HomeMy WebLinkAbout23862 RESOLUTION NO. 23862
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING TRACT MAP
NO. 33575 AND AN ASSOCIATED SUBDIVISION
IMPROVEMENT AGREEMENT WITH RREF II-DC
CAMERON, LLC, A CALIFORNIA LIMITED LIABILITY
COMPANY, FOR PROPERTY LOCATED AT THE
NORTHEAST CORNER OF SOUTH PALM CANYON
DRIVE AND MESQUITE AVENUE, IN SECTION 23,
TOWNSHIP 4 SOUTH, RANGE 4 EAST. A6730.
WHEREAS, the Planning Commission of the City of Palm Springs, at its meeting
of October 12, 2005 recommended approval of Tentative Tract Map 33575, subject to
conditions; and
WHEREAS, the City Council of the City of Palm Springs, (hereinafter the "City"),
at its meeting of July 12, 2006 approved Tentative Tract Map 33575 subject to
conditions; and
WHEREAS, RREF II DC Cameron, LLC, (hereinafter the "Subdivider"), has filed
Tract Map No. 33575 with the City in accordance with Section 66458 of the California
Government Code; and
WHEREAS, the Subdivider offers for dedication to the City of Palm Springs: Lots
"B", "C", and "D" for street and public utility purposes. In addition, the Subdivider will
allow easements for public utility purposes (PUE) and sidewalk purposes together with
the right of ingress and egress for service and emergency vehicles and personnel, over
portions of Lots "A", 1" and 'A" all shown on Tract Map 33575; and
WHEREAS, required public improvements have not been completed by the
Subdivider as of the filing of Tract Map 33575, and the Subdivider has requested that
the City enter into a Subdivision Improvement Agreement with the Subdivider to
secure the cost of public improvements in accordance with Section 66462 of the
California Government Code.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY
RESOLVE AS FOLLOWS:
SECTION 1. Tract Map 33575 is in substantial conformance with approved
Tentative Tract Map 33575.
SECTION 2. Tract Map 33575 is in conformance with the General Plan.
Resolution No. 23862
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SECTION 3. Tract Map 33575 conforms to all requirements of the Subdivision
Map Act of the State of California.
SECTION 4. In accordance with Section 66477.1 of the California Government
Code, the offers of dedication to the public on Tract Map 33575 shall be accepted by
the City Clerk, subject to improvement, who shall certify acceptance by signature on the
map thereof.
SECTION 5. The City Council hereby approves a Subdivision Improvement
Agreement for Tract Map 33575 with the Subdivider, and accepts subdivision
improvement securities in conformance with the requirements therein for public
improvements.
SECTION 6. The City Manager is hereby authorized to execute the Subdivision
Improvement Agreement with the Subdivider.
SECTION 7. The City Clerk shall cause to have recorded the Subdivision
Improvement Agreement with the Riverside County Recorder.
SECTION 8. Requisite conditions associated with Tentative Tract Map 33575
have been satisfied, or will be satisfied pursuant to the Subdivision Improvement
Agreement for Tract Map 33575 approved herewith.
SECTION 9. Tract Map 33575 is hereby approved for purposes therein defined.
ADOPTED THIS 15TH DAY OF JULY, 2015.
David H. Ready, City age
ATTEST:
ames Thompson, City Clerk
Resolution No_ 23862
Page 3
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. 23862 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 15th day of July, 2015, by
the following vote:
AYES: Councilmember Foat, Councilmember Hutcheson, Councilmember Mills,
and Mayor Pro Tern Lewin.
NOES: None.
ABSENT: Mayor Pougnet.
ABSTAIN: None.
mes Thompson, City Clerk
City of Palm Springs, California c41/r+f 20,5
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EXHIBIT A
Case No. 5.1056-PD-314-TTM 33575
May 14, 2014
REVISED CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the Chief of Police, the
Fire Chief or their designee, depending on which department recommended the condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
PROJECT SPECIFIC CONDITIONS
Administrative:
1. The proposed development of the premises shall conform to all applicable regulations of
the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances
and resolutions which supplement the zoning district regulations.
2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents,
officers, and employees from any claim, action, or proceeding against the City of Palm
Springs or its agents, officers or employees to attach, set aside, void or annul, an approval
of the City of Palm Springs, its legislative body, advisory agencies, or administrative
officers concerning Case 5.1056, Planned Development District 314 (PD 314) and
Tentative Tract Map 33575 (TTM 33575) The City of Palm Springs will promptly notify the
applicant of any such claim, action, or proceeding against the City of Palm Springs and the
applicant will either undertake defense of the matter and pay the City's associated legal
costs or will advance funds to pay for defense of the matter by the City Attorney, if the
City of Palm Springs fails to promptly notify the applicant of any such claim, action or
proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be
responsible to defend, indemnify, or hold harmless the City of Palm Springs.
Notwithstanding the foregoing, the City retains the right to settle or abandon the matter
without the applicant's consent but should it do so, the City shall waive the indemnification
herein, except, the City's decision to settle or abandon a matter following an adverse
judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein.
3. That the property owner(s) and successors and assignees in interest shall maintain and
repair the improvements including and without limitation sidewalks, bikeways, parkways,
parking areas, landscape, irrigation, fighting, 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.
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4. Pursuant to Fish and Game Code Section 711.4 a filing fee of $64.00 is required. This
project has a de minimus impact on fish and wildlife, and a Certificate of Fee Exemption
shall be completed by the City and two copies filed with the County Clerk. This application
shall not be final until such fee is paid and the Certificate of Fee Exemption is filed. Fee
shall in the form of a money order or cashier's check payable to Riverside County.
