HomeMy WebLinkAbout2025-06-10 - PC Resolution #6981 - EOT-2024-0003RESOLUTION NO. 6981
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM SPRINGS, CALIFORNIA, APPROVING CASE NO. EOT-
2024-0003, EXTENSION OF TIME, TO EXTEND THE APPROVAL
OF CASE NO. 3.4313 MAJ, A MAJOR DEVELOPMENT PERMIT
APPLICATION AND A MAJOR ARCHITECTURAL REVIEW
APPLICATION, BY TWO YEARS FOR THE CONSTRUCTION OF
A NEW 64,092-SQUARE-FOOT SELF -STORAGE FACILITY, AT
900 NORTH FARRELL DRIVE (APN: 507-350-037 & 507-350-038),
ZONE M-1-P, SECTION 12 (CASE NO. EOT-2024-0003).
THE PLANNING COMMISSION FINDS AND DETERMINES AS FOLLOWS:
A. MSA Consulting, Inc., on behalf of Farrell Drive PS, LLC ("Applicant"), has filed an
Extension of Time application, Case No. EOT-2024-0003, with the City of Palm Springs
pursuant to Sections 94.04.00(H)(2), 94.04.01(G)(2) and 94.12.00 of the Palm Springs
Zoning Code to extend the approval of Case 3.4313 MAJ, a Major Development Permit
application and a Major Architectural Review application, for the construction of a new
64,092-square-foot self -storage facility on a 4.2-acre undeveloped parcel located at 900
North Farell Drive (APN: 507-350-037 & 507-350-038).
B. On April 27, 2022, the Planning Commission held a public meeting on the Major
Development Permit application, Case 3.4313 MAJ, in accordance with applicable law.
Subsequently, the Planning Commission voted 6-0-1 (Absent: Roberts) to approve the
project subject to conditions of approval.
C. On June 6, 2022, the Architectural Review Committee (ARC) held a public meeting
on the Major Architectural Review application, Case 3.4313 MAJ, in accordance with
applicable law. Subsequently, the ARC voted 6-0-2 (Absent: Poehlein & Rotman) for
continuation.
D. On July 18, 2022, the Architectural Review Committee (ARC) reviewed the Major
Architectural Review application, Case 3.4313 MAJ, in accordance with applicable law.
Subsequently, the ARC voted 6-0-2 (Absent: Thompson & Rotman) to approve the
application subject to conditions of approval which included the following: 1) Add a berm
within the landscaped area along North Farrell Drive; 2) Lower the parapet on Building
No. 1 by at least 2 feet; 3) Chose a more subtle color for the white columns, so they blend
in with the main portion of the block wall; 4) Reduce the height of the light poles along
North Farrell Drive; 5) Add more desert landscaping on the north side of the project site;
and 6) Move the NAN corner of the wall back towards the project site to allow the
landscaped.
E. On April 18, 2024, Applicant filed an Extension of Time application, Case EOT-
2024-0003, with the Department of Planning Commission in accordance with PSZC
Planning Commission Resolution No. 6981 June 10, 2025
Case EOT-2024-0003 Page 2 of 5
Sections 94.04.00(H)(2) and 94.04.01(G)(2) seeking approval of a two (2)-year extension
of time.
F. On June 10, 2025, the Planning Commission held a public hearing in accordance
with applicable law to consider the Extension of Time application, Case No. EOT-2024-
0003. At said meeting, the Planning Commission carefully reviewed and considered all
the evidence presented in connection with the Project, including, but not limited to, the
staff report, and all written and oral testimony presented.
G. Pursuant to Palm Springs Zoning Code (PSZC) Sections 94.04.01(G)(2),
94.04.00(H)(2), and 94.12.00(A), The Planning Commission may grant an Extension of
Time request for a Major Development Permit application and a Major Architectural
Review application pursuant to the requirements of PSZC Section 94,12.00. In
determining that good cause exists for an extension of time, the Planning Commission is
required to make the seven (7) findings stated in PSZC Section 94.12.00(D).
Subsequently, the Planning Commission finds as follows:
9. The requested extension of time is consistent with the General Plan and
any applicable specific plan, and the proposed project remains consistent
with those plans as they exist at the time the extension request is being
considered.
