HomeMy WebLinkAbout21278 - RESOLUTIONS - 6/1/2005 RESOLUTION NO. 21278
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, ADOPTING THE
MITIGATED NEGATIVE DECLARATION AND MITIGATION
MONITORING PROGRAM, APPROVING CASE NO 5.1024-
PD-306, A PLANNED DEVELOPMENT DISTRICT AND
TENTATIVE TRACT MAP 32675, FOR A TWENTY-FIVE
(25) LOT SUBDIVISION AND THE CONSTRUCTION OF
TWENTY-FIVE (25) SINGLE-FAMILY RESIDENCES AND
ASSOCIATED ON AND OFF-SITE (IMPROVEMENTS ON
6.06 ACRES, AND FINDING THE VACATION OF THE
NORTHERLY 115' OF WHITEWATER CLUB DRIVE RIGHT
OF WAY CONSISTENT WITH THE GENERAL PLAN
CIRCULATION ELEMENT, LOCATED AT 2800
WHITEWATER CLUB DRIVE, WITHIN THE PALM
SPRINGS COUNTRY CLUB, R-G-A (8) ZONE, SECTION 1,
T4S, R4E, SBBM, APN 501190012.
WHEREAS, Contempo Homes, Inc (the "Applicant") filed an application on October 21,
2004 for Case 5.1024-PD-306 and Tentative Tract Map 32675 for a twenty five lot
subdivision and the construction of twenty five detached single-family residences and
associated on and off-site improvements on a 6.06-acre site (the "Project") pursuant to
Section 94.02.00 of the Zoning Ordinance and the Palm Springs Municipal Code
Section 9.60. The project is located at 2800 Whitewater Club Drive, within the Palm
Springs Country Club, R-G-A (8), Section 1; T4S, R4E, SBBM, APN # 501190012; and
WHEREAS, the application was deemed complete on March 7, 2005; and
WHEREAS, Pursuant to CEQA; the City has prepared an Initial Study and a Mitigated
Negative Declaration; and Mitigation measures addressing Air Quality, Cultural
Resources, Noise, Public Services, and Utility/Service Systems are contained in the
IS/MND. The period of review and comment for the IS/MND was from April 9, 2005 to
April 28, 2005; and
WHEREAS, said applications were submitted to appropriate City Departments for their
review; and
WHEREAS, said comments and requirements have been duly considered and are
reflected herein; and
WHEREAS; on December 20, 2004, the Design Review Committee reviewed the
proposed planned development district, including architecture and landscaping and
voted to recommend approval of said project; and
WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm
Springs to consider an application for Case No. 5.1024-PD-306 and TTM 32675 was
issued in accordance with applicable law; and
Kesowtion No. Z"IZf6
Page 2
WHEREAS, on May 11, 2005 a public hearing on this application was held by the '
Planning Commission in accordance with applicable law; and
WHEREAS, the Planning Commission carefully reviewed and considered all of the
evidence presented in connection with the project, including but not limited to the staff
report, all written and oral testimony presented; and
WHEREAS, on May 11, 2005, 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 an application for Case No. 5.1024-PD-306 and TTM 32675 was issued in
accordance with applicable law; and
WHEREAS, on June 1, 2005 a public hearing on this application was held by the City
Council in accordance with applicable law; and
WHEREAS, the City Council has carefully reviewed and considered all of the evidence
presented in connection with the project, including but not limited to the staff report, all
written and oral testimony presented. '
THE CITY COUNCIL HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to CEQA, the City Council finds that, 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 adopts a Mitigated Negative Declaration and Mitigation Monitoring
Program for the project.
Section 2: Pursuant to Section 94.03.00 of the Zoning Ordinance, the City Council
finds that with the incorporation of those conditions attached in Exhibit A:
1. The use applied for at the location set forth in the application is properly one for
which a Planned Development District is authorized by the City's Zoning
Ordinance.
Planned Development District 306 (PD-306) is being proposed
2. The use is necessary or desirable for the development of the community, is in
harmony with the various elements or objectives of the General Plan, and is not
detrimental to existing uses or to future uses specifically permitted in the zone in
which the proposed use is to be located. ,
The proposed project is consistent with the General Plan, The General Plan
designation for the site is M8 (Medium Density Residential maximum 8
Resolution No. 21278
Page 3
units/acre). The applicant is proposing 25 units on a 6.06-acre site and therefore
is within the density parameters of the General Plan.
