HomeMy WebLinkAbout21740 - RESOLUTIONS - 10/18/2006 RESOLUTION NO. 21740
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS CALIFORNIA, APPROVING TENTATIVE
TRACT MAP 34933 TO DIVIDE AIRSPACE FOR A ONE
LOT CONDOMINIUM MAP TO CONSTRUCT TWELVE
RESIDENTIAL CONDOMINIUM UNITS LOCATED AT 720
AND 750 SOUTH CALLE PALO FIERRO, ZONE R-3,
SECTION 23.
WHEREAS, The applicants Five Star Property Development, LLC., filed an application
for a Tentative Tract Map 34933 and an application for Architectural Review, Case
3.2934 to allow construction of twelve condominium units and associated parking and
landscape, APN: 508-181-017 and 508-181-018; and
' 'WHEREAS, On July 24, 2006 the Architectural Advisory Committee (AAC) reviewed the
architecture and voted 7-0 to recommend approval of the project; and
' WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm
Springs to consider Case 3.2934 and TTM34933, was given in accordance with
applicable law; and
WHEREAS, on September 27, 2006 a public hearing to consider Case No. 3.2934 /
TTM34933, a request to divide airspace for a one lot condominium map to allow
construction of twelve condominium maps, was held by the Planning Commission in
accordance with applicable law, and
WHEREAS, On September 27, 2006 The Planning Commission reviewed the Major
Architectural and TTM application, and voted 6-0, (1 abstention), (Hochanadel), for
architectural approval to construct twelve condominium units with a recommendation
that the City Council approve Tentative Tract Map, TTM34933; and
WHEREAS, notice of a public hearing of the City Council of the City of Palm Springs to
consider Case 3.2934 and TTM34933, was given in accordance with applicable law;
and
WHEREAS, on October 18, 2006, a public hearing on the application for Tentative
Parcel Map 32934 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, in accordance with Section 15332 of the CEQA guidelines, the project is
considered a Class 32 in-fill development, meeting the conditions of exemption because
Resolution No. 21740
Page 2
the project is consistent with the applicable policies of the general plan and zoning '
designation and regulations, the project is less than five acres, the project is not
considered a habitat for endangered, rare or threatened species, approval of the project
would not result in any significant effects relating to traffic, noise, air quality, or water
quality, and the site can be served by all utilities; 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, all written and oral testimony presented.
THE CITY COUNCIL HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to Section 15332 of The California Environmental Quality Act,
CEQA, the City Council finds that the project is considered a Class 32 in-
fill development, meeting the conditions of exemption because the project
is consistent with the applicable policies of the general plan and zoning
designation and regulations, the project is less than five acres, the project
is not considered a habitat for endangered, rare or threatened species,
approval of the project would not result in any significant effects relating to
traffic, noise, air quality, or water quality, and the site can be served by all
utilities.
Section 2: Pursuant to Section 66474 of the Subdivision Map Act, the City Council '
finds that:
a. The proposed Tentative Tract Map is consistent with all applicable general and
specific plans.
The proposed Tentative Tract Map is consistent with the goals and objectives of
the proposed H 43/21 High-Density Residential, General Plan designation, which
governs the subject property. General Plan density allows the development of a
threshold of fifteen and a maximum of twenty-one residential dwelling units per
acre for the H-43/21 designation. The overall density of the proposed
development is twelve dwelling units per acre. Per Objective 3.8, appropriate
development in this designation includes mixed-use residential / commercial
development in conjunction with adjacent commercial properties. The project
proposes multifamily condominium units amongst adjacent commercial
properties and the density is lower than the allowable amount.
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 of the right-of-zone project are
consistent with the proposed R-3 zone in which the property for the proposal is '
located.
Resolution No. 21740
Page 3
C. The site is physically suited for this type of development.
The site is vacant, rectangular, relatively flat, and measures approximately 0.69-
acres, which is large enough to accommodate the proposal applying the required
density and development standards.
d. The site is physically suited for the proposed density of development.
The proposed 0.09-acre development area of project site can accommodate
fourteen condominium units and twelve are proposed without significant grading,
The site abuts an improved public street with existing utilities, and the site is
accessed by a local street.
e. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
The proposal is considered categorically exempt as an infill project according to
the California Environmental Act, CEQA and is not considered a habitat for fish,
wildlife.
