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HomeMy WebLinkAbout21680 - RESOLUTIONS - 7/19/2006 ' RESOLUTION NO. 21680 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING A TENTATIVE TRACT MAP 34019, TO SUBDIVIDE APPROXIMATELY 92,862 SQUARE FEET OR 2.13 ACRES, FOR THIRTY-FOUR RESIDENTIAL CONDOMINIUMS, A NINE-ROOM HOTEL, ASSOCIATED LANDSCAPING AND PARKING, LOCATED AT 261 SOUTH BELARDO ROAD, ZONE R-3, SECTION 15. APN: 513-152-010, 513-152-014, 513-152-018, 513-152-019. WHEREAS, Pali-Palm Springs, LLC (the "Applicant) has filed an application with the City pursuant to Section 94-02.00 of the Palm Springs Zoning Code, for a Conditional Use Permit (CUP) for the adaptive reuse of a hotel to condominium and hotel to include a bar and hospitality kitchen as an accessory use, Architectural Approval for exterior modifications and new construction located at 261 South Belardo Road, Zone R-3, Section 15; and WHEREAS, the Orchid Tree Inn complex was listed on the 2004 Citywide Historic Resources Survey, and is considered a Class 3 site; and WHEREAS, on June 14, 2005, the Historic Site Preservation Board reviewed the project ' as a pre-application; and WHEREAS, on June 13, 2006, the Historic Site Preservation Board voted 4-2 to continue the project to the July 11, 2006 meeting for more research to provide any additional documentation for Sections A and B on the site plan; and WHEREAS, on June 28, 2006 the Planning Commission voted 7-0 to continue the project until the July 12, 2006 Commission meeting; and WHEREAS, on July 11, 2006 the Historic Site Preservation Board reviewed the project and voted 5-0 to issue a stay of demolition for the 1915 Craftsman Bungalow; and WHEREAS, notice of public hearing of the Planning Commission of the City of Palm Springs to consider Case No. 6.1085 CUP was given in accordance with applicable law; and WHEREAS, on July 12, 2006, following a public hearing where the Planning Commission considered a staff report and public testimony, both written and oral, the Commission approved Case No. 5.1085 CUP and recommended approval to the City Council of the revised Conditions of Approval and proposed Tentative Tract Map, TTM34019; and Resolution No. 21680 Page 2 of 21 WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to ' consider Tentative Tract Map, TTM34019 was given in accordance with applicable law; and WHEREAS, on July 19, 2006, the City Council reviewed the Tentative Tract Map and action of the RSPB for a Stay of Demolition; and WHEREAS, the project in accordance with the California Environmental Quality Act (CEQA) Guidelines is categorically exempt as an infill project; 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. THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE AS FOLLOWS: Section 1: Pursuant to Section 15332 of the California Environmental Quality Act (CEQA), the proposed project is categorically exempt as an infill project because it is less than five acres, consistent with the General Plan and Zoning Regulations, is not a habitat for endangered species, would not result in any significant environmental effects, and is ' serviced by all utilities and public services. Section 2: The proposed project meets the required Conditional Use Permit findings set forth in Section 94.02.00 of the Palm Springs Zoning Code, as follows: 1. 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. The R-3 zone authorizes incidental or accessory uses that are an integral part of a hotel with less than 100 rooms subject to the approval of a Conditional Use Permit. The Pali-House Hotel proposes 9 rooms with a bar and hospitality kitchen, therefore, the proposed project meets the zoning standards to qualify for a Conditional Use Permit for a bar and hospitality kitchen. 2. That the use is necessary or desirable for the development of the community, is in harmony with the various elements of 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 project site has a General Plan designation of H 43/30 (High Density Residential) which allows, Hotels and similar types of resort housing...with a ' threshold of 30 and a maximum of 43 dwelling units/acre."The proposed project is consistent with this objective because it proposes a bar and accessory kitchen use Resolution No. 21680 Page 3 of 21 that is integrated within the Pali-House Hotel. The hotel was approved with a density of approximately nine units/acre. Therefore, the project is consistent with the objectives of the General Plan. 3. 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 bar and hospitality kitchen will be part of the interior renovation to the Frey building which is the hotel component. The renovated building will comply with the development standards of the R-3 zone with respect to parking, building height, and setbacks. Therefore, the site is adequate in size and shape to accommodate the proposed accessory uses. 4. That the site for the proposed use relates to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use. The subject property is surrounded by streets on three sides with Cahuilla Road to the west, Belardo Road to the east, and Baristo Road to the south. All but Baristo are classified as a collector streets with Baristo classified as a secondary thoroughfare on the General Plan Circulation Map. The traffic anticipated to be generated by the mixed-use proposal is not anticipated to exceed the capacity of the surrounding streets. It is not expected that the bar and kitchen accessory uses will generate enough additional trips to constitute a significant impact to traffic- 5- That the conditions to be imposed and shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare and may include minor modification of the zone's property development standards. The proposed project is an adaptive