5. Prior to issuance of a building permit, Fringe Toed Lizard Mitigation fees shall be
submitted.
6. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding
public art. The project shall either provide public art or payment of an in lieu fee. In the
case of the in-lieu fee, the fee shall be based upon the total building permit valuation as
calculated pursuant to the valuation table in the Uniform Building Code, the fee being 1/2%
for commercial or industrial projects, 1/4% for new residential subdivisions, or 114% for
new individual single-family residential units constructed on a lot located in an existing
subdivision with first $100,000 of total building permit valuation for individual single-family
units exempt. Should the public art be located on the project site, said location shall be
reviewed and approved by the Director of Planning Services and the Public Arts
Commission, and the property owner shall enter into a recorded agreement to maintain
the art work and protect the public rights of access and viewing.
7. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government Code
Section 66477 (Quimby Act), all residential development shall be required to contribute to
mitigate park and recreation impacts such that, prior to issuance of residential building
permits, a parkland fee or dedication shall be made. Accordingly, all residential
development shall be subject to parkland dedication requirements and/or park
improvement fees. The parkland mitigation amount shall be based upon the cost to
acquire and fully improve parkland. The applicant shall submit a property appraisal to the
Planning Services Department for the purposes of calculating the Park Fee. The Park Fee
shall be payable prior to the issuance of building permits.
8. As the property is Indian trust land, fees as required by the Agua Caliente Band of
Cahuilla Indians Tribal Council shall be paid prior to consideration of this project by the
Planning Commission.
Environmental Assessment
9. The mitigation measures of the environmental assessment shall apply. The applicant
shall submit a signed agreement that the mitigation measures outlined as part of the
negative declaration or EIR will be included in the plans prior to Planning Commission
consideration of the environmental assessment. Mitigation measures are as follows:
10. 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 pemtits that may be required pursuant to the
Palm Springs Municipal Code.
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CC&R's
14. The applicant prior to issuance of building permits shall submit a draft declaration of
covenants, conditions and restrictions ("CC&R's")to the Director of Planning Services for
approval in a form to be approved by the City Attorney, to be recorded prior to certificate
of occupancy. The CC&R's shall be 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.
15. The applicant shall submit to the City of Palm Springs, a deposit in the amount of
$10,000 or the review of the CC&R's by the City Attorney. A $250 filing fee shall also be
paid to the City Planning Department for administrative review purposes.
16. The CCR's shall have a disclosure statement regarding the location of the project
relative to roadway noise, City special events, roadway closures for special events and
other activities which may occur in the Central Business District, Desert Museum and
Desert Fashion Plaza. Said disclosure shall inform perspective buyers about traffic,
noise and other activities which may occur in this area.
Additional Permits
17. The applicant/developer/property owner shall be required to design and construct a
custom bus shelter, which is consistent with the project architecture. The bus shelter
design shall comply with Sunline Transit bus shelter design criteria and shall be
submitted to Sunline Transit for review and comment prior to City review and approval.
The property owner shall maintain the bus shelter for the life of the project, unless a
separate maintenance agreement between the property owner and Sunline Transit is
entered into. This condition modifies Engineering Condition No 18.
Cultural Resources
18. Prior to any ground disturbing activity, including clearing and grubbing, installation of
utilities, and/or any construction related excavation, an Archaeologist qualified according
to the Secretary of the Interior's Standards and Guidelines, shall be employed to survey
the area for the presence of cultural resources identifiable on the ground surface.
19. Given that portions of the project area are within an alluvial formation, the possibility of
buried resources is increased. A Native American Monitor shall be present during all
ground-disturbing activities,
a) Experience has shown that there is always a possibility of buried cultural
resources in a project area. Given that, a Native American Monitor(s) shall be
present during all ground disturbing activities including clearing and grubbing,
excavation, burial of utilities, planting of rooted plants, etc. Contact the Ague
Caiiente Band of Cahuilla Indian Cultural Office for additional information on the
use and availability of Cultural Resource Monitors. Should buried cultural
deposits be encountered, the Monitor shall contact the Director of Planning
Services and after the consultation the Director shall have the authority to halt
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destructive construction and shall notify a Qualified Archaeologist to investigate
and, if necessary, the Qualified Archaeologist shall prepare a treatment plan for
submission to the State Historic Preservation Officer and Ague Calfenle Cultural
Resource Coordinator for approval.
b) Two copies of any cultural resource documentation generated in connection with
this project, including reports of investigations, record search results and site
records/updates shall be forwarded to the Tribal Planning, Building, and
Engineering Department and one copy to the City Planning Services Department
prior to final inspection.
Final Design
20. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for
approval by the Department of Planning Services, Department of Public Works, and
Department of Parks and Recreation, prior to issuance of a building permit. Landscape
plans shall be approved by the Riverside County Agricultural Commissioner's Office prior
to submittal. All landscaping located within the public right of way or within community
facilities districts must be approved by the Public Works Director and the Director of
Parks and Recreation.
21, The final development plans shelf be submitted in accordance with Section 94.03.00 of
the Zoning Ordinance. Final development plans shall include site plans, building
elevations, Floor plans, roof plans, grading plans, landscape plans, irrigation plans,
exterior lighting plans, sign program, mitigation monitoring program, site cross sections,
property development standards and other such documents as required by the Planning
Commission. Final development plans shall be submitted within two (2) years of the City
Council approval of the preliminary planned development district.
22. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00, Outdoor
Lighting Standards, shall be submitted for review and approval by the Director of
Planning Services prior to the issuance of building permits. Manufacturer's cut sheets of
all exterior lighting on the building and in the landscaping shall be submitted for approval
prior to issuance of a building permit. If lights are proposed to be mounted on buildings,
down-lights shall be utilized. No lighting of the hillside is permitted.
Public Safety CFD
23. The Project wilt 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
detennlne to form a Community Services District under the authority of Government Code
Section 53311 et seq, or other appropriate statutory or municipal authority. Developer
agrees to support the formation of such assessment district and shall waive any right to
protest, provided that the amount of such assessment shall be established through
appropriate study and shall not exceed $500 annually with a consumer price index
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escalator. The district shall be formed prior to sale of any lots or a covenant agreement
shall be recorded against each parcel, permitting incorporation of the parcel in the district.
GENERAL CONDITIONS/CODE REQUIREMENTS
24. Architectural approval shall be valid for a period of two (2) years. Extensions of time
may be granted by the Planning Commission upon demonstration of good cause.
25. The Tentative Tract Map and Planned Development approval shall be valid for a period
of two (2) years. Once constructed, the conditional use permit, provide all conditions of
approval have been complied with, does not have a time limit. Extensions of time may
be granted by the Planning Commission upon demonstration of good cause.
26. The appeal period for a Planned Development District 314 (PD 314) and Tentative Tract
Map 33575 (TTM 33575) application is 15 calendar days from the date of project
approval. Permits will not be issued until the appeal period has concluded.
27. In accordance with Planning Commission Resolution No. 1503, dated November 18,
1970, the developer is required to plant palm trees (14 feet from ground to fronds in
height)60 feet apart along the entire frontage of Palm Canyon Drive,
28. The project is subject to the City of Palm Springs Water Efficient Landscape Ordinance.
The applicant shall submit an application for Final Landscape Document Package to the
Director of Planning Services for review and approval prior to the issuance of a building
permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements.
29. 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.
30. 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.
31. Separate architectural approval and permits shall be required for all signs. A detailed
sign program shall be submitted for review and approval by the Planning Commission
prior to issuance of building permits.
32, All materials on the flat portions of the roof shall be earth tone in color.
33. All awnings shall be maintained and periodically cleaned.
34. All roof mounted mechanical equipment shall be screened from all possible vantage
points both existing and future per Section 9303.00 of the Zoning Ordinance. The
screening shall be considered as an element of the overall design and must blend with
the architectural design of the building(s). The exterior elevations and roof plans of the
buildings shall indicate any fixtures or equipment to be located on the roof of the
building, the equipment heights, and type of screening. Parapets shall be at least 6"
above the equipment for the purpose of screening.
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35. No exterior downspouts shall be permitted on any facade on the proposed building(s)
which are visible from adjacent streets or residential and commercial areas.
36. Perimeter walls shall be designed, installed and maintained in compliance with the
corner cutback requirements as required in Section 9302.00.D.
37. The design, height, texture and color of building(s), fences and walls shall be submitted
for review and approval prior to issuance of building permits.
38. The street address numbering/lettering shall not exceed eight inches in height.
39. Construction of any residential unit shall meet minimum soundproofing requirements
prescribed pursuant to Section 1092 and related sections of Title 25 of the California
Administrative Code. Compliance shall be demonstrated to the satisfaction of the
Director of Building and Safety.
40. Submit plans meeting City standard for approval on the proposed trash and recyclable
materials enclosure prior to issuance of a building permit.
41, Details of pool fencing (material and color) and equipment area shall be submitted with
final landscape plan.
42. No sirens, outside paging or any type of signalization will be permitted, except approved
alarm systems.
43. No outside storage of any kind shall be permitted except as approved as a part of the
proposed plan.
44, 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.
45. The project shall comply with the City of Palm Springs Transportation Demand
Management (TDM) Ordinance which establishes transportation demand management
requirements for the City of Palm Springs. Refer to Chapter 8.4 of the Municipal Code
for specific requirements.
46. Prior to the issuance of building permits, locations of all telephone and electrical boxes
must be indicated on the building plans and must be completely screened and located in
the interior of the building. Electrical transformers must be located toward the interior of
the project maintaining a sufficient distance from the frontage(s) of the project. Said
transformer(s)must be adequately and decoratively screened.
47. The applicant shall provide all tenants with Conditions of Approval of this project.
48. Loading space facilities shall be provided in accordance with Section 9307.00 of the
Zoning Ordinance. Said facilities shall be indicated on the site plan and approved prior
to issuance of building permits.
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49. Standard parking spaces shall be 17 feet deep by 9 feet wide; compact sized spaces
shall be 15 feel deep by 8 feet wide. Handicap parking spaces shall be 18 feel deep by
9 feet wide plus a 5 foot walkway at the right side of the parking space; two (2) handicap
spaces can share a common walkway. One in every eight (8) handicap accessible
spaces, but not less than one (1), shall be served by an 8 foot walkway on the right side
and shall be designated as "van accessible".
50. Handicapped accessibility shall be indicated on the site plan to include the location of
handicapped parking spaces, the main entrance to the proposed structure and the path
of travel to the main entrance. Consideration shall be given to potential difficulties with
the handicapped accessibility to the building due to the future grading plans for the
property.