The site's General Plan land use designation is Industrial (IND), which is intended for
various industrial uses which include research and development parks, light
manufacturing, laboratories, and industrial services (Palm Spring$ 2024 General Plan,
page 2-16). While the General Plan does not define the term industrial, Palm Springs
Zoning Code (PSZC) defines the term industry as follows:
"...means the manufacture, fabrication, processing, reduction or destruction
of any article, substance or commodity, or any other treatment thereof, and
including storage elevators, truck storage yards, warehouses, wholesale
storage and other similar types of enterprise. " (PSZC Section 91.00.10.13)
Based on the definition above, a self -storage facility is identified as an industrial use and
is consistent with the intended use of the IND General Plan land use designation area.
The General Plan further states "...any industrial use proposed should not detract from
the City's desire to be a premier resort community" (Palm Springs 2024 General Plan,
page 2-16). The approval of the Extension of Time application will allow the development
of a self -storage facility which will help deter unlawful outdoor storage and allow the City
to preserve its attractiveness and character as a premier resort community. The site is
not located within a Specific Plan, and no changes are proposed to the previously
approved plans. Therefore, the previously approved project remains consistent with the
original and the criterion is met.
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Planning Commission Resolution No. 6981
Case EOT-2024-0003
June 10, 2025
Page 3 of 5
2. The findings made in support of the original approval remain valid and are
still appropriate.
The applicant is not proposing any modifications to the approved plans or the land uses
intended for the site. Additionally, there have not been any changes to the physical
environment of the site or its surroundings which require the reassessment of the findings
that were previously made for the original entitlement approval. Therefore, the findings
made for the approval of the original entitlement are still valid and appropriate. The
criterion is met.
3. There have been no significant changes to the proposed project, or to areas
within the geographic proximity of the proposed project that negates the
appropriateness of the project, or new information concerning new or
substantially more severe environmental effects which would require a
reevaluation of the project under the California Environmental Quality Act
(CEQA).
The applicant is not proposing any changes to the approved plans. The proposed self -
storage use is permitted by right in the M-1-P Zone per Palm Springs Zoning Code
Section 92.16.01(A)(8). The site design conforms to the M-1-P Zone development
standards, and the project did not require any relief or deviations from the applicable
zoning regulations (e.g. Administrative Minor Modification, Variance). The project was
deemed categorically exempt from the CEQA review pursuant to Section 15332 of Tile
14, Chapter 3 of the California Code of Regulations (Class 32, In -Fill Development).
Finally, there are no environmental attributes observed at the project site or its vicinity
that would necessitate the reevaluation of the CEQA determination or question the
appropriateness of the project. The criterion is met.
4. The subject site has been properly maintained in accordance with the
Property Maintenance Standards of this Title.
The project site is properly maintained and was in conformance with the Property
Maintenance Standards (Palm Springs Zoning Code Section 93.19.00). The criterion is
met.
5. The applicant has demonstrated convincingly and clearly that the project
will be substantially underway within the extended period.
The applicant states difficulty finding a qualified buyer as one of the reasons for the project
delay. The applicant notes in the Justification Letter that the Extension of Time will allow
them to "...come to an agreement with the potential new buyer..." The previous plan
check was approved by all City departments, with the exception of Engineering Services,
within 6 months of the Building Permit application. While the applicant needs to apply for
a new Building Permit for the continuation of the project, the applicant has demonstrated
their efforts to timely exercise the entitlements through the previous plan check process.
Additionally, the applicant has completed the Parcel Merger process to prepare the site
Planning Commission Resolution No. 6981 June 10, 2025
Case EOT-2024-0003 Page 4 of 5
for development since the original entitlement approval. Considering the history of the
previous plan check, an Extension of Time until August 2, 2026 would be sufficient for the
applicant to substantially move the project forward. The criterion is met.
6. The applicant has made reasonable, substantial and timely efforts to
exercise the entitlement and advance the project, such as, but not limited
to, the pre -payment of impact fees or submittal of permit applications.
