HomeMy WebLinkAboutPC Resolution _6067- Case 5.1108- PD 326 TTM 34580RESOLUTION NO.6067
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF PALM SPRINGS, CALIFORNIA,
APPROVING CASE NUMBER 5.1108-PD 326, AND
THE PROJECT ARCHITECTURE AND
RECOMMENDING THAT THE CITY COUNCIL
APPROVE TENTATIVE TRACT MAP 34580, AND
PLANNED DEVELOPMENT DISTRICT 326, FOR
DEVELOPMENT OF 65 TOWN HOME UNITS AND
COMMON AREAS, ON A 6.9-ACRE PARCEL
LOCATED ALONG THE SOUTH SIDE OF BELARDO
ROAD, ZONE R-3, SECTION 22.
WHEREAS, Wessman Holdings, 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 326; and
WHEREAS, Wessman Holdings, 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 34580; and
WHEREAS, notice of public hearing of the Planning Commission of the City of Palm
Springs to consider Case Number 5.1108, consisting of Planned Development District
326, Tentative Tract Map 34580, and project architectural approval was given in
accordance with applicable law; and
WHEREAS, on February 14, 2007, 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.
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 plarmed development is consistent and in conformity with
the general plan pursuant to Sections 94.02.00 (A)(4) of the Palm Springs
Zoning Code.
The proposed planned development is consistent with the goals and
objectives of the General Plan. The project will bring revitalization to an
area that has been blight for decades. Additionally, the site is surrounded
by existing developments to the north, east and south. With the addition of
new residential use to this location, the shopping center located east of
the site will stand to benefit from the new population to the City.
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 project site is relatively rugged and can accommodate building pads,
internal streets, and drainage. Adequate access is proposed onto main
streets, Belardo Road South, and South Palm Canyon Drive. The size of
the parcel is 6.9 acres; relative to similar developments within the City, the
location will accommodate the proposed planned residential development.
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.
The proposed establishment of the planned development district is
necessary to provide an updated design concept compared to the existing
development within the surrounding. The proposed district will not be
detrimental to adjacent properties or residents because streets are internal
to the project, with street improvements to Belardo Road, and because it
continues a residential pattern of development in an area adjacent to
existing residential uses to the north. Furthermore, the planned
development district will modify height and setback requirements in a
manner that will not be detrimental to the existing land uses in the
immediate vicinity and the vista of the San Jacinto Mountains.
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 will facilitate the sale of individual
homes within the project. The residential project is consistent with the
General Plan designations of H43121 (High -Density Residential) insofar as
it introduces permanent residents into the area which could help to
enhance activities in the immediate vicinity. The overall density of the new
subdivision is approximately 10.1 units per acre, this is well within the
threshold of 15 units per acre allowed in the district.
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 R-
3 zone in which the property is located. Furthermore, the design of the
Map is consistent with the allowable uses under the Planned Development
District for this property. The proposed residential use and street
improvements are in conformity with the City's standards, the proposed
street widths will range from 24 to 38 feet.
C. The site is physically suited for this type of development.
Majority of the site area is rugged terrain but is gently sloping to the east
surrounded by existing development and City streets. The construction of
residential buildings on the site is appropriate at this location. Also, there
are existing urban services and utilities in the immediate surroundings of
the location.
e. The design of the subdivision is not likely to cause environmental damage
or substantially and avoidably injure fish, wildlife, or their habitats.
The Tentative Tract Map and associated Planned Development District
have been reviewed under the California Environmental Quality Act, and a
Mitigated Negative Declaration is proposed. Mitigation measures have
been included which will reduce potential impacts to less than significant
levels. The site was partially developed for many years, and does not
include any natural habitat. The project will therefore not damage or injure
fish, wildlife or their habitats.
f. The design of the subdivision or type of improvements is not likely to
cause serious public health problems.
The proposed subdivision is designed to meet or exceed City standards.
The proposed homes and streets will be required to meet or exceed City
development codes. The circulation system within the subdivision provides
for an orderly system of internal driveways and motor courts; therefore,
the project will not cause public health problems.
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.
There are no known public easements or access across the subject
property, therefore the design of the subdivision will not conflict with
easements for access through or use of the property. Any utility
easements can be accommodated within the project design.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning
Commission recommends that the City Council approve Case Number 5.1108, PD-326,
Tentative Tract Map 34580, and project architectural review. 0
ADOPTED this 10 day of February, 2007.
AYES: 5 1 CafferylCohen/Hochanadel/Hutcheson/Scott
NOES.' None
ABSENT: 1 1 Ringlein
ABSTAIN: 1 1 Chair Marantz
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
Conditions of Approval
Page 1 of 23
Case No. 5.1108-PD3261TTM 34580
Exhibit A
Case No. 5.1108 — PD-326/ TTM 34580
The Edge at Belardo
Belardo Road South
CONDITIONS OF APPROVAL
February 14, 2007
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
1. Prior to the submittal of Final Development plans, the applicant shall
be required to adjust Lot E and Lot 66 northerly of the site to avoid
encroachment into the 0-20 zone area.
2. Prior to City Council approval, the applicant shall be required to
include a public trail along the westerly boundary of the site on the
Final Development Plans and the Final Map.
