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HomeMy WebLinkAbout2025-07-22 - PC Resolution #6982 - 1784 Holdings - PS Mini StorageRESOLUTION NO. 6982 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, ADOPTING A CATEGORICAL EXEMPTION PER CEQA GUIDELINES; AND APPROVING A TENTATIVE PARCEL MAP (#39222) FOR A TWO COMMERCIAL CONDOMINIUM LOT SUBDIVISION; A MAJOR DEVELOPMENT PERMIT APPLICATION TO CONSTRUCT A 90,468-SQUAFE FOOT MINI -WAREHOUSE BUILDING LOCATED AT THE SOUTHEAST CORNER OF NORTH GENE AUTRY TRAIL AND DISTRICT CENTER DRIVE, ZONE M-1-P. (CASES STM 2025- 0004 & DP 2025-0002) THE PLANNING COMMISSION FINDS AND DETERMINES AS FOLLOWS: A. Grit Development, Owner, and 1784 Holdings, LLC, Applicant, (DBA: Palm Springs Mini -Storage) (collectively, "Applicant") filed a Tentative Parcel Map and Development Permit Applications, (Cases STM 2025-0004 & DP 2025-0002), with the City of Palm Springs Planning Department, pursuant to Section 66474 of the Subdivision Map Act and Section 94.04.01 (Development Review) of the Zoning Ordinance for a one lot parcel resulting in two commercial condominium lots with one lot for future development and the remaining lot for the construction of a new 90,468-square foot mini -warehouse building and adjacent RV parking lot located at the southeast corner of North Gene Autry Trail and District Center Drive, Zone M-1- P. (APNs 677-540-034,-035,-020) B. On June 12, 2025 the project was reviewed by the Riverside County Airport Land Use Commission and the project was found to be consistent with the Compatibility Plan with conditions as enumerated in the attached Exhibit B. C. On July 22, 2025, a public hearing was held on the application to consider Cases STM 2025-0004 & DP 2025-0002 was held by the Planning Commission in accordance with applicable law. D. The proposed project is considered a "project" pursuant to the terms of the California Environmental Quality Act ("CEQA") and has been determined to be categorically exempt Class 32 "in -Fill" for CEQA purposes. The proposed project is consistent with the General Plan and zoning designations; is less than 5-acres in size; has no effect on habitat for endangered, threatened, or rare species; will not result in increased traffic; and is adequately served by existing utilities. E. The Planning Commission has 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. Planning Commission Resolution No. 6982 Cases STM 2025-0004 & DP 2025-0002 July 22, 2025 Page 2 of 8 F. Pursuant to the California Subdivision Map Act Section 66474, the Planning Commission finds: 1. The proposed Tentative Tract Map or Tentative Parcel Map is consistent with all applicable general and specific plans. The Tentative Parcel Map (39222) is intended to merge three (3) existing lots into one (1) single ground parcel with two (2) commercial condominium airspace units. The total overall area is 4.46-acres with the north parcel to be 1.28-acres and the south parcel at 3.18-acres and is consistent with the General Plan designation of Industrial (IND). The Industrial (IND) land use typically includes warehouses, research and development parks, light manufacturing, laboratories, and industrial services. The approval of the TPM will allow for the development of a 2-story climate controlled mini -storage warehouse building equaling 90,468-square feet with outdoor parking area for forty-one (41) RV/Boat storage spaces to the south of the main structure and the north parcel to be developed in the future with a use consistent with the General Plan and M-1-P zoning. Specific goals and policies of the IND include: Goal LU3 Attract and retain high -quality industrial and business park development. LU3.1 Encourage well planned research and development areas and business parks that contain coordinated design guidelines and enhanced amenities. LU3.2 Promote opportunities for expansion and revitalization of industrial uses within the City. LU3.7 Continue to work with the Chamber of Commerce and other business promotion groups within the City to attract new industrial businesses to Palm Springs. The vacant site has development potential to meet the stated goals above and the finding has been met. 2. The design and improvements of the proposed Tentative Parcel Map are consistent with the zone in which the property is located. The subject 4.46-acre parcel is currently zoned M-1-P (Light Industrial) which typically includes areas for industrial development with uses confined to those administrative, wholesaling, warehousing and light manufacturing activities that can be carried on in an unobtrusive manner. The approval of the TPM will allow for two (2) commercial condominium parcels development of a mini -storage facility and one parcel for future development consistent with the M-1-P zone. Any new project must be consistent with underlying zoning and General Plan Land Use designation and Planning Commission Resolution No. 6982 Cases STM 2025-0004 & DP 2025-0002 July 22, 2025 Page 3 of 8 continue through the required entitlement process reviewed by the Planning Commission and the finding has been met. 3. The site is physically suited for this type of development The parcel is physically suited for the TPM as it is currently undeveloped and vacant and contains native scrub brush and other plantings. The 4.46-acre vacant parcel located along a Major Throughfare is