re-use and reconstruction of a pre-existing structure with accessory uses allowed with a Conditional Use Permit. Conditions of approval are recommended by staff and adopted by Council in order to regulate the operation of the bar and hospitality kitchen. These are generally standard conditions of approval that are intended to condition hours of operation and days per week which minimize impacts that the accessory uses may have on the surrounding neighborhood. Section 3: The proposed project meets the findings set forth in Section 9.62.020 of the Municipal Code (Condominium conversion): ' 'A tentative map, parcel map or final map involving prospective Conversion of one or more existing structures or parcels into a condominium, stock cooperative, or any other form of community ownership, shall be approved only if the proposed condominium use of the property will be in conformity Resolution No. 21680 Page 4 of 21 with the general plan and such conversion conforms to any other ' requirements or restrictions which may be adopted by the city council by ordinance dealing with the conversion of existing structures or parcels of land from rental units to community ownership; and further, only if any structure, parcel or design, if newly constructed as of the date of tentative map approval, could be lawfully constructed in accordance with the applicable zoning regulations, building codes and fire safety codes. A tentative map shall be required for all conversions including those of fewer than five units or parcels except for exceptions and exclusions set forth in the State Subdivision Map Act." (Ord. 1620 § 3, 2002: Ord. 1410 § 7, 1992: Ord. 1145 § 1, 1981: Ord. 1125 § 2 (part), 1981) A conversion from hotel use to condominium use would require that the property comply with all of the development standards for the R-3 Zone and that the conversion comply with the General Plan. The condominium component has been analyzed using both the General Plan policies and objectives and the R-3 development standards outlined in the aforementioned table and are found to be compliant because there are no departures from the requirements and policies. Conditions of Approval are recommended to ensure the project will be constructed in accordance with all codes and regulations. Section 4: The following findings are required for the proposed subdivision pursuant to Section 66474 of the Subdivision Map Act. A discussion of the project follows: ' a. The proposed Tentative Tract Map is consistent with all applicable general and specific plans. The proposed project is consistent with the basic H43/30 General Plan designation as a hotel and high-density residential and resort residential. The proposed density of 9 hotel units and 34 residential dwelling units per acre, including the lots and common area, is within the maximum allowance of 43 hotel units and 30 residential units per acre. Finally, 71% percent of the commercial area and 57% of the residential areas are maintained as open space or private recreational area per Policy 3.8.1 requirement for a minimum of 45% open space. 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 is generally consistent with the stated purpose of promoting and protecting public health, safety, and welfare, and providing for comprehensive and orderly planned use of land resources per Section 91.00.00 of the Zoning Code, because the proposal is an adaptive re-use of an existing site from hotel to condominiums, adding a bar / kitchen within the hotel, the restoration of an Albert Frey building and courtyard bungalows, and the demolition of other existing buildings to construct two story condominium units. The completed project , will consist of a nine-room hotel with a bar / hospitality kitchen, both as accessory Resolution No. 21680 Page 5 of 21 uses to the hotel and thirty-four residential condominium units consistent with the development standards of the R-3 zone. C. The site is physically suited for this type of development. The project site is generally flat with a slight east-west slope, and is located in an area containing urban services, utilities, and streets. d. The site is physically suited for the proposed density of development. The proposed 2.13-acre project site could accommodate an additional 15 residential or an additional 11 commercial units while maintaining the requirement for open space, therefore as proposed is compliant with the proposed density. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The site has been previously developed and is surrounded by urban development for over sixty years. There are no indigenous plant species or endangered wildlife associates with this site. f. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the proposed hotel / residential subdivision includes the provision of public water and sewer systems, and an internal, private street system that provides an orderly system of ordinary and emergency access to the project. 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. There is no known public access across the subject property; therefore, the design of the subdivision will not conflict with easements for access through or use of the property. Any utility easements can be accommodated within the project design. Section 5: Pursuant to Section 8.05.170 of the City's Municipal Code Stay of Demolition: `At any time after the initiation of proceedings for designation of an historic site or district, the historic site preservation board may, upon its own motion or upon the application of any interested person, issue an order staying any proposed or threatened demolition or alteration of the exterior of any structure within or upon such proposed site. Such stay order shall be effective for no longer than one hundred twenty days, and is intended to afford time for necessary studies, hearings and determination whether such site should be designated as an historic site. Such stay order may be extended once for a period not to exceed sixty days. (Ord. 1140 § I (part), 1981. " I I Resolution No. 21680 Page 6 of 21 The City Council upholds the 120-day Stay of Demolition and approves the subsequent ' demolition after the stay expires. ADOPTED, this 19th day of July, 2006. David H. Ready, City M er ATTEST: Clerk 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. 