HomeMy WebLinkAbout7/7/2004 - STAFF REPORTS (9) DATE: July 7, 2004
TO: City Council
FROM: Director of Planning & Zoning
TENTATIVE TRACT MAP 28495 -APPLICATION BY TUSCANY HEIGHTS, LLC. FOR A
TIME EXTENSION OF TTM 28495, THE SUBDIVISION OF 7.8 ACRES INTO FIFTEEN
SINGLE FAMILY RESIDENTIAL LOTS AND A DETENTION BASIN, LOCATED SOUTH
OF RACQUET CLUB ROAD, WEST OF MILO DRIVE, ZONE R-1-13, SECTION 3.
RECOMMENDATION:
The Planning Commission recommends that the City Council approve a one year time
extension request by Tuscany Heights, LLC. for Tentative Tract Map 28495, from May 1,
2004 to May 1, 2005, subject to the attached Conditions of Approval.
SUMMARY:
Wesley D. Oliphant,the Managing Memberof Tuscany Heights, LLC. has submitted a time
extension request for Tentative Tract Map (TM) 28495. TM 28495 would allow the
subdivision of 7.8 acres into fifteen single family residential lots and one detention basin lot.
On May 12, 2004, the Planning Commission voted to make this recommendation.
The property is designated by the General Plan as L2 (Low Residential 2 Units/Acre) and
is zoned R-1-B (Single Family Residential), which requires a minimum lot size of 15,000
square feet. TM 28495 includes parcels ranging in size from 15,000 to 18,531 square feet
and a 31,893 square feet detention basin. All proposed lots meet the minimum R-1-B zone
requirements. Existing single family homes to the east are zoned R-1-B. Vacant property
to the west, north, and south is zoned R-1-A.
BACKGROUND:
The site is vacant and features sporadic native vegetation and rocks. The property slopes
gently from west to east. The overall elevation differential is approximately 25 feet. Existing
single family homes to the east Currently enjoy uninterrupted views and open spaces
provided by the subject property. Architectural approval will require careful review of all
proposed residences; however, preservation of scenic views for the existing easterly
adjacent residences cannot be assured when the site is developed.
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City Council approved the original Tentative Tract Map application on May 1, 2002. The
applicant has submitted architectural review applications for all 15 lots and is also in the
plan-check process for the design of the final subdivision improvements.
Director of Punning and Zoning
Fes-City Manager
ATTACHMENTS:
1. Tentative Map
2. Resolution and Conditions of Approval
TENTATIVE TRACT MAP NO. 28495 A PIANNED RESIDENTIAL DEVELOPMENT IN THE Crtv OF RAM SPRINGS. COUNTY OF RNERSIOE. STATE OF CAUFORNIA
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EXHIBIT A
TUSCANY HEIGHTS, LLC
Tentative Tract Map 28495
South of Racquet Club Road, west of Milo Drive
May 1, 2002
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning, the Chief of Police, or the Fire
Chief, ortheir 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.
ENGINEERING DEPARTMENT:
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:
Before final acceptance of the project, all conditions listed below shall be completed
to the satisfaction of the City Engineer.
STREETS
1. Any improvements within the street right-of-way require a City of Palm
Springs Encroachment Permit. Work shall be allowed according to
Resolution 17950 - Restricting Street Work on Major and Secondary
Thoroughfares.
2. Dedicate an easement for sewer and public utility purposes with right-of-way
of ingress and egress over private street. The easement shall be the width
of the traveled way from face of curb to face of curb. The City shall be
provided with a key and/or card for access to the development for sewer
maintenance purposes.
3. Submit street improvement plans prepared by a Registered Civil Engineerto
the Engineering Department. The plan(s) shall be approved by the City
Engineer prior to issuance of any grading or building permits.
Minimum submittal shall include the following, If applicable:
A. Copy of signed Conditions of Approval from Planning
Department.
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B. All agreements and improvement plans approved by City
Engineer, IF applicable.
