HomeMy WebLinkAbout21629 - RESOLUTIONS - 7/5/2006 RESOLUTION NO. 21629
' A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, CERTIFYING THE
ADDENDUM TO THE CANYON PARK SPECIFIC PLAN
ENVIRONMENTAL IMPACT REPORT SCH #91012026,
THEREBY APPROVING CASE NUMBER 5.1070, PLANNED
DEVELOPMENT DISTRICT 317 AND TENTATIVE TRACT
MAP 30047 FOR THE DEVELOPMENT OF A PROPOSED
230 UNIT RESIDENTIAL PROJECT ON APPROXIMATELY
60.24 ACRES OF A 117-ACRE PARCEL LOCATED ON THE
WEST SIDE OF SOUTH PALM CANYON DRIVE, NORTH
AND SOUTH OF BOGERT TRAIL (EXTENDED)., SECTION
34.
WHEREAS, Newport Federal (the "Applicant') has filed an application with the City
pursuant to Section 94,03.00 (E) of the Palm Springs Zoning Code, for the establishment
and development of Planned Development District 317; and
WHEREAS, the "Applicant' has filed an application with the City pursuant to Section
9.62.010 of the Palm Springs Municipal Code, for Tentative Tract Map 30047; and
WHEREAS, notice of public hearing of the Planning Commission of the City of Palm
Springs to consider Case Number 6.1070, consisting of Planned Development District 317,
Tentative Tract Map 30047, and project architectural approval was given in accordance
with applicable law; and
WHEREAS, on June 14, 2006, a public hearing on the application was held by the
Planning Commission in accordance with applicable law; and
WHEREAS, the proposed project is considered a "project" pursuant to the terms of the
California Environmental Quality Act ("CEQA"), and an Addendum to the Canyon Park
Specific Plan EIR (SCH #91012026) has been prepared in accordance with CEQA; and
WHEREAS, pursuant to Section 66412.3 of the Subdivision Map Act, the Planning
Commission has considered the effect of the proposed project on the housing needs of the
region, and has balanced these needs against the public service needs of residents and
available fiscal and environmental resources; and
WHEREAS, the Planning Commission has carefully reviewed and considered all of the
evidence presented in connection with the meeting on the project, including but not limited
to the staff report, and all written and oral testimony presented; and
WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to
' consider Case Number 5.1070, consisting of Planned Development District 317, Tentative
Tract Map 30047, and project architectural approval was given in accordance with
applicable law; and
Resolution No. 21629
Page 2
WHEREAS, on July 5, 2006, a public hearing on the application was held by the City
Council in accordance with applicable law; and '
WHEREAS, pursuant to Section 66412.3 of the Subdivision Map Act, the City Council has
considered the effect of the proposed project on the housing needs of the region, and has
balanced these needs against the public service needs of residents and available fiscal
and environmental resources; and
WHEREAS, the City Council has carefully reviewed and considered all of the evidence
presented in connection with the meeting on the project, including but not limited to the
staff report, and all written and oral testimony presented.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE AS
FOLLOWS:
Section 1: An Addendum to the Canyon Park EIR (SCH #9102026) has been completed
in compliance with CEQA, the State CEQA Guidelines, and the City's CEQA Guidelines.
The City Council finds that with the incorporation of proposed mitigation measures,
potentially significant environmental impacts resulting from this project will be reduced to a
level of insignificance. The City Council has independently reviewed and considered the
information contained in the Addendum prior to its review of this Project and the
Addendum reflects the City Council's independent judgment and analysis.
Section 2: Pursuant to Section 94.03.00 (E) of the Palm Springs Zoning Code, the City ,
Council makes the following findings:
a. The proposed planned development is consistent and in conformity with the general
plan pursuant to Sections 94.07.00 (A)(1) and 94.02.00 (A)(4) of the Palm Springs
Zoning Code.
The proposed planned development is consistent with the General Plan, which
includes the Canyon South Specific Plan and its proposed land uses. The Specific
Plan stipulates to the transfer of density to facilitate the conservation of open space
within the site. The Specific Plan further allows up to 230 units on the project site.
The project provides both the 230 units, and the required conservation area.
b. The subject property is suitable for the uses permitted in the proposed planned
development district, in terms of access, size of parcel, relationship to similar or
related uses, and other relevant considerations.
The project site is suitable for residential development. The site slopes upward from
South Palm Canyon Drive at about 8%, and the project has been designed to
minimize the slope differential from the natural condition. The project proposes
single family and townhome development, and is bordered on the north by
condominium development and on the east by single family development on ,
similarly sized lots. On-site and off-site flood control has been incorporated into the
design, as have primary and emergency access points.
Resolution No. 21629
Page 3
C. The proposed establishment of the planned development district is necessary and
proper, and is not likely to be detrimental to adjacent property or residents.
The proposed planned development district is required under the Canyon South
Specific Plan, and fulfills the Plan's goals and objectives. The design of the project
under the planned development district does not materially change the character of
the area, insofar as existing development includes both single family residences on
lots of 10,000 square feet, and condominium development.
Section 3: Pursuant to Section 66474 of the Subdivision Map Act, the City Council
makes the following findings:
a. The proposed Tentative Tract Map is consistent with all applicable general and
specific plans.
The Tentative Tract Map implements the density allowed in the Canyon South
Specific Plan for this project site. The Specific Plan is integrated and specifically
discussed in the General Plan. The Specific Plan allows up to 230 units on the
subject property, and the proposed Tentative Tract Map proposes lots for 230 units.
b. The design and improvements of the proposed Tentative Tract Map are consistent
with the zone in which the property is located.