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 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 does not include easements for access through or
use of the property. The design of the subdivision accommodates the existing and
proposed drainage way.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City
Council approves TTM34933, subject to the conditions of approval attached herein as
Exhibit A.
A
Resolution No. 21740
Page 4
ADOPTED, this 181h day of October 2006.
❑avid H. Ready, City er
ATTEST:
JaiWes Thompson, City 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. 21740 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 the 18th of October, 2006, by '
the following vote:
AYES: Councilmember McCulloch, Councilmember Mills, Councilmember
Pcugnet, and Mayor Oden.
NOES: None.
ABSENT: Mayor Pro Tern Foat.
ABSTAIN: None.
rfies Thompson, CityThompson, City Clerk
'� ity of Palm Springs, California
Resolution No. 21740
Page 5
EXHIBIT A
Case No. 3.2934 TTM34933
Ironwood Condominiums
720 and 750 South Calle Palo Fierro
City Council Meeting
' October 18, 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 3.2934. 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. 21740
Page 6
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. 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 112% for commercial or industrial projects,
1/4% for new residential subdivisions, or 1/4% 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.
5. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government
Code Section 66477 (Quimby Act), all residential development shall be required
to contribute to mitigate park and recreation impacts such that, prior to issuance
of residential building permits, a parkland fee or dedication shall be made.
Accordingly, all residential development shall be subject to parkland dedication
requirements and/or park improvement fees. The parkland mitigation amount
shall be based upon the cost to acquire and fully improve parkland. The
applicant shall submit a property appraisal to the Planning Services Department
for the purposes of calculating the Park Fee. The Park Fee shall be payable
prior to the issuance of building permits.
CC&R's
6. 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
Resolution No. 21740
Page 7
require maintenance of all property in a good condition and in accordance with
all ordinances,
7. 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 of
$631.00, 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.
8. 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
9. Prior to any ground disturbing activity, including clearing and grubbing,
• installation of utilities, and/or any construction related excavation, an
Archaeologist qualified according to the Secretary of the Interior's Standards
and Guidelines, shall be employed to survey the area for the presence of
cultural resources identifiable on the ground surface.
10. Given that portions of the project area are within an alluvial formation, the
possibility of buried resources is increased_ A Native American Monitor shall
be present during all ground-disturbing activities.
11.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 and
Zoning 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.
12.b)_ Two copies of any cultural resource documentation generated in
connection with this project, including reports of investigations, record search
results and site records/updates shall be forwarded to the Tribal Planning,
Building, and Engineering Department and one copy to the City Planning and
Zoning Department prior to final inspection.
Resolution No. 21740
Page 8
Final Design '
13. 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.
14. An exterior lighting plan in accordance with Zoning Ordinance Section
9321.00, 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. 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.
17. The appeal period for a MAJ application is 15 calendar days from the date of
project approval. Permits will not be issued until the appeal period has
concluded.
Resolution No. 21740
Page 9
18. The project is subject to the City of Palm Springs Water Efficient Landscape
1 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.
19. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan
shall be submitted and approved by the Building Official. Refer to Chapter 8.50
of the Municipal Code for specific requirements.
20. The grading plan shall show the disposition of all out and fill materials. Limits of
site disturbance shall be shown and all disturbed areas shall be fully restored or
landscaped.
21. All materials on the flat portions of the roof shall be earth tone in color.
22, All awnings shall be maintained and periodically cleaned.
23. 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
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.
24. 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.
25. Perimeter walls shall be designed, installed and maintained in compliance with
the corner cutback requirements as required in Section 9302.00.D.
26. 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.
27. The street address numbering/lettering shall not exceed eight inches in height.
28. 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.
29, Submit plans meeting City standard for approval on the proposed trash and
recyclable materials enclosure prior to issuance of a building permit.
Resolution No. 21740
Page 10
30. Details of pool fencing (material and color) and equipment area shall be '
submitted with final landscape plan.
31. No sirens, outside paging or any type of signalization will be permitted, except
approved alarm systems.
32. No outside storage of any kind shall be permitted except as approved as a part
of the proposed plan.
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.
34. The applicant shall provide all tenants and owners with Conditions of Approval
of this project.
35. 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."
36. 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.
37. Handicapped spaces shall be appropriately marked per Section 93.06.00.C.10.
38. 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.