designated for industrial future development. The vacant lot is relatively flat with a gentle slope downward from north to south. The two condominium parcels created will each be adequate in size to accommodate future uses that would be consistent with the Industrial land use. Access will be via District Center Drive which is a fully improved street with curb, gutter and sidewalk. The proposed conditions of approval will address all required site modifications consistent with City Standards and will assure safe access to any future development and the finding has been met. 4. The site is physically suited for the proposed density of development. The Tentative Parcel Map for the future construction of a 90,468-square foot mini - storage warehouse with M-1-P zoning allows for a 0.50 FAR for a stand-alone industrial use. The proposed construction will result in a 0.46 FAR which is under the approved density. The approval of the TPM will allow the vacant property to be developed in a manner that is consistent with the Industrial land use and meets all the development standards of the M-1-P zone and the finding has been met. 5. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The subject site is a flat ungraded lot with native vegetation. The TPM project has been determined to be Categorically Exempt as a Class 32 "In -Fill" for CEQA purposes. The proposed project is consistent with the General Plan and zoning designations; is less than 5-acres in size; has no effect on habitat for endangered, threatened, or rare species; will not result in increased traffic; and is adequately served by existing utilities and the finding has been met. 6. The design of the subdivision or type of improvements is not likely to cause serious public health problems. Any development of the site would be consistent with Section 94.04 of the Palm Springs Zoning Code requiring further review by the Planning Commission and Architectural Review Committee for proposed building elevations, site and landscape plans. Any future development will be designed in a way that meets and exceeds City Standards and will include connections to all public utilities including water and sewer systems. The development will have appropriately designed and constructed streets Planning Commission Resolution No. 6982 Cases STM 2025-0004 & DP 2025-0002 July 22, 2025 Page 4 of 8 and internal private driveways built to City standards providing ingress/egress and the finding has been met. 7. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision The Tentative Parcel Map shows several easements granted to the City of Palm Springs along N. Gene Autry Trail and District Center Drive for the purpose of providing access to utilities. These easements will remain and do not affect the merging of the existing three (3) lots into one (1) parcel. Any proposed development will need to take into consideration the location of these easements and the propose development does not encroach or invalidate these easements, and the finding has been met. G. Pursuant to the Section 94.04.01 (D) Development Permit, of the Palm Springs Zoning Code, the Planning Commission finds: 1. The proposed project is consistent with the General Plan and any applicable specific plan; The proposed development of a 90,468-square foot mini -storage building and adjacent RV/Boat storage lot is consistent with the General Plan designation of Industrial (IND). The Industrial (IND) land use typically includes warehouses, research and development parks, light manufacturing, laboratories, and industrial services. The approval of the Development Pemit will allow for the development of a 2-story climate controlled mini -storage warehouse building equaling 90,468-square feet with outdoor parking area for forty-one (41) RV/Boat storage spaces to the south of the main structure and the north parcel to be developed in the future with a use consistent with the General Plan and M-1-P zoning. Specific goals and policies of the IND include: Goal LU3 Attract and retain high -quality industrial and business park development. LU3.1 Encourage well planned research and development areas and business parks that contain coordinated design guidelines and enhanced amenities. LU3.2 Promote opportunities for expansion and revitalization of industrial uses within the City. LU3.7 Continue to work with the Chamber of Commerce and other business promotion groups within the City to attract new industrial businesses to Palm Springs. The vacant site has development potential to meet the stated goals above and the finding has been met. Planning Commission Resolution No. 6982 Cases STM 2025-0004 & DP 2025-0002 July 22, 2025 Page 5 of 8 2. The proposed uses are in conformance to the uses permitted in the zone district where the site is located, and are not detrimental to adjacent properties or residents; The parcel is currently zoned M-1-P (Industrial) and the proposed mini -storage warehouse is by -right and in conformance to the uses permitted in the zone, pursuant to Section 92.16.03 subject to the property development standards. The subject parcel is in an established industrial park adjacent to the PSUSD Administrative Center and across the street from the Airport and the proposed use will not be detrimental to adjacent properties and the finding has been met. 3. The proposed project is in conformance to the property development standards for the zone district where the site is located; The site plan for the vacant lot will comprise of a 90,468-square-foot mini -storage warehouse and a 41 space RV/Boat storage parking lot that is fully screened by an eight (8) foot tall masonry block wall. The remaining condominium parcel at the north end of the larger parcel will be set aside for future development meeting the requirements of the M-1-P zone. The proposed plan conforms to the development standards for the zone and allows the vacant lot to be developed to its near maximum density. 