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CITY COUNCIL STAFF REPORT
DATE: January 21, 2009 CONSENT AGENDA
SUBJECT: CASE TTM 28308 —AN APPLICATION BY SOUTHWEST REAL ESTATE
HOLDINGS, LLC, FOR TENTATIVE TRACT MAP 28308 TO SUBDIVIDE
A PORTION OF A 3.2 ACRE PARCEL FRONTING SUNNY DUNES
ROAD INTO SEVEN RESIDENTIAL LOTS, SECTION 23, TOWNSHIP 4,
RANGE 4.
FROM: David H. Ready, City Manager
BY: Craig A. Ewing, AICP, Director of Planning
SUMMARY
At the regularly scheduled City Council meeting of December 17, 2008, at the public
hearing on the subject case, the City Council voted to deny the application. At the
meeting of January 7, 2009, in review of the final draft resolution, the Council acted to
separate the TTM application from the denial of the GPA and CZ and agreed to approve
the TTM request. Attached is the draft resolution reflecting the Council's action
approvin the TTM application.
rai wing, D for of Planning
Attachment:
Draft Resolution to Approve TTM 28308
ITEM N0. , l
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING TENTATIVE
TRACT MAP 28308, SECTION 23, TOWNSHIP 4, RANGE
4.
WHEREAS, Southwest Real Estate Holdings, LLC. (the "Applicant") has filed a request
for a Tentative Tract Map 28308 to create seven single family residential lots on a
portion of a parcel fronting Sunny Dunes Road; and
WHEREAS, notice of public hearing of the Planning Commission of the City of Palm
Springs to consider Case 5.1175 GPA CZ TTM 28308, was given in accordance with
applicable law; and
WHEREAS, on October 22, 2008, a public hearing on the application for Case 5.1175
GPA CZ TTM 28308 was held by the Planning Commission in accordance with
applicable law; and
WHEREAS, said public hearing was continued to a date certain of November 12, 2008
at which time the Planning Commission considered all oral and written testimony
presented and voted unanimously to recommend certification of the environmental
Negative Declaration, and to recommend approval by the City Council of Case 5.1175
GPA, CZ, TTM 28308, subject to conditions of approval, and
WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to
consider Case 5.1175 GPA CZ TTM 28308 was given in accordance with applicable
law; and
WHEREAS, on December 17, 2008, a public hearing on the application was held by the
City Council in accordance with applicable law; and
WHEREAS at said meeting the City Council voted 5-0-0 to deny the GPA and CZ; and
WHEREAS, at said meeting the City Council voted 5-0-0 to approve Tentative Tract
Map application 28308, subject to the attached conditions of approval, and
WHEREAS, on January 21, 2009, the City Council considered Tentative Tract Map
28308 and associated conditions of approval for a 7-lot residential subdivision of a
portion of a lot at Sunny Dunes Road and Sunrise Way, and
WHEREAS, pursuant to Government Code Section 66412.3, the City Council has
considered the effect of the proposed Subdivision, Tentative Tract Map 28308, on the
housing needs of the region in which Palm Springs is situated and has balanced these
needs against the public service needs of its residents and available fiscal and
environmental resources; and
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Resolution No January 21, 2009
Page 2
WHEREAS, the approval of the proposed Subdivision represents the balance of these
respective needs in a manner which is most consistent with the City's obligation
pursuant to its police powers to protect the public health, safety, and welfare; and
WHEREAS, pursuant to Section 15332 of the California Environmental Quality Act
("CEQX) guidelines, the action is considered a Project and an initial study was
conducted. A Notice of Intent to adopt a Negative Declaration was prepared and
circulated for public review and comment for a period of 20 days from September 10,
2008 until September 30, 2008; and
WHEREAS, the City Council has carefully reviewed and considered all of the evidence
presented in connection with the meetings on the project, including but not limited to the
staff report, and all written and oral testimony presented.
WHEREAS, the findings for approving a Tentative Tract Map are found within Section
66426 et seq of the State of California Subdivision Map Act and are as follows;
1. The proposed Tentative Map is consistent with applicable general
and specific plans.
The General Plan designation for the portion of the site where the seven residential lots
are proposed is VLDR which allows 2.1 to 4.0 du/acre. The proposed parcels would
conform to that density because they are all less than one quarter acre lots.
2. The design of improvement of the proposed subdivision is
consistent with the General Plan and any applicable Specific Plan.
