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HomeMy WebLinkAboutPC - RES NO 69291. J Planning Commission Resolution No. 6929 400 West San Rafael Drive Case 3.4321 DP Section 2: Major Development Permit Findings. October 12, 2022 The required Findings for a Major Development Permit approval are outlined in Section 94.04.01(D) (Development Permit — Criteria and Findings) of the Palm Springs Zoning Ordinance (PSZO) as follows: The proposed project is consistent with the General Plan and any applicable specific plan; Self -storage facilities are not explicitly listed as a permitted use in the Mixed Use (MU) designation area. However, specific uses intended in this area include community -serving retail commercial, professional offices, services businesses, restaurants, daycare centers, public and quasi -public uses. Self -storage uses are considered a service business; therefore, the facility is consistent with the objectives of the MU designation area, and the proposed project is consistent with the General Plan. Further the project site is located within the College Park Specific Plan (M-1-SP), which does explicitly permit self -storage uses by right pursuant to Table II- 14 of the Specific Plan. 2. The proposed uses are in conformance to the use permitted in the zone district where the site is located, and are not detrimental to adjacent properties or, residents, The proposed storage facility and incidental RV parking is permitted by right in the M-1-SP Zone per the College Park Specific Plan (Table II-14). The site is adjacent to other industrial buildings on the east, west, and a multi -family apartment building on the west. Considering the nature of the project as a low intensity storage facility, the project is not expected to cause detrimental impacts on the adjacent properties or residents. 3. The proposed project is in conformance to the property development standards for the zone district where the site is located, As analyzed in the development standards table earlier in this report, the proposed project conforms to the development standards of the M-1-SP Zone. No variances or deviations from the applicable development standards are requested for this project. 4. The proposed height and massing of the project is consistent with applicable standards and compatible with adjacent development; The project site is adjacent to several industrial buildings within the College Park Specific Plan, and an apartment complex. The size of the Planning Commission Resolution No. 6929 400 West San Rafael Drive Case 3.4321 DP October 12, 2022 proposed self -storage facility is three -stories tall, 30-feet in height and 127,200-square feet in size. The proposed facility would be the tallest facility in the area. The industrial buildings on the east vary in height from one to two -stories tall. The industrial buildings on the west are one story tall, and the apartment complex on the west consists of two-story tall buildings. There is also a small BBQ restaurant between the proposed project site and apartment complex that is one-story tall. Though the proposed facility is taller than all adjacent buildings, the proposed height and massing is consistent with the development standards of the M-1-SP zone. 5. The proposed setbacks and placement of the building are consistent with applicable standards and consistent with setbacks of adjacent buildings; The proposed setbacks meet the minimum yard setback requirements of the M-1-SP Zone as analyzed in the staff report. The proposal is consistent with the development standards of the zoning code. 6. The site for the proposed project has adequate access to streets and highways property designed and improved to carry the type and quantity of traffic to be generated by the proposed uses, and the design for the site plan enhances or continues the city's existing grid in accordance with the Circulation Plan of the General Plan; The project site will be accessible from West San Rafael Drive and will have an exit onto West Radio Road at the north. The traffic impact assessment states that the project will generate 208 daily vehicle trips, including 14 AM peak -hour and 20 PM peak hour trips. Individuals leasing an RV parking space would likely enter the site in their RV, accompanied by an additional driver in a private vehicle. A Transportation Impact Analysis (TIA), which includes Level of Service (LOS) analysis for General Plan Consistency is typically not required for projects that generate less than 100 peak -hour trips or for mini -storage yard projects. Additionally, the project is considered a local -serving retail/service development, it is screened out from Vehicle Miles Traveled analysis and presumed to have a less than significant impact under CEQA. Therefore, the project has adequate access. 7. On -site circulation conforms to minimum standards, and accommodations are made for safe on -site pedestrian circulation; Due to the nature of the proposed use, the visitors' primary mode of transportation is expected to be a motor vehicle. Customer parking areas are located at multiple locations within proximity of the building for Planning Commission Resolution No. 6929 400 West San Rafael Drive Case 3.4321 DP October 12, 2022 convenient and safe pedestrian access. The proposed on -site circulation conforms to the development standards. 