HomeMy WebLinkAbout6/2/2004 - STAFF REPORTS (15) 7P
DATE: June 2, 2004
TO: City Council
FROM: Director of Planning & Zoning
CASE NO. 5.0899 - PD-271 TTM 30050 - APPLICATION BY MSA CONSULTING, INC. FOR
PALM CANYON, LLC A ONE-YEAR TIME EXTENSION FROM JUNE 19, 2004 TO JUNE 19,
2005 FOR AN APPROVED PRELIMINARY PLANNED DEVELOPMENT DISTRICT AND
TENTATIVE TRACT MAP FOR 67 SINGLE FAMILY RESIDENTIAL LOTS ON 29.54 ACRES
LOCATED AT THE NORTHEAST CORNER OF SOUTH PALM CANYON DRIVE AND
ACANTO DRIVE, ZONE R-1-13, W-R-1-13, SP-1A, SECTION 35.
RECOMMENDATION:
That the City Council approve a one-year time extension from June 19, 2004 to June 19, 2005
for an approved Preliminary Planned Development District (PD-271) and Tentative Tract Map
30050 (TTM 30050), subject to the conditions previously approved on June 19, 2002, attached.
The subject property is located at the northeast corner of South Palm Canyon Drive and Acanto
Drive, Zone R-1-B, W-R-1-13, SP-1A, Section 35.
SUMMARY
The Planning Commission, at its May 12, 2004 meeting, voted 6-0 (1 abstention) to recommend
that the City Council approve the one-year time extension from June 19, 2004 to June 19, 2005
for PD-271 and TTM 30050.
BACKGROUND:
The Planning Commission, at its May 22, 2002 meeting, recommended that the City Council
approve Case 5.0899 - PD-271 TTM 30050. The City Council subsequently approved the
project at its June 19, 2002 meeting.
Preliminary Planned Development District 271 and Tentative Tract Map 30050 consists of 67
single family residential lots and associated on and off-site improvements on 29.54 acres. The
applicant, MSA Consulting, Inc. for Palm Canyon, LLC, has filed the first time extension request
for PD-271 and TTM 30050, located on a 29.54 acre site at the northeast corner of South Palm
Canyon Drive and Acanto Drive. The extension was filed with the City pursuant to the
requirements of the Zoning Ordinance.
At this time, the extension is required in order to allow the applicant and staff more time to
address all the conditions of approval and mitigation measures of the project. As of the writing
of this report, the final map and improvement drawings are nearing completion. The applicant
has been diligently working with staff towards final PD and map approval. Condition #26
regarding fair share fees for infrastructure improvements will be implemented through a
development agreement with Palm Canyon, LLC.
76
ENVIRONMENTAL ANALYSIS AND NOTIFICATION
A Mitigated Negative Declaration of environmental impact was previously approved by City
Council on June 19, 2002, in conjunction with the approval of PD-271 and TTM 30050, and
adequately addressees all known environmental impacts.
Director of,,Planning and Zoning
City Manager `,,'4—�
ATTACHMENTS
1. Vicinity Map
2. Request for time extension by MSA Consulting, Inc. for Palm Canyon, LLC
3. Resolution
4. Conditions of Approval
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VICINITY MAP
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CITY OF PALM SPRINGS
CASE NO. TTM 30050 DESCRIPTION
5.0899 - PD-271
APPLICANT Palm Canyon, LLC Application for a subdivision of a 29.54 acre
parcel into 67 single family residential lots,
Zone R-1-13, W-R-1-13, SP-1, Section 35.
Apr-20-2004 11:1Sim From-MA Consultin^ Inc 700 323T303 T-073 P.002/002 F-036
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MSA
•
ID PLANMNG■ CIVIL ENGINEERING ■LAND SURVEWN0
April 27,2004
Mr. Doug Evans
Director of Planning and Building
CITY OF PALM SPRINGS
3200 East Tahquitz Canyon Way
P.O. Box 2743
Palm Springs, California 92262
Re: Time Extension Request-TTM 30050
Dear Doug:
On behalf of our client, Palm Canyon LLC, we hereby request a one year extension of
time for Tentative Tract Map 30050 (El Portal) located at the northeast corner of South
Palm Canyon Drive and Acanto Way. The final map and improvement drawings are
nearly complete but some additional time may be needed to complete all of the required
conditions of approval and mitigation measures.
