HomeMy WebLinkAbout5/21/2008 - STAFF REPORTS - 1.A. �QpLMSp4
ry
ti c
4 N
k
e
CITY COUNCIL STAFF REPORT
DATE: May 21, 2008 PUBLIC HEARING
SUBJECT: REQUEST BY D.W. JOHNSTON TO AMEND THE FINAL CONDITIONS
OF APPROVAL RELATING TO STREET IMPROVEMENTS OF A
PREVIOUSLY APPROVED FIVE-LOT TENTATIVE TRACT MAP 31422-A
LOCATED AT 2630 ANZA TRAIL
FROM: David H. Ready, City Manager
BY: Department of Planning Services
SUMMARY
The City Council will consider a request to amend the final conditions of approval
relating to street improvements for Tentative Tract Map 31422; a previously approved
subdivision of approximately 2.5-acre site with five single-family residential lots, ranging
between 16,600 and 17,405 square feet in size.
RECOMMENDATION-
1. Open the public hearing and receive public testimony.
2. Adopt Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF PALM SPRINGS, CALIFORNIA, AMENDING THE FINAL
CONDITIONS OF APPROVAL FOR THE PREVIOUSLY APPROVED
TENTATIVE TRACT MAP 31422-A, LOCATED AT 2630 ANZA TRAIL, ZONE R-
1-B, SECTION 25."
PRIOR ACTIONS:
On April, 2008, the project was reviewed for the second time by the Planning
Commission. A recommendation of approval was made by the Commission with the
following amended condition of approval:
• A gate shall be allowed between Lots 2 and 3; there shall be no gates at the
entrance to the development.
Item No. • •
City Council Staff Report
May 21,2008—Page 2
TTM 31422-A
BACKGROUND:
Tentative Tract Map 31422 is a previously approved five-lot subdivision with final
conditions of approval requiring certain street improvements to Anza Trail. Specifically,
Conditions of Approval Nos. 25 through 28 listed below, required the installation of
curbs, gutters and sidewalks to the project. The applicant's request is in part a response
to the suggestions of members of the neighborhood who would prefer to maintain the
rural character of the neighborhood. Staff site visits confirm the nature of this roadway,
there are no existing curbs, gutters, sidewalks, or standard driveway approaches on
Anza Trail.
Conditions of Approval 25 through 28 state as follows:
25. Construct a wedge curb 18 feet north of centerline along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 200.
26. Construct a 24 feet wide driveway approach in accordance with City of Palm
Springs Standard Drawing No. 201,
27. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No, 210.
28. Remove and replace existing pavement with a minimum pavement section of
2-112 inch asphalt concrete pavement over 4 inch aggregate base with a
minimum subgrade of 24 inches at 95% relative compaction, or equal, from
edge of proposed gutter to centerline of pavement along the entire Anza Trail
frontage in accordance with City of Palm Springs Standard Drawing No. 110
and 300. If an alternative pavement section is proposed, the proposed
pavement section shall be designed by a California registered Geotechnical
Engineer using "R" values from the project site and submitted to the City
Engineer for approval.
By deferring these improvements, the rural character of the area will be maintained by
allowing Anza Trail to remain without curb, gutter or sidewalks. The request is
consistent with General Plan Policy CR1.8 that states:
"Allow local and collector streets that are not designed with full public
improvements and are located within older, built-out neighborhoods to remain
unimproved if it is determined that no significant impacts to the health, safety,
and welfare would occur to the residents of Palm Springs".
Public Works Department has determined that no safety or infrastructure issues are
raised by the request. Also, Planning Department has concluded that the amendment
will help to maintain the rural character of the neighborhood.
000002
City Council Staff Report
May 21,2008--Page 3
TTM 31422-A
Findings in support of approving the proposed subdivision are included in the attached
draft resolution of approval. Conditions of approval for the map have been amended to
reflect the deferral of the street improvements, including added conditions 22a, 26a and
28a.
ENVIRONMENTAL ASSESMENT:
This project is categorically exempt from the provisions of the California Environmental
Quality Act (CEQA) per Section 15332 (Minor Alterations in Land Use Limitations), the
proposed amendment to the Tentative Tract Map meets the conditions outlined for
minor alterations in land use limitations.
FISCAL IMPACT:
No fiscal impact.
