HomeMy WebLinkAbout24085 RESOLUTION NO. 24085
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING TENTATIVE
TRACT MAP 36691 FOR THE SUBDIVISION OF 156.18
GROSS ACRES INTO 386 RESIDENTIAL LOTS, PUBLIC
AND PRIVATE STREETS, A PARK, PRESERVED OPEN
SPACE, AND PRIVATE OPEN SPACE, GENERALLY
LOCATED NORTH OF VERONA ROAD, EAST OF
SUNRISE WAY, AND SOUTHWEST OF THE
WHITEWATER RIVER WASH (TTM 36691).
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS FINDS AND
DETERMINES AS FOLLOWS:
A. Palm Springs Country Club, LLC ("Applicant') filed an application pursuant to
Palm Springs Municipal Code (PSMC) Title 9, for Tentative Tract Map (TTM 36691) to
allow the creation of a 386-lot residential subdivision, with provisions for public and
private streets, a park, preserved open space, and private open space (APN 501-190-
002, 501-190-011, 669-480-027) ("Project').
B. The Applicant submitted related Project applications, including a General Plan
Amendment (Case 5.1327 PD-366/GPA) to change the land use designation from Open
Space — Parks/Recreation to Very Low Density Residential; a Planned Development
District in lieu of a Change of Zone (Case 5.1327 PD-366) to establish development
standards for the Project site; a Major Architectural application (Case 5.1327 PD-
366/MAJ) to review proposed architecture pursuant to PSZC Section 94.04.00; and a
Development Agreement (Case 5.1327 DA) to establish conditions, terms and
obligations for the Project.
C. A notice of a public hearing of the Planning Commission of the City of Palm
Springs, California to consider the above-mentioned applications was given in
accordance with applicable law, and on April 13, 2016, the Planning Commission
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 and voted 5-1 to recommend approval to City Council of the
Project.
D. On August 3, 2016, a public hearing on the applications for the Project was held
by the City Council in accordance with applicable law. After taking public testimony, the
City Council voted to continue the Project to the meeting of September 7, 2016.
E. At the meeting of September 7, 2016, the City Council carefully reviewed and
considered all of the evidence presented in connection with the hearing on the project
including, but not limited to, the EIR, the staff reports on all aspects of the proposed
Resolution No. 24085
Page 2
Project, and all written and oral testimony presented. The City Council specifically finds
the following relative to the criteria identified in Section 66474 of the Subdivision Map
Act:
1. The proposed Tentative Tract Map and Tentative Parcel Map are
consistent with all applicable general and specific plans.
The proposed TTM is consistent with the proposed General Plan Land Use
Element, because the General Plan designation for the site is Very Low Density
Residential (up to 4 du/ac). The proposed density of the tract map is 3.1 dwelling
units per acre (du/ac) and is thus consistent with the General Plan in terms of
density.
The Project was given further review for conformity with the General Plan as
follows:
• Policy CD.22.1: Require new and infill development to be of compatible
scale, materials, and massing as existing development. Also ensure that
the design character of the new development is appropriate to the area.
The proposed development is of a similar scale to the surrounding
development, and would create additional density compatible with its
surrounding patterns of development.
• Policy CD.22.7: Ensure that residential communities are well connected
with each other and with nearby commercial uses through the inclusion of
pedestrian and bicycle friendly design features such as trails, paths, and
pedestrian oriented streets in the neighborhood's design.
The proposed development will use existing street connections for primary
access points to the site. New pedestrian paths will be created in open
landscape areas between dwellings and separated from vehicular streets.
The Project will potentially include an access way through the site for
interim access way through the site for the Coachella Valley Link ("CV
Link"). These will enhance connectivity through the site.
2. The design and improvements of the proposed Tentative Tract Map and
Tentative Parcel Map are consistent with the zone in which the property is
located.
The Project includes a change of zone to PD-366, and seeks a specific
development plan for the 126-acre site. There will be 386 residences with
improved street access, utilities and other typical services provided to residential
development. Developable lots are required to be at least 5,000 or 8,000 square
feet in size. The PD also proposes a set of development standards and design
details with specific standards.
Resolution No. 24085
Page 3
3. The site is physically suited for this type of development.
The Project site is flat and is located in an area with all urban services and
utilities, including streets. The Project proposes 386 attached and detached
single-family residential dwelling units on individual lots with public and private
streets and private common open space. The Project is surrounded by similar
residential uses, including other single-family and multifamily residences. The
site has adequate vehicular access to the public streets, including Whitewater
Club Drive and San Raphael Road. Therefore, the site is physically suited for
this type of development and is proposed with adequate access to the network of
public streets.
4. The site is physically suited for the proposed density of development.
The Project proposes an overall site density of 3.1 dwelling units per acre and
the proposed General Plan land use designation of VLDR coincides with the
proposed density. The site abuts improved public streets with existing utilities
and with right-of-way widths that are projected in the City's 2007 General Plan
update to operate at normal levels of service (LOS). Consequently, the site is
physically suited for the proposed density of development.
5. The design of the subdivision is not likely to cause environmental damage
or substantially and avoidable injure fish, wildlife, or their habitats.
An Environmental Impact Report (EIR) evaluated the potential impacts related to
fish, wildlife and other habitats. As a part of the EIR, a biological investigation
and survey were completed. Based on the results of these studies, no plants,
reptiles, birds, or mammals that are identified as a candidate or sensitive by an
local, state, or government agency, were encountered or showed substantial
evidence of occupied habitat on the proposed Project site. The Project is
required to comply with the Coachella Valley Multiple Species Habitat
Conservation Plan (MSHCP) and the payment of habitat conservation fees is
required. Therefore, the design of the subdivision is not likely to cause
environmental damage or substantially and avoidable impacts to fish, wildlife and
their habitats.
6. The design of the subdivision or type of improvements is not likely to
cause serious public health problems.
The design of the proposed subdivision includes connections to all public utilities
including water and sewer systems. The layout of internal private streets
provides access to each lot. The subdivision is proposed with sidewalks along
private open spaces. With the approval of the General Plan Amendment and
PD, the residential uses will be unlikely to cause serious public health problems.
Resolution No. 24085
Page 4
7. 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.
Public easements will be provided to accommodate needed utilities, as well as a
master drainage line that will be constructed at a future time. There are no other
easement conflicts known with the design of the proposed subdivision.
Therefore, the design of the subdivision will not conflict with easements for
access through or use of the property.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS RESOLVES AS
FOLLOWS:
SECTION 1. CEQA.