The design of the map is consistent with the allowable 230 units under the Specific
Plan and planned development district for this property. The planned development
district allows for variations from zoning standards. In this case, the district allows
for setback and height variations, which are incorporated into the map design.
C. The site is physically suited for this type of development.
The site is sloping but not hilly, and can accommodate the single family and tonhouse
development proposed. Public services and facilities are located in South Palm
Canyon Drive, adjacent to the site. The site is one of two remaining undeveloped
parcels within the Specific Plan area, which planned for buildout of the site and
surrounding lands.
d. The site is physically suited for the proposed density of development.
The site can accommodate the 230 units proposed. The single loaded streets in the
single family area results in less grading than might otherwise be required. Public
services in the area are adequate to service the site, which is located in a largely
urbanized area of the City. Condominium development occurs to the north of the site,
' and single family development occurs to the east, both consistent with the housing
proposed for the project site.
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Page 4
e- The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats. '
The Tentative Tract Map and associated Planned Development District have been
reviewed under the California Environmental Quality Act. The project is governed by
the mitigation measures included in the original FIR, as well as those of the currently
prepared Addendum to the FIR. The applicant and the City have complied with the
requirement for additional analysis of Peninsular Bighorn Sheep required. The City
has also received a consistency review by the Agua Caliente Band of Cahuilla
Indians regarding its Tribal Habitat Conservation Plan, and the project was found
consistent with that Plan. The project will therefore not damage or injure fish, wildlife
or their habitats.
f. The design of the subdivision or type of improvements is not likely to cause serious
public health problems.
The subdivision is designed to meet or exceed City standards. The homes which will
be constructed will be required to meet or exceed City building codes- The project will
not cause public health problems.
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 are no known public easements or 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 4: The City Council has certified the FIR Addendum for Case Number 5.1070 —
PD 317, and Tentative Tract Map 30047, and directs staff to file the associated Notice of
Determination.
Section 5: The City Council approves Case Number 6.1070, Planned Development
District 317 and Tentative Tract Map 30047, subject to the Conditions of Approval attached
hereto as Exhibit A, and as shown on the Tentative Tract Map 30047 and Development
Plans attached to the City Council Staff Report dated July 5, 2006 and included herein by
reference.
ADOPTED this 5th day of July, 2006.
David H. Ready, City Manager '
Resolution No. 21629
Page 5
ATTEST:
es 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. 21629 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 5, 2006, by the following
vote:
AYES: Councilmember McCulloch, Councilmember Mills and Councilmember
Pougnet
NOES: None
ABSENT: Mayor Pro Tern Foat and Mayor Oden
ABSTAIN: None
Yity
Thompson, City Clerk
Palm Springs, California
Resolution No. 21629
Page 6
EXHIBIT A
Case No. 5.1070 — PD-317, TTM 30047 ,
The Eagle Canyon
West side of South Palm Canyon Drive at Bogert Trail
CONDITIONS OF APPROVAL
July 5, 2006
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the Chief of Police, the
Fire Chief or their designee, depending on which department recommended the condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
PROJECT SPECIFIC CONDITIONS
Administrative
1. The proposed development of the premises shall conform to all applicable regulations
of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes,
ordinances and resolutions which supplement the zoning district regulations.
2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its
agents, officers, and employees from any claim, action, or proceeding against the
City of Palm Springs or its agents, officers or employees to attach, set aside, void or
annul, an approval of the City of Palm Springs, its legislative body, advisory agencies,
or administrative officers concerning Case 5.1070 Tentative Tract Map 30047 PD-
317. The City of Palm Springs will promptly notify the applicant of any such claim,
action, or proceeding against the City of Palm Springs and the applicant will either
undertake defense of the matter and pay the City's associated legal costs or will
advance funds to pay for defense of the matter by the City Attorney. If the City of
Palm Springs fails to promptly notify the applicant of any such claim, action or
proceeding or fails to cooperate fully in the defense, the applicant shall not,
thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm
Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon
the matter without the applicant's consent but should it do so, the City shall waive the
indemnification herein, except, the City's decision to settle or abandon a matter
following an adverse judgment or failure to appeal, shall not cause a waiver of the
indemnification rights herein.
3. That the property owner(s) and successors and assignees in interest shall maintain ,
and repair the improvements including and without limitation sidewalks, bikeways,
parkways, parking areas, landscape, irrigation, lighting, signs, walls, and fences
Resolution No. 21629
Page 7
' 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 A a filing fee of $64.00 is required.
This project has a de minimus impact on fish and wildlife, and a Certificate of Fee
Exemption shall be completed by the City and two copies filed with the County Clerk.
This application shall not be final until such fee is paid and the Certificate of Fee
Exemption is filed. Fee shall in the form of a money order or cashier's check payable
to Riverside County.
5. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code
regarding public art. The project shall either provide public art or payment of an in lieu
fee. In the case of the in-lieu fee, the fee shall be based upon the total building
permit valuation as calculated pursuant to the valuation table in the Uniform Building
Code, the fee being 1/2% for commercial 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.
6. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government Code
Section 66477 (Quimby Act), all residential development shall be required to
contribute to mitigate park and recreation impacts such that, prior to issuance of
residential building permits, a parkland fee or dedication shall be made. Accordingly,
all residential development shall be subject to parkland dedication requirements
and/or park improvement fees. The parkland mitigation amount shall be based upon
the cost to acquire and fully improve parkland. The applicant shall submit a property
appraisal to the Planning Services Department for the purposes of calculating the
Park Fee. The Park Fee payment and/or parkland dedication shall be completed
prior to the issuance of building permits.
Environmental Assessment
7. The mitigation measures of the Addendum to Canyon Park Specific Plan EIR shall
apply. The applicant shall submit a signed agreement that the mitigation measures
will be included in the Planning Commission consideration of the environmental
assessment. Mitigation measures are included in the EIR Addendum, and hereby
incorporated into these conditions by reference.