ACE ing, AICP Thomas Wilso/Assistant City Manager
Dire of Planninge ices
David H. Ready, City M
Attachments:
1. Vicinity Map
2. Draft Resolution and Conditions of Approval
3. Planning Commission Minutes dated April 9, 2008
4. Planning Commission Staff report dated April 9, 2008 (without exhibits)
5. Reduced Copy of TTM 31422-A
6. Photographs of Anza Trail
000023
N
Department of Planning Services W+E
c Vicinity Map S
P
4[�raPN,
LJ�
a
Legend
�,: ` Project Site
-MORONG0 TR -A[7F N-GO-T y G
��:✓s�%.tip v'.!, U �� \/
-------------
cc
'�''i!�°�`r'•.�.n: ice—� �� '
� F�`k jTlrx:KY i n
n u K r .:..-4N-Z-A—T-R-
z
Q
co
0QO0u4
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, AMENDING THE FINAL
CONDITIONS OF APPROVAL FOR THE PREVIOUSLY
APPROVED TENTATIVE TRACT MAP 31422-A, LOCATED
AT 2630 ANZA TRAIL, ZONE R-1-13, SECTION 25.
WHEREAS, D.W. Johnston (the "Applicant") has filed an application with the City to
amend the final Conditions of Approval for Case TTM 31422A, a Tentative Tract Map;
and
WHEREAS, the City Council approved Tentative Tract Map 31422A on March 21, 2007,
subject to Conditions of Approval; and
WHEREAS, on April 9, 2008, a public hearing on the application for Case TTM 31422A
AMND was held by the Planning Commission in accordance with applicable law; and
WHEREAS, notice of the public hearing of the City Council of the City of Palm Springs
to consider the amendment to the Final Conditions of Tentative Tract Map 31422-A was
given in accordance with applicable law; and
WHEREAS, on May 21, 2008, a public hearing on the application for the project was
held by the City Council in accordance with applicable law; and
WHEREAS, the proposed amendment is considered a "project" pursuant to the terms of
the California Environmental Quality Act ("CEQA"), and is Categorically Exempt from
the provisions of CEQA per Section 15305 as a Class 5 Minor Alteration in Land Use
Limitations; and
WHEREAS, the City Council has carefully reviewed and considered all of the evidence
presented in connection with the meeting on the Project, including but not limited to the
staff report and all written and oral testimony presented.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE
AS FOLLOWS,-
Section 1: Pursuant to CEQA, the City Council finds that the amendment to the final
Conditions of Approval for Case TTM 31422A is Categorically Exempt
from environmental assessment per Section 16305 (Class 5 Minor
Alterations in Land Use Limitations) of the California Environmental
Quality Act (CEQA).
Section 2: The City Council finds that the requested amendments to the final
Conditions of Approval for Case TTM 31422A is consistent with the intent
OOOQ�u5
City Council Resolution May 21.2008
Case TTM 31422A AMND Page 2 of 2
of the approval of Case TTM 31422A and is consistent with the General
Plan.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City
Council hereby approves the amendment to the final conditions of approval for Case
TTM 31422A AMND, subject to those conditions set forth in the attached Exhibit A,
which is attached hereto and made a part of this resolution.
ADOPTED this 215t day of April, 2008.
David H. Ready, City Manager
ATTEST:
James Thompson, City Clerk
060096
EXHIBIT A
Tentative Tract Map 31422-A
CONDITIONS OF APPROVAL
2630 Anza Trail
May 21, 2008
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the Chief of Police,
the Fire Chief or their designee, depending on which department recommended the
condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
PROJECT SPECIFIC CONDITIONS
1. The applicant shall submit an application for an Administrative Minor
Modification requesting relief in the required lot width dimension for Lot 1 and
Lot 5 of TTM 31422-A prior to Final Map approval.
2. A gate shall be allowed between Lots 2 and 3; there shall be no gates at the
entrance to the development. (Added by PC on 4.9.08)
ADMINISTRATIVE:
3. 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.
4. 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 31422-A. 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
000097
Conditions of Approval May 21, 2008
TTM 31422-A Page 2 of 10
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 judgement or failure to appeal, shall not cause a waiver of the
indemnification rights herein.
5. 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.
6. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal
Code regarding public art. The project shall either provide public art or
payment of an in lieu Fee. In the case of the in-lieu fee, the fee shall be
based upon the total building permit valuation as calculated pursuant to the
valuation table in the Uniform Building Code, the fee being 112% 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.