Pursuant to Government Code Section 66473.5, staff believes that the proposed
subdivision and the provisions for its design and improvement are compatible with the
objectives, polices, and general land uses provided in the City's General Plan because
the seven proposed lots along Sunny Dunes Way reflect the Very Low Density
designation of the General Plan. All street and other improvements are subject to the
Conditions of Approval associated with TTM 28308.
3. The site is physically suitable for the type and density of
development contemplated by the proposed subdivision.
The proposed development has all the necessary street frontages, lot depths and
dimensions required by the zones proposed or existing therein. The density as noted
above is consistent with the General Plan. The site is physically suitable for the
creation of lots that conform to the minimum size and dimensions required for the
zone(s).
4. The design of the proposed subdivision or the proposed
improvements is not likely to cause substantial environmental
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Resolution No. January 21, 2009
Page 3
damage or substantially and unavoidably injure fish or wildlife or
their habitat.
The project site is surrounded by urban development on all four sides. The site has not
been previously identified as a habitat area. The design of the proposed subdivision or
the proposed improvements will not cause environmental damage or injure fish or
wildlife or their habitat because it is an infill lot that is not within any recognized habitat
or conservation area.
5. The design of the subdivision or type of improvements is not likely
to cause serious public health problems.
The proposed subdivision is designed to meet or exceed City Standards. The proposed
residential lots meet or exceed City Development Codes. Therefore, the project will not
cause public health problems-
6 The design of the subdivision or the type of improvements will not
conflict with easements, acquired by the public at large, for access
through or use of, property within the proposed subdivision.
There are no known public easements or existing access across the property, therefore
the design of the subdivision will not conflict with easements for access through or use
of the subject property. There would be direct access to all lots proposed from a public
street.
THE CITY COUNCIL. OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE
AS FOLLOWS,
Section 1: The project has been reviewed under the provisions of the California
Environmental Quality Act (CEQA), and a determination has been made
that the project impacts would be less than significant and therefore the
City Council adopts the Negative Declaration for TTM 28308,
Section 2: The request for Tentative Tract Map 28308 to subdivide a portion of the
3.7 acre parcel fronting Sunny Dunes Road into 7 residential lots is hereby
approved, subject to attached conditions of approval.
ADOPTED, this 21st day of January, 2009.
David H. Ready, City Manager
ATTEST:
James Thompson, City Clerk
Resolution No January 21, 2009
Page 4
CERTIFICATION:
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS )
I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that
Resolution No. 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 December 17, 2008, by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
James Thompson, City Clerk
City of Palm Springs, California
RESOLUTION NO. 7181
EXHIBIT A
CASE TTM 28308
NORTHWEST CORNER SUNNY DUNES ROAD AND SOUTH SUNRISE WAY
APN# 508-231-005 and 508-240-010
ZONE R-1-C/RMHP, SECTION 23,
January 21, 2009
Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Engineer, the Director of Planning, the Chief of Police, the Fire
Chief or their designee, depending on which department recommended the condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
PROJECT SPECIFIC CONDITIONS
Administrative
ADM 1. The proposed development of the premises shall conform to all applicable
regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any
other City Codes, ordinances and resolutions which supplement the zoning
district regulations.
ADM 2. The owner shall defend, indemnify, and hold harmless the City of Palm
Springs, its agents, officers, and employees from any claim, action, or
proceeding against the City of Palm Springs or its agents, officers or
employees to attach, set aside, void or annul, an approval of the City of
Palm Springs, its legislative body, advisory agencies, or administrative
officers concerning Case TTM 28308, 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
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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 3. That the property owner(s) and successors and assignees in interest shall
maintain and repair the improvements including and without limitation
sidewalks, bikeways, parking areas, landscape, irrigation, lighting, signs,
walls, and fences between the curb and property line, including sidewalk or
bikeway easement areas that extend onto private property, in a first class
condition, free from waste and debris, and in accordance with all applicable
law, rules, ordinances and regulations of all federal, state, and local bodies
and agencies having jurisdiction at the property owner's sole expense. This
condition shall be included in the recorded covenant agreement for the
property if required by the City.
ADM 4. This project shall be subject to Chapters 224 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 Y2% 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 5. Pursuant to Park Fee Ordinance No. 1632 and in accordance with
Government Code Section 66477 (Quimby Act), all residential development
shall be required to contribute to mitigate park and recreation impacts such
that, prior to issuance of residential building permits, a parkland fee or
dedication shall be made. Accordingly, all residential development shall be
subject to parkland dedication requirements and/or park improvement fees.