51. Compact and handicapped spaces shall be appropriately marked per Section
93.06.00.C.10.
52, Curbs shall be installed at a minimum of five (5) feet from face of walls, fences,
buildings, or other structures. Areas that are not part of the maneuvering area shall
have curbs placed at a minimum of two (2) feet from the face of walls, fences or
buildings adjoining driveways.
53. Parking lot light fixtures shall align with stall striping and shall be located two to three
feet from curb face.
54. Islands of not less than 9 feet in width with a minimum of 6 feet of planter shall be
provided every 10 parking spaces. Additional islands may be necessary to comply with
shading requirements.
55. Shading requirements for parking lot areas as set forth in Section 9306.00 of the Zoning
Ordinance shall be met. Details to be provided with final landscape plan.
56. Parking stalls shall be delineated with a 4 to 6 inch double stripe - hairpin or elongated
"U" design. Individual wheel stops shall be prohibited; a continuous 6" barrier curb shall
provide wheel stops.
57. Concrete walks with a minimum width of two (2) feet shall be installed adjacent to end
parking spaces or end spaces shall be increased to eleven (11)feet wide.
58. Tree wells shall be provided within the parking lot and shall have a planting area of six
feet in diameter/width.
Waste Disposal
59. Trash cans shall be screened from view and kept within fifty(50)feet of the street.
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POLICE DEPARTMENT:
1. Developer shall comply with Section 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. Comply with alf fire regulations.
ENGINEERING DEPARTMENT:
STREETS
1. Any improvements within the public right-of-way require a City of Palm Springs Encroachment
Permit.
2. Encroachments of buildings or other structures within the public right-of-way shall require
approval of an Encroachment Agreement or Encroachment License by the City Engineer and/or
City Council (as required). The applicant shall apply for an Encroachment Agreement or License,
as necessary, prior to issuance of a building permit for buildings or structures that encroach within
the public right-of-way.
3. Submit street 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
building permit.
3a. 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.
SOUTH PALM CANYON DRIVE
4. Dedicate an additional 10 feet to provide the ultimate half street right-of-way width of 50 feet along
the entire frontage, together with a property line comer cut-back at the southwest comer of the
subject property in accordance with City of Palm Springs Standard Drawing No. 105.
5. Condition#5 deleted.
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6. The existing palm trees located along the South Palm Canyon Drive frontage shall be relocated
and transplanted by the applicant in conjunction with the associated street widening; or the
applicant may furnish and install new Washingtonia filifera palm trees along the South Palm
Canyon Drive frontage, at equal spacing, as approved by the Director of Planning. The applicant
shall be responsible for installation of a new irrigation and electrical system for the palm trees to
the satisfaction of the City Engineer.
7. New or transplanted palm trees shall be subject to a one-year plant establishment period
guaFaa from the date of acceptance by the City Engineer. Any palm
trees that fail during the one-year plant establishment 89 day tandssape main tenaase period shall
be replaced with a new palm tree of similar trunk diameter and height to the satisfaction of the
City Engineer, and shall be subject to a subsequent one-year plant establishment 00-day
tandssape gtaiMARRnse period. The applicant shall ensure that adequate irrigation of new palm
trees is orovided durin theplant establishment Period, until such time as the existing irrigation
system is sufficient to irrigate the palm trees
S. Remove the existing curb and gutter located 32 36 feet east of centerline and replace with an 8
inch curb and gutter located 38 feel east of centerline along the entire frontage, with a 35 feet
radius curb return at the northeast corner of the intersection of South Palm Canyon Drive and
Mesquite Avenue in accordance with City of Palm Springs Standard Drawing No. 200 and 205.
Provide a transition between the proposed main entrance and the Tahquitz Creek Bridge,
acceptable to the City Engineer, to provide for the reduction in roadway width from the proposed
38 feet to the existing roadway width at the bridge.
9. Remove the existing cross-gutter located across the east leg of the South Palm Canyon Drive and
Mesquite Avenue intersection and construct a new 8 feet wide cross-gutter in accordance with
City of Palm Springs Standard Drawing No. 200 and 206, as necessary to facilitate the required
street improvements.
10. Construct a new 36 feet wide street intersection for the Main Entry with the centerline of the Main
Entry aligned with the existing driveway access to Rock Garden Cafe on the west side of South
Palm Canyon Drive. The Main Entry shall consist of a divided entry with one entrance lane and
one exit lane (14 feet wide each), and a landscaped median (8 feet wide), for a total width of 36
feet, or as otherwise approved by the City Engineer or required by the Fire Marshall. The Main
Entry shall be constructed as a 36 feet wide driveway approach, in accordance with City a Palm
the public right-of-way.
Springs Standard Drawing No. 205. The median at the Main Entry shall not be constructed within
11. Construct a 24 feet wide driveway approach in accordance with City of Palm Springs Standard
Drawing No. 205. The centerline of the driveway approach shall be located approximately 460
feet north of the centerline of Mesquite Avenue, as shown on the approved site plan. Access
shall be limited to right-turn In and right-turn out only.
12. Construct a Type C curb ramp meeting current California State Accessibility standards on each
side of the Main Entry and secondary entry driveway approaches in accordance with City of Palm
Springs Standard Drawing No. 214. The applicant shall ensure that an appropriate path of travel,
meeting ADA guidelines, is provided across the driveway, and shall adjust the location of the
access ramps, if necessary, to meet ADA guidelines, subject to the approval of the City Engineer
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and ADA Coordinator. If necessary, additional pedestrian and sidewalk easements shall be
Provided on-site to construct a path of travel meeting ADA guidelines.