7. Pursuant to Park Fee Ordinance No. 1632 and in accordance with
Government Code Section 66477 (Quimby Act), all residential development
shall be required to contribute to mitigate park and recreation impacts such
that, prior to issuance of residential building permits, a parkland fee or
dedication shall be made. Accordingly, all residential development shall be
subject to parkland dedication requirements and/or park improvement fees.
The parkland mitigation amount shall be based upon the cost to acquire
and fully improve parkland.
8. The Project will bring additional residents to the community that will
contribute to the cumulative impact on the City's existing public safety and
Conditions of Approval May 21, 2008
TTM 31422-A Page 3 of 10
recreation services, including police protection, criminal justice, fire
protection and suppression, ambulance, paramedic, and other safety
services and recreation, library, cultural services which are near capacity.
Accordingly, the City may determine to form a Community Services District
under the authority of Government C. 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.
POLICE DEPARTMENT:
9. Developer shall comply with Section II of Chapter 8.04 of the Palm
Springs Municipal Code.
FIRE DEPARTMENT:
10. Plot Plan: Prior to completion of the project, a 8.5"x11" plot plan shall be
provided to the fire department. This shall clearly show all access points &
fire hydrants.
11. Fire Department Access: Fire Department Access Roads shall be
provided and maintained in accordance with Sections 901 and 902 CFC.
(902.1 CFC)
MINIMUM ACCESS ROAD DIMENSIONS:
• 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.
12. Access Gates: Fire/Police/Ambulance access gates shall be at least 14' in
width when in the open position and equipped with a Knox (emergency
access) key switch. A Knox key operated switch shall be installed at
every automatic gate. Show location of switch on plan. Show
requirement in plan notes.
13_ Fire Apparatus Access Roads/Driveways: Fire department access
roads/driveways shall be provided so that no portion of the exterior wall of
UO0009
Conditions of Approval May 21, 2008
TTM 31422-A Page 4 of 10
the first floor of any building will be more than 150 feet from such roads.
(902.2.1 CFC)
14. Vertical Fire Apparatus Clearances: Palm Springs fire apparatus require
an unobstructed vertical clearance of not less than 13 feet 6 inches. This
will include clearance from vegetation and trees. (902.2.2.1 CFC)
15. Road Design: Fire apparatus access roads shall be designed and
constructed as all weather capable and able to support a fire truck
weighing 73,000 pounds GVW. (902.2.2.2 CFC) The minimum inside
turning radius is 30 feet, with an outside radius of 45 feet.
16. Operational Fire Hydrant(s): Operational fire hydrant(s) shall be installed
within 250 feet of all combustible construction. No landscape planting,
walls, or fencing is permitted within 3 feet of fire hydrants, except
groundcover plantings. (1001.7,2 CFC)
17. Water Systems and Hydrants: Underground water mains and fire
hydrants shall be installed, completed, tested. Installation, testing, and
inspection will meet the requirements of NFPA 24 1995 edition. Prior to
final approval of the installation, contractor shall submit a completed
Contractor's Material and Test Certificate to the Fire Department. (9-2.1
NFPA 24 1995 edition)
18. Fire hydrant systems: Fallowing Fire Department selection of hydrant
locations, plans and specifications for fire hydrant systems shall be
submitted to the fire department for review and approval prior to
construction. (901.2.2.2 CFC). All fire hydrants shall be installed in
accordance with Desert Water Agency specifications and standards. No
landscape planting, walls, fences, signposts, or aboveground utility
facilities are permitted within 3 feet of fire hydrants, or in line with hose
connections.
ENGINEERING:
19. 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.
20. Before final acceptance of the project, all conditions listed below shall be
completed to the satisfaction of the City Engineer.
0000"Q
Conditions of Approval May 21, 2008
TTM 31422-A Page 5 of 10
STREETS:
21. Any improvements within the public right-of-way require a City of Palm
Springs Encroachment Permit.
22. Submit street improvement plans prepared by a Registered Civil Engineer
to the Engineering Division. The plan(s) shall be approved by the City
Engineer prior to issuance of any grading or building permits.
22a. Engineering Division recommends deferral of off-site improvement items on
Anza Trail at this time due to lack of full improvements in the immediate area.
The owner shall execute a street improvement covenant agreeing to construct
all required street improvements upon the request of the City of Palm Springs
City Engineer at such time as deemed necessary. The covenant shall be
executed prior to approval of the Final Map. A covenant preparation fee in
effect at the time that the covenant is submitted shall be paid by the applicant
prior to prior to approval of the Final Map.'