The Project is considered a "project' pursuant to the California Environmental Quality
Act (CEQA). An EIR has been prepared for the Project that evaluates the potential
environmental impacts of the Project. The City Council has reviewed and considered
the information in the final EIR and has, by separate resolution, certified the final EIR in
accordance with CEQA.
SECTION 2. Tentative Tract Map.
The City Council hereby approves a Tentative Tract Map (TTM 36691) to subdivide
156.18 gross acres for the development of 386 residential dwellings, public and private
streets, a park, preserved open space, and private open space.
SECTION 3. Conditions of Approval.
This approval is subject to conditions as outlined in attached Exhibit "A."
ADOPTED THIS 7T" DAY OF SEPTEMBER, 2016.
David H. Ready, City r
ATTEST:
ames Thompson, City Clerk
Resolution No. 24085
Page 5
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. 24085 is a full, true and correct copy, and was duly adopted at a regular
meeting of the City Council of the City of Palm Springs on the 71h day of September,
2016, by the following vote:
AYES: Councilmember Foat, Councilmember Kors, Councilmember Roberts,
Mayor Pro Tern Mills, and Mayor Moon.
NOES: None.
ABSENT: None.
ABSTAIN: None.
mes Thompson, City Clerk
City of Palm Springs, California t I lzzIso
Resolution No. 24085
Page 6
EXHIBIT A
Case 5.1327 PD-366/ZC/MAJ/TTM 36691
Palm Springs Country Club, LLC
"Serena Park"
September 7, 2016
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the Director of
Building and Safety, 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.
CITY COUNCIL SPECIFIC CONDITIONS
PC 1. Third access point for consideration by staff. Pedestrian access shall be
permitted.
ADMINISTRATIVE CONDITIONS
ADM 1. Project Description. This approval is for the project described per Case
5.1327 PD-366, TTM 36691 and Development Agreement; except as
modified with the approved Mitigation Monitoring Program and the conditions
below.
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans. The Preliminary Development Plans
shall be the basis for submitting Final Development Plans. The project shall
be consistent with all Final Development Plans, including site plans,
architectural elevations, exterior materials and colors, landscaping, and
grading on file in the Planning Division except as modified by the approved
Mitigation Measures and conditions below.
ADM 3. Conform to all Codes and Regulations. The project shall conform to the
conditions contained herein, all applicable regulations of the Palm Springs
Zoning Ordinance, Municipal Code, and any other City, County, State and
Federal Codes, ordinances, resolutions and laws that may apply.
Resolution No. 24085
Page 7
ADM 4. Minor Deviations. The Director of Planning or designee may approve minor
deviations to the project description and approved plans in accordance with
the provisions of the Palm Springs Zoning Code.
ADM 5. Tentative Map. This approval is for Tentative Tract Map 36691, date stamped
October 1, 2015, subject to any revisions to the map as imposed by City
Council upon approval of the project. Any revisions to the Tentative Tract
Map shall be reviewed and approved by the City prior to the submittal of the
Final Map. This approval is subject to all applicable regulations of the
Subdivision Map Act, the Palm Springs Municipal Code, and any other
applicable City Codes, ordinances and resolutions.
ADM 6. Indemnification. 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 5.1327 PD-366 and TTM 36691. 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.
ADM 7. Maintenance and Repair. The property owner(s) and successors and
assignees in interest shall maintain and repair the improvements including
and without limitation all structures, sidewalks, bikeways, parking areas,
landscape, irrigation, lighting, signs, walls, and fences between the curb and
property line, including sidewalk or bikeway easement areas that extend onto
private property, in a first class condition, free from waste and debris, and in
accordance with all applicable law, rules, ordinances and regulations of all
federal, state, and local bodies and agencies having jurisdiction at the
property owner's sole expense. This condition shall be included in the
recorded covenant agreement for the property if required by the City.
ADM 8. Time Limit on Approval. Approval of the Planned Development District (PD)
and Tentative Tract Map (TTM) shall be valid for a period of two (2) years
from the effective date of the approval. Extensions of time may be granted by
the Planning Commission upon demonstration of good cause. Time
extensions may be approved pursuant to Code Section 9.63.110 for the
Resolution No. 24085
Page 8
Tentative Map and pursuant to Section 94.03.00 for the PD. Such extension
shall be required in writing and received prior to the expiration of the original
approval.
ADM 9. Public Art Fees. 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.
ADM 10. Park Development Fees. The developer shall dedicate land or pay a fee in
lieu of a dedication, at the option of the City. The in-lieu fee shall be
computed pursuant to Ordinance No. 1632, Section IV, by multiplying the
area of park to be dedicated by the fair market value of the land being
developed plus the cost to acquire and improve the property plus the fair
share contribution, less any credit given by the City, as may be reasonably
determined by the City based upon the formula contained in Ordinance No.
1632. In accordance with the Ordinance, the following areas or features shall
not be eligible for private park credit: golf courses, yards, court areas,
setbacks, development edges, slopes in hillside areas (unless the area
includes a public trail) landscaped development entries, meandering
streams, land held as open space for wildlife habitat, flood retention facilities
and circulation improvements such as bicycle, hiking and equestrian trails
(unless such systems are directly linked to the City's community-wide system
and shown on the City's master plan).
ADM 11. CC&R's. Prior to recordation of a final Tract Map or issuance of building
permits, the applicant shall submit a draft declaration of covenants, conditions
and restrictions ("CC&R's") to the Director of Planning for approval in a format
to be approved by the City Attorney. The draft CC&R package shall include:
a. The document to convey title
b. Deed restrictions, easements, of Covenant Conditions and Restrictions to
be recorded.
c. Provisions for joint access to the proposed parcels, and any open space
restrictions.
d. A provision, which provides that the CC&R's may not be terminated or
substantially amended without the consent of the City and the developer's
successo r-in-inte rest.
Resolution No. 24085
Page 9
Approved CC&R's are to be recorded following approval of the final map.
The CC&R's may 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,
ADM 12. CC&R's Deposits & Fees. The applicant shall submit to the City of Palm
Springs, a deposit in the amount of $3,500, for the review of the CC&R's by
the City Attorney. A $1,165 filing fee shall also be paid to the City Planning
Department for administrative review purposes.
ADM 13. Development Agreement. Approval of these land use entitlement applications
is contingent upon the approval of a development agreement. The
development agreement shall address the conversion of open space for
development purposes, through in-kind replacement of open space, payment
of in-lieu fees for the acquisition of open space, or replacement of open space
through a density transfer, pursuant to Policy LU2.2 of the City of Palm
Springs General Plan.