C. Proof of processing dedications of right-of-way, easements,
encroachment agreements/licenses, covenants,
reimbursement agreements, etc. required by these conditions.
RACQUET CLUB ROAD WEST
4. Dedicate right-of-way of 44 feet to provide the ultimate half street width of 44
feet along the entire frontage of the subject property including corner cutback
dedications on both sides of Michael Drive in accordance with City of Palm
Springs Standard Drawing No. 105.
5. Construct an interim 8 inch curb and gutter, 20 feet SOUTH of centerline
along the entire frontage, with a 35 foot radius curb return and spandrels at
BOTH SIDES of the intersection with Michael Drive (Private Street) per City
of Palm Springs Standard Drawing No. 200 and 206. New curb and gutter
shall transition top match the existing roll curb at the easterly tract boundary
6. Construct an interim 6 foot wide cross gutter at the intersection of Racquet
Club Road West and Michael Drive with a flow line parallel with and 20 feet
south of the centerline of Racquet Club Road West in accordance with City
of Palm Springs Standard Drawing No. 200 and 206.
7. Construct an interim catch basin drop inlet structureto accept street drainage
into the detention basin.
8. Construct minimum interim 24 foot wide driveway approaches for access to
the detention basin (Lot B) and drainage easement access road in
accordance with City of Palm Springs Standard Drawing No. 201. The
driveway approach for access to the detention basin(Lot B)shall be modified
as necessary to accommodate the required weir outlet structure as detailed
in the final drainage study.
9. Construct an interim Type A curb ramps meeting current California State
Accessibility standards at the SOUTHEAST AND SOUTHWEST corners of
the intersection of Racquet Club Road/ Michael Drive per City of Palm
Springs Std. Dwg. Nos. 212 and 212A.
10. 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 along the entire frontage and tapering
to meet existing street improvements at the east side of the tract in
accordance with City of Palm Springs Standard Drawing No. 110 and 330.
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The pavement section shall be designed, using "R" values, by a licensed
Soils Engineer and submitted to the City Engineer for approval.
11. Construct a dead end with barricades and 'end of road' signage at the
northwest corner of the tract.
12. Developer shall agree to construct, pursuant to provisions of a subdivision
improvement agreement and shall secure costs as required therein, ultimate
Racquet Club Road West improvements necessary to widen and construct
full half-street improvements to be in compliance with the General Plan
designation of Racquet Club Road West as a Secondary Thoroughfare.
Improvements required to be constructed shall include all necessary
removals and relocations of interim improvements allowed herein (curb and
gutter, sidewalks, driveway approaches, curb returns, spandrels, and cross-
gutter, and access ramps) and construction of ultimate improvements. This
action shall become null and void at such time as by City Council action the
General Plan designation for Racquet Club Road West adjacent to this
project is reclassified from a Secondary Thoroughfare to a Collector.
MICHAEL DRIVE (Private Street)
13. The right-of-way width shall be a minimum of 37 feet wide (back of curb to
back of curb).
14. Construct a 6 inch curb 18 feet west of centerline and 6 inch curb and gutter
18 feet east of centerline along the entire frontage, with a 35 foot radius curb
return and spandrel at both sides of the intersection with Racquet Club Road
West per City of Palm Springs Standard Drawing No. 200.
Construct a turn around area between the card reader and the gates per
gated entry requirements (see condition no. 40).
15. Construct 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 face of curb to edge
of proposed gutter along the entire frontage in accordance with City of Palm
Springs Standard Drawing No. 110 as modified to allow cantilevered cross-
slope. The pavement section shall be designed, using "R" values, by a
licensed Soils Engineer and submitted to the City Engineer for approval.
SANBORN WAY
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16. Dedicate an additional right-of-way of 30 feet to provide the ultimate half
street width of 30 feet along the entire frontage of the subject property.
17. Construct 6 inch curb and gutter, 18 feet north of centerline along the entire
frontage of the subject property per City of Palm Springs Standard Drawing
No. 200.