4. The proposed height and massing of the project is consistent with applicable standards and compatible with adjacent development; The proposed 2-story 90,468-square foot building is similar in size and scale to the adjacent PSUSD across the street to the east. Other adjacent lots are currently vacant. The proposed new building will have a maximum height of twenty-eight (28) feet and be thirty (30) feet at the architectural enhanced corners which are within the limits of the M-1-P zone requirements. The internal floor plan shows multiple sized storage units and accessed by elevators and stairwells. A leasing office, duel loading and unloading docks and restrooms are provided on the first level. The massing and building heights are of good composition and will be consistent with existing buildings in compliance with the M-1-P development standards and the finding has been met. 5. The proposed setbacks and placement of the building are consistent with applicable standards and consistent with setbacks of adjacent buildings; The proposed building will have a twenty-nine (29) foot front yard setback from N. Gene Autry Trail with a side of two hundred twenty (220) foot for north and south and a fifty-eight (58) foot setback from District Center Drive consistent with M-1-P zone development standards. The placement of the new building at the center of the Planning Commission Resolution No. 6982 Cases STM 2025-0004 & DP 2025-0002 July 22, 2025 Page 6 of 8 parcel with the RV/Boat parking lot to the south allows for truck, auto and pedestrian circulation and the finding has been met. 6 The site for the proposed project has adequate access to streets and highways properly 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; Access to the site will be from District Center Drive with one (1) main driveway near the center of the lot providing ingress/egress to the mini -storage building. An internal driveway will allow moving vehicles to pull directly into a loading/unloading dock internal to the building. The driveway also leads to the RV/Boat storage lot at the south end of the parcel and the finding has been met. 7. On -site circulation conforms to minimum standards, and accommodations are made for safe on -site pedestrian circulation; The proposed site plan places the new building in the middle of the vacant lot with required parking for mini -storage patrons adjacent to the entry point. Access to the site will be off District Center Drive with one (1) main driveway near the center of the lot providing ingress/egress to the mini -storage building. The driveway also leads to the RV/Boat storage lot at the south end of the parcel. The surrounding streets are fully developed with sidewalks on all three sides. A clear path of travel for ADA access is shown on the site plan and will be safe for all pedestrians as they will have access to the building from the parking lot and will not be in conflict with truck traffic and the finding has been met. 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 proposed landscape plan shows plantings along N. Gene Autry Trail, District Center Drive, and the south property lot line. The drawing shows the use of Ironwood, Palo Verde, and Mesquite as shade trees. Other low shrubs such as Agave, Lantana, Texas Sage, and Yellow Bells are proposed. Staff is recommending that the additional shade trees at 36-inch box size be planted along N. Gene Autry Trail. The perimeter wall of the RV storage lot is a long street edge and increased number and sizes of landscaping will help soften the streetscape. The wall along the south property line will be visible as you drive north on N. Gene Autry Trail and the row of Velvet Mesquite trees will improve the view until such time as the adjacent property develops. The perimeter wall will be Planning Commission Resolution No. 6982 Cases STM 2025-0004 & DP 2025-0002 July 22, 2025 Page 7 of 8 eight (8) feet tall and be constructed of CMU split face block in a color named "Auburn" with horizontal stripe in "Pewter". The wall will be recessed every twenty-five (25) feet to stagger its massing and break up the repetitiveness. Stormwater retention will be underground located in the RV parking area and the on -site washing station will be contained on site. 9. Public infrastructure, such as water, sewer, and similar utilities, is adequate to serve the proposed project, The project is considered an in -fill development. There is adequate public infrastructure for the proposed project, including water from Desert Water Agency (DWA). All site water and sewer will be connected to City services and electricity from Southern California Edison. Therefore, the project will be served by existing public infrastructure. 