HomeMy WebLinkAbout4/18/2007 - STAFF REPORTS - 2.J. A LM S,
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CITY COUNCIL STAFF REPORT
DATE: April 18, 2007 CONSENT CALENDAR
SUBJECT: REQUEST BY EDITH ARMSTRONG MCCORKLE TOOR FOR A ONE-
YEAR TIME EXTENSION FOR TENTATIVE TRACT MAP 28668
LOCATED WEST OF ROSE AVENUE AND CORONADO AVENUE,
ZONE R-1-A, SECTION 10
FROM: David H. Ready, City Manager
BY: Planning Department
SUMMARY
The applicant has requested a one-year extension on the entitlements for the Tentative
Tract Map 28668. No public hearing is required.
RECOMMENDATION:
Adopt Resolution No. , "A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF PALM SPRINGS, CALIFORNIA, APPROVING A ONE-YEAR TIME EXTENSION
FROM MARCH 16, 2007, TO MARCH 16, 2008, FOR TENTATIVE TRACT MAP 28668
LOCATED WEST OF ROSE AVENUE AND CORONADO AVENUE, ZONE R-1-A,
SECTION 10."
STAFF ANALYSIS:
On February 13, 2007, the applicant and developer— Edith Armstrong McCorkle Toor--
forwarded her request for an extension to the entitlements for TTM 28668 — a residential
subdivision to be developed west of Rose Avenue and Coronado Avenue. The current
expiration date is March 16, 2007; however, pursuant to 66452.6(e) of the Subdivision
Map Act the tentative map was automatically extended an additional sixty days due the
applicant filing the extension request prior to its expiration. The applicant cites
circumstances for delays in initiating final approvals, including finishing the second and
final phase of the phased map process.
ITEM NO.
City Council Staff Report April 18, 2007
TTM 31848 Time Extension Page 2 of 2
On March 14, 2007, the Planning Commission considered the extension request and
voted 7 — 0 to approve the extension. A copy of the applicant's request and the
Planning Commission staff report and resolution are attached to this memo.
RECOMMENDATION
Staff recommends that the Council approve the extension based on the attached draft
resolution. The new expiration date would be March 16, 2008.
FISCAL IMPACT: Finance Director Review:
No fiscal impact.
C44i'g t. E ng, AI5rvices
Thomas J. Wilpip
Director of Plannin Assistant City anager, Dev't Svcs
�t•�
David H. Ready
City Manager
Attachments:
1. Draft City Council Resolution
2. Planning Commission Staff Report, March 14, 2007
3. Planning Commission Resolution No. 6075
4. Applicant Letter of Request: (received) February 13, 2007
lump,
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING A ONE-
YEAR TIME EXTENSION FROM MARCH 16, 2007, TO
MARCH 16, 2008, FOR TENTATIVE TRACT MAP 28668
LOCATED WEST OF ROSE AVENUE AND CORONADO
AVENUE, ZONE R-1-A, SECTION 10.
WHEREAS, Edith Armstrong M Toor ("Applicant") has filed an application with the City
pursuant to Chapter 9.63.110 of the Palm Springs Municipal Code for a one-year time
extension to the previously approved Tentative Tract Map 28668 to allow a subdivision
of Assessor Parcel Number 505-030-007 into six lots; and
WHEREAS, on March 14, 2007, the Planning Commission considered the request in a
public meeting and recommended approval of the extension request; and
WHEREAS, a Mitigated Negative Declaration of environmental impact was previously
approved by the City Council on March 16, 2005. Pursuant to Section 15162 of the
California Environmental Quality Act (CEQA) Guidelines, the preparation of a
Subsequent Negative Declaration, Addendum Negative Declaration, or further
environmental assessment is not necessary because the changed circumstances of the
project will not result in any new significant environmental effects or a substantial
increase in the severity of previously identified significant effects; and
WHEREAS, the City Council has carefully reviewed and considered all of the evidence
presented in connection with the hearing on the project, including, but not limited to, the
staff report, and all written and oral testimony presented.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City
Council hereby recommends approval to the City Council a one year time extension for
TTM 28668 ending on March 16, 2008, subject to those conditions set forth in the
attached Exhibit A.
ADOPTED this 18" day of April, 2007.
