HomeMy WebLinkAbout21445 - RESOLUTIONS - 11/2/2005 RESOLUTION NO.21445
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING CASE 5.1071,
TPM33989, AND PD 318 FOR A TENTATIVE PARCEL MAP
AND PRELIMINARY PLANNED DEVELOPMENT DISTRICT
TO SUBDIVIDE .52 ACRES INTO 3 LOTS AND
CONSTRUCTION OF 3 NEW DETACHED SINGLE FAMILY
RESIDENCES, LOCATED ON THE NORTHEAST CORNER
OF SEPULVEDA ROAD AND LOS FELICES ROAD, ZONE
RGA-6, SECTION 3, APN 504-092-001 AND 504-092-002.
WHEREAS, Sevak Kachadurian, owner, has filed an application with the City pursuant to
Section 9.62 of the Municipal Code, Section 94.03.00 of the Zoning Ordinance, and
Section 92.25.00 of the Zoning Ordinance, for a Tentative Parcel Map 33989, Case 5.1071
and Planned Development District 318, to allow subdividing approximately 22,777, .52
acres into three lots, and construction of three new detached single-family residences,
located on the Northeast corner of Sepulveda and Los Felices; and
WHEREAS, in accordance with Section 15303(a) of the California Environmental Quality
Act (CEQA) guidelines, the proposed project was found to be categorically exempt from
environmental review; and
WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm
Springs to consider TPM 33989, PD 318, and Case No. 5.1071, was given in accordance
with applicable law; and
WHEREAS, on September 28, 2005 a public hearing was held by the Planning
Commission in accordance with applicable law; and
WHEREAS, the Planning Commission 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 written and oral testimony presented.
WHEREAS, on September 28,2005 the Planning Commission of the City of Palm Springs
voted to recommend approval of the project; and
WHEREAS, a notice of public hearing of the City Council of the City of Palm Springs to
consider TPM 33989, PD 318, and Case No. 5.1071, was given in accordance with
applicable law; and
WHEREAS, on November 2, 2005, a public hearing on the application for TPM 33989, PD
3'18, and Case 5.1071 was given in accordance with applicable law; and
WHEREAS, the City Council has carefully reviewed and considered all of the evidence
presented in connection with the hearing on the project including, but not limited to, the
staff report, and all written and oral testimony presented.
Resolution No. 21445
Page 2
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS HEREBY DOES RESOLVE AS
FOLLOWS:
Section 1: Pursuant to Section 15303(a) of the Guidelines for the California
Environmental Quality Act, CEQA, the City Council finds that the project is
categorically exempt from environmental review because up to three single
family residences may be constructed at one time in urbanized areas under
the Class 3 categorical exemption.
Section 2: Pursuant to Section 94,02.00 of the Zoning Ordinance, the City Council finds:
a. That the use applied for at the location set forth in the application is
properly one for which a conditional use permit is authorized by this Zoning
Code;
Single-family homes are a permitted use in the RGA-6 Zone in accordance
with R1 C property development standards. The intent and purpose of the
zone is to combine single and multiple family residences, therefore, the
proposal of three single-family residences is in keeping with the intent and
purpose of Zone RGA-6. The Planned Development District may include a
multiplicity of housing types, provided, the density does not exceed the
General Plan requirements.
b. That 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 subdivision for three single-family residences is compatible
with the uses in the RGA-6 Zone currently applied to the site. The
surrounding neighborhood consists of both single-family and multiple-family
residences in a variety of architectural styles. The proposed density
confirms to that allowed by the General Plan; all other goals appear to be
met by the project.
c. That the site for the intended use is adequate in size and shape to
accommodate such use, including yards, setbacks, walls or fences,
landscaping and other features required in order to adjust such use to those
existing or permitted future uses of land in the neighborhood;
The proposed subdivision will create three rectangular lots ranging in size
from 7256 to 8265 square feet. The lots provide sufficient space for a
dwelling and all required setbacks. The development intensity is higher than
the underlying standard of the currently applicable zone; however, staff
believes that the project will not cause substantial injury to the values of other '
properties, because it will reflect the general development character of the
neighborhood and provide significant improvement to an existing site.