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, Categorically Exempt as a Class 32 "In -Fill" for CEQA purposes. The proposed project is consistent with the General Plan and zoning designations; is less than 5- acres in size; has no effect on habitat for endangered, threatened, or rare species; will not result in increased traffic; and is adequately served by existing utilities and the finding has been met. 11. The proposed project has no unacceptable adverse effects on public welfare, health or safety. The proposed 90,468-square foot building and site improvements will not have an adverse effect on public welfare, health or safety. The development will be required to be constructed with proper permits from the Building Department and require a final inspection from the Building staff prior to occupancy. THE PLANNING COMMISSION RESOLVES: Based upon the foregoing, the Planning Commission hereby approves Cases STM 2025-0004 & DP 2025-0003 for Tentative Parcel Map 39222 for a one lot subdivision for condominium purposed and Development Permit for the construction of a 90,468 square foot mini -warehouse building at the southeast corner of North Gene Autry Trail and District Center Drive subject to the conditions of approval attached herein as Exhibit A Planning Commission Resolution No. 6982 Cases STM 2025-0004 & DP 2025-0002 July 22, 2025 Page 8 of 8 ADOPTED this 22"d day of July 2025. AYES: ROTTMAN, MILLER, WEREMIUK, AYLAIAN, BAKER, MORRILL NOES: ABSENT: MURPHY ABSTAIN: ATTEST: l''( e � — �( Chris Hadwin, AICP Director of Planning Services. L CITY OF PALM SPRINGS, CALIFORNIA RESOLUTION NO.6982 CONDITIONS OF APPROVAL ATTACHMENT A Case # STM 2025-0004 Tentative Parcel Map #39222 and DP 2025-0002 Major Development Permit Grit Development, (Owner) and 1784 Holdings, LLC (Applicant) DBA: Palm Spring Mini -Warehouse Southeast corner of North Gene Autry Trail and District Center Drive (APNs 677-540-034,-035,-020) July 22, 2025 Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning, the Building Official, 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 Cases STM 2025-0004 and DP 2025-0002; except as modified with the approved Mitigation Monitoring Program and the conditions below; ADM 2. Reference Documents. The site shall be developed and maintained in accordance with the approved plans, including site plans, and grading on file in the Planning Department except as approved with conditions below. ADM 3. Conform to all Codes and Re-gulations. 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 Cases STM 2025-0004 and DP 2025-0002. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse 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, wails, 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 Development Permit 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 2.05.00. The appeal period for Conditional Use Permit application is 15 calendar days from the date of the project approval. Permits will not be issued until the appeal period has concluded. PROJECT SPECIFIC CONDITIONS: PLANNING DEPARTMENT: PLN 1. Outdoor Liahting Conformance. Exterior lighting plans, including a photometric site plan showing the project's conformance with Section 93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning ordinance, shall be submitted for approval by the Department of Planning prior to issuance of a building permit. Manufacturer's cut sheets of all exterior lighting on the building and in the landscaping shall be included. If lights are proposed to be mounted on buildings, down -lights shall be utilized. No lighting of hillsides is permitted. PLN 2. Water Efficient Landscaping Conformance. The project is subject to the Water Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs Municipal Code and all other water efficient landscape ordinances. The applicant shall submit a landscape and irrigation plan to the Director of Planning for review and approval prior to the issuance of a building permit. Landscape plans shall be wet stamped and approved by the Riverside County Agricultural Commissioner's Office prior to submittal. Prior to submittal to the City, landscape plans shall also be certified by the local water agency that they are in conformance with the water agency's and the State's Water Efficient Landscape Ordinances. Conditions imposed by the Planning Commission PLN 3. Architecture includes more articulation and other elements to break up the long building walls, clear vision window glass on corner elements, perimeter wall to have larger off -sets and better design. PLN 4. Landscape plan to be revised with different tree species, trees to be 36" box, RV parking to have islands with shade trees to help with heat island effect. PLN 5. Study location of building signage relative to proposed landscape placement. BUILDING DEPARTMENT: The applicant shall obtain permits for all construction involved with the site ENGINEERING DEPARTMENT: 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. Applicant shall obtain State permits and approval of plans for any work done on State Highway 111. A copy of an approved Caltrans encroachment permit shall be provided to the City Engineer prior to the issuance of any grading or building permits if there is any work being done in the public right-of-way on State Highway 111. GENE AUTRY TRAIL (HIGHWAY 111) ENG 2. All broken or off grade street improvements along the project frontage shall be repaired or