HomeMy WebLinkAbout23793 RESOLUTION NO. 23793
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING MAJOR
ARCHITECTURAL APPROVAL FOR THE DEVELOPMENT
OF 40 NEW SINGLE-FAMILY HOUSES ON AN
APPROXIMATE 20-ACRE SUBDIVISION LOCATED AT 665
WEST RAMON ROAD, ZONE R-1-C; SECTION 22 (CASE
3.3802-MAJ).
WHEREAS, Sierra Oaks Partners, LLC ("Applicant") has filed an application with
the City of Palm Springs for an Architectural Approval for the development of forty (40)
new single-family residences at the Palm Ridge Subdivision located at 665 West
Ramon Road; and
WHEREAS, on January 26, 2015, the Architectural Advisory Committee met and
voted 5-0-2 to recommend approval of the project to the Planning Commission; and
WHEREAS, on February 25, 2015, a meeting was held by the Planning
Commission in accordance with applicable law; and
WHEREAS, on March 18, 2015, a meeting was held by the City Council in
accordance with applicable law; and
WHEREAS, the proposed project is considered a "project' pursuant to the terms
of the California Environmental Quality Act ("CEQA"), and it has been determined that
the previously adopted Mitigated Negative Declaration (MND) is an adequate and
controlling environmental document for the proposed project; and
WHEREAS, the City Council has carefully reviewed and considered all of the
evidence presented in connection with the hearing on the project, including, but not
limited to, the staff report, and all written and oral testimony presented.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY
RESOLVE AS FOLLOWS:
SECTION 1. A previously adopted Mitigated Negative Declaration (MND),
prepared according to the Guidelines of the California Environmental Quality Act
(CEQA), was deemed adequate for the project at the time the subdivision was created
in 2014. A peer review of the CEQA document concluded that "There is no substantial
new information that would affect the analysis of the proposed project, or result in
substantially greater impacts than previously studied. No mitigation measures are
infeasible, and all mitigation measures applied to the 2007 project will apply to the
proposed project. Therefore the proposed project does not require additional
environmental review under the CEQA provision. Also, staff has concluded that the
MND covered the issues the City would want to see addressed, including topics such as
land use policies, safety, aesthetics, biological resources, noise effects and traffic
impacts during construction of the project. In addition to the mitigation measures
included in the MND, staff has included conditions of approval in support of the
mitigated negative declaration.
Resolution No. 23793
Page 2
SECTION 2. Pursuant to Section 94.04.00 of the Zoning Ordinance for the
Architectural review of development projects, the City Council finds that:
1. Site layout, orientation, location of structures and relationship to one
another and to open spaces and topography. Definition of pedestrian and
vehicular areas; i.e., sidewalks as distinct from parking areas;
The site layout, orientation and location of proposed homes relates well to the site
and its topography. The layout will allow the maximizing of view corridors and its
surroundings. In particular, the project relates appropriately with the existing
adjacent residential development. Dense landscaping designed to provide shade
along a proposed meandering sidewalk is being proposed for the Palm Ridge
development.
2. Harmonious relationship with existing and proposed adjoining
developments and in the context of the immediate neighborhood
community, avoiding both excessive variety and monotonous repetition,
but allowing similarity of style, if warranted,-
The proposed development will be complementary to the existing adjacent residential
development and will be respectful of approved development standards in the R-1
zoning designation in terms of heights, setbacks and architectural style. Upon
completion the architectural design and style will enhance the immediate vicinity and
neighborhood. As proposed, the mid-century modern style architecture will add to the
existing successful housing design in the area.
3. Maximum height, area, setbacks and overall mass, as well as parts of any
structure (buildings, walls, screens towers or signs) and effective
concealment of all mechanical equipment,-
The proposed development conforms to all setbacks, height limits, minimum and
maximum coverage limits. The maximum height, overall mass, and setbacks are all in
keeping with the development standards of the R-1-C zoning designation. The project is
not seeking for any relief from the original development standards of the designated
zone. Additionally, proposed frontage walls will be screened with dense landscaping; air
conditioning units will be placed on the grade and therefore will not require additional
screening.
