HomeMy WebLinkAbout6/19/2002 - STAFF REPORTS (25) DATE: June 19, 2002
TO: City Council
FROM: Director of Planning and Building
TTM 30050 CASE NO. 5.0899-PD-271 -AN APPLICATION BY PALM CANYON, LLC FOR A 67-
SINGLE FAMILY RESIDENTIAL SUBDIVISION, PLANNED DEVELOPMENT DISTRICT, AND
SPECIFIC PLAN AMENDMENT FOR MODIFIED SPECIAL STREET SECTIONS ON 29.54
ACRES, LOCATED AT THE NORTHEAST CORNER OF ACANTO DRIVE AND SOUTH PALM
CANYON DRIVE, ZONE R-1-13, W-R-1-13, SP-1, SECTION 35.
RECOMMENDATION
That the City Council order filing of a Negative Declaration and approve (A) Specific Plan No. 1
Amendments and (B) Tentative Tract Map 30050 and Case No. 5.0899 - Planned Development
District271, allowing for a 67lot residential subdivision and Planned Development District 271 (PD-
271) of the 29.54 acre parcel at the northeast corner of Acanto Drive and South Palm Canyon
Drive, subject to the conditions in the attached resolution.The applicant is Palm Canyon, LLC.The
principals are Lee Brandenburg and Eric Brandenburg. The land is owned by Palm Canyon, LLC.
SUMMARY
The Planning Commission, at its May 22, 2002, meeting voted 6-0-1 to recommend filing of a
Negative Declaration and approve Tentative Tract Map 30050 and Preliminary Planned
Development District 271, subject to the conditions of approval. The Commission also indicated
that there should be flexibility in the front yard setbacks to allow for architectural creativity and that
the setbacks would depend on the mass and scale of the proposed units. Guidelines given for the
front setbacks were 10 to 15 feet from the property line and 20 to 25 foot setbacks for garages.
The Commission also instructed staff to work with the applicant to resolve the issue of a 5 foot
meandering sidewalk adjacentto South Palm Canyon Drive and recommended narrowing the right-
of-waywidth of the private streets, used for internal circulation,to 33 feet with parking on both sides
of the street.
Upon reviewing the Planning Commission's decision,the Fire Department determined that parking
should only be allowed on one side of the street in order for the 33 foot street width to be in
compliance with the California Fire Code, or that a 36 foot street width be required. A standard
parking lane requires 8 feet and the minimum street width required per the California Fire Code is
20 feet, unobstructed.
Engineering conditions #15A and #15B, attached, reflect the Planning Commission's
recommendation and the Fire Department's recommendation, respectively. Council may choose
either one of the conditions.
BACKGROUND
Palm Canyon, LLC has submitted an application for Tentative Tract Map 30050 and Case No.
5.0899-PD-271, requesting the entitlement of subdividing an existing 29.54 acre parcel into sixty-
seven (67)single family residential lots. The lots average 14,500 square feet with the smallest lot
,2 I R
being 13,687 square feet and the largest lot being 23,088 square feet. The property is zoned R-1-
B and W-R-1-B with any overlay of Specific Plan - 1 (SP-1).
The Canyon Park Resort and Spa Specific Plan (SP-1)was originally approved on July 19, 1991
and amended on January 19, 1994. The Specific Plan's purpose was to allow the construction of
a destination resort, known as Canyon Park Resort&Spa and establish land use designations for
surrounding properties. The specific plan area consists of 746 acres on South Palm Canyon Drive,
southerly of Murray Canyon Drive,which includes the subject 29.54 acre parcel. SP-1 included up
to 900 residential units, a 400 room resort hotel, including a spa and fitness complex, an 18-hole
championship golf course and clubhouse, and accessory recreational and commercial facilities.
Specific Plan implementation is to be by planned development district and subdivision maps.
The applicant desires to re-subdivide a portion of what is shown in the approved Specific Plan as
"Parcel #2" into 67 single-family lots. The property is vacant and currently subdivided into 63
single-family lots(Tract 12848)although the physical improvements were never made, nor any lots
sold for residential purposes. Tract 12848 will be vacated upon the recordation of the Final Tract
Map. The specific plan amendments will facilitate the redesign of the single-family project. The
overall density is well within the adopted master plan allowance of 85 dwelling units.
Access to the property will be from a gated entry on South Palm Canyon Drive. Forty-four feet of
right-of-way and public utility easement is proposed to be dedicated from the subject tract to the
City of Palm Springs. Existing improvements consist of two 2-lane undivided roadways. Internal
circulation consists of a series of private streets and a cul-de-sac. Roadways within the subdivision
would be privately maintained as would the two (2) lettered lots that include landscaping in front
of the subdivision on South Palm Canyon and Acanto Drive.
The Planned Development District includes adjustments to the R-1-B property development
standards, namely, minimum lot size, minimum lot depth and width, reduction in front setbacks,and
allowance of detached garages. The R-1-B zone requires a minimum lot area of 15,000 square
feet with a lot width and depth of 120 feet and 120 feet, respectively. The proposed average lot
area is 14,500 square feet with unit size yet to be determined. Lot sizes range from 13,687 square
feet to 23,088 square feet. Lot width is proposed for 100 feet and lot depth for 85 feet. The
required front setback in an R-1-B zone for the main residence and garage is 25 feet, with
detached garages only permitted in R-1-A and R-1-AH Zones. The applicant is proposing front
setbacks for the residences of 10 feet and detached garages with front setbacks of 20 feet. The
remainder of the proposal conforms with R-1-13 property development standards.
SPECIFIC PLAN AMENDMENT
The proposed Specific Plan amendments refer to provisions for new fire stations and proposed
street improvements on Acanto Drive and South Palm Canyon Drive, south of Bogert Trail. South
Palm Canyon Drive will be reduced to a two-lane roadway with on-street bicycle paths, in
consideration of the recent improvements to the Indian Canyons access road, south of Acanto
Drive. The pavement section on South Palm Canyon Drive will be reduced to 40 feet instead of
the standard 64 feet. The street design will include a 2-foot mow strip to meet the edge of
pavement condition, equestrian trail, and a sidewalk to meander within the public right-of-way and
30 foot private parkway. Acanto Drive will be comprised of 29 feet of pavement, curb to curb, with
no parking. There will be a mow strip on the south side of the street and a wedge curb on the north
side. An additional 20 feet for an equestrian trail will be provided on the north side of Acanto Drive.
At the intersection of South Palm Canyon Drive and Acanto Drive,the equestrian trail will be routed
A4v
around the Desert Water Agency's well site and connect to the trail on South Palm Canyon Drive.
The proposed street improvements are attached to this document.
As the ownership pattern in the Specific Plan area changes, there will be an increased need for fire
protection. The amendments refer to provisions for either the developer, successors, the Agua
Caliente Tribe of Cahuilla Indian, or City of Palm Springs to propose a site for future fire stations.
ANALYSIS
The General Plan designation for the property is L2 (Very-Low Density Residential 2 units/acre),
and SP-1. Canyon Park Resort and Spa Specific Plan #1 is intended to adhere to the goals,
policies, and objectives of the General Plan. The SP-1 has clustered density into various
development areas to provide for larger grouping of golf, hotel, and residential uses. SP-1
allocated 85 units to the subject site. The proposal is for a 67-unit, gated, single family residential
community. The Specific Plan also makes clear that while there is a minimum lot area, the size
could be altered to meet planning, market, and other conditions. The Planning Commission
supports the modifications to the R-1-13 lot size, depth,width, and provisions for detached garages.
Following the Planning Commission's recommendation, the front and side front setbacks of 10 feet
could be considered depending on the mass and scale of the proposed units.
The Planning Commission recommended private street widths of 33 feet with parking on both
sides. However, according to Section 902.2.2.1 of the California Fire Code, fire apparatus access
roads shall have an unobstructed width of not less than 20 feet. In order for the private street
widths to be compliant with the Fire Code, parking would have to be restricted to one side of the
street. A provision for street widths to be modified by the Fire Chief may be considered per Section
902.2.1 Exceptions if buildings are completely protected with an approved automatic fire sprinkler
system. Section 902 of the California Fire Code is attached to this report. City standard plans
require 32 foot wide private streets with parking on 1 side or 36 foot wide streets with parking on
both sides.
The Planning Commission recommendation is based upon a desire to create a better subdivision
design, create narrower streets, and reduce the amount of overall site paving. Skinny streets are
a national trend in community planning. In addition, the City has numerous narrow streets in
various existing neighborhoods.
The project is consistent with the recorded Tract Map #12848 and will be compatible with
surrounding land uses because the properties fall within the Specific Plan. The land to the east
and west is vacant while the north includes an existing single family residential subdivision and a
golf course. The property to the east has an approved TTM 29632 for 48 units on 25.01 acres.
This map was approved by City Council on October 4th, 2000. The triangular shaped area on the
northwest portion of the subject property will be needed for flood control and drainage. The
developerwill take action to obtain an easement for flood control and drainage purposes. The land
to the south is in Riverside County and includes residential land uses. The project density is below
what was allocated for the site and therefore,will be consistent with planned land uses in the area.
The Specific Plan Amendments for South Palm Canyon Drive and Acanto Drive address
differences in the pavement widths from what is required in the Specific Plan. South Palm Canyon
Drive is designated a Secondary Thoroughfare (88 ft. r/w) and Acanto Drive is designated a
Collector Street (60 ft. r/w). South Palm Canyon Drive within SP-1 boundaries is to be a 4 lane
through street with median. While the right-of-way widths will not be altered, the number of travel
D-u*4 3
lanes will be modified to accommodate the design of the subject site and adjacent properties. The
applicant proposes a 2 lane street on South Palm Canyon Drive with on-street bicycle paths and
a 29-foot, two-lane roadwaywith no parking allowed on Acanto Drive. The intent is to narrow South
Palm Canyon Drive starting at Bogert Trail and create a transition to a two lane roadway with then
matches up with new Tribal roadway improvements south of Acanto Drive. The Environmental
Assessment showed that the existing and proposed street network have the capacity to manage
projected traffic volumes.
In addition,the area south of the subject property is in Riverside County,which recently turned over
building and permitting to the Agua Caliente Band of Cahuilla Indians. The adopted Tribal Heritage
Park Master Plan for the area shows a reduction in density from 1400 units to 300 units. The
reduction in potential units indicates that a four-lane roadway, as required by the General Plan, is
not needed for South Palm Canyon Drive, south of Bogert Trail. The reduced pavement section
will also be harmonious with the improvements to the Indian Canyons access road,south of Acanto
Drive.
The amendment to the Section N: Implementation/Phasing Fire Station policy is intended to
recognize the new ownership pattern within the Specific Plan area, and ongoing discussions with
the Tribal Council regarding fire protection needs within the Palm Canyon area.
FLOOD CONTROL
The subject property is in an area that is affected by surface runoff from several drainage areas
within the San Jacinto Mountains. The Canyon Park Resort and Spa Specific Plan proposed a
series of drainage improvements and facilities that essentially functions as an area flood control
plan. The drainage improvements relative to Tract 30050 are considered Phase 1 of the overall
master planned drainage improvements forthe Andreas Alluvial Cone, Dry Canyon,Arenas South
and North Canyons and Palm Canyon Drainage Courses. The Phase 1 improvements exclude a
sediment/debris basin near the southwest corner of South Palm Canyon Drive and Acanto Drive,
which has been accepted as an interim improvement and will be maintained by Riverside County
Flood Control and Water Conservation District(RCFCWCD). Improvements expected to be borne
by the applicant include an earth berm embankment, inlet structure and storm drainage pipe, and
drainage channel along the west side of the tract boundary, between the project and South Palm
Canyon Drive. All together, excluding any costs associated with acquiring drainage easements
across off-site property, the Phase 1 drainage improvements are expected to cost$2 million. The
overall master plan, however, is broken into two other separate phases, with a total cost of $8
million estimated for all three phases.
The Phase 1 drainage improvements are mandatory improvements necessary to safely develop
Tract 30050. However, the costs associated with the Phase 1 drainage improvements may not
support the economics of the project and is a significant reason why the South Palm Canyon area
has remained undeveloped. The cost of drainage improvements will also limit the viability of future
development. The Phase 1 drainage improvement costs represent approximately$40,000 per acre
in drainage costs, whereas, throughout the rest of the City of Palm Springs, the highest per acre
drainage fee adopted by the City is $9,212.