ANZA TRAIL:
23. Dedicate an additional 10 feet to provide the ultimate half street right-of-
way width of 25 feet along the entire frontage.
24. Dedicate an easement 2 feet wide along the back of the driveway
approach for sidewalk purposes.
25. Construct a wedge curb 18 feet north of centerline along the entire
frontage in accordance with City of Palm Springs Standard Drawing No.
200. Deferred per Conditions 22a.2
26. Construct a 24 feet wide driveway approach in accordance with City of
Palm Springs Standard Drawing No. 201. Deferred per Conditions 22a.3
26a. Construct a 6 inch concrete driveway, unless otherwise approved by the
QjtV Engineer, from the property line to the edge of pavement.4
Added on February 13,2008 per Reso.
2 Modified on February 13,2008 per Reso.
'Modified on February 13,2008 per Reso.
Added on February 13,2003 per Reso.
Conditions of Approval May 21, 2008
TTM 31422-A Page 6 of 10
27. Construct a 5 feet wide sidewalk behind the curb along the entire frontage
in accordance with City of Palm Springs Standard Drawing No. 210,
Deferred per Conditions 22a.5
28. Remove and replace existing pavement with a minimum pavement section
of 2-1/2 inch asphalt concrete pavement over 4 inch aggregate base with
a minimum subgrade of 24 inches at 95% relative compaction, or equal,
from edge of proposed gutter to centerline of pavement along the entire
Anza Trail frontage in accordance with City of Palm Springs Standard
Drawing No. 110 and 300. If an alternative pavement section is proposed,
the proposed pavement section shall be designed by a California
registered Geotechnical Engineer using "R" values from the project site
and submitted to the City Engineer for approval. Deferred per Conditions
22a.6
28a. All broken or off grade street improvements shall be repaired or replaced.'
MORONGO TRAIL:
29. Construct wedge curb 20 feet south of centerline along the entire frontage
in accordance with City of Palm Springs Standard Drawing No. 200.
30. Construct a 24 feet wide driveway approach in accordance with City of
Palm Springs Standard Drawing No. 201.
31, Construct a 5 feet wide sidewalk behind the curb along the entire frontage
in accordance with City of Palm Springs Standard Drawing No. 210,
32. Remove and replace existing pavement with a minimum pavement section
of 3 inch asphalt concrete pavement over 6 inch aggregate base with a
minimum subgrade of 24 inches at 95% relative compaction, or equal,
from edge of proposed gutter to centerline of pavement along the entire
Morongo Trail frontage in accordance with City of Palm Springs Standard
Drawing No. 110 and 315. 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.
s Modified on February 13,2008 per Reso.
G Modified on February 13,2008 per Reso.
Added on February 13,2008 per Reso.
000012
Conditions of Approval May 21, 2008
TTM 31422-A Page 7 of 10
ON-SITE PRIVATE STREET:
33. Dedicate an easement 24 feet wide extending from back of curb to back of
curb to the City of Palm Springs for ingress and egress of service and
emergency vehicles and personnel, over the private street.
34. Construct a 6 inch curb and gutter, or wedge curb meeting City Engineer
approval, 12 feet on both sides of centerline along the entire frontage,
unless otherwise approved by the City Engineer. Provisions for
conveyance of on-site stormwater runoff shall be provided within the on-
site private street.
35. The minimum pavement section for all on-site pavement shall be 2-1/2
inch asphalt concrete pavement over 4-inch aggregate 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.
36. Parking shall be restricted along the on-site private street, as necessary to
maintain a 24 feet wide clear travel way. Regulatory Type R26 "No
Parking" signs or red curb shall be installed along the entire frontage. A
Home Owners Association shall be responsible for regulating and
maintaining required no parking restrictions, which shall be included in
Codes, Covenants and Restrictions required for the development.
37. The on-site private street shall not be gated at Morongo Trail or Anza
Trail. A specific provision shall be included in the Codes, Covenants and
Restrictions (CC&R's) for the Homeowners Association prohibiting the
future installation of entry gates into this development.
SANITARY SEWER:
38. Connect all future sanitary facilities to the City sewer system. Laterals
shall not be connected at sewer manholes.