3. The site is adequate in size and shape to accommodate said use, including
yards, setbacks, walls or fences, landscaping, and other features required in
order to adjust said use to those existing or permitted future uses of land in the
neighborhood.
All street, drainage, and utilities improvements are subject to the standards of the
General Plan and Conditions of Approval associated with TTM 32675.
4. That 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 utilize the existing street system that presently serves 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.
5. That the conditions to be imposed and shown on the approved site plan are
deemed necessary to protect the public health, safety, and general welfare and
may include minor modifications of the zone's property development standards.
All proposed conditions of approval are necessary to ensure public health and
safety including, but not limited to, the application of the Uniform Building Code
Seismic Safety Standards, Palm Springs Municipal Code, and the City of Palm
Springs Fugitive Dust Control Ordinance.
Section 3: Pursuant to Government Code Section 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.
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 M8 (Medium Density Residential maximum 8
units/acre). The applicant is proposing 25 units on a 6.06-acre site and therefore
is 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 Planning Commission finds
that the proposed subdivision and the provisions for its design and improvement
Resolution No. 21278
Page 4
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 32675.
3. The site is physically suitable for the type and density of development
contemplated by the proposed subdivision.
The site is proposed for 6, one-story single-family residences on 6.06 acres of
land. The proposed development is under the maximum allowable density of 8
units per acre, as permitted under the General Plan. The project site is
surrounded on four sides by previously developed golf course, single and multi-
family residential projects. The applicant proposes a residential development
that will be compatible with the surrounding country club development.
4. 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 Initial Study prepared for the project determined that the project is adjacent to
existing developments on all four sides. The site has been previously graded and
existing infrastructure, including roadways and utilities are available at the site. '
Through the implementation of the proposed mitigation measures any
environmental impacts regarding animal or plant life will be reduced to a level of
less than significant. There are no bodies of water on the subject property and
therefore no fish will be disturbed.
5. 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.
6. 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.
Whitewater Club Drive is designated as a local street on the City of Palm Springs
circulation plan. This street will be constructed as a private street providing
internal circulation for the project which will be privately maintained.
Section 4: Pursuant to Section 65402 of California Planning and Zoning Law, state '
law requires that a finding of conformity with the adopted General Plan be
made prior to vacation of the right of way. The City Council finds that the
Resolution No. 21278
Page 5
vacation of the northerly 115' of whitewater Club Drive right of way is
consistent with the General Plan Circulation Element.
NOW THEREFORE BE IT RESOLVED that the City Council of the City of Palm Springs,
California, after considering the entire record, including evidence provided at the
meeting, does hereby adopt the Mitigated Negative Declaration and Mitigation Monitoring
Program for the project, approve Case No. 5.1024-PD-306, TTM 32675 and find the right
of way vacation for Whitewater Club Drive consistent with the General Plan, subject to
the conditions of approval as shown in Exhibit A.
ADOPTED this 1 st day of June, 2005.
David H. Ready,City ager
ATTEST:
es Thompson, City C erl k
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS )
I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that
Resolution No. 21278 is a full, true and correct copy, and was duly adopted at a regular
meeting of the City Council of the City of Palm Springs on June 1, 2005, by the following
vote:
AYES: Members Foat, Mills, McCulloch, Pougnet and Mayor Oden
NOES: None
ABSENT: None
ABSTAIN: None
/ mes Thompson, City Clerk
City of Palm Springs, California
Resolution No. 21278
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CITY OF PALM SPRINGS
CASE NO.: 5.1024-PD-306, TTM 32675 DESCRIPTION: Application by Contempo Homes for
the Alexander Country Club Estates, for 25 residences
APPLICANT: Contempo Homes on 6.06 acres, located on Whitewater Club Drive,.Zor
RGA(8), Section 1.
Resolution No. 21278
Page 7
RESOLUTION NO.
EXHIBIT A
Case No. 5.1024-PD-306, TTM 32675
Contempo Homes, Alexander Country Club Estates
2800 Whitewater Club Drive
Approved: June 1, 2005
Expires: May 31, 2007
DRAFT 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 Case 5.1024-PD-306/TTM 32675. 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.
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Resolution No. 21278
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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.