4. Building design, materials and colors to be sympathetic with desert
surroundings; AND
5. Harmony of materials, colors and composition of those elements of a
structure, including overhangs, roofs, and substructures which are visible
simultaneously,
AND
6. Consistency of composition and treatment,
The project is proposed with a mid-century modern architectural style consistent with
the predominant architectural style in the area. There is consistency in the composition
and treatment of the new buildings. The proposed materials and colors are warm hued
colors considered to be complementary to the desert.
Resolution No. 23793
Page 3
7. Location and type of planting, with regard for desert climate conditions.
Preservation of specimen and landmark trees upon a site, with proper
irrigation to insure maintenance of all plant materials,-
The project proposes mostly drought-tolerant plant species deemed appropriate to the
desert environment which is essentially consistent with the predominant landscaping in
the surrounding area. The proposed landscape plan and plant materials are appropriate
for the desert climate and in particular for the site. With proper irrigation system, the
maintenance of the plant materials will be insured. Some of the plant selections include
California Fan Palm, Mexican Palo Verde, Desert Ironwood and Honey Mesquite.
Proposed shrubs include Baja Fairy Duster, Mexican Bird of Paradise, Blue Flame
Agave, Aloe, Mexican Grass Tree, Blue Yucca, Tail Cactus and Lantana.
SECTION 3. NOW, THEREFORE, BE IT RESOLVED that based upon the
foregoing, the City Council of the City of Palm Springs hereby approves Case No.
3.3802-MAJ for the development of forty (40) single-family residences subject to the
attached conditions of approval.
ADOPTED THIS 18T"DAY OF MARCH, 2015.
DAVID H. READY, ER
ATTEST:
MES THOMPSON, CITY CLERK
Resolution No. 23793
Page 4
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. 23793 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 18`h day of March, 2015, by
the following vote:
AYES: Councilmember Foat, Councilmember Hutcheson, Councilmember Lewin,
Mayor Pro Tem Lewin, and Mayor Pougnet.
NOES: None.
ABSENT: None.
ABSTAIN: None.
MES THOMPSON, CITY CLERK
City of Palm Springs, California
RESOLUTION NO. 23793
EXHIBIT A
Case 3.3802 Major Architectural Approval
SIERRA OAKS PARTNERS 1 WOODBRIDGE PACIFIC GROUP
March 18, 2015
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.
ADMINISTRATIVE CONDITIONS
ADM 1. Project Description. This approval is for the project described per Case
3.3802 MAJ; 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, date stamped November 10, 2014,
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.
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. 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 3.3802-MAJ. 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
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Resolution No. 23793
Conditions of Approval March 18, 2015
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 6. 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 7. Time Limit on Approval. Approval of the Major Architectural Application (MAJ)
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.
ADM 8. Right to Appeal. Decisions of an administrative officer or agency of the City of
Palm Springs may be appealed in accordance with Municipal Code Chapter
2.05.00. Permits will not be issued until the appeal period has concluded.
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
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Resolution No.23793
Conditions of Approval March 18,2015
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. Comply with City Noise Ordinance. This use shall comply with the provisions
of Section 11.74 Noise Ordinance of the Palm Springs Municipal Code.
Violations may result in revocation of this Conditional Use Permit.
ADM 12. CC&R's 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 for approval in a format to be approved by the City
Attorney. These 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 13. CC&R's. Prior to recordation of a final Tentative 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 successor-in-interest.
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 14. 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
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Resolution No. 23793
Conditions of Approval March 18, 2015
the City Attorney. A $675 filing fee shall also be paid to the City Planning
Department for administrative review purposes
ADM 15. CC&R's Noise Disclosure. The CC&R's shall have a disclosure statement
regarding the location of the project relative to roadway noise, City special
events, roadway closures for special events and other activities which may
occur in the Central Business District, Desert Museum and Desert Fashion
Plaza. Said disclosure shall inform perspective buyers about traffic, noise and
other activities which may occur in this area.