13. Construct an 8 feet wide sidewalk behind the curb along the entire frontage in accordance with
City of Palm Springs Standard Drawing No. 210. The sidewalk shall be constructed of colored
Portland cement concrete. The admixture shall be Desert Sand, Palm Springs Tan, or approved
equal color by the Engineering Division.
14. Construct a Type A curb ramp meeting current California State Accessibility standards at the
northeast corner of the intersection of South Palm Canyon Drive and Mesquite Avenue in
accordance with City of Palm Springs Standard Drawing No. 212.
15. Construct a 14-feel wide landscaped median island along the entire frontage. Provide a 50 feet
long southbound left turn pocket, and a 50 feet long northbound left turn pocket at the Main Entry
(aligned with the existing access to Rock Garden Cafe) with 90 feet long bay tapers; and a 200
feet long southbound left turn pocket at Mesquite Avenue with a 90 feet long bay taper. The left turn pockets shall be designed in accordance with Section 405 of the current edition of the
Caltrans Highway Design Manual, as approved by the City Engineer. The median shall be
constructed as necessary to pass stormwater runoff from the west side to the east side of South
Palm Canyon Drive, as may be determined during final engineering design, subject to the review
and approval by the City Engineer.
16. Submit landscaping and irrigation system improvement plans for review and approval by the City
Engineer and Director of Planning. The irrigation system shall be separately metered from the
parkway landscaping to be maintained by the applicant, for future use by the City upon
acceptance of the landscaping by the City. The plans shall be approved in conjunction with the
street improvement plans for the median and prior to issuance of a building permit, unless
otherwise allowed by the City Engineer.
17, All median landscaping shall be guaranteed for a period of one ear go days from the date of
acceptance by the City Engineer. Any landscaping that fails during the one-Yea 8B-day
landscape maintenance period shall be replaced with similar plant material to the satisfaction of
the City Engineer, and shall be subject to a subsequent one ear 90-day landscape maintenance
period.
18, Condition # 18 deleted.
19. Construct pavement with a minimum pavement section of 5 inches asphalt concrete pavement
over 4 inches crushed miscellaneous base with a minimum subgrade of 24 Inches at 95% relative
compaction, or equal, from edge of proposed gutter to clean sawcut edge of pavement along the
entire frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 340. 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.
20. Install a catch basin of appropriate size to accommodate the stormwater runoff tributary to the
existing low point along South Palm Canyon Drive (between the Tahquitz Creek bridge and
Mesquite Avenue). Install a storm drain connection pipe (HDPE pipe as allowed by the City
Engineer)from the catch basin extending north within the South Palm Canyon Drive right-of-way,
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to a new outlet in the Tahquitz Creek. The public storm drain shall not be connected to or
extended on-site. The applicant shall coordinate with Riverside County Flood Control District
(RCFC) for review and approval of a new outlet structure into the Tahquitz Creek immediately
downstream from the Tahquitz Creek bridge. Submit storm drain improvement plans for review
and approval by the City Engineer and RCFC.
MESQUITE AVENUE
21. Dedicate an additional right-of-way of 4 feet concentric with the back of the new sidewalk adjacent
to the proposed 175 feet long westbound right-turn lane at the intersection with South Palm
Canyon Drive and Mesquite Avenue, extending from South Palm Canyon Drive to the Mesquite
Avenue driveway, as required by the City Engineer.
22. Remove the existing curb and gutter located 20 feet north of centerline and replace with a 6 inch
curb and gutter located 26 feet north of centerline from South Palm Canyon Drive with an
appropriate transition to 20 feet north of centerline adjacent to and west of the Mesquite Avenue
driveway. The curb and gutter shall be constructed in accordance with City of Palm Springs
Standard Drawing No. 200. The street shall be widened to provide a 20 feet wide eastbound
lane, a 12 feet wide shared left-turn/through lane, and a 14 feet wide dedicated right-turn lane.
23. Construct a 28 feet wide driveway approach in accordance with City of Palm Springs Standard
Drawing No. 205. The centerline of the driveway approach shall be located approximately 295
feet east of the centerline of South Palm Canyon Drive, as shown on the approved site plan.
24. Construct a Type C curb ramp meeting current California State Accessibility standards on each
side of the driveway approach in accordance with City of Palm Springs Standard Drawing No.
214. The applicant shall ensure that an appropriate path of travel, meeting ADA guidelines, is
provided across the driveway, and shall adjust the location of the access ramps, if necessary, to
meet ADA guidelines, subject to the approval of the City Engineer and ADA Coordinator. If
necessary, additional pedestrian and sidewalk easements shall be provided on-site to construct a
path of travel meeting ADA guidelines.
25. Construct an 8 feet wide sidewalk behind the curb from South Plan Canyon to the Mesquite
driveway and a 5 foot side walk from the driveway to Random Road in accordance with City of
Palm Springs Standard Drawing No. 210.
26. Construct a Type A curb ramp meeting current California State Accessibility standards at the
northwest corner of the intersection of Mesquite Avenue and Random Road in accordance with
City of Palm Springs Standard Drawing No. 212.
27. 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 or existing gutter to clean sawcut edge of pavement
where required. If an altemative 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.
28. All broken or off grade street improvements shall be repaired or replaced.
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RANDOM ROAD
29. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in accordance with City
of Palm Springs Standard Drawing No. 210.
