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HomeMy WebLinkAbout23515 RESOLUTION NO. 23515 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING A CONFORMITY REPORT ON THE PROPOSED 18 @ TWIN PALMS PROJECT, LOCATED ON TRIBAL TRUST LAND OF THE AGUA CALIENTE BAND OF CAHUILLA INDIANS, ON THE SOUTHWEST CORNER OF SOUTH CAMINO REAL AND TWIN PALMS; DIRECTING STAFF TO TRANSMIT SAID REPORT TO THE TRIBAL COUNCIL OF THE AGUA CALIENTE BAND OF CAHUILLA INDIANS; AND WAIVING THE JOINT MEETING BETWEEN THE CITY COUNCIL AND TRIBAL COUNCIL (CASE 5.1323 MISC). WHEREAS, on December 15, 1998, the City Council of Palm Springs and the Tribal Council of the Agua Caliente Band of Cahuilla Indians ("Tribe") entered into a "Land Use Coordination Agreement" which provides for City review and comment on projects outside of the "Land Use Agreement" of 1977, while retaining the Tribe's final approval and authority over projects on Tribal Land; and WHEREAS on February 3, 1999, the City and the Tribe amended the "Land Use Agreement" of 1977 with Supplement No. 5, which exempted all Tribal lands from the "Land Use Agreement" of 1977 subject to the aforementioned "Land Use Coordination Agreement"; and WHEREAS, pursuant to Section 8 of said Agreement, the City Council and Tribal Council may waive procedural requirements of the Agreement, as follows: "8. Waiver. With the approval of both parties, any part of the foregoing process may be waived if the Project is not deemed significant or if the project is found to be conforming, or if due to the exigencies of time the normal process cannot be accommodated."; and WHEREAS, on January 15, 2014, the Tribe submitted to the City a Project Report for the 18 @ Twin Palms project located at the southwest corner of South Camino Real and Twin Palms, on roughly 2.3 acres of Tribal Trust land within Section 26; and WHEREAS, said Project Report was transmitted to the City for review and comment under the terms of the Agreement, including an Administrative Analysis completed on February 5, 2014, and a Conformity Report reviewed on March 5, 2014; and WHEREAS, on March 5, 2014, the City Council conducted a public meeting at which meeting the Council considered the matter, including the Tribe's Project Report, a draft Conformity Report and related exhibits; and Resolution No. 23515 Page 2 WHEREAS, the City Council has concluded that the proposed 18 @ Twin Palms project generally conforms to the standards of the R-2 Zone, and associated provisions of the Palm Springs Zoning Ordinance, including Planned Development District as an option to modify development standards, such that it is "not deemed significant under the terms of the Agreement and such that the certain procedures may be waived under Section 7 of the Agreement." THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. The Conformity Report (dated March 5, 2014), including the suggested conditions contained in Exhibit "A" attached and made a part thereto, is hereby approved and staff is directed to transmit said Report to the Tribe. SECTION 2. The following requirements of the Agreement for Tribal / City Land Use Coordination on Certain Parcels are hereby waived for the project, Case 5.1323: • Portion of Section 2. "...at least ninety (90) days prior to Tribal approval of the project..." • Portion of Section 5. Joint Meeting. "...Within thirty (30) days (of the City Council's adoption of the Conformity Report), the Tribal Council and City Council shall schedule a Joint Meeting to discuss the Conformity Report and whether any measures should be taken to make the project more conforming with the rules, regulations, and ordinances of both the City and Tribe." ADOPTED THIS 5T" DAY OF MARCH, 2014. DAVID H. READY ANAGER ATTEST: MES THOMPSON, CITY CLERK Resolution No. 23515 Page 3 CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF PALM SPRINGS ) I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that Resolution No. 23515 is a full, true and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Springs on the 5th day of March, 2014, by the following vote: AYES: Councilmember Lewin, Councilmember Mills, Mayor Pro Tern Hutcheson, and Mayor Pougnet. NOES: Councilmember Foat. ABSENT: None. ABSTAIN: None. MES THOMPSON' CITY CLERK City of Palm Springs, Californiz /j -r JZot`t� Resolution No. 23515 Page 4 EXHIBIT A Case No. 5.1323 Misc. (Conformity Report) 18 @ Twin Palms Southwest Corner of South Camino Real and Twin Palms March 5, 2014 RECOMMENDED CONDITIONS OF APPROVAL The recommended conditions below are provided by the Planning Director, Building Official, Fire Chief and City Engineer or their designee, depending on which department recommended the condition. PLANNING DEPARTMENT PLN 1. Outdoor Lighting Conformance. It is recommended that an exterior lighting plan, including a photometric site plan showing the project's conformance with Section 93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning ordinance, be submitted for approval by the Department of Planning Services or Tribal Planning Department 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. It is recommended that the project conform to the City's Water Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs Municipal Code and all other water efficient landscape ordinances, including the State of California's Water Efficient Landscape Ordinance. It is recommended that landscape plans be approved by the Riverside County Agricultural Commissioner's Office. PLN 3. 