WASTE DISPOSAL
39. Trash cans shall be screened from view and kept within fifty (50) feet of the ,
street.
Resolution No. 21740
Page 11
POLICE DEPARTMENT
40. Developer shall comply with Article II of Chapter 8.04 of the Palm Springs
Municipal Code.
BUILDING DEPARTMENT
41. Prior to any construction on-site, all appropriate permits must be secured.
FIRE
Public Safety CFD
42. 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.
43. Premises Identification: Approved numbers or addresses shall be provided
for all new and existing buildings in such a position as to be plainly visible and
legible from the street or road fronting the property. (901.4.4 CFC) Show
location of address on plan elevation view. Show requirement and dimensions
of numbers in plan notes. Numbers shall be a minimum 4 inches, and of
contrasting color to the background.
44. Plot Plan: Prior to completion of the project, a 8.5"x11" plot plan and an
electronic CAD version 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.
45. Fire Sprinklers Required: An automatic fire sprinkler system is required by
local ordinance.
46. Fire Hydrant & FDC Location: A commercial fire hydrant is required within 30
feet of the Fire Department Connection (FDC). Fire Hose must be protected
Resolution No. 21740
Page 12
from vehicular traffic and shall not cross roadways, streets, railroad tracks or
driveways or areas subject to flooding or hazardous material or liquid releases. '
47. Residential Smoke Detector Installation With Fire Sprinklers: Provide
Residential Smoke Detectors (FIREX # 0498 accessory module connected to
multi-station FIREX smoke detectors or equal per dwelling and fire sprinkler
flow switch). Detectors shall receive their primary power from the building
wiring, and shall be equipped with a battery backup. (310.9.1.3 CBC) In new
construction, detectors shall be 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.
48. Fire Department Access: Fire Department Access Roads shall be provided
and maintained in accordance with Sections 901 and 902 CFC. (902.1 CFC)
49, Minimum Access Road Dimensions:
50. 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. 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.
51. Roads must be 30 feet wide when parking is not allowed on only one side of
the roadway.
52. Roads must be 40 feet wide when parking is not restricted.
53. Based on the median requirements fire department will require both left and
right turn access to this development.
54. Road Design: Fire apparatus access roads shall be designed and constructed
as all weather capable and able to support a fire truck weighing 73,000 pounds
GVW. (902.22.2 CFC) The minimum inside turning radius is 30 feet, with an
outside radius of 45 feet.
55. Access: Fire department access roads shall be provided so that no portion of
the exterior wall of the first floor of any building will be more than 150' from
such roads. CFC 902.2.1
56, Vertical Fire Apparatus Clearances: Palm Springs fire apparatus require an
unobstructed vertical clearance of not less than 13 feet 6 inches. (902.2.2.1
CFC) '
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Page 13
57. 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)
58. Access During Construction: Access for firefighting equipment shall be
provided to the immediate job site at the start of construction and maintained
until all construction is complete. Fire apparatus access roads shall have an
unobstructed width of not less than 20 feet and an unobstructed vertical
clearance of not less than 13'6". Fire Department access roads shall have an
all weather driving surface and support a minimum weight of 73,000 lbs. (Sec.
902 CFC)
59. Water Supply: The water supply and location/s of fire hydrants must be
approved prior to any work being performed on the job site. (903.1 CFC)
60. Operational Fire Hydrants: An operational fire hydrant(s) shall be installed
within 250' of all combustible construction. No landscape planting, walls, or
fencing is permitted within 3 feet of fire hydrants, except groundcover plantings.
(1001.7.2 CFC)
61. Fire Flow: Fire flow for this project is estimated to be 1500 GPM.
62. Trash Container Protection: If trash container space is within 5 feet of a
building wall provide information on the type and size of trash container to be
stored there. If it is a dumpster with a capacity of 1.5 cubic yards or greater,
then the container must be protected by an approved automatic fire sprinkler.
(1103.2.2 CFC)
63. 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 along the path of exit travel or near an
exit door. Extinguishers located outdoors must be installed in weather and
vandal resistant cabinets approved for this purpose.
64. Fencing Required: Construction site fencing with 20 foot wide access gates is
required for all combustible construction over 5,000 square feet. Fencing shall
remain intact until buildings are stuccoed or covered and secured with lockable
doors and windows. (8.04.260 PSMC)
ADA
1 65. The main entrance into each ground floor unit is required to be accessible
without any stairs to allow people with mobility impairments easy access.
