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HomeMy WebLinkAbout23660 RESOLUTION NO. 23660 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, ADOPTING THE MITIGATED NEGATIVE DECLARATION AS AN ADEQUATE EVAULATION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) OF THE ENVIRONMENTAL IMPACTS OF THE PROPOSED PLANNED DEVELOPMENT DISTRICT IN LIEU OF A CHANGE OF ZONE, THE TENTATIVE PARCEL MAP, AND THE TENTATIVE TRACT MAP UNDER CEQA AND APPROVING TENTATIVE PARCEL MAP 36767 AND TENTATIVE TRACT MAP 36689, PROPOSING A DEVELOPMENT OF 72 SINGLE FAMILY RESIDENTIAL UNITS ON INDIVIDUAL LOTS, 114 MULTI FAMILY UNITS IN 19 SIX-UNIT BUILDINGS ON FOUR LOTS, WITH PRIVATE STREETS, OFF-STREET PARKING AND OPEN SPACE ON A ROUGHLY 24-ACRE SITE LOCATED AT THE SOUTHEAST CORNER OF EAST TAHQUITZ CANYON WAY AND SOUTH FARRELL DRIVE (CASE 5.1046 PDD 232 AMND / TPM 36767 / TTM 36689). WHEREAS, Family Development, LLC, ("Applicant') has filed an application with the City pursuant to Section 94.03.00 (Planned Development District), 94.07.00 (Zone Change) of the Zoning Code of the Palm Springs Zoning Code (PSZC), proposing 72 single-family units on individual lots, 114 multi-family units in six-unit buildings on four lots, private roads, off-street parking and open space, seeking deviations in the underlying development standards for a roughly 24-acre parcel located at the southeast corner of East Tahquitz Canyon Way and South Farrell Drive; and WHEREAS, the applicant has submitted applications with the City pursuant to Section 9.62 of the City of Palm Springs Municipal Code and the State of California Subdivision Map Act for Tentative Tract Map No. 36689 and Tentative Parcel Map No. 36767, and WHEREAS, notice of public hearing of the Planning Commission of the City of Palm Springs to consider Case 5.1046 PDD 232 AMND, Case TPM 36767 and Case TTM 36525 was given in accordance with applicable law; and WHEREAS, on July 23, 2014, a public hearing on Case 5.1046 PD 232 AMND / TTM 36689 / TPM 36767 was held by the Planning Commission in accordance with applicable law; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA) Guidelines, the three associated cases have been determined to be a project subject to environmental analysis under CEQA; and Resolution No. 23660 Page 2 WHEREAS, the Planning Commission carefully reviewed and considered all of the evidence presented in connection with the hearing on the project, including, but not limited to, the staff report, and all written and oral testimony presented and voted 6-0-1 (Klatchko recused) to adopt the mitigated negative declaration and to approve the Preliminary Planned Development District (PDD 232 AMND), the Tentative Tract Map 36689, and the Tentative Parcel Map 36767 and recommend their approval by the City Council subject to conditions outlined in Exhibit "A"; and WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to consider Case 5.1046 PDD 232 AMND, Case TPM 36767 and Case TTM 36525 was given in accordance with applicable law; and WHEREAS, on September 17, 2014, a public hearing on Case 5.1046 PD 232 AMND / TTM 36689 / TPM 36767 was held by the City Council in accordance with applicable law; 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 HEREBY FINDS AS FOLLOWS: SECTION 1: Pursuant to the California Environmental Quality Act (CEQA) Guidelines, the PDD, TPM and TTM applications are considered a project under the guidelines of the California Environmental Quality Act (CEQA). An initial study was conducted on the site analyzing the project which concluded that there were aspects of the project that may cause a significant impact on the environment. A draft mitigated negative declaration (DMND) was proposed and a 20-day public review period for the Draft Mitigated Negative Declaration (DMND) was held beginning on April 17, 2014 and ending on May 6, 2014. No comments were received that would require modification or recirculation of the DMND. Mitigation measures that would reduce the significant impacts to a less than significant level have been proposed and are hereby imposed as part of project approval. The City Council hereby adopts the mitigated negative declaration as an adequate analysis of the environmental impacts of the proposed project. SECTION 2: Tentative Tract Map and Tentative Parcel Man Findings. Findings are required for the proposed subdivision pursuant to Section 66474 of the Subdivision Map Act. These findings and a discussion of the project as it relates to these findings follow: Resolution No. 23660 Page 3 a. The proposed Tentative Tract Map and Tentative Parcel Map are consistent with all applicable general and specific plans. The project was reviewed for conformity with the General Plan as follows: General Plan Policy CD5.2 "When new residential structures are developed in existing neighborhoods with established uniform or consistent non-conforming setbacks, allow the setbacks of new structures to be consistent with those of the existing surrounding development'. The proposed development is not consistent with many of the existing setbacks of the surrounding neighborhood. The Planning Commission imposed conditions for enhanced landscaping at the perimeter of the project to buffer the surrounding community from the development. With this condition, the Planning Commission determined that this inconsistency to be adequately mitigated. Policy CD 14.4 "Prevent long monotonous walls and fencing through undulation, modulation, surface articulation and landscaping. Perimeter walls appear consistent with this policy. Policy CD 14.5: Limit heights of walls and fencing and encourage the use of wall breaks and transparent fences to protect views. It does not appear that the perimeter walls incorporate breaks or open fence sections, however the Planning Commission conditioned the project for more undulation and enhanced landscaping on the outer side of the perimeter walls. Policy CD 14.6: Prohibit gated community entries and perimeter walls around entire