8. Landscape areas and open space are in conformance to applicable standards, and the design of stormwater management features are appropriately integrated with other elements of the site design; The project site is designed with a landscape buffer along a majority of the project site's perimeter and the proposed stormwater and on -site runoff management is located along the east property line. The project, as conditioned, will comply with the water efficient landscape ordinances of the city and the State, as well as Riverside County Agricultural Commissioner's office requirements. The Landscape plan includes various drought tolerant species, such as African Fern Pine, European Olive and Cork Oak. Shrubs include Silver King White Sagebrush, Desert Broom Baccharis, Creosote Bush, Deer Grass, and Jojoba. Proposed ground cover includes, crushed ravel, and decomposed granite Apache brown color. The landscape plan complies with applicable standard. 9. Public infrastructure, such as water, sewer, and similar utilities, is adequate to serve the proposed project; There is an existing sewer main located along West San Rafael Road. Water and electricity will be provided by the DWA and Southern California Edison. There is adequate infrastructure available to accommodate the proposed development. 10. Based on environmental review, the proposed project either has no potentially significant environmental impacts, any potentially significant impacts have been reduced to less than significant levels because of mitigation measures incorporated in the project, or a Statement of Overriding Considerations has been adopted to address unmitigated significant environmental impacts; As indicated below, the city has evaluated the project under CEQA Guidelines and a Mitigated Negative Declaration (MND) has been prepared and circulated for a 20-day public comment period. The MND concluded that the project will have less than significant impacts with proposed mitigation incorporated. 11. The proposed project has no unacceptable adverse effects on public welfare, health or safety. The proposed use is a self -storage facility with RV/boat parking/storage Planning Commission Resolution No. 6929 400 West San Rafael Drive Case 3.4321 DP October 12, 2022 area. There will be no activities conducted at the site which would cause public nuisance such as noise. Additionally, the lessees will be required to abide by the facility usage rules and regulations as required by the business. The project site will be surrounded by a proposed 8-foot-high wall, which will provide additional screening, of the RVs when viewed from the adjacent residential community. Staff is also recommending a condition of approval which requires the installation of additional planting materials in the north, east and west side perimeter planting beds. As conditioned, the project meets this finding. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning Commission hereby approves Case 3.4321 MAJ/DP, a Major Development Permit, for the construction of a 127,200-square-foot self -storage facility with RV/boat parking/storage spaces on a 6.43-acre undeveloped parcel at 400 West San Rafael Drive subject to those conditions set forth in the Exhibit A. ADOPTED THIS 12th day of October 2022. AYES: AYLAIAN, ERVIN, HIRSCHBEIN, MILLER, MORUZZI, ROBERTS, WEREMIUK ATTEST: p 7-�kL, Christopher Hadwin Director of Planning CITY OF PALM SPRINGS, CALIFORNIA RESOLUTION NO. 6929 EXHIBIT A Self -Storage 900 North Farrell Drive Case 3.4321 MAJ/DP October 12, 2022 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 3.4321 MAJ; except as modified with the conditions below; ADM 2. Reference Documents. The site shall be developed and maintained in accordance with the approved plans, date stamped September 29, 2022, including site plans, architectural elevations, exterior materials and colors, landscaping, and grading on file in the Planning Division except as modified by the approved Mitigation Measures and 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 3.4321 MAJ. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City Planning Commission Resolution No. 6929 400 West San Rafael Drive Case 3.4321 DP October 12, 2022 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 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 the Major Architectural Application (MAJ) shall be valid for a period of two (2) years from the effective date of the approval. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. 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. 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 artwork and protect the public rights of access and viewing. 2 Planning Commission Resolution No. 6929 400 West San Rafael Drive Case 3.4321 DP October 12, 2022 ADM 10. 