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HomeMy WebLinkAbout7/2/2003 - STAFF REPORTS (14) DATE: July 2, 2003 TO: City Council FROM: Director of Planning and Zoning TTM 31256 - APPLICATION BY ALEJO/CABALLEROS, LLC FOR TENTATIVE TRACT MAP 31256 TO CONSTRUCT 14 CONDOMINIUM UNITS FOR THE PROPERTY LOCATED AT 977 ALEJO ROAD EAST, ZONE RGA (8), SECTION 14. RECOMMENDATION The Planning Commission recommends that the City Council approve Tentative Tract Map 31256 for the construction of 14 condominium units and associated on and off-site improvements for the property located at 977 Alejo Road East, Zone RGA (8), Section 14. The applicant is Alejo/Caballeros, LLC. The principal of Alejo/Caballeros, LLC is Dennis Freeman. SUMMARY The Planning Commission at its June 11, 2003 meeting, voted 6-0-1 to recommend approval of the project, subject to the conditions of approval. Two property owners who received the notice of public hearing spoke at the meeting and expressed concern regarding the proximity of the project to their property. Their concerns were allayed after viewing an aerial photograph that showed there is approximately 300 feet between their property and the proposed project. BACKGROUND Alejo/Caballeros, LLC has submitted an application to construct 14 condominium units including associated on and off-site improvements for the property located at 977 Alejo Road East, Zone RGA (8), Section 14. The project site is currently vacant and consists of one 1.72 f acre lot. The subject property is zoned RGA (8) (garden apartment and cluster residential zone) in the City of Palm Springs Zoning Code, designated M8 (Medium Density Residential 8 dwelling units/acre) on the City of Palm Springs General Plan. The site is designated MBR (Residential Medium - Buffer; medium density residential acting as a buffer for existing adjacent lower intensity housing development)in the Aqua Caliente Band of Cahuilla Indians Section 14 Master Development Plan. The project will consist of seven two-unit buildings with fourteen two-story condominiums. There are two proposed floor plans, 1,800 square feet and 2,200 square feet, each consisting of two-bedrooms. Plan 1 consists of 1,186 square feet of first floor space, 652 square feet of second floor space, 148 square feet of upper deck space, 136 square feet of lower covered terrace space and a 537 square foot garage. Plan 2 consists of 1,425 square feet of first floor space, 773 square feet of second floor space, 247 square feet of upper deck space, 272 square feet of lower covered terrace space and a 521 square foot garage. The maximum height of the units is 24 feet. Access to the subject property will be from a gated entry on Alejo Road. An emergency access us provided from Avenida Caballeros. Additional right-of-way will be dedicated to create 50 feet right-of-ways on Alejo Road East and Avenida Caballeros. Conditioned street improvements consist of meandering sidewalk to match existing and landscaped right-of-way between the 6 M property line and curb on Alejo Road. Avenida Caballeros street improvements consist of a landscaped median on Caballeros at the intersection of Alejo and Caballeros. An eight foot sidewalk adjacent to Caballeros is also proposed. An internal driveway width of 24 feet is proposed. The common driveway would be privately maintained as well as the landscaped areas on the subject property and adjacent parkways. ANALYSIS The applicant is proposing a right-of-zone project that will meet all the RGA (8) property development standards. Staff analyzed the project in relation to the RGA (8) zone standards and found that the project is in compliance. The 14 dwelling units on 1.72 acres comply with the maximum allowable density of 15 units. The proposed two-story building heights are compatible with the existing neighborhood. The proposal also includes variable roofline heights, varied massing and building pad placement to maximize view corridors not only from the complex but also from adjacent properties. The size and density of the contemplated development are appropriate for the site and the surrounding land uses. Adjacent zone designation and uses are as follows: City Zoning ACBCI Sec. 14 Zoning Use North R-1-C (single N/A (Outside Sec. 14) Single family homes family residential) South RGA (8) (Garden HR (Residential high Vacant land apartment and density) cluster residential) East RGA (8) (Garden MBR (Residential Open green belt and La Mancha apartment and medium density- buffer project cluster residential) for existing housing) West RGA (8) (Garden MBR (Residential Vacant land apartment and medium density- buffer cluster residential) for existing housing) The project has been reviewed by the City of Palm Springs Planning Commission in study session and the Agua Caliente Band of Cahuilla Indians Tribal Planning Commission and Tribal Council. The City of Palm Springs Planning Commission questioned whether the project was to be gated. The applicant