David H. Ready, City Manager
ATTEST:
James Thompson, City Clerk
EXHIBIT A
Tentative Tract Map 28668 Time Extension
West of Rose Avenue at Coronado Avenue
March 14, 2007
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, 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 Tentative Tract Map 28668. The City of Palm Springs will promptly
notify the applicant of any such claim, action, or proceeding against the City of Palm
Springs and the applicant will either undertake defense of the matter and pay the City's
associated legal costs or will advance funds to pay for defense of the matter by the City
Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such
claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not,
thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs.
Notwithstanding the foregoing, the City retains the right to settle or abandon the matter
without the applicant's consent but should it do so, the City shall waive the indemnification
herein, except, the City's decision to settle or abandon a matter following an adverse
judgement or failure to appeal, shall not cause a waiver of the indemnification rights
herein.
3. That the property owner(s) and successors and assignees in interest shall maintain and
repair the improvements including and without limitation sidewalks, bikeways, parkways,
parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb
and property line, including sidewalk or bikeway easement areas 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
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agencies having jurisdiction at the property owner's sole expense. This condition shall be
included in the recorded covenant agreement for the property if required by the City.
4. The project is located in an area defined as having an impact on fish and wildlife as
defined in Section 711.4 of the Fish and Game Code; therefore a fee of$1,314.00 shall be
submitted by the applicant in the form of a money order or a cashiers check payable to
the Riverside County Clerk prior to Council action on the project. This fee shall be
submitted by the City to the County Clerk with the Notice of Determination. Action on this
application shall not be final until such fee is paid.
5. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding
public art. The project shall either provide public art or payment of an in lieu fee, In the
case of the in-lieu fee, the fee shall be based upon the total building permit valuation as
calculated pursuant to the valuation table in the Uniform Building Code, the fee being 1/2%
for commercial projects or 1/4% for residential projects with first$100,000 of total building
permit valuation for individual single-family units exempt. Should the public art be located
on the project site, said location shall be reviewed and approved by the Director of
Planning and Zoning and the Public Arts Commission, and the property owner shall enter
into a recorded agreement to maintain the art work and protect the public rights of access
and viewing.
6. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government Code
Section 66477 (Quimby Act), all residential development shall be required to contribute to
mitigate park and recreation impacts such that, prior to issuance of residential building
permits, a parkland fee or dedication shall be made. Accordingly, all residential
development shall be subject to parkland dedication requirements and/or park
improvement fees. The parkland mitigation amount shall be based upon the cost to
acquire and fully improve parkland.
Environmental Assessment
7. The mitigation measures of the environmental assessment shall apply and incorporated
into these conditions by reference.
6. 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.
Public Safety CFD
9. The Project will bring a significant number of additional residents to the community. The
City's existing public safety and recreation services, including police protection, criminal
justice, fire protection and suppression, ambulance, paramedic, and other safety services
and recreation, library, cultural services are near capacity. Accordingly, the City may
determine to form a Community Services District under the authority of Government C.
Section 53311 et seq, or other appropriate statutory or municipal authority. Developer
agrees to support the formation of such assessment district and shall waive any right to
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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.
Final Design
10. Future development of the subdivision shall conform to the development standards of
the R-1-A zone, Section 92,01,00; Hillsides, Section 93.13.00, and Architectural Review,
Section 94.04.00 of the Zoning Ordinance.
11. Grading of individual lots and/or pads is not permitted in conjunction with this
subdivision. Grading associated with each individual lot within the subdivision and future
residences thereon are subject to the architectural review process specified in Section
94.04.00 of the Palm Springs Zoning Ordinance.
12. If possible, the ultimate street width and design of the private street serving the
subdivision shall be reduced to the satisfaction of the Fire Marshal, the City Engineer,
and the Director of Planning Services.
13. The developer of each single-family residence shall construct a six (6) foot high
decorative fence or wall around the north, west, and south project perimeter to create a
barrier between the project and undeveloped properties. In the event there is evidence
that bighorn sheep are entering the subject property the City may require each
homeowner to increase perimeter fence and/or wall height to eight (8) feet or more. The
fence or wall shall be increased in height within one year upon written notice by the
Director of Planning Services.
GENERAL CONDITIONS/CODE REQUIREMENTS
14. 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.
15. 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.