21680 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 July 19, 2006, by the following vote: AYES: Councilmember McCulloch, Councilmember Mills, Councilmember Pougnet, and Mayor Oden. NOES: Mayor Pro Tern Foat. ABSENT: None. ABSTAIN: None. Ames Thompson, City Clerk City of Palm Springs, California 1 I Resolution No. 21680 Page 7 of 21 Case No. 5.1085 TTM34019 Pali-House 261 South Belardo Road Planning Commission July 12, 2006 CONDITIONS OF APPROVAL Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning 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 5.1085 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. Resolution No. 21680 Page 8 of 21 3. That the property owner(s) and successors and assignees in interest shall maintain ' and repair the improvements including and without limitation sidewalks, bikeways, parkways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. 4. Pursuant to Fish and Game Code Section 711.4 a filing fee of $64.00 is required. This project has a de minimus impact on fish and wildlife, and a Certificate of Fee Exemption shall be completed by the City and two copies fled with the County Clerk. This application shall not be final until such fee is paid and the Certificate of Fee Exemption is filed. Fee shall in the form of a money order or cashier's check payable to Riverside County. CC&R's 5. 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&R's shall be submitted with a list of the adopted conditions of approval and an indication of where applicable conditions are addressed in the CC&R's. The CC&R's shall be enforceable by the City, shall not be amended without City approval, shall require maintenance of all property in a good condition and in accordance with all ordinances. 6. The applicant shall submit to the City of Palm Springs, a deposit in the amount of $3500, 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. 7. The CC&R's shall have a disclosure statement regarding the location of the project relative to roadway noise, City special events, roadway closures for special events and other activities which may occur in the Central Business District, Desert Museum and Desert Fashion Plaza. Said disclosure shall inform perspective buyers about traffic, noise and other activities which may occur in this area. Cultural Resources 8. Given that portions of the project area are near an alluvial formation, the ' possibility of buried resources is increased. A Native American Monitor shall be present during all ground-disturbing activities. Resolution No. 21680 Page 9 of 21 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. Final Design 9. 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. 10. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00, Outdoor Lighting Standards, shall be submitted for review and approval by the Director of Planning 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. 11. The project is subject to the recommendations and conditions imposed by the Architectural Advisory Committee and Planning Commission. Public Safety CF❑ 12. The Project will bring 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 Resolution No. 21680 Page 10 of 21 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 13. Architectural approval shall be valid for a period of two (2) years. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. 14. 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. 15. The appeal period for a Conditional Use Permit application is 15 calendar days from the date of project approval. Permits will not be issued until the appeal period has concluded. 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. 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 awnings shall be maintained and periodically cleaned. 22. All roof mounted mechanical equipment shall be screened from all possible ' vantage points both existing and future per Section 9303.00 of the Zoning Ordinance. The screening shall be considered as an element of the overall Resolution No. 21680 Page 11 of 21 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. 23. 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. 24. Perimeter walls shall be designed, installed and maintained in compliance with the corner cutback requirements as required in Section 9302.00.D. 25. 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. 26. The street address numbering/lettering shall not exceed eight inches in height. 27. 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. 28. Submit plans meeting City standard for approval on the proposed trash and recyclable materials enclosure prior to issuance of a building permit. 29. Details of pool fencing (material and color) and equipment area shall be submitted with final landscape plan. 30. No sirens, outside paging or any type of signalization will be permitted, except approved alarm systems. 31. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. 32. Vehicles associated with the operation of the proposed development including company vehicles or employees vehicles shall not be permitted to park off the proposed building site unless a parking management plan has been approved. 