HomeMy WebLinkAbout24755RESOLUTION NO. 24755
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING A
CONDITIONAL USE PERMIT APPLICATION, CASE 5.1345
CUP, TO OPERATE ACCESSORY COMMERCIAL,
INCLUDING A RESTAURANT AND SPA FACILITY, IN
CONJUNCTION WITH A HOTEL PROJECT AT
222 SOUTH CAHUILLA ROAD.
THE CITY COUNCIL FINDS AND DETERMINES AS FOLLOWS:
A. New Church II, LLC ("Applicant') filed a Conditional Use Permit application, Case
5.1345 CUP, pursuant to Section 94.02.00 of Palm Springs Zoning Code (PSZC) to
operate the restaurant and spa as part of a hotel proposed on a 3.65-acre site located at
222 South Cahuilla Road, Zone R-3 (the "Project').
B. The Applicant submitted related applications, including a Major Architectural
application (Case 3.0678 MAJ) pursuant to PSZC Section 94.04.00 to alter Class 1
properties and demolish and re -construct hotel buildings for a hotel operation on 3.65-
acres at 222 South Cahuilla Road; a General Plan Amendment application (Case 5.1345
GPA) pursuant to California Government Code Sections 65350-65362 to modify the
Circulation Element, Figure 4-1, of the 2007 General Plan adopted by Resolution No.
22077, to reclassify Arenas from a Secondary Thoroughfare to a Collector for the
segment extending from the Belardo Road to Tahquitz Drive; a Conditional Use Permit
application (Case 5.1345 CUP) pursuant to PSZC Section 94.02.00 to operate the
restaurant and spa as a part of the hotel at 222 South Cahuilla Road; and a Variance
application (Case 6.656 VAR) pursuant to PSZC Section 94.06.00 to reduce building
setbacks along Baristo Road and Belardo Road in relation to the Major Architectural
application (collectively, the "Project').
C. On February 18, 2020, the Project was reviewed by the Architectural Advisory
Committee, which voted to recommend conditional approval.
D. On March 3, 2020, the Project was reviewed by the Historic Site Preservation
Board, which voted to issue a certificate of approval to modify both Class 1 historic sites
(HSPB 23 and HSPB 72), subject to conditions.
E. A notice of a public hearing of the Planning Commission of the City of Palm
Springs, California to consider the above -mentioned applications was given in
accordance with applicable law, and on March 11, 2020, the Planning Commission
conducted a public hearing on the Project; carefully reviewed and considered all of the
evidence presented in connection with the hearing, including but not limited to the staff
report, and all written and oral testimony presented; and voted 5 to 0 to continue the
Project to the next regular meeting of the Planning Commission on March 25, 2020.
Resolution No. 24755
Page 2
F. On March 25, 2020, the Planning Commission conducted a public hearing on the
Project; 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, supplemental
materials provided by the Applicant and all written and oral testimony presented, and
voted 5 to 0 to (1) recommend approval of the General Plan Amendment to the City
Council and (2) deny the all other applications related to the Project, including the subject
Conditional Use Permit application.
G. A Councilmember initiated a review of the March 25, 2020 Planning Commission
decision in accordance with Section 2.06.030 of the Palm Springs Municipal Code
(PSMC).
H. A notice of a public hearing of the City Council of the City of Palm Springs,
California, to consider the above -mentioned applications was given in accordance with
applicable law for the regular meeting of April 23, 2020. At said meeting, the City Council
continued the Project to a date certain of May 7, 2020.
I. On May 7, 2020, the City Council conducted a public hearing in accordance with
applicable law and 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 and
all written and oral testimony presented.
J. The City Council makes the following specific findings relative to the Conditional
Use Permit application pursuant to the criteria listed in PSZC Section 94.02.00, based on
specific evidence as described after each finding:
1. That the use applied for at the location set forth in the application is properly one
for which a conditional use permit is authorized by this Zoning Code.
Pursuant to Section 92.04.01(D)(16) of the Palm Springs Zoning Code (PSZC),
the R-3 zone permits restaurants, provided that they are an integral part of a hotel
containing at least 20 guest rooms, with the approval of a Conditional Use Permit
(CUP). In this case, the restaurant will be integral part of a hotel exceeding 20
guest rooms, and thus, the project conforms to this finding.
Pursuant to Section 92.04.01(D)(19) of the PSZC, the R-3 zone permits spas as
an accessory use to a hotel with the approval of a CUP, if (1) the facility only serve
hotel guests; (2) the hotel has a minimum of 15 rooms; (3) staff is licensed and
trained in the particular programs provided in accordance with Chapter 5.34 of the
Municipal Code; and (4) such facility shall comply with Chapter 5.34 of the
Municipal Code. The project conforms to these criteria.
2. That the use is necessary or desirable for 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.
Resolution No. 24755
Page 3
The adaptive re -use of these historic properties as a hotel with accessory
commercial uses is necessary and desirable for the progress and development of
the Historic Tennis Club Neighborhood and community at large, and will be
consistent with the 2007 General Plan. The project will create a functional use
within two long -vacant historic properties and be consistent with the city's policy to
encourage and support projects that provide societal benefits, including historic
preservation (General Plan Land Use Element, Policy LU 1.6). The existing
historic Orchid Tree bungalows will be retained and contribute to the unique
character of Palm Springs (General Plan Land Use Element, Policy LU 7.6). The
project will also enhance the viability of the proposed hotel use, resulting in
increased transit -occupancy tax for the city. Furthermore, given the re -use will
likely be less intense at times than the previous church use and contained within
the existing floor area, the proposal is not anticipated to be detrimental to existing
uses or future uses specifically permitted in the R-3 zone.
3. That the site for the intended use is adequate in size and shape to accommodate
such use, including yards, setbacks, walls or fences, landscaping and other
features required in order to adjust such use to those existing or permitted future
uses of land in the neighborhood.
The Applicant proposes to renovate existing structures and construct new
buildings on the 3.65-acre project site. As conditioned, the new structures will
meet current development standards, in terms of height, setbacks, etc., in order to
integrate the proposed hotel and accessory commercial space with the existing
historic structures and site surroundings. Therefore, the site is adequate in size
and shape to accommodate the proposed uses and will be consistent with those
existing or permitted future uses of land in the neighborhood.
4. That the site for the proposed use relates to the streets and highways properly
designed and improved to carry the type and quantity of traffic to be generated by
the proposed use.
The project site is located adjacent to Arenas Road, Baristo Road, Belardo Road
and Cahuilla Road, and all are improved for two-way vehicle traffic, which is
adequate to accommodate the type and quantity of traffic expected for the
proposed uses. Sidewalk improvements are required along Cahuilla Road and will
enhance pedestrian circulation around the site.
5. 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 modification of the zone's property development standards.
