Loading...
HomeMy WebLinkAbout21505 - RESOLUTIONS - 2/15/2006 RESOLUTION NO. 21505 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING CASE NUMBER 5.1021, PLANNED DEVELOPMENT DISTRICT 303, TENTATIVE TRACT MAP 32826, AND ARCHITECTURAL DESIGN, FOR MATTHEW PLACE, A GATED RESIDENTIAL CONDOMINIUM DEVELOPMENT WITH 58 RESIDENTIAL UNITS, COMMON AREAS, AND ASSOCIATED FLOOD CONTROL AND SITE IMPROVEMENTS, ALONG WITH A CONSERVATION AREA, ON A 9.9-ACRE PARCEL LOCATED ON THE SOUTH SIDE OF MATTHEW DRIVE AT LINDEN DRIVE, SECTION 30, T4S, RSE, SBBM. WHEREAS, Matthew Drive Place, LLC (the "Applicant') has filed an application with the City pursuant to Section 94.03.00 (E) of the Palm Springs Zoning Code, for the establishment and development of Planned Development District 303; and WHEREAS, Matthew Drive Place, LLC (the "Applicant') has filed an application with the City pursuant to Section 9.62.010 of the Palm Springs Municipal Code, for Tentative Tract Map 32826; and WHEREAS, notice of public hearing of the Planning Commission of the City of Palm Springs to consider Case Number 5.1021, consisting of Planned Development District 303, Tentative Tract Map 32826, and project architectural approval was given in accordance with applicable law; and WHEREAS, on December 28, 2005, a public hearing on the application for project was held by the Planning Commission in accordance with applicable law; and WHEREAS, the proposed project is considered a "project' pursuant to the terms of the California Environmental Quality Act ("CEQA"), and an Environmental Assessment has been prepared for this project and has been distributed for public review and comment in accordance with CEQA; and WHEREAS, pursuant to Section 66412.3 of the Subdivision Map Act, the Planning Commission has considered the effect of the proposed project on the housing needs of the region, and has balanced these needs against the public service needs of residents and available fiscal and environmental resources; and WHEREAS, the Planning Commission has carefully reviewed and considered all of the evidence presented in connection with the meeting on the project, including but not limited to the staff report, and all written and oral testimony presented, and has recommended that the City Council adopt the Mitigated Negative Declaration, and approve Case Number ' 5.1021 consisting of Planned Development District 303, Tentative Tract Map 32826, and project architectural design; and Resolution No. 21505 Page 2 WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to , consider said Case Number 5.1021; and WHEREAS, on February 15, 2006, a public hearing on the application for project was held by the City Council in accordance with applicable law; and WHEREAS, pursuant to Section 66412.3 of the Subdivision Map Act, the City Council has considered the effect of the proposed project on the housing needs of the region, and has balanced these needs against the public service needs of residents and available fiscal and environmental resources; and WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented in connection with the meeting on the project, including but not limited to the staff report, and all written and oral testimony presented.. THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE AS FOLLOWS: Section 1. A Mitigated Negative Declaration (MND) has been completed in compliance with CEQA, the State CEQA Guidelines, and the City's CEQA Guidelines. The City Council found 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 the City Council adopted a Mitigated Negative Declaration for the project. The City Council independently reviewed and considered the information contained in the MND prior to its review of this Project and the MND reflects the City Councils independent judgment and analysis. Section 2. Pursuant to Section 94.03.00 (E) of the Palm Springs Zoning Code, the City Council makes the following findings: a. The proposed planned development is consistent and in conformity with the general plan pursuant to Sections 94.07.00 (A)(1) and 94.02.00 (A)(4) of the Palm Springs Zoning Code. The proposed planned development is consistent with the goals and objectives of the M-15 Medium-Density Residential, General Plan designation which governs the subject property as well as the properties adjacent to the west side of the subject site. General Plan Objective 3.6b is to provide for the development of between twelve and fifteen dwelling units per acre for the M-15 designation. The overall density of the proposed development is approximately six dwelling units per acre, although the site is heavily constrained by steep slopes, drainage ways, and the need to detain on-site run-off. Per Objective 3.6b, appropriate residential development includes a residential development ranging from single-family homes to garden apartments and multiple-family structures. General Plan Policies 3.6.1.a- d further set forth design standards of providing at least one covered parking space per unit, of designing common space that is usable by residents, of providing entry identities for units, and of avoiding box-like appearances. The proposed project Resolution No. 21505 Page 3 consists of condominium units that are consistent with these policies because there are two covered parking spaces per unit, because individual units have private yards, because units have individualized entries within clustered motor courts, and because the units have articulated exterior elevations with numerous corners and no long wall expanses. The proposed project is also consistent with Policy 3.6.2 in that the proposed height is 24 feet. The proposed project is also consistent with Hillside Policy 5.4.4(b) because development is not proposed on the steeper southeast portions of the property. b. The subject property is suitable for the uses permitted in