POLICE DEPARTMENT
1. Developer shall comply with Article II of Chapter 8.04 of the Palm Springs Municipal
Code.
BUILDING DEPARTMENT
1. Prior to any construction on-site, all appropriate permits must be secured.
FIRE
1. Construction shall be in accordance with the current following codes. California Fire
Code, California Building code, National Electrical Code, City of Palm Springs Ordinance
1570, Desert Water Agency requirements, NFPA 13D (Modified), Urban Wildland
Interface Code plus UL and CSFM listings and approvals.
2. Fire Department Access: Fire Department Access Roads shall be provided and
maintained in accordance with Sections 901 and 902 CFC. (902.1 GFC)
3. Minimum Access Road Dimensions: Provide a minimum 20 feet unobstructed width.
If parking on one side of the access road is desired, provide an additional 8 foot wide
parking lane with opposing curb marked red with appropriate signage for a total 28 foot
width. If parking on both sides of the access road is desired, provide an 8 foot wide
parking lane on each side of the access road for a total 36 foot width. (902.2.2.1 CFC)
4. 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.
(902.2.2.2 CFC) The minimum inside turning radius is 30 feet, with an outside radius of
45 feet.
5. 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 43 feet from centerline.
The other is a hammerhead tumaround meeting the Palm Springs Public Works and
Engineering Department standard dated 9-4-02.
6. Access Gate Obstructions: Entrances to roads, trails or other access ways, which
have been closed with gates and barriers, shall be maintained clear at all times.
(902.2.4.1 CFC).
7. 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.
8. 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)
9. 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). Installation, testing, and inspection will
meet the requirements of NFPA 24 1995 edition. 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 241995 edition)
10, Access During Construction: Access for fire fighting 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)
11. Fire Sprinklers Required: An automatic fire sprinkler system is required by local
ordinance. This includes any accessory buildings, regardless of size. Only a C-16
licensed fire sprinkler contractor shall perform system design and installation. System to
be designed and installed in accordance with NFPA standard 13D, 1999 edition, as
modified by local ordinance. The contractor should submit fire sprinkler plans as soon
as possible. No portion of the fire sprinkler system, including water meters and
underground water supply, may be installed prior to plan approval.
12. Further comments to follow upon a detailed submittal of plans.
ENGINEERING
1. Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
2. 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.
ROSE AVENUE (PRIVATE STREET)
3. Remove the existing curb and gutter and construct a new 33 feet wide driveway
approach for extension of the on-site private street to Rose Avenue, in
accordance with City of Palm Springs Standard Drawing No_ 210.
PRIVATE STREET (LOT A)
4. Dedicate an easement for public utility purposes, including sewers, with the right
of ingress and egress for service and emergency vehicles and personnel over
the proposed private street.
5. Acquire an access easement for private street purposes for the benefit of the lot
owners within Tentative Tract Map No. 28668 over the southerly 36 feet of Lot 8
of Tract Map 2369 recorded in Map Book 43, Page 93, identified by Assessor's
Parcel Number 505-044-016 as necessary to extend the on-site private street to
Rose Avenue. The easement shall be granted and recorded prior to approval of a
final map.
6. Acquire an easement 36 feet wide for public utility purposes, including sewers,
with the right of ingress and egress for service and emergency vehicles and
personnel over the southerly 36 feet of Lot 8 of Tract Map 2369 recorded in Map
Book 43, Page 93, identified by Assessor's Parcel Number 505-044-016 as
necessary to extend the on-site private street to Rose Avenue. The easement
shall be granted to the City and recorded prior to approval of a final map.
7_ 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 construction permits.
8. Construct a 6 inch wedge curb located 16.5 feet from centerline on both sides of
street along the entire frontage, and extending across the property identified by
Assessor's Parcel Number 505-044-016 to Rose Avenue.
9. The on-site private cul-de-sac shall be modified with a minimum property line
radius of 43.5 feet. Construct the on-site private cul-de-sac with a minimum curb
radius of 43 feet, and in accordance with City of Palm Springs Standard Drawing
No. 102. The Tentative Tract Map shall be revised to reflect the minimum curb
radius and a new property line radius behind the curb.