The conditions imposed as part of this Conditional Use Permit are intended to
minimize impacts on the surrounding community. The limiting of restaurant service
to hotel guests and restricting dinner service for outside patrons is required unless
a parking management plan is prepared and implemented, in order to protect the
public health, safety and general welfare and the finding has been met.
Resolution No. 24755
Page 4
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS RESOLVES:
SECTION 1. That the findings and determinations reflected above are true and
correct, and are incorporated by this reference herein as the cause and foundation for the
action taken by and through this Resolution.
SECTION 2. The Project is a "project" pursuant to the California Environmental
Quality Act (CEQA) and is exempt from further environmental review. In making this
determination, the City finds that:
1) The proposed hotel project is exempt from the California Environmental Quality Act
(CEQA), as the proposal meets criteria under CEQA Guideline Sections 15331
(Historic Resource Restoration/Rehabilitation), 15302 (Replacement or
Reconstruction) and 15332 (Infill Development) as follows:
a. The project qualifies for exemption under CEQA Guidelines Section 15331,
Historic Resource Restoration/Rehabilitation, insofar as the bungalows, stone arch
and community church located on the property have been determined to be
Class 1 resources of local significance. The rehabilitation and restoration of these
structures will repair, stabilize, rehabilitate, conserve and reconstruct the
bungalows, stone arch and church building on site, in a manner consistent with the
Secretary of the Interior's Standards, as follows:
i) The property will be partially used as it was historically and be given a new use
that maximizes the retention of distinctive materials, features, spaces, and
spatial relationships. The project involves the reuse of the bungalows as hotel
units and adaptive reuse of the church as hotel operations, restaurant and spa
uses.
ii) The historic character of the bungalows will be retained and preserved. In this
case, the eight single -story, rectangularly distributed bungalows surrounding a
central pool and courtyard will be preserved. The community church will retain
its historic footprint and preserve open space areas that previously existed on
this portion of the project site.
iii) The property will be recognized as a physical record of its time, place and use,
because the rehabilitation will be undertaken with similar and complementary
materials that are consistent with the original materials and character of the
historic properties.
iv) Distinctive materials, features, finishes, and construction techniques or
examples of craftsmanship that characterize a property will be preserved. The
bungalows will retain hand troweled stucco, roof tile and awnings that
characterize the craftsmanship of the bungalows. The historic stone arch will
remain in its current location. The church will retain its historical character,
including bell -tower and steeple, orientation to Baristo and Cahuilla Roads,
same roof forms/slopes with replaced materials, existing concrete masonry
walls, pointed arch door and window openings, wood doors, steel sash
windows and French doors, Gothic Revival elements (buttresses and
decorative stonework) and courtyard facing west.
v) Deteriorated features of the structures will be repaired or replaced. Where
replaced, the materials, finishes and construction techniques will preserve the
Resolution No. 24755
Page 5
character of the features.
vi) New additions, including the buildings located to the north and pool cabana
within the courtyard, will not destroy or damage the bungalows, stone arch or
church structures. The placement of the new construction will not affect the
spatial relationship of the bungalows, and the architectural style, material and
relationship of the new construction will be compatible with the bungalows,
stone arch and community church.
vii) The new construction on the site will occur in such a manner that if they were
to be removed, the essential elements of the bungalows — their distribution
around a central pool and courtyard — will not be impacted. Similarly, the
essential elements of the church site with open air courtyard and orientation
towards the streets will not be impacted.
b. The hotel project qualifies for exemption under CEQA Guidelines Section 15302,
Replacement or Reconstruction, as the newly constructed hotel buildings replace
commercial structures that previously existed on the site. The new construction
on the site represents the replacement of units previously occurring on the
property, but destroyed by fire. Because these units occurred in the past, their
reconstruction will not result in any changes in traffic, noise, air quality emissions
or other impacts, since the number of units and intensity of use will be similar to
that previously occurring.
c. The hotel project qualifies for exemption under CEQA Guidelines Section 15332,
Infill Development, insofar as the project meets the following criteria:
i) The project is generally consistent with the applicable general plan designation
and all applicable general plan policies, including:
• Land Use Element — Policy LU 1.5: Allow for flexible development standards
provided that the potential benefits and merit of projects can be balanced
with potential impacts.
• Land Use Element — Policy LU7.6: Retain small hotel uses as a part of the
unique character of Palm Springs.
• Land Use Element — Policy LU10.6: Strengthen the unique sense of place
currently present in Downtown by preserving and incorporating cultural and
historic uses.
• Community Design Element — Policy CD27.1: Design new structures in
architectural styles that reflect the City's diversity and creativity yet are
compatible in scale and character with the City's existing buildings and
natural surroundings.
• Community Design Element — Policy CD28:1: Support the preservation of
historically, architecturally, or archaeologically significant structures and
sites as prescribed by the Historic Preservation Ordinance.
• Community Design Element — Policy CD28.6: Require that new
construction in designated architectural/historical/cultural districts
complement the existing historic structures and open space characteristics
such that the new construction does not imitate or copy the style of the
historic structures.
• Community Design Element — Policy CD28.7: Encourage developers of
sites containing a significant architectural, historical or cultural structure to
Resolution No. 24755
Page 6
adaptively reuse and expand it, in lieu of demolition and replacement, where
financially feasible.
The project is consistent with the "R-3" zoning designation and regulations as
outlined in the staff report.
ii) The development occurs within the city limits on a project site of no more than
five acres substantially surrounded by urban uses.
iii) The project site has no value as habitat for endangered, rare or threatened
species.
iv) Approval of the project would not result in any significant effects relating to
traffic, noise, air quality, or water quality.
v) The site can be adequately served by all required utilities and public services.
SECTION 3. The City Council approves the Conditional Use Permit application
(Case 5.1345 CUP) with conditions as outlined in attached Exhibit "A."
ADOPTED THIS 7TH DAY OF MAY, 2020.
David H. Ready
City Manager
ATTEST:
AnWony J. Meji�l
City Clerk
Resolution No. 24755
Page 7
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS)
I, ANTHONY J. MEJIA, City Clerk of the City of Palm Springs, hereby certify that
Resolution No. 24755 is a full, true and correct copy, and was duly adopted at a regular
meeting of the City Council of the City of Palm Springs on May 7, 2020, by the following
vote:
AYES:
Councilmembers Garner, Middleton, Woods, Mayor Pro Tern Holstege, and
Mayor Kors
NOES:
None
ABSENT:
None
ABSTAIN:
None
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the
City of Palm Springs, California, this nJ day of
d060 Y J. C
CITY C RK
Resolution No. 24755
Page 8
EXHIBIT A
Case Nos. 5.1345 CUP, 3.0678 MAJ, HSPB 23 & HSPB 72
New Church II, LLC
222 South Cahuilla Road
May 7, 2020
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 Services, the Director of Building
and Safety, 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.