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. Resolution No. 23515 Page 5 PLN 4. 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). PLN 5. Impact Fees. The developer shall pay to the City or designated entity (e.g. Palm Springs Unified School District) all related impact fees, including, but not limited to, sewer and drainage fees, public art fees and regional impact fees (TUMF). PLN 6. The developer shall consider the following improvements: • Increase landscaping/trees. • Guest parking needed at the rate of 1/2 units. Note: driveways do not count. • Add overhangs/sun control for interior units. • Look at staggering of garages along Twin Palms. ENGINEERING & PUBLIC WORKS DEPARTMENT The Engineering Division recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances. Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS ENG 1. It is recommended that a City of Palm Springs Encroachment Permit be issued for construction of any improvements within the public right-of-way. ENG 2. It is recommended that the developer submit street improvement plans prepared by a registered California civil engineer to the City Engineering Division. It is recommended that the plans be approved by the City Engineer prior to issuance of any grading or building permits. Resolution No. 23515 Page 6 ENG 3. It is recommended that the applicant 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. It is recommended that paving of streets in one lift prior to completion of on-site construction not be allowed, unless prior authorization has been obtained from the City Engineer. It is recommended that completion of asphalt concrete paving for streets prior to completion of on-site construction activities, if authorized by the City Engineer, require additional paving requirements prior to acceptance of the street improvements, including, but not limited to: removal and replacement of damaged asphalt concrete pavement, overlay, slurry seal, or other repairs, as required by the City Engineer. ENG 4. It is recommended that when public dedications of easements or rights-of-way over Tribal Allottee land are required, the applicant be responsible for compliance with all Bureau of Indian Affairs (B.I.A.) requirements, including payment of any BIA fees, obtaining appraisals and payment of just compensation to the underlying owner. It is recommended that the applicant be responsible for determining what additional costs or other requirements may be necessary to obtain any required public dedications as identified by the City for this development. It is recommended that required public dedications for easements or rights-of-way are "without limitation as to tenure'; it is recommended that easements granted with a defined term, or made in connection with an underlying Indian Land Lease, not be accepted. ENG 5. It is recommended that upon completion of required improvements by the applicant, and as a condition of acceptance by the City Engineer, that the applicant prepare for the City Engineer's approval of an Affidavit of Completion in accordance with Section 169.16, Title 25, of the Code of Federal Regulations, for any improvements constructed by the applicant for which an easement was dedicated to the City through the Bureau of Indian Affairs. It is recommended that the Affidavit of Completion be provided to and approved by the City Engineer prior to final acceptance of the project, including issuance of a final certificate of occupancy. It is recommended that the applicant be responsible for obtaining the necessary form for the Affidavit of Completion from the Palm Springs Agency of the Bureau of Indian Affairs, and for having it completed as necessary by the applicant's Engineer of Record. ENG 6. The public street improvements outlined in these conditions of approval are recommended to convey to the applicant an accurate scope of required improvements, however, the City Engineer reserves the right to recommend reasonable additional improvements as may be determined in the course of the review and approval of street improvement plans recommended by these conditions. Resolution No. 23515 Page 7 TWIN PALMS DRIVE ENG 7. It is recommended that additional right-of-way be dedicated for a property line - corner cut back at the southwest corner of the intersection of Twin Palm Drive and Camino Real in accordance with City of Palm Springs Standard Drawing No. 105. ENG B. It is recommended that additional right-of-way be dedicated for a property line — corner cut back at the southeast corner of the intersection of Twin Palms Drive and Calle Palo Fierro in accordance with City of Palm Springs Standard Drawing No. 105. ENG 9. It is recommended that existing street improvements be removed as necessary to construct a 6 inch curb and gutter 20 feet south of centerline along the entire frontage, with a 35 feet radius curb return at the southwest corner of the intersection of Twin Palm Drive and Camino Real in accordance with City of Palm Springs Standard Drawing No. 200 and 206. ENG 10. It is