18. Construct a dead end with barricades and `end of road' signage at the
southwest corner of the tract.
19. Construct a 20 foot wide driveway approach and 6 inch thick, 20 foot wide
concrete driveway for emergency access to the cul-de-sac at the south end
of Michael Drive.
20. Construct 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 along the entire frontage in accordance with City of Palm
Springs Standard Drawing No. 110 and 305. The pavement section shall be
designed, using "R" values, by a licensed Soils Engineer and submitted to
the City Engineer for approval.
SANITARY SEWER
21. Connect all sanitary facilities to the City sewer system. Laterals shall not be
connected at manholes.
22. Construct sewer laterals from the proposed sewer main to a location in the
proximity of future plumbing outlets for each Lot. Cap all sewer laterals at
the right-of-way line for future connection to developed Lots.
23. Developer shall construct an 8 inch sewer main across the entire Michael
Drive frontage.
Developer shall also construct an 8 inch sewer main across the east sides
of Lots 10 through 15 and the common area, extending across the easterly
tract boundary and connecting into the proposed sewer main extension in
Racquet Club Road West, to allow for a gravity collection system. Sewage
pumping for individual lots shall not be permitted. The developer may submit
alternative plans for a gravity flow sewer system for this tract for review and
approval of the City Engineer.
24. Developer shall construct an 8 inch sewer main within Racquet Club Road
West, extending to the west boundary of the property, in accordance with the
Master Plan of Sewers, connecting from the existing sewer system at the
CIA
manhole located 238 feet west of the street centerline intersection of Girasol
Avenue and Racquet Club Road West.
The developer may enter into a reimbursement agreement with the City of
Palm Springs for reimbursement of construction costs for the sewer main
extension, not including the project frontage, as properties connect to the
extended sewer main in the future. Developer should contact the City
Engineer for details relating to a sewer reimbursement agreement.
25. All sewer mains constructed by the developer and to become part of the City
sewer system shall be televised by the developer prior to acceptance of the
system.
26. Submit sewer improvement plans prepared by a Registered Civil Engineer
to the Engineering Department. The plan(s) shall be approved by the City
Engineer prior to issuance of any grading or building permits.
Minimum submittal shall include the following:
A. Copy of signed Conditions of Approval from Planning
Department.
B. Proof of processing dedications of right-of-way, easements,
encroachment agreements/licenses, covenants,
reimbursement agreements, etc. required bythese conditions.
C. Sewer Study/Report, IF required by these conditions.
GRADING
27. A copy of a Title Report prepared/updated within the past 3 months and
copies of record documents shall be submitted to the City Engineer with the
first submittal of the Grading Plan.
28. Submit a Grading Plan prepared by a Registered Civil Engineer to the
Engineering Department for review and approval. Grading plan shall be
submitted to the Planning Department for comments priorto submittal to the
Engineering Department. A PM 10 (dust control) Plan shall be submitted to
and approved by the Building Division 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.
Minimum submittal includes the following:
A. Copyof Planning Department comments regarding the grading
plan.
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B. Copy of signed Conditions of Approval from Planning
Department.
C. Copy of Site Plan stamped approved and signed by the
Planning Department.
D. Copy of Title Report prepared/updated within past 3 months.
E. Copy of Soils Report, IF required by these conditions.
F. Copy of Hydrology Study/Report, IF required by these
conditions.
G. Copy of the General Construction Activity Storm Water Permit
from the State Water Resources Control Board (Phone No.
916 657-0687) to the City Engineer prior to issuance of the
grading permit.
29. Drainage swales shall be provided adjacent to all curbs and sidewalks - 3'
wide and 6" deep -to keep nuisance water from entering the public streets,
roadways, or gutters.
30. Developer shall obtain a General Construction Activity Storm Water Permit
from the State Water Resources Control Board (Phone No. (916)-657-0687)
and provide a copy of same, when executed, to the City Engineer prior to
issuance of the grading permit.