If you have any questions concerning this matter please feel free to contact Bill Baron
(408-279-6200) or me (760-320-9811), Thank you for your assistance.
Very trulyyours,
Marvin Roos, AICP
Director of Design Development
Enclosure: Check for fees for extension
Cc: Bill Baron
Frank Eder
r
APR 2 9 2004
7
34200 BoB HoFE DRIVE N11 RANCHO MIRAGE ■ CALIFORNIA ■ 92270
760,320-9811 ■ 760.323-7893 fax ■ www.MSAC0NSULTTN6UC.00M
Resolution 20376
Page 7
EXHIBIT A
TTM 30050 and Case No. 50899 - PD-271
Northeast corner of South Palm Canyon Drive and Acanto Drive
June 19, 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,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
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.
1. The proposed development of the premises shall conform to all applicable regulations of
the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances
and resolutions which supplement the zoning district regulations.
2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents,
officers, and employees from any claim, action, or proceeding against the City of Palm
Springs or its agents, officers or employees to attach, set aside, void or annul, an approval
of the City of Palm Springs, its legislative body, advisory agencies, or.administrative officers
concerning Specific Plan Amendments, TTM 30050 Case No. 5.0899 - PD-271. 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 judgement or failure to appeal, shall not cause a waiver of the
indemnification rights herein.
3. That the property owner(s) and successors and assignees in interest shall maintain and
repair the improvements including and without limitation sidewalks, bikeways, parking
areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and
property line, including sidewalk or bikeway easement areas that extend onto private
property, in a first class condition, free from waste and debris, and in accordance with all
applicable law, rules, ordinances and regulations of all federal, state, and local bodies and
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Resolution 20376 - -
Page 8
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.
4. The developer shall be responsible for compliance with the State Endangered Species Act
and Federal Endangered Act prior to the issuance of grading permits, if deemed necessary
by the applicable resource agencies.
5. 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.
6a. The final development plans shall be submitted in accordance with Section 9403.00 of the
Zoning Ordinance. Final development plans shall include site plans, building elevations,
floor plans, roof plans, grading plans, landscape plans, irrigation plans, exterior lighting
plans, sign program, mitigation monitoring program, site cross sections, property
development standards and other such documents as required by the Planning
Commission. Final development plans shall be submitted within two (2) years of the City
Council approval of the preliminary planned development district.
6b. The property development standards forthis project shall be Section 92.01.00,R-1-BZone,
except for the modifications to minimum lot size, lot depth, lot width, front and side front
setbacks, and detached garages. Front and side front setbacks for the residences and
detached garages will be considered at 10 to 15 feet and 20 to 25 feet, respectively,
pending submittal of final development plans.
7. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for
approval by the Department of Planning and Building prior to issuance of a building permit.
Landscape plans shall be approved by the Riverside County Agricultural Commissioner's
Office prior to, submittal. Final landscape plans shall include the entire street right-of-way
landscaped areas. The project shall be responsible for installation and maintenance of all
landscaped areas within the right-of-way and easement area.
8. 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 fee of $1,250.00 plus an
administrative fee of $50.00 shall be submitted by the applicant in the form of a money
order or a cashier's check 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 the Notice of
Determination. Action on this application shall not be final until such fee is paid.
9. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan shall be
submitted and approved by the Building Official. Refer to Chapter 8.50 of the Municipal
Code for specific requirements.
10. All roof mounted mechanical equipment shall be screened from all possible vantage points
both existing and future per Section 93.03.00 of the Zoning Ordinance. The screening shall
be considered as an element of the overall design and must blend with the architectural
design of the building(s). The exterior elevations and roof plans of the buildings shall
indicate any fixtures or equipment to be located on the roof of the building, the equipment
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Resolution 20376
Page 9
heights, and type of screening. Parapets shall be at least 6" above the equipment for the
purpose of screening.
11. The applicant prior to issuance of building permits shall submit a draft declaration of
covenants, conditions and restrictions ("CC&R's") to the Director of Planning and Zoning
for approval in a form to be approved by the City Attorney, to be recorded prior to 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 including the equestrian
easement and landscaping within right-of-way in a good condition and in accordance with
all ordinances.