replaced. DISTRICT CENTER DRIVE ENG 3. Construct a 35' feet wide and a 24' feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 205. ENG 4. All broken or off grade street improvements along the project frontage shall be repaired or replaced. ON -SITE ENG 5. The minimum pavement section for all on -site pavement (drive aisles, parking spaces) 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 6. On -site drive aisles and parking lot shall be constructed with curbs, gutters, and cross -gutters, as necessary to accept and convey street surface drainage of the on -site streets to the on -site drainage system, in accordance with applicable City standards. SANITARY SEWER ENG 7. All sanitary facilities shall be connected to the public sewer system New laterals shall not be connected at manholes. Subject to Caltrans encroachment permit. GRADING ENG 8. 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 4 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 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 9. 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- THPOeaguacaliente.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 10. 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 after issuance of Grading Permit, and immediately prior to commencement of grading operations. 5 ENG 11. 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 12. 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 13. 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 14. In accordance with City of Palm Springs Municipal Code, Section 8.50.022 (h), the applicant shall post with the City a cash bond of two thousand dollars ($2,000.00) per disturbed acre (if there is disturbance of 5,000 square feet or more) at the time of issuance of grading permit for mitigation measures for erosion/blowsand relating to this property and development. ENG 15. 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. ENG 16. The applicant shall provide Grading Certification for all building (or structure) pads in conformance with the approved grading plan to the Engineering Services Department for review and approval. ENG 17. 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 6 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.Oran@cdfa.ca.gov. ENG 18. Prior to issuance of grading permit, the applicant shall provide verification to the City that the Tribal Habitat Conservation Plan (THCP) fee has been paid to the Agua Caliente Band of Cahuilla Indians in accordance with the THCP. WATER QUALITY MANAGEMENT PLAN ENG 19. 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 20. A Final Project -Specific Water Quality Management Plan (WQMP) shall be submitted to and approved by the City Engineer prior to issuance of a grading or building permit. The WQMP shall address the implementation of operational Best Management Practices (BMP's) necessary to accommodate nuisance water and storm water runoff from within the underground parking garage and the on -site private drive aisles. Direct release of nuisance water to adjacent public streets is prohibited. Construction of operational BMP's shall be incorporated into the Precise Grading and Paving Plan. ENG 21. Prior to issuance of any grading or building permits, the property owner shall record a "Covenant and Agreement" with the County -Clerk Recorder or other instrument on a standardized form to inform future property owners of the requirement to implement the approved Final Project - Specific Water Quality Management Plan (WQMP). Other alternative instruments for requiring implementation of the approved Final Project - Specific WQMP include: requiring the implementation of the Final Project - Specific WQMP in Home Owners Association or Property Owner Association Covenants, Conditions, and Restrictions (CC&Rs); formation of Landscape, Lighting and Maintenance Districts, Assessment Districts or Community Service Areas responsible for implementing the Final Project - Specific WQMP; or equivalent. Alternative instruments must be approved by the City Engineer prior to issuance of any grading or building permits. DRAINAGE ENG 22. 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 23. The project is subject to flood The acreage drainage fee at accordance with Resolution issuance of a building permit. GENERAL control and drainage implementation fees. the present time is $ 4608.16 per acre in No. 15189. Fees shall be paid prior to ENG 24. Any utility trenches or other excavations within existing asphalt concrete pavement of off -site streets required by the proposed development shall be backhlled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. The developer shall be responsible for removing, grinding, paving and/or overlaying existing asphalt concrete pavement of off -site streets as required by and at the discretion of the City Engineer, including additional pavement repairs to pavement repairs made by utility companies for utilities installed for the benefit of the proposed development (i.e. Desert Water Agency, Southern California Edison, Southern California Gas Company, Time Warner, Verizon, Mission Springs Water District, etc.). Multiple excavations, trenches, and other street cuts within existing asphalt concrete pavement of off -site streets required by the proposed development may require complete grinding and asphalt concrete overlay of the affected off -site streets, at the discretion of the City Engineer. The pavement condition of the existing off -site streets shall be returned to a condition equal to or better than existed prior to construction of the proposed development. ENG 25. All proposed utility lines shall be installed underground. ENG 26. 