ADMINISTRATIVE CONDITIONS
ADM 1. Project Description. This approval is for the project described per Case 5.1345
CUP, 3.0678 MAJ, HSPB 23 and HSPB 72, except as modified by the
conditions below.
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, date stamped April 9, 2020, including site
plans, architectural elevations, exterior materials and colors, and grading on
file in the Planning Services Department, except as modified by the conditions
below.
ADM 3. Conform to all Codes and Regulations. The project shall conform to the
conditions contained herein, all applicable regulations of the Palm Springs
Zoning Ordinance, Municipal Code, and any other City County, State and
Federal Codes, ordinances, resolutions and laws that may apply.
ADM 4. Minor Deviations. The Director of Planning or designee may approve minor
deviations to the project description and approved plans in accordance with the
provisions of the Palm Springs Zoning Code.
ADM 5. Indemnification. The owner shall defend, indemnify, and hold harmless the City
of Palm Springs, its agents, officers, and employees from any claim, action, or
proceeding against the City of Palm Springs or its agents, officers or employees
to attach, set aside, void or annul, an approval of the City of Palm Springs, its
legislative body, advisory agencies, or administrative officers concerning Case
Nos. 5.1345 CUP, 3.0678 MAJ, HSPB 23 and HSPB 72. 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
Resolution No. 24755
Page 9
undertake defense of the matter and pay the City's associated legal costs or
will advance funds to pay for defense of the matter by the City Attorney. If the
City of Palm Springs fails to promptly notify the applicant of any such claim,
action or proceeding or fails to cooperate fully in the defense, the applicant shall
not, thereafter, be responsible to defend, indemnify, or hold harmless the City
of Palm Springs. Notwithstanding the foregoing, the City retains the right to
settle or abandon the matter without the applicant's consent but should it do so,
the City shall waive the indemnification herein, except, the City's decision to
settle or abandon a matter following an adverse judgment or failure to appeal,
shall not cause a waiver of the indemnification rights herein.
ADM 6. Maintenance and Repair. The property owner(s) and successors and
assignees in interest shall maintain and repair the improvements including and
without limitation all structures, sidewalks, bikeways, parking areas, landscape,
irrigation, lighting, signs, walls, and fences between the curb and property line,
including sidewalk or bikeway easement areas that extend onto private
property, in a first class condition, free from waste and debris, and in
accordance with all applicable law, rules, ordinances and regulations of all
federal, state, and local bodies and agencies having jurisdiction at the property
owner's sole expense. This condition shall be included in the recorded
covenant agreement for the property if required by the City.
ADM 7. Time Limit on Approval. Approval of this Conditional Use Permit shall be valid
for a period of two (2) years from the effective date of the approval. Once
constructed, the Conditional Use Permit, provided the project has remained in
compliance with all conditions of approval, does not have a time limit.
ADM 8. Right to Appeal. Decisions of an administrative officer or agency of the City of
Palm Springs may be appealed in accordance with Municipal Code Chapter
2.05.00. Permits will not be issued until the appeal period has concluded.
ADM 9. Public Art Fees. This project shall be subject to Chapters 2.24 and 3.37 of the
Municipal Code regarding public art. The project shall either provide public art
or payment of an in lieu fee. In the case of the in -lieu fee, the fee shall be based
upon the total building permit valuation as calculated pursuant to the valuation
table in the Uniform Building Code, the fee being 1/2% for commercial projects
or 1/4% for residential projects with first $100,000 of total building permit
valuation for individual single-family units exempt. Should the public art be
located on the project site, said location shall be reviewed and approved by the
Director of Planning and Zoning and the Public Arts Commission, and the
property owner shall enter into a recorded agreement to maintain the art work
and protect the public rights of access and viewing.
ADM 10. Maintenance of Outdoor Seating/Dining. Daily cleaning of sidewalks for any
outdoor seating areas or patios will be required. Contact Parks & Recreation
at 760 323 8281 for information regarding the proper method of cleaning of
sidewalks and pavers within the public rights -of -way.
Resolution No. 24755
Page 10
ADM 11. Cause No Disturbance. The owner shall monitor outdoor parking areas,
walkways, and adjoining properties and shall take all necessary measures to
ensure that customers do not loiter, create noise, litter, or cause any
disturbances while on -site.
ADM 12. Grounds for Revocation or Modification. Non-compliance with any of the
conditions of this approval or with City codes and ordinances, State laws; any
valid citizen complaints or policing and safety problems (not limited to off -site
parking issues, excessive alcohol consumption, noise, disturbances, signs,
etc.) regarding the operation of the establishment; as determined by the Chief
of Policy or the Director of Building and Safety, may result in proceedings to
revoke or modify the Conditional Use Permit. In addition, violations of the City
Codes and Ordinances will result in enforcement actions which may include
citations, arrest, temporary business closure, or revocation of this permit in
accordance with law.
ADM 13. Comply with City Noise Ordinance. This use shall comply with the provisions
of Section 11.74 Noise Ordinance of the Palm Springs Municipal Code.
Violations may result in revocation of this Conditional Use Permit.
Ordinance Time of Day
Ordinance dBA Limits
7:00 AM to 6.00 PM
60
6:00 PM to 10:00 PM
55
10:00 PM to 7:00 AM
50
ADM 14. Conditional Use Permit Availability. The applicant shall provide a copy of this
Conditional Use Permit to all buyers and potential buyers.
ADM 15. Spa Uses subject to PSMC 5.34 (Massage Establishments). The spa uses
approved under the subject CUP must conform to the requirements of the Palm
Springs Municipal Code Section 5.34 (Massage Establishments).
ADM 16. Alterations to Class 1 Historic Building. All exterior changes to the Class 1
historic sites are subject to review and approval, pursuant to Chapter 8.05 of
the Palm Springs Municipal Code.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. Notice of Exemption. The project is exempt from the California Environmental
Quality Act (CEQA); therefore, an administrative fee of $50 shall be submitted
by the applicant in the form of a money order or a cashier's check payable to
the Riverside County Clerk within two business days of the Commission's final
action on the project. This fee shall be submitted by the City to the County
Clerk with the Notice of Exemption. Action on this application shall not be
considered final until such fee is paid.
Resolution No. 24755
Page 11
PLANNING DEPARTMENT CONDITIONS
PLN 1. Outdoor Lighting Conformance. Exterior lighting plans, including a photometric
site plan showing the project's conformance with Section 93.21.00 Outdoor
Lighting Standards of the Palm Springs Zoning ordinance, shall be submitted
for approval by the Department of Planning prior to issuance of a building
permit. Manufacturer's cut sheets of all exterior lighting on the building and in
the landscaping shall be included. If lights are proposed to be mounted on
buildings, down -lights shall be utilized. No lighting of hillsides is permitted.