Resolution No. 21629
Page 8
8. The developer shall reimburse the City for the City's costs incurred in monitoring the
developer's compliance with the conditions of approval and mitigation monitoring ,
program, including, but not limited to inspections and review of developers
operations and activities for compliance with all applicable dust and noise
operations, and cultural resource mitigation. This condition of approval is
supplemental and in addition to normal building permit and public improvement
permits that may be required pursuant to the Palm Springs Municipal Code.
CC&R's
9. The applicant prior to issuance of building permits shall submit three (3) sets of a
draft declaration of covenants, conditions and restrictions ("CC&R's") to the Director
of Planning Services for approval in a form to be approved by the City Attorney, to
be recorded prior to certificate of occupancy. The CC&Rs shall be submitted with a
list of the adopted conditions of approval and an indication of where applicable
conditions are addressed in the CC&Rs. The CC&R"s shall be enforceable by the
City, shall not be amended without City approval, and shall require maintenance of
all property in a good condition and in accordance with all ordinances.
10. The applicant shall submit to the City of Palm Springs, a deposit in the amount of
$2000, for the review of the CC&R's by the City Attorney. A filing fee, in accordance
with the fee schedule adopted by the City Council, shall also be paid to the City
Planning Services Department for administrative review purposes. ,
Final Design
11. 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.
12. The final development plans shall be submitted in accordance with Section 94.03.00
of the Zoning Ordinance. Final development plans shall include site plans, building
elevations, floor plans, roof plans, grading plans, landscape plans, irrigation plans,
exterior lighting plans, sign program, mitigation monitoring program, site cross
sections, property development standards and other such documents as required
by the Planning Commission. Final development plans shall be submitted within
two (2) years of the approval of the tentative tract map.
13. 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
Resolution No. 21629
Page 9
lights are proposed to be mounted on buildings, down-lights shall be utilized. No
lighting of the hillside is permitted.
Public Safety CFD
14. 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/Cade Requirements
15. 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.
16. 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.
17. 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.
18. 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.
19. All materials on the flat portions of the roofs shall be earth tone in color.
20. All roof mounted mechanical equipment shall be screened from all possible vantage
points both existing and future per Section 93.03.00 of the Zoning Ordinance. The
screening shall be considered as an element of the overall design and must blend
' with the architectural design of the building(s). The exterior elevations and roof
plans of the buildings shall indicate any fixtures or equipment to be located on the
roof of the building, the equipment heights, and type of screening. Parapets shall
be at least 6" above the equipment for the purpose of screening.
Resolution No. 21629
Page 10
21. 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.
22. Perimeter walls shall be designed, installed and maintained in compliance with the
corner cutback requirements as required in Section 93.02.00.D.
23. 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.
24. The street address numbering/lettering shall not exceed eight inches in height.
25. 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
26. 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.
27. Final architectural and landscaping designs shall be reviewed by the Architectural '
Advisory Committee.
28. Retaining walls, common and private landscaping areas shall incorporate on-site
rocks and boulders to the greatest extent possible.
29. The applicant shall, as part of the first phase of development, extend the equestrian
trail occurring on the northern property line to the western boundary of the flood
control improvements (Lot GG), as mapped in the General Plan and Specific Plan.
The applicant will also cooperate with the City in securing easements through the
conservation lot (Lot EE), should the City wish to extend the trail through Lot EE
after its dedication.
30. The applicant shall incorporate modifications to the landscaping in the median of the
main drive to soften the perspective, by utilizing native and unstructured
landscaping materials.
Engineering Division
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer.
Resolution No. 21629
Page 11
STREETS
31. Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
32. 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.
33. A Road and Bridge Impact Fee of $2,704 per single family residence (or as may be
adjusted annually in accordance with Chapter 9.69.060 of the Palm Springs
Municipal Code), shall be paid prior to issuance of a building permit. If applicable,
the applicant may enter into a Reimbursement Agreement with the City in
accordance with Chapter 9.69.070 of the Palm Springs Municipal Code, for credit of
costs associated with the construction of South Palm Canyon Drive.
SOUTH PALM CANYON DRIVE
34. Dedicate additional right-of-way for a property line-corner cut-back at the northwest
and southwest corners of the intersection of South Palm Canyon Drive and Lot "A"
in accordance with City of Palm Springs Standard Drawing No. 105.
' 35. Remove the existing asphalt concrete berm and construct a 6 inch curb and gutter,
32 feet west of centerline along the entire frontage, with a 35 feet radius curb return
and spandrel at the northwest and southwest corners of the intersection of South
Palm Canyon Drive and the "Main Boulevard" (Lot "A") in accordance with City of
Palm Springs Standard Drawing No. 200 and 206.
36. Construct the intersection of the "Main Boulevard" (Lot "A") and South Palm Canyon
Drive as a new street intersection with 35 feet radius curb returns, spandrels, and a
6 foot wide cross-gutter, in accordance with City of Palm Springs Standard Drawing
No. 200 and 206,
37. Remove the existing Portland cement concrete improvements at the intersection of
South Palm Canyon Drive/Bogert Trail and the "Main Boulevard" (Lot "A") and
construct a new, decorative stamped, colored Portland cement concrete
intersection. The decorative intersection shall have a stamped pattern and color
subject to the review and approval of the Planning Commission as an element of
the Final Planned Development. The proposed pavement section shall be designed
by a California registered Geotechnical Engineer using "W values from the project
site and submitted to the City Engineer for approval.