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Page 14
66. The access aisles serving both disabled parking spaces are required to have
the words "NO PARKING' painted within them to comply with CBC 1129B.1&2. '
ENGINEERING
STREETS
67.Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
68. Submit street improvement plans prepared by a California registered Civil
Engineer to the Engineering Division. The plans shall be approved by the City
Engineer prior to issuance of any building permits.
69. The applicant shall be required to construct asphalt concrete paving for streets
in two separate lifts. The final lift of asphalt concrete pavement shall be
postponed until such time that on-site construction activities are complete, as
may be determined by the City Engineer. Paving of streets in one lift prior to
completion of on-site construction will not be allowed, unless prior authorization
has been obtained from the City Engineer. Completion of asphalt concrete
paving for streets prior to completion of on-site construction activities, if
authorized by the City Engineer, will require additional paving requirements
prior to acceptance of the street improvements, including, but not limited to: '
removal and replacement of damaged asphalt concrete pavement, overlay,
slurry seal, or other repairs, as required by the City Engineer.
CALLE PALO FIERO
70. Dedicate an easement 2 feet wide along the back of the driveway approaches
for sidewalk purposes.
71. Construct a 6 inch curb and gutter, 18 feet east of centerline along the entire
frontage, in accordance with City of Palm Springs Standard Drawing No. 200.
72. Construct a 24 feet wide driveway approach in accordance with City of Palm
Springs Standard Drawing No. 201 with a centerline located 18 feet north of the
south property line.
73. Construct a 20 feet wide driveway approach at the intersection of Calle Palo
Fierro and the public alley in accordance with City of Palm Springs Standard
Drawing No. 201.
74. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210.
1
Resolution No. 21740
Page 15
75. Construct pavement with a minimum pavement section of 2'Y2 inches asphalt
concrete pavement over 4 inches crushed miscellaneous base with a minimum
subgrade of 24 inches at 95% relative compaction, or equal, from edge of
proposed gutter to clean sawcut edge of pavement along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 110 and 300. If an
alternative pavement section is proposed, the proposed pavement section shall
be designed by a California registered Geotechnical Engineer using "R" values
from the project site and submitted to the City Engineer for approval.
PUBLIC ALLEY
76. Construct a Type B2 gutter, modified to 3 feet wide, along the centerline of the
public alley from Calle Palo Fierro along the entire frontage, in accordance with
City of Palm Springs Standard Drawing No. 200.
77. 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, through the full width of the
public alley (20 feet wide excluding the gutter at centerline) along the entire
frontage. 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.
ON-SITE
78. The minimum pavement section for all on-site pavement shall be 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. 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.
79. Parking shall be restricted along the drive aisle as necessary 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 south side of the drive aisle as necessary
to enforce parking restrictions. A Home Owners Association shall be
responsible for regulating and maintaining required no parking restrictions,
which shall be included in Covenants, Conditions, and Restrictions required for
the development.
80. An accessible pedestrian path of travel shall be provided throughout the
development, as may be required by applicable state and federal laws. An
accessible path of travel shall be constructed of Portland cement concrete,
unless alternative materials meeting state and federal accessibility standards is
approved by the City Engineer.
Resolution No. 21740
Page 16
SANITARY SEWER
81. All sanitary facilities shall be connected to the public sewer system. New '
laterals shall not be connected at manholes.
82. 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
83. Submit a Precise Grading and Paving Plan prepared by a California registered
civil engineer to the Engineering Division for review and approval. A Fugitive
Dust Control Plan shall be prepared by the applicant and/or its grading
contractor and submitted to the Engineering Division for review and approval.
The applicant and/or its grading contractor shall be required to comply with
Chapter 8.50 of the City of Palm Springs Municipal Code, and shall be required
to utilize one or more "Coachella Valley Best Available Control Measures" as
identified in the Coachella Valley Fugitive Dust Control Handbook for each
fugitive dust source such that the applicable performance standards are met.