ADM 16. CFD. The Project will bring a significant number of additional residents to
the community. The City's existing public safety and recreation services,
including police protection, criminal justice, fire protection and suppression,
ambulance, paramedic, and other safety services and recreation, library,
cultural services are near capacity. Accordingly, the City may determine to
form a Community Facilities District (CFD) 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 per dwelling unit or dwelling unit equivalency unit,
subject to an annual consumer price index escalator. The district shall be
formed prior to sale of any lots or a covenant agreement shall be recorded
against each parcel, permitting incorporation of the parcel in the district.
ADM 17. Notice to Tenants. The applicant shall provide all tenants with a copy of the
Conditions of Approval for this project.
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 file a
Notice of Determination (NOD). Required filing fee shall be submitted by the
City to the County Clerk with the Notice of Determination. Action on this
application shall not be final until such a filing and fee is paid.
ENV 3. Cultural Resource Survey Required. 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.
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Conditions of Approval March 18,2015
ENV 4. Cultural Resource Site Monitoring. There is a possibility of buried cultural or
Native American tribal resources on the site. A Native American Monitor shall
be present during all ground-disturbing activities. (check for duplication in
engineering conditions)
a. A Native American Monitor(s) shall be present during all ground
disturbing activities including clearing and grubbing, excavation, burial of
utilities, planting of rooted plants, etc. Contact the Agua Caliente Band of
Cahuilla Indian Cultural Office for additional information on the use and
availability of Cultural Resource Monitors. Should buried cultural deposits
be encountered, the Monitor shall contact the Director of Planning. After
consultation the Director shall have the authority to halt destructive
construction and shall notify a Qualified Archaeologist to further
investigate the site. If necessary, the Qualified Archaeologist shall
prepare a treatment plan for submission to the State Historic Preservation
Officer and Agua Caliente Cultural Resource Coordinator for approval.
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 Department prior to final inspection.
PLANNING DEPARTMENT CONDITIONS
PLN 1. Outdoor Lighting Conformance. Exterior lighting plans, including a
photometric site plan showing the project's conformance with Section
93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning ordinance,
shall be submitted for approval by the Department of Planning 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 Landscapinq Conformance. The project is subject to the
Water Efficient Landscape Ordinance (Chapter 8.60.00) 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 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. Sign Applications Required. No signs are approved by this action. Separate
approval and permits shall be required for all signs in accordance with Zoning
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Resolution No. 23793
Conditions of Approval March 18, 2015
Ordinance Section 93.20.00. The applicant shall submit a sign program to
the Department of Planning Services prior to the issuance of building permits.
PLN 4. 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 5. 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 6. 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 7. 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 8. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 9. Outside Storage Prohibited. No outside storage of any kind shall be
permitted except as approved as a part of the proposed plan.
PLN 10. Prior to recordation of the final subdivision map, the developer shall submit for
review and approval the following documents to the Planning Department
which shall demonstrate that the project will be developed and maintained in
accordance with the intent and purpose of the approved tentative map:
a. The document to convey title.
b. Deed restrictions, easements, covenant conditions and restrictions that
are to be recorded.
c. The approved documents shall be recorded at the same time that the
subdivision map is recorded. The documents shall contain provisions for
joint access to the proposed parcels and open space restrictions. The
approved documents shall contain a provision which provides that they
may not be terminated or substantially amended without the consent of
the City and the developer's successor-in-interest.
PLN 11. Notice to future buyers on views. Applicant shall notify all prospective buyers
of units within the proposed development that there are no written or implied
rights to the preservation of scenic views from any of the units.
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Resolution No. 23793
Conditions of Approval March 18, 2015
PLN 12. "Smart Controllers" for landscape irrigation. Single Family Residential units
are to be provided with "smart controllers' for managing efficient use of water
for landscape irrigation.
PLN 13. Pre-wiring for Installation of Photo-voltaic systems. If the project does not
include photo-voltaic system(s) for electrical production, "pre-wiring" and
appropriate configuration of electrical panels and conduit must be provided to
accommodate the future installation of such equipment on rooftops of
structures within the proposed development.