PLN 2. Water Efficient Landscaping Conformance. The project is subject to the Water
Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs
Municipal Code and all other water efficient landscape ordinances. The
applicant shall submit a landscape and irrigation plan to the Director of Planning
for review and approval prior to the issuance of a building permit. Landscape
plans shall be wet stamped and approved by the Riverside County Agricultural
Commissioner's Office prior to submittal. Prior to submittal to the City,
landscape plans shall also be certified by the local water agency that they are
in conformance with the water agency's and the State's Water Efficient
Landscape Ordinances.
PLN 3. Revisions and Further Review. Prior to issuance of building permit, the
applicant shall make project revisions and resubmit final plans for staff, AAC or
HSPB review, as indicated in the following:
a. AAC Recommendations:
1. (Deleted.)
2. Add solar control over glass areas on buildings.
3. Provide additional details on pool equipment, trash enclosures, all
back of house functions and hardscape.
4. Add shade trees on Cahuilla and more cutouts on Belardo along
Building "N".
b. HSPB Action:
1. Church building shall not be painted.
2. Salvageable roof tiles from demolished bungalows to be retained for
roof repairs and blending of existing historic bungalows.
3. Demolition plan to be reviewed by the Sustainability Commission to
determine appropriate recycle/re-use of materials where possible.
4. Landscape plan to be further developed and reviewed by HSPB, and
incorporate the following design comments:
i. In historic bungalow pool area, choose alternate palm tree in
pool area to be consistent with fan palm species or other
species native to Palm Springs.
ii. Potted plant materials within shall be located to ensure
appropriate sun exposure.
iii. Specimen palm trees at 239 W. Arenas Road shall be
preserved in place or relocated.
Resolution No. 24755
Page 12
5. Pool cabana shall be redesigned for review and approval by HSPB.
6. A historic resource report shall be prepared for 239 W. Arenas Road
for HPSB review, prior to the issuance of a certificate of demolition.
7. All work performed on the historic church and bungalows shall
conform to the Department of the Interior Secretary of the Interiors
Standards for the Treatment and Rehabilitation of historic structures
("SOI Standards"). The applicant shall secure the services of a
qualified third party professional services consultant with proven
expertise in the application of the SOI standards to review the final
construction documents and monitor the progress of the work on
these structures to assure compliance.
8. Unpainted surfaces on the exterior of the church are not to be
painted. Proper techniques for cleaning the limestone and other
exterior surfaces of the church shall be implemented that are
consistent with the SOI standards.
9. The stone arch is to be temporarily supported as necessary and
protected in place throughout the demolition and construction
process to avoid any damage to the structure.
10. No sliding glass doors on the historic bungalows. Where sliding
glass doors presently exist (if any) they shall be removed and the
walls / windows / doors restored and / or reconstructed to reflect as
closely as possible the original condition and fenestration of the
bungalows.
11. The kitchen addition proposed on the east side of the historic church
shall be reconfigured to preserve the wall with the three arches in the
sanctuary.
12. Provide specific details on how the limestone is to be matched where
the stair is proposed for removal at the east side of the altar.
13. Eliminate the proposed frosted glass wall at the west side garden
wall that obscures the views of the historic church from the public
rig ht-of-way.
14. Revise the design of the cabana at the south end of the courtyard at
the bungalows to reflect the architecture of the bungalows and to be
visually open from the public right-of-way.
15. All chemical and physical treatments of the existing exterior surfaces
of the historic building shall be done using the gentlest means
possible.
16. Where additions are proposed to the historic buildings the new work
shall be differentiated from the old and be compatible with the historic
materials, features, size, scale, proportion and massing.
17. Where new doors and windows are proposed with muntins, they shall
be real muntins, not snap -in or the type mounted between layers of
glass.
18. The service yard shall be reduced in area so as not to adversely
impact or obscure the view of the south elevation of the church from
the public right-of-way.
Resolution No. 24755
Page 13
PLN 4. Sian Applications Required. No signs are approved by this action. Separate
approval and permits shall be required for all signs in accordance with Zoning
Ordinance Section 93.20.00.
PLN 5. Flat Roof Requirements. Roof materials on flat roofs (less than 2:12) must
conform to California Title 24 thermal standards for "Cool Roofs". Such roofs
must have a minimum initial thermal emittance of 0.75 or a minimum SRI of 64
and a three-year aged solar reflectance of 0.55 or greater. Only matte (non-
specular) roofing is allowed in colors such as beige or tan.
PLN 6. Maintenance of Awnings & Projections. All awnings shall be maintained and
periodically cleaned.
PLN 7. Screen Roof -mounted Equipment. All roof mounted mechanical equipment
shall be screened per the requirements of Section 93.03.00 of the Zoning
Ordinance.
PLN 8. Surface Mounted Downspouts Prohibited. No exterior downspouts shall be
permitted on any facade on the proposed building(s) that are visible from
adjacent streets or residential and commercial areas.
PLN 9. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 10. Outside Storage Prohibited. No outside storage of any kind shall be permitted
except as approved as a part of the proposed plan.
PLN 11. Off -site Parking. Vehicles associated with the operation of the proposed
development including company vehicles or employees vehicles shall not be
permitted to utilize on -street parking in the surrounding neighborhood. Off -site
parking for employees and patrons may be approved via a parking
management plan, prepared by the applicant and submitted to the Director for
review and approval. Off -site parking facilities shall not be subject to the
distance limitations specified in PSZC Section 93.06.00(B)(5).
PLN 12. Restaurant Seating Count. The applicant shall be limited to the total number
of seats as follows: a maximum of 132 seats for the proposed restaurant,
including both interior and exterior seating. Any deviation from these numbers
shall require an amendment to this CUP. The applicant shall maintain the
minimum clearance as specified by the Fire Department between the front
entrance and the outdoor tables and chairs.
PLN 13. (Deleted.)
PLN 14. Land Use Permit for Special Events. A Land Use Permit shall be required for
any special event at the facility where 250 guests or more will be present. The
Land Use Permit shall include a parking management plan, demonstrating a
satisfactory means of providing parking for the proposed event, and shall
Resolution No. 24755
Page 14
identify traffic routes for valet service, shuttle service, location of off -site
parking, etc.
PLN 15. Security Plan. The property owner shall maintain the property and remain in
compliance with the approved security plan on file in the Planning Department,
while the properties remain vacant.
PLN 16. Number of Parking Spaces Required. The applicant shall be required to
maintain a minimum of 94 on -site parking spaces in accordance with the
approved plans, date stamped April 9, 2020.