recommended that the driveway approaches for Lots 2 through 17, be constructed in accordance with City of Palm Springs Standard Drawing No. 201. ENG 11. It is recommended that a 5 feet wide sidewalk be constructed behind the curb along the Twin Palms Drive frontage in accordance with City of Palm Springs Standard Drawing No. 210. ENG 12. It is recommended that a Type A curb ramp meeting current California State Accessibility standards be constructed at the southeast and southwest corners of the intersections of Twin Palms Drive with Calle Palo Fierro and Camino Real, respectively, in accordance with City of Palm Springs Standard Drawing No. 212. ENG 13. It is recommended that a minimum pavement section of 3 inches asphalt over 6 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to clean sawcut edge of pavement along the entire Twin Palms Drive frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 315. It is recommended that if an alternative pavement section is proposed, that the proposed pavement section be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. ENG 14. It is recommended that all broken or off grade street improvements along the project frontage shall be repaired or replaced. Resolution No. 23515 Page 8 CAMINO REAL ENG 15. It is recommended that an additional 4 feet be dedicated to provide the ultimate half street right-of-way of 44 feet along the entire frontage, together with a property line — corner cut back at the southwest corner of the intersection of Camino Real and Twin Palms Drive, in accordance with City of Palm Springs Standard Drawing No. 105. ENG 16. It is recommended that existing street improvements be removed as necessary to construct a 6 inch curb and gutter 32 feet west of centerline along the entire frontage, with a 35 feet radius curb return at the southwest corner of the intersection of Camino Real and Twin Palms Drive in accordance with City of Palm Springs Standard Drawing No. 200 and 206. ENG 17. It is recommended that the south half of a 6 feet wide cross-gutter and spandrel be constructed at the southwest corner of the intersection of Camino Real and Twin Palms Drive with a flow line parallel with and located 32 feet west of the centerline of Camino Real, to match existing cross gutter located at the northwest corner, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. ENG 18. It is recommended that the driveway approach for Lot 18, be constructed in accordance with City of Palm Springs Standard Drawing No. 201. ENG 19. It is recommended that a 5 feet wide sidewalk be constructed behind the curb along the Camino Real frontage in accordance with City of Palm Springs Standard Drawing No. 210. ENG 20. It is recommended that a minimum pavement section of 3 inches asphalt over 6 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to clean sawcut edge of pavement along the entire Camino Real frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 330. It is recommended that if an alternative pavement section is proposed, that the proposed pavement section be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. ENG 21. It is recommended that all broken or off grade street improvements along the project frontage shall be repaired or replaced. ENG 22. It is recommended that the concrete box is identified and the condition of the box is addressed. Resolution No. 23515 Page 9 CALLE PALO FIERRO ENG 23. It is recommended that a full half street right-of-way of 30 feet be dedicated along the entire frontage, together with a property line — corner cut back at the northwest corner of the subject property in accordance with City of Palm Springs Standard Drawing No. 105. ENG 24. It is recommended that existing street improvements be removed as necessary to construct a 6 inch curb and gutter 20 feet east of centerline at the intersection with Twin Palms Drive, tapered to match existing face of curb located at the southwest corner of the site; it is recommended that a 25 feet radius curb return be constructed at the southeast corner of the intersection of Calle Palo Fierro and Twin Palms Drive in accordance with City of Palm Springs Standard Drawing No. 200 and 206. ENG 25. It is recommended that the south half of a 6 feet wide cross-gutter and spandrel be constructed at the southeast corner of the intersection of Calle Palo Fierro and Twin Palms Drive with a flow line parallel with and located 20 feet east of the centerline of Calle Palo Fierro, to match existing cross gutter located at the northeast corner, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. ENG 26. It is recommended that the driveway approach for Lot 1, be constructed in accordance with City of Palm Springs Standard Drawing No. 201. ENG 27. It is recommended that a 5 feet wide sidewalk be constructed behind the curb along the Calle Palo Fierro frontage in accordance with City of Palm Springs Standard Drawing No. 210. ENG 28. It is recommended that a minimum pavement section of 3 inches asphalt over 6 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to clean sawcut edge of pavement along the entire Calle Palo Fierro frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 315. It is recommended that if an alternative pavement section is proposed, that the proposed pavement