POLICE DEPARTMENT CONDITIONS
POL 1. Developer shall comply with Section II of Chapter 8.04 `Building Security
Codes" of the Palm Springs Municipal Code.
BUILDING DEPARTMENT CONDITIONS:
BLD 1. Prior to any construction on-site, all appropriate permits must be secured.
FIRE DEPARTMENT:
These Fire Department conditions may not provide all requirements. Detailed plans are
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 site plan dated May
7, 2014. Additional requirements may be required.
FID 2 Fire Department Conditions are based on the 2013 Califomia Fire Code.
Three 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 Fire department access roads/driveways shall be provided so that no
portion of the exterior wall of the first floor of any building will be more than
150 feet from such roads.
FID 4 Security Gates (CFC 503.6): A Knox key operated switch shall be
installed at every automatic gate. Secured automated vehicle gates or
entries shall utilize a combination of a Tomar StrobeswitchTm, or approved
equal, and an approved Knox key electric switch when required by the fire
code official. 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.
The security gates and the emergency operation shall be maintained
operational at all times. Electric gate operators, where provided, shall be
listed in accordance with UL 325. Gates intended for automatic operation
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Resolution No. 23793
Conditions of Approval March 18, 2015
shall be designed, constructed and installed to comply with the
requirements of ASTM F 2200 and an approved Knox key electric switch.
Approved security gates shall be a minimum of 14 feet in unobstructed
drive width on each side with gates in the open position.
FID 5 Private streets shall have a minimum width of at least 20 feet, pursuant to
California Fire Code 503.2.1 however, a greater width for private streets
may be required by the City engineer to address traffic engineering,
parking, and other issues. The Palm Springs Fire Department
requirements for two-way private streets, is a minimum width of 24 feet,
unless otherwise allowed by the City Engineer. No parking shall be
allowed in either side of the roadway. The following text, developed in
concert with Engineering, Planning, and Fire is proposed as alternative
text for the Circulation Element, page 4-5:
• Local. Primarily provides access to individual parcels of land. Minimum right-
of-way is 50 feet. In Estate, Very Low and Low Density Residential
neighborhoods, street widths may be reduced to 28 feet (curb face to curb
face) provided that 1) additional off street parking is provided as determined by
the City Engineer, the Fire Chief and Director of Planning, 2) rolled or wedge
curb is provided such that vehicles may park partially out of the traveled way,
and 3) pedestrian pathways or sidewalks, separated from the curb by a
minimum five foot parkway, are provided.
• Private Streets. Private streets provide access to individual parcels of land in
planned development communities approved with privately maintained access.
Access may be restricted. Private street widths shall be established based on
a hierarchy of primary and secondary streets and parking conditions such that
uninterrupted traffic flow, pedestrian safety, and emergency access is
assured.
• Private Primary Streets are typically the main access street in a private
development or main 'ring road'. Private Primary Streets may provide access
to individual parcels in a planned development as well as receive traffic from
Secondary Private Streets or other parcels that do not front the street. Private
Primary Streets shall be either a minimum of 32 feet wide (curb face to curb
face) to accommodate on-street parking on one side and emergency access,
or 36 feet wide (curb face to curb face) with on-street parking on two sides.
• Private Secondary Streets provide access to individual parcels in a planned
development and do not receive traffic from other streets or other parcels that
do not front that street. Private Secondary Streets may range in width from 28
to 32 feet (curb face to curb face) provided that 1) additional off-street (guest)
parking is provided in the area of the Secondary Street as determined by the
Planning Commission, 2) rolled or wedge curb is provided such that vehicles
may park partially out of the traveled way, and 3) pedestrian pathways or
sidewalks, separated from the curb by a minimum five foot parkway, are
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Resolution No.23793
Conditions of Approval March 18,2015
provided. If all three of these conditions are NOT provided, private secondary
streets shall be a standard minimum 32 feet with parking on one side only.
• 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.