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. ENVIRONMENTAL ASSESSMENT CONDITIONS ENV 1. Coachella Vallev Multiple -Species Habitat Conservation Plan (CVMSHCP Local Development Mitigation Fee (LDMF) required. All projects within the City of Palm Springs, not within the Agua Caliente Band of Cahuilla Indians reservation are subject to payment of the CVMSHCP LDMF prior to the issuance of certificate of occupancy. ENV 2. California Fish & Game Fees Required. The project is required to file a Notice of Determination (NOD). Required filing 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 a filing and fee is paid. ENV 3. Cultural Resource Survey Required. Prior to any ground disturbing activity, including clearing and grubbing, installation of utilities, and/or any construction related excavation, an Archaeologist qualified according to the Secretary of the Interior's Standards and Guidelines, shall be employed to survey the area for the presence of cultural resources identifiable on the ground surface. ENV 4. Cultural Resource Site Monitoring. There is a possibility of buried cultural or Native American tribal resources on the site. A Native American Monitor shall be present during all ground -disturbing activities. a. The presence of an approved Agua Caliente Native American Cultural Resource Monitor(s) during any ground disturbing activities (including archaeological testing and surveys). Should buried cultural deposits be encountered, the Monitor may request that destructive construction halt and the Monitor shall notify a Qualified Archaeologist (Secretary of the Interior's Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office. b. Two copies of any cultural resource documentation generated in connection with this project, including reports of investigations, record search results and site records/updates shall be forwarded to the Tribal Planning, Building, and Engineering Department and one copy to the City Planning Department prior to final inspection. KI Planning Commission Resolution No. 6929 October 12, 2022 400 West San Rafael Drive Case 3.4321 DP PLANNING DEPARTMENT CONDITIONS PLN 1. Outdoor Lighting Conformance. Outdoor lighting shall fully conform to the requirements of Palm Springs Zoning Code and shall not produce disability glare, discomfort glare, light trespass, and/or light pollution as defined in Palm Springs Zoning Code Sections 93.21.00(A)(7), (8), (9), and (10). Additionally, the outdoor lighting shall conform to the requirement by the Riverside County Airport Land Use Commission (ALUC). Also see Condition ALUC 1. 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. Sign 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. The applicant shall submit a sign program to the Department of Planning Services prior to the issuance of building permits. PLN 4. 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 5. 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 6. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of signalization will be permitted, except approved alarm systems. PLN 7. Outside Storage Prohibited. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. PLN 8. Landscape Screening. Install additional planting materials in the perimeter planting bed along the south and west property lines to ensure adequate screening of the RVs from Farrell and Research Drive. The plant materials and installation shall be satisfactory to the Riverside County Airport Land Use Commission and Palm Springs International Airport requirements. 0 Planning Commission Resolution No. 6929 October 12, 2022 400 West San Rafael Drive Case 3.4321 DP PLN 9. West Elevation. Enhance perimeter wall design along Farrell Drive, such as alternating recesses, raised planters, and/or other similar enhancements. PLN 10. Riverside County Airport Land Use Commission (ALUC) Review. Applicant shall contact the ALUC to ensure that the proposed use is permitted, and the project meets all the requirements imposed by the ALUC. PLN 11. ARC Review. The proposed project is subject to Architectural Review Committee (ARC) review pursuant to Palm Springs Zoning Code Section 94.04.00. The Major Architectural Review (MAJ) application and materials/plans for review by the ARC shall include any revisions identified in these conditions. PLN 12. Riverside County Airport Land Use Commission (ALUC) Review. Applicant shall contact the ALUC to ensure that the proposed use is permitted, and the project meets all the requirements imposed by the ALUC. PLN 13. ARC Review. The proposed project is subject to Architectural Review Committee (ARC) review pursuant to Palm Springs Zoning Code Section 94.04.00. The Major Architectural Review (MAJ) application and materials/plans for review by the ARC shall include any revisions identified in these conditions. Planning Commission Conditions Landscape. Use lager plant material at the time of planting trees with a minimum height of 12-14 feet. Plant additional shade trees along West Radio Road and West San Rafael with a minimum 15-foot canopy. RIVERSIDE COUNTY AIRPORT LAND USE COMMISSION (ALUC) CONDITIONS ALUC 1. Any new outdoor lighting installed shall be hooded or shielded to