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HomeMy WebLinkAbout7/21/2004 - STAFF REPORTS (15) DATE: July 21, 2004 TO: City Council FROM: Director of Planning Services CASE NO. 5.0999 PD-296 TTM 31230 - APPLICATION BY DESERT BUILDERS FOR A PLANNED DEVELOPMENT DISTRICT 296 AND TENTATIVE TRACT MAP 31230 TO CONSTRUCT SEVEN (7) CLUSTER RESIDENTIAL UNITS FOR THE PROPERTY LOCATED AT THE NORTHWEST CORNER OF THE INTERSECTION OF ZANJERO AND VIA OLIVERA ROADS, ZONE R-2, SECTION 3. RECOMMENDATION That the City Council approve Planned Development District 296 for the construction of seven (7) cluster residential units and Tentative Tract Map 31230 for the property located at the northwest corner of the intersection of Zanjero and Via Olivera Roads, Zone R-2, Section 3. The applicant is Desert Builders. Ed Torres is the principal for Desert Builders. SUMMARY The Planning Commission met on June 23, 2004 to hear case 5.0999 and TTM 31230, where they voted unanimously to continue the item to it's July 14, 2004, meeting. The public comments were as follows: • Chino Canyon Group representative spoke in favor of the project • Neighboring property to the west had concerns over the height and mass of the 2-story building near his single-story house. The Planning Commission had the following concerns/comments: • Accurate elevations to represent colors and height of 24'. • Provide a cross-section to represent the line-of-sight to the neighboring property. • Go back to DRC for review. The proposed project went to DRC on July 12, 2004 and recommended approval subject to the following: • Lighten the dark colors and darken the light color to create more continuity with the color scheme. • The steel architectural awning feature should be powder coated to reduce fading, but if you are going to paint the steel, then add that responsibility to the FICA. • Wrap the steel awning all the way to provide shade for all of the windows and sliders. • Increase landscape material: use palm trees and create a hedge along west property line to screen the neighbor and break the massing for the neighbor. The Planning Commission met on July 14, 2004 and voted 6-0 (1 absent) to recommend approval to the City Council of PD296 subject to the Conditions Of Approval. The public comments were as follows: • Neighbor to the west still concerned over the height and mass of the 2-story next to his 1- story house. The Planning Commission decided after seeing the cross-section that the neighbor-to-neighbor relationship was compatible. BACKGROUND The proposed project is a Planned Development District to construct a cluster residential development consisting of seven (7) single-family attached residences within two clusters; one of three units and another of four units on approximately 0.79 acres. A Tentative Tract Map is also proposed. The project will include a common pool recreation area with each unit having a private spa. The proposed project site is vacant and is zoned R-2 (Limited multiple-family residential). A total of 12 dwelling units would be allowed under the R-2 zone designation. The applicant's proposal of 7 dwelling units is below maximum allowable density. Bay parking is provided for all units with an additional single car garage space provided per unit. The proposed project consists of seven, two-story, two-bedroom units. The units are grouped in two clusters; one of three units and the other of four units. The four-unit configuration is adjacent to Via Olivera Road and the three-unit configuration is adjacent to Zanjero Road. The flat roofline is multi-tiered with a maximum height of twenty-four feet (24') with chimney heights of twenty-five feet ten inches (25'10"). Each unit includes a two hundred forty (240) square foot single car garage with additional storage space of approximately twenty (20) square feet. Interior dimensions of the units vary between three models. Three units are approximately 1,802 square feet, two units are approximately 1,465 square feet and two units are approximately 1,557 square feet. The architectural style is Contemporary and each units faces towards the interior. Each unit is two bedrooms and has a private courtyard with spa, dining and barbeque areas. This allows for a between the individual unit and common open spaces. All facades are multi-dimensional and rooflines are multi-tiered ranging in height from 23' to 25'10". The west and north sections of the site provide a common space that will include a 2,070 square foot pool, sundeck, turf area and pathways throughout the site. Colored sand washed concrete bay parking is proposed for both residents and guests adjacent to Zanjero and Via Olivera Roads. The project perimeters are walled including pedestrian gates. ANALYSIS The applicant is proposing a Planned Development District with the underlying split zone designations of R-2 and R-3 (Limited multiple-family residential) zoning designation. The Planning Commission analyzed the project in relation to the R-2 zone standards. The project departs from the specific zoning requirements by proposing changes from the R-2 zone's property development standards in height of structures, side yard setbacks, distance between buildings and lot size. R-2 Zone Standards Proposed Parking 1.5 spaces per unit + 2 guest: 7 covered + 7 not covered - 9 total per code; 3 guest (addt'I driveway space for 7 more vehicles Density 12 dwelling units 7 dwelling units Height 24' multi-tiered: 23' - 25' 10" Open Space 50% 55.5 % landscape Lot Size 20,000 sq ft minimum 1,620 - 2,238 sq ft single family lots with common open space Distance between buildings 15' Zero lot line Setbacks Front: 25' Front: 25' Side Front: 20' Side Front: 20' Side abutting any residential Side abutting any residential property: equal distance to property: 25' proposed height - 25' 10" Rear: as above: 25' Side: Rear: as side above - 25' 10" Design Review Committee recommended approval of the proposed project on March 22, 2004 subject to the following: • Balcony railings shall consist of four clear coated anodized aluminum rails. • The reglet shall be 3/4" in width. • Paving material shall be consistent throughout the project site. • The bay parking driveways shall be sand washed concrete with a long single-score design (not on 45 degree angles). • Queen palm species shall be replaced with a combination of Washingtonia filifera and Washingtonia robusta. • The proposed walkway gates shall be modified to match the contemporary styling of the residences. The Planning Commission has reviewed the site plan for compliance with the City's parking standards. The Planning Commission has included conditions of approval to include one (1) van accessible disabled parking space and that all common areas are handicap accessible (Condition of Approval Planning #33). A five-foot (5) wide planter shall be required between the western property line and the driveway parking space and all landscape planters between bay parking drives shall be nine