• Reduced Roadway Width: Areas with reduced roadway width (such as entry
and exit gates, entry and exit approach roads, traffic calming areas) that are
under 36 feet wide require red painted curb to maintain minimum 24 foot clear
width. Red curb shall be stenciled "NO PARKING" and "FIRE LANE" with white
paint.
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 45 feet from centerline. The other is a
hammerhead turnaround meeting the Palm Springs Public Works and
Engineering Department standard dated 9-4-02.
FID 6 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 7 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. The required fire hydrant flow for this
project is 750 gallons per minute (with fire sprinklers) (CFC Appendix B)
and one available fire hydrant must be within 250 feet from any point on
lot street frontages. (CFC Appendix C)
FID 8 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 9 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, 2010 Edition, as modified by local
ordinance.
FID 10 Fire Severity Zone (CBC 701A): Subject property is located in a "very
high fire" severity zone and subject to applicable building code
requirements in Chapter 7A.
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Resolution No.23793
Conditions of Approval March 18, 2015
ENGINEERING DEPARTMENT CONDITIONS: (Previously approved Conditions; some
may have already been met)
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.
STREETS
1. Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
2. Submit street improvement plans prepared by a registered California civil
engineer to the Engineering Division. The plans shall be approved by the City
Engineer prior to issuance of any building permits.
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.
RAMON ROAD
4. Dedicate abutters rights of access to Ramon Road along the entire frontage
adjacent to Lots 1, 10, 11, 20, 21, 30, 31 and 40; vehicular access to Ramon
Road shall be prohibited.
5. Remove the existing asphalt concrete berm located approximately 18 feet south
of centerline and construct 6 inch curb and gutter located 18 feet south of
centerline along the entire frontage, in accordance with City of Palm Springs
Standard Drawing No. 200.
6. Construct new street intersections with 25 feet radius curb returns, spandrels,
and a 6 feet wide cross-gutter, in accordance with City of Palm Springs Standard
Drawing No. 200 and 206.
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.
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8. Construct a Type A curb ramp meeting current California State Accessibility
standards at the corners of the street intersections with Ramon Road in
accordance with City of Palm Springs Standard Drawing No. 212.
9. 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, from edge of
proposed gutter to clean sawcut edge of pavement in accordance with City of
Palm Springs Standard Drawing No. 110. Additional pavement removal and
replacement, or grind/overlay from the Ramon Road centerline may be required
upon review of existing pavement cross-sections, and to ensure grade breaks of
the pavement cross-section do not occur within a travel lane. 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.
10. Remove the existing neighborhood traffic calming "speed humps' and replace
with new traffic calming "speed humps" in conjunction with the widening of
Ramon Road. Final engineering and other details associated with the adjusted or
replaced traffic calming improvements shall be subject to the review and
approval by the City Engineer.
11. Construct off-site street improvements between Cahuilla Road and Belardo Road
as necessary to release off-site stormwater runoff conveyed through the property
and released onto Ramon Road. Remove the existing asphalt concrete berm
located approximately 18 feet south of centerline and construct 6 inch curb and
gutter located 18 feet south of centerline along the entire frontage, including a 25
feet radius curb return and spandrel and the west half of a 6 feet wide cross-
gutter at the southwest corner of Ramon Road and Belardo Road, in accordance
with City of Palm Springs Standard Drawing No. 200. 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 in accordance with City of Palm Springs Standard Drawing No. 110.
Additional pavement removal and replacement, or grind/overlay from the Ramon
Road centerline may be required upon review of existing pavement cross-
sections, and to ensure grade breaks of the pavement cross-section do not occur
within a travel lane. 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.
12. Costs associated with design and construction of the off-site street improvements
from Cahuilla Road to Belardo Road may be reimbursed pursuant to a
Reimbursement Agreement approved by the City Council, in accordance with
City policies. Following completion and acceptance of the off-site street
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Conditions of Approval March 18,2015
improvements by the City Engineer, if reimbursement 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 at a Public Hearing, and its approval is not guaranteed nor
implied by this condition.
PUBLIC STREETS
13. Construct 6 inch curb and gutter, 18 feet from centerline along both sides of the
streets, with 25 feet radius curb returns and spandrels at all street intersections,
in accordance with City of Palm Springs Standard Drawing No. 200 and 206.