the proposed planned development district, in terms of access, size of parcel, relationship to similar or related uses, and other relevant considerations. The portion of the property proposed for development contains approximately seven acres with an overall slope of less than three percent. The proposed development area abuts Matthew Drive, a public street, and all utilities are present at the street. The rear part of the proposed development abuts steeply sloped lands that are unlikely to be developed. C. The proposed establishment of the planned development district is necessary and proper, and is not likely to be detrimental to adjacent property or residents. A planned development district is necessary to accommodate the proposed type of residential incorporating two-story structures adjacent to an R-1-A-H zone and flexible garage, tandem garage, and carport parking. This is a proper utilization of the planned development district mechanism, and is not likely to be detrimental to adjacent properties or residents because the R-1-A-H zone shares only about 200 feet of property line with the proposed project site, and the adjacent property with that zoning consists of steep slopes unsuitable for further development and a large existing garage, so that it is unlikely that there would be future development with which the proposed project would be incompatible with regard to height. The tandem parking garages apply to only seventeen of the 58 proposed units, and future project marketing could target purchasers whose needs are consistent with this approach. The standard of providing two covered parking spaces per unit rather than providing parking spaces based on the number of bedrooms, which would result in providing between 1.0 and 2.25 spaces per unit, is also consistent with a smaller, gated community such as is proposed with this project. Finally, the use of a motor court type of design with seven units provides greater flexibility than conventional R-2 zone standards, and reduces box-like designs per General Plan Policies 3.6.1.d. Section 3: Pursuant to Section 66474 of the Subdivision Map Act, the City Council makes the following findings: a. The proposed Tentative Tract Map is consistent with all applicable general and specific plans. Resolution No. 21505 Page 4 The proposed Tentative Tract Map is consistent with the goals and objectives of the ' M-15 Medium-Density Residential, General Plan designation which governs the subject property as well as the properties adjacent to the west side of the subject site. General Plan Objective 3.6b is to provide for the development of between twelve and fifteen dwelling units per acre for the M-15 designation. The overall density of the proposed development is approximately six dwelling units per acre, although the site is heavily constrained by steep slopes, drainage ways, and the need to detain on-site run-off. Per Objective 3.6b, appropriate residential development includes a residential development ranging from single-family homes to garden apartments and multiple-family structures. The proposed project is also consistent with Hillside Policy 5.4.4(b) because development is not proposed on the steeper southeast portions of the property. b. The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. The proposed project design and improvements are consistent with the underlying R-2 zone in which the property is located. Development standards proposed as part of the planned development district provide flexibility in design details related to on-site parking, building arrangement, and building height. The proposed project differs from standard regulations only in regard to the height of buildings within 150 feet of a single-family zone, provision of per-unit rather than per-bedroom parking for a condominium project, and the use of short motor court clusters instead of larger buildings containing units. These differences provide design flexibility in providing the multiple-family housing type envisioned for the R-2 zone. C. The site is physically suited for this type of development. Although the project site includes areas with steep slopes and drainage ways, the project proposes development only on that portion of the site is nearly level and is out of the drainage way. The site contains approximately seven acres that have maximum slopes of approximately 1.5 percent, and contain an adequate developable area that are separated from ravines and steep slopes on the subject property. d. The site is physically suited for the proposed density of development. The proposed seven-acre development area of project site can accommodate 58 condominium units without significant grading, the site abuts an improved public street with existing utilities, and the site is in an area allowing access to major thoroughfares. e, The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The Initial Study prepared for the project determined that with implementation of proposed mitigation measures, any environmental impacts regarding project construction effects on air quality, animal life, potential archaeological resources, geologic conditions, hydrology and water quality, and construction noise will be Resolution No. 21505 Page 5 reduced to a level that is less than significant. Proposed mitigation measures include protection and conservation of wildlife habitats. f. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the proposed subdivision includes the provision of public water and sewer systems, a drainage design that protects the development area while providing a water quality basin, and an access system that provides an orderly system of internal driveways and motor courts. g. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. The design of the subdivision will not conflict with easements for access through or use of the property. The design of the subdivision accommodates the existing and proposed drainage way. Section 4. The City Council adopts the Mitigated Negative Declaration for Case Number 5.1021 — PD-303, Tentative Tract Map 33826, and project architectural approval, and dlirects staff to file the associated Notice of Determination. Section 5. The City Council approves Case Number 5.1021 Tentative Tract Map 33826 and project architectural approval. ADOPTED, this 15th day of February, 2006. David H. Ready, Ci�Manager ATTEST: acmes Thompson, City Clerk Resolution No. 21505 Page 6 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. 21505 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 February 15, 2006, by the following vote: AYES: Councilmember McCulloch, Councilmember Pougnet and Mayor Pro Tern Foat NOES: Councilmember Mills ABSENT: Mayor Oden ABSTAIN: None mes Thompson, City Clerk City of Palm Springs, California ' RE�SO[ution No. 21505 Page 7 A —._i — FyFyn� 4■ \ {� k tG _ ® A_ ft �Q OZVS. 5E N3 8 p gA d vwn oun Z �lY€ i gill €i� ^ 333 d pp pi 7� T4Y� i g 'g 3K! Hi�gx Egg $$ Six . •a 1 � IV � NS � '� � klil it - - m ® © 3 F 00 W O i0 Rt¢ i I'I ' � 5 .9L[➢B 9L.19 WN d a( � - o W eos o„ �4 ` d YAM >? / . .. X W o 6b� O 0 - 71 11 \ ntry I.� _ �U Mab C �. +� °oR9 Z �` ��� ��• l [5 j a �� a �° .O �'��ll r�- j dl C � � ..• � � •9 I Fi n q4♦<"—A ' � r p .mom 7 1 � i ;a °� o .0 •<� Sp i� Resolution No. 21505 Page 8 EXHIBIT A Case No. 5.1021 — PD-303, TTM 32826 Matthew Drive Place, LLC South Side Of Matthew Drive At Linden Drive CONDITIONS OF APPROVAL February 15, 2006 Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning Services, 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 5.0866-B Tentative Tract Map 31525. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. 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 RE:SOIufion No. 21505 Paige 9 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. The project is located in an area defined as having an impact on fish and wildlife as defined in Section 711.4 of the Fish and Game Code; therefore a fee of $1,314.00 plus an administrative fee of $50.00 shall be submitted by the applicant in the form of a money order or a cashier's check payable to the Riverside County Clerk prior to Council action on the project. This fee shall be submitted by the City to the County Clerk with the Notice of Determination. Action on this application shall not be final until such fee is paid 5. Prior to issuance of a building permit., Fringe Toed Lizard Mitigation fees shall be submitted if required. 6. 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 or industrial projects, 1/4% for new residential subdivisions, or 114% for new individual single-family residential units constructed on a lot located in an existing subdivision 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 Services 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. 7. 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 payment and/or parkland dedication shall be completed prior to the issuance of building permits. Environmental Assessment 8. The mitigation measures of the environmental assessment shall apply. The applicant shall submit a signed agreement that the mitigation measures outlined as part of the mitigated negative declaration will be included in the Planning Resolution No. 21505 Page 10 Commission consideration of the environmental assessment. Mitigation measures are as follows: ' • MM III-1 Pursuant to the Fugitive Dust Control Ordinance (Chapter 8.5 of the Palm Springs Municipal Code, a Dust Control Plan shall be submitted to the City Engineer for approval, and which shall include, but not be limited to the following: A. Adequate watering techniques shall be employed to partially mitigate the impact of construction generated dust particulates. Portions of the project site that are undergoing earth moving operations shall be watered such that a crust will be formed on the ground surface and then watered again at the end of the day. B. The wheels and the lower portions of transport trucks shall be sprayed with water before they leave the construction area. C. Any vegetative ground cover to be utilized on-site shall be planted as soon as possible to reduce the amount of open space subject to wind erosion. Irrigation systems needed to water these plants whall be installed as soon as possible to maintain the ground cover and minimize blowsand. D. Grading activity shall be suspended when local winds exceed 25 , miles per hour, and during the first and second smog alerts. E. Construction access roads shall be paved as soon as possible and cleaned after each workday. F. All trucks hauling dirt, sand, soil, or other loose dirt material shall be covered or have two feet of freeboard. G. A short-term stabilization plan shall be included in the plan for after hours and weekends. The applicant shall forward the plan to the South Coast Air Quality Management District (SCAQMD) after approval. • MM III-2 The project proponent shall notify the City and SCAQMD 24 hours prior to the initiation of earth moving activities. • MM III-3 The project proponent shall notify the SCAQMD within ten days of the completion of earth moving activities. • MM III-4 Construction signage in conformance with City standards shall be ' posted on Matthew Drive regarding the reporting of blowing dust on the site. Resolution No. 21505 Page 11 • MM III-5 Earth moving operations shall include a water application system while earth moving is active. • MM III-6 Construction equipment shall be properly maintained and serviced to minimize exhaust emissions. • MM III-7 Construction access roads shall be paved as soon as possible and cleared after each workday. • MM IV-1 The applicant shall construct and eight-foot high perimeter fence on the northerly side of the flood control