12. 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$250 filing fee shall also be paid to the
City Planning Department for administrative review purposes.
13. 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.
14, 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.
15; Perimeter walls shall be designed, installed and maintained in compliance with the corner
cutback requirements as required in Section 93.02.00.D.
16, The street address numbering/lettering shall not exceed eight inches in height.
17. Manufacturer's cut sheets of all exterior lighting (landscaping, and entry area) shall be
submitted for approval prior to final map approval.
18. Drainage swales shall be provided adjacent to all curbs and sidewalks - 3' wide and 6"
deep. The irrigation system shall be field 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.
19. The design, height, texture and color of fences and walls shall be submitted for review and
approval prior to issuance of building permits.
20. Texture, materials, and colors to be used on the proposed fences and walls shall be
submitted for review and approval prior to issuance of building permits.
21. Vehicles associated with the construction of the proposed development including company
vehicles or employees vehicles shall not be permitted to park off the proposed building site
unless a parking management plan has been approved
22. 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.
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Resolution 20376
Page 10
23. 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.
24. Trash cans shall be screened from view and kept within fifty (50) feet of the street.
25. _ The applicant shall dedicate a 30' easement and construct a 15' wide equestrian trail
between the property line and Lots 27 to 35. Design and details shall be submitted with the
final Planned Development plans. The equestrian trail shall be separated from the sidewalk
and Lots 27 to 35. A minimum 15' decomposed granite trail, landscape, fencing and
signing shall be provided. If SP-1 is amended, and a trail is no longer required, the
Planning Commission may delete this condition at Final PD stage.
26. Final development plans shall be prepared in accordance with the Mitigation Monitoring
Program for Canyon Redevelopment Plan and the Canyon Park Resort and Spa Specific
Plan/EIR. Prior to approval of the Final PD and Final Tract Map, a comprehensive
mitigation monitoring report consistent with the Monitoring Program shall be prepared and
approved by the Director of Planning and Zoning. The City shall be reimbursed for the cost
of preparation and/or review of said report. Refer to City Council Resolution No. 17598
certifying the Final EIR for the Canyon Redevelopment Plan and Canyon Park Resort and
Spa Specific Plan for specific details. All mitigation measures, where applicable, shall be
adopted as conditions of approval. The following measures are hi-lighted for convenience:
a. Prior to final project acceptance including approval of the final map or planned
development district, the City shall establish a formula for the applicant's payment of their
"fair share" of the costs of the matters listed below, and applicant shall pay fees pursuant
to the formula or post such security as the City Attorney shall determine is appropriate. The
fair share formulas shall be based on data developed by City or its consultants to determine
the applicant's proportionate responsibility for providing the specified public improvements,
and for producing affordable housing, based upon the benefits received by the project
and/or impacts caused by the project. The costs shall include not only construction costs,
but also design, engineering and other similar costs, as well as City administrative costs
including the costs of developing the fair-share formula. Fair-share formulas shall be
developed for the following matters:
i) Funding of site acquisition and construction of a fire station providing adequate fire
protection services to the project site and vicinity.
ii) Funding of site acquisition and construction of affordable housing meeting the goals of
the City's Housing Element. See Section 5-10 (5-184) Jobs and Housing for specific
mitigation measures.
iii) Funding of construction of off-site roadway improvements and signals as shown in
Table 5.14 of the Canyon Redevelopment Plan and the Canyon Park Resort and Spa
Specific Plan Final Environmental Impact Report.
b. Appropriate removal and recompaction of surface soils in areas to support structures
will mitigate potential settlements. Building sites planned within the alluvial areas shall be
7ftas
Resolution 20376 __ -
Page 11
evaluated by the soil engineer for settlement potential during detailed geotechnical studies
for design of structures, with respect to the specifics of proposed structure locations, soil
conditions, foundation loads, etc. A final soils report shall be submitted with the detailed
development plans (grading and structural) for the project.
c. All outdoor lighting constructed on the project site shall be directed at the ground to
prevent unnatural lighting from interfering with the activity of nocturnal animals that live in
the surrounding natural areas. Exceptions to this condition shall be limited to accent
landscape and architectural lighting. All lighting which directly illuminates hillsides and
wash areas shall be prohibited. This condition shall be included in the CC&R's.
d. The applicant and the building contractor shall halt grading or any other construction
activity in the immediate vicinity immediately if archaeological resources are uncovered
cTuring grading. The applicant and/or contractor shall notify the City and Tribal Council in
writing and shall summon a qualified 'archaeologist to determine the significance of
uncovered archaeological resources and appropriate mitigation measures.
e. Due to the historical sensitivity of the area, a tribal representative and/or,a qualified
archaeologist monitor shall be present during all rough grading operations. A written report
shall be provided to the City outlining the nature of any resources found on-site,disposition,
etc. At the end of construction a written report shall be provided summarizing resources
found (if any) and if any additional work is needed.