feet (9') in width (Condition of Approval Planning #36). All bay parking is proposed as colored sand washed concrete and be scored with long single scores rather than the 45-degree angle scoring proposed. The relationship of this project to the neighboring community is reflective of the City's current demand for housing. The applicant has indicated that the units will be sold starting at $365,000 to $410,000 each. Another pre-application proposal has come forward on the neighboring site to the north incorporating a project site west of Indian Canyon Drive, south of Racquet Club Drive and east of North Palm Canyon Drive. That potential development contemplates removal of Zanjero Road from the General Plan's circulation element. Since that pre-application proposal is not an officially submitted application, the review of this current project proposal has incorporated street improvements for Zanjero Road and an approved fire truck turn around at the northeast corner of the proposed project site. The following tables illustrate present adjacent zoning and uses: Zone Use North R-2 Vacant Land East R-2 Vacant Land South R-2 Via Olivera/Vacant Land West R-2 Single-family residence Onsite retention is required of this development. A large onsite retention area is proposed in the northwest corner of the property. Another small onsite retention area was also proposed for the desert landscape design element in the southeast corner of the project. Staff has recommended to the Planning Commission that onsite retention be incorporated internally into the site plan rather than adjacent to public right-of-ways. (Condition of Approval Engineering #22). The City of Palm Springs' Fire Department has included Conditions of Approval to address staff concerns for fire protection. In support of the overall design proposal staff has reviewed the following facts: (1) The total lot size is .79 acres including one hundred and eighty (180) feet of frontage on Via Olivera Road and two hundred and thirteen (213) feet of frontage on Zanjero Road. (2) The property has a zoning designation of R-2 that could allow five more dwelling units than proposed. (3) The project proposes consolidation of two irregularly spaced lots that require a creative site plan in order to develop the property to its fullest potential. (4) The project is providing in-fill residential development to a neighborhood that has not experienced new development for some time. Based upon these facts the Planning Commission has concluded that the proposed development is in keeping with the mass and scale of the neighborhood not only in architectural scale but also in a cultural scale consistent with the mixed use capacity of the neighborhood. The General Plan for the City of Palm Springs discusses in the Housing Element City planning goals that include providing a variety of housing types to meet the diversity of needs throughout the City's residential neighborhoods through the planned development process. A Tentative Tract Map for a one lot subdivision for condominium development is required by the State of California Map Act. The map will consolidate all existing lots of record to be recorded as one lot. Upon entitlement the developer will be required by Conditions of Approval to submit for review to the City Attorney, covenants, conditions and restrictions (CC&R's) that will govern the future tenants in regards to maintenance of the overall property, including such things as landscaping, roofing, painting, etc. ENVIRONMENTAL ASSESSMENT AND NOTIFICATION This project has been determined to be categorically exempt from CEQA review as an in-fill development project per California Environmental Quality Act, Section 15332. All property owners within a 400 foot radius of the project have been notified. Director df_F tanning Services Cityb1ger ATTACHMENTS 1. Vicinity Map 2. Resolution 3. Exhibit A, Conditions of Approval CATEGORICALLY EXEMPT FROM CEQA NOTICE OF PUBLIC HEARING CITY COUNCIL MEETING CITY OF PALM SPRINGS July 21, 2004 5.0999-PD-296, TTM 31230 Uptown Village at the Northwest corner of the intersection of W. Via Olivera and Zanjero Road NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a public hearing at its meeting of July 21, 2004. The City Council meeting begins at 7:00 p.m. in the Council Chamber at City Hall at 3200 East Tahquitz Canyon Way, Palm Springs, California. The purpose of the hearing is to consider 5.0999, a request by Desert Builders, an application for a Planned Development District 296 and Tentative Tract Map 31230 to construct a seven unit cluster residential development with associated on and off-site improvements including community pool and outdoor recreation areas located at the northwest corner of W. Via Olivera and Zanjero Roads. The subject property is zoned R-2, multi-family residential, Section 3. The project will be constructed on a .79 acre parcel. The units are arranged in two clusters; one of three units and one of four units. Each cluster will be comprised of a variety of three model types ranging from 1,802 to 1,557 square feet each. The maximum height proposed is 24' in a multi-tiered roof line configuration with various two-story elements. One common recreation area with swimming pool is provided for all units. Each unit will also contain a private courtyard with spa. This project is categorically exempt from CEQA review as an in-fill development project per California Environmental Quality Act, Section 15332. If any group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at, or prior to the City Council hearing. An opportunity will be given at said hearing for all interested persons to be heard. Questions regarding this case may be directed to Matthew Feske, Associate Planner at (760) 323-8245. Si necesita ayuda con esta carte, porfavor Ilame a la Ciudad de Palm Springs y puede hablar con Nadine Fieger, telefono (760) 323-8245. PATRICIA A. SANDERS City Clerk uY F e PLM'Sp Department of Planning and Zoningw % ct Vicinity Map '9tiFoeN� S I RACQUET CLUB RD - ROCHELLE RD 0 z O z Proposed z Site Q 0 z - VIA OLIVERA Mi Z c% O o CITY OF PALM SPRINGS CASE NO.: 5.0999, PD — 296, TTM 31230 DESCRIPTION: Application by Desert Builders to construct 7 cluster residential units on .79 acres APPLICANT: Desert Builders located at the NW corner of Via Olivera and Zanjero Roads, Zone R2, Sec. 3. h' PROOF OF PUBLICATION This is space for County Cleric's Filing Stamp (2015.5.C.C.P) STATE OF CALIFORNIA No.8546 County of Riverside CATEGORICALLY EXEMPT FROM CEQA NOTICE OF PUBLIC HEARING PLANNING COMMISSION CITY OF PALM SPRINGS June 23, 2004 5.0999-PD-296, 1-1M 31230 I am a citizen of the United States and a resident of NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Palm Springs, Calrfor- the County aforesaid;I am over the age of eighteen nia, will hold a publro hosing at its meeting of June 23,200A l ha Planning Commission meeting years,and not a party to or interested in the begins at 2:00 p.m in the Council