31. In accordance with City of Palm Springs Municipal Code, Section 8.50.00,
the developer shall post with the City a cash bond of two thousand dollars
($2,000.00) per acre for mitigation measures of erosion/blows and relating
to his property and development.
32. A soils report prepared by a licensed Geotechnical Engineer shall be
required for and incorporated as an integral part of the grading plan for the
proposed site. A copy of the soils report shall be submitted to the Building
Department and to the Engineering Department along with plans,
calculations and other information subject to approval by the City Engineer
prior to the issuance of the grading permit.
33. Contactthe Building Departmentto get information regarding the preparation
of the PM10 (dust control) Plan requirements.
34. In cooperation with the Riverside County Agricultural Commissioner and the
California Department of Food and Agriculture Red Imported Fire Ant
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Project, applicants for grading permits involving a grading plan and involving
the import or 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)
or a verbal release from that office prior to the issuance of the City grading
permit. The California Department of Food and Agriculture office is located
at 73-710 Fred Waring Drive, Palm Desert. (Phone: 760-776-8208)
DRAINAGE
35. The developer shall accept all stormwater runoff falling onto and crossing the
project site, and convey the runoff to Racquet Club Road West through
storm drain channels, improvements, and a detention basin, as outlined in
the approved preliminary drainage studyforthis tract dated December 2001,
prepared by Warner Engineering.
The developer shall provide a final drainage study for this tract that shall be
used to control the design and construction of storm drainage improvements
and the detention basin, and shall provide the study to the Engineering
Department with the first submittal of the grading plan for review and
approval by the City Engineer. The grading plan will not be accepted for
review and approval without submittal of a final drainage study.
The developer shall construct all required storm drainage improvements and
the detention basin, as required by a final drainage study as approved by the
City Engineer, concurrent with and as a part of the grading for this tract.
36. The project is subjectto 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.
ON-SITE
37. All on-site cul-de-sacs shall be constructed in accordance with City of Palm
Springs Standard Drawing No. 103, curb portion only. The proposed center
island within the cul-de-sac shall not exceed twenty feet (20') in diameter,
with a minimum clear turning radius of forty-three feet (43') provided
throughout the cul-de-sac.
38. The following requirements for a gated entry shall be met to provide
adequate setbacks and turning movements for vehicles entering the primary
parking facilities of this project:
A. For driveway entrances, the entry shall have a minimum width
of 60
feet.
B. The entry shall provide a minimum 50•foot setback from the
face of curb to the access gate control mechanism.
C. Provide a turnaround of sufficient width (for delivery trucks to
turn around) after the mechanism for vehicles unable to enter
the project. Provide plan showing vehicle turning radius
movements to support proposed width.
D. Security gates shall provide a minimum of 15 feet clear access
in each direction.
GENERAL
39. Any utility cuts in the existing off-site pavement made by this development
shall receive trench replacement pavement to match existing pavement plus
one additional inch. See City of Palm Springs Standard Drawing No. 115.
Pavement shall be restored to a smooth rideable surface.
40. All existing and proposed) utility lines that are less than 35kV on or adjacent
to this project shall be undergrounded. The location and size of the existing
overhead facilities shall be provided to the Engineering Department along
with written confirmation from the involved utility company(s) that the
required deposit to underground the facility(s) has been paid, prior to
issuance of a grading permit.
If it can be demonstrated that overhead service drops to existing residential
properties adjacent to the project are part of existing utility lines subject to
undergrounding, the owner shall enter into a covenant agreeing to
underground all existing overhead facilities on or adjacent to the project that
are less than 35kV 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 owner and submitted to the City Engineer
prior to issuance of a grading permit.
41. All proposed utility lines on/or adjacent to this project shall be undergrounded
prior to issuance of a Certificate of Occupancy.
42. 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.The approved original grading/street plans shall be as-built and
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returned to the City of Palm Springs Engineering Department prior to
issuance of the certificate of occupancy.
43. The developer is advised to contact all utility purveyors for detailed
requirements for this project at the earliest possible date.