POLICE DEPARTMENT:
1. Developer shall complywith Section II of Chapter 8.04 of the Palm Springs Municipal Code.
BUILDING DEPARTMENT:
1. Prior to any construction on-site, all appropriate permits must be secured.
FIRE:
1. Fire Department Access: Provide detail on the entry median and entry gate area. A 20 foot
unobstructed width is required, including gate openings.
2. Mandatory Fire Sprinklers: Project is beyond a 5-minute response time from closest fire
station. All buildings, regardless of size, require an automatic fire sprinkler system.
(1003.2.1 CFC)
3. 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 later than the time
when combustible materials are delivered to the construction site. (Sec. 903 CFC)
4. 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.
Resolution 20376 '
Page 12
5. 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.
6. Fire hydrant systems: Following fire department selection of hydrant locations, plans and
specifications for fire hydrant systems shall be submitted to the fire department for review
and approval prior to construction. (901.2.2.2 CFC)
7. 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 feet and an unobstructed vertical clearance of not less than 13'6". Fire department
access roads shall have an all weather driving surface and support a minimum weight of
73,000 lbs. (Sec. 902 CFC). Free access from the street to fire hydrants and to outside
connections for standpipes, sprinklers or other fire extinguishing equipment, whether
permanent or temporary, shall be provided and maintained at all times.
8. Secondary Emergency Access: The emergency access area shown at the south-west
corner of the project(west of Lot 35) must meet the same requirements as an access road
in condition #7 above.
ENGINEERING:
-a
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:
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. Submit street 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, IF applicable:
A. Copy of signed Conditions of Approval from Planning Department.
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.
7/4/O
Resolution 20376
Page 13
PALM CANYON DRIVE SOUTH
The following conditions of approval which refer to the pavement width shall be revised, IF
necessary, to agree with the focused traffic study as approved by the City Engineer,
3. Dedicate a 30 footwide easement for landscape and pedestrian access purposes along the
entire frontage.
4. Acquire an additional right-of-way width of 10 feet on the west side of the section along the
entire frontage for a total right-of-way width of 54 feet.
5. Construct a 12 inch wide mow strip, 20 feet EAST of centerline from Acanto Drive to the
north tract boundary, with a 35 foot radius curb return and spandrel at the NORTHEAST
corner of the intersection of PALM CANYON DRIVE SOUTH and ACANTO DRIVE and at
the NORTHEAST AND SOUTHEAST corners of the intersection of PALM CANYON DRIVE
SOUTH and STREET 'D" per City of Palm Springs Standard Drawing No. 200 and 206.
6. Construct both halves of a 6 foot wide cross gutter at the intersection of PALM CANYON
DRIVE SOUTH and STREET "D" with a flow line parallel with and 20 feet EAST of the
centerline of PALM CANYON DRIVE SOUTH in accordance with City of Palm Springs
Standard Drawing No. 200 and 206.
7. Construct a 15 foot wide pedestrian/bike pathway between the storm water channel and the
west tract boundary along the entire frontage in accordance with City of Palm Springs
Standard Drawing No. 210 and meeting the approval of the City Engineer and Director of
Planning and Building. The pathway shall also serve as the storm channel maintenance
roadway. The east 5 feet of the pathway shall be constructed with 6 inch thick (6 sack)
Portland Cement Concrete. The west 10 feet of the pathway shall be constructed with 6
inch thick decomposed granite compacted to 90% over 24 inches native soil compacted to
90%, tartan block, OR equal, meeting the approval of the City Engineer and Director of
Planning and Building.
8. 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 mow strip to 10 feet west of
centerline along the entire frontage in accordance with City of Palm Springs Standard
Drawing No. 110 and 315. The pavement section shall be designed, using "R" values, by
a licensed Soils Engineer and submitted to the City Engineer for approval. A redwood
header shall be installed along the west edge of pavement.