ADM 14. Maximum Number of Units. The maximum number of residential units shall
be limited to 386 single-family units.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. Coachella Valley Multiple-Species Habitat Conservation Plan (CVMSHCP)
Local Development Mitigation Fee (LDMF) required. All projects within the
City of Palm Springs, not within the Agua Caliente Band of Cahuilla Indians
reservation are subject to payment of the CVMSHCP LDMF prior to the
issuance of certificate of occupancy.
ENV 2. California Fish & Game Fees Required. The project is required to pay a fish
and game impact fee as defined in Section 711 .4 of the California Fish and
Game Code. This CFG impact fee plus an administrative fee for filing the
action with the County Recorder shall be submitted by the applicant to the
City in the form of a money order or a cashier's check payable to the
Riverside County Clerk prior to the final City action on the project. This fee
shall be submitted by the City to the County Clerk with the Environmental
Impact Report (EIR). Action on this application shall not be final until such fee
is paid. The project may be eligible for exemption or refund of this fee by the
California Department of Fish & Game. Applicants may apply for a refund by
the CFG at www.dfg.ca.gov for more information.
ENV 3. Mitigation Monitoring. The mitigation measures of the EIR shall apply. The
applicant shall submit a signed agreement that the mitigation measures
outlined as part of the EIR will be included in the plans prior to Planning
Commission consideration.
Resolution No. 24085
Page 10
PLANNING DEPARTMENT CONDITIONS
PLN 1. Outdoor Lighting Conformance. Exterior lighting shall be in conformance with
Section 93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning
ordinance. All exterior fixtures shall be submitted for approval by the
Department of Planning Services prior to issuance of a building permit.
Manufacturer's cut sheets of all exterior lighting on the building and in the
landscaping shall be included. If lights are proposed to be mounted on
buildings, down-lights shall be utilized. No lighting of hillsides is permitted.
PLN 2. Water Efficient Landscaping Conformance. The project is subject to the
Water Efficient Landscape Ordinance (Chapter 8.60) of the Palm Springs
Municipal Code and all other water efficient landscape ordinances. The
applicant shall submit a landscape and irrigation plan to the Director of
Planning for review and approval prior to the issuance of a building permit.
Landscape plans shall be wet stamped and approved by the Riverside
County Agricultural Commissioner's Office prior to submittal. Prior to
submittal to the City, landscape/irrigation plans shall also be certified by the
local water agency that they are in conformance with the water agency's and
the State's Water Efficient Landscape Ordinances.
PLN 3, Development Standards. All submittals shall comply with the following
development standards.
Resolution No. 24085
Page 11
TRACT NO.36691 PLANNED DEVELOPMENT DISTRICT DEVELOPMENT STANDARDS NO.5,1327 PD-366
Product: 50'VAde Single Family Detached 80'Wide Single Family Detached Single Family Attached
Lots: 195394,399-429 138-194,395-398 1-137
Lot Size:
Minimum Lot Size: 5,000 s.f. 8,000 s.f. 5,000 s.f.
Minimum Lot Frontage: 50' 80' S0'
Minimum Lot Frontage along 35 35' 35'
Curves and CuI-De-Sacs:
Minimum Lot Depth: 100' 100' 100'
Setbacks:
hlinimum Front Yard Q.Garage: 18' 18, 18'(5'from access
easement line)
Minimum Front Yard rc Living 12'(S tram access
Area.Casita,and Side Loaded 12' 12'Garage: easement line)
Minimum Interior Side Yard: 5/30%^a3'(See Note No. 1) 5'/30%a3'(See Note No. 1) 0'/1U(See Note No. I &2)
Minimum Comer Side Yard: I a ]a 10'
Minimum Rear Yard 4 Living is s 10,
Area:
Other:
Maximum Structure Height: I story(19') i story(I8') 1 story 119')
Maximim Lot Coverage: 60% 40% 60%
Front Yard Encroachments for
Architectural Features: 7 2' 2'
(See Note No.3)
Side Yard Encroachments for See Minimum Interior See Minimum Interior See Minimum Interior
(SeeNote
No.3)Architectural Features: Side Yard Setbacks Side Yard Setbacks Side Yard Setbacks
(See N
Rear Yard Encroachments for
Architectural Features: 7' 5' 0'
(See Note No.3)
Casito Allowed: Yes Yes Yes
Notes:
1. Up to 30%of the building length con have o 3'side yard setback including living area,casito,and architectural
features.AIC units are not allowed when any port of f w-structure is of the 3'side yard setback.
2. O'side yard setback of adjoining bindings and 10'side yard setback when buildings do notWn.
No more than two buildings may be attached.
3. Architectural Features such as Fireplaces,AC Units.Media Center,Covered Porches,Decks.Popavts.
and ran-riving areas as some examples
PLN 4. Submittal of Final PDD. The Final Planned Development plans shall be
submitted in accordance with Section 94.03.00 (Planned Development
District) 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 Department. Final Planned
Development District applications must be submitted within two (2) years of
the City Council approval of the preliminary planned development district.
PLN 5. Final PD Review. The Final PD application shall require review by the
Architectural Advisory Committee (AAC), the Planning Commission and the
City Council. In addition to reviewing the application for conformance to the
Resolution No. 24085
Page 12
Preliminary PD application, the following items shall be addressed as part of
the review:
a. The final landscape plan, including the design of all perimeter walls, all
buffer areas, paseos, and the trail design and landscaping.
b. The residential units, subject to the recommendations of the AAC and
Planning Commission:
• The architecture of the units should reference the design of the
Alexander Estates or the Cody-designed units within the Palm Springs
Country Club, as appropriate.
• All residential products shall provide options for a variety of color
palettes, roofing materials, and siding materials.
• Variation shall be provided in the roof forms of the residential units.
c. The "hammerhead" street design within the age-restricted portion of the
development shall be further reviewed for issues of access and guest
parking.
d. The design of guest parking areas shall be reviewed as part of the Final
PD application; guest parking spaces may be required where streets are
not wide enough for on-street parking.
PLN 6. Flat Roof Requirements. Roof materials on flat roofs (less than 2:12) must
conform to California Title 24 thermal standards for "Cool Roofs". Such roofs
must have a minimum initial thermal emittance of 0.75 or a minimum SRI of
64 and a three-year aged solar reflectance of 0.55 or greater. Only matte
(non-specular) roofing is allowed in colors such as beige or tan.
PLN 7. Maintenance of Awnings & Protections. All awnings shall be maintained and
periodically cleaned.
PLN 8. Screen Roof-mounted Equipment. All roof mounted mechanical equipment
shall be screened per the requirements of Section 93.03.00 of the Zoning
Ordinance.
PLN 9. Surface Mounted Downspouts Prohibited. No exterior downspouts shall be
permitted on any facade on the proposed building(s) that are visible from
adjacent streets or residential and commercial areas.