responded that it was necessary to gate the project because optional swimming pools were to be offered with each unit and the units back to the property boundaries. The ACBCI Planning Commission approved of the architectural style and the two-story two-unit concept of the project. The Tribe also requested a short unspecified length landscaped median on Avenida Caballeros (at the intersection of Alejo and Caballeros) be part of the conditioned street improvements for this project. The purpose is to maintain consistency with the Section 14 Master Plan, creating a northern Section 14 entry statement on Caballeros. The Section 14 Master Plan's intent for Avenida Caballeros is to create a residential resort environment on the east side of the street and a more urban character on the west side. In order to maintain consistency with future southern development this project will be required to include 8' sidewalks on Caballeros lined with shade trees. Filifera palm trees in groupings of two shall be required approximately every 60 feet. IVY L The target market for the development is couples. The applicant has indicated that the units will be sold at approximately $395,000-$425,000 each. The project will be gated with one entry on Alejo Road. A perimeter wall will surround the project and each unit will have its own private backyard and optional pool. The architectural style of the project will be contemporary. The City's Design Review Committee reviewed and approved the project with conditions that are included in Planning Conditions of Approval/Exhibit A. The Committee also recommended that a trash enclosure be included as part of the site design. Proposed conditions require the applicant to either submit a letter from the waste disposal service stating that individual household pickup was acceptable or include a trash enclosure in the design. Parking compliance for condominium development has been calculated by Planning staff as indicated on the following table. Use Ratio Required Provided Condominiums 1 '/z space/unit 21 28 Guest Parking 1 space/4 units 4 4 Totals 25 32 ENVIRONMENTAL ASSESSMENT AND NOTIFICATION The project is categorically exempt from the California Environmental Quality Act pursuant to Section 15332 (In-fill Development Projects). All property owners within a 400 foot radius of the project have been notified. As of the writing of this report, staff has not received any public comment. l Director of P nning and Zoning Cittmanaq r AtTACHMENTS 1. Vicinity Map 2. Resolution 3. Exhibit A/Conditions of Approval 1 �/1 NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS Tentative Tract Map 31256 977 Alejo Road East NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California,will hold a public hearing at its meeting of June 18,2003.The City Council meeting begins at 7:00p.m.in the Council Chamber at City Hall, 3200 E. Tahquitz Canyon Way, Palm Springs. The purpose of the hearing is to considerTTM 31256,an application for Tentative Tract Map 31256 byAlejo/Caballeros, LLC to construct 14 condominium units on 1.72 acres including on and off-site improvements.The projectwill consistof seven two-unit buildingswith 14 two-story condominiums. Dwelling units will be 1,800 square feet to 2,200 square feet. Both models include a partial second story with a maximum height of 24 feet. The subject property is located at 977 Alejo Road East, Zone RGA (8), Section 14. This project is categorically exempt from further environmental review pursuant to Section 15332 (In-fill Development Projects) of the California Environmental Quality Act (CEQA). 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 Kathy Marx, Associate Planner at (760) 323-8245. PATRICIA A. SANDERS City Clerk Publish: June 6, 2003 The Desert Sun ,vr ; PROOF OF PUBLICATION This is space for County Clerk's Fihng Stamp (2015.5.C.C.P) STATE OF CALIFORNIA County of Riverside ------------------------------------------ No.4662 NOTICE OF PUBLIC HEARING PLANNING COMMISSION CITY of PALM SPRINGS Case No.3.2349 aad TTM 31256 I am a citizen of the United States and a resident of 977 Alejo Road East the County aforesaid; I am over the age of eighteen NOTICE IS HEREBY GIVEN that the Planning years,and not a party to or interested in the Commission of the City of Palm Springs, Cald'ol= ma, will hold a ubllc hearing at its meeting of above-entitled matter.I inn the principal clerk of a June 11,2003.The Planning Commission mee4n begins at 1:30 p.m. (public hearings,start at 2 0 printer of the,DESERT SUN PUBLISHING m.) in the Council Chambers at Cn Hall, COMPANY a newspaper of general circulation, �.Tahqultz Canyon way, Palm springs. printed and published in the city of Palm Springs, The purpose of the hearing Is to consider TTM .31256, an application for Tentative Tract Map Count of Riverside, which a h b 31256 by Alejo/Caballeros, LLC to construct 14 y verse,an newspaper per as been condominium units on 1.72 acres Including ease- adjudged a newspaper