38. Construct a 30 feet wide emergency access driveway approach located
approximately 145 feet south of the south Riverside County Flood Control easement
' line in accordance with City of Palm Springs Standard Drawing No. 201. The access
shall be gated and locked; and lock box key provided to the Fire Department for
emergency access.
Resolution No. 21529
Page 12
39. Construct a 12 feet wide meandering combination sidewalk and bicycle path along '
the entire frontage of South Palm Canyon Drive. The construction shall be colored
Portland cement concrete. The admixture shall be Palm Springs Tan, Desert Sand,
or approved equal color by the Engineering Division. Dedicate an easement for
pedestrian and bicycle path purposes for those portions of the meandering sidewalk
and bicycle path that extend onto private property.
40. Construct a Type A curb ramp meeting current California State Accessibility
standards at the northwest and southwest corners of the intersection of South Palm
Canyon Drive/Bogert Trail and the "Main Boulevard" (Lot "A"), in accordance with
City of Palm Springs Standard Drawing No. 212.
41. Construct pavement with a minimum pavement section of 3 inches asphalt concrete
pavement over 6 inches crushed miscellaneous base with a minimum subgrade of
24 inches at 95% relative compaction, or equal, from edge of proposed gutter to
centerline along the entire frontage in accordance with City of Palm Springs
Standard Drawing No. 110 and 330. 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.
42. Widen the existing bridge over "Cherly Creek", also identified as the Arenas North ,
Canyon drainage channel, (Bridge No. 56C-0352) as necessary to accommodate
the widening of South Palm Canyon Drive from two to four lanes, including a 12 foot
wide combination sidewalk and bicycle path. The bridge shall be designed to
include required seismic retrofit (if any) of the existing bridge structure. Existing
bridge deficiencies, as may be identified on the most current Caltrans Bridge
Inspection Report, shall be corrected as part of the bridge widening.
ON-SITE PRIVATE STREETS
43. The on-site layout of streets and parking spaces is subject to further review and
approval by the City Engineer. Adjustment of proposed street alignments, and
deletion or relocation of proposed parking spaces may be required during review
and approval of construction plans for on-site improvements, as required by the City
Engineer. Approval of the preliminary site plan does not constitute approval of the
on-site layout of streets and parking spaces as proposed.
44. Dedicate easements for public utility purposes, including sewers, with the right of
ingress and egress for service and emergency vehicles and personnel over the
proposed private streets.
45. Easements for on-site private streets to be considered as part of the common space ,
to be maintained by a Homeowner's Association shall be reserved for the benefit of
the owners, successors, and assignees on the final map.
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Page 13
46. Construct 6 inch curb and gutter, 32 feet from centerline along both sides of the
' "Main Boulevard" (Lot "A") with 25 feet radius curb returns and spandrels at all
interior street intersections, including a 24 feet wide raised, landscaped median
island, in accordance with City of Palm Springs Standard Drawing No. 200 and 206.
The applicant shall provide to the City Engineer evidence of approval by the
Riverside County Flood Control and Water Conservation District (RCFC) for
installation of the regional flood control box culvert, to be operated and maintained
by RCFC, within and underneath the proposed landscaped median. Absent RCFC
approval for the box culvert within and underneath the proposed landscaped
median, the "Main Boulevard" (Lot "A") cross-section shall be redesigned to
accommodate RCFC requirements for the location, installation, operation and
maintenance of the regional flood control box culvert.
47. All interior private streets shall be constructed with a minimum 24 feet wide
travelway, as measured from face of curb. Construct roll curb and gutter, 13 feet
and 11 feet from centerline along each side of the internal private streets as shown
on the Interior Streets Typical Section shown on Tentative Tract Map 30047, with 25
feet radius curb returns and spandrels at all street intersections, and 6 feet wide
cross-gutters at appropriate locations, in accordance with City of Palm Springs
Standard Drawing No. 200 and 206. Materials used for curb construction shall
match the materials used to pave the streets as specified in condition of approval
51.
' 48. Construct all street "knuckles" in accordance with City of Palm Springs Standard
Drawing No. 104.
49. 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.
50. All on-site private streets shall be constructed with colored Portland cement
concrete; or concrete pavers, with a natural color to match the existing Arenas
Canyon alluvial fan, subject to the review and approval of the Planning Commission
as an element of the Final Planned Development. 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.
51. Designated parking areas shall be constructed behind proposed roll curb and gutter,
within the private street rights-of-way, as indicated in the Interior Streets Typical
Section shown on Tentative Tract Map 30047. The designated parking areas shall
be constructed with colored Portland cement concrete; or concrete pavers, with a
' natural color to match the existing Arenas Canyon alluvial fan, subject to the review
and approval of the Planning Commission as an element of the Final Planned
Development. The proposed pavement section shall be designed by a California
Resolution No. 21629
Page 14
registered Geotechnical Engineer using "R" values from the project site and
submitted to the City Engineer for approval. ,
52. Parking shall be restricted along both sides of the 24 feet wide on-site private
streets, as necessary to maintain a minimum 24 feet wide clear two-way travel way,
except where designated parking areas are provided. Regulatory Type R26 "No
Parking" signs of-red-Gur-b shall be installed along the private streets as necessary
to enforce parking restrictions. The Home Owners Association (HOA) shall be
responsible for regulating and maintaining required no parking restrictions, which
shall be included in Covenants, Conditions, and Restrictions (CC&R's) required for
the development.
SANITARY SEWER
53. All sanitary facilities shall be connected to the public sewer system. New laterals
shall not be connected at manholes.
54. Submit sewer 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.
55. Construct an 8 inch V.C.P. sewer main across the frontages of the on-site private
streets as required by the City Engineer and connect to the existing sewer system in '
South Palm Canyon Drive.