10. The minimum pavement section for all on-site pavement shall be 21/2 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 edge of proposed gutter along the entire frontage to the
back of the driveway approach at the intersection of Rose Avenue in accordance
with City of Palm Springs Standard Drawing No. 110. If an alternative pavement
section is proposed, the proposed pavement section shall be designed by 'a
California registered Geotechnical Engineer using "R" values from the project site
and submitted to the City Engineer for approval.
11. Parking shall be restricted along one side of the on-site private street, 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 on-site private
street 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.
SANITARY SEWER
12. Dedicate an easement 20 feet wide for sewer purposes, extending from'the on-
site private street cul-de-sac to the existing 20 feet wide public sewer easement
across Lot 6 of Tract Map 2369 recorded in Map Book 43, Page 93, identified by
Assessor's Parcel Number 505-044-014.
13. All sanitary facilities shall be connected to the public sewer system. New laterals
shall not be connected at manholes.
14. 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.
15. Construct an 8 inch V.C.P. sewer main across the entire on-site private street
frontage located 5 feet from centerline or as required by the City Engineer and
connect to the existing public sewer system in Rose Avenue. All sewer mains
constructed by the applicant and to become part of the public sewer system shall
be digitally video recorded prior to acceptance of the sewer system for
maintenance by the City. A computer disc of the video recording shall be
provided to the City Engineer for review. Any defects of the sewer main shall be
removed, replaced, or repaired to the satisfaction of the City Engineer prior to
acceptance.
16. The proposed public sewer system shall extend to Rose Avenue within an
existing 20 feet wide public sewer easement across Lot 6 of Tract Map 2369
recorded in Map Book 43, Page 93, Identified by Assessor's Parcel Number 505-
044-014. The applicant shall coordinate construction of the sewer across the off-
site property with the affected property owner, and shall be responsible for
removal and replacement of existing improvements required to extend the sewer
system to Rose Avenue_
17. Provisions for maintenance of the public sewer easement, acceptable to the City
Engineer, shall be included in the Covenants, Conditions, and Restrictions
(CC&R's) required for this development. Notice shall be clearly included in the
CC&R's defining the restrictions of development within the public sewer
easement. The CC&R's shall advise the property owners of the City's right to
enter the site, clear and remove any and all improvements and/or obstructions
within the easement, and give the City the right to charge all costs incurred in
enforcing this provision to the Home Owners Association (HOA). The CC&R's
shall also advise the property owners of the fact that the City is not required to
replace in like kind, any landscaping or other improvements within the public
sewer easement in the event repair or replacement of the existing sewer main is
required, and that the City shall be limited to leaving the property In a rough
graded condition following any such repair or replacement.
GRADING
18. Mass grading of this project is prohibited. Individual grading plans for each Lot
are subject to a subsequent architectural review process in accordance with
Section 94.04.00 of the Palm Springs Zoning Ordinance. Initial grading for this
Ord t..f)
project is expressly limited to grading required for the construction of the on-site
private street and associated infrastructure only.
19. Submit a Grading Plan limited to construction of the on-site private street and
associated infrastructure, prepared by a California registered civil engineer to the
Engineering Division for review and approval. The Grading Plan shall be
approved by the City Engineer prior to issuance of grading permit.
a. 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.
b. The first submittal of the Grading Plan shall include the following information:
a copy of final approved conformed copy of Conditions of Approval; a copy of
a final approved conformed copy of the Tentative Tract Map; a copy of current
Title Report; a copy of Soils Report; and a copy of the associated Hydrology
Study/Report.
20. Contact Whitewater Mutual Water Company to determine impacts to any existing
water lines and other facilities that may be located within the property if any.
Make appropriate arrangements to protect in place or relocate any existing
Whitewater Mutual Water Company facilities that are impacted by the
development. A letter of approval for relocated or adjusted facilities from
Whitewater Mutual Water Company shall be submitted to the Engineering
Division prior to approval of the Grading Plan.
21. Prior to approval of a Grading Plan, the applicant shall obtain written approval to
proceed with construction from the Agua Caliente Band of Cahuilla Indians,
Tribal Historic Preservation Officer or Tribal Archaeologist. The applicant shall
contact the Tribal Historic Preservation Officer, Richard Begay (760-883-1940),
or the Tribal Archaeologist, Patty Tuck (760-883-1926), to determine their
requirements, if any, associated with grading or other construction. The
applicant is advised to contact the Tribal Historic Preservation Officer or Tribal
Archaeologist as early as possible. If required, it is the responsibility of the
applicant to coordinate scheduling of Tribal monitors during grading or other
construction, and to arrange payment of any required fees associated with Tribal
monitoring.