The applicant's or its contractor's Fugitive Dust Control Plan shall be prepared
by staff that has completed the South Coast Air Quality Management District '
(AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or its
grading contractor shall provide the Engineering Division with current and valid
Certificate(s) of Completion from AQMD for staff that have completed the
required training. For information on attending a Fugitive Dust Control Class
and information on the Coachella Valley Fugitive Dust Control Handbook and
related "PM10" Dust Control issues, please contact AQMD at (909) 396 3752,
or at www.AQMD.gov. A Fugitive Dust Control Plan, in conformance with the
Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and
approved by the Engineering Division prior to approval of the Grading plan. The
Precise Grading and Paving Plan shall be approved by the City Engineer prior
to issuance of grading permit.
a. 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 or site plan; a copy of current Title Report; a copy of
Soils Report; and a copy of the associated Hydrology Study/Report.
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 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
Resolution No. 21740
Page 17
proposed development. A copy of the soils report shall be submitted to the
Engineering Division with the first submittal of a grading plan.
86. 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 Rough
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
87. All stormwater runoff passing through the site shall be accepted and conveyed
across the property in a manner acceptable to the City Engineer. For all
stormwater runoff falling on the site, on-site retention or other facilities
approved by the City Engineer shall be required to contain the increased
stormwater runoff generated by the development of the property. Provide a
hydrology study to determine the volume of increased stormwater runoff due to
development of the site, and to determine required stormwater runoff mitigation
measures for the proposed development. Final retention system sizing and
other stormwater runoff mitigation measures shall be determined upon review
and approval of the hydrology study by the City Engineer and may require
redesign or changes to site configuration or layout consistent with the findings
of the final hydrology study. On-site open space, in conjunction with dry wells
and other subsurface solutions should be considered as alternatives to using
landscaped parkways for on-site retention.
88. The applicant is advised that an underground retention system may preclude
the ability to install appropriate landscaping as may be required by the
Department of Planning Services. An underground retention system shall be
designed at a sufficient depth to allow typical landscape planting, including
trees, and in a manner that does not interfere with the ability of the system to
receive runoff in the future.
89. An underground retention system shall be installed on-site and not within the
public right-of-way. An underground stormwater retention system shall be
sized to have a sufficient capacity equal to the volume of increased stormwater
runoff due to development of the site, as identified in a hydrology study
approved by the City Engineer. A decrease to the required retention volume
may be allowed for percolation of the stormwater runoff into the underlying
gravel and soil, not to exceed 2 inches per hour. Provisions for maintenance of
an underground stormwater retention system, if installed, shall be included in
Covenants, Conditions, and Restrictions (CC&R's) for the Home Owners
Resolution No. 21740
Page 18
Association (HOA), including reference to the fact that maintenance and/or
replacement of the system may require removal of existing improvements at ,
the sole expense of the HOA. The CC&R's shall reserve the right of the City to
inspect and ensure that the underground retention system is operable, and in
the event of its failure, shall provide the City the right to advise the HOA and
require its repair or replacement to the satisfaction of the City Engineer.
90. 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 stormwater 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 stormwater
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.
91. The project is subject to flood control and drainage implementation fees. The '
acreage drainage fee at the present time is $9,212.00 per acre per Resolution
No. 15189. Fees shall be paid prior to issuance of a building permit.
GENERAL
92. 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 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. ,
Resolution No. 21740
Page 19
93. All proposed utility lines shall be installed underground.
94, The record property owner shall enter into a covenant agreeing to underground
all of the existing overhead utilities required by the Municipal Code in the future
upon request of the City of Palm Springs City Engineer at such time as deemed
necessary- The covenant shall be executed and notarized by the property
owner and submitted to the City Engineer prior to issuance of a grading permit-
A current title report or a copy of a current tax bill and a copy of a vesting grant
deed shall be provided to verify current property ownership- A covenant
preparation fee of $140 shall be paid by the applicant prior to issuance of any
grading or building permits.