As infrastructure improvements are disproportionate to certain properties, participation on the part
of the City or Redevelopment Agency ("Agency") in off-setting the high costs of constructing the
master-planned drainage improvements within the South Palm Canyon area may be required in
order for viable development opportunities occur. The City has previously agreed in part to this
concept, and has established a means to participate by establishing the area within its Community
AYP
Redevelopment Plan. Future discussion on the matter of City participation in the costs of public
drainage improvements in the South Palm Canyon area will be necessary to further the objectives
of Palm Canyon, LLC, and should include several options such as a reimbursement agreement,
formation of a Benefit Assessment District, or redevelopment financing.
If the applicant is required to construct the Phase 1 drainage improvements without City or Agency
assistance, it is likely that physical construction of Tract 30050 by Palm Canyon, LLC may never
occur, and that the area will remain undevelopable due to the high cost of the required flood control
and drainage improvements.
Table 1: Surrounding General Plan Designations, Zoning, and Land Uses
General Plan Zoning Land Uses
North M15, SP-1 R-1-B, SP-1, W-R-1-B Golf Course, Single Family Residential,
Vacant, Drainage
South L2, SP-1 n.a. Single Family Residential, Riverside
County, Residential, Vacant
East L2, SPA R-1-13, SPA Vacant, Approved TTM 29632 (48 Lot
SFD)
West L2, H/30, SPA R-1-A, SPA Vacant
ENVIRONMENTAL ASSESSMENT
In 1991, the City Council certified a Final Environmental Impact Report (FEIR) for SPA and,
subsequently, in 1994,the City Council adopted a Mitigated Negative Declaration for amendments
to SP-1. This Mitigated Negative Declaration and amendments to SPA assessed the
environmental impacts resulting from the development of up to 85 dwellings on the subject
property. The currently proposed 67 unit gated single family residential subdivision is consistent
with SP-1. The attached Environmental Assessment(EA)has been prepared utilizing the previous
Final Environmental Impact Report and Negative Declaration for the Canyon Park Resort and Spa.
The purpose of the EA is to supplement the FEIR and the environmental analysis contained in SP-
1A by addressing the specific development impacts caused by the Specific Plan Amendments and
development of the 29 acre site.
In completing the EA,staff found a number of potentially significant impacts, including flood control,
air quality, biological resources,fire protection, and cultural resources. Flood control for the project
has been reviewed by the City Engineer and the RCFCWCD. Mitigation measures were
recommended including an earth channel and storm drain piping system that will direct flows from
south of Acanto Drive along South Palm Canyon Drive to an existing drainage wash, a final
hydrology analysis, and easements for flood control and drainage purposes for the northwest area
of the subject property. While the construction of 67 homes and related street improvements will
increase the amount of hard surface runoff, water run-off will not exceed existing run-off and no
impacts will remain after implementation of proposed mitigation measures and project conditions
of approval.
In terms of air quality, the project construction and grading will produce short-term diesel fume
pollution and dust. As a result, a Fugitive Dust and Mitigation Plan shall be required prior to
42 T*
issuance of building permits. Biological resources that may potentially be affected by the
construction of the units are Casey's June Beetle and the Desert Tortoise. The Biological
Resources Report and Impact Analysis for the El Portal Project, conducted in 2001, found Casey's
June Beetle approximately 2500 feet east of the site. Due to proximity, the species may potentially
migrate to or be found on the subject property. Potential impacts to habitat will be mitigated via a
fee of$600 per acre to be paid to the City or a Habitat Conservation entity. The Desert Tortoise
was not found on the site but presumed scat and burrow signs were located approximately 3000
feet northeast of the subject property. The species could potentially occur onsite and therefore,
a clearance survey will be performed prior to issuance of grading permits.
The site is located outside the Fire Department's 5-minute response time area and therefore will
require automatic fire sprinklers for every home until a new fire station is constructed, as described
in the proposed Specific Plan Amendments. An archaeological study conducted for the FEIR for
the Canyon Park Resort and Spa showed no resources of historical or archaeological significance.
However, recognizing the subject property's proximity to a cultural resource, potentially significant
materials could be unearthed by grading and construction activities. As a result, archaeological
monitoring will be provided during rough grading and all activities will halt if potentially significant
remains or artifacts are found.
Upon completion of the EA, staff found that although the proposed project could have a significant
impact on the environment, there will not be a significant effect in this case because of the
mitigation measures described in the Mitigated Negative Declaration.
Staff received a response to the Environmental Assessment from the California Department of
Transportation (CalTrans). Although the project does not abut State Highway 111, CalTrans
indicated some concern regarding the cumulative impacts to State facilities resulting from growth
in Palm Springs. The original FEIR and EA for the Canyon Park Resort and Spa Specific Plan
addressed cumulative project impacts. The subsequent amendment, SP-1A, revised the trip
generation rates when the Institute of Traffic Engineers (ITE) revised their trip generation
document. Analysis of cumulative impacts for SP-1 and SP-1A was based on area build out
potential, and addressed traffic impacts through trip generation data from ITE. The subject
property was allocated a density of 85 units, on which the cumulative impacts were based. As the
applicant proposes a density of 67 units, the impacts of the project will be even less than was
originally forecast in the FOR. In addition, the recently adopted Tribal Heritage Park Master Plan
reduced the number of potential units to 300 from 1400. A trip generation forecast was calculated
and showed an increase of 640 average daily trips to the project area.
The FEIR also included a section regarding traffic and circulation, which specifically addressed
traffic volume, roadway and intersection capacity, cumulative traffic conditions in 2010 assuming
complete build out, and a traffic management program. Projects are required to incorporate in the
traffic management plan capital improvements to increase capacity,operational improvements and
engineering designs that maximize the movement of vehicles, designs to reduce the need for
vehicular travel, and travel mode alternatives.
In response to CalTrans'concern regarding"fair-share"contributions,a local fund for transportation
infrastructure was created with Measure A,which took effect on January 1, 1989, and included the
Transportation Uniform Mitigation Fee (TUMF). The ballot measure provided an orderly process
for planning, prioritizing, coordinating, and financing the construction of the Coachella Valley's
transportation projects. The controlling body is the Coachella Valley Association of Governments
(CVAG), made up elected officials from each valley city. TUMF is a development fee and is
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calculated based on trip generation for the type of project. For residential developments, it is a flat
fee based on square footage. The fee is calculated using the following formula:
$794.31 per house (regardless of square footage)
The fee is then directed towards the Coachella Valley Association of Governments (CVAG)
transportation fund. The funds are used for regional improvements and also dispersed to each city
to off set costs associated with local transportation infrastructure improvements. The project and
associated environmental analysis complies with the Congestion Management Plan.
PUBLIC NOTICE AND NOTIFICATION
All property owners within four hundred (400) feet of the subject site have been notified and a
1/8 page ad was placed in the newspaper. In addition, the EA was sent to the State
Clearinghouse, local utilities, interested parties, and appropriate federal agencies. As of the
writing of this report, staff has not received any correspondence from adjacent property owners
or the general public.
y
Director of F&dnning and Building
City Manager
ATTACHMENTS
1. Vicinity Map
2. SCAG Clearinghouse Letter
3. Palm Springs Unified School District Letter
4. Planned Development District modifications
5. CalTrans Letter
6. Fire Department Memo re: street widths
7. Section 902 California Fire Code
8. Resolution
9. Conditions of Approval
10. Ordinances
0 47
VICINITY MAP
E. PALM CANYON DRIVE
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MURRAY CANYON
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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.
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C E ll u E
SOUTHERN CALIFORNIA
MaC D
MAY U 2002
1, 2002
�.� y r k1is;;?C EINISION
Mr. Douglas R. Evans
City of Palm Springs
ASSOCIATION of 3200 E. Tahquitz Canyon Way
GOVERNMENTS Palm Spring, CA 92263-2743
RE: SCAG Clearinghouse No. 120020215 Tentative Tract Map 30050
Main Office
sis West Seventh Street Dear Mr. Evens:
izth Floor
Los Angeles,California Thank you for submitting the Tentative Tract Map 30050 to SCAG for
review and comment. As areawide clearinghouse for regionally significant
90017-3435 projects, SCAG reviews the consistency of local plans, projects and
programs with regional plans. This activity is based on SCAG's
t(213)236-1800 responsibilities as a regional planning organization pursuant to state and
f(213)236-L825 federal laws and regulations. Guidance provided by these reviews is
intended to assist local agencies and project sponsors to take actions that
www.scag.ca.gov contribute to the attainment of regional goals and policies.
Ol foot President Supervisor Ion M1Lkek,County
of Ban Bernardino • Pint Vice President. We have reviewed the Tentative Tract Map 30050, and have determined that
Cannot member Hal Benison, Los Angeles
Be,Dndima ien,?art Mayne ProTemBeeHm, the proposed Project is not regionally significant per SCAG Intergovemmental
Be,.•I Von
President
Past Frame nL Mayor Ron Balc[,
LosMaMtos Review (IGR) Criteria and California Environmental Quality Act (CEQA)
",dial County Flank Kutpu,Imputed County Guidelines (Section 15206). The proposed project is not a residential
Los Angelo Cowry Yvmme Broloyalto Burke,
Los Angeles County•Zev Yarmlitskg Los Angeles development of more than 500 dwelling units. Therefore, the proposed Project
County • Harry Baldwin,San Gabriel • Bruce
Barrows. Cude., • George Be., Bell • Hal does not warrant comments at this time. Should there be a change in the
Gene DanleIr.Parammen-In Ann,Dar�g Santa scope of the proposed Project, we would appreciate the opportunity to review
Chita•RUM Galamer,Los Angeles•Lrte Gerona.
Los Angeles•Ray GrabamE,Long Beach•Jenne, and comment at that time.
Hshn,Los Angeles•palm Hahn,Las Angeles
Dee Hardison,Toriance•Nee Holden,Los Angeles
l.,J oJacobs.�,e lar-ralud.Lou, r,li - A description of the proposed Project was published in SCAG's April 30, 2002
POOL McCmthg Downey•Cindy MasctkowsL,Los
Angels[ • Slmey R,nrplay, Burbank . Pam Intergovernmental Review Clearinghouse Report for public review and
O'Cannoq Sama Monies • N'k Pa,h,m, Los
Angeles•Ale[Ful la,Los Angeles•Jan Put,,Los comment.
Angeles•Ibninon For,PimAtv,n•Mark Wdley-
Plenary,Us Angeles•Ed Buy,"Los Angeles-
Kento-Tom Sykes l,Cl rren- aul Click TunetaM rd,Aama The project title and SCAG Clearinghouse number should be used in all
•Tom Sykes,Walnut Pooh Wale Albans
Btdneyre Wien eer,Ca1ilo Wachs,Wms"eles correspondence with SCAG concerning this Project, Correspondence should
•annals Washburn,Calabasu•]ack Weiss,Lai
Angeles•Dennis P ZlnG for Austin, be sent to the attention of the Clearinghouse Coordinator. If you have any
Oesnge County,Chalet smith,orange County
Be.Bates,Los Alamams•Ralph➢auer,Hutmngton questions, please contact me at (213)236-1867, Thank you.
Beach•ke But—Buena Park•Lou Bone Thsun
Eltenbeda Cow n,Costa Mesa•Ced"yn DeYoung,
Lgma Nigu,l•Mound Erma,bake Forest•Alta Sincerely,
Duke,h PJma•Shale McCracken,Amhom
Ma Perry,Btea•Tad Ridgeway,Newport➢inch
Ron to County Bob
ta Buster,Rnernd,County•
Ron - Ro Bob,,.,no, de•Greg Penn,Cathedral _
Coo• Ran Rberts,Temecula • Jan Rudman, 4ntergovernmental
Co m•Chndes White,Morena ValleyBan ohn. Cou Gnmill nn Makela, Ban Y MSITH,ABernardino County • ➢dl Alexander, Raucho �{�{Crime.,-DamdE[hleman,Iumosea•LeeAmorPlBa erGarda,Grand Terrace-Bob hunts;V¢mrvJle•Geenn Norton-Perry,Chino Hills•Judith Vallee, Review
San Bernardino
Bonnie Comryt Judy Wells,Ventura County
Glen Soo erra.Slmt valley•Erma Be Paola,San
Buenavemure-Tom Young,Pert Hueneme
Riverside Comty Treemportatim Comtniasiont
Rohm Lamuman vea Comty'Pramportadon Commissions
➢111 navtt Yi
SIm1 uttval Valley
PALM SPRINGS UNIFIED SCHOOL DISTRICT
980 EAST TAHOUITZ CANYON WAY
PALM SPRINGS, CALIFORNIA 922 62-011 9
(760) 416-6000
FAX (760) 416-6015
WILLLAM'E.;DIEDRICH, Ph:D., Superintendent o,t '$ch,00lsi
BOARD OF EDUCATION:DONALD T.AIKENS,President—MICHAEL McCABE, Clerk
ANDREW GREEN, Member—MEREDY SHOENBERGER,Member—SHARI STEWART, Member
FP -
DouglasIVED
May 9, 2002 0 2002
G DIVISION
R. Evans
City of Palm Springs
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
RE: APN NO. 512-300-001 thru 030
S. Palm Canyon/Acanto Drive
Dear Mr. Evans:
There is no impact to school facilities due to this amendment. However, school
developer fees will rise as of June 24, 2002. Residential construction fees will be $2.14
per square foot and $0.34 per square foot for commercial construction.