neighborhoods. Instead, provide privacy through design features such as meandering streets, ample landscaping, and house placement that provides privacy and exclusivity. The proposed gated development does not conform to this General Plan policy. The Planning Commission concluded that with its condition for enhanced landscaping, more undulation and variety in the perimeter walls, and pedestrian entry doors at all single family units backing onto public streets, the project can be deemed consistent with this finding. Policy CD.22.1; Require new and infill development to be of compatible scale, materials, and massing as existing development. Also ensure that the design character of the new development is appropriate to the area. The proposed development is of a similar scale to the development to the north, but does not relate as well in scale to the existing development to the west, east and south. Resolution No. 23660 Page 4 As noted above, the Planning Commission's conditions of approval provided sufficient buffer that these inconsistencies in scale could be deemed adequately mitigated. Policy CD.22.7 Ensure that residential communities are well connected with each other and with nearby commercial uses through the inclusion of pedestrian and bicycle friendly design feature such as trails, paths, and pedestrian oriented streets in the neighborhood's design. As noted above, the Planning Commission's conditions for added pedestrian gates and connectivity to the public streets would render the project consistent with this policy "...Private streets provide access to individual parcels of land in planned development communities approved with privately maintained access. Private streets in any residential or mixed use land use designation may be reduced to a minimum of 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 paths or sidewalks, if located along the street, , separated from the curb by a minimum five-foot parkway are provided." The project does not conform to this General Plan policy. The Planning Commission's condition that the roadways be revised to this standard would render the project consistent with this policy. b. The design and improvements of the proposed Tentative Tract Map and Tentative Parcel Map are consistent with the zone in which the property is located. The existing zoning is a PD that closely aligns with the R-2 zone standards. The project PDD proposes a set of development standards and design details with smaller lots and setbacks than would otherwise be required in similar zones such as R-2. The overall density is less than the maximum allowable for the zone and the average lot size is smaller than required by the zone. The applicant is seeking approval of the PDD, proposing to modify the development standards for the single family product. With the approval of the PDD and the Planning Commission's condition limiting structures to two stories, the project could be deemed consistent with this finding c. The site is physically suited for this type of development. The project site is flat and is located in an area with all urban services and utilities, including streets. The project proposes 72 single family residential dwelling units on individual lots with private streets and private common open space and 114 multi-family units arranged in 19 buildings scattered across four lots of varying size. The project is Resolution No. 23660 Page 5 surrounded by similar residential uses, including other single family residences on estate sized lots as well as condominium units and a commercial retail center. The site has adequate vehicular access to the public streets; Baristo Road on the south and Louella Drive on the north. A condition is included requiring adequate vehicular turn- around at the gates as well as other traffic-related conditions are recommended. The segment of Louella south of Tahquitz Canyon Way is a private street and the project would require a reciprocal access agreement to provide legal access to the public thoroughfare of Tahquitz Canyon Way. With the aforementioned agreement and conditions, the site is physically suited for this type of development and is proposed with adequate access to the network of public streets. d. The site is physically suited for the proposed density of development. The project proposes an overall site density of eight (8) dwelling units per acre. The underlying PD zoning which most closely compares to the R-2 zone allows up to 15 dwelling units per acre and the General Plan land use designation of Medium Density Residential has the same density limits. The site abuts improved public streets with existing utilities and with right of way widths that are projected in the City's 2007 General Plan update to operate at normal levels of service (LOS). The project conforms to this finding. The project conforms to this finding. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The Initial Study prepared for the project determined that with implementation of proposed mitigation measures, any environmental impacts regarding project construction effects on air quality, and noise will be reduced to a level that is less than significant. There is no known wildlife habitat in the vicinity of the project site. f. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the proposed subdivision includes connections to all public utilities including water and sewer systems. The layout of internal private streets provides access to each lot. With the approval of the PDD, the residential uses proposed would be found to be consistent with the General Plan with the exception of building height for the single family units. The subdivision is proposed with sidewalks along one side of the private streets within the development. The Planning Commission condition requiring conformance with General Plan street widths would render the project consistent with this finding. g. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. There are no known public easements across the subject property; therefore the design of Resolution No. 23660 Page 6 the subdivision will not conflict with easements for access through or use of the property. Any utility easements can be accommodated within the project design. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council hereby approves Cases TTM 36689 / TPM 36767 a tentative parcel map proposing a two-lot subdivision for financing purposes, and a tentative tract map subdividing the site for the development of 72 single family residential units on individual lots, 114 multi-family units in 19, 6-unit buildings on four lots, private streets and open space on a roughly 24-acre site located at the southeast corner of East Tahquitz Canyon Way and South Farrell Drive, subject to the conditions of approval set forth in Exhibit A. ADOPTED THIS 17T" DAY OF SEPTEMBER, 2014. J David H. Ready, City�ari ATTEST: mes Thompson, City Clerk CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF PALM SPRINGS ) I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that Resolution No. 23660 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 September 17, 2014, by the following vote: AYES: Councilmember Lewin, Mayor Pro Tern Hutcheson, and Mayor Pougnet. NOES: Councilmember Foat. ABSENT: Councilmember Mills. ABSTAIN: None. mes Thompson, City Clerk City of Palm Springs, California �o�zo j2a r� EXHIBIT A Case No. 5.1046 PDD 232 AMND, TTM 36689 and TPM 36767 "JUL PS" Preliminary Planned Development District, Tentative Tract Map and Tentative Parcel Map Northeast Corner of South Farrell Drive and Baristo Road September 17, 2014 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 (5.1046 PDD 232 AMND / TTM 36689 / TPM 36767); 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 (May 8, 2014, and TPM dated May 27, 2014), including the site plan, site sections, vehicular entry details, phasing plan, preliminary floor plans for single family and multi-family units the tentative tract map and tentative parcel map on file in the Planning Division except as modified by the approved Mitigation Measures and conditions below and Mitigation Measures within the Negative Declaration. 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. Tentative Tract Map 36689. This approval is for Tentative Tract Map 36689, date stamped May 8, 2014. This approval is subject to all applicable regulations of the California Subdivision Map Act, the Palm Springs Municipal Code, and any other applicable City Codes, ordinances and resolutions. City Council Resolution No. 23660 September 17, 2014 City Council Ordinance No. 1860 Case 5.1046 PDD 232 AMND, TTM 36689, TPM 36767"JUL PS' Page 2 of 22 ADM 6. Tentative Parcel Map 36767. This approval is for Tentative Parcel Map 36767 date stamped May 27, 2014. This approval is subject to all applicable regulations of the California Subdivision Map Act, the Palm Springs Municipal Code, and any other applicable City Codes, ordinances, and resolutions. ADM 7. Indemnification. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case 5.1046 PDD 232 AMND / TTM 36689 / TPM 36767. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. ADM 8. Maintenance and Repair. The property owners) 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, graffiti, 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 9. Time Limit on Approval. Approval of the Preliminary Planned Development District (PDD), the Tentative Tract Map (TTM) and the Tentative Parcel Map (TPM) 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. Extensions of time may be approved pursuant to Code Section 9.63.110. Such extension shall be required in writing and received prior to the expiration of the original approval. ADM 10. Right to Appeal. Decisions of an administrative officer or agency of the City City Council Resolution No. 23660 September 17, 2014 City Council Ordinance No. 1860 Case 5.1046 PDD 232 AMND, TTM 36689, TPM 36767 "JUL PS" Page 3 of 22 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 11. 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 12. Park Development Fees. The developer shall dedicate land or pay a fee in lieu of a dedication, at the option of the City. The in-lieu fee shall be computed pursuant to Ordinance No. 1632, Section IV, by multiplying the area of park to be dedicated by the fair market value of the land being developed plus the cost to acquire and improve the property plus the fair share contribution, less any credit given by the City, as may be reasonably determined by the City based upon the formula contained in Ordinance No. 1632. In accordance with the Ordinance, the following areas or features shall not be eligible for private park credit: golf courses, yards, court areas, setbacks, development edges, slopes in hillside areas (unless the area includes a public trail), landscaped development entries, meandering streams, land held as open space for wildlife habitat, flood retention facilities and circulation improvements such as bicycle, hiking and equestrian trails (unless such systems are directly linked to the City's community-wide system and shown on the City's master plan). ADM 13. Tribal Fees NOT Required. ADM 14. Local Development Mitigation Fee (LDMF) required The project is subject to payment of the LDMF fees pursuant to the requirements of the Coachella Valley Multiple Species Habitat Conservation Plan. ADM 15. Comply with Citv 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 16. 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 City Council Resolution No. 23660 September 17, 2014 City Council Ordinance No. 1860 Case 5.1046 PDD 232 AMND, TTM 36689, TPM 36767 "JUL PS" Page 4 of 22 in a good condition and in accordance with all ordinances ADM 22. 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 23. CC&R's Deposits & Fees. The applicant shall submit to the City of Palm Springs, a deposit in the amount of $3,500, for the review of the CC&R's by the City Attorney. A $675 filing fee shall also be paid to the City Planning Department for administrative review purposes ADM 24. 