of general circulation by the elated architectural approval Case No.3.2349 for Superior Court of the County of Riverside,State of on and off-site Improvements. The project willconsist of seven twe-unit buildings with 14 two- California under the date of March 24, 1988.Case story condominiums Dwelling units will be 1,800 square feet to 2,200 square feet. Both unit Types Number 191236;that the notice,of which the include a partal second story with maximum hdi m of 24 feet. The subject propertyy is located annexed is a printed copy(set in type not smaller at �77'Alejo Road East, Zone RGA l6), Section than non pariel,has been published in each regular Y4. and entire issue of said newspaper and not in any FF-(- Isupplement thereof on the fallowing dates,to wit:May 30 All in the year 2003 certify(or declare)under penalty of perjury that the foregoing is true and correct. 301E CIT' I euM MGsSPft s'G64YIl. ..:asmmelie DEY II�E Ly.^..vauvlmm Dated at Palm Springs,California this---------day May Phis project is categorically exempt from further of--------------------------------,2003 In-till 9eve� review pursuant to Section 15332 environmental ( ment Projects)) of the California En- ` at the public ualdy Act the action — I If am roll ppe limited t the action m court, issues vlronmental Q raised may be limited a only those issues raised hearing ce at,eo mrior tohis �tice or in the City Signature Cotten correspondence ap p Council hearing. , An opportunity will be given at said hearing for all ' interested persons to be heard Questions regard- ' so this case y be directed toKathy Marx,As- sociate Planner 45. PLANNING COMMISSION /a/Douglas R.Evans " Director of Planning and Zoning PUB. May 3M, 2M03 _ _ PROOF OF PUBLICATION This is space for County Clerks Fllmg Stamp (2015.5.C.C.P) sF1 l %x STATE OF CALIFORNIA County of Riverside No.4738 NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS Tentative Tract Map 31256 I am a citizen of the United States and a resident of 977 Mob, Road East the County aforesaid;I am over the age of eighteen NOTICE IS HEREBY GIVEN that the City Council years,and not a party to or interested in the of the City of Palm Springs,California, will hold a publlc hearing at its meeting of June 18, 2003. above-entitled matter.I am the principal cleric of a The City Council meeting be Ins at 7:oop.m. in printer of the,DESERT SUN PUBLISHING thequi Councilon h Way,Palm Clty Wall, 3200 . Tah- COMPANY a newspaper of general circulation, The purpose of the heady is to consider TTM printed and published In the city of Palm Springs, 31256, an application for tentative Tract Map 31256 by Alelo/Caballeros, LLC to construct 14 County of Riverside,and which newspaper has been condominium units on 1.72 acres including on con- adjudged ed a newspaper of general circulation b the and off-site improvements. The project will con- J gg Y sist of seven two-unit buildings wit 14 two-sto Superior Court of the County of Riverside,State of condominiums. Dwelling anus will be 1,80`� square feet to 2,200 square feet. Both models in- California under the date of March 24,1988.Case dude a partial second story with ay maximum height of 24 feet.The sublcct pRGA `8)S located Number 191236; that the notice,of which the at 77 Aisle Road East, Z annexed is a printed copy(set in type not smaller 14 than non pariel,has been published in each regular VICINITYMAP and entire issue of said newspaper and not in any supplement thereof on the following dates,to wit: June 6a' ----------------------------------------------------- --------------------------------------------------------------- All in the year 2003 PROJECT SITE I certify(or declare)under penalty of perjury that the foregoing is true and correct. cur or eua srainoa 60' useai. ,+zm.Mum w+oe .,,"v.. Dated at Palm Springs,California this-------day This project is categorically exempt from further June environmental review pursuant to Section 15332 (In-fill Developpment Projects of the California En- of----—--------------------------------2003 viranmental 67uality Act (CELIA). If any group challenges the action in court,issues raised may be limited to only those issues raised ( at the public hearingg described in this notice or in written correspontlence at, or prior to the City Council hearing. Signature An opportunity ns be given at said hearing for all interested persons a di heard.Questions Marx, As- ing this case may be deeded to Kathy Marx, As- sociate Planner at (760)323-8245. PATRICIA A. SANDERS City Clerk PUB' June 6, 2003 RESOLUTION NO. OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA,APPROVING TENTATIVE TRACT MAP 31256 FOR THE CONSTRUCTION OF 14 CONDOMINIUM UNITS LOCATED AT 977 ALEJO ROAD EAST, ZONE RGA (8), SECTION 14. WHEREAS,Alejo/Caballeros, LLC. (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 14 condominium units located at 977 Alejo Road East, Zone RGA (8), Section 14; and WHEREAS, the Applicant has filed Tentative Tract Map 31256 