Chambers at above-entitled matter.I am the principal clerk of a city Hall at 3200 east Tahgwtz canyon Way, P P PalmallatSprings, 200fo East printer of the,DESERT SUN PUBLISHING The urpoae of the hearing is to consider 6.0999- COMPANY a newspaper of general circulation, PD- 96 an application by Desert Rudders to con- shoot seven cluster residential units at the north- printed and published in the city of Palm Springs, west corner of Zanjero Road and Via Olives Road with associated on and aff-site Improve- County of Riverside,and which newspaper has been ments and respective Tentative Tract Map 31230 adjudged a newspaper of general circulation by the sec;he proposed,subdrwslon_m-an R-2-Zone, Superior Court of the County of Riverside,State of The prolect will be constructed on a.79 sae par- California under the date of March 24, 1988.Case eel.The unas die arranged in two clusters, one of three un"s and one of four units. Each cluster will Number 191236;that the notice,of which the be comprised of a variety of three model types annexed is a printed e0 type ranging ham 1,802 to 1,557 square feet each. p py(set in yp not smaller The maximum height propposed is 25' 10" in a of titan non ariel,has been published in each regular multl-tloned�roof line configuration with various P P g two-story elements One common recreation area and entire issue of said newspaper and not in any with swimming Pool is pro%ildecl for all units Each unit will also contain a private spa. supplement thereof on the following dates,to wit: _ _ _ „_--.-._-__.__ ka June 11"' -----------—--------'------`-------`—-------------------- `,;,., All in the year 2004 !t 1 I certify(or declare)under penalty of perjury that the xy' foregoing is true and correct. '-;;;;;> Dated at Palm Springs,California this ---28"'----day I - 1. of------June------------------- ------,2004 �— - This project is cal development lly exemptproject from CEG1A review as rn in-fill development protect per Calr- --------------------------------------------------- fat❑ia environmental Quality Act, section 15337.. Signature If any group challenges the action In court, issues raised may be Imded to only those issues raised at the public hearing described 0 this notice or in written correspondence at, or prior to the Plan- ding Commission heaving. An opportunity,will be given at said hearing for all interested persons to be heard.Ouestrons regard- ing this case may be directed to Kathy Marc,As- sociate Planner at (760) 323-8245. Si necesita nyuda con esto carfa, porfavor Ilame a la Ciudad de Palm S digs y grace hablar con Gabriel Bids telefono �760J 323-8245. Douglas R Evans Director of Planning and Zoning PUB June 11, 2004 AFFIDAVIT OF MAILING NOTICES I, the undersigned City Clerk of the City of Palm Springs, California, do hereby certify that a copy of the Notice of Public Hearing before the City Council of the City of Palm Springs, in conjunction with Uptown Village at the northwest corner of intersection W. Via Olivera and Zanjero Road, Cs. 5.0999, PD 296, TTM 31230, was mailed to each and every person set forth on the attached list on the 9th day of July, 2004. A copy of said Notice is attached hereto. Said mailing was completed by placing a copy of said Notice in a sealed envelope, with postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California. I declare under penalty of perjury that the foregoing is true and correct. Dated at Palm Springs, California, this 9th day of July, 2004. PATRICIA A. SANDERS City Clerk CATEGORICALLY EXEMPT FROM CEQA NOTICE OF PUBLIC HEARING CITY COUNCIL MEETING CITY OF PALM SPRINGS July 21, 2004 5.0999-PD-296, TTM 31230 Uptown Village at the Northwest corner of the intersection of W. Via Olivera and Zanjero Road NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a public hearing at its meeting of July 21, 2004. The City Council meeting begins at 7:00 p.m. in the Council Chamber at City Hall at 3200 East Tahquitz Canyon Way, Palm Springs, California. The purpose of the hearing is to consider 5.0999, a request by Desert Builders, an application for a Planned Development District 296 and Tentative Tract Map 31230 to construct a seven unit cluster residential development with associated on and off-site improvements including community pool and outdoor recreation areas located at the northwest corner of W. Via Olivera and Zanjero Roads. The subject property is zoned R-2, multi-family residential, Section 3. The project will be constructed on a .79 acre parcel. The units are arranged in two clusters; one of three units and one of four units. Each cluster will be comprised of a variety of three model types ranging from 1,802 to 1,557 square feet each. The maximum height proposed is 24' in a multi-tiered roof line configuration with various two-story elements. One common recreation area with swimming pool is provided for all units. Each unit will also contain a private courtyard with spa. This project is categorically exempt from CEQA review as an in-fill development project per California Environmental Quality Act, Section 15332. If any group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at, or prior to the City Council hearing. An opportunity will be given at said hearing for all interested persons to be heard. Questions regarding this case may be directed to Matthew Feske, Associate Planner at(760) 323-8245. Si necesita ayuda con esta carta, porfavor Ilame a la Ciudad de Palm Springs y puede hablar con Nadine Fieger, telefono (760) 323-8245. PATRICIA A. SANDERS City Clerk FpP4M SA Department of Planning and Zoningw N Vicinity Map S cq�ifoeN�o- RACQUET CLUB RD -- ROCHELLE RD 0 z O Z Q t� Proposed Q Site 0 z - VIA OLIVERA Z f' rn O "10U' 1 CITY OF PALM SPRINGS CASE NO.: 5.0999, PD — 296, TTM 31230 DESCRIPTION: Application by Desert Builders to construct 7 cluster residential units on .79 acres APPLICANT: Desert Builders located at the NW corner of Via Olivera and Zanjero Roads, Zone R2, Sec. 3. NEIGHBORHOODCOALITION/SPONSOR MR BILL DAVIS AND AND VERIFICATION LIST MR PETER DIXON MS TRISHA DAVIS P.C. Hearing 6.23.04 TENNIS CLUB AREA TENNIS CLUB AREA Desert Builders Case 5.0999-PD-296 431 SOUTH MONTE VISTA DRIVE 227 SOUTH CAHUILLA TTM 31230 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 MR FRANK TYSEN C/O CASA CODY COUNTRY INN MS CHRISTINE HAMMOND MR BOB WEITHORN SMALL HOTELS TAHQUITZ RIVER ESTATES TENNIS CLUB/SMALL HOTELS 175 SOUTH CAHUILLA ROAD 1155 SOUTH CAMINO REAL 261 SOUTH BELARDO ROAD PALM SPRINGS CA 92262 PALM SPRINGS CA 92264 PALM SPRINGS CA 92262 � I MR TIM HOHMEIER MS ROXANN FLOSS MR PHIL TEDESCO DEEPWELL OLD LAS PALMAS DEEPWELL RANCH 1387 CALLE DE MARIA 930 CHIA 1303 WEST PRIMAVERA DRIVE PALM SPRINGS CA 92264 PALM SPRINGS CA 92262 PALM SPRINGS CA 92264 MR MARSHALL ROATH MS MARGARET PARK MS SHERYL HAMLIN AGUA CALIENTE BAND OF HISTORIC TENNIS CLUB AREA AGUA CALIENTE BAND OF CAHUILLA INDIANS 565 WEST SANTA ROSA DRIVE I CAHUILLA INDIANS=J=J--J-J =E> -0 650 E TAHQUITZ CANYON WAY PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 I CITY OF PALM SPRINGS CASE NO 5.0999-PD-296 PLANNING &ZONING DEPT MS LORETTA D MOFFETT VERIFICATION NOTICE -0 =J--D ATTN SENIOR SECRETARY PO BOX 2494 PO BOX 2743 PALM SPRINGS CA 92263-2494 PALM SPRINGS CA 92263-2743 CASE 5.0999-PD-296 MR FRANCIS H LA BRANCHE JR I MR MARK DAVIS SPONSORS -J-J-D TRUSTEE OF PHOENIX ROW TRUST DESERT BUILDERS INC 25 BAY STREET 71-537 HWY 111 SUITE A NORTHFIELD NH 03276 RANCHO MIRAGE CA 92270 CASE 5.0999-PD-296 GLS Ray Martin Design &Associates Inc. WARNER ENGINEERING Charles D. Garland,Architect 78-150 Calle Tampico Ste#200-C 73-185 HWY 111 SUITE A 74-854 Velie Way Ste#5 La Quinta, CA 92253 PAL DESRT CA 92260 Palm Desert, CA 92260 MR PETE MORUZZI HISTORIC SITE REP-J=D -J PALM SPRINGS MODERN COMMITTEE PO SIX 4738 PALM SPRINGS CA 92263-4738 I504-260-004: 504-250-012: 504-260-021: Row Bank Of America Catherine Mepler �S Bay Street 101 E Main#400 342 omon 3 Ben Ld Place �I'llton,NH 03276 LoLisv lle, KY 40202 (Los Angeles, CA 90027 (504-250-014: ; 504-270-004: I504 270-005: Thomas Dobbs Donald Martin Magdalene Saint Mary 111684 Ventura Boulevard #416 3450 Cherokee Avenue 34021 Date Palm Drive#350 Srudio Cav, CA 91604 i�San Diego, CA 92104 Cathedral City, CA 92234 1 �504 270-W3. 504-260-022: �504-250-009: Magdalene St Mk,), / Livehythepark San Jacinto Ltd Ladd&Patricia Cameron 34021 Date Palmve #350 I 61736 Onaga Tra l 1276 N Palm Canyon Drive#2 Cathedral City, CAlll!9 234 Joshua Tree, CA 92252 Palm Springs, CA 92262 � . ; 504-250-011: '504-260-006: �, �504-260-019: Ladd& Patricia Ca' eron Q Jack Collins Frances Gomez 1276 N Palm Ca V ❑Drive #2 Q 189 W Racquet Club Road i2395 N Indian Canyon Drive (Pain Springs, CA 262 �,' Palm Springs, CA 92262 !Palm Springs, CA 92262 1�504-260-010 1504-250-003: �504 250-007: Theony Possidon Jack Roberts iLawrence&Hendtika Sofoi io 601 E Racquet Club Road 1287 W Racquet Club Road 12300 N Palm Canyon Drive (Palm Springs, CA 92262 Palm Springs, CA 92262 1 Pahn Springs, CA 92262 1504-260-025: '504-270-002: 1504-260-001: \'httewater firt Co 'Mario Berardi 1 James &Suzanne FenNvick tnhnownP. O. Box 2487 'R O. Box 1966 PahnSprings, Paim Springs, CA 92263 Palm Springs, CA 92263 504-260-005 �504-260-024: �504-260-015: Douglas Yagaloff City Of Palk,S rings Charles Apodaca P. O. Box 1901 P. O. Box W 11267 S San Joaquin Drive Palm Springs, CA 92263 Palm Springs A 92263 Pahn Springs, CA 92264 50-1-270-008: 504-250-010:. 504-250-023: Paul Bescos Mark Sofonio Mark Sofonio f i1765 Ridgeview Circle 11516 S Manzani Av nue 1516 S Manzanita Avenue Palm Springs, CA 92264 Pain Spr ngs, C 2264 `Pahn Springs, CA 92264 , I504-270-001 j504-250-004: 504-250-016: Mirk SoF o Del Mar Properties 1 Llc Del Max PY11, P.10 :1516 S lvlanz, ita ,venue 300 Bristol Street#200 �1300 Bristet#200 ain Springs CA 92264 '�Newport Beach, CA 92660 Newport , CA 92660 r . 504-260-002 504-260-007: '504 260-011: Del Mar Prop .0 s I Llc Del Mat Proper es Llc IDel Mar Pro utt s I Llc 1300 Bristol Str t #200 1300 Bristol S ee #200 1300 Bristol S et#200 �'ewpxi Beach, (..-V 92660 '�NewportBeach, A 92660 GGG��� 'NewportBea�A 92660 504-260-016: ll 504-260-028: 504-260-020: Del Mar Properties I Llc ii Del ar roperties I'Llc (J� �Q Dorothy Shea 1300 Bristol Stre # 00 � 1300�Bof Street#200 0 1 495 Las Palmas Drive Newport Beach, 92660 Newport Beach, CA 92660 Santa Barbara, CA 93110 � 504-270-012: 64-270-013: Par Morty Of Pahn Springs Inc California Nursing&Rehab Ceq 1 495 Las Patinas Drive 495 Las Palmas Drive Santa Barbara, CA 93110 Santa Barbara, CA 93110 504-250-014 504-270-008 �. MR DOUGLAS YAGALOFF MR PAUL BESCOS 4015218T STREET 38320 MARACAIBO CIRCLE WEST SAN FRANCISCO CA 94114 PALM SPRINGS CA 92264 I I j ll I �f 504-260-006: j Jack Collins 189 W Racquet Chub Road Palm Springs,igs, CA 9_262 IR w ET Ijl,4 6= 5alE�l:�R_E X deck 92263-2743 o �d 1 1 .� --'-- -MRapOU ASYAGALOFF ``=� 4015 21ST Tr AN FRAN SCO CA 94114 ., _:.. EXHIBIT A CASE 5.0999 - CUP, PD-296 PRELIMINARY PLANNED DEVELOPMENT DISTRICT(PD #296) TENTATIVE TRACT MAP 31230 NORTHWEST CORNER OF VIA OLIVERA AND ZANJERO ROADS DESERT BUILDERS, INC. CONDITIONS OF APPROVAL - Amendment July 21, 2004 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. PLANNING Administrative: 5b. The Project will bring a significant number of additional residents to the community. The City's existing public safety and recreation services, including police protection, criminal justice, fire protection and suppression, ambulance, paramedic, and other safety services and recreation, library, cultural services are near capacity. Accordingly, the City may determine to form a Community Services District under the authority of Ord. C. Section 53311 et esq, 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. 20. Daleeny--r-ail*Kjs-shal e-cte^ ^mo d�-a un um Balcony railings shall be painted steel. 7 �� C FROM Computer Perfect FAX 140. : Jun. 17 2004 03:30PM P8 ..+ fk�im pl31 iEl Ciel tTSUIte 100, Cent-[ 3l0 Ei Cielo, Su1te 1 QQ r P.O. Sox 54514 Palm Springs, CA 92263 1760) 770-5156 4 Fox(760) 178-5157 COACH LLA VALLEY TA IOWNFR ASrOCIAaION .T'opotecraxdp�nina7Kehs sad indusny�n the t"o<r�3rulla Y�aNay +Farau{edNa4vm6cr5,2tX2 + Ali7on-Fh^afiX^nefit"�GIArSvcioSim�.'.`56�3?OAyS �- I June 17,2004 Ms. ,Foy Meredith Ott Merchants Association of downtown Palm Springgj By Mail to: 264 N.Palm Canyon Palm Springs, CA 92262 By FAX to: 318-3350 Dew-Ms. Meredith: The Coachella Valley Taxi Owners Association wishes to nuroduce itself to you as you may have road artielee about our Association over the iaq year in various newsspapers.Our Association ryas bore in November of 2002 in order to promote and protect the taxi industry, in the Coachella Valley.Cu.curly EaP have 16 of the 20 tavi conmpawies in our Association. We are enMod at the moment in having the ordinances changed in the City of Palm Springs apa nst advertising on taxis.As we ate in the final stages of the Pairo Springs City Council appro Von this,we were hoping that we could get input froze each one of a prommonnt group ofassocoations on how they feel about this issue. Our industry has suf wod tremendously since 9111 and it is necessary for our industry to fund outer Iraveanue sources.We intend to self-advertise not using any outside marketing company and to make our Saris available for advertising to all merchants,hoteliers,restaurants and businesses throuoout the desert cities_ We have been m front ofthe Palm Springs City Council numerous times and at our last nreebug Councilwan Chris Mills suggested that we have letRas front each ome of the aforcmculion;d aasocsataous Wage the City know how they feel about advertising cut taxis.It is the hope of the taxi inndusliy'drat you can stand behind us and endorse us as we service most of your businesses,hotels and resmzurants.Am this matter is now in the final stages before the planning Commission and the first vole of the City Council,we would deeply appreciate your fixed--back input within ten days(sec next