30. Construct a 20 feet wide driveway approach in accordance with City of Palm Springs Standard
Drawing No. 201. The centerline of the driveway approach shall be located approximately 305
feet north of the centerline of Mesquite Avenue, aligned with San Lorenzo Road. Access shall be
limited to emergency access only. The access shall be gated and-lesked-wwith ;3 'kR9*49X,-Wgp
assess-prevWe4-a64eGDepaFlmeA . An Oaticom or Tomar system for approved
e ual for automatic o eration b eme:gency vehicles with uninterrupted vower supply batte
back-upl shall be installed for the entry gates. meeting the approval of the Fire Marshall
31. All broken or off grade street improvements shall be repaired or replaced.
ON-SITE PRIVATE STREETS
32. The on-site layout of streets and parking spaces is subject to further review and approval by the
City Engineer. Adjustment of proposed street alignments, and deletion or relocation of proposed
parking spaces may be required during review of construction plans for on-site improvements
during final engineering, as required by the City Engineer. Approval of the preliminary site plan
does not constitute approval of the on-site layout of streets and parking spaces as proposed.
service and emergency vehicles and personnel access over the private streets.33. Dedicate an easement extending from back of curb to back of curb to the City of Palm Springs for
34. All two-way on-site streets shall be a minimum of 24 feet wide (as measured from curb face or
edge of travel way).
35. All on-site streets shall be constructed with concrete wedge curbs and cross-gutters as necessary
to accept and convey on-site stormwater runoff to the on-site storm drain system, in accordance
with applicable City Standards.
36. Construct pavement with a minimum pavement section of 2'% inches asphalt concrete pavement
over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative
compaction, or equal. If an alternative pavement section is proposed, the proposed pavement
section shall be designed by a California registered Geotechnical Engineer using "R" values from
the project site and submitted to the City Engineer for approval.
37, Parking shall be restricted along both sides of the on-site streets, as necessary to maintain a
minimum 24 feet wide dear two-way travel way. Regulatory Type R26 "No Parking" signs or red
curb shall be installed along the private streets as necessary to enforce parking restrictions. The
Home Owners Association (HOA) shall be responsible for regulating and maintaining required no
parking restrictions, which shall be included in Covenants. Conditions, and Restrictions (CC&R's)
required for the development.
38. Proposed parking spaces located on Lot "E" shall be deleted. Lot "E" shall be provided as a
minimum 20 feet wide emergency access driveway to Random Road, as required by the Fire
Marshall.
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38A. An accessible pedestrian path of travel shall be provided throughout the development, as may be
required by applicable state and federal laws. An accessible path of travel shall be constructed of
Portland cement concrete, unless alternative materials meeting stale and federal accessibility
standards is approved by the City Engineer.
SANITARY SEWER
39. All sanitary facilities shall be connected to the public sewer system.
40. All on-site sewer systems shall be privately maintained by a Home Owners Association (HOA).
Provisions for maintenance of the on-site sewer system acceptable to the City Engineer shall be
included in the Covenants, Conditions and Restrictions(CC&R's) required for this project.
41. An on-site private sewer system shall be constructed to collect sewage from the development and
connect to the existing public sewer system. Sewer plans shall be submitted to the Engineering
Division for review and approval, Private on-site sewer mains shall conform to City sewer design
standards, including construction of 8 inch V.C.P. sewer main and standard sewer manholes.
Sewer manhole covers shall be identified as "Private Sewer". A profile view of the on-site private
sewer mains is not necessary provided sufficient invert information is provided in the plan view,
including elevations with conflicting utility lines. Connection of the on-site private sewer system to
the public sewer main shall be made as a standard lateral connection into the existing public
sewer mains located in Mesquite Avenue and Random Road in accordance with City of Palm
Springs Standard Drawing No. 405. Plans for sewers other than the private on-site sewer mains,
i.e. building sewers and laterals from the buildings to the on-site private sewer mains, are subject
to separate review and approval by the Building Division.
GRADING
42. Submit a Precise Grading and Paving Plan prepared by a California registered civil engineer or
qualified Architect 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. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading contractor
and submitted to the Engineering Division for review and approval. The applicant and/or its
grading contractor shall be required to comply with Chapter 8.50 of the City of Palm Springs
Municipal Code, and shall be required to utilize one or more 'Coachella Valley Best Available
Control Measures" as identified in the Coachella Valley Fugitive Dust Control Handbook for
each fugitive dust source such that the applicable performance standards are met. The
applicant's or its contractor's Fugitive Dust Control Plan shall be prepared by staff that has
completed the South Coast Air Quality Management District (AQMD) Coachella Valley
Fugitive Dust Control Class. The applicant and/or its grading contractor shall provide the
Engineering Division with current and valid Certificate(s) of Completion from AQMD for staff
that has completed the required training. For information on attending a Fugitive Dust Control
Class and information on the Coachella Valley Fugitive Dust Control Handbook and related
"PM10" Dust Control issues, please contact AQMD at (909) 396-3752, or at www.AQMD.gov.
A Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust Control
Handbook, shall be submitted to and approved by the Engineering Division prior to approval of
the Precise Grading and Paving Plan.
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b. The first submittal of the Precise Grading and Paving Plan shall include the following
information: a copy of final approved conformed copy of Conditions of Approval; a copy of the
approved tentative tract map; a copy of current Title Report; a copy of Soils Report; and a
copy of the associated Hydrology Study/Report.
42C. In accordance with an approved PM-10 Dust Control Plan, perimeter fencing shall be installed.