39. Construct an 8 inch sewer main within the on-site private street as
necessary to provide sewer service to Lots 2, 3 and 4, and connect to the
public sewer main in Morongo Trail in accordance with City of Palm
Springs Standard Drawing No. 405. Sewer service t0 Lots 1 and 5 may
be provided by using the existing sewer lateral connection to the existing
0000,113
Conditions or Approval May 21, 2008
TTM 31422-A Page 8 of 10
sewer main within Morongo Trail and Anza Trail. If existing sewer laterals
can not be used, the existing laterals shall be removed.
40. All on-site sewer systems shall be privately maintained by a Homeowners
Association. Provisions for maintenance of the on-site sewer system shall
be included in Codes, Covenants and Restrictions (CC&R's) for this
project, and shall be provided to the City Engineer for review and approval
prior to approval of the final map.
GRADING:
41. Submit a Grading Plan prepared by a California registered Civil Engineer
to the Engineering Division for review and approval. The Precise Grading
Plan shall be approved by the City Engineer prior to issuance of a grading
permit.
A Fugitive Dust Control Plan shall be prepared by the applicant and/or its
grading contractor and submitted to the Building Department 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 Building Department 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 Elio
Torrealba at AQMD at (909) 396-3752, or at etorrealba@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 Building Department prior to approval of the Grading plan.
The first submittal of the Grading Plan shall include the following
information: Copy of signed Conditions of Approval stamped by the
Planning Department; Copy of Site Plan stamped approved and signed by
the Planning Department; Copy of current Title Report; Copy of Soils
Report; and a copy of the associated Hydrology Study/Report.
00001�4
Conditions of Approval May 21, 2008
TTM 31422-A Page 9 of 10
42, Drainage swales shall be provided adjacent to all curbs and sidewalks to
keep nuisance water from entering the public streets, roadways, or
gutters.
43. 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
approval of the Grading Plan.
44. In accordance with City of Palm Springs Municipal Code, Section 8.50.025
(c), a cash bond equal to two thousand dollars ($2,000.00) per acre shall
be posted with the City of Palm Springs for mitigation measures of
erosionlblowsand that may occur during grading and development of the
property.
45. 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. The demolition of the existing
structures and foundation shall be discussed in the soils 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.
46. In cooperation with the Riverside County Agricultural Commissioner and
the California Department of Food and Agriculture Red Imported Fire Ant
Project, applicants for grading permits involving a grading plan and
involving the export of soil will be required to present a clearance
document from a Department of Food and Agriculture representative in
the form of an approved "Notification of Intent To Move Soil From or
Within Quarantined Areas of Orange, Riverside, and Los Angeles
Counties" (RIFA Form CA-1) prior to approval of the Grading Plan, The
California Department of Food and Agriculture office is located at 73-710
Fred Waring Drive, Palm Desert (Phone: 760-776-8208).
DRAINAGE:
47. All stormwater runoff passing through and falling onto the site shall be
accepted and conveyed to an approved drainage system (if available).
On-site retention/detention or other facilities approved by the City
Engineer shall be required if an off-site drainage system is unavailable or
cannot contain the increased stormwater runoff generated by the
development of the site. Provide a hydrology study to determine if the
600015
Conditions of Approval May 21, 2008
TTM 31422-A Page 10 of 10
increased stormwater runoff due to development of the site exceeds the
capacity of offsite drainage system (if any exists), and to determine
required stormwater runoff mitigation measures for this project. Final
detention/retention basin sizing and other stormwater runoff mitigation
measures shall be determined upon review and approval of the hydrology
study by the City Engineer and may require redesign or changes to site
configurations consistent with the findings of the final hydrology study.
48. Provisions for the interception of nuisance water from entering Anza Trail
or Morongo Trail from the project site shall be provided through the use of
a minor storm drain system that collects and conveys nuisance water to
landscape or parkway areas, and in only a stormwater runoff condition,
pass runoff directly to the streets through parkway or under sidewalk
drains.
49. The project is subject to flood control and drainage implementation fees.
The acreage drainage fee at the present time is $7,271 per acre per
Resolution No. 15189. Fees shall be paid prior to issuance of a building
permit.
GENERAL:
50. 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.
51. All proposed utility lines shall be installed underground.
52. All existing utilities shall be shown on the grading/street plans. The
existing and proposed service laterals shall be shown from the main line to
the property line.
53. 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 grading plan shall be submitted to the City Engineer
for approval prior to construction.