3. Prior to the submittal of Final Development plans, the applicant shall
be required to install two additional guest parking spaces next to the
proposed handicap parking zone (#12)
4. The maximum building height within this development shall be
limited to 30 feet as permitted within the R-3 designations.
PLANNING DEPARTMENT:
1. 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.
2. 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
01 employees to attach, set aside, void or annul, an approval of the City of
Conditions of Approval
Page 2 of 23
Case No. 5.1108-PD3261TTM 34580
Palm Springs, its legislative body, advisory agencies, or administrative
officers concerning Case No. 5.1108 1 Tentative Tract Map 34580. 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 Conditions of Approval 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. Pursuant to Fish and Game Code Section 711.4 a filing fee of $64.00 is
required. This project has a de minimus impact on fish and wildlife, and a
Certificate of Fee Exemption shall be completed by the City and two
copies filed with the County Clerk. This application shall not be final until
such fee is paid and the Certificate of Fee Exemption is filed. Fee shall in
the form of a money order or cashier's check payable to Riverside County.
5. Prior to issuance of a building permit, Fringe Toed Lizard Mitigation fees
shall be submitted.
6. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal
Code regarding public art The project shall either provide public art or
payment of an In lieu fee. In the case of the in -lieu fee, the fee shall be
based upon the total building permit valuation as calculated pursuant to
the valuation table in the Uniform Building Code, the fee being 112% for
commercial or industrial projects, 114% 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
Conditions of Approval
Page 3 of 23
Case No. 5.1108-P0326/T TM 34580
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.
7. 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 inquire and fully improve parkland. The applicant shall
submit a property appraisal to the Planning Services Department for the
purposes of calculating the Park Fee. The Park Fee payment and/or
parkland dedication shall be completed prior to the issuance of building
permits.
Environmental Assessment
8. The mitigation measures of the environmental assessment shall apply.
The applicant shall submit a signed agreement that the mitigation
measures outlined as part of the mitigated negative declaration will be
included in the Planning Commission consideration of the environmental
assessment. Mitigation measures are as follows:
MM 111-1 Earth -moving activities on the project site shall be suspended
during first and second stage ozone episodes or when winds
exceed 25 MPH, pursuant to the Coachella Valley PMlo State
Implementation Plan and SCAQMD Rule 403.1.
MM 111-2 Adequate watering techniques shall be employed on the project site
to mitigate the impact of construction -generated dust particulates.
Portions of the project site that are undergoing earth moving
operations shall be watered such that a crust will be formed on the
ground surface and then watered again at the end of the day, as
part of the construction specifications.
MM 111-3 Any construction access roads to the project site shall be paved as
soon as possible and cleaned after each work day. The maximum
vehicle speed limit on unpaved road surfaces shall be 15 mph.
MM 111-4 All trucks shall maintain at least two feet of freeboard.
Conditions of Approval Case No. 5.1108-PD326r TM 34580
Page 4 of 23
MM 111-5 Trucks hauling dirt, sand, soil or other loose dirt material off -site,
shall be covered and washed off before leaving the site. 10
MM 111-6 Adjacent streets shall be swept if silt is carried over to adjacent
public thoroughfares.
MM 111-7 As part of the construction specifications, any vegetative ground
cover to be utilized on -site shall be planted as soon as possible to
reduce the disturbed area subject to wind erosion. Irrigation
systems needed to water these plants shall be installed as soon as
possible to maintain the ground cover and minimize wind erosion of
the soil.
MM 111-8 Construction operations affecting off -site roadways shall be
scheduled for off-peak traffic hours and shall minimize obstruction
of through traffic lanes.
MM V-li As there is always a possibility of buried cultural and
paleontological resources in a project area, should buried cultural
deposits be encountered, the developer shall contact the Director of
Planning Services. Following consultation, the Director shall have
the authority to halt destructive construction and shall notify a
Qualified Archaeologist to investigate the find. If necessary, the
qualified archaeologist shall prepare a treatment plan for
submission to the State Historic Preservation Officer and Agua
Caliente Cultural Resource Coordinator for approval. Human
remains discovered shall be handled consistent with state law
provisions.
MM XI -I The project applicant shall demonstrate that all on -site residential
units shall be designed to meet the City of Palm Springs noise
standards (65 CNEL in outside activity areas and 45 CNEL in
interior living areas). The project applicant shall demonstrate
compliance through the submittal of building and site improvement
plans that provide details regarding sound barrier heights,
additional insulation and building materials used to maintain interior
noise levels, building and window orientation, and other measures
to reduce noise exposure levels to City noise standards. A qualified
noise consultant shall be retained to ensure that project and
building designs will meet City noise exposure standards. Evidence
of compliance with this mitigation measure shall be provided to the
City prior to the issuance of any building permits.
MM XI-2 The developer shall provide a disclosure to prospective future
owners of condominiums that the project meets the minimum code
standards, but that noise is likely to be audible.
Conditions of Approval Case No. 6. 1 108-PD326frTM 34680
Page 5 of 23
MM XI-3 All construction equipment, fixed or mobile, shall be equipped with
properly operating and maintained mufflers and the engines shall
be equipped with shrouds.