Fencing shall have screening that is tan in color; green screening will not be allowed. Perimeter
fencing shall be installed after issuance of Grading Permit, and immediately prior to
commencement of grading operations.
42D. 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 ground to resist wind loading.
42E. 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.
42F. 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 Ague 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 (760) 699-6800, 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.
43. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance water
from entering the public streets, roadways, or gutters.
44. A
. !Notice of Intent to comply with California General Construction
Stormwater Permit (Water Quality Order 2 009-0009-DWO as modified Seotember 2 2009) is
required for the proposed development via the California Regional Water Quality Control Board
online SMARTS system. A coov of the executed letter issuing a Waste Discharge Identification
(WDID) number shall be provided to the City Engineer prior to issuance of a grading permit
44A. Projects causing soil disturbance of one acre or more, must comply with either the General Permit
for Stormwater Discharges Associated with Construction Activity or the General Permit for
Stormwater Discharges Associated with Construction Activity from Small Linear
Underground/Overhead Projects, and shall prepare and implement a stormwater pollution
prevention plan (SWPPP). A copy of the up-to-date SWPPP shall be kept at the project site and
be available for review upon request.
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45. In accordance with City of Palm Springs Municipal Code, Section 8.50.022 fh) 830 025 (G), the
applicant shall post with the City a cash bond of two thousand dollars ($2,000.00) per disturbed
acre at the time of issuance of grading permit for mitigation measures for erosion/blowsand
relating to this property and development.
46. 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 geotechnicaUsoils report shall be submitted to the SuildiRg
9e9aftment and to the Engineering Division with the first submittal of a grading plan (if.required)
or prior to issuance of any oermit appfeval of the 6fadiRg Plan.
46A. The applicant shall provide all necessary geotechnical/soils inspections and testing in accordance
with the Geotechnical/Soils Report prepared for the project. All backfill, compaction, and other
earthwork shown on the approved grading plan shall be certified by a California registered
geotechnical or civil engineer, certifying that all grading was performed in accordance with the
Geotechnical/Soils Report prepared for the project. Documentation of all compaction and other
soils testing are to be provided. No certificate of occupancy will be issued until the required
certification is provided to the City Engineer.
46B. The applicant shall provide pad elevation certifications for all building pads in conformance with
the approved grading plan, to the Engineering Division prior to construction of any building
foundation.
47. 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
48. All stormwater runoff across the property shall be accepted and conveyed in a manner acceptable
to the City Engineer and released to Palm Springs Master Storm Drain Line 29 through an on-site
storm drain system. Stormwater runoff may not be released directly to Storm Drain Line 29 or
adjacent streets without first intercepting and treating with approved Best Management Practices
(BMP's).
49. Provisions for the interception of nuisance water from entering adjacent public streets from the
project site shall be provided through the use of a minor storm drain system that collects and
conveys nuisance water to landscape or parkway areas, and in only a stormwater runoff
condition, pass runoff directly to the streets through parkway or under sidewalk drains.
50. The on-site storm drain system, including storm drain pipe sizing, catch basin sizing and other
specifications for construction of required on-site storm drainage improvements shall be finalized
in a Hydrology Report, subject to review and approval by the City Engineer, for this development.
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Planning Commission Resolution No. 6399 May 14, 2014
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51. Submit storm drain improvement plans for all on-site private storm drain improvements for review
and approval by the City Engineer.
52. Construct storm drainage improvements, including but not limited to, catch basins and storm drain
lines, for drainage of the development into Storm Drain Line 29, subject to the review and
approval by the City of Palm Springs and Riverside County Flood Control District(RCFC).
53, The applicant shall construct Palm Springs Master Storm Drain Line 29 from the Tahquitz Creek
outlet extending up Random Road to Mesquite Avenue. The applicant shall coordinate with
Riverside County Flood Control District (RCFC)for the design and installation of Storm Drain Line
29, including associated catch basins and storm drain connector pipes, along both sides of
Random Road up to the intersection with Mesquite Avenue. The construction of Storm Drain Line
29 shall be completed prior to issuance of a certificate of occupancy, unless otherwise allowed by
the City Engineer.
54. The project shall wig 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 wi1l 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).
55. All on-site storm drain systems shall be privately maintained by a Homeowners Association
(HOA). Provisions for maintenance of the on-site storm drain systems acceptable to the City
Engineer shall be included in Covenants, Conditions and Restrictions (CC&R's) required for this
project.
55A. This project will 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, will 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).
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GENERAL
56. Any utility trenches or other excavations within existing asphalt concrete pavement of off-site
streets required by the proposed development shall be backiiiled 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.
56A. 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.
57. All proposed utility lines shall be installed underground.
58. 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. A detailed plan approved by the owner(s) of
the affected utilities depicting all above ground facilities in the area of the project to be
undergrounded, shall be submitted to the Engineering Division prior to approval of any grading
plan. The existing overhead utilities across the north property line 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
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identifying all above ground facilities in the area of the project to be undergrounded. Utility
undergrounding shall be shall be completed prior to issuance of a certificate of occupancy.
59, All existing utilities shall be shown on the grading/street plans. The existing and proposed service
laterals shall be shown from the main line to the property line.
60. 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) and 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.
61. The original improvement plans prepared for the proposed development and approved by the City
Engineer shall be documented with record drawing "as-built" information and returned to the
Engineering Division prior to issuance of a certificate of occupancy. Any modifications or changes
to approved improvement plans shall be submitted to the City Engineer for approval prior to
construction.