14. Construct a 6 feet wide cross-gutter across the intersection of Lot J with Lot F —
Lot I, with a flowline 18 feet south of and parallel with the centerline of Ramon
Road; in accordance with City of Palm Springs Standard Drawing No. 200 and
206.
15. Construct full cul-de-sacs in accordance with City of Palm Springs Standard
Drawing No. 101, curb portion only. A minimum curb radius of 43 feet shall be
constructed throughout the cul-de-sac bulb.
16. Construct driveway approaches in accordance with City of Palm Springs
Standard Drawing No. 201.
17. Construct a 5 feet wide sidewalk behind the curb along the frontage of all streets
in accordance with City of Palm Springs Standard Drawing No. 210.
18. Construct a minimum pavement section of 2Y2 inches asphalt over 4 inches
crushed miscellaneous base with a minimum subgrade of 24 inches at 95%
relative compaction, or equal, within all on-site private streets in accordance with
City of Palm Springs Standard Drawing No. 110 and 300. If an alternative
pavement section is proposed, the proposed pavement section shall be designed
by a California registered Geotechnical Engineer using "R" values from the
project site and submitted to the City Engineer for approval.
SANITARY SEWER
19. All sanitary facilities shall be connected to the public sewer system. New laterals
shall not be connected at manholes.
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Resolution No.23793
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20. Submit sewer improvement plans prepared by a California registered civil
engineer to the Engineering Division. The plans shall be approved by the City
Engineer prior to issuance of any building permits.
21. Construct an 8 inch V.C.P. sewer main across the street frontages located 5 feet
from centerline or as required by the City Engineer, and connect to the existing
public sewer system in Ramon Road. All sewer mains constructed by the
applicant and to become part of the public sewer system shall be digitally video
recorded prior to acceptance of the sewer system for maintenance by the City. A
computer disc of the video recording shall be provided to the City Engineer for
review. Any defects of the sewer main shall be removed, replaced, or repaired to
the satisfaction of the City Engineer prior to acceptance.
22. Pay a sewer assessment fee in accordance with the terms of the Sewer
Reimbursement Agreement between the City of Palm Springs and Great
Western Savings & Loan Association, Sewer Agreement No. 1465. The fee shall
be paid prior to issuance of a building permit.
GRADING
23. Submit a Grading Plan prepared by a California registered civil engineer to the
Engineering Division for review and approval. A Fugitive Dust Control Plan shall
be prepared by the applicant and/or its grading contractor and submitted to the
Engineering Division for review and approval. The applicant and/or its grading
contractor shall be required to comply with Chapter 8.50 of the City of Palm
Springs Municipal Code, and shall be required to utilize one or more "Coachella
Valley Best Available Control Measures" as identified in the Coachella Valley
Fugitive Dust Control Handbook for each fugitive dust source such that the
applicable performance standards are met. The applicant's or its contractor's
Fugitive Dust Control Plan shall be prepared by staff that has completed the
South Coast Air Quality Management District (AQMD) Coachella Valley Fugitive
Dust Control Class. The applicant and/or its grading contractor shall provide the
Engineering Division with current and valid Certificate(s) of Completion from
AQMD for staff that have completed the required training. For information on
attending a Fugitive Dust Control Class and information on the Coachella Valley
Fugitive Dust Control Handbook and related "PM10" Dust Control issues, please
contact AQMD at (909) 396-3752, or at www.AQMD.gov. A Fugitive Dust Control
Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook,
shall be submitted to and approved by the Engineering Division prior to approval
of the Grading plan. The Grading Plan shall be approved by the City Engineer
prior to issuance of a grading permit.
a) The first submittal of the Grading Plan shall include the following information:
a copy of final approved conformed copy of Conditions of Approval; a copy of
a final approved conformed copy of the Tentative Tract Map; a copy of current
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Conditions of Approval March 18, 2015
Title Report; a copy of Soils Report; and a copy of the associated Hydrology
Study/Report.