05, li-n���aceonI ^^^--wit„—chapter Q n4.nn1 ns the City of Pal� cnrnnr nn . n�
Goa r all Nn.•. and d-elo + • I I' of +h "4 f'. th .� I+
^,J�-pfvpv�c �cc-mecrr�ri�,-.^rvr-rrnrr•' " nvc- .-..�v.�cai�crferc� ur
less and o..yeFhna4sep4eC-&-a
P�.vrn-rc�ccv "�znr-gra�
Ea•N,-. and-similar wire-
are on site,-ab Ruing,
and/OF ��.�r4.n�a nQu hn .tn�Ilrn�L .h orn ro�..nd unless speeifie
afe—s-nnu • he r`al"mfvmia-Drt hnlirr v+rtIi-+iinv
• t]vmn•I��arvrnr-aiiv-She-fe�rrunmon�.ahpl,i hnrl� L..�+h�n�,ti lltn�`- T`' g
overhead utilties-�f'ti orth rf and n# nrnnorF.. lines no4 +ho
-mc
oqui n4_ 4e be Ilod d . nd 1 er From +hp
' ,z�.��..�.y�_n..r.�.... .. .��Cta-.,...a--dnac^-ry ro.�.��A-`cttc+�-nvn,�v:n�eFS--ef- l-ie
affected wt'l aICI be
f a grads r nl 'nfor^'n.. +ham Gky +hn+ +hey 1iaye seen nn+ifiorl f the G
-"�^3Y'al�-�rtvrtnrrt9'c v�rtarT� 7�Tcrrc-vccTrnrn*cavrm�rn�t�5
dl�ility d .."e .nd-no " giro m on# a +ho r + n# o rn d
..�--rn';ac�cJ,oar,a-ir�g--rcqu-�-cn,c„r-c.,;Cd-m..�--mccrrx^-t+ ze in�mm��f
.#ire e.rgF4oURdd,.ng_ � ` �n�,.,il�l In +hn +ir+., , ndn"n"n„
plan
' shall submitted
.��*n��ngi -ring--Pr'�Iv -.vcFrrrri*�g-a •-n*�v-.c-g�=ovr�cr
faeilities i the area of the jeet to be dergfounded. Wnrlornrn ndin of
eAsti"'.� ng- eveFhea I utmlib, 1 hall be rnn.nlote rio +n nee--of--a
i �.erF'f'oa#o of nrr..
96. The applicant is advised t—+ y-i�cri vrvirilt'r�n�rp n Jinn FeqUIFG8 speeft
aPra„ali n 1ponnnu'ng Gem Geanei . if Utility
unde.rgro s=nfeffed in arrorrlanee '4h specifis di" n+'o L... +he
fala nurnn nn /"n-, . r'o nd/nr Gity Ge . sil the FeeeFdOWnOF-Shall
cnrncr into-a rc agre�o-�•ag of +nc-cxr�cnna n.r {-1co--caa
h"IFrrtctice,=c.� irod y thee_��o in +��L+. f +ram .nnn r n..+ nf_+hn�T ram"+.. Haft
Palm Cnrinos !-`i+.. Er r_nat�•, rh v�y me �5art'- T tant
h + z-od h #hn norF.. and subm"+Fed #n
51-1a �z"n1^-ez-'rce• z�.���...P... 44e
("ty Engin ear rpria w- nrc�nf a�h� ild'nn n_ rn i# A_r..rron+ +i+ln n, o
Gopy-eka-ew rron -W and a copy of a vesting a"an+ deed shall he provided to
rify nurren+ n ed,r� owners hi tr. 0 tivtiTcit ra aa+pn Fen of Q
paid-by the de e4ia-peFlanev4--sW-Ree orad"*n�n vn'r -wild' permits.
97, All existing utilities shall be shown on the improvement plans required for the
project. The existing and proposed service laterals shall be shown from the
main line to the property line.
Resolution No. 21740
Page 20
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 2004 drawing file), DXF (AutoCAD ASCII drawing exchange file),
and PDF (Adobe Acrobat 6.0 or greater) formats. 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
final 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 parcels and all lots created
therefrom, and copies of record documents shall be submitted with the Final
Map to the Engineering Division as part of the review of the Map. The Final
Map shall be approved by the City Council prior to issuance of building permits.
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 the Riverside County Transportation and Land Management
Agency." G.LS. 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
Resolution No. 21740
Page 21
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 2004
drawing file), DGN (Microstation drawing file), DXF (AutoCAD ASCII drawing
exchange file) ), and PDF (Adobe Acrobat 6.0 or greater) formats. 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 for handicap accessibility shall be
provided on public sidewalks or pedestrian paths of travel within the
development. Minimum clearance on public sidewalks or pedestrian paths of
travel shall be provided by either an additional dedication of a sidewalk
easement (if necessary) and widening of the sidewalk, or by the relocation of
any obstructions within the public sidewalk along the Calle Palo Fierro frontage
of the subject property.
106. 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
e subsequent additions in force at the time of construction.
107. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.