The parkland mitigation amount shall be based upon the cost to acquire
and fully improve parkland.
ADM 6. The final development plans shall show seven (7) residential lots and one
remainder lot.
ADM 7. Perimeter walls shall be designed, installed and maintained in accordance
with the corner cutback requirements as required in Section 93.92.00D. At
the time of development of structures on the individual lots, a six foot
decorative block wall shall be required to separate the individual
residential lots, commercial lot and the mobile home park, and between
the commercial lot and the residential lots.
ADM 8. This project is subject to the Coachella Valley Multiple Species Habitat
Conservation Plan Local Development Mitigation fee (CVMSHCP-LDMF).
The LDMF shall be paid at or before Certificate of Occupancy or Final
Inspection,
CC&R's
ADM 9. 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 and Zoning for approval in a form to be approved by
the City Attorney, to be recorded prior to approval of a final map. The
CC&R's shall be enforceable by the City, shall not be amended without
City approval, shall require maintenance of all property in a good condition
and in accordance with all ordinances.
ADM 10. At the time of filing of the CC&R's, the applicant shall submit to the City of
Palm Springs, a deposit in the amount of $3500, for the review of the
CC&R's by the City Attorney. An additional filing fee shall also be paid to
the City Planning Department for administrative review purposes.
Cultural Resources
ADM 11. 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.
ADM 12. Given that portions of the project area are within an alluvial formation, the
possibility of buried resources is increased. A Native -American Monitor
shall be present during all ground-disturbing activities.
a. Experience has shown that there is always a possibility of buried cultural
resources in a project area. Given that, a Native American Monitor(s)
shall be present during all ground disturbing activities including clearing
and grubbing, excavation, burial of utilities, planting of rooted plants, etc.
Contact the 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 and Zoning and after the
consultation the Director shall have the authority to halt destructive
construction and shall notify a Qualified Archaeologist to investigate and,
if necessary, the Qualified Archaeologist shall prepare a treatment plan for
submission to the State Historic Preservation Officer and Agua Caliente
Cultural Resource Coordinator for approval.
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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 and Zoning Department prior to final inspection.
PLANNING CONDITIONS
Final Design - Commercial (remainder) Lot
PLN 1. Final landscaping, irrigation, exterior lighting, and fencing plans shall be
submitted for approval by the Department of Planning and Zoning prior to
issuance of a building permit. Landscape plans shall be approved by the
Riverside County Agricultural Commissioner's Office prior to submittal.
PLN 2. An exterior lighting plan in accordance with Zoning Ordinance Section
93.21.00, Outdoor Lighting Standards, shall be submitted for review and
approval by the Director of Planning & Zoning prior to the issuance of building
permits. Manufacturer's cut sheets of all exterior lighting on the building and
in the landscaping shall be submitted for approval prior to issuance of a
building permit. If lights are proposed to be mounted on buildings, down-lights
shall be utilized.
Final Design - Residential Lots
PLN 3. Architectural approval is not required for the single family lots.
PLN 4. Construction of any residential unit shall meet minimum soundproofing
requirements prescribed pursuant to Section 1092 and related sections of
Title 25 of the California Administrative Code. Compliance shall be
demonstrated to the satisfaction of the Director of Building and Safety.
PLN 5. The design, height and texture and color of the buildings, fences and walls
shall be submitted for review and approval prior to issuance of building
permits. A six foot decorative block wall shall be constructed along the
property line with the mobile home park and between the residential units.
Walls separating the project site from the mobile home park along the entire
north property line shall be constructed at the time of the construction of the
subdivision improvements. Individual side property line walls may be
constructed with individual buildings.
PLN 6. The street address numbering/lettering shall not exceed eight inches in
height-
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GENERAL CONDITIONS/CODE REQUIREMENTS
PLN 7. Tentative Tract Maps shall be valid for a period of two (2) years. Extensions
of time may be granted by the Planning Commission upon demonstration of
good cause.
PLN 8. The project is subject to the City of Palm Springs Water Efficient Landscape
Ordinance. The applicant shall submit an application for Final Landscape
Document Package to the Director of Planning for review and approval prior
to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal
Code for specific requirements.
PLN 9. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control
Plan shall be submitted and approved by the Building Official. Refer to
Chapter 8.50 of the Municipal Code for specific requirements.