24. Prior to issuance of grading permit, the applicant shall provide verification to the
City Engineer that the $2,731.00 per acre fee has been paid in accordance with
the Tribal Habitat Conservation Plan (THCP).
25. Prior to approval of a Grading Plan, the applicant shall obtain written approval to
proceed with construction from the Agua Caliente Band of Cahuilla Indians,
Tribal Historic Preservation Officer or Tribal Archaeologist. The applicant shall
contact the Tribal Historic Preservation Officer, Richard Begay (760-883-1368),
or the Tribal Archaeologist, Patty Tuck (760-883-1368), 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.
26. A National Pollutant Discharge Elimination System (NPDES) stormwater permit,
issued from the California Regional Water Quality Control Board (Phone No. 760-
346-7491) is required for the proposed development. A copy of the executed
permit shall be provided to the City Engineer prior to issuance of a grading
permit.
27. In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c),
the applicant shall post with the City a cash bond of two thousand dollars
($2,000.00) per disturbed acre for mitigation measures for erosion/blowsand
relating to this property and development.
28. 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.
29. 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. The
California Department of Food and Agriculture office is located at 73-710 Fred
Waring Drive, Palm Desert (Phone: 760-776-8208).
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Resolution No. 23793
Conditions of Approval March 18,2015
WATER QUALITY MANAGEMENT PLAN
30. 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).
31. 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 within the underground parking garage and the on-site
private drive aisles. Direct release of nuisance water to adjacent public streets is
prohibited. Construction of operational BMP's shall be incorporated into the
Precise Grading and Paving Plan.
32. 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 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.
33, Prior to issuance of certificate of occupancy or final City approvals (OR of "final"
approval by City), 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-
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Conditions of Approval March 18,2015
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 (where applicable).
34. Prior to issuance of certificate of occupancy or final City approvals (OR of "final"
approval by City), the applicant shall:
a. Demonstrate that all structural BMPs have been constructed and installed in
conformance with approved plans and specifications;
b. Demonstrate that applicant is prepared to implement all non-structural BMPs
included in the approved Final Project-Specific Water Quality Management
Plan (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 (where
applicable).
DRAINAGE
35. All stormwater runoff passing through the site shall be accepted and conveyed
across the property in a manner acceptable to the City Engineer. For all
stormwater runoff falling on the site, on-site retention or other facilities approved
by the City Engineer, shall be required to contain the increased stormwater runoff
generated by the development of the property, as described in the Preliminary
Hydrology and Hydraulic Report for Tentative Tract Map 34938 (Palm Ridge),
prepared by Stantec Consulting, Inc. as revised in April, 2007. Final retention
basin sizing, storm drain pipe sizing, drywell sizing, and other specifications for
construction of required on-site storm drainage improvements shall be finalized in
the final hydrology study and approved by the City Engineer.
36. Direct release of on-site nuisance water shall not be permitted to Ramon Road.
Provisions for the interception of nuisance water from entering Ramon Road from
Lot F — Lot I shall be provided through the use of a minor storm drain system that
collects and conveys nuisance water to the on-site retention basins or
landscaped areas within Lot A, and in only a stormwater runoff condition, pass
runoff directly to Ramon Road through parkway or under sidewalk drains.
37. Submit storm drain improvement plans for all on-site storm drainage facilities for
review and approval by the City Engineer.
38. Off-site stormwater runoff shall be accepted and conveyed along the southerly
property line, in an open channel. An on-site private storm drain system shall
intercept and convey off-site stormwater runoff within the open channel, and
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Conditions of Approval March 18,2015
through the site into the on-site retention basin (Lot A), as described in the
Preliminary Hydrology and Hydraulic Report for Tentative Tract Map 34938
(Palm Ridge), prepared by Stantec Consulting, Inc. as revised in April, 2007.
39. Reserve an easement over Lot A which shall be used for drainage purposes.
40. The on-site private storm drain system shall be privately maintained by a
Homeowners Association (HOA). Provisions for maintenance of the on-site storm
drain system acceptable to the City Engineer shall be included in Covenants,
Conditions and Restrictions (CC&R's) required for this project.