channel, to United States Fish and Wildlife Service (USFWS) specifications, to prevent sheep from entering the site. • MM IV-2 The land on the southerly side of the flood control channel shall be deeded to a conservation organization such as the Nature Conservancy, Mountains Conservancy, or similar entity, acceptable to the City, the California Department of Fish and Game (DFG), and the USFWS in conjunction with recordation of the first Final Map for the project. • MM IV-3 The applicant shall submit project landscaping plant palettes to a ' qualified biologist for review prior to submittal to the City for review and approval.. The biologist will provide the City with a written report on the plant palette, and recommend amendments if required to assure that all plants used on the site are non-toxic to sheep. • MM IV-4 No lighting of the hillsides adjacent to the project site shall be permitted at the project site. • MM IV-5 The applicant shall secure all required permitting from the DFG, the Regional Water Quality Control Board (RWQCB), and the United States Army Corps of Engineers (ACE) for all construction activities associated with the flood control channel traversing the project property. • MM IV-6 The applicant shall pay the mitigation fee in place at the time of issuance of building permit pursuant to the Coachella Valley Fringe- toed Lizard Habitat Conservation Plan if required. • MM V-1 Should cultural resources be encountered during site construction in any portion of the site, work shall immediately cease and a qualified archaeologist shall be contacted to evaluate the significance of the materials. Any significant finding shall be documented and presented to the State Historic Preservation Office, the United States Bureau of Indian Affairs, the Tribe, and the City, and resolved to their satisfaction. Resolution No. 21505 Page 12 • MM VI-1 High-energy absorption protective fencing with steel wire ring nets , shall be considered by the project geologist for installation upslope of the flood control channel. Plans for rock fall protection shall be submitted to the City Engineer for review and approval prior to issuance of any grading permit on the site. • MM VI-2 A combination of catchment basins and debris walls or fences shall be constructed between the toe of slope and the flood control channel. The catch basin shall be at least fifteen feet in width and seven feet in depth. The bottom of the basin shall utilize loosely compacted soils or gravel fills to absorb the energy of falling rocks. • MM VIII-1 The project applicant shall create on on-site retention or other facilities approved by the City Engineer that shall be required to contain the increased stormwater runoff generated by the development of the property, as described in the On-Site Preliminary Hydrology Report for Tentative Tract No. 32826, prepared by Fomotor Engineering, dated January 27, 2005 (as amended). • MM VIII-2The developer shall submit flood control improvement plans to the Riverside County Flood Control and Water Conservation District (RCFC) for construction of Regional Storm Drain Lateral 41 C, along the easterly side of the property, which will be operated and maintained by RCFC. The proposed drainage channel shall be designed in accordance with the preliminary Hydraulic Analysis prepared by Gabel, Cook, and Associates, dated December 30, 2004. The design of Storm Drain Lateral 41C shall reduce flows onto Matthew Drive to the pre-development volume and velocity. Release of existing flows onto Matthew Drive shall be allowed, subject to confirmation by RCFC that the pre-development volume and velocity is maintained. The Storm Drain Lateral 41 C design shall be subject to the review and approval by RCFC. • MM XI-1 Construction activities shall be limited to the time between 7:00 a.m. and 8:00 p.m., as specified by the Palm Springs Noise Ordinance (11.74.041), to reduce noise impacts during more sensitive time periods. • MM XI-2 The perimeter wall on the western and northern property lines shall be installed no later than immediately following precise grading of the site. • MM XI-3 All construction equipment, fixed or mobile, shall be equipped with ' properly operating and maintained mufflers, and the engines shall be equipped with shrouds. Resolution No. 21505 Page 13 ' • MM XI-4 All construction equipment shall be in proper working order and maintained in a proper state of tune to reduce backfires. • MM XI-5 Stockpiling and vehicle staging areas shall be located in the northeastern portion of the property, as far away from existing residential units as possible. • MM XI-6 Parking, refueling, and servicing operations for all heavy equipment and on-site construction vehicles shall be located in the northeastern portion of the property, as far away from existing residential units as possible. • MM XI-7 Stationary equipment shall be placed such that emitted noise is directed away from noise sensitive receptors. 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 1 D. The applicant prior to issuance of building permits shall submit three (3) sets of a draft declaration of covenants, conditions and restrictions ("CC&R's") to the Director of Planning Services for approval in a form to be approved by the City Attorney, to be recorded prior to certificate of occupancy. The CC&Rs shall be submitted with a list of the adopted conditions of approval and an indication of where applicable conditions are addressed in the CC&.Rs. The CC&R's shall be enforceable by the City, shall not be amended without City approval, and shall require maintenance of all property in a good condition and in accordance with all ordinances. 11. The applicant shall submit to the City of Palm Springs, a deposit in the amount of $2000, for the review of the CC&R's by the City Attorney. A filing fee, in accordance with the fee schedule adopted by the City Council, shall also be paid to the City Planning Services Department for administrative review purposes. Final Design 12. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning Services, 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. Resolution No. 21505 Page 14 13. 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 approval of the tentative tract map. 14. 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. 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 and recreation, library, cultural services are near capacity. Accordingly, the City may determine to form a Community Services District under the authority of Government Code 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. General Conditions/Code Requirements 16. 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 Services for review and approval prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements. 17. 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. 18. 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. Resolution No. 21505 Page 15 19. 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. 20. All materials on the flat portions of the roof shall be earth tone in color. 21. All roof mounted mechanical equipment shall be screened from all possible vantage points both existing and future per Section 93.03.00 of the Zoning Ordinance, The screening shall be considered as an element of the overall design and must blend with the architectural design of the building(s). The exterior elevations and roof plans of the buildings shall indicate any fixtures or equipment to be located on the roof of the building, the equipment heights, and type of screening. Parapets shall be at least 6" above the equipment for the purpose of screening. 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 93.02.00.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. 213. Construction of any residential unit shall meet minimum soundproofing requirements prescribed pursuant to Section 1092 and related sections of Title 25 of the California Administrative Code. Compliance shall be demonstrated to the satisfaction of the Director of Building and Safety 27. 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 Engineering Division 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. Resolution No. 21505 Page 16 2. 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. MATTHEW DRIVE 3. Construct a minimum 45 feet wide new street intersection for the Main Entry with a centerline of the Main Entry located approximately 160 feet east of the centerline of Linden Way as shown on the approved site plan. The Main Entry shall be constructed with 25 feet radius curb returns and spandrels, and an 8 feet wide cross-gutter, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 4. The Main Entry gated entry design shown on the most current site plan/preliminary grading plan, dated December 14, 2004, and as shown on the Tentative Tract Map, is not approved. The Main Entry gated entry design, including widths of ingress and egress lanes, shall be subject to the review and approval by the City Engineer and Fire Marshall. Minimum lane widths shall be 20 feet, and a minimum of 50 feet queuing space shall be provided for vehicles entering the development. A turn- around shall be provided for vehicles unable to enter the development. Emergency access shall be provided to the Fire Department to the satisfaction of the Fire Marshall. , 5. Construct a Type A curb ramp meeting current California State Accessibility standards on each side of the Main Entry in accordance with City of Palm Springs Standard Drawing No. 212. 6. Construct a 24 feet wide driveway approach for the Secondary Entry in accordance with City of Palm Springs Standard Drawing No. 205. The centerline of the Secondary Entry shall be located approximately 475 feet east of the centerline of Linden Way as shown on the approved site plan. 7. The Secondary Entry shall be restricted to use by residents, and for use as an emergency access, in a manner acceptable to the Fire Marshall. 8. Construct a Type A curb ramp meeting current California State Accessibility standards on each side of the Emergency Access in accordance with City of Palm Springs Standard Drawing No. 212. 9. Construct a 15 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 201; and construct a 6 inch thick concrete driveway with a centerline located approximately 75 feet west of the east property line, or as required by Riverside County Flood Control & Water Conservation District (RCFC). , The driveway shall be restricted as access for RCFC only, and shall be gated and locked as required by RCFC. Resolution No. 21505 Page 17 10. Construct an 8 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 11. All broken or off grade street improvements shall be repaired or replaced. ON-SITE PRIVATE STREETS 12. Dedicate an easement extending over the private streets for public utility purposes, with the right of ingress and egress for emergency vehicles and personnel. 13. Construct minimum 24 feet wide private streets with 6 inch barrier curb located 12 feet on each side of centerline. The 6 inch barrier curb may be replaced with wedge curb, mow strips or other approved street edge treatment in the private street courtyard areas, as necessary to convey street surface drainage of the on-site streets to the on-site drainage system. 14. Construct a Type B2 gutter, modified to 3 feet wide, along the centerline of the private streets, as well as spandrels and cross gutters necessary to convey street surface drainage of the on-site streets to the on-site drainage system, in accordance with City of Palm Springs Standard Drawing No. 200. 15. Construct a minimum pavement section of 2'/2 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal. The street section shall be inverted, in accordance with the typical sections shown on the approved site plan. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Oeotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. 16. Parking shall be prohibited along both sides of the private streets except for designated parking areas to maintain a 24 feet wide clear two-way travel way. Regulatory Type R26 "No Parking" signs or red curb shall be installed along the private streets as necessary to enforce parking restrictions. A Home Owners Association (HOA) shall be responsible for regulating and maintaining required no parking restrictions, which shall be included in Covenants, Conditions, and Restrictions required for the development. SANITARY SEWER 17. 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. ' 18. An on-site private sewer system shall be constructed to collect sewage from the development and connected to the existing public sewer system. Sewer plans shall be submitted to the Engineering Division for review and approval. Private on-site Resolution No. 21505 Page 18 sewer mains shall conform to City sewer design standards, including construction of 8 inch V.C.P. sewer main and standard sewer manholes. A profile view of the on- ' site private sewer mains is not necessary provided sufficient invert information is provided in the plan view, including elevations with conflicting utility lines. Connection of the on-site private sewer system to the public sewer main shall be connected as a lateral into the existing sewer main located in Matthew Drive and not to an existing manhole or with a new manhole. Plans for sewers other than the private on-site sewer mains, i.e. building sewers and laterals from the buildings to the on-site private sewer mains, are subject to separate review and approval by the Building Division. GRADING 19. The applicant shall obtain approvals to perform off-site grading from the owner of the adjacent property identified as Parcel 3 of Parcel Map 28344 (recorded in Map Book 191, Page 6), and identified by Assessor's Parcel No. 681-170-065. Approvals shall include, but not be limited to, a right-of-entry and permanent slope easement, a maintenance and joint use agreement, or other legally recognized approvals, subject to the review and approval by the City Engineer and/or the City Attorney. Off-site approvals by the adjacent property owner shall be required prior to submittal of a grading plan for this development. 20. Submit a Precise Grading and Paving Plan prepared by a California registered Civil Engineer or qualified Architect 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 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 has 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 Precise Grading and Paving Plan. Resolution No. 21505 Page 19 ' 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 Site Plan; a copy of current Title Report; a copy of Soils Report; a copy of the associated Hydrology Study/Report; and a copy of off- site approvals by the adjacent property owner to perform off-site grading on the adjoining property. 21. The Precise Grading and Paving Plan will not be accepted for review by the City Engineer unless all of the items identified for the first submittal are provided, including off-site approvals by the adjacent property owner to perform off-site grading on the adjoining property. 22. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the public streets, roadways, or gutters. 2:3. 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. 24. In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c), the applicant 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. 25. 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. 26. 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 27. 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, as described in the On-Site Preliminary Hydrology Resolution No. 21505 Page 20 Report for Tentative Tract No. 32826, prepared by Fomotor Engineering, dated January 27, 2005 (as amended). Final retention basin sizing, storm drain pipe ' sizing, and catch basin sizing and other specifications for construction of required on-site storm drainage improvements shall be finalized in the Hydrology Report. 28. The applicant shall be responsible for construction of all required drainage improvements, including but not limited to catch basins and storm drain lines, for drainage of on-site streets into the on-site detention basin, as described in the On- site Preliminary Hydrology Report for Tentative Tract No. 32826, prepared by Fomotor Engineering, dated January 27, 2005 (as amended). 29. The applicant shall install a drywell, or series of drywells, within the detention basin proposed in the development as necessary to collect and percolate stormwater runoff, including nuisance water, from the tributary area within the development that has drainage directed to the basin. The drywell(s) shall be appropriately sized to accommodate the expected daily nuisance water, as well as runoff from ordinary storm events (5-year storm events), unless otherwise approved by the City Engineer. Provisions shall be included in the Covenants, Conditions and Restrictions (CC&R's) for this development that require the routine maintenance of the drywell(s) by the Home Owners Association (HOA), including the right of the City to inspect and require the HOA to remove and replace the drywell(s) if they fail to function, causing stagnant water to accumulate above ground within the basin. The City shall be given the right, in the interest of the public's health, safety, and ' welfare, to order the removal and replacement of drywell(s) in the event the HOA is non-responsive to the City's written notice, with costs to be recovered against the HOA by the City in accordance with state and local laws and regulations. 