22. Drainage swales shall be provided adjacent to all curbs to keep nuisance water
from entering the public streets, roadways, or gutters.
23. 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.
24. In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c),
the applicant shall post with the City a cash bond of two thousand dollars
($2,000.00) per disturbed acre for mitigation measures for erosion/blowsand
relating to this property and development.
25. A Geotechnical/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 Geotechnical/Soils Report
shall be submitted to the Engineering Division with the first submittal of a grading
plan.
26. In cooperation with the Riverside County Agricultural Commissioner and the
California Department of Food and Agriculture Red Imported Fire Ant Project,
applicants for grading permits involving a grading plan and involving the export of
soil will be required to present a clearance document from a Department of Food
and Agriculture representative in the form of an approved "Notification of Intent
To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los
Angeles Counties" (RIFA Form CA-1) prior to approval of the Grading Plan (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
27. All stormwater runoff passing through the site shall be accepted and conveyed
across the property in a manner acceptable to the City Engineer. For all
stormwater runoff falling on the site, on-site retention or other facilities approved
by the City Engineer shall be required to contain the increased stormwater runoff
generated by the development of the property. 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 basin 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.
28. The applicant shall install a drywell, or series of drywells, within each retention
basin proposed in the development as necessary to collect and percolate
stormwater runoff, including nuisance water, from the tributary area within the
development that has drainage directed to the basin. The drywell(s) shall be
appropriately sized to accommodate the expected daily nuisance water, as well
as runoff from ordinary storm events (2-year storm events), unless otherwise
approved by the City Engineer. Provisions shall be included in the Covenants,
Conditions and Restrictions (CC&R's) for this development that require the
routine maintenance of the drywell(s) by the Home Owners Association (HOA),
including the right of the City to inspect and require the HOA to remove and
replace the drywell(s) if they fail to function, causing stagnant water to
accumulate above ground within the basin. The City shall be given the right, in
the interest of the public's health, safety, and welfare, to order the removal and
replacement of drywell(s) in the event the HOA is non-responsive to the City's
written notice, with costs to be recovered against the HOA by the City in
accordance with state and local laws and regulations.
29. As may be identified in the hydrology study to be prepared for this development,
a private drainage easement shall be reserved across the southerly portion of Lot
2 or the northerly portion of Lot 3, as necessary to accept and convey stormwater
runoff generated off-site and to the west of the property. The easement shall be
reserved for the benefit of the applicant, and as necessary to accept and convey
the runoff to the on-site private street and to the on-site retention basin proposed
for the development.
30. The proposed retention basin shown on the Tentative Tract Map shall have a
secondary overflow outlet into an off-site private drainage easement located
within the northerly 10 feet of Lot 5 of Tract Map 2369 recorded in Map Book 43,
Page 93, identified by Assessors Parcel Number 505-044-013. The applicant
shall demonstrate in a Hydrology Study prepared for this development, that the
volume and rate of stormwater runoff conveyed downstream through the off-site
private drainage easement does not exceed current (undeveloped) levels. The
applicant shall acquire an off-site easement for drainage purposes over the
northerly 10 feet of Lot 5 of Tract Map 2369. The private off site drainage
easement shall be granted and recorded prior to approval of a grading plan or a
final map.
31. In the event the off site drainage easement is not acquired, the on-site retention
basin shall be increased in size as necessary to accommodate the total volume
of the 100-year stormwater runoff for the developed condition, as required by the
City Engineer.
32_ The on-site storm drain system, retention basin, and drainage easements shall
be privately maintained by a Home Owners Association (HOA). Provisions for
maintenance of the on-site storm drain system, retention basin, and drainage
easements acceptable to the City Engineer shall be included in Covenants,
Conditions and Restrictions (CC&R's) required for this project.
33. 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.
34. 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,
GENERAL
35. 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.