56. All sewer mains constructed by the applicant and to become part of the public
sewer system shall be televised prior to acceptance of the sewer system for
maintenance by the City.
GRADING
57. Submit a Rough Grading Plan prepared by a California registered civil engineer to
the Engineering Division for review and approval. A Fugitive Dust Control Plan shall
be prepared by the applicant and/or its grading contractor and submitted to the
Engineering Division for review and approval. The applicant and/or its grading
contractor shall be required to comply with Chapter 8.50 of the City of Palm Springs
Municipal Code, and shall be required to utilize one or more "Coachella Valley Best
Available Control Measures" as identified in the Coachella Valley Fugitive Dust
Control Handbook for each fugitive dust source such that the applicable
performance standards are met. The applicant's or its contractor's Fugitive Dust
Control Plan shall be prepared by staff that has completed the South Coast Air
Quality Management District (AQMD) Coachella Valley Fugitive Dust Control Class.
The applicant and/or its grading contractor shall provide the Engineering Division
with current and valid Certificate(s) of Completion from AQMD for staff that have ,
completed the required training. For information on attending a Fugitive Dust
Control Class and information on the Coachella Valley Fugitive Dust Control
Handbook and related PM10 Dust Control issues, please contact AQMD at (909)
Resolution No. 21629
Page 15
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
Grading Plan shall be approved by the City Engineer prior to issuance of grading
permit.
a. The First submittal of the Rough Grading Plan shall include the following
information: a copy of final approved conformed copy of Conditions of Approval;
a copy of a final approved conformed copy of the Tentative Tract Map; a copy of
current Title Report; a copy of Soils Report; a copy of the RCFC approved Off-
Site Hydrology Study; and a copy of the Final On-Site Hydrology Study. The
applicant may submit the Rough Grading Plan for review prior to approval by the
Riverside County Flood Control District of the off-site flood control
improvements. Such an "at risk" submittal shall be submitted with a letter from
the ap lii�cant recognizing that the review is at risk, and may require additional
review and corresponding fees should the Rough Grading Plan require
amendment in order to comply with the final off-site flood control improvement
plans•
58. The applicant shall obtain approvals to perform grading within the Riverside County
Flood Control and Water Conservation (RCFC) easement for the Arenas Cone
levee located along the northerly property line. An Encroachment Permit shall be
' issued from RCFC, and a copy provided to the City Engineer, prior to approval of a
grading plan. For RCFC requirements, contact the RCFC Encroachment Permit
Section at (951) 955-1266.
59. The applicant shall obtain all necessary regulatory permits for construction within a
natural watercourse or mapped floodplain (i.e. the Arenas North Canyon and
Arenas South Canyon drainage areas), if required, including a Section 1601/1603
Agreement from the California Department of Fish and Game, and a Clean Water
Act Section 404 Permit from the U.S. Army Corps of Engineers. Evidence of the
issuance of these, or other required regulatory permits, shall be provided to the City
Engineer prior to approval of a grading plan.
60. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep
nuisance water from entering the public streets, roadways, or gutters.
61. A National Pollutant Discharge Elimination System (NPDES) stormwater permit,
issued from the California Regional Water Quality Control Board (Phone No. 760-
346-7491) is required for the proposed development. A copy of the executed permit
shall be provided to the City Engineer prior to issuance of a grading permit.
62. In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c), the
' applicant shall post with the City a cash bond of two thousand dollars ($2,000.00)
per disturbed acre for mitigation measures for erosion/blowsand relating to this
property and development.
Resolution No. 21629
Page 16
63. 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
Engineering Division with the first submittal of a grading plan.
64. In cooperation with the Riverside County Agricultural Commissioner and the
California Department of Food and Agriculture Red Imported Fire Ant Project,
applicants for grading permits involving a grading plan and involving the export of
soil will be required to present a clearance document from a Department of Food
and Agriculture representative in the form of an approved "Notification of Intent To
Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los
Angeles Counties" (RIFA Form CA-1) prior to approval of the Grading Plan (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
65. This property is located within a special flood hazard area (SFHA), and is subject to
the provisions of Chapter 93.17.00 et. seq. ("Flood Damage Prevention") of the
Palm Springs zoning Code, and applicable state and federal laws and regulations.
Specifically, this property is located within the special flood hazard areas identified
for the Arenas North Canyon and Arenas South Canyon drainage areas, consisting
of designated SFHA's identified by Zone AO (Depth 1), Zone AO (Depth 2), Zone '
AO (Depth 3), and Zone A, as shown on the current Federal Insurance Rate Map
(FIRM) for the City of Palm Springs, California, Riverside County, Community Panel
Number 060267 0008C, dated June 18, 1996. The applicant shall comply with all
applicable local, state and federal laws and regulations associated with
development occurring within a SFHA.
66. In accordance with 44 CFR 60.3(b)(3), the applicant is required to include in its
proposal a determination of the Base Flood Elevations (BFE's) of the Special Flood
Hazard Areas (SFHA's) in which the development is located. The determination of
BFE's shall be provided to the City Engineer prior to submittal of a grading plan, a
final map, or other element of the applicant's "proposal" to construct a subdivision of
50 or more lots, or on a parcel of 5 acres or more in size, located in a SFHA.
67. In accordance with Chapter 93.17.18(C) of the Palm Springs Zoning Code, the
Tentative Tract Map shall be revised to identify the Special Flood Hazard Area(s)
(SFHA's) and the elevations of the base flood (BFE's). The final conformed copy of
the approved Tentative Tract Map shall include the required information, including
delineation of SFHA's and identification of associated BFE's.