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 vicinity of the Palm Springs Mall, Palm Springs High School, The Palm Springs Stadium and Sunrise Park. Said disclosure shall inform perspective buyers about traffic, noise and other activities which may occur in this area. ADM 25. 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. California Fish & Game Fees Required. The project is required to pay a fish and game impact fee as defined in Section 711.4 of the California Fish and Game Code. This CFG impact fee plus an administrative fee for filing the City Council Resolution No. 23660 September 17, 2014 City Council Ordinance No. 1860 Case 5.1046 PDD 232 AMND, TTM 36689, TPM 36767 "JUL PS" Page 5 of 22 action with the County Recorder shall be submitted by the applicant to the City in the form of a money order or a cashier's check payable to the Riverside County Clerk prior to the final City action on the project (either Planning Commission or City Council determination). This fee shall be submitted by the City to the County Clerk with the Notice of Determination. Action on this application shall not be final until such fee is paid. The project may be eligible for exemption or refund of this fee by the California Department of Fish & Game. Applicants may apply for a refund by the CFG at www.dfq.ca.gov for more information. ENV 2. Mitigation Monitoring. The mitigation measures of the Mitigated Negative Declaration shall apply. The applicant shall submit a signed agreement that the mitigation measures outlined as part of the mitigated negative declaration will be included in the plans prior to City Council consideration of the environmental assessment. Mitigation measures are defined in the Mitigated Negative Declaration recommended for approval by the Planning Commission. 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. 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) ENV 5. 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. City Council Resolution No. 23660 September 17, 2014 City Council Ordinance No. 1860 Case 5.1046 PDD 232 AMND, TTM 36689, TPM 36767 "JUL PS" Page 6 of 22 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 Landscaping 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 and the State's Water Efficient Landscape Ordinances. PLN 3. Submittal of Final PDD. The Final Planned Development plans shall be submitted in accordance with Section 94.03.00 (Planned Development District) of the Zoning Ordinance. Final development plans and Major Architectural Application 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 and Planning Department. Final Planned Development District applications must be submitted within two (2) years of the City Council approval of the preliminary planned development district. PLN 4. Sign Applications Required. No signs are approved by this action. Separate approval and permits shall be required for all signs in accordance with Zoning 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 5. Flat Roof Requirements. Roof materials on flat roofs (less than 2:12) must conform to California Title 24 thermal standards for "Cool Roofs". Only matte (non-specular) roofing is allowed in colors such as beige or tan. PLN 6. Maintenance of Awnings & Projections. All awnings shall be maintained and periodically cleaned. City Council Resolution No. 23660 September 17, 2014 City Council Ordinance No. 1860 Case 5.1046 PDD 232 AMND, TTM 36689, TPM 36767"JUL PS" Page 7 of 22 PLN 7. 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 8. 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 9. 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 10. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of signalization will be permitted, except approved alarm systems. PLN 11. Outside Storage Prohibited. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. PLN 12. No off-site Parking. Vehicles associated with the operation of the proposed development including company vehicles or employees vehicles shall not be permitted to park off the proposed building site unless a parking management plan has been approved. PLN 13. Bicycle Parking. The project shall be required to provide secure bicycle panting facilities on site for use by residents and guests. Location and design shall be approved by the Director of Planning. PLN 14. 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 15. Update of City's Zoning Map. Upon approval of the proposed Change of Zone, Tract Map and/or Planned Development District, the applicant shall be responsible for costs associated with update of the City's GIS based zoning City Council Resolution No. 23660 September 17, 2014 City Council Ordinance No. 1860 Case 5.1046 POD 232 AMND, TTM 36689, TPM 36767 "JUL PS" Page 8 of 22 maps. PLN 16. Provide at least 10 feet distance separation between the single family units. PLN 17. All structures shall no t exceed 24 feet and/or 2 stories. PLN 18. Provide pedestrian gates at yards of all single family units on Baristo and Farrell Drive. PLN 19. Provide all public benefits proposed except the entry sign along Tahquitz. PLN 20. Perimeter wall design must be changed to add more undulation and landscaping must be enhanced. Modifications must be reviewed and approved by Architectural Advisory Committee and Planning Commission prior to issuance of building permits. PLN 21. Submit a comprehensive archival record on the history of the World War II era tie-downs and other related structures on the site. Provide a full interpretative center display for public viewing (photos, narrative, etc.). Review and approval is required from Historic Site Preservation Board and Planning Commission. PLN 22. No turf is allowed in front yards on all single family units. PLN 23. Turf is allowed in common areas in the multi-family area. PLN 24. Adjacent to the three common swimming pools, significantly expand enclosures around the pool areas to incorporate usable outdoor recreational