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 considerTTM 31256 and related architectural approvals(Case 3,2349),was given in accordance with applicable law; and WHEREAS,on June 11,2003,a public hearing on the application forTentative Tract Map 31256 and related architectural approvals(Case 3.2349)was held bythe 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 31256, was given in accordance with applicable law; and WHEREAS,on July 2,2003,a public hearing on the application for Tentative Tract Map 31256 was held by the 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 proposed subdivision,Tentative Tract Map 31256,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 mannerwhich is most consistentwith the City's obligation pursuant to its police powerto protect the public health,safety,and welfare;and WHEREAS, the proposed subdivision, Tentative Tract Map 31256, is categorically exempt from further environmental review pursuant to Section 15332 (In-fill Development Projects) of the California Environmental Quality Act (CEQA); 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, all environmental data including the environmental assessment prepared for the project and all written and oral testimony presented. l � C- 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 compatiblewith 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 Planning Commission 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 consistentwith the General Plan. The General Plan designation for the site is M8(Medium Density Residential 8 units/acre). The applicant is proposing 14 units and therefore is within the density parameters of the General Plan. 2. The design of improvement of the proposed subdivision is consistentwith 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 31256. 3. The site is physically suitable for the type and density of development contemplated by the proposed subdivision. The site is proposed for fourteen (14) two-story condominium units on 1.72 acres of land. The proposed development is under the maximum allowable density of 15 units, as permitted under the General Plan and Zoning Code. There will be no incompatibility issues as the subject property is surrounded by vacant land zoned RGA (8) (the same zoning designation as the proposed project)to the west and south, single-family residential uses to the north, and RGA (8) zoned land to the east occupied by an open green belt and residential project. The applicant proposes a medium density residential development that will be compatible with the surrounding neighborhood. 4. 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. As an in-fill development the design of the proposed subdivision or the proposed improvements are not likelyto cause substantial environmental damage or substantially and unavoidable injure fish or wildlife or their habitat. 5. 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 orderto ensure public health and safety. 6. The design of the subdivision or the type of improvements will not conflictwith easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. Alejo Road East is designated as a major thoroughfare on the City of Palm Springs circulation plan. The applicantwill be required to improve the road,curb,gutter and sidewalk to match existing. Avenida Caballeros will be improved to include a short median(the length to be determined by the City Engineer)constructed to City standards at the intersection of Alejo Road East and Avenida Caballeros, curb, gutter and an 8-foot wide sidewalk behind the curb. The 24-foot wide common driveway providing internal circulation for the project will be privately maintained. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council hereby orders filing of a Mitigated Negative Declaration and approves TTM 31256, 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 2nd day of July, 2003. AYES: NOES: ABSENT: ABSTENTIONS: ATTEST: CITY OF PALM SPRINGS, CALIFORNIA City Clerk City�M.�a�nager Reviewed and Approved as to Form: IJ 1 EXHIBIT A TENTATIVE TRACT MAP 31256 ALEJO/CABALLEROS, LLC 977 ALEJO ROAD EAST, TENTATIVE TRACT MAP CONDITIONS OF APPROVAL July 2, 2003 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 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. la. 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 b. 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 TTM 31256. 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 orfails 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. 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 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. 3L14, I/ 3. Architectural approval shall be valid for a period of two (2) years. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. 4. The appeal period for an Architectural Approval and Tentative Tract Map application is 15 calendar days form the date of project approval. Permits will not be issued until the appeal period has concluded. 6. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning and Zoning prior to issuance of a building permit. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. 7. Final landscape plans shall include the following design elements: a) The site shall include an added design element (landscape or other decorative element) on the site to soften the western interior street end. b) The landscape shall be bermed adjacent to the wall on Avenida Caballeros. c) Larger pavers shall be used on the decorative paving portions. d) All plant/tree container sizes shall be included on the final landscape plan. e) \All interior walkways shall be straight with angles rather than curved. 8. 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. 9. 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. 10. 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. 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. In addition to shade trees planted in the landscaped right-of-way adjacent to Avenida Caballeros the applicant shall provide fififera palm trees planted in groupings of two approximately every 60 feet. 13. 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 Building for approval in a form to be approved by the City Attorney,to be recorded priorto 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 $250 filing fee shall also be paid to the City Planning Department for administrative review purposes. 14. 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. 15. All materials on the flat portions of the roof shall be earth tone in color. 16. 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 heights, and type of screening. Parapets shall be at least 6" above the equipment for the purpose of screening. 17. No exterior downspouts shall be permitted on any facade on the proposed building(s)which are visible from adjacent streets or residential and commercial areas. 18. 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. 19. The street address numbering/lettering shall not exceed eight inches in height. 20. 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, in the landscaping, and in the parking lot 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.A photometric study shall be required for all parking areas, driveways and entries. 21. Parking lot light fixtures shall align with stall striping and shall be located two to three feet from curb face. 22. The applicant shall submit plans meeting City standard for approval on the proposed trash and recyclable materials enclosure prior to issuance of a building permit or submit a letter from the municipal waste disposal service stating that individual household refuse pickup is acceptable. 23. 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 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 Directorof Planning and Building and the Public Arts Commission, and the property owner shall enter into a C -3e. � recorded agreement to maintain the art work and protect the public rights of access and viewing. 24. Detail of perimeter fencing and entry gate shall be submited at the time of final landscape plan submittal. 25. 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. 26. 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. 27. Parking stalls shall be delineated with a 4 to 6 inch double stripe or equivalent design - hairpin or elongated"U"design. Individual wheel stops shall be prohibited; a continuos 6" barrier curb shall provide wheel stops. 28. Two handicapped spaces shall be provided. 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. 29. Standard parking spaces shall be 17 feet deep by 9 feetwide; compact sized spaces shall be 15 feet deep by 8 feet wide. Handicap parking spaces shall be 18 feet deep by 9 feet wide plus a 5 foot walkway at the right side of the parking space; two handicap spaces can share a common walkway. One in every eight accessible spaces, but not less than one, shall be served by an 8 foot walkway on the right side and shall be designated "van accessible". 30. Compact and handicapped spaces shall be appropriately marked per Section 93.06.00(C) (10). 31. Curbs shall be installed at a minimum of five(5)feet from face of walls, fences, buildings, or other structures. 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. 32. The developershall submit a letterfrom thewaste disposal service verifying thattrash cans are acceptable for project waste management prior to issuance of building permits. 33. Priorto any ground disturbing activity,including clearing and grubbing,installation of utilities, and/or any construction related excavation, an Archaeologist qualified according to the Secretary of the Interior's Standards and Guidelines, shall be employed to survey the area for the presence of cultural resources identifiable on the ground surface. 