ACANTO DRIVE
9. Construct a 6 inch wedge curb and gutter except where hydrology requires 8 inch wedge
curb c:,-d gutter, 3 fee' NORTH of sectio;,/centerline and 32 feet NORTH of
section/centerline (distance measured from back of wedge curb on south side to flow line
of wedge curb on north side) respectively, from South Palm Canyon Drive to the east tract
boundary, with a 35 foot radius curb return and spandrel at the NORTHEAST corner of the
intersection of PALM CANYON DRIVE SOUTH and ACANTO DRIVE per City of Palm
Springs Standard Drawing No. 200 and 206.
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Resolution 20376
Page 14
10. Construct catch basins, as needed for drainage, and connect to the proposed storm drain
line. The wedge curb and gutter shall transition into 6 inch vertical curb and gutter at the
catch basin locations. The design shall be reviewed and approved by the City Engineer.
11. Construct a 15 foot wide meandering equestrian/pedestrian trail along the entire frontage
with 6 inch thick decomposed granite compacted to 90% over 24 inches native soil
compacted to 90%, OR equal, meeting the approval of the City Engineer and Director of
Planning and Building.
Construct a redwood header on both sides of the trail along its entire length.
12. Dedicate a 30 foot wide easement for landscape and pedestrian access purposes along the
entire frontage via the tract map.
13. Construct ac 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 proposed gutter along the
entire frontage in accordance with modified Cityof Palm Springs Standard Drawing No. 110
and 300. The pavement section shall be designed, using "R" values, by a licensed Soils
Engineer and submitted to the City Engineer for approval.
PRIVATE STREETS
14. The following traffic calming devices, OR equal, (the final configuration to be approved by
the City Engineer) shall be incorporated into the on-site streets:
Narrowed pavement 'chokers' shall be provided at one location on Street"A", one location
on Street "C", one location on Street "D", and one location on Street "E", as approved by
the City Engineer. Chokers shall be designed with a transition using 25 foot reverse curves
and a 40 to 8Q foot long, 20 foot wide(10 feet each side of centerline) narrowed travel way.
The narrowed travel way shall be constructed with a colored or decorative Portland cement
concrete section 6 inches thick as approved by the City Engineer.
The proposed chokers at the east and west ends of Street "D" can be constructed but are
not a requirement of these conditions of approval. If they are part of the street
improvements, the approval of the City Engineer will be required for the design of same.
15a. Construct a 6 inch wedge curb and gutter except where hydrology requires 8 inch wedge
curb and gutter, with the back of the wedge curb being 16.5 feet from both sides of
centerline along the entire frontage, with 25 foot radius curb returns and spandrels at the
intersection of Street "A" with Street "C" and "D" and at the intersection of Street "D" with
Street "B" per City of Palm Springs Standard Drawing No. 200 and 206. Parking shall be
allowed on both sides of the street if all buildings are sprinklered and if the parking lanes
are clearly marked leaving a clear 20-foot wide vehicular path to satisfy Uniform Fire Code
standards. It shall be the responsibility of the Homeowners Association to maintain the
delineation and provide signs for the life of the project. Final street design shall be subject
to final approval of the Fire Chief, City Engineer, and Director of Planning and Building.
151b. In the event 15A above cannot be implemented, the project shall comply with the following
condition: Construct a 6 inch wedge curb and gutter exceptwhere hydrology requires 8 inch
Resolution 20376
Page 15
wedge curb and gutter, with the back of the wedge curb being 18.5 feet from both sides of
centerline along the entire frontage, with 25 foot radius curb returns and spandrels at the
intersections of Street"A"with Street"C and "D" and at the intersection of Street"D"with
Street "B"per City of Palm Springs Standard Drawing No. 200 and 206.
16. Construct both halves of a 6 foot wide cross gutter at the intersection of Street "A" with
Streets "C" and "D" with a flow line parallel with and 16.5 feet East of the centerline of
Street "A" in accordance with City of Palm Springs Standard Drawing No. 200 and 206.
17. Construct both halves of a 6 foot wide cross gutter at the intersection of Street "B" with
Street"D"with a flow line parallel with and 16.5 feet West of the centerline of Street"B" in
accordance with City of Palm Springs Standard Drawing No. 200 and 206.