33. Prior to the issuance of building permits, locations of all telephone and electrical boxes must be indicated on the building plans and must be completely screened and located in the interior of the building. Electrical transformers must be located toward the interior of the project maintaining a sufficient distance from the frontage(s) of the project. Said transformer(s) must be adequately and decoratively screened. Resolution No. 21680 Page 12 of 21 34. The applicant shall provide all tenants with Conditions of Approval of this project. , 35. The existing on site bay parking spaces and drive aisle may serve as the project loading zone subject to change if there is any adverse impact to adjacent public ROW. 36. Standard parking spaces shall be 17 feet deep by 9 feet wide; compact sized spaces shall be 15 feet deep by 8 feet wide. Handicap parking spaces shall be 18 feet deep by 9 feet wide plus a 5 foot walkway at the right side of the parking space; two (2) handicap spaces can share a common walkway. One in every eight (8) handicap accessible spaces, but not less than one (1), shall be served by an 8 foot walkway on the right side and shall be designated as "van accessible". 37. Handicapped accessibility shall be indicated on the site plan to include the location of handicapped parking spaces, the main entrance to the proposed structure and the path of travel to the main entrance. Consideration shall be given to potential difficulties with the handicapped accessibility to the building due to the future grading plans for the property. 38. Compact and handicapped spaces shall be appropriately marked per Section 93.06.00.C.10. 39. Curbs shall be installed at a minimum of five (5) feet from face of walls, fences, buildings, or other structures. Areas that are not part of the maneuvering area shall have curbs placed at a minimum of two (2) feet from the face of walls, fences or buildings adjoining driveways. 40. Parking lot light fixtures shall align with stall striping and shall be located two to three feet from curb face. 41. Islands of not less than 9 feet in width with a minimum of 6 feet of planter shall be provided every 10 parking spaces. Additional islands may be necessary to comply with shading requirements. 42. Shading requirements for parking lot areas as set forth in Section 9306.00 of the Zoning Ordinance shall be met. Details to be provided with final landscape plan. 43. Parking stalls shall be delineated with a 4 to 6 inch double stripe - hairpin or elongated "U" design. Individual wheel stops shall be prohibited; a continuous 6" barrier curb shall provide wheel stops. 44. Concrete walks with a minimum width of two (2) feet shall be installed adjacent to end parking spaces or end spaces shall be increased to eleven (11) feet wide. ' 45. Tree wells shall be provided within the parking lot and shall have a planting area of six feet in diameter/width. Resolution No. 21680 Page 13 of 21 POLICE DEPARTMENT 46, Developer shall comply with Article II of Chapter 8.04 of the Palm Springs Municipal Code. BUILDING DEPARTMENT 47. Prior to any construction on-site, all appropriate permits must be secured. ADA COORDINATOR 48. Disabled parking spaces require an 8 foot wide access aisle to meet the "van accessible" requirements and 5 foot wide access aisles for non-van spaces. The spaces must be located near primary entrances of the building they serve — CBC code 1129.8.4. 49. An 8 foot 2 inch high clearance is required for disabled parking for van clearance. 50. All disabled parking spaces are required to provide distinguishing signs and the words "NO PARKING" which are to be painted within the access aisles. 51. Accessibility for Group R Occupancies (Hotels, Motels, Inn's etc ) CBC Code 1111 B,4.2 requires at least one room with a roll in shower if there are from 0 to 25 total rooms. The plans do show two accessible rooms with bath tubs and two accessible rooms with showers. The question is if these are "roll in showers' that can accommodate a wheelchair user. 52. All recreational facilities including swimming pools are required to be accessible CBC code 1111 B.3. FIRE 53. Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System is required for all buildings over 3000 sq ft, including the Frey building. 54. Smoke detector Installation: Provide 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) ' 55. 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. Resolution No, 21680 Page 14 of 21 Show proposed extinguisher locations on the plans. (1002.1 CFC) Extinguishers , shall be mounted in a visible, accessible location no more than 5 feet above floor level. Preferred location is in the path of exit travel near an exit door. 56. 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. 57. 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. 58. Fire Alarm System: Fire Alarm System required. Installation shall comply with the requirements of NFPA 72. 59, Parking Structure: Capable of supporting a vehicle weighing 20,000 pounds and 8'6" in height. A Class III Standpipe system is required and shall be installed in accordance with the 98 CFC, Art, 10, Sec. 1004, and 98 CBC, Ch, 9, Std. 9-2 and ' Sec. 903, Hose will not be required. ENGINEERING 60. The Engineering Division recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances. 61. Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS 62. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. 63. Submit street improvement plans prepared by a registered California civil engineer to the Engineering Division. The plans shall be approved by the City Engineer prior to issuance of any building permits. BELARDO ROAD 64. Remove the existing curb and gutter located 28 feet west of centerline (including ' the curb and gutter taper), and replace with a 6 inch curb and gutter located 20 Resolution No. 21680 Page 15 of 21 feet west of centerline adjacent to the parcel identified by APN 513-151-041, in accordance with City of Palm Springs Standard Drawing No. 200. 