68. In accordance with Chapter 93.17.10 of the Palm Springs Zoning Code, a Flood
Hazard Report shall be submitted by the applicant before construction or other '
development begins within any Special Flood Hazard Area (SFHA). The Flood
Hazard Report may include, but not be limited to: plans in duplicate drawn to scale
showing the nature, location, dimensions, and elevation of the area in question;
Resolution No. 21629
Page 17
' existing or proposed structures, fill, storage of materials, drainage facilities; and the
location of the foregoing. The Flood Hazard Report shall be subject to review and
approval by the City Engineer. Specifically, the following information is required:
a. Proposed elevation in relation to mean sea level of the lowest floor (including
basement) of all proposed residential structures (in Zone AO, elevation of
highest adjacent grade and proposed elevation of lowest floor of all
structures); or
b. Proposed elevation in relation to mean sea level to which any nonresidential
structures will be floodproofed, if required in Chapter 93.17.18(A)(3)(b) of the
Palm Springs Zoning Code; and
c. All appropriate certifications listed in Chapter 93.17.12(A) of the Palm
Springs Zoning Code; and
d. Description of the extent to which any watercourse will be altered or
relocated as a result of proposed development.
69. 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.
Conveyance of increased stormwater runoff downstream is not acceptable,
' unless it can be adequately demonstrated that downstream facilities (i.e. the
Canyon South Golf Course) have been improved in a manner to accept
increased stormwater runoff from this site, and that all appropriate water
quality issues have been addressed on-site to allow the conveyance of on-site
runoff to downstream properties. A Preliminary On-Site Hydrology Study for
Tentative Tract Map 30047, prepared by VA Consulting, Inc., dated June 2006, has
been submitted to, but not approved by the City Engineer. The Preliminary On-Site
Hydrology Study shall be revised to address the ability for downstream facilities (i.e.
the Canyon South Golf Course) to accept increased stormwater runoff, and what
measures will be incorporated to demonstrate that water quality will not be
degraded by conveyance of on-site runoff to downstream properties; or shall be
amended to address the method and manner by which increased stormwater runoff
generated on-site will be mitigated.
70. A Final On-Site Hydrology Study for Tentative Tract Map 30047 shall be prepared to
include all appropriate hydraulic analysis for sizing of on-site privately maintained
retention basins, storm drain pipes, catch basins and other on-site storm drain
improvements, as may be necessary to mitigate increased stormwater runoff
generated on-site. The Final On-Site Hydrology Study shall be subject to the review
and approval by the City Engineer; and RCFC as may be necessary, which may
require redesign or changes to site configuration or layout consistent with the
' findings of the final hydrology study. No more than 40-50% of the street frontage,
including any landscaped parkways, may be designed as dry retention basins. 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.
Resolution No. 21629
Page 18
71. The applicant shall address the comments outlined in the letter from the Riverside '
County Flood Control and Water Conservation District (RCFC) dated October 17,
2005. Coordination between the applicant and RCFC, and RCFC's consultant
contracted to prepare a Master Drainage Plan (MDP) for the South Palm Canyon
area, shall be required as necessary for RCFC to complete the preparation of the
MDP, including the establishment of approved locations for debris basins for the
Arenas North Canyon and/or the Arenas South Canyon drainage areas.
72. A Preliminary Off-Site Hydrology Study for Tentative Tract Map 30047, Flood
Control Conceptual Design Report for Alturas Residential Development, Palm
Springs, California, prepared by VA Consulting, Inc., dated April 2005, has been
submitted to, but not approved by Riverside County Flood Control and Water
Conservation District (RCFC). The Off-Site Hydrology Study shall be revised as
required by RCFC in its letter dated June 14, 2005, shall incorporate a design for
the currently planned off-site flood control improvements by the Agua Caliente Band
of Cahuilla Indians for the Arenas Lateral, and an "all-weather" crossing for
stormwater runoff underneath South Palm Canyon Drive by either an underground
culvert or an elevated bridge structure. A Final Off-Site Hydrology Study, approved
by RCFC, shall be required prior to submittal of a rough grading plan for review and
approval by the City Engineer.
73. As Tentative Tract Map 30047 requires the design and construction of regional flood '
control improvements on-site and off-site to be operated and maintained by the
Riverside County Flood Control and Water Conservation District (RCFC), all
preliminary and final hydrology studies and hydraulic analyses, and flood control
improvement plans of regional flood control improvements for this development,
including on-site storm drain improvements that may connect to regional flood
control improvements, are subject to the review and approval by RCFC. Submit
improvement plans prepared by a California registered Civil Engineer for the
regional flood control improvements as identified in the Final Off-Site Hydrology
Study approved by RCFC, to RCFC for review and approval. The regional flood
control improvement plans shall be approved by RCFC prior to approval of a
grading plan, approval of a final map, or any other City approval related to the
design and construction of this project as determined by the City Engineer.
74. Submit storm drain improvement plans for the on-site storm drainage system for
review and approval by the City Engineer.
75. In accordance with Chapter 93.17.18(C)(6) of the Palm Springs Zoning Code and
44 CFR 60.3(d)(4), the applicant shall be required to submit an application to the
Federal Emergency Management Agency (FEMA) for FEMA's issuance of a
Conditional Letter of Map Revision (CLOMR). A complete application for the
CLOMR, including all appropriate technical studies and hydraulic analyses, and
payment of required FEMA application fees, shall be submitted to FEMA for review '
and approval, prior to approval of a grading plan. Final City approvals associated
with this project, including approval of a Grading Plan for any portion of this
Resolution No. 21629
Page 19
' property, or approval of a Final Map, will not be given by the City, until
approval of the applicant's CLOMR application to FEMA is provided to the
City by evidence of a CLOMR issued by FEMA,
76. In accordance with Chapter 93.17.18(C)(6) of the Palm Springs Zoning Code and
44 CFR 60.3(d)(4), the applicant shall be required to submit an application to the
Federal Emergency Management Agency (FEMA) for FEMA's issuance of a Letter
of Map Revision (LOMR). A complete application for the LOMR, including all
appropriate technical studies and hydraulic analyses, record drawings ("as-builts"),
topographic surveying, and payment of required FEMA application fees, shall be
submitted to FEMA for review and approval, prior to issuance of a certificate of
occupancy. A Certificate of Occupancy for any building on this property will
not be issued until the City receives final approval of the applicant's LOMR
application to FEMA by evidence of a LOMR issued by FEMA.