area. PLN 25. Provide irrigation with "smart controllers" for all parts of the development. PLN 26. All single family homes are to be "pre-wired" for installation of photovoltaic panels. PLN 27. Photovoltaic systems must be installed on all multi-family buildings. PLN 28. Provide significantly more open space around the common area pools. PLN 29. Provide 24 foot wide streets in recognition of the additional off-street parking provided throughout the development. PLN 30. Revise the site plan to incorporate the bike path along Farrell Drive consistent with the City's standard width for Class 1 bicycle pathways. PLN 31. Study the multi-family units to be less bulky and less repetitive. City Council Resolution No. 23660 September 17, 2014 City Council Ordinance No. 1860 Case 5.1046 PDD 232 AMND, TTM 36689, TPM 36767 "JUL PS" Page 9 of 22 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. ENGINEERING DEPARTMENT CONDITIONS Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS ENG 1 Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. ENG 2 Submit street improvement plans prepared by a registered California civil engineer to the Engineering Division. The plans shall be approved by the City Engineer prior to issuance of any building permits. FARRELL DRIVE ENG 3 Dedicate abutters rights of access to Farrell Drive along the entire frontage of the project; vehicular access to Farrell Drive shall be prohibited. ENG 4 Construct a bus turnout for the existing bus stop at the northeast corner of Farrell Drive and Baristo Road, the applicant shall be responsible for the following: a. Dedicate additional right-of-way concentric with the back of sidewalk adjacent to the bus turn-out. b. Remove the existing curb, gutter, and sidewalk as necessary to construct a 170 feet long by 12 feet wide bus turn-out at the northeast corner of Farrell Drive and Baristo Road, in the same location as the existing bus stop. The existing bus stop shelter shall be relocated; or if required by the Director of Planning, the existing bus stop shelter shall be removed, and construction of a new bus stop shelter shall be required, with a design compatible to project architecture as reviewed by Sunline Transit Agency and approved by the Director of Planning. Bus stop furniture and other City Council Resolution No. 23660 September 17, 2014 City Council Ordinance No. 1860 Case 5.1046 PDD 232 AMND, TTM 36689, TPM 36767"JUL PS" Page 10 of 22 accessories, as reviewed by SunLine Transit Agency and approved by the Director of Planning, shall be provided by the applicant, as required. c. Construct an 8 feet wide sidewalk behind the curb concentric with the bus turn out in accordance with City of Palm Springs Standard Drawing No. 210. d. 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 bus turn out to clean sawcut edge of pavement. 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. ENG 5 All broken or off grade street improvements shall be repaired or replaced. TAHQUITZ CANYON WAY ENG 6 Dedicate abutters rights of access to Tahquitz Canyon Way along the entire frontage of the project; vehicular access to Tahquitz Canyon Way shall be prohibited. ENG 7 Remove the existing curb ramp at the southwest corner of Tahquitz Canyon Way and Louella Road, and construct a Type A curb ramp in accordance with City of Palm Springs Standard Drawing No. 212. ENG 8 The developer shall remove portions of the existing sidewalk as necessary to plant new Washingtonia Fillifera palm trees with tree wells along the Tahquitz Canyon Way frontage, at 60 feet spacing. New palm trees shall have a height consistent with other palm trees along Tahquitz Canyon Way in the vicinity, unless otherwise required by the Director of Planning. The applicant shall be responsible for installation of an irrigation system and for the perpetual maintenance of the new palm trees and other parkway landscaping along the Tahquitz Canyon Way frontage to the satisfaction of the City Engineer. ENG 9 All broken or off grade street improvements shall be repaired or replaced. BARISTO ROAD ENG 10 Dedicate abutters rights of access to Baristo Road along the entire frontage of the project, excluding the 75 feet wide access point for the Main Entry; vehicular access to Baristo Road shall be prohibited. City Council Resolution No. 23660 September 17, 2014 City Council Ordinance No. 1860 Case 5.1046 PDD 232 AMND, TTM 36689, TPM 36767"JUL PS" Page 11 of 22 ENG 11 Remove the existing 6 inch curb, gutter, sidewalk, and curb ramp as necessary to construct a 50 feet wide new street intersection for the Main Entry with the centerline of the Main Entry aligned with the centerline of Compadre Road. The Main Entry shall be constructed with 25 feet radius curb returns and spandrels, and a 6 feet wide cross-gutter, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. The Main Entry shall be constructed with a 20 feet wide ingress and egress lane separated by a raised 10 feet wide median. The median shall be located outside of public right-of-way. ENG 12 The gated entry design of the Main Entry, including widths of ingress and egress lanes, shall be subject to the review and approval by the City Engineer and Fire Marshall. Emergency access shall be provided to the Fire Department to the satisfaction of the Fire Marshall. ENG 13 Construct a Type A curb ramp meeting current California State Accessibility standards on each side of the secondary access in accordance with City of Palm Springs Standard Drawing No. 212. ENG 14 All broken or off grade street improvements shall be repaired or replaced. LOUELLA ROAD (PRIVATE) ENG 15 The applicant shall provide proof of access rights to Louella Road; documentation shall be provided to the City Engineer prior to approval of a final map. Absent documentation showing proof of access rights to Louella Road, as determined by the City Engineer, the applicant shall obtain an access easement over Louella Road as necessary to provide legal access to the project. ENG 16 Remove the