number 505-044-016 to Rose Avenue.
7. The on-site private cul-de-sac shall be constructed with a minimum curb radius of 43
feet., and in accordance with City of Palm Springs Standard Drawing No. 102. The
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Page 10
Tentative Tract Map shall be revised to reflect the minimum curb radius and a new '
property line radius behind the curb. As an alternative, a hammerhead turnaround
meeting the Palm Springs Public Works and Engineering Department standard dated 9-
4-02 may be used.
8. Construct a minimum pavement section of 2-1/2 inches decorative concrete or pavers
over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at
95% relative compaction, or equal, from edge of proposed gutter to edge of proposed
gutter along the entire frontage to the back of the driveway approach at the intersection
of Rose Avenue in accordance with City of Palm Springs Standard Drawing No. 110. If
an alternative pavement section is proposed, the proposed pavement section shall be
designed by a California registered Geotechnical Engineer using "R" values from the
project site and submitted to the City Engineer for approval.
SANITARY SEWER
9. All sanitary facilities shall be connected to the public sewer system. Sewer laterals shall
not be connected at manholes.
10. 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.
11. Construct an 8 inch sewer main within the on-site private street and connect to the
existing public sewer system. If the on-site sewer system is privately maintained, the ,
connection to the public sewer system shall be made using an 8 inch lateral connection
to the public sewer main, and not into an existing manhole or with a new manhole. If the
on-site sewer system is proposed to be publicly maintained, the connection to the public
sewer system shall be made with a new manhole.
12. The on-site private sewer system will require construction of an on-site private sewer lift
station and force main to provide service to the existing public sewer system in Rose
Avenue, unless acquisition of an easement for sanitary sewer purposes is acquired over
Lot 5 or Lot 6 of Tract Map 2369 recorded in Map Book 43, Page 93, identified by
Assessor's Parcel Number 505-044-013 or 505-044-014. If the on-site sewer system is
proposed to be publicly maintained, a minimum 20 feet wide sewer easement shall be
dedicated to the City of Palm Springs across either the northerly portion of Lot 5 or the
southerly portion of Lot 6. The applicant shall submit as draft sewer easement dedication
to be reviewed and approved by the City Engineer. The dedication shall be recorded,
prior to approval of sewer improvement plans or a final map.
13. All on-site sewer systems shall be privately maintained by a Home Owners Association
(HOA). Provisions for maintenance of the on-site sewer system acceptable to the City
Engineer shall be included in the Covenants, Conditions, and Restrictions (CC&R's)
required for this project, unless as provided for below in Condition #14.
14. If the on-site sewer system is constructed in a manner using standard gravity line sewer
mains and not requiring construction of an on-site sewer lift station and force main, the '
on-site sewer system may be publicly maintained by the City subject to the approval of
the City Engineer. Acceptance of the on-site sewer system for public maintenance shall
be subject to the following provisions:
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Page 11
' a. 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.
b. The off-site sewer easement over Lot 5 or Lot 6 of Tract Map 2369 recorded in
Map Book 43, Page 93, identified by Assessor's Parcel Number 505-044-013 or
505-044-014, shall have a minimum width of 20 feet, and shall be dedicated as
necessary to implement the on-site sanitary sewer system. The applicant shall
be required to obtain the off-site sewer easement with restrictions that the
easement be kept clear and free of any and all obstructions to allow for the
continued operation and maintenance of the sewer system within the easement.
Construction of permanent structures, patios, swimming pools and equipment,
concrete and patio decks, shall not be allowed. Planting of large trees or other
planting material with invasive or deep root structures shall be restricted.
Installation of boulders within the easement shall not be allowed. The off-site
sewer easement shall not be located within cut or fill slope conditions. No sewer
manholes shall be constructed within the off-site sewer easement.
C. Provisions for maintenance of the off-site public sewer easement, acceptable to
the City Engineer, shall be included in the Covenants, Conditions, and
Restrictions (CC&R's) required for this development. If the existing Rose Avenue
CC&R's are used for this development, the CC&R's shall be amended to address
the requirements related to the public sewer easement to be dedicated over Lot 5
' or Lot 6 of Tract Map 2369 recorded in Map Book 43, Page 93, identified by
Assessor's Parcel Number 505-044-013 or 505-044-014. Notice shall be clearly
included in the CC&R's defining the restrictions of development within the off-site
public sewer easement, advising the property owners of the City's right to enter
the property, clear and remove any and all obstructions within the off-site sewer
easement, and give the City right to charge all costs incurred in enforcing this
provision to the Homeowners Association. The CC&R's shall also advise the
property owners of the fact that the City is not required to replace in like kind any
landscaping or other improvements within the off-site sewer easement in the
event repair or replacement of the sewer system is required, and that the City
shall be limited to leaving the property in a rough graded condition following any
such repair or replacement.
GRADING
15. 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 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
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Page 12
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
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 Engineering Division prior to approval of the Grading plan.
The first submittal of the Grading Plan shall include the following information: a copy of
final approved conformed copy of Conditions of Approval; a copy of a final approved
conformed copy of the Tentative Tract Map; a copy of current Title Report; a copy of
Soils Report; and a copy of the associated Hydrology Study/Report.