77. Unless otherwise separately granted directly to the Riverside County Flood Control
and Water Conservation District (RCFC) prior to approval of a final map, dedicate
easements to the City of Palm Springs for regional flood control improvements,
including the final footprint of the off-site debris basin and associated improvements
as approved by RCFC, an easement for the south side of the Arenas North Canyon
drainage channel, and easements of minimum width as may be specified by RCFC
across Tentative Tract Map 30047, as necessary to convey off-site stormwater
' runoff as indicated by the Final Off-Site Hydrology Study approved by RCFC.
78. Reserve easements as necessary for the on-site private storm drain system to be
privately maintained by the Home Owners Association (HOA), for the benefit of the
owners, successors, and assignees within the final map.
79. The applicant shall be required to construct all on-site and off-site storm drain and
flood control improvements, as identified in the Final On-Site Hydrology Study
approved by the City Engineer, and the Final Off-Site Hydrology Study approved by
the Riverside County Flood Control and Water Conservation District (RCFC). The
applicant shall be required to enter into a Cooperative Agreement with the City and
RCFC for the construction of required regional storm drain and flood control
improvements, which shall be approved by the City and RCFC prior to issuance of a
construction permit. The applicant may be required to enter into a Cooperative
Agreement with the City and the Agua Caliente Band of Cahuilla Indians for
construction of the currently planned off-site flood control improvements by the
Agua Caliente Band of Cahuilla Indians for the Arenas Lateral.
80. The on-site storm drain system, as identified in the Final On-Site Hydrology Study
approved by the City Engineer, shall be privately maintained by a Home Owners
Association (HOA). Provisions for maintenance of the on-site storm drain system
' acceptable to the City Engineer shall be included in Covenants, Conditions and
Restrictions (CC&R's) required for this project.
Resolution No. 21629
Page 20
81. 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.
82. The project is subject to an "Area Benefit Fee" drainage fee of $4,213 per acre, in
accordance with Chapter 9.69.040, or as may be adjusted annually in accordance
with Chapter 9.69.060 of the Palm Springs Municipal Code. The drainage fee shall
be paid prior to issuance of a building permit.
GENERAL
83. 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.
84. All proposed utility lines shall be installed underground.
85. 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.
86. 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
Resolution No. 21529
Page 21
' and format of the digital data to be submitted to the City may be authorized, upon
prior approval of the City Engineer.
87. 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.
88. 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.
89. 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
90. A Final Map shall be prepared by a California registered Land Surveyor or qualified
Civil Engineer and submitted to the Engineering Division for review and approval. A
' Title Report prepared for subdivision guarantee for the subject property, the
traverse closures for the existing parcel and all lots created therefrom, and copies of
record documents shall be submitted with the Final Map to the Engineering Division
as part of the review of the Map. The Final Map shall be approved by the City
Council prior to issuance of building permits.
91. The applicant shall grant all rights, title and interest in Lot "EE" to the City of Palm
Springs on the final map for open space purposes, free of any covenants,
conditions or restrictions, subject to any easements that may be granted separately
to the Riverside County Flood Control and Water Conservation District (RCFC) prior
to approval of the final map.
92. 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.
93. Upon approval of a final map, the final map shall be provided to the City in G.I.S.
digital format, consistent with the "Guidelines for G.I.S. Digital Submission" from the
Riverside County Transportation and Land Management Agency." G.I.S. digital
information shall consist of the following data: California Coordinate System, CCS83
' Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file); lot lines, rights-of-
way, and centerlines shown as continuous lines; full map annotation consistent with
annotation shown on the map; map number; and map file name. G.I.S. data format
shall be provided on a CDROM/DVD containing the following: ArcGIS
Resolution No. 21629
Page 22
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.
94. The applicant shall be required to enter into a Subdivision Improvement Agreement
with provisions associated with the reimbursement of costs incurred by the
Community Redevelopment Agency of the City of Palm Springs (CRA) associated
with the preliminary design and environmental analysis on a project to widen South
Palm Canyon Drive from two to four lanes (identified as City Project No. 05-03),
which includes most of the required South Palm Canyon Drive street improvements
associated with Tentative Tract Map 30047. In the event City Project No. 05-03 has
not been completed prior to approval of a final map, the applicant shall be
responsible for reimbursing the CRA costs incurred up to the date of final map
approval on City Project No. 05-03. Preliminary and/or final engineering street and
bridge improvement plans will be made available to the applicant following payment
of costs to the CRA. The applicant shall be required to submit a $2,500 deposit for
City staff time associated with the preparation of the Subdivision Improvement
Agreement, including City Attorney fees. The applicant shall be responsible for
payment of all associated staff time and expenses necessary in the preparation and
processing of the Subdivision Improvement Agreement, and shall submit additional
deposits as necessary when requested by the City. The Subdivision Improvement
Agreement shall be approved by the City Attorney and executed by the applicant '
prior to approval of a final map.