62. 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.
63. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk and/or
curb shall have City approved deep root barriers installed per City of Palm Springs Standard
Drawing No. 904.
63A. 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 PermiL
MAP
64. A Final Map shall be prepared by a California registered Land Surveyor or qualified Civil Engineer
and submitted to the Engineering Division for review and approval. A Title Report prepared for
subdivision guarantee for the subject property, the traverse closures for the existing parcel and all
lots created therefrom, and copies of record documents shall be submitted with the Final Map to
the Engineering Division as part of the review of the Map. The Final Map shall be approved by the
City Council prior to issuance of building permits.
65. 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.
66. 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, CGS83 Zone 6 (in U.S. feet); monuments (ASCII
drawing exchange file); lot lines, rights-of-way, and centerlines shown as continuous lines; full
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map annotation consistent with annotation shown on the map; map number; and map file name.
G.I.S. data format shall be provided on a CDROM/DVD containing the following: ArcGIS
Geodatabase, ArcView Shapefile, Arclnfo Coverage or Exchange file (e00), DWG (AutoCAD
drawing file), DGN (Microstation drawing file), DXF (AutoCAD ASCII drawing exchange file) and
PDF (Adobe Acrobat 6.0 or greater) formats. Variations of the type and format of G.I.S. digital
data to be submitted to the City may be authorized, upon prior approval of the City Engineer.
TRAFFIC
67, The applicant shall install traffic calming measures as approved by the City Engineer and the
neighborhood, including but not limited to, an entrance statement, monument sign, or other
features, at the intersection of Mesquite Avenue and Random Road.
68. Relocate and modify the existing traffic signal at the intersection of South Palm Canyon Drive and
Mesquite Avenue, in conjunction with the associated widening of South Palm Canyon Drive. The
applicant shall submit traffic signal modification plans prepared by a California registered Civil
Engineer or Traffic Engineer for review and approval by the City Engineer. The traffic signal shall
be installed and operational prior to issuance of a Certificate of Occupancy, unless otherwise
allowed by the City Engineer.
69, install a traffic signal at the intersection of South Palm Canyon Drive and the Main Entry. The
applicant shall submit traffic signal installation plans prepared by a California registered Civil
Engineer or Traffic Engineer for review and approval by the City Engineer. The traffic signal shall
be installed and operational prior to issuance of a Certificate of Occupancy, unless otherwise
allowed by the City Engineer. The applicant shall be responsible for 100% of the cost to design
and install the traffic signal; however, the applicant's fair share cost of this improvement is 50%.
Any other developer's fair share costs that the City may receive for this traffic signal may be
reimbursed to the applicant subject to the terms of a reimbursement agreement, up to a maximum
of 50% of the total cost.
70. If reimbursement of costs associated with traffic mitigation measures is requested in writing by the
applicant, the applicant shall submit a formal request for preparation of a Reimbursement
Agreement and a $2,500 deposit for City staff time associated with the preparation of the
Reimbursement Agreement, including City Attorney fees. The applicant shall be responsible for
payment of all associated staff time and expenses necessary in the preparation and processing of
the Reimbursement Agreement with the City Council, and shall submit additional deposits as
necessary when requested by the City, which are included in the amount that may be reimbursed
to the applicant through the Reimbursement Agreement. The Reimbursement Agreement is
subject to the City Council's review and approval, and its approval is not guaranteed nor implied
by this condition.
71. Install traffic striping and signage improvements at the intersection of South Palm Canyon Drive
and Mesquite Avenue to provide a 12 feet wide westbound left-turn lane, and a 14 feet wide
exclusive westbound right-turn lane. Parking shall be prohibited along the north side of Mesquite
Avenue, west of the Mesquite Avenue driveway. Submit traffic striping and signage plans to the
City Engineer for review and approval. Required traffic striping and signage improvements shall
be completed prior to issuance of a certificate of occupancy.
72. A minimum of 48 inches of clearance shall be provided on public sidewalks for handicap
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• Planning Commission Resolution No. 6399 May 14, 2014
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accessibility. Minimum clearance on public sidewalks shall be provided by either an additional
dedication of a sidewalk easement (if necessary) and widening of the sidewalk; or by the
relocation of any obstructions within the public sidewalk along the South Palm Canyon Drive,
Mesquite Avenue, and Random Road frontages of the subject property.
73. All damaged, destroyed, or modified pavement legends, traffic control devices, signing, and
striping associated with the proposed development shall be replaced as required by the City
Engineer prior to issuance of a Certificate of Occupancy.
74. Submit traffic striping plans for South Palm Canyon Drive and Mesquite Avenue, 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.
75, Install a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the development a
the secondary driveway on South Palm Canyon Drive and the Mesquite Avenue driveway, in
accordance with City of Palm Springs Standard Drawing Nos. 620-625 and the California
Manual on Uniform Traffic Control Devices for Streets and Highways dated January 13 2012
or subsequent editions in force at the time of construction as required by the City Engineer.
76. Install stop controls at on-site street intersections, as required by the City Engineer.
77. A decorative street light shall be provided as part of the Mesquite Avenue and Random Road
intersection traffic calming program, to the satisfaction of the Director of Planning and City
Engineer. The applicant shall be responsible for providing and maintaining electrical service to
the decorative street light.
78. 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 for Streets and Highways, dated January
13, 2012geptembeF26, 2996, or subsequent editions in force at the time of construction.
79. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to
issuance of building permit.
END OF CONDITIONS
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