44. The developer shall take every precaution needed to "Protect-in-Place" any
existing Whitewater Mutual Water Company water line(s) that may traverse
his project.
45. Nothing shall be constructed or planted in the corner cut-off area of any
driveway which does or will exceed the height required to maintain an
appropriate sight distance per City of Palm Springs Zoning Code Section
93,02.00, D.
46. 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.
MAP
47. The 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 Department.
48. The Final Map shall be prepared by a licensed Land Surveyor or qualified
Civil Engineer and submitted to the Engineering Department for review.
Submittal shall be made prior to issuance of grading or building permits.
TRAFFIC
49. The developer shall provide a minimum of 48 inches of sidewalk clearance
around all street furniture, fire hydrants and other above-ground facilities for
handicap accessibility.The developer shall provide same through dedication
of additional right-of-way and widening of the sidewalk or shall be
responsible for the relocation of all existing traffic signal/safety light poles,
conduit, pull boxes and all appurtenances located on the Racquet Club Road
West and Sanborn Way frontages of the subject property.
50. A 30 inch "STOP" sign with street name signs, standard "STOP BAR" and
"STOP LEGEND" shall be installed per City of Palm Springs Standard
Drawing Nos. 620-625 at the southeast corner of Racquet Club Road West
and Michael Drive.
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51. 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.
FIRE:
52. Access During Construction: Access for fire fighting equipment shall be
provided to the immediate job site at the start of construction and maintained
until all construction is complete. Fire apparatus access roads shall have an
unobstructed width of not less than 20' and an unobstructed vertical
clearance of not less than 14'6". Fire department access roads shall have
an all weather driving surface and support a minimum weight of 67,500 lbs.
(Sec. 902 CFC)
53. Fire apparatus access plans: Plans for fire apparatus access roads shall be
submitted to the fire department for review and approval priorto construction.
Plans shall include certification from a Registered Professional Engineer
stating the roads are of all weather construction and capable of supporting
fire apparatus weighing 67,500 Ibs G.V.W. (901.2.2.1 CFC)
54. Water Systems and Hydrants: Where underground water mains are to be
provided, they shall be installed, completed and in service with fire hydrants
or standpipes (Or combinations thereof located as directed by the fire
department)not laterthan the timewhen combustible materials are delivered
to the construction site. (Sec. 903 CFC)
55. Residential fire hydrants: Residential fire hydrants shall be installed in
accordance with DWA specifications and standards. No landscape planting,
walls, or fencing are permitted within 3 feet of fire hydrants, except ground
cover plantings.
56. Site Plan: Provide the fire department with two copies of an approved site
plan. Approved locations for fire hydrants will be marked on this site plan,
with one copy being returned to the applicant. The second copy will be
retained by the fire department.
57. Fire hydrant systems: Following fire department selection of hydrant
locations, plans and specifications forfire hydrant systems shall be submitted
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to the fire department for review and approval prior to construction.
(901.2.2.2)
58. Building or Complex Gate Locking Devices: Gate(s) shall be equipped with
a KNOX key switch device or Key box. Contact the fire department for a
KNOX application form.
59. Residential Smoke Detector Installation: Provide Residential Smoke
Detectors. Detectors shall receive their primary power from the building
wiring, and shall be equipped with a battery backup. (310.9.1.3 CBC)
60. Site Fire Protection: Provide a garden hose or hoses on construction site
equipped with an adjustable spray nozzle capable of reaching all
combustible construction.
61. Premises Identification: 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.
62. Fire Department Access Road Dimensions: Provide a minimum of 20 feet
unobstructed width. If parking on access road is desired, provide an 8 foot
parking lane with opposing curb marked red with appropriate signage for a
total of 28 feet in width. Provide an additional 8 feet for parking on both
sides of access road for a total of 36 feet in width.
63. Vertical Fire Apparatus Clearances: Palm Springs Fire Apparatus require an
unobstructed vertical clearance of not less than 14'6".