4.Pursuant to Fish and Game Code Section 711.4 a filing fee of$64.00 is required. This
project has a de minimus impact on fish and wildlife, and a Certificate of Fee Exemption
shall be completed by the City and two copies filed with the County Clerk. This
application shall not be final until such fee is paid and the Certificate of Fee Exemption is
filed. Fee shall in the form of a money order or cashier's check payable to Riverside
County.
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.
7.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 ,
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.
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Resolution No. 21278
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Environmental Assessment
8.The mitigation measures of the environmental assessment shall apply, and are
incorporated herein by reference. The applicant shall submit a signed agreement that
the mitigation measures outlined as part of the negative declaration will be included in
the plans prior to Planning Commission consideration of the environmental assessment.
9.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.
CC&R's
10.The applicant prior to issuance of building permits shall submit a draft declaration of
covenants, conditions and restrictions ("CC&R's") to the Director of Planning and Zoning
for approval in a form to be approved by the City Attorney, to be recorded prior to
approval of a final map. The CC&R's shall be enforceable by the City, shall not be
amended without City approval, shall require maintenance of all property in a good
condition and in accordance with all ordinances, and shall include all of the project
conditions:
11.The applicant shall submit to the City of Palm Springs, a deposit in the amount of
$8,000, for the review of the CC&R's by the City Attorney. A $2,000 filing fee shall also
be paid to the Department of Planning Services for administrative and review purposes.
12.The CCR's shall have a disclosure statement regarding the location of the project
relative to airport noise. Said disclosure shall inform perspective buyers about traffic,
noise and other activities which may occur in this area.
Cultural Resources
13.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.
14.Given that portions of the project area are within an alluvial formation, the possibility
of buried resources is increased. A Native American Monitor shall be present during all
ground-disturbing activities.
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Resolution No. 21278
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a) Experience has shown that there is always a possibility of buried cultural
resources in a project area. Given that, a Native American Monitor(s) 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 Indian Cultural Office for additional information on
the use and availability of Cultural Resource Monitors. Should buried cultural
deposits be encountered, the Monitor shall contact the Director of Planning
Services 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
Agua Caliente Cultural Resource Coordinator for approval.
b) 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.
Final Design
155inal landscaping, irrigation, exterior lighting, and fencing plans shall be submitted
for approval by the Department of Planning Services, Department of Public Works, and
Department of Parks and Recreation, prior to issuance of a building permit. Landscape
plans shall be approved by the Riverside County Agricultural Commissioner's Office
prior to submittal. All landscaping located within the public right of way or within
community facilities districts must be approved by the Public Works Director and the
Director of Parks and Recreation.
16.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, grading plans, landscape plans, irrigation plans,
exterior lighting plans, sign program, mitigation monitoring program, site cross sections,
property development standards and other such documents as required by the Planning
Commission. Final development plans shall be submitted within two (2) years of the City
Council approval of the preliminary planned development district.
17.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 Services prior to the issuance of building permits. Manufacturer's cut sheets
of all exterior lighting on the building and in the landscaping shall be submitted for
approval prior to issuance of a building permit. If lights are proposed to be mounted on
buildings, down-lights shall be utilized. No lighting of the hillside is permitted.
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Resolution No. 21278
Page 11
18.As part of the Palm Springs Country Club, the development should be open in
nature. With the exception of 5' tall pool safety iron fences, walls shall be prohibited.
The applicant shall work with staff to ensure that the proposed wall program is
consistent with approved walls previously constructed in the Palm Springs Country
Club.
19. The following standards have been established for Planned Development District
#306. Where not specifically identified, the standards of the RGA (8) zone apply.
a. Minimum lot area 6,242 s.f
b. Minimum lot width 80'
C. Minimum lot width, siding on a local 80'
d. Minimum lot depth 75'
e. Front yard setbacks 20'
f. Sideyard setbacks 6'
g. Minimum rear yard setbacks 8'
h. Minimum rear yard backing to local street 15'
i. Building height 14'
Public Safety CFD
20.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. 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 or protect, 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 the
sale of any lots or a covenant agreement shall be recorded against each parcel.
GENERAL CONDITIONS/CODE REQUIREMENTS
21.Preliminary planned development district and tentative tract map approval shall be
valid for a period of two (2) years. Extensions of time may be granted by the Planning
Commission upon demonstration of good cause.
22.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.
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Resolution No. 21278
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23.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.
24.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.