54. 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,
Conditions of Approval May 21, 2008
TTM 31422-A Page 11 of 10
television cable service, and similar service wires or lines, which are on-
site, abutting, and/or transecting, shall be installed underground unless
specific restrictions are shown in General Orders 95 and 128 of the
California Public Utilities Commission, and service requirements published
by the utilities. A detailed plan approved by the owner(s) of the affected
utilities depicting all above ground facilities in the area of the project to be
undergrounded shall be submitted to the Engineering Division prior to
approval of any grading plan.
The existing overhead utilities across portions of the east and west
property lines, as well as the overhead utilities running east-west across
the center of Lot 3 meet the requirement to be installed underground. The
developer is advised to investigate the nature of these utilities, the
availability of undergrounding these utilities with respect to adjacent and
off-site properties, and to present its case for a waiver of the Municipal
Code requirement, if appropriate, to the Planning Commission and/or City
Council as part of its review and approval of this project.
If utility undergrounding is deferred in accordance with specific direction by
the Planning Commission and/or City Council, the record property owner
shall enter into a covenant agreeing to underground all of the existing
overhead utilities required by the Municipal Code in the future upon
request of the City of Palm Springs City Engineer at such time as deemed
necessary. The covenant shall be executed and notarized by the property
owner and submitted to the City Engineer prior to issuance of a grading
permit. A current title report; or a copy of a current tax bill and a copy of a
vesting grant deed shall be provided to verify current property ownership.
A covenant preparation fee of $135 shall be paid by the developer prior to
issuance of any grading or building permits.
55. Nothing shall be constructed or planted in the public right-of-way 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.
56. 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:
57. 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
00001?
Conditions of Approval May 21, 2008
TTM 31422-A Page 12 of 10
the subject property, the traverse closures for the existing parcels 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.
58, Abandonment of record easements across the property shall be
performed in conjunction with or prior to approval of a final map. The
various record easements shall be extinguished, quit-claimed, relocated or
abandoned to facilitate development of the subject property. Without
evidence of the abandonment of these easements, Lot 3 encumbered by
these 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, and a copy of the recorded document removing the
encumbrance is provided to the City Engineer.
TRAFFIC:
59. Minimum of 48 inches of sidewalk clearance shall be provided around all
above-ground facilities for handicap accessibility. The developer shall
provide same through dedication of easement and/or widening of the
sidewalk or shall be responsible for the relocation of all existing
impediments located on the Anza Trail and Morongo Trail frontages of the
subject property.
60, 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 1996, or subsequent additions in force at the time of
construction.
61. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
END OF CONDITIONS
City of Palm Springs
Planning Commission Minutes
of April 9,2008
mitiatflo y s Homeless
and Economically Disadvantaged Blue Ribbon Iee. Staff noted that this
subcommittee joined CVAG's Homeless orce as a part of the city's
representation for a regional valley-wi
Mr. Scott requested th er (in the staff report) from the Baristo Neighborhood
Organization be f ed to the Police Department to addres^concerns.
M/S/ nrad/Cohen 5-0
n.
4. Case TTM 31422A AMND - A request . W. Johnston t end the final
conditions of approval for Tentativ ct M 31422A rel o street
improvements located at 2630 Ariz on -1-B, Sectio 5, APN's:
510-130-008 and 025. (Project Planne ar Roberts n, Principal
Planner)
Mr. Ewing provided background infor outlined in ff report dated April 9,
200&
Chair Hochanadel open Public Hea
-David Johnston, cant, re sted clarify tion on condition #2 and #37 pertaining
to deletion of th was der the im ion the gate had been previously
approved.
There b ' no pe es, the Public Hearing was closed.
Mr. suggested t clusi a pedestrian gate.
Chair Hoch el stated t he is in favor of a gate to deter vehicles from using this
street as a sh t.
Commissioner Con anfied that this is not a gated-community; it is merely a gate to
prevent a thoroughf
M/S/C (Scott/Cohen, 5-0, 2 absent/Chair Marantz and Ringlein) To recommend
approval to the City Council, as amended:
-Condition#2: No gates shall be constructed at the entrance to the proposed access
road-
-A pedestrian gate to be provided.