41. This project may be required to install measures in accordance with applicable
National Pollution Discharge Elimination System (NPDES) Best Management
Practices (BMP's) included as part of the NPDES Permit issued for the
Whitewater River Region from the Colorado River Basin Regional Water Quality
Control Board (RWQCB). The applicant is advised that installation of BMP's,
including mechanical or other means for pre-treating stormwater runoff, may be
required by regulations imposed by the RWQCB. It shall be the applicant's
responsibility to design and install appropriate BMP's, in accordance with the
NPDES Permit, that effectively intercept and pre-treat stormwater runoff from the
project site, prior to release to the City's municipal separate storm sewer system
("MS4"), to the satisfaction of the City Engineer and the RWQCB. If required,
such measures shall be designed and installed on-site; and provisions for
perpetual maintenance of the measures shall be provided to the satisfaction of
the City Engineer, including provisions in Covenants, Conditions, and
Restrictions (CC&R's) required for the development.
42. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee at the present time is $9,212.00 per acre per Resolution
No. 15189. Fees shall be paid prior to issuance of a building permit.
GENERAL
43. Any utility trenches or other excavations within existing asphalt concrete
pavement of off-site streets required by the proposed development shall be
backfilled and repaired in accordance with City of Palm Springs Standard
Drawing No. 115. The developer shall be responsible for removing, grinding,
paving and/or overlaying existing asphalt concrete pavement of off-site streets as
required by and at the discretion of the City Engineer, including additional
pavement repairs to pavement repairs made by utility companies for utilities
installed for the benefit of the proposed development (i.e. Desert Water Agency,
Southern California Edison, Southern California Gas Company, Time Warner,
Verizon, etc.). Multiple excavations, trenches, and other street cuts within
existing asphalt concrete pavement of off-site streets required by the proposed
development may require complete grinding and asphalt concrete overlay of the
affected off-site streets, at the discretion of the City Engineer. The pavement
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Resolution No. 23793
Conditions of Approval March 18, 2015
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.
44. 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, Richard Begay
(760-883-1368), or the Tribal Archaeologist, Patty Tuck (760-883-1368) 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.
45. All proposed utility lines shall be installed underground.
46. All existing utilities shall be shown on the improvement plans required for the
project. The existing and proposed service laterals shall be shown from the main
line to the property line.
47. Upon approval of any improvement plan by the City Engineer, the improvement
plan shall be provided to the City in digital format, consisting of a DWG
(AutoCAD 2004 drawing file), DXF (AutoCAD ASCII drawing exchange file), and
PDF (Adobe Acrobat 6.0 or greater) formats. Variation of the type and format of
the digital data to be submitted to the City may be authorized, upon prior
approval of the City Engineer.
48. The original improvement plans prepared for the proposed development and
approved by the City Engineer shall be documented with record drawing "as-
built" information and returned to the Engineering Division prior to issuance of a
final certificate of occupancy. Any modifications or changes to approved
improvement plans shall be submitted to the City Engineer for approval prior to
construction.
49. 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.
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Conditions of Approval March 18, 2015
50. 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.
MAP
51. 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.
52. 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.
53. 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.
TRAFFIC
54. Install a street name sign, 36 inch stop sign, stop bar, and "STOP" legend at all
street intersections (as necessary) in accordance with City of Palm Springs
Standard Drawing No. 620 through 625.
55. A minimum of 48 inches of clearance for handicap accessibility shall be provided
on public sidewalks or pedestrian paths of travel within the development.
Minimum clearance on public sidewalks shall be provided by either an additional
dedication of a sidewalk easement (if necessary) and widening of the sidewalk,
or by the relocation of any obstructions within the public sidewalk along the
Ramon Road frontage of the subject property.
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Conditions of Approval March 18,2015
56. 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.
57. 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 (MUTCD), dated January 13, 2012, or
subsequent editions in force at the time of construction.
58. This property is subject to the Transportation Uniform Mitigation Fee which shall
be paid prior to issuance of building permit.
END OF CONDITIONS