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 27. 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 28. 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 29. 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 30. 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 31. In accordance with Government Code 66426 (c), an application for a Tentative Parcel Map shall be submitted to the Planning Department if the subject property is proposed to be subdivided for purposes of sale, lease, or financing of commercial parcels. No building permit shall be issued until a Final Map for condominium purposes has been approved by the City Council ENG 32. A Parcel Map shall be prepared by a California registered Land Surveyor or qualified Civil Engineer and submitted to the Engineering Services Department for review and approval. A Title Report prepared for subdivision guarantee for the subject property, the traverse closures for the existing parcel and all lots created therefrom, and copies of record documents shall be submitted with the Parcel Map to the Engineering Services Department as part of the review of the Map. The Parcel Map shall be approved by the City Council prior to issuance of building permits. TRAFFIC ENG 33. Applicant shall obtain written confirmation from the California Department of Transportation (Caltrans) indicating if the project is or is not subject to any traffic studies or mitigation. The applicant shall submit written confirmation to the City Engineer that all required studies or mitigation requirements by Caltrans have been met. ENG 34. 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 35. All damaged, destroyed, or modified pavement legends, traffic control devices, signing, striping, and street lights, associated with the proposed development shall be replaced as required by Caltrans prior to issuance of a Certificate of Occupancy. ENG 36. 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 37. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. L FIRE DEPARTMENT: Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Fire Marshal. 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. FID 3 Conditions of Approval — "Conditions of Approval" received from the Palm Springs Planning Department must be submitted with each plan set. Failure to submit will result in a delay of plan approval. FID 4 Plans and Permits (CFC 105.1): Permits and scaled drawings are required for this project. Plan reviews can take up to 20 working days. Submit a minimum of three (3) sets of drawings for review. Upon approval, the Fire Prevention Bureau will retain one set. Plans shall be submitted to: City of Palm Springs Building and Safety Department 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Counter Hours: 8:00 AM — 6:00 PM, Monday — Thursday A deposit for Plan Check and Inspection Fees is required at the time of Plan Submittal. These fees are established by Resolution of the Palm Springs City Council. Complete listings and manufacturer's technical data sheets for all system materials shall be included with plan submittals. All system materials shall be UL listed or FM approved for fire protection service and approved by the Fire Prevention Bureau prior to installation. 11 Plans shall include all necessary engineering features, including all hydraulic reference nodes, pipe lengths and pipe diameters as required by the appropriate codes and standards. Plans and supporting data, (calculations and manufacturers technical data sheets) including fire flow data, shall be submitted with each plan submittal. Complete and accurate legends for all symbols and abbreviations shall be provided on the plans. FID 5 Access During Construction (CFC 503): Access for firefighting equipment shall be provided to the immediate job site at the start of construction and maintained until all construction is complete. Fire apparatus access roads shall have an unobstructed width of not less than 24 feet and an unobstructed vertical clearance of not less than 13'-6". Fire Department access roads shall have an all-weather driving surface and support a minimum weight of 73,000 lbs. FID 6 Required access (CFC 504.1): Exterior doors and openings required by this code or the California Building Code shall be maintained readily accessible for emergency access by the fire department. An approved access walkway leading from fire apparatus access roads to exterior openings shall be provided when required by the fire code official. FID 7 Construction Safety Plan: The construction safety plan is going to be something little different but will include hot work requirements and will need to include the following: Site safety plans shall include the following as applicable: • Name and contact information of site safety director. • Documentation of the training of the site safety director and fire watch personnel. • Procedures for reporting emergencies. • Fife department vehicle access routes. • Location of fire protection equipment, including portable fire extinguishers, standpipes, fire department connections and fire hydrants. • Smoking and cooking policies, designated areas to be used where approved, and signage locations in accordance with Section 3305.8. • Location and safety considerations for temporary heating equipment. • Hot work permit plan. • Plans for control of combustible waste material. • Locations and methods for storage and use of flammable and combustible liquids and other hazardous materials. IL . Provisions for site security. 