PLN 10. Pool Enclosure Approval Required. Details of fencing or walls around pools
(material and color) and pool equipment areas shall be submitted for approval
by the Planning Department prior to issuance of Building Permits.
PLN 11. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 12. Outside Storage Prohibited. No outside storage of any kind shall be
permitted except as approved as a part of the proposed plan.
Resolution No. 24085
Page 13
PLN 13. No off-site Parking. Vehicles associated with the operation of the proposed
development including company vehicles or employees vehicles shall not be
permitted to park off the proposed building site unless a parking management
plan has been approved.
PLN 14. Update of City's Zoning Map. Upon approval of the proposed Change of
Zone, Tract Map and/or Planned Development District, the applicant shall be
responsible for costs associated with update of the City's GIS based zoning
maps.
PLN 15. Public Streets. The central "spine" road shall be a public street. Other local
streets within the project may be public or private streets.
PLN 16. (Deleted).
PLN 17. Vehicular Gates. Vehicle gates shall be prohibited.
PLN 18. Sidewalks. Public streets shall be required to have sidewalks along at least
one side of the street; the age-restricted portion of the development shall also
be required to have sidewalks.
PLN 19. Open Space.
a. A minimum of 47% open space shall be required; in determining the open
space, the 25 acres within the Whitewater Wash may be included in the
calculation. Amenities such as private parks, public parks, greenbelts, the
interim CV Link Trail, and other similar amenities may be included in the
required open space areas
b. The applicant shall donate the 25 acres within the Whitewater Wash to the
City.
c. The levee shall be improved as park or trail area, and count towards the
open space requirement.
PLN 20. Park. A park shall be provided in accordance with the approved site plan,
and shall be owned and properly maintained by the HOA and accessible to
the general public. The development agreement shall set forth the minimum
maintenance obligations, the recreational amenities and improvements
provided by the applicant, and the construction/completion schedule for the
park.
PLN 21. Recreational Amenities — Age-Restrict Housing. A common clubhouse and
pool shall be provided in the age-restricted portion of the development.
PLN 22. Construction Requirements and Phasing.
a. The final construction phasing plan shall be reviewed as part of the Final
PD Review for consistency with these conditions of approval.
Resolution No. 24085
Page 14
b. The central "spine" road shall be developed as a temporary construction
road from the Golden Sands Drive entrance to the Whitewater Club Drive
entrance, and shall be developed in Phase I of the construction phasing.
c. The applicant shall implement the construction restrictions identified in the
letter from Somis Investments, dated August 23, 2016, and incorporated
as part of the conditions of approval.
PLN 23. Interim CV Link Trail. The interim CV Link trail shall be provided as depicted
in the approved site plan. The trail shall have a minimum 14' right-of-way for
pedestrians and bicycles, with electric vehicles permitted to share the public
streets. The applicant shall work with the residents of the Golden Sands
Mobile Home Park and the Four Seasons development to provide pedestrian
access to the interim CV Link Trail if requested. The applicant shall
coordinate the ultimate alignment with CVAG on the levee.
PLN 24. Public Benefit. In accordance with adopted City Council policy, the following
items shall be considered as public benefits:
a. Interim CV Link Trail alignment providing public access through the site;
b. Provision of 50% open space;
c. Dedication of land within the Whitewater River Wash to the City of Palm
Springs for perpetual open space;
d. Dedication of the central "spine" road as a public street;
e. Provision of a park, maintained by the HOA, and accessible to the general
public;
f. Implementing conservation measures:
• Additional water conservation such as gray-water systems
(plumb/offer as an option);
• Provide a percentage of solar power for units (such as 40% of
the usage capacity);
• All landscape lighting and outdoor lighting shall utilize LED
fixtures;
• All structures shall conform to the Green for Life building
program "Green Tree" level.
PLN 25. Agreements with Adjacent HOA's/Neighborhood Organizations. The
applicant shall provide to the City any executed agreements with adjacent
HOA's or neighborhood organizations.
POLICE DEPARTMENT CONDITIONS
POL 1. Developer shall comply with Section II of Chapter 8.04 "Building Security
Codes" of the Palm Springs Municipal Code.
Resolution No. 24085
Page 15
BUILDING DEPARTMENT CONDITIONS
BLD 1 . Prior to any construction on-site, all appropriate permits must be secured.
ENGINEERING DEPARTMENT CONDITIONS
APPLICATION FOR APPROVAL TO CONVERT THE PALM SPRINGS COUNTRY CLUB
TO RESIDENTIAL, PARKLAND, AND PRIVATE STREETS, TENTATIVE TRACT MAP
36691, APN 501-190-011, BEING A PORTION OF THE SOUTHWEST '/ OF SECTION 1
AND APN 669-480-027 & 669-590-066 BEING A PORTION OF THE NORTHEAST '/ OF
SECTION 36, TOWNSHIP 4S, RANGE 4E, S.B.M., CASE NO. 5.1327.
The Engineering Division recommends that if this application is approved, such approval is
subject to the following conditions being completed in compliance with City standards and
ordinances.
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer.
STREETS
ENG 1. Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
ENG 2. Submit street improvement plans prepared by a registered California civil
engineer to the Engineering Division. The plan(s) shall be approved by the City
Engineer prior to issuance of any building permits.
ENG 3. 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.
ENG 4. Dedicate a public access easement for and construct a multi-use pedestrian,
bicycle and Neighborhood Electric Vehicle (NEV) pathway through the
development as approved by the City Engineer.
Resolution No. 24085
Page 16
VERONA ROAD
ENG 5. Remove the existing curb located 18 feet north of centerline and replace with
6 inch curb and gutter located 20 feet north of centerline along the entire
frontage, in accordance with City of Palm Springs Standard Drawing No. 200.
ENG 6. Remove existing driveway approach and construct a new street intersection
in accordance with applicable City of Palm Springs Standard Drawings. The
centerline of the new street shall be aligned with the existing centerline of
Whitewater Club Drive.
ENG 7. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210.
ENG 8. Construct a Type C curb ramps meeting current California State Accessibility
standards on each corner of the intersection in accordance with City of Palm
Springs Standard Drawing No. 214.
ENG 9. 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 clean sawcut edge of pavement along the entire
Verona Road frontage in accordance with City of Palm Springs Standard
Drawing No. 110.
FRANCIS DRIVE
ENG 10. At the east end of Francis Drive, construct a 24 feet wide driveway approach in
accordance with City of Palm Springs Standard Drawing No. 201 or extend street
improvements to transition to a 24 feet wide minimum emergency access lane,
as approved by the City Engineer. To accommodate the emergency access, the
access gate and knox box shall be located entirely outside of the City's right of
way. Accommodations for flow and/or acceptance of water shall be designed and
shown on improvement plans.