page for prepared force)as the Palm Springs City Council is very interested in knowing how you feel about this. Our Association has recently opened up an office at the Paltu Springs International Airport Tcansporlutiau building.We are available to answer any questions that you way have and our five Board Members are usually available to meet with any of your members that ixwe questions or would like to know more about us. I hope the inwat offt letter opens up communications between orusctves and we have marry goad yMr5 of a working relationship aincad of us, Sincerely, Cc: Palm Springs Bureau of7ourism Paler Springs hotel&hospitality Association Palen Springs Desert Resorts ConvenPon&Vmtors Authority Ser+�*o M.Santa Palm Springs Cbammber of Commerce President,C.V.T.OA Uptown Merchants Association Notice of Limited Authorization: I hereby authorize Robert Jenkins of 3407 San Martin Circle in Palm Springs California to speak on my behalf and express my wishes to the City Council of the City of Palm Springs, California. I further support his effort and petition the city council to help our community establish an elected Homeowners committee to administer assessment district No.6C "Park Sonora Tract" and provide authorization for contract services and assessment levies through city/county tax rolls as protected by Prop. 218. Homeowners Name Address Oy S9 E• S qu "Aoc ;v c< . P . RA G-off/ SSo� ShI✓ �ilv��l - c Z��rh� Df�l�s.�in �3D� �. s�}Al IMflR�/1J Cir4c/� .�G4 A - S,4 A/ M Ml i ICI C i R C /� J - sa A C� 3 i RESOLUTION NO. ,--.),.I U OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING PLANNED DEVELOPMENT DISTRICT PD-296 AND TENTATIVE TRACT MAP TTM-31230 FOR THE CONSTRUCTION OF A 7-UNIT CLUSTER RESIDENTIAL PROJECT FOR THE PROPERTY LOCATED AT THE NORTHWEST CORNER OF THE INTERSECTION OF VIA OLIVER AND ZANJERO ROADS, ZONE R-2, SECTION 3. WHEREAS, Desert Builders, Inc. (the "Applicant") has filed an application with the City pursuant to Palm Springs Municipal Code Section 9.60 for a Tentative Tract Map to construct a 7-unit cluster residential project located at the northwest corner of the intersection of Via Olivera and Zanjero Roads, Zone R-2, Section 3; and WHEREAS, the Applicant has filed Tentative Tract Map 31230 with the City and has paid the required filing fees; and WHEREAS, said Tentative Tract Map was submitted to appropriate agencies as required by the subdivision requirements of the Palm Springs Municipal Code, with the request for their review, comments, and requirements; and WHEREAS, notice of the public hearing of the Planning Commission of the City of Palm Springs to consider TTM 31230and PDD 296 was given in accordance with applicable law; and WHEREAS, on June 23, 2004, a public hearing on the application for a Tentative Tract Map 31230 and Planned Development District 296 was held by the Planning Commission in accordance with applicable law; and WHEREAS, on July 14, 2004, a public hearing on the application for a Tentative Tract Map 31230 and Planned Development District 296 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 TTM 31230and PDD 296 was given in accordance with applicable law; and WHEREAS, on July 21, 2004, a public hearing on the application for a Tentative Tract Map 31230 and Planned Development District 296 was held by City Council in accordance with applicable law; and WHEREAS, pursuant to Government Code Section 66412.3, the City Council has considered the effect of the subdivision and Tentative Tract Map 31230, 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; the approval of the proposed project represents the balance of these respective needs in a manner which is most consistent with the City's obligation pursuant to its police power to protect the public health, safety, and welfare; and WHEREAS, the proposed subdivision, Tentative Tract Map 31230, is considered categorically exempt as an in-fill development pursuant to the terms of the California Environmental Quality Act ("CEQA"), Section 15332; 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 HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to CEQA, the City Council finds that this project is categorically exempt from the California Environmental Quality Act pursuant to Section 15332 (In-fill Development). Section 2: Pursuant to Government Code Section 66473.5 the City Council finds that the proposed subdivision and the provisions for its design and improvement are compatible with the objectives, polices, and general land uses and program provided in the City's General Plan and any applicable specific plan. Section 3: Pursuant to Government Code Section 66474 (Subdivision Map Act), the City Council finds that with the incorporation of those conditions attached in Exhibit A: 1. The proposed Tentative Map is consistent with applicable general and specific plans. The proposed project is consistent with the General Plan. The General Plan designation for the site is M15, medium density residential. The General Plan would allow 12 dwelling units on the project site. The applicant is proposing 7 units and therefore, is well within the density parameters of the General Plan. 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 the City Council finds that the proposed subdivision and the provisions for its design and improvement are compatible with the objectives, polices, and general land uses and program provided in the City's General Plan. All street, drainage, and utilities improvements are subject to the standards of the General Plan and Conditions of Approval associated with TTM 31230. Code relief to distance between buildings to be reduced from 15 feet to zero feet minimum, side yard setbacks abutting any residential property from equal distance to proposed height (25' 10") to 25 feet. The requirements of the general plan for medium- density residential projects include the following policies: • a minimum of 50% of the lot area shall be maintained as on-site open space/recreational area; • covered parking of at least one parking space per unit; • inclusion of entries which convey a sense of individual identity for each unit at the lowest habitable level facing a courtyard; • incorporation of architectural design details and elements which provide visual character and interest, avoiding flat planar walls and "box-like" appearances; and The project as proposed incorporates all of the above general plan policy statements into the site design. Therefore it is concluded that the relief to certain code standards will not be in conflict with the overall intent of the General Plan. ' 4 • The site is physically suitable for the type and density of development contemplated by the proposed subdivision. The site is proposed for a 7-unit cluster residential project consisting of two buildings on .79 acres of land. Per Zoning Code the maximum allowable density for the site for the R2 Zone designation would be 12 units. The proposed 7 units will be under both Zoning Ordinance and General Plan allowable density levels. The applicant proposes a medium density residential development that will be compatible with the surrounding neighborhood. a. The design of the proposed subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. The project is categorically exempt from CEQA review as an in-fill development. The design of the proposed subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. b. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the subdivision and proposed improvements must follow the conditions of approval including, but not limited to, the application of the Uniform Building Code Seismic Safety Standards, and the City of Palm Springs Fugitive Dust Control Ordinance in order to ensure public health and safety. C. 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. The review process has not ascertained any easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. Section 4: Pursuant to Zoning Ordinance Section 9402,00, the City Council finds that: a. The use applied for at the location set forth in the application is properly one for which a Planned Development District is authorized by the City's zoning ordinance. Pursuant to the Zoning Ordinance for the underlying R-2 zones, a cluster residential development is a permitted use. b. The said use is necessary or desirable for the development of the community, and is in harmony with the various elements or objectives of the General Plan, and is not detrimental to the existing or future uses specifically permitted in the zone in which the proposed use is to be located. The proposed project consists of the subdivision and tentative tract map of .79 acres to provide for the construction of a 7-unit cluster residential complex. The project will include a central recreational area of pool and turfed passive recreation area. Each unit incorporates it's own entry courtyard with spa, dining and barbeque areas. The project is gated for pedestrian access. Vehicular access is limited to two bay parking drives, one adjacent to Via Olivera Road and one adjacent to Zanjero Road. C. The site for the intended use is adequate in size and shape to accommodate said use, including yards, setbacks, walls or fences, landscaping and other features required in order to adjust said use to those existing or permitted future uses of land in the neighborhood. The project site is .79 acres and is of adequate size to accommodate said use. Pursuant to the development standards for the R-2, limited multi-family residential, the proposed project presents a more creative approach in the development of land and creates a harmonious in-fill development in a single and multiple family neighborhood. Density standards for numbers of dwelling units proposed is below those permitted by the zoning designation. This Planned Development District intends to maintain good zoning practices while including certain desirable departures from the strict provisions of the R-2 zoning classification. Therefore, it is determined that the site for the intended use is adequate in size and shape to accommodate said use. d. The site for the proposed use relates to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use. The proposed project will contribute to improvement of the existing street system that will serve the site, and with said improvements, the public street system will be adequate to carry the type and quantity of traffic to be generated by the proposed use. e. The conditions to be imposed are deemed necessary to protect the public health, safety and general welfare, of the existing neighborhood in which this project is situated. The conditions imposed are necessary to bring the project into compliance with applicable zoning, building, and other regulations to protect the public health, safety, and general welfare of the existing neighborhood in which this project is located. �0 NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council approves PD - 296 and TTM 31230, subject to those conditions set forth in the attached Exhibit A, which are to be satisfied prior to the issuance of a Certificate of Occupancy unless otherwise specified. ADOPTED this day of , 2004. AYES: NOES: ABSENT: ABSTAIN: ATTEST: CITY OF PALM SPRINGS, CALIFORNIA City Clerk City Manager Reviewed and Approved as to Form: EXHIBIT A CASE 5.0999 - CUP, PD-296 PRELIMINARY PLANNED DEVELOPMENT DISTRICT (PD #296) TENTATIVE TRACT MAP 31230 NORTHWEST CORNER OF VIA OLIVERA AND ZANJERO ROADS DESERT BUILDERS, INC. CONDITIONS OF APPROVAL July21, 2004 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. PLANNING Administrative: 1a. 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. 1b. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case 5.0999, PD-296 and TTM 31230. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. 2. 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 ;r i� 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. 3. The applicant prior to issuance of building permits for the 7 unit project shall submit a draft declaration of covenants, conditions and restrictions ("CC&R's") to the Director of Planning and Building for approval in a form to be approved by the City Attorney, to be recorded prior to certificate of occupancy. 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. The applicant shall submit to the City of Palm Springs, a deposit in the amount of $2000, for the review of the CC&R's by the City Attorney. A $570 filing fee, or the fee in effect at the time of submission, shall also be paid to the City Planning Department for administrative review purposes. 4. 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 gees. The parkland mitigation amount shall be based upon the cost to acquire and fully improve parkland. 5. 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 ''/% for residential projects with the first $100,000 of total building permit valuation for individual single-family units exempt. Should the public art be based 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. Cultural Resources: 6. A Cultural Resources Monitor, designated by the Agua Caliente Cultural Resource Office, 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 Indians Cultural Office for additional information on the use and availability of Cultural Resource Monitors. 7. Should buried deposits be encountered, the Cultural Resources 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 r: Archaeologist shall prepare a treatment plan for submission to the State Historic Preservation Officer and Aguat Caliente Cultural Resource Coordinator for approval. 8. 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. Architecture and Landscaping: 9. Separate architectural approval and permits shall be required for any signage. 10. 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 and Zoning for review and approval prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements. 11. 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 Engineering specifications. 