PLN 17. Traffic Demand Management Plan. The applicant shall prepare and submit a
traffic demand management plan to the Director for review and approval prior
to the issuance of a Certificate of Occupancy for the hotel facility. The traffic
demand management plan shall address the valet operations for the facility,
including the routes of travel on the adjacent streets. The traffic demand
management plan shall also address routes for delivery vehicles, trash removal
vehicles, and all other service vehicles associated with the facility.
PLN 18. Architectural Review — Final Approval. Prior to issuance of a building permit,
the Architectural Advisory Committee shall review and the City Council shall
approve the following:
a. The streetscape plan for the perimeter of the subject site, including the
specifications for all hardscape and landscape materials.
b. The design and placement of the perimeter walls and gates in relationship
to the public sidewalk area, with consideration given to issues of pedestrian
safety.
c. The final design of the east fagade of Building N, and any associated
landscape treatment along the east fagade of the building.
POLICE DEPARTMENT CONDITIONS
POL 1. Developer shall comply with Section II of Chapter 8.04 "Building Security
Codes" of the Palm Springs Municipal Code.
BUILDING DEPARTMENT CONDITIONS
BLD 1. Shall comply with the latest adopted edition of the following codes as
applicable:
A. California Building Code
B. California Residential Code
C. California Electrical Code
D. California Mechanical Code
Resolution No. 24755
Page 15
E. California Plumbing Code
F. California Energy Code
G. California Fire Code
H. California Green Building Standards Code
BLD 2. Automatic fire suppression systems shall be installed in all new construction
per Article VI of Chapter 8.04 of the Code of the City of Palm Springs. Design
and type of system shall be based upon the requirements of the Building and
Fire Codes and the requirements of the Palm Springs Fire Department.
BLD 3. The requirements of the Air Quality Management District shall be satisfied prior
to the issuance of any permit if dusts and/or pollutants will be discharged into
the atmosphere.
BLD 4. Any temporary building, trailer, commercial coach, etc. installed and/or used in
connection with a construction project shall comply with City Code.
BLD 5. All perimeter/boundary walls shall be designed and constructed so that the
outer/exterior face of the wall is as close as possible to the lot line. In any case,
the outer/exterior face of the wall shall be within two (2) inches of the lot line.
Distances greater than two (2) inches may be approved prior to construction by
the Building Official on a case by case basis for extenuating circumstances.
BLD 6. All lot lines, easement lines, etc. shall be located and/or relocated in such a
manner as to not cause any existing structure to become non -conforming with
the requirements of the latest adopted edition of the Building Code, or any other
applicable law, ordinance, or code.
BLD 7. If and/or as applicable, the Tract or Parcel map shall record prior to the
issuance of any building permits.
BLD 8. All signs shall be Underwriters Laboratories approved, or equal.
BLD 9. Permits are required prior to the removal and/or demolition of structures.
BLD 10. In addition to approval from Building & Safety, approval is required from the
County of Riverside, Department of Public Health for public swimming pools
and spas and for occupancies involving foods and beverages.
BLD 11. All exterior lighting shall be oriented, directed, and/or shielded as much as
possible so that direct illumination does not infringe onto adjoining properties.
BLD 12. The conversion of any existing buildings from one occupancy group
classification to another will require that the existing buildings be made to
comply with the requirements of all applicable codes for the new occupancy
classification. Complete plans, calculations and other specifications shall be
submitted to Building & Safety for review, approval and subsequent permit
Resolution No. 24755
Page 16
issuance. The plans, calculations and other specifications shall be prepared
by an Architect or Registered Civil/Structural Engineer licensed by the State of
California who is qualified to perform said work.
BLD 13. PRIOR TO ISSUANCE OF BUILDING/CONSTRUCTION PERMITS: If
hazardous substances are used and/or stored, a technical opinion and report,
identifying and developing methods of protection from the hazards presented
by the hazardous materials, may be required. This report shall be prepared by
a qualified person, firm, or corporation and submitted to Building & Safety. This
report shall also explain the proposed facility's intended methods of operation
and list all of the proposed materials, their quantities, classifications, and the
effects of any chemical (material) inter -mixing in the event of an accident or
spill.
BLD 14. PRIOR TO ISSUANCE OF BUILDING/CONSTRUCTION PERMITS: The
existing parcels shall be combined into a single parcel, or a lot line adjustment
shall be done so that the proposed structure(s) does not cross any lot line and
complies with all requirements of the California Building Code, prior to any
building permits being issued.
ENGINEERING DEPARTMENT CONDITIONS
APPLICATION FOR APPROVAL OF A RESORT AND SPA LOCATED AT 222 S.
CAHUILLA ROAD, (APN 513-151-037, 41, 42,43 AND 44), SECTION 15, TOWNSHIP 4
SOUTH, RANGE 4 EAST, S.B.M., CASE NO. 5.1345, ENG. FILE NO. 4021.
The Engineering Division recommends that if this application is approved, such approval
is subject to the following conditions being completed in compliance with City standards
and ordinances.
Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Engineer.
All Grading Plans, Improvement Plans, Required Studies and Documents listed below,
must be submitted to Engineering Services Department for review and approval.
STREETS
ENG 1. Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
ENG 2. Submit street improvement plans prepared by a registered California civil
engineer to the Engineering Division. The plan(s) shall be approved by the City
Engineer prior to issuance of any building permits.
Resolution No. 24755
Page 17
BELARDO ROAD
ENG 3. Remove all existing street improvements and construct a 6" wedge curb to
accommodate the proposed bay parking along the frontage with face of curb
located at 20 feet from centerline, transitions to 6" curb and gutter shall be
constructed as applicable for proposed loading zones and curb ramps in
accordance with City of Palm Springs Standard Drawing No. 200, 202A and
209.
ENG 4. Construct on -site bay parking, in residential and commercial zones the paving
material shall be decorative paving, colored and/or patterned to relate to the
overall design in accordance with Zoning Code 93.06.00.C.15.e. Bay parking
stalls located within public right-of-way will require an Encroachment
Agreement approved by the City.
ENG 5. Construct a 5 feet wide sidewalk west of the proposed bay parking stalls along
the entire frontage in accordance with City of Palm Springs Standard Drawing
No. 210.
ENG 6. Dedicate an easement as appropriate along the westerly edge of the proposed
bay parking to accommodate the 5 feet public sidewalk. A current title report;
or a copy of a current tax bill and a copy of a vesting grant deed shall be
provided to verify current property ownership. A right-of-way plan check fee
shall be paid by the applicant in effect at the time that the dedication is
submitted.
ENG 7. Remove and replace the existing curb ramp at the Northwest corner of Belardo
Road and Baristo Road. Construct a Type B curb ramp meeting current
California State Accessibility standard in accordance with City of Palm Springs
Standard Drawing No. 213.