As mentioned in finding 5 above, the previous Building Permit plan check was approved
by all City departments within 6 months of permit application except for the Department
of Engineering Services. Additionally, the applicant completed the Parcel Merger process
in January 2023 to prepare the site for development. While the applicant is required to
apply for a new Building Permit for the continuation of the project, the history of previous
project -related activities indicates that the applicant has demonstrated their efforts to
timely exercise the entitlements. The criterion is met.
7. Extenuating circumstances, not within the applicant's control, (financial
inability and market conditions excepted), have prevented the applicant
from exercising the entitlement within the initial time period granted, but that
such circumstances are more likely than not to be removed in time for the
applicant to substantially begin the project within the extended period.
The applicant states unforeseen partnership issues (Departure of the main equity partner)
and difficulty finding a qualified buyer who is willing to move the project forward as entitled
as the reasons for the delay in the project. The project delay caused by unforeseen
internal issues of an organization and difficulty finding a qualified buyer for the
continuation of the project can be caused by multiple factors, and financial inability and/or
market conditions cannot be identified definitively as a sole cause of the project delay.
Therefore, they can be considered extenuating circumstances that are out of the
applicant's control. The Justification Letter indicates that a prospective buyer has been
identified for the continuation of the project with assistance provided by a commercial real
estate firm. While the continuation of the project would require application for a new
Building Permit application, the previous Building Permit review history demonstrates the
applicant's capability to move the project forward and exercise the entitlements in a timely
fashion. Hence, the approval of the Extension of Time though August 2, 2026 is adequate
for the applicant to obtain a Building Permit and commence construction. The criterion is
met.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF PALM
SPRINGS DOES HEREBY RESOLVE AS FOLLOWS:
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.
Planning Commission Resolution No. 6981 June 10, 2025
Case EOT-2024-0003 Page 5 of 5
SECTION 2. That the construction of the proposed self -storage facility is
categorically exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15332 of Title 14, Chapter 3 of the California Code of Regulations (Class 32, In -
Fill Development Projects). The project is consistent with the intent of the IND (Industrial)
General Plan land use designation area and policies, as well as the intent and zoning
regulations of the M-1-P (Planned Research and Development Park) Zone. The project
site is less than five (5) acres in area, and it is fully located within the city limit and
surrounded by urban uses. The project site is adjacent to the Department of Motor
Vhicles to the north, and there is an existing solar energy company on the south side of
East Computer Way. Additionally, the site is adjacent to business/industrial complexes
and a self -storage facility to the east. Abutting an active secondary thoroughfare, the site
has no value as a habitat for endangered, rare, or threatened species. The
implementation of the project will not result in any significant effects relating to noise, air
quality, water quality, or traffic, as supported by the traffic impact assessment report the
applicant previously submitted, which found that the traffic impact of the project would be
less than significant. Finally, the site can be adequately served by all required utilities
and public services.
SECTION 3. That the Planning Commission hereby approves Case No. EOT-
2024-0003, Extension of Time, to extend the approval of Case No. 3.4313 MAJ by two
years until August 2, 2026 for the construction of a new 64,092-SF self -storage facility on
a 4.20-acre undeveloped parcel located at 900 North Farrell Drive (APN: 507-350-037 &
507-350-038), subject to subject to the conditions of approval stated in Exhibit A of this
resolution.
ADOPTED this 101' day of June, 2025.
AYES: WEREMIUK, AYLAIAN, BAKER, MILLER, MURPHY, ROTMAN
NOES: MORRILL
EXCUSED: NONE
ATTEST:
Christopher Hadwin, AICP
Director of Planning Services
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CITY OF PALM SPRINGS, CALIFORNIA
RESOLUTION NO. 6981
EXHIBIT A
Farrell Drive PS Self -Storage Facility
900 North Farrell Drive
Case EOT-2024-0003
June 10, 2025
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 EOT-
2024-0003; except as modified with the conditions below.