3 OflOOa�
f 9ALM S..
iZ
41
U .n
"CEO ` P"
44
1F°""� Planninq Commission Staff Re ort
Date: April 9, 2008
Application I.D.: Case TTM 31422A AMND
Application Type: Tentative Tract Map Amendment
Location: 2630 Anza Trail
Applicant: D.W. Johnston
APN: 510-130-008 & -025
Zoning: R-1-13 (Single Family Residential)
General Plan Designation: Very Low Density Residential
From: Edward O. Robertson, Principal Planner
DESCRIPTION
The applicant is requesting an amendment to the final Conditions of Approval for Tentative
Tract Map (TTM) 31422A requiring certain street improvements to Anza Trail. The
applicant requests that curb, gutter and sidewalk not be required to be installed in order to
maintain the rural character of the neighborhood. Currently, there are no existing curbs,
gutters, sidewalks, or standard driveway approaches on Anza Trail.
RECOMMENDATION
That the Planning Commission recommend approval of the amendment to the final
Conditions of Approval for Case TTM 31422A to the City Council.
PRIOR ACTIONS
TTM 31422 was approved by the City Council on August 11, 2004. Subsequently, TTM
31422 expired and the City Council approved TTM 31422A on March 21, 2007.
000020
Planning Commission Staff Report April 9,2008
Case TTM 31422A AMND Page 2 of 3
ANALYSIS
The applicant is requesting that Conditions of Approval 25 through 28 be deferred to
covenant, that state as follows:
• Condition 25: Construct a wedge curb 18 feet north of centerline along the entire
frontage in accordance with City of Palm Springs Standard Drawing No. 200.
• Condition 26: Construct a 24 feet wide driveway approach in accordance with City
of Palm Springs Standard Drawing No. 201.
• Condition 27: Construct a 5 feet wide sidewalk behind the curb along the entire
frontage in accordance with City of Palm Springs Standard Drawing No. 210.
• Condition 28: Remove and replace existing pavement with a minimum pavement
section of 2-112 inch asphalt concrete pavement over 4 inch aggregate base with a
minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of
proposed gutter to centerline of pavement along the entire Anza Trail frontage in
accordance with City of Palm Springs Standard Drawing No. 110 and 300. If an
alternative pavement section is proposed, the proposed pavement section shall be
designed by a California registered Geotechnical Engineer using "R" values from
the project site and submitted to the City Engineer for approval.
By deferring these improvements, the rural character of the area will be maintained by
allowing Anza Trail to remain without curb, gutter or sidewalks. The applicant's request is
in response to suggestions by area residents. Staff site visits confirm the nature of this
roadway, as depicted in the attached photos.
The request is consistent with General Plan Policy CR1.8 that states "Allow local and
collector streets that are not designed with full public improvements and are located within
older, built-out neighborhoods to remain unimproved if it is determined that no significant
impacts to the health, safety, and welfare would occur to the residents of Palm Springs".
The request is consistent with the intent of the approval of TTM 31422A, which is to
subdivide 2.5 acres into 5 lots consistent with the neighborhood development pattern.
Public Works has determined that no safety or infrastructure issues are raised by the
request. Planning has concluded that the amendment will help to maintain the rural
character of the neighborhood.
Staff has determined that this request will not affect the map design, and since staff is
recommending approval of the proposed amendment, applicable conditions of approval
have been modified to reflect the deferral of off-site improvement on Anza Trail.
Specifically, conditions Nos. 23, 25, 26, 26a, 28, and 28a have been revised in anticipation
of the changes to the conditions requiring street improvements on Anza Trail.
60002i
Planning Commission Staff Report April 9,2008
Case TTM 31422A AMND Page 3 of 3
ENVIRONMENTAL. ASSESSMENT
Pursuant to Section 15305 of the California Environmental Act (CEQA), the project is
Categorically Exempt from CEQA as a Class 5 Minor Alteration in Land Use Limitations.
NOTIFICATION
Review of minor changes to a Tentative Tract Map does not require public notice per
Section 9.63.050 of the Palm Springs Municipal Code.