Sin r — �
William J. Schmidt
Facilities Planning and Development
/nij
a�i��a
STATE OF CALIFORNIA—BUSINESS,TRANSPORTATION AND HOUSING AGENCY GRAY DAVIS,Govemor
DEPARTMENT OF TRANSPORTATION
DISTRICT 8
464 W Fourth Street,61h Floor MS 726 RECEIVED
San Bernardino, CA 92401-1400
PHONE (909)383-6327
FAX (909)383-6890
May 17, 2002 =GD
08-Riv-111-R47.795 PLANNIN IVISION
SCH#2002041155
Mr. Douglas R. Evans
Director of Planning &Building
Planning Department
City of Palms Spring
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92263
Dear Mr. Evans:
Notice of Completion&Environmental Document for Tentative Tract Man 30050
Pahn Canyon LLC,Applicant
We have received the above notification relevant to Tentative Tract Map 30050,proposing
development of 67 single-family lots on 29.54 acres of property located at the northeast corner of
South Pahn Canyon Drive and Acanto Drive.
Because this project is located some distance from State Route 111, our concerns with direct project
impact are minimal. However,we are concerned with future "cumulative"impacts to State facilities
resulting from continued growth in the Palm Springs area. With this in mind, we recommend that the
project EIR include discussion of policies outlined in the Congestion Management Plan of the
Riverside County Transportation Commission, and pertinence thereof to TTR 30050. EIR discussion
should also include a method for determining cumulative project impacts to area transportation
facilities as well as a formula for calculating "fair-share"contributions to a local fund designated for
use in building or upgrading area transportation infrastructure.
Thank you for providing us this opportunity to review the Etivironniental lnitiai Study for Tentative
Tract Map 30050. If you have any questions regarding this letter,please contact Mr. Kee T. Ooi at
(909) 383-4149 for assistance.
Sincerely,
,lJ
LINDA GRIMES, Chief
Office of Forecasting/IGR-CEQA Review
Transportation Planning Division
cc: S. Morgan—State ClearingHouse
40011
zna-�-
To:
Memorandum
47
Date: May 29, 2002
Doug Evans, (Dir ctor of Planning & Building Z71
From: Carl Thibeault;'�ire Marshal TAM 3d `o
Subject: Palm Canyon LLC, TTM 30050
I understand that the Planning Commission recently approved a 33 ft.
wide street for this development with parking on both sides of the
street. The minimum street width allowable in the latest edition of the
California Fire Code is 20 ft. unobstructed. Utilizing a standard 8 ft.
parking lane a 33 ft. wide street would only be allowed to have
parking on one side.
If parking were to be allowed on only one side of the street within this
residential development it would seem nearly impossible to enforce.
It makes more sense to add 3 ft. to the width as was shown in the
original application and allow parking on both sides with no
restrictions.
Because this minimum street width has been adopted as part of the
California Fire Code by the City Council we, as the Fire Department,
do not have the ability to grant a variance on it. If the applicant is firm
in the desire to have less than 36 ft, wide streets with parking on both
sides then the formal variance procedure should be initiated in order
for this to proceed to the City Council for their decision.
Cc Bary Freet
Jing Yeo
Dave Mathews
City of Palm Springs
Fire Department
1998 CALIFORNIA FIRE CODE 901
1 902.2.2.1
PART III
GENERAL PROVISIONS FOR SAFETY
ARTICLE 9— FIRE DEPARTMENT ACCESS AND WATER SUPPLY
SECTION 901 —GENERAL 901.4.5 Street or road signs. When required by the chief,streets
901.1 Scope. Fire department access and water supply shall be and roads shall be identified with approved signs.
in accordance with Article 9. 901.5 Obstruction and Control of Fire Apparatus Access
'Roads and Fire-protection Equipment. See Sections 902.2.4
For firesafety during construction,alteration or demolition of a and 1001.7.
building, see Article 87.
901.6 Fire Protection in Recreational Vehicle,Mobile Home
901.2 Permits and Plans. and Manufactured Housing Parks, Sales Lots and Storage
Lots. Recreational vehicle, mobile home and manufactured
901.2.1 Permits. A permit is required to use or operate fire hy- housing parks,sales lots and storage lots shall provide and main-
drants or valves intended for fire-suppression purposes which are tain fire hydrants and access roads in accordance with Sections
installed on water systems and accessible to public highways, 902 and 903.
alleys or private ways open to or generally used by the public.See
Section 105,Permit f.1. EXCEPTION: Recreational vehicle parks located in remote areas
shall be provided with protection and access roadways as required by
EXCEPTION: A permit is not required for persons employed and the chief.
authorized by the water company which supplies the system to use or
operate fire hydrants or valves SECTION 902—FIRE DEPARTMENT ACCESS
901.2.2 Plans. 902.1 General. Fire department access roads shall be provided
901.2.2.1 Fire apparatus access. Plans for fire apparatus access and maintained in accordance with Sections 901 and 902.
roads shall be submitted to the fire department for review and ap- 902.2 Fire Apparatus Access Roads.
proval prior to construction.
902.2.1 Required access. Fire apparatus access roads shall be
901.2.2.2 Fire hydrant systems. Plans and specifications for provided in accordance with Sections 901 and 902.2 for every
fire hydrant systems shall be submitted to the fire department for facility,building or portion of a building hereafter constructed or
review and approval prior to construction. movc lot, or within the jurisdiction when any poruo_n of[he
901.3 Timing of Installation. When fire protection, including f chit B r any onion of an exterior wait or[r(—e}first )
fire apparatus access roads and water supplies for fire protection, building is located more than 1 0 et 45 720 rum from fire
is required to be installed, such protection shall be installed and apparatus acccess as measured by an approved route around t e
made serviceable prior to and during the time of construction. sonnel� r of ss to buildings.
g facility.See also Section 902.3 for per-
sonnel access to buildings.
EXCEPTION: When alternate methods of protection, as Q35ysT'LrY,n ems,
EXCEPTIONS: 1.When buildings are com, pletely protected with
approved, are provided,the requirements of Section 901.3 may be an approved automatic fire sprinkler system,the provisions of Sections
modified or waived. 902.2.1 and 902.2.2,Ta be modified by the chief.
901.4 Required Marking of Fire Apparatus Access Roads, 2.When access roads cannot be installed due to location on property,
Addresses and Fire-protection Equipment. topography,waterways,nonnegotiable grades or other similar condi-
tions,the chief is authorized to require additional fire protection as spe-
901.4.1 General. Marking of fire apparatus access roads, cified in Section 1001.9
addresses and fire-protection equipment shall be in accordance 3.When there are not more than two Group R,Division 3,or Group
with Section 901.4. U Occupancies,the requirements of Sections 902.2.1 and 902.2.2 may
be modified by the chief.
901.4.2 Fire apparatus access roads. When required by the More than one fire apparatus road shall be provided when it is
chief, approved signs or other approved notices shall be provided determined by the chief that access by a single road might be im-
and maintained for fire apparatus access roads to identify such paired by vehicle congestion,condition of terrain,climatic condi-
roads and prohibit the obstruction thereof or both. tions or other factors that could limit access.
901.4.3 Fire-protection equipment and fire hydrants. Fire- For high-piled combustible storage,see Section 8102.6.1.
Protection equipment and fire hydrants shall be clearly identified For required access during construction, alteration or demoli-
in an approved manner to prevent obstruction by parking and other tion of a building,see Section 8704.2.
obstructions. 902.2.2 Specifications. p'-
When required by the chief, .hydrant locations shall be 902.2.2.1 Dimensions. Fire apparatus access roads shall have an 1 identified by t fie installation of reflective markers. un0 s rac[ed width of not less than 20 feet(6096 rum)and an un- Ut
See also Section 1001.7. obstructed vertical clearance of tot less than 13 feet 6 inches(4115
min).
901.4.4 Premises identification. Approved numbers or ad- EXCEPTION: vertical clearance may be reduced,provided such
Idresses shall be provided for all new and existing buildings such reduction does not impair access by fire apparatus and approved signs
a position as to be plainly visible and legible from the street or road are installed and maintained indicating the established vertical clear-
fronting the property, ante when approved.
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AFFIDAVIT
OF
MAILING NOTICES
I, the undersigned City Clerk of the City of Palm Springs, California, do
hereby certify that a copy of the Notice of Public Hearing before the City
Council of the City of Palm Springs,in conjunction with Case No. 5.0899(A)
and Case No. 5.0899 (B), PD-271 TTM 30050, for application for a
subdivision of a 29.54 acre parcel into 67 single family residential lots,
located at northeast corner of South Palm Canyon Drive and Acanto Drive,
applicant, Palm Canyon, LLC, was mailed to each and every person on the
attached list on the 30th day of May,2002. A copy of said Notice is attached
hereto. Said mailing was completed by placing a copy of said Notice in a
sealed envelope,with postage prepaid, and depositing same in the U.S.Mail
at Palm Springs, California.
I declare under penalty of perjury that the foregoing is true and correct.
Dated at Palm Springs, California, this 301h day of May, 2002.
s°
PATRICIA A. SANDERS
City Clerk
CITY COUNCIL
CITY OF PALM SPRINGS
Case No. 5.0899 - PD-271 TTM 30050
Northeast corner of South Palm Canyon Drive and Acanto Drive
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 19, 2002. The City Council meeting begins at 7:00 p.m. in
the Council Chambers at City Hall, 3200 E. Tahquitz Canyon Way, Palm Springs.
The purpose of the hearing is to consider Case 5.0899(A), an application by Palm Canyon, LLC
to amend Specific Plan #1 by revising the Section I Circulation Plan to include modified special
street sections for South Palm Canyon Drive, between Bogert Trail and Acanto Drive, and Acanto
Drive east of South Palm Canyon Drive. The amendment also includes revising the Section N
Implementation/Phasing Fire Station Plan for future fire station locations.
The second request is for Case 5.0899(B), an application for Planned Development District 271
and Tentative Tract Map 30050 for modifications to the R-1-B property development standards(lot
size, front yard setbacks, and garage setbacks) and the subdivision of 29.54 acres into 67 single
family residential lots and associated on and off site improvements. The property is located at the
northeast corner of South Palm Canyon Drive and Acanto Drive, R-1-B, W-R-1-B, SP-1 Zone,
Section 35.
An Environmental Assessment has been prepared and will be reviewed by the Planning
Commission at the meeting. A draft Mitigated Negative Declaration of Environmental Impact has
been prepared for the subject proposal. Members of the public may view this document in the
Department of Planning and Building, City Hall, 3200 E.Tahquitz Canyon Way, Palm Springs, and
submit written comments to the City Clerk at, or prior to, the City Council hearing.
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 Douglas R. Evans, Director of Planning and Building, (760)
323-8245.
PATRICIA A. SANDERS
Publish: May 28, 2002 City Clerk
The Public Record
VICINITY MAP
C. PALM CANYON DRIVE
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LA VERNE WAY
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MURRAY CANYON
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BOGERT TRAIL
SITE
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CITY OF PALM SPRINGS
CASE NO. TTnn 30050 DESCRIPTION
5.0899 - PD-271
Application for a subdivision of a 29.54 acre
APPLICANT Palm Canyon, 1
parcel into 67 single family residential lots,
Zone R-1-13, W-R-1-13, SP-1, Section 35.
C44u VV, Z.6)89 i '6 14-ate.