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the plans that were conditionally approved by the ARC on
July 18, 2022 for Case 3.4313 MAJ, including the site plan, architectural
elevations, exterior materials and colors, landscaping, and grading that are on
file with the Department of Planning Services 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 Services 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 EOT-2024-0003. The City of Palm Springs will
Planning Commission Meeting
Case EOT-2024-0003
June 10, 2025
Page 2
promptly notify the applicant of any such claim, action, or proceeding against
the City of Palm Springs and the applicant will either undertake defense of the
matter and pay the City's associated legal costs or will advance funds to pay
for defense of the matter by the City Attorney. If the City of Palm Springs fails
to promptly notify the applicant of any such claim, action or proceeding or fails
to cooperate fully in the defense, the applicant shall not, thereafter, be
responsible to defend, indemnify, or hold harmless the City of Palm Springs.
Notwithstanding the foregoing, the City retains the right to settle or abandon
the matter without the applicant's consent but should it do so, the City shall
waive the indemnification herein, except, the City's decision to settle or
abandon a matter following an adverse judgment or failure to appeal, shall not
cause a waiver of the indemnification rights herein.
ADM 6. Maintenance and Regair. 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. The approval of this application, Case EOT-2024-
0003, extends the approval of Case 3.3413 MAJ until August 2, 2026.
Above -ground (vertical) construction shall commence no later than August 2,
2026.
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 112% for
commercial projects or 114% 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. Comply with City Noise Ordinance. All activities which take place on -site
shall comply with the provisions of Section 11,74 Noise Ordinance of the
Planning Commission Meeting
Case EOT-2024-0003
June 10, 2025
Page 3
Palm Springs Municipal Code. Violations may result in revocation of this
Conditional Use Permit.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. Coachella Valley Multiple -Species Habitat Conservation Plan CVMSHCP
Local Development Mitigation Fee LDMF re uired. 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 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. (check for duplication in
engineering conditions)
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.
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 Cod 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.
Planning Commission Meeting June 10, 2025
Case EOT-2024-0003 Page 4
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 Services 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. 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. 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 Screenin . 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. A landscape berm
between 1'-3' in height will be located in the landscape area along North
Farrell Drive. The plant materials and installation shall be satisfactory to the
Riverside County Airport Land Use Commission and Palm Springs
International Airport requirements.
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 Counly AirlDort 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. Conformance with Conditions of Approval Required. The project shall be
subject to conditions of approval that were imposed by the Planning
Planning Commission Meeting June 10, 2025
Case EOT-2024-0003 page 5
Commission and Architectural Review Committee for the approval of the
Major Development Permit and Major Architectural Review applications, Case
3.4313 MAJ, on April 27 and July 18, 2022, respectively. These conditions
include, but are not limited to, the following:
Planning Commission (April 272022 :
a. Install additional planting materials in the perimeter planting bed along
North Farrell Drive to ensure adequate screening of the RVs from the
public right-of-way. The plant materials and installation shall be
satisfactory to the. Riverside County Airport Land Use Commission and
Palm Springs International Airport requirements.
b. Enhance perimeter wall design along Farrell Drive, such as alternating
recesses, raised planters and/or other similar enhancements. The
proposed wall along Farrell Drive should undulate along the street with a
hedge alternating on both sides to provide a continuous screen of the RV
parking areas. Said hedge shall be planted to grow to, and be maintained
at, a height of 14 feet.
Architectural Review Committee (July 18 2022 :
a. Addition of berm along Farrell Drive.
b. Lower the parapet by at least two feet.
c. Eliminate the white block (vertical columns).
d. Lower light standards below 20 feet.
e. Incorporate light shields.
f. Add desert landscape on north side and move wall at NW corner of site to
provide larger landscape buffer on street side of project.
PLN 12. Additional Screening: Provide additional screening on the north and south
property lines by continuing the landscape screening and wall along North
Farrell Drive to Building #2 and Building #4.
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 takeoff or toward an
aircraft engaged in a straight final approach toward a landing at an airport,
Planning Commission Meeting
Case EOT-2024-0003
June 10, 2025
Page 6
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) Children's schools, day care centers, libraries, hospitals, nursing homes,
places of worship, buildings with more than two aboveground habitable
floors, critical community infrastructure facilities, and aboveground bulk
storage of 6,000 gallons or more of flammable or hazardous materials.
(f) Highly noise -sensitive outdoor nonresidential uses.