ward v. vbertson t vv ig, AICP
Principal Planner Dir r of Plannin ervices
ATTACHMENTS
1. Vicinity Map
2. Draft Resolution &Amended Conditions of Approval
3. Approved Tentative Tract Map 31422
4. Photographs of Anza Trail
000022
U
v�
IN IrE 64T OF PALM SPRINGS, r LJFORNN
TENTATIVE TRACT MAP NO. 31422 -A
e P0%m -1 r MPxul,rt L0,}y, {[ Yw h: rv+.'l E
& ut✓T"MN xuL
yry1 L01
pia Imn.ftyw.5 r1 �,?�. .rwr., r
LOT
51
PPP.ppn i05 r-ry..a, . 'ww
w
WT
Ug
g ' LOT
!-R
Lot 5
�� — �` G➢'v IP'Fr'uv rcc.�a�
vrN SR5nr \ -I
III 1:.u.iiJr.+r ^- I � Atl:�OLSI P lYlArtu M^—Cu1
�.�u • �� '� ,man u...r •,.._.Tnmw
TENTATIVE TRACT FAAP N0. 31 d22-A
,asR,4nx �._ �sEcn ix o_e oxIYEY'eidPlmdGtl �� u
�_+ '`�'!"�.;: 3n• al"".z'4y;i �"�:r.y'i+TWA`' ,' ! f ,1:,. n',.,
,'j�<�.„j.'{�, �ry�- �].r(. ��'r�1�� .r-.t M..,M'„i }.'":f'F' Ir. ;/{j•�!� � :
' %P �I1."%r�•'�;il�o; -':ir,: rv." 'g; �):•I! j'���I��:i',:� ,, •;i�� �I� .1.'!'
c.
hn l
ra ' , :..ham';."'irl �nn'i„�a,•_i;,f'�' �1'�'�;,;:. _ _���1
m.
'AgIe. .•�Nll,n� :�
'
'` rl'i•; - pit �':
u 'I I i'
r
1F••"
_ l _
, rv•�ji-,IC-�,•.
-1
"!'�. �'Ott '•�'�`'��,�..��jn1��.'��� ��•��_
iq
44,
fl ��,5.. r� '�'o�'�,a, �•9. �'�', �� �!'•��'1;„',��' may'
TL
t^I'rkIT
IL
�-Ali\r^i,�l�m. ` ';.: .=�,��".•,,
jr
Ile
1 °
•"l.i lip nIT7 ,
Coco
�j
�lLm'vY e( Coco 24
r
n�S� ' IJb, 11 X7 ,
r
"4. v
Mlbr ,.
yp a � 1'lr'.- ayUr�"fi �'.ln I':1: ,•'I '_1�
A 1'
N ' � _ :M+'i1 - bid r � � �"}::',•"�',
i:�oL,y ,9'Iri Y .Fy S�.,�n,ar. -� r .. .r..,x p•. 1,'� ,`! .
r��'r 1/%ql '1/. .gn•`i��. �,i•r ':''S��r1i°.�;;� ... � l,,r�i' �-
, ". " 'Vi,i,-l1d � �F Nf r;l�i,"y-'.q�i _ V -'f��i�'•'� ' _ ,•,r`J�,�"M'�.
Pl ,mil'.',{'� r�^YTya -• r..Nil'.. .. , r r
:'1) 7 p, 41
`�
Fra'17.:iY
' •I.,' �s.�.�, way:,,ht
",.s • ,1r rr, ,. :
OF PALM Sp
G) City of Palm Springs
Office of[he Cizy Clerk
° °R'oanrco ` 3200 C T1I1CILn. CMY011 Wdy ° R11M Springs, CgUIN11in 9?M2
Cq(IF0P, Tel (760) 323-820-i • Fix: (760) i22_5.3.i'_ • We6: www.pal nnprmgy-C.i.gnv
NOTICE OF CONTINUANCE
NOTICE IS HEREBY GIVEN that the regular meeting of April 2, 2008, Public Hearing
Item No. 1.E.
REQUEST BY D. W. JOHNSTON TO AMEND THE FINAL
CONDITIONS OF APPROVAL RELATING TO STREET
IMPROVEMENTS OF A PREVIOUSLY APPROVED FIVE-
LOT TENTATIVE TRACT MAP 31422-A, LOCATED AT
2630 ANZA TRAIL
By a majority vote (4-0-1, Councilmember Mills absent) the Public Hearing was
continued to Wednesday, May 21, 2008, Council Chamber, 3200 E. Tahquitz Canyon
Way, at 6:00 p.m., or as soon thereafter as possible.
AFFIDAVIT OF POSTING
State of California )
County of Riverside ) ss.
City of Palm Springs )
I, James Thompson, City Clerk of the City of Palm Springs, California, certify this Notice of
Continuance was posted at or before 5:30 p.m., April 3, 2008, as required by established
policies and procedures.
J
J mes Thompson
ity Clerk
NOTICE OF CONT- Johnston 04-02-08 doc
Posr Office Box 2743 4 Palm Springs, California 92263-2743
. oaao2s