36. On phases or elements of construction following initial site grading (e.g., sewer,
storm drain, or other utility work requiring trenching) associated with this project,
the applicant shall be responsible for coordinating the scheduled construction
with the Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation
Officer or Tribal Arachaeologist. Unless the project site has previously been
waived from any requirements for Tribal monitoring, it is the applicant's
responsibility to notify the Tribal Historic Preservation Officer, Richard Begay
(760-883-1940), or the Tribal Archaeologist, Patty Tuck (760-883-1926) for any
subsequent phases or elements of construction that might require Tribal
monitoring. If required, it is the responsibility of the applicant to coordinate
scheduling of Tribal monitors during construction, and to arrange payment of any
required fees associated with Tribal monitoring. Tribal monitoring requirements
may extend to off-site construction performed by utility companies on behalf of
the applicant (e.g. utility line extensions in off-site streets), which shall be the
responsibility of the applicant to coordinate and arrange payment of any required
fees for the utility companies.
37. All proposed utility lines shall be installed underground.
38. 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,
39. 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.
40. 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.
41. 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 Cade Section
93.02,00, D.
MAP
42. The applicant shall be responsible for amending the existing Rose Avenue
Covenants, Conditions and Restrictions (CC&R's) governing ownership,
maintenance, and access over Rose Avenue. The existing Rose Avenue
CC&R's will require amendment to incorporate the 6 additional properties created
by this development, and to adequately convey rights of access, and
maintenance responsibilities for Rose Avenue. Amended Rose Avenue CC&R's
incorporating rights for properties within Tentative Tract Map 28668 shall be
submitted for review and approval by the City Attorney, prior to approval of a
Final Map.
43- 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 pen-nits.
44. Off-site dedications or easements shall be acquired and recorded prior to
approval of a final map.
45. 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 a Final Map.
46. 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 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:1-S. digital
data to be submitted to the City may be authorized, upon prior approval of the
City Engineer.
TRAFFIC
47. Install a 30 inch stop sign, stop bar, and "STOP" legend for traffic exiting the
development at the intersection of the on-site private street and Rose Avenue in
accordance with City of Palm Springs Standard Drawing Nos_ 620-625,
-48_ Install a street name sign at the intersection of the on-site private street and Rose
Avenue in accordance with City of Palm Springs Standard Drawing Nos. 620
through 625.
49. 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.
50. This property is subject to the Transportation Uniform Mitigation Fee which shall
be paid prior to issuance of building permit.
OF 4A1N, S
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PLANNING COMMISSION STAFF REPORT
gctr--oar'
Date: March 14, 2007
Case No: TTM 28668 (Time Extension)
Type: Tentative Tract Map Time Extension
Location: West of Rose Avenue at Coronado Avenue
APN: 505-030-007
Applicant: Edith Armstrong M Toor
General Plan: L2, Low Density Residential
Zone: R-1-A, Single Family Residential
From: Craig A. Ewing, AICP, Director of Planning Services
Project Planner: David A. Newell, Assistant Planner
PROJECT DESCRIPTION:
The applicant is requesting a one year time extension to the previously approved
Tentative Tract Map (TTM) 28668.
RECOMMENDATION:
That the Planning Commission, recommend to the City Council approval, of a one-year
time extension for TTM 28668.
PRIOR ACTIONS:
On March 9, 2005, the Planning Commission recommended approval of TTM 28668 to
the City Council. On March 16, 2005, the City Council approved TTM 28668.
li lnll
Planning Commission Staff Report March 14, 2007
Case TTM 28668 Time Extension Page 2 of 3
BACKGROUND:
The previously approved project is for a six-lot single-family residential subdivision
intended for future custom home sites. No plans for homes are being proposed at this
time. The subject property is currently vacant and located in a hillside area where
development of the six sites will require further architectural review.
Table 1: Surrounding General Plan Designations, Zoning, and Land Uses
General Plan Zoning Land Uses
North L2 R-1-A Single-family residences
South L2 R-1-A Vacant
East L2 R-1-C Single-family residences and vacant
land
West L2 0-20 Vacant
ANALYSIS:
Pursuant to Chapter 9.63.110 of the Palm Springs Municipal Cade (PSMC), there are
no specific findings or determinations that need to be made to grant the time extension
for the map. Chapter 9.63.110(c) of the PSMC limits all map time extensions to twelve
months and that requirement is being carried forward in staffs recommendation.