GOLDEN SANDS DRIVE (PUBLIC)
ENG 11. Acquire or otherwise facilitate dedication of public right-of-way on Golden
Sands Drive from Sunrise Way to the intersection of Streets "L" and "O", as
required by the City Engineer.
ENG 12. All broken or off grade street improvements along that portion of Golden
Sands Drive to be transferred to the City for public maintenance, shall be
repaired or replaced.
Resolution No. 24085
Page 17
COUNTRY CLUB DRIVE (PRIVATE)
ENG 13. Construct a 6 wedge curb and gutter, 18 feet along both sides of the
centerline (to match existing improvements), from the easterly terminus of Lot
"AA" of TM 30054 MB 348 page 99-102, to the existing entrance of the
Golden Sands Mobile Home Park.
ENG 14. Construct pavement with a minimum pavement section of 2 '/z 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
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.
WHITEWATER CLUB DRIVE (WEST) (PRIVATE)
ENG 15. Construct two 24 feet wide driveway approaches in accordance with City of
Palm Springs Standard Drawing No. 201 to accommodate the emergency
access gates and knox boxes as shown on improvement plans.
ON-SITE PRIVATE STREETS
ENG 16. 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 streets.
ENG 17. All centerline radii shall be a minimum of 100 feet.
ENG 18. All on-site cul-de-sacs shall be constructed in accordance with City of Palm
Springs Standard Drawing No. 101, curb portion only. Construct all cul-de-
sacs with a minimum curb radius of 43 feet throughout the cul-de-sac bulb.
ENG 19. Construct all street "knuckles" in accordance with City of Palm Springs
Standard Drawing No. 104.
ENG 20. The minimum pavement section for all on-site pavement drive aisles, parking
spaces shall be 2-112 inches asphalt concrete pavement over 4 inches
crushed miscellaneous base with a minimum subgrade of 24 inches at 95%
relative compaction, or equal. If an alternative pavement section is proposed,
the proposed pavement section shall be designed by a California registered
Geotechnical Engineer using "R" values from the project site and submitted to
the City Engineer for approval.
Resolution No. 24085
Page 18
ENG 21. All on-site private streets (or drive aisles) shall be two-way with a minimum 36
feet wide travelway (as measured from face of curb) where on-street parking
is proposed on both sides of the street.
ENG 22. All on-site private streets shall be constructed with standard 6 inch curb and
gutter, a wedge curb, or other approved curbs, and cross-gutters, as
necessary to accept and convey street surface drainage of the on-site streets
to the on-site drainage system.
SANITARY SEWER
ENG 23. All sanitary facilities shall be connected to the public sewer system. New
laterals shall not be connected at manholes.
ENG 24. Submit sewer improvement plans prepared by a California registered civil
engineer to the Engineering Division. The plan(s) shall be approved by the
City Engineer prior to issuance of any building permits.
ENG 25, Construct 8 inch V.C.P. sewer main across all private streets from centerline
or as required by the City Engineer. Removal and reconstruction of existing
public sewers in Whitewater Club Drive requires Developer to maintain
existing sewer service until relocated service is established. All sewer mains
constructed by the developer and to become part of the City sewer system
shall be digitally video recorded (Developer shall contact City treatment plant
facility for acceptable digital video format) and submitted to the City for review
prior to acceptance of the sewer system for maintenance by the City. Any
defects of the sewer main shall be removed, replaced, or repaired to the
satisfaction of the City Engineer prior to acceptance.
ENG 26. Upon completion of the construction of public sewer lines, an as-built drawing
in digital format shall be provided to the City as required by the City Engineer,
if the sewer was not constructed in accordance with the original approved
sewer plans.
GRADING
ENG 27. Submit a Precise Grading Plan prepared by a California registered Civil
engineer to the Engineering Division for review and approval. The Precise
Grading Plan shall be approved by the City Engineer prior to issuance of
grading permit.
a. Fugitive Dust Control Plan shall be prepared by the applicant and/or its
grading contractor and submitted to the Engineering Division for review and
approval. The applicant and/or its grading contractor shall be required to
comply with Chapter 8.50 of the City of Palm Springs Municipal Code, and
shall be required to utilize one or more "Coachella Valley Best Available
Resolution No. 24085
Page 19
Control Measures" as identified in the Coachella Valley Fugitive Dust Control
Handbook for each fugitive dust source such that the applicable performance
standards are met. The applicant's or its contractor's Fugitive Dust Control
Plan shall be prepared by staff that has completed the South Coast Air
Quality Management District (AQMD) Coachella Valley Fugitive Dust Control
Class. The applicant and/or its grading contractor shall provide the
Engineering Division with current and valid Certificate(s) of Completion from
AQMD for staff that has completed the required training. For information on
attending a Fugitive Dust Control Class and information on the Coachella
Valley Fugitive Dust Control Handbook and related "PM10" Dust Control
issues, please contact AQMD at (909) 396-3752, or at http://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 Site Plan; a copy of current Title
Report; a copy of Soils Report; a copy of the associated Hydrology
Study/Report and a copy of the project-specific Final Water Quality
Management Plan.
ENG 28. Prior to approval of a Grading Plan (or issuance of a Grading Permit), 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
or the Tribal Archaeologist at ACBCI-THPO(a)aguacaliente.net 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.
ENG 29. In accordance with an approved PM-10 Dust Control Plan, temporary dust
control perimeter fencing shall be installed at the limits of grading and/or
disturbed areas. Fencing shall have screening that is tan in color; green
screening will not be allowed. Temporary dust control perimeter fencing shall be
installed after issuance of Grading Permit, and immediately prior to
commencement of grading operations.
ENG 30. Temporary dust control perimeter fence screening shall be appropriately
maintained, as required by the City Engineer. Cuts (vents) made into the
perimeter fence screening shall not be allowed. Perimeter fencing shall be
adequately anchored into the ground to resist wind loading.
Resolution No. 24085
Page 20
ENG 31. Within 10 days of ceasing all construction activity and when construction
activities are not scheduled to occur for at least 30 days, the disturbed areas on-
site shall be permanently stabilized, in accordance with Palm Springs Municipal
Code Section 8.50.022. Following stabilization of all disturbed areas, perimeter
fencing shall be removed, as required by the City Engineer.
ENG 32. The applicant shall obtain approvals to perform grading within the Riverside
County Flood Control and Water Conservation District (RCFC&WCD) easement
for the Whitewater levee located along the northerly property line. An
Encroachment Permit shall be issued from RCFC&WCD, and a copy provided to
the City Engineer, prior to approval of a grading plan. For RCFC&WCD
requirements, contact the RCFC&WCD Encroachment Permit Section at (951)
955-1266.