34. Given that portions of the project area are within an alluvial formation, the possibility of buried resources is increased. A Native American Monitor shall be present during all ground-disturbing activities and that, should buried deposits be encountered, that the Monitor have the authority to halt destructive construction and that the Monitor notify a � 3 � � Qualified Archaeologist to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Band of Cahuilla Indians. 35. One copy 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. 36. Applicant shall be required to pay all Agua Caliente Band of Cahuilla Indians planning fees associated with this development. POLICE DEPARTMENT 1. Developer shall complywith Section II of Chapter8.04 of the Palm Springs Municipal Code. BUILDING DEPARTMENT 1. Prior to any construction on-site, all appropriate permits must be secured. FIRE 1. Building or Complex Gate Locking Devices: Locked gate(s)shall be equipped with a KNOX key switch device or Key box. Contact the fire department at 323-8186 for a KNOX application form. (902.4 CFC) 2. Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System is required. 3. Water Systems and Hydrants: Underground water mains and fire hydrants shall be installed, completed,tested and in service prior to the time when combusitble materials are delivered to the construction site. (903 CFC). Prior to final approval of the installation, contractor shall submit a completed Contractor's Material and Test Certificate to the fire department. (9-2.1 NFPA 24) 4. Fire Extinguisher Requirements:Provide one2-A:10-B:C portablefire extinguisherfo revery 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 and recessed into the building. Preferred location is in the path of exit travel near an exit door. 5. Fire Alarm System: Fire Alarm System required. Installation shall comply with the requirements of NFPA 72. 6. Trash Container Protection: Trash container space is within 5 feet of the building wall. Provide information on the type and size of trash container to be stored there. If it is a dumpster with a capacity of 1.5 cubic yards or greater, then the enclosure must be protected by an approved automatic fire sprinkler. (1103.2.2 CFC) ENGINEERING 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. 2. Submit street improvement plans prepared by a Registered Civil Engineer to the Engineering Division.The plan(s)shall be approved by the City Engineer prior to issuance of any grading or building permits. ALEJO ROAD 3. Dedicate an additional right-of-way of 10 feetto provide the ultimate half street width of 50 feet along the entire frontage,together with a property line-corner cut-back at the northeast corner of the subject property in accordance with City of Palm Springs Standard Drawing No. 105. 4. Remove the existing asphalt concrete berm and curb return, and construct an 8 inch curb and gutter located 38 feet south of centerline along the entire frontage,with a 35 feet radius curb return at the southwest corner of the intersection of Alejo Road and Avenida Caballeros in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 5. Remove the existing catch basin located at the southwest corner of the intersection of Alejo Road and Avenida Caballeros and remove the associated storm drain lateral; and reconstruct a new inlet catch basin located 38 feet south of centerline at the new beginning of curb return(BCR) at the southwest corner of the intersection of Alejo Road and Avenida Caballeros in accordance with City of Palm Springs Standard Drawing No. 700; and construct a new storm drain lateral connection to the existing 60" R.C.P. storm drain. The new storm drain lateral connection may require modification of the entire lateral to the opposite catch basin located on the north side of Alejo Road. All removals and installations shall be shown on storm drain improvement plans prepared by a Registered Civil Engineer and submitted to the Engineering Department and Riverside County Flood Control District for review and approval. 6. Remove the existing luminaire located at the southwest corner of the intersection of Alejo Road and Avenida Caballeros. Provide and install a new 9,500 lumen high pressure sodium vapor safety street light with glare shield on a marbelite pole at the southwest corner of the intersection of Alejo Road and Avenida Caballeros with the mast arm over Alejo Road. The developer shall coordinate with Southern California Edison for required permits and work orders necessary to provide electrical service to the new street light. 7. Construct a 50 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 205. The centerline of the driveway approach shall be located approximately 280 feet west of the centerline of Avenida Caballeros as shown on the approved site plan. The raised median island shall be located onsite and not within public right-of-way. 8. Construct a 12 feet wide meandering combination sidewalk and bicycle path along the entire East Alejo Road frontage.The construction shall be adjacent to the curb with colored Portland Cement concrete. The admixture shall be Palm Springs Tan, Desert Sand, or approved equal color by the Engineering Division. 