Resolution No. 21445
Page 3
d. 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 is serviced by Los Felices and Sepulveda which are
local streets that have the capacity to carry the type and quantity of traffic
expected to be generated by the residential uses.
e. That the conditions to be imposed and shown on the approved site plan
are deemed necessary to protect the public health, safety and general
welfare and may include minor modification of the zone's property
development standards.
The conditions of approval imposed address the issues of drainage,
infrastructure, street improvements, and design guidelines. Staff believes
these and other conditions recommended for the project are necessary to
protect the public health, safety, and general welfare. The approved site plan
includes modifications in lot size and building height relative to the setback.
Section 3: Pursuant to Zoning Ordinance Section 94.03.00, the City Council finds that:
a. The detached single family residential is a permitted use in conformity
with the required findings and conditions as set forth in Section 94.02.00
(Conditional use permit), the General Plan and sound community
development.
b. A full range of development standards is established appropriate to the
orderly development of the site which shall include the following:
Table 2.0 RGA-6, R1 C and Proposed Development Standards
Development RGA 6 Zoning R1C Zoning Proposed
Standards Requirements Requirements
Lot Area 2 Gross acres 10,000 sq. ft. Lot 1 8265 sq. ft.-.18 acres
/ lot
Lots 2 & 3 7256 sq. ft.-.16
acres
Width 165' 100, Lot 2 & 3 77'6"
Interior
Width Corner 135' 110, Lot 1-66'1"
Depth 165' 100, 100,
Interior
Depth Corner 135' 100' 1011'
Resolution No. 21445
Page 4
Dens77,000 Sq. Ft. / Max of 35 % 1 SFR / Residence
DU Building coverage
Lot 1- 1.18 per lot. 1 SFR
Lot 2 & 3 1.03
Building 15' 12' with an 13'10"
Height increase 4:12 up to
18'. Gable ends
15' tall may
encroach past the
Bldg. envelope.
Front Yard 25' 25' 25'
Side Yard 10, 10' lb,
-
Interior
Side Yard 20' 20' 20'
Corner
Rear Yard 20' 15' 15,
Lot Coverage 7,000 Sq. ft. Max 35% Lot 1 - 26% coverage and
lot area for 1.18 DU / acre
each d/u Lot 2 & 3 - 29%
1.03 DU / acre
Landscape 50% must be Minimum of 65% Lot 1-74% OS
Coverage landsca ed o en s ace Lot 2 & 3 71% OS '
Wall 6' 6' 6' with a westerly extension
of front wall along
Sepulveda of approx. 6'
long and 6' high
c. This Planned Development District is established through application of
the property owner in accordance with the public hearing procedures of
the Conditional Use Permit as set forth in Section 94.02.00(B), the
requirements of the California Environmental Quality Act, and the
approval of preliminary and final development plans.
d. Development of this Planned Development District shall be subject to the
requirements of section 94.03.00 and shall conform to the specifications
of the final development plan as approved by the City Council.
e. The approval of the preliminary development plans constitutes approval
of the preliminary Planned Development District, which shall be
incorporated into and become a part of the Final Planned Development
District
f. The applicant shall submit a final development plan for approval by the
planning commission. The final plan shall be substantially in conformance
with the approved preliminary plan and shall incorporate all modifications
Resolution No. 21445
Page 5
g. and conditions made to the preliminary development plan made by the
Planning Commission and City Council, and shall be submitted with the
final development plan checklist provided by the Department of Planning
Services.
Section 4: The proposed Planned Development is necessary because of the shortage
of housing in California, and proper at this time, and is not likely to be
detrimental to the adjacent property or residents.
ADOPTED this 2nd day of November, 2005.