64. Fire Flow Determination: Provide information on the size of the proposed
buildings and type of construction. This is necessary to determine fire flow
requirements.
PLANNING:
65. 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.
66. 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 advisory agencies,or legislative body concerning Tentative Tract
Map 28495. The City of Palm Springs will promptly notify the applicant of
any such claim, action, or proceeding against the City of Palm Springs and
will cooperate fully in the defense. 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.
67. The project is located in an area defined as having an impact on fish and
wildlife as defined in Section 711.4 of the Fish and Game Code; therefore a
filing fee of $1,250.00 plus an administration fee of- $78.00 shall be
submitted by the applicant in a form of a money order or a cashier's check
in the amount of $1,328.00 payable to the Riverside County Clerk prior to
Council action on the project. This fee shall be submitted by the City to the
County Clerk with Notice of Determination.
68. Prior to final map approval, the applicant shall submit a comprehensive set
of codes, covenants, and restrictions ("CC&R's") to the Director of Planning
and Building with the application for Final Map for approval in a form
approved by the City Attorney, to be recorded prior to the issuance of
occupancy permits. 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 and conditions
stated herein. CC&R's shall include project design guidelines, including but
not limited to landscape requirements, slope restoration, building height
standards,walls, building materials, multi-level homes conforming to existing
topography. The applicant shall reimburse the City for all legal costs
associated with City Attorney review and approval of project CC&R's.
The applicant shall submit to the City of Palm Springs, a deposit in the
amount of $2500, for the review of the CC&R's by the City Attorney.
69. That detailed entry gate plans if proposed shall be submitted pursuant to
Section 9404.00 of the Zoning ordinance. Plans shall be submitted to and
approved by the Director of Planning & Building and City Engineer prior to
submission of the final map for approval.
70. The mitigation measures of the environmental assessment shall apply. The
applicant shall submit a signed agreement that the mitigation measures
outlined as part of the negative declaration or EIR will be included in the
plans prior to Planning Commission consideration of the environmental
assessment. ® y�
71. Architectural approval shall be valid for a period of two(2)years. Extensions
of time maybe granted by the Planning Commission upon demonstration of
good cause.
72. Not used.
73. Final landscaping, irrigation, exterior lighting, and fencing plans shall be
submitted for approval by the Department of Planning and Building prior to
approval of a final map. Landscape plans shall be approved by the Riverside
County Agricultural Commissioner's Office prior to submittal.
74. 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 Building for review and
approval prior to the issuance of a building permit. Refer to Chapter 8.60 of
the Municipal Code for specific requirements.
75. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control
Plan shall be submitted and approved by the Building Official. Refer to
Chapter 8.50 of the Municipal Code for specific requirements.
76. The grading plan shall showthe disposition of all cut and fill materials. Limits
of site disturbance shall be shown and all disturbed areas shall be fully
restored or landscaped.
77. Drainage sales shall be provided adjacent to all curbs and sidewalks, 3'wide
and 6" deep. The irrigation system shall be field tested priorto final approval
of the project. Section 14.24.020 of the Municipal Code prohibits nuisance
water from entering the public streets, roadways or gutters.
78. 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.
79. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control
Plan shall be submitted and approved by the Building Official. Refer to
Chapter 8.50 of the Municipal Code for specific requirements,
80. 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.
81. The applicant shall relocate underground the existing and all proposed utility
lines prior to the issuance of a building permit.
V1 .,y
82. The applicant shall submit final landscape, irrigation and exterior lighting
plans for approval by the Director of Planning and Building priorto approval
of a final map.
83. Applicants seeking architectural approval of each future single family
residence shall submit detailed grading, site, landscape plans and site cross
sections for review pursuant to Section 94.00, Architectural Review, and
Section 93.13, Hillside Developments, of the Palm Springs Zoning
Ordinance.
84. Mass grading shall be prohibited as part of the project. That grading of
individual lots shall be prohibited until such time that building permits are
issued for single family residences. Contour and terrace grading shall be
required for development of individual lots within the project. Split level pads
and yards shall be required which step development and create transitions.