9. Easements shall be granted forthe portions of proposed meandering sidewalk and bicycle path that leave the public right-of-way. 10. Construct a Type A curb ramp meeting current California State Accessibility standards at the southwest corner of the intersection of Alejo Road and Avenida Caballeros in accordance with City of Palm Springs Standard Drawing No. 212, 11. Construct a Type C curb ramp at each side of the main entrance driveway, in accordance with City of Palm Springs Standard Drawing No. 214. 12. Remove and replace existing pavement with a minimum pavement section of 5 inch asphalt concrete pavement over 4 inch aggregate base with a minimum subgrade of 24 inches at 95% relative compaction from edge of proposed gutter to clean sawcut edge of pavement along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 340. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineerusing "R" values from the project site and submitted to the City Engineer for approval. AVENIDA CABALLEROS 13. Remove the existing curb and curb return, and construct a 6 inch curb and gutter located 42 feet west of centerline along the entire frontage,with a 35 foot radius curb return at the southwest corner of the intersection of Avenida Caballeros and Alejo Road, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 14. Construct a 26 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 201. The centerline of the driveway approach shall be located approximately 185 feet south of the centerline of Alejo Road as shown on the approved site plan. 15. Construct an 8 feet wide sidewalk along the entire frontage. The construction shall be adjacent to curb with colored Portland Cement concrete. The admixture shall be Palm Springs Tan, Desert Sand, or approved equal color by the Engineering Division. 16. Easements shall be granted for the portions of proposed bicycle path that leave the public right-of-way. 17. Construct a 14-feet wide landscaped, raised median island as specified by the City Engineer from Alejo Road southerly along the Avenida Caballeros frontage. Provide a 100 feet long left turn pocket atAlejo Road. The overall length of the median shall be approved by the Director of Planning &Zoning. The median nose width shall be constructed 4 feet wide and shall have cobblestone paving. The left turn pocket shall be designed in accordancewith Section 405 of the current edition of the Caltrans Highway Design Manual, as approved by the City Engineer. Developer shall annex the property to an existing City Landscape Maintenance District for maintenance of the future landscaped median island and pay all associated fees for the annexation if a District exists at the time the median is constructed. 18. Remove and replace existing pavement with a minimum pavement section of 5 inch asphalt concrete pavement over 4 inch aggregate base with a minimum subgrade of 24 inches at 95% relative compaction from edge of proposed gutter to clean sawcut edge of pavement along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 340. 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. ALEJO VISTA (PRIVATE STREET) 19. The on-site private street shall consist of a 26 feet wide two-way street as shown on the approved site plan. All on-site private streets shall be constructed with a minimum pavement section of 2'Y2 inch asphalt concrete pavement over inch aggregate base with a minimum subgrade of 24 inches at 95% relative compaction. Provisions for drainage of private streets, including curbs and gutters, shall be provided to the satisfaction of the City Engineer. 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. 20. Parking shall be prohibited along the private street except for designated parking areas. SANITARY SEWER 21. All sanitary facilities shall be connected to the public sewer system. Laterals shall not be connected at manholes. 22. Construct an on-site (private) sewer system to collect and convey sewage through a maximum of one lateral to the sewer main located in Avenida Caballeros. 23. All on-site sewer systems shall be privately maintained by a Home Owners Association (HOA). Provisions for maintenance of the on-site sewer system acceptable to the City Engineer shall be included in the Codes, Covenants, and Restrictions (CC&R's) required for this project. GRADING 24. Submit a Precise Grading Plan prepared by a California registered Civil Engineer or qualified Architect to the Engineering Division for review and approval.The Precise Grading plan shall be submitted to the Planning Department for approval to submit for plan check, prior to submittal to the Engineering Division. A PM 10 (dust control) Plan shall be submitted to and approved by the Building Department prior to approval of the Precise Grading plan. The Precise Grading Plan shall be approved by the City Engineer prior to issuance of any grading or building permits. Minimum submittal includes the following: A. Planning Department approval to submit for plan check. 