ENG 33. A Notice of Intent (NOI) to comply with the California General Construction
Stormwater Permit (Water Quality Order 2009-0009-DWQ as modified
September 2, 2009) is required for the proposed development via the California
Regional Water Quality Control Board online SMARTS system. A copy of the
executed letter issuing a Waste Discharge Identification (WDID) number shall be
provided to the City Engineer prior to issuance of a grading or building permit.
ENG 34. This project requires preparation and implementation of a stormwater pollution
prevention plan (SWPPP). As of September 4, 2012, all SWPPPs shall include a
post-construction management plan (including Best Management Practices) in
accordance with the current Construction General Permit. Where applicable, the
approved final project-specific Water Quality Management Plan shall be
incorporated by reference or attached to the SWPPP as the Post-Construction
Management Plan. A copy of the up-to-date SWPPP shall be kept at the project
site and be available for review upon request.
ENG 35. In accordance with City of Palm Springs Municipal Code, Section 8.50.022 (h),
the applicant shall post with the City a cash bond of two thousand dollars
($2,000) per disturbed acre (if there is disturbance of 5,000 square feet or more)
at the time of issuance of grading permit for mitigation measures for
erosion/blowsand relating to this property and development.
ENG 36. 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.
ENG 37. The applicant shall provide pad elevation certifications for all building pads in
conformance with the approved grading plan (if required), to the Engineering
Division prior to construction of any building foundation.
Resolution No. 24085
Page 21
ENG 38. 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).
WATER QUALITY MANAGEMENT PLAN
ENG 39. This project shall 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
contaminated stormwater and non-stormwater runoff, shall 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 contaminated stormwater and
non-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. 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 (if any).
ENG 40. A Final Project-Specific Water Quality Management Plan (WQMP) shall be
submitted to and approved by the City Engineer prior to issuance of a grading or
building permit. The WQMP shall address the implementation of operational Best
Management Practices (BMP's) necessary to accommodate nuisance water and
storm water runoff from the site. Direct release of nuisance water to the adjacent
property (or public streets) is prohibited. Construction of operational BMP's shall
be incorporated into the Precise Grading and Paving Plan.
ENG 41. Prior to issuance of any grading or building permits, the property owner shall
record a "Covenant and Agreement" with the County-Clerk Recorder or other
instrument on a standardized form to inform future property owners of the
requirement to implement the approved Final Project-Specific Water Quality
Management Plan (WQMP). Other alternative instruments for requiring
implementation of the approved Final Project-Specific WQMP include:
requiring the implementation of the Final Project-Specific WQMP in Home
Resolution No. 24085
Page 22
Owners Association or Property Owner Association Covenants, Conditions,
and Restrictions (CC&Rs); formation of Landscape, Lighting and Maintenance
Districts, Assessment Districts or Community Service Areas responsible for
implementing the Final Project-Specific WQMP; or equivalent. Alternative
instruments must be approved by the City Engineer prior to issuance of any
grading or building permits.
ENG 42. Prior to issuance of certificate of occupancy or final City approvals, the
applicant shall: (a) demonstrate that all structural BMP's have been
constructed and installed in conformance with approved plans and
specifications; (b) demonstrate that applicant is prepared to implement all
non-structural BMP's included in the approved Final Project-Specific WQMP,
conditions of approval, or grading/building permit conditions; and (c)
demonstrate that an adequate number of copies of the approved Final
Project-Specific WQMP are available for the future owners.
DRAINAGE
ENG 43. Dedicate a storm drain easement 36 feet wide (min.) extending across the
project as necessary to facilitate the future construction, operation and
maintenance of the Master Planned Storm Drain Line #3 as required by the City
Engineer.
ENG 44. 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 storm
water runoff falling on the site, on-site retention or other facilities approved by the
City Engineer shall be required to contain the increased storm water runoff
generated by the development of the property.
ENG 45. Construct storm drain improvements, including but not limited to catch basins,
and storm drain lines, for drainage of on-site streets into the on-site retention
system, as described in the Preliminary Hydrology Report for property located
East of Sunrise Way, North of Joyce Drive & East of Farrell Drive and North of
Verona Road, at the Palm Springs Country Club, Tentative Tract Map No. 36691,
prepared by MSA Consulting, Inc, dated January 20, 2013. The preliminary
hydrology study for Tentative Tract Map 36691 that includes catch basin sizing,
storm drain pipe sizing, and retention system sizing calculations and other
specifications for construction of required on-site storm drainage improvements.
Final retention basin sizing and other storm water runoff mitigation measures
shall be determined upon review and approval of the final 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.
ENG 46. All on-site storm drain systems shall be privately maintained by a Homeowners
Association (HOA). Provisions for maintenance of the on-site storm drain
Resolution No. 24085
Page 23
systems acceptable to the City Engineer shall be included in Covenants,
Conditions and Restrictions (CC&R's) required for this project.
ENG 47. Submit storm drain improvement plans for all on-site storm drainage system
facilities for review and approval by the City Engineer.
ENG 48. This project shall 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 contaminated storm water
and non-storm water runoff, shall 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 contaminated storm water and non-storm water runoff
from the project site, prior to release to the City's municipal separate storm sewer
system ("MS4"), to the satisfaction of the City Engineer and the RWQCB. 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.
ENG 49. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee at the present time is $6,511 per acre in accordance
with Resolution No. 15189. Fees shall be paid prior to issuance of a building
permit.
GENERAL
ENG 50. 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, Mission Springs Water District, etc.).
Multiple excavations, trenches, and other street cuts within existing asphalt
concrete pavement of off-site streets required by the proposed development
may require complete grinding and asphalt concrete overlay of the affected
off-site streets, at the discretion of the City Engineer. The pavement condition
of the existing off-site streets shall be returned to a condition equal to or
better than existed prior to construction of the proposed development.
Resolution No. 24085
Page 24
ENG 51. 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 Archaeologist. 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 or
the Tribal Archaeologist at (760) 699-6800, 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.
ENG 52. All proposed utility lines shall be installed underground.