two existing driveway entrances (and curb returns) on the west side of Louella Road into the property and replace with 6 inch curb and gutter to match existing curb and gutter on each side of the two driveway entrances. ENG 17 Remove the existing 6 inch curb and gutter as necessary to construct a 50 feet wide new street intersection for the Main Entry with the centerline of the Main Entry located approximately 125 feet south of the north property line aligned with the existing median opening in Louella Road. The street intersection shall be constructed with 25 feet radius curb returns and spandrels, and a 6 feet wide cross-gutter, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. The Main Entry shall be constructed with a 20 feet wide ingress and egress lane separated by a raised 10 foot wide median. ENG 18 The gated entry design of the Main Entry, including widths of ingress and egress lanes, shall be subject to the review and approval by the City Engineer City Council Resolution No. 23660 September 17, 2014 City Council Ordinance No. 1860 Case 5.1046 PDD 232 AMND, TTM 36689, TPM 36767"JUL PS' Page 12 of 22 and Fire Marshall. Emergency access shall be provided to the Fire Department to the satisfaction of the Fire Marshall. ENG 19 Construct a Type A curb ramp meeting current California State Accessibility standards on each side of the Main Entry in accordance with City of Palm Springs Standard Drawing No. 212. ENG 20 All broken or off grade street improvements shall be repaired or replaced. ON-SITE PRIVATE STREETS ENG 21 The on-site layout of streets and parking spaces is subject to further review and approval by the City Engineer. Adjustment of proposed street alignments, and deletion or relocation of proposed parking spaces may be required during review and approval of construction plans for on-site improvements, as required by the City Engineer. Approval of the preliminary site plan does not constitute approval of the on-site layout of streets and parking spaces as proposed. ENG 22 Dedicate easements for public utility purposes, with the right of ingress and egress for service and emergency vehicles and personnel over the proposed private streets. ENG 23 All on-site private streets shall be two-way with a minimum 24 feet wide travelway (as measured from face of curb) where no on-street parking is proposed. ENG 24 All on-site streets shall be constructed with curb and gutters to accept and convey on-site stormwater runoff, in accordance with applicable City Standards. ENG 25 All on-site streets shall be constructed with a minimum pavement section of 2'/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. ENG 26 Parking shall be restricted along both sides of the 28 feet wide on-site private streets, as necessary to maintain a minimum 28 feet wide clear 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 City Council Resolution No. 23660 September 17, 2014 City Council Ordinance No. 1860 Case 5.1046 PDD 232 AMND, TTM 36689, TPM 36767 "JUL PS" Page 13 of 22 Covenants, Conditions, and Restrictions (CC&R's) required for the development. SANITARY SEWER ENG 27 Any existing on-site sewer improvements shall be removed as required by the City Engineer. ENG 28 All sanitary facilities shall be connected to the public sewer system. New laterals shall not be connected at manholes. ENG 29 Construct an on-site private sewer system 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. A profile view of the on-site private sewer mains is not necessary if sufficient invert information is provided in the plan view, including elevations with conflicting utility lines. 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. ENG 30 The on-site private sewer system shall not connect to an existing sewer manhole within Baristo Road. The on-site sewer system shall connect to the sewer main with a standard sewer lateral connection in accordance with City of Palm Springs Standard Drawing No. 405. ENG 31 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. GRADING ENG 32 Submit a Precise Grading and Paving Plan prepared by a California registered civil engineer to the Engineering Division for review and approval. The Precise Grading and Paving 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 City Council Resolution No. 23660 September 17, 2014 City Council Ordinance No. 1860 Case 5.1046 POD 232 AMND, TTM 36689. TPM 36767"JUL PS" Page 14 of 22 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 Precise Grading and Paving Plan. 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 a final approved conformed copy of the Tentative Tract Map; a copy of current Title Report; a copy of the Soils Report; and a copy of the associated Hydrology Study/Report. ENG 33 Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the public streets, roadways, or gutters. ENG 34 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. ENG 35 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. ENG 36 A soils report prepared by a California registered Geotechnical Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed development. Stockpiled fill existing on the site shall be addressed in the report. A copy of the soils report shall be submitted to the Building Department and to the Engineering Division prior to approval of the Grading Plan. ENG 37 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 City Council Resolution No. 23660 September 17, 2014 City Council Ordinance No. 1860 Case 5.1046 PDD 232 AMND, TTM 36689, TPM 36767"JUL PS" Page 15 of 22 Department of Food and Agriculture representative in the form of an approved "Notification of Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1) prior to approval of the Grading Plan (if required). The California Department of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208). WATER QUALITY MANAGEMENT PLAN ENG 38 This project shall be required to install measures in accordance with applicable National Pollution Discharge Elimination System (NPDES) Best Management Practices (BMP's) included