25.Separate architectural approval and permits shall be required for all signs. A
detailed sign program shall be submitted for review and approval by the Planning
Commission prior to issuance of building permits.
26.All materials on the flat portions of the roof shall be earth tone in color.
27.All awnings shall be maintained and periodically cleaned.
28.Roof mounted mechanical equipment shall be prohibited.
29.No exterior downspouts shall be permitted on any facade on the proposed
building(s)which are visible from adjacent streets or residential and commercial areas.
30.The street address numbering/lettering shall not exceed eight inches in height.
31.Submit plans meeting City standard for approval on the proposed trash and
recyclable materials enclosure prior to issuance of a building permit.
32.Details of pool fencing (material and color) and equipment area shall be submitted
with final landscape plan.
33.No outside storage of any kind shall be permitted except as approved as a part of
the proposed plan.
34.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.
35.The applicant shall provide all buyers with these Conditions,of Approval.
36.Curbs shall be installed at a minimum of five (5) feet from face of walls, fences,
buildings, or other structures. 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.
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Waste Disposal
37.Trash cans shall be screened from view and kept within fifty (50)feet of the street.
POLICE DEPARTMENT
38.Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal
Code.
BUILDING DEPARTMENT
39.Prior to any construction on-site, all appropriate permits must be secured.
FIRE
40.Fire sprinklers are required in every residence.
41I.Reserve the right to provide additional comments during plan check process.
ENGINEERING
The Engineering Division recommends that if this application is approved, such
approval is subject to the following conditions being completed in compliance with City
standards and ordinances.
Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Engineer.
STREETS
42.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.
43.Prior to approval of street improvement plans or a final map, provide evidence to the
City Engineer that access rights exist in benefit of the developer across the Palm
Springs Country Club development to the subject property.
ON-SITE (PRIVATE) STREETS
44.Remove the existing street improvements for Whitewater Club Drive as necessary to
facilitate the relocation of the on-site private streets as part of this development. Prior to
issuance of a construction permit, provide the City Engineer with necessary approvals
for coordination of removals and reconstruction of Whitewater Club Drive adjacent to
existing Palm Springs Country Club units and parking spaces.
U,
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Resolution No. 21278
Page 14
45.Dedicate an easement 37 feet wide extending from back of curb to back of curb to '
the City of Palm Springs for service and emergency vehicles and personnel with right of
ingress and egress over the private streets.
46.Construct a 6 inch curb and gutter, 18 feet both sides of centerline, with 25 feet
radius curb returns and spandrels (where required) at intersecting on-site streets in
accordance with City of Palm Springs Standard Drawing No. 200 and 206.
47.Construct 6 feet wide cross-gutters at all intersections (where required) with a flow
line parallel with and 18 feet from the centerline of the intersecting street in accordance
with City of Palm Springs Standard Drawing No. 200.
48.The on-site street "knuckle" shall be constructed in accordance with City of Palm
Springs Standard Drawing No. 104.
49.The off-set cul-de-sac at the end of Street "B" shall be constructed with a minimum
curb radius of 43 feet.
50.All on-site streets shall have a minimum centerline radius of 130 feet.
51.Construct a minimum pavement section of 2'Y2 inches asphalt concrete pavement
over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at
95% relative compaction, or equal, 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
52.The developer is advised that City records do not show evidence that the entire
existing sewer system within the Palm Springs Country Club is publicly maintained, and
that coordination and approvals by the existing Homeowners Association for the Palm
Springs Country Club may be required to facilitate this development. In the event City
maintenance of the on-site sewer system is requested by the applicant and/or the
Homeowners Association, coordination with off-site property owners for dedication of
public sewer easements, as necessary to provide the City with rights to operate and
maintain the entire existing sewer system, will be required.
53.The existing sewer system within the portion of Whitewater Club Drive to be
relocated by this development shall be removed.
54.AII sanitary facilities shall be connected to a sewer system. New laterals shall not be
connected at manholes.
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Resolution No. 21278
Page 15
55.Construct an 8 inch V.C.P. sewer main within the private streets, in accordance with
City standards.
56.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 building permits.
57.AII on-site sewer systems shall be privately maintained by a Home Owners
Association (HOA), unless rights are provided to the City to operate and maintain the
entire existing sewer system within the Palm Springs Country Club, including dedication
of a public sewer easement on off-site property. In the event the sewer system is not
accepted by the City for maintenance, 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.