David H. Ready, City meager
ATTEST:
�i�mes Thompson, City Clerk
C/
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. 21445 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 November 2, 2005, by the
following vote:
AYES: Councilmembers Foat, Mills, Pougnet, Mayor Pro Tern McCulloch and Mayor
Oden
NOES: None
ABSENT: None
ABSTAIN: None
f fnes Thompson, City Clerk
Yty of Palm Springs, California
Resolution No. 21445
Page 6
City Council Meeting
CONDITIONS OF APPROVAL '
Case No. 5.1071
PDD 318, TPM 33989
Northeast Corner of Los Felices
and Sepulveda
November 2, 2005
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 5.1071. 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
Resolution No. 21445
Page 7
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
4. 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.
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 114% 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. The applicant shall submit a property
appraisal to the Planning Services Department for the purposes of calculating the
Park Fee. The Park Fee shall be payable prior to the issuance of building permits.
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.
Cultural Resources
8. 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
Resolution No. 21445
Page 8
employed to survey the area for the presence of cultural resources identifiable on
the ground surface. '
9. 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.
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
10.Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted
for approval by the Department of Planning and Zoning, 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.
11.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. '
12.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
Resolution No. 21445
Page 9
Director of Planning & Zoning prior to the issuance of building permits.
Manufacturer's cut sheets of all exterior lighting on the building and in the
landscaping shall be submitted for approval prior to issuance of a building permit. If
lights are proposed to be mounted on buildings, down-lights shall be utilized. No
lighting of the hillside is permitted.
13.A written and signed maintenance agreement for the homeowners identifying the
exact area and the ground space between the wall and the sidewalk, that is
designated common space, is required for final approval.
14.AII perimeter walls constructed with the project shall have a height of 6' not
including the corner cutback wall, which must comply with Section 9302.00.D of the
Zoning Ordinance.
Public Safety CFD
15.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
16.The Conditional Use Permit approval shall be valid for a period of two (2) years.
Once constructed, the conditional use permit, provide all conditions of approval
have been complied with, does not have a time limit. Extensions of time may be
granted by the Planning Commission upon demonstration of good cause.
17.The appeal period for a Planned Development application is 15 calendar days from
the date of project approval. Permits will not be issued until the appeal period has
concluded.
18.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.
19.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.
Resolution No. 21445
Page 10
20.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.
21.All materials on the flat portions of the roof shall be earth tone in color.
22.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.
23.Perimeter walls shall be designed, installed and maintained in compliance with the
corner cutback requirements as required in Section 9302.00.D.
24.The design, height, texture and color of building(s), fences and walls shall be
submitted for review and approval prior to issuance of building permits.
25.The street address numbering/lettering shall not exceed eight inches in height.
26.Submit plans meeting City standard for approval on the proposed trash and
recyclable materials enclosure prior to issuance of a building permit.
27.Details of pool fencing (material and color) and equipment area shall be submitted
with final landscape plan.
28.No sirens, outside paging or any type of signalization will be permitted, except
approved alarm systems.
29,No outside storage of any kind shall be permitted except as approved as a part of
the proposed plan.
WASTE DISPOSAL
30.Trash cans shall be screened from view and kept within fifty (50) feet of the street.
POLICE DEPARTMENT
31.Developer shall comply with Section II of Chapter 8.04 of the Palm Springs
Municipal Code.
BUILDING DEPARTMENT
32.Prior to any construction on-site, all appropriate permits must be secured.
Resolution No. 21445
Page 11
FIRE
33.Residential Smoke Detector Installation: Provide Residential Smoke Detectors.
Detectors shall receive their primary power from the building wiring, and shall be
equipped with a battery backup. (310.9.1.3 CBC) In new construction, detectors
shall be arranged so that operation of any smoke detector causes the alarm in all
smoke detectors within the dwelling to sound. (2-2.2.1 NFPA 72)
34.Site Fire Protection: Provide a garden hose or hoses on construction site
equipped with an adjustable spray nozzle capable of reaching all combustible
construction.