ENG 8. Construct pavement with a minimum pavement section of 3 inches asphalt
concrete pavement over 6 inches crushed miscellaneous base with a minimum
subgrade of 24 inches at 95% relative compaction, or equal, from edge of
proposed gutter to clean sawcut edge of pavement along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 110.
ENG 9. Remove and replace existing asphalt concrete pavement where required, in
accordance with applicable City standards.
ARENAS ROAD
ENG 10. Applicant shall apply for a General Plan amendment to the Circulation Element
to reclassify Arenas Road from a 4-lane Secondary Thoroughfare to a 2-lane
Collector.
ENG 11. Applicant shall apply for the vacation of 14 feet of right-of-way from Belardo
Road (westerly right-of-way) west 157.33 feet inclusive of a property line -
Resolution No. 24755
Page 18
corner cut back at the corner of the subject property in accordance with City of
Palm Springs Standard Drawing No. 105. Developer shall be responsible for
final resolution of all utilities, demolition of all existing improvements,
reconstruction of affected intersecting streets and coordination of
improvements with adjacent property owners, if applicable, for the street
vacation. All agreements and improvement plans relative to the above
mentioned items shall be approved by the City Engineer prior to the submittal
of the street improvement plans.
ENG 12. Dedicate an additional 5 feet to provide the ultimate half street right-of-way
width of 30 feet along the entire frontage, together with a property line - corner
cut -back at the corner of the intersection of Arenas Road and Cahuilla Road,
in accordance with City of Palm Springs Standard Drawing No. 105. A current
title report; or a copy of a current tax bill and a copy of a vesting grant deed
shall be provided to verify current property ownership. A right-of-way plan
check fee shall be paid by the applicant in effect at the time that the dedication
is submitted
ENG 13. Remove existing street improvements along the entire frontage and construct
a 6" wedge curb to accommodate the proposed bay parking along the frontage
with face of curb located at 20 feet from centerline, transitions to 6" curb and
gutter shall be constructed as applicable in accordance with City of Palm
Springs Standard Drawing No. 200, 202A and 209.
ENG 14. Construct on -site bay parking, in residential and commercial zones the paving
material shall be decorative paving, colored and/or patterned to relate to the
overall design in accordance with Zoning Code 93.06.00.C.15.e. Bay parking
stalls located within public right-of-way will require an Encroachment
Agreement approved by the City.
ENG 15. Construct a 5 feet wide sidewalk south of the proposed bay parking stalls along
the entire frontage in accordance with City of Palm Springs Standard Drawing
No. 210.
ENG 16. Dedicate an easement as appropriate along the southerly edge of the proposed
bay parking to accommodate the 5 feet public sidewalk. A current title report;
or a copy of a current tax bill and a copy of a vesting grant deed shall be
provided to verify current property ownership. A right-of-way plan check fee
shall be paid by the applicant in effect at the time that the dedication is
submitted.
ENG 17. Remove and replace the existing curb ramp at the southeast corner of Cahuilla
Road and Arenas Road and southwest corner of Arenas Road and Belardo
Road. Construct a Type B curb ramp meeting current California State
Accessibility standard in accordance with City of Palm Springs Standard
Drawing No. 213.
Resolution No. 24755
Page 19
ENG 18. Construct pavement with a minimum pavement section of 3 inches asphalt
concrete pavement over 6 inches crushed miscellaneous base with a minimum
subgrade of 24 inches at 95% relative compaction, or equal, from edge of
proposed gutter to clean sawcut edge of pavement along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 110.
ENG 19. Remove and replace existing asphalt concrete pavement where required, in
accordance with applicable City standards.
ENG 20. All broken or off grade street improvements along the project frontage shall be
repaired or replaced.
BARISTO ROAD
ENG 21. All broken or off grade street improvements along the project frontage shall be
repaired or replaced.
CAHUILLA ROAD
ENG 22. Remove all existing street improvements and construct a 6" wedge curb to
accommodate the proposed bay parking along the frontage with face of curb
located at 18 feet from centerline, transitions to 6" curb and gutter shall be
constructed as applicable for proposed loading zones and curb ramps in
accordance with City of Palm Springs Standard Drawing No. 200, 202A and
209.
ENG 23. Construct on -site bay parking, in residential and commercial zones the paving
material shall be decorative paving, colored and/or patterned to relate to the
existing street scape design found along the frontage of Cahuilla Road. Bay
parking stalls located within public right-of-way will require an Encroachment
Agreement approved by the City.
ENG 24. Construct a 5 feet wide sidewalk adjacent to curb, and where required east of
the proposed bay parking stalls along the entire frontage in accordance with
City of Palm Springs Standard Drawing No. 210.
ENG 25. Dedicate an easement as appropriate along the easterly edge of the proposed
bay parking to accommodate the 5 feet public sidewalk. A current title report;
or a copy of a current tax bill and a copy of a vesting grant deed shall be
provided to verify current property ownership. A right-of-way plan check fee
shall be paid by the applicant in effect at the time that the dedication is
submitted.
ENG 26. Remove and replace the existing curb ramp at the northeast corner of Cahuilla
Road and Baristo Road. Construct a Type B curb ramp meeting current
California State Accessibility standard in accordance with City of Palm Springs
Standard Drawing No. 213.
Resolution No. 24755
Page 20
ENG 27. Construct pavement with a minimum pavement section of 3 inches asphalt
concrete pavement over 6 inches crushed miscellaneous base with a minimum
subgrade of 24 inches at 95% relative compaction, or equal, from edge of
proposed gutter to clean sawcut edge of pavement along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 110.
ENG 28. Remove and replace existing asphalt concrete pavement where required, in
accordance with applicable City standards.
ENG 29. All broken or off grade street improvements along the project frontage shall be
repaired or replaced.
ON -SITE PARKING
ENG 30. For on -site bay parking in residential and commercial zones, paving material
shall be decorative paving, colored and/or patterned to relate to the overall
design in accordance with Zoning Code 93.06.00.C.15.e.
SANITARY SEWER
ENG 31. All sanitary facilities shall be connected to the public sewer system. New
laterals shall not be connected at manholes.