section be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. ENG 29. It is recommended that all broken or off grade street improvements along the project frontage shall be repaired or replaced. SANITARY SEWER ENG 30. It is recommended that all sanitary facilities be connected to the public sewer system, and that new laterals not be connected at manholes. Resolution No. 23515 Page 10 GRADING ENG 31. It is recommended that a Precise Grading Plan prepared by a California registered Civil engineer be submitted to the Agua Caliente Band of Cahuilla Indians (ACBCI) Engineering Division for review and approval. It is recommended that the Precise Grading Plan be approved by the ACBCI prior to issuance of grading permit. ENG 32. It is recommended that prior to issuance of grading permit, the applicant shall pay the Tribal Habitat Conservation Plan (THCP) fee to the Agua Caliente Band of Cahuilla Indians in accordance with the THCP. ENG 33. It is recommended that drainage swales be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the public streets, roadways, or gutters. ENG 34. It is recommended that a Notice of Intent (NOI) to comply with the California General Construction Stormwater Permit (Water Quality Order 2009-0009-DWQ as modified September 2, 2009) be required for the proposed development via the California Regional Water Quality Control Board online SMARTS system. It is recommended that a copy of the executed letter issuing a Waste Discharge Identification (WDID) number be provided to the Agua Caliente Band of Cahuilla Indians prior to issuance of a grading or building permit. ENG 35. It is recommended that this project be required to prepare and implement a stormwater pollution prevention plan (SWPPP). As of September 4, 2012, it is recommended that all SWPPPs include a post-construction management plan (including Best Management Practices) in accordance with the current Construction General Permit. Where applicable, it is recommended that the approved final project-speck Water Quality Management Plan be incorporated by reference or attached to the SWPPP as the Post-Construction Management Plan. It is recommended that a copy of the up-to-date SWPPP be kept at the project site and be available for review upon request. ENG 36. It is recommended that a Geotechnical/Soils Report prepared by a California registered Geotechnical Engineer be required for and incorporated as an integral part of the grading plan for the proposed development. It is recommended that a copy of the Geotechnical/Soils Report be submitted to the Agua Caliente Band of Cahuilla Indians with the first submittal of a grading plan. ENG 37. It is recommended that the applicant provide all necessary geotechnical/soils inspections and testing in accordance with the Geotechnical/Soils Report prepared for the project. It is recommended that all backfill, compaction, and other earthwork shown on the approved grading plan be certified by a California registered geotechnical or civil engineer, certifying that all grading was performed Resolution No. 23515 Page 11 in accordance with the Geotechnical/Soils Report prepared for the project. It is recommended that no certificate of occupancy be issued until the required certification is provided to the Agua Caliente Band of Cahuilla Indians. ENG 38. It is recommended that the applicant provide pad elevation certifications for all building pads in conformance with the approved grading plan, to the Agua Caliente Band of Cahuilla Indians prior to construction of any building foundation. ENG 39. In the event that the export of soil is required from the proposed development during grading, it is recommended that the applicant obtain clearance from the Department of Food and Agriculture for export of native soil 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) in cooperation with the Riverside County Agricultural Commissioner and the California Department of Food and Agriculture Red Imported Fire Ant Project. The California Department of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208). ENG 40. It is recommended that a mylar copy of the approved Grading Plan be provided to the City Engineering Division for the City's information, use, and files. WATER QUALITY MANAGEMENT PLAN ENG 41. It is recommended that this project 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 is recommended that it 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. It is recommended that such measures be designed and installed on- site; and provisions for perpetual maintenance of the measures be provided, including provisions in Covenants, Conditions, and Restrictions (CC&Rs) for the development. ENG 42. It is recommended that a Final Project-Specific Water Quality Management Plan (WQMP) be submitted to and approved by the Agua Caliente Band of Cahuilla Indians prior to issuance of a grading or building permit. It is recommended that the WQMP address the implementation of operational Best Management Practices (BMP's) necessary to accommodate nuisance water and storm water runoff from the site. It is recommended that the direct release of nuisance water Resolution No. 23515 Page 12 to the adjacent property or public streets be prohibited and that construction of operational