MM XI-4 All construction equipment shall be in proper working order and
maintained in a proper state of tune to reduce backfires.
MM Xi-5 Stockpiling and vehicle staging areas shall be located in the
southern portion of the site.
MM XI-6 Parking, refueling and servicing operations for all heavy equipment
and on -site construction vehicles shall be located in the southern
portion of the site.
IVIM XI-7 Stationary construction equipment shall be placed such that emitted
noise is directed away from noise -sensitive receptors.
MM XI-8 Construction activities on -site shall take place only during the hours
between 7:00 a.m. and 8:00 p.m., as specified by the Palm Springs
Noise Ordinance (11.74.041), to reduce noise impacts during more
sensitive time periods. The Construction Site Regulations (Chapter
8.04.220) also identify specific limits on hours of operation for
construction equipment as not between 5 p.m. and 8 a.m. if the
noise produced is of such intensity or quality that it disturbs the
peace and quiet of any other person of normal sensitivity.
MM XVI-1 Use of low water landscaping which would in include an irrigation
system designed to provide water separately for each plant group
should be encouraged. The applicantion of irrigation technology
such as tensiometers, drip or micro spray system and quality time
clocks is also highly recommended. The California Health and
Safety code requires that all new buildings constructed in California
use water closets and associated flushometers which use no more
then 1.0 gallons/flush.
9. The developer shall reimburse the City for the City's costs incurred in
monitoring the developer's compliance with the conditions of approval and
mitigation monitoring program, including, but not limited to inspections and
review of developers operations and activities for compliance with all
applicable dust and noise operations, and cultural resource mitigation.
This condition of approval is supplemental and in addition to normal
building permit and public improvement permits that may be required
pursuant to the Palm Springs Municipal Code.
Conditions of Approval
Page 6 of 23
Case No. 5.1108-PD326MM 34580
CC&R's
10. The applicant prior to issuance of building permits shall submit three (3)
sets of a draft declaration of covenants, conditions and restrictions
(CC&R's) to the Director of Planning Services for approval in a form to be
approved by the City Attorney, to be recorded prior to certificate of
occupancy. The CC&Rs shall be submitted with a list of the adopted
conditions of approval and an indication of where applicable conditions are
addressed in the CC&Rs. The CC&R's shall be enforceable by the City,
shall not be amended without City approval, and shall require
maintenance of all property in a good condition and in accordance with all
ordinances.
11. The applicant shall submit to the City of Palm Springs, a deposit in the
amount of $3,500 for the review of the CC&R's by the City Attorney. A
filing fee, in accordance with the fee schedule adopted by the City Council,
shall also be paid to the City Planning Services Department for
administrative review purposes.
Final Design
12. Final landscaping, irrigation, exterior lighting, and fencing plans shall be
submitted for approval by the Department of Planning Services, prior to
issuance of a building permit. Landscape plans shall be approved by the
Riverside County Agricultural Commissioner's Office prior to submittal. All
landscaping located within the public right of way or within community
facilities districts must be approved by the Public Works Director and the
Director of Parks and Recreation.
13 An exterior lighting plan in accordance with Zoning Ordinance Section
93.21.00, Outdoor Lighting Standards, shall be submitted for review and
approval by the Director of Planning Services prior to the issuance of
building permits. Manufacturer's cut sheets of all exterior lighting on the
building and in the landscaping shall be submitted for approval prior to
issuance of a building permit. If lights are proposed to be mounted on
buildings, down -lights shall be utilized. No lighting of the hillside is
permitted.
Public Safety CFD
14. The Project will bring a significant number of additional residents to the
community. The City's existing public safety and recreation services,
including police protection, criminal justice, fire protection and
suppression, ambulance, paramedic, and other safety services and
recreation, library, cultural services are near capacity. Accordingly, the
Conditions of Approval
Page 7 of 23
Case No. 5.1108-PD3261TTM 34580
City may determine to form a Community Services District under the
authority of Government Code Section 53311 et seq., or other appropriate
statutory or municipal authority. Developer agrees to support the formation
of such assessment district and shall waive any right to protest, provided
that the amount of such assessment shall be established through
appropriate study and shall not exceed $500 annually with a consumer
price index escalator. The district shall be formed prior to sale of any lots
or a covenant agreement shall be recorded against each parcel, permitting
incorporation of the parcel in the district.
General ConditionslCode Requirements
15. The project is subject to the City of Palm Springs Water Efficient
Landscape Ordinance. The applicant shall submit an application for Final
Landscape Document Package to the Director of Planning Services for
review and approval prior to the issuance of a building permit. Refer to
Chapter 8.60 of the Municipal Code for specific requirements.
16. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control
Plan shall be submitted and approved by the Building Official. Refer to
Chapter 8.50 of the Municipal Code for specific requirements.
(D
17. The grading plan shall show the disposition of all cut and fill materials.
Limits of site disturbance shall be shown and all disturbed areas shall be
fully restored or landscaped.
18. Separate architectural approval and permits shall be required for all signs.
A detailed sign program shall be submitted for review and approval by the
Planning Commission prior to issuance of building permits.
19. All materials on the fiat portions of the roof shall be earth tone in color.
20. All roof mounted mechanical equipment shall be screened from all
possible vantage points both existing and future per Section 93.03.00 of
the Zoning Ordinance. The screening shall be considered as an element
of the overall design and must blend with the architectural design of the
building(s). The exterior elevations and roof plans of the buildings shall
indicate any fixtures or equipment to be located on the roof of the building,
the equipment heights, and type of screening. Parapets shall be at least 6"
above the equipment for the purpose of screening.
21. No exterior downspouts shall be permitted on any facade on the proposed
building(s) which are visible from adjacent streets or residential and
commercial areas.
Conditions of Approval Case No. 5.1108-PD326fr rM 34580
Page 8 of 23
22 Perimeter walls shall be designed, installed and maintained in compliance
with the corner cutback requirements as required in Section 93.02.00.D.
23. The design, height, texture and color of buildings, fences and walls shall
be submitted for review and approval prior to issuance of building permits.
24. The street address numbering/lettering shall not exceed eight inches in
height.
25. Construction of any residential unit shall meet minimum soundproofing
requirements prescribed pursuant to Section 1092 and related sections of
Title 25 of the California Administrative Code. Compliance shall be
demonstrated to the satisfaction of the Director of Building and Safety
26. Prior to the issuance of building permits, locations of all telephone and
electrical boxes must be indicated on the building {clans and must be
completely screened and located in the interior of the building
ENGINEERING DEPARTMENT:
Before final acceptance of the project, all conditions listed below shall be
completed to the satisfaction of the City Engineer.
STREETS
1. Any improvements within the public right-of-way require a City of Palm
Springs Encroachment Permit.
2. Submit street improvement plans prepared by a California Registered Civil
Engineer to the Engineering Division. The plans shall be approved by the
City Engineer prior to issuance of any building permits.
3. The applicant shall be required to construct asphalt concrete paving for
streets in two separate lifts. The final lift of asphalt concrete pavement
shall be postponed until such time that on -site construction activities are
complete, as may be determined by the City Engineer. Paving of streets
in one lift prior to completion of on -site construction will not be allowed,
unless prior authorization has been obtained from the City Engineer.
Completion of asphalt concrete paving for streets prior to completion of
on -site construction activities, if authorized by the City Engineer, will
require additional paving requirements prior to acceptance of the street
improvements, including, but not limited to: removal and replacement of
damaged asphalt concrete pavement, overlay, slung seal, or other repairs,
as required by the City Engineer.
101
Conditions of Approval
Page 9 of 23
BELARDO ROAD
4. Dedicate a half street
together with property
street intersections in
Drawing No. 105.
Case No. 5.1108-PD326F17M 34580
right-of-way of 30 feet along the entire frontage,
line - corner cut backs at either side of the four
accordance with City of Palm Springs Standard
5. Dedicate abutters rights of access to Belardo Road along the entire
frontage of the project, excluding approved access points.
6. Construct a 6 inch curb and gutter, 20 feet west of centerline along the
entire frontage, with 25 feet radius curb returns and spandrels at the
northwest and southwest comers of the intersection of Belardo Road and
"A" Street, "H" Street, "I" Street, and "J" Street, in accordance with City of
Palm Springs Standard Drawing No. 200 and 206.
7. Construct a 6 feet wide cross gutter with a flow line parallel with and 20
feet west of the centerline of Belardo Road, at the intersection of Belardo
Road and "A" Street, "H" Street, "I" Street, and "J" Street, in accordance
with City of Palm Springs Standard Drawing No. 200 and 206.
8. Construct two driveway approaches, one shown as "K" Street for the
benefit of access to Lot 65 and the centerline of the second driveway (for
the benefit of access to Lot 66) located approximately 95 feet southerly of
the centerline of "K" Street, in accordance with City of Palm Springs
Standard Drawing No. 201.
9. Construct a 5 feet wide sidewalk behind the curb along the entire frontage
in accordance with City of Palm Springs Standard Drawing No. 210.
10. Construct Type A curb ramps meeting current California State
Accessibility standards either side of the four street intersections, in
accordance with City of Palm Springs Standard Drawing No. 212.
11. Construct a minimum pavement section of 3 inches asphalt concrete
pavement over 6 inches crushed miscellaneous base with a minimum
subgrade of 24 inches at 95% relative compaction, or equal, from edge of
proposed gutter to centerline of pavement along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 110 and 315.
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.
Conditions of Approval
Page 10 of 23
Case No. 5.1108-PD3261TTM 34580
12. Construct off -site street improvements consisting of curb and gutter, and
asphalt concrete pavement, to match the southerly end of proposed
improvements associated with Tentative Tract Map 34580 and the
westerly end of existing improvements located adjacent to the parcel
identified by APN 513-300-014.
13. All broken or off grade street improvements shall be repaired or replaced.
ON -SITE PRIVATE STREETS
14. Dedicate an easement for public utility purposes, including sewers, with
the right of ingress and egress for service and emergency vehicles and
personnel over the proposed private streets.
15. Street "K" is not approved. A private driveway shall be constructed for
benefit of access to Lot 65.
16. Street "A" shall have a minimum travel way width of 32 feet, and shall be
constructed with standard 6 inch curb and gutter, a wedge curb, or other
approved curbs along both sides of the street, as necessary to accept and
convey on -site stormwater runoff to the drainage system, in accordance
with applicable City standards.
17. Streets "B" through "J" shall have a minimum travel way width of 24 feet,
and shall be constructed with standard 6 inch curb and gutter, a wedge
curb, or other approved curbs along both sides of the streets, as
necessary to accept and convey on -site stormwater runoff to the drainage
system, in accordance with applicable City standards.
18. Construct a modified knuckle at the intersection of "F" Street and "H"
Street to provide more maneuvering area and sight distance for vehicles
at this intersection, as approved by the City Engineer. Install traffic
calming improvements, such as speed humps or decorative pavers. Final
engineering and other details associated with traffic calming
improvements shall be subject to the review and approval by the City
Engineer.
19. The minimum pavement section for all on -site pavement shall be 2Y2
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.
K
Conditions of Approval
Page 11 of 23
Case No. 5.1108-P0326/TTM 34584
20. Parking shall be restricted along both sides of the 24 feet wide private
streets and along one side of the 32 feet wide private street, as necessary
to maintain a 24 feet wide clear two-way travel way. Regulatory Type R26
"No Parking" signs or red curb shall be installed along the private streets
as necessary to enforce parking restrictions. A Home Owners Association
shall be responsible for regulating and maintaining required no parking
restrictions, which shall be included in Covenants, Conditions, and
Restrictions required for the development.
SANITARY SEWER
21. All sanitary facilities shall be connected to the public sewer system. New
laterals shall not be connected at manholes.
22. Submit sewer improvement plans prepared by a California registered civil
engineer to the Engineering Division. The plans shall be approved by the
City Engineer prior to issuance of any building permits.
23. Construct an 8 inch V.C.P. sewer main across the entire on -site private
street frontages located 5 feet from centerline or as required by the City
Engineer and connect to the extended public sewer system in Belardo
Road. All sewer mains constructed by the applicant and to become part of
the public sewer system shall be digitally video recorded prior to
acceptance of the sewer system for maintenance by the City. A computer
disc of the video recording shall be provided to the City Engineer for
review. Any defects of the sewer main shall be removed, replaced, or
repaired to the satisfaction of the City Engineer prior to acceptance.
24. The proposed connection of the sewer system to the existing private
sewer manhole in Belardo Road, and the existing private sewer system
across the Plaza Del Sol Shopping Center is not approved. The existing
on -site private sewer system in the Plaza Del Sol Shopping Center is not
an approved public sewer system. As necessary to provide public sewer
service to Tentative Tract Map 34580, the applicant shall have the option
of complying with one of the following choices:
a. Extend an 8 inch V.C.P. sewer main in Morongo Road from the
existing terminal sewer manhole located approximately 100 feet
east of South Palm Canyon Drive extending westerly to Belardo
Road; and in Belardo Road from Morongo Road extending
southerly across the entire Belardo Road frontage of the property.
The existing on -site private sewer system servicing the Plaza Del
Sol Apartments, located on the property identified by APN 513-300-
045, shall be connected to the extended public sewer system within
Belardo Road. The terminal manhole and 8 inch V.C.P. private
sewer main extending to Belardo Road from the Plaza Del Sol
Conditions of Approval
Page 12 of 23
Case No. 5.1108-PD3261TTM 34580
Shopping Center shall be removed to a point within the Plaza Del
Sol Shopping Center, as required by the City Engineer. 0
b. Demonstrate that the existing on -site private sewer system across
the Plaza Del Sol Shopping Center meets current minimum City
sewer design standards and is in good repair and operation, free of
any defects, breaks, or necessary repairs. All existing sewer mains
across the Plaza Del Sol Shopping Center to become part of the
public sewer system shall be digitally video recorded prior to
acceptance of the sewer system for maintenance by the City. A
computer disc of the video recording shall be provided to the City
Engineer for review. Any defects of the sewer main shall be
removed, replaced, or repaired to the satisfaction of the City
Engineer prior to acceptance. A 20 feet wide sewer easement shall
be dedicated to the City of Palm Springs across the Plaza Del Sol
Shopping Center as necessary to provide the City with legal access
rights to operate and maintain the existing sewer system within the
Plaza Del Sol Shopping Center. The sewer easement shall be
dedicated in a manner to include exclusions for City replacement of
decorative paving or other parking lot improvements within the
Plaza Del Sol Shopping Center, and requirements that the owner of
the Plaza Del Sol Shopping Center be responsible for replacement
of decorative paving or other parking lot improvements removed by
the City as may be necessary to repair or replace the existing
public sewer system.
25. Sewer improvement plans for Tentative Tract Map 34580 shall not be
approved by the City Engineer until after the applicant complies with the
requirements to extend public sewer within Morongo Road and Belardo
Road; or, the existing on -site private sewer system across the Plaza Del
Sol Shopping Center is accepted by the City Engineer for maintenance by
the City, including dedication of required sewer easements across the
Plaza Del Sol Shopping Center.
26. Dedicate a 15 feet wide sewer easement across Lot 37. The required
sewer easement shall be located entirely within Lot 37, and over the
extended sewer main within "G" Street to Belardo Road. The common lot
line between Lots 37 and 44 shall be adjusted to accommodate the
required sewer easement.
27. The easement across Lot 37 shall be kept clear and free of any and all
obstructions to allow for the continued operation and maintenance of the
public sewer main within the easement. Construction of permanent
structures, swimming pools and equipment, or other improvements
determined to be an obstruction of the public sewer easement shall not be
allowed. Planting of large trees or other planting material with invasive or
Conditions of Approval
Page 13 of 23
Case No. 5.1i08-PD3261TTM 34580
deep root structures shall be restricted. Access to the public sewer
easement from Belardo Road and "G" Street shall be maintained,
including, if necessary, 15 feet wide gates with lock and access provided
to the City of Palm Springs.
28. Provisions for maintenance of the public sewer easement, acceptable to
the City Engineer, shall be included in the Codes, Covenants, and
Restrictions (CC&R's) required for this development. Notice shall be
clearly included in the CC&R's defining the restrictions of development
within the easement across Lot 37. The CC&R's shall advise the property
owners of the City's right to enter the site, clear and remove any and all
improvements and/or obstructions within the easement, and give the City
the right to charge all costs incurred in enforcing this provision to the
owners of Lot 37. The CC&R's shall also advise the property owners of
the fact that the City is not required to replace in like kind, any landscaping
or other improvements within the public sewer easement in the event
repair or replacement of the existing sewer main is required, and that the
City shall be limited to leaving the property in a rough graded condition
following any such repair or replacement.
WI: _ S] mil
29. Single family residential Lot 66 is not approved. Grading for Lot 66 into the
adjacent hillside and open space lot shall be eliminated. A grading plan
submitted to the City Engineer for review and approval shall incorporate
this restriction.
30. Submit a Precise Grading and Paving Plan prepared by a California
registered Civil Engineer to the Engineering Division for review and
approval. The Precise Grading and Paving Plan shall be approved by the
City Engineer prior to issuance of grading permit.
a. A Fugitive Dust Control Plan shall be prepared by the applicant
and/or its grading contractor and submitted to the Engineering
Division for review and approval. The applicant and/or its grading
contractor shall be required to comply with Chapter 8.50 of the City
of Palm Springs Municipal Code, and shall be required to utilize
one or more "Coachella Valley Best Available Control Measures" as
identified in the Coachella Valley Fugitive Dust Control Handbook
for each fugitive dust source such that the applicable performance
standards are met. The applicant's or its contractor's Fugitive Dust
Control Plan shall be prepared by staff that has completed the
South Coast Air Quality Management District (AQMD) Coachella
Valley Fugitive Dust Control Class. The applicant and/or its grading
contractor shall provide the Engineering Division with current and
valid Certificate(s) of Completion from AQMD for staff that have
Conditions of Approval
Page 14 of 23
Case No. 5.1108-PD3261TTM 34580
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
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 Division prior to
approval of the Precise Grading and Paving Plan.
b. The first submittal of the Precise Grading and Paving 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 Tentative Tract Map; a copy of
current Title Report; a copy of Soils Report; and a copy of the
associated Hydrology Study/Report.
31. In accordance with the Geologic Evaluation for Rock Fall Hazard Report
prepared by Earth Systems, dated June 9, 2006, the following mitigation
measures shall be required:
a. The proposed retaining wall along the toe of slope of the mountains
shall be utilized as a debris wall. The wall shall have a minimum of
2 feet of freeboard with a v-channel constructed on the slope -facing
side to manage stormwater runoff. The v-channel shall require
routine maintenance to clean accumulated debris that may roll or
wash down the slope and collect behind the wall. Provisions for
maintenance of the v-channel shall be included in the Codes,
Covenants, and Restrictions (CC&R's) required for this
development.
b. Structure setbacks from the toe of slope shall be a minimum of 10
feet from the toe of slope.
32. Drainage swales shall be provided adjacent to all curbs and sidewalks to
keep nuisance water from entering the public streets, roadways, or
gutters.
33. A National Pollutant Discharge Elimination System (NPDES) stormwater
permit, issued from the California Regional Water Quality Control Board
(Phone No. 760-346-7491) is required for the proposed development. A
copy of the executed permit shall be provided to the City Engineer prior to
issuance of a grading permit.
34. In accordance with City of Palm Springs Municipal Code, Section 8.50.025
(c), the applicant shall post with the City a cash bond of two thousand
Conditions of Approval
Page 15 of 23
Case No. 5.1108-PD326lTTM 34584
dollars ($2,000.00) per disturbed acre for mitigation measures for
erosionlblowsand relating to this property and development.
35. A 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 soils report shall be
submitted to the Engineering Division with the first submittal of a grading
plan.
36. In cooperation with the Riverside County Agricultural Commissioner and
the California Department of Food and Agriculture Red Imported Fire Ant
Project, applicants for grading permits involving a grading plan and
involving the export of soil will be required to present a clearance
document from a Department of Food and Agriculture representative in
the form of an approved "Notification of Intent To Move Soil From or
Within Quarantined Areas of Orange, Riverside, and Los Angeles
Counties" (RIFA Form CA-1) prior to approval of the. Precise Grading Plan.