58. In the event the entire existing sewer system within the Palm Springs Country
Club is accepted by the City for maintenance, dedicate an easement on the final map
over the on-site private streets for public sewer purposes.
GRADING
59.Submit a Rough Grading Plan prepared by a California registered Civil Engineer to
the Engineering Division for review and approval. A Fugitive Dust Control Plan shall be
prepared by the applicant and/or its grading contractor and submitted to the 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 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 Grading Plan shall be approved by the City Engineer
prior to issuance of grading permit.
a.The first submittal of the Grading Plan shall include the following information: Copy of
signed Conditions of Approval stamped by the Planning Department; Copy of Site Plan
stamped approved and signed by the Planning Department; Copy of current Title
Report; Copy of Soils Report; and a copy of the associated Hydrology Study/Report.
eJ_
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Resolution N9o. 21278
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60.Drainage swales shall be provided adjacent to all curbs to keep nuisance water from
entering the adjacent streets.
61.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.
62.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.
63.The applicant shall be required to provide a geotechnical/soils report for the subject
property if any proposed building pad is constructed on more than one foot of fill.
Following completion of rough grading, the applicant shall provide a copy of the
geotechnical/soils report and copies of soil compaction tests for all building pads on
more than one foot of fill to the Building Department and the Engineering Division prior
to receiving approval to proceed with construction of building foundations.
64.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
65.All stormwater runoff passing through and falling onto the site shall be accepted and
conveyed to a new drainage system to be constructed as part of the development. An
on-site retention and other storm drainage facilities approved by the City Engineer shall
be required.
66. All stormwater runoff passing through the site shall be accepted and conveyed
across the property to approved drainage structures as described in the approved
preliminary Hydrology Study. The developer shall be responsible for construction of
drainage improvements, including but not limited to retention/detention basins, catch
basins, storm drain lines, and outlet structures, for conveyance of on-site stormwater
runoff, as described in a final Hydrology Report for Tentative Tract Map 32675, as
approved by the City Engineer.
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Resolution No. 21278
Page 17
67.Construct an on-site drainage system to collect and convey increased stormwater
runoff to the on-site retention basin . Submit storm drain improvement plans to the City
Engineer for review and approval. All storm drain improvements and the on-site
retention basin shall be privately maintained by a Home Owners Association (HOA).
Provisions for maintenance of the storm drain system and the retention basin
acceptable to the City Engineer shall be included in the Covenants, Conditions and
Restrictions (CC&R's) required for this project.
68.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
69.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.
70.AII proposed utilities and utility lines shall be installed underground.
71.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.
72.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.
73.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 Section 93.02.00, D.
MAP
74.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.
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Resolution No. 21278
Page 18
75.In accordance with Section 66434 (g) of the Government Code, the portion of the
existing public sewer and public utility easement over Whitewater Club Drive may be
abandoned upon the filing of a Final Map identifying the abandonment of the easements
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 public easements 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 easements over Whitewater Club Drive from each public utility agency.
The developer is advised that the City has received notice from the Southern California
Gas Company of the existence of an existing gas line within Whitewater Club Drive that
will require removal and relocation to facilitate this development.
76.Easements for flood control and drainage purposes shall be reserved across Lot 3
and Lot "C" to be used as an easement and retention basin and over those portions of
the development for the private on-site storm drain system in accordance with the
approved hydrology study, limiting the use of the property for flood control and drainage
purposes in perpetuity, and restricting any and all encroachments, construction or
improvements therein. Provisions for maintenance of the flood control retention basin
shall be included in Covenants, Conditions 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.
77.Relocation or abandonment of record easements across the property shall be
performed in conjunction with or prior to approval of a final map. All record easements
shall be extinguished, quit-claimed, relocated or abandoned to facilitate development of
the subject property. Without evidence of such, proposed individual lots encumbered by
existing record easements are rendered unbuildable until such time as these easements
are removed of record and are not an encumbrance to the affected lots.
TRAFFIC
78.Street name signs shall be required at each street intersection, as required by the
City Engineer, in accordance with City of Palm Springs Standard Drawing Nos. 620
through 625.
79.A 30 inch "STOP" sign and standard "STOP BAR" and "STOP LEGEND" shall be
installed in accordance with City of Palm Springs Standard Drawing No. 620-625 at on-
site street intersections as required by the City Engineer.
80.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.
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