BMP's be incorporated into the Precise Grading Plan. ENG 43. It is recommended that prior to issuance of any grading or building permits, the property owner 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 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. It is recommended that alternative instruments be approved by the Agua Caliente Band of Cahuilla Indians prior to the issuance of any grading or building permits. ENG 44. It is recommended that prior to issuance of certificate of occupancy or final tribal approvals, the applicant shall: (a) demonstrate that all structural BMP's have been constructed and installed in conformance with approved plans and specifications; (b) demonstrate that applicant is prepared to implement all non-structural BMP's included in the approved Final Project-Specific WQMP, conditions of approval, or grading/building permit conditions; and (c) demonstrate that an adequate number of copies of the approved Final Project-Specific WQMP are available for the future owners (where applicable). DRAINAGE ENG 45. It is recommended that all stormwater runoff passing through the site shall be accepted and conveyed across the property in a manner acceptable to the Agua Caliente Band of Cahuilla Indians (ACBCI). It is recommended for all stormwater runoff falling on the site, on-site retention or other facilities approved by the ACBCI be required to contain the increased stormwater runoff generated by the development of the property. It is recommended that a hydrology study be provided to determine the volume of increased stormwater runoff due to development of the site, and to determine required stormwater runoff mitigation measures for the proposed development. It is recommended that final retention basin sizing and other stormwater runoff mitigation measures be determined upon review and approval of the hydrology study by the ACBCI and may require redesign or changes to site configuration or layout consistent with the findings of the hydrology study. It is recommended that on-site open space, in conjunction Resolution No. 23515 Page 13 with dry wells and other subsurface solutions be considered as alternatives to using landscaped parkways for on-site retention. ENG 46. It is recommended that storm drainage improvements and retention improvements be privately maintained with provisions included in Covenants, Conditions, and Restrictions (CC&Rs) for the maintenance of the storm drainage improvements and retention improvements. ENG 47. This property is located within a special flood hazard area (SFHA), and is subject to the provisions of the Federal Emergency Management Agency (FEMA), and applicable state laws and regulations. Specifically, this property is located within a designated SFHA identified by Zone AO (depth = 1) as shown on the current Federal Insurance Rate Map (FIRM) for the City of Palm Springs, California, Riverside County, Community Panel Number 06065C1566G, dated August 30, 2008. It is recommended that the applicant comply with all applicable local, state and federal laws and regulations associated with development occurring within a SFHA. ENG 48. It is recommended that the applicant provide the City Building Department with the elevation of the lowest floor (including basement) and that the elevation certification be done, on a form acceptable to FEMA, by a registered professional civil engineer or surveyor. ENG 49. In accordance with Chapter 8.68.140(A)5 and Chapter 8.68.140(D)2(b) of the Palm Springs Municipal Code and 44 CFR 60.3(d)(4), it is recommended that the applicant submit an application to the Federal Emergency Management Agency (FEMA) for FEMA's issuance of a Conditional Letter of Map Revision (CLOMR). It is recommended that a complete application for the CLOMR, including all appropriate technical studies and hydraulic analyses, and payment of required FEMA application fees, be submitted and approved by FEMA, prior to approval of a grading plan and issuance of grading permit. It is recommended that final Agua Caliente Band of Cahuilla Indian approvals associated with this project, including approval of a Grading Plan for any portion of this property, or approval of a final map, not be given by the ACBCI, until approval of the applicant's CLOMR application to FEMA is provided to the ACBCI by evidence of a CLOMR issued by FEMA. ENG 50. It is recommended that within six months of information becoming available or project completion, whichever comes first, the applicant be required to submit an application to the Federal Emergency Management Agency (FEMA) for FEMA's issuance of a Letter of Map Revision Based On Fill (LOMR-F) in accordance with Chapter 8.68.140(A)5 and Chapter 8.68.140(D)2(b) of the Palm Springs Municipal Code and 44 CFR 60.3(d)(4). It is recommended that a complete application for the LOMR, including all appropriate technical studies and hydraulic analyses, record drawings ("as-builts"), topographic surveying, and payment of required FEMA application fees, be submitted and approved by Resolution No. 23515 Page 14 FEMA, prior to issuance of a building permit. It is recommended that a building permit for construction of any building on this property currently located within a special flood hazard area not