prevent either the spillage of lumens or reflection into the sky. Outdoor lighting shall be downward facing. ALUC 2. The following uses shall be prohibited: (a) Any use which would direct a steady light or flashing light of red, white, green, or amber colors associated with airport operations toward an aircraft engaged in an initial straight climb following Planning Commission Resolution No. 6929 400 West San Rafael Drive Case 3.4321 DP October 12, 2022 takeoff or toward an aircraft engaged in a straight final approach toward a landing at an airport, other than an FAA -approved navigational signal light or visual approach slope indicator. (b) Any use which would cause sunlight to be reflected towards an aircraft engaged in an initial straight climb following takeoff or towards an aircraft engaged in a straight final approach towards a landing at an airport. (c) Any use which would generate smoke or water vapor or which would attract large concentrations of birds, or which may otherwise affect safe air navigation within the area. (Such uses include landscaping utilizing water features, aquaculture, outdoor production of cereal grains, sunflower, and row crops, composting operations, wastewater management facilities, artificial marshes, trash transfer stations that are open on one or more sides, recycling centers containing putrescible wastes, construction and demolition debris facilities, fly ash disposal, and incinerators.) (d) Any use which would generate electrical interference that may be detrimental to the operation of aircraft and/or aircraft instrumentation. (e) Any use which results in a hazard to flight, including physical (e.g., tall objects), visual, and electronic forms of interreference with the safety of aircraft operations. ALUC 3. The attached "Notice of Airport in Vicinity" shall be provided to all prospective purchasers and occupants of the property. ALUC 4. The Federal Aviation Administration has conducted an aeronautical study of the proposed project (Aeronautical Study No. 2022-AWP- 11003-OE) and has determined that neither marking nor lighting of the structure(s) is necessary for aviation safety. However, if marking and/or lighting for aviation safety are accomplished on a voluntary basis, such marking and/or lighting (if any) shall be installed in accordance with FAA Advisory Circular 70/7460-1 M and shall be maintained in accordance therewith for the life of the project. ALUC 5. The proposed structures shall not exceed a height of 38 feet above ground level and a maximum elevation at top point of 662 feet above mean sea level. 6 Planning Commission Resolution No. 6929 400 West San Rafael Drive Case 3.4321 DP October 12, 2022 ALUC 6. The maximum height and top point elevation specified above shall not be amended without further review by the Airport Land Use Commission and the Federal Aviation Administration; provided, however, that reduction in structure height or elevation shall not require further review by the Airport Land Use Commission. The specific coordinates, frequencies, and power shall not be amended withoutfurther review bythe Federal Aviation Administration. ALUC 7. Temporary construction equipment used during actual construction of the structure(s) shall not exceed 30 feet in height and a maximum elevation of 624 feet above mean sea level unless separate notice is provided to the Federal Aviation Administration through the Form 7460- 1 process. ALUC 8. Within five (5) days after construction of the structure reaches its greatest height, FAA Form 7460-2 (Part II), Notice of Actual Construction or Alteration, shall be completed by the project proponent or his/her designee and a -filed with the Federal Aviation Administration. (Go to https://oeaaa.faa.gov for instructions.) This requirement is also applicable in the event the project is abandoned or s decision is made not to construct the applicable structure. BUILDING DIVISION CONDITIONS The Following Standard Building & Safety Conditions of Approval Are Applicable to This Project: BLDG 1. Separate permits are required for Site Walls, Trash Enclosures, Signs, PV (Photovoltaic), Construction Trailers. BLDG 2. Grading & ROW permits are to be issued by our Engineering Division. BLDG 3. Utilities on the utility side of any meter are to be arranged with the respective Utility Company. Any utilities after a meter will be included in the Building Departments scope of work for inspections. The Following Standard Building & Safety Conditions of Approval Are Applicable to This Project: General Conditions 7 Planning Commission Resolution No. 6929 400 West San Rafael Drive Case 3.4321 DP October 12, 2022 1. Shall comply with the latest adopted edition of the following codes as applicable: 2019 California Building Code 2019 California Electrical Code 2019 California Mechanical Code 2019 California Plumbing Code 2019 California Energy Code 2019 California Fire Code 2019 California Green Building Standards Code 2. Any temporary building, trailer, commercial coach, etc. installed and/or used in connection with a construction project shall comply with City Code. 3. In addition to approval from Building & Safety, approval is required from the County of Riverside, Department of Public Health for occupancies involving fueling stations and foods and beverages. 