GRADING
ENG 32. Submit a Precise Grading Plan prepared by a California registered Civil
engineer to the Engineering Division for review and approval. The Precise
Grading Plan shall be approved by the City Engineer prior to issuance of
grading permit.
a. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its
grading contractor and submitted to the Engineering Division for review and
approval. The applicant and/or its grading contractor shall be required to
comply with Chapter 8.50 of the City of Palm Springs Municipal Code, and
shall be required to utilize one or more "Coachella Valley Best Available
Control Measures" as identified in the Coachella Valley Fugitive Dust
Control Handbook for each fugitive dust source such that the applicable
performance standards are met. The applicant's or its contractor's Fugitive
Dust Control Plan shall be prepared by staff that has completed the South
Coast Air Quality Management District (AQMD) Coachella Valley Fugitive
Dust Control Class. The applicant and/or its grading contractor shall provide
the Engineering Division with current and valid Certificate(s) of Completion
from AQMD for staff that have completed the required training. For
information on attending a Fugitive Dust Control Class and information on
the Coachella Valley Fugitive Dust Control Handbook and related "PM10"
Dust Control issues, please contact AQMD at (909) 396-3752, or at
http://www.AQMD.jzov. A Fugitive Dust Control Plan, in conformance with
the Coachella Valley Fugitive Dust Control Handbook, shall be submitted to
Resolution No. 24755
Page 21
and approved by the Engineering Division prior to approval of the Grading
plan.
b. The first submittal of the Grading Plan shall include the following
information: a copy of final approved conformed copy of Conditions of
Approval; a copy of a final approved conformed copy of the Site Plan; a
copy of current Title Report; a copy of the Soils Report.
ENG 33. In accordance with an approved PM-10 Dust Control Plan, temporary dust
control perimeter fencing shall be installed at the limits of grading and/or
disturbed areas. Fencing shall have screening that is tan in color; green
screening will not be allowed. Temporary dust control perimeter fencing shall
be installed after issuance of Grading Permit, and immediately prior to
commencement of grading operations.
ENG 34. Temporary dust control perimeter fence screening shall be appropriately
maintained, as required by the City Engineer. Cuts (vents) made into the
perimeter fence screening shall not be allowed. Perimeter fencing shall be
adequately anchored into the ground to resist wind loading.
ENG 35. Within 10 days of ceasing all construction activity and when construction
activities are not scheduled to occur for at least 30 days, the disturbed areas
on -site shall be permanently stabilized, in accordance with Palm Springs
Municipal Code Section 8.50.022. Following stabilization of all disturbed areas,
perimeter fencing shall be removed, as required by the City Engineer.
ENG 36. In accordance with City of Palm Springs Municipal Code, Section 8.50.022 (h),
the applicant shall post with the City a cash bond of two thousand dollars
($2,000.00) per disturbed acre (if there is disturbance of 5,000 square feet or
more) at the time of issuance of grading permit for mitigation measures for
erosion/blowsand relating to this property and development.
ENG 37. A Geotechnical/Soils Report prepared by a California registered Geotechnical
Engineer shall be required for and incorporated as an integral part of the
grading plan for the proposed development. A copy of the Geotechnical/Soils
Report shall be submitted to the Engineering Division with the first submittal of
a grading plan.
ENG 38. The applicant shall provide Grading Certification for all building (or structure)
pads in conformance with the approved grading plan (if required), to the
Engineering Services Department for review and approval.
ENG 39. In cooperation with the Riverside County Agricultural Commissioner and the
California Department of Food and Agriculture Red Imported Fire Ant Project,
applicants for grading permits involving a grading plan and involving the export
of soil will be required to present a clearance document from a Department of
Food and Agriculture representative in the form of an approved "Notification of
Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside,
Resolution No. 24755
Page 22
and Los Angeles Counties" (RIFA Form CA-1) prior to approval of the Grading
Plan (if required). The California Department of Food and Agriculture office is
located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208).
WATER QUALITY MANAGEMENT PLAN
ENG 40. This project shall be required to install measures in accordance with applicable
National Pollution Discharge Elimination System (NPDES) Best Management
Practices (BMP's) included as part of the NPDES Permit issued for the
Whitewater River Region from the Colorado River Basin Regional Water
Quality Control Board (RWQCB). The applicant is advised that installation of
BMP's, including mechanical or other means for pre -treating contaminated
stormwater and non-stormwater runoff, shall be required by regulations
imposed by the RWQCB. It shall be the applicant's responsibility to design and
install appropriate BMP's, in accordance with the NPDES Permit, that
effectively intercept and pre -treat contaminated stormwater and non-
stormwater runoff from the project site, prior to release to the City's municipal
separate storm sewer system ("MS4"), to the satisfaction of the City Engineer
and the RWQCB. Such measures shall be designed and installed on -site; and
provisions for perpetual maintenance of the measures shall be provided to the
satisfaction of the City Engineer, including provisions in Covenants, Conditions,
and Restrictions (CC&R's) required for the development (if any).
ENG 41. A Final Project -Specific Water Quality Management Plan (WQMP) shall be
submitted to and approved by the City Engineer prior to issuance of a grading
or building permit. The WQMP shall address the implementation of operational
Best Management Practices (BMP's) necessary to accommodate nuisance
water and storm water runoff from within the underground parking garage and
the on -site private drive aisles. Direct release of nuisance water to adjacent
public streets is prohibited. Construction of operational BMP's shall be
incorporated into the Precise Grading and Paving Plan.
a. Prior to issuance of any grading or building permits, the property owner shall
record a "Covenant and Agreement" with the County -Clerk Recorder or
other instrument on a standardized form to inform future property owners of
the requirement to implement the approved Final Project -Specific Water
Quality Management Plan (WQMP). Other alternative instruments for
requiring implementation of the approved Final Project -Specific WQMP
include: requiring the implementation of the Final Project -Specific WQMP in
Home Owners Association or Property Owner Association Covenants,
Conditions, and Restrictions (CC&Rs); formation of Landscape, Lighting
and Maintenance Districts, Assessment Districts or Community Service
Areas responsible for implementing the Final Project -Specific WQMP; or
equivalent. Alternative instruments must be approved by the City Engineer
prior to issuance of any grading or building permits.
Resolution No. 24755
Page 23
b. Prior to issuance of certificate of occupancy or final City approvals (OR of
"final" approval by City), the applicant shall: (a) demonstrate that all
structural BMP's have been constructed and installed in conformance with
approved plans and specifications; (b) demonstrate that applicant is
prepared to implement all non-structural BMP's included in the approved
Final Project -Specific WQMP, conditions of approval, or grading/building
permit conditions; and (c) demonstrate that an adequate number of copies
of the approved Final Project -Specific WQMP are available for the future
owners (where applicable).
ENG 42. Direct release of on -site nuisance water or stormwater runoff shall not be
permitted to adjacent streets. Provisions for the interception of nuisance water
from entering adjacent public streets from the project site shall be provided
through the use of a minor storm drain system that collects and conveys
nuisance water to landscape or parkway areas, and in only a stormwater runoff
condition, pass runoff directly to the streets through parkway or under sidewalk
drains.
GENERAL
ENG 43. Any utility trenches or other excavations within existing asphalt concrete
pavement of off -site streets required by the proposed development shall be
backfilled and repaired in accordance with City of Palm Springs Standard
Drawing No. 115.
ENG 44. All proposed utility lines shall be installed underground.