30. The on-site storm drain system shall be privately maintained by a Home Owners Association (HOA). Provisions for maintenance of the on-site storm drain system acceptable to the City Engineer shall be included in Covenants, Conditions and Restrictions (CC&R's) required for this project. 31. A drainage easement shall be reserved across that portion of the property to be used as an on-site detention basin, limiting its use for drainage purposes in perpetuity. The easement shall be offered to the City of Palm Springs on the final map, but the easement shall be rejected, requiring maintenance of the basin by the Home Owners Association as provided by the Covenants, Conditions and Restrictions (CC&R's) required for this project. 32. Submit flood control improvement plans prepared by a Registered Civil Engineer to Riverside County Flood Control & Water Conservation District (RCFC) for construction of Storm Drain Lateral 41C, along the easterly side of this property, which will be operated and maintained by RCFC. The flood control improvement plans shall be reviewed and approved by RCFC prior to approval of a grading plan ' and issuance of a grading permit by the City. The proposed drainage channel shall be designed in accordance with the preliminary Hydraulic Analysis prepared by Gabel, Cook, and Associates, dated December 30, 2004. The design of Storm Resolution No. 21505 Page 21 Drain Lateral 41C shall reduce flows onto Matthew Drive to the pre-development ' volume and velocity. Release of existing flows onto Matthew Drive shall be allowed, subject to confirmation by RCFC that the pre-development volume and velocity is maintained. The Storm Drain Lateral 41C design shall be subject to the review and approval by RCFC. 33. The applicant shall obtain a drainage easement from the owner of the adjacent property identified as Parcel 10 of Parcel Map 16175 (recorded in Map Book 96, Page 37), and identified by Assessor's Parcel No. 681-170-026, as necessary to construct the Storm Drain Lateral 41C improvements, as identified in the preliminary Hydraulic Analysis prepared by Gabel, Cook, and Associates, dated December 30, 2004, and as required by Riverside County Flood Control & Water Conservation District (RCFC). The easement shall be obtained prior to approval of flood control improvement plans (if required by RCFC), or prior to final map approval. 34. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $7,522 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. 35 The project is subject to drainage implementation fees, however, validated costs incurred by the applicant for design and construction of Storm Drain Lateral 41C may be credited toward the drainage fee otherwise due. In the event validated 1 costs exceed the drainage implementation fee otherwise due, at the request of the applicant, the City may enter into a reimbursement agreement with the applicant for reimbursement of excess costs. Following completion and acceptance of the construction of Storm Drain Lateral 41C by RCFC and the City Engineer, if reimbursement of excess costs is requested in writing by the applicant, the applicant shall submit a formal request for preparation of a Drainage Reimbursement Agreement and a $2,500 deposit for City staff time associated with the preparation of the Drainage Reimbursement Agreement, including City Attorney fees. The applicant shall be responsible for payment of all associated staff time and expenses necessary in the preparation and processing of the Drainage Reimbursement Agreement with the City Council, and shall submit additional deposits as necessary when requested by the City, which are included in the amount that may be reimbursed to the applicant through the Drainage Reimbursement Agreement. The Drainage Reimbursement Agreement is subject to the City Council's review and approval, and its approval is not guaranteed nor implied by this condition. 313. Portions of this property are identified within a 100-year flood zone, Zone AO (Depth 2), as identified by the current Federal Insurance Rate Map (FIRM). The applicant shall comply with all necessary Palm Springs Flood Hazard Ordinance requirements associated with this Flood Zone. ' 37. The applicant shall be required to submit an application and pertinent data to the Federal Emergency Management Agency (FEMA) for FEMA's issuance of a Conditional Letter of Map Revision (CLOMR). A complete application for the Resolution No. 21505 Page 22 CLOMR, including payment of required FEMA application fees, shall be submitted to the City for review and approval, prior to approval of a grading plan. ' 38. The applicant shall be required to construct flood control improvements, as identified and approved by the Federal Emergency Management Agency (FEMA) in its issuance of a Conditional Letter of Map Revision (CLOMR), and submit the necessary documentation and application materials to FEMA for its issuance of a formal Letter of Map Revision (LOMR), which must be received by the City prior to the issuance of a Certificate of Occupancy by the City for structures within the development. GENERAL 39. 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. 40. All proposed utility lines shall be installed underground. 41. 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. 42. 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 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. 43. 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. Resolution No. 21505 Page 23 44. 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. 45. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk and/or curb shall have City approved deep root barriers installed per City of Palm Springs Standard Drawing No. 904. MAP 46. The Tentative Tract Map shows a proposed Lot Line Adjustment with the adjacent property identified as Parcel 3 of Parcel Map 28344 (recorded in Map Book 191, Page 6), and identified by Assessor's Parcel No. 681-170-065. The applicant shall submit an application for a Lot Line Adjustment to the Engineering Division prior to submittal of a final map for review and approval by the City Engineer. The Lot Line Adjustment shall be approved by the City and recorded prior to approval of a final map. 47. The applicant is advised that absent an approved Lot Line Adjustment between the subject property and the adjacent property, as shown on the Tentative Tract Map, the development is subject to re-evaluation by the Department of Planning Services, including, but not limited to, application for a new or revised Tentative Tract Map, and application for a new or revised Planned Development, at the discretion of the Director of Planning Services. 48. 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. An application for a Lot Line Adjustment with the adjacent property, as shown on the Tentative Tract Map, shall be submitted with the Final Map. The Final Map shall be approved by the City Council prior to issuance of building permits. 49. A copy of draft Covenants, Conditions and Restrictions (CC&R's) shall be submitted to the City Engineer for review and approval for any restrictions related to the Engineering Division's recommendations. The CC&R's shall be provided with the first submittal of the final map, and shall be approved by the City Engineer prior to approval of the Final Map. 50. 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 fines; full map annotation consistent with Resolution No. 21505 Page 24 annotation shown on the map; map number; and map file name. G.I.S. data format ' 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 51. Install a street name sign at the intersection of Matthew Drive and the Main Entry in accordance with City of Palm Springs Standard Drawing Nos. 620 through 625. 52. Install a 30 inch stop sign, stop bar, and "STOP" legend for traffic exiting the development at the intersection of each exit onto Matthew Drive, in accordance with City of Palm Springs Standard Drawing Nos. 620-625. 53. 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. 54. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. Waste Disposal 1. Trash cans shall be screened from view and kept within fifty (50) feet of the street. 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. 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) 2. Residential Smoke Detector Installation: Provide Residential Smoke Detectors. Detectors shall receive their primary power from the building wiring, and shall be Resolution No. 21505 Page 25 equipped with a battery backup. (310.9.1.3 CBC) In new construction, detectors shall be interconnected so that operation of any smoke detector causes the alarm in all smoke detectors within the dwelling to sound. (2-2.2.1 NFPA 72) Provide a note on the plans showing this requirement. 3. Fire Sprinklers Required: An automatic fire sprinkler system is required by local ordinance. 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. 4. Fire Department Access: Fire Department Access Roads shall be provided and maintained in accordance with Sections 901 and 902 CFC. (902.1 CFC) 5. Minimum Access Road Dimensions: a. Private streets shall have a minimum width of at least 20 feet, pursuant to California Fire Code 902.1 however, a greater width for private streets may be required by the City engineer to address traffic engineering, parking, and other issues. Generally, for two-way private streets, a minimum width of 24 ' feet will be required, unless otherwise allowed by the City engineer, to the minimum of 20 feet required by the Fire Code. No parking shall be allowed in either side of the roadway. b. Roads must be 30 feet wide when parking is not allowed on only one side of the roadway. 6. Roads must be 40 feet wide when parking is not restricted. 7. 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 45 feet from centerline. The other is a hammerhead turnaround meeting the Palm Springs Public Works and Engineering Department standard dated 9-4-02. 8. Building or Complex Gate Locking Devices: Locked gate(s) shall be equipped with a Knox key switch device or Key box. Boxes shall be mounted at 6 feet above grade. Contact the Fire Department at 760-.323-8186 for a Knox application form. (902.4 CFC) 9. Plot Plan: Prior to completion of the project, a 8.5"x11" plot plan shall be provided ' to the fire department. This shall clearly show all access points, fire hydrants, knox box locations, fire department connections, unit identifiers, main electrical panel locations, sprinkler riser and fire alarm locations. Large projects may require more than one page. Resolution No. 21505 Page 26 10. Water Systems and Hydrants: Underground water mains and fire hydrants shall ' be installed, completed, tested and in service prior to the time when combustible materials are delivered to the construction site. (903 CFC). Prior to final approval of the installation, contractor shall submit a completed Contractor's Material and Test Certificate to the fire department. (9-2.1 NFPA 24) 11. Operational Fire Hydrants: An operational fire hydrant(s) shall be installed within 250' of all combustible construction. No landscape planting, walls, or fencing are permitted within 3 feet of fire hydrants, except groundcover plantings. 12. Fire Extinguisher Requirements: Provide one 2-A:10-B:C portable fire extinguisher for every 75 feet of floor or grade travel distance for normal hazards. Show proposed extinguisher locations on the plans. (1002.1 CFC) Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet above floor level. Preferred location is in the path of exit travel or near an exit door. 13. Fire Flow: The required fire flow for this project is 1500 gallons per minute. END OF CONDITIONS r