35.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)
36.Fire Flow: The fire flow for these buildings has been determined to be 1000 GPM
per building.
ENGINEERING
STREETS
37.Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
38.Submit street improvement plans prepared by a Registered Civil Engineer to the
Engineering Division. The plans shall be submitted for review and approval by the
City Engineer prior to approval of the Parcel Map. The plans shall be approved by
the City Engineer prior to issuance of any building permits.
SEPULVEDA ROAD
39.Construct a 6 inch curb and gutter, 18 feet north of centerline along the entire
frontage, with a 25 feet radius curb return and spandrel at the northeast corner of
the intersection of Sepulveda Road and Los Felices Road in accordance with City of
Palm Springs Standard Drawing No. 200 and 206.
40.Construct the north half of a 6 feet wide cross gutter and spandrel at the northeast
corner of the intersection of Sepulveda Road and Los Felices Road with a flow line
parallel with and 18 feet east of the centerline of Los Felices Road in accordance
with City of Palm Springs Standard Drawing No. 200 and 206.
41.Construct all driveway approaches in accordance with City of Palm Springs
Standard Drawing No. 201.
42.Construct a 5 feet wide sidewalk behind the curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210.
Resolution No. 21445
Page 12
43.Construct a Type A curb ramp meeting current California State Accessibility '
standards at the northeast corner of the intersection of Sepulveda Road and Los
Felices Road in accordance with City of Palm Springs Standard Drawing No. 212.
The applicant shall ensure that an appropriate path of travel, meeting ADA
guidelines, is provided across the street, and shall adjust the location of the access
ramps, if necessary, to meet ADA guidelines, subject to the approval of the City
Engineer and ADA Coordinator.
44.Construct pavement with a minimum pavement section of 2'/z inches asphalt
concrete pavement 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 centerline along the entire Sepulveda Road 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.
LOS FELICES ROAD
45.Construct a 6 inch curb and gutter, 18 feet east of centerline along the entire
frontage, with a 25 feet radius curb return and spandrel at the northeast corner of
the intersection of Sepulveda Road and Los Felices Road in accordance with City of '
Palm Springs Standard Drawing No. 200 and 206.
46.Construct a 5 feet wide sidewalk behind the curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210.
47.Construct pavement with a minimum pavement section of 2'/z inches asphalt
concrete pavement 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 centerline along the entire Los Felices Road 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.
SANITARY SEWER
48.AII sanitary facilities shall be connected to the public sewer system. Existing sewer
services to the parcels may be used for new sanitary facilities. New laterals shall not
be connected at a sewer manhole.
GRADING
49.Submit a Grading Plan prepared by a California registered Civil Engineer or
qualified Architect to the Engineering Division for review and approval. The Grading
Plan shall be submitted for review and approval by the City Engineer prior to
Resolution No. 21445
Page 13
approval of the Parcel Map. The Grading Plan shall be approved by the City
Engineer prior to issuance of a grading permit.
50.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 AQMD at (909) 396-3752, or at www.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.
51.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 the
approved Tentative Parcel Map; a copy of current Title Report; and a copy of Soils
Report.
52.Drainage swales shall be provided adjacent to all curbs and sidewalks to keep
nuisance water from entering the public streets, roadways, or gutters.
53.The area in which this project is situated is indicative of desert soil conditions found
in many areas of Palm Springs. The Engineering Division does not require a soils
report. This does not mean that subterranean conditions unknown at this time may
not affect construction done on this site. A soils report shall be required only if
necessary as part of the Building Department's review and approval of associated
building plans.
54.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 (if
required). The California Department of Food and Agriculture office is located at 73-
710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208).
Resolution No. 21445
Page 14
DRAINAGE
55.AII stormwater runoff across the property shall be accepted and conveyed in a
manner acceptable to the City Engineer and released to an approved drainage
system. Stormwater runoff may not be released directly to the adjacent streets
without first intercepting and treating with approved Best Management Practices
(BMP's).
56.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
57.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. The
applicant shall be responsible for removing, grinding, paving and/or overlaying
existing asphalt concrete pavement of off-site streets as required by and at the
discretion of the City Engineer, including additional pavement repairs to pavement
repairs made by utility companies for utilities installed for the benefit of the proposed
development (i.e. Desert Water Agency, Southern California Edison, Southern
California Gas Company, Time Warner, Verizon, etc.). Multiple excavations, '
trenches, and other street cuts within existing asphalt concrete pavement of off-site
streets required by the proposed development may require complete grinding and
asphalt concrete overlay of the affected off-site streets, at the discretion of the City
Engineer. The pavement condition of the existing off-site streets shall be returned
to a condition equal to or better than existed prior to construction of the proposed
development.
58.AII proposed utility lines shall be installed underground. The applicant shall
coordinate with Southern California Edison to install underground conduit for future
underground service from the street, for use at such time as the existing overhead
utilities in the neighborhood are converted to an underground system.
59.The applicant shall enter into a covenant agreeing to underground all of the existing
overhead utilities required by the Municipal Code in the future upon request of the
City of Palm Springs City Engineer at such time as deemed necessary. The
covenant shall be executed and notarized by the property owner and submitted to
the City Engineer prior to approval of the Parcel Map. A covenant preparation fee
of $135 shall be paid by the applicant prior to approval of the Parcel Map. The
Covenant shall be recorded concurrently with the Parcel Map.
60.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. ,
61.Upon approval of any improvement plan by the City Engineer, the improvement plan
shall be provided to the City in digital format, consisting of a DWG (AutoCAD
Resolution No. 21445
Page 15
drawing file) and DXF (AutoCAD ASCII drawing exchange file). Variation of the type
and format of the digital data to be submitted to the City may be authorized, upon
prior approval of the City Engineer.
62.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.
63.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.
64.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.
65.AII proposed trees within the public right-of-way and within 10 feet of the public
sidewalk and/or curb shall have City approved deep root barriers installed per City
of Palm Springs Standard Drawing No. 904.
MAP
66.A Parcel 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 Parcel Map to the
Engineering Division as part of the review of the Map. The Parcel Map shall be
approved by the City Council prior to issuance of building permits.
67.In accordance with Government Code 66411.1 (a), all required public improvements
shall be listed in an Improvement Certificate on the Parcel Map and clearly noted
that the required public improvements will be the minimum development
requirements for Parcels 1, 2, and 3 of Parcel Map 33989, but shall be completed
prior to issuance of a building permit on the parcels.
68.Upon approval of a Final Map, the Final Map shall be provided to the City in G.I.S.
digital format, consistent with the "Guidelines for G.I.S. Digital Submission" from the
Riverside County Transportation and Land Management Agency." G.I.S. digital
information shall consist of the following data: California Coordinate System, CCS83
Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file); lot lines, rights-of-
way, and centerlines shown as continuous lines; full map annotation consistent with
annotation shown on the map; map number; and map file name. G.I.S. data format
Resolution No. 21445
Page 16
shall be provided on a CDROM/DVD containing the following: ArcGIS
Geodatabase, ArcView Shapefile, Arclnfo Coverage or Exchange file (e00), DWG '
(AutoCAD drawing file), DGN (Microstation drawing file), and DXF (AutoCAD ASCII
drawing exchange file). Variations of the type and format of G.I.S. digital data to be
submitted to the City may be authorized, upon prior approval of the City Engineer.
TRAFFIC
69.A minimum of 48 inches of clearance shall be provided on public sidewalks for
handicap accessibility. Minimum clearance on public sidewalks shall be provided by
either an additional dedication of a sidewalk easement (if necessary) and widening
of the sidewalk; or by the relocation of any obstructions within the public sidewalk
along the Sepulveda Road and Los Felices Road frontages of the subject property.
70.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.
71.This property is subject to the Transportation Uniform Mitigation Fee which shall be
paid prior to issuance of building permit. ,