4. All exterior lighting shall be oriented, directed, and/or shielded as much as possible so that direct illumination does not infringe onto adjoining properties. 5. All development impact fees including but not limited to TUMF, CVMSHCP, Sewer Connection and Public Arts shall be paid at time of permit issuance. ENGINEERING DIVISION CONDITIONS: 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. All improvements are subject to inspection and a 48-hour inspection notification is required. ENG 2. Provide proposed finish floor elevations of all proposed structures, existing structures on site, and all adjacent off -site structures. Provide proposed on -site drainage flow designs. This information required prior to site plan approval. M Planning Commission Resolution No. 6929 October 12, 2022 400 West San Rafael Drive Case 3.432f DP ENG 3. Submit street improvement plans prepared by a registered California civil engineer to the Engineering Services Department. The plan(s) shall be approved by the City Engineer prior to issuance of any building permits. SAN RAFAEL DRIVE ENG 4. Construct a 6-inch curb and gutter, 32 feet north of centerline along the entire frontage and extending across the frontage of APN 669-430-018 to match adjacent improvements in accordance with City of Palm Springs Standard Drawing No. 200. ENG 5. Construct two driveway approaches in accordance with City of Palm Springs Standard Drawing No. 205. ENG 6. Construct an 8 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. ENG 7. Construct pavement with a minimum pavement section of 5 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter tocenterline along the entire frontage and extending across the frontage of APN 669-430-018 to match existing improvements in accordance with City of Palm Springs Standard Drawing No. 110. (Additional pavement removal and replacement may be required upon review of existing pavement cross -sections, and to ensure grade breaks of the pavement cross-section do not occur within a travel lane.) If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. ENG 8. Remove and replace existing asphalt concrete pavement where required, in accordance with applicable City standards. ENG 9. All broken or off grade street improvements along the project frontage shall be repaired or replaced. ENG 10. Construct a driveway approach in accordance with City of Palm Springs Standard Drawing No. 205. 0 Planning Commission Resolution No. 6929 October 12, 2022 400 West San Rafael Drive Case 3.4321 DP ENG 11. Construct an 8 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. ENG 12. Remove and replace existing asphalt concrete pavement where required, in accordance with applicable City standards. ENG 13. All broken or off grade street improvements along the project frontage shall be repaired or replaced ON -SITE ENG 14. The on -site layout of drive aisles and parking spaces is subject to further review and approval by the City Engineer. Adjustment of proposed street alignments, and deletion or relocation of proposed parking spaces may be required during review and approval of construction plans for on -site improvements, as required by the City Engineer. Approval of the preliminary site plan does not constitute approval of the on -site layout of streets and parking spaces as proposed. ENG 15. The minimum pavement section for all on -site pavement drive aisles, parking spaces, etc. shall be 3 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. ENG 16. All on -site drive aisles shall be two-way with a minimum 26 feet wide travel way (as measured from face of curb) where no on -street parking is proposed. ENG 17. On -site drive aisles shall be constructed with curbs, gutters, and cross - gutters, as necessary to accept and convey surface drainage of the on - site drive aisles to the on -site drainage system, in accordance with applicable City standards. SANITARY SEWER ENG 18. All sanitary facilities shall be connected to the public sewer system. New laterals shall not be connected at manholes. GRADING ENG 19. Submit a Precise Grading Plan prepared by a California registered Civil engineer to the Engineering Services Department 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 Services Department 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 Services Department 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 Planning Commission Resolution No. 6929 400 West San Rafael Drive Case No. 3.4321 October 12, 2022 http://www.AQMD.gov. A Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and approved by the Engineering Services Department 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 Soils Report; and a copy of the associated Hydrology Study/Report; a copy of the project -specific Final Water Quality Management Plan. ENG 20. Prior to approval of a Grading Plan (or issuance of a Grading Permit), the applicant shall obtain written