PLN 10. The grading plan shall show the disposition of all cut and fill materials. Limits
of site disturbance shall be shown and all disturbed areas shall be fully
restored or landscaped.
PLN 11. Separate architectural approval and permits shall be required for all signs. A
detailed sign program shall be submitted for review and approval by the
Planning Commission prior to issuance of building permits.
PLN 12. Prior to the issuance of building permits, locations of all telephone and
electrical boxes must be indicated on the building plans and must be
completely screened and located in the interior of the building. Electrical
transformers must be located toward the interior of the project maintaining a
sufficient distance from the frontage(s) of the project. Said transformer(s)
must be adequately and decoratively screened.
ENGINEERING
The Engineering Division recommends that if this application is approved, such
approval is subject to the following conditions being completed in compliance with City
standards and ordinances.
Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Engineer.
STREETS
ENG 1. Any improvements within the public right-of-way require a City of Palm
Springs Encroachment Permit.
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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.
SUNNY DUNES ROAD
ENG 3. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210.
ENG 4. All broken or off grade street improvements shall be repaired or replaced to
the satisfaction of the City Engineer.
CALLE AMIGOS
ENG 5. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210.
ENG 6. All broken or off grade street improvements shall be repaired or replaced to
the satisfaction of the City Engineer.
SANITARY SEWER
ENG 7. All sanitary facilities shall be connected to the public sewer system. New
laterals shall not be connected at manholes
GRADING
ENG 8. Submit a Grading Plan prepared by a California registered civil engineer to
the Engineering Division for review and approval. A Fugitive Dust Control
Plan shall be prepared by the applicant and/or its grading contractor and
submitted to the Engineering Division for review and approval. The applicant
and/or its grading contractor shall be required to comply with Chapter 8.50 of
the City of Palm Springs Municipal Code, and shall be required to utilize one
or more "Coachella Valley Best Available Control Measures" as identified in
the Coachella Valley Fugitive Dust Control Handbook for each fugitive dust
source such that the applicable performance standards are met. The
applicant's or its contractor's Fugitive Dust Control Plan shall be prepared by
staff that has completed the South Coast Air Quality Management District
(AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or
its grading contractor shall provide the Engineering Division with current and
valid Certificate(s) of Completion from AQMD for staff that has completed the
required training. For information on attending a Fugitive Dust Control Class
and information on the Coachella Valley Fugitive Dust Control Handbook and
related "PM10" Dust Control issues, please contact AQMD at (909) 396-3752,
or at http://www.AQMD.gov_. A Fugitive Dust Control Plan, in conformance
with the Coachella Valley Fugitive Dust Control Handbook, shall be submitted
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to and approved by the Engineering Division prior to approval of the Grading
plan. The Grading Plan shall be approved by the City Engineer prior to
issuance of grading permit.
a. The first submittal of the Grading Plan shall include the following
information: a copy of final approved conformed copy of Conditions of
Approval; a copy of a final approved conformed copy of the Tentative
Tract Map or site plan, a copy of current Title Report; and a copy of Soils
Report.
ENG 9. Prior to approval of a Grading Plan, the applicant shall obtain written approval
to proceed with construction from the Agua Caliente Band of Cahuilla
Indians, Tribal Historic Preservation Officer or Tribal Archaeologist. The
applicant shall contact the Tribal Historic Preservation Officer or the Tribal
Archaeologist at (760) 699-6800, to determine their requirements, if any,
associated with grading or other construction. The applicant is advised to
contact the Tribal Historic Preservation Officer or Tribal Archaeologist as
early as possible. If required, it is the responsibility of the applicant to
coordinate scheduling of Tribal monitors during grading or other construction,
and to arrange payment of any required fees associated with Tribal
monitoring.
ENG 10. In accordance with an approved PM-10 Dust Control Plan, perimeter fencing
shall be installed. Fencing shall have screening that is tan in color; green
screening will not be allowed. Perimeter fencing shall be installed after
issuance of Grading Permit, and immediately prior to commencement of
grading operations.
ENG 11. Perimeter fence screening shall be appropriately maintained, as required by
the City Engineer. Cuts (vents) made into the perimeter fence screening
shall not be allowed. Perimeter fencing shall be adequately anchored into the
ground to resist wind loading.