18, Construct knuckles at the intersection of Street "A with Street"E"and at the intersection of
Street "B" with Streets "C' and "E" in accordance with City of Palm Springs Standard
Drawing No. 104.
19. The on-site cul-de-sac shall be constructed in accordance with City of Palm Springs
Standard Drawing No. 103, curb portion only.
20. All centerline radii shall be a minimum of 130 feet.
21. Construct minimum 10 wide driveway approaches for all lots in accordance with City of
Palm Springs Standard Drawing No. 201.
See Condition No. 22 for gated entrance requirements for Main Entries that are proposed
to be gated.
22. The following requirements for a gated entryshall be metto provide adequate setbacks and
turning movements for vehicles entering the primary parking facilities of this project:
A. Provide a minimum curb cut of 100 feet (from BCR to ECR) for the gated Main
Entry.
B. Provide a minimum 50 foot setback to the access gate control mechanism
C. Provide a turnaround after the mechanism for vehicles unable to enter the project
D. Security gates shall be a minimum of 20 feet clear width in each direction.
E. Provide separate lane of ingress for residents.
SANITARY SEWER
22. The on-site sewer mains will be maintained by the HOA. Provision for this shall be
addressed in the CC & Rs.
23. Connect all sanitary facilities to the City sewer system. Lateral shall not be connected at
manhole.
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Resolution 20376
Page 16
24. Developer shall construct an 8 inch sewer main across all PRIVATE STREET frontages,
through the proposed 20 foot wide drainage/sewer easement adjacent to the southwest
property line of Lot 9 OR the northeast property line of Lot 8 and through the existing 30
foot wide utility easement to the existing manhole south of the Palm Canyon Drive South
and Bogert Trail intersection in accordance with the Master Plan of Sewers and connect to
the existing sewer system. The 20 foot wide drainage/sewer easement shall be located
entirely within Lot 8 or Lot 9.
25.' 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 by
these conditions.
C. Sewer Study/Report, IF required by these conditions.
26. The project is subject to a sewer assessment fee of$146.19 per lot for construction of the
15 sewer main in Avenida Granada, Calle Palo Fierro and Laverne Way. The fee shall be
paid prior to issuance of a building permit for individual lots.
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 Professional to the Engineering
Department for plan check. Grading plan shall be submitted to the Planning Department
for comments prior to 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. Copy of Planning Department comments regarding the grading plan.
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. �'�
Resolution 2037
Page 17
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/blowsand 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 subjectto approval by the City Engineer
prior to the issuance of the grading permit.
33. Contact the Building Department to 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 Project, applicants for grading
permits involving a grading plan and involving the import or export of soil will be required
to present a clearance documentfrom 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. Developer shall obtain easements dedicated to Riverside County Flood Control and Water
Conservation District (RCFC) for flood control and stormwater drainage purposes across
Lots 73 and 74 of Tract 16149 (APN's 512-200-022 and -024)and across that certain 1.80
acre parcel of land indicated as floodway on Tract 12848 (APN 512-292-001).
36. The developer shall accept all stormwater runoff passing through and falling onto the site
and conduct this runoff to an approved drainage structure (if available). On-site
retention/detention or other facilities approved by the City Engineer shall be required if off-
site drainage structures are unavailable or cannot contain the increased stormwater runoff
generated by the development of the site. Provide a hydrology study to determine if the
increased stormwater runoff due to development of the site exceeds the capacity of offsite
�? lwsi
Resolution 2037-1
Page 18
drainage structures (if any exist), and to determine required stromwater runoff mitigation
measures for this project.
37. A portion of this property(q portion or all of Lots 2 thru 10, and 13 and Lots A and B) is in
Federal Insurance Rate Map (FIRM) zone A and shall conform to all of the FEMA and City
of Palm Springs Flood Hazard Ordinance requirements for this zone.
38. The developer shall design and construct the storm drain channel and culvert of a non-
erodable,natural-type section and configuration capable of conveying the tributary 100-year
storm runoff, as approved by RCFC and the City Engineer, along the west tract boundary
within an easement for operation and maintenance dedicated to RCFC in a form acceptable
to the RCFC.