Palm Canyon LLC Mainiero, Smith &Associates Palm Canyon LLC
1122 Willow Street, Suite 200 777 E. Tahquitz Canyon Way 1122 Willow Street, Suite 200
San Jose, CA 95125 Suite 301 San Jose, CA 95125
Palm Springs, CA 92262
Mainiero, Smith & Associates Palm Canyon LLC Mainiero, Smith &Associates
777 E. Tahquitz Canyon Way 1122 Willow Street, Suite 200 777 E. Tahquitz Canyon Way
Suite 301 San Jose, CA 95125 Suite 301
Palm Springs, CA 92262 Palm Springs, CA 92262
Palm Canyon LLC Mainiero, Smith &Associates
1122 Willow Street, Suite 200 777 E. Tahquitz Canyon Way
San Jose, CA 95125 Suite 301
Palm Springs, CA 92262
Tnd /an Lan
Leonard J. Saubel Gwendolyn Salgado Robert Stephen Saubel Estate
1510 Calle Palo Fierro 2960 Chuperosa C/O BIA-Palm Springs Field Office
Palm Springs, CA 92262 Palm Springs, CA 92262 P.O. box 2245
Palm Springs, CA 92263
Annette Louise Guzman Lois Segundo Eugene J. Segundo, Jr.
557 S. El Cielo, Apt 25 44470 Acacia Drive 557 S. El Cielo, Apt. 25
Palm Springs, CA 92262 Palm Desert, CA 92262 Palm Springs, CA 92264
Renona R. Pennington Corinne Siva Dora Prieto Estate
1032 N. Joyce Avenue 2431 Tamarisk Road C/O BIA Palm Springs Field Office
Rialto, CA 92376 Palm Springs, CA 92262 P.O. Box 2245
Palm Springs, CA 92263
Richard A. Miguel Anthony J. Andreas Deanna Andreas
38-500 S. Palm Canyon Dr. 3022 W. Nicolet P.O. Box 1563
Palm Springs, CA 92264 Banning, CA 92220 San Jacinto, CA 92581
John D. Andreas Estate Belinda S. Short Georgiana Ellen Rice Ward
c/o BIA P.S. Field Office 2102 Powell Road P.O. Box 1282
P.O. Box 2245 Palm Springs, CA 92262 Banning, CA 92220
Palm Springs, CA 92262
Leonard C. Bow Paula J. Bleile Belknap James W. Chormicle
950 E. Dogwood Circle 1115 Ole Mavrick Road P.O. Box 3383
Palm Springs, CA 92262 Cheyenne, WY 82009 Palm Springs, CA 92263
Richard W. Chronicle Diana M. Bow Lucille A. Bow
260 Ave. De Mesilla 135 Arroqui Street P.O. Box 85
Las Cruces, NM 88005 Montecito, CA 93108 Pala, CA 92059
Elizabeth a. Welmas Ronette Saubel Ronald R. Saubel Jr.
P.O. Box 161 600 N. Woodland Avenue 3022 W. Nicolet
Bonsall, CA 92003 Banning, CA 92220 Banning, CA 92220
Lisa Bleile Yolanda C. Rogers Michael J. Pete
28420 Orting Kaposin Hwy. East P.O., Box 136 P.O. Box 903
Graham, WA 98338 Dona Ana, NM 88032 Palm Springs, CA 92263
Eugene J. Pete Richard T. Little, Jr. Christine Pete
P.O. Box 903 100 S. Sunrise Way, PMB 143 c/o Cal McIntosh Law Cor.,
Palm Springs, CA 92263 Palm Springs, CA 92262 72-304 Sommerset Drive
Palm Desert, CA 92260
J- nd r'An Lkh d
Delbert Saubel Beverly Diaz Priscilla Gonzales
c/o Law Office of Joseph Roman P.O. Box J 1632 Sagebrush
2825 E. Tahquitz Canyon Way Pala, CA 92509 Palm Springs, CA 92262
Palm Springs, CA 92262
Ray Patencio Ruth Patencio Barbara Gonzales
2432 Toledo Avenue 1333 Belardo Road, Apt 3050 P.O. Box 247
Palm Springs, CA 92262 Palm Springs, CA 92262 Thousand Palms, CA 92276
Tonetta Torro Larry Torro Garry Torro
66805 Flora Avenue 34580 Judy Lane 34580 Judy Lane
Desert Hot Springs, CA 92240 Cathedral City, CA 92234 Cathedral City, CA 92234
Jim Torro Debrah Purnel Edmund Peter Siva
3295 S. Palm Canyon Drive 68-320 Bahada 200 W. Vereda Sur
Palm Springs, CA 92264 Cathedral City, CA 92234 Palm Springs, CA 92262
Debra Olinger
P.O. Box 94
Tesuque, NM 87574-0094
Smooth Feed biwWN Use templatefor s360®
NEIGHBORHOOD
COALITION
LABELS
Bob Seale Christine Hammond John Hunter
280 Camino Sur 373 South Monte Vista Drive P.O. Box 2824
Palm Springs, CA 92262 Palm Springs, CA 92264 Palm Springs, CA 92263
Philip Tedesco Sharon Lock Frank Tysen
1303 West Primavera Drive 1517 Sagebrush Casa Cody
Palm Springs, CA 92264 Palm Springs, CA 92264 175 South Cahuilla Road
Palm Springs, CA 92264
Bob Weithorn Jane Smith
261 South Belardo Road 928 Avenida Palmas
Palm Springs, CA 92264 Palm Springs, CA 92262
Bob Seale Christine Hammond John Hunter
280 Camino Sur 373 South Monte Vista Drive P.O. Box 2824
Palm Springs, CA 92262 Palm Springs, CA 92264 Palm Springs, CA 92263
Philip Tedesco Sharon Lock Frank Tysen
1303 West Primavera Drive 1517 Sagebrush Casa Cody
Palm Springs, CA 92264 Palm Springs, CA 92264 175 South Cahuilla Road
Palm Springs, CA 92264
Bob Weithorn Jane Smith
261 South Belardo-Road 928 Avenida Palmas
Palm Springs, CA 92264 Palm Springs, CA 92262
Bob Seale Christine Hammond John Hunter
280 Camino Sur 373 South Monte Vista Drive P.O. Box 2824
Palm Springs, CA 92262 Palm Springs, CA 92264 Palm Springs, CA 92263
ysen
Philip Tedesco Sharon Lock Frank 1303 West Primavera Drive 1517 Sagebrush Casa Cody
Palm Springs, CA 92264 Palm Springs, CA 92264 175 South Cahuilla Road
Palm Springs, CA 92264
I
Bob Weithorn Jane Smith 8 LABELS PER SET
261 South Belardo Road 928 Avenida Palmas 3 SETS OF LABELS
Palm Springs, CA 92264 Palm Springs, CA 92262 1 SET MAILED
w
512 2016 512 920 7 51? 292018
Palm n Llc Palm you Llc Palm on Llc yy
333 a Clara St#1212 333 S la Clara St#1212 333 Sa a Clara '#1212
S Jose, 95113 S Jose, CA 95113 S Jose, CA 95 3
512 293 O1 512X930yc2 512 9 3
Pa nyon Llc Paln Lle Pali you Lle
333 anta Clara St#1 333o Clara St#1212 3 nta Clara St#1212
Sa Jose, 95113 San Jose, CA 95113 < Jose, CA 95113
293 4 29' 512 293 005 512 293 006
'
Palm nyon Llc PalNosec
Llc Palm v on Llc
333 to Clara St#1212 333 Clara St #1212 333 to Clara St#1212
San Jose, CA 95113 San95113 Sa ose, CA 95113
5 2 293 0 7 512 93 008 512 93 009
Pa Ct you Lie Palm yen Llc Palm on Llc
333 W nta Clara St#1212 333 W to Clara 41212 333 W rta Clara St#1212
San ose, 95113 San Jose, C 95 3 San ose, CA 95113
512 293 010 512 293 512 2 012
Pa C iyon Llc Palm on Llc Palm Ca a Lle
333 nta Clara St 41212 333 \ na Clara St#1 12 333 a a Clara St#1212
Sa ose, 95113 San J e, A 95113 Sa Jose, CA 95113
12 293 13 2 300 Ol 512 00 002
Pa nyon Lle Paln anyon Llc Palm n n Llc
333 lnta Clara St#1212 333 S, to Clara St#1212 333 W to Clara St#1212
Sat Jose, 95113 San Jose, CA 95113 Sa ose, A 95113
512 3� 512 300 yo 51 30000
00
P, anyon Llc Pa nyon Llc Palm on Llc
333 It_
Clara St#1212 333 ❑la Clara St 41212 33 na Clara St 41212
San Jose, C 95113 San Jose, A 95113 S Jose, CA 95113
512300096 512 300 07 51 3 000
Pa C you Llc Pa nyon Llc Palm Lyon Llc
333 NYSajita Clara St#12 2 333 na Clara St#1212 333 nta Clara St 41212
San lose, C 95113 San ose, 95113 S a Jose, A 95113
51 , 00 9 51 00 0 512 00 01
Palm ion Llc Pahn you Lie Palm on LI
333 San Cl< a St#1212 333 an Clara St #1212 333 nta Clar St#1212
San Jose, lc 5113 San osc, CA 95113 n Jose, A 9511
512 300 0 2 51X3iti
)3S,
01
Pa Ca on Llc Pa Llc 11111
Yon Llc
333 W tta Clara St#1212 33 Clara St#1212 la Clara St#1 12
San J se, C 95113 Sa95113 e, A 95113
h A
009 607 524 009 607 525 009 607 526
West Pointe Homes Inc Ldw Inv Epp
960 Westlake Blvd 4204 1444 S Alpine Dr 374 W Wistaria Ave
Westlake Village, CA 91361 West Covina, CA 91791 Arcadia, CA 91007
009 607 527 009 607 528 009 607 530
Mark Noble&Susan Dahlberg Charles Lee Weigel &Marie Lyons Michael Childers
400 E Bogert Trl 380 E Bogert Trl 1627 N Crower Studio#1
Palm Springs, CA 92264 Palm Springs, CA 92264 Hollywood, CA 90028
009 607 531 Xalencia,
009 607 534
Alan Hamel& Suzanne Somers &Suzanne Somers Fred Bien&Nancy Bien
PO Box 55457 57 10224 Candleberry Ln
Valencia, CA 91385 A 91385 Northridge, CA 91324
009 607 535 009 607 536 009 607 537
Roger Seltzer&Lois Seltzer Abelardo Lopez Christopher Eve&Frances Eve Delarg
22451 De Grasse Dr 11135 183Rd St 495 E Bogert Trl
Calabasas, CA 91302 Cerritos, CA 90703 Palm Springs, CA 92264
0 607 538 009 610 907 009 610 908
Wes i rte Homes Irle Cynthia Wunderlich Andrea Greenbaum
96 estlt Blvd#204 PO Box 1003 38105 Via Fortuna
estlake Vill e, CA 91361 Dayton, NV 89403 Palm Springs, CA 92264
009 610 909 009 610 913 009 610 931
Service Richard M&SERVICE PATR Truman Gates&Janice Gates 10 Bello Monte Homeowners Assn
38155 Via Fortuna 64381 Via Amente 64515 Acanto Dr
Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264
Be 610,12 Vi 15 8 Vi 5 l
Be e Homeowners Assn Vista on Vista C on
645 auto Dr 505 S arr Dr#75 505 S arre Dr#75
P m Sprin CA 92264 Palm Springs, CA 92264 Palm Sptvrgs, CA 92264
Vista
615 Canyon
Des rt dve 51` 22
Vista Canyon Desert Adventures A Calif Corp Usa B
505 S Farrell Dr 475 67555 E Palm Canyon Dr Ur ow 04-28-2000S
Palm Springs, CA 92264 Cathedral City, CA 92234 A
5 0 024
U UsUll2a 512 220 O112
a 4 -2000 Acanto Partne
rs Llcsknow 1601 Dove St 4170
CA A Newport Beach, CA 92660
12 270 07 51 270 008 5X71Us Usa WHomes IncU o n 05-01-98 S PO ax 245 N NAME or NUMBER
A alm Sprir gs, CA 92263
NO 70 01 51 U 70 2
West to Homes Inc West P ne Homes Inc Usa B
NO T NAME or NUMBER NO T NAME or NUMBER U�rk r 05-15-1998 �
2� 3 51 21 512 271 2
Usa Usa Usa
U to 06-20-97 PO 45 PO ox 245
A Pa m Springs, CA 92263 P m Springs, CA 92263
5 27 003 Us, 512 271 -
Usa Us,
5 Mikael Jakobsson
U now 05-15-1999 PO ox 45 1490 S Camino Real
A Palm Springs, CA 92263 Palm Springs, CA 92264
512 26 512, 71 7 512 2 1 008
UYA ",
UsaWest ' e Homes Inc
Un 11-16-1999 $ PO x 45 NOS TNAMEorNi MBER
Pal n Springs, CA 92263
512 291 001 512 291 02 512 �91 0
Patin Canyon Llc Pab an
Llc Patin nyon Llc
333 W Santa Clara St 41212 333 anta Clara St#1212 333 to Clara St#1212
San Jose, CA 95113 S Jose, A 95113 San Jose, A 95113
512 291 04 512 292 001 512 2 002
Pa C nyon Llc Millennium Dev 2 Palm you Llc
333 to Clara St#1212 125 Lasalle Rd 333 W a to Clara St#1212
San ose, C 95113 West Hartford, CT 06107 San ose, 95113
512292 512 292 004 512 92 005
Palm n n Llc Palm anyo Llc Palm an Llc
333 W a Clara St#1212 333 W ria Clara St#1212 333 W nta Clara St 41212
San ose, C 95113 Sa ose, A 95113 Sap ose, A 95113
512 292 0 512 2 007 512 992 009
Pah you Llc Palm on Llc Palm on Llc
333 W a Clara St#1212 333 to Clara St#1212 333 S nta Clara 5l#1212
San 7 se, CA 95113 S Jose, A 95113 an Jose, 95113
512 292 0 51 292 O11 512 292 01
Pali you Llc Palm a n Llc Patin tyon Llc
333 a a Clara St#1212 333 Sa a Clara St#1212 33 anta Clara St 41212
San ose, CA 5113 n Jose, CA 95113 San Jose, CA 95113
5 291 5 2 292 0 512 292 015
Palm you Llc Pab C nyon Llc Pa C. on Llc
333 to Clara St#1212 333 anta Clara St #1212 333 Sanla Clara St#1212
San ose, C 95113 S Jose, A 95113 t Jose, A 95113
A y/l ��a
512 00 51 3000 512 0017
Patin Lyon Llc Palm you Llc Palm on Llc
333XSaiKa Clara St#1212 333 la Clara St #1212 333 S tta Clara St#1212