ENG 12. Within 10 days of ceasing all construction activity and when construction
activities are not scheduled to occur for at least 30 days, the disturbed areas
on-site shall be permanently stabilized, in accordance with Palm Springs
Municipal Code Section 8.50.022. Following stabilization of all disturbed
areas, perimeter fencing shall be removed, as required by the City Engineer.
ENG 13. Drainage swales shall be provided adjacent to all curbs and sidewalks to
keep nuisance water from entering the public streets, roadways, or gutters.
ENG 14. A Notice of Intent to Comply with Statewide General Construction Stormwater
Permit (Water Quality Order 99-08-DWQ as modified December 2, 2002) is
required for the proposed development via the California Regional Water
Quality Control Board (Phone No. 760-346-7491). A copy of the executed
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letter issuing a Waste Discharge Identification number shall be provided to
the City Engineer prior to issuance of a grading permit.
ENG 15. 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 16. A Geotechnical/Soils Report prepared by a California registered Geotechnical
Engineer shall be required for and incorporated as an integral part of the
grading plan for the proposed development. A copy of the Geotechnical/Soils
Report shall be submitted to the Engineering Division with the first submittal
of a grading plan.
ENG 17. The applicant shall provide all necessary geotechnical/soils inspections and
testing in accordance with the Geotechnical/Soils Report prepared for the
project. All backfill, compaction, and other earthwork shown on the approved
grading plan shall be certified by a California registered geotechnical or civil
engineer, certifying that all grading was performed in accordance with the
Geotechnical/Soils Report prepared for the project. Documentation of all
compaction and other soils testing are to be provided. No certificate of
occupancy will be issued until the required certification is provided to the City
Engineer,
ENG 18. In cooperation with the Riverside County Agricultural Commissioner and the
California Department of Food and Agriculture Red Imported Fire Ant Project,
applicants for grading permits involving a grading plan and involving the
export of soil will be required to present a clearance document from a
Department of Food and Agriculture representative in the form of an
approved "Notification of Intent To Move Soil From or Within Quarantined
Areas of Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1)
prior to approval of the Grading Plan (if required). The California Department
of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm
Desert (Phone, 760-776-8208),
DRAINAGE
ENG 19. This project will be required to install measures in accordance with applicable
National Pollution Discharge Elimination System (NPDES) Best Management
Practices (BMP's) included as part of the NPDES Permit issued for the
Whitewater River Region from the Colorado River Basin Regional Water
Quality Control Board(RWQCB). The applicant is advised that installation of
BMP's, including mechanical or other means for pre-treating stormwater
runoff, will be required by regulations imposed by the RWQCB. It shall be the
applicant's responsibility to design and install appropriate BMP's, in
accordance with the NPDES Permit, that effectively intercept and pre-treat
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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 20. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee at the present time is $9,212.00 per acre per
Resolution No. 15189. Fees shall be paid prior to issuance of a building
permit.
GENERAL
ENG 21, Any utility trenches or other excavations within existing asphalt concrete
pavement of off-site streets required by the proposed development shall be
backfilled and repaired in accordance with City of Palm Springs Standard
Drawing No. 115. The developer shall be responsible for removing, grinding,
paving and/or overlaying existing asphalt concrete pavement of off-site
streets as required by and at the discretion of the City Engineer, including
additional pavement repairs to pavement repairs made by utility companies
for utilities installed for the benefit of the proposed development (i.e. Desert
Water Agency, Southern California Edison, Southern California Gas
Company, Time Warner, Verizon, etc.). Multiple excavations, trenches, and
other street cuts within existing asphalt concrete pavement of off-site streets
required by the proposed development may require complete grinding and
asphalt concrete overlay of the affected off-site streets, at the discretion of
the City Engineer. The pavement 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 22, On phases or elements of construction following initial site grading (e.g.,
sewer, storm drain, or other utility work requiring trenching) associated with
this project, the applicant shall be responsible for coordinating the scheduled
construction with the Agua Caliente Band of Cahuilla Indians, Tribal Historic
Preservation Officer or Tribal Archaeologist. Unless the project site has
previously been waived from any requirements for Tribal monitoring, it is the
applicant's responsibility to notify the Tribal Historic Preservation Officer or
the Tribal Archaeologist at (760) 699-6800, for any subsequent phases or
elements of construction that might require Tribal monitoring. If required, it is
the responsibility of the applicant to coordinate scheduling of Tribal monitors
during construction, and to arrange payment of any required fees associated
with Tribal monitoring. Tribal monitoring requirements may extend to off-site
construction performed by utility companies on behalf of the applicant (e g.
utility line extensions in off-site streets), which shall be the responsibility of
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the applicant to coordinate and arrange payment of any required fees for the
utility companies.