16. Drainage swales shall be provided adjacent to all curbs to keep nuisance water from
entering the adjacent streets, roadways, or gutters.
17. 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 a Grading Plan.
18. In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c), the
developer shall post with the City a cash bond of two thousand dollars ($2,000.00) per ,
disturbed acre for mitigation measures for erosion/blowsand relating to this property and
development.
19. 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.
20. 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
21. All stormwater runoff passing through the site shall be accepted and conveyed across
the property in a manner acceptable to the City Engineer. For all stormwater runoff
falling on the site, on-site retention or other facilities approved by the City Engineer shall '
be required to contain the increased stormwater runoff generated by the development of
the property. Provide a hydrology study to determine the volume of increased
stormwater runoff due to development of the site, and to determine required stormwater
Resolution 21225
Page 13
' 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. No more than 40-50% of the street frontage parkway/setback areas should be
designed as retention basins. On-site open space, in conjunction with dry wells and
other subsurface solutions should be considered as alternatives to using landscaped
parkways for on-site retention.
22. As may be identified in the hydrology study to be prepared for this development, a
private drainage easement shall be reserved across the southerly portion of Lot 2 or the
northerly portion of Lot 3, as necessary to accept and convey stormwater runoff
generated off-site and to the west of the property. The easement shall be reserved for
the benefit of the applicant, and as necessary to accept and convey the runoff to the on-
site private street and to the on-site retention basin proposed for the development.
23. The proposed retention basin shown on the Tentative Tract Map shall have a secondary
overflow outlet into an off-site private drainage easement. The applicant shall be
responsible for obtaining an off-site easement for drainage purposes over Lot 5 or Lot 6
of Tract Map 2369 recorded in Map Book 43, Page 93, identified by Assessor's Parcel
Number 505-044-013 or 505-044-014. The private drainage easement may be
coincident with the off-site sewer easement, if acquired. The private off-site drainage
easement shall be recorded prior to approval of a grading plan or a final map.
24. In the event the off-site drainage easement is not acquired, the on-site retention basin
shall be increased in size as necessary to accommodate the entire 100-year stormwater
runoff(existing and proposed), as required by the City Engineer.
25. Provisions for maintenance of the on-site and off-site drainage easements, acceptable to
the City Engineer, shall be included in the Covenants, Conditions, and Restrictions
(CC&R's) required for this development. If the existing Rose Avenue CC&R's are used
for this development, the CC&R's shall be amended to address maintenance
requirements related to the off-site draiange easement to be dedicated over Lot 5 or Lot
6 of Tract Map 2369 recorded in Map Book 43, Page 93, identified by Assessor's Parcel
Number 505-044-013 or 505-044-014. The Homeowners Association shall be
responsible for maintaining all private drainage easements and the on-site retention
basin.
26. The project is subject to flood control and drainage implementation fees. The acreage
drainage fee at the present time is $9,212 per acre per Resolution No. 15189. Fees shall
be paid prior to issuance of a building permit.
GENERAL
27. 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.
' 28. All proposed utility lines shall be installed underground.
Resolution 21225
Page 14
29. All existing utilities shall be shown on the grading/street plans. The existing and ,
proposed service laterals shall be shown from the main line to the property line.
30. 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.
31. Contact Whitewater Mutual Water Company to determine impacts to any existing water
lines and other facilities that may be located within the property. Make appropriate
arrangements to protect in place or relocate any existing Whitewater Mutual Water
Company facilities that are impacted by the development. A letter of approval for
relocated or adjusted facilities from Whitewater Mutual Water Company shall be
submitted to the Engineering Division prior to issuance of a grading permit.
32. Nothing shall be constructed or planted in the corner cut-off area of any driveway which
does or will exceed the height required to maintain an appropriate sight distance per City
of Palm Springs Zoning Code 93.02.00 D.
MAP
33. 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.
34. Easements for flood control and drainage purposes shall be reserved across Lot B to be
used as a retention basin, limiting the use of the property for flood control and drainage
purposes in perpetuity, and restricting any and alll encroachments, construction or
improvements therein. Provisions for maintenance of the flood control retention basin
shall be included in Codes, Covenants and Restrictions (CC&R's) for this project, and
shall be provided to the City Engineer for review and approval prior to approval of the
final map.
35. Any off-site dedications or easements shall be acquired and recorded prior to approval
of a final map.
TRAFFIC
36. A 30 inch stop sign (and standard stop bar and legend) shall be installed in accordance
with City of Palm Springs Standard Drawing Nos. 620-625 at the southwest corner of the
intersection of the on-site private street and Rose Avenue, controlling egressing vehicles
from the development.
37. 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
Resolution 21225
Page 15
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.
38. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid
prior to issuance of building permit.
Resolution 21225
Page 16
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CITY OF PALM SPRINGS
CASE NO: TTM 28668 DESCRIPTION:
Application for subdivision of 4.48 gross acres of land into six
APPLICANT: Edith Armstrong Toor single-family residential lots located west of Rose Avenue at '
Coronado Avenue, Zone R-1-A, Section 10.