65. Remove the existing curb and gutter located adjacent to the parcel identified by APN 513-151-040 and construct an appropriate taper to match the curb and gutter located at 20 feet west of centerline, as approved by the City Engineer. 66. Remove the existing street improvements as necessary to construct a 26 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 201. The centerline of the driveway approach shall be located a minimum of 19 feet from the north property line. 67. Remove the existing street improvements as necessary to construct two driveway approaches to accommodate bay parking stalls along the Belardo Road frontage in accordance with City of Palm Springs Standard Drawing No. 201. Bay parking stalls shall be located on-site, behind sidewalk, and not within public right-of-way. A 4 feet wide sidewalk shall be constructed between the top of the driveway approach and the back of the bay parking stalls, as indicated in Standard Drawing No. 201, unless an alternative pedestrian path of travel is provided on site in front of the bay parking stalls, subject to the review and approval of the ADA Coordinator and City Engineer. An on-site pedestrian path of travel shall be accessible, and located within a public sidewalk easement dedicated to the City. 68. Remove the existing sidewalk adjacent to the parcel identified by APN 513-151- 041, and construct an 8 feet wide sidewalk along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 69. Construct pavement with a minimum pavement section of 3 inches asphalt concrete pavement over 6 inches crushed miscellaneous base with a minimum sub grade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to clean saw cut edge of pavement along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. 70. All broken or off grade street improvements shall be repaired or replaced. CAHUILLA ROAD 71. Condition #71 was deleted: Dedieate_ail-eater^^^+r � along the haek-of 44ke proposed ,-Ire a_ppFr�^_-"_-_ -��ss. ' 72. Remove the existing street improvements as necessary to construct a 6 inch curb and gutter, located 20 feet east of centerline along the entire frontage, in accordance with City of Palm Springs Standard Drawing No. 200. Resolution No.21680 Page 16 of 21 73. Remove the existing street improvements as necessary to construct two driveway ' approaches to accommodate bay parking stalls along the Cahuilla Road frontage as shown on the approved site plan, in accordance with City of Palm Springs Standard Drawing No. 201. The proposed bay parking stalls shall be relocated on-site, behind sidewalk, and not within public right-of-way. A 4 feet wide sidewalk shall be constructed between the top of the driveway approach and the back of the bay parking stalls, as indicated in Standard Drawing No. 201. 74. Condition 74 was deleted. Remave­-4he­e ^ ^pr��,? as- necessary to r . a 5 r--4 :"lido side ial.k. hnh4+.1 {Ivy nr,rb—akm +he-epti;e Crr.n4....e 'n ....rn rrl ­i-inhTvitTof �.-.I'r�.m vpm'iypic+TtttO�r�-Dfa '!.... Alr�-.v_z*o_ 75. Construct pavement with a minimum pavement section of 2Y2 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum sub grade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to clean saw cut edge of pavement along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 305. 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. 76. All broken or off grade street improvements shall be repaired or replaced. BARISTO ROAD 77. All broken or off grade street improvements shall be repaired or replaced. SANITARY SEWER 78. All sanitary facilities shall be connected to the public sewer system. New laterals shall not be connected at manholes. 79. The on-site private sewer system shall not connect to any existing sewer manhole within Belardo Road, Cahuilla Road, or Baristo Road. The on-site sewer system shall connect to the sewer main with a standard sewer lateral connection in accordance with City of Palm Springs Standard Drawing No. 405. 80. 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. GRADING ' Resolution No. 21680 Page 17 of 21 B 81.Submit a Precise Grading and Paving Plan prepared by a California registered civil engineer to the Engineering Division for review and approval. The Precise Grading and Paving Plan shall be approved by the City Engineer prior to issuance of grading permit. 82. 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 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 Precise Grading and paving plan. 83. The first submittal of the Precise Grading and Paving Plan shall include the following information: a copy of final approved conformed copy of Conditions of Approval; a copy of a final approved conformed copy of the Tentative Tract Map; a copy of current Title Report; a copy of Soils Report; and a copy of a Hydrology Study. 84. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the public streets, roadways, or gutters. 85. A National Pollutant Discharge Elimination System (NPDES) storm water 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 issuance of a grading permit. 86. 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/blows and relating to this property and development. ' 87. 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 Resolution No. 21680 Page 18 of 21 Building Department and to the Engineering Division prior to approval of the ' Grading Plan. 88. 