be issued until the Agua Caliente Band of Cahuilla Indians receives final approval of the applicant's LOMR application to FEMA by evidence of a LOMR issued by FEMA. GENERAL ENG 51. It is recommended that any utility trenches or other excavations within existing asphalt concrete pavement of off-site streets required by the proposed development be backfilled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. It is recommended that the applicant 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, if recommended by the City Engineer. It is recommended that the pavement condition of the existing off- site streets be returned to a condition equal to or better than existed prior to construction of the proposed development. ENG 52. It is recommended that all proposed utility lines be installed underground. ENG 53. In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal Code, all existing and proposed electrical lines of thirty-five thousand volts or less and overhead service drop conductors, and all gas, telephone, television cable service, and similar service wires or lines, which are on-site, abutting, and/or transecting, shall be installed underground unless specific restrictions are shown in General Orders 95 and 128 of the California Public Utilities Commission, and service requirements published by the utilities. It is recommended that the existing overhead utilities along Calle Palo Fierro be installed underground. It is recommended that a detailed plan approved by the owners of the affected utilities depicting all above ground facilities in the area of the project to be undergrounded, be submitted to the Engineering Division prior to issuance of a building permit (IF applicable). It is recommended that undergrounding of existing overhead utility lines be completed prior to issuance of a certificate of occupancy. ENG 54. It is recommended that all existingutilities be shown on the Precise Grading Plan 9 required for the project and that the existing and proposed service laterals be shown from the main line to the property line. Resolution No. 23515 Page 15 ENG 55. It is recommended that 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. It is recommended that any variation of the type and format of the digital data to be submitted to the City be authorized by prior approval by the City Engineer. ENG 56. It is recommended that the original improvement plans prepared for the proposed development and approved by the City Engineer be documented with record drawing "as-built" information and returned to the City Engineering Division prior to issuance of a certificate of occupancy. It is recommended that any modifications or changes to approved improvement plans be submitted to the City Engineer for approval prior to construction. ENG 57. It is recommended that nothing be constructed or planted in the corner cut-off area of any intersection or driveway which does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Code Section 93.02.00, D. ENG 58. It is recommended that all proposed trees within the public right-of-way and within 10 feet of the public sidewalk and/or curb have City approved deep root barriers installed in accordance with City of Palm Springs Standard Drawing No. 904. MAP ENG 59. It is recommended that a Final Map be prepared and recorded with the Riverside County Recorder for the subject development, and a mylar copy provided to the City Engineering Division for the City's information, use, and files. ENG 60. It is recommended that a copy of draft Covenants, Conditions and Restrictions (CC&Rs) be submitted to the City Attorney for review and approval for any restrictions related to the City Engineering Division's recommendations prior to approval of the Final Map. TRAFFIC ENG 61. It is recommended that a minimum of 48 inches of clearance be provided on public sidewalks for accessibility. The City recommends that minimum clearance on public sidewalks 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 Twin Palm Drive, Camino Real, and Calle Palo Fierro frontages of the subject property. ENG 62. It is recommended that all damaged, destroyed, or modified pavement legends, traffic control devices, signing, and striping associated with the proposed Resolution No. 23515 Page 16 development be replaced as required by the City Engineer prior to issuance of a Certificate of Occupancy. ENG 63. It is recommended that a 30 inch stop sign, stop bar, and "STOP" legend be installed for traffic at the southwest corner of Twin Palms Drive and Camino Real in accordance with City of Palm Springs Standard Drawing Nos. 620-625 and the California Manual on Uniform Traffic Control Devices for Streets and Highways, dated January 13, 2012, or subsequent editions in force at the time of construction, as required by the City Engineer. ENG 64. It is recommended that any existing street signage be relocated as necessary after the proposed curb and gutter and sidewalks are constructed on Twin Palms Drive, Camino Real, and Calle Palo Fierro. ENG 65. It is recommended that all required traffic striping and signage improvements be completed in conjunction with required street improvements, to the satisfaction of the City Engineer, and prior to issuance of a certificate of occupancy. ENG 