i Jose, CA 95113 S i Jose, CA 95113 S Jose, A 95113
512 300 0
1 512 300 01 512 300 020
Pa C you Llc Pala a on Llc Palm a n Llc
333 ua Clara St#1212 333 W nla Clara St#1212 333 nta Clara St#1212
S Jose, CA 95113 Sa ose, A 95113 S' ose, A 95113
512 300 02 512 300 022 512 00 023
Pah C you Llc %3n'la
u Llc Palm on Llc
333 to Clara Sl#1212 Clain Sl#1212 333 nta Clara St#1212
S IJose, 95113 A 95113 n Jose, A 95113
512 300 512 00 0 5 512 0 02
Pah anyon Llc Patin rayon Llc Pahn you Llc
33 to Clara St#1212 333 to Clara St#1212 333 "ma Clara St#1212
S Jose, A 95113 San Jose, CA 95113 Sa Jose, A 95113
5 2 300 027 512 3 512 300 029
Palm a on Llc Palm on Llc Palm an Llc
333 to Clara St#1212 333 Sai a Clara St#1212 333 W vita Clara St#1212
S ose, CA 95113 S, Jose, CA 95113 Sa ose, A 95113
512 300 0 0 513
O
60 0 513 019
P C you Llc Natbec nvestmenls Us
333 to Clara Si#1212 NO T NAME m NUMBER il nown
San ose, CA 95113 C CA
U 030 O1 68�7 Jos 0i 008
Usa 6 Us,
6 Jose Higueras &Donna Micha Higuera
PO B x 2 5 PO ox 45 38799 Maracaibo Cir
Palm Sprin s, CA 92263 &Im Springs, CA 92263 Palm Springs, CA 92264
51 001 6002 686 510 003
Usa 6 Us 86 Service 2001
U� no 02-09-2001 U n wn S 38155 Via Fortuna
A CA Palm Springs, CA 92264
6 510 007 68 5 025 686 510 026
Us B' Usa 6 Us 6
Uh i wn 04-29-97 S Ui mot 1 S U wn S
A CA CA
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Proof of Publication
In Newspaper
STATE OF CALIFORNIA
County of Riverside
Laura Reyes says:
1. 1 am a citizen of the United States, a
resident of the City of Indio, County of
Riverside, State of California, and over the
age of 18 years.
2. 1 am the Office & Production Manager of CITY CODNGL
The Public Record, a newspaper of genera] CITY OF PALM SPRINGS
Case N 5.0899—PO 271 TTM 30050
circulation printed and published in the City of Northeast Comer of South Palm Canyon Drive and Acomp
Palin Springs, County of Riverside, .State of NDrive
OTICE IS HEREBY GIVEN that the city Council of the City of
California. Said The Public Record is a Palm Springs,Califamniawillhadapubhchearmgatrtsmeet-
newspaper of general circulation as that term P Inmg°i June 19,Greece
Chne city Connell meeting begins at 7;00
Can in the Council Chambers at City Hall,320D E Tahqullz
is defined in Government Code section 6000, Canyon Way,Palm Springs
The purpose of the hearing is to cwnslder Case 5 0899(A),an
its status as such having been established by application by Palm Canyon,LLC to amend Spec9ic Plan Xi by
revising the Section 1 Cimselion plan to include Modified ape-
judicial decree of the Superior Court of the 1-1 -treat sections for South Palm Canyon Drive, between
State of California in and for the County Of
Bogert Trail and Acanto Drive east of South Palm Canyon
Drive.The amandmi also mclutles revising the Section N
Riverside in Proceeding No. Indio 49271, oateonsn olio Phasing lire Station Plan for future Ore station
dated March 31, 1987 entered in Judgment The second request is for Case 5.0899 ,
Planned DevelopmentO an application for
District and Tentative Tract Map
Book No. 129 page 355, on March 31, 1987. 30050 for Modifications to the R-1-B property development
3. The Public Record is a newspaper Of standards(lot size,front yard setbacks,and garage setbacks)
and the subdivision of 29.54 acres mto 6]single family resi-
general circulation ascertained and established Popedentist lots and assoclaled an and 0it site Improvements.The
properly is located at the northeast corner of South Palm
CanII] the City Of Palnl California,pTlgs ]n the COLlntyn iOf Section Drive led Acant°Drive R-1-B,W-R-1-B,SP-1 zone,
35
Riverside, State of Cf lase No. RIC An Environmental Assessment has been Prepared and will be
358286, Filed June 8, 2001. reviewed by the Planning Commissl°n at the meeting.A draft
Mitigated Negative Deck,muon 01 Environmental Impact has
4. The notice, of Which the annexed is a true been Prepared let the sublecl proposal Members of the public May view this document In the department of Planning and
printed copy was published in the newspaper colding, City Nall, 3200 E. Termite, Canyon Way, Palm
OIl the following ub hCatlOn dates t0 wit: Springs,and submit written comments to the CI Clerk at,or
p p prior to,the City Council hearing, City
May 28, 2002 If any group challenges the action in court,Issues raised may
be limited to only those issues raised at the pubtic hear,,,
described in this notice or m written correspondence at,or eflor
I certify under penalty of perjury that the to the-try Qoundl hearing.
An opportunity will be given at sold hearing for all interested
above is true and correct. person-to be heard.Questions regarding this case may be
Dated at Palm Springs, California this 28th directed to Douglas R Evans, Director of Planning and
Y Building,(760)323-8245.
day of May, 2002.
Patricia A.Sanders
May 28,2002 City Clerk
L r eyes
e ,eyes
' Ma agar
ORDINANCE NO.
AN ORDINANCE OFTHE CITYOF PALM SPRINGS,CALIFORNIA,
AMENDING THE ZONING MAP BY APPROVING PLANNED
DEVELOPMENT DISTRICT 271 (PD-271) WITHIN THE CANYON
PARK RESORT AND SPA SPECIFIC PLAN AMENDMENT AREA
FOR A 29.54 ACRE AREA INCLUDING ZONES R-1-13, W-R-1-13,
SP-1 FOR THE PROPERTY LOCATED AT THE NORTHEAST
CORNER OF SOUTH PALM CANYON DRIVE AND ACANTO
DRIVE, R-1-13, W-R-1-13, SP-1 ZONE, SECTION 35.
- - - - - - - - - - - - - - - - - - -
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA DOES ORDAIN AS
FOLLOWS:
SECTION 1.Pursuant to Section 94.07.00 of the Palm Springs Zoning Ordinance,the official zoning
map of the City of Palm Springs, referred to herein, is hereby amended as follows:
Change of Zone from R-1-B, W-R-1-B, SP-1 to PD-271
The parcel of property legally shown on Exhibit A is approved fora change of zone from R-1-13, W-
R-1-13, SP-1 to PD-271, specifically on the property located at the northeast corner of the
intersection of South Palm Canyon Drive and Acanto Drive on file in the Planning and Zoning
Department, Case 5.0901.
SECTION 2.EFFECTIVE DATE. This Ordinance shall be in full force and effect thirty (30) days
after passage.
SECTION 3. PUBLICATION. The City Clerk is hereby ordered to and directed to certify to the
passage of this Ordinance, and to cause the same or summary thereof or a display advertisement,
duly prepared according to law, to be published in accordance with law.
ADOPTED THIS day of 2002.
AYES:
NOES:
ABSENT:
ABSTENTIONS:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
By:
City Clerk Mayor
REVIEWED &APPROVED:
a � �
EXHIBIT A
PROPOSED CHANGE OF ZONE:
R-1-13, W-R-1-B, SP-1 to PD-271
APN #s 512-300-001 to 030 512-292-002 to 007 512-293-001 to 013
512-291-001 to 004 512-292-009 to 018
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RESOLUTION NO. 20376
OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS,
CALIFORNIA APPROVING TTM 30050 AND CASE NO 5.0899 -
PD-271, SUBJECT TO THE CONDITIONS STATED, TO
SUBDIVIDE A 29.54 ACRE PARCEL. INTO A SIXTY-SEVEN (67)
LOT RESIDENTIAL SUBDIVISION, LOCATED AT THE
NORTHEAST CORNER OF SOUTH PALM CANYON DRIVE AND
ACANTO DRIVE, R-1-13, W-R-1-13, SP-1 ZONE, 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-B, 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 bythe City Council fora sixty-three(63)lotsingle
family subdivision and has been recorded as a final subdivision map; and
WHEREAS, said applications were submitted to appropriate City Departments fortheir review-and
WHEREAS,said comments and requirements have been dulyconsidered 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
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
Resolution 20376
Page 2
WHEREAS, pursuant to Government Code Section 66412.3, the City Council has considered the
effect of the proposed subdivision, Tentative Tract Map 30050, on the house needs of the region
in which Palm Springs is situated and has balanced these needs against the public service needs
of its residents and available fiscal and environmental resources; the approval of the proposed
project represents the balance of these respective needs in a manner which is most consistent with
the City's obligation pursuant to its police power to protect the public health, safety, and welfare;
and
WHEREAS, the proposed project is considered a "project" pursuant to the terms of the California
Environmental Quality Act("CEQA"),and an Environmental Assessment has been prepared forthis
project and has been distributed for public review and comment in accordance with 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 forthe project and all written
and oral testimony presented.
THE CITY COUNCIL HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to CEQA,the City Council finds that,Tentative Tract Map 30050 and Case
No. 5.0899-PD-271 are in compliance with the Final Environmental Impact Report
that was prepared for the Canyon Park Resort and Spa Specific Plan project and
was certified and adopted on July 19, 1991 and the additional Mitigated Negative
Declaration(MND), certified and adopted on January 19, 1994 is in compliance with
CEQA, the State CEQA Guidelines, and the City's CEQA Guidelines;the FEIR and
MND adequately address the general environmental setting of the proposed Project,
its significant environmental impacts, and the alternatives and mitigation measures
related to each significant environment effect for the proposed project. The City
Council has independently reviewed and considered Tentative Tract Map 30050 and
Case No. 50899 - PD-271 and determined that the plans are in conformance with
the information contained in the certified Final Environmental Impact Report and
Mitigated Negative Declaration. The City Council further finds that the decision
reflects its independent judgement.
Section 2: The City Council finds that there is no new substantial evidence with respect to
environmental effects that has been submitted to the City and there are no
substantial changes with respect to the project that would require reversions to the
certified Final Environmental Impact Report and MND. The current project
proposed a sixty-seven (67) residential lot subdivision which is eighteen (18)fewer
units than the 85 units analyzed in the original Final Environmental Impact Report
and the MND. Since the potential for impacts has been lessened there is no need
for further environmental review.