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). DRAINAGE 89. This project may be required to install measures in accordance with applicable National Pollution Discharge Elimination System (NPDES) Best Management Practices (BMP's) included as part of the NPDES Permit issued for the Whitewater River Region from the Colorado River Basin Regional Water Quality Control Board (RWQCB). The applicant is advised that installation of BMP's, including mechanical or other means for pre-treating storm water runoff, may be required by regulations imposed by the RWQCB. It shall be the applicant's responsibility to design and install appropriate BMP's, in accordance with the NPDES Permit, that effectively intercept and pre-treat storm water runoff from the project site, prior to release to the City's municipal separate storm sewer system ("MS4"), to the satisfaction of the City Engineer and the RWQCB. If required, such measures shall be designed and installed on-site; and provisions for perpetual maintenance of the measures shall be provided to the satisfaction of the City Engineer, including provisions in Covenants, Conditions, and Restrictions (CC&R's) required for the development. 90. Provisions for the interception of nuisance water from entering adjacent public streets from the project site shall be provided through the use of a minor storm drain system that collects and conveys nuisance water to landscape or parkway areas, and in only a storm water runoff condition, passes runoff directly to the streets through parkway or under sidewalk drains. The applicant shall submit a Hydrology Study that demonstrates how on-site nuisance water runoff will be effectively intercepted on-site prior to release to the adjacent public right-of-way. 91. No drywells or bubbler boxes shall be located within the public right-of-way. All on-site storm drain improvements shall be located on-site, and privately maintained. Provisions for maintenance of the on-site storm drain system acceptable to the City Engineer shall be included in the Covenants, Conditions ' and Restrictions (CC&R's) required for this project. Resolution No. 21680 Page 19 of 21 ON-SITE 92. For on-site bay parking in residential and commercial zones, paving material shall be decorative paving, colored and/or patterned to relate to the overall design in accordance with Zoning Code 93.06.00.C.15.e. 93. The minimum pavement section for all on-site pavement shall be 2'/z inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum sub grade of 24 inches at 95% relative compaction, or equal. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. GENERAL 94. Any utility trenches or other excavations within existing asphalt concrete pavement of off-site streets required by the proposed development shall be back-filled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. The developer 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. 95. All proposed utility lines shall be installed underground. 96. In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal Code, all existing and proposed electrical lines of thirty-five thousand volts or less and overhead service drop conductors, and all gas, telephone, television cable service, and similar service wires or lines, which are on-site, abutting, and/or transecting, shall be installed underground unless specific restrictions are shown in General Orders 95 and 128 of the California Public Utilities Commission, and service requirements published by the utilities. The existing overhead utilities across the west property line meet the requirement to be installed underground. A letter from the owners of the affected utilities shall be submitted to the Engineering Division prior to approval of a grading plan, informing the City that they have been notified of the City's utility undergrounding requirement and their intent to commence design of utility undergrounding plans. As soon as available, a plan shall be submitted to the Engineering Division identifying all above ground Resolution No. 21680 Page 20 of 21 facilities in the area of the project to be undergrounded. Undergrounding of ' existing overhead utility lines shall be completed prior to issuance of a certificate of occupancy. 97. All existing utilities shall be shown on the Grading Plan required for the project. The existing and proposed service laterals shall be shown from the main line to the property line. 98. 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. 99. 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. 100. Nothing shall be constructed or planted in the corner cut-off area of any intersection or 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. 101. 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 102. 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 there from, and copies of record documents shall be submitted with the Final Map to the Engineering Division as part of the review of the Map. The Final Map shall be approved by the City Council prior to issuance of building permits. 103. A copy of draft Covenants, Conditions and Restrictions (CC&R's) shall be submitted to the City Attorney for review and approval for any restrictions related to the Engineering Division's recommendations. The CC&R's shall be approved by the City Attorney prior to approval of the Final Map. 104_ 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 Resolution No.21680 Page 21 of 21 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 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 105. A minimum of 48 inches of clearance shall be provided on all 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 along the Belardo Road, Cahuilla Road, and Baristo Road frontages of the subject property. 106. All damaged, destroyed, or modified pavement legends, traffic control devices, signing, striping, and street lights, associated with the proposed development shall be replaced as required by the City Engineer prior to issuance of a Certificate of Occupancy. 107. 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. 108. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit.