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HomeMy WebLinkAboutPC Resolution _5047- Case 5.1021 PD 303 TTM 32826RESOLUTION NO. 5047 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE CASE NUMBER 5.1021, PLANNED DEVELOPMENT DISTRICT 303, TENTATIVE TRACT MAP 32826, AND ARCHITECTURAL DESIGN, FOR MATTHEW PLACE, A GATED RESIDENTIAL CONDOMINIUM DEVELOPMENT WITH 58 RESIDENTIAL UNITS, COMMON AREAS, AND ASSOCIATED FLOOD CONTROL AND SITE IMPROVEMENTS, ALONG WITH A CONSERVATION AREA, ON A 9.9-ACRE PARCEL LOCATED ON THE SOUTH SIDE OF MATTHEW DRIVE AT LINDEN DRIVE, SECTION 30. WHEREAS, Matthew Drive Place, LLC (the "Applicant") has filed an application with the City pursuant to Section 94.03.00 (E) of the Palm Springs Zoning Code, for the establishment and development of Planned Development District 303; and WHEREAS, Matthew Drive Place, LLC (the "Applicant") has filed an application with the City pursuant to Section 9.62.010 of the Palm Springs Municipal Code, for Tentative Tract Map 32826; and WHEREAS, notice of public hearing of the Planning Commission of the City of Palm Springs to consider Case Number 5.1021, consisting of Planned Development District 303, Tentative Tract Map 32826, and project architectural approval was given in accordance with applicable law; and WHEREAS, on December 28, 2005, a public hearing on the application for project was held by the Planning Commission in accordance with applicable law; and WHEREAS, the proposed project is considered a "project" pursuant to the terms of the California Environmental Quality Act ("CEQA"), and an Environmental Assessment has been prepared for this project and has been distributed for public review and comment in accordance with CEQA; and WHEREAS, pursuant to Section 66412.3 of the Subdivision Map Act, the Planning Commission has considered the effect of the proposed project on the housing needs of the region, and has balanced these needs against the public service needs of residents and available fiscal and environmental resources; and WHEREAS, the Planning Commission has carefully reviewed and considered all of the evidence presented in connection with the meeting on the project, including but not limited to the staff report, and all written and oral testimony presented. (7 THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS: Section 1: A Mitigated Negative Declaration (MND) has been completed in compliance with CEQA, the State CEQA Guidelines, and the City's CEQA Guidelines. The Planning Commission finds that with the incorporation of proposed mitigation measures, potentially significant environmental impacts resulting from this project will be reduced to a level of insignificance and therefore recommends that the City Council adopt a Mitigated Negative Declaration for the project. The Planning Commission has independently reviewed and considered the information contained in the MND prior to its review of this Project and the MND reflects the Planning Commission's independent judgment and analysis. Section 2: Pursuant to Section 94.03.00 (E) of the Palm Springs Zoning Code, the Planning Commission makes the following findings: a. The proposed planned development is consistent and in conformity with the general plan pursuant to Sections 94.07.00 (A)(1) and 94.02.00 (A)(4) of the Palm Springs Zoning Code. The proposed planned development is consistent with the goals and objectives of the M-15 Medium -Density Residential, General Plan designation which governs the subject property as well as the properties adjacent to the west side of the subject site. General Plan Objective 3.6b is to provide for the development of between twelve and fifteen dwelling units per acre for the M-15 designation. The overall density of the proposed development is approximately six dwelling units per acre, although the site is heavily constrained by steep slopes, drainage ways, and the need to detain on -site run- off. Per Objective 3.6b, appropriate residential development includes a residential development ranging from single-family homes to garden apartments and multiple -family structures. General Plan Policies 3.6.1.a-d further set forth design standards of providing at least one covered parking space per unit, of designing common space that is usable by residents, of providing entry identities for units, and of avoiding box -like appearances. The proposed project consists of condominium units that are consistent with these policies because there are two covered parking spaces per unit, because individual units have private yards, because units have individualized entries within clustered motor courts, and because the units have articulated exterior elevations with numerous corners and no long wall expanses. The proposed project is also consistent with Policy 3,6.2 in that the proposed height is 24 feet. The proposed project is also consistent with Hillside Policy 5.4.4(b) because development is not proposed on the steeper southeast portions of the property. 0 b. The subject property is suitable for the uses permitted in the proposed planned development district, in terms of access, size of parcel, relationship to similar or related uses, and other relevant considerations. The portion of the property proposed for development contains approximately seven acres with an overall slope of less than three percent. The proposed development area abuts Matthew Drive, a public street, and all utilities are present at the street. The rear part of the proposed development abuts steeply sloped lands that are unlikely to be developed. C. The proposed establishment of the planned development district is necessary and proper, and is not likely to be detrimental to adjacent property or residents. A planned development district is necessary to accommodate the proposed type of residential incorporating two-story structures adjacent to an R-1-A-H zone and flexible garage, tandem garage, and carport parking. This is a proper utilization of the planned development district mechanism, and is not likely to be detrimental to adjacent properties or residents because the R-1-A-H zone shares only about 200 feet of property line with the proposed project site, and the adjacent property with that zoning consists of steep slopes unsuitable for further development and a large existing garage, so that it is unlikely that there would be future development with which the proposed project would be incompatible with regard to height. The tandem parking garages apply to only seventeen of the 58 proposed units, and future project marketing could target purchasers whose needs are consistent with this approach. The standard of providing two covered parking spaces per unit rather than providing parking spaces based on the number of bedrooms, which would result in providing between 1.0 and 2.25 spaces per unit, is also consistent with a smaller, gated community such as is proposed with this project. Finally, the use of a motor court type of design with seven units provides greater flexibility than conventional R-2 zone standards, and reduces box- like designs per General Plan Policies 3.6.1.d. Section 3: Pursuant to Section 66474 of the Subdivision Map Act, the Planning Commission makes the following findings: a. The proposed Tentative Tract Map is consistent with all applicable general and specific plans. The proposed Tentative Tract Map is consistent with the goals and objectives of the M-15 Medium -Density Residential, General Plan designation which governs the subject property as well as the properties adjacent to the west side of the subject site. General Plan Objective 3.6b is to provide for the development of between twelve and fifteen dwelling units per acre for the M-15 designation. The overall density of the proposed development is approximately six dwelling units per acre, although the site is heavily constrained by steep slopes, drainage ways, and the need to detain on -site run-off. Per Objective 3.6b, appropriate residential development includes a residential development ranging from single-family homes to garden apartments and multiple -family structures. The proposed project is also consistent with Hillside Policy 5.4.4(b) because development is not proposed on the steeper southeast portions of the property. b. The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. The proposed project design and improvements are consistent with the underlying R-2 zone in which the property is located. Development standards proposed as part of the planned development district provide flexibility in design details related to on -site parking, building arrangement, and building height. The proposed project differs from standard regulations only in regard to the height of buildings within 150 feet of a single-family zone, provision of per -unit rather than per - bedroom parking for a condominium project, and the use of short motor court clusters instead of larger buildings containing units. These differences provide design flexibility in providing the multiple -family housing type envisioned for the R-2 zone. c. The site is physically suited for this type of development. Although the project site includes areas with steep slopes and drainage ways, the project proposes development only on that portion of the site is nearly level and is out of the drainage way. The site contains approximately seven acres that have maximum slopes of approximately 1.5 percent, and contain an adequate developable area that are separated from ravines and steep slopes on the subject property. d. The site is physically suited for the proposed density of development. The proposed seven -acre development area of project site can accommodate 58 condominium units without significant grading, the site abuts an improved public street with existing utilities, and the site is in an area allowing access to major thoroughfares. 0 Ee e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The Initial Study prepared for the project determined that with implementation of proposed mitigation measures, any environmental impacts regarding project construction effects on air quality, animal life, potential archaeological resources, geologic conditions, hydrology and water quality, and construction noise will be reduced to a level that is less than significant. Proposed mitigation measures include protection and conservation of wildlife habitats. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the proposed subdivision includes the provision of public water and sewer systems, a drainage design that protects the development area while providing a water quality basin, and an access system that provides an orderly system of internal driveways and motor courts. g. 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 design of the subdivision will not conflict with easements for access PO through or use of the property. The design of the subdivision accommodates the existing and proposed drainage way. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning Commission recommends that the City Council approve Case Number 5.1021, PD-303, Tentative Tract Map 32826, and project architectural review. ADOPTED this 28" day of December, 2005. AYES: 6 H utcheson/R ing lei n/Roath/Co hen/S hoenberger/H och anad el NOES: ABSENT: 1 Marantz ABSTAIN: ATTEST: CITY OF PALM SPRINGS, CALIFORNIA �-)6g.Zommisso Secretary MJ x M Case No. 5.1021 — PD-303, TTM 32826 Matthew Drive Place, LLC South Side Of Matthew Drive At Linden Drive CONDITIONS OF APPROVAL December 28, 2005 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 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. PROJECT SPECIFIC CONDITIONS Administrative The proposed development of the premises shall conform to all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and resolutions which supplement the zoning district regulations. 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 5.0866-B Tentative Tract Map 31525. 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 K Conditions of Approval Page 2 Case No. 5.1021 Tentative Tract Map 32826 to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. 3. That the property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation sidewalks, bikeways, parkways, 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. 4. The project is located in an area defined as having an impact on fish and wildlife as defined in Section 711.4 of the Fish and Game Code; therefore a fee of $1,314.00 plus an administrative fee of $50.00 shall be submitted by the applicant in the form of a money order or a cashier's check payable to the Riverside County Clerk prior to Council action on the project. This fee shall be submitted by the City to the County Clerk with the Notice of Determination. Action on this application shall not be final until such fee is paid Prior to issuance of a building permit, Fringe Toed Lizard Mitigation fees shall be submitted if required. i. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding public art. The project shall either provide public art or payment of an in lieu fee. In the case of the in -lieu fee, the fee shall be based upon the total building permit valuation as calculated pursuant to the valuation table in the Uniform Building Code, the fee being 1/2% for commercial or industrial projects, 1/4% for new residential subdivisions, or 114% for new individual single-family residential units constructed on a lot located in an existing subdivision 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 Services 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. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government Code Section 66477 (Quimby Act), all residential development shall be required to contribute to mitigate park and recreation impacts such that, prior to issuance of residential building permits, a parkland fee or dedication shall be made. Accordingly, all residential development shall be subject to parkland dedication requirements and/or park improvement fees. The parkland mitigation amount shall be based upon the cost to acquire and fully improve parkland. The applicant shall submit a property appraisal to the Planning Services Department for the purposes m Conditions of Approval Page 14 Case No. 5.1021 Tentative Tract Map 32826 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, as described in the On -Site Preliminary Hydrology Report for Tentative Tract No. 32826, prepared by Fomotor Engineering, dated January 27, 2005 (as amended). Final retention basin sizing, storm drain pipe sizing, and catch basin sizing and other specifications for construction of required on -site storm drainage improvements shall be finalized in the Hydrology Report. 28. The applicant shall be responsible for construction of all required drainage improvements, including but not limited to catch basins and storm drain lines, for drainage of on -site streets into the on -site detention basin, as described in the On -site Preliminary Hydrology Report for Tentative Tract No. 32826, prepared by Fomotor Engineering, dated January 27, 2005 (as amended). 29. The applicant shall install a drywell, or series of drywells, within the detention basin proposed in the development as necessary to collect and percolate stormwater runoff, including nuisance water, from the tributary area within the development that has drainage directed to the basin. The drywell(s) shall be appropriately sized to accommodate the expected daily nuisance water, as well as runoff from ordinary storm events (5-year storm events), unless otherwise approved by the City Engineer. Provisions shall be included in the Covenants, Conditions and Restrictions (CC&R's) for this development that require the routine maintenance of the drywell(s) by the Home Owners Association (HOA), including the right of the City to inspect and require the HOA to remove and replace the drywell(s) if they fail to function, causing stagnant water to accumulate above ground within the basin. The City shall be given the right, in the interest of the public's health, safety, and welfare, to order the removal and replacement of drywell(s) in the event the HOA is non -responsive to the City's written notice, with costs to be recovered against the HOA by the City in accordance with state and local laws and regulations. 30. The on -site storm drain system shall be privately maintained by a Home Owners Association (HOA). Provisions for maintenance of the on -site storm drain system acceptable to the City Engineer shall be included in Covenants, Conditions and Restrictions (CC&R's) required for this project. 31. A drainage easement shall be reserved across that portion of the property to be used as an on -site detention basin, limiting its use for drainage purposes in perpetuity. The easement shall be offered to the City of Palm Springs on the final map, but the easement shall be rejected, requiring maintenance of the basin by the Home Owners Association as provided by the Covenants, Conditions and Restrictions (CC&R's) required for this project. Conditions of Approval Page 15 Case No. 5.1021 Tentative Tract Map 32826 32. Submit flood control improvement plans prepared by a Registered Civil Engineer to Riverside County Flood Control & Water Conservation District (RCFC) for construction of Storm Drain Lateral 41 C, along the easterly side of this property, which will be operated and maintained by RCFC. The flood control improvement plans shall be reviewed and approved by RCFC prior to approval of a grading plan and issuance of a grading permit by the City. The proposed drainage channel shall be designed in accordance with the preliminary Hydraulic Analysis prepared by Gabel, Cook, and Associates, dated December 30, 2004. The design of Storm Drain Lateral 41 C shall reduce flows onto Matthew Drive to the pre -development volume and velocity. Release of existing flows onto Matthew Drive shall be allowed, subject to confirmation by RCFC that the pre - development volume and velocity is maintained. The Storm Drain Lateral 41 C design shall be subject to the review and approval by RCFC. 33. 34 35 The applicant shall obtain a drainage easement from the owner of the adjacent property identified as Parcel 10 of Parcel Map 16175 (recorded in Map Book 96, Page 37), and identified by Assessor's Parcel No. 681-170-026, as necessary to construct the Storm Drain Lateral 41 C improvements, as identified in the preliminary Hydraulic Analysis prepared by Gabel, Cook, and Associates, dated December 30, 2004, and as required by Riverside County Flood Control & Water Conservation District (RCFC). The easement shall be obtained prior to approval of flood control improvement plans (if required by RCFC), or prior to final map approval. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $7,522 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. The project is subject to drainage implementation fees, however, validated costs incurred by the applicant for design and construction of Storm Drain Lateral 41C may be credited toward the drainage fee otherwise due. In the event validated costs exceed the drainage implementation fee otherwise due, at the request of the applicant, the City may enter into a reimbursement agreement with the applicant for reimbursement of excess costs. Following completion and acceptance of the construction of Storm Drain Lateral 41 C by RCFC and the City Engineer, if reimbursement of excess costs is requested in writing by the applicant, the applicant shall submit a formal request for preparation of a Drainage Reimbursement Agreement and a $2,500 deposit for City staff time associated with the preparation of the Drainage Reimbursement Agreement, including City Attorney fees. The applicant shall be responsible for payment of all associated staff time and expenses necessary in the preparation and processing of the Drainage Reimbursement Agreement with the City Council, and shall submit additional deposits as necessary when requested by the City, which are included in the amount that may be reimbursed to the applicant through the Drainage Reimbursement Agreement. The Drainage K w Conditions of Approval Page 16 Case No. 5.1021 Tentative Tract Map 32826 Reimbursement Agreement is subject to the City Council's review and approval, and its approval is not guaranteed nor implied by this condition. 36. Portions of this property are identified within a 100-year flood zone, Zone AO (Depth 2), as identified by the current Federal Insurance Rate Map (FIRM). The applicant shall comply with all necessary Palm Springs Flood Hazard Ordinance requirements associated with this Flood Zone. 37. The applicant shall be required to submit an application and pertinent data to the Federal Emergency Management Agency (FEMA) for FEMA's issuance of a Conditional Letter of Map Revision (CLOMR). A complete application for the CLOMR, including payment of required FEMA application fees, shall be submitted to the City for review and approval, prior to approval of a grading plan. 38. The applicant shall be required to construct flood control improvements, as identified and approved by the Federal Emergency Management Agency (FEMA) in its issuance of a Conditional Letter of Map Revision (CLOMR), and submit the necessary documentation and application materials to FEMA for its issuance of a formal Letter of Map Revision (LOMR), which must be received by the City prior to the issuance of a Certificate of Occupancy by the City for structures within the development. GENERAL 39. Any utility trenches or other excavations within existing asphalt concrete pavement of off -site streets required by the proposed development shall be backfilled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. The applicant 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, 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. 40. All proposed utility lines shall be installed underground. 41. All existing utilities shall be shown on the grading/street plans. The existing and proposed service laterals shall be shown from the main line to the property line. K x Conditions of Approval Page 17 Case No. 5.1021 Tentative Tract Map 32826 42. Upon approval of any improvement plan by the City Engineer, the improvement plan shall be provided to the City in digital format, consisting of a DWG (AutoCAD drawing file) and DXF (AutoCAD ASCII drawing exchange file). Variation of the type and format of the digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. 43. The original improvement plans prepared for the proposed development and approved by the City Engineer shall be documented with record drawing "as - built" information and returned to the Engineering Division prior to issuance of a certificate of occupancy. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. 44. Nothing shall be constructed or planted in the corner cut-off area of any driveway which does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Code Section 93.02.00, D. 45. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk and/or curb shall have City approved deep root barriers installed per City of Palm Springs Standard Drawing No. 904. MAP 46. The Tentative Tract Map shows a proposed Lot Line Adjustment with the adjacent property identified as Parcel 3 of Parcel Map 28344 (recorded in Map Book 191, Page 6), and identified by Assessor's Parcel No. 681-170-065. The applicant shall submit an application for a Lot Line Adjustment to the Engineering Division prior to submittal of a final map for review and approval by the City Engineer. The Lot Line Adjustment shall be approved by the City and recorded prior to approval of a final map. 47. The applicant is advised that absent an approved Lot Line Adjustment between the subject property and the adjacent property, as shown on the Tentative Tract Map, the development is subject to re-evaluation by the Department of Planning Services, including, but not limited to, application for a new or revised Tentative Tract Map, and application for a new or revised Planned Development, at the discretion of the Director of Planning Services. W. A Final Map shall be prepared by a California registered Land Surveyor or qualified Civil Engineer and submitted to the Engineering Division 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 Final Map to the Engineering Division as part of the review of the Map. An application for a Lot Line Adjustment with the adjacent property, as shown on the Tentative Tract m Conditions of Approval Page 18 Case No. 5.1021 Tentative Tract Map 32826 Map, shall be submitted with the Final Map. The Final Map shall be approved by the City Council prior to issuance of building permits. A copy of draft Covenants, Conditions and Restrictions (CC&R's) shall be submitted to the City Engineer for review and approval for any restrictions related to the Engineering Division's recommendations. The CC&R's shall be provided with the first submittal of the final map, and shall be approved by the City Engineer prior to approval of the Final Map. Upon approval of a Final Map, the Final Map shall be provided to the City in G.I.S. digital format, consistent with the "Guidelines for G.I.S. Digital Submission" from the Riverside County Transportation and Land Management Agency." G.I.S. digital information shall consist of the following data: California Coordinate System, CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file); lot lines, rights -of -way, and centerlines shown as continuous lines; full map annotation consistent with annotation shown on the map; map number; and map file name. G.I.S. data format shall be provided on a CDROM/DVD containing the following: ArcGIS Geodatabase, ArcView Shapefile, Arclnfo Coverage or Exchange file (e00), DWG (AutoCAD drawing file), DGN (Microstation drawing file), and DXF (AutoCAD ASCII drawing exchange file). Variations of the type and format of G.I.S. digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. TRAFFIC Install a street name sign at the intersection of Matthew Drive and the Main Entry in accordance with City of Palm Springs Standard Drawing Nos. 620 through 625. Install a 30 inch stop sign, stop bar, and "STOP" legend for traffic exiting the development at the intersection of each exit onto Matthew Drive, in accordance with City of Palm Springs Standard Drawing Nos. 620-625. Construction signing, lighting and barricading shall be provided for on all projects as required by City Standards or as directed by the City Engineer. As a minimum, all construction signing, lighting and barricading shall be in accordance with State of California, Department of Transportation, "Manual of Traffic Controls for Construction and Maintenance Work Zones" dated 1996, or subsequent additions in force at the time of construction. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. Conditions of Approval Case No. 5.1021 Tentative Tract Map 32826 Page 19 Waste Disposal Trash cans shall be screened from view and kept within fifty (50) feet of the street. Police Department Developer shall comply with Article II of Chapter 8.04 of the Palm Springs Municipal Code. Building Department Prior to any construction on -site, all appropriate permits must be secured. Fire 1. Premises Identification: Approved numbers or addresses shall be provided for all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. (901.4.4 CFC) 2. Residential Smoke Detector Installation: Provide Residential Smoke Detectors. Detectors shall receive their primary power from the building wiring, and shall be equipped with a battery backup. (310.9.1.3 CBC) In new construction, detectors shall be interconnected so that operation of any smoke detector causes the alarm in all smoke detectors within the dwelling to sound. (2- 2.2.1 NFPA 72) Provide a note on the plans showing this requirement. 3. Fire Sprinklers Required: An automatic fire sprinkler system is required by local ordinance. 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 13D, 1999 edition, as modified by local ordinance. The contractor should submit fire sprinkler plans as soon as possible. No portion of the fire sprinkler system, including water meters and underground water supply, may be installed prior to plan approval. 4. Fire Department Access: Fire Department Access Roads shall be provided and maintained in accordance with Sections 901 and 902 CFC. (902.1 CFC) 5. Minimum Access Road Dimensions: a. Private streets shall have a minimum width of at least 20 feet, pursuant to California Fire Code 902.1 however, a greater width for private streets may be required by the City engineer to address traffic engineering, parking, and other issues. Generally, for two-way private streets, a minimum width of 24 feet will be required, unless otherwise allowed by the 0 Conditions of Approval Page 20 Case No. 5.1021 Tentative Tract Map 32826 City engineer, to the minimum of 20 feet required by the Fire Code. No parking shall be allowed in either side of the roadway. b. Roads must be 30 feet wide when parking is not allowed on only one side of the roadway. Roads must be 40 feet wide when parking is not restricted. Turn -Around Requirements: Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. (902.2.2.4 CFC) The City of Palm Springs has two approved turn around provisions. One is a cul-de-sac with an outside turning radius of 45 feet from centerline. The other is a hammerhead turnaround meeting the Palm Springs Public Works and Engineering Department standard dated 9-4-02. Building or Complex Gate Locking Devices: Locked gate(s) shall be equipped with a Knox key switch device or Key box. Boxes shall be mounted at 6 feet above grade. Contact the Fire Department at 760-323-8186 for a Knox application form. (902.4 CFC) Plot Plan: Prior to completion of the project, a 8.5"x11" plot plan shall be provided to the fire department. This shall clearly show all access points, fire hydrants, knox box locations, fire department connections, unit identifiers, main electrical panel locations, sprinkler riser and fire alarm locations. Large projects may require more than one page. Water Systems and Hydrants: Underground water mains and fire hydrants shall be installed, completed, tested and in service prior to the time when combustible materials are delivered to the construction site. (903 CFC). Prior to final approval of the installation, contractor shall submit a completed Contractor's Material and Test Certificate to the fire department. (9-2.1 NFPA 24) Operational Fire Hydrants: An operational fire hydrant(s) shall be installed within 250' of all combustible construction. No landscape planting, walls, or fencing are permitted within 3 feet of fire hydrants, except groundcover plantings. Fire Extinguisher Requirements: Provide one 2-A:10-B:C portable fire extinguisher for every 75 feet of floor or grade travel distance for normal hazards. Show proposed extinguisher locations on the plans. (1002.1 CFC) Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet above floor level. Preferred location is in the path of exit travel or near an exit door. x Conditions of Approval Case No. 6.1021 Tentative Tract Map 32826 Page 21 13. Fire Flow: The required fire flow for this project is 1500 gallons per minute. END OF CONDITIONS HAUSERSTI.W6.1021 PD-303 TTM 32826 Matthew Place ResidentiallTTM 32826 COA - PC 12 28 05 As -Approved 2005-1228.doc N D