Section 3: The City Council finds that a mitigation monitoring program was previously adopted
pursuant to Public Resources Code Section 21081.6 in order to assure compliance
with the above referenced mitigation measures during Project implementation. The
City Council finds that the potential for an impact is even less than what was
analyzed in the certified Final Environmental Impact Report and MND.
Resolution 20376
Page 3
Section 4: Pursuant to Government Code Section 66473.5 the City Council finds that the
proposed subdivision and the provisions for its design and improvement are
compatible with the objectives, polices, and general land uses and program
provided in the City's General Plan and any applicable specific plan; and
Section 5: Pursuant to Government Code Section 65567, the City Council finds that the
proposed subdivision and the provisions for its design and improvements are
compatible with the objectives, policies, and general land use provided in the City's
local open space plan; and
Section 6: Pursuant to Government Code Section 66474(Subdivision Map Act), the Planning
Commission finds that with the incorporation of those conditions attached in Exhibit
A:
a. The proposed Tentative Map is consistent with applicable general and specific plans.
The proposed project is consistent with the General Plan and SP-1 and is similar to the
previously approved tentative tract map. SP-1 allocated 85 units to the subject property.
The proposal is for 67 units and is therefore below the density parameters of the Specific
Plan.
b. 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
and any applicable specific plan. All street,drainage,and utilities improvements are subject
to the standards of the General Plan, Conditions of Approval, and mitigation measures
associated with TTM 30050 and Case No. 5.0899 - PD-271.
C. The site is physically suitable for the type and density of development contemplated by the
proposed subdivision.
The property is 29.54 acres of relatively flat desert with vegetation characteristic of the
Creosote Scrub - Burro Bush Dominated Community, pervasive throughout the
southwestern United States. The location had a previously approved map for development
of sixty-three (63) lot residential subdivision and is now proposed to be developed at sixty-
seven (67) residential lots. There will be no incompatibility issues as the surrounding land
uses are also within SP-1. There are single family residential lots and a golf course to the
north, vacant land on the east and west, and residential uses to the south, which is in
Riverside County.
d. The design of the proposed subdivision or the proposed improvements are not likely to
cause substantial environmental damage or substantially and avoidably injure fish orwildlire
or their habitat.
All potential land use and biological impacts as a result of developing the subject property
are fully disclosed in the Environmental Assessment, previous MND, and Final FIR. The
project site lies outside the Peninsular Range Bighorn Sheep Critical Habitat and lacks
Resolution 20376
Page 4
occupation or activity by species of special concern. However,two sensitive wildlife species
were detected on adjacent properties and mitigation measures, including a mitigation fee,
have been introduced to reduce the effects on biological resources to less than significant
impact.
e. The design of the subdivision or type of improvements is not likely to cause serious public
health problems.
The design of the subdivision and proposed improvements must follow the conditions of
approval including, but not limited to, the application of the Uniform Building Code Seismic
Safety Standards, and the City of Palm Springs Fugitive Dust Control Ordinance in order
to ensure public health and safety.
f. The design of the subdivision or the type of improvements will not conflict with easements,
acquired by the public at large, for access through or use of, property within the proposed
subdivision.
An equestrian easement with landscaping is proposed on the north side of Acanto Drive
and the east and west side of South Palm Canyon Drive. The property is also conditioned
to provide a drainage easement for flood control and storm water drainage purposes. The
right-of-ways for Acanto Drive and South Palm Canyon Drive are designed in accordance
with City specifications, except for the modifications to the special street sections. The
modified special street sections are consistent with what is existing at Acanto Drive and will
allow a smooth transition to the Indian Canyons access road from South Palm Canyon
Drive, south of Acanto Drive.
g. A nexus or rough proportionality have been established for requirement of dedication of
additional right-of-way to the City or the off-site improvements as related to the tentative
tract map.
The property frontages will provide an on-street bicycle path,sidewalk, and equestrian path
with associated landscaped area. The improvements will aesthetically enhance the
neighbourhood and provide safety benefits to existing and future property owners.
Section 7: Pursuant to Section 94.03.00 of the Zoning Ordinance, the City Council finds that
with the incorporation of those conditions attached in Exhibit A:
a. The use applied for at the location set forth in the application is properly one for which a
Planned Development District is authorized by the City's Zoning Ordinance and SP-1.
The proposed Planned Development District will allow for integrated design of the
subdivision and adjacent streets. The Specific Plan is to be implemented via Planned
Development District and subdivision maps, therefore, the PD is the appropriate land use
review for this development.
b. The use is necessary or desirable for the development of the community, is inharmonywith
the various elements or objectives of the General Plan, and is not detrimental to existing
uses or to future uses specifically permitted in the zone in which the proposed use is to be
located.
Resolution 20376
Page 5
The proposed subdivision is consistent with the General Plan, zoning designations, and
land use designations in SP-1 and is similar to the previously approved Final Tract 12848.
Tentative Tract Map 30050 will have 67 single family residential units, below the allocated
85 units in SP-1. The project will make up a portion of the overall Canyon Park Resort and
Spa Specific Plan and will therefore be compatible with existing and future uses in the zone.
Any land use or biological impacts are fully disclosed in the Environmental Assessment.
c. The site is adequate in size and shape to accommodate said use, including yards,
setbacks, walls or fences, landscaping, and other features required in order to adjust said
use to those existing or permitted future uses of land in the neighborhood.
The applicant is requesting the entitlement of subdividing an existing 29.54 acre parcel into
sixty-seven (67)single family residential lots. The lots average 14,500 square feet with the
smallest lot being 13,687 square feet and the largest lot being 23,088 square feet. The
property is zoned R-1-B and W-R-1-B with an overlay of Specific Plan - 1 (SPA).
The property is vacant and currently subdivided into 63 single-family lots (Tract 12848)
although the physical improvements were never made, nor any lots sold for residential
purposes. Tract 12848 will be vacated upon the recordation of the Final Tract Map. The
overall density is well within the adopted master plan allowance of 85 dwelling units.
Access to the property will be from a gated entry on South Palm Canyon Drive. Forty-four
feet of right-of-way and public utility easement is proposed to be dedicated from the subject
tract to the City of Palm Springs. Existing improvements consist of two 2-lane undivided
roadways. Internal circulation consists of a series of private streets and a cul-de-sac.
Roadways within the subdivision would be privately maintained as would the two(2)lettered
lots that include landscaping in front of the subdivision on South Palm Canyon and Acanto
Drive.
The Planned Development District includes adjustments to the R-1-B property development
standards, namely, minimum lot size, minimum lot depth and width, reduction in front
setbacks, and allowance of detached garages. The R-1-13 zone requires a minimum lot
area of 15,000 square feet with a lot width and depth of 120 feet and 120 feet, respectively.
The proposed average lot area is 14,500 square feet with unit size yet to be determined.
Lot sizes range from 13,687 square feet to 23,088 square feet. Lot width is proposed for
100 feet and lot depth for 85 feet. The required front setback in an R-1-B zone for the main
residence and garage is 25 feet, with detached garages only permitted in R-1-A and R-1-
AH Zones. The front and side front setbacks for the residences and detached garages will
be 15 feet and 20 feet, respectively, but may be altered depending on the mass and scale
of the proposed units. The remainder of the proposal conforms with R-1-13 property
development standards.
d. That the site for the proposed use relates to streets and highways properly designed and
improved to carry the type and quantity of traffic to be generated by the proposed use.
The Specific Plan amendments,to be accomplished via Planned Development District 271,
refer to proposed street improvements on Acanto Drive and South Palm Canyon Drive,
south of Bogert Trail, South Palm Canyon Drive will be reduced to a two-lane roadway with
on-street bicycle paths, in consideration of the recent improvements to the Indian Canyons
access road, south of Acanto Drive. The special street section on South Palm Canyon
Resolution 20376
Page 6
Drive will be reduced to 40 feet instead of the standard 64 feet. The street design will
include a 2-foot mow strip to meet the edge of pavement condition and the sidewalk will
meander within the public right-of-way and 30 foot private parkway. Acanto Drive will be
comprised of 29 feet of pavement, curb to curb, with no parking. There will be a mow strip
on the south side of the street and a wedge curb on the north side. An additional 20 feet
for an equestrian trail will be provided on the north of Acanto Drive.
While the right-of-way widths will not be altered,the numberof travel lanes will be modified
to accommodate the design of the subject site and adjacent properties. The applicant
proposes a 2 lane street on South Palm Canyon Drive with on-street bicycle paths and a
29-foot, two-lane roadway with no parking allowed on Acanto Drive. The Environmental
Assessment showed that the existing and proposed street network have the capacity to
manage projected traffic volumes. The modified special street sections are appropriate for
the scale of the proposed subdivision and potential net units for the surrounding properties.
e. That the conditions to be imposed and shown on the approved site plan are deemed
necessary to protect the public health, safety, and general welfare and may include minor
modifications of the zone's property development standards.
All proposed conditions of approval are necessary to ensure public health and safety
including, but not limited to, the application of the Uniform Building Code Seismic Safety
Standards, Palm Springs Municipal Code, and the City of Palm Springs Fugitive Dust
Control Ordinance.
NOW,THEREFORE, BE IT RESOLVED that, based upon theforegoing,the City Council approves
Tentative Tract Map 30050 and Case No. 50899 - PD-271 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 19th day of June , 2002.
AYES: Members Hodges, Oden, and Mayor pro tem Reller—Spurgin
NOES: None
ABSENT: Member Mills and Mayor Kleiudienst
ABSTENTIONS: None
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
City Clerk City Manager
Reviewed and Approved as to Form: kgf,
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
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 fOrthls project shall be Section 92.01.00, R 1-B Zone,
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 bythe 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.
a. 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
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 or all exterior lighting (landscaping, and entry area) shall be
submitted for approval prior to final map approval.
18. Drainage sweles 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.
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
Resolution 20376
Page 11
evaluated by the soil engineer for settlement potential during detailed geotechnicaI 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
during 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. Developershall complywith Section II of Chapter 8.04ofthe 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, orfencing 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:
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.
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 easementfor 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 NORTHEASTAND 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. Construc'ta 15 footwide pedestrian/bike pathwaybetween the storm waterchannel 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 pavementwith 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 and gutter, 3 feet NORTH of section/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.
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 fool wide easementfor 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 City of 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 80 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.
15b. 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. Thefollowing requirements fora 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.
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 20376
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 Geetechnical Engineer shall be required for and
incorporated as an integral part of the grading plan for the proposed site.A copy of the soils
report shall be submitted to the Building Department and to the Engineering Department
along with plans,calculations and other information subject to approval by the City Engineer
prior to the issuance of the grading permit.
33. 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 Departmentof 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
Resolution 20376
Page 18
drainage structures (if any exist), and to determine required stromwater runoff mitigation
measures for this project.
37. A portion of this property(a 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 thetributary 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 developershall obtain an easement dedicated to RCFC forflood 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 RCFC forflood 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
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 Cade 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.
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 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.
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
Resolution 20376
Page 21
VICINITY MAP
E. PALM CANYON QRIVE
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LA VERNE WAY
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CITY OF PALM SPRINGS
TTM 50
CASE NO. 5,0899 - P�-271 DESCRIPTION
.08
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.
PROOF OF PUBLICATION This is space for County Clerk's Pzling Stamp
(2015.5.C.C.P) -
NOTICE OF
PLANNING COMMISSION MEETING
Case 5.0899
Palm Canyon, LLC
Northeast corner ofAcanto Drive and
STATE OF CALIFORNIA
South Palm Canyon Drive
Comity of Riverside NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Palm
Springs, California, will hold a Public Hearin gg at its meeting of Mayy 22,
2002. The Planning Commission meeting be ins at 1:30 pp.m. (Public
Hearings begin at 2:00 p.m.)in the Council Chamber at City Hat-3200 East
Tahquitz Canyon Way,Palm Springs.
The purpose of the hearing is to consider:
Case 5.0899A: Application to amend Canyon Park Resort and Spa Specific
Plan by revising Section 1 Circulation Plan to reduce South Palm Canyon
I am a citizen of the United States and a resident of Drive street section from a four-lane roadwayy to a two-lone roadway
the County aforesaid; I am over the age of eighteen between Bogert Trail and Aconlo Drive,revise fhe street section for Aconto i
years,and not a party to or interested in the Drive east of South Palm Canpon Drive and revising Section N
above-entitled matter.I am the principal clerk of a Implementation/Phasing Plan/Eire Station deAng with future fire location.
printer of the,DESERT SUN PUBLISHING
COMPANY a newspaper of general circulation, Case 5.0899B: Planned Developpment District 271 and Tentative Tract Map
printed and published in the city of Palm Springs, 30050 for the subdivision of 29.54 acres into 67 single family home lots
County of Riverside,and which newspaper has been and associated on and offsite improvements.
adjudged a newspaper of general circulation by the
Superior Court of the County of Riverside,State of The property is located at the northeast corner of Acanto Drive and South
California nuclei,the date of March 24,1988.Case Palm Canyon Drfve,W-R-B/R-1-8 Zone,Specific Plan No.1,Section 35.