(g) Any use which results in a hazard to flight, including physical (e.g. tall
objects), visual, and electronic forms of interference 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. Prior to issuance of a building permit, the property owner shall convey an
avigation easement to Palm Springs International Airport. Copies of the
recorded avigation easement shall be forwarded to the Airport Land Use
Commission and to the City of Palm Springs.
ALUC 5. Any proposed stormwater basins or facilities shall be designed and
maintained to provide for a maximum 48-hour detention period following the
design storm, and remain totally dry between rainfalls. Vegetation in and
around the basins that would provide food or cover for birds would be
incompatible with airport operations and shall not be utilized in project
landscaping. Trees shall be spaced so as to prevent large expanses of
contiguous canopy, when mature. Landscaping in and around the basin(s)
shall not include trees or shrubs that produce seeds, fruits, or berries.
Planning Commission Meeting June 10, 2025
Case EOT-2024-0003 Page 7
Landscaping in the stormwater basin, if not rip -rap, should be in accordance
with the guidance provided in ALUC "LANDSCAPING NEAR AIRPORTS"
brochure, and the "AIRPORTS, WILDLIFE AND STORMWATER
MANAGEMENT" brochure available at RCALUC.ORG which list acceptable
plants from Riverside County Landscaping Guide or other alternative
landscaping as may be recommended by a qualified wildlife hazard biologist.
A notice sign, in a form similar to that attached hereto, shall be permanently
affixed to the stormwater basin with the following language: "There is an
airport nearby. This stormwater basin is designed to hold stormwater for only
48 hours and not attract birds. Proper maintenance is necessary to avoid bird
strikes". The sign will also include the name, telephone number or other
contact information of the person or entity responsible to monitor the
stormwater basin.
ALUC 6. This project has been evaluated as a self -storage facility totaling 64,583
square feet, including 64,337 square feet of storage area, 112 square feet
office area, 50 square feet of break room area, and 84 square feet of lobby
area. Any increase in building area, change in use to any higher intensity use,
change in building location, or modification of the project's proposed single
parcel area will require an amended review to evaluate consistency with the
ALUCP compatibility criteria, at the discretion of the ALUC Director.
ALUC 7. Noise attenuation measures shall be incorporated into the design of the office
areas, to the extent such measures are necessary to ensure that interior
noise levels from aircraft operations are at or below 45 CNEL.
ALUC 8. The project does not propose rooftop solar panels at this time. However, if the
project were to propose solar rooftop panels in the future, the
applicant/developer shall prepare a solar glare study that analyzes glare
impacts, and this study shall be reviewed by the Airport Land Use
Commission and Palm Springs Airport Manager.
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.
Planning Commission Meeting June 10, 2025
Case EOT-2024-0003 Page 8
The Following Standard Building & Safely Conditions of Approval Are ARplicable
to This Project:
General Conditions
1. Shall comply with the latest adopted edition of the following codes as
applicable:
A. 2022 California Building Code
B. 2022 California Electrical Code
C. 2022 California Mechanical Code
D. 2022 California Plumbing Code
E. 2022 California Energy Code
F. 2022 California Fire Code
G. 2022 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. All exterior lighting shall be oriented, directed, and/or shielded as much as
possible so that direct illumination does not infringe onto adjoining properties.
4. 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:
The Engineering Services Department recommends that if this application is approved,
such approval is subject to the following conditions being completed in compliance with
City standards and ordinances.
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.
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Provide proposed on -site drainage flow designs. This information
required prior to site plan approval.
FARRELL DRIVE
ENG 3. Access to Farrell Drive shall be prohibited.
ENG 4. All broken or off grade street improvements along the project frontage
shall be repaired or replaced.
COMPUTER WAY
ENG 5. All broken or off grade street improvements along the project frontage
shall be repaired or replaced.
RESEARCH DRIVE
ENG 6. Construct 30 feet wide driveway approaches in accordance with City of
Palm Springs Standard Drawing No. 205.
ENG 7. Construct a Type C curb ramp meeting current California State
Accessibility standards on each side of the driveway approach in
accordance with City of Palm Springs Standard Drawing No. 214. The
applicant shall ensure that an appropriate path of travel, meeting ADA
guidelines, is provided across the driveway, and shall adjust the location
of the access ramps, if necessary, to meet ADA guidelines, subject to the
approval of the City Engineer. If necessary, additional pedestrian and
sidewalk easements shall be provided on -site to construct a path of travel
meeting ADA guidelines.