12 Changes that affect this plan. • Other site -specific information 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 NFPA 13 Fire Sprinkler Systems Required: An automatic fire sprinkler system is required. Only a C-16 licensed fire sprinkler contractor shall perform system design and installation. System to be designed and installed in accordance with NFPA standard 13, 2016 Editions, as modified by local ordinance. Fire pumps maybe also be required due to the size of the building. FID 11 Fire Alarm Systems Required: An automatic or manual fire alarm system is required. Only a C-10 licensed fire alarm contractor shall perform system design and installation. System to be designed and installed in accordance with NFPA standard 72, 2016 editions, as modified by local ordinance. FID 12 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. FID 13 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 14 Designated Fire Lanes: in private developments shall be not less than 26 feet wide due to the buildings height (curb face to curb face) with no parking on either side and shall be identified as afire lanes with red curb, stating in white lettering " NO PARKING FIRE LANE", or by approved signage, or by both red curb with lettering and signage. FID 15 Fire Department Access Roads/Driveways: Shall be {provided so that no portion of the exterior wall of the first floor of any building will be more than 150 feet from such roads. FID 16 Private Fire Hydrants: Additional private hydrants may be required. END OF CONDITIONS 14 RESOLUTION NO.6982 CONDITIONS OF APPROVAL ATTACHMENT B Case # STM 2025-0004 Tentative Parcel Map #39222 and DP 2025-0002 Major Development Permit Grit Development, (Owner) and 1784 Holdings, LLC (Applicant) DBA: Palm Spring Mini -Warehouse Southeast corner of North Gene Autry Trail and District Center Drive (APNs 677-540-034,-035,-020) July 22, 2025 RIVERSIDE COUNTY AIRPORT LAND USE COMMISSION CONDTIONS: On June 12, 2025, the Riverside County Airport Land Use Commission (ALUC) found City of Palm Springs Case Nos. DP-2025-0002 (Development Plan Review), STM-2025-0004 (Tentative Tract Map), AR-2025-0030 (Architectural Review), a proposal to construct a two-story 90,468 square foot self -storage building, and RV parking lot on 4.46-acres total, located easterly of N Gene Autry Trail and westerly of District Center Drive, there is no development proposed on Parcel 2 at this time, and also proposes splitting 4.46-acres into two separate parcels CONSISTENT with the 2005 Palm Springs International Airport Land Use Compatibility Plan, subject to the conditions listed below: CONDITIONS: 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. 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, 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. 3. The attached "Notice of Airport in Vicinity" shall be provided to all prospective purchasers and occupants of the property. 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. 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. 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. 6. Noise attenuation measures shall be incorporated into the design of the office areas of the building, to the extent such measures are necessary to ensure that interior noise levels from aircraft operations are at or below 45 CNEL. 7. The project has been evaluated to construct a two-story 90,468 square foot self -storage building, and RV parking lot on 4.46-acres total. Any increase in building area, change in use to any higher intensity use, change in building location, or modification of the tentative parcel map lot lines and areas will require an amended review to evaluate consistency with the ALUCP compatibility criteria, at the discretion of the ALUC Director. 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 March Air Reserve Base. The following conditions were added at the June 12, 2025 ALUC hearing. 9. The Federal Aviation Administration has conducted aeronautical studies of the proposed project (Aeronautical Study Nos. (2025-AWP-5615-OE to 2025-AWP- 5618-OE) and has determined that neither marking nor lighting of the structure 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. 10. The proposed buildings and site elevations shall not exceed the heights identified in the aeronautical studies. L 11. 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. 12. Temporary construction equipment used during actual construction of the structure(s) shall not exceed the structure heights and site elevations as identified in the aeronautical studies, unless separate notice is provided to the Federal Aviation Administration through the Form 7460-1 process. 13. Within five (5) days after construction of the proposed building 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 e- 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 a decision is made not to construct the applicable structure. END OF CONDITIONS L