ENG 45. In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal
Code, all existing and proposed electrical lines of thirty-five thousand volts or
less and overhead service drop conductors, and all gas, telephone, television
cable service, and similar service wires or lines, which are on -site, abutting,
and/or transecting, shall be installed underground unless specific restrictions
are shown in General Orders 95 and 128 of the California Public Utilities
Commission, and service requirements published by the utilities. The existing
overhead utilities across the west property line meet the requirement to be
installed underground.
ENG 46. All existing utilities shall be shown on the improvement plans if required for the
project. The existing and proposed service laterals shall be shown from the
main line to the property line.
ENG 47. Upon approval of any improvement plan (if required) by the City Engineer, the
improvement plan shall be provided to the City in digital format, consisting of a
DWG (AutoCAD 2004 drawing file), DXF (AutoCAD ASCII drawing exchange
file), and PDF (Adobe Acrobat 6.0 or greater) formats. Variation of the type and
Resolution No. 24755
Page 24
format of the digital data to be submitted to the City may be authorized, upon
prior approval by the City Engineer.
ENG 48. The original improvement plans prepared for the proposed development and
approved by the City Engineer (if required) shall be documented with record
drawing "as -built" information and returned to the Engineering Division prior to
issuance of a final certificate of occupancy. Any modifications or changes to
approved improvement plans shall be submitted to the City Engineer for
approval prior to construction.
ENG 49. Nothing shall be constructed or planted in the corner cut-off area of any
intersection or driveway which does or will exceed the height required to
maintain an appropriate sight distance per City of Palm Springs Zoning Code
Section 93.02.00, D.
MAP
ENG 50. The existing parcels identified as Assessor's Parcel Number 513-151-028, 513-
151-037 thru 513-151-044 shall be merged. An application for a parcel merger
shall be submitted to the Engineering Services Department for review and
approval. A copy of a current title report and copies of record documents shall
be submitted with the application for the parcel merger. The application shall
be submitted to and approved by the City Engineer prior to issuance of building
permit.
TRAFFIC
ENG 51. A minimum of 48 inches of clearance for accessibility shall be provided on
public sidewalks. Minimum clearance on public sidewalks shall be provided by
either an additional dedication of a sidewalk easement if necessary and
widening of the sidewalk, or by the relocation of any obstructions within the
public sidewalk along the frontage of the subject property.
ENG 52. All damaged, destroyed, or modified pavement legends, traffic control devices,
signing, striping, and street lights, associated with the proposed development
shall be replaced as required by the City Engineer prior to issuance of a
Certificate of Occupan
ENG 53. Construction signing, lighting and barricading shall be provided during all
phases of construction 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 Part 6 "Temporary Traffic Control" of the California
Manual on Uniform Traffic Control Devices (MUTCD), dated November 7,
2014, or subsequent editions in force at the time of construction.
ENG 54. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
Resolution No. 24755
Page 25
FIRE DEPARTMENT CONDITIONS
FID 1 These Fire Department conditions may not provide all requirements.
Owner/developer is responsible for all applicable state and locally adopted
fire codes. Detailed plans are still required for review. Conditions are
subject to final plan check and review.
FID 2 Fire Department Conditions were based on the 2019 California Fire Code
as adopted by City of Palm Springs, Palm Springs Municipal Code, PSFD
Appendix "T" Development Requirements. You will be required to submit
fire sprinkler plans, fire alarm plans, and onsite water improvement plans
based on what is being done.
FID 3 Conditions of Approval —"Conditions of Approval" received from the Palm
Springs Planning Department must be submitted with each plan set.
Failure to submit will result in a delay of plan approval
FID 4 Plans and Permits (CFC 105.1):
Permits and scaled drawings are required for this project. Plan reviews can
take up to 20 working days. Submit a minimum of three (3) sets of drawings
for review. Upon approval, the Fire Prevention Bureau will retain one set.
Plans shall be submitted to:
City of Palm Springs
Building and Safety Department
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Counter Hours: 8:00 AM — 6:00 PM, Monday — Thursday
A deposit for Plan Check and Inspection Fees is required at the time of
Plan Submittal. These fees are established by Resolution of the Palm
Springs City Council.
Complete listings and manufacturer's technical data sheets for all system
materials shall be included with plan submittals. All system materials shall
be UL listed or FM approved for fire protection service and approved by
the Fire Prevention Bureau prior to installation.
Plans shall include all necessary engineering features, including all
hydraulic reference nodes, pipe lengths and pipe diameters as required by
the appropriate codes and standards. Plans and supporting data,
(calculations and manufacturers technical data sheets) including fire flow
data, shall be submitted with each plan submittal. Complete and accurate
legends for all symbols and abbreviations shall be provided on the plans.
Resolution No. 24755
Page 26
FID 5 Access During Construction (CFC 503): Access for firefighting 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 24 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.
FID 6 Required access (CFC 504.1): Exterior doors and openings required by this
code or the California Building Code shall be maintained readily accessible
for emergency access by the fire department. An approved access walkway
leading from fire apparatus access roads to exterior openings shall be
provided when required by the fire code official.
FID 7 Key Box Required to be Installed (CFC 506.1): Where access to or within
a structure or an area is restricted because of secured openings or where
immediate access is necessary for life-saving or fire -fighting purposes, the
fire code official is authorized to require a key box to be installed in an
approved location. The key box shall be flush mount type and shall contain
keys to gain necessary access as required by the fire code official.
Secured emergency access gates serving apartment, town home or
condominium complex courtyards must provide a key box in addition to
association or facility locks. The nominal height of Knox lock box installations
shall be 5 feet above grade. Location and installation of Knox key boxes must
be approved by the fire code official.
FID 8 Key Box Contents (CFC 506.1): The Knox key box shall contain keys to all
areas of ingress/egress, alarm rooms, fire sprinkler riser/equipment rooms,
mechanical rooms, elevator rooms, elevator controls, plus a card containing
the emergency contact people and phone numbers for the building/complex.
FID 9 Exit Analysis: Provide an exit analysis plan prepared and stamped by a state
licensed Architect. Shall provide the occupant loads, aisle widths, required
egress width to accommodate occupant load, illuminated exit sign locations,
compliant door hardware, locations of fire extinguishers, travel distances,
stairway widths, etc.
FID 10 NFPA 13 Fire Sprinklers Required: An automatic fire sprinkler system is
required. Only a C-16 licensed fire sprinkler contractor shall perform
system design and installation. System to be designed and installed in
accordance with NFPA standard 13, 2016 Editions, as modified by local
ordinance.
FID 11 Fire Alarm System Required: An automatic or manual fire alarm system is
required. Only a C-10 licensed fire alarm contractor shall perform system
Resolution No. 24755
Page 27
design and installation. System to be designed and installed in accordance
with NFPA standard 72, 2016 editions, as modified by local ordinance.
END OF CONDITIONS
I
AM
Inv