TRAFFIC
95. Prior to approval of a final map, a focused traffic study of the intersection of South
Palm Canyon Drive and Bogert Trail shall be submitted for review and approval by
the City Engineer. The focused traffic study shall be prepared by a California
registered Civil Engineer or Traffic Engineer, and shall analyze current and future
traffic volumes (both with and without consideration of this development being
constructed), and shall determine whether traffic signal warrants are met. In the
event a traffic signal warrant is met with consideration of the traffic generated by this
project, the applicant shall be required to design and install a traffic signal at South
Palm Canyon Drive/Bogert Trail and the "Main Boulevard" (Lot "A") intersection.
The applicant shall submit traffic signal installation plans prepared by a California
registered Civil Engineer or Traffic Engineer for review and approval by the City
Engineer. The traffic signal shall be installed and operational prior to issuance of a
Certificate of Occupancy, unless otherwise indicated by the focused traffic study or
allowed by the City Engineer.
96. 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 shall be provided by either an additional dedication of
a sidewalk easement (if necessary) and widening of the sidewalk; or by the
Resolution No. 21629
Page 23
relocation of any obstructions within the public sidewalk along the South Palm
' Canyon Drive frontage of the subject property.
97. All damaged, destroyed, or modified pavement legends, traffic control devices,
signing, and striping associated with the proposed development shall be replaced
as required by the City Engineer prior to issuance of a Certificate of Occupancy.
98. Submit traffic striping plans for South Palm Canyon Drive prepared by a California
registered Civil Engineer or Traffic Engineer, for review and approval by the City
Engineer. All required traffic striping and signage improvements shall be completed
in conjunction with required street improvements, to the satisfaction of the City
Engineer, and prior to issuance of a certificate of occupancy.
99. Install street name, stop signs, stop bars, and "STOP" legends at on-site
intersections as required by the City Engineer, and in accordance with City of Palm
Springs Standard Drawing Nos. 620 through 625.
100. Provide "end of road" metal guard rails and barricades, with appropriate warning
signs and markers as required by the City Engineer, at the termini of the interior
private streets identified as Lots "C," "D," "F," "H," "J," X," and "M". End of road
barriers, warning signs, and markers, shall meet applicable Caltrans Highway
Design Manual, Manual of Uniform Traffic Control Devices (MUTCD), or other
' approved regulatory standards.
101. 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.
102. This property is subject to the Transportation Uniform Mitigation Fee which shall be
paid prior to issuance of building permit.
Waste Disposal
103. Trash cans shall be screened from view and kept within fifty (50) feet of the street.
Police Department
104. Developer shall comply with Article II of Chapter 8.04 of the Palm Springs Municipal
Code.
Building Department
' 105. Prior to any construction on-site, all appropriate permits must be secured.
Resolution No. 21629
Page 24
Fire
106. 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)
107. Residential Smoke Detector Installation: Provide Residential Smoke Detectors.
Detectors shall receive their primary power from the building wiring, and shall be
equipped with a battery backup. (310.9.1.3 CBC) In new construction, detectors
shall be 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.
108. Fire Department Access: Fire Department Access Roads shall be provided and
maintained in accordance with Sections 901 and 902 CFC. (902.1 CFC)
109. Minimum Access Road Dimensions:
a. Private streets shall have a minimum width of at least 20 feet, pursuant to
California Fire Code 902.1 however, a greater width for private streets may
be required by the City engineer to address traffic engineering, parking, and
other issues. Generally, for two-way private streets, a minimum width of 24
feet will be required, unless otherwise allowed by the City engineer, to the
minimum of 20 feet required by the Fire Code. No parking shall be allowed in '
either side of the roadway.
b. Roads must be 30 feet wide when parking is not allowed on only one side of
the roadway.
110. Roads must be 40 feet wide when parking is not restricted.
111. Turn-Around Requirements: Dead-end fire apparatus access roads in excess of
150 feet in length shall be provided with approved provisions for the turning around
of fire apparatus. (902.2.2.4 CFC) The City of Palm Springs has two approved turn
around provisions. One is a cul-de-sac with an outside turning radius of 45 feet from
centerline. The other is a hammerhead turnaround meeting the Palm Springs
Public Works and Engineering Department standard dated 9-4-02.
112. 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)
113. 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
Resolution No. 21629
Page 25
locations, sprinkler riser and fire alarm locations. Large projects may require more
than one page.
114. Water Systems and Hydrants: Underground water mains and fire hydrants shall
be installed, completed, tested and in service prior to the time when combustible
materials are delivered to the construction site. (903 CFC). Prior to final approval
of the installation, contractor shall submit a completed Contractor's Material and
Test Certificate to the fire department. (9-2.1 NFPA 24)
115. Operational Fire Hydrants: An operational fire hydrant(s) shall be installed within
250' of all combustible construction. No landscape planting, walls, or fencing are
permitted within 3 feet of fire hydrants, except groundcover plantings.
116. Fire Extinguisher Requirements: Provide one 2-A:10-B:C portable fire
extinguisher for every 75 feet of floor or grade travel distance for normal hazards.
Show proposed extinguisher locations on the plans. (1002.1 CFC) Extinguishers
shall be mounted in a visible, accessible location 3 to 5 feet above floor level.
Preferred location is in the path of exit travel or near an exit door.
117. Fire Flow: The required fire flow for this project is 1500 gallons per minute.
118. Fire Sprinklers Required: An automatic fire sprinkler system is required by local
' ordinance. OnIV a C-16 licensed fire sprinkler contractor shall perform system
design and installation. System to be designed and installed in accordance with
NFPA standard 13D. 1999 edition, as modified by local ordinance. The contractor
should submit fire sprinkler plans as soon as possible. No portion of the fire
sprinkler system, including water meters and underground water supply, may be
installed prior to plan approval.
119. 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.
END OF CONDITIONS
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