ENG 23. All proposed utility lines shall be installed underground.
ENG 24, In accordance with Chapter 8.04,401 of the City of Palm Springs Municipal
Code, all existing and proposed electrical lines of thirty-five thousand volts or
less and overhead service drop conductors, and all gas, telephone, television
cable service, and similar service wires or lines, which are on-site, abutting,
and/or transecting, shall be installed underground unless specific restrictions
are shown in General Orders 95 and 128 of the California Public Utilities
Commission, and service requirements published by the utilities. The existing
overhead utilities across the property meet the requirement to be installed
underground. Utility undergrounding shall extend to the nearest off-site power
pole; no new power poles shall be installed unless otherwise approved by the
City Engineer. A letter from the owners of the affected utilities shall be
submitted to the Engineering Division prior to approval of a grading plan,
informing the City that they have been notified of the City's utility
undergrounding requirement and their intent to commence design of utility
undergrounding plans. When available, the utility undergrounding plan shall
be submitted to the Engineering Division identifying all above ground facilities
in the area of the project to be undergrounded. Undergrounding of existing
overhead utility lines shall be completed prior to issuance of a certificate of
occupancy.
ENG 25. 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 26. Upon approval of any improvement plan by the City Engineer, the
improvement plan shall be provided to the City in digital format, consisting of
a DWG (AutoCAD 2004 drawing file), DXF (AutoCAD ASCII drawing
exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats. Variation of
the type and format of the digital data to be submitted to the City may be
authorized, upon prior approval of the City Engineer,
ENG 27. The original improvement plans prepared for the proposed development and
approved by the City Engineer shall be documented with record drawing "as-
built" information and returned to the Engineering Division prior to issuance of
a final certificate of occupancy. Any modifications or changes to approved
improvement plans shall be submitted to the City Engineer for approval prior
to construction.
ENG 28. Nothing shall be constructed or planted in the corner cut-off area of any
intersection or driveway which does or will exceed the height required to
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maintain an appropriate sight distance per City of Palm Springs Zoning Code
Section 93.02.00, D.
ENG 29. All proposed trees within the public right-of-way and within 10 feet of the
public sidewalk and/or curb shall have City approved deep root barriers
installed in accordance with City of Palm Springs Standard Drawing No. 904.
MAP
ENG 30. A Final Map shall be prepared by a California registered Land Surveyor or
qualified Civil Engineer and submitted to the Engineering Division for review
and approval. A Title Report prepared for subdivision guarantee for the
subject property, the traverse closures for the existing parcel and all lots
created therefrom, and copies of record documents shall be submitted with
the Final Map to the Engineering Division as part of the review of the Map.
The Final Map shall be approved by the City Council prior to issuance of
building permits.
ENG 31. Upon approval of a final map, the final map shall be provided to the City in
G.I.S. digital format, consistent with the "Guidelines for G.I.S. Digital
Submission" from the Riverside County Transportation and Land
Management Agency." G.I.S. digital information shall consist of the following
data: California Coordinate System, CCS83 Zone 6 (in U.S. feet),-
monuments (ASCII drawing exchange file), lot lines, rights-of-way, and
centerlines shown as continuous lines, full map annotation consistent with
annotation shown on the map; map number; and map file name. G.I.S. data
format shall be provided on a CDROM/DVD containing the following: ArcGIS
Geodatabase, ArcView Shapefile, Arclnfo Coverage or Exchange file (e00),
DWG (AutoCAD 2004 drawing file), DGN (Microstation drawing file), DXF
(AutoCAD ASCII drawing exchange file) ), and PDF (Adobe Acrobat 6.0 or
greater) formats. Variations of the type and format of G.I.S. digital data to be
submitted to the City may be authorized, upon prior approval of the City
Engineer.
TRAFFIC
ENG 32. A minimum of 48 inches of clearance for handicap accessibility shall be
provided on public sidewalks or pedestrian paths of travel within the
development.
ENG 33. 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.
if
ENG 34. Construction signing, lighting and barricading shall be provided for on all
projects 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 State of California, Department of Transportation, "Manual
of Traffic Controls for Construction and Maintenance Work Zones" dated
2006, or subsequent additions in force at the time of construction.
ENG 35. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
END OF CONDITIONS
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