85. All retention basins and other drainage infrastructure shall be constructed
using a high quality landscape program and with decorative colored block,
and an automated irrigation system. The retention basin shall be designed
to serve as passive recreation areas. All landscaping shall be designed in
accordance with Section 93.02 of the Zoning Ordinance.
86. All construction debris on site shall be excavated, removed and replaced with
compacted fill.
87. The minimum seismic design of all future residences shall comply with the
Uniform Building Code.
88. All future residences shall employ engineered design and earthquake
resistant construction.
89. An on-site detention basin and related drainage improvements shall be
constructed by the developer as a part of the project. The basin and related
improvements shall be designed and constructed so that its size will detain
sufficient storm water run-off such that the maximum flow existing the basin
during a 100-year storm well not exceed the historic flow onto Racquet Club
Road West of 62 cfs. The basin shall be constructed to contain the 100-year
storm with peak flow existing the basin through a 20 feet wide weir structure
will be 57.46 cfs, with the basin containing 5.268 acre feet (or 229,475 cubic
feet) of stormwater runoff. The basin shall be designed according to the
specifications contained in the hydrology report for the project. The tentative
map shall be revised to allow for a larger detention basin as required by the
study.
90. A final drainage study shall be provided to govern the actual design and
construction of the storm drainage improvements for Tentative Tract Map
7
28495, including storm drain pipe, drainage channels, and the common area
detention basin.
91. The detention basin shall be landscaped and designed to serve as a passive
on-site recreation amenity.
92. The project CC&Rs shall address routine, regular, and after-storm
maintenance of all retention related facilities, and a separate maintenance
account shall be established and funded for same. Project CC&R provisions
regarding drainage and retention basin maintenance shall be approved by
the City Engineer.
93. The applicant shall dedicate 30'of street right of way and shall construct half-
street improvements along Sanborn Way, including pavement, curb, gutter
and sidewalk, to the satisfaction of the Fire Department and the City
Engineer.
94. If blasting is determined to be necessary as part of the excavation operation
for any of the future residences on the property, the timing such procedures
shall be planned with the assistance of a biologist If the biologist determines
that the location and extent of blasting is likely to affect sheep lambing,
breeding, or watering, blasting should be done during a period when the
auditory impacts will be negligible. A biological monitor may also be
necessary prior to and during blasting events to halt blasting if sheep are
present in the area. While the biologist will determine the final
implementation techniques, it is anticipated that the biologist will be
positioned at the higher elevations of the site equipped with a spotting scope
and radio and would conduct visual surveillance before and during the
blasting.
95. Any additional landscaping or landscape alteration outside of fenced areas
shall consist of plant species that are native to the immediate areas. No
oleanders shall be planted on the project perimeter or within areas open to
undeveloped areas.
96. The final design of any perimeter fencing or walls shall be reviewed by the
Planning and Building departments as part of the Architectural Review
process for each residence within the subdivision. The fencing shall be of
a height, location, and design so as not to create a "trap" for Peninsular
Bighorn Sheep that could potentially wander to the fringe of the subdivision.
97. The developer shall construct a fence or wall at least 6 (six)feet high around
the perimeter of the subdivision for the purpose of keeping bighorn sheep out
of the area of development.
r '
98. The developer shall be responsible for compliance with the State
Endangered Species Act and Federal Endangered Species Act prior to the
issuance of grading permits, if deemed necessary by the applicable resource
agencies.
99. The developer shall extend sewer service to the site. The project shall
include the provision of sewer service to all future residences. Improvement
plans associated with the Final map shall include the provision of sewer
service as a part of the project. The developer may enter into a
reimbursement agreement with the City.
100. An on-site archaeological monitor shall be present during all grading
operations. A report shall be submitted by the monitor to the City following
observation of grading operations.Agrading report, including daily inspection log
shall be submitted and approved prior to final inspection of tract improvements and
prior to pad certification for all subsequent single family residences.