approval to proceed with construction from the Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer or Tribal Archaeologist (a copy of the written approval must be provided to the City). The applicant shall contact the Tribal Historic Preservation Officer or the Tribal Archaeologist at ACBCI- THPO(a)aguacaliente.net to determine their requirements, if any, associated with grading or other construction. The applicant is advised to contact the Tribal Historic Preservation Officer or Tribal Archaeologist as early as possible. If required, it is the responsibility of the applicant to coordinate scheduling of Tribal monitors during grading or other construction, and to arrange payment of any required fees associated with Tribal monitoring. ENG 21. In accordance with an approved PM-10 Dust Control Plan, temporary dust control perimeter fencing shall be installed. Fencing shall have screening that is tan in color; green screening will not be allowed. Temporary dust control perimeter fencing shall be installed prior to issuance of Grading Permit and commencement of grading operations. ENG 22. 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 23. 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 24. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the public streets, roadways, or gutters. 12 Planning Commission Resolution No. 6929 400 West San Rafael Drive Case No. 3.4321 October 12, 2022 ENG 25. A Notice of Intent (NOI) to comply with the California General Construction Stormwater Permit (Water Quality Order 2009-0009-DWQ as modified September 2, 2009) is required for the proposed development via the California Regional Water Quality Control Board online SMARTS system. A copy of the executed letter issuing a Waste Discharge Identification (WDID) number shall be provided to the City Engineer prior to issuance of a grading or building permit. ENG 26. This project requires preparation and implementation of a stormwater pollution prevention plan (SWPPP). As of September 4, 2012, all SWPPPs shall include a post -construction management plan (including Best Management Practices) in accordance with the current Construction General Permit. Where applicable, the approved final project -specific Water Quality Management Plan shall be incorporated by reference or attached to the SWPPP as the Post -Construction Management Plan. A copy of the up-to-date SWPPP shall be kept at the project site and be available for review upon request. ENG 27. 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 at the time of issuance of grading permit for mitigation measures for erosion/blow sand relating to this property and development. ENG 28. 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 Services Department with the first submittal of a grading plan. (If required) ENG 29. The applicant shall provide all necessary geotechnical/soils inspections and testing in accordance with the Geotechnical/Soils Report prepared for the project. All backfill, compaction, and other earthwork shown on the approved grading plan shall be certified by a California registered geotechnical or civil engineer, certifying that all grading was performed in accordance with the Geotechnical/Soils Report prepared for the project. Documentation of all compaction and other soils testing are to be provided even though there may not be a -grading plan for the rp oiect. Prior to issuance of Building Permits. ENG 30. 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 31. In cooperation with the California 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, and Los Angeles Counties' (Revised - RIFA Form CA-1) prior to approval of the Grading 13 Planning Commission Resolution No. 6929 400 West San Rafael Drive Case No.3.4321 October 12, 2022 Plan (if required). The California Department of Food and Agriculture office is located at 6819 East Gage Avenue, Commerce, CA 90040 (Phone (760) 782-3271, (562) 505-6415), Sonia. Oranacdfa.ca. gov. WATER QUALITY MANAGEMENT PLAN ENG 32. 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 33. 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 the site. Direct release of nuisance water to the adjacent property (or public streets) is prohibited. Construction of operational BMP's shall be incorporated into the Precise Grading and Paving Plan. ENG 34. 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 Homeowners 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- 14 Planning Commission Resolution No. 6929 400 West San Rafael Drive Case No.3.4321 DRAINAGE October 12, 2022 Specific WQMP; or equivalent. Alternative instruments must be approved by the City Engineer prior to issuance of any grading or building permits. ENG 35. All stormwater runoff passing through the site shall be accepted and conveyed across the property in a manner acceptable to the City Engineer. For all stormwater runoff falling on the site, on -site retention or other facilities approved by the City Engineer shall be required to contain the increased stormwater runoff generated by the development of the property. Provide a hydrology study to determine the volume of increased stormwater runoff due to development of the site, and to determine required stormwater runoff mitigation measures for the proposed development. Final retention basin sizing and other stormwater runoff mitigation measures shall be determined upon review and approval of the hydrology study by the City Engineer and may require redesign or changes to site configuration or layout consistent with the findings of the final hydrology study. No more than 40-50% of the street frontage parkway/setback areas should be designed as retention basins. On -site open space, in conjunction with dry wells and other subsurface solutions should be considered as alternatives to using landscaped parkways for on -site retention. ENG 36. 