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 current Title Report. E. Copy of Soils Report. 25. Drainage swales shall be provided adjacentto all curbs and sidewalks, 3'wide and 6"deep, to keep nuisance water from entering the public streets, roadways, or gutters. 26. A National Pollutant Discharge Elimination System (NPDES) stormwater permit, issued from the California Regional Water Quality Control Board (Phone No. 760-346-7491) is required for the proposed development.A copy of the executed permit shall be provided to the City Engineer prior to approval of a Grading Plan. 27. In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c), the developer shall postwith 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. 28. 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. 29. Contact the Building Department to get information regarding the preparation of the PM10 (dust control) plan requirements. 30. 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 an engineered grading plan and the export of native soil from the site will be required to present a clearance document from a Department of Food and Agriculture representative in the form of an approved"Notification of IntentTo 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 31. The developer may conduct stormwater runoff off-site to Avenida Caballeros for conveyance to the existing storm drain system. Provisions for the interception of nuisance water from entering Avenida Caballeros from the project site shall be provided through the use of a minor storm drain system that collects and conveys nuisance water to landscape or parkway areas adjacent to Avenida Caballeros,and in only a stormwater runoff condition, pass runoff directly to the street through parkway or under sidewalk drains. 32. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is$9,212 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. GENERAL 33. 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. 34. All proposed utility lines shall be installed underground. 35. 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. 36. 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. 37. Contact Whitewater Mutual Water Company to determine impacts to any existing water lines and other facilities that may be located within the project. Make appropriate arrangements to protect in place or relocate any existing Whitewater Mutual Water Company facilities that are impacted by the development.A letter of approval for relocated or adjusted facilities from Whitewater Mutual Water Company shall be submitted to the Engineering Division prior to issuance of a certificate of occupancy. 38. Nothing shall be constructed or planted in the corner cut-off area of any driveway which does orwill exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Code 93.02.00 D. 39. 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 40. 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 first draft of the Final Map for review to the Engineering Division. 41. A Final Map shall be prepared by a licensed Land Surveyor or qualified Civil Engineer and submitted to the Engineering Division for review and approval.The map shall be approved by the City Council prior to issuance of building permits. TRAFFIC 42. A minimum of48 inches of sidewalk clearance shall be provided around all street furniture, fire hydrants and other above-ground facilities for handicap accessibility. Required clearance shall be provided through dedication of additional right-of-way and widening of the sidewalk or by relocation of encroachments along the public street frontages. �,:� 4 43. All damaged, destroyed, or modified pavement legends and striping associated with the proposed development shall be replaced as required by the City Engineer priorto issuance of a Certificate of Occupancy. 44. Relocate the existing stop sign and repaint a standard stop bar and legend in accordance with City of Palm Springs Standard Drawing Nos. 620-625 at the southwest corner of the intersection of Alejo Road and Avenida Caballeros. 45. Submit traffic striping plans prepared by a California registered Civil Engineer to the Engineering Division for review and approval. All required traffic striping improvements shall be completed in conjunction with required street improvements, to the satisfaction of the City Engineer, and prior to issuance of a Certificate of Occupancy. 46. A 36 inch stop sign and standard stop bar and legend shall be installed in accordance with City of Palm Springs Standard Drawing Nos. 620-625 at the project exit on Alejo Road. 47. 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. 48. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. VICINITY MA - - i TAMARISK, ROAD ALEJO ROAD AMADO ROAD. PROJECT SITE CITY OF PALM SPRINGS CASE NO. 13.2349 TTM 31256 __DESCRIPTION Application for a tentative; APPLICANT iAlejo/Caballeros, LLC tract map to construct 14 condos at 977 Alejo Rd.,''E.