12. No exterior down spouts shall be permitted on any fagade on the proposed building(s) that are visible from adjacent streets or residential land commercial areas. 13. The design, height, texture and color of fences and walls shall be submitted for review and approval prior to issuance of building permits. 14. The street address numbering/lettering shall not exceed eight inches in height. 15. Details of pool fencing (materials and color) and equipment area shall be submitted with final landscape plan. 16. All common areas are required to be accessible including path of travel to the swimming pool. 17. One bathroom per unit is required to be accessible on the ground floor. 18. All landscaping shall be completed before the issuance of a certificate of occupancy. 19. Shading requirements for parking lot areas as set forth in Section 93.06.00 of the Zoning Ordinance shall be met. Details to be provided with final landscape plan. 20. Balcony railings shall be clear coated anodized aluminum. 21. The reglet shall be 3/4" in width. V EXHIBIT A CASE 5.0999 - CUP, PD-296 PRELIMINARY PLANNED DEVELOPMENT DISTRICT (PD #296) TENTATIVE TRACT MAP 31230 NORTHWEST CORNER OF VIA OLIVEIRA AND ZANJERO ROADS DESERT BUILDERS, INC. CONDITIONS OF APPROVAL - Amendment July 21, 2004 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. PLANNING Administrative: 5b. The Project will bring a significant number of additional residents to the community. The City's existing public safety and recreation services, including police protection, criminal justice, fire protection and suppression, ambulance, paramedic, and other safety services and recreation, library, cultural services are near capacity. Accordingly, the City may determine to form a Community Services District under the authority of Ord. C. Section 53311 et esq, 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. 20. °oa;ee Y Failings " euFeeated-aeed;zed-aim urn, Balcony railings shall be painted steel. �� C 22. Consistency of paving material shall be used throughout the project. 23. The bay parking driveways shall be sandwashed concrete with long single-score design (not on 45 degree angles). 24. Queen palm species shall be replaced with a combination of Washingtonia filifera and Washingtonia robusta. 25. Minimum yard setbacks for the project shall be required as follows: Front: 25' Rear: 25' 10" Side Front: 20' Side abutting residential: 25' 10" 26. Height of units shall not exceed 25' 10". General: 27. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. CC&R's shall prohibit storage within and modification to outdoor balconies. 28. Prior to the issuance of a building permit, the applicant shall pay developer fees to the Palm Springs Unified School District pursuant to the requirements established in SB50. The amount of fees paid will be determined based on the established state formula for determining construction costs. General/Grading: 29. Prior to the 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. 30. 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. 31. Drainage swales shall be provided adjacent to all curbs and sidewalks — 3' wide and 6" deep. The irrigation system shall be tested prior to final approval of the project. Section 14.24.020 of the Municipal Code prohibits nuisance water from entering the public streets, roadways or gutters. General/Waste Disposal: 32. Screened trash enclosure areas shall be provided, per City code. Parking: �11 /, / (l— 33. One parking space provided for visitors shall be converted to a disabled parking space that is van accessible. Handicapped accessibility shall be indicated on the site plan to include the location of handicapped parking spaces and the path of travel to the entry ways. The disabled space shall be designated as "van accessible" and served by an 8 foot walkway on the right side. 34. Standard parking spaces shall be 17 feet deep by 9 feet wide. 35. Handicapped spaces shall by appropriately marked per Section 93.06.00 ( C) (10). 36. Curbs shall be installed at a minimum of five (5) feet from face of walls, fences, buildings, or other structures. Specifically, a five (5) feet wide planter shall be located between the western property line and the driveway parking space. Areas that are not part of the maneuvering area shall have curbs placed at a minimum of two (2)feet from the face of walls, fences or buildings adjoining driveways. 37. Parking stalls shall be delineated with a 4 by 6 inch double stripe or equivalent design — hairpin or elongated "U" design. Individual wheel stops shall be prohibited; a continuous 6" barrier curb shall provide wheel stops. 38. All landscape planters between bay parking drives shall be nine feet in width. 39. 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. POLICE DEPARTMENT 40. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal Code. BUILDING DEPARTMENT 41. Prior to any construction on—site, all appropriate permits must be secured. FIRE 42. Locked gate(s) shall be equipped with KNOX key switch device or Key box. Contact the Fire Department at 323-8186 for a KNOX application form. (902.4 CFC) 43. A KNOX box shall be installed at every locked gate. Show location of boxes on plan elevation views. Show requirement in plan notes. 44. An approved, automatic Fire Sprinkler System is required. 45. Provide one 2-A:10-B:C portable fire extinguisher for every 75 feet of floor or grade travel distance for normal hazards. Show proposed extinguisher locations on the plans. (1002.1 CFC) Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet above floor level. Preferred location is in the path of exit travel near an exit door. 46. Approved numbers or addresses shall be provided for all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. (901.4.4 CFC) Show location of address on plan elevation view. Show requirement and dimensions of numbers in plan notes. Numbers shall be a minimum 4 inches, and of contrasting color to the background. 47. Construction site fencing with 20 foot wide access gates is required for all combustible construction over 5,000 square feet. Fencing shall remain intact until buildings are stuccoed or covered and secured with lockable doors and windows. (8.04.260 PSMC) 48. One fire hydrant must be available to this project. To be considered available, the closest hydrant must be within 250 feet of all points on the street fronting the project. (903.4.2 CFC) 49. The estimated fire flow for this project is 1500 gallons per minute. 50. Provide Residential Smoke Detectors. Detectors shall receive their primary power from the building wiring, and shall be equipped with a batter backup. (310.9.1.3 CBC In new construction, detectors shall be interconnected so that operation of any smoke detector causes the alarm in all smoke detectors within the swelling to sound. (2-2.2.1 NFPA 72) Provide a note on the plans showing this requirement. ENGINEERING 51, The Engineering Department recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances: 52. Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS 53. Any improvements within the street right-of-way require a City of Palm Springs Encroachment Permit. 54. Submit street improvement plans for all proposed streets to the Engineering Division. The plans shall be prepared by a Registered Civil Engineer and approved by the City Engineer prior to issuance of any building permits. VIA OLIVERA 55. Dedicate a property line - corner cut-back at the northwest corner of Via Olivera and Zanjero Road in accordance with City of Palm Springs Standard Drawing No. 105. 56. Construct a 6 inch curb and gutter 20 feet north of the centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 200. 57. Construct a 25 feet radius curb return at the northwest corner of Via Olivera and Zanjero Road, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 58. Construct the west half of a 6 feet wide cross gutter and spandrel at the northwest corner of Via Olivera and Zanjero Road with a flow line parallel with and 20 feet north of the centerline of Via Olivera in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 59. Construct driveway approaches in accordance with City of Palm Springs Standard Drawing No. 201. The westerly driveway approach shall be constructed a minimum of 6 feet from the property line, in accordance with Section 93.06.00 C(15)c of the City of Palm Springs Zoning Ordinance. 60. Construct an 8 feet wide sidewalk along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 61. Construct a Type A curb ramp meeting current California State Accessibility standards at northwest corner of Via Olivera and Zanjero Road in accordance with City of Palm Springs Standard Drawing No. 212. 62. Remove existing asphalt concrete pavement, and construct a minimum section of 2Yz inch asphalt concrete pavement over 4 inch crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to centerline along the entire 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. ZANJERO ROAD 63. Construct a 6 inch curb and gutter 20 feet west of the centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 200. 64. Construct driveway approaches in accordance with City of Palm Springs Standard Drawing No. 201. The northerly driveway approach shall be constructed a minimum of 6 feet from the property line, in accordance with Section 93.06.00 C(15)c of the City of Palm Springs Zoning Ordinance. 65. Construct an 8 feet wide sidewalk along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. F. i 66. Construct a minimum section of 3 inch asphalt concrete pavement over 6 inch crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to centerline along the entire 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. SANITARY SEWER 67. Connect all sanitary facilities to the City sewer system. Laterals shall not be connected at sewer manholes. Existing sewer laterals located on the property shall be removed if unused, and new sewer laterals shall be installed in accordance with City of Palm Springs Standard Drawing No. 405. GRADING 68. 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 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 have completed the required training. For information on attending a Fugitive Dust Control Class and information on the Coachella Valley Fugitive Dust Control Handbook and related "PM10" Dust Control issues, please contact 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 Grading Plan shall be approved by the City Engineer prior to issuance of any grading or building permits. The first submittal of the Grading Plan shall include the following information: a copy of signed Conditions of Approval from Planning Department; a copy of the Tentative Tract Map stamped approved and signed by the Planning Department; a copy of a current Title Report; a copy of a Soils Report; and a copy of the associated Hydrology Study/Report. 69. Drainage swales 3 feet wide and 6 inches deep shall be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the adjacent streets. 70. 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. 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. 71. Contact the Building Department to get information regarding the preparation of the PM-10 (dust control) plan. 72. 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: 760-776-208). DRAINAGE 73. All stormwater runoff passing through and falling onto the site shall be accepted and conveyed as required by the City Engineer. On-site retention basins or other facilities approved by the City Engineer will be required to contain the increased stormwater runoff generated by the development of the property. Provide a hydrology study to determine required stormwater runoff mitigation measures for the proposed development. Final 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 configuration or layout consistent with the findings of the final hydrology study. 74. Required on-site retention basins shall be incorporated internally into the site plan. Exterior or parkway retention basins shall be allowed upon approval by the Director of Planning and Zoning, and shall comply with all requirements as to size, depth, and overall coverage of the exterior parkway landscaping areas. 75. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $6,511.00 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. GENERAL 76. 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. 77. All proposed utility lines shall be installed underground. � I; 78. All existing utilities shall be shown on the improvement plans. The existing and proposed service laterals shall be shown from the main line to the property line. 79. The original improvement plans prepared for the proposed development and approved by the City Engineer shall be documented with record drawing "as- built" information and returned to the Engineering Division prior to issuance of a certificate of occupancy. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. 80. Nothing shall be constructed or planted in the corner cut-off area of any driveway or intersection 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. 81. 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 82. 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 first review of the Final Map. The Final Map shall be approved by the City Council prior to issuance of building permits. TRAFFIC 83. Install a street name sign at the northwest corner of Via Olivera and Zanjero Road in accordance with City of Palm Springs Standard Drawing No. 620-625. 84. A 36 inch "STOP" sign and standard "STOP BAR" and "STOP LEGEND" shall be installed at the northwest corner of Via Olivera and Zanjero Road, to provide a one-way stop control for traffic on Zanjero Road, in accordance with City of Palm Springs Standard Drawing No. 620-625. 85. 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. 86. This property is subject to the Transportation Uniform Mitigation Fee, which shall be paid prior to issuance of a building permit.