Number 19t236;that the notice,of which the
annexed is a printed copy(set in type not smaller Vicinity Map NA
than non pariel,has been published in each regular
and entire issue of said newspaper and not in any I e
supplement thereof on the following dates,to wit: "f -7
Apri122nd
r _m
� w
-------'--'----------------'---'-----------------------------
All in the year 2002
I certify(or declare)under penalty of perjury that the
tsrze y s.—
foregoing is true and correct. 1
22nd
Dated at Palm Springs,California this--------------day An Environmental Assessment/initial Study has been prepared and will he reviewed
April by the Planning Commission at the meeting. Potential impacts. A dram Mitigated
of---------------------------------------2002 Negative Declaration of Environmental Impact bus been prepared for the subject
proposal. Members of the public may view this document in the Department of
Planning&Building,City Hall,3200 East Tahquitz Canyon Way,Palm Springs,and
submit written comments to The Planning Commission at,or prior to,the Planning
Signature Commission hearing.
If any individual or group challenges the action in court,issues may be limited to
only those issues raised of the public hearing described in This notice or in written
correspondence at,or prior to,the Planning Commission hearing.
An opportunity will be given at said hearing for all interested persons to be heard.
Questions regarding this case may be directed to Douglas R. Evans, Director of
Planning&Building,(760)323.8245.
PLANNING COMMISSION
DOUGLAS R. EVANS
ry I
� o-377
RESOLUTION NO. 20377
OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS,
CALIFORNIA, AMENDING SPECIFIC PLAN #1 WITH REGARDS
TO SPECIAL STREET SECTIONS IN THE CIRCULATION PLAN
AND THE ADDITION OF FIRE STATIONS IN THE SECTION N
IMPLEMENTATION/PHASING FIRE STATION REQUIREMENT,
LOCATED AT THE NORTHEAST CORNER OF SOUTH PALM
CANYON DRIVE AND ACANTO DRIVE, R-1-13, W-R-1-13, SP-1
ZONE, SECTION 35.
WHEREAS, Palm Canyon, LLC (the "applicant') has filed a request to amend Specific Plan #1,
pursuant to Government Code Section 65453, to modify special street sections in the Circulation
Plan and modify Section N Implementation/Phasing Fire Station Requirements; and
WHEREAS, the proposed amendments are consistent with the General Plan; and
WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to
consider a request to amend Specific Plan #1 to modify special street sections in the Circulation
Plan and modify Section N Implementation/Phasing Fire Station Requirements was issued in
accordance with applicable law; and
WHEREAS, on May 22, 2002 a public hearing to consider a request to amend Specific Plan#1 to
modify special street section in the Circulation Plan and modify Section N Implementation/Phasing
Fire Station Requirements was issued 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
proposed amendments to Specific Plan #1; and
WHEREAS, notice of a public hearing of the City Council of the City of Palm Springs to consider
a request to amend Specific Plan #1 to modify special street sections in the Circulation Plan and
modify Section N Implementation/Phasing Fire Station Requirementwas issued in accordancewith
applicable law; and
WHEREAS, on June 19, 2002 a public hearing on the request to amend Specific Plan#1 to modify
special street sections in the Circulation Plan and modify Section N Implementation/Phasing Fire
Station Requirement 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 hearing on the project, including but not limited to the staff report, all written
and oral testimony presented.
THE City Council HEREBY FINDS AS FOLLOWS'
Section 1: Pursuant to the California Environmental Quality Act(CEQA),the City Council finds
that:
Resolution 20377
Page 2
a. The proposed Specific Plan Amendments are in compliance with the Final Environmental
Impact Report thatwas prepared forthe Canyon Park Resort and Spa Specific Plan project
and was certified and adopted on July 19, 1991 and the additional Mitigated Negative
Declaration(MND), certified and adopted on January 19, 1994 is in compliance with CEQA,
the State CEQA Guidelines, and the City's CEQA Guidelines; the FEIR and MND
adequately address the general environmental setting of the proposed Project, its
significant environmental impacts, and the alternatives and mitigation measures related to
each significant environmental effect for the proposed project. The City Council has
independently reviewed and considered the Specific Plan#1 Amendments and determined
that the plans are in conformance with the information contained in the certified Final
Environmental Impact Report and Mitigated Negative Declaration. The City Council further
finds that with the incorporation of proposed mitigation measures, potentially significant
environmental impacts resulting from this project will be reduced to a level of insignificance
and therefore recommends adoption of a Mitigated Negative Declaration for the project.
Section 2: The proposed amendment to the Specific Plan text is internally consistent with the
goals, policies, and objectives of the General Plan and will result in conformity of the
project with the General Plan. The proposed revision of Specific Plan #1 to allow
modified pavement sections and the addition of fire stations to increase fire
protection needs is a logical amendment of SPA as the ownership pattern within the
Specific Plan area changes. During the development of SP-1, including City
Council meetings, it was clear that the final design of each planning area could be
altered to meet planning, market, and other concerns. The special street section
of South Palm Canyon Drive will be reduced to 2 travel lanes and Acanto Drive will
be revised to have a 29-foot wide curb to curb section. The reduction in travel lanes
and the inclusion of on-street bicycle paths will be an aesthetic enhancement to the
neighbourhood and contribute to a residential environment.
Section 3: The modification of street sections and fire station implementation/phasing allowed
by the Specific Plan Amendment are appropriate to the area and will benefit the
subject property as well as surrounding properties. The modified special street
sections and provisions for fire stations are necessary in order for the project to be
well designed and also recognize the increased need for fire protection in the Palm
Canyon area. The proposed project is under the allocated density for the subject
property and the potential net units south of Acanto Drive have been reduced to 300
from 1400. Therefore, 2 travel lanes on South Palm Canyon Drive have sufficient
capacity to handle the project traffic volume for the area. In addition, the modified
special street sections will allow a smooth transition to the Indian Canyons access
road.
The amendment to the Section N, Implementation/Phasing Fire Station policy is
intended to recognize the new ownership pattern within the Specific Plan area, and
ongoing discussions with the Tribal Council regarding fire protection needs within
the Palm Canyon area.
Section 4: Modifying special street sections on South Palm Canyon Drive south of Bogert Trail
and modifying provisions for fire stations is consistent with Specific Plan#1 and the
General Plan as amended herein.
Resolution 20377
Page 3
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council hereby
approves the amendment to Specific Plan #1 as shown on Exhibit A and Exhibit B.
ADOPTED this 19th day of June , 2002.
AYES. Members Hodges, Oden, and Mayor pro tem Reller-Spwrgin
NOES: None
ABSENT: Member MiUs and Mayor Kleindienst
ABSTENTIONS: None
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
City Clerk City Manager
Reviewed and Approved as to Form:
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PROP. 54' PARKWAY
SECTION A-
S. PALM CANYON (FROM BOGERT TRAIL TO ACANTO DRIVE)
N.T.S.
EXHIBIT B
PROPOSED SPECIFIC PLAN TEXT AMENDMENTS
CIRCULATION PLAN AND
SECTION N IMPLEMENTATION/PHASING FIRE STATION REQUIREMENT
Section I
Circulation Plan
Paragraph two, on page 36 of the Specific Plan text shall be changed as follows:
"South Palm Canyon Drive within the project boundaries will become a four lane through street
with a median isle from Murray Canyon Drive to Bogert Trail. Turn lanes will be incorporated at
the intersection of the west entrance to Canyon Park Resort & Spa and Bogert Trail. Hiking,
biking and equestrian trails are in indicated on Figure 25. South of Bogert Trail, the South Palm
Canyon Drive improvements will transition to a two-lane roadway with on-street bicycle paths in
keeping with the recent improvements to the Indian Canyons access road south of Acanto
Drive. In addition to the reduced pavement section (40 feet vs. 64 feet), the standard street
improvement design will be modified to include a 2-foot mow strip for the edge of pavement
condition and the sidewalk will meander within the public right-of way and 30 foot private
Parkway. The combination public/private parkway area will also contain an open, landscaped
drainage channel needed to convey flood waters northerly to the golf course. See Figure 20A
for the proposed street cross section."
Paragraph four, on page 37, shall be changed as follows:
"Acanto Way-Drive shall be classified as a local or private street and shall obtain-a-tetal-righf-ef
way-of 5e-feet be designed within the current 40 foot right-of-way that currently exists at the
corner of South Palm Canyon Drive and Acanto Drive at the Desert Water Agency pumping
facility. The cross section for Acanto Drive shall include a 29-foot pavement section, a mow
strip as the edge of pavement condition on the south side of the street (three feel from the
section line) and a wedge curb on the northerly side. plus An additional 20 feet for an
equestrian trail shall be provided along the north side of Acanto Drive. Acanto Way Drive could
n,olddea�,adian is currently proposed with a cul-de-sac in Planning Area
12. In the future, it is possible that Acanto Way Drive could be extended to accommodate
Indian properties further east of the proposed cul-de-sac terminus. Designation of Acanto Way
Drive as a private street shall also be considered such that street vacation requirements shall
be adhered. Additionally, all adjacent property owners, i.e., Canyon Development, Bella Monte,
Tract 20603-A and Indian land owners, shall coordinate street design.
Section N
Implementation/Phasing Fire Station Requirement (pp. 56-57)
Canyon Development, any successor, the Agua Caliente Tribe of Cahuilla Indians, the City of
Palm Springs, or other party ' shall propose a site within the Specific Plan
boundaries or within reasonable proximity for a future fire station. Canyon Development or
other party shall submit such plan to the Planning and Honing Building Department and the Fire
Department for review and approval. Canyon Development a successor, or other party shall
4�4c 0,?A1z) 15
G,� o z
offer such site to the City of Palm Springs as an irrevocable offer of dedication. The City of
Palm Springs shall have sole discretion when such site is accepted. £ariyan pedel�aff
su pri first-subcftvi�. Any other property
owner within the boundary of the Specific Plan may submit and process a subdivision map or
other land use entitlement sub'ect to being conditioned to oarlicipate in the funding of a new fire
station at on a fair-share basis. In the event Canyon Development, a successor, or other party
is not able to acquire such site, Canyon Development a successor, or other party shall pay as
an in lieu fee its fairshare of reasonable land ac uisition and improvement costs as determined
tyjhe Director of Public Works such amount payable ierrsn"
by the 6ity pi and mavbe eftfofted at the entitlement stage or final map stage but
no later than the building permit stage. Firesprinklers shall continue to be re uired for any new
structure outside a five-minute response time from an existing fire station (or one under
construction),
RESOLUTION NO.
OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS,
CALIFORNIA APPROVING TTM 30050 AND CASE NO 5.0899 -
PD-271, SUBJECT TO THE CONDITIONS STATED, TO
SUBDIVIDE A 29.54 ACRE PARCEL INTO A SIXTY-SEVEN (67)
LOT RESIDENTIAL SUBDIVISION, LOCATED AT THE
NORTHEAST CORNER OF SOUTH PALM CANYON DRIVE AND
ACANTO DRIVE, R-1-13, W-R-1-B, SPA ZONE, 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, SPA Zone, Section 35; and
WHEREAS,A Final Environmental Impact Report(FEIR)was prepared forthe 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 bythe City Council fora 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
WHEREAS, on June 191, 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, pursuant to Government Code Section 66412.3, the City Council has considered the
effect of the proposed subdivision, Tentative Tract Map 30050, on the house needs of the region
in which Palm Springs is situated and has balanced these needs against the public service needs
of its residents and available fiscal and environmental resources; the approval of the proposed
project represents the balance of these respective needs in a manner which is most consistentwith
the City's obligation pursuant to its police power to protect the public health, safety, and welfare,-
and
WHEREAS, the proposed project is considered a "project" pursuant to the terms of the California
Environmental Quality Act("CEQA"),and an Environmental Assessment has been prepared forthis
project and has been distributed for public review and comment in accordance with 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 forthe projectand all written
and oral testimony presented.