as part of the NPDES Permit issued for the Whitewater River Region from the Colorado River Basin Regional Water Quality Control Board (RWQCB). The applicant is advised that installation of BMP's, including mechanical or other means for pre-treating contaminated stormwater and non-stormwater runoff, shall be required by regulations imposed by the RWQCB. It shall be the applicant's responsibility to design and install appropriate BMP's, in accordance with the NPDES Permit, that effectively intercept and pre-treat contaminated stormwater and non-stormwater runoff from the project site, prior to release to the City's municipal separate storm sewer system ("MS4"), to the satisfaction of the City Engineer and the RWQCB. Such measures shall be designed and installed on-site; and provisions for perpetual maintenance of the measures shall be provided to the satisfaction of the City Engineer, including provisions in Covenants, Conditions, and Restrictions (CC&R's) required for the development (if any). ENG 39 A Final Project-Specific Water Quality Management Plan (WQMP) shall be submitted to and approved by the City Engineer prior to issuance of a grading or building permit. The WQMP shall address the implementation of operational Best Management Practices (BMP's) necessary to accommodate nuisance water and storm water runoff from the site. Direct release of nuisance water to the adjacent property (or public streets) is prohibited. Construction of operational BMP's shall be incorporated into the Precise Grading and Paving Plan. ENG 40 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 City Council Resolution No. 23660 September 17, 2014 City Council Ordinance No. 1860 Case 5.1046 PDD 232 AMND, TTM 36689, TPM 36767"JUL PS" Page 16 of 22 implementing the Final Project-Specific WQMP; or equivalent. Alternative instruments must be approved by the City Engineer prior to issuance of any grading or building permits. ENG 41 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-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). DRAINAGE ENG 42 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 (if any). ENG 43 The applicant is advised that the City of Palm Springs is scheduled to begin preparation of construction plans for Storm Drain Lateral 20C, extending in El Cielo Road from Ramon Road to Baristo Road, as shown on the Master Drainage Plan for the Palm Springs Area, administered by the Riverside County Flood Control & Water Conservation District (RCFC). The applicant shall be responsible for the design and construction of Storm Drain Lateral 20CA, extending in Baristo Road, from El Cielo Road to Compadre Road, as necessary to accept stormwater runoff from the project site. Prior to approval of a final map, as determined by the City Engineer based upon the City's progress with its preparation of construction plans for Storm Drain Lateral 20C, the applicant shall be required to satisfy one of the following: City Council Resolution No. 23660 September 17, 2014 City Council Ordinance No. 1860 Case 5.1046 PDD 232 AMND, TTM 36689, TPM 36767"JUL PS" Page 17 of 22 a. If preliminary plans have been prepared by the City for Storm Drain Lateral 20C from which the applicant may prepare its own plans for Storm Drain Lateral 20CA, the applicant shall be responsible for submitting storm drain improvement plans prepared by a California registered civil engineer to RCFC for review and approval. Prior to commencement with preparation of Storm Drain Lateral 20CA plans, the applicant shall obtain written approval from the City Engineer. The storm drain plans shall be approved by RCFC prior to approval of a final map; and construction of Storm Drain Lateral 20CA shall be completed prior to issuance of a certificate of occupancy. b. If preliminary plans have not been prepared by the City for Storm Drain Lateral 20C from which the applicant may prepare its own plans for Storm Drain Lateral 20CA, as determined by the City Engineer, the applicant shall deposit necessary funds with the City, as required by the City Engineer, for design of Storm Drain Lateral 20CA as part of the City-wide storm drain project. Design funds shall be deposited with the City prior to approval of a final map. The applicant shall deposit additional funds as necessary to construct Storm Drain Lateral 20CA by the City prior to issuance of a certificate of occupancy. The applicant shall be responsible for depositing sufficient funds with the City to cover all costs associated with the design and construction of Storm Drain Lateral 20CA, upon thirty (30) days written notice from the City Engineer. ENG 44 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. Based on the 24.00 acre size of the project site as shown on the Tentative Tract Map, the project is responsible for payment of $221,088 in drainage implementation fees. In either case of the design and construction of Storm Drain Lateral 20CA, by the applicant or by the City as identified in the previous condition, the applicant shall be eligible for credit up to the maximum drainage implementation fee of $221,088 otherwise due. Costs associated with the design and construction of Storm Drain Lateral 20CA in excess of the maximum drainage implementation fee of $221,088 otherwise due are the responsibility of the applicant, and are not reimburseable by the City. GENERAL ENG 45 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 City Council Resolution No. 23660 September 17, 2014 City Council Ordinance No. 1860 Case 5.1046 PDD 232 AMND, TTM 36689, TPM 36767 "JUL PS" Page 18 of 22 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. ENG 46 All proposed utility lines shall be installed underground. ENG 47 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. ENG 48 Upon approval of any improvement plan by the City Engineer, the improvement plan shall be provided to the City in digital format, consisting of a DWG (AutoCAD drawing file) and DXF (AutoCAD ASCII drawing exchange file). Variation of the