66. It is recommended that construction signing, lighting and barricading 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 is recommended to be in accordance with Part 6 "Temporary Traffic Control" of the California Manual on Uniform Traffic Control Devices for Streets and Highways, dated January 13, 2012, or subsequent editions in force at the time of construction. ENG 67. It is recommended that the Transportation Uniform Mitigation Fee be paid prior to issuance of building permit in accordance with the Coachella Valley Association of Governments fee structure for single family residences. FIRE DEPARTMENT FID 1 These conditions are subject to final plan check and review. Initial fire department conditions have been determined on the site plan dated November 14, 2013 . Additional requirements may be required at that time based on revisions to site plans. FID 2 Fire Department Conditions were based on the 2013 California Fire Code. Four 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 4 Public Safety 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 Resolution No. 23515 Page 17 determine to form a Community Services District under the authority of Government Code Section 53311 et seq, or other appropriate statutory or municipal authority. Developer agrees to support the formation of such assessment district and shall waive any right to protest, provided that the amount of such assessment shall be established through appropriate study and shall not exceed $500 annually with a consumer price index 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. FID 5 Access During Construction (CFC 503): Access for firefighting equipment shall be provided to the immediate job site at the start of construction and maintained until all construction is complete. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13'6". Fire Department access roads shall have an all weather driving surface and support a minimum weight of 73,000 lbs. FID 6 Portable Fire Extinguishers During Construction (CFC 3315.1): Structures under construction shall be provided with not less than one approved portable fire extinguisher (2A-1013C minimum rating) in addition of one fire extinguisher in each storage/construction shed and construction office. FID 7 Premises Identification (CFC 505.1): New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches high for SFR occupancies and 6" - 12" for all other occupancies depending on distance from street with a minimum stroke width of 0.5 inch. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. FID 8 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. The contractor should submit fire sprinkler plans as soon as possible. No portion of the fire sprinkler system may be installed prior to plan approval. FID 9 Residential Smoke and Carbon Monoxide Alarms Installation with Fire Sprinklers (CFC 907.2.10.1.2, 907.2.10.2 & 907.2.10.3; CRC R315): Provide and install Residential Smoke and Carbon Monoxide Alarms (Kidde SM120X Relay / Power Supply Module connected to multi-station Kidde smoke and carbon monoxide alarms or equal system and fire sprinkler flow switch). Alarms shall receive their primary power from the building wiring, and shall be Resolution No. 23515 Page 18 equipped with a battery backup. In new construction, alarms shall be interconnected so that operation of any smoke alarm, carbon monoxide alarm or fire sprinkler flow switch causes all smoke and carbon monoxide alarms within the dwelling to sound and activate the exterior horn/strobe. The wiring of this system shall be in accordance with Kidde SM120X Relay / Power Supply Module manual and Figure 2 (see attached). The 120 volt device wired to turn on when alarm sounds is the exterior horn / strobe. The pull for fire device is the fire sprinkler flow switch. FID 10 Additional Residential Smoke Alarm Requirements (NFPA 72: 29.5.1.3): Where the interior floor area for a given level of a dwelling unit, excluding garage areas, is greater than 1,000 Sq. Ft., the additional requirements are that all points on the ceiling shall have: a. A smoke alarm within a distance of 30 ft travel distance or b. An equivalent of one smoke alarm per 500 Sq. Ft. of floor area. One smoke alarm per 500 Sq. Ft. is evaluated by dividing the total interior square footage of floor area per level by 500 Sq. Ft. FID 11 Carbon Monoxide Alarm or Detector Locations (NFPA 720: 9.4.1.1 & 9.4.1.2; CRC R315.3): Carbon monoxide alarms or detectors shall be installed as follows: (1) Outside of each separate dwelling unit sleeping area in the immediate vicinity of the bedrooms (2) On every occupiable level of a dwelling unit, including basements, excluding attics and crawl spaces (3) Other locations where required by applicable laws, codes, or standards Each alarm or detector shall be located on the wall, ceiling, or other location as specified in the manufacturer's published instructions that accompany the unit. FID 12 Audible Residential Water Flow Alarms (CFC 903.4.2): An approved audible sprinkler flow alarm (Wheelock horn/strobe # MT4-115-WH-VFR with WBB back box or equal) shall be provided on the exterior of the building in an approved location. The horn/strobe shall be outdoor rated. END OF RECOMMENDED CONDTIONS OF APROVAL