The California Department of Food and Agriculture office is located at 73-
710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208).
DRAINAGE
37. All stormwater runoff across the property shall be accepted and conveyed
in a manner acceptable to the City Engineer and released to an approved
drainage system. The applicant shall obtain approval from Riverside
County Flood Control & Water Conservation District (RCFC) for
connection of proposed storm drain improvements to the existing regional
flood control system identified as Palm Springs Line 28-B. Verification of
the capacity of Palm Springs Line 28-B for the additional stormwater runoff
accepted and conveyed by Tentative Tract Map 34580 shall be
determined, subject to review and approval by RCFC and the City
Engineer. RCFC approval shall be required for any connection of
proposed storm drain facilities to the existing RCFC facility. The applicant
shall be required to obtain an Encroachment Permit from RCFC for
connection of proposed storm drain improvements to Palm Springs Line
28-13. A copy of the Encroachment Permit shall be provided to the City
Engineer, prior to approval of on -site storm drain improvement plans.
38. The Preliminary Hydrology Report for Tentative Tract No. 34580, prepared
by Hunsaker & Associates, Inc., dated July 26, 2006, shall be finalized 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 storm drain system sizing
and other stormwater runoff mitigation measures shall be determined
upon review and approval of the final hydrology report by the City
Engineer and may require redesign or changes to site configuration or
Conditions of Approval
Page 16 of 23
Case No. 5.1108-PD3261rTM 34580
layout consistent with the findings of the final hydrology report. In the
event additional capacity is unavailable within Palm Springs Line 28-B, the
applicant shall be required to revise the Hydrology Report to identify
additional stormwater runoff mitigation measures necessary to contain the
increased stormwater runoff generated from Tentative Tract Map 34580.
39. This project may 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 stormwater runoff, may 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 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. If required, 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.
40. Submit storm drain improvement plans for all on -site storm drainage
system facilities for review and approval by the City Engineer.
41. Construct drainage improvements, including but not limited to catch
basins, and storm drain lines, for drainage of on -site streets, as described
in the Preliminary Hydrology Report for Tentative Tract No. 34580,
prepared by Hunsaker & Associates, Inc., dated July 26, 2006 (as
amended). The hydrology report for Tentative Tract Map 34580 shall be
amended to include catch basin sizing and storm drain pipe sizing, and
other specifications for construction of required on -site storm drainage
improvements.
42. All on -site storm drain systems shall be privately maintained by a
Homeowners Association (HOA). Provisions for maintenance of the on -
site storm drain systems acceptable to the City Engineer shall be included
in Covenants, Conditions and Restrictions (CC&R's) required for this
project.
43. Reserve easements for storm drainage purposes over Lots 32, 36, 49, 57,
and 61 (or others, as may be required) for those portions of the on -site
private storm drain system that cross individual lots.
K
Case No. 5.1108-PD3261TTM 34580
Conditions of Approval
Page 17 of 23
44. The project is subject to flood control and drainage implementation fees.
The acreage drainage fee at the present time is $7,271.00 per acre per
Resolution No. 15189. Fees shall be paid prior to issuance of a building
permit.
GENERAL
45. 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.
46. All proposed utility lines shall be installed underground.
47. All existing utilities shall be shown on the improvement plans required for
the project. The existing and proposed service laterals shall be shown
from the main line to the property line.
48. 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 2004 drawing file), DXF (AutoCAD ASCII drawing
exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats. 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.
49. 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 final certificate of occupancy. Any modifications or
changes to approved improvement plans shall be submitted to the City
Engineer for approval prior to construction.
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Conditions of Approval Case No. 5.1108-PD326rrTM 34580
Page 18 of 23
50. 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.
51. 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
52. The recreation area (Lot 66) shall be identified as a non -numbered
"lettered" lot on the final map, and shall be reserved for common space,
recreation or other purposes.
53. Lot E shall be dedicated to the City, including all rights, title and interest,
for conservation of the hillside for open space purposes.
54. 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. The Final Map shall be approved by the City Council prior to
issuance of building permits.
55. A copy of draft Covenants, Conditions and Restrictions (CC&R's) shall be
submitted to the City Attorney for review and approval for any restrictions
related to the Engineering Division's recommendations. The CC&R's shall
be approved by the City Attorney prior to approval of a Final Map.
56. 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 2004 drawing file), DGN
(Microstation drawing file), DXF (AutoCAD ASCII drawing exchange file) ),
and PDF (Adobe Acrobat 6.0 or greater) formats. Variations of the type
Conditions of Approval
Page 19 of 23
Case No. 5.1108-PD326/TTM 34580
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
57. Install a 30 inch stop sign, stop bar, and "STOP" legend for traffic exiting
the development at the intersection of "A" Street, "H" Street, "I" Street, and
"J" Street in accordance with City of Palm Springs Standard Drawing Nos.
620-625.
58. Install a street name sign at all street intersections in accordance with City
of Palm Springs Standard Drawing Nos. 620-625.
59. A minimum of 48 inches of clearance for handicap 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 Belardo Road
frontage of the subject property.
60. 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.
61. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
Waste Disposal:
Trash cans shall be screened from view and kept within fifty (50) feet of
the street.