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, shallbe 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. ENG 37. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $7287.76 per acre in accordance with Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. 15 Planning Commission Resolution No. 6929 October 12, 2022 400 West San Rafael Drive Case No. 3.4321 GENERAL ENG 38. 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 39. All proposed utility lines shall be installed underground. ENG 40. This property is subject to the Coachella Valley Multiple Species Habitat Conservation Plan Local Development Mitigation Fee (CVMSHCP-LDMF). The LDMF shall be paid prior to issuance of Building Permit ENG 41. 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 42. 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 drawing filetype), DXF (AutoCAD ASCII drawing exchange filetype), and PDF (Adobe Acrobat document filetype) formats. Variation of the type and format of the digital data to be submitted to the City may be authorized, upon prior approval by the City Engineer. ENG 43. 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 Services Department 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 44. 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. ENG 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 in accordance with City of Palm Springs Standard Drawing No. 904. MAP 16 Planning Commission Resolution No. 6929 400 West San Rafael Drive Case No. 3.4321 October 12, 2022 ENG 46. The existing parcels identified by Assessor's Parcel Number (APN) 669- 430-016 AND 019 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 47. 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 48. All damaged, destroyed, or modified pavement legends, traffic control devices, signing, striping, and streetlights, associated with the proposed development shall be replaced as required by the City Engineer prior to issuance of a Certificate of Occupancy. ENG 49. 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 (CAMUTCD), dated November 7, 2014, or subsequent editions in force at the time of construction. ENG 50. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. FIRE DEPARTMENT CONDITIONS: 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. 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. This building will require fire sprinklers and a fire alarm system. 17 Planning Commission Resolution No. 6929 400 West San Rafael Drive Case No. 3.4321 October 12, 2022 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. 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. NFPA Fire Sprinklers: 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 Edition, as modified by local ordinance Private Fire Hydrants: Additional private hydrants may be required. Security Gates: A Knox Key operated switch shall be installed at every automatic gate. Secured automated vehicle gates or entries shall utilize a combination of a Tomar StrobeswitchTM, or approved equal, and an approved Knox Key switch when required by the fire code official. Secured non -automated vehicle gates or entries shall utilize an approve padlock or chain (maximum link or lock shackle size of 1/4 inch) when required by the fire code official. 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. 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, In Planning Commission Resolution No. 6929 400 West San Rafael Drive Case No. 3.4321 October 12, 2022 mechanical rooms, elevator rooms, elevator controls, plus a card containing the emergency contact people and phone numbers for the building/complex. Turning Radius: Fire access road turns and corners shall be designed with a minimum inner radius of 25 feet and an outer radius of 43 feet. Dead Ends: Dead-end fire apparatus roads in excess of 150 feet in length shall be provided with an approved area for turning around a fire apparatus. Designated Fire Lanes: In private developments fire lanes shall not be less than 24 feet in width (curb to curb) with no parking on either side and shall be identified. Address: Shall provide 12" addresses for this structure and show location on plans. Fire Extinguishers: Shall install 2A10BC fire extinguishers every 75' inside the office space. Fire Inspection: Shall call fire for a fire inspection prior to opening business at 760- 323-8181. END OF CONDITIONS 19