THE CITY COUNCIL_ HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to CEQA,the City Council finds that,Tentative Tract Map 30050 and Case
No. 5.0899-PD-271 are in compliance with the Final Environmental Impact Report
that was prepared for the Canyon Park Resort and Spa Specific Plan project and
was certified and adopted on July 19, 1991 and the additional Mitigated Negative
Declaration(MND), certified and adopted on January 19, 1994 is in compliance with
CEQA, the State CEQA Guidelines, and the City's CEQA Guidelines;the FEIR and
MND adequately address the general environmental setting of the proposed Project,
its significant environmental impacts, and the alternatives and mitigation measures
related to each significant environment effect for the proposed project. The City
Council has independently reviewed and considered Tentative Tract Map 30050 and
Case No. 50899 - PD-271 and determined that the plans are in conformance with
the information contained in the certified Final Environmental Impact Report and
Mitigated Negative Declaration. The City Council further finds that the decision
reflects its independent judgement.
Section 2: The City Council finds that there is no new substantial evidence with respect to
environmental effects that has been submitted to the City and there are no
substantial changes with respect to the project that would require reversions to the
certified Final Environmental Impact Report and MND. The current project
proposed a sixty-seven (67)residential lot subdivision which is eighteen (18)fewer
units than the 85 units analyzed in the original Final Environmental Impact Report
and the MND. Since the potential for impacts has been lessened there is no need
for further environmental review.
Section 3: The City Council finds that a mitigation monitoring program was previously adopted
pursuant to Public Resources Code Section 21081.6 in order to assure compliance
with the above referenced mitigation measures during Project implementation. The
City Council finds that the potential for an impact is even less than what was
analyzed in the certified Final Environmental Impact Report and MND.
Section 4 Pursuant to Government Code Section 66473.5 the City Council finds that the
proposed subdivision and the provisions for its design and improvement are
compatible with the objectives, polices, and general land uses and program
provided in the City's General Plan and any applicable specific plan; and
Section 5: Pursuant to Government Code Section 65567, the City Council finds that the
proposed subdivision and the provisions for its design and improvements are
compatible with the objectives, policies, and general land use provided in the City's
local open space plan; and
Section 6: Pursuant to Government Code Section 66474(Subdivision Map Act), the Planning
Commission finds that with the incorporation of those conditions attached in Exhibit
A:
a. The proposed Tentative Map is consistent with applicable general and specific plans.
The proposed project is consistent with the General Plan and SP-1 and is similar to the
previously approved tentative tract map. SP-1 allocated 85 units to the subject property.
The proposal is for 67 units and is therefore below the density parameters of the Specific
Plan-
b. The design of improvement of the proposed subdivision is consistent with the General Plan
and any applicable Specific Plan.
Pursuant to Government Code Section 66473.5 the City Council finds that the proposed
subdivision and the provisions for its design and improvement are compatible with the
objectives, polices, and general land uses and program provided in the City's General Plan
and any applicable specific plan. All street,drainage,and utilities improvements are subject
to the standards of the General Plan, Conditions of Approval, and mitigation measures
associated with TTM 30050 and Case No. 5.0899 - PD-271.
c. The site is physically suitable for the type and density of development contemplated by the
proposed subdivision.
The property is 29.54 acres of relatively flat desert with vegetation characteristic of the
Creosote Scrub - Burro Bush Dominated Community, pervasive throughout the
southwestern United States. The location was previously approved for development of
sixty-three (63) lot residential subdivision and is now proposed to be developed at sixty-
seven (67) residential lots. There will be no incompatibility issues as the surrounding land
uses are also within SP-1. There are single family residential lots and a golf course to the
north, vacant land on the east and west, and residential uses to the south, which is in
Riverside County.
d. The design of the proposed subdivision or the proposed improvements are not likely to
cause substantial environmental damage or substantially and avoidably injure fish orwildlife
or their habitat_
All potential land use and biological impacts as a result of developing the subject property
are fully disclosed in the Environmental Assessment, previous MND, and Final EIR_ The
project site lies outside the Peninsular Range Bighorn Sheep Critical Habitat and lacks
occupation or activity by species of special concern. However,two sensitive wildlife species
were detected on adjacent properties and mitigation measures, including a mitigation fee,
have been introduced to reduce the effects on biological resources to less than significant
impact.
e. The design of the subdivision or type of improvements is not likely to cause serious public
health problems.
The design of the subdivision and proposed improvements must follow the conditions of
approval including, but not limited to, the application of the Uniform Building Code Seismic
Safety Standards, and the City of Palm Springs Fugitive Dust Control Ordinance in order
to ensure public health and safety.
f. The design of the subdivision or the type of improvements will not conflict with easements,
acquired by the public at large, for access through or use of, property within the proposed
subdivision.
An equestrian easement with landscaping is proposed on the north side of Acanto Drive
and the east and west side of South Palm Canyon Drive. The property is also conditioned
to provide a drainage easement for flood control and storm water drainage purposes. The
right-of-ways for Acanto Drive and South Palm Canyon Drive are designed in accordance
with City specifications, except for the modifications to the special street sections. The
modified special street sections are consistent with what is existing at Acanto Drive and will
allow a smooth transition to the Indian Canyons access road from South Palm Canyon
Drive, south of Acanto Drive.
g. A nexus or rough proportionality have been established for requirement of dedication of
additional right-of-way to the City or the off-site improvements as related to the tentative
tract map.
The property frontages will provide an on-street bicycle path,sidewalk,and equestrian path
with associated landscaped area. The improvements will aesthetically enhance the
neighbourhood and provide safety benefits to existing and future property owners.
Section 7: Pursuant to Section 94-03,00 of the Zoning Ordinance, the City Council finds that
with the incorporation of those conditions attached in Exhibit A:
a. The use applied for at the location set forth in the application is properly one for which a
Planned Development District is authorized by the City"s Zoning Ordinance and SP-1.
The proposed Planned Development District will allow for integrated design of the
subdivision and adjacent streets. The Specific Plan is to be implemented via Planned
Development District and subdivision maps, therefore, the PD is the appropriate land use
review for this development.
b. The use is necessary or desirable far the development of the community, is in harmony with
the various elements or objectives of the General Plan, and is not detrimental to existing
uses or to future uses specifically permitted in the zone in which the proposed use is to be
located.
The proposed subdivision is consistent with the.General Plan, zoning designations, and
land use designations in SP-1 and is similar to the previously approved Final Tract 12848.
Tentative Tract Map 30050 will have 67 single family residential units, below the allocated
85 units in SP-1. The project will make up a portion of the overall Canyon Park Resort and
Spa Specific Plan and will therefore be compatible with existing and future uses in"the zone.
Any land use or biological impacts are fully disclosed in the Environmental Assessment.
c. The site is adequate in size and shape to accommodate said use, including yards,
setbacks, walls or fences, landscaping, and other features required in order to adjust said
use to those existing or permitted future uses of land in the neighborhood.
The applicant is requesting the entitlement of subdividing an existing 29.54 acre parcel into
sixty-seven (67)single family residential lots. The lots average 14,500 square feet with the
smallest lot being 13,687 square feet and the largest lot being 23,088 square feet. The
property is zoned R-1-B and W-R-1-8 with an overlay of Specific Plan - 1 (SP-1).
The property is vacant and currently subdivided into 63 single-family.lots (Tract 12848)
although the physical improvements were never made, nor any lots sold for residential
purposes. Tract 12848 will be vacated upon the recordation of the Final Tract Map_ The
overall density is well within the adopted master plan allowance of 85 dwelling units.
Access to the property will be from a gated entry on South Palm Canyon Drive. Forty-four
feet of right-of-way and public utility easement is proposed to be dedicated from the subject
tract to the City of Palm Springs. Existing improvements consist of two 2-lane undivided
roadways. Internal circulation consists of a series of private streets and a cul-de-sac.
Roadways within the subdivision would be privately maintained as would the two(2)lettered
lots that include landscaping in front of the subdivision on South Palm Canyon and Acanto
Drive.
The Planned Development District includes adjustments to the R-1-13 property development
standards, namely, minimum lot size, minimum lot depth and width, reduction in front
setbacks, and allowance of detached garages_ The R-1-13 zone requires a minimum lot
area of 15,000 square feet with a lot width and depth of 120 feet and 120 feet, respectively.
The proposed average lot area is 14,500 square feet with unit size yet to be determined.
Lot sizes range from 13,687 square feet to 23,088 square feet. Lot width is proposed for
100 feet and lot depth for 85 feet. The required front setback in an R-1-B zone for the main
residence and garage is 25 feet, with detached garages only permitted in R-1-A and R-1-
AH Zones. The front and side front setbacks for the residences and detached garages will
be 15 feet and 20 feet, respectively, but may be altered depending on the mass and scale
of the proposed units. The remainder of the proposal conforms with R-1-13 property
development standards.
d. That the site for the proposed use relates to streets and highways properly designed and
improved to carry the type and quantity of traffic to be generated by the proposed use.
The Specific Plan amendments, to be accomplished via Planned Development District 271,
refer to proposed street improvements on Acanto Drive and South Palm Canyon Drive,
south of Bogert Trail. South Palm Canyon Drive will be reduced to a two-lane roadway with
on-street bicycle paths, in consideration of the recent improvements to the Indian Canyons
access road, south of Acanto Drive. The special street section on South Palm Canyon
ay� U
include a 2-foot mow strip to meet the edge of pavement condition and the sidewalk will
meander within the public right-of-way and 30 foot private parkway_ Acanto Drive will be
_ _ comprised of 29 feet of pavement, curb to curb, with no parking. There will be a mow strip
on the south side of the street and a wedge curb on the north side. An additional 20 feet
for an equestrian trail will be provided on the north of Acanto Drive.
While the right-of-way widths will not be altered, the number of travel lanes will be modified
to accommodate the design of the subject site and adjacent properties. The applicant
proposes a 2 lane street on South Palm Canyon Drive with on-street bicycle paths and a
29-foot, two-lane roadway with no parking allowed on Acanto Drive. The Environmental
Assessment showed that the existing and,proposed street network have the capacity to
manage projected traffic volumes. The modified special street sections are appropriate for
the scale of the proposed subdivision and potential net units For the surrounding properties.
e. That the conditions to be imposed and shown on the approved site plan are deemed
necessary to protect the public health, safety, and general welfare and may include minor
modifications of the zone's property development standards.
All proposed conditions of approval are necessary to ensure public health and safety
including, but not limited to, the application of the Uniform Building Code Seismic Safety
Standards, Palm Springs Municipal Code, and the City of Palm Springs Fugitive Dust
Control Ordinance.
NOW,THEREFORE, BE IT RESOLVED that, based upon the foregoing,the City Council approves
Tentative Tract Map 30050 and Case No. 50899 - PD-271 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 19"i day of June, 2002.
AYES:
NOES:
ABSENT:
ABSTENTIONS:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
City Clerk City Manager
Reviewed and Approved as to Form: rG
i
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 applicantshall 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 matterwithout 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
V V9
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. FrarT al— - `,ce „- t Selbaek'-#aerie
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 93.0100 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.
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-
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-
IT 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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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 applicants 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
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evaluated by the soil eng in eer for settlement potential during detailed geotechnical studies
for design of structures, with respect to the specifics of proposed structure locations, sail
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
during 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-
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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.
B. 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:
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 iplans 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.
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. Constructa 115footwide pedestrian/bike pathway between the storm waterchannel 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 and gutter, 3 feet NORTH of section/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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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 footwide easementfor 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 City of 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 80 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.
15b. OR IF THERE IS PARKING ON BOTH SIDES OF THE STREET PER CITY STANDARD
DRAWINGS; 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 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.
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 City of 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 80 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.
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15b. In the event 15A above cannot be implemented, the project shall comply with the
following condition: E)R F T1!ERE IS 'AR KING QON BIOr SIDES
r F -rur STREET
PER E'er,y_&TAid ; 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 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 entry shall be met to 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.
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 fora gated entry shall be met to 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.
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
071A
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-
0- Copy of Site Plan stamped approved and signed by the Planning Department.
D. Copy of Title Report prepared/updated within past 3 months.
E_ Copy of Soils Report, IF required'by these conditions.
F. Copy of Hydrology Study/Report,I 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-T 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 subject to approval bythe 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
drainage structures (if any exist), and to determine required stromwater runoff mitigation
measures for this project.
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37. A portion of this property (a 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 developershall obtain an easement dedicated to RCFC forflood 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 BogertTrail to 1800 feet Downstream of BogertTrail)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 RCFC forflood 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
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-
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.
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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 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.
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