Police Department:
1. Developer shall comply with Article II of Chapter 8.04 of the Palm Springs
Municipal Code.
Building Department:
1. Prior to any construction on -site, all appropriate permits must be secured.
Case No. 5.1108-PD326fTTM 34580
Conditions of Approval
Page 20 of 23
FIRE DEPARTMENT:
Plot Plan:
1. Prior to completion of the project, a 8.5nx11" plot plan and an electronic
CAD version 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.
Public Safety CFD
2. The Project will bring a significant number of additional residents to the
community. The City's existing public safety and recreation services,
including police protection, criminal justice, fire protection and suppression,
ambulance, paramedic, and other safety services and recreation, library,
cultural services are near capacity. Accordingly, the City may determine to
form a Community Services District under the authority of Government
Code Section 53311 et seq, or other appropriate statutory or municipal
authority. Developer agrees to support the formation of such assessment
district and shall waive any right to protest, provided that the amount of
such assessment shall be established through appropriate study and shall
not exceed $500 annually with a consumer price index escalator. The
district shall be formed prior to sale of any lots or a covenant agreement
shall be recorded against each parcel, permitting Incorporation of the parcel
in the district.
Premises Identification:
3. 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)
Residential Smoke Detector Installation:
4. 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.
Fire Sprinklers Required:
5. 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 when the building plans are
Conditions of Approval
Page 21 of 23
Case No. 5.1108-PD326rr7M 34580
submitted. This allows concurrent review of the fire sprinkler and building
plans.
Fire Flow:
6. Fire flow will be 1000 gallons per minute with the installation of fire
sprinklers.
Access:
7. Fire department access roads shall be provided so that no portion of the
exterior wall of the first floor of any building will be more than 150' from
such roads. CFC 902.2.1
Fire Apparatus Grade requirements:
8. The gradient of fire apparatus
(902.2.2.6 CFC)
access roads shall not exceed 12%.
Road Design:
9. Fire apparatus access roads shall be designed and constructed as all
weather capable and able to support a fire truck weighing 73,000 pounds
GVW. (902.2.2.2 CFC) The minimum inside turning radius is 30 feet, with
an outside radius of 45 feet.
Fire Department Access:
10. Fire Department Access Roads shall be provided and maintained in
accordance with Sections 901 and 902 CFC. (902.1 CFC)
• Minimum Access Road Dimensions:
1. 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. The Palm Springs Fire
Department requirements for two-way private streets, is a minimum
width of 24 feet, unless otherwise allowed by the City engineer. No
parking shall be allowed in either side of the roadway.
Vertical Fire Apparatus Clearances:
11. Palm Springs fire apparatus require an unobstructed vertical clearance of
not less than 13 feet 6 inches. (902.2.2.1 CFC)
Turn -Around Requirements:
12. 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
Conditions of Approval
Page 22 of 23
Case No. 5.1108-PD326IT7M 34580
meeting the Palm Springs Public Works and Engineering Department
standard dated 9-4-02. 0
NOTE: On 5/16/2006 the hammerhead turnaround on "A" Street and "E"
Street have been revised and approved by the fire department to the
following dimensions:
• "A" Street will be a minimum of 24' wide.
• The hammerhead proceeding south on "E" Street will be 30' wide and 25'
in length from the centerline of "A" Street.
• The hammerhead proceeding north on "E" street will be 30' wide and 35'
in length from the centerline of "A" Street.
• "E" Street proceeding north will be reduced at the end of the hammerhead
from a 30' width to a 24'width.
Fire hydrant systems:
13. Following Fire Department selection of hydrant locations, plans and
specifications for fire hydrant systems shall be submitted to the fire
department for review and approval prior to construction. (901.2.2.2 CFC).
All fire hydrants shall be installed in accordance with DWA specifications
and standards. No landscape planting, walls, fences, signposts, or
aboveground utility facilities are permitted within 3 feet of fire hydrants, or
in line with hose connections.
Water Systems and Hydrants:
14. 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). Installation, testing, and
inspection will meet the requirements of NFPA 24 1995 edition. Prior to
final approval of the installation, contractor shall submit a completed
Contractors Material and Test Certificate to the Fire Department. (9-2.1
NFPA 24 1995 edition)
Fuel Modification:
15. A landscaping plan showing a fuel modification zone is to be submitted to
this department for approval.
Eaves and Overhangs:
16. All roof eaves and porch overhangs are to be covered with
noncombustible building materials.
Conditions of Approval
Page 23 of 23
Case No. 5.1108-PD3261TTM 34580
Construction site Security and Protection:
Fencing Required:
17. Construction site fencing with 20 foot wide access gates is required for all
combustible construction over 5,000 square feet. Fencing shall remain
intact until buildings are stuccoed or covered and secured with lockable
doors and windows. (8.04.260 PSMC)
Fire Apparatus Access Gates:
18. Entrance gates shall have a clear width of at least 15 feet and be
equipped with a frangible chain and padlock. (8.04.260 PSMC)
Access Gate Obstructions:
19. Entrances to roads, trails or other access ways, which have been closed
with gates and barriers, shall be maintained clear at all times. (902.2.4.1
CFC).
END OF CONDITIONS
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