ENG 53. In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal
Code, all existing and proposed electrical lines of thirty-five thousand volts or
less and overhead service drop conductors, and all gas, telephone, television
cable service, and similar service wires or lines, which are on-site, abutting,
and/or transecting, shall be installed underground unless specific restrictions
are shown in General Orders 95 and 128 of the California Public Utilities
Commission, and service requirements published by the utilities. The existing
overhead utilities along the northerly tract boundary of Desert Park Estates
No. 11 & No. 12, and easterly tract boundary of Desert Park Estates No. 10
and No. 12, and any other existing overhead lines, meet the requirement to
be installed underground. Utility undergrounding shall extend to the nearest
off-site power pole; no new power poles shall be installed unless otherwise
approved by the City Engineer. A letter from the owners of the affected
utilities shall be submitted to the Engineering Division prior to approval of a
grading plan, informing the City that they have been notified of the City's utility
undergrounding requirement and their intent to commence design of utility
undergrounding plans. When available, the utility undergrounding plan shall
be submitted to the Engineering Division identifying all above ground facilities
in the area of the project to be undergrounded. Undergrounding of existing
overhead utility lines shall be completed prior to issuance of a certificate of
occupancy.
ENG 54. All existing utilities shall be shown on the improvement plans if required for
the project. The existing and proposed service laterals shall be shown from
the main line to the property line.
Resolution No. 24085
Page 25
ENG 55. Upon approval of any improvement plan (if required) 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 by the City Engineer.
ENG 56. The original improvement plans prepared for the proposed development and
approved by the City Engineer (if required) 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.
ENG 57. 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.
ENG 58. 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 in accordance with City of Palm Springs Standard Drawing No. 904.
ENG 59. This property is subject to the Coachella Valley Multiple Species Habitat
Conservation Plan Local Development Mitigation Fee (CVMSHCP-LDMF).
The LDMF shall be paid prior to issuance of Building Permit.
MAP
ENG 60. The developer shall apply for an annexation to the City of Palm Springs
Community Facilities District (CFD 2005-1) established for public safety
services and submit required applications, waivers, and consent forms to the
annexation prior to approval of a Final Map. Payment of an annexation fee
($7,500) and shall be made at the time of the application. The applicant is
advised that the annexation process takes an average of 6 months which
includes, a minimum of two City Council sessions, a 30 day public comment
period, and requires approved ballots to be mailed to the City Clerk. The
Final Map will not be approved until the CFD process is completed.
ENG 61. 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.
Resolution No. 24085
Page 26
The Final Map shall be approved by the City Council prior to issuance of
building permits.
ENG 62. 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 by the City
Council, or in the absence of a Final Map, shall be submitted and approved
by the City Attorney prior to issuance of Certificate of Occupancy.
ENG 63. ENG 63. 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, DWG (AutoCAD 2004
drawing file), DGN (Microstation drawing file), DXF (AutoCAD ASCII drawing
exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats. Variations of
the type and format of G.I.S. digital data to be submitted to the City may be
authorized, upon prior approval of the City Engineer.
ENG 64. ENG 64. In accordance with Section 66434 (g) of the Government Code, the
portion of the existing public sewer and public utility easement (or right-of-
way) over Whitewater Club Drive may be abandoned upon the filing of a Final
Map identifying the abandonment of the easements (or right-of-way) granted
to the City of Palm Springs. Prior to approval of a Final Map, the developer
shall coordinate with each public utility company and determine specific
requirements as to the abandonment and/or relocation of existing
underground utilities that may exist within the public easements (or right-of-
way) to be abandoned. Prior to approval of a Final Map, the developer shall
provide to the City Engineer a letter of approval regarding the proposed
abandonment of easements (or rights-of-way) over Whitewater Club Drive
from each public utility agency. The developer is advised that the City has
received notice from the Southern California Gas Company of the existence
of an existing gas line within Whitewater Club Drive that will require removal
and relocation to facilitate this development.
TRAFFIC
ENG 65. As determined by the traffic study submitted by Endo Engineering, the
following mitigation measure(s) will be required:
Resolution No. 24085
Page 27
a. Reconstruct Whitewater Club Drive @ Northerly Terminus and access to
Palm Springs Country Club and Alexander Estates.
b. Re-Construct Whitewater Club Drive east of Sunrise Way @ access road
to Golden Sands.
c. Provide emergency access from Farrell Drive opposite Francis Drive.
ENG 66. A minimum of 48 inches of clearance for accessibility shall be provided on
public sidewalks or pedestrian paths of travel within the development.
Minimum clearance on public sidewalks or pedestrian paths of travel shall be
provided by (either an additional dedication of a sidewalk easement (if
necessary) and widening of the sidewalk, or by the relocation of any
obstructions.
ENG 67. All damaged, destroyed, or modified pavement legends, traffic control
devices, signing, striping, and street lights, associated with the proposed
development shall be replaced as required by the City Engineer prior to
issuance of a Certificate of Occupancy.
ENG 68. Submit traffic striping (and signage) plans prepared by a California registered
civil 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.
ENG 69. Install all way stop, including signage, stop bar, and "STOP" legend for traffic
exiting/entering the development at the intersection of Verona Road and
Whitewater Club Drive in accordance with applicable City of Palm Springs
Standard Drawings and the California Manual on Uniform Traffic Control
Devices for Streets and Highways, dated November 7, 2014, or subsequent
editions in force at the time of construction, as required by the City Engineer.
ENG 70. Construction signing, lighting and barricading shall be provided during all
phases of construction 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 Part 6 'Temporary Traffic Control" of the
California Manual on Uniform Traffic Control Devices (CAMUTCD), dated
November 7, 2014, or subsequent editions in force at the time of construction.
ENG 71. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
FIRE DEPARTMENT CONDITIONS
These Fire Department conditions may not provide all requirements. Owner/developer
is responsible for all applicable state and locally adopted fire codes. Detailed plans are
Resolution No. 24085
Page 28
still required for review.
FID 1. These conditions are subject to final plan check and review. Initial fire
department conditions have been determined on the revised site plans
received and stamped October 1, 2015. Additional requirements may be
required based on revisions to site plans.
FID 2. Fire Department Conditions were based on the 2013 California Fire Code as
adopted by City of Palm Springs, Palm Springs Municipal Code and latest
adopted NFPA Standards. Four (4) complete sets of plans for private fire
service mains, fire alarm, or fire sprinkler systems must be submitted at time
of the building plan submittal.
FID 3. PLANS AND PERMITS
Complete plans for private fire service mains or fire sprinkler systems should
be submitted for approval well in advance of installation. Plan reviews can
take up to 20 working days. Submit a minimum of four (4) sets of drawings for
review. Upon approval, the Fire Prevention Bureau will retain one set.
Plans shall be submitted to:
City of Palm Springs
Building and Safety Department
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Counter Hours: 8:00 AM — 6:00 PM, Monday — Thursday
A deposit for Plan Check and Inspection Fees is required at the time of Plan
Submittal. Inspection fees are charged at the fully burdened hourly rate of the
fire inspector. These fees are established by Resolution of the Palm Springs
City Council.