The applicant's letter of time extension request is attached for the Commission's review.
The applicant has stated the reason for the time extension is to allow for more time to
complete all the required conditions of approval. If the extension is granted, all final
maps would have to be approved no later than March 16, 2008.
Staff has reviewed the project, surrounding area and underlying zoning regulations and
determined that no significant changes have occurred that would suggest that the
project is no longer in keeping with the neighborhood or the City's development policies.
The Engineering Department has modified their conditions of approval and includes
topics such as a public sewer easement, grading, street widths, repairing asphalt
concrete and others.
CONCLUSION:
The applicant followed all the requirements of Chapter 9.63.110. Therefore, staff is
recommending approval of a one-year time extension ending on March 16, 2008 of TTM
28668.
ENVIRONMENTAL DETERMINATION:
A Mitigated Negative Declaration of environmental impact was previously approved by
the City Council on March 16, 2005. Pursuant to Section 15162 of the California
001 3
Planning Commission Staff Report March 14, 2007
Case TTM 28668 Time Extension Page 3 of 3
Environmental Quality Act (CEQA) Guidelines, the preparation of a Subsequent
Negative Declaration, Addendum Negative Declaration, or further environmental
assessment is not necessary because the changed circumstances of the project will not
result in any new significant environmental effects or a substantial increase in the
severity of previously identified significant effects. Furthermore, these changes could
not result in any new environmental impacts beyond those already assessed in the
adopted mitigated negative declaration.
David A. Newell i ra' A. ing, AI P�
Assistant Planner _ Dire or of Plean Services
Attachments:
1. 500' Radius Map
2. Draft Resolution and conditions
3- Letter of Request
RESOLUTION NO. 6075
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM SPRINGS, CALIFORNIA FOR
APPROVAL OF TTM 28668 LOCATED WEST OF ROSE
AVENUE AT CORONADO AVENUE, ZONE R-1-A,
SECTION 10.
WHEREAS, Edith Armstrong M Toor ("Applicant") has filed an application with the City
pursuant to Chapter 9.63.110 of the Palm Springs Municipal Code for a one-year time
extension to the previously approved Tentative Tract Map 28668 to allow a subdivision
of Assessor Parcel Number 505-030-007 into six lots; and
WHEREAS, on March 15, 2007, a public meeting on the application was held by the
Planning Commission in accordance with applicable law; and
WHEREAS, a Mitigated Negative Declaration of environmental impact was previously
approved by the City Council on March 16, 2005- Pursuant to Section 15162 of the
California Environmental Quality Act (CEQA) Guidelines, the preparation of a
Subsequent Negative Declaration, Addendum Negative Declaration, or further
environmental assessment is not necessary because the changed circumstances of the
project will not result in any new significant environmental effects or a substantial
increase in the severity of previously identified significant effects; and
WHEREAS, the Planning Commission has carefully reviewed and considered all of the
evidence presented in connection with the hearing on the project, including, but not
limited to, the staff report, and all written and oral testimony presented.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning
Commission hereby recommends approval to the City Council a one year time
extension for TTM 28668 ending on March 16, 2008, subject to those conditions set
forth in the attached Exhibit A.
ADOPTED this 14"h day of March, 2007.
AYES: 7 Ringlein/Cohen/Marantz/Hochanadel/Hutcheson/Caffery/Scott
NOES: None
ABSENT: None
ABSTAIN: None
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
Craig A. ing,
Director of Pla nin Services
February 9, 2007
Craig A. Ewing, AICP
Director of Planning Services
Planning Department
CITY OF PALM SPRINGS
3200 E Tahquitz Canyon Way
Palm Springs CA 92262
Re: Request for first time extension TTM
Dear Mr. Ewing:
As the applicant and property owner, I hereby request a first extension of time for
Tentative Tract Map 28668. This map was approved by the City-Council-on
March 16, 2005 and we have been diligently working toward resolving the
conditions of approval for the map_ While we are making good progress, we feel
we will need some additional time to complete the process. Enclosed is a check
in the amount of$1,648,00 to cover the processing fees required for the
extension-
If you have any questions or need any additional materials, please feel free to
contact me at 760-322-8570 or Marvin Roos at 760-320-9811
Very truly yours,
FA'tk I
Edith Armstrong McCorkle Toor
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