38A. The developer shall design and construct interim inlet works and various appurtenances,
across a portion of APN 686-030=004, consistent with RCFC standards, as approved by
RCFC and the City Engineer. If public records do not demonstrate the existence of
easements that allow for the construction of flood control and stormwater drainage
improvements within that area of land where interim drainage improvements are required,
the developer shall obtain an easement dedicated to RCFCforflood control and stormwater
drainage purposes.
38B. The developer shall design and construct an interim collection/containment embankment
(berm) approximately 350 feet in length across the south portion of APN 513-460-019 as
conceptually shown in Exhibits 4 and 5 of the Addendum to the Master Plan of Drainage
for the Andreas Alluvial Cone, Dry Canyon, Arenas South and North Canyons and Palm
Canyon(from Bogert Trail to 1800 feet Downstream of Bogert Trail)Drainage Courses, City
of Palm Springs,dated October 2001, consistent with RCFC standards, as approved by
RCFC and the City Engineer. If public records do not demonstrate the existence of
easements that allow for the construction of flood control and stormwater drainage
improvements within that area of land where interim drainage improvements are required,
the developer shall obtain an easement dedicated to RCFCforflood control and stormwater
drainage purposes.
38C. The developer shall enter into a cooperative agreement with the City and RCFC, or, if not
required to be party to a cooperative agreement upon a determination by the City and
RCFC, the developer shall agree to comply with operation, maintenance and joint use
responsibilities of the drainage channel along the west tract boundary as determined by the
City and RCFC. Operation, maintenance and joint use responsibilities applicable to the
developer shall be included in provisions of Covenants, Codes and Restrictions (CC&R's)
administered by a common Homeowners Association for the project.
38D. Developer shall construct a 15 feet wide access road along the easterly side of the
drainage channel along the west tract boundary to also be used as a pedestrian trail in a
manner acceptable to RCFC and the City Engineer. Developer shall be responsible for all
maintenance and repair costs associated with keeping RCFC with clear, free and
unobstructed access to the drainage channel.
38E. The developer shall pay the City $40,000.00 for maintenance costs as a condition for
facilitating RCFC maintenance of the interim drainage improvements associated with this
project. If the Developer is party to a cooperative agreement with the City and RCFC, the
*AP
Resolution 20376 ,
Page 19
Developer shall submit payment to the City concurrent with approval of and in compliance
with the terms of the cooperative agreement. If the Developer is not party to a cooperative
agreement, the Developer shall submit payment to the City prior to issuance of a grading
permit.
39. The developer shall submit application and pertinent data to the Federal Emergency
Management Agency (FEMA) for a Letter of Map Revision (LOMR) and shall provide
FEMA's final written determination to the City Engineer prior to issuance of a Certificate of
Occupancy or Notice of Completion.
GENERAL
40. 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.
41. All existing and proposed utility lines that are less than 35 kV 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.
All undergrounding of utilities shall be completed 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 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. 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 93.02.00, D.
45. 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
46. 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 Parcel Map or Final Map to the Engineering
Department.
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Resolution 20376
Page 20
47. 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
48. 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 PALM CANYON DRIVE
SOUTH and ACANTO DRIVE frontages of the subject property.
49. Install a 4-way stop sign at the intersection of Street "A" and Street "D".
Install a stop sign for vehicles egressing at Palm Canyon Drive South.
Install a stop sign for vehicles entering Street "B" at Street"D".
Install a stop sign for vehicles entering Street"A" at Street"C.
50. The developer shall replace all damaged, destroyed, or modified pavement legends and
striping that is required by the City Engineer on the PALM CANYON DRIVE SOUTH AND
ACANTO DRIVE frontages prior to issuance of a Certificate of Occupancy.
51. Street name signs shall be required at each intersection in accordance with City of Palm
Springs Standard Drawing Nos. 620 through 625.
52. 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 accordancewith 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.
53. This property is subject to the Transportation Uniform Mitigation Fee based on the
RESIDENTIAL SINGLE FAMILY DETACHED ITE Code B land use.
Off-Site Improvements Approved For Deferral By Covenant
-740
RESOLUTION NO.
OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS,
CALIFORNIA, APPROVING A ONE-YEAR TIME EXTENSION
FROM JUNE 19, 2004 TO JUNE 19, 2005 FOR AN APPROVED
PRELIMINARY PLANNED DEVELOPMENT DISTRICT AND
TENTATIVE TRACT MAP FOR 67 SINGLE FAMILY
RESIDENTIAL LOTS ON 29.54 ACRES LOCATED AT THE
NORTHEAST CORNER OF SOUTH PALM CANYON DRIVE
AND ACANTO DRIVE, ZONE R-1-13, W-R-1-13, SP-1A, SECTION
35.
WHEREAS, Palm Canyon, LLC (the "Applicant") filed an application for Tentative Tract Map
30050 and Case 5.0899 - PD-271 to subdivide a 29.54 acre site into sixty-seven (67) lot
residential subdivision (the "Project') pursuant to Section 94.02.00 of the Zoning Ordinance and
the Palm Springs Municipal Code Section 9.60. The project is located on the northeast corner
of South Palm Canyon Drive and Acanto Drive, R-1-13, W-R-1-13, SP-1 Zone, Section 35; and
WHEREAS, A Final Environmental Impact Report (FEIR) was prepared for the Canyon Park
Resort and Spa Specific Plan (SP-1) and was certified and adopted by the City Council on July
19, 1991, and an Environmental Assessment (Mitigated Negative Declaration) was certified and
adopted on January 19, 1994 in compliance with CEQA, the State CEQA Guidelines, and the
City's CEQA Guidelines; and
WHEREAS, TTM 12848 was previously approved by the City Council for a sixty-three (63) lot
single family subdivision and has been recorded as a final subdivision map; and
WHEREAS, said applications were submitted to appropriate City Departments for their review ;
and
WHEREAS, said comments and requirements have been duly considered and are reflected
herein; and
WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs
to consider an application for TTM 30050 and Case No. 5.0899-PD-271 was issued in
accordance with applicable law; and
WHEREAS, on May 22, 2002 a public hearing on the application for TTM 30050 and Case No.
5.0899-PD-271 was held by the Planning Commission in accordance with applicable law; and
WHEREAS, on May 22, 2002, after holding a public hearing and considering 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, the Planning Commission recommended
approval of the project; and
WHEREAS, notice of the public hearing of the City Council of the City of Palm Springs to
consider TTM 30050 and Case No. 5.0899 - PD-271, was given in accordance with applicable
law; and
� 3
WHEREAS, on June 19, 2002 a public hearing on the application for Tentative Tract Map 30050
and Case No. 50899 - PD-271 was held by the City Council in accordance with applicable law;
and
WHEREAS, on June 19, 2002, after holding a public hearing and considering 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, the City Council approved of the project; and
WHEREAS, MSA Consulting,_ Inc. (agent for Palm Canyon, LLC) (the "Applicant') requests
approval of a one-year time extension for Planned Development District 271 (PD-271) and
Tentative Tract Map 30050 (TTM 30050) for property located at the northeast corner of South
Palm Canyon Drive and Acanto Drive, Zone R-1-B, W-R-1-B, SP-1A, Section 35; and
WHEREAS, the Applicant has requested additional time to June 19, 2005 to allow applicant and
staff to address all the conditions of approval and mitigation measures and to allow staff to
prepare the development agreement in order to comply with Condition #26; and
WHEREAS, on May 12, 2004, a public meeting on the request for a time extension from June
19, 2004 to June 19, 2005 for PD-271 and TTM 30050 was held by the Planning Commission in
accordance with applicable law; and
WHEREAS, on June 2, 2004, a public meeting on the request for a time extension from June
19, 2004 to June 19, 2005 for PD-271 and TTM 30050 was held by the City Council in
accordance with applicable law; and
WHEREAS, the City Council has carefully reviewed and considered all of the evidence
presented in connection with the project, including but not limited to the staff report, all written
and oral testimony presented.
NOW THEREFORE BE IT RESOLVED that the City Council of the City of Palm Springs,
California, after considering the evidence provided at the meeting, does hereby approve the
one-year time extension for PD-271 and TTM 30050 from June 19, 2004 to June 19, 2005,
subject to the conditions of approval as shown in Exhibit A.
ADOPTED THIS day of 12004.
AYES:
NOES:
ABSENT:
ABSTENTIONS:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
By:
City Clerk Mayor
REVIEWED &APPROVED AS TO FORM: �� ��/