Complete listings and manufacturer's technical data sheets for all system
materials shall be included with plan submittals. All system materials shall be
UL listed or FM approved for fire protection service and approved by the Fire
Prevention Bureau prior to installation.
Plans shall indicate all necessary engineering features, including all hydraulic
reference nodes, pipe lengths and pipe diameters as required by the
appropriate codes and standards. Plans and supportive data (calculations
and manufacturer's technical data sheets) shall be submitted with each plan
submittal. Complete and accurate legends for all symbols and abbreviations
shall be provided on the plans.
Resolution No. 24085
Page 29
FID 4. Fire Apparatus Access Roads (CFC 503.1.1): Approved fire apparatus
access roads shall be provided for every facility, building or portion of a
building hereafter constructed or moved into or within the jurisdiction. The fire
apparatus access road shall comply with the requirements of this section and
shall extend to within 150 feet of all portions of the facility and all portions of
the exterior walls of the first story of the building as measured by an approved
route around the exterior of the building or facility.
• Fire Apparatus Access Road (CFC 202 Definitions) — A road that
provides fire apparatus access from a fire station to a facility, building
or portion thereof. This is a general term inclusive of all other terms
such as fire lane, public street, private street, parking lot lane and
access roadway.
• Dimensions (CFC 503.2.1): Fire apparatus access roads shall have
an unobstructed width of not less than 24 feet except for approved
security gates in accordance with Section 503.6 and an unobstructed
vertical clearance of not less than 13 feet 6 inches.
FID 5. Fire Lanes (CFC 202 Definitions): A road or other passageway developed
to allow the passage of fire apparatus.
• Designation of Fire Lanes (CVC 22500.1): Only the fire department
with jurisdiction over the area in which the place is located can
designate a fire lane.
• Designated Fire Lanes in private developments shall be not less than
24 feet wide (curb face to curb face) with no parking on either side.
Wedge, or rolled curbing contained within a 24 foot fire lane shall be
capable of supporting 73,000 pound GVW fire apparatus.
• Fire Lane Marking (CFC 503.3): Where required by the fire code
official, approved signs or other approved notices or markings that
include the words NO PARKING—FIRE LANE shall be provided for fire
apparatus access roads to identify such roads or prohibit the
obstruction thereof. The means by which fire lanes are designated
shall be maintained in a clean and legible condition at all times and be
replaced or repaired when necessary to provide adequate visibility.
Project Notes: 37 foot wide streets — parking allowable on one side only. Opposite
side shall be identified as "fire lane"
Project Notes: Site Plan Sheet I of 2 — SW traffic circle; non-compliant road widths
between medians
Project Notes: Site Plan Sheet 2 of 2 — SE traffic circle; non-compliant road widths
Resolution No. 24085
Page 30
between medians
FID 6. Dead Ends (503.2.5 CFC): 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. 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 turnaround meeting the
Palm Springs Public Works and Engineering Department standard dated
9/4/2002.
FID 7. Surface (CFC 503.2.3): Fire apparatus access roads shall be designed and
maintained to support the imposed loads of fire apparatus (73,000 lbs. GVW)
and shall be surfaced so as to provide all-weather driving capabilities.
FID 8. Traffic Calming Devices (CFC 503.4.1): Traffic calming devices shall be
prohibited unless approved by the fire code official.
FID 9. Security Gates (CFC 503.6): The installation of security gates across a fire
apparatus access road shall be approved by the fire chief. Where security
gates are installed, they shall have an approved means of emergency
operation. Secured automated vehicle gates or entries shall utilize a
combination of a Tomar Strobeswitch TM, or approved equal, and an approved
Knox key electric switch. Electric gate operators, where provided, shall be
listed in accordance with UL 325. Gates intended for automatic operation
shall be designed, constructed and installed to comply with the requirements
of ASTM F 2200 and an approved Knox key electric switch. Secured non-
automated vehicle gates or entries shall utilize an approved padlock or chain
(maximum link or lock shackle size of inch). Approved security gates shall
be a minimum of 14 feet in unobstructed drive width on each side with gate in
open position.
In the event of a power failure, the gates shall be defaulted or automatically
transferred to a fail safe mode allowing the gate to be pushed open without
the use of special knowledge or any equipment. If a two-gate system is used,
the override switch must open both gates.
If there is no sensing device that will automatically open the gates for exiting,
a fire department approved Knox electrical override switch shall be placed on
each side of the gate in an approved location.
A final field inspection by the fire code official or an authorized representative
is required before electronically controlled gates may become operative.
Prior to final inspection, electronic gates shall remain in a locked-open
position.
Resolution No. 24085
Page 31
FID 10. Fire Hydrant Flow and Number of Fire Hydrants (CFC 508.5): Fire
hydrants shall be provided in accordance with CFC Appendix B, Fire Flow
Requirements for Buildings, for the protection of buildings, or portions of
buildings, hereafter constructed. One available fire hydrant must be within
250 feet from any point on lot street frontages. (CFC Appendix C)
FID 11. Operational Fire Hydrant(s) (CFC 508.1, 508.5.1 & 1412.1): Operational
fire hydrant(s) shall be installed within 250 feet of all combustible
construction. They shall be installed and made serviceable prior to and
during construction. No landscape planting, walls, or fencing is permitted
within 3 feet of fire hydrants, except ground cover plantings
FID 12. NFPA 13D Fire Sprinklers Required: An automatic fire sprinkler system is
required. 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, 2013 Edition, as modified by local ordinance.
FID 13. Residential Smoke and Carbon Monoxide Alarms Installation with Fire
Sprinklers - R-3 & Household Fire Alarm System (CFC 907.2.11.2, CRC
R314 & R315 and California Health & Safety Code 17926): Provide and
Install Residential Smoke and Carbon Monoxide Alarms. Alarms shall
receive their primary power from the building wiring, and shall be equipped
with a battery backup. In new construction, alterations, repairs and additions,
smoke and carbon monoxide alarms shall be interconnected. The operation
of any smoke alarm or the fire sprinkler flow switch will cause all smoke
alarms within the dwelling to sound and activate the exterior horn/strobe. The
operation of any carbon monoxide alarm will cause all carbon monoxide
alarms within the dwelling to sound.
FID 14. Audible Residential Water Flow Alarms - NFPA 13D Fire Sprinklers &
Household Fire Alarm System (CFC 903.4.2): An approved audible
sprinkler flow alarm (Wheelock horn/strobe with WBB back box or equal) shall
be provided on the exterior of the building in an approved location. It shall be
powered by the household fire alarm system. The horn/strobe shall be
outdoor rated.
END OF CONDITIONS