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.
ON -SITE
ENG 10. 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.
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Case EOT-2024-0003 Page 10
ENG 11. The minimum pavement section for all on -site pavement drive aisles,
parking spaces, etc. shall be 2-1/2 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 12. All on -site drive aisles shall be two-way with a minimum 24 feet wide
travelway (as measured from face of curb) where no on -street parking is
proposed.
ENG 13. 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 14. All sanitary facilities shall be connected to the public sewer system. New
laterals shall not be connected at manholes.
GRADING
ENG 15. 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
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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 16. 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-
THPOO—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 17. 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 18. 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 19. 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 20. Prior to issuance of grading permit, the applicant shall provide verification
to the City that the Tribal Habitat Conservation Plan (THCP) fee has been
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Case EOT-2024-0003 Page 12
paid to the Agua Caliente Band of Cahuilla Indians in accordance with the
THCP.
ENG 21. Drainage swales shall be provided adjacent to all curbs and sidewalks to
keep nuisance water from entering the public streets, roadways, or
gutters.
ENG 22. 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 23. 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 24. 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/blows and relating to this
property and development.
ENG 25, 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 26. 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
geotechnicai 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
ro'ect. Prior to issuance of Building Permits.
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ENG 27. 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 28. 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
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. Oran0_)cdfa.ca.Qov.
WATER QUALITY MANAGEMENT PLAN
ENG 29. 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 30. 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
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Case EOT-2024-0003
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prohibited. Construction of operational BMP's shall be incorporated into
the Precise Grading and Paving Plan.
ENG 31. 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 -
Specific WQMP; or equivalent. Alternative instruments must be approved
by the City Engineer prior to issuance of any grading or building permits.
ENG 32. 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).
a. Prior to issuance of certificate of occupancy or final City approvals
(OR of "final" approval by City), the applicant shall:
b. Demonstrate that all structural BMPs have been constructed and
installed in conformance with approved plans and specifications;
C. Demonstrate that applicant is prepared to implement all non-
structural BMPs included in the approved Final Project -Specific
Water Quality Management Plan (WQMP), conditions of approval,
or grading/building permit conditions; and
d. Demonstrate that an adequate number of copies of the approved
Final Project -Specific WQMP are available for the future owners
(where applicable).
DRAINAGE
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ENG 33. 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 34. 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.
ENG 35, The project is subject to flood control and drainage implementation fees.
The acreage drainage fee at the present time is $10,311.99 per acre in
accordance with Resolution No. 15189. Fees shall be paid prior to
issuance of a building permit.
GENERAL
ENG 36. Any utility trenches or other excavations within existing asphalt concrete
pavement of off -site streets required by the proposed development shall
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be backfilled and repaired in accordance with City of Palm Springs
Standard Drawing No. 115.
ENG 37. All proposed utility lines shall be installed underground.
ENG 38. 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 39. 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 40. 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 41. 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 42. 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
ENG 43. The existing parcels identified as Parcel 1 of Parcel Map 8779, Map Book
58, Page 89, and Parcel 1 of Parcel Map 15814, Map Book 83, Page 62,
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
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ENG 44. 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 45. 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 46. 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 47. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
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 2022 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.
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. 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
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access walkway leading from fire apparatus access roads to exterior
openings shall be provided when required by the fire code official.
FID 5. 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
FID 6. Private Fire Hydrants: Additional private hydrants may be required.
FID 7. 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 Strobeswitch TM, 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 114 inch) when required by the
fire code official.
FID 8. 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 9. 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 10. 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.
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Case EOT-2024-0003 Page 19
FID 11. 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.
FID 12. 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.
FID 13. Address: Shall provide 12" addresses for this structure and show location
on plans.
FID 14. Fire Extinguishers: Shall install 2A10BC fire extinguishers every 75'
inside the office space.
FID 15. Fire Inspection: Shall call fire for a fire inspection prior to opening
business at 760-323-8181.
END OF CONDITIONS
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