type and format of the digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. ENG 49 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. ENG 50 Nothing shall be constructed or planted in the corner cut-off area of any driveway which does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Code Section 93.02.00, D. ENG 51 All proposed trees within the public right-of-way and within 10 feet of the public sidewalk and/or curb shall have City approved deep root barriers installed per City of Palm Springs Standard Drawing No. 904. MAP ENG 52 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. City Council Resolution No. 23660 September 17, 2014 City Council Ordinance No. 1860 Case 5.1046 PDD 232 AMND, TTM 36689, TPM 36767"JUL PS" Page 19 of 22 The Final Map shall be approved by the City Council prior to issuance of building permits. ENG 53 A copy of draft Covenants, Conditions and Restrictions (CC&R's) shall be submitted to the City Engineer for review and approval for any restrictions related to the Engineering Division's recommendations. The CC&R's shall be provided with the first submittal of the final map, and shall be approved by the City Engineer prior to approval of the Final Map. ENG 54 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 Coordinpte 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 drawing file), DGN (Microstation drawing file), and DXF (AutoCAD ASCII drawing exchange file). Variations of the type and format of G.I.S. digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. ENG 55 Relocation or abandonment of record easements across the property shall be performed in conjunction with or prior to approval of a final map. The easements, identified as an easement to Water Company recorded as Instrument on March 5, 1987 in Map Book 68, Page 471; easements to be abandoned for sewer, water, and public utilities over certain lettered lots as shown and dedicated on Tract Map 10346; an easement to be abandoned for pipe lines and incidental purposes, in favor of Southern California Gas Company recorded as Instrument No. 216081 on October 11, 1979; easements for walls, encroachments, utilities, ingress and egress and incidental purposes recorded as Instrument No. 233274 on November 1, 1979; and an easement for pole lines, conduits and incidental purposes, in favor of General Telephone Company of California recorded as Instrument No. 212740 on November 13, 1980, shall be extinguished, quit-claimed, relocated or abandoned to facilitate development of the subject property. All record easements shall be extinguished, quit-claimed, relocated or abandoned to facilitate development of the subject property. Without evidence of such, proposed individual lots encumbered by existing record" easements are rendered unbuildable until such time as these easements are removed of record and are not an encumbrance to the affected lots. TRAFFIC City Council Resolution No. 23660 September 17, 2014 City Council Ordinance No. 1860 Case 5.1046 PDD 232 AMND, TTM 36689, TPM 36767"JUL PS" Page 20 of 22 ENG 56 Based on the Traffic Study submitted by Endo Engineering on January 2005, the following mitigation measures will be required, and as modified by Arch Beach Consulting Traffic Impact Study dated, November 15, 2013: a. Install a traffic signal at the intersection of Civic Drive and Tahquitz Canyon Way. 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 the 186th 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. b. Install traffic striping and signage improvements at the intersection of Baristo Road and Compadre Road to provide striping for two eastbound through lanes of uniform width that extend a minimum of 150 feet west and 200 feet east of Compadre Road, or as required by the City Engineer. Submit traffic striping plans prepared by a California registered civil engineer, for review and approval by the City Engineer. All required traffic striping and signage improvements shall be completed in conjunction with required street improvements, to the satisfaction of the City Engineer, and prior to issuance of a certificate of occupancy. c. Install 36 inch stop signs, stop bars, and "STOP" legends as necessary to create an "All-Way Stop Controlled" (AWSC) intersection, at the intersection of Baristo Road and Compadre Road, and the Main Entry, in accordance with City of Palm Springs Standard Drawing Nos. 620-625. ENG 57 A minimum of 48 inches of clearance shall be provided on public sidewalks for handicap 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 Farrell Drive, Tahquitz Canyon Way, Baristo Road, and Civic Drive frontages of the subject property. ENG 58 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. ENG 59 Install a street name sign and a 36 inch stop sign, stop bar, and "STOP" legend for traffic exiting the development at the intersection of Louella Road and the Louella Road access in accordance with City of Palm Springs Standard Drawing Nos. 620 through 625. City Council Resolution No. 23660 September 17, 2014 City Council Ordinance No. 1860 Case 5.1046 PDD 232 AMND, TTM 36689, TPM 36767"JUL PS' Page 21 of 22 ENG 60 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. ENG 61 This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. FIRE DEPARTMENT CONDITIONS GENERAL CONDITIONS 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 15, 2014. Additional requirements may be required. FID 2 Fire Department Conditions are based on the 2013 California 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 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 Fire Department access roads shall have a minimum width of at least 20 feet, pursuant to California Fire Code 503.2.1 however, a greater width for private City Council Resolution No. 23660 September 17, 2014 City Council Ordinance No. 1860 Case 5.1046 PDD 232 AMND, TTM 36689, TPM 36767 "JUL PS" Page 22 of 22 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. • 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. END OF CONDITIONS