101. Separate architectural approval and permits shall be required for all signs. A
detailed sign program shall be submitted for review and approval by the Planning
Commission prior to issuance of building permits.
102. Perimeter walls shall be designed, installed and maintained in compliance with the
corner cutback requirements as required in Section 9302.00.D.
103. The design, height, texture and color of building(s), fences and walls shall be
submitted for review and approval prior to issuance of building permits.
104. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00,
Outdoor Lighting Standards, shall be submitted for review and approval by the
Director of Planning & Building prior to the issuance of building permits.
Manufacturer's cut sheets of all exterior lighting on the building and in the
landscaping shall be submitted for approval prior to issuance of a building permit.
If lights are proposed to be mounted on buildings, down-lights shall be utilized. No
lighting of the hillside is permitted.
105. All future residences shall be subject to Chapters 2.24 and 3.37 of the
Municipal Code regarding public art. The project shall either provide public
art or payment of an in lieu fee. In the case of the in-lieu fee, the fee shall
be based upon the total building permit valuation as calculated pursuant to
the valuation table in the Uniform Building Code, the fee being 1/2% for
commercial projects or 1/4% for residential projects with first $100,000 of
total building permit valuation for individual single-family units exempt.
Should the public art be located on the project site, said location shall be
reviewed and approved by the Director of Planning and Building and the
Public Arts Commission, and the property owner shall enter into a recorded
agreement to maintain the art work and protect the public rights of access
and viewing.
RESOLUTION NO.
OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS,
CALIFORNIA,APPROVING A TIME EXTENSION REQUEST
BY TUSCANY HEIGHTS, LLC. FOR A ONE-YEAR TIME
EXTENSION, FROM MAY 1, 2004 TO MAY 1 2005, FOR
TENTATIVE TRACT MAP 28495, THE SUBDIVISION OF 7.8
ACRES INTO FIFTEEN SINGLE FAMILY RESIDENTIAL LOTS
AND ONE COMMON AREA DETENTION BASIN LOT„
LOCATED SOUTH OF RACQUET CLUB ROAD, WEST OF
MILO DRIVE, ZONE R-1-13, SECTION 3.
WHEREAS,Tuscany Heights, LLC, (the"Applicant') requests approval of a time extension
for Tentative Tract Map 28495 (TTM 28495) for property located south of Racquet Club
Road and west of Milo Drive, adjacent to existing single family homes fronting on Milo
Drive, Zone R-1-13, Section 3; and
WHEREAS, Surrounding property to the north, west, and south is vacant; and
WHEREAS, TTM 28495 was approved by the City Council on May 1, 2002; and
WHEREAS, the Applicant has requested additional time to May 1, 2005 to proceed with
completion of the final map and improvement plans; and
WHEREAS,on May 12,2004 a public meeting on the request for a one year time extension
was held by the Planning Commission in accordance with applicable law; and
WHEREAS, the Planning Commission carefully reviewed and considered all of the
evidence presented in connection with the hearing on the project, including but not limited
to the staff report, all written and oral testimony presented; and
WHEREAS, on May 12, 2004,the Planning Commission voted to recommend that the City
Council grant a one year time extension for this map; and
WHEREAS, on July 7, 2004 a public meeting on the request for a time extension was held
by the City Council in accordance with applicable law; and
WHEREAS, the City Council carefully reviewed and considered all of the evidence
presented in connection with the hearing on the project, including but not limited to the staff
report, all written and oral testimony presented; and
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Palm Springs,
California, after considering all of the evidence provided at the meeting, does hereby
approve of the one-year time extension request,from May 1, 2004 to May 1, 2005 for TTM
28495, subject to all previous conditions of approval dated May 1, 2002.
ADOPTED this 7th day of July, 2004.
AYES:
NOES:
ABSENT:
